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HomeMy WebLinkAbout2013-10-22 - AGENDA REPORTS - GP HOUSING ELEMENT UPDATE (2)PUBLIC HEARING 1D7:1I43 SUBJECT: DEPARTMENT: Agenda Item: 6 CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval: Item to be presented by: October 22, 2013 Jason Smisko GENERAL PLAN HOUSING ELEMENT UPDATE Community Development RECOMMENDED ACTION City Council adopt a resolution approving Master Case 13-085, General Plan Amendment 13-002, to update the General Plan Housing Element. BACKGROUND On September 17, 2013, the City of Santa Clarita Planning Commission voted 5-0 to adopt a resolution recommending that the City Council adopt the General Plan Housing Element (Housing Element, or Element) update. California (State) state law requires that cities update their Housing Elements approximately every eight years. Of the seven required elements in a General Plan, the Housing Element is the only one mandated to be approved by the State. The current Housing Element was adopted as part of the City's new General Plan in June of 2011. This proposed update would serve as the City's Housing Element until October 2021. The State has reviewed the City's draft Housing Element and responded in writing (see Proposed Housing Element Final Draft and Appendix - Suitable Sites): "The revised draft Element meets the statutory requirements of State Housing Element law." Project Description The current Housing Element was adopted in June of 2011 with State consent and approval as it was part of the City's new General Plan, covering the eight year period from 2006-2014. Due to the City having a recently certified Housing Element, the State is allowing Santa Clarita to update its current Element and not rewrite a new one. As part of the process for State approval, the updated document has been reviewed and accepted by the State's Department of Housing and Community Development (HCD), as stated in a letter dated June 27, 2013. It covers the time period from October 2013 to October 2021, containing the following revisions: Adapted:j i3�� Information from the 2010 Census, updated City boundaries, revised development fees, and any other available updated information; 2. Edited programs to remove items that were addressed by the updated Unified Development Code (UDC); Since the adoption of the Housing Element in 2011, the State has implemented a new requirement for housing and services for the developmentally disabled. This has been added to the Needs and Programs sections; 4. The new document includes the updated Regional Housing Needs Assessment (RHNA) numbers. The previous requirement was 9,598 units, plus approximately 2,300 units from annexations. This has been reduced to 8,322 units for the next housing cycle, including annexations; The Suitable Sites exhibit has been updated to remove units that have been built in the 2006-2014 cycle, and the Vista Canyon and Habitat for Humanity projects were added; 6. Modifications to the Element are necessitated by the dissolution of the City's Redevelopment Agency. With the exception of the programs highlighted above, there are no new proposed programs. In addition, 15 programs from the existing Housing Element have been completed as part of the recent UDC update. Further, no new residential units have been proposed nor added as part of this update. Therefore, there is no traffic increase/impact over the City's current General Plan. No other elements of the General Plan are required to be amended as a result of the adoption of this update. The draft version of the proposed Housing Element and redline -strikeout version of the existing Housing Element are currently available for review on the City's website. A memorandum on this was recently provided to the City Council and Planning Commission. The direct links are provided below. Redline -strikeout version: htty://www.santa-clarita.com/modules/showdocwnent.aspx?documentid=7943 Draft document: htip://www. santa-clarita.com/modules/showdocument.=x?documentid=7941 Public Participation A public outreach program has been completed, which included a community meeting that was held on April 8, 2013, a Planning Commission study session on April 16, 2013, and a Planning Commission public hearing on September 17, 2013. In addition, information was available at two of the Mayor's Town Hall meetings in the spring, and again at a Lyons Corridor Plan workshop. Verbal comments were provided expressing support for programs for senior citizens and low income families. 2 Environmental Status A draft negative declaration has been prepared for this proposed project, and was available for a public review period beginning at 12:00 p.m. on August 16, 2013 through September 17, 2013. During this public review, a copy of the negative declaration and all supporting documents was available at the Permit Center and a copy of the draft negative declaration (without all supporting documents) was posted at the Santa Clarita Library, Valencia Branch, during the public review period noted above. Public Comment On October 1, 2013, a 1/8 -page Notice of City Council Public Hearing was published in a local newspaper. On August 27, 2013, a Notice of Planning Commission Public Hearing was published in a local newspaper. ALTERNATIVE ACTIONS No alternative action identified by staff. FISCAL IMPACT There is no fiscal impact associated with this proposed project. ATTACHMENTS Notice of Public Hearing - MC 13-085 Resolution Negative Declaration Initial Study Packet Appendix - Suitable Sites Letter from Department of Housing and Community Development Memo to City Council - Draft General Plan Housing Element Update - August 15, 2013 Memo to City Council - Draft General Plan Housing Element Update - September 30, 2013 Planning Commission Resolution P13-08 Proposed Housing Element with Red -line Strikeout available in the City Clerk's Reading File Proposed Housing Element Final Draft available in the City Clerk's Reading File CITY OF SANTA CLARITA COMMUNITY DEVELOPMENT DEPARTMENT 23920 Valencia Boulevard, Suite 302 Santa Clarita, CA 91355 NOTICE OF PUBLIC HEARING AND NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION APPLICATION: Master Case No. 13-085 General Plan Amendment 13-002 Initial Study 13-003 PROJECT APPLICANT: PROJECT LOCATION: City of Santa Clarita Citywide PROJECT DESCRIPTION: The City of Santa Clarita is preparing an update to the General Plan Housing Element. State law requires this document be updated every eight years. The current Housing Element was adopted as part of the new General Plan in June of 2011. The proposed update would serve as the City's Housing Element until October of 2021 at which time State law requires it be updated again. PLANNING COMMISSION ACTION: On September 17, 2013, the Planning Commission voted 5-0 to recommend that the City Council certify the Negative Declaration prepared for the project and approve the proposed Housing Element Update. ENVIRONMENTAL REVIEW: A NEGATIVE DECLARATION was prepared for this proposed project and was posted for public review from August 16, 2013, to September 17, 2013. A copy of the Negative Declaration and all supporting documents will be available at the Permit Center located in the City Hall Building at 23920 Valencia Boulevard, Suite 140, Santa Clarita, CA 91355. The City of Santa Clarita City Council will conduct a public hearing on this matter on the following date: DATE: Tuesday, October 22, 2013 TIME: At or after 6:00 p.m. LOCATION: City Hall, Council Chambers 23920 Valencia Blvd., First Floor Santa Clarita, CA 91355 If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearings described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearings. For further information regarding this proposal, you may contact the project planner at the City of Santa Clarita, Permit Center, 23920 Valencia Blvd., Suite 140, Santa Clarita, CA 91355. Telephone: (661) 255- 4330. Website: www.santa-clarita.com/planning. Send written correspondence to: 23920 Valencia Blvd., Suite 302, Santa Clarita, CA 91355. Project Planner: Jason Smisko, Senior Planner. Email: jsmisko@santa- clarita.com. Arming Chaparyan, Interim City Clerk Dated: October 1, 2013 Posted: Santa Clarita City Hall Permit Center, Santa Clarita Public Library (Valencia Branch) Published: The Signal, October 1, 2013 H RESOLUTION 13- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA ADOPTING THE NEGATIVE DECLARATION PREPARED FOR THE PROJECT AND APPROVING MASTER CASE NO. 13-085 (GENERAL PLAN AMENDMENT 13-002), AMENDING THE HOUSING ELEMENT OF THE CITY OF SANTA CLARITA GENERAL PLAN THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact: a. On June 14, 2011, the City Council adopted the Santa Clarita General Plan, by adoption of Resolution No. 11-63. The General Plan includes the state mandated elements required by the State of California, including the Housing Element. The Housing Element provides a vision that will address the future housing needs for the City of Santa Clarita through a set of goals, objectives, and policies; b. The City of Santa Clarita's proposed project consists of the General Plan Amendment 13-002: To update the Housing Element of the City's General Plan to ensure consistency with all State of California Requirements; C. The City of Santa Clarita initiated the update to the Housing Element on November 28, 2012; d. 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 objective, financial resources, and schedule programs for the preservation, improvement, and development of housing; e. 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 mobile homes, and shall make adequate provisions for the existing and projected needs of all economic segments of the community; f The Housing Element describes existing and projected housing inventories, and opportunities for additional housing within the planning area; 0 g. The City of Santa Clarita conducted a community meeting on April 8, 2013. The community meeting was at the City of Santa Clarita Activities Center, 20880 Centre Pointe Parkway, Santa Clarita, Santa Clarita. At that community meeting, City staff gave a presentation on the project. As part of that meeting, staff received comments from the public; h. The Planning Commission held a duly -noticed study session on April 16, 2013, in accordance with the City's noticing requirements. The study session was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, Santa Clarita. At that study session, the Planning Commission received a presentation on the project and the community outreach held to date. At that meeting staff, received comments from both the Planning Commission and the public; i. On May 20, 2013, the City of Santa Clarita submitted a proposed draft Housing Element update to the State of California Department of Housing and Community Development (HCD) for their review; j. On June 27, 2013, the City received a transmittal from HCD stating that the document they reviewed could be found to be in compliance with State housing law; k. On September 17, 2013, the Planning Commission held a duly -noticed public hearing for Master Case 13-085 in accordance with the City's noticing requirements. The project was advertised in The Signal newspaper on August 27, 2013. The hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m.; 1. At that meeting, the Planning Commission fully considered the Draft Negative Declaration and Initial Study prepared for the project; M. In addition, the Planning Commission fully considered all testimony and evidence regarding the proposed project to update the City's General Plan Housing Element; n. The Planning Commission unanimously adopted Resolution P13-08, recommending that the City Council adopt the Negative Declaration for the project and approve Master Case 13-085, which includes General Plan Amendment 13-002; o. The City Council held a duly -noticed public hearing on October 22, 2013, in accordance with the City's noticing requirements. The project was advertised in The Signal newspaper on October 1, 2013. The hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m.; 2 P. At the October 22, 2013, City Council meeting, the City Council received City staff's presentation summarizing the proposed project, conducted the public hearing, and received public testimony regarding the project. Staff received comments and questions from the City Council regarding the project, and the City Council took action on the resolution; q. Based upon the staff presentations, staff reports, and public comments and testimony, the City Council finds that the Housing Element Update will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Housing Element Update jeopardize, endanger or otherwise constitute a menace to the public health, safety, or general welfare; and r. The location of the documents and other materials that constitute the record of proceedings upon which the decision of the City Council is based for the Master Case No. 13-085 project file is with the Community Development Department; the record specifically is in the custody of the Director of Community Development. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based upon the foregoing facts and findings, the City Council hereby find as follows: a. An Initial Study and a Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA); b. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received have been considered. The Negative Declaration was advertised on August 16, 2013, and posted on August 16, 2013, in accordance with CEQA. The public review period was open from August 16, 2013, through September 17, 2013; C. There is no substantial evidence that the project will have a significant effect on the environment. The Negative Declaration reflects the independent judgment of the City of Santa Clarita; d. The documents and other materials which constitute the record of proceedings upon which the decision of the City Council is made is the Master Case No. 13-085 project file, located within the Community Development Department and is in the custody of the Director of Community Development; and e. The City Council, based upon the findings set forth above, hereby finds that the Negative Declaration for this project has been prepared in compliance with CEQA. 3 SECTION 3. GENERAL FINDINGS FOR GENERAL PLAN AMENDMENT 13-002. Based on the above findings of fact and recitals and the entire record, including, without limitation, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the City Council, and upon studies and investigations made by the City Council, the City Council find, as follows: a. The proposal is consistent with the General Plan; This Housing Element update is a mandatory component of the General Plan. As dictated by the General Plan, this update addresses regional housing needs, and develops appropriate local programs to meet the State housing goals. b. The proposal is allowed within the applicable underlying zone, and complies with all other applicable provisions of this code; This Housing Element update and its suitable sites are consistent with underlying zones, and it complies with all provisions of the Unified Development Code (UDC), Section 17.26.110 General Plan Amendments. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; This Housing Element Update does not propose any development or construction. Its contents are designed to ensure that a broad range of housing types can be made available to all income and demographic portfolios. This update will not result in any hazards or detriments to the public. d. The proposal is physically suitable for the site. The factors related to the proposal's physical suitability for the site shall include, but are not limited to, the following: i. The design, location, shape, size, and operating characteristics are suitable for the proposed use; There is no specific proposed use, construction nor development with this Housing Element update. This update is consistent with the General Plan and UDC. Future proposed development of any suitable sites identified in the Housing Element will be required to be physically suitable for the site; ii. The highways or streets that provide access to the site are of sufficient width and are improved, as necessary, to carry the kind and quantity of traffic such proposal would generate; 4 2 There is no specific proposed use, construction nor development with this Housing Element update. This update is consistent with the General Plan and UDC. Future proposed development of any suitable sites identified in the Housing Element will be required to demonstrate it can mitigate any traffic impacts such a proposal would generate. iii. Public protection services (e.g., Fire protection, Sheriff protection, etc.) are readily available; and This Housing Element update does not impact nor drain any public protection services. Upon adoption of this update, all public protection services will be readily available. iv. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site; There is no specific proposed use, construction nor development with this Housing Element update. This update is consistent with the General Plan and UDC. Future proposed development of any suitable sites identified in the Housing Element will be required to demonstrate that it can provide appropriate and required utilities prior to obtaining City Planning approvals and Building and Safety permits and certificate of occupancies. SECTION 4. ADDITIONAL FINDINGS FOR GENERAL PLAN AMENDMENT 13-002. Based on the foregoing facts and findings for General Plan Amendment 13-001, the Planning Commission recommends that the City Council hereby find as follows: a. The proposed General Plan Amendment meets all of the findings per Section 17.06.130; All findings per Section 17.06.130 have been met by this proposed project and are described in this Resolution in Section 3, a. through d. b. Properties which benefit from increased density or intensity of development resulting from the General Plan amendment shall fully mitigate their increased sewer impact at the time that development occurs on the properties. This Housing Element is consistent with existing General Plan zoning designations. There are no properties that gain or benefit from either increased density or intensity of development from this General Plan Amendment. C. The proposed General Plan Amendment is consistent with other elements of the City's General Plan pursuant to Government Code Section 65300.5. I This Housing Element update stems from a new General Plan adopted by the City Council in 2011, where all of the General Plan elements were developed simultaneously and made to be consistent with each other. This General Plan Amendment remains consistent with the other elements of the General Plan. SECTION 5. The City Council hereby adopts the Negative Declaration prepared for the project and approves Master Case No. 13-085, which includes General Plan Amendment 13-002, consisting of the updated Housing Element (Exhibit A). SECTION 6. The City Clerk shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. PASSED, APPROVED, AND ADOPTED this day of 2013. ATTEST: INTERIM CITY CLERK m MAYOR 6 10 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA) I, Armind Chaparyan, Interim 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 AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: day of 2013, by the following vote: INTERIM CITY CLERK EXHIBIT A OF COUNCIL RESOLUTION Housing Element Update City of Santa Clarita General Plan Proposed Final Draft Incorporated by Reference http://www. santa-clarita.com/modules/showdocument.aspx?documentid=7941 IZ CITY OF SANTA CLARITA NEGATIVE DECLARATION [X] Proposed [ ] Final MASTER CASE NO: Master Case 13-085 PERMIT/PROJECT NAME: General Plan Amendment 13-002, Initial study 13-003 APPLICANT: City of Santa Clarita 23920 Valencia Boulevard, Suite 302 Valencia, CA 91355 LOCATION OF THE PROJECT: Citywide DESCRIPTION OF THE PROJECT: The City of Santa Clarita is preparing an update to the General Plan Housing Element. State law requires the Housing Element be updated every eight years. The current Housing Element was adopted as part of the new General Plan in June of 2011. The proposed update would serve as the City's Housing Element until October of 2021 at which time State law requires it be updated again. Based on the information contained in the Initial Study prepared for this project, and pursuant to the requirements of Section 15070 ofthe California Environmental Quality Act (CEQA), the City of Santa Clarita [X] City Council [ ] Planning Commission [ ] Director of Planning and Building Services finds that the project as proposed or revised will have no significant effect upon the environment, and that a Negative Declaration shall be adopted pursuant to Section 15070 of CEQA. Mitigation measures for this project . [X] Are Not Required [ ] Are Attached [ ] Are Not Attached Jeff Hogan, AICP PLANNING MANAGER Prepared t Approved 1-- / ) Fred Folistad Associate PIl Public Review Period From 8/16/13 To 9/17/13 Public Notice Given On 8/16/13 [X] Legal Advertisement [ ] Posting of Properties [ ] Written Notice CERTIFICATION DATE: S:\CD\CURRENt\I2013\13-085 (Housing Element Update)\Neg Dec Housing Element Update 13-085.doe )3 INITIAL STUDY CITY OF SANTA CLARITA of Project Title/Master Case Number: Master Case 13-085 General Plan Housing Element Update: General Plan Amendment 13-002, Initial Study 13-003 Lead Agency name and address: City of Santa Clarita 23920 Valencia Blvd., Suite 302 Santa Clarita, CA 91355 Contact person and phone number: David Peterson Assistant Planner II (661)255-4330 Project location: Citywide Applicant's name and address: City of Santa Clarita 23920 Valencia Blvd., Suite 302 Santa Clarita, CA 91355 General Plan designation: Various Zoning: Various Description of project and setting: The City of Santa Clarita is preparing an update to the General Plan Housing Element. State law. requires the Housing Element be updated every eight years. The current Housing Element was adopted as part of the new General Plan in June of 2011. The proposed update would serve as the City's Housing Element until October of 2021 at which time State law requires it be updated again. A Housing Element is part of the General Plan for development that each city and county in the state of California is required to adopt. The Housing Element contains information about the number and type of homes that must be built in order to make sure that all residents in the city will have a safe and healthy place to live in the future. Each city's Housing Element is intended to help meet the State's goal of "decent housing and a suitable living environment for every California family." H Master Case 13-085 GPA 13-002, IS 13-003 Page 2 of 35 Development of new housing is often cyclical, with new housing starts going up and down based on economic trends such as mortgage interest rates and land costs. However, housing needs continue to grow as existing residents raise children, new people move into the community, and young people start new families. Older people and those with disabilities often have special housing needs, and some families find they are priced out of the market by high housing costs. If adequate housing is not available for the growing population and those with special needs, then people may be able to find safe, affordable, and healthy homes. Cities must plan for housing to make sure there is adequate land available for different types of homes, and to ensure that various housing types can be built throughout the community to meet the needs of existing and future residents. The Housing Element includes an inventory of land adequately zoned for housing, certainty in permit processing procedures, and a commitment to assist in housing development through regulatory concessions and incentives. The Housing Element also provides a vehicle for updating housing and land use strategies to reflect changing needs, resources and conditions, such as promoting infill; mixed-use, and downtown — revitalization. The Element also provides a tool to address housing needs of Californians with special needs, including the homeless and persons with disabilities. The proposed changes to the Housing Element would update each of the areas identified above with up-to- date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. On May 17, 2013 in accordance with the California Department of Housing and Community Development's (HCD) submittal timeline, a draft of the proposed Housing Element was sent to HCD for review. HCD contacted the City in May, 2013 after an 15 Master Case 13-085 GPA 13-002, 1S 13-003 Page 3 of 35 Surrounding land uses: Other public agencies whose approval is required: initial review of the proposed update to inform City staff that the document was complete and contained no fatal flaws. The draft was returned by HCD to the City in June, 2013 with only minor comments. Various California Department of Housing and Community Development. A. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' or a "Less than Significant with Mitigation" as indicated by the checklist on the following pages. [ ] Aesthetics [] Biological Resources [ ] Agriculture Resources [ ] Cultural Resources [ ] Hazards & Hazardous [ ] Hydrology / Water Materials Quality [ ] Mineral Resources [ ] Noise [ ] Public Services [ ] [ ] Utilities / Service Systems [ ] B. DETERMINATION: On the basis of this initial evaluation: [ ] Air Quality [I Geology / Soils [ ] Land Use / Planning [ ] Population / Housing Recreation [ ] Transportation / Traffic Mandatory Findings of Significance [X] I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. [ ] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the._ project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. [ ] I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [ ] I find that the proposed project MAY have a "potentially significant impact' or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I1 Master Case 13-085 GPA 13-002, IS 13-003 Page 5 of 35 [ ] I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. David Peterson, Assistant Planner II Date Fred Follstad, Associate Planner Date 119 Master Case 13-055 GPA 13-002, IS 13-003 Page 6 of 35 C. EVALUATION OF ENVIRONMENTAL IMPACTS: Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? [ ] [ ] [X] [ ] b) Substantially damage scenic resources, including, but [ ] [ ] [X] [ ] not limited to, primary/secondary ridgelines, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or [ ] [ ] [X] [ ] quality of the site and its surroundings? d) Create a new source of substantial light or glare that [ ] [ ] [X] [ ] would adversely affect day or nighttime views in the area? e) Other II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or [ ] [ ] [X] [] Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or [ ] [ ] [X] [ ] a Williamson Act contract? c) Involve other changes in the existing environment [ ] [ ] [X] [ ] which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Master Case 13-085 GPA 13-002, IS 13-003 Page 7 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation d) Other III. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the [ ] applicable air quality plan? b) Violate any air quality standard or contribute [ ] substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? f) Other IV. BIOLOGICAL RESOURCES - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? [] 1XI [] [] [X] [] 20 Master Case 13-085 GPA 13-002, IS 13-003 Page 8 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation b) Have a substantial adverse effect on any riparian [ ] [ ] [X] [ ] habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally [ ] [ ] [X] [ ] protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any [ ] [ ] [X] [ ] native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances [ ] [ ] [X] [ ] protecting biological resources, such as a tree preservation policy or ordinance? Oak trees? f) Conflict with the provisions of an adopted Habitat [ ] [ } [X] [ ] Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? g) Affect a Significant Ecological Area (SEA) or [ ] [ ] [X] [ ] Significant Natural Area (SNA) as identified on the City of Santa Clarita ESA Delineation Map? h) Other [ ] [ l [ ] [ ] V, CULTURAL RESOURCES - Would the project: a) Cause a substantial adverse change in the [ ] [ ] [X] [ ] significance of a historical resource as defined in '15064.5? %1 Master Case 13-085 GPA 13-002, IS 13-003 Page 9 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation b) Cause a substantial adverse change in the [ ] [ ] [X] [] significance of an archaeological resource pursuant to '15064.5? c) Directly or indirectly destroy or impact a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? e) Other Vl. GEOLOGY AND SOILS — Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial wind or water soil erosion or the loss of topsoil, either on or off site? [] [] [X] [] [] [] [X] [] [] [] [X] [] [] [] [X] [] Z2 Master Case 13-085 GPA 13-002, IS 13-003 Page 10 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation c) Be located on a geologic unit or soil that is unstable, [ ] or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18- [ ] 1-B of the Uniform Building Code (1997), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the [] use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? f) Change in topography or ground surface relief [ ] [ ] [X] [ ] features? g) Earth movement (cut and/or fill) of 10,000 cubic [ ] [] [X] [ ] yards or more? h) Development and/or grading on a slope greater than [ ] [ ] [X] [ ] 10% natural grade? i) The destruction, covering or modification of any [ ] [ ] [X] [ ] unique geologic or physical feature? j) Other I I I I VII. GREENHOUSE GAS EMISSIONS — Would the project: a) Generate greenhouse gas emissions, either directly [ ] [ ] [X] [ ] or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation [ ] [ ] [X] [ ] adopted for the purpose of reducing the emissions of greenhouse gasses? 23 Master Case 13-085 GPA 13-002, IS 13-003 Page 11 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation VIII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the [ ] [ ] [X] environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the [ ] [ ] [X] environment through reasonably foreseeable upset and accident conditions involving explosion or the release of hazardous materials into the environment (including, but not limited to oil, pesticides, chemicals, fuels, or radiation)? c) Emit hazardous emissions or handle hazardous or [ ] [ ] [X] acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of [ ] [ ] [X] hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or _ the environment? e) For a project located within an airport land use plan [ ] [ ] [ ] or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, [] [] [] would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with [ ] [ ] [ ] an adopted emergency response plan or emergency evacuation plan? 1X] 1X] [X] 2y Master Case 13-085 GPA 13-002, IS 13-003 Page 12 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation h) Expose people or structures to a significant risk of [ ] loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? i) Exposure of people to existing sources of potential [ ] health hazards (e.g. electrical transmission lines, gas lines, oil pipelines)? j) Other IX. HYDROLOGY AND WATER QUALITY - Would the project: a) Violate any water quality standards or waste [ ] discharge requirements? b) Substantially deplete groundwater supplies or [ ] interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the [ ] site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? d) Substantially alter the existing drainage pattern of the [ ] site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? [X] I [I [X] [I I [X] I [XI [XI 25 Master Case 13-085 GPA 13-002, IS 13-003 Page 13 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation e) Create or contribute runoff water which would [ ] exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? [ ] [ ] [X] [ ] g) Place housing within a 100 -year flood hazard area as [ ] mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures [] which would impede or redirect flood flows? i) Expose people or structures to a significant risk of [ ] loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? [ ] k) Changes,in the rate of flow, currents, or the course [] and direction of surface water and/or groundwater? i) Other modification of a wash, channel creek or river? [ ] 1) Impact Stormwater Management in any of the [ ] following ways: i) Potential impact of project construction and [ ] project post -construction activity on storm water runoff? ii) Potential discharges from areas for materials [ ] storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas or loading docks, or other outdoor work areas? 2(0 Master Case 13-085 GPA 13-002, IS 13-003 Page 14 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation iii) Significant environmentally harmful increase in [ ] [ ] [X] [ ] the flow velocity or volume of storm water runoff? iv) Significant and environmentally harmful [] [ ] [XJ [] increases in erosion of the project site or surrounding areas? v) Storm water discharges that would significantly [ ] [ J [X] [ ] impair or contribute to the impairment of the beneficial uses of receiving waters or areas that provide water quality benefits (e.g. riparian corridors, wetlands, etc.) vi) Cause harm to the biological integrity of [ ] [ ] [X] [ ] drainage systems, watersheds, and/or water bodies? vii) Does the proposed project include provisions [ ] [ ] IN [ ] for the separation, recycling, and reuse of materials both during construction and after project occupancy? X. LAND USE AND PLANNING - Would the project: a) Disrupt or physically divide an established [ ] [ ] [X] [ ] community (including a low-income or minority community)? b) Conflict with any applicable land use plan, policy, [ J [ ] [X] [ J or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation j ] [ ] [X] [ ] plan, natural community conservation plan, and/or policies by agencies with jurisdiction over the project? 2-9 Master Case 13-085 GPA 13-002, IS 13-003 Page 15 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation XI. MINERAL AND ENERGY RESOURCES - Would the project: a) Result in the loss of availability of a known mineral [ ] resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally [ ] important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? c) Use nonrenewable resources in a wasteful and [ ] inefficient manner? XII. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels [ ] in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive [] groundbome vibration or groundbome noise levels? c) A substantial permanent increase in ambient noise [ ] levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in [ ] ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan [ ] or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Master Case 13-085 GPA 13-002, IS 13-003 Page 16 of 35 Potentially Less Than Less Than No Significant Significant Significant Impact Impact with Impact Mitigation f) For a project within the vicinity of a private airstrip, [ ] [ ] [ ] [X] would the project expose people residing or working in the project area to excessive noise levels? -zq Master Case 13-085 GPA 13-002, IS 13-003 Page 17 of 35 XIII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, [ ] [] [X] [ ] either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, [ ] [ ] [X] [ ] necessitating the construction of replacement housing elsewhere (especially affordable housing)? c) Displace substantial numbers of people, necessitating [ ] [ ] [X] [ ] the construction of replacement housing elsewhere? XIV. PUBLIC SERVICES - Would the project result in: a) Substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i) Fire protection? [ ] [ ] [XI [ ] ii) Police protection? [ ] [ ] [X] [ ] iii) Schools? [ ] [ ] [X] [ l iv) Parks? [ ] [ ] [x] [ ] XV. RECREATION - Would the project: a) Increase the use of existing neighborhood and [ ] [ ] [X] [ ] regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? '30 Master Case 13-085 GPA 13-002, IS 13-003 Page 18 of 35 b) Include recreational facilities or require the [ ] [ ] [X] [ ] construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XVI. TRANSPORTATION/I'RAFFIC - Would the project: a) Cause an increase in traffic which is substantial in [ ] [ ] [X] [ ] relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level [] [] [X] [ ] of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including [ ] [ ] [X] [ ] either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature [ ] [ ] [X] [ ] (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? [ ] [ ] [X] [ ] f) Result in inadequate parking capacity? [ ] [ ] [X] [ ] g) Conflict with adopted policies, plans, or programs [ ] [ ] [X] [ ] supporting alternative transportation (e.g., bus turnouts, bicycle racks)? h) Hazards or barriers for pedestrians or bicyclists? [ ] [ ] [X] [ ] XVII. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the [ ] [ ] [X] [ ] applicable Regional Water Quality Control Board? Master Case 13-085 GPA 13-002, IS 13-003 Page 19 of 35 b) Require or result in the construction of new water or [ ] wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm [ ] water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the [ ] project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater [ ] treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted [ ] capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and [ ] regulations related to solid waste? XVIII. MANDATORY FINDINGS OF SIGNIFICANCE: a) Does the project have the potential to degrade the [] quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 32 Master Case 13-085 GPA 13-002, IS 13-003 Page 20 of 35 b) Does the project have impacts that are individually [ ] [ ] [X] [ ] limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which [ ] [ ] [X] [ ] will cause substantial adverse effects on human beings, either directly or indirectly? XIV. DEPARTMENT OF FISH AND GAME `DE MINIMUS' FINDING a) Will the project have an adverse effect either [ ] individually or cumulatively, on fish and wildlife resources? Wildlife shall be defined for the purpose of this question as "all wild animals, birds, plants, fish, amphibians, and related ecological communities, including the habitat upon which the wildlife depends for it's continued viability." Master Case 13-085 GPA 13-002, IS 13-003 Page 21 of 35 D. DISCUSSION OF ENVIRONMENTAL IMPACTS AND/OR EARLIER ANALYSIS: Section and Subsections Evaluation of Impacts 1. AESTHETICS a. -d.) Less Than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed updates would not have significant impacts to scenic vistas, scenic resources, visual character or nighttime views. As a result, the proposed project will have less than significant impact on aesthetics. H. AGRICULTURE a. -d.) Less Than Significant Impact: The proposed project consists RESOURCES of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed updates will not convert prime farm land, unique farmland or farmland of statewide importance. Adoption of the proposed updates will not conflict with existing zoning for agricultural use or a Williamson Act contract. Adoption of the proposed updates will not involve other changes to the environment which could result in conversion of farm land. As a result, the proposed project will have less than significant impacts on agricultural resources. III. AIR QUALITY a.) Less than Significant Impact: The City of Santa Clarita is within the South Coast Air Basin (SCAB), which is bounded by the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east, and the Pacific Ocean to the south and west. The air quality in the SCAB is managed by the South Coast Air Quality Management District (SCAQMD). 3 Master Case 13-085 GPA 13-002, IS 13-003 Page 22 of 35 The SCAB has a history of recorded air quality violations and is an area where both state and federal ambient air quality standards are exceeded. Because of the violations of the California Ambient Air Quality Standards (CAAQS), the California Clean Air Act requires triennial preparation of an Air Quality Management Plan (AQMP). The AQMP analyzes air quality on a regional level and identifies region -wide attenuation methods to achieve the air quality standards. These region -wide attenuation methods include regulations for stationary -source polluters; facilitation of new transportation technologies, such as low -emission vehicles; and capital improvements, such as park-and-ride facilities and public transit improvements. The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed amendments would not conflict with any of the aforementioned air quality plans. As a result, the proposed project will have a less than significant impact on the implementation of applicable air quality plans. b.) Less than Significant Impact: Santa Clarita is located in a non - attainment area, an area that frequently exceeds national ambient air quality standards. However, the proposed Housing Element update do not affect the South Coast Air Quality Management District's (SCAQMD) land use, construction, and mobile emission thresholds for significant air quality impacts, according to the 1993 updated SCAQMD's CEQA Air Quality Handbook. Therefore, a less than significant impact to air quality standards is anticipated as a result of the proposed project. c.) Less than Significant Impact: As discussed is Section III.b), the proposed amendments would not exceed the thresholds of significance established by the SCAQMD. The SCQAMD established these thresholds in consideration of cumulative air pollution in the SCAB. As such, projects that do not exceed the SCAQMD's thresholds are not considered to significantly contribute to cumulative air quality impacts. Adoption of the proposed updates would not directly result in any new construction. The construction M Master Case 13-085 GPA 13-002, IS 13-003 Page 23 of 35 of any future housing projects would be subject to its own environmental review at the time of submittal. Therefore, less than significant impacts to ambient air quality is anticipated as a result of the proposed project. d.) Less than Significant Impact: Certain residents, such as the very young, the elderly and those suffering from certain illnesses or disabilities, are particularly sensitive to air pollution and are considered sensitive receptors. In addition, active park users, such as participants in sporting events, are sensitive air pollutant receptors due to increased breathing rates. Land uses where sensitive air pollutant receptors congregate include schools, day care centers, parks, recreational areas, medical facilities, rest homes, and convalescent care facilities. The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed amendments would not expose any sensitive receptors to substantial pollutant concentrations. As a result, the proposed project will have a less than significant impact on sensitive receptors. e.) Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed amendments would not create objectionable odors affecting a substantial number of people. As a result, the proposed project will have a less than significant impact on the creation of odors. IV. BIOLOGICAL a. -d.) Less than Significant Impact: The proposed project consists RESOURCES I of textual changes to the City of Santa Clarita's General Plan 3(0 Master Case 13-085 GPA 13-002, IS 13-003 Page 24 of 35 Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed amendments would not have a substantial adverse effect or interfere with any species of plant or animal, riparian habitat, federally protected wetlands or the movement of migratory wildlife. As a result, the proposed project will have a less than significant impact on the aforementioned biological resources. e.) Less than Significant Impact: The City of Santa Clarita has an Oak Tree Preservation Ordinance that regulates the development adjacent to and under oak trees. No additional modifications to the Oak Tree Preservation Ordinance are proposed with updates to the Housing Element. Therefore, less than significant impacts to oak trees are anticipated with the proposed amendments. f. -g.) Less than Significant Impact: The proposed updates to the Housing Element do not include alterations to any local or regional habitat conservation plan. In addition, the proposed UDC modifications will not affect any property designated as an SEA (Significant Ecological Area) or SNA (Significant Natural Area) on the City's ESA (Environmentally Sensitive Area) Delineation Map. Therefore, less than significant impacts are anticipated with respect to any SEA or SNA as identified on the City's ESA map. V. CULTURAL a.) Less Than Significant Impact: The proposed project consists of RESOURCES textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed amendments would not result in substantial adverse change in the significance of a historic resource. As a result, the proposed project will have a less than significant impact on historic resources. 3 / Master Case 13-085 GPA 13-002, IS 13-003 Page 25 of 35 b.) Less Than Significant Impact: The proposed updates to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Record searches of recent environmental impact reports have not identified any archaeological sites within the City's planning area. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Therefore, impacts from the proposed Housing Element update on archaeological resources are considered less than significant. c.) Less Than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarity Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. As a result, the proposed project will have a less than significant impact on paleontological resources or geologic features. d.) Less Than Significant Impact: If excavation or grading activities yield any evidence of archaeological resources, state law requires work to stop until the significance of the find can be determined. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. As a result, the proposed project will have a less than significant impact on human remains. VI. GEOLOGY AND a. i -iv) Less than Significant Impact: Southern California has SOILS numerous active and potentially active faults that could affect the City. As stated in the City's General Plan, the City is susceptible to geologic hazards in the event of a major earthquake (magnitude 8.3) along the San Andreas Fault. This could result in ground failure and liquefaction. However, the proposed updates to the Housing Element would not change any land use entitlements, and would not change the requirements of future development to follow all state and City building codes/regulations. Therefore, the proposed Housing Element updates would have a less than significant impact related to MAI Master Case 13-085 GPA 13-002, IS 13-003 Page 26 of 35 2G exposure of people or structures to any adverse effects of seismic activity. b. -i.) Less that Significant Impact: The proposed Housing Element update will not result in any erosion or location of structures on or near unstable soil, expansive or otherwise. No modifications to Housing Element will be made with respect to the impact to any topographical features, movement of earth, development on slopes with greater than 10% natural grade, or any over -covering of any physical or geological feature. Furthermore, the proposal would not affect requirements of future developments to comply with all state and city building codes/regulations. Therefore, the proposal would have a less than significant impact with respect to erosion, unstable or expansive soil, or any topographical features. VII. GREENHOUSE a. -b.) Less than Significant Impact: "Greenhouse gases" (so called GAS EMISSIONS because of their role in trapping heat near the surface of the earth) emitted by human activity are implicated in global climate change, commonly referred to as "global warming." These greenhouse gases contribute to an increase in the temperature of the earth's atmosphere. The principal greenhouse gases (GHGs) include carbon dioxide (CO2), methane, and nitrous oxide. Collectively GHGs are measured as carbon dioxide equivalent (CO2e). In 2012, the City of Santa Clarita adopted a Climate Action Plan (CAP). The CAP outlines strategies by which the City will achieve compliance with the State of California's mandate to achieve 1990 le_veLGHG emission targets by 2020. _ The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. As a result, the proposed project will have a less than significant impact GHG emissions. VIII. HAZARDS AND a. -d.) Less than Significant Impact: The proposed Housing Element HAZARDOUS update would not directly expose people to health hazards or MATERIALS hazardous materials and would not interfere with any emergency 2G Master Case 13-085 GPA 13-002, IS 13-003 Page 27 of 35 response plans. Future developments in the city would be required to comply federal, state, and local hazardous material regulations. Furthermore, no construction is associated with the proposed update, and potential future effects would only occur as a subsequent effect of future development. Therefore, a less than significant impact to hazardous materials is anticipated with the proposed Housing Element update. e. -f) No Impact: The proposed Housing Element update includes no change to land use or development standards for land within two miles of an airport and airfield or otherwise within an airport land use plan. Further, no airport of airfield is located within two miles of the City boundaries. Therefore, the Housing Element update would not affect the risks of land uses adjacent to airports or airfields and the proposal would have no related impacts. g.) No Impact: The proposed Housing Element update would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. The proposed Housing Element update would not affect the implementation of emergency response plans, and would have no impact. h.) Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years.. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Therefore, the proposed Housing Element update would have less than significant impacts on exposing people or structures to significant risk from wild land fires. i.) No Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any qD Master Case 13-085 GPA 13-002, IS 13-003 Page 28 of 35 qI new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Therefore, the proposed Housing Element update would have less than significant impacts on exposing people to potential health hazards. IX. HYDROLOGY a. -b.) Less than Significant Impact: The proposed Housing Element AND WATER update would not impact water quality standards, nor affect QUALITY groundwater supplies. The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to- date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Subsequent development projects would be required to comply with the development impact standards put forth in the City's General Plan and all Clean Water Act Requirements, including the National Pollutant discharge Elimination System (NPDES). Therefore, the proposed Housing Element update would have a less than significant impact to water quality or ground water supplies. c. -I.) Less than Significant Impact: The proposed Housing Element update is anticipated to have a less than significant impact on any 100 -year _flood hazard area, tsunami, drainage pattern, or runoff_ of Stormwater Management systems. As mentioned previously, the proposed project is an amendment for a land use provision, and will not be responsible for direct development impacts. However, subsequent development projects would be required to comply with the standards put forth in the City's General Plan and all Clean Water Act Requirements, including the National Pollutant Discharge Elimination System (NPDES). Furthermore, the proposed Housing Element update would not change any hydrology or water quality - related codes, laws, permits, or regulations. Therefore, the proposed Housing Element update will have a less than significant impact. X. LAND USE AND a.) Less than Significant Impact: The proposed project consists of PLANNING textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information qI Master Case 13-085 GPA 13-002, 1S 13-003 Page 29 of 35 for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Furthermore, the Housing Element seeks, among other things, to expand access to housing and develop sustainable neighborhoods that encourage community and a sense of place. As such, the Housing Element seeks to discourage dividing established communities. Therefore, adoption of the proposed Housing Element update would have a less than significant impact on dividing established communities. b.) Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. The Housing Element will be consistent with all elements of the General Plan, including the Land Use Element. Therefore, less than significant impacts related to land use and planning are anticipated with the Housing Element update. c.) Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. The proposed Housing Element update does not affect current City standards regarding habitat conservation plans, natural community preservation plans, and/or the policies of agencies with jurisdiction over resources and resource areas within the City. Therefore, the proposed Housing Element update would have no impact on conservation plans. XI. MINERAL AND a. -c.) Less than Significant Impact: Gold mining and oil production ENERGY historically have been the principal mineral extraction activities in yZ Master Case 13-085 GPA 13-002, IS 13-003 Page 30 of 35 RESOURCES and around the Santa Clarita Valley. Other minerals found in the planning area include construction aggregate, titanium, and tuff. Mineral resources and extraction areas are shown in Exhibit OS -5 of the City's General Plan. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. The proposed Housing Element update will not affect mineral resources in the city. Therefore, a less than significant impact related to mineral and energy resources is anticipated. XII. NOISE a. -d.) No Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Adoption of the proposed Housing Element update would not result in exposure of persons to excess noise levels, vibration, increase in ambient noise, or a periodic increase in ambient noise. Therefore, impacts associated with the proposed Housing Element update on the aforementioned issues are anticipated to be less than significant. eJ..) No Impact: There are no airports, airfields, or airport land use plans within the City. Therefore, the proposed Housing Element update would cause no impacts related to airport noise. XIII. POPULATION a) Less than Significant Impact: The proposed project consists of AND HOUSING textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. Development of new housing is often cyclical, with new housing starts going up and down based on economic trends such as mortgage interest rates and land costs. However, housing needs continue to grow as existing residents raise children, new people move into the community, and young people start new families. Older people and those with disabilities often have special housing needs, and some families find they are priced out of the market by high housing costs. If adequate housing is not available for the growing population and those with special needs, then people may be able to find safe, affordable, and healthy homes. Cities must plan for housing to make H3 Master Case 13-085 GPA 13-002, IS 13-003 Page 31 of 35 sure there is adequate land available for different types of homes, and to ensure that various housing types can be built throughout the community to meet the needs of existing and future residents. The State of California estimates how many housing units will be needed throughout the state for each five-year planning period. This information is given to Councils of Governments (COG) for various regions throughout the state. Los Angeles County, along with five other counties, is located within the COG planning region of the Southern California Association of Governments (SCAG). Based on the State's estimate of housing needs in Southern California, SCAG allocates housing needs for the cities and counties within the SCAG region. This allocation is called the Regional Housing Needs Allocation, or RHNA. During the planning period (October, 2013 through October, 2021), the RHNA estimates a need for 8,322 new homes to be constructed in the City of Santa Clarita. The RHNA requires that opportunities to build various types of housing be provided, including single family detached homes; apartments, condominiums, and other multiple family housing types; and housing for people with special needs. Within Santa Clarita, the RHNA requires the Housing Element to provide housing opportunities for the following income groups: 2,208 must be available for very low income households; 1,315 must be available for low income households; and 1,410 must be available for moderate income households. The remaining 3,389 units may be market -rate units. The RHNA figure is an estimate only and may not actually result in that. number of units being built. The Housing Element must only provide locations where the opportunity to accommodate this number of housing units exists. The proposed Housing Element update has identified a series of suitable sites to accommodate the RHNA housing needs allocation. However, the adoption of the proposed Housing Element will not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. Furthermore, identification of suitable sites to achieve the RHNA allocation is required by State law in order to successfully accommodate the State's estimation of housing growth within the City. As a result, the Housing Element update will result in less than significant impacts on population growth. b -c) Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by Master Case 13-085 GPA 13-002, IS 13-003 Page 32 of 35 state law every eight years. The purpose of the Housing Element is to provide safe, accessible housing to the entire population of the City of Santa Clarita. As a result, the proposed Housing Element update will neither displace substantial numbers of existing housing nor will it displace substantial numbers of people from their existing homes. As a result, the Housing Element update will have less than significant impacts on the displacement of housing and people. XVI. PUBLIC a)i. Less than Significant Impact: The proposed project consists of SERVICES textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal and could be subject to development fees which are established to compensate for growth. The proposed project will not directly increase the need for fire protection services. Since, the proposed Housing Element update is not anticipated to have an immediate impact on fire protection services, and future development would remain subject to development fees, the proposed Housing Element update would have a less than significant impact to fire services. a)ii. Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal and could be subject to development fees which are established to compensate for growth. Since, the Housing Element update would have no immediate impact on police services, and future development would remain subject to development fees, the Housing Element update would have a less than significant impact to police services. a)iii. Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing urp Master Case 13-085 GPA 13-002, IS 13-003 Page 33 of 35 Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal and could be subject to development fees which are established to compensate for growth. Since, the Housing Element update would have no immediate impact on schools, and future development would remain subject to development fees, the Housing Element update would have a less than significant impact to parks. a)iv. Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal and could be subject to development fees which ` are established to compensate for growth. Since, the Housing Element update would have no immediate impact on parks, and future development would remain subject to development fees, the Housing Element update would have a less than significant impact to parks. XV. RECREATION a. -b.) Less than Significant Impact: The proposed Housing Element update is consistent with the Parks and Recreation Element of the City's General Plan and will not have any significant impact on recreational amenities within the City of Santa Clarita. The proposed project is a regulatory adjustment and does not include any development activities at this time. Any subsequent development would be required to comply with the Parks and Recreation Element in the City's General Plan and would be subject to the City's park impact fees. Therefore, a less than significant impact to recreation is anticipated with the proposed Housing Element update. XVI. a. -b.) Less than Significant Impact: The proposed Housing Element TRANSPORTATION / update is consistent with the Circulation Element of the City's Master Case 13-085 GPA 13-002, IS 13-003 Page 34 o£35 TRAFFIC General Plan and is not anticipated to have immediate developmental impacts that alter traffic load or capacity on street systems. Future development activity in the city would be regulated by the City's UDC, General Plan, and transportation policies. Future projects would be subject to additional CEQA review to determine project related impacts and potential mitigation measures. However, at this time, since no development is being approved, a less than significant impact to traffic is anticipated as a result of the proposed Housing Element update. c. -h.) Less than Significant Impact: The proposed project consists of textual changes to the City of Santa Clarita's General Plan Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. The proposed Housing Element update would not result in a change in air traffic patterns, increase design hazardous design features, impact emergency access or parking, conflict with alternative transportation, or create barriers for pedestrians or bicyclists. Therefore, the proposed Housing Element update would have a less than significant impact on traffic. XVII. UTILITIES a. -g.) Less than Significant Impact — The proposed project consists AND SERVICE of textual changes to the City of Santa Clarita's General Plan SYSTEMS Housing Element. Updating the General Plan Housing Element is required by state law every eight years. The proposed changes to the Housing Element would provide up-to-date policy and program data as well as up-to-date demographic data in order to provide accurate information for future decision making regarding housing needs in the City of Santa Clarita. Adoption of the proposed updates would not directly result in any new construction. The construction of any future housing projects would be subject to its own environmental review at the time of submittal. The project would not result in the construction of new water facilities, expansion of existing facilities, affect drainage patterns, water treatment services, and furthermore, no impacts to the City's landfill capacity would occur. Any subsequent development would be required to comply with the City's General Plan and the requirements of the Regional Water Quality Control Board and all applicable utility purveyors. Compliance with these requirements would ensure all federal, state and local statutes and imposed regulations are met. Therefore, a less than significant q1 Master Case 13-085 GPA 13-002, IS 13-003 Page 35 of 35 SACMCURREN7V2013\13-085 (Housing Element Update)\Housing Element Update Initial Study 13-085 Housing Element Update.doe impact to utilities or service systems is anticipated with the proposed Housing Element update. XVIII. MANDATORY a. -c.) Less than Significant Impact — The proposed Housing FINDINGS OF Element update is required by State law. It is consistent with the SIGNIFICANCE other elements contained within the City of Santa Clarita's General Plan and is not anticipated to have a significant impact on the environment that would lead to a substantial reduction in habitat of a fish or wildlife species, or reduce or restrict the number of rare, threatened or endangered species. The proposal does not involve any physical development at this time. The proposed Housing Element update may apply to future development projects within the City. However, the proposed update is consistent with the other elements of the General Plan and does not remove any established City regulations that protect any plant and animal species. Due to the nature of the proposed update, the proposal would not contribute to any cumulative impacts and would not cause environmental effects that would adversely affect humans. Rather, the proposed update is intended to guide future housing policy throughout the City. Therefore, the proposed project would have no significant impact that could result in a Mandatory Finding of Significance. XIV. DEPARTMENT a,) No Impact — The legislative intent of the Department of Fish and OF FISH AND GAME Game `De Minimus' Finding is "to extend the current user -based `DE MINIMS' funding system by allocating the transactional costs of wildlife FINDING protection and management to those who would consume those resources through urbanization and development..." (AB 3158, Chapter 1706, Statutes of 1990, effective January 1, 1991, Section 1(c)): -However, the proposed Housing Element update would not entitle any new development; and any future development proposal seeking discretionary approval would remain subject to CEQA and the CDFG Code. Since, the proposed amendments are not anticipated to have a significant adverse effect either individually or cumulatively, on fish and wildlife resources, the project's impacts on fish and wildlife are de minimus. SACMCURREN7V2013\13-085 (Housing Element Update)\Housing Element Update Initial Study 13-085 Housing Element Update.doe A t P.d nl-D 1 X SUITABLE - t -SITE YEAR ; , PROPERTY ¢ :LABEL -APN ADDRESS Z/PCODE S LOTSOETLOTACRE OVOV ZONING: EXISTING LAND USE BUILT: CONDITION'- ADDITIONALICAPAcm;. - _.I 2MI058023N/A._. _ .__ 91355 100623 231 CR CR 'PARKING LOT ---: NIAs,_,_ ..:.VACANT -..- 0--'-'� 2861058049 N/A 91355 11141 041CR CR PARKING LOT WA VACANT 0 _ 2861058050 N/A '�: -91355 57063 ._ 131 CR" CR r -. PARKING LOT.' __.� _ -. W0. VACANT ". 52, _. 2861056051 NIA 91355 3435 CR CR PARKING LOT WA VACANT 35 2881056052 N/A ,,_ ': ' 1 C ";'Tu`°n`- .. .".x�s_._l._. 91355 - 5488@ 1.26 CR " CR _ _.:, PARKNG LOi _ _ _: _- 1 26 -_ - WA_ L :VACANT _._ : 50 ._. 2861056053 N/A 91355 68787 112 CR CR PARKING LOT WA VACANT 49 zs _. .. __ _ "'."'45T"+y�a"";""c- 286105SQ54N/A..- _ _-._eS..c.... :t _.� - - - -91355 4105T"r 094-R.. .CR ,,..:�PARR0IG __. .. ., ..a.._.__ :_ _-_. . ' _. __.. 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"" .1073 51"'-T.'e:iC gj1{}y "_-i. i ;, 3x=:::. . ._v,....._.". 2P_2%as9.,..-54�M)?..:� _._._ _.-. 2811002060 23110 VALENCIA BOULEVARD 91355 23875 0.55 MX -C MX -C FAST FOOD RESTAURANT 1906 B 0 t/s �ldART,'1t "%"f972�1 ..''',`'C„�, ..+5� "4E-90++• _-r.�...,. . .,..-y*C4s 2817 "2$22TYALENCW80UL ARD..; `{: _. �1• - a 91355 2811002274 WA 133729��a .0 MIND 81355 133729 3.07 MX -C MXd; MVA PIPELINE AND PARKING VACANT 0 _ 8 283000101523850 LYONS AVENUE 83 91321 14375 033 MX -C CP (1 FAST FOOD RESTAURANT 1983 8 0 upm M 263000702723620 LYONS AVENUE 91321 34857 090 MXL CP 1 BANK 1968 8 0 , u"1`�^,. ;: 2830D0702923918�1.YO S_'�ZWFIdlE * +..' 4 -�+n�• 893_ F'.a. :5.aR8i1�3e 2;AT'. i'.�: _MNK.;•1971. s•!:._8 283D00103S 23642 LYONS AVENUE 81321 19258 0.44 M_ X-C C� LOT 1973 VACANT 0 _PARKING xn¢T[..ts•m•7,,.$4�.,'^m..-�,.-� ..,4_.9&69..._. ..`_,.f�..v_:..>.•.__._,_.._..._...r..._�c`��.sai.t.. �:..e .._i.m.5.,'.�'. �w:3i�a4.��u �s . 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J- _VACANT 283MOI 2'1423728 LYONS AVENUE 91321 185585 628 MXC CP 1 BOWLING ALLEY 1962 C 92 :._.., i9..2803032001: 18929 SOLED()DCANYON ROAO,�•._it_... _.. ,._-._::. ':97 _.1'�i..�_.88¢47,"-'` ht13: M9(C:: 80(-G RETAIL CENTER 280303202618837 SOlEDAD CANYON ROAD 91351 39200 090 WC MX -C RETAIL CENTER 14/80 C 0 _ _. . _ _ �t v... 9303203418821'SOL�DAGCAt&bW_RO/CD �.�;-:.,e_ ':'�. 9131,1 357('8? -��082 MX-C'.'MXC ..:..28_. 280303203118807 SOLEDAD CANYON ROAD 91351 4_7149 708 MX -C MXC VACANT FURNITURE STORE 1970 C 10 _ ,;::280303205218 --A ffD-K(TCAt Yl)-tFR D ....^ ' _ 9135 .. .. - - ',- �` •� -ah- �.... _Y.�..::..._ _. +.._$�.S... 6. 1 MX -E_': MX-C�.c....« RETAIL CENTER u v� u 280303204318741 SOIEDAD CANNON ROAD 91351 18247 0.42 MX -C MX -C RETAIL STORE 1964 C 0 90..'""1°,10 , , 412844W702418324SOLEDADQANYONROAb 91387 13068 0.30 MX -C_ MX -C DAYCARE 1968 B 0 �..__Q;... �.. . 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'S83i'�"Y' n'cw"i5ti'tFK 1813x;2'.;. FzT. iur —.�'","1”'�.F:�TS^•+�-4�-�>ere�:_.-"`"Zs.. ."=rt'-sT.:; 73616 �r y P59918 o124 NURSERY 1963 Page 17 of 24 9t 32 MEDICAL OFFICE, 0.17 SP 91321 I8596 om SP SP(3) 2517__;,,7:`.. 0.06 SP -- P91321 91321 950 0.02 SP 91321 6 .15 SP 91321 SP sp 91321 9309 021 SP _1321, 624];__0.14 SP 91321 9374 0.22 SP - i 91321, 6247 0.14 SP 0.14 SP SPO). MEDICAL OFFICE, SP(3) VACANT SP(3)", VACAKt,,-- SP(3) VACANT SP(3) -_VAD�,COMMERClIIk.- Page 18 o124 0 - Z4347 MAIN STREET.;- 91321 - 6247 _. 014 SP,:. SP(3)_ ;.. AUTO REPAIR j, "- .- 24362 WALNUT STREET 91321 6246 0.14 SP SP(3) FAMILY RESIDENCE _ 243MWALNUT STREET 91321._ 624]1___ 014 SP:._ _SINGLE 92(3) COMMERCIAL.OFFICE '•+ 24372 WALNUT STREET 91321 6225 0.14 SP SP(3) DUPLEX 2435T_MAIN STREET."' --' 91321.11 6247 [ _ 014 SP': -- SP(3) .=.'`COMMERCIAL eU1LDIN 374G 24MAIN STREET 91321 10498 o24 SP 92(3) RESTAURANT 22821 6TH s7REt-fnz: ` P_<c�+�..,pT' f c.._. 91321 - 18743, _ 043 SP - ` SP(3)- .._.-CHURCH .... 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C 91321 744S DA7 SP_ SPM) TRIPLEX 1962 C 91321 _ 6202,,,x 14; 0SP ,_ SP(3) _ SINGLE FAMILY RESIDENCEr. _ -. _ 1922 `C_` 91321 7688 0.18 SP SP(3) PARKING LOT VACANT 91321-: _ 7300,.,,p=v 0.17,SP j.;L,SP(3) _ AUTO REPAIR-_ _`1912, _.0 ,- = 91321 5201 0.12 SP SP(3) FOOD PANTRY 1962 C 91321_ 6320:,�� 0.19 SP, ,:, 9P(3) _ VACANT ___ ; VACANT 91321 5250 0.14 SP SP(3) SINGLE FAMILY RESIDENCE 1948 C _ 91321 _ _ 8250„f+'`:� 0 t4 SP;: SP(3)- SINGLE FAMILY RESIDENCE-�- -_ _ 1948 -" 91321 6250 0.14 SP SP(3) SINGLE FAMILY RESIDENCE 1951 C _. 97321- 9374...x;„.' 022 SP.' -5P(3) -DUPLEX _-.' --1964...a gH`�,;_++,. 91321 24973 057 SP SP(3) DUPLEX 1983 C _ 91321:'., 755 81,`z''� Ut9 SP'�,z;"-_SP{3),- _ _ SINGLE FAIhILV_REN';, 91321 6250 0.145P SP(3) FOUR -PLD( 1950 C 6247b �..`"�0}4,_S .,...,.._1.7,91321,;;;. 91321 ,•':SP(3) 3250 0.07 SP SP(3) _._DUPLEX,-+.,ux., S INGLE FAMILY RESIDENCE 1928 C '�{LCYL'13tl4Y1fl3i �Skii�fcU•1�•APF9�Y1R11�91:[H��Y1LIl\'G14.91tl-.(N�FS!N 18 ZIKF V44U1l 24119 ARCN D I BEET 91321 6247 014 SP _ 5P(3) }?i10220742a718 NEW11AL AVENUE' '''�'''�s3.��gF,.,.-°""�N. 91324 ;BZi3„y''"r�0'2145P ;?':SSP 2831022015 22405 3RD STREET 91321 8185 0.14 SP 5P(3) Page 22 of 24 Pegs 23 x124 STATF OF CAI IFORNIA-RUSINFSS TRANSPORTATION AND HOUSING AQ Nr'Y EOMI INn G. RROWN .IR.. Govnmrir DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT 1800 Third Street, Suits 430 P. O. Box 952053 Sacramento, CA 94252-2053 (916) 323-31771 FAX (916) 327.2643 a .hcd.ca.gov June 27, 2013 Mr. Tom Cole, Director Community Development Director City of Santa Clarita 23920 W. Valencia Blvd. Suite 302 Santa Clarita, CA 91355 Dear Mr. Cole: RE: City of Santa Clarita's 6th Cycle (2013-2021) Draft Housing Element Update Thank you for submitting the City of Santa Clarita's revised draft housing element update received for review on May 20, 2013, along with additional revisions received on June 25, 2013. The Department conducted a streamlined review of the. draft housing element based on the City meeting all eligibility criteria detailed in the Department's Housing Element Update Guidance and is reporting the results of Its review pursuant to Government Code Section 65585(b). A telephone conversation on May 31, 2013 and various other communications with Mr. Fred Follstad, Associate Planner,, facilitated the review. The revised draft element meets the statutory requirements of State housing element law. The element will comply with State housing element law (Article 10:6 of the Government Code) when these revisions are adopted and submitted to the Department, pursuant to Government Code Section 65585(g). To remain on an eight year planning cycle, pursuant to Senate Bill 375 (Chapter 728, Statutes of 2008) the City must adopt its housing element within 120 calendar days from the statutory due date of October 15, 2013 for Southern California Association of Government localities. If adopted after this date, the City will be required to revise the housing element every four years until adopting at least two consecutive revisions by the statutory deadline (Government Code Section 65588(e)(4)). For more information on housing element adoption requirements, please visit our website at: hftp://www.hcd.ca..qov/hpd/hro/r)lan/he/he review ado1)tionsteps110612 Pdf. Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. 13 Mr. Tom Cole, Director Page 2 The Department appreciates the hard work and dedication of Fred Follstad in preparation of the housing element and looks forward to receiving Santa Clarita's adopted housing element. If you have any questions or need additional technical assistance, please contact Brett Arriaga, of our staff, at (916) 445-5888. incerely, Paul McDougall Housing Policy N 94 CITY OF SANTA CLARITA INTEROFFICE MEMORANDUM TO: Mayor Kellar and Members of the Cit y Council FROM: Kenneth W. Striplin, City Manager DATE: August 15,2013 SUBJECT: DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE This memorandum is to inform the Council that staff has completed the update to the City's existing Housing Element as required by law. The current Housing Element was adopted in June of 2011 as pant of the OV OV General Plan process, covering the eight year period from 2006-2014. As part of the process for State approval, the updated document has been reviewed and accepted by the State's Department of Housing and Community Development (HCD), covers the time period from October 2013 to October 2021, and contains the following revisions: 1. Information from the 2010 Census. 2. Revised programs to remove items that were addressed by the updated Unified Development Code. 3. Since the adoption of the Housing Element in 2011, the State has implemented anew requirement for housing and services for the developmentally disabled. This has been added to the Programs section. Verbiage regarding this requirement has been added within the text of the document. The draft version of the proposed Housing Element and redline -strikeout version of the existing Housing Element are currently available for review on the City's website. The direct links are provided below. A hard copy has been provided to the Council Secretary. Rcdline-strikeout version: http•//www Santa-clarita.conr/modules/showdocument.asnx?documentid=7943 Draft document: http•//www santa-clarity com/modules/showdoetunent.aspx?documentid=7941 In moving forward with the proposed Housing Element Update, staff anticipates the following schedule: August 15, 2013: Draft Housing Element posted on the City's Website September 17, 2013: Planning Commission Public Hearing •_ October 22, 2013: City Council Public Hearing Please contact me if you have any questions. e KWS:FLF:ms SACD\13ousing Element\City CounciffransmilialLeller 0813a.doe O Draft Housing Element Memo August 15, 2013 Page 2 cc; Frank Oviedo, Assistant City Manager Darren Hernandez, Deputy City Manager Rick Gould, Director of Parks, Recreation, and Community Services Robert Newman, Director of Public Works Jennifer Curtis, Human Resources Manager Tom Cole, Director of Community Development Jeff Hogan, Planning Manager Arming Chaparyan, Redevelopment Manager CITY OF SANTA CLARITA INTEROFFICE MEMORANDUM TO: Mayor Kellar and Members of the City Council FROM: Kenneth W. Striplin, City Managed DATE: September 30, 2013 SUBJECT: DRAFT GENERAL PLAN HOUSING ELEMENT UPDATE This memorandum is to inform the Council that the draft General Plan Housing Element (Housing Element) update will be a public hearing on the Council agenda for October 22, 2013. On September 17, 2013, the City of Santa Clarita Planning Commission voted 5-0 to adopt a resolution recommending that the City Council adopt the General Plan Housing Element update. A memorandum was provided to the Council on August 8, 2013, explaining this project. The City's submittal of the final Housing Element, once adopted by the Council, to the State's Department of Housing and Community Development (HCD) prior to the end of this year allows the City to just do an update to the document and not rewrite a new one, as final State approval is required by February 2014. Staff has completed the update to the City's existing Housing Element as required by law. The current Housing Element was adopted in June of 2011 as part of the OVOV General Plan process, covering the eight year period from 2006-2014. As part of the process for State approval, the updated document has been reviewed by HCD and deemed to meet the statutory requirements of State housing element law, covering the time period from October 2013 to October 2021, and contains the following revisions: 1. Information from the 2010 Census, updated City boundaries, revised development fees, and any other available updated information. 2. Edited programs to remove items that were addressed by the updated Unified Development Code (UDC). 3. Since the adoption of the Housing Element in 2011, the State has implemented a new requirement for housing and services for the developmentally disabled. This has been added to the Needs and Programs sections. 4. The new document includes the updated Regional Housing Needs Assessment (RHNA) numbers. The previous requirement was 9,598 units, plus approximately 2,300 units from annexations. This has been reduced to 8,322 units for the next housing cycle, including annexations. 91 MEMO: Draft General Plan Housing Element Update September 30, 2013 Page 2 5. The Suitable Sites exhibit has been updated to remove units that have been built in the 2006-2014 cycle, and added the Vista Canyon and Habitat for Humanity projects. 6. Modifications to the Housing Element are necessitated by the dissolution of the City's Redevelopment Agency. With the exception of the programs highlighted above, there are no new proposed programs. In addition, 15 programs from the existing Housing Element have been completed as part of the recent Unified Development Code update. Further, no new units have been proposed, nor added, as part of this update. Therefore, there is no traffic increase/impact over the City's current General Plan. No other elements of the General Plan are required to be amended as a result of the adoption of this update. The draft version of the proposed Housing Element and redline -strikeout version of the existing Housing Element are currently available for review on the City's website. The direct links are provided below. A hard copy has been provided to the Council Secretary. Redline -strikeout version: httu://www.santa-clarita.com/modules/showdocument.asox?documentid=7943 Draft document: http•//www santa-clarita.com/modules/showdocument.aspx?documentid=7941 Please contact me if you have any questions. KWS:JES:ms 3 ICDIHousing BlenrenliClry Cormc1117}msmilal Memn 093013.doc cc: Frank Oviedo, Assistant City Manager Darren Hernandez, Deputy City Manager Rick Gould, Director of Parks, Recreation, and Community Services Robert Newman, Director of Public Works Jennifer Curtis, Human Resources Manager Tom Cole, Director of Community Development Tina Haddad, Assistant to the City Manager Jeff Hogan, Planning Manager Armin Chaparyan, Redevelopment Manager IN RESOLUTION NO. P13-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA RECOMMENDING THAT THE CITY COUNCIL ADOPT THE NEGATIVE DECLARATION PREPARED FOR THE PROJECT AND APPROVE MASTER CASE NO. 13-085 (GENERAL PLAN AMENDMENT 13-002), AMENDING THE HOUSING ELEMENT OF THE CITY OF SANTA CLARITA GENERAL PLAN THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The Planning Commission does hereby make the following findings of fact: a. On June 14, 2011, the City Council adopted the Santa Clarita General Plan, by adoption of Resolution No. 11-63. The General Plan includes the state mandated elements required by the State of California including the Housing Element, The Housing Element provides a vision that will address the future housing needs for the City of Santa Clarita through a set of goals, objectives, and policies; b. The City of Santa Clarita's proposed project consists of the General Plan Amendment 13-002: To update the Housing Element of the City's General Plan to ensure consistency with all State of California requirements; C. The City of Santa Clarita initiated the update to the Housing Element on November 28, 2012; d. The City of Santa Clarita conducted a community meeting on April 8, 2013. The community meeting was at the City of Santa Clarita Activities Center, 20880 Centre Pointe Parkway, Santa Clarita, Santa Clarita, At that community meeting City staff gave a presentation on the project. As part of that meeting, staff received verbal comments from the public expressing support for programs for senior citizens and low income families. e. The Planning Commission held a duly -noticed study session on April 16, 2013, in accordance with the City's noticing requirements. The study session was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, Santa Clarita. At that study session the Planning Commission received a presentation on the project and the community outreach held to date. At that meeting staff received comments from both the Planning Commission and the public expressing support for programs for senior citizens and low income families. 19 Maxtor Case 13-085 Resolution P13.08 September 17, 2013 Page 2 of 5 On May 20, 2013, the City of Santa Clarita submitted a proposed draft Housing Element update to the State of California Department of Housing and Community Development (HCD) for their review; g. On June 27, 2013, the City received a transmittal from HCD stating that the document they reviewed could be found to be in compliance with State housing law; h. The Planning Commission held duly -noticed public hearing on September 17, 2013 in accordance with the City's noticing requirements. The project was advertised in The Signal newspaper on August 27, 2013. The hearing was held at City Hall, 23920 Valencia Boulevard, Santa Clarita, at 6:00 p.m.; i. At the September 17, 2013, the Planning Commission received City staff's presentation summarizing the proposed project, opened the public hearing, and received public testimony regarding the project and staff received comments and questions from the Planning Commission regarding the project and the Planning Commission took action on the resolution of recommendation to the City Council; j. Based upon the staff presentations, staff reports, and public comments and testimony, the Planning Commission finds that the Housing Element will not adversely affect the health, peace, comfort, or welfare of persons residing in the area; nor will the Housing Element update jeopardize, endanger or otherwise constitute a menace to the public health, safety, or general welfare; and k. The location of the documents and other materials that constitute the record of proceedings upon which the decision of the Planning Commission is based for the Master Case No. 13-085 project file is with the Community Development Department; the record specifically is in the custody of the Director of Community Development. SECTION 2. CALIFORNIA ENVIRONMENTAL VIAWJXY AUI NiLo"JU U5. Based upon the foregoing facts and findings, the Planning Commission recommends the City Council hereby find as follows: a. An Initial Study and a Negative Declaration for this project have been prepared in compliance with the California Environmental Quality Act (CEQA); b. The Initial Study has been circulated for review and comment by affected governmental agencies and the public, and all comments received have been considered. The Negative Declaration was advertised on August 16, 2013, and posted on August 16, 2013, in accordance with CEQA. The public review period was open from August 16, 2013 through September 17, 2013; C. There is no substantial evidence that the project will have a significant effect on the environment. The Negative Declaration reflects the independent judgment of ION Master Cue 13-085 Resolution P13-08 September 17, 2013 Page 3 of 5 the City of Santa Clarita; d. The documents and other material which constitute the record of proceedings upon which the decision of the Planning Commission is made is the Master Case No. 13-085 project file, located within the Community Development Department and is in the custody of the Director of Community Development; and e. The Planning Commission, based upon the findings set forth above, hereby finds that the Negative Declaration for this project has been prepared in compliance with CEQA. SECTION 3. FINDINGS FOR GENERAL PLAN AMENDMENT 13-002. Based on the above findings of fact and recitals and the entire record, including, without limitation, oral and written testimony and other evidence received at the public hearings, reports and other transmittals from City staff to the Planning Commission, and upon studies and investigations made by the Planning Commission, the Planning Commission recommends that the City Council find, as follows: 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 schedule 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 mobile homes, and shall make adequate provisions 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 projected housing inventories and opportunities for additional housing within the planning area. e. The Housing Element determines the extent of housing needs 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. Mester Case 13-085 Resolution P13-08 September 17, 2013 Page 4 of 5 g. The information which is the subject of this General Plan Amendment is consistent with all other provisions of the Housing Element. h. The Housing Element as amended remains consistent with all elements of the General Plan. SECTION 4. The Planning Commission hereby recommends the City Council adopt the Negative Declaration prepared for the project and approve Master Case No. 13-085, which includes General Plan Amendment 13-002, consisting of the updated Housing Element (Exhibit A). SECTION 5. The Planning Commission Secretary shall certify to the adoption of this Resolution and certify this record to be a full, complete, and correct copy of the action taken. N MuW Case 13-085 Rmlotion PI3.08 September 17, 2013 Pelle 5 of 5 PASSED, APPROVED, AND ADOPTED this 17th day of September, 2013. CHAIRPERSON ATTEST:, PLANNING COMNII SION I 12 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss CITY OF SANTA CLARITA ) 1, Jeff W. Hogan, Planning Commission Secretary of the City of Sante Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarity at a regular meeting thereof, held on the 17i4 of September, 2013, by the following vote of the Planning Commission: AYES: COMMISSIONERS: BURKHART, EICHMAN, HEF)FERNAN, OSTROM, TRAUTMAN NOES: COMMISSIONERS: NONE ABSENT: COMMISSIONERS: NONE 3=tVRnCNn 101141WNbOWnON1 City of Santa Clarita General Plan Housing Element HOUSING ELEMENT 4UP1liiOCTOBER, 20133 INTRODUCTION A. Background and Purpose of the Housing Element Incorporated in 1987, the City of Santa Clarita contains a population of approximately 2&0004774 909 encompassingthe communities of Canyon Country, Newhall,_ Saugus, and Fa tied: W Hghlk Valencia. Since its formation, Santa Clarita has positioned itself as a family -friendly diverse community with top-ranked schools, safe neighborhoods, and an economically stable development environment. For the last two decades, the City of Santa Clarita has seen significant trends in its housing market, population demands and the continued need for expansion. As a required element of the General Plan, the Housing Element is part of the comprehensive planning document that provides a framework to guide new development in the City. The Housing Element contains information about the number and type of homes that must be built in order to ensure that all residents in the City will have a safe and healthy home in the future. This element was prepared to help Santa Clarita meet local and regional housing goals, and to comply with State General Plan requirements. Although the City has experienced rapid residential growth since its incorporation, and growth pressures continue to be fell throughout the Santa Clarita Valley, the issue of housing must be carefully evaluated in order to address the specific needs of community residents. Adequate housing for the elderly, disabled, lower-income households, large families, residents of overcrowded or substandard dwellings, and other special needs groups are addressed in the Housing Element. In addition, the element addresses future housing needs based on existing housing stock, housing costs, demographic characteristics, income levels, and regional population projections. As required by State law, the Housing Element also includes an inventory of land that is adequately designated for various types of housing to meet projected needs; an evaluation of constraints to production of needed housing, along with recommendations for mitigating such constraints, and policies and programs indicating the City's commitment to assist in housing development through regulatory concessions and incentives. The City's first Housing Element following its 1987 incorporation was included in the first General Plan, adopted in June, 1991. The Housing Element was amended in 1992, 1993, and 1995, at which time the element was certified as adequate by the California Department of Housing and Community Development (HCD). The City adopted a comprehensive update of the Housing Element in 2001, after which HCD requested modifications regarding provision of adequate sites for affordable housing. The City's 2004 revision to the document was adopted to address HCD's comments and to reflect housing activity within the City at that time. In 2011 as regarding housing element contents. This document is an update to the Housing Element that was adopted in 2011 and subsequently certified by the State in 2011. H-1 October 20134uae-2891 Housing Element City of Santa Clarita General Plan B. Legal Requirements Housing elements have been mandatory components of the General Plan since 1969. California Government Code Article 10.6, Sections 65580 through 65589.9, establish the legal requirements for preparation of housing elements by cities and counties throughout the state. In creating the housing element law, the Legislature's aim was to ensure that local governments would cooperate with one another in order to address regional housing needs, and that counties and cities would marshal available resources and develop appropriate local programs to meet the State's housing goals. Section 65580 states that "the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farm workers, is a priority of the highest order." The State's interest in housing production also recognizes the critical role of housing as an engine for economic stability and growth. In general, the Housing Element must include the following components: • A housing needs assessment for existing households, including those overpaying forte — F�tted:Buiieted+Level: I+Aligned at: housing, living in overcrowded conditions, or with special needs; housing units needing 0.25"+Indent at: 0.5" rehabilitation; and assisted affordable units at risk of converting to market -rate units. • A projection of future housing needs, in conformance with the Regional Housing Needs - Formatted: Bulleted+teWl+Nigneda[. Allocation prepared by the Southern California Association of Governments (SCAG) for 0.25"+Indent at: 0.5" the Los Angeles metropolitan area. • An inventory and analysis of sites suitable for housing development based on zoning--- Formatted: Bulleted+Level:l+Algned at: and land use designation, size, existing uses, environmental constraints, availability of 0.25"+Indent at: 0.5" infrastructure, and realistic development capacity, by income level. • An analysis of constraints to new housing development, including both governmental— Fomtatted:Bueeted+Level:l+Al'yneeat: and non-governmental factors that may limit housing construction and affordability. -!+-rodent at: 0.5" `` • Housing programs to ensure that adequate sites are provided to meet the City's share o� X0.25 romtatted: Belleted + Leve 1 +Aligned at: the regional housing need; assist in the development of housing for low- and moderate- 0.25"+Indent at: g.5" income households; remove or mitigate governmental constraints; conserve and improve the existing affordable housing stock, promote equal housing opportunity; and preserve at -risk subsidized housing units. • Quantified objectives for housing, including estimates of the number of units, by income---- Formatted: Formatted: Bulleted+Level: S+Algnetl at level, to be constructed, rehabilitated, and conserved over the planning period of the 0.25"+Indent at: 0.5" element. upe-^' ^^ctober 2013 H-2 City of Santa Clarita General Plan Housing Element • An evaluation of the policies, programs, and quantified objectives of the prior Housing-1Formatted: BUL-Wd+Lerel: l+agned ae: Element. o.zs^+CMadat: o.s Govemment Code Section 65585 requires cities to submit copies of their draft and adopted housing elements to the California Department of Housing and Community Development (HCD) for review. HCD will review the draft element and report its findings to the city after a 60 -day review period. After adoption, HCD has 90 days to review the Housing Element and provide comments to the City. The housing element is the only General Plan element that must be reviewed by the State as part of the adoption process. In general, housing elements are required at the time of General Plan adoption. Unlike the other General Plan elements, the housing element must be revised at regular intervals as established by State law - typically, every five years. The City's last Housing Element revision was adopted in 28942011, and the next update for cities within the SCAG region is scheduled for 20052013. The planning period for this revision of the Housing Element extends from October 15 2013 to October 15, 2021'^- 2Q.^'". With the adoption of Senate Bill 375, there has been a recent change to require juri elements in an interval of a period not to exceed eight years.. The City's planning area boundary is shown on Exhibit H-1, and includes the incorporated City boundaries along with the adopted sphere of influence. The area of the incorporated City is about 52-662.8 square miles, and the sphere of influence includes an additional 28.521.2 square miles. The City is required to plan for its sphere of influence, which includes land contiguous to existing City boundaries that may be annexed into the City at some future date. However, in preparing this Housing Element, potential residential development outside the City limits has not been considered in the suitable sites analysis for purposes of meeting the City's Regional Housing Needs Allocation. If, in the future, land within the sphere of influence is annexed to the City and developed with residential uses, this housing will be in addition to that planned for in this Housing Element. C. Public Participation Ferrrratted: Nat Highlight Formatted: Not Highlight Formatted: Not Highlight State law requires that local governments make a diligent effort to involve all economic segments of the community in the preparation of a housing element update, and this - participation process must be described in the element. _�... Formatred: Highlight I In compliance with State requirements, the City and its housing consultant made a concerted outreach effort to invite public input during preparation of this Housing Element. Between October 2007 and August 2008, City staff and the City's housing consultant held four meetings with community groups, a meeting with the Newhall Redevelopment Committee, and a public workshop at the Newhall Community Center to receive input on the Housing Element. In addition, the housing consultant interviewed a number of Santa Clarita social service providers by telephone and by email to gather information on the housing needs of special needs populations within the City. More information on these efforts is provided below. City staff and the housing element consultant met with the Healthcare Roundtable on October 19, 2007, and again on January 18, 2008. This Roundtable, which holds monthly meetings, includes representation from most of the social service providers in the Santa Clarita Valley. H-3 October 2013duae,-289-1 Housing Element City of Santa Clarita General Plan _ _ - - l Formatted: Highlight The housing element consultant attended a meeting of the Santa Clarita organization Save Our _ Seniors on August 1, 2008. This meeting was attended by a number of seniors and advocates and addressed problems that some seniors are experiencing in "affordable" senior housing developments. I° 4--,'^^ ^'^^ ^ October 2013 H-4 at of Santa Clam, General Plan Housino Element H-5 October 2013Juna, tOU I r Mm: H9hlytt farm.tbl. Holot i i y / ANGELES NATIONAL r' ' f FOREST �.... ......... t7 ....i I CASTAIG ......i ....................................v f O a�WN Am .e®s � , a Q Ory e( Sao Chu+ A,"N.ImdRwa Q �Qpq 4-..r. •• Spbu. of lal6su .... .. "F _ , ' r 1 �'f SAUGUS ; I CITYfO F VALENCIA SA NTA' CLARITA CANYON COUNTRY. SAND 1 CANYON tt \tori Y- _1... ANGELES NATIONAL NE FOREST WEST nef rI -� CANYON ' ry—ten. Doss , H-5 October 2013Juna, tOU I r Mm: H9hlytt farm.tbl. Holot i i Housing Element City of Santa Clarita General Plan A public workshop on the housingelement was held at the City's NevAaall GemFF u - Activities Center on july 22, 2QDg^grit 8. 2013, which was widely advertised throughout the community in both English and in Spanish. This meeting was attended by 548 people and a Spanish translators weFewaavailable at the meeting. Oral comments were received from e;W twenty Q44 -all of the attendees, and no written comments were submitted by ex geeple at the meeting. Formatted: Highlight Formatted: H gNght The prior housing element consultant also conducted telephone interviews with staff of the following agencies: Santa Clarita Valley Senior Center; Santa Clarita Community Development Corporation (Cold Weather Shelter); Single Mother's Outreach; and Los Angeles County Community Services Department. The following agencies were contacted by phone and provided information on clients and services by email: North Los Angeles County Regional Center; and Los Angeles County Department of Mental Health. - - Formatted: Highlight A study session by the City's Planning Commission was held on Nevesaber9g8Arip 1 16• 2013 and was attended by approximately 15 people. After review of the draft element by HCD and circulation of a draft Negative Declaration for the GAAeFAI PJaaHousing Element update, a public hearings on the draft element weFe-was held on 9stebeF -- l Formatted: Hghlight 2013 by the Planning Commission. A formal recommendation of approval of the Housing Element to the City Council was adopted or ""^, 2013. The cityCouncil ., - F« atted: Highlight reviewed the draft Housing Element and related environmental document at a public hearing on uRe '44, 29'^'4 Z&V. 0013,_and the element was adopted on '••w..o-;4-�^'': 2013:. Formatted: Highlght During all public hearings, both Planning Commission and City Council, the public was F�attedp Highlight encouraged to participate in the process through both written and oral testimony. The revised ` Fom ttad: Highght Housing Element and environmental documentation was available both online at the City's website and in written form at various locations throughout the City_ ,. ,. .,__-- Formatted: Highlight Public input received through all the meetings and correspondence described in this section has been considered in preparation of this Housing Element Any wWritten comments received have been compiled in the Appendix for review and reference. - D. Consistency with Other General Plan Elements As-sasp;-the-The Housing Eelement is consistent with all the other General Plan elements as required by state law. Specifically, the Housing Element is consistent with other General Plan elements as follows: dune,2011October2013 H-6 City of Santa Clarita General Plan Housing Element Land Use Element The Land Use Element establishes the type and density of development that will be allowed in the planning area. The Housing Element is consistent with the Land Use Element because the location and density ranges shown for residential land use districts on the land use map have been designated in consideration of the housing needs projected for all economic and demographic segments of the Valley's residents, including households with special needs and those with incomes of less than the County median. Adequate sites for attached and multi- family housing have been identified to ensure that the need for affordable housing has been met in the City. The number of dwelling units that can be built in the planning area based on the land use plan will ensure that the regional housing needs allocated to the City can be met. In addition, the Land Use Element allows mixed uses in various locations proximate to residential areas, in order to provide services such as food and drug stores and medical offices within walking distance of residents. Circulation Element The Circulation Element contains a plan for major transportation facilities within the Santa Clarita Valley, including streets and highways, rail and bus transit routes, stations and terminals, and airport facilities. The Housing Element is consistent with the Circulation Element because streets and highways have been planned to convey vehicles through the planning area at acceptable service levels when the new housing provided for by the land use plan and housing objectives are developed. In addition, policies have been included in both elements to ensure that residents have adequate access to streets and highways, public buses and commuter rail, bicycle trails, and walkways. Conservation and Open Space Element The Conservation and Open Space Element contains maps and policies to ensure preservation of an open space greenbelt around large portions of the Santa Clarita Valley, in addition to preserving water quality, historic and cultural resources, scenic views, and providing recreational facilities to enhance the quality of life for Valley residents. The Housing Element is consistent with the Conservation and Open Space Element because adequate sites for housing to meet the regional housing needs allocation are available throughout the City without impacting open space or resource conservation areas. In addition, adequate parkland and recreational facilities have been planned to meet the needs of existing and future residents. The Housing Element also addresses the need for resource conservation in new housing construction, including conservation of energy and water resources. Noise Element The Noise Element contains maps and policies to ensure that residents will not be exposed to health risks or nuisances due to noise generated from freeways and high-volume roadways, airports, industrial and recreational uses, special events, and other uses emitting loud sounds. Policies in the Noise Element address sound attenuation measures to protect the public health, safety, and welfare, such as setbacks, noise barriers, and buffering. The Housing Element is consistent with the Noise Element because "sensitive receptors" such as residential neighborhoods, group housing, and support services including medical, child care, and educational facilities, will be protected from harmful effects of noise. H-7 October 2013duae.2811 Housing Element City of Santa Clarita General Plan Safety Element The Safety Element contains maps and policies to ensure that residents are not exposed to health risks due to air pollution, earthquakes, wildland fires, or other environmental hazards, and that adequate provisions are made for crime prevention, law enforcement, and fire protection services. The Housing Element is consistent with the Safety Element because residential land uses were designated in consideration of the locations of hazard areas, including known earthquake fault zones, areas subject to flooding or wildfires, unstable soils, and other environmental hazards. In addition, the Safety Element includes policies to ensure that new residential development plans in the City are evaluated for conformance with accepted crime prevention measures, and that adequate law enforcement and fire protection services are provided to ensure the safety of City residents. Economic Develooment Element The Housing Element supports the Economic Development Element because it provides for a range of housing programs to meet the needs of a variety of employment levels throughout the Santa Clarita valley. E. Consistency with Related City Planning Efforts Redevelopment Five -Year Plan As a result of the dissolution of redevelopment agencies, the Five -Year Implementation Plan, which expired in June 2012, has not been updated. In the past this document would address specific requirements in State law with respect to prior affordable housing activities and the dine,29140ctcber2013 H-8 Formatted: Font: (Deraua) Arial . Formatted: Font: (Defau@) Arial City of Santa Clarita General Plan Housing Element 11 'till III W - Income Targeting for Senior/Nonsenior Households • CHAS -based Method000g Santa Clarita Redewelopmerd Agency —T� Eldedy tb2+) Total Renters Owners Subtotal Households Eaming Less than 50% of Median Family Income: Households Eaming Between 80% and 50% of MFI _ 1,095 838 133 439 1,014 1,463 5,156 4 414 —1,534 — 1,13.52 _ 3,366 9 570 Source: US 2000 Census as reported by CHAS data ------------- 35.4% 100.0% H-9 October2013 ^-,'^" Formatted: Highlight 't Formatted: Normal, Centered -� Housing Element City of Santa Clarita General Plan aiegrams in pFe all the Fedeve'ap moderate -iaseFae; The--Redevejepp ( nds was l4Kt-91' 9WiFFIGGI hQW6 Rg 1'11 325,242 Wt foods-areidentifieE The Hews Ag Ele The -Bewafewn-N aafis pates the sre Consolidated Plan The City of Santa Clarita is an entitlement city for Community Development Block Grant(CDBG) funds. Use of CDBG funds requires the City to follow a five-year strategic planning process called the Consolidated Plan. The process begins with a document called the Consolidated Plan (Con Plan), in which the needs of the low- and moderate -income community are identified and prioritized. Each year an Annual Action Plan is developed which identifies how the annual entitlement funds will be allocated and how those allocations address the needs identified in the Con Plan. Finally, the City submits an annual Consolidated Annual Performance Evaluation Review (CAPER) reporting on the effect the various CDBG-funded activities have had on the community. The current Consolidated Plan five-year cycle will end in June 28992014. A new five-year Con Plan is in development. The current Con Plan identifies affordable housing as a high priority. This is consistent with the policies and programs identified in the Housing Element, specifically those identified to assist low- and moderate -income households. Many of the programs identified in the Housing Element may be funded through the use of CDBG funds. F. Explanation of Housing Terms Some terms used in the discussion of affordable housing have specific legal meanings. As a reference tool for readers, this section defines terms that are used throughout the text. Affordable Housin Juae;28l3Gctober2013 H-10 City of Santa Clarita General Plan Housing Element Because the term "affordable" is used generically to describe a wide variety of housing prices, it is important to provide a definition consistent with state and federal law. The State defines housing as "affordable" when housing costs do not exceed 30% of household income. The federal government allows renters to pay up to 40% of their income for rent, but limits owner affordability to 30% of household income. Current mortgage lending standards require that monthly payments, including insurance and taxes, should not exceed 29% of gross income. At one time, many new housing units were "affordable" to working families buying their first----lrctmatted:huffed home. Now, the tens "workforce" housing is used for subsidy programs for middle or median income workers who can no longer afford to buy homes. Even subsidized housing targeted to households earning 50% or less of median income sometimes is not affordable to seniors on Social Security, disabled people, and mothers in the CalWorks program; these households may need programs that charge 30% of income for rent or are targeted to households earning 30% or less of median income (extremely low income). Rents in buildings financed by the low income housing tax credit program often are set for households earning 60% or less of median income. These rents, set at nearly $1,000 per month for a one bedroom unit, are often too high for seniors on fixed incomes and low wage working families. From this discussion, it can be seen that the term "affordable" has many meanings and connotations for various income levels. What is considered affordable for working class families is often not affordable to very -low income households. Income Definitions State and federal agencies use different definitions to describe income levels of households for purposes of administering housing programs, as described below. Throughout the text, both the percent of median income and the income category will be provided to avoid confusion from the various definitions used by different agencies. 1. Federal Income Level Definitions The federal government (Department of Housing and Community Development, or HUD) defines households that qualify for affordable housing based on threefive different income levels: extremely low income, flow income, and low mederate-incomeMiddle -iasaare, and ether. The Los Angeles County median income, updated in December fer--of 2008 2012 was $59;89861.90064,898. HUD uses this number as a base for calculations of income maximums in each category below, taking into account the higher cost of living in Los Angeles County. For this reason, the allowable household incomes in each area will not match straight mathematical calculations. The qualified income levels in Santa Clarita based on federal guidelines are described below and in Table H-1.21. • Extremely Low- Income: An extremely low income household is one earning 30% or l- w�mamea: &,paled+tewJ: i+Agnedat: less of area median income. Ala-28-j288;a family of four in Santa Clarita earning 0.3S +Tab after: 0.6'+IMait at: 0.6" $22;25024.6505388 or less was considered extremely low income. • Very Low- Income: A low-income household eams between 31% and 50% of area- -I-- iamamed: e•retm+teml: i+lu0ned at: median income. The very -low income limit for a family of four in 2809 2012 was 03s+Tab after. o.6•+tnamtat: 0.6' $37,90841 40042,458. H-11 October 20134une-244 Housing Element City of Santa Clarita General Plan • Low Income: A low income household is one earning between 51% and 80% of area--- I Fom atD"1: Bulleted+Level: I+Argoed at. median income. The income limit for a low income four -person family in 2988-2012 1.0.35"+Tab after: 0.6"+Indent a[: 0.6" was $42-45066.2506;-4b0. Fmmaeed: Bulleted + Level: 1 + Aligned at: 0.35" +Tab after: 0.6" + Indent at: 0.6" ° -- Formatbed: Bulleed + Level: I+ Algned at: Gtpef- 0.35" + Tab after: 0.6" + Indent at: 0.6" Table H-1.21: Federal Income Levels Defined Income Levels Percentage of Median Income Approximate Income Maximum (Family of four in dollars) Extreme) Low Less than 30% 2-2-:-x424.85026-288 Very Low 31%-50% 37-9 8 1,40042-4 Low 51%-80% 42-4506464&6.250' Moderate 84%96% to 568486569 ✓iitheF 6reat&k#aA_"% 56,8486L5 - Lowec-income limits exceeding median income is an anomaly ue to HUD historical high cost adjustments to median. Household lower income Floures are denved based on vent -low income fiures not a 'u tetl bv HUD to account for anv exce tions. The federal low-income housing tax credit program administered by the state's Tax Credit Allocation Committee sets affordable rents at 60% of median but gives additional application points to projects that target rents to households of even lower income. 2. State Income Level Definitions The State of California uses several sets of definitions for income -qualified households. For the Housing Element, the regional councils of government (including the Southern California Association of Governments, or SCAG), calculate future housing needs at the four income levels listed below and in Table H-1.32, but use the threelive above -listed federal categories in their calculations of existing need. 'Formatted Table Formatted: Font: 9 pt Formatted: Font: 9 M FmnaMW: Fad: 9 a • Extremely Low Income: Household income is less than 30 percent of Area Median- --- F«mat�ed: euuaed+Level:I+Augredat: Income (AMI). For a four -person household in Santa Clarita, a low income household 0.35"+Tab after: 156 +Indent at: O.fi" would earn no more than24 85025.399. • Very Low- Income: Household income is 50 percent or less than the AMI, or $3:-999$41.4 0 0 42-15 9 for a four -person household. • Low Income: Household income is 51 to 80 percent of the AMI, or no more than $4 -459$66.25051.849 for a four -person household. '.'^A.'^1IOctober 2013 H-12 City of Santa Clarita General Plan Housing Element H-13 October2013Juae;2G44 Housing Element City of Santa Clarita General Plan Table H-1.32: State Income Levels Defined Income Levels Percentage of Median Income Approximate Income Maximum (Family of four in dollars) Extreme Very Low Less than 30% 2-2,75924.85023.289 Very Low 31%-50% 37,,999 1.40042-3.59 Low 51%-80% 42-,t5866.2503k948 Mederate 81%-120-4 X69 _ .. The &t ate Fonnaeeea: ngnignc bonus law (Gov. Code 65915) makes provisions for housing affordable to households earning either 50% or 660% of median income. The housing programs administered by the California Department of Housing and Community Development use the categories created by the federal government with some additional adiustments. Area Median Income (AMI) AMI is the amount of annual family income at which half of all families in the area earn less and half earn more. AMI is a measure used by HUD and by the California Department of Housing and Community Development (HCD). According to a memo issued by HCD on Apri4-6February 253. 2013 ', 2096 entitled =2896-laseme-limits "State Income Limits for 2013 Reflecting New State Hold Harmless Policy"2; " Median Family Income (MFI) MR is a measure calculated and used by the Census at every level of Census geography. It is the midpoint of family income, the amount at which half of all families earn less and half earn more. This measure is used by the California Department of Finance. According to the -2896 24" American Community Survey 1 -Year Estimates, median family income for Santa Clarita in 2986-20118 was $7351385.0453946. Cost -Burdened Households These are households in which more than the recommended amount of household income is spent on housing. The federal government sets standards for the amount a household should un,'^"October 2013 H-14 City of Santa Clarita General Plan Housing Element pay for housing at no more than 30% of their gross income for rent or mortgage, including utility costs. Households paying more than 30% of income for housing are considered cost -burdened, and households paying 50% or more for housing are considered extremely cost -burdened. G. Who Qualifies for Affordable Housing? The income definitions contained in subsection F, above, meet State and federal guidelines. However, they do little to describe the residents of the Santa Clarita community that may quality for affordable housing. Table H-1.4-3 has been included below to illustrate various income levels within Los Angeles County with respect to various types of employment. As this table shows, many people with full-time jobs might be classified as heading very -low, low-, or moderate -income households, and might be in need of affordable housing assistance. Table H-1.43: Household Income Levels and Sample Occupations Los Angeles County, 29052013 Income Category Sample Occupations Annual Income for 4 - Person Household Food service workers Extremely Low Laundry/dry cleaning Up to $225825.300 _ (30% or less of AMI') Hair shampocers Clerical 12.1 r Cooks Nursing aides $22-758 to Medical assistants $37�98�5 300 to Very low Janitors $41 141 --- (31 - 50% of AMI) Child care workers Retail sales clerks 12.1649:84/hr. to Bakers $20 2G48-22/hr - Securitywards - - Carpenters Plumbers $399941141 to Low Computer operators $42,45987134 (51 to 80% of AMI) Teachers Social service staff 0.2648.22/hr to 2.4229.49/hr Laboratory technicians 'Area Median Income for the Los Angeles -Long Beach Area in 2988-20133 as established by H D4 was 1 9005&888. Source: Karin Pally Associates, HUD User and Federal Employment Data Formatted: Left ...-- FormatKd; Not Highlight � formatted: Not Hghlight Formatted: Left formatted: Not Highlght _, Formatted: Not Hghlght —tet formatted; Not Hghiigid •— —' Formatted: Left Formatted: Not Highlight �—t Formatted: Hu Highiight I Formatted: Not Highlight H-15 October 20134ene,-2944 Housing Element City of Santa Clarita General Plan II. REVIEW OF PRIOR HOUSING ELEMENT OBJECTIVES A. Success with Quantified Objectives The City's prior Housing Element revision was adopted in May-2004June 2011. This section includes an evaluation of the objectives contained within the 28942011 element to determine the City's level of success in achieving the prior goals and objectives. Between July 1. 2005daauag� and 4uA0-3qj2auary 12013, 2985, an additional ._ - Formatted: Not Highlight 6 -747828 -housing units were constructed in the City of Santa Clarita, as summarized in Table_ �,,,,atted: Not H.2 gh2 H-2.1 below. Included in this number were 3,23z]� s_ ingle_family_units and 33283-multF _ F,,,atted:NotHghlght family units (includes both rental and ownership units, such as condominiums, townhomes and - duplexes). This number represented 94$% of the City's RHNA allocation_ of 74.67-9.598 -newFamattM: Na Hghlght units for the planning period of the 2804 -element Formatted: Not Highlight . Table H-3.11 in Section 3.6, Existing F�matted: Not Highognt Housing Characteristics, shows the City's permit data by year for newly constructed housing units. - - Formatted: Highlight rehabilitation and handy -worker aad retaaJ3ltater grant programs. Although these units were not made affordable and, therefore, do not meet the objectives for preservation/conservation, maintenance of its existing housing stock is an important objective for the City and ensures that individuals and families whose resources are not adequate to maintain their homes can continue to live in safe and decent conditions. Formatted: Highlight Table H-2.1 3968-29952006-2014 RHNA Obleatives from 2Q104 Element and Aeeomollshments 4999- formatted: Not M ohl oht Source: City of Santa Clarita 20042011 Housing Element, and City records, daae-2014Odober2013 H-16 Fmmaltted: Nat Highlight .._ . — Formatted: Not Highlight RHNA Objectives 4888- Accomplishments 4998- 20961006-2014 _ _- from 20042011 Element -;0952006-204-2 - - Income Groups New Rehabilitation New Rehabilitation Construction (City Objective Construction Extremely Low N/A 120 N/A 219 Very Llow 224924,286 2484$0 204"AieFjQ 8402M Low 8441560 439427 4444senfar45 44191f7 Moderate 4391 557 4290 30 00 Above Moderate 3` 888 06283 7 00 Total 3-639 998 3601627 6 828 828652 Source: City of Santa Clarita 20042011 Housing Element, and City records, daae-2014Odober2013 H-16 Fmmaltted: Nat Highlight .._ . — Formatted: Not Highlight City of Santa Clarita General Plan Housing Element B. Success in Meeting 20042011 Goals, Policies, and Programs The City of Santa Clarita was successful in accomplishing many of the goals adopted in the 2005-2013 3889-280lli-Housing Element (last revised in 20042011). The following points summarize the City's major housing accomplishments during the last planning period. 1. The City constructed 6757 -851 -new dwelling units 049/t9% -of its RHNA allocation of-], 7579"598 -units.. 5G,04 of mediain PGGFAe and 0 3-2. The City implemented�xoanded a program of proactive Community Preservation - to monitor and improved housing conditions in targeted neighborhoods. 4.3. The City provided residential rehabilitation and handy -worker grants to 9&52 income -eligible households to make repairs related to safety, accessibility, and �. habitability, ensuring that residents could continue to live in housing that is healthy and safe. 54. In the land use plan and zoning map, the City ensured that adequate sites were, zoned for residential uses of varying densities, sufficient for its entire RHNA allocation of 7 157 9 598 -units. 6§Through its planning and permitting services, the City processed entitlements for- construction orconstruction of 4;247-1 502 new houses, condominiums and apartments in the City. 7b. Through allocation of HOME funds, the City provided silent second loans to - assist seven eligible households to become first-time homebuyers. 8-7. The City amended the Unified Development Code to previde-additieaal- Formatted: Not Highlight Formatted: Numbered + levee 1 + Number g Style: 1, 2, 3, — + Start at: 1 + Alignment Left + Aligned at: 0.25" + Tab after: 0.5" + Indent at: 0.5" Formatted: Not Highlight Formatted: Not Highlight Formatted: Indent: Left: 0.31", Hanging: 0.19", No bullets ornunMskg Formatted: Numbered + Level: 1 + Number g Style: 1, 2, 3, ... + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Tab after: 0.5" + Indent at: 0.5" Formatted: Highlight Formatted: Numbered + Level: 1 + Numbering Style: 1, 2, 3, ... + Start at: 1 + Alignment Left + Aligned at: 0.25" +Tab after: 0.5" + Indent at: 0.5" Formatted: Numbered + Level: 1 + Numbering Style: 1, 2, 3, .- + Start at: 1 + Alignment Left + Aligned at: 0.25" + Tab after: 0.5" + Indent at: 0.5" Formatted: Numbered + Level: 1 + Numbering Style: 1, 2, 3, — + Start at: 1 + j Alignment: Left + Aligned at: 0.25 +Tab after: 0.5 +Indent a[: 0.5" Formatted: Numbered + Level: I + Numbering Style: 1, 2, 3, ... + Start at: 1 + Alignment: Left +Aligned at: US" +Tab ate: 0.5" + Indent at: 0.5 Formatted: Numbered + Level: 1 + Numbering Style: 1, 2, 3,... + Start at: 1 + Alignment: Left + Aligned at: 0.25" +Tb efts: 0.5 + Indent at: 0.5" 88. The City contracted with the San Fernando Valley Fair Housing Council t Formatted: Numbered + Level: 1+ provide fair housing services, including outreach, education and investigation of Numbering Style: 1,2,3, ... +Start at: I+ discrimination con laints. Algnmet:Left+Alignedat:0.25"+Tb P 'L after: 0.5" + Indent at: 0.5 Table H-2.2 is a complete review of the housing programs included in the City's 2004-2011 Housing Element, which includes programs and activities of the City between 49QR 2005 andan 20062013, the last housing element period. The table has three columns. The first column (Programs) reproduces the program adopted in the element and captures the objective. The second column (Result Evaluation) describes the results, if any, of program activities. The third column states the future status including the City's intention to continue, revise or discontinue H-17 October 2013dune-2941 Housing Element City of Santa Clarita General Plan the program, and provides a reference for that program in the programs section of the 20132898 Housing Element. Program/Objective G���; Future Status dug--29�lOctober2013 H-18 City of Santa Clarita General Plan Housing Element Program/Objective " 1` Future Status H-19 October2013Jaae-2944 Housing Element City of Santa Clarita General Plan Program/Objective M" U'L I Future Status --2October2013 H-20 City of Santa Clarita General Plan Housing Element Program/Objective Evaluation Future Status Formatted: Indent Left: 0.03", Bulleted + legal: 1 + Aligned at: 0.25" +Tab after: 0.5' + Indent at: 0.F, Tab stops: Not at 0.5' Formatted: Bullets and Nuntmrim H-21 October 201 ".. '9"4 Housing Element City of Santa Clarita General Plan Pro ram/Ob ective Resuu g jI Future Status duar201 !October 2013 H-22 City of Santa Clarita General Plan Housing Element Pro ram/Ob active Result 9 1 ...... I:- Future Status Ffe§raFn P FAV desdewa-gayFaenE (90,04 AAF -1) hewsaheld6wha ✓:4NM}e theF net -GwRed-a AFM t MR hGFAQbWY8FG. H•23 October2013daae-2944 Housing Element City of Santa Clarita General Plan Program/Objective """" Future Status un,2G!October 2013 H-24 City of Santa Clarita General Plan Housing Element Program/Objective IF.21 eHnn I Future Status H-25 October 2013Jeae-29-4 Housing Element City of Santa Clarita General Plan Program/Objective RrsU„ Future Status a..�i..�r�..., dune, Al4October2013 H-26 City of Santa Clarita General Plan Housing Element Pro ramlob ective Kesua 9 1 Future Status H-27 October 2013'^,24" Housing Element City of Santa Clarita General Plan Programlobjective Evaluation Future Status -_.. Fm attad: Left un,204 40ctober 2013 H-28 City of Santa Clarita General Plan Housing Element Program/Goal ResultEvaluation Future Status Goal H 1: Provide adequate sites to accommodate 9.598 new housing units between 2006 and 2014. atted:3usdraxl, Indent. Left: o" 1.1 _ The City amended the zoning map to Pro ram completed. _ .— Formatted: Font. Bold Adequate Sites for Housing rezone a minimum of 320 acres of land ect Affordable to Low and Very from parcels within Suitable Sites 2.3.4.5 Low Income Households - and 16 acres to the UR5 and SP zones to Amend zoning map to provide adequate properties require minimum densities of 20 units per acre, ensuring that at least 50% of the with appropriate zoning. capacity of these sites is zoned xclusivel for residential use. H 1.2 ffordable Housing Density The City approved two projects for a total Prooram to be modified to re of 117 units of affordable units. the City's new RHNA _ --Fom,atted: Font. Not Bou � e Formatted: Fag, Not Bow Bonus - rove at least 121 __ __ __ __ r uirements and included affordable units to meet the City's Regional Housing Needs Allocation. next cycle of the Housing - Element. ,H 1.3 The zonina map was amended to oroAdePro ram om Idled. ,- Fomwmm: Fan: Bad FarmatYed: Fan: rot eoa de to rtes for Market sites for the development of at least 2,061 __ Rate Housin units but u to 9,792 market rate. J41.4 _ _. The Unified Development Code was Pr ram Completed. wmWttea: Fort: B __ Formatted: Fo n: Not Bold Density Bonus Code amended to allow granting of density __ _ Amendment - The City will bonuses Provided that all units in the consider amending the Unified Development Code to proiect are affordable to very -low and low - income residents and that the proiect allow granting of density bonuses. conforms with the City's desion uidelines. H-1-5 The City amended the zoning map to _ _ rezone areas to include the Mired Use Program Completed. _ - Formatted: Font: Bold Formatted: Font. Bold Mixed Use Ordinance - Implement the City's Mixed Overlay Zone (MU) to encourage a mix of Use provisions as set forth in residential, commercial, emplovment and the General Plan Land Use institutional opportunities within activity Element. centers along identified corridors throw hout the City H 1.6 _ A study has vet to be conducted. Conduct study and make - recommendations to be _-� -- Formatem: Fan: Boa `,;,� Formatted: Fom: Bold Faraa; Tat, stops: 8.63", terc Graduated Density 2onina— Newhall Redevelopment completed by 2015. To Area The City will evaluate included in next cycle Housi the feasibility of adopting a Element. program for "graduated density zoning" in this target area. H-29 October 2013dane;-2813 Housing Element City of Santa Clarita General Plan Program/Goal Formatted: Font: Not Bold ,i Formatbed: Font: (Default) Arial, 11 pt, Not Evaluation Future Status Formatbed: Normal, Tab stops: Not at 0" - To The Program infeasible and not needed Program review complete.- --- Formatted: Neadmg B,Tabstops: 0", Left _ Focrnamed; Font: Not Bold at this ime. nore - _—.. - -- -- - _ _ _ Fe—Formatted: Formatted: Font: Not Bold Font. Not Bold ...--. Formatted: Font: (Default) Times New Roman, Continue tracking available land 12 pt wns - An interdepartmental team has been created and began monitoring of available- auarterly This program wilh 4e, carried over to the next cycle'of Formatted: Font: (Derauft) Adal,11 pt, Not Bold Ind Fit -ate land and potential funding sources. Tough viable land was available, no funding was the Housing Element. -I Formatted: Nomnal.Tab stoos: Not at 0^ Formatted: Font: Not Bold ,i Formatbed: Font: (Default) Arial, 11 pt, Not Alps. '^" October 2013 H-30 Bold Formatbed: Normal, Tab stops: Not at 0" Formatted: Font: (Default) Anal, 11 pt :his _ ... Fomtatted: Fan: Not Bold at,his De — Formatted: Font: (Default) Anal, 11 pt, Not . 0�@�f Bad Formatted: Normal, Tab stops: Not at 0" _ --- Formatted: Font (Default) Arial, 11 p[ fled Oye Formatted: Font: (Default) Aral, 11 pt, Not iotlsin Bad Formatted: Fan: (Defaun) Anal, 11 pt Formatted: Font: Not Bold Formatted: Font: (Default) Arial, 11 pt, Not Bold Formatted: Normal, Tab stops: Not at 0" IOW 10 Formatad: Font: Not Bold Formatted: Ford: Bold Formatted: CM47, Justified, Space After: 12.75 pt, Line spacing: At least 12.55 pt ... Formatted: Fat cola: Black Alps. '^" October 2013 H-30 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status H 2.1 Redevelopment Affordable ABx1 26 and AB 1484 dictated terms of Obtain Finding of Com letio unt RDA dissolution and severely restricted DPF and determine am Housin Program - The Agency adopted a new 5- _ the use of RDA low/mod housing funds _from of funds available for housin be of (LMHF's). Continued with dissolution programs. This proaram will Year Imolementation Plan process — LMHF's not available as of carried over to the next I and a 10 -Year Housing Plan February 2013. the Housing Element. in 2008. Housing construction activities are anticipated to take place in the Protect area in the Housing Element planning Period H 2.2 Homebuyer Assistance — Submitted applications in 2008. 2011 and Need to oossibly adjust poli es o 2013. on orogram to make it more FirstHOME Program - The _ _ 2010-11 - Avolied for HOME funds from attractive to borrowers. This primary funding source for this program is HOME funds HCD (not awarded 2011-12 - S700k in HOME funds awarded program will be carried over the next cycle of the Housin which are obtained through by HCD to continue FirstHOME. 2012-13 - Re -launched FirstHOME Element. competitive application to the State. While the City intends Program and completed initial eligibility to apply for HOME funds as on two borrowers. often as they become available, it cannot predict the outcome of those aDDlications. H 23 om u er Assistan Homebuyer Coordinated with CalHFA for FirstHOME Invite Ca1HFA re resentativ to- F -to- _ Program. CalHFA staff presentation at all FirstHOME borrower mee CalHFA -The C will continue to coordinate the FirstHOME borrower meetings. and continue to romote Cal Promote CalHFA on the City's website and in Affordable Housing and Services __ on -the City's weti§its and in ices F FirstHOME Program with Affordable Housin an CalHFA Programs in order to Brochure. This Program will e of increase the low- and moderate -income homebuver's opportunity for Brochure. carried over to the next cl the Housing Element. homeownershi H 2.4 City continued to be a participating The City will continue to be = Homebuyer Assistance— jurisdiction. Particioating 'urisdiction. Thi o Mortgage Credit Certification program will be carried over Prooram - The City will n xt CNEcle of the H usin Element. continue to be a participating jurisdiction in this program so that homebuyers in Santa Clarta can benefit from the federal Mortgage Credit Certification Program (MCC Program) operated by the Coun of Los Angeles. H-31 October 2013duae-2 4 Formatted: Fant: Not Bold Formatted: Font: Not Bold Formatted: FaM: Not Bold omtatted: Font: Bold Formatted: Font: Bold Formatted: Font: Not Bold omatted: Fort: Not Bold Formatted: ": sold Format0atl: Forth: Bald ormatted: FOM: Not Bold Housing Element City of Santa Clarita General Plan Proaram/Goal 2. Matching Programs operated at senior apartment buildings to match seniors as room -mates in a rental unit. Discussed the concept with Rachelle Dardeau. ED at the Senior Center, who has concerns about funding staff to do it, and the level of legal risk if things ao 07-08: 100 served 08-09: 140 served 10-11: 133 served 11-12: 135 served duce-204!October 2013 H-32 Future Status rannatcea: Fort: Bold ratmamaa: Font: Bold Fb atted: Fart: Bold PamatbBd: Fare: not Bad City of Santa Clanta General Plan Housing Element Proaram/Gaal Result Evaluation Future Status H2.7 Collaboration with Non -Profit 2006-07 - Conducted an RFO process to Approve DDA for NAD when __ F find a non-orofit affordable housing LMHF's become available. Is- r Affordable Housing Developers -The City intends developer with which to work on a n construction proiect. The Related program will be carried over o the next cycle of the Housinc F to continue to be responsive Companies and National Commun Renaissance (CORE) were chosen and Element. to the proposals of other affordable housing developers, and will support sites were explored. 2007-08 - Worked with Mercy Housing, projects which show promise to provide affordable housing non-profit affordable housing develooer, for seniors and families especially those who are to evaluate a plan for a 100% affordable. 67 -unit acquisition and rehabilitation extremely low-income. project in Canyon Country. Project was out on hold and ultimately cancelled due to the crash of the bond market in Fall 2008. 2009-2010 - Collaborated with Related/CORE to identify and acquire two parcels for a future new construction affordable housing development 2010-11 - Entered into an Exclusive Negotiation Agreement with The Related Companies and National CORE to negotiate DDA: acquired the Caltrans and Jana parcels: and entitled a 30 -unit. 100% affordable housing development with an increased density (Newhall Avenue Development — NAD) 2011-12 - Continue to extended the ENA for the affordable housing development (Newhall Avenue Development — NAD) until such time as RDA LMHF's become available. 2012-13 - Continue to extended the ENA for the affordable housing development (Newhall Avenue Development — NAD) until such time as RDA LMHF's become available. H-33 October 20134aae_2G41 ormatted: Fant: Bold ormatl d: Fart: Bold ormatted: Font: Not Bold Housing Element City of Santa Clarita General Plan Program/Goal Future Status I t Farmattd: Font: Bold g 7F. - MW Bold dollar funding cap. RDA funds were over to the next c� identified to fund that gap. but no Housing Element. additional funds were available to drive down the affordability levels to 30% AMI or below. A No other oroiects with affordability at or below 30% of AMI have been proposed. 2011-12 - ABx1 26 and AS 1484 dictated terms of RDA dissolution and severely restricted the use of RDA low/mod housing funds (LMHF's) for even moderately affordable housing. 2012-13 - Continued with dissolution process — LMHF's not available as of February 2013. Formatted Font Bold rormatted: Fant: Bold deae--2 October 2013 H-34 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status 3�1 1 Proactive. Community- Preservation - Conduct proactive Community Preservation activities related 2007 - Identified two areas for proactive The City will continue these - -1 Fom,attea: a--- Formatted: of Font: swd code enforcement - CC and RDA project grograms. This grogram will Font: Bad area. 2008-2011 Began Extreme Neighborhood Make -over Program (ENM) carried over to the next cycle the Housing Element. to property maintenance and public safety issues in selected neighborhoods of to bring resources to proactive areas and other areas as well. ENM is a collaboration among multiple City divisions : Code (violations). B&S (permits). ES (graffiti). RDA (rehab Canyon Country and Newhall to forestall decline of these neighborhoods and help maintain them in a clean programs). Planning (permits), and CS safe, healthy. and secure (volunteers), as well as Fire and Sherriff. manner that contributes to ENM's held to date: 1. 2008 CC - North Oaks Area SE 2 community vitality. 2. 2008 Newhall - East Newhall Area 3. 2009 Saugus - Bonelli Tract 4. 2009 CC - North Oaks Area SW 5. 2011 CC - North Oaks Area SE Assigned dedicated staff to oroactive code areas. CP officers refer to other City divisions, and agencies to help residents address issues. H 3.2 2008 - Began enforcement of State law Program complete. Fa attea: Font: Bold rvn ice: Font: mld Formatted: Font: Not mild Foreclosed PropeM Maintenance P ra - The regarding maintenance of foreclosed _ _ orooerties. California Civil Code 2929.3. City will adopt a program to To date: 2010 Abandoned Properties: 32 cases _ require banks and other entities that own foreclosed opened - 24 cases closed 2011 Abandoned Properties: 30 cases properties in Santa Cladta. to maintain those properties. opened - 28 rases closed 2012 Abandoned Properties: 11 cases oDened - 8 cases closed }I 3.3 City operates an annual Residential and The City will continue this F«mwm: Fmt: mld �� �mld of: eold FO1T'a' mld Residential Rehabilitation _ _Property Rehabilitation Program that ro ram Program. This will U Program -The City will rovides rants to low/mod homeowners carried over to the next c I continue to administer a program that provides grants to repair their owner -occupied residences. the Housing Element. _ _ _ _ _ _ _ Actual units repaired are: 2005-06 - 35 units 2006-07 - 34 units 007-08 - 45 unit _ _ 2008-09-24 units 2009-10- 30 units 2010-11 -25 units 2011-12 - 27 units to low- and moderate -income homeowners to repair their primary residences. F«mateed: Font: Sod H-35 October 2013' pe '^' Housina Element City of Santa Clarita General Plan Program/Goal homeowners to repair their owner - occupied residences. Actual units m repaired are — 2005-06 — 99 units 2006-07 — 75 units 2007-08 — 86 units 2008-09 — 94 units 2009-10 — 86 units 2010-11 — 66 units cv iv- i i — r unity 2011-12-2 units r"^^,�^' "�^' "October 2013 H-36 Future Status I he uty will Continue this..... - � Formatted: Font: Bold program. This program will be - Formatted: Font: Boa v o carried ver to the next cycle of the ied a Element. Formatted: Font. BOW Formatted: Font. riot Bold Formatted: Font: Bold Formatted: Fora: Boa Formatted: Font: Not Bold Farnatted: Ford: Not Born City of Santa Clarita General Plan Housing Element Program/Goal Evaluation Future Status H 3.6 2009-10 Website went live in Kly 2009 _ _The City will continue this--- rormatten: .-- - Formatted: of Fare: mm Provide Information fo Energy Conservation Programs - The City of Santa 2010-11 Adopted the standard CalGreen program. This program will b Font: Bald carried over to the next cycl code on January 1, 2011. The City pf the Housing Element. Clarita will create and maintain a website that will Santa Clanta is currently implementing the base level standards of that code. In be a "one-stop shop" that will addition. the City launched GreenSantaClarita.com in 2011 2012 Climate Action Plan was approved provide residents. businesses and builders with programs and products that assist with energy conservation on existing units. The website by the City Council. will include any available Programs for lower income residents. In addition, the City will review the existing building and development codes with all relevant state proorams to implement many as recommendations as feasible. GOAL H* Preserve affordability of existing homes that are at risk of converting to market-ra a rents curt - Fwmaaed: Font: Boa the planning period. '--- Formatted: Fant Bold )f 41 _ 2008-2009 - Proposed acquisition/rehab _ Contact State and building . -- Formatted: Formatted: nior Four. Boa Preservation of At -Risk oroiect was made infeasible by the bond Housing - To the extent market melt-down in September 2008. feasible. the City will work to preserve affordable units at 2011-12 - Updated status of Diamond risk of losing their subsidies Park - confirmed new bonds issued and converting to market -rate through LACDC extend the affordability to rents. City staff is currently 2036. working with affordable housing developers on a 2012 - Updated status of the Village - proiect which would preserve confirmed new bonds issues through 14 at -risk units and convert LACDC extended affordability to 2032 an additional 53 market -rate units in the same protect to affordable units. owners as needed to begin -"-� Font ma conversation on preserving affordability on the schedule below: 2012-13 - check status of: Meadowridge (2014) Park Sierra (2015) 2013-14 - check status of: Canterbury Village s -2016) The City will continue this of orograrn. This program will b carried over to the next cycl the Housing Element .GOAL H,5: Address and, where appropriate and legally possible, remove government constraints to the _ - Formatted: Fad: Boa _, Formatted: Font: Ed maintenance, improvement, and development of housing for all income levels. H-37 October 2013JRo, 20"20" Housing Element City of Santa Clarita General Plan Program/Goal Result Evaluation Future Status 1 The entire Unified Development Coe has Program complete. .- smarten: Font: Bold Reas Dnable Accommodation- been re -written to be consistent with the _ The Titywill amend the 20ifi d Development Code to general plan. This program was part of that update, and was approved by the teat an administrative roc dure whereby r e City Council in 2013. ownE rs and residents can a I for a reasonable acco modation for changes tom ke housina accessible to Detsons with disabilities or in ne d of an accoinmodation as orotected bv fak housinq laws. The bin nce will be based on mod Is orovided by the alit rnia De artment of Housino and Communit Deve o ment. Information on the r asonable her modation Drocedure will b made available on the Ci website. 5.2 This program was approved by the City Program complete. --- Formatted: Fare: Bold Emei gencyShelter Ordir ance - Adopt an ordin 3nce which modified the Council in 2009. Ci ' Unified Development Ordir ance to create a Hom less Shelter Overla Zone Within this overlay zone a year round shelter is ern tted without an apprc val of a discretiona ern t H5.3 This program was approved by the City_ Program complete. Fo matted: Fare: Bold Tran itional and Sgpoortive _ Council in 2009. _ Hous n - Adopt an ordin 3nce which modified the Citv,E Unified Dev to ment g[L ante to allow for trans tional and sugportive hous no as a ipermitted use in II re idential zones in the City I mits. I dune; GU ctober2013 H-38 City of Santa Clarita General Plan Housing Element Prog Resultram/Goal Evaluation Future Status H5.4 _ The entire Unified Development Code has Program com late. -_. -- Formatted: Font Bold Flexible Development Standards for Housing - The City will amend the Unified Development Code to been re -written to be consistent with the oeneral plan. In addition, the Lyons Avenue Corridor Plan was adopted that encourages flexible development standards. These programs was part of provide a process which affords flexibility for design that update, and was approved by the and development standards City Council in 2013. to promote affordable housing, multi -family housing, infill housing, mixed-use housing, and transit -oriented housing development, which may include but is not limited to shared Parking, variable lot sizes and dimensions, building height, and/or setbackssubied to design review and aDoroval. The entire Unified Develo ment Code has Program com lete._ _ _Formatted: Foie Bold Second Units - The City will been re -written to be consistent with the consider amending the Unified Development Code to general Plan. This program was part of that update, and was approved by the allow second dwelling units City Council in 2013. on individual residential lots with primary dwellings, provided that said lots are between 5.000 square feet and 19.999 square feet in area, subied to an Administrative Permit. This action is in addition to the City's existing allowance for second dwelling units on lots of 20.000 square feet or larger, subied to an Administrative Permit. H5.6 Staff from Planning, Buildino and Safe The City will continue this of wrmamed: Fare: Boa Monitoring of Codes and _ and Housing regularly evaluate ordinances, codes, policies, and procedures to ensure they meet the Program. This prmram will Ordinances - The City will carried over to the next cycle regularly monitor the implementation of ordinances, codes, policies, the Housing Element compliance requirements for reasonable accommodations, and procedures to ensure that they comply with reasonable accommodation for the disabled. H-39 October2013duge-2044 Housing Element City of Santa Clarita General Plan Program/Goal at or below 30% of AMI have been proposed. No other affordable housing developments proposed. closely with the developers and other City departments and divisions. june, 201x.^'^October 2013 H-40 Future Status Fm attad: Font: add Fotmamed: Font: Bold Fa atted: Font: Bold Formatted: Fpm: Bold City of Santa Clarita General Plan Housing Element Program/Goal ResultEvaluation Future Status The entire Unified Development Code has Program complete. - Famatted: Fare: Boa Fonaatred: Fan: Bpm Fomatad: Fart: mm Elimination of Amenity -Based been re -written to be consistent with the Mid -Point Density Policy.- general Ian. This ro ram was art of The City will amend the General Plan to eliminate the that update, and was approved by the City Council in 2013. amenity -based mid -point density policy, and will adopt density designations for residential land uses that are appropriate to the topography, infrastructure, environmental conditions development capacttv.and other site characteristics. 5.1a This program was aporoved by the City Program com fete. - Formatted: Fart: Bpm Modification to the UDC Definition of Family, - Amend Council in 2009. the Unified Development Code to modify the definition of family to exclude the operator, operator's family and staff to comply with the Health and Safetv Code H 5.11 The entire Unified Development Code has Program Com fete - Famatred: Fan: mu - FoFo, , ate:matted: Fa , OM iderlim _ Program: Residential Care__ been re -written to a consistent with the Facility Standards - The City general plan. This Program was part of will consider amending the that update. and was approved by the Unified Development Code to City Council in 2013. allow residential care facilities to have the same requirements as mufti -family development including the removal of the conditional use permit requirement. Goal H.S. Promote housing opportunities for all persons regardless of race religion sex marital status ancestry, national origin, color familial status or disabilit . Government Code Section 65583 c 5 H-41 October 2013Jvne, 29a4 Housing Element City of Santa Clarita General Plan Program Result/Goal Evaluation Future Status 6.1 Oty subcontracts with the Fair Housin The City will continue this - Fonnattea: Font: Bold F it ousin Programs - The Council of the San Fernando Valley to program. This grogram will tie: ---- Fo'matted: Font: Bold carried over to the 5 cycle of� Ci ontracts with a service provide fair housing services, including rovi er to Provide and coor inate fair housing ervi es for residents. The complaint investigation, outreach and Fomtatted: Font: Not Italic the Housing Element. - romatted: Font: NOt Ibit - education for landlords, tenants, buyers, and sellers, and litigation when required. fair hDUsino services orovider is re wired to conduct outre ch and education ctivi ies distribute literature rovi a housna vacanc listin s and oublicize the availdibilitv of fair housin servi es throw h various medi . The contractor also recor s and investi ates in ui ies and cont taints from resid nts. ji 6. 2009.2010 - 5 Year Al completed.as gart Release RFP for new Al to be_— Fomatted: Font: Bold Anal sis of Impediments to of the 2009-2013 Con Plan process submitted to HUD by May 157-1 Forinatted: Font: Bold Fair lousing Choice - As a 2014. The City will continue this Com nunity Develo ment program. This program will be Bloc Grant entitlement cont ignity, the City is re ui ed to develog an Anal sis of Impediments to carried over to the next cycle of the Housing Element. sin Choice Al in tion of the submission ofonsolidated Plan. Staff continuously monitor all issues The Ci will continue this Formatted: Font: Boa MonHousin Issue - Th affecting the development and maintenance of affordable housing, grogram. This Program will be --- Fo,,,,atted: Font: Bad VrHousinqls�ues-The monitor I islation carried over to the next cycle of nd otic issues including legislation at the county, state. the Housing Element. o the develo ment and federal level. and availability of intenance of le h usin in the Ci entitlement and one-time funds. of Sa to Clanta. 'line :2041 October 2013 H42 City of Santa Clarita General Plan Housing Element Program/Goal home park rental adiustment policy codified as Municipal Code Chapter 6.02. This ordinance is designed ro Future Status hearings as required. 2006-07 - Caravilla rent increase appeal 2007-08 - Caravilla rent increase apoea.l 2008-09 - Greenbrier rent increase appeal. Cordova rent increase appeal Canyon Breeze closure hearing. 2009-10 - Polynesian rent increase appeal. the proposed fifth member was approved by the four elected members on 11/10/10. 2011-12 - No appeals. H-43 October2013dune-2QI4 Formatted: Fad: Bold Formatted: No underline Formatted: Bulleted + Level: 1 + Aligned at: 0.25" + Indent at: 0.5" Housing Element City of Santa Clarita General Plan 111. EXISTING 1461 ISING NEEDS This section of the element summarizes demographic and housing conditions in the City to draw conclusions about existing needs that should be addressed in the Housing Element. It provides an overview of the City of Santa Clarita's population, economic, housing, and other characteristics which are the foundation for the various housing programs proposed in the Housing Element. The Land Use Element of the General Plan describes the City's development pattern as encompassing older communities such as Newhall, Canyon Country and Saugus, and the newer, master -planned community of Valencia. In addition, there are low-density, picturesque areas such as Sand Canyon and Placerita Canyon within the City limits, where residents enjoy a rural lifestyle. Because the City is comprised of various communities that each have a well- defined identity, the City's General Plan recognizes the distinctive value of each of its communities and neighborhoods. Santa Clarita, incorporated in 1987, is the one of the newest cities in Los Angeles County. It is also the fourth largest city6( 2.@63 square miles) and the *9u#h-1hir largest in population fif6He2i6. Although two Ot as Constituent communities, Newhall and 5augus, were fours the 1880s, the majority of the housing in Santa Clarita has been built since the mid-1960s. Residents of Santa Clarita overall have a median income that exceeds the County median about 2848"5°/6. In 2006, estimated median household income in Los Angeles Cou (according to the 2006 American Community Survey of the U.S. Census) was $68;83956 2 while in Santa Clarita it was $;6,947-83759. A. Population Characteristics, Economic Characteristics, and Housing Trends Characteristics Population According to the California Department of Finance January of 209711 was _17?6 46$971. SCAG Ce Los Angeles Gounty as a whole grew only Q-6.65! in most areas in Los Angeles County increased m over deaths) during this period, the population of 200Q, 2010 and 2012 is shown in Table H-3.1. ioe ^^"^^"October 2013 H-44 Formatted: Not Highlight the population of Santa Clarita in- —' Formatted: List Paragraph 010 amounts to almost the same _- FormaWed: Not Highlight 1t, "Santa Clarita is the third largest "' _ December 2012.' This latter figure ` Fo matoed: Not Highlight )(�79. By contrast, the population of Formatted: Not Highlight _ hi>�eriod. Although the population ' Formatted: Not Highlight igh natural growth (excess of births Formatted: rant. (Default) l arita also grew through annexation. 2,643 ;!,@Gl Forma added units and people rita recently completed the followin I Formatted: Not Highlight V's largest annexation to date) and Formatted: Not Highlight ch includes 14.900 residents, and Formatted: Not Highlight I residents, Population in-2000-andFom,atrm:NotHighlyix Formatted: Ford: 11 p, Nat FonmaUed; Ford: 11 gt Not Formatted: Not Highlight 11 City of Santa Clarita General Plan Housing Element Tabla H-3.1 - City Ponulation. 20006. 2010 and 2012006 U. S. Census 2Q1 OGG American Commun' Surma Department of Finance _ SDOFZ ACS 2006' 2-0,1206 176 32054,8@6 158,940 176.9717458 Population estimate in 2006 by the American Community Survey (ACS) has an error of +/- 9,670. It is likely that the AGS -SwFvey-gid chart does not include the City's most recent annexations. Both ACS and DOF numbers are estimates, one based on sample survey data, the other based on local data such as building permits. Aqe The median age in Santa Clarita in 201006 was a5.9g_°e'-n9a4y4nehan5e4- a. n int 33.47 in 20006. The proportion_dpersons aged 20-34_ increased by 1 1S°7 proportion of those aged 35-44 decreased by 2.24%. The other changes were in th year old age range, whichgnew by ecreased 44,3.9%0, and those age 7&9 which increased by1✓�90% When contrasted with the County as a whole, the areas of largest difference were in three age ranges. The group aged 20-34 was 3.7% larger Countywide than in Santa Clarita; this may reflect the lark of four-year educational opportunities, higher housing prices, and a smaller proportion of jobs in Santa Clarita relative to the County as a whole. In addition, a suburban lifestyle tends to be more attractive to families than to young adults, as reflected in the proportion of persons aged 3 45-454, which was 2.5% larger in Santa Clarita than in the County as a whole. Santa Clarita's single-family, suburban character appears to have attracted households that are seeking homes in which to raise children. The proportion of persons age 675 and older is also 1 % smaller in Santa Clarita than in the Coun .as a whole, with 5.9.5.8% of the City population age 65 and older in contrast to 10.290/6 Countywide_This trend may reflect the relatively recent development trends in Santa Clarita, where most of the housing has been constructed over the last twenty years and residents have not yet aged in place. Age of the City's population in 200806 and 201006 is shown in Table H-3.2 H-45 October 2011 6Ae, 294 Formatted; Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Fommatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Housing Element City of Santa Clarita General Plan Table H-3.2: Age Distribution for City and County Population, 200006 and 201006 Source: 2010 U. S. Census and 2006 American Community Survey Formatted: Not I Race/Ethnicity I�`t��`', Formatted: Not I Formatted: Not I Between 20002006 and 20062010, there was a change in the distribution of race and ethnicity Fommaered in Santa Clarita. Persons identifying themselves as White increased both in number and proportion of the populatiorL-wii tThe proportion and numbers of Asians Latinos and Fonoatted' Not I African American also increased. Akhaugp-&Persons identifying themselves as White still form Formatted: riot I the majority of Santa Cladta's populate -ThMooulatioa The number of Whites in Santa r r, Fomatted: Not I Clarita increased over this period from 404-72991.002 in 200Q6 to 1. 24_37991-.902 tk: Not 200€110. In 200Q6 Whites made up 695Z3$o/u of Santa Clanta's�opulation and by 2 0 \, f Fimatted: Not they were 5770.5% of the population. Formatted: Not I TAtthnwa44hare wnre nnlu 1.,-174x; n75 n mnne iriwntifvinn thnmewhwc ac Aclan in 9r=ln -tha Formatted was as -even --mere increase in the number of persons was dupe,2033Odober2013 H-46 e-e.a-iiieee - Formatted themselves as 20 088% 010 $% -2006 ACS- - _p�P Formatted: Not Highlight Age ange Census City eensds-- - City CouMy Formatted: Not Highlight Count Fomtatted Table 11 152829 .3 -- '64-5,793 -- 6.6 12,607 7.9 1;942- --- - 7.5 -- Formatted: Not Highlight0.4 Formatted: Not Highlight ,14 26 029982 4'7-&14. 1 Formatted: Not Highlight 1 312 535 13.4 1 482 753 a. ' Formatted: Not Highlight -- - 15-1 14.5124 047 2 7.6 Fatted: Not Highlight 753.630 7.7 14,423 9.1 Formatted: Not Highlight 20. -336532"944 19-0;t 2 228 519 22,7 28 476 17.9 '581 21_ Formatted: Not Highlight Formatted: Not Highlight 351879 38 �9-414. 1 430 326 14. 284 17.2 --15: 1,550,427 ' Formatted: Not Highlight Formatted: Not Hghlght --- - - 45 8 9398-969 16.43-9 1.368 947 13.9 23116 14.5 350,427 13, Formatted Formatted: Not Highlight 55 18.9979,499 10,13" 9.1 Formatted: Not Highlight Formatted: Not Highlight 1,013.156 103 13,185 8.3 �� 65-7 9 5985 757 . 5.4 1"5,3 Formatted: Not Highlight 568,470 5.8 7 755 4.9 ''' _. '�t Fommatted: Not Highlight75 + 7 2534968 .1 497 229 5.1 4,876 3.1 419 Formatted: Not Highlight Total 176 320Fi1-988 1 1009 818 605 158,940 100 -,206;498 ,,100rm Formatted: Not Highlight Formatted: Not I Race/Ethnicity I�`t��`', Formatted: Not I Formatted: Not I Between 20002006 and 20062010, there was a change in the distribution of race and ethnicity Fommaered in Santa Clarita. Persons identifying themselves as White increased both in number and proportion of the populatiorL-wii tThe proportion and numbers of Asians Latinos and Fonoatted' Not I African American also increased. Akhaugp-&Persons identifying themselves as White still form Formatted: riot I the majority of Santa Cladta's populate -ThMooulatioa The number of Whites in Santa r r, Fomatted: Not I Clarita increased over this period from 404-72991.002 in 200Q6 to 1. 24_37991-.902 tk: Not 200€110. In 200Q6 Whites made up 695Z3$o/u of Santa Clanta's�opulation and by 2 0 \, f Fimatted: Not they were 5770.5% of the population. Formatted: Not I TAtthnwa44hare wnre nnlu 1.,-174x; n75 n mnne iriwntifvinn thnmewhwc ac Aclan in 9r=ln -tha Formatted was as -even --mere increase in the number of persons was dupe,2033Odober2013 H-46 e-e.a-iiieee - Formatted themselves as City of Santa Clarita General Plan Housing Element __—__. –--_---_ -- - — -------_ --_ - 1 Formatted: Higl The proportion of African Americans also increased but only slightly, from � 11 % to 2-1-3.2% of _- Fo matted: Not the population, while proportions of American Indian/Alaska Natives, Native Hawaiian or Pacific Fo matted: Na Islander, or Two or More Races, made up 45.x% of the population in 2000.10 an increase of 3l _660o over its proportion of _393-2% in 200yi,- Fo mattes: rvoe In terms of housing policy, there is a legitimate concern about whether households of different, Formatted: Not races and ethnic groups have equal access to rental and ownership housing including home Formatted: No loans. It is often difficult for renters and borrowers to identify discrimination when they have % been turned down for a loan or an apartment rental, so it is recommended that the Citycontinue Format[etl: No to periodically conduct the Analysis of Impediments to Fair Housing to evaluate whether Formatted: Not homebuyers and renters in the City have equal access to housing. The City contracts with a fair Formatted: Migl housing organization to provide outreach, education and discrimination complaint investigation, �3/- and will conduct a new Analysis of Impediments to Fair Housing in 2908-29882014 (Program H f4ot- Hispanic -ori-atino -- 6.2). ._ ._.. - _I ---_i Formatted: Highlight The City's Fair Housing programs are found in the Programs section under H 6.1 .1 and H 6.1.2. Race and ethnicity for City residents in 2000-aad-2.0062006 and 2010 are shown in Table H-3.3. Table H-3.3: Santa Clarita Race and Ethnicity, 20002006 and 50062010 209810 Census No. % 2006 ACS No. % Total 3206 1,768i 43 4f10-- ----- ---- -158,944 1100-- Not Hispanic or Latino �3/- 59- 40— - f4ot- Hispanic -ori-atino -- -1-}4,374---72:4 White 1058 70969 � ite — 91002- - -57.3- African American 232,9 .5,62-V-4) 191 9 ' -3;_4.04_-- - -2.1 -- _ American Indian or American Indian or Alaska Native 1.013297 062 Alaska Native 856 0.5 Asian 15.025 487 - Asian-- -- 74-- ,_54�- _____ ___, Native Hawaiian or Native Hawaiian or Pacific Islander 7294 0.2 Pacific Islander 636 0.4 Some Other Race 1.169 X2.08---Some-Other Race--- --- -51-7- -:3--- 2 Or More Races 82134 8 3-0rMore Races --.,- -4,782 - &0-4-9 Latino or Hispanic p 51.9413f - 9.58 'na-ar-Ffisparrie----. _- -44,56 - - 28.0 -243 6 H-47 October2013dane-2964 .. I-- -.'[ Formatted: Not Highlight I._ Forreatted: Not Highlight Formatted: Not Highlight —� Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight - - Formatted: Not Highlight --' Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight – Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not H�tlght Formatted: Not Highlight Formatted: Not Highlight -- Formatted: Not Highlight - Formatted: Not Highlight Formatted: Not Highlight Housing Element City of Santa Clarita General Plan Source: 2006 American Community Survey and U.S. Census. Note that the possible error in this particular table of the 2006 American Community Surrey is quite large, 60 the-ceaeeuaity aa9 WhAisity. Income According to the 200610 American Community Survey the median income in Santa Clarity Formatted: NotHghlght (meaning the point at which half of all households earn less and half earn more), is Median income is used to gauge whether housing in a community is affordable to most residents. Although median income in Santa Clarita is higher than the County as a whole, it was not high enough to qualify households to purchase the single-family homes that were sold in the City during June 2008, although it would have been sufficient to purchase several of the condominiums sold in the City that month. Table H3.4: Santa Clarita Income Distribution, 20002006 and 50062010 Ire / mm 11. Mm • • 1 1 •-0 m a, I � I w E LLLLLLLLLLLLL• • _ 1 111 • - � �� 111 to $24,999• • ,eII:JG' 'a=ri- WN III own $35,000 '. 1111 •'. ••• �� t ttt •'. ... �� 111 �� t7t • �� 11 111•• •� ' 11 111 MM P. -PA, 20110ctcber 2013 H-48 Formatted: Not Highlight Formatted: Not Hlahliaht ... -- Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight f Forenamed: Not Highlight —'_ Formatted: Not Nighfight Formatted: Not Highlight Fmmattrd: Not Highlight Formatted: Not Highlight Formatted: Not Highlight �\ Formatted: Not Highlight Formatted: Not Highlight i Formatted: Not Highlight Formatted: Not Highlight City of Santa Clarita General Plan Housing Element $150,000 to $199,999 Fmmatbed: Not Highlight Formatted: Not Highlight Source: U.S. Census and American Community Survey Formatlted: Highlight Employment The distribution of employment by industry remained relatively consistent over the period 20 Formatted: Not Highlight to 2 10 with a small increase in the proportion of employment in Proessiqeducaticnal _ Farmathed: no nightght occupations and a small decrease in Transportation. Formatted: rat Nlonront The single largest employer is William S. Hart Union School District Six Fla( withFlags Magic Mountain and Saucus Union Fo^a School District s next, together providing 4,18Q3� Forma tbed Not jobs. However, much of the employment in the City is generated from small businesses (60 ` F,,,,mm: narcant). Construction accounts for about six nercent of amnlovment. (according to the California's Employment Development Department unemployment in the ON - of Santa Clarita for September 2012 fell to 6.2 percent, which is a full 1.5 percent lower than the unemployment rate In September 2011. September 2012 marks the lowest unemployment rate the City has seen since December 2008 and the City of Santa Clarita continues to maintain one of the lowest unemployment rates in Los Angeles County. Job creation remains comparatively strong, with unemployment at lower levels than similar cities in the Los Angeles area the County of Los Angeles, and the State. The City of Santa Clarita continues to work with the Santa Clarita Valley Economic Development Corporation (SCVEDC)the Chamber of Commerce Valley Industry Association (VIA) College of the Canyons and the Santa Clarita WorkSource Center to attract and retain lobs, create hiring opportunities and provide training programs for residents in the area. Additional unemployment information is taken from this March 29. 2013 newspaper article o www. IgnalSCV.com: "Santa Clarita's unemployment rate drooped to 6.3 percent in February, according to data released Friday by the California Employment Development Division. The rates reverse revised January rates released last week, that indicated an upswing in unemployment the first month of the year. Post -holiday jobless numbers for the city hit 6.7 Percent. Santa Clarita's Febmary unemployment rate was much lower than those of other nearby cities. Los Angeles's rate stood at 11.4 percent in January: Glendale's at 9 percent Pasadena's at 7.8 percent: Palmdale at 12.8 percent: and Lancaster at 14.5 percent. according to the Employment Development Department. The unadiusted numbers also reflected a drop in the jobless rate for Los Angeles County from 10.4 percent to 10.3 percent in February — the rate at which the unemployment numbers had rested in December 2012.'. [)apartment show that unamplayment inGFeased in LosAngeles Gaunty as a whole fFoFA ° 6lReFRP19yPA9Rt has 0690 IR the City GGRISIStent with GeuRtywide Table H-3.5 shows H-49 October 2013ddHe-�9a� Formatted: Hiahliaht Fomratted: Font: Arial, 11 p Formatted: Space After: 12 Formatted Fant: 11 P Formatted: Fart: Arial, 11 pt Formatted: Justified, Line spacing: single Formatted: Font: (Default) Arial, 11 at Formatted: Font'. (Default) Arial, 11 of Formatted: Font: (Default) Arial, 11 pt , Housing Element City of Santa Clarita General Plan the industry sectors in which residents of the City are employed (note that this table does not show the location of these jobs, which may be within or outside of the City limits). F—atted: Highlight Table H-3.5: Employmant by Industry, 50002006 and 90062010 _ Census 20'. Q0 Number % ACS 2006 Number % Agriculture, Forestry, Other 23754 054 Agriculture, Forestry, Other 313 0.4 Construction 1 • 5 49 rr— 4.556 5.9 .9 Manufacturinq 9.345663 102.8 Manufacturing 7,969 1 10.1 Wholesale Trade 2.41 .83-4 Wholesale Trade 1.918 2.4 Retail Trade 8, 87 10.0 Retail Trade 8,373 10.6 Transportation 3 851239 4. 5 Trans ortation 3 974 5.0 Information 5,159010 56.8 Information 4,912 6.2 Finance 11 4 Professional 10 87 __ __ Educational 17 383 Educatio i 9- 14,673 118.5 Arts, Entertainment 9,9378 61 4_ Other Services 256 4.49 Other Services 4.303 5.4 Public Administration 2' 45 51 1 dminsfraf - Ftal 462o76,36186TOW , Source: U.S. Census and American Community Survey Formatted: Not Highlight Fomtatted: Not Highlight Formatted: Not Highlight �- Formatted: Not HghligM Formatted: Not HghligM Fwmaeed: Nat Highlight FDrmatted: Not Hiahliaht Formatted: Not Highlight Formatted: Not Hiahliaht Formatted: Not Highlight Formatted: Not Hiahliaht Formatted: Nat Formatted: No[ Formatted: Not Highlight � Formatted: Not Highlight - Formatted: Not Highlight Fomtamed: Not Highlight �- Formatted: Not Highlight �-aFomaMed:Not Highlight Not Highlight Not Highlight Fomta .' Not Highlght mrv,o uiau ♦v,v VI vVmvw a.n Iy III .aaum v1rn1w III ra IV r.cic VIIIVIVVWM Ill uimiaumncul aur —I Formatted: professional occupations. a slight increase from 2006.. duae-28a- !October 2013 H-50 City of Santa Clarita General Plan Housing Element . There has been a slight increase in construction, maintenance _ Formatted: Not Highlight obs since 2006. Table H-3.6 shows the occupations in which residents of the City are employed (note that this table does not indicate the location of these jobs, which may be within or outside of the City limits),- _ _ _ _ f - Fm tted: Highlight Table H-3.6: Employment by Occupation 2Q10 ACS00 Census Number % 2006 ACS Number % Management, professional 24 6 ' 80 1 -Management, professional— Service occupations 1. 4 ,248& 16.5 Service occupations 605 Sales and office 3 1334896 6.8 ales-and-offiL-- T6 0 AshiRgh forestry 0 0 Construction, maintenance k7, 142 8.Z3 Construction, maintenance 6 114 7.7 Production, transportation 7 2 ortat o 77 Total 75,361 1 1 Total 179,104 1-- Formatted: Not Highlight +Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Hkjilght Formatted: Not Highlight -- Formatted: Not Highlight Formatted: Not Highlight ��- Formatted: Not Highlight �- Formaltrd: Not Highlight --I}t,-- Formatted: Not Highlight Formatted: Not Highlight Source: American Community Survey: Selected Economic Characteristics 200E2007-2011 L Formatted: Not Highlight The Census does not provide data on the number of jobs within Santa Clarita. It does however, ask, whether the employed population works within or outside its City of residence' and the length of time required for the commute to work. . In Santa Clarita in 2 100 2. % of the Formatted: Not workers walked to work. ° _� Formatted: Not at home, aaAGthAF FangfGMessn Aes o dFAVa betAk-en 30 And 44 FiAiAwtes� 0 etween 0 P;GFA R;iR, -leg tn waFk' The mean travel time for workers 16 and over was 32.9 minutes. - In the General Plan Land Use Element, the City has adopted a goal of at least 1.5 jobs per household at buildout, along with policies to promote job development. To accomplish this, the City will pursue two jobs for every new household as part of its 14aiert-General Plan. The efforts of the City to facilitate development that provides local jobs will help residents afford housing within the City. However, because of the housing prices in Santa Clarita, it is likely that low wage service and manufacturing jobs will continue to be filled by workers who live outside the City. On its website, the City has posted a list of the largest employers in Santa Clarita. Table H-3.7 shows these employers and the number employed by each in 200711 The two largest (and �. _ Fomtatted: Not Highlight ' 201QW Census Table P27, Place of Work for Workers 16 Years and Over 4-2A00-Cen6i STahle42,34 7-ravei T,mems-Wedcecsa&Xeaw-aad9vec H-51 October 2013,24 Housing Element City of Santa Clarita General Plan largely overlapping) categories of employers are public agencies and education. There are 711 'obs in education (4237-80/6 of all jobs in the table) and 87663,9.542 lobs (43-.e,6 6%) Table H-3.7: Laraest Emolovers in the City Company Type of Business Employees William S. Hart Union. School DistrictSw Public Junior & Senior Hioh School Dist.Tgeme-Pa# „ - .Six Flags Magic MountainSauqus-Up4q SehQG"N6k4Gt Theme Park S6heel-Si6t{iet _23 5 __.- - Sauqus Union Schooi District Public Elementary School District 1900 Princess Cruises _ Vacation Cruise Service 1 625 .College of the Canyons Community College 1 6C3 1316t- i9 Rapeess 6Fkai6es VAGatiGn CruiApSearise a-,, s U.S. Postal Service Governmental - Postal Service 15647-07_ GeauaupityF>aNege 4;444 Henry Mayo Newhall Memorial Hospital Health Care Services 1, Newhall School District Public Elementary School 5425 .Quest Diagnostics _ Medical R&D _ 850 The Master's College Private Liberal Arts College 8741 Spesialty-� Medica!-RiD 709 . .Woodward HRT_'_ Aerospace Manufacturer 740 City of Santa Clarita Municipal Government _ EjI396, Wal-Mart Retailer 592 California Institute of the Arts Private Art School 540 Pharmavite Manufacturer: Dietary. Mineral 480 Aerospace Dynamics International Aeros ace Structural Components 470 ITT Aerospace Controls manufacturer: Aero=_pace Structural 420 Aravto 6ePAeesQ2rtaI Business Services 400505 AeuaSga6e-Bypaptiss 437 407 Contractors Wardrobe Manufacturer: Home Improvement 40C Tota _ 20 471 Tetal 1 487-2-7.. Source: City of Santa Clarita website: www.santa-clarita.co eR.: The California Econernic Forecast, May 2011 dupe,20440ctober2013 H-52 Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Farmatted Formatted Formatted Formatted Formatted Formatted Formatted - Formatted Formatted Formatted Formatted `� Formatted '� `. Formatted \�. Formatted Formatced Formatted dFormatted Fa armFa arm Fo armarm Fo Formatted `t I Formatted Fol rmaned Fomnat[ed Formatted Fomlatted Formatted Formatted Formatted XF�atted City of Santa Clarita General Plan Housina Element B. Overpayment and Overcrowding The following section addresses two critical components of housing: overcrowding and overpayment. These two topics are both related to lack of housing affordability and demonstrate the need for creating more opportunities for affordable housing. Overcrowding The Census defines overcrowding in a dwelling as 1.01 or more persons per room. The kitchen, living, dining and bedrooms are counted as "rooms" but the bathroom is excluded, for purposes of this definition. A unit is considered severely overcrowded if there are 1.51 or more persons per room. Overcrowding can indicate a problem with housing affordability. Typically, overcrowding results when, in order to cope with high housing costs, households that need three or four bedrooms squeeze into a smaller apartment, or two families reduce expenses by sharing an apartment or single-family home. According to the 2011 American Community Survey 1 -Year Estimate2299g _6ea6us 1,359966 _- romunea: Not or 3_52-8% of Santa Clarita's 38 84237;84} owner -occupied units were overcrowded and another 233808 or 0_62.4% were severely overcrowded. Overcrowding was more frequent among renter households than owner -occupied dwellings, with 1 934883 or 10.264% of the 1895742-744 rental households reporting more than 1.01 persons per room, and another 1714,4-79 or 0.294% severely overcrowded households reporting 1.51 or more persons per room. rirral.cn. yrre��xzt -. - - - -- - -- amount of overcrowding (a total of 11.146-4% of renter households) F:idiGates that despite an ample supply of laitgei: aterabers-has decreased �maared to the 2000 Census data Ovemavment Table H-3.8 shows the housing cost burdens of Santa Clarita renters and owners according to the 2005 — 2009 American Community Survev (from the SCAG Existing Housing Need Data Re ort . 4-6easus-' Federal standards set the amount that lower income households should pay for rent at about 30% of their income. Federal Housing Administration (FHA) guidelines for owners set the proportion of gross income paid for mortgage costs alone at 29% of income, with an allowance of 41% of gross income for all debt. 0 er less Table H3.8 refers to income as a percent of MR. This is median family income, a measure used by the U.S. Census. The median is the midpoint of all family incomes, the point at which half of all families earn less and half earn more. See Section I F, definitions of Housing Terns, for more information. H-53 October2013duae-2&43 Housing Element City of Santa Clarita General Plan 0 ARGI 0Qf the M648A IRGAFR6, 65,63,04 61 0 04, ARd AQPA Tabla H-3 S- Housinn Cnst Minden in Santa Cl2ri}a-20On Housing Cost Burden All Renters All Owners Total Households Hou6eheld Wreme 4,°7^ 47= 27662 Cost Burden to 49.9% 1 %_ _ _ 0%0%73-3 Formatted: Not Formatted: Not Cost Burden > 50% 26.66"% 1 8%644 X9233 8_ °h 4 86 4 69 2r664 6esf-SuFdeA - 20°k 82.24; 86.39; Gert -BeFdea- 58% 66b% 644% Ra ;PA -6Heuseheldimeme 4-, W 2;663 4344 Cast -BuFd46R - 20°k 7-2:a-% 673% 68.3% Gest 86Irdea-x-60% 37-2-°k 424% 32.4% Source: C. Households with Extremely Low Incomes - �rwmamea: W Estimates-4uwey show that 13.322 individual§ -7 6ersene (7,f%) of Santa Clarita's population, and 22694 amiliesaeuseFaelds (-556.1%) lived below the poverty level ig 2896. The rate of poverty for families Countywide was considerably higher at,144. /6._However, both poverty rates may be underestimated. In a May 2006 report for the Public Policy Institute of California, Deborah Reed analyzed the cost of living nationwide and concluded that because California has a substantially higher cost of living than many other areas in the country, a duce,291!October 2013 H-54 Formatted: Not FM aUed: Not __ Formatted: Hig Formatted: Hig .- Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not �,`. �• Formatbed: Not •�`,� Formatted: Not Formatted: Not Formatted: Not Estimates-4uwey show that 13.322 individual§ -7 6ersene (7,f%) of Santa Clarita's population, and 22694 amiliesaeuseFaelds (-556.1%) lived below the poverty level ig 2896. The rate of poverty for families Countywide was considerably higher at,144. /6._However, both poverty rates may be underestimated. In a May 2006 report for the Public Policy Institute of California, Deborah Reed analyzed the cost of living nationwide and concluded that because California has a substantially higher cost of living than many other areas in the country, a duce,291!October 2013 H-54 Formatted: Not FM aUed: Not __ Formatted: Hig Formatted: Hig .- Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not Formatted: Not City of Santa Clarita General Plan Housino Element California poverty rate of 15% is actually comparable to 18% in terms of the buying power of California incomes. " The poverty level for a three-person family in California 2013-08 was $19.53 f the 20113G308 HUD -established income limit fora family of three at 30% of median income) in the Los Angeles -Long Beach Metropolitan Statistical Area (MSA) was under age 18. Its age 18 to 64. Another Z24% were children aged 65 and over. Poverty persists, even among working families, because much of the job growth in Southern California has been in the low-wage service and retail sectors. These jobs, paying less than $10 per hour, do not provide full-time workers with enough income to lift their families out of poverty. For example, a full-time worker earning the California minimum wage of $8.00 per hour earns only $16,640 per year. Table H-3.9 provides data from the Comprehensive Housing Affordability (CHAS) tables prepared by HUD for use in Consolidated Plans. These tables are a special run of data from the 2000 Census. The table summarizes data for extremely low-income, non -elderly households. (Data for one- and two -person elderly households are in the Special Needs Section under Elderly.) As shown on Table H-3.9, large numbers of Santa Clarita's extremely low income households have excessive housing cost burdens. Nearly three quarters of all renter and owner households earning less than 30% of median income in 2000 were paying more than half their incomes for housing. Table H-3.9: Housing Cost Burden for Non -Elderly, Extremely -Low Income Households, 2000 Housing Cost Renters I Owners All Burden Households Small I Large All Small Large I All Elderly & Related I Related Other Related Related Other Non Elderly Household Income 889 214 10,005 149 10 249 4,348 <=30% MFI Cost Burden > 83.8 83.6 78.6 86.6 100 80.3 74.1 30% Cost Burden > 74.8 67.3 73.6 86.6 200 76.3 61.9 50% Any Housing 86.5 100 80.6 86.6 200 80.3 74.1 Problem Source: HUD User CHAS Databook from Census 2000 data http://soods.huduser.org/chas/index.htmi D. Characteristics of Existing Housing Stock Increase in Housina Units ' Reed , Deborah. (May 2006).'Poverty in Califomia.' California Counts Vol. 7. No. 4. Publisher. The Public Policy Institute of California. H-55 October 2013duae-2944 Housing Element City of Santa Clarita General Plan According to the California Department of Finance (DOF), there were 68,744.70926 households in Santa Clarita in December. 2012 _ 2908. Between 20(LBB and 201398, Santa Clarita's Formatted: not housing stock increased by 12.212 units.- a maior'ity of which were the result of Form�amed., Not annexations. ,-6f-WhIG, ,43 ..:t._we Fe ^....,.a ;F4.9_.T..he . Formatted: Not ' -_ _ I FOMaQ : Not I Formatted: Not �- Formatted: Not ' Formatted: Not slightly Table H-3.10 shows the housing production numbers for the City as tabulated by the DOF. I Table H-3.10: Increases in Santa Clarita's Housing Units 2000-20082012 Year Single- Tota! Units Family Detached Single - Family Attached (condo) 2j4 Units 5 Units Mobile Homes Occupied Vacancy Units Rate Persons Per Household 2000 52,456 31,784 6,314 2,547 9,571 2,240 50,798 3.16 2.948 2001 52,750 32,092 6,314 2,573 9,571 2,240 51,121 3.16 2.980 2002 53,612 32,549 6,314 2,601 9,908 2,240 51,917 3.16 3.021 2003 54,579 32,857 6,314 2,622 10,546 2,240 52,853 3.16 3.051 2004 54,810 33,085 6,314 2,625 10,546 2,240 53,077 3.16 3.073 2005 55,439 33,519 6,314 2,820 10,546 2,240 53,686 3.16 3.083 2006 55,530 33,606 6,314 2,824 10,546 2,240 53,774 3.16 3.081 2007 58,568 36,020 6,938 2,824 10,546 2,240 56,715 3.16 3.082 2008 58,714 36,160 6,937 2,831 10,546 2,240 56,859 3.16 3.089 009 61 37 000 9 7 2 1 12 2 2 24 4.11 010 62 055 37 016 7 050 2.674 13 030 -15L§59 2.285 59 507 4.11 2.939 011 62 108 37 049 7 050 2074 13 2.285 59 558 4.11 2.945 012 62223 37 144 7 050 2 674 13 070 2 285 59.668 4.11 2.950 013 70926 42 353 8 032 3047 14 891 2.603 67 820 4.40 3.000 source: California Department of Finance, Report E-5 revised caw. 2008Mar. 2013 The AFPeFiGaA -rl 2 oe-(;Aih ^ „o.�.° -: ^ 010) . ^,29!October 2013 H-56 -- Formatted: Nat Hghaght Fomratbedo Not High ight Fomolted: Not Highlight City of Santa Clarita General Plan Housing Element RHNA obligation of 7467-2.E98 units. met its RHNA obligation that 64PILI units were 2012, 949% of the City's `-'Table 625024 "Units in Structure," 2006 American Community Survey H-57 October 20134uae-283-1 Housing Element City of Santa Clarita General Plan Table H-3.11: Santa Clarita Housing Growth 2000-201208 Year New Units—City Data New Units DOF Data 40ga 509 4809 1-542 2000 288 - 2001 931 294 2002 962 862 2003 553 967 2004 1,685 231 2005 187 629 2006 146 91 2007 Annexed units New units 225 3,038 2, 643 (annexed) 395 2008102 _ 144 2009____ 87 2,844 Q 103 497 2011 115 53 2012 73 — 9.171 (annexed) 115 T-etaN 898-2005 TOTAL 14,628 2-9839765 5 z§7 Via) Source: DOF Report E-5 revised January, 2008 Households by Tenure - -._I Formatted: Not Highlight Fmmat0ad: Not Highlight Formatted: Not Highlight Formatted: Not Highlight -- Formatted: Not Highlight Formatted: Na Highlight According to the American Housing Survey, 39,373 or 74% of Santa Clarita's housing units were owner occupied, and 13,809 or 26% were renter -occupied in 2006. Vacancy tear_��rrzrream+r.+nams+a..r*-x7f.xrer.-r-rssta+rer.+a7/t.r. - .. .'- -- - -- - - --- - ---- - - 06- -- - ... 00.0 i ddae-301 !October 2013 H-58 City of Santa Clarita General Plan Housing Element Housing Stock by Year Built The majority of the homes in what is now the City of Santa Clarita were developed before incorporation in 1987. The City is made up of recently -developed suburban communities in which ° .a significant number of the homes were constructed in 1980 ori F r .tied: Not 110fight —� later. More than one third of all residences in the City were constructed between 1980 and 1989 (see Table 3.12). In contrast, average housing stock throughout the County is considerably older, with 78% of the homes built before 1980, _ _ .�_ Fwmrteed: not Hoftht The relatively recent development of most of the housing stock means that most of Santa Clarita's neighborhoods are in good condition. A survey of housing conditions conduced in selected neighborhoods found that fewer than 8% of structures were in need of substantial rehabilitation (see Table H-3.19). Formatted: Highlight Table H-3.12: Santa Clarity and ountivitide ousing Stock Year Built" Year Built Santa Clarita Units Percent L.A. County Units Percent 2005 or later 888 1.6 19,929 0.5 2000-2004 4,502 8.3 99,947 3 1990-1999 7,557 13.9 204,407 6.1 1980-1989 18,532 34.1 397,708 11.8 1970-1979 9,777 18.0 481,406 14.3 1960-1969 10,318 19.0 497,799 14.8 1950-1959 1,551 2.9 733,349 21.9 1940-1949 672 1.2 414,421 12.3 Before 1940 498 0.9 506,452 15.1 Total 54,295 100 3,356,418 100 Source: 2006 ACS and California Dept. of Finance Report E-5 2007 Home Prices and Rental Rates Table H-3.13 summarizes a survey of the advertised rents in 808 rental units listed online in May, 2008. The table shows the range of rents and the median rent (the point at which half of the rents are higher and half lower) for units of different sizes. The income needed to afford the rent was calculated at two and a half (2.5) times the monthly rent, or about 40% of gross ;6 Census data is now eight years old so some of the older units may have been demolished since 1990. H-59 October 2013J4ne,2941 Housing Element City of Santa Clarita General Plan income, based on information provided by property managers surveyed. The cost of utilities is not included. Table H-3.13: Market Rents, Santa Clarita 2008 Unit Type # of Average Median Income to Afford at Units Rent Range Rent Rent 2.5 X Average Rent's 1 bedroom apUhouse 167 $740-1769 $1,177 $1,275 $35,310 2 bedroom apt/house372 1,000-2,795 1,609 1,590 48,270 3 bedroom apt./house 197 1,097-3,200 2,178 2,100 65,340 4 bedroom 72 1,650-7,000 [_ 2,869 2,800 86,070 apt/house Source: www.4rentinla.com Table H-3.14 shows the maximum rents that the Los Angeles County Housing Authority will approve for tenants with Section 8 vouchers. The "fair market" rents in each area are designated by HUD through a process in which the local housing authority submits a survey of area rents and recommendations for maximum allowable rents, and HUD staff review and approve or change the recommendations. HUD -approved "fair market rents" are set for the whole County or metropolitan statistical area and may be lower than median rent in many communities, making it difficult for renters with Section 8 vouchers to find apartments that the housing authority will approve. Table H-3.14 shows that, when compared with the median rents in Table H.3.13,- HUD -approved maximum rents fall below both the median and the average rents for Santa Clarita. Nevertheless, the rent range in Table H-3.13 shows that there are units available at a cost that the Section 8 program would approve. So renters with Section 8 vouchers may have a hard time finding apartments that rent at a cost the housing authority will approve, but some units at "fair market" are available in Santa Clarita. duae;-2&'uOctober 2013 H-60 City of Santa Clarita General Plan Housing Element Table H-3.14- Section S Fair Market Rants Bedroom Size Rent 0 Bedroom (studio) $ 863111 1 Bedroom $>-9431 101 2 Bedrooms $1;3991 421 3 Bedrooms $14461.921 4 Bedrooms $2;1832.140 5 Bedrooms $3,151 Source: Housing Authority, County of Los Angeles Table H-3.15 and Exhibit H-3.1 shows the average price for single-family homes and condominiums in Santa Clarita in June-2891$December. 2012, _and_ft percentage decline from the average price in the same zip code n Janu 2012. It should be noted that price declines have not occurred uniformly throughout the City. la-tetai-there r FeduGed i ferESIB6F/!@' pi Table H-3.15: Home Sales in Santa Clarita, June-9098December 2012 H-61 October 2013Juae-2&l=- Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted f Formatted Formatted Formatted Formatted Formatted ®® �F' •9 ' 717 i99 = ®® ' •• 977 �� �. •'� 791 Er�s'�rr.r.. 11•1`A'll iOMM ®� � rem H-61 October 2013Juae-2&l=- Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted f Formatted Formatted Formatted Formatted Formatted Housing Element City of Santa Clarita General Plan Source: www.DQNews.com dwne-24)"March 2013 Tables H-3.16 and H-3.17 show the costs and income needed to afford single-family homes and condominiums in dune, 2896December, 2012 The calculations are based on a 10% down r�aed: Not payment with an interest rate of &.44k3.25%° Monthly payments include property taxes,_-- and Fom ; insurance, and mortgage insurance. A comparison of housing prices in these tables with the income distribution shown in Table H- 3.4 indicates that condominiums are generally affordable to households earning the median income in Santa Clarita. The 49.29A dune,291!October 2013 H-62 CiN of Santa Clarita General Plan Housino Element r )➢i}I7 H.3.1 sY CO�.1�C�OryDB '•o. y:7 r.�... P�st>s+ i777 ZOe 00. Id U 91321 � 81151 91350 Al 91371 9UB1 I—Lr1W a 9s ¢1 1 sb4 h 9yh 92371 H-63 October 2013dune, 2B 4 Housing Element City of Santa Clarita General Plan Table H-3.16 Cost and Income Needed to Purchase a Single -Family Home in Santa Clarita, dine 2008Dec 2012 Zip Code Average Price &&8,12/12 Loan amount Down Monthly Payment Payment Income to Qualify 91351 5330-909 $297;889 ----$33998 $ __. _ _$2,390296000$266,400$29,600J1.652,73 $16,400 $21-,79 $59.412 - $66.108 91350 433 s416.909 359 000 $373-580$4-0-599__ 323 100 $35.900 2.004.49 165_816 - 80 184 91387361 000 32$ 4.900_ 3$ 6.100 $2.015.66 $67,188 - $80.628 91355 $423,998 $449.000$404.10 $378-888 $42,3�8Q-- "3;ee $44.900 2$ .507.01 W,i46-42-1 $83.569 100 284 91354 $459209.- 1$4 0.000 - $405,999- 9 $ 246-�a?,_. sg7-4w-x_28;_@64, _ JZaM8 - $91.572 __-$45 $369,000 $41,000 ILZ89.25 91321 $479.999 - 0$4 0.000 $4 3;999 -- $360,000 84±_899- 74 448 $89,340 _5339451 $40,000 JJZ33.41 91384 $480,998 _ 07.000 $432'988..__ $447999 $3,462-96 , 36$ 6.300 $40,700 2$ ,272.5 $75,864 - $91,032 91390 $69f -089$54&,40G, $430,000 91350$220,000$198,000$22,000 91350 $69598--- $4 3i 88 $4 34 469 374 87& - 38$ 7.000 - 43 000 2 400.92 80,028 - 96 036 91381 $728,888--- 55$ 8.000 "gin 42 $72198 $5383-99 $4,`5;59&--297-7566 -$647-_099 50$ 2.200 55 800 3 11.64 -- 103.848 - 124 620 Source www.mortgage101.com 1 Formatted Formatted Table Formatted Formatted : Formatted Formatted Formatted FomtatOM Formatted Formatted .i Formatted Formatted - Formatted Formatted Formatted _. Formatted ' Formatted Fo matted " Formatted � Formatted Formatted Formatted Formatted I" Formattetl Formatted Table H-3.17 FO^md Cost and Income Needed to Purchase a Condominium in Santa Clarita, dune -2408D, ec ,: rarnatted 2012 ,._..'' Formatted Zip Code Average Price 6/08 Loan Amount Down Payment Monthly Payment Income to Quality 91351 $164,000 $147,600 $16,400 $21-,79 $1,034.70 $34.488 - $41.388 $2-37,099 $a-96,509 $1,565.64 $4&&68---62,836 /�9�11'3�p2p�1 44,W C/8$�/��4//��.//0�/0�02 00-000 C75 6002 25800 C8 /4/0/0 25,000 203 2:2 200-0& $22.548 - $27.048 &ACA 99--77 184 91387 $208,000 $187,200 $20,800 $1,231.81 $41,064 - $49,272_ 91384 $255,000 $229,500 $25,500 26,300 $1,442.36 $48.084 - $57,696 263,99 1236,799 1,°0. 7-."' 91355 $311,000 $279,900 $31,100 30.900 $1,688.93 $56,436 - $67,728 309,809 274,909 2,164.35 64,932-56,568 91350$220,000$198,000$22,000 91350 39,699 $1,285.57 $42.852-$51.420 305;000 274,390 "gin 42 56,832--88820 91354 $320,000$288,000$32,000 38,690 $1,733.55 $57,780-$69.348 386,900 347;480 2-75480 83;544-}33,388 91381 $280,000$252,000$28,000 40,599 $1,554.36 $51.816-$62.172 486,909 364,688 2,924-o 87460-441 , Source: www.mortgagel0l.com dune; 28440ctober2013 H-64 Formatted Formatted Formatted Formatted City of Santa Clarita General Plan Housing Element Foreclosures The subject of foreclosures on mortgage loans for homes and condominiums has been of national and statewide concem since 2007^ 2^. 9; ^Q due to the large number of families that _f Fo marred: Not H5 have lost their homes since that timeduuae-th+s-peried. In many cases foreclosures have I -_ Pomaded: Not HS occurred on loans that were made subject to adjustable interest rates and/or balloon payments that seemed reasonable in an expanding housing market, but which became excessive for homeowners in an economic downturn and contracting housing market. In the context of the Housing Element, foreclosures are an issue because they result in displaced households that may have trouble finding adequate, affordable replacement housing; they may result in vacant housing stock that is subject to vandalism or lack of maintenance, and the foreclosure crisis affects the economy due to loss of jobs in construction, finance, real estate, and related industries. -LM8-I Formatted: Not pose a number of problems for the Santa Clarita community by displacing families, depressing housing prices (which are continuing to fall as demonstrated by Table H-3.15), and leaving some neighborhoods with vacant housing that is not adequately maintained. A more extensive discussion of foreclosures is provided in the section of the Housing Element entitled Non -Governmental Constraints (Part VII), which discusses current programs that help families facing foreclosures and programs that might address the maintenance issues resulting from vacant, foreclosed units. Formatted: Not Pomaded: Hiol The City does not have a count of how many foreclosed units are vacant at any one time, nor Pomaded: Not High does the housing conditions survey conducted by City staff in February 2008 separately report P�Eted d: Not High properties that appeared to be vacant and unmaintained (See Table H-3.19 and related ; ; Tablediscussion). ted: Not High Formatted: Centered Table H4.18: Foreclosures in Santa Clarks, From March 201 arch Pomaded: Na High 21113 Zip Code Foreclosures 91321 113 91350 177 91351 187 91354 146 91355 162 91381 1 104 H-65 October 2013'W^^,2941 11� Formatted: Centered Formatted: Not Highl Formatted: Centered Formatted: Not Hiahl FormadM: Not Highl - — Formatted: Not Highl Centered entered H-65 October 2013'W^^,2941 11� Formatted: Centered Formatted: Not Highl Formatted: Centered Formatted: Not Hiahl Housing Element City of Santa Clarita General Plan 91384 146 - - 91387 218 91390 Total 1 39 - Source: City of Santa Clarita Community Development Department Mobile Home Parks There are 165 mobile home parks in the City of Santa Clarita, comprising x_,9932 009 spaces (See Exhibit H-3.3). On its website, the City provides a list of these parks along with contact information. Of these individual spaces, 1,964 are subject to the City's mobile home space rent control ordinance, with 436 spaces reserved for seniors. In addition to regulating the amount that park owners can charge owners of park residents for space rent, City ordinance also regulates the closure of mobile home parks, requiring that the owners provide notice and pay for the relocation of mobile homes to another comparable park within the City of Santa Clarity Space rent for mobile homes is adjusted annually by -subject to aooeal to a five -member adjustment panel. d6+ae,2943October2013 H-66 Formatted: Not Highlight Formatted: Centered Formatted: Centered Formatted: Centered Fomwt4d: Not Highlight Formatted: Not Highlight Formatted: Centered City of Santa Clanta General Plan Hous na Element i I ANGELES NATIONAL t FOREST • .... �`� 0•w I .j i...............................i ................................ �. /.... .....,,. - Ao�wR 1008) QWOV ti^^^L Asa "w. M _+•uM< i V Cary OI $a.0 Clm � . i ...u..r... Aqb NamoJlMr .. $phim of t.. • l 1p 40 • • • • • r� F .• ��• � • ANGELES NATIONAL :j • �. • r FOREST j I• 4, • r --`rte.. ..,,,J' • • 1 � \. • � ....�� ...r r.00, y.. :m H-67 October 1013duxa 404 Housing Element City of Santa Clanta General Plan ■ ar aYY. �.. Y.�..�.n v� rs�.nw�wnb .0001 gmg.... 9ryryp YII 6n4 Clis NM fp lwM Jwre.201-I0Uu bell 011 H-88 o�aa® a �.a a®cam an�r�rt_�rTm!ts�a Jwre.201-I0Uu bell 011 H-88 o�aa® a®cam an�r�rt_�rTm!ts�a a m �rre�_�rrm-rrrrn�� City of Santa Clarita General Plan Housing Element Two mobile home parks in Santa Clarita have applied for change in use. Fes dents, kAAeR all agi:eementi; ape in pIaGe the ewi;GF will hA Able to obtain Q P4R4-� . The Caravilla Mobile Home Park finalized the Housing Condition As shown in Table H-3.12, almost 60% of the City's housing stock has been constructed since 1980. The relatively recent development of much of the City means that most of the housing has been built pursuant to recent building codes and seismic standards, is served by adequate sewer and utility systems, has access to adequate schools and parks, and is maintained in a safe, habitable condition for residents. A few portions of the City have older housing units, in which property maintenance issues arise more often. These areas are regularly monitored by the City's Community Preservation Section to ensure that property maintenance issues are addressed immediately before the properties deteriorate into a blighted condition. Lack of maintenance can have a negative effect not only on the value of an individual home, but on the value of adjacent properties in a neighborhood. The City pursues remedies to gain code compliance, and offers assistance to qualified homeowners with maintenance needs that they cannot afford to pay for themselves. The City's Community Preservation program responds to complaints as well as conducting regular proactive inspections in selected areas where there are concentrations of structural problems and/or deferred maintenance. The City's RedevelepmeaFCommuniri Preservatign Division funds rehabilitation loans for eligible property owners who need to replace building components, and a handy worker program operated by the Senior Center for property owners who need minor repairs or retrofits to make their homes handicap accessible. State law requires that the Housing Element address the condition of the City's housing stock. To comply with this requirement, staff conducted a windshield survey in 2007 of the areas which have been identified as having older housing stock with potential for property maintenance needs. The survey did not identify each property with maintenance issues, but instead assessed the overall housing conditions in each area surveyed. Table H-3.19 and Exhibit H-3.4 summarizes overall conditions in the survey areas and estimates that between 120 and 208 H-69 October 20134upe, 20a.t Housing Element City of Santa Clarita General Plan residential properties in the survey areas, or between 4% and 7% of all properties surveyed are in need of some maintenance or rehabilitation to meet minimum habitability standards of the City. Examples of the property characteristics considered in staffs survey to determine overall housing conditions within these areas included the following: • Neighborhood infrastructure and planning issues. Irregular lot lines and/or substandard-- Fo matted: a,lletm + Level:1 + Alynad at: lots; inadequacy of the streets, parking and lighting; abandoned, vacant and unhealthy 0.25"+Tab ager: 0.5"+Indent at: 0.5" properties; no curbside house numbers; incompatibitity of residential uses with adjacent commercial and industrial property. • Health and safety Overcrowding; unsanitary conditions in garbage or other areas;--- rwmutlm: eel dad + level:1 +ag red at. visible/overfilling garbage cans; mildew; lack of ventilation. 0.25" + rat after: 0.7 + Indent ae: 0.5" • Landscape: Overgrown or poorly irrigated lawns/landscape, including overgrown trees,— –1 Formatted:6ul eted+level: 1+Aligned at: leaf buildup, poor landscaping, injured, diseased or dead plants; flammable vegetation in 0.25" +Tab after: 0.5 +Indent a[: 0.5" a fire hazard area. • Structural conditions: Deferred maintenance; worn, weathered, or split porch beams; --- Formatted:&rlleted+tevecl+Algnedat: faulty siding; damaged/cracked/broken windows; damaged garage door; warped, `015"+Tab after: o.5"+Indent at: 0.5" sagging or missing garage door; damaged or stained walls; damaged roof shingles; missing screens; chipped, peeling, or faded paint, chipped stucco; asphalt or cracked concrete driveways; concrete damage from tree roots; dilapidated fencing; poorly built/faulty balconies, inadequate gutters and storm drains. Table H-3.19: Housina Condition Survev. 2007 8 Blighted Conditions/Deterioration Checklist: Based on the exterior evaluation of residential dwellings in the specified areas, structures are to be rated according to the following grade scale: A–Good = No visible factors of deterioration evident B – Deferred Maintenance (minor repairs) = 1-2 factors of visible deterioration evident C – Substandard Conditions, suitable for rehabilitation = 3-5 factors of visible deterioration evident D – Substandard Condition, not suitable for rehabilitation =6 or more factors of visible deterioration evident (specified areas will be grouped under grades A -D) e,2041 October 2013 H-70 Estimated Estimated Homes Survey Area Unit types Ratings # Needing % Needing Rehab Rehab Surveyed Newhall Areas 1-5 SFR, MFR B+ 15-25 10-15% 475 Newhall (Areas 6, 9-15) SFR A 0-14 0-9% 380 Newhall (Areas 13,17-24) SFR, MFR B 25-35 16-20% 420 Newhall (Areas 16, 30.33) SFR, F, MFR, B 2535 16-20% 30 MH Placenta and Sand Cyn. I SFR I B+ 1 15-25 10-15% 1 160 Saugus (Areas 3441 and 47- SFR I A 0-14 0-9% 511 8 Blighted Conditions/Deterioration Checklist: Based on the exterior evaluation of residential dwellings in the specified areas, structures are to be rated according to the following grade scale: A–Good = No visible factors of deterioration evident B – Deferred Maintenance (minor repairs) = 1-2 factors of visible deterioration evident C – Substandard Conditions, suitable for rehabilitation = 3-5 factors of visible deterioration evident D – Substandard Condition, not suitable for rehabilitation =6 or more factors of visible deterioration evident (specified areas will be grouped under grades A -D) e,2041 October 2013 H-70 City of Santa Clarita General Plan Housing Element Canyon Count Areas 57-64 SFR, MFR B+ 15-25 10-15% 515 Canyon Count (Areas 65-69) SFR, MFR B 25-35 16-20% 400 MFR = Mufti -Family; SFR = Single-Family;y MH = Mobile Home 120-208 2 88i Source: City of Santa Clarita Community Development Department, 2007 H-71 October20134une-2044 m Al Edi A y �O Housing Element City of Santa Clarita General Plan The following paragraphs summarize the areas surveyed, and the housing conditions that were documented in staffs survey. The survey areas were determined based on overall housing conditions, Community Preservation areas and an age of structures summary. « Newhall Area Areas 1-5 in Newhall are comprised of mostly single-family homes and some multi -family buildings. This area received a "B+", indicating a need for only minor deferred maintenance. In this area, the most common visible factors of deterioration were poorly landscaped front lawns, asphalt driveways in disrepair, faded paint, chipped stucco, and overgrown vegetation. The number of homes with these conditions affected the overall grade of this area. Areas 6 and 9"15 in Newhall are comprised mainly of single-family residences. This area received an "A" for the overall grade for maintenance. There were isolated homes that showed some deterioration; however, overall this is a well-maintained area in which homeowners have preserved the property's original condition. Areas 13 and 17-24 in Newhall have a housing stock made up of a mixture of multi -family and single-family residences. Much of this area contains substandard lots that do not meet current zoning requirements for width, area, or other residential property standards, and most of the homes in this area do not meet the current code requirements. There is a large number of commercial properties in the area with insufficient buffers from adjacent residences. The area received a "B" for its overall housing condition. The most visible factors identified included poorly landscaped and irrigated lawns, poor building structure upkeep including dilapidated roofs, and poorly -constructed structures. — — Por M'. Bul 0d. + level: 1 + Aligred at: 0.25" +Tab ager: 0.5" + Indent at: 0.5" Areas 16 and 30-33 comprised a mixture of residential developments including single-family, multi -family, and mobile homes as well as an assortment of commercial and industrial uses. Most of the multi -family residences are in decent condition. The single-family homes appear to be from a newer development and therefore have not seen much decline in housing condition. The mobile home park has some visible impacts that take away from the overall condition of this study area. The overall grade of this area is a "B" with some areas of deferred maintenance. Placenta Canyon and Sand Canyon ——�atted: Bu e[ed+ levd: t +Algred ae 1 0.25" + Tab after: 0,5" + Indent at: O.5" J Areas 43-46 are locafly referred to as Placenta Canyon, and Areas 70-76 are referred to as Sand Canyon. These are historically rural communities that have their own special standards to help preserve their rural characteristics. These communities, mostly single- family residences, received an overall grade of a "B+" due to lack of maintenance of numerous isolated properties. However, most of the properties surveyed in these areas are well maintained and in good condition. « Saugus Areas 34-41 and 47-52 in the community of Saugus contain mostly single-family residences. This area received an "A" for the overall condition of maintenance. There were isolated homes that showed some deterioration; however, overall this is a well-maintained area where homeowners preserve the property's original condition. duna, 201 !October 2013 H-76 Formatbel: Bulletetl + Lnd: I + Aligrred at: 0.25" +Tab after: 0.5 + Indent at: 03' City of Santa Clarita General Plan Housing Element « Canyon Country Areas 57-64 in Canyon Country have a mixture of mufti -family and single-family residences. This area was affected by the most recent wildfire (Buckweed) in October, 2007, which destroyed and damaged approximately two dozen homes. The area received a "B+" for its overall condition. The most visible factors in this area identified as needing improvement included poorly landscaped and irrigated lawns, poor building structure upkeep including dilapidated roofs, and poorly -constructed structures. Areas 65-69 have a mixture of residential developments including single-family, multi -family, and mobile homes, as well as an assortment of commercial and industrial uses. Most of the multi -family residences are in adequate condition. The single-family neighborhoods in this area include newer subdivisions in a good condition of repair, and older development with some maintenance conditions noted. The overall grade of this area was "B", due to some areas of deferred maintenance. -- Formatted: aulleRd + Level: I + Aligned at: 0.25" +Tab after: 0.5 + Irndent at: 0.5" « Valencia Formatted: Bulleted + Level: I+Alind at: 0.25" + Tab after: 0.5" + Indent at: 0.5" The Valencia community contains mainly mostly single-family residences. The area received a cursory review of the housing conditions and property upkeep. Overall the area is maintained in good condition. The Valencia area did not receive a grade as it was not part of the Citywide survey. E. Existing Subsidized Housing at Risk of Losing Subsidies Section 65583(a)(8) of California housing element law requires each city and county to identify the assisted housing units in its jurisdiction that are at risk of conversion to market rates within ten years. The element must conduct an analysis that includes an inventory of all such units, an estimate of the cost of preserving the existing units or producing comparable new units, and the availability of nonprofit corporations capable of acquiring and operating these units. Possible financing sources for preservation or replacement must also be identified. Finally, the analysis must state the community's goals, quantified objectives. policies and programs for housing preservation and production (see Section VIII, Policies and Programs.) In compliance with these State requirements, the following analysis covers the 10 -year period between 201396 and 2846 3. 1,- Formatted: Not Highlight Overview of At -Risk HUD -Assisted Mufti -Family Housing Programs « Section 221 and 236 Mortgages 4 Formatted: eulleted +Level: I + Aligned at: 0.25" +Tab after: 0.5" + Indent at: 0.5" In the 1960s and 1970s, the federal government provided a number of different types of subsidies to private developers to build housing with rents affordable to low-income households. Two of these programs, Section 221 (d)(3) Below Market Interest Rates (BMIR) and Section 236, were targeted to households whose incomes were too high for public housing but who could not afford market -rate rents. Reduced interest rates of only 1% to 3% were granted in exchange for agreements that made rents affordable for at least 20 years. After 20 years, owners could pre -pay their 40 -year HUD mortgages and raise their rents to market rates. In the 1970s and later, when it became necessary to more deeply subsidize units and offset operating cost deficits, HUD added a new subsidy H-77 October 201346A^ '^� 1 Housing Element City of Santa Clarita General Plan program, Section 8 Loan Management Set-aside. Nearly half of the units in the 221(d)(3) BMIR and 236 programs also have the Section 8 Set-aside. -!__Section 8 Project -Based Units Congress created the Section 8 New Construction and Substantial Rehabilitation Program in 1973. Unlike the Section 8 tenant assistance program that provides vouchers to individual households, these project -based subsidies were attached to the units. However, the subsidies did not run for the life of the project; instead, HUD provided a 15- or 20 -year commitment for rental subsidies. Tenants were required to pay 25% (now 30%) of their incomes for rent. HUD sets a "contract rent" for the units and then pays the difference between that rent and the tenant's payment. Families and individuals earning no more than 30%, 50%, or 80% of area median income are eligible for these units. According to the California Housing Partnership Corporation, in 1997 Congress changed the rules governing Section 8 contracts when it adopted the Multi -Family Assisted Housing Reform and Affordability Act (MAHRAA). This legislation provides funding for expiring Section 8 units. Owners are not obligated to renew expiring Section 8 contracts or to maintain the affordability of their units. Instead, if they choose, they can decline to renew the Section 8 contracts and raise their rents to market rates. Owners of many buildings subsidized by Section 221 (d)(3) and 236 are now eligible to pre- pay their mortgages. In order to do so, the owner must file a notice of intent and provide a year's notice to HUD and to tenants. In properties that also have Section 8 Loan Management Set-aside contracts, the owner's decision to pre -pay the underlying loan and opt out of the Section 8 contract will probably be influenced by whether the Section 8 rents are higher or lower than the market rents in the surrounding area. In areas where market rates are higher, the owner may want to pay off his HUD obligation so that he/she can charge market rates as soon as the Section 8 contract expires. If the owner decides to sell, California Government Code Section 65863.11 requires owners of HUD -subsidized buildings who put these buildings on the market to give nonprofit organizations the first right of refusal. Pursuant to California Government Code Section 65863.10, owners must also file a notice of intent with the State when they decide to prepay a federally—assisted mortgage, terminate mortgage insurance, or opt out of rent subsidy contracts. These notices must be filed twice, at one year and at six months before the date of prepayment or termination. The notice must also be sent to all affected tenants. The California Department of Housing and Community Development (HCD) provide the notification forms and a list of owner prepayment notifications on its website at htto://www. hod. ca.gov/hi)dihrdtech/0resry/. However, neither HCD nor HUD monitors the notices, including the tenant notices. Mufti -Family Bond -Financed Proiects There are 8 properties in Santa Clarita financed by Multi -Family Revenue Bonds, with affordable housing regulatory agreements that are monitored by the Los Angeles County Community Development Commission. One additional property with 14 units is made affordable through a loan from LA County which was guaranteed by the Federal Housing Authority. These _properties have a total of 29656 units with rents affordable to households at 80% or less of County median income, and 200374 with rents affordable to households earning 50% or less of County median dune,-204-lOctober 2013 H-78 Formatted: Bulle[ed + Level: 1 + Aligned at: 015" + Tab aft + Indent at: 0.5" City of Santa Clarita General Plan Housing Element income. Managers of these units are required to recertify tenant households every two years to demonstrate that the "affordable" units are occupied by income -eligible households __ _.�..- Formatted: Not Highlight The regulatory agreements for these projects are all recorded and run with the land. Thus, if the project is sold, the new owner must honor the regulatory agreement until it expires. As shown in Table H-3.20, meet-ost of the regulatory agreements have -the similar same expiration dates as the bond pay-off date . But in one case the regulatory agreement will continue for 1728 years after the bond pay-off9ue date and in one other case the F"aaed: Not Hyhllght bond due date outlasts the regulatory agreement by 15. -- Formatted: Not Highlight In the last 10 years one project with 130 total units and 26 units at 80% of median noticed its tenants in 2006 when the bond and regulatory agreements both expired, and by the end of 2007 this project raised its rent. Tenants unable to pay the new rents had to move. Unlike tenants of HUD -financed projects who receive Section 8 vouchers when owners pre -pay their mortgages and raise rent to market rates, tenants in expired bond financed projects do not receive any program -related assistance when subsidies expire and owners raise the rents. However, the owner still has to file the state notices and all the relevant paperwork. Neither HCD nor the bond -issuing agencies monitor the notices to tenants if a bond project pays off the bonds. A number of localities have passed ordinances requiring the notices to also be sent to the City. Cities can set up programs that monitor the notices and follow up to make sure that owners follow all required notice procedures. All the required fors and the State notice list are posted online at the website of the California Department of Housing and Community Development is http://www.hcd.ca.00v/hod/hrcttech/presrv/i_ ` _.. Formatted: Not Highright Given that in the planning period 268192 units are at high risk of losing their subsidies and converting to market rates, the City should consider programs to monitor the provision of notices required by State law (Goal H.4). State and County Subsidized Proiects At Risk of Conversion to Market Rates in the Next Ten Yea 10 0 The regulatory agreement for Meadowridge, ich has 36 affordable units, will expire in 2014. The bonds were Paid off in 2009. . Since the owner of Diamond ParkRome eymOFS iR SarAa Glwta have recently refinanced and extended their ond-regullatoFy agreements- in order to renovate their buildings It Is possible. that the owner of this project may do likewise. The at -risk units could also be protected through -If the owners does not refinance, then the renters who live in Meadowridge_s 36 very -low income units may have difficulty finding other affordable uni aeacby. Furthermore, if these low-income residents are forced to move due to rising rents, they will not be eligible for any relocation assistance. The City has in place a program to monitor H-79 October2013dswe,20a4 Formatted: Not Highlight Formatted: Not Highlight - Formatted: Not Highlight Housing Element City of Santa Clarita General Plan 0 0 aftsr�aple. Table H-3.20 summarizes the status of projects in the City that are at -risk of losing subsidized housing units during the planning period. Exhibit H-3.5 provides the locations of the subsidized affordable housing units loge-294-10ctober2013 H-80 City of Santa Clarita General Plan Housing Element i aole H-S.ZU: KISK SUttUS Or Sime-SUDSIOIZea mousing YFO 2c - Fo nattet: Not Highlight Funding Total 80% 50% Regulatory Bonds Risk over 10 Project Name and Address Source Units Agreement or Loan Years Expiration Due High ..-- Formatted: Not Highlight Park Sierra Apartments 18414 Jakes Way 156 7 1 9/2030 --- _ 9/20 - Santa Clarita CA 91351 Formatted: Not Highlight �,•_ Formatted: Not Highlight Village Apartments Multi -family NewhallAvenueBond Revenue Formatted: Fon a p, nor Highlight Santa Clarita,23700 384 3996 12/2031 10/2014 Ve L Formatted: ont: a �, Not Highlight Geoff Palmer & Associates L.A. County HACOLA Formatted: not Hgmgnc Formattetl: not Hgmigm Multi -family Canyon Country Villas Revenue Formatted: Not Highlight 26741 Isabella Parkway Santa Clarita, CA Bond 328 66 0 12/2032 12/2032 Low Formatted: Not Highlight Geoff Palmer & Associates HACOLA - Formatted: Not Highlight Diamond Park Multi -family 27940 Solamint Road Revenue 256 26 26 10/2031 2/20¢8 L Formatted: Not HighlightSant Clarita, CA Bond 8 .Very Geoff Palmer & Associates HACOLA — - Formatted: Not Highlight Meadowridge Multi -family n -- Formattetl: Not Highlight 23645 Meadowridge Drive Revenue 176 0 paid V. ery Hi h- Fmmaeed: Not Highlight Sant Clarita, CA Bona ffa= JH Real Estate Partners HACOLA 5 -- Formatted: Not Highlight Sand Canyon Villas Multi -family E221 28923 Prairie Lane Revenue 215 22 12/2032 VEL w Santa Clarita, CA Bone{ Formatted: Not Highlight Geoff Palmer & Associates HACOLA Rents SaataQW4A-CA Mule fam ly Revenue 338 26 9 &2985W006 WmGe AIAAG13 40PA FnAFkpt -Fate in -2985 Sand Canyon Ranch Multi -family 28856 N. Silver Saddle Cir. Revenue 255 51 0 5/2033 5/2033 Very L cJw Santa Clarita, CA Bonq__ __ _ _. -I Formatted: Not Highlight Geoff Palmer & Associates HACOLA Hidaway Apartments L.A. County/ 27077 Hidaway Avenue FHA loan 67 14 0 N/A 2024 VervLc{w Santa Clarita, CA 1,8374 2`964 2004 ,- Formatted: Not Highlight ' Total 3 S 23 'Indicates number of units affordable to households earning no more than 80% or 50% of Area Median Income. Source: Los Angeles County Community Development Commission Assesiafes H-81 October 2013dane-2833 Housing Element ON of Same Cladta Generel Plan PSiI��. E Ar ' so bf • ,.vJll. in.p, W Wq �; ■ a.Y awc. B cbi. *. eb.. M v.e. rd.x 0wcau�,. Slwro.p M� Junw,201100100er 2013 K82 City of Santa Clarita General Plan Housing Element Federally Subsidized-Proiects At Risk of Conversion to Market Rates Valencia Villas, a senior housing oroiect. has 765 units affordable to households at or below 530% of median income. It is a Section 221 (d)(3) project with a Project -Based Section 8 contract that expiresje 44March 31. 20144. Once the current Section 8 contract expires, it can be renewed annually. The expiration date for the 221 (d)(3) is 2019 but it is subject to prepayment. When asked about their plans for this project, the owners said they intend to maintain the project as affordable until the end of the Section 8 contract and will then consider their options. This project is at high risk for conversion to market -rate rents. Santa Clarita has already lost some of its affordable senior housing during thelast #*is planning period. Newhall Terrace, which provided 66 units of affordable senior housing, opted out of its Section 8 contract in 2007 and converted to market rates. A few Section 8 tenants still reside in this project, but the units will not remain affordable once these tenants leave. H-83 October 2013d'RA -2011 1 Housing Element City of Santa Clarita General Plan Table H-3.21: Risk Status of Affordable Senior Housing Projects 1 Formatted: Highlight Sou rge: City of Santa Clarita and Karin Pally Associates duce, 20140ctober2013 H-84 'ormatted: Highlight �omtatted: Highlight brmatted: Highlight Income Target Total Funding Expiration Risk Over 10 Proj d Name Units Source Dates Add ss Years 80% 60% 50% Ownr r Contact Info Vale cia Villas 221 (D)(3) 4/2019 High 248 Singing Hills Drive 76 76 Sant i Clarita, CA 91355 Section 8 29=43/31/201 _ 661- 59-3921 project -based 4 Gold ich and Kest 310- 04-2050 Cant !rbury Village HUD 202 Low 2 0 Avenida RotellaWNley 64 64 t t Sant Clarita, CA 91355 661- 55-9797 So Presbyterian Homes 818- 47-0420 Bou uet Canyon Seniors Tax Credits Low 267C 5 Bouquet Canyon 264 264 Bond Sant a Clarita, CA 91350 561-297-346 Rivei stone/HSC 626- 10-0800 Can on Country Seniors Tax Credits Low 187C 1 Flying Tiger Drive 180 20 200 Bond Santa Clarita, CA 91351 661- 51-2900 Rive stone/HSC 626- 00-0800 Orch ird Arms Conventional N/A N/A 235 Wiley Canyon Road 182 182 Public Sant i Clarita, CA 91321 Housing 661- 55-5818 operated by Hou,ing Authority of L.A. L.A. County Cour ty Housing Authority Whi ering Oak Apartments Los Angeles N/A N/A fora a 55+ 20 13 65 County loan 2281 Market Street Sant Clarita, CA 91321 661- 59-1583 SHB Financial Corporation Tota Units 20 444 35,5 851 Sou rge: City of Santa Clarita and Karin Pally Associates duce, 20140ctober2013 H-84 'ormatted: Highlight �omtatted: Highlight brmatted: Highlight rsxssrr ti -.+.s AFFOROASLE SENIOR HOUSINGCvl. A, Rik of Corwegbn 'a M.km Rn� Unin lepeM ■ v+. sosm � wnswrN vaL '',� -�L 4 f GMGow YgpOY� Soo Q��RW GyL� 1`F'Yat i r � a p t" t Ml w1O\ r�y�� A tl�Y� R 1 on L— H-85 mss-•-c-�r-r.;—r--s O�=LZ•_��.�—rr•--rte_ rrx^.J i� H-85 Housing Element City of Santa Clarita General Plan .Summary of At -Risk Units .. _ _ _ _ rvmweaa: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Hiahlioht Preservation or Replacement of At -Risk Units In order to ensure that existing subsidized housing units in the City remain affordable, financing sources must to be identified. The most practical finance source for replacement of the at -risk units at 50% of median income would be a HUD 202 grant, with additional financing from the City to cover the "gap" between the amount of HUD 202 funding and the full cost of property acquisition and construction. However, it would also be possible to use federal low-income housing tax credits (4% or 9% tax credits), combined with City gap financing, a conventional mortgage, and an Affordable Housing Program grant from the Federal Home Loan Bank. Estimated replacement costs for the at -risk units are shown in Table H-3.22. These cost estimates range from $254,622 per unit for financing with low income housing tax credits at 9%, and $277,487 per unit for low-income housing tax credits at 4%.9 Theoretically, tT-he cost. to Formatted: Not Hghigh[ replace the 112258 at -risk bond -financed units in the City would be between $48.@6&29 Formatted: Nut Hghlght million and $53_28;4,26 million. The unit mix for the financing scenario would be 6 -M one - bedroom and 34% two-bedroom. The income range would be 26% of units rented at 60% of median income, 46% of units priced at 45% of median, 5% of units priced at 40% of median and 11 % at 30% of median. Two percent of the units would be rent-free manager units. Available Funding Sources 9 The low-income housing tax credit gives investors who invest in affordable housing an annual lax credit. The 4% percent and 9% figures refer to the approximate percentage of the eligible project costs that investors may claim on federal tax returns for a 10 -year period. Developers submit competitive applications to the State's Tax Credit Allocation Committee (TCAC), which awards the credits to the applications with the most points. Then the developer works with an individual investor or a pool of investments that provide equity to the project. dune-20430ctobgr2013 H-86 City of Santa Clarita General Plan Housing Element The City has a budget of about $1.1 million per year from Community Development Block Grant (CDBG) funds; however, all these funds are allocated for debt service, eligible housing and social service activities, and administrative overhead. The City does not receive an allocation of HOME funds. However, it has in the past successfully applied to the State for HOME funds, which were used for a City first-time homebuyer program. In the future, an application could be submitted for a project to replace or purchase at -risk units, if other funds were not sufficient. A review of such awards over the past few years indicates that the amount of the HOME award would likely be less than $1 million. Table H3.22: Reolacement Cost Estimates for 44-2-192 At -Risk Units Cost Per Unit Replacement Cost Funding Sources 9% Tax Credit Sources: $254,822 �8 92 23% First Mortgage 5,824 17% Local Equity (Redevelopment) 59% LP Capital Contribution 4% Tax Credit + Bond Finance Sources 23% First Mortgage $33-0754453 2727 17% Local Equity (Redevelopment) $277,487 7 504 25% State Mufti -Family Housing Program 35% LP Capital Contribution Source: Yasmin Tong and Karin Pally Associates Cost of Purchase for At -Risk Units Based on information available in 2008, itf the owners of the 268 at -risk units were willinq to sell - J rormatted: Not Highlight these units, they might be priced between $130,000 and $160,000 per unit, depending on condition and location. It is assumed that the units would need rehabilitation. A common cost estimate for rehabilitation is $25,000 per unit. Adding $25,000 puts the cost per unit between $155,000 and $175,000, as shown in Table H-3.22. However, the scenario in Table H-3.23 would be applicable only to the 76 senior units in Valencia Villas, since that project has a Section 8 contract which a new, nonprofit owner/manager could assume. If the owner opted out of the Section 8 program and paid off the loan guaranteed by the 221 (d)(3) loan guarantee, H-87 October 2013d4ne-28414. Housing Element City of Santa Clarita General Plan converting the rents to market rates, all the existing low-income tenants would receive tenant - based Section 8 vouchers. Rents in the building would no longer be affordable and it is possible that if the new rents exceeded the limits allowed by the Los Angeles County Housing Authority, all the previous tenants would have to find new apartments somewhere else. Table H-3.23: Estimated Costs for 76 At -Risk Units with Section 6 Contracts Cost Estimate Purchase Price Rehab Cost Total Per Unit Total Cost Estimate Sources Sources: 75% Convention Mortgage 171,890 $6,188,040 52% Local Equity 25% Equity Low $130,000 $25,000 $155,000 $11,780,000 (Redevelopment) Sources 172,169 $6,198,084 Section 8 Project -Based 45 /o Local Equity contract 18% LP Capital Contribution 75% Convention Mortgage 25% Equity High $160,000 $25,000 $185,000 $14,060,000 (Redevelopment) Section 8 Project -Based contract Source: Karin Pally Associates Tenants in the two bond -financed projects would not receive any assistance in relocating if the owners decide to convert to market rents. The scenario in Table H-3.23 would not apply to those units because there is not a Section 8 project -based contract to subsidize the rents. Purchase of the bond -financed units would have to be financed with tax credits plus a combination of local funds, grants if necessary, and a conventional mortgage. Table H-3.24 provides scenarios for purchase and rehabilitation of 36 bond -financed units using the low- income housing tax credit. The assumed market price for the unds is $130,000 per unit. Table H-3.24: Estimated Costs for 36 At -Risk Units Using Tax Credits Estimated Unit CostCast Replacement Sources 9% Tax Credit Sources: 35% First Mortgage 171,890 $6,188,040 52% Local Equity (Redevelopment) 13% LP Capital Contribution 4% Tax Credit + Bond Finance Sources 172,169 $6,198,084 37% First Mortgage 45 /o Local Equity (Redevelopment) 18% LP Capital Contribution Source: Yasmin Tong and Karin Pally Associates deae 29430ctober2013 H-88 City of Santa Clarita General Plan Housing Element As shown in Table H-3.24, the estimated cost to purchase and rehabilitate the 36 bond -financed units would be $6,188,040 if financed with 9% tax credits, and $6,198,084 if financed with 4% tax credits. Because the subsidized units are included with market -rate units within the entire housing project, the actual purchase and rehabilitation cost would also include the market rate units in these buildings, which would have to be financed with a conventional mortgage. Organizational Resources for Preservation or Replacement « Public Agencies and Nonprofit Corporations -} �F« attm:eulieted+Lwel:1+aIrndat: 0.25" + Tab after: 0.5" + Indent at: 0.5" Federal and state law require that when owners of buildings with expiring federal subsidies decide to sell those buildings, they must offer the right of first refusal to nonprofit corporations capable of operating multi -family housing. There are no nonprofit housing development corporations located in Santa Clarita. However, the City is working with a number of nonprofit organizations interested in developing affordable housing in Santa Clarita. Southern California Presbyterian Homes already owns and operates one project (Canterbury Village), Table H-3.25 lists nonprofd entities in Southern California that may be interested in either purchase and rehabilitation, or replacement of, at -risk subsidized units, Formatted: Highlight Table H-3.25: Nonorofit Housina Development Comorations Organization Contact Name Address Phone Cabrillo Economic Rodney Fernandez 702 County Square Drive 805 659 Development Ventura, CA 93003 Corporation 791 Mercy Housing, Inc. Mark Trinidad 1500 South Grand Ave, #100 213-743-5820 Los Angeles, CA 90015 9065 Haven Ave., Suite 1000 National Community Rebecca Clark, Rancho Cucamonga, CA 909-483-2444 Renaissance Executive Director 91730 Kim Heinzelman 516 Burchett Street Presbyterian Homes Project Devt. Asst. Glendale, CA 91203 818-247-0420 Telacu Homes, Inc. 5400 East Olympic Blvd., Tom Provencio #300 323-832-5411 Los Angeles, CA 90022 21031 Ventura Blvd., Suite Habitat for Humanity Donna Deutchman 1101 818-9814900 Woodland Hills CA +' Formatted: Not Highlight -_Other Organizational Resources }— Formatted:BuWL+ieml:t+nyrredat: 0.25" +Tab after: 0.5" + Indwt at: 0.5" The two nonprofit organizations listed below provide information and technical assistance for preservation of at -risk housing to tenants, property owners, City staff, and other groups. Both these organizations have offices in the City of Los Angeles. H-89 October2013duae-244 Housing Element City of Santa Clanta General Plan The California Housing Partnership Corporation (CHPC) is chartered by the State legislature to provide education and technical assistance concerning expiring uses to cities, nonprofit housing organizations, and tenants. CHPC has offices in Los Angeles and San Francisco. Staff at the Los Angeles office can be contacted at: California Housing Partnership Corporation 800 Figueroa Street Los Angeles, CA 90017 (213)892-87756 The Coalition for Economic Survival, located in the City of Los Angeles, provides information and assistance on expiring use issues to tenants, nonprofit housing organizations and to City staff. Larry Gross, Executive Director Coalition for Economic Survival 514 Shatto Place, Suite 270 Los Angeles, California 90020 Telephone: (213) 252-4411 www.cesinaction.org F. Energy and Water Conservation for Housing The State of California has taken a strong stand on encouraging conservation of energy and water resources at the local level through adoption of conservation policies and programs. As further explained in the Conservation and Open Space Element of the General Plan, legislation was passed in 2006 setting limits on greenhouse gas emissions in order to address concerns about climate change. The State has also directed local agencies to adopt guidelines for water conservation in landscaping, and the California Building Code establishes building standards for low -flow plumbing fixtures and energy conservation in new construction. With respect to resource conservation in housing development, the public benefits of saving water and energy, in terms of carbon reduction and maintaining water supplies, are supplemented by the benefits to individuals of saving money on utilities. Energy -conserving appliances, efficient heating and cooling systems, adequate insulation, and low -flow plumbing fixtures will yield significant long-term savings to both renters and homeowners, particularly with the higher cost of fuel experienced in 2008. In response to State mandates and local concerns for resource conservation, the City has taken a number of steps to ensure that energy and water conservation are considered in approvals of new residential development. In the General Plan, the City has adopted wide-ranging policies to encourage environmentally responsible development (Conservation and Open Space Element). The City has adopted California Title 24 regulations for all new residential construction. Landscape plans are required to limit turf grass and use drought -resistant planting techniques. Energy -conserving appliances and lighting are required. The City encourages use of LEED (Leadership in Energy and Environmental Design) building techniques, and has received LEED certification on a public building. dune --2 Qctober 2013 H-90 City of Santa Clarita General Plan Housing Element Programs for Existing Develooment The City of Santa Clarita currently offers the following programs for enhancing the energy efficiency of existing residential structures: AB 811: {— Fo matted: dal ehd +Level: t + Aligned at: In Partnership with the County of Los Angeles, the City of Santa Clarita is participating in o.25^ +Tab arm: o.s + Indent at: o.s the development of a program to use Assembly Bill 811 funds for a program that would provide energy audits, energy efficiency upgrades as well as installation of photovoltaic solar power systems on residential units for little or no out-of-pocket cost to the property owner. The City also maintains a directory of local solar installers and retailers providing residents quick and convenient access to qualified vendors in the Santa Clarita Valley. Community Energy Partnership/Energy Audits: –f -- -1 Fotmatied: 13UIWW I Level:1 +Aligned at: The Community Energy Partnership is an organization that brings resources and staff 10.25"+Tab after: 0.5"+Indent at: 0.5" from the City, Southern California Edison, and the Energy Coalition to provide a variety of services throughout the community including free energy audits and retrofits. Federal Weatherization Program: --�-- wmvT.e:rend+t.e,,ei:1+u,nedat: The City offers public outreach and information on the Federal Weatherization Program os"+rabafte: o.s +Indent at: o.s" which offers as much as $6,500 for income -qualified residents to receive energy efficiency upgrades to their home. ENERGY STARS Products and Incentives: }— Frmatted:sulleed+Levecl+Algneda[ The City offers public outreach and information on ENERGY STARS products including 0.25"+Tab ager: 0.5"+Indent at: 0.5 a search tool that enables the user to locate local retailers of ENERGY STAR® products as well as a list of incentives and rebates offered for the purchase of specific energy efficient appliances and products. Programs for New Develooment The City of Santa Clarita currently offers the following programs for new development. In addition to offering in-house programs, the City actively encourages the development community to take advantage of programs offered by Southern California Edison and the Southern California Gas Company. Community Character and Design Guideline s: }— Formaaed:euieted+Level: l+nignedac The Community Character and Design Guidelines is a document adopted by the City 015^+Tab after: 0.5^+Indent at: 0.5" Council in March 24, 2009. The purpose of the document is to define a variety of "green" development policies that should be included in all new projects that require constructions. A portion of the guidelines define design elements for energy efficiency in residential, commercial, mixed use, industrial and business park. Requirements for single-family and multi -family developments can be found on the City's website at: hftp,/twww.santa-clarita.com/citvhalVod/i)lannina/archdesign.as California New Homes Proiect (CNHP): –} -- rrormatted: BWleted+Levee 1+Aligned at: The City of Santa Clarita partners with Southern California Edison in implementing the 0.25"+Tab after: os^+Indent at: 0.5^ California New Homes Project. Through a combination of education, design assistance and financial support, the CAHP works with building and related industries to exceed compliance with the California Code of Regulations, Title 24, Part 6, 2008 Building H-91 October2013daae--294 Housing Element City of Santa Clarita General Plan Energy Efficiency Standards for Residential and Nonresidential Buildings (Standards), to prepare builders for changes to the standards and create future pathways beyond compliance and traditional energy savings objectives. Participation is open to single- family, low and high rise multi -family residential new construction built within Southern California Edison's service territory. Information on the program can be found at: http:/twww. sce.comlb-rs/bb/cali-new-homes/california-new-homes-program. htm • Sustainable Communities Program (SCK –_-1 — Formatted: a,ieted+Level: t+Algned at: The City of Santa Clarita partners with Southern California Edison in implementing the 0.zs"+Tab after: 0.s"+Indent at: 0.5" Sustainable Communities Program. The SCP targets projects able to commit to energy efficiency goals at least 15% greater than Title 24 Energy Standards for single and multi- family residential projects. Certification to a recognized green building rating system (i.e. LEED-NC® Silver) is strongly encouraged. Information on the program can be found at: httl)7//WWW.sce-scp.com/Pro ectCenter/Default. asox?tabid=1721 • Advanced Home Program (AHP1:–:eulkted +te.el:l+Algnai at: 0$"+Tab after: O ++Indent at: O.S' The City of Santa Clarita partners with the Southern California Gas Company in implementing the AHP. The Performance -Based approach provides incentives for building homes that exceed the California Building Energy Efficiency Standards (Title 24) by at least 15 percent. These homes can also qualify for the ENERGY STAR® for homes label, which is widely recognized for energy efficiency. Information on the program can be found at: http://www.socalgas.com/construction/aht)/ Community -Based Energy Conservation Programs On its website, the Southern California Gas Company, which provides services to Santa Clarita residential and commercial customers, offers a number of programs aimed at increasing energy efficiency. These include an energy and efficiency online survey and residential rebates for upgrading to energy efficient appliances or making energy efficient home improvements. Rebates are also available to owners of multi -family properties if they install certain energy efficient systems. Incentives for building new homes that exceed California Title 24 by 15% are offered to residential and commercial builders. The power company, Southern California Edison (SCE), offers a wide variety of energy conservation programs. These programs include free home energy audits online and rebates on energy efficient appliances. SCE also has several programs to reduce rates for low-income households. SCE's website is www.sce.com. ASSERT a Lancaster -based nonprofit organization, works with both Southern California Edison (SCE) and the Southern California Gas Company to provide weatherization programs to eligible low-income households in the City of Santa Clarita. Depending on income, a household may be able to obtain a new, energy efficient refrigerator through a program operated by SCE. Publications on sustainable building practices for residential and commercial properties can be found on the website of Global Green at www.globalareen.org. Global Green is a national nonprofit organization that works to educate the public about renewal energy sources and sustainable development practices. dune-20110ctober2013 H-92 City of Santa Clarita General Plan Housing Element Residences in the City of Santa Clarita are served by one water wholesaler, Castaic Lake Water Agency (CLWA), and three water purveyors including the Newhall County Water District (a division of CLWA), Santa Clarita Water Company and Valencia Water Company. All four have conservation information on their websites and urge customers to conserve water. Newhall County Water District offers a cash rebate for the installation of water efficient sprinklers. H-93 October2013duae;-� Housing Element City of Santa Clarita General Plan IV. SPECIAL HOUSING NEEDS Government Code Section 65583(1)(7) requires "An analysis of any special housing needs, such as those of the elderly, persons with disabilities, large families, farm workers, families with female heads of households and families and persons in need of emergency shelter." This section of the element identifies special housing needs within the City of Santa Clarita. A. Housing for the Elderly Housing element law does not define "elderly." Depending on the program or source, there are a number of different age cutoffs for "elderly" and "senior." According to the U. S. Department of Housing and Urban Development (HUD) website, housing limited to older persons is exempt from the age discrimination provisions of the Fair Housing Act if: • HUD has determined that the dwelling is specifically designed for and occupied by elderly- —1Formaeted: solleted+Level: I+,uyned at: persons under a federal, state or local government program, or o^ +Tab after: 0.a^ +Indent at: 0.4^ • It is occupied solely by persons who are age 62 or older, or - Formatted: Ouoeted + Level: I +Algned at :?TCW Indent t. 0.4" It houses at least one person who is 55 or older in at least 80% of the occupied units, and- Fomtatted: a,Ileted+Level: I+Aigoed at: adheres to a policy that demonstrates intent to house persons who are 55 or older.10 tr+Tab after: 0.4" + Indent at: 0.4^ The HUD 202 program is the only federal housing finance program designed specifically for older persons. It limits eligibility to persons who are age 62 or older. Formatted: Highlight instructeds redevelopment agencies that the Low and Moderate Income Housing Fund must be expended "to assist housing available to all age groups in at least the same proportion as the number of low-income households with a member under age 65 years to the total number of low-income households of the community as reported in the most recent census."— TWe general-pepulaiier The dissolution Process is still in Progress. and it is unclear if or when the Low and Moderate Income Housing bond Proceeds may become available for the City to use, and whether the original requirement for Proportionality of expenditures based on age groups might still apply. romtatted: Highlight The issue of what age groups to include in the term "elderly" is important because the Housing Element asks jurisdictions to determine the needs of this age group for housing and asks whether the supply of housing is adequate to the need. In this document, the group "elderly" includes persons age 65 and older. , Formatted: Not Hgmxp,t Formatted: Not There were 16,73242,U-- persons, agad 65 or older 2011.w_2wr* Of these, 2 175agi off__ Formaaed: Not 13W/o were 85 or older. As age increases after age 65 the proportionof men to women in. _ the population drops Overall, 464% of the age_ 65 and older population are male and Formatted: Not !Z.9"% are female., aAd ^Ia^• °C 7a of ft 91deFlIF Fomtatted: Not Formatted: Not Formatted: Not 10 httpJtww.hud.govlofficesifneolseniors7mdex.cfm Formatted: Hilli June; 2833October 2013 H-94 City of Santa Clarita General Plan Housing Element Between 2000 and 2006, the number of persons aged 65 and older increased by 2,176 persons. This represents a 20.2% increase in the proportion of the population that is age 65 and older. Countywide, during the same period, the population in this age group grew by 18.3%. As of 2011there were 1741W_persons in the City_age 65 or older liv ng below the poverty level is 2006, which represented 10% of the entire 000ulabon 65 years or older and Tenure Of the persons 65 or older who identified themselves as heads of household, 5052, (73%) were homeowners and 1,853 were renters. While 54% of the renters had housing costs of 35% or more of their monthly income, only 26% of the owners had housing costs that high. Income Table H4.1: Household Income of City Residents Persons Aged 55 and Income Number Percent < $14,999 881 12.8 $15,000 to 24,999 1,265 18.3 $25.000 to 39,999 1,598 23.1 $40,000 to 49,999 489 7.1 $50,000 to 74,999 929 13.5 $75,000 to 99,999 988 14.3 $100,000 to 149,999 583 8.4 $150,000 to 199,999 50 0.7 $200,000 or more 123 1.8 Total 6,909 100 Source: 2006 American Community Survey Using the income limits for 2006 shown above in Table H-4.1, 31.1% of all senior households meet the criteria for very low or extremely low income and about 30.2% meet the criteria for low income (51% to 80% of median income). Altogether, in 2006, 38.2% of one-person senior households had incomes at or below 80% of median income. The income limits for two -person households are higher so even more households would meet the criteria. Some lower-income seniors who quality for a subsidized rental unit in Santa Clarita are having increasing difficulty paying the rent. There are several reasons for this: (1) costs for food, gas and medical care have increased sharply, and pensions and social security have not kept pace; (2) some affordable senior units, which are financed by tax credits are set at 60% rather than 50% of median income, making the rent on those units more expensive; (3) even subsidized rents are subject to annual increases, usually keyed to a standard index such as CPI. Table H-4.2 provides data from the 2000 Census on the cost burdens of lower income elderly households in Santa Clarita. H-95 October 2013 p '^'^'^" Formatted: Not Nighlictht Formatted: Not Highlight '- Formatted: Highlight Formatted: Hlahlicht Formatted: Right Formatted: Richt Formatted: Right Formatted: Right Formatted: Ri aht Formatted: Right Formatted: Richt Formatted: Highlight Housing Element City of Santa Clarita General Plan I.__ ..__.._____ _ _... _ _ ___.. _. __ Formatted: Not Highlght Household Size In 2006, 9,716 (77%) of the 12,631 persons age 65 or older lived in family households. Of these, more than half (4,363 persons), identified themselves as the head of household. Of the 2,668 persons living in non -family households, 1,853 (70%) were women living alone and 690 (26%) were men living alone. . Group Quarters In 2006 there were 247 persons age 65 or older living in group quarters such as nursing homes. Housing Costs According to the Santa Clarita Valley Senior Center, more than 700 persons age 55 and older requested help with housing in 2007. Assistance provided can include help finding a low-cost unit, and help applying for a Section 8 voucher. However, according to the Los Angeles County Housing Authority, the waiting list for a Section 8 voucher is extensive and the wad time could be as much as two years. Senior renters and home owners are considered to be "housing cost burdened" if they pay more than 30% of their household income for housing. Housing costs over 50% of the household income represent a severe housing cost burden. Table H-4.2: Housing Cost Burden for Elderly Households In Santa Clarita In 2000 Housing Cost Burden Elderly Elderly All Santa Clarita Renters Owners Households Household Income 554 314 2,602 -30% Cost Burden > 30% 68.6% 76.1% 73.8% Cost Burden > 50% 57.8% 65.8% 65.8% Household Income 541 524 2,554 >30% <=50% MA Cost Burden > 30% 76.3% 68.5% 85.7% Cost Burden > 50% 58.8% 38.9% 63.7% Household Income 439 1,014 4,414 > 50% <=80% MFI Cost Burden > 30% 65.8% 47.7% 69.3% Cost Burden > 50% 8.0% 26.1% 32.4% Source: HUD User CHAS Databook from Census 2000 data Resources UR,'^4 40ctober 2013 H-96 • - -- Formatted: Centered Formatted: Centered Formatted: Centered Formatted: Centered Formatted: Centered Formamed: Centemd _ Formatted: Centred • _.. Formatted: centered -- Fmnatted: Centered City of Santa Clarita General Plan Housing Element There are 843-881 rental units in six rental properties in Santa Clarita restricted for those 55 and older (or, in the case of Canterbury Village, funded by a HUD 202, age 62 and older), with renter qualifications not to exceed 60% or 50% of median income. In all, there are 39355 units with rents set at a level affordable to households at 50% of median income, of which 42-20 units are market- rate units whose tenants have Section 8 vouchers; 444 units with rents set at 60% of median income, three units with rents at 80% of median income. Tahlp 14.13• Saninr Rental Hnuainn in Santa Clarita Name of Project Address and Phone Units at 60% Units at <50% Total Units Finance Source 24857 Singing Hills Drive 221 (D) (4) Valencia Villas Santa Clarita, CA 91355 76 76 Project -Based - 661- 259-3921 Section 8 S. Cal. Presbyterian Homes Canterbury 234620 Avenida Rotella 64 64 HUD 202 Village Yliley6aayewRead Santa Clarita, CA 91355 661-255-9797 26705 Bouquet Canyon Bouquet Road 264 264 Tax Credits Canyon Seniors Santa Clarita, CA 91350 651-297-346 Riverstone Residential Canyon Country 18701 Flying Tiger Drive 180 20 200 Tax Credits Seniors Santa Clarita, CA 91351 661-251-2900 Housing Authority of L.A. Orchard Arms County 23520 Wiley Canyon 182 182 Road Santa Clarita, CA 91355 Whispering Oak 22816 Market Street Market & Apartments for Santa Clarita, CA 91321 13 65 tenant -based a e 55 + 661-259-1583 Section 8 Total Units 444 397355 844851 — Formatted: Right - -- Formatted: Right -- Formatted: Right Fa atti : Right - -_ Farmattad: Right Formatted: Right —_ Formatted: Right Source: City of Santa Clarita and Karin Pally Associates -- Formatted: Highlight A search of the onlinmase on the Community Care Licensing webpage of the California Department of Social Servicesnr 2013 foun 58 -1197- e�c-�ersera-six person or less facilities Formaered: Not Highlight licensed for residential care for the elderly— one licensed for 12 residents. one 9&person Famattm: not Highlight facility. and two facilities for over 140 elderly residents. -aa Formatted: Not Highlight Farmattetl: Not Highlight Fp atted: Not Famattad: Not Formatted: H. H-97 October 201 Housing Element City of Santa Clarita General Plan B. Housing for Disabled Persons Needs The 20.1-106 ACS 1 -Year Estimates indicatessfimates-14at there are 14674 persons in Santa Clarita with disabilities. Table H-4.4 shows the data for 2006 on persons with ve6:- different types of disabilities. It should be noted that many people may have more than one disability. For example, a person with a mental or physical disability may also have a self-care or employment disability. The largest category is that of persons with jMtULato _ili disabilities. Tahla H.d A- Pammnna with niaahiutiaatt (4 ' S . " The 2005 ACS definition of disability is based on three questions: (1) Does this person have any of the following long lasting -conditions: blindness, deafness, or a severe vision or hearing impairment? And (b) a condition that substantially limits one or more basic physical activities such as walking, climbing stairs, reaching, lifting, or carrying? (2) Because of a physical, mental, or emotional condition lasting 6 months or more, does this person have difficulty in doing any of the following activities: (a) learning, remembering, or concentrating? And (b) dressing, bathing, or getting around inside the home? (3) Because of a physical mental, or emotional condition lasting 6 months or more, does this person have any difficult in doing any of the following activities: (a) going outside the home alone to shop or visit a doctor's office? (b) working at a job or business? dune,394!October 2013 H-98 Formatted 'I Formatted Formatted Formatted Formatted Formatted Fm matted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Fomlatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Forraatced Fomrattad Form~ Fomntted Formatted Formatted Forret rorrrmaned Formatted Fonnamad Formatted Formatted Formatted Formatted Formatted Fo matted Formatted Formatted Formatted Total_ Sensory, -RW Type of with a __ Self-- - nitiv -'vision--_ Independent eMentat mbulatory FA Disability Disability Care and ,vin Travel hearing) Ae 5 o 175 years 7L4$ -,M 146244 B86M 382493 47237- 722786 18_6t0 1 7 _.404847 — ears I 2- 4e441ea;& X234 3,,622 3;024 44877 4,958 3,673 4,669 &I kQJ4JQaAa 2463 324 733 3,072 3;608 588 6+ears 64402-9 -86 .0994; 362 1 -W"-4-84 $`4682284.-_ .:. Disabled 1485167- _ 3 93848 6 .._.—$d02 6- ---- '. Tal (4 ' S . " The 2005 ACS definition of disability is based on three questions: (1) Does this person have any of the following long lasting -conditions: blindness, deafness, or a severe vision or hearing impairment? And (b) a condition that substantially limits one or more basic physical activities such as walking, climbing stairs, reaching, lifting, or carrying? (2) Because of a physical, mental, or emotional condition lasting 6 months or more, does this person have difficulty in doing any of the following activities: (a) learning, remembering, or concentrating? And (b) dressing, bathing, or getting around inside the home? (3) Because of a physical mental, or emotional condition lasting 6 months or more, does this person have any difficult in doing any of the following activities: (a) going outside the home alone to shop or visit a doctor's office? (b) working at a job or business? dune,394!October 2013 H-98 Formatted 'I Formatted Formatted Formatted Formatted Formatted Fm matted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Fomlatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Formatted Forraatced Fomrattad Form~ Fomntted Formatted Formatted Forret rorrrmaned Formatted Fonnamad Formatted Formatted Formatted Formatted Formatted Fo matted Formatted Formatted Formatted City of Santa Clarita General Plan Housing Element Source: 2 1(11196American Community Survev.l-veer Estimates Physical Disabilities Persons with physical disabilities can be affected by a variety of housing issues, among which affordability and accessibility are some of the most frequent. They often need housing that is specially adapted to their needs with ramps, doors and tumarounds wide enough for wheelchairs, and with other adaptations for access. Income may also be an issue for persons with disabilities who are of working age. Persons whose only income is Supplemental Security Income may not be able to live independently as, according to staff at the Center for Independent Living, there are a limited number of rental units in the City affordable to individuals living on Supplemental Security Income (SSI), which is about $87&666 per month in 2998. The has a procedure whereby property owners can request a reasonable accommodation to make changes in their property in order to make the property accessible for a disabled person. The Residential Rehabilitation Program Provides grants for reasonable accessibility accommodations. The California Department of Housing and Community Development provide a model procedure, in its online document Building Blocks for Effective Housing Elements at http:/twww,hcd.ca.gov/hod/housing element/index.html,. The RRGt;@A OF; ASSAGAAWO Persons with Developmental Disabilities Table H 4.5: Persons with Disabilities by EmDlovment Status Category Numbe %of Total Po ulation A e 16-64 Em to ed Persons with a Disabilitv 3.593 2.00/6- .0%769 769 Age 16-64 Not Employed with a Disability not in the labor force 7,677 4.3% Persons Age 65+ with a Disabilfty 3 315 1.8% Total Persons with a Disability 15,534 8.7% Total Population Civilian Non -Institutional 177.415 100% Source: American Community Survey, 1 -Year Estimates` H-99 October2013dune-204 Formatted: Not Highlight Formatted: Not Hlghlght Formatted: Not Highlight Fmmatwd: Centered Formatted: Right Formatted: Richt Formatted: Right Formatted: Richt Fa acted: Left FormattM: Font: Not Italic, No undedlne, Not Housing Element City of Santa Clarita General Plan Tnhl. H d 6- Pamnns With nisehil Bias hu nie.hilifu Tun. Source. American Community Survey, 1 -Year Estimates__ includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature. (NLACRC) provides housing for its developmentally disabled child and adult clients (called consumers) through contracts with residential facilities licensed by Community Care Licensing. NLACRC serves 4,941 977 consumers in and around Santa Clarita, including 64'781 adults and 4,9681 196 children. Approximately 1.695 are located within the City zip codes. There are alae -eight adult residential facilities that contract with NLACRC in Santa Cladt . Most of NLACRC's child clients live at home with their families. 'w^w e -2Q4 4.October 2013 H-100 Formatted: Font Bold Formatted: Centered — Fomratted: ' -' Formatted: ' Formatted: - Formatted: Formatted: Formatted: ZFormatted: fff��-atted: Formattad: Formatted: Fomtatted: Formattetl: Right Forrrral left Formatted: Font: Not Italic, No underkne, Nrk Formatted: Font (Default) Arial, 11 pt Formatted: Justified, Adjust space between Latin and Asian text, Adjust spare between Asian text and numbers Formatted: FOM: (Default) Arial, It pt Formatted: Font: (Default) Anal, 11 I% Formatted: Font: (Default) Arial, 11 pt Formatted: Font: (Default) Arial. 11 of Formatted: Font: (Default) Arial, 11 pt Formatted: Font (Default) Arial, 11 pt Formatted: Justified Formatted: Fork: (Default) Arial, 11 pt Formatted: Fort: (Default) Arial. 11 of Number % of Total Po ulation Total Disabled Ages 5-64 15 009 8.4% - Sensory Disability (hearing/vision 3 622 2.00l Cognitive Disability3 720 2.00/6 - Ambulatory Disability 4.095 Self-care Disability 1 839 1.00h Inde endent Livina Disabili A e 18-64 3,027 1.7% Total Disabilities for Ages 5-64 16.303 N/A Total Disabled A es 65 and Over 6A40 3.6%- Senso Disability hearin /vision 3,229 1.8% - Cognitive Disabilb 1 460.8O/o• AmbulatoryDisabili 4,158 2.3%- Self-care Disability 2099 1.2°/4• Independent Living Disability 2 709 1.5% Total Disabilities for Ages 65 and Over 13,655 N/A. Total Population 1 177415 1 100% - Source. American Community Survey, 1 -Year Estimates__ includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature. (NLACRC) provides housing for its developmentally disabled child and adult clients (called consumers) through contracts with residential facilities licensed by Community Care Licensing. NLACRC serves 4,941 977 consumers in and around Santa Clarita, including 64'781 adults and 4,9681 196 children. Approximately 1.695 are located within the City zip codes. There are alae -eight adult residential facilities that contract with NLACRC in Santa Cladt . Most of NLACRC's child clients live at home with their families. 'w^w e -2Q4 4.October 2013 H-100 Formatted: Font Bold Formatted: Centered — Fomratted: ' -' Formatted: ' Formatted: - Formatted: Formatted: Formatted: ZFormatted: fff��-atted: Formattad: Formatted: Fomtatted: Formattetl: Right Forrrral left Formatted: Font: Not Italic, No underkne, Nrk Formatted: Font (Default) Arial, 11 pt Formatted: Justified, Adjust space between Latin and Asian text, Adjust spare between Asian text and numbers Formatted: FOM: (Default) Arial, It pt Formatted: Font: (Default) Anal, 11 I% Formatted: Font: (Default) Arial, 11 pt Formatted: Font: (Default) Arial. 11 of Formatted: Font: (Default) Arial, 11 pt Formatted: Font (Default) Arial, 11 pt Formatted: Justified Formatted: Fork: (Default) Arial, 11 pt Formatted: Fort: (Default) Arial. 11 of Citv of Santa Clarita General Plan Housing Element The fe-In AP nn infiaFmat Table H 4.7 from the NLACRC Santa Clanta Branch. charged by the- i Formatted: Font: (Default) Arial, 11 p[, Not State of California with the care of people with developmental disabilities, provides a closer look Highlight at the disabled population. Formatted: Justified Formatted: Font: (Default) Arial, 11 pt, Not ��..016 VAth w.,su... ..s..i 2hRi eR igmyiglee ....i, gei: look at" Highlight ' w:..Formatted: Font: (Default) Anal, 11 pt, Not Tnhla H d 7 — Inelivir iiele with ninnhififinn by Ann .rid 1 nenfinn 91119 Hinhlinht Zip Code Area 0-14 Years 15-22 YeM 23-54 YC= 55-65 Years 65+ Years TOTAL 91390 58 30 54 26 19 187 91387 178 51 53 2 1 285 91355 117 52 65 4 2 240 91354 123 50 35 3 0 2ll 91351 123 55 97 6 I 282 91350 133 62 76 12 3 286 91321 1 114 32 51 43 204 NLAGRG. Santa Glanta Branch NLACRC does have consumers who live independently in their own apartments or in other types of rentals. Most of these have Supplemental Security Income (SSI) benefits and may also have some work earnings. They receive services from NLACRC services to assist them to live on their own. The SSI benefit for consumers in independent living in 2898-2013 is $86Q-866 per month developmental disabilities exist before adulthood. the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. There are a number of housing types appropriate for people living with a development disability rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, and the disabled residents. Special consideration should also be given to the affordability of housing. as people with disabilities may be living on a fixed income. H-101 October2013��w..--7G.-,�^�� Formatted: Font: (Default) Arial, 11 pt, Bold, Not HighlgM Formatted: Centered Formatted: Font: 11 pt, Bold, Not Highlight Formatted: Fort: 11 pt, Sold, Not Highlight Formatted: Font: Bold Formatted: Font: (Default) Anal, 11 pt, Bald, _ Formalted Centered Formatted: Centered Formatted: Centered Formatted: Centered _Formatted: Centered Formatted: Centered Formatted: Centered Formatted: Not Hiahliaht Formatted: Not Highlight Formatted: Font: (Default) Arial, 11 pt, Not Formatted: Justified Formatted: Fort: (Default) Anel, 11 a Formatted: Font: (Default) Arial, 11 pt Formatted: Font (Default) Arial, it pt Formatted: Fort: (Default) Anal, 11 pt Formatted: Font: (Default) Nal. 11 at Housing Element City of Santa Clarita General Plan Formatted: 3ustifed Formatted: fort: (Default) Arial, 11 Dt Farmaroed: Fart: (Default) Arial, it atted: Fad: (Default) Arial, 11 Mental Illness According to the Santa Clarita office of the Los Angeles County Department of Mental Health (DMH), the Santa Clarita DMH office serves 786-1 068 mentally ill clients-,-e1wpera-34are { Formatted: Not Highlight homeless. Housing is an issue for clients on Supplemental Security Income because they receive only 66 per month._ Clients_wh"o_ have Social Security Disability (SSDI) receive Formatted: Not Highlight _.,- varying amounts based on what they paid into the system, and are - ay be eligible for a 7r -- Formate; Not Highlight supplement . Although some DMH clients are living in Formatted: Not Highlight single-family homes, many clients live with family, share a rented apartment, or rent a room, - — Formatted: Not Highlight Like very low income seniors and disabled persons, mentally ill clients of DMH would benefit Forenamed: Highlight from an increase in HUD Section 202 and Section 811 -financed housing and an increase in the number of Section 8 vouchers available. Formatted: Highlight Resources Licensed facilities serving consumers of the NLACRC are described in the section on persons with developmental disabilities. For persons who are unable to live independently, there are five six -person facilities licensed for adult residential care listed on the Community Care Licensing web page of the California Department of Social Services. However, according to the Santa Clarita DMH office, there are no board and care facilities for the mentally ill in the Santa Clarita Valley. Although there are currently no supportive housing programs in Santa Clarita, nor are any being planned, there are several agencies, including A Community of Friends and Homes for Life Foundation that develop supportive housing countywide for persons with chronic mental illness; these agencies may be able to assist In developing a supportive housing project In Santa Clarita.__ _ Formatted: Not Formatted: Hgl SUDOortIVe Housing While the type of services they need may be different, persons with disabilities have some common characteristics: (1) their incomes may be low if the disability interferes with their ability to work or to work full-time, which in turn restricts their access to housing; and (2) they may need supportive services ranging from attendant care to case management, in order to live independently. Such services are expensive and, for those with lower incomes, the inclusion of such services in multi -family rental housing can be very cost-effective. Government Code Section 50675.14 defines supportive housing as housing that has no limit on the length of stay, is linked to onsite or offsite services, and is occupied by a target population as defined in Health and Safety Code Section 53260. Senate Bill 2 requires zoning to treat supportive housing as a proposed residential use, subject only to those restrictions that apply to other residential uses of the same type in the same zone. The City has amended the UDC to allow supportive housing in all residential zones. The amendments were adopted by the City dune, -201 !October 2013 H-102 City of Santa Clarita General Plan Housing Element Council in 2009. _(RregraM H5.3). Supportive housing programs are not subject to licensing requirements. - - Formatted: HighlightC. Housing for Large Households Formatted: Highlight Needs Low-income, large families often live in units that are too small to provide adequate room and privacy for all family members, in order to be able to afford the rent According to the 2000 Census, Santa Clarita had 7,476 households, including 1,962 renter households, with five or more household members. Unlike the City of Los Angeles where most rental units have two or fewer bedrooms, Santa Clarita has an ample supply of larger rental units. In 2000 there were 3,111 rental units with three or more bedrooms. '-.. — - Formatted: Highlight The U.S. Census considers a housing unit overcrowded if there are between 1.01 and 1.5 persons per room. A unit is considered severely overcrowded if there are more than 1.51 persons per room. Kitchens, living rooms, and bedrooms all count as rooms, but bathrooms do not. A two-bedroom apartment occupied by six persons would be considered overcrowded. If occupied by seven people it would be severely overcrowded. As might be expected based on the recent development of much of its housing stock, overcrowding is less common in Santa Clarita than in the County as a whole. In Santa Clarital, based on the American C mmun' _ - Formatted: Na Highlight Survey 1 -Year Estimates�rs, in 2 11W,_ 10.26.8%_o_f rental un_Rs were overcrowd ed _and n F,,,,,,ftd;NotH;y,hgr,t additional .99.4% were severely overcrowded, ° Formatted: Not Highlight a .. _— .— —_ Formatted: Na Highlight Even though the City of Santa Clarita has more large units than large households, overcrowding J Formatted conditions still exist due to the gap between income and rent. According to the 2000 Census, 16.6% of 1,962 renter households with five or more household members, and 7.6% of 5,514 owner households with five or more household members, were paying 50% or more of their income for housing costs. There are not enough large subsidized housing units in Santa Clarita to meet the needs of larger lower income families and seniors. The City does not have its own housing authority so Santa Clarita residents must apply to the County of Los Angeles Housing Authority for Section 8 vouchers. Compared to the enormous need for housing assistance Countywide, the County Housing Authority has very few vouchers and waiting lists are several years long. In addition, median rents in Santa Clarita exceed the rent limits imposed by the Section 8 program, because Santa Clarita's housing costs are higher than that of Countywide. Resources Formatted: Highlight There are 444 subsidized units for low and very low income ' Formatted: Highlight H-103 October2013'-ne--2Mll Housing Element City of Santa Clarita General Plan D. Housing for Farm Workers Data on employment by industry and occupation from the 2000 Census and the 2006 American Community Survey is provided in Tables H-3.5 and H-3.6. The 2000 data on employment by occupation shows that only 16 people were employed in the combined fields of agriculture, forestry, fishing, and mining. There is no way to tell from the data whether any of these 16 people was employed as a fans worker, since this occupational category could also include agronomists, forestry experts, and similar occupations. Most of the remaining agriculture in Los Angeles County is in the Antelope Valley. There are only four farms left in the Santa Clarita Valley area, and no working farms within Santa Clarita's city limits. If there are any farts workers living in the City, they would have the same needs as other persons with similar incomes. Since there is no population of farts workers identified as a special needs group in the City, it is assumed for purposes of the Housing Element that the needs of any possible members of this group have been addressed in sections of the element dealing with other residents, based on income levels or other special needs. _ _— Formatted: Highlight E. Housing for Female -Headed Households Needs According to the 2006 ACS, there are 4,934 female -headed family households in Santa Clarita, of which 2,160 households (44%) are renters. There are another 3,332 family households headed by men with no wife present. Of these 1,999, or 60%, are owners and 40% are renters. Median income for families with female householders is lower than that for any other type of family. ACS table B19126 shows that female -headed families with children under age 18 have a median income of $39,465 while single male -headed families with children have a median income of $60,205. In Santa Clarita, with a median household income of $75,917 in 2006, female -headed households have just over half (52%) of the overall median income. Resources Single Mothers Outreach (SMO) confirms that its nonprofit program provides services that include food and clothing to about 30 women per month. SMO clients are divorced or separated women with children whose incomes are high enough that they are not eligible for public assistance such as Temporary Assistance to Needy Families (TANF), yet low enough that they do not have enough money to meet their families' basic needs. Families eligible for public assistance can obtain help at the Santa Clarita District Office of the Department of Public Social Services (DPSS). Services for low income families and individuals are also provided by the Santa Clarita Valley Service Center, a multi -service center operated by the Los Angeles County Department of Community and Senior Citizens Services. A network of Santa Clarita churches works with the public sector social service agencies to provide assistance to impoverished families and individuals, as church resources permit. There are 444 subsidized units in Santa Clarita available for low- and very -low income families, but vacancies in these apartment buildings are rare and only 174 units have rents that are affordable to families with 50% of median income. Another 270 have rents set at 60% of ' p@. Qctober2013 H-104 City of Santa Clarita General Plan Housing Element median income. There are not enough subsidized units to meet the needs of families who are rent -burdened. F. Families and Individuals in Need of Emergency and Transitional Shelter The City of Santa Clarita is situated in the County Service Planning Area 2 (SPA2), which also includes: a. The areas north along the Interstate 5 to the Kern County boundary; b. All of the San Fernando Valley and west on the 101 Freeway to the Ventura County boundary; and c. Burbank, Glendale, La Canada/Flintridge, San Fernando, and the areas at the foot of the San Gabriel Mountains. Formatted: Indent: Left: 0.5", Hanging: 0.1r, Numbered + Level: 2 + Numbering Style: a, b, c, ... + Start at: 1 + Alignment: Left + Aligned at: 0.75" + Tab after. 1" + Indent at: 1", Tab stops: Not at 1" _____.______ FomralLed: Fart: Italk, Hghlym The population of SPA 2 is estimated by the County Department of Mental Health at just over two million. The City of Santa Clanta represents 8.8% of the SPA 2 population ($177,045), __ f, Formatted: Not Hghlght The County of Los Angeles 2007 homeless count estimated that SPA 2 had 6,411 homeless. Using the 8.8% figure for the proportion of SPA 2 homeless in Santa Clarita, it is estimated that Santa Clarita may have up to 564 homeless. This is currently the only information that is available to determine the number of homeless persons. The Santa Clarita Community Development Corporation (SCCDC) operates a Cold Weather Shelter in Santa Clarita during the winter months. Data provided by SCCDC shows that during the winter of 2996 299;2012-2013, shelter was provided to a total of 4469-224 homeless persons including members of 22-10 homeless families. Tables H4.86, H -4.9f and H-4.10$ provide data on the client type, age and race or ethnicity of the people who used the winter shelter and its daytime case management program. There were 9151 single adult males and 28-36 single adult females during the shelter season. Tweaty-WaIan families with 49-20 children under age 18 also used the program. There were also 29-25 youth ages 18 to 242. Near}y-ka42ver one- third (47 435.7%) were age 2425 to 44 and another 25824.6% were age 45 to 54. NeaAy 690,6 The malignity (59.5%) of clients were White, 3918% were Latino, and 1610% were African American. There were six -eight clients who identified themselves as either American Indian or Alaska Native. I - FOnnatled: Highlight _- __-- — Formatted: Highlight In the 209729982011-2012 winter shelter period, the Santa Clarita Emergency Winter Shelter housed 238-254 person , including 213�19 families with 60-32 children. --This v0AA A 2004 Formatted: Not Hghlght Formatted: Not Hghliaht The 2998-2999 012-2013 winter shelter period saw_ an iasrease- ecrease in the number of , Formam�: Na persons utilizing the Santa Clarita Emergency Winter Shelter. from the Previous year- Formatted: Hgl FOrmalted: Not Table H-4.86: Number of Homeless Clients in2006-20072012-2013 Winter Shelter ._��_ a: � Client Type Shelter Number I FO atted: Rigt Single Adult Males 071 1 _ 42 Formatted: Na Single Adult Females 223 Formatted: Rgt Formatted: Not H-105 Octcber 2013dune--297-4 I Housing Element City of Santa Clarita General Plan Families 10 24 Adult Family members 3417 _ _ _ 33_ Child Family members 40 0 Unduplicated Total 496 24 86 Source: Santa Clarita Community Development Corporation -_ Formatted: Rgl - - Formatted: Not - -__ Formatted: Not Formatted: Rlyl Formatted: Rgl Formatted: Not Formatted: Rgl Table H-4 96: A e of Homeless Clients in 1006-300 012.2013 Winter Shelter Fom+aaed: Not Formatted: Not Age Number Percent Children 17 and under 49LO_ 29-49.7 Youth 18 to 243- _ _ _ - _2q5 48412.0 24-4425-44 ---- - - - - - -- - -- — Z_574_ 38-335.7 45-54 4451 20.824.6 55-6061 _4Q 7-- 14.0 70-62 + -_ 38 043.9 9ata_;101_ aika4le b 2-5 Total 306207 Source: Santa Clarita Community Development Corporation Table H-4107: Race/Ethnicity of Homeless Clients in 100fr1007 012-2013 Winter Shelter Race/Ethnicity Number Percent American Indian or Alaska Native 68 3.7 Asian 30 0-60 Black or African American 2621 46510.3 Native Hawaiian or other Pacific Islander 4-20 Latino or Hispanic 3339 3918.0 White 97149 69:668.7 Total children not included 463217 Source: Santa Clarita Community Development Corporation There is no emergency shelter in the City of Santa Clarita that is open 12 months a year. During the winter months (December through March 15), the Santa Clarita Community Development Corporation operates a Cold Weather Shelter funded by the Los Angeles Homeless Services Authority (LAHSA) on a site approved only for temporary use. In an 1 does-20130ctober2013 H-106 Formatted: Not Formatted: Rigl Formatted: Not Formatted: Not Formatted: Rigl Formatted: Nat ,..: Formatted: Rgl ' Formatted: Not Formatted: Not Formatted: Right Formatted: Not HI¢digM Formatted: Not Highlight Formatted: Right Formatted: Not highlight Formatted: Right Formatted: Richt Formatted: Not Highlight Formatted: Right Formatted: Right Formatted: Right Formatted: Right Formatted: Right Formatted: Right Formatted: Rlaht Formatted: Highrght City of Santa Clarita General Plan Housing Element agreement with the City of Santa Clarita, the site must be rotated every three years to a different location. Currently, there are no known transitional or supportive housing units for either individuals or families in the City limits, _ _ I - Formatted: Highlight On April 28, 2009, the City of Santa Clarita adopted an ordinance that allows transitional and supportive housing in all residential zones{RreQraFR W5-3). In approving this ordinance, the City of Santa Clarita identified three areas where homeless shelters would be permitted by right. The three areas include the Valencia Industrial Center, Rye Canyon Business Park, and areas of the Centre Pointe Business Park. These three areas comprise approximately 416 acres within the City and are located in primarily developed areas. These areas are primarily built -out with industrial and commercial uses with approximately 20% of the area vacant. There are existing hotels, schools, and government buildings in the project area with residential uses and residentially zoned lands adjacent. The lot size ranges from under a half an acre to over 25 acres in size. The methodology for selecting these areas is as follows: The identified area is supported by resources such as public transit, trails, and proximity- —1 wrmamed: Doused+Level: i+Algnedat: to major employment centers; lo.u•+rahaRer: o.s•+Indent at: o.s• They are located along major corridors in the City allowing for easy access for patrons; The areas allow for commercial developments that could easily accommodate the building and lot size required for a homeless shelter with an FAR of 1:1; and The location is not adjacent to residences and schools. Resources and Solutions The SCCDC Emergency Winter Shelter operates from about December 1 to March 15 each year. The Emergency Winter Shelter provides overnight shelter, food, clothing, medical and mental health services as well as other assistance and referrals. The shelter is not open during the day. Daytime case management for shelter residents and for homeless families is provided through a contract with another service provider at Bethlehem Church. Families who comply with case management objectives can receive motel vouchers for up to one month. In 2008, Lutheran Social Services, which has an office in Canyon Country, will also provide motel vouchers for homeless families in Santa Clarita. This effort will supplement services provided at the Emergency Winter Shelter, which is open only between December and March and is not open during the day. The voucher provides up to 90 days of shelter. Lutheran Social Services will provide vouchers for up to 90 days of shelter for to up to five families per month; if each family uses the vouchers for the maximum of 90 days, the vouchers will assist 20 families per year. Eviction Prevention Services Lutheran Social Services operates an eviction prevention program, providing one-time payments to assist with housing costs in order to help families wish short-term cash -Flow problems stay in their homes. Moving costs can also be provided under this program for households who need to move to a lower-cost apartment. DPSS Homeless Assistance Program The Department of Public Social Services continues to provide one-time homeless assistance to families eligible for CalWorks. Covered expenses include up to 16 days in a motel and move -in H-107 October 2013daae-, 24U j Formatted: Highlight Housing Element City of Santa Clarita General Plan costs for permanent rental housing. Funds are also available to prevent eviction by paying two months of overdue rent or mortgage payments 0ctober2013 H-108 Citv of Santa Clarita General Plan Housina Element V. PROJECTED HOUSING NEEDS AND SUITABLE SITES A. Regional Housing Needs Assessment Future Housing Needs California housing element law requires regional Councils of Governments (COGs) throughout the State to periodically make projections of anticipated growth in employment and population within the area they serve. Based on this projection, the COGs calculate a fair share of the need for new housing in each jurisdiction of their member counties. The projected housing needs generated from this process are known as the Regional Housing Needs Assessment (RHNA). Each city or county in a COG planning region must ensure that its housing element is consistent with the RHNA prepared by that COG, and must identify sufficient land in the General Plan land use element, appropriately zoned, to accommodate the housing growth estimated by the RHNA. The City of Santa Clarita is located within the COG planning area of the Southern California Association of Governments (SCAG), which includes the counties of Ventura, Los Angeles, San Bernardino, Riverside, Orange, and Imperial. In 29WW12, SCAG calculated the Regional Housing Needs Assessment, (RHNA) for its six -county region, assigning a portion of future housing units at four income levels to each city and county in the planning region, including the City of Santa Clarita. Like other cities in the SCAG region, Santa Clarita must identify sufficient land, appropriately zoned, to accommodate the housing growth within the City as estimated by SCAG. For the housing element planning period between October 2013 to Seotember 20214aaua4:y 2996 and dune 2974, SCAG has estimated the number of new housing units needed in Santa Clarita to meet its fair share of the region's housing needs, through the RHNA process, as shown on Table H-5.1. These estimates include not only the total number of new units needed (a_3229,6"), but a breakdown by income level for very law, low, moderate, and above moderate households. 1. _.- Fomutled: Highlight Califomia Housing Element Law Section 65583 a (1) also requires the jurisdiction to estimate the future needs of extremely low income households. This number may either be estimated from census data or the jurisdiction may presume that 50% of its allocation of very low income households will qualify as extremely low income. yeaFr age and data F; the 2QQ6 Ameitinai:i Gemmus ty SuNey 6 based an a ZFy small sample, Tthe City of Santa Clarita will presume that the estimated need for very low income units will include 424T1�04 units (50% of very low income units) affordable to extremely low income households. j- - Formatted: Hghlight H-109 OCtober20134aae-244 Housing Element City of Santa Clarita General Plan Table H-5.1: Santa Clarita Housing Needs Regional Housing Needs Assessment, 2006- 20-142013-2021 Income Level Number of Units Percent Very Low (50% or less of median) 2,4932.208 26.5% Low (51 % to 80% of median) x. -W1 315 36.315.8% Moderate (80% to 120% of median) 4-W1 410 47-316.9% Above Moderate (>120% of median) 3;8883 389 40.76% Total "M322 1 100% Source: Southern California Association of Governments Area median income in Los Angeles County in 2008 has been determined by the U.S. Department of Housing and Community Development (HUD) to be $§9-80061900. According to guidelines published annually by HUD, an extremely low income family of four in the Los Angeles Metropolitan Statistical Area earns $226024850 or less, a very low income family of four is one that eams no more than $37-r 0 144y00, while a low-income family of the same size earns up to $42;46966250. During the previous housing element period (1998 to 2005), an additional 64,47-828 units were constructed within the City limits, Between 1998 2006 and 20052012, new construction in Santa Clarita met 94% of the City's RHNA allocation. The 2007-08 economic down-tums have substantially slowed new housing construction within the City. Many housing developers have put a hold on construction of approved subdivisions. Although home sales have recovered somewhat in Southern California during the last year (Data Quick News reported a 13.8% gain in sales during August 2008 over the same time last year), home prices have not rebounded, and sales within Los Angeles County were down by 3.2%. With housing prices flat or falling, the cost of construction rising, and tightening restrictions on lending, several local homebuilders have indicated to staff that new housing construction may be delayed through 2010 and beyond. However, since the City does not produce new housing units itself, but can only establish suitable zoning and facilitate the permitting process for builders, actual housing production is a function of market factors beyond the City's control. June-20klOctober2013 H-110 Falnrthtl: Rgh[ Formettad: Rgh[ FamatEed: Right Fortnal0e0: Right FotrttalEed: Right City of Santa Clarita General Plan Housing Element For planning purposes, the City's efforts to ensure that adequate sites are zoned for production of housing to meet the RHNA numbers and its good faith efforts to identify and remove constraints on housing development, are sufficient to meet State requirements. B. Adequate Sites Analysis State Reouirements for Adeauate Sites California Government Code Section 65883(a)(3) requires that housing elements include an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the zoning and infrastructure available to serve these sites. This inventory is used to identify sites that can be feasibly developed for housing within the planning period in order to meet the Regional Housing Needs Allocation (RHNA). This section of the Housing Element contains the required inventory of adequate sites for new housing that can be developed to meet the City's housing needs within the planning period. - PomwUed! Not Highlight r Y IN. n Lew 4,569 0 4-.56g raederate -:- 5 I 50 3,69; Fl�eve aaeaevate 3 aea 1462 3;426 I TQtW I @ 5go I 5Q 9,996 Available Land Inventory for Housing within the City of Santa Clarita In evaluating sites suitable for new housing units, potential development constraints such as slopes, ridgelines, fault and flood hazards, environmental resources, access, availability of infrastructure, and other property characteristics were evaluated to ensure that each site can feasibly support the number of potential dwelling units allocated to it. Housing sites were also evaluated based on proximity to public transit and support services for residents, such as H-111 October20134 49,24 I Housing Element City of Santa Clanta General Plan neighborhood commercial uses, schools, and parks. Potential residential sites include vacant and underutilized land that is currently zoned for residential or mixed uses, and land within pending specific plans that will be designated for residential uses. The sites identified for new housing are shown on Exhibit H-5.1; they include 24-24 separate areas which are labeled by number. A brief description of each site suitable for future housing development is provided below, - Formatted: Not Highlight GTTG RG Hanever 42 -HM GG Iv" 8eu961e4 AAts 4&upa 944 UR5 GG4ersaa+eF4" SSUPa It should be noted that based upon information contained in the various elements of the General Plan and associated Environmental Impact Report, adequate capacity exists for both domestic water and sewage services during the program years of this Element. Additional information and attributes regarding each of the described parcels, including an aerial photograph for each site, is contained in the appendix for this element. duce, 29I !October 2013 H-112 Qgy of anlo Oanta noml Plan H..ina Elonvnt ].X[111]'1'114.1 el'1'LS SIgT FOR 11111", [nYtIt, ? '] 0 ovrn l'W.6y An. p riq �f &nn cW.n. w.� P—, (A-0 sn..d.n (rdlwu.) x.i�..a un.....y..n .... P.,....ismYn ®10 H-113 Odo 2013Au ,1.4. I Housing Element Cit of $anls Clenta General Plan Juno -2044Q mger2013 H-114 City of Santa Clarita General Plan Housing Element Housing Site 1 is located in the community of Valencia, on the south side of Magic Mountain Parkway west of Citrus Street, and contains 28.2 acres. Based on the OVOV land use map designation of Regional Commercial (RC) (18-50 units/acre) and the inclusion of the density bonus, a total of 1,760 units could be built on the project site. A realistic estimate of units to be built on Site 1 is 450 units. The current zoning of Regional Commercial allows for mufti -family dwellings at a density up to 50 units/acre. Assessor Parcel Numbers: 2861-058-058, 2861-059-038, 2861-059-037, 2861-059-039, 2861-059-042, 2861-059-045, 2861-058-014, 2861-058-049, 2861-058-050, 2861-058- 051, 2861-058-052, 2861-058-053, 2861-058-054, 2861-058-055, 2861-058-056 The site is currently vacant and occupied by a parking lot for the existing shopping mall. This area is not utilized for parking of the existing regional mall. Major portions of the site are currently used for temporary uses such as carnivals, construction staging for materials, recreational vehicle show and off-site parking for various uses. In addition, the property owner has presented conceptual plans to the City highlighting residenfial uses in this location. The site is currently under a single ownership. In addition, there is currently existing residential and mixed use developments in the general area with densities over 40 units per acre including the Madison mixed use project. As an infill site, all infrastructure is available to the property and the site is readily developable. The site is suitable for very low and low-income units. Facilities in this area include the McBean Transfer Station, a pedestrian paseo system, and the City of Santa Clarita and County of Los Angeles Civic Center. The City of Santa Clarita and Los Angeles County are in discussions regarding developing a strategic plan for this area that would include upgrading City and County facilities and providing provisions for housing opportunities in the area. Housing Site 2 is located on the north side of the City in Bouquet Canyon, and contains one vacant 36.3 -acre parcel on the west side of Bouquet Canyon Road, south of Copper Hill Drive. The Urban Residential_ 5 (UR -5) General Plan designation allows 18-30 units/acre. This classification along with the density bonus allowances would allow for up to 1,360 units. However, based on the site's topography, fioodway and other constraints, an estimated 300 units may be reasonably accommodated on the property. The current zoning is Residential Urban Residential 5R,,b - §aa, which allows up to fve-30 units per acre. Assessor Parcel Number: 2812-008-022 2812-008-008 The site is currently vacant and under a single ownership. The site contains one house that is approximately 50 years old that could easily be accommodated within the development of the site. The area around the project site is located in an area that has seen minimal development as it was built prior to the City's incorporation in 1987. However, in the ura;aswperate9-areas to the east and south, there are existing group quarters and multi -family development with over 20 units per acre. In addition, there are existing approvals in the general area for additional mufti -family units exceeding this density. All needed infrastructure is available to the property and the majority of the site is readily developable. The site is suitable for very low and low-income units. Discussions for developing the site have occurred with the property owners over the last decade. H-115 October 20134aae-2411 Housing Element City of Santa Clarita General Plan Housing Site 3 is located in the community of Canyon Country, generally southwest of the western terminus of Via Princessa. This vacant site contains 66.8 acres, with a General Plan designation of Urban Residental-5 (UR -5) (18-30 units/acre). The General Plan would allow approximately 2,500 units with the density bonus provisions. The site has hillside topography and lacks urban infrastructure. The General Plan calls for Via Princessa to be extended to facilitate development of this property and the City has certified an EIR for this roadway extension and is currently seeking funding for the project. Based on site conditions, it is estimated that a maximum of 700 units may be accommodated on Site 3, which may include very low and low-income units. The current zoning is= Urban Residential 5ResidentiA' hew, which allows up to 2-23Q units per acre. Assessor Parcel Numbers: 2836-014-057, 2836-014-056 This vacant site is under the ownership of two entities at this time. It is located adjacent to the City's sports complex and a high school and there are attached and detached condominiums in proximity to the site. However, both properties are dependent on each other for infrastructure improvements to build the project. Both property owners have previously contacted the City regarding development of the site. Housing Site 4 is located on the south side of Golden Valley Road, approximately one mile west of Sierra Highway. This vacant 58.4 -acre site is designated Urban Residential -5 (UR -5) (18-30 units/acre). Under the General Plan and with density bonuses, the project site would allow approximately 2,200 units. The property contains hillsides and existing oil wells which will affect ultimate residential density. It is estimated that up to 850 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very low and low income units. The current zoning is Urban Residential -5 (UR- )ResideM a' Mes!Wat8, which allows up to 44-30 units per acre, with an overlay of MOCA — Mineral and Oil Conservation Area. Assessor Parcel Numbers: 2836-013-135, 2836-013-173, 2836-013-911, 2836-013-912, Currently, there are only a limited number of extracting oil wells and they are focused on the west side, therefore there is enough space to fit the units in without too much disruption to the wells. A number of the existing wells are injector wells (basically injecting steam or water into the ground to loosen up the remaining oil deposits) which are not as much of a nuisance as the extraction wells. There are a number of the wells being abandoned by the State in the area. This site is currently owned by a non-profit agency that acquires properties for a local school district This property is excess land from a high school which is located adjacent to the site. The property owners have spoken to the City about the possibility of utilizing the site for the placement of workforce housing that would be affordable, especially to entry-level instructors. The agency requested that the U-5 land use category be placed on this site. UR, 2041 October 2013 H-116 City of Santa Clarita General Plan Housing Element Housino Site 5 is located in the northeastern portion of the City, east of Sierra Highway and north of Soledad Canyon Road. This primarily vacant 26.1 -acre site is designated Urban Residential -5 (UR -5) (18-30 units/acre). The General Plan, with density bonus provisions, would allow over 750 units. Based on hillside topography, it is estimated that the site could accommodate a maximum of 200 units, including very -low and low-income units. Infrastructure is available to support development of the site. The current zoning is Urban Residential -5 (UR- QQ44 units/acre). Assessor Parcel Numbers: 2839-020-001, 2839-020-002, 2939-020-003, 2839-020-004, 2833020-005, 2839-020-008, 2839-020-009, 2839-020-010, 2839-020-011, 2839-020- 012, 2839-021-006, 2833020-006, 2839-020-007, 2833020-005, 2839-021-009, 2m- 020-004, 2833020-003, 2839-021-010, 2833021-016, 2833021-018 These vacant parcels are located in an area that would be ready for development since sewer facilities were recently brought to the area. There are existing attached housing units adjacent to the site with densities that allow for these types of housing opportunities. The area has been identified as a possible candidate for the use of CDBG funds to pay for additional infrastructure improvements. An entitlement was previously filed on a portion of the site. Housing Site 6 is located on the south side of Soledad Canyon Road, approximately one mile east of Bouquet Canyon Road. This underutilized 35.1 -acre site is designated Mixed Use - Corridor (MX -C) (18-30 units/acre). The General Plan with inclusion of the density bonus provisions would allow over 1,300 residential units on the site. The property contains an idled auto speedway and is primarily flat The site is adjacent to a Metrolink commuter rail station. It is estimated that up to 450 units may realistically be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-inwme units. The current zoning is Mixed.. Use-Comdor WX-CL (18-30 Assessor Parcel Numbers: 2836-011-018 This single ownership site is adjacent to the Metrolink station and major transportation route and is only used on a limited basis. The representatives for the land, which is long-time family owned, have been in contact with the City of Santa Clarita discussing the possibility of development in the future. The location has all of the attributes for development of residential units. Housing Site 7 is located on the southwest intersection of Bouquet Canyon Road and Valencia Boulevard. This existing 27.4 -acre site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The General Plan, with the inclusion of the density bonus, would allow over 1,025 units on the project site. The property is currently flat and contains existing commercial development including a nursery. The site is traversed by an earthquake fault and regional water transmission line which will affect ultimate residential density. It is estimated that up to 250 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use -Corridor (MX -C) (18-30 units/acre Assessor Parcel Numbers: 2811-002-014, 2811-002-069, 2811-002-272, 2811-002-274, 2811-002-276 H-117 October 20131-P@ =41 Housing Element City of Santa Clarita General Plan The site could support residential units while maintaining the majority of the existing commercial development. One of the principal property owners has contacted the City regarding the redevelopment of the site as a mixed-use project. The site is located near the Metrolink station and other transit and transportabon routes. Housing Site 8 is located on the south side of Lyons Avenue, approximately two miles east of Interstate 5. This 11.6 -acre site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). According to the new General Plan, 435 units, using the density bonus provisions, are allowed on the project site. The property contains an existing shopping center and bowling alley. A large portion of the site is occupied with a defunct movie theatre that is still occasionally used for assembly uses. It is estimated that up to 150 units may realistically be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Corridor Plan (18-30 units/acre Assessor Parcel Numbers: 2829-007-048, 2830-001-015, 2830-001-025, 2830-001-027, 2830-001-029, 2830-001-036, 830-001-037, 2830-001-038, 2830-001-039, 2830-001- 041, 2830.001-042, 2830-001-043, 2830-001-051, 2830-001-208, 2830-001-209, 2830- 001-214. The commercial project site would lend itself to mixed-use development Rsdevelepment AgeAGY. The site is located adjacent to a City park, elementary school and other services. Adjacent to the site on two sides are higher density condominium projects. The site is currently able to accommodate multiple pedestrian and vehicular access points. The existing facilities were part of the first major commercial center in the General Plan area and is toward the end of the building's useful life cycle. S AGO thig WAM IS IA 9 Fede,oelepment aFea, Housing Site 9 is located on the north side of Soledad Canyon Road, approximately one mile west of Sierra Highway. The 5.4 -acre site is currently developed with various retail uses in a strip commercial configuration. The site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The General Plan would allow over 200 units with the density bonus provisions allowed by the State. It is estimated that up to 75 units may be realistically built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use -Corridor (MX -C) (18-30 units/acre). Assessor Parcel Numbers: 2803-032-001, 2803-032-025, 2803-032-034, 2803-032-35, 2803-032-042,2803-032-043. Given that the frontage of the site is on a major roadway corridor and the fact that there is over 60% percent of the building square footage is vacant, a mixed-use development would be a logical choice on this location. The project is located on a major transportation corridor and is adjacent to commercial, medical and entertainment services. The project site is in close proximity to a new community college campus and this site would be a logical location for student and staff housing alternatives. In addition, the high voltage electrical transmission lines along the frontage of the site were recently placed underground. The City has identified this corridor for revitalization. dune, 2W October 2013 H-118 City of Santa Clarita General Plan Housing Element Housing Site 10 is located on the south side of Lyons Avenue, adjacent to Interstate 5. This 3.9 -acre site is designated Mixed Use -Corridor (MX -C) (18-30 unitstacre). The property contains an isolated commercial shopping center with limited access. The General Plan would allow approximately 150 units to be built on the site. It is estimated that up to 90 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The zoning is Corridor Plan CCP) (18-30 units/a r Assessor Parcel Numbers: 2825-015-015 Due to the lack of highway frontage, proximity to Interstate 5 and single ownership, the site is an excellent candidate to support residential units with a mixed use component. The site has a number of vacant units and its sitting limits the amount of long term tenants. In addition, the site lends itself to residential uses based upon its close proximity to a major freeway corridor, it is set back from the road network and the built environment surrounding the site. The City's Housing Site 11 is located on both the north and south side of Soledad Canyon Road, east of the intersection of Sierra Highway. The site is 29.4 -acre and contains a number of older and vacant commercial uses in addition to an existing small mobile home park. The site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The General Plan would allow over 1,100 residential units to be built on the properties. The property contains a floodway which will affect ultimate residential density. It is estimated that up to 275 units may be realistically built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use - Corridor (MX -C) (18 units/acre Assessor Parcel Numbers: 2844-003-005, 2844-003-004, 2844003-006, 2844-003-006, 2844003-009, 2844-003-003, 2844003-902, 2844-005-028, 2844005-020, 2844-005- 016, 2844001-056, 2844001-056, 2844-001-024, 2844-001-026, 2844001-804, 2844 001-038, 2844-001-063, 2844001-046, 2844-001-072, 2844001-068, 2844001-033, 2844001-032 This site has multiple property owners, however, the City of Santa Clarita has facilitated a series of meetings with these property owners to possibly combine the properties into one master plan area. Once the housing market rebounds, the project should move forward. The plan would focus on mixed use and could contain income -restricted uses. Housing Site 12 is located on the north side of Newhall Avenue, approximately two miles west of Sierra Highway. This site is designated Community Commercial (CC) with a Mixed Use- OverlavSerr4de4MX-6) minimum 18-00-units/acre). The general plan would allow 138 units to be built on the site with the allowable density bonus provisions. The 3.7 -acre property contains oak trees with an existing commercial center, park-and-ride lot and vacant land which will affect ultimate residential density. It is estimated that up to 60-65 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Community Commercial (CC) with a Mixed Use Overlay (MU) which allews-ep-te-3B recuires a minimum of 18 units per acre. H-119 Odober20134aae-2434 Housing Element City of Santa Clarita General Plan Assessor Parcel Numbers: 2833-016-037, 2833-016-044, 2833-016-900. Formatted: indent: Left: 0.5" • • c _ e _ . v e e • • _ - _ _ .: .!•lraS27•w:'1:1e^_n!:llTTTC7l1TiiTzf� _ the proiect for veterans and the units will meet the criteria for very -low an low as part of the federal loan requirements. Construction is expected to begin in late 2014. Tentative Tracts 070239 Housing Site 14 is located in Canyon Country, generally north of the Santa Clara River at the future Newhall Ranch Road. The site is vacant and consists of 263.71 acres. Designated as Urban Residential -3 (6-11 du/ac) on the Land Use Map, the site can accommodate approximately 500 units based on its hillside topography. A development entitlement has been approved on this property allowing 4007380 multi -family units and 99-119 single-family units. These muWamily units are proposed to be sold at the moderate range, although they are not restricted by covenant to remain affordable. All urban infrastructures are available to support residential development. The current zoning of Urban Residential -3 tUR31Mederate (11 units/acre) allows for the approved development Tentative Tract 60258 Housing Site 15 is located north of the Santa Clara River, extending between Bouquet Canyon Road and future Golden Valley Road, and includes 698.4 acres designated as Urban Residential -3 (6-11 unitstacre). This site was previously subdivided and is approved for 657 multi -family residential and 439 single-family residential homes, some of which 290 single family residential units have been built. The site is served with all infrastructure capacity to support the approved housing project. Environmental constraints on the site, which include hillsides, dune, -:911 October 2013 H-120 City of Santa Clanta General Plan Housing Element riparian areas near the river, archeological resources, and oak tree woodlands, have been mitigated pursuant to an approved environmental document. Some housing units in Site 15 are expected to be priced at the range of moderate -income households, although no units have been restricted by covenant to remain affordable. The current zoning is Urban Residential -3 URQE-3 - Aederate, which allows up to 11 units per acre, Tentative Tract 53425 Housing Site 16 consists of approximately 1,000 acres and is designated as Specific Plan on the Land Use Map. The site, known as Whittaker-Bermite, generally extends south of Soledad Canyon Road between Golden Valley Road and Railroad Avenue, and is currently vacant. The site was historically used as munitions manufacturing facility and ceased operations in the mid - 1980's. Since that time, clean-up has been occurring under the review of DTSC. Portions of the site have already been deemed cleaned. Remediation continues on other portions of the site. It is envisioned that construction could begin on the site in the next 3-4 years. A specific plan (the Porta Bella Specific Plan) has been approved for the site which allows a maximum of 2,911 dwelling units. The presence of hillsides, oak trees and other environmental factors were considered in the environmental document prepared for that project Housing units in Site 16 are expected to be priced at the range of moderate -income households, although no units have been restricted by covenant to remain affordable. Urban infrastructure will need to be extended to this site to support future residential development. It is envisioned that the existing plan will be revised to possibly allow for additional units. With this revision, it is expected that additional units will be requested including allowances for approximately 350 low and very -low units. The current zoning is Specific Plan to reflect the adopted Porta Bella Specific Plan. Tentative Tract 51599 MIN W-0-1 Tentative Tract X69164 Housing Site 18 consists of 4.2 acres located on the north side of Golden Valley Road, west of Sierra Highway. The property is designated as Mixed Use -Neighborhood (MX -N) on the Land Use Map (kl-2g-6-18 units/acre). The site is currently vacant and all urban infrastructure is available to serve future residential development. No site constraints were identified. Nine H-121 October 2013d4na, -281 Housing Element City of Santa Clarita General Plan single-family homes have been approved on this site, available to market -rate buyers. The current zoning is Mixed Use -Neighborhood (MX-N)(1i29 units/acre), and no zone change is required for development. Tentative Tract 67374 Housing Site 19 consists of 5.14 acres designated as Urban Residential -3 (6-11 units/acre) on the land use map. The site is located on the west side of Sierra Highway, north of Golden Valley Road, and has been approved for construction of 111 multi -family dwellings,_ of which 12 units were constructed prior to this update. ger#ed. All infrastructure has been provided to the site and constraints were addressed during project design. The site is currently zoned Urban Reseidentail-3 (28 11 units/acre) and no zone change is required. These units will meet RHNA requirements for ma4wt4atemoderate units. Tract 53419 Housing Site 20 contains approximately 300 acres designated as Urban Residential -2 (5 unitstacre) on the land use map. The site contains hillsides and oak trees which affect potential residential density. The Site is located adiacent to Golden Valley Road at its intersection with Via Princessa. The site has been approved for 498 single-family dwellings, including 94 units for a senior citizen community. These units have not yet been constructed; however, a school has been constructed as part of the approved development project that will support the eventual construction of these homes. Housing units in Site 44-20 are expected to be priced at the range of moderate to market -rate households, although no units have been restricted by covenant to remain affordable. All urban infrastructures are in place to support future residential development. Current zoning is Urban Residential 214eisideAt al SWbimfftan (5 units/acre), and no zone change is required. Tract 52414 Housing Site 21 contains approximately 500 acres designated as Specific Plan. This area is located in Downtown Newhall, generally adjacent to Main Street, Railroad Avenue and Lyons Avenue. Site 15 contains the Downtown Newhall Specific Plan, which was adopted by the City in 2006, and will accommodate up to 712 additional dwelling units, including both single and multi -family. This plan allows mixed-use development in proximity to a Metrolink rail station, and the site is therefore suitable for all income levels. Residential units at a density up to 30 units per acre are expected to be developed in the specific plan area, pursuant to the form - based zoning allowed by the plan. Street Boundaries — Bounded by W Street to the north, Newhall Avenue to the west, Race Street to east and Newhall Avenue to the south, including portions of Pine Street. A full description for each Assessor's parcel in this area is contained in the Appendix for this element. RedevelepmeRt A98RGY GaR paFtiG pate F; implementing 61A t6 IR . It is envisioned that transit -oriented development would occur in the area surrounding the rail station. The AgeAsy-Ciel is also speaking to property owners in the area regarding partnerships to develop ^e.'^"October2013 H-122 City of Santa Clarita General Plan Housing Element housing as part of mixed-use development. Lastly, there are a number of vacant and underutilized parcels that would support additional residential units. Housing Site 22 is located between Sites 6 and 158-end48, and consists of approximately 33 acres on the south side of the Santa Clara River, west of Golden Oak Road. The site is designated as Urban Residential -5 (UR -5) on the land use map (18-30 units/acre). A subdivision map has been approved on this site which allows 319 497 residential units, which have not yet been constructed. The homes in Site 22 are intended for above -moderate income levels. The site is swrreaNy—zoned Urban Residential (Planned Qevele ', 30 units/acre), and no zone change is required for development. Tentative Tract 62322 Housing Site 24-23 is located in Canyon Country, south of the Santa Clara River and extending from Oak Spring Canyon Road to the eastern City limits. This 193 -acre site is designated Non - Urban -5 (1 uniUacre) and Urban Residential -1 (2 units/acre) on the land use map. An entitlement has been approved for 4.93-99 single-family residential homes, which are anticipated to be constructed during the planning period. The site contains numerous oak trees and is adjacent to the Santa Clara River. All infrastructure was installed during development of the subdivision, and environmental constraints were addressed in environmental document and project design. These homes will be available to market -rate buyers. The site is zoned ResidentiaVeFy l emNon-Urban 5 (1 uniUacre) and Residential ---Urban Residential 1 (2-2 units/acre) and no zone change is required. Tentative Tract 63002 Housing Site 25-24 is located south of Soledad Canyon Road and west of Camp Plenty Road and consists of 18.6 acres, designated as Urban Residential -2-3 (115 units/acre). This site has been approved for 147 single-family units and is currently vacant, as construction has not commenced. All urban infrastructure is available to support residential development on the site. Homes on this site are expected to be priced for moderate -income households, although no homes are proposed to be restricted by covenant for affordability. The site is zoned Resi kK" NlederateUrban Residential 3 (11 units/acre) and no zone change is required. Tentative Tract 62343 H-123 October20134uRe—"9 rvrmatted: IMent: Left: 0' Housing Element City of Santa Clarita General Plan Zoning for Suitable Sites As set forth in the above descriptions of the suitable sites, all but 11 of the sites are currently zoned to allow development of proposed or approved units within their boundaries, and the have the appropriate General Plan land use designation for each of these sites. w4-allew _Less than 50% of the Low and Very -Low units are contained within areas not designated as UR -5 (30 units per acre) residential uses only. 9esea+bec2&18- Suitable Sites Summary Based on the above analysis of suitable sites for new housing, it is estimated that over 11 1551&089 new dwelling units may be accommodated by the General Plan Land Use Map, which will be sufficient to meet the RHNA requirement for 8 322 94,599 -units during the planning period. danuaFy 4, 2886. In addition, suitable sites have been identified for households of various income levels, as summarized below: Number of sites available for very low and low income households (at 30 du/acre or----- Formattetl: s�i�eted+Level: t+aignedar. more): 4 5114, 289 015" + Tab after: 0.5" + Indent at: 0.5" Number of sites available for moderate -income households: a,�663�30 Number of sites available for market rate and unrestricted income households: 4;»3 214 duce,?94!October 2013 H-124 Citv of Santa Clarita General Plan Housina Elemen VI. GOVERNMENTAL CONSTRAINTS TO HOUSING PRODUCTION Among the options available to cities to promote housing affordability is the authority to facilitate construction of new dwellings by removing the constraints imposed by local government. Such constraints may include processing requirements for development applications, design and development standards, density limitations, fees and exactions, and the time and uncertainty associated with obtaining construction& permits. State law requires each city undertaking a Housing Element to analyze the governmental constraints imposed on new development that may result in making housing unavailable or unaffordable. If any such constraints are identified that curtail the production of affordable housing and are not necessary to protect public health, safety and welfare, then the element should evaluate alternative measures that will allow housing to be built to serve the community's needs. The purpose of this section of the Housing Element is to review the governmengtal constraints applied to various types of housing in the City of Santa Clarita, and to identify any constraints that may reasonably be modified or removed in order to promote housing development and affordability. A. Land Use Controls — General Plan Land uses allowed within the City are determined by the General Plan Land Use Map and the The 91191tGeneral Plan adepted contains many principles that are collectively known as smart growth, including transit -oriented development, walkable neighborhoods with access to services, non -motorized mobility options, promotion of balanced jobs and housing, live -work units, and mixed-use development. A summary table of land use districts that allow residential development is contained in Table H-6.1. H-125 October 2013 wRe,-244 Housing Element City of Santa Clarita General Plan Table H-6.1: General Ptan Land Use Districts Allowing Residential Uses ronnaaed: W MWkft 1009 One Vallev Ono Land Use District Density* Type of Residential Development Allowed Non -Urban 1 (NU 1) 1 du/20 acres Single-family homes in low density, rural environment. Non -Urban 2 (NU 2) 1 dull acres Single-family homes in low density, rural environment Non -Urban 3 (NU 3) 1 du/5 acres Single-family homes in low density, rural environment Non -Urban 4 (NU 4) 1 du/2 acres Single-family homes in low density, rural environment Non -Urban 5 (NU 5) 1 du/acre Single-family homes in low density, rural environment Single-family homes on large lots;-geaeraBy Urban Residential 1 (UR 1) 1Q,QQQ, at interface 2 du/acre between rural and urban areas. Clustering of units encouraged to preserve natural features and open space. Supportive commercial and institutional uses allowed per zonin . Single-family homes in neighborhoods of medium density typical of suburban Urban Residential 2 (UR 2) 5 du/acre development patterns. Clustering of units encouraged to preserve natural features and open space. Supportive commercial and institutional uses allowed per zoning. Single-family homes, duplexes, triplexes and Urban Residential 3 (UR 3)small-scale multi -family dwellings consistent 6-11 du/acre with a predominantly single-family residential neighborhood. Supportive commercial and institutional uses allowed per zoning. Single-family detached and attached homes, Urban Residential 4 (UR 4) 9 _ 16 du/acre and multi -family dwellings. Supportive commercial and institutional uses allowed per zoning. Multi -family dwellings including apartment and Urban Residential 5 (UR 5) 16 – 30 du/acre condominiums up to 3 stories. Supportive commercial and institutional uses allowed per zoning. Multi -family dwellings in combination with commercial and office uses alon m for Mixed Use Neighborhood I__ .18 d (MXN) arterial corridors, subject to Conditional Use Permit Multi -family dwellings in combination with Mixed Use —Corridor 11-30 du/acre commercial and office uses along major (MXC) arterial corridors, subject to Conditional Use Permit Mixed Use --Urban Village Multi -family dwellings within transit -oriented (MXUV) 19-50 du/acre urban centers, in combination with commercial, office, and public uses, subject to dune,29440ctober2013 H-126 F ,.tt d: Far: (Default) Anal, 11 pt City of Santa Clarita General Plan Housing Element Land Use District Density* Type of Residential Development Allowed master Ian a roval. Housing may be approved in the context of a Regional Commercial (CR) 18-50 cUacre mixed use project, subject to discretionary review conditional use permit or master Ian Community Commercial Housing may be approved in the context of a (CC) 11-30 du/acre mixed use project, subject to discretionary review conditional use permit or master Ian Neighborhood Commercial Housing may be approved in the context of a (CN) 6-18 du/acre mixed use project, subject to discretionary review conditional use permitormaster Ian 'Density is shown as the number of dwelling units per gross acre. With regard to the densities shown for each district in Table H-6.1, the Land Use Element states that the maximum density or intensity is not guaranteed for any land use category. In determining the allowable density for each property shown on the Land Use Map, consideration will be given to topography; availability of roads and infrastructure; existing development patterns, potential land use conflicts; public health, safety, and welfare, presence of environmental resources; and other site constraints. The upper range of residential density will be granted only when the reviewing authority determines that all other applicable General Plan policies, codes, and requirements can be met on the site. Another potential governmental constraint to new home construction that was addressed in the 814Q1'General Plan was restrictions on mixed use development. The Raw General Plan increases the range of opportunities for residential/commercial mixed use development in various locations throughout the City. The Mixed Use Corridor district encourages moderate - density residential units along commercial corridors as infill development, on underutilized sites, or in combination with commercial -residential mixed use projects. The Mixed Use Urban Village district was added to promote development of transit -oriented urban centers near Metrolink H-127 October 2013Jw*,-29 4 Housing Element City of Santa Clarita General Plan stations and bus transfer stations, requiring a residential component and allowing density of up to 50 dwellings per acre in combination with regional commercial and institutional uses. Prior to this language being adopted in the General Plan, mixed uses were allowed only with a conditional use permit and were not specifically encouraged or required in these areas. Residential units as components of mixed use development are also allowed in various commercial designations, with approval of a conditional use permit or master plan, as noted on Table H-6.1. The Qv411 land use designations have-mAreased allowable density in the Urban Residential land use categories, up to 30 dwellings per acre in UR -5 and up to 50 dwellings per acre in Mixed Use Urban Village and Regional Commercial areas. These changes increase opportunities for compact residential development in urban areas that are supported by services, infrastructure, and transportation, and to remove governmental constraints imposed by the more stringent density limits in the prior General Plan. The 9 91K -residential land use designations also provide for development of walk -able neighborhoods by allowing neighborhood -oriented commercial services within residential areas without a general plan amendment, provided that such sites are properly zoned, no greater than five acres in area, and maintain specified separation requirements from other service areas. This measure was added to the General Plan language to allow neighborhood services such as groceries, drugstores, coffee shops, mail services, and other limited commercial development within walking distance of surrounding residences. B. Land Use Controls - Zoning Zoning Districts in Unified Development Code Zoning within the City is regulated by the Unified Development Code (UDC), which includes both Title 17 (Zoning Ordinance) and Title 16 (Subdivisions) of the City's Municipal Code. Zone districts are described in UDC Shapter47.4,3-Division 17.30. The UDC is updated regularly to maintain compliance with new State statutes and current City policies. With the adoption of the GVGV General Plan Update in 20892011 i, t wat4ewas necessary to update sections of the Fm atcea: N t UDC to conform with the new General Plan. This occurred in 201 �,,,a�, W F r atted: Not Hiahliaht Table H-6.2 shows the UDC zoning districts That corresponding to the 2089-2011 General Plan land use designations. dune; -2911 October 2013 H-128 City of Santa Clarita General Plan Housing Element Table H-6.2: Residential Zanina Districts Zoning District Residential Uses Allowed' �� 91.191.1 APRFa± P6aRZoning District Densi Maximum density 0.05 dwelling units/acre: Single- family dwellings on 20 -acre min. lots; Caretakers residence: Residential care Non -Urban 1 {NUII 1 dwelling uniU20 acres ho_ me Second units: Transitional housing: mobilehome park (with CUP): Suoportive housing, Maximum density 0.1 dwelling units/acre: Single- family dwellings on ten -acre min. lots:- Caretakers residence: Residential care Non -Urban 2 fNU21 1 dwelling unit/10 acres home: Second units: Transitional housing: mobilehome park (with UP): SuoDortive housin . Maximum density 0.2dwelling units/acre: Single-family dwellings on five -acre min. lots Non -Urban 3 Caretakers residence 1 dwelling unit15 Residential care home acres Second units: Transitional housing: mobilehome Park (with CUPI: Su000rtive housin . Maximum density 0.5dwelling units/acre; w, Single-family dwellings on �29 Resideat a4 Estate 49899 s� iFtwo -acre. min. lots 8eardiag 2 -4 {RE4Non-Urban 4 IaeL seCaretakers residence �� NOR WFbaA a ) �� asre6AlU3 1 (NU4) Residential care home; ( Alan WFban 4 dwell Second units: Transitional housing: mobilehome park (AIW4) nquAiVO asresN41-4-1 dwelling unit/2 acres (with CUP): Su000rtive housin . H-129 October 2013Ju-m--24Jup@, '^''°^'4 1., Fmmatwd: Fwd: Not ltalk Formatted: Left Formatted: Left Formatted: Let Formatted: Left Formatted: Left Formatted: Left Fomutted: Let Housing Element City of Santa Clanta General Plan Zoning District Residential Uses Allowed'PWpZ2Mag 91/911 6eaera{ District _ Densi Maximum density 1.0 dwelling units/acre ;Single- family dwellings on438,56000O-sq. ft. min. Non -Urban 5 lots; Beardiag house;Caretakers Islenyap(PIU15) 1 dwelling uniUacre NUjJReeideatie Vegykew residence; Residential care ro� home; Second units; Transitional housing: mobilehome park (with CUP): Supportive housing. Maximum density 2 _02dwelling units/acre; Urban Residential Single-family dwellings on20,000 sq. ft min. FhPR 1 URf 11R� ideaa&at lots;@earding-house; ) 2 dwelling units/acre Law Caretakers residence; Transitional housing; mobilehome park (with CUK Suoportive housing. Maximum density 5.Odwelling units/acre; Urban Residential Single-family dwellings on5,000 sq. ft. min. �lots;@eardiag-house 5 dwelling units/acre Caretakers residence; Mobile -home park(with CUP) Transitional housing: Su000rtive housin . Maximum density 11.0 dwelling units/acre Single, 2 -family and multiple family dwellings on 5,000 sq. ft minimum. lots: Caretakers Urban Residential 11 dwelling units/ac 3(UR3) residence: Community rare facilitv(with CUP): mobilehome park (with CUP) : Transitional housing Joint livetwork units (with CUP)7 Supportive housing. duce,3GI40ctober2013 H-130 Formatted: Font: Not Italic Formatted: Font: Not Italic -- Formatted: Left City of Santa Clarita General Plan Housing Element Zoning District Residential Uses Allowed' WanZoning District Density Maximum density 184.Odwelling units/acre ter 35 50); ( Y Single, 2 -family and multiple family dwellings on &,8904 500 sq. ft. minimum. Urban Residential lots; Board ing-heusej Caretakers residence; 6lFbmR Res cleatial.-3 41P—k) 6-18 dwelling units 4 URf�ResideRtial Community care facility Urban -Residential -4 pec{acre MGderate (RM) (with CUP); mobile home 4 R44 park (with CUP); Transitional housing: Joint live/work units (with CUP): Rooming house: Rehabilitation facility: SuoDortive housing. Maximum density 2830.0 dwelling units/acre (@5 59 in valley-6enier)iSingle, 2 - family and multi -family dwellings on 5;0004 500 sq. Urban Residential ft. min. lots; Bearding hease;Caretakers residence; Community care facility (with CUP);nobile DRR Reg d8Rt @118-30 j _._. dwelling units !acre 5 URj�ResideRtia! Med iUrn -kigh (RW home park(with CUP) Transitional housing, Joint live/work units (with CUP): Rooming house: Rehabilitation facility: SuDoortive housin . 148648Rtial u:@h ( Maximum deria ty 2&Q dwe'IiR9 61FI W813% (35 59 dIkdas iR Valley GeRteF)i family dwellings an 5'QGQ 69. ft. PR R. 106iaR-R86iGeROW S3retakers Fe6ideRsaj Gammunitty GaFe faeilily (Gwp)� While heme park (GUP4 6 BIRO 6IRlt6 e H-131 October 20134;;& '^" Forman d: rant: Not Italic Fo'matte0 FormaftW ... - Formatted: Left Housing Element City of Santa Clarita General Plan Zoning District Residential Uses Allowed' PIaRRlaaZoning 9u9I.'6eneFal District _ Density Mixed Use Corridor (MXC) Minimum Density 11.0 units 11-30 dwelling units /acre. Maximum density 30.0 dwelling units/acre: Single. 2 -family and mulb- family dwellings on 5.000 sa. ft. min. lots: Boarding house'Caretakers residence' Community care per acre facility (with CUKTransitional housing: Joint live/work units (with CUP): Rooming house: Rehabilitation facility: Suvoortive ousincL Mixed Use Neighborhood (MXN) Minimum Density 6.0 units 6-18 dwelling units /acre Maximum density 18.0 dwelling units/acre: Single. 2 -family and multi -family dwellings on 5.000 sq. ft. min. lots' Boarding house: Caretakers residence: Community care facility Per acre (with CUP): Transitional housing: Joint live/work units (with CUP); Rooming house: Rehabilitation facili Sumortive housin . Mixed Use Urban Minimum Density 19.0 units 19-50 dwelling units /acre Maximum density 50.0 dwelling units/acre; Single. 2 -family and multi -family dwellings on 5.000 m ft. min. lots; Boarding house Caretakers residence: Community care facility Village (MXUV) per acre (with CUP):Transitional housing: Joint live/work units (with CUP); Rooming house: Rehabilitation facilitY7 Suoportive housin . Ae,29911 October 2013 H-132 Formatted: Front: Not Iplk ----- Formatted: Left -- Formatted: Left City of Santa Clarita General Plan Housing Element Zoning District Residential Uses Allowed' � rGAP erai Piaazoning District Density Minimum Mammum-density 20 dwelling unitslacre for sites 5 ac or greater; 11 dwellings per acre for sites less than 5 ac, there is no M xed-Use-6eaJdeF Mixed Use maximum; Single-family, (MXG) aG;q "Xl l%f 18-59 Overlay (MU) multi -family, live/work, lofts Mixed--iJse—k1F§aa WaGF �e condominiums, ��9 N/A apartments;20-30% of site area to be commercial uses _Minor use permit required. Multi -family units (with GUPMUP);Community care Regional facility(with CUP), Live -work Commercial units (with MUPGUP) ieRal 1e-50 dwelling units (CR)6es4r*Fsia4 Residential Health Care GGFnnqeFGial (GR) m acre Facility (with CUP): TeNw-6eI#eF (GT() Supportive Housing (with CUP) Transitional Housing with CUP). Multi -family units (with CUP);Community care facility (with CUP);Live-work units (with CUP);Mobile_- home park (with CUP) Community Residential Health Care GetnFfluaity 44-3018 dwelling Facility (with CUP): Commercial (CC) �� units Supportive Housing (with /per acre CUP): Transitional Housing (with CUP) Homeless Shelter (with MUP or permitted by right in Homeless Overlay Zone). Multi -family units (with CUP Community care facility(withNe Commercial gl*GFh@Gd 6-18 dwelling units Neighborhood CUP);Live-work units (with GemmeFeial (GN) CPer acre (CN) CUP) Community care facili with CUP). Semraersial offies (GO) 6eFAM61aitY GaFe facility �'Yikl� GlJP)j Live -work units (with CUP);Homeless Shelter Business Park with MUP or Permitted by �� No residential right in Homeless Overlay (BP) Zone H-133 October20134une-2G44 _I.- Formatted: Fad: Not Italic I Formatted: Not Hghlght Housing Element City of Santa Clarita General Plan Zoning District Residential Uses Allowed- Plan Q VQ V GRaeral FIaRZoning District Density Industrial (1) Live -work units (with CUP); Homeless Shelter ( with yndusi (1) No residential MUP) IR� Single Family Homes, Residential Service Care Home. Second Units. Supportive Housing, Open Space (OS) One unW40 acres Transitional Housiina. Single Family Homes, Ooen-Space- Residential Service Care Home. Second Units. Supportive Housing, Agriculture (OS- One uniUS acres Al Transitional Housing, Single Family Homes, Open Space- Residential Service Care One unit/40 acres National Forest Home, Second Units. Supportive Housing, (OS -NF) Transitional Housing, Open Space- Single Family Homes, Residential Service Care One unit/40 acres Bureau of Land Home, Second Units. Management oI S BLM) Supportive Housing. Transitional Housin Single Family Homes, Residential Service Care Home, Second Units, Supportive Housing, Public/institutional N/A Transitional Housing, Homeless Shelters Specific Plan (SP) Sub iact to the standards of Varies Yams- the Specific Plan — Corridor Corridor Plan Subiect to the standards of Varies — M-pl I the Corridor Plan CUP indicates requirement for a Conditional Use Permit pursuant to UDC Section 17,248840,. approved by Planning Commission after a public hearing. her projects require Minor Use Permit (UDC Section 17 392-948). Other. uses are pernitted by right in the zone district, provided that all new construction requires Development Review pursuant to UDC Section 17Z282869. Jame,304!October 2013 H-134 Formatted: Fan[: Not Balk Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight City of Santa Clarita General Plan Housing Element Specific Plans In addition to the zone districts summarized in Table H-6.2, the City's UDC contains a Specific Plan category that allows for development of large, master -planned communities in which residential unit types and densities may be flexible, as specified in the approved planning document. The Specific Plan Zone provides for the preparation of comprehensive, long-range planning documents called specific plans, provided for in State law to establish uses and standards in master -planned developments which also address infrastructure, financing, and implementation. The allowed uses and densities are specified in the adopted specific plan document. Within the City of Santa Clarita, the following specific plans incorporating residential uses have been adopted: • The Porta Bella Specific Plan was approved in 1994 for the 989 -acre Whittaker Bermde- rwmatted: Buileted+Level: t+Aligned at: site, located in the center of the City. The site was used for over 80 years for production 0.25^ +Tab ane.: 0.5" +Inert at: os" of military explosives and flares by various manufacturers before operations ended in 1987. During those years manufacturing and testing of various chemicals on the site involved use and improper disposal of hazardous materials, resulting in chemical contamination of both soil and groundwater. Directly beneath the site lies the Saugus Aquifer, a significant groundwater source for the Valley. Since manufacturing operations ended, remediation of soil and groundwater contamination (including per -chlorate) has been on-going. The Porta Bella Specific Plan proposed re -use of the property for mixed uses, including 1,244 single-family units, 1,667 mufti -family units, 96 acres of commercial and office uses, 407 acres of open space, and 42 acres of recreational use. However, more work is needed to ensure site clean-up and the location of uses in an appropriate manner to avoid future health risks. • In December 2005, the City of Santa Clarks adopted the Downtown Newhall Specific Plan as a foundation for facilitating redevelopment and enhancement of the area. The specific plan encompasses twenty blocks (550 acres, including Hart Park) and provides opportunities for mixed-use and transit -oriented development. Approximately 700 new dwelling units and 250,000 square feet of new commercial space are projected by the specific plan, in addition to existing housing and business in the area. Both new development and redevelopment are accommodated in the specific plan. • The North Valencia Specific Plan was adopted in 1998. The project encompassed 707 acres generally bordered by Newhall Ranch Road, Bouquet Canyon Road, and Magic Mountain Parkway, east of San Francisquito Creek. The Specific Plan provided for a mix of residential and commercial uses, open space, and an industrial center. A significant segment of the Santa Clara River was preserved as open space as part of the specific plan. The residential portions of this project have since been constructed. • The North Valencia Specific Plan No. 2 was adopted in 2000 for 596 acres in the northern portion of the City generally located north of Newhall Ranch Road west of H-135 October 2013deae-2&1-4 Housing Element City of Santa Clarita General Plan McBean Parkway. The Specific Plan called for mixed use development, including residential, industrial and commercial uses. A major component of this project was preservation of open space in environmentally sensitive areas along San Francisquito Creek. The residential portions of this project have since been constructed. —_. Ftamatted: List Pamgmph, Left, Line spacing: single, No bullets a numbering —�ttad: No bullets a numbering Development Standards — —J Formatted: No buAets a rumbff" In addition to controlling residential density, unit types, and lot sizes, the Unified Development Code and various specific plan documents contain requirements for residential construction that may impose constraints on the creation of new housing opportunities. These requirements are called development standards, and typically include restrictions on building height, minimum yard and open space areas, and parking. State law requires that the Housing Element review various development standards to determine if they constitute a governmental constraint on new housing development Table H-6.3 provides a summary of the City's development standards as set forth in the UDC. As described above, specific plans and planned development projects may have different standards established through the approval process for each project. Table H-6.3: Residential Development Standards Standard Unified Development Code Requirements Allowed lot sizes range from 5,000 to 40,909 sq. 4, exGept that Rre Lot size minimum4Gt-a4e4s"20 iwe-gross acres. Lots may be smaller in the SP zone with approvedentitlement; the City has allowed lots of 2200 sq. ft. in specific plan_L$Pjareas. Lot dimensions Minimum width: 50 –300.200 ft. (cul-de-sac width: 40 ft); May be reduced as part oi–a—pproved SPI P. Side yard: 5 ft. (reverse corner lot 26-1Qft.) Rear yard: 15 ft. Setbacks Front yard: 20 ft. Mixed use: X25 feet. setback from property line. Lot coverage No requirements other than setbacks and open spacein Urban and 11 Non -Urban Zones. Building height 2 stories, 35 ft. in residential zones, except with approval of CUP; Up to 55 feet in mixed use areas, except with approval of CUP. ddae--20.11 October 2013 H-136 City of Santa Clarita General Plan Housing Element Standard Unified Development Code Requirements Dwelling unit size, No requirements, Floor Area Ratio Studio: 200 sq. ft. 1 bedroom unit: 300 sq. ft. 2+ bedroom units: 400 sq. ft. Open space Single-family detached or town home: 650 sq. ft. 50% of open space to be in rear yards; Recreational facilities required for multi -family projects; Mixed Use Overlay requires 200 sq. ft./unft of open sace. 250 cu. ft. of storage for multi -family unit; 1 trash enclosure for each 10 units; Architecture and No metal siding for structures; site design Minimum roof slope 2:12; Screening required for all equipment and utilities; Roof -top equipment prohibited on new single-family structures. Single-family unit: 2 enclosed spaces; Two-family units: 2 spaces/unit; Multi -family units: 1 -&-_spaces for studios; 4-42 spaces for one - bedroom; 2 spaces for two -plus bedrooms; plus 1 guest space/2 units for projects with over 3 units. All spaces to be enclosed (except guest parking). Mobile home park: 2 spaces per unit plus one guest per 2 units (may be uncovered); Senior/disabled: 0.5 space/unit with plot plan review and deed restriction plus guest parking; Parking Mixed use: same as above except allowance for shared guest spaces; Specific plans: parking may be reduced; Residential services/care home;= 2 spaces; Second unit: 1 space/2 bedrooms; Residential health care: 0.5 space/unit; Community care: 0.5 space per room; Shared parking allowed with a CUP; Tandem parking allowed in mufti -family developments with a Minor Use Permit. H-137 October 2011&lur , �^�� Housing Element City of Santa Clarita General Plan Standard Unified Development Code Requirements Penn tted within Mobileh44ome Park Overlap Zone by right, provided the following requirements are met: Minimum lot area: 3 acres Minimum space area: 1,500 sq. ft. Minimum space width: 30 ft. Minimum lot area for each mobile home space: 3000 sq. ft. Mobile home Maximum building hei hg t 2 stones or 25-k parks Front yard, street side yard setback: 2135 ft. Side yard setback: 5 ft. Rear yard setback: 4&5 ft. Screening required from adjacent streets____ Mobile -home parks in other zones require approval of conditional use permit by Planning Commission at public hearing; discretionary review with conditions of approval. Secondary access required for any development of 150 or more Access dwelling units (75 or more in wild -land fire areas). Further restrictions for substandard road width. (This requirement applies to subdivisions onl Stone -water On-site storm -water runoff treatment is required for projects meeting treatment minimum reguiremen ., formatted: Fax: Not Italic formatted: Foram: Not Italic The minimum UDC requirements for residential uses summarized in Table H-8.3 have been determined by the City to be necessary to protect the public health, safety, and welfare of City residents. The requirements for minimum lot size, dimensions, and setbacks are necessary to prevent overcrowding, and flexibility is allowed through the planned development process to create smaller lots provided the design is approved. Minimum requirements for open space and maximum lot coverage ensure that residents have adequate access to outdoor living space, gardens, patios, sunlight, and fresh air. On-site parking requirements are needed to ensure that vehicle parking does not clog neighborhood streets, and that residents have convenient access to their vehicles; parking reductions are allowed for senior and disabled housing units, and allowance for shared parking is made through the planned development and specific plan processes. In addition, shared parking is allowed with approval of a conditional use permit Requirements for adequate emergency access and treatment of storm -water are necessary to protect public safety and water quality. As with conventional residential dwellings, the standards for mobile home parks are designed to ensure adequate open space and parking. The architectural standards for residential uses are minimal, and include no metal siding, pitched roofs, adequate trash enclosures, and equipment screening. Many of the required development standards have been put in place for retention of a quality of life for both existing and future residents or they have been put in place for public safety reasons. However, Program H5_4 Fem,atted: Higwgnt includes flexibility for a number of development standards including open space and building height. These standards are typical zoning requirements found throughout California; no unusual standards that pose a significant constraint to the production of housing were identified. Special Standards and Reouirements Some portions of the planning area are subject to development constraints due to the presence of hillsides and ridgelines, flood potential, seismic hazards, environmental issues, or other special circumstance. Special development standards may apply to housing in such areas, in dane,-2�2ctober 2013 H-138 City of Santa Clarita General Plan Housing Element order to protect public safety and property values. The following special development standards are established by the City's Unified Development Code and adopted specific plans: H-139 October 2013juRe,2—�1^ Housing Element City of Santa Clarita General Plan Table H-6.4: Soecial Develooment Standards for Housina Applicability Special Requirements and Standards • Applies to any site with average slope of 10% or more; • Requires Permit for Hillside Development Review, • Director approval for minor projects, Planning Commission review of major projects; • Application +gest—mominclude colored simulations and Hillside areas detailed studies for geotechnical, soil, archeological and biological conditions, tree studies, slope analysis, and grading information; • Detailed architecture and landscaping standards required; • Review is discretionary, with approval based on S findings; • Permitted residential density is based on slope density calculations that reduce density as slopes increase. • Requires Ridgeline Alteration Permit approved by City Council; Ridgeline Preservation • May reduce density and/or increase cost of development; Overlay Zone • Discretionary permit required with conditions of approval • Requires same findings as conditional use permit. • Must comply with FEMA requirements; • Requires approval by City Engineer based on hydrology Floodplains study; • May reduce density/intensity of use; • No development allowed in floodway portion of floodplain. Significant Ecological • Requires biological studies and mitigations; Areas • May reduce density/intensity density/intensityof use. • Oak Tree Preservation Ordinance requires preservation of significant trees on site; • Requires Oak Tree Permit; Oak Tree Preservation • May require Planning Commission approval, • Mitigation may involve replanting or tree preservation; • May result in increased costs and/or reduced residential densily. • Requires development to recognize existing mineral and oil resources; • Establishes criteria for development in areas with these state Mineral and Oil identified resources; Conservation Overlay . Allows for removal of the commodity while establishing (MOCA) development standards for the health and safety of nearby residents; . May result in reduction of residential density based upon location of existing oil wells or quarries. Downtown Newhall • Design guidelines to maintain historic character of area; Specific Plan • Must conform to form -based zoning requirements of specific an. Happy Valley, Placenta . Special standards adopted to help maintain rural character of & Sand Canyon special Standards area. deaetA33October 2013 H-140 Citv of Santa Clarita General Plan _ Housing Element I Districts I I As an example of how these special development standards act to restrict residential density, the City approved three projects in which density was reduced due to the Hillside Ordinance. In the Keystone project, the developer proposed 979 units and the project was approved for 499 units, a reduction of 49 percent. The Golden Valley Ranch project originally proposed 847 units and was approved for 499 units, a reduction of 41 percent. The Beneda project proposed 60 units and was approved for 30, a reduction of 50 percent. Despite potential reductions in residential density within these areas, however, the City has determined that the special designations are needed to protect significant environmental resources and protect public safety. Hillsides, ridgelines, and floodplain must be protected from aver -development in order to prevent erosion, flooding, damage from landslides, and preserve scenic views. Preservation of significant oak trees is defined in the General Plan as a community goal because these trees are important biological resources. Downtown Newhall has been identified as a significant historical resource area because of the large number of historic buildings and sites within this district the specific plan is intended to maintain community character in keeping with the historic nature of the area. Therefore, no changes to these special zoning requirements are proposed, because adequate sites have been identified to meet the City's housing goals in other areas of the City that are not subject to these constraints. C. Application Review Requirements Residential developers and builders seeking to construct new housing lock for assurance that cities provide an "even playing field" and establish clear requirements that do not change over time. An "even playing field" means that all applicants are subject to the same rules, and "clear requirements" ensure that multiple levels of review by various entities within a jurisdiction do not require costly revisions after the project has been determined to meet agency requirements. Housing developers bear many up -front costs in bringing a project to completion, including land costs, interest on loans, architecture and engineering costs, preparation of environmental documents and technical studies, application processing fees, and environmental review fees. The development of new housing projects can be constrained if agencies add new requirements or fees during the review process. State law requires that housing elements review the processing requirements for new housing applications to determine if governmental constraints limit production of new housing. In this process, it is also useful to review the steps taken to ensure an even playing field and clarity of requirements for all applicants. A major consideration for applicants is whether their application is processed as a ministerial or discretionary review. A ministerial project may be approved or denied based on the project's compliance with applicable code requirements, and does not require the discretionary judgment of a reviewing authority based on policies or guidelines that require interpretation. A discretionary process, on the other hand, gives the reviewing authority the options to approve, conditionally approve, or deny the project based on required findings. For the applicant, a discretionary process may hold more uncertainty in terms of whether the project will be approved, as well as unknown costs of any conditions added to the project as part of the approval process. The California Subdivision Map Act (Sections 66410-66499.58 of the Government Cade), Permit Streamlining Act (Government Code Section 65920 et seq), and Environmental Quality Act (Public Resources Code Sections 21000-21177) establish timelines for processing development applications to ensure that applicants are not unduly delayed by public agencies during the review process. The City's Unified Development Code is consistent with these timelines. In order to inform applicants early in the process about the City's development review H-141 October 201&tw� Housing Element City of Santa Clarita General Plan process, the City offers an optional meeting with the Development Review Committee to review preliminary applications; the cost of this process is applied to the formal application review fee. The City has also prepared informational materials to guide applicants in how to process various applications, such as Development Review, Conditional Use Permit, Variance, and Tentative Subdivision Map. Application requirements for various types of residential development have been codified in the Unified Development Code, and are summarized in Table H-6.5. Application review fees are limited by State law to the amount needed to pay for any staff and/or consultants' actual time spent reviewing each application to ensure compliance with code requirements. Application processing fees in the City of Santa Clarita have been established by Resolution 07-52, which was based on a fee study completed in 2004 and updated annually based on CPI (most recently in 209620.12). The , - Fomtattea: Not Highlight fee for each type of application is also included in Table H-6.5. Table H-6.5: Application Processina Reauirements Application Type Application fee Description $941 196; applies to Optional process designed to inform Preliminary review formal application applicants of City application processing when filed. requirements and development standards. - Takes 4-6 weeks. Staff review and Planning Commission Tentative parcel map $13.17 approval of subdivision to create four or fewer residential lots. Discretionary. $4;6266403 plus $399-211 for easement checking Engineering review and approval by City Final parcel map plus $44.7--145 for Council. Ministerial, based on compliance monument inspection with the tentative parcel map. and $235 per monument Staff and Planning Commission review of subdivision to create 5 or more residential 140-24 lots _ lots. Discretionary. Initial approval 2 years, $1845446-33; with up to two discretionary 1 -year extensions up to 25 lots add approved by Planning Director. Required findings address zoning consistency, site Tentative tract map suitability, environmental damage, and consistency with easements. Development $18ailet- over 69-24 lots add review required for home construction on $4-37192/Iota approved subdivision. Sales office and _ ---- - model--home-complex- require -temporary use permit, approved for maximum of two years, and paved parking. uFie,°^11°^^1October 2013 H-142 Formatted: Highlight Formatted: Highlight Formatted: Highright City of Santa Clanta General Plan Housing Element Application Type Description $5,eb§10102 for 1- 10 lots; $9%9510 824 for 11- 50 lots; $9;25810824 plus $74-81 for each lot Engineering review and approval by City Final tract map over 50; Council. Ministerial, based on compliance Plus $499-211 for with the tentative tract map. easement checking plus $1-4-7-- 142 for monument inspection and $2Z--35 per monument. CEQA review – initial $2 0292947- plus Required for any project resulting in a study consultant's costs (if negative declaration or mitigated negative anyl declaration. $31-618 28;389 CEQA review – deposit; costs of staff Required for any project that has the potential Environmental Impact time plus consultant to significantly impact the environment. Report (EIR) costs, $2.231.253$7&7-5 California Department for negative Required by the State for any project subject of Fish and Game declaration; to CEQA review Wildlife fee $3.070.253;595:-75 for E111 County of Los Angeles $9075 Fee for posting environmental determination Administrative permit $W462Z Requires approved by Planning Director Requires approved by Planning Director for all new permitted structures and initiation of all permitted uses; ensures compliance of site Development review plan with all applicable zoning requirements. (Site plan review) $4 6792; __ Director may add conditions of aperova11 require improvements, and security to ensure completion. Approval for ens -two years with a–two one-year extensions available. No specific findings required. Conditional use permit $3&94810.497 Requires approval by Planning Commission. (CUP) Required findings address site suitability, land use compatibility, detrimental impacts, and CUP with no new $5 317;,324 code compliance. Initial approval for two construction ears with two one-year extensions available. Requires approval by Planning Director or Planning Commission for deviations of up to Adjustment $472491,03a _ 20% of standard requirements. Initial approval for two years with two one-year extensio available. H-143 October20134dae-2913 I Formatted: Highlight Formatted: Highlight Formatted: Highlight Formattad: Highlight Formatted: Not Highlght - — Fotmathd: Hghlght Formatted: Highlight Fotmattad: Highlight - FomlattM: Hghlght Finaatted: Hghlght Housing Element City of Santa Clanta General Plan Application Type Application fee Description Requires approval by Planning Commission at public hearing. Required findings address special circumstances, property rights, Variance $8 192r 5B tle rimental_ _impacts special _privilege,_ and consistency of use with General Plan and zoning. Initial approval for two years with two one-year extensions available. Non -conforming use Requires approval by Planning Director for or structure $1,320,modifications to _non -conforming lots or, structures. $21.07 hean s priPlanning Zone change Commission and City Council; findings deposit; Actual cost of staff require consistency with General Plan, UDC timq and other development policies. $21.078 4588 Requires public hearings by Planning General Plan deposit; Commission and City Council; findings Amendment Actual cost of staff require consistency with General Plan, UDC time,and other development policies. Requires public hearings by Planning Commission and City Council; findings are Master Plan $104974&94@ the same as conditional use permit Approval time limits are indicated in the approved master plan. Requires preparation of comprehensive long - $21078,b98 range plan for land use, development Specific Plan deposit; standards, infrastructure and public facilities, Actual cost of staff financing, and implementation, to be time approved by the Planning Commission and City Council. Required on some developments to insure compliance with the approved master plan, Architectural designX959 CUP, or specific plan. Approval is generally Review ---- -by--thhe-Planning 4)irector.--Approvval-far year with a one-year extension available. No specific findings required. Requires approval by Planning Director for minor projects and Planning Commission for major projects. Application requires submittal of colored simulations, detailed reports for Hillside development $2 7722-657 geotechnical, soils, archeological resources, Review -biology, trees, - slopes -and- grading. -Eight findings required, along with detailed standards for grading, architecture, landscaping. Approval for two years with a one-year extension available. duse;:2Ba!October 2013 H-144 -- Formatted: Highlight - Fp atted: Highlight —t Formatted: Not Highlight Formatted: Highlight Formatted: Highlight Farmalted: Highlight Fomutted: Highlight City of Santa Clanta General Plan Housing Element Application Type Application fee Description Requires approval by Planning Director for all new developments to ensure compliance of landscape plan with all applicable zoning Landscape plan $980903 requirements. Director may add conditions of review __ ____ _ - ---- -apprgval; require-improvements,-andsecurity to ensure completion. Approval for one year with a one-year extension available. No specific findinsrequired. Requires approval by Planning Director or Planning Commission. Required findings Minor use permit $2;4522 508 address site suitability, land use compatibility, detrimental impacts, and code compliance. Initial approval for two years with one-year extension available. Requires review by Planning Commission and approval by City Council. Required Ridgeline alteration $7 60440-846 findings address site suitability, land use permit compatibility, detrimental impacts, and code compliance. Initial approval for two years with one-year extension available. Trimming $9410`x; Requires approval by Planning Director or Removals and Planning Commission. Required findings Oak tree preservation encroachments: address site compatibility and detrimental permit 1-5 trees $51-2580 impacts to oak trees, a protected species. 6 -plus trees Initial approval for two years with one-year $I741-1-2 008 extension available. Typically plan check time -frames are 6-8 Varies based on weeks and can vary based on plan check Building plan check project valuation. activity. Reviews construction plans for compliance with building, plumbing, electrical, fire, and mechanical and conservation codes. Varies from Grading plan check $3;411-1 360 to Review rough grading plans for compliance $4537-11.086 based with approved plans and applicable codes. on cubic yards. Standard Urban Storm n from $1 2021 267 to Ensures compliance with all federal, state Water Mitigation Plan $4542 559 based and local storm water requirements for Review on project size. surface water leaving the project site. Because the application review fees reflect the actual time and cost of review, they are not considered to be an unusual constraint to housing development. However, as an incentive to promote production of affordable housing, the City should consider reducing or deferring payment of such fees when it is deemed to be appropriate. A variety of housing unit types are allowed in various zone districts, subject to specified review requirements established in the Unified Development Code. _Table H-6.6 describes the review process required for housing unit types in various zones throughout the City. H-145 October20134aae-2814 I-.-- A _= Housing Element City of Santa Clanta General Plan Table H-6.6: Planning Applice Ions Required for Various Housing Types Housing Type Planning Requirements Single-family home on existing lot Allowed in all residential zones with approval of Administrative Review. Allowed in UR -3 UR -4 and UR -5 RM. RIVIH, and Two-family home on existing lot R44—zones with approval of Develepmeai Administrative Review. Allowed in UR -3 UR -4 and UR -5 RAS-FIMH-aad Multi -family home Rkl-with Oeveleptaeat-Administrative Review; in CRC-, and CC with a Conditional Use Permit Community care facility (residential Allowed in RM. RM *, facility for eldedy/disabled, with meals, and commercial zones with Conditional Use Permit. housekeeping and activities Residential care home (residence for Allowed within existing structure in all residential up to 6 persons) zones with no review. If new construction, requires Administrative Review., Boarding house (dwelling with Allowed in all residential zones with 9evelepment bedrooms rented to 5 or more persons; Administrative Review, ma include meals Residential health care facility Allowed in UR -3. UR -4 and UR -5 RM, RMHRM, (convalescent homes for elderly, sick, 6T-GCR CC, CN and BP with a Conditional Use disabled) Permit. Mobile -home parks allowed in- all residential zones RS-RA/1; AAk,RH,-and the CC; zone MHP --with Conditional Use Permit; Mobile homes, factory -built housing Individual mobile homes allowed on residential lots if units are less than 10 years old, on permanent foundations, , with roof eaves of at least 16 inches, roof slopes of at least 2:12., and non-metal siding, Agricultural worker housing No special requirements, other than those applied to structure type, Allowed on parcels of 249005000 square feet-eF less. May be attached or detached. Floor area may Second unit on a residential lot with a not exceed 50% of primary unit; requires 1 parking primary dwelling unit space per 2 bedrooms, located outside of setback; architecture must be compatible with primary unit, and separate entrance provided. A non - discretionary Administrative Permit is required. Single room occupancy Not referenced in UDC Allowed by right in the PI and Homeless Shelter Overlay Zone. In the CC zone. a CUP is required Emergency Shelters and in the BP and I zone a MUP is required. Transitional and supportive housing Allowed in ail residential zones with approval of Administrative Review for new structures.. Processing and Permit Procedures da.;e-294 !October 2013 H-146 Formatted: Highlight formatted: Highlight fomiathd: Highlight Formatted: Highlight City, of Santa Clarita General Plan Housina Element The application review processes and development standards described in Table H-6.6 are needed to allow staff to determine that each project complies with applicable code requirements and development policies of the City. Single-family residences are permitted by right in all residential zones subject to the approval of a Development Review Permit. The purpose of the Development Review is for the Director of Community Development to ensure that all applicable sections of the General Plan and UDC are met The Development Review process generally takes anywhere from 2-6 weeks from initial submittal to approval. This process may run concurrent with other required review processing. Mufti—family residences are permitted by right in the RM (Res alw#lal Made 11. 4' (Residential Medium H gh) and the R14 (Res deRtial UR -3. UR -4 and UR -5 zone:V subject to the approval of a Development Review Permit. Mufti -family residences can also be constructed in commercial zones with the approval of a CUP. The purpose of the Development Review is for the Director of Community Development to ensure that all applicable sections of the General Plan and UDC are met. The Development Review process generally takes anywhere from 2-6 weeks from initial submittal to approval. The Conditional Use Permit generally takes around 4-6 months, and is subject to the decision of the Planning Commission, based on the findings identified in Chapter 17 of the UDC. Due to the unique topography and other natural features of the Santa Clarita Valley, there are a number other development influences that could impact development processing. Hillside development density increases as applicants follow the findings identified under the Hillside Development Ordinance. The hillside projects are subject to the approval of the Planning Commission in order to ensure the safety of residents while preserving the natural aesthetic of Santa Clarita's hillsides. They must also meet the requirements of the Los Angeles County Fire Department for development in wildland fire zones and the requirements of the California Department of Fish and Gam* -Wildlife due to the number of unique species of fauna and flora. In addition, the Santa Clarita Valley includes areas with natural rivers, streams and creeks which are subject to floodway standards for public safety. All developments must take these natural features into consideration when addressing these flooding concerns during the permitting process. D. Development Impact Fees, Dedication, and Improvement Requirements Development Impact Fees New housing within a community can put a strain on existing facilities and resources. As each new dwelling unit is constructed, more rainwater flows into flood control channels and more vehicles use the streets. When families move into new homes more children are enrolled in schools, play in the parks, and go to the library; more homes must be protected from fire and crime; and more residents must be provided with clean water to drink and sanitary sewers to conduct wastewater to treatment plants. It would be unfair to existing residents in a city to expect them to build and maintain such facilities and services to support new residents who move into their community. Instead, the builder of each new home is expected to pay for a fair share of the facilities and services that will be used by future residents of that home. The method of collecting this fair share contribution to public facilities and services is often through the adoption of development impact fees. H-147 October20134aae-,4944 Housing Element City of Santa Clarita General Plan State law provides for the adoption of development impact fees to fund the construction of public infrastructure, provided that certain requirements are met. One requirement is that the fees must be calculated based on a thorough analysis of actual facility needs and costs. Another requirement is that no dwelling unit will be charged for facilities that it will not use, or for more than its fair share of the cost of new facilities. In addition, the law requires that money collected in the form of development impact fees must be spent for the purpose for which it was collected within five years, and that fee revenue not be commingled with other funds. Impact fees are collected to pay for capital facility costs, which may include land acquisition, design and engineering, and construction; however, the costs of operation and maintenance are not eligible for funding by impact fees. The courts have upheld the constitutionality of development impact fees, provided that fees are established on the principles known as nexus and proportionality. Nexus refers to the principle that fees must have a direct relationship to the services and facilities used by the new development, and proportionality refers to the principle that the amount of the fee must be based on the actual impact of the new development. The nexus and proportionality of impact fees is established through detailed studies of facility needs, construction costs, and the impact of each new dwelling unit on the facility or service. In the City of Santa Clarita, development impact fees have been adopted for City facilities as well as by other agencies to fund regional infrastructure improvements. The type and amount of impact fees are summarized in Table H-6.7. Table H-6.7: Development Impact Fees Charged on New Residential Development Type of Impact Fee Applicability Amount for Typical Dwellin Requirement for payment of fee or land dedication is applied at time of tentative map approval; for projects of less than 50 units, fee is required; for 50 or more, land and/or fee may be required. Dedication may include cost of improvements; fees include 20% for cost of Park Fees improvements. Approximately Fee is calculated based on fair market value of $10,000 per dwelling land at 3 acres/1000 people generated, plus unit. Varies by area. 20%. The General Plan does have an overall goal of 5 acres/1.000 people. Credit allowed for private open space up to 30%. Dedication or fee payment is required prior to final map recordation or building permit issuance whichever occurs first). Required by the City to be paid prior to final map recordation or building permit issuance (whichever occurs first), in order to fund any Major Bridge and bridges or thoroughfares serving the project Average Thoroughfare Fees that are not otherwise improved by the $7-38§19` per developer, set by City Council based on cost dwelling unit and area of benefit Bouquet Canyon = $44r$4917 290 East side = $16,53917 900 Valencia - $440G22,000 wF;,2G4 !October 2013 H-148 Formatted: Highlight City of Santa Clarita General Plan Housing Element Type of Impact Fee Applicability I Amount for Typical Traffic signal timing fee Required by the City to be paid prior to occupancy, in lieu of synchronizing signals affected by the project $300 per dwelling unit. Department prior to the issuance of a building Required by Santa Clanta Transit to be paid at unit. $993/multi-family unit. time of final map recordation or building permit Transit fee issuance (whichever occurs first); fees pay for $200 per dwelling unit. the procurement and construction of unit, infrastructure improvements to the transit system. Required by school districts to be paid prior to the issuance of a building permit to fund new school facilities. School fees Castaic Union SD: $2.47/sq.ft $15,000 per dwelling Newhall Unified SD: $2.47/sq.ft unit. Saugus Unified SD: $3.18 - $3.99/sq.ft Sulphur Springs Unif. SD: $3.18 - $3.99/sq.ft Wm S- Hart Unif SD, S9 47 — 9 AAkn ft Library Facilities and Public Library to be paid prior to the issuance W771 /dwelling Technology Fee of a building permit to fund new library unit facilities and ranital anuinmant Fire Facilitates Fee Required by Los Anaeles County Fire $2.482/sinale-family Department prior to the issuance of a building Permit to fund fire station facilities and capital unit. $993/multi-family unit. ui ment. The current fee is .9927/s .ft. Law Enforcement Fee Required by Los Angeles County Sheriff prior to the issuance of a building permit to fund station facilities and capital equipment $466 23/single-family unit $&*/multi -family unit. Kequlrea Dy Los Angeles County jannation Districts to be paid prior to the issuance of a building permit to fund treatment plant expansion. Sewer connection fee Single-family residence - $3,330 Duplex 000 T�plex $5,9944u FowFple* $7,992MM Condominium — $24M.750/du Required by Castaic Lake Water Agency to be paid prior to the issuance of a building permit to fund water treatment and distribution Water connection fees facilities. $5008 900 Single-family residence with 3 bedrooms: dwelling unit 374-11 427 Add per bedroom37-1 14 H-149 October 20134 pe, O944 Formatted: Hghlight Formatted: Not Highlight Formatted: Not Hiahliaht Formatted: Not Highlight Formatted: Not Hidtlluht Formatted: Not Hghlght Formatted: Not Highlight Housing Element City of Santa Clarita General Plan Type of Impact Fee Applicability Amount for Typical Dwellin W7-4 3b1.160-2.080 Add per 1000 sq. ft. additional slope landscape: $2664.34496-889 MFR with 2 bedroom: $2474-240-73 208-5 752 Add per additional bedroom: $4;4-5513637- 1 143 MFR 1 -bed or studio: $4900-22492.571-4.609 Total impact fees for typical dwelling: Typical single-family home: 2,500 square feet 3-bedroon home. Typical multi -family home: 1,000 square feet, Single-family: $64T42662.196_ Multi -family: 2 -bedroom a artmen $40,462464455, Source: City of Santa Clarita Community Development Department All of the impact fees adopted by the City of Santa Clarita have been calculated based on detailed analysis of service needs and projections, planned facility expansions, costs of these expansions, and the nexus and proportionality of each dwelling unit with respect to needed infrastructure. The fees are required to ensure that adequate infrastructure and facilities are built in a timely manner and are available to support new development. As shown on Table H-6.8, the City's impact fees are not significantly higher than those adopted by Los Angeles County for the unincorporated portions of the Santa Clarita Valley. Fees applied by other agencies are also supported by required studies, and apply to other cities in Los Angeles County as well. These fees are not under the purview of the City, although some of them may be collected by the City on behalf of the various districts. For purposes of comparison, the following table summarizes fees applied to similar typical units in comparable agencies with land use jurisdiction in north Los Angeles County. daae-294!October 2013 H-150 Fa matted: Not Highlight Formatted: Not Highlight — — Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight ------------ Formatted: Not Highlight .� Formatted: Hghlght F r atted: Hot Highlight Formatted: Highlight City of Santa Clarita General Plan Housing Element Table H-6.8: Fees Required for Housing Development - North Los Angeles County, 20082013 (Assumptions: Single-family residential subdivision, 100 lots, average 3 -bedroom house, 2500 square feet Type of Fee Santa Clarita Palmdale Los Angeles County Santa Clarita Valley Lancaste -- I Formatbed Table Tract Lot Tract Lot Trail Lot Tract Lot Application Review Fees Tentative Tract map review 28-83732 854 280329 65996 500 6156520,36821 436 204214 7,403913 724 Initial Stud CEQA) 39472 029 120 1 950 1 10 1 3;388 3 022 14430 1 included included Final map check 32,39614 874 1423149 7-."8 925 1709 1 23;00033 600 1290336 1 86709 0 8691 Building and Safety Plan Check, Grading Plan Check, Public Improvement Plan Check, Permit, and Inspection Fees Based on Valuation and Quantities Development Impact Fees Drainage Fees n/a n/a 398,699440 700 4 4073986 n/a n/a 4965004 5 900 45664 659 Traffic, Bridge, Signals Fees 339-6901 902 000 4738619 020 366500434.100 4 5413;666 3495904 123 3400412.300 247;8003 0 100 2;4783 101 Fire Fees 234 999248 175 23492 482 x96000116 125 30691 161 234900248 200 2 4822340 82 99917 100 8281 791 Public FacilityFee n/a n/a 326300149 200 372631 492 n/a n/a n/a n/a Park Fee 848;&001 000 000 8;48610 000 223209792 600 32337 926 20926028 0000 20932 800 300,9902 53.400 3 ;0802 534 Libra Facilities Fee 69y70074.000 740687 n/a n/a 7660084,600 796846 n/a n/a School fees (Elem 8 HS 1,600,0091 .995.000 36-0991150 3;378;7091.212.500 3378712125 1.995.00082&900 19 9508;298 1,062, 1y531-, Water Connection Fee AVEK or CLWA 600;090 44)004)00890,000 60900 39,9908 900 911,800 6,468 9,118 6,468 886,899 4-,90,999890,000 8;9158 39j990890 1,200.09 1,600,000 692;800 32;00016 000 6;928 Sewer Conned. Fees LA Co 333000500 000 33305 000 41&999619.000 4;3906190 22&999500.000 2,2005 000 438;9996 19.000 44996 190 Urban Structures Program n/a n/a n/a n/a n/a n/a 2334= a 33Wn/a Transit 20,000 200 n/a rda n/a n/a n/a n/a Law Enforcement 46x9950 200 502467 n/a n/a nla50 200 n/a502 n/a n/a Sources: Los Angeles County General Plan Draft Housing Element, 200813, page 3-42; City of Palmdale Planning Department,20982013; City of Santa Clarita Planning Department, 20082; City of Lancaster Planning Department, 201308; and telephone calls to special districts H-151 October 2013dane-, 29F1 1 Housinq Element City of Santa Clanta General Plan Of concern to the residential builder is not only the amount of fees to be paid, but also the time at which fee payment is due. For those fees that are required to be paid prior to issuance of building permits, the builder must be prepared to fund the cost of infrastructure many months prior to sale of the home. Therefore, fees which are required earlier in the process must often be financed through loans, for which interest must be paid until the homes are sold. One way agencies can assist builders to provide new residential units is to allow deferral of impact fees until later in the development process or upon sale of the homes, when funds will be available to pay for construction costs and fees. However, agencies are often reluctant to allow fee deferral because it may be harder to collect fees if the builder fails to complete the project for some reason, or if the builder sells the product to homeowners without paying the fees. It is suggested that, where appropriate, the City consider fee deferrals to promote construction of affordable units when payment conditions are part of an affordable housing agreement or other approved form of surety. Dedication Requirements In addition to impact fees, new development is required to dedicate land where needed to construct infrastructure improvements to support the residents it generates. These requirements are most commonly applied to dedication of land along street frontages for additional right-of- way needed to widen roads in order to carry additional traffic. All new housing projects are required to dedicate full street right-of-way and construct improvements within the interior of the project. Where the project boundary abuts a public street, right-of-way dedication is required along the project frontage, and street improvements are required to be constructed. Street right-of-way may also be used for placement of sewers, storm drains, and utility easements. Other dedication requirements may include land or easements for drainage facilities to convey storm -water through the development to approved off-site channels. As with impact fees, the requirement for land dedication and improvements must meet the tests of nexus and proportionality; that is, the requirements placed on the project must be directly related to the project's impacts on infrastructure systems, and must represent a fair share contribution based on the project's share of the facility needs. The requirement to dedicate right-of-way and/or easements for public improvements to support development is typical of all California cities and is specified as a subdivision requirement by the State Subdivision Map Act. There are no unusual requirements in the City of Santa Clanta for dedication of land to construct infrastructure. Construction of Improvements In addition to payment of impact fees and requirements to dedicate land for public improvements, housing developers are also required to construct all of the public improvements within their project boundaries, and those off-site improvements needed to support their housing project. Examples of the types of improvements required of developers include the following, along with the relevant section of the Unified Development Code: • Street improvements, including curb and gutter for lots less than 20,000 sq ft.; street trees; bus stops & shelters; street maintenance fee for slurry seal; and enhanced pedestrian paving (16.21.070 and -17.51.0704744g§0) • Walls, fences, water mains, sanitary sewers, storm drains (16.21.090) June, 204!October 2013 H-152 City of Santa Clarita General Plan Housing Element • Water mains and fire hydrants (16.21.100) • Fencing along drainage courses (16.21.120) • Street lighting for (16.21.130) • Street trees It 6.21.150) • Parkway planting strips (16.21.160) • Sidewalks (16.21.170) • Underground of utility lines less than 34 KV 17.51.070 Impact of Requirements on Homebuilders In order to evaluate the effect on homebuilders of the requirements for impact fees and dedications, staff contacted three homebuilders who have done a substantial amount of construction within the City. Staff asked them whether fees and dedication requirements represented an impediment to construction of new housing in the city. In response, these builders indicated that while the tees add to the cost of the residential units, the community benefits provided by the fees assist in the marketing of the units, and the cost of the fees is ultimately recovered in the home price. In addition, the developers of larger development projects typically construct many of the regional improvements needed to support their projects, and are therefore eligible for fee credits commensurate with construction costs. The effects of the impact fees and other development requirements are more onerous for developers of small projects, in which it is not possible to allocate costs over a large number of units. E. City Incentives to Promote Affordable Housing Production State law (Government Code 65915) requires cities to grant incentives to promote affordable housing development, provided that a minimum number of affordable units are constructed and restricted by covenant to remain affordable for specified periods of time. In addition, State law requires that cities provide density bonuses for affordable housing production, up to a maximum of 35 percent over the units allowed by the General Plan Land Use Map. For example, if a housing project is to be built on a 10 -acre site and the General Plan allows a density of 18 units per acre, the General Plan density would be 180 units. A density bonus of 35 percent would yield another 63 dwelling units, for a total of 243 units allowed on the site. In exchange for the additional units, the housing developer would ensure that a certain percent of the units will be priced at affordable levels and will remain affordable over the time period required by the law. The City of Santa Clarita has complied with State requirements to provide incentives and density bonuses to promote affordable housing construction by incorporating these provisions into the Unified Development Code. In addition, the City has adopted other incentives to promote development that meets General Plan goals and objectives. Incentives offered by the City are described below. H-153 October 2013JuAe, 2^^ 4 Housing Element City of Santa Clarita General Plan • Density bonuses for affordable housing are allowed in the RM, RMH, RKUR-3. UR -4 Ur-5,1nd SP, aa6-GTr zones per State law (up to 35%); requires written statement as to how concessions are necessary to provide for affordable housing, and adoption of an a affordability agreement ensuring maintenance of affordability; • Fee waivers or reductions may be granted for affordable projects with "significant community benefits"; - 'Amen ties D6A64Y IRQR-'R" A-2 181116 With GeF;d;t anal use pep:R t R RM, RMW. RM, and • All projects are eligible for expedited review process; Conclusion In order to promote production of more housing units, including affordable units, the City will review its governmental constraints and identify areas in which changes might be made. For example, the following measures are recommended for consideration: 1. Allowing deferral of certain fee payments until later in the construction process, provided that assurance of payment is guaranteed; 2. Granting density bonuses in excess of minimum State requirements for projects that meet City goals and objectives; 3. Providing for parking reductions for affordable units, based on a study that shows that low-income households have fewer cars. F. City Codes and Enforcement of Housing Provisions All new housing in the City is required to conform to the 221002GW California Building, FomlatOeA: Not Hgh�ght Mechanical, Plumbing, and Electrical Codes as amended by the City in- 0112998, which may _... - FormattW: nor Hgh�i9h[ be amended from time to time in the future. In addition, new construction must adhere to Title 24, Part 6, of the California Code of Regulations, California's energy efficiency standards. Formatted: Highlight In addition to requiring code compliance for new construction, the City has the authority and responsibility to ensure that owners of existing housing units maintain their units in a safe and sanitary condition. The City has adopted the Neighborhood Preservation Code and enforces the provisions of this code through the Community Preservation Division of the Community Development Department. While most Community Preservation actions taken by the Division are initiated in response to complaints, the Division takes pro -active measures to regularly inspect certain areas of the City in which code compliance issues are known to occur. Conducting windshield surveys of these areas informs staff of potential problems such as dune, 2011 October 2013 H-154 City of Santa Clarita General Plan Housing Element vacant structures which are unsecured, broken windows or doors, poorly maintained landscaping, accumulation of trash and debris, deteriorated roofs, and general lack of maintenance. When identified, these problems are addressed through enforcement actions which progress through notification and voluntary compliance to possible citation, if the situation is not addressed. .— —.____ __. __ _- __._.__. Structures may become substandard for various reasons such as fire or disaster events, damage from water leaks or falling trees, lack of maintenance, or general deterioration. When a structure is damaged to the point that it is not economically feasible to repair, the structure may be declared a nuisance and the enforcement agency may order its vacation and demolition. Section 17980 of the California Health and Safety Code contains procedures for the abatement of substandard buildings. Subsection (B)(2) of this statute requires that, as part of the decision to require vacation of a substandard building, the enforcement agency "give full consideration to the needs for housing as expressed in the local jurisdiction's housing element." The City's Building Official is responsible for deeming a property as substandard, based on its lack of compliance with minimum code standards. The City's procedure requires that the property owner be notified of the City's requirement to repair substandard structures. Only in the case of structures that are deemed to be an imminent threat to public safety is the order given to demolish the structure. In keeping with State requirements, a policy has been added to this element requiring that consideration be given to housing needs as part of any decision to order the removal of substandard dwelling units. Formatted: Highlight -- ous funding _._._. _ -- _.-__ _ - ____�..-- Formatted: Hghright The City has established variprograms to assist eligible low-income owners in improving deficient properties, in order to preserve and maintain housing units in a safe condition. As part of its commitment to preserving and improving affordable housing stock, the City will continue to fund the following three programs: the Residential Rehabilitation Grant Program, the Property Rehabilitation Grant program, and the Handyworker Program. All of these programs target low- and moderate -income homeowners who need larger and more costly repairs than they can generally afford. These programs are more fully described below. • The Residential Rehabilitation program provides grants of up to $5,000 per househol Formatted: eulletm+Level: 1+A92W at for major home repairs such as heating units and roof replacement, which require the 0.25"+[rKlentat: o.s services of licensed contractors. The City has provided 2738 units with Residential- Formatted: Hot Highlight Rehabilitation grants in fiscal year 2011-1 Q? 88 and Ip ans to Ovide �arable 45 Fwnamea; Not Het,1gM such grants in fiscal year 20G"2012-13. . Formatted: Na Highlight • The Property Rehabilitation Grant program provides grants of up to $1,000 peri— Formatted:euileted+Level: I+Algnedat: household for property repairs such as walls, fences, and gates; brush clean-up; tree o.zs^+[MaHat: :U:15 - trimming; and repairs to outbuildings and accessory structures, including detached garages. The City has provided h`oeiBl# of these grants in fiscal year 2 14 1-120;-W- F«matted: Not HghlpM and plans to provide a comparable number of five-sueh grants in fiscal year 2 10 2-1.36& - Fwmalted, Not Highlot - ___- ___... _. -- - The Handyworker Program is operated by the Santa Clarita .Valley Committee on Aging --'Formatted: Not Highlight though a grant of CDBF Funds from the City. The Program provides grants of up to Famrited: HgMght $2,500 per household to complete minor repairs which can be completed by unlicensed Fomotted: sulleW+Level: t+Aligned at: persons, with most repairs performed by handy -worker staff at the Santa Clarita Valley o.2s+udadat: o.s Committee on Aging. Typical handy -worker repairs may include, but are not limited to, roofs, windows, floors, walls, doors, heating and air conditioning units, and electrical systems. Safety upgrades, disabled access, and energy -efficiency improvements are J Famatted: Not Highlight also provided as needed. The Handyworker Program -Qty has rovided aver 70 386 f Formatted: Na Highlight H-155 October 2013duae;-294 Housing Element City of Santa Clarita General Plan households with these grants in fiscal year 2 11-1 97.98,_ ,and plans_ to grant_a,__.— wiatted: Not Highlight comparable number ofa additional 48G suelt grants in fiscal year 20.12-1 68 98, ___ Fyrmatdy; Not Highlight G. Housing Issues for Persons with Disabilities and Special Needs ��` Not lighigrrc wtmaleed: Highlight Federal and State laws protect the rights of persons with disabilities to ensure that they have the same opportunities as able-bodied persons in terms of fulfilling the basic human needs of access, employment, provision of goods and services, and housing. The tens "disabilities' is broadly defined by these laws, and can include both physical limitations and mental illness. In addition, addiction to drugs or alcohol has been defined as a disability. Some persons with special needs may not be disabled, but may be unable to provide adequate housing for themselves and their families due to other circumstances beyond their control. Women and children who leave abusive home environments often need housing on a temporary basis while the mother seeks education and/or employment opportunities. Persons may become homeless due to death of a spouse or parent, divorce, loss of employment, bankruptcy or foreclosure, or other unexpected situation. There are a variety of options available to house persons with special needs. One of the least costly and simplest options is to allow a group of such persons to occupy an existing dwelling unit as a household unit. In the past, many city codes prevented such a solution by requiring that dwelling units be occupied only by "family' units in which the occupants were related by kinship or marriage. Like most other cities, the City of Santa Clarita does not include this restriction in its Unified Development Code, which defines "family" as "one or more individuals living together as a single housekeeping unit in a single dwelling, or persons living in a licensed residential facility of six or fewer residents". State law provides that up to six residents may occupy a dwelling unit as a residential care home, without discretionary approval. The City complies with this State requirement by allowing group homes with six or fewer residents in all residential zones, provided that if new construction is proposed then Development Review is required to ensure zoning compliance of the site plan. These homes are often occupied by disabled persons or persons recovering from addiction. Residential Health Care Facility for more than six residents are allowed in the M, RMkk RMUR-3, UR -4 and UR -5 Zones with the approval of a minor use peril, and serAaersial-aenee in the CR. CC. CN and BP with the approval of a conditional use permit. These facilities typically include provision of meals, housekeeping, and various activities for residents, and are often designed for the elderly or disabled persons. There are no specific sitting or separation requirements for Residential Health Care Facilities. Parking reductions are allowed for facilities serving elderly and disabled residents. Another means of providing for housing needs of disabled persons involves allowing the retrofit of existing housing units in order to address special needs, such as by providing for construction of wheelchair ramps, installation of grab -bars, widening of doorways, lowering of hunters, and other alterations. In order to assist persons with special needs to alter their homes for accessibility, the City's Community Development Department Build R@ and Safety ID V 6 GA Will make—ha�rovisions for a process that lets property owners apply for reasonable accommodation to make accessibility adaptation and PFegFams Sei;t on). dune -294 4October 2013 H-156 City of Santa Clarita General Plan Housing Element Within the City of Santa Clarita, a temporary homeless shelter facility has operated during winter months for over twr 15 years. The Winter Emergency Shelter operates from December through March and receives most of its funding from the Los Angeles Homeless Services Authority. The facility is managed by local non-profit organizations which provide staffing and oversight. The City supports the operation of the shelter through assistance with sitting and provision of grant funds for operations and management. The City has adopted a homeless shelter ordinance that State law also requires that the needs of families for safe and affordable daycare be considered in the zoning ordinance, by allowing family day care within residential zones without discretionary approval. The City's Unified Development Code allows establishment of day care within a dwelling occupied by the day care provider as their primary residence, in all residential and mixed use zones and the GT -G CR and CC commercial zones. Adult day care homes may provide care for up to six adults, and family child care homes may provide care for up to 14 children (including two of the owner's children), pursuant to State law and the applicable City requirements. .Within all residential zones in the City, the City's UDC allows for transitional and supportive _ - Fo..MW: Fan: Not Bold J housing is allowed wherever residential units, either single or multifamily are allowed H-157 October2013daae4044 Housing Element City of Santa Clarita General Plan VII. NON-GOVERNMENTAL CONSTRAINTS TO HOUSING PRODUCTION Housing Market The principal constraint on new housing development in Santa Clarita has been the collapse of the housing market. Approximately 1,3900 Santa Clarita homes were foreclosed in 290; etween March 2012 and March -2013 as shown on Table H-3.18. Land Cost Another constraint to housing development is the cost of vacant, easily developable land that has access to infrastructure and public services. Much of the flat land within the City's boundaries has already been subdivided or developed. Marginal land with hillsides, riparian areas, biological resources, mineral resources, or other constraints is often more difficult and costly to develop. In 201298, vacant land prices in the City of Santa Clarita that are zoned for residential use range from $538 to %1529 per square footor between_ M43111112 7.800 and 53 4001,296899 per acre__— Cost of Construction Tables H-6.5 and H-6.7 show the cost of fees for single and mufti -family housing in 2008. A combination of escalating costs of land, labor and materials cost along with development impact fees and zoning requirements have driven up housing production costs. As explained in the Governmental Constraints section, -the high fees that are part of the cost of new units reflect the real cost of growth in Santa Clarita: the need to provide infrastructure and new schools and parks. Rising energy prices have affected the cost of construction materials due to transportation costs. In addition, the cost of steel, lumber, concrete, and other materials have risen substantially over the last five years. According to City staff, residential construction costs in Santa Clarita Valley are currently between $118 and $138 per square foot. Added to this are impact and processing fees estimated at $83,-02564612 per unit for a 2,000 square foot single-family dwelling and "^^,^^"^ October 2013 H-158 Fwmamed: Not Highlight Formatted: Not Highlight Formatted: Highlight I Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight Formatted: Not Highlight City of Santa Clarita General Plan Housing Element $46;16640463 per unit for a 1,000 square foot multi -family unit. So the cost, excluding land costs and builder's profit, for a newly constructed single-family home would be between $299;426300.612 and $339436340.612. Single-family homes in Santa Clarita are not affordable for households that earn the City's median income of 579, although such households could find resale condominiums units in their price range. New multi -family construction would be between $4&4 366158.463 and $185-366178.463 per unit. Even though costs are even higher, development of affordable units financed with low-income tax credits is still feasible -because the projects are financed with large equity investments, deferred or residual receipt loans and low-cost debt. Owners of newly constructed market -rate multifamily housing with conventional mortgages need high rent payments to support their buildings. Construction and Permanent Financing for Subdivisions and Multi -Family Housing Given that the inventory of unsold homes is at a 27 -year high nationwide and home sales are -at a 17 -year low, the availability of financing for new market rate single and multi -family construction is difficult to assess. Constraints on new housing development are not primarily due to lack of construction finance but due to lack of a market for new or resale homes. Planning Department records indicate that between 2993-2008 and 299-72013, severtwelve subdivisions with a total of 2-0681284 units were approved. Of these units, 4644188 are single-family and 4-,3541.096 are mufti -family. Only 249-Lv2_of these units have so far been built. Applications for #wee -two additional subdivision tract maps with 449-139 single family units have been submitted but not approved. LandSource and its subsidiaries, including Newhall Larid and Lennar, are substantial land developers in the City of Santa Clarita and surrounding areas. In May 2008, LandSource and its subsidiaries filed for Chapter 11 bankruptcy protection. Lennar's current and proposed new home developments in Santa Clarita include West Creek and West Hills in Valencia, River Village and Newhall Ranch (in unincorporated Los Angeles County.) On its website in m4d- A494sF299�2013 Lennar was still listing new homes for sale in one of its Valencia subdivisions at prices varying from $300,000 to $699700,000 and above. However, according to information - on the Santa Clarita Real Estate Blog, Lennar has halted work in most of its subdivisions. H-159 October 2013 4� �^e. 24 Formatted: Highlight Formatted: Highlight x•.11\. _11.::. \.. \L� �1. Formatted: Highlight Formatted: Fam: 11 pt Formatted: Font: 11 pt Housing Element City of Santa Clarita General Plan Single -Family Mortgages for families in the City of Santa Clarita who are facing foreclosure is as important ility of mortgages for home purchase, numerous newspaper articles and blogs such as the L.A. Land blog on the Los Angeles Times website have pointed out that for homeowners with resetting ARM mortgages who are upside down (owe more than the home is worth), the best option may be to simply walk away. The penalty for foreclosure is not overly severe; FHA eligibility criteria for new mortgage loans only require that two years have passed since a foreclosure and three years since a bankruptcy. However, this option is not recommended for homeowners. Instead, methods to help homeowners keep their homes must be identified. Those homeowners who want to save their homes from foreclosure need information and competent mortgage counseling. Resources for free mortgage counseling on line and by phone include: Formatted: Not Highlight •• The "HOPE Hotline" (1 -888 -995 -HOPE or www.995HOPE.org), which provides free Fomwtbed: 9uiieted+Level: I+agredat: mortgage counseling 24 hours a day, seven days a week. 0.o4•+Tab arta: 0.»•+Indent a<: 039• The state's English and Spanish language consumer mortgage information websites that--: euieted+ Level:1 +agnea at: provide information both for prospective homebuyers and for homeowners facing 0.04"+Tab alta: 039•+UderR at: 039' difficulties: www.vourhome.ca.gov and www.sucasa.ca.gov. Despite the downturn in the housing market, FHA -insured loans still provide very low (3%) or even no down payment loans for the purchase of single-family homes. Borrowers only have to be two years from a foreclosures and three years from a bankruptcy. The income -to -mortgage payment ratio is now 29% of gross income without consumer debt included, and 41% of gross income including all other debt payments. Because borrowers are shopping for loans online, the types of loans and terms offered by local lending institutions no longer limit housing sale or purchase. However, depending on the area dune,, 2011 October 2013 H-160 City. of Santa Clarita General Plan Housina Element where they are seeking to buy, purchasers may have more or less trouble finding a loan as lenders try to shield themselves from the risk that housing prices may decline further. Although some buyers may have trouble finding an affordable loan, uncertainty about the direction of housing prices in a period when headlines in the newspapers and broadcast news programs regularly predict further price decreases is probably having a greater effect on home purchase than problems with obtaining a loan. However, lenders may also be affected by the possibility that the value of the home on which they are lending may decline over the short run rather than remaining stable or rising in price. Such concems could affect the amount the lender is willing to lend, and the terms of the loan. Conclusion Non-governmental constraints to housing production in the City include national economic conditions affecting the regional housing market, land costs, construction costs such as materials and labor, and availability of financing. The City has limited authority to alter these constraints. However, the City can assist housing developers by assisting with land purchase and financing through the various funding sources it has available to promote affordable housing development. These programs are described below in Part VIII. H-161 October 2013d'RA -294-1 Housing Element City of Santa Clarita General Plan XVIII. GOALS, OBJECTIVES, POLICIES AND PROGRAMS Formatted: Numbered + Level: t + Numbering Style: i, q ID, ... + Start at: 8 + Based on the analysis of existing conditions, housing needs, and constraints contained in Parts Alignment Left +Abgrcdat: 0"+Tab after: 1 -VII of this element, the City has developed housing goals, objectives,- policies and programs 0.5" + Indent at: 0.5"-- designed to help meet the needs of existing and future residents for adequate and affordable housing. This section of the element sets forth the City's housing goals, along with specific programs for action. During the next Housing Element update process in 29442021, the programs established in this element will be evaluated to determine the City's level of success in meeting its objectives. As part of the City's General Plan, the format for this part of the document is similar to the goals, objectives and policies contained in the other General Plan Elements. However, unlike the other elements, State law requires that the Housing Element must contain quantified objectives for meeting its share of the regional housing needs, and specific programs designed to meet the City's housing goals. State guidelines suggest that a goal should express an end or mission to be accomplished, rather than a specific action. Goals explain the long-range result desired by the City for each required topic in the Housing Element. Objectives define the measurable results that the City seeks to accomplish. Unlike goals, they are specific targets for program outputs, benchmarks for the evaluation of progress. The section begins with the "Quantified Objectives" required by State law to indicate how many dwelling units of each income level are planned to be achieved during the planning period. In addition, the City has established quantified objectives for its rehabilitation and handy worker programs. A policy statement guides decision-making and indicates a commitment of the local legislative body to a particular course of action. A policy is based on and helps implement a general plan's objectives. A policy is carried out by implementing programs. Programs are specific actions to be undertaken by the City to achieve As objectives and meet its goals. Programs should reflect the results and analyses of the City's local housing needs, available land and financial resources, and the mitigation of identified governmental and non- governmental constraints. Each program must clearly state the time frame for implementation, identify the responsible agency or officials, describe the City's role in the program, describe the specific actions needed to implement the program, and demonstrate the City's commitment by identifying funding sources. Quantified Objectives State law requires that a City establish quantified objectives for development of new housing within the planning period. Table H-8.1 summarizes Santa Clanta's projected new construction of affordable and market rate units during the period 2996-24442013-2021-69ae-ef-tktese 4,399 addit GAal WR is if R FRal ARWS maFkAt rRR9veFy beg Ps n late 2G19 9F eaFly 2911. doge-29a4O21ober 2013 H-162 City of Santa Clarita General Plan Housing Element The City of Santa Clarita also plans to fund housing rehabilitation grants for 327 single-family homeowners and provide handy worker grants to another 700 households for a total of 1,027 grants to 600 very low and 427 low income households. These grants will ensure that residents living in older homes in the City can maintain those homes in safe and sanitary conditions. Table H-8.1: Quantified New Construction Objectives, 2806-20442013-2021 Table H-8.2: Quantified Rehabilitation Objectives 2013-20212806-2014 Extremely Very Low Low Above Housing Type Lew 50% or 51% to Moderate ° ° 81 /° to 120% Moderate Total -- Formatted Table Housing Type 2004GIF 'AAR less of 80% of of median >120% of Total ef+nediart median median �0% of median 9396$ 22-- Formatted: Highlight 440 I A_--- - Formatted: Not Highlight I 582 _ }_--- Formatted: Not Highlight RHNA `__ _.2-48 2 208 4—.%G1 315 -}457-110.__ .. 344 389 New construction 2999-2044 28 ;� 98 _.. 2 327224 Rehab Grants 45.1 '- Formatted: Not Highlight Handyworker 80 3 73285 Preservation/Units made affordable ----- -- -- 120 57- _J — Formatted: W Highlight __. - .. - Formatted: Not Highlight Total New Const. 22 24 350 59 452 Table H-8.2: Quantified Rehabilitation Objectives 2013-20212806-2014 Adecuate Sites H-163 October2013dune-2844 Extremely Very Low Low A9eve Low pp�� Housing Type 30%or 50% or 51% to ° Moderate Total less of less of 80% of �0% of ��^^0�a° median median median man medias Single -Family 40 4969849286 327224 Rehab Grants Handyworker 80 3 73285 245155 788520 Total 120 480383427241 7444;8;27 Adecuate Sites H-163 October2013dune-2844 Housing Element City of Santa Clarita General Plan State zoning law (Government Code Section 65913.1) requires localities to zone sufficient vacant land for residential use with appropriate standards to meeting the housing needs identified in the housing element and other sections of the general plan. Goal H 1: Provide adequate sites to accommodate 9,6M 3.22, new housing units between 1 Formatted: Notffig ht '^"�zeee-o.;e-R.'"^' "2013 and 2021. g ----.--- --- --� Formatted: Not Hihlight Objective: Provide adequate sites at a range of densities to accommodate future housing needs. Policy MIA: Encourage a variety of housing types such as single-family attached (townhouses), multi -family units, planned unit developments mixed use housing and other housing types that make housing more affordable. Policy 1-111.1.2: Encourage the development of new affordable units through the provision of incentives. Policy H1.11.3: Replace housing units demolished by the redevelopment agency for redevelopment projects. Policy MIA: Establish minimum densities for residential land use districts in the Land Use Element of the General Plan. -------------- Program HIM: Affordable Housing Derrolty Bonus un,'^11 October 2013 H-164 r tMatted: Highlight City of Santa Clarita General Plan Housina Element Administer the City's existing density bonus program pursuant to Government Code Section 65915 (State Density Bonus Law) as amended by SB 1818 in 2004. Provide a by -right density bonus of 25% to developers of new housing who make 5% of new units affordable to households earning 50% or less of area median income or 10% of units affordable to households earning 80% of area median income. The density bonus can reach 35% if the project provides 11% of the units affordable to very low households (earning 50% of less of median income), 20% of units affordable to households earning 80% or less of median income or 40% affordable to households earning between 80% and 120% of the median income. Provide additional incentives as provided in Unified - Development Code Section '-7— . 917.68.030. Developers requesting to use the density bonus must submit applications on a form approved by the Community Development Director at the time of submitting any entitlement application for a housing development where a density bonus is requested. The application shall include, at a minimum, the following information: • A description of how the proposed project meets the criteria for a density bonus--- Fo�mat4M:Indent: tEn: os,eu feted+ under Section 65915, erel:1+Argnedat: 0.75^+Indent at: V • Concession(s), including parking adjustments, requested by the applicant; –{ – =aided- tndent: LI - os^, a,aeted + level: 1 + Algned at: ON +Indent at: 1^ • A depiction of the location of the density bonus housing units within the proposed j Farmattea:rodent: en: os,smeed+ development. LevN:l+Auy„ed at: 0.>5^+Indene ae: 1^ Objective/Timeframe: Approve at least 121 affordable units to meet the City's Regional Housing Needs Allocation. Ongoing. Responsible Department: Community Development Program H 142: Mixed Use Ordinance H-165 October 201 34w.ne-24 Housing Element City of Santa Clarita General Plan Implement the City's Mixed Use provisions as set forth in the General Plan Land Use Element, Mixed Use Zones and the Mixed Use Overlay Zone (MU) to encourage a mix of residential, commercial, employment and institutional opportunities within activity centers along identified corridors throughout the City. The purpose of the mixed use overlay zone is: (1) to provide a mechanism to revitalize older commercial corridors and specific individual properties; (2) to increase opportunities for infill housing; (3) aesthetically improve transportation corridors; (4) reduce automobile dependence by creating pedestrian -oriented neighborhoods where local residents have services, shops, job, and access to transit within walking distance of their homes. Incentives for Mixed Use Development include accelerated plan check review; increased residential and commercial density opportunities; increased building heights, reduced parking requirements, and reduced setbacks along public streets. ObjectivefTimeframe: Approve at least 50 housing units within mixed use developments between 2896-aa9-29342013 and 2021. Responsible Department: Community Development Department Program H 1.463: Graduated Density Zoning—Newhall Redevelopment Area Redevelopment of portions of Downtown Newhall is constrained by the small parcel sizes created by small -lot subdivisions in the past. The City will evaluate the feasibility of adopting a program for "graduated density zoning" in this target area. This tool would offer increased density based on the size of the site, thereby encouraging owners of adjoining properties to collaborate in combining parcels to form a larger development site or to package adjoining parcels for sale. Geographic Coverage: Newhall Redevelopment Area Objectiverrimeframe: Conduct study and make recommendations to be completed by 20152032. Responsible Department: Community Development Department ,_..._.— ____ — __- _._._._— ___.--- __._. _ . _____._.__ _—__._. _— Formatted: Highlght Program H 1.8-3 Land Banking/Write-Downs duos -2944 October 2013 H-166 City of Santa Clanta General Plan Housing Element Establish a proactive City land banking strategy to facilitate the development of housing affordable to low and very -low income households. Under this program the City would acquire properties as they become available and offer the properties to qualified developers through a Request for Proposal/Notice of Funding Availability process. Land banking efforts could be expanded to include: • Purchase of appropriate vacant/underutilized sites as they become available; • Acquisition of surplus properties from other local, State, and federal agencies; • Purchase of tax -delinquent properties; • Purchase of bank foreclosed properties; and/or �j--'—� Fomtatted: Indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25" +Tab after: 0.5" + Indent at: 0.5", Tab stops: 1", List tab + Not at 0.5" ^ I Farmatted: Indent: left: 0.75', Bulleted + Level: 1 + Aligned at: 0.25" +Tat after: 0.5 + Indent at: 0.5", Tab stops: 1", List tab + I - Not at OS" • Acceptance of donation of land as an in -lieu option as part of a proposed Inclusionary Housing Program (discussed later in this section). Objectives/Timeframes: Responsible Department: Community Development Department Funding Sources: ; CDBG; HOME; development agreements. H-167 October 2013' '^" Formatted: Indent: left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25" +Tab after: 0.5" + Indent at: 0.5", Tab stops: 1", List tab + Not at 0.5" Formatted: Indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25" + Tab after: 0.5 +Indentat 0.5",Tabstops: 1",Wttab+ Not at 0.5" Ft matbed: Indent: left: 0.77, Bulleted+ Level: 1 + Aligned at: 0.25" +Tab after: 0.5" + Indent at: 0.5, Tab stops: 1", List tab + l Not at 0.5" Formatted: Indent: Left: 0.75 1 Formatted: Indent: Left: 0.75", No bullets or Housing Element City of Santa Clarita General Plan Vis. Fomtattetl: Highlight Program H 1.40¢: Inclusionary Housing Program (Mixed Income Housing) Adopt an inclusionary housing program. Also known as inclusionary zoning, inclusionary housing is a local policy or ordinance that requires a developer to include a certain percentage of units in a housing project that are affordable to low- and moderate -income households. Many communities in California rely on inclusionary housing policies to achieve their affordable housing goals. Currently, 12 counties and 95 cities in California have inclusionary housing policies. For a study of California's programs see http://www.nhc.org/pdf/pub_ahp_02_04.pdf. The advantage of this program for Santa Clarita is that it will ensure that affordable units are produced along with market -rate units to meet the needs of the City's lower income working families and seniors. Santa Clarita's share of the Regional Housing Needs Allocation (RHNA) requires the City create to identify 4,9063 523 sites for very -low and low-income households zoned to allow density of at least 30 units per acre. Zoning land with higher densities will increase the value of the land for both owners and developers. An inclusionary ordinance will ensure that the community as a whole benefits when land is developed with higher density, by ensuring that affordable housing is provided whenever new market rate units are developed on these sites. Inclusionary housing policies vary widely based on local market conditions. Some criteria for the City to consider are: Inclusionary Housing Percentage: Most communities in California with rwrn~: Indent: un: o.n•, ewlered+ inclusionary housing policies require at least 10% of the units to be inclusionary, erl oned,rae �+ia=.Ifbe List b+.S. with some communities requiring more than 20%. + Indent at a Income Levels Targeted: Most inclusionary housing policies are targeted toward low- income households. However, in recent years, the housing costs in California have escalated to a point where even moderate -income households have problems obtaining affordable housing. Increasingly, communities are including moderate -income households in their inclusionary policies. Nevertheless, jurisdictions should take into account the proportion of need in each income category, including the needs of the duae 20110ctober2013 H-168 City of Santa Clarita General Plan Housing Element extremely low income population, when designing Inclusionary Housing Programs, and prioritized funding for extremely low income housing if possible. • Applicable Housing Types: In the past, inclusionary housing policies were applied only to rental housing. However, with increasing home ownership costs and income gaps in California, many communities are now applying inclusionary policies to ownership housing developments. Exemptions: Small-scale developments are likely to have financial and physical" difficulties in meeting inclusionary housing requirements. Most policies have a minimum project size of around 10 units that will trigger the inclusionary policy. Developments that do not meet the minimum project size are often required to pay an in -lieu fee (see in -lieu options below). Although the revenue generated by these fees is not typically sufficient to purchase land and build comparable units elsewhere, it can be combined with other funding sources such as redevelopment set-aside funds in order to purchase and land -bank housing sites as described in Program H 1.64. Fatnatted: Indent: left: 0.75", Bulleted + Level: 1 +Aligned at: 0.25" +Tab after: 0.5- + Indent at: 0.5", Tab stops: 1", List tab + Not at 0.5" Formatted: Indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25" + Tab after: OS' + Indent at: 0.5", Tab stops: 1", List tab + Not at 0.5" • In -Lieu Options to Constructing Affordable Units On -Site: Most California+_ Formatcad: Indent: Left: 0.75", Bulletin+ communities offer one or more of the following in -lieu options: Level: I +Aligned at: 0.25"+Tab atter: 0.5- + Indent at 0.5", Tab stops: 1", List tab + - Pay an in -lieu fee; Not at 0.5" - Construct the affordable units off-site; - Donate land so the affordable units can be constructed by another developer; - Purchase affordability covenants on existing market -rate units, or - Extend affordability covenants on affordable housing that are at risk of converting to market -rate housing. • Geographic Coverage: Some communities apply the inclusionary policy } - Formatted: Indent: Left 0.75", Bulleted+ throughout their political boundaries, while others have inclusionary policies that Level: I+Aligned at: BY+Tab after: 0.75" are applicable only to targeted areas, such as redevelopment project areas. + Indent at: 0.75", Tab snips: Not at 0.75" Duration of Affordability and Resale Provisions: Inclusionary housing policies are-}-- Formatted: Indent: Left: 0.75", Bulletin + intended to create a permanent supply of affordable housing. Rental housing Level:l+Al fined at: 0.5 +Tab after: 0.75" units usually have affordability covenants to guarantee long-term affordability of +Indent at: 0.75", Tab stops: Notat 0.75" these units. Ownership units generally have a mechanism in place to recapture part of the financial resources in order to replenish the affordable housing stock and prevent assisted households from receiving a windfall from the transaction. Recently, affordability controls in inclusionary policies have come to mirror redevelopment affordable terms -55 years for rental housing and 45 years for ownership housing with resale provisions. • Incentives for Developers to Offset Costs: Because inclusionary housing shifts— Formatted: Invent: Len: o.i5", Bulked+ some of the costs of producing affordable housing to developers, local Leve1:l+Aligned at: 0.s^+rabafter:0.75" jurisdictions typically offer development incentives or regulatory concessions. +Indenter[: 0.75", Tab stops: Not at 0.75" Incentive options include a density bonus, height increase, shared parking or reduced parking requirements, reduced setbacks or landscaping requirements, fee waivers or reductions, or other flexibility in development standards. H-169 October2013duae-2&11 Housing Element City of Santa Clarita General Plan • Feasibility Study: Many local jurisdictions conduct a technical feasibility study to — l Famatom: Indent: Left: 0.75", Luneted + ensure that the minimum housing set-aside requirements, in conjunction with the 1+AAgned at: 0.5"+Tab alta: 0.75" incentives provided to offset costs, do not contribute overall to making the +Indent at: 0.75", Tab stops: Not at 0.7 development of housing financially infeasible. 4dae-24 Q ober2013 H-170 City of Santa Clarita General Plan Housing Element Objectives/Timeframe: Evaluate the feasibility of establishing an inclusionary housing policy which reflects the housing needs of the various income categories and housing sizes, including the needs of the extremely low income population, by January 20163. If approved in concept, the City will draft and approve an ordinance and modify the existing Housing Element by December 20162 and begin program by March 20173. Responsible Department: Community Development Department Funding Sources: General Fund; CDBG; RDA. Seli.Aside FURds. development agreement Program H 1.44-6 Large Sites Program To facilitate the development of housing for lower income households: The City will encourage land divisions and specific plans resulting in parcels sizes that facilitate multifamily developments affordable to lower income households in light of state, federal and local financing programs (i.e., TCAC, HOME, RZA,-units). The City will offer the following incentives for the development of affordable housing including but not limited to priority to processing subdivision maps that include affordable housing units, expedited review for the subdivision of larger sites into buildable lots where the development application can be found consistent with the General Plan, applicable Specific Plan and master environmental impact report, financial assistance (based on availability of federal, state, local foundations, and private housing funds, and modification of development requirements, such as reduced parking standards for seniors, assisted care, and special needs housing on a case-by-case basis. Timeframes: Ongoing, as projects are submitted to the Community Development 4epar§aen 222grtment. Responsible Deparbnent: Community Development Department, Planning Commission and City Council. . _ —_ __ _ — n F atted: Hghlght Assist In the Deyelooment of Affordable Housing Goal H.2: Assist in the development of adequate housing to meet the needs of extremely low, very low, low and. moderate income households (Government Code Section 65583(c)(2)1. Objective H 2.1: Assist in the development of new and rehabilitated housing to provide at least 273 units for households with very low and low incomes. Policy H 2.1.1: Target one third of housing subsidies to extremely low income households in new affordable development. Policy H 2.1.2: Require that all units developed under any of the City affordable housing programs remain affordable for the longest possible time or at least 55 years. H-171 October2013duae1-2944 Housing Element City of Santa Clarita General Plan Policy H 2.1.3: Encourage the development of housing affordable to lower income groups in areas well served by public transportation, schools, retail, and other services. Policy H 2.1.4: Encourage the transition of the homeless population to stable housing. Program H 2.1 Redevelopment -Affordable Housing Program 33413(a)). 0 0 of all Hews ng Fund Rsquwsment� Fxpand at east 0 Citywide Objectives/Timeframe: aAssist in the development of 40 very low-income and 80 low-income affordable housing units in the F8d8Ye1QPFAeRt ppajest aFeaLity. Develop by 244.2015 an additional 20 very low-income units and 40 low-income units; and by 2632017: develop an additional 20 very low-income units and 40 low-income units. Responsible Department: Community Development Department Formatbed: Indent: Left: 0.75", Bulleted + Level: 1 +Aligned at: 0.25"+Tab after: 0.5' + Indent at: 0.5", Tab stops: 3", List tab + Not at 0.5" Fwnatbad: Indent: LER: 0.83". Fist line: 0" Formatted: Default Funding Sources: City Redevelepment get As de; HOME; CDBG; Tax Exempt Multi -Family Revenue Bonds; Infill Grant; Transit Oriented Development Grant. Formatted: Highlight done-�0 Qctober2013 H-172 City of Santa Clarita General Plan Housing Element Program H 2.2: Homebuyer Assistance — FirstHOME Program The City offers homeownership assistance through the FirstHOME Program. FirstHOME provides low- and moderate -income first-time homebuyers with a low- interest, second mortgage to be used as a down payment on an owner -occupied primary residence. Repayment is deferred until the home is sold, changes title, or ceases to be the borrower's primary residence. The primary funding source for this program is HOME funds which are obtained through competitive application to the State. While the City intends to apply for HOME funds as often as they become available, it cannot predict the outcome of those applications. Objectivesrrimeframe: Apply to the State for HOME funds to provide loans through the City FirstHOME Program. Submit applications in 2998, '� 29^ ^ and 2013 any additional years as warrented. Responsible Department: Community Development Department Funding Sources: Federal HOME Funds administered by the State of California. Program H 2.3: Homebuyer Assistance — CaIHFA The California Housing Finance Agency (CalFHA) provides primary and junior mortgage loans to first-time homebuyers at below-market interest rates. The City will continue to coordinate the FirstHOME Program with CaIHFA programs in order to increase the low - and moderate -income homebuyer's opportunity for homeownership. Targeted Groups: Low- and moderate -income first-time homebuyers ObjectiveMmeframe: Continue to be a CaIHFA participating jurisdiction and coordinate the FirstHOME Program with the various CaIHFA loan programs Responsible Department: Community Development Department Program H 2.4: Homebuyer Assistance — Mortgage Credit Certification Program The Mortgage Credit Certification (MCC) Program, offers first-time homebuyers a federal income tax credit. This credit reduces the amount of federal taxes the holder of the certificate would pay. It can also help first-time homebuyers qualify for a loan by allowing a lender to reduce the housing expense ratio by the amount of tax savings. The qualified homebuyer who is awarded an MCC may take an annual credit against their federal income taxes paid on the homebuyer's mortgage. The credit is subtracted dollar - for -dollar from the federal income taxes. The qualified buyer is awarded a tax credit of up to 15%, and the remaining 65% is deducted accordingly. The City will continue to be a participating jurisdiction in this program so that homebuyers in Santa Clarita can benefit from the federal Mortgage Credit Certification Program (MCC Program) operated by the County of Los Angeles. Targeted Groups: Low- and moderate -income first-time homebuyers H-173 October2013ddae-204N Housina Element City of Santa Clarita General Plan ObjectivelTimeframe: Make the County's MCC Program available in Santa Clarita by continuing to be a participating jurisdiction. Responsible Department: Community Development Department Formatted: Indent: Firs[ line: 0" -. Formatted: indent: left: 0.5" 2&}3 a- Formatted: Indent: Fist line: 0" Program H 2.6 Homeless Case Management In addition to shelter, those experiencing homelessness need on-going case management to address the issues leading to homelessness, and assist them with transition to stable permanent housing. Effective case management services may include counseling, transportation assistance, job search assistance, and referrals to legal, health care, and substance abuse services. Assistance in locating transitional shelter or subsidized housing may also be provided. Targeted Groups: Homeless Individuals and Families Objectives/Timeframe: Fund homeless case management services connected to local homeless shelter operations. Responsible Department: Community Development Department Funding Sources: Community Development Block Grants Program H 2.7 Collaboration with Non -Profit Affordable Housing Developers The City continues to work with non-profit affordable housing developers to create new affordable housing units. In 2005-2006 the City conducted a Request for Qualifications process in which two developers were chosen to work with the City to develop a mixed- use family affordable housing project. Efforts toward the completion of that project are on-going. The City intends to continue to be responsive to the proposals of other affordable housing developers, and will support projects which show promise to provide affordable dune-28l�October2013 H-174 City of Santa Clarita General Plan Housing Element housing for seniors and families, especially those who are extremely low-income. Currently, affordable housing developers approach the City informally with projects in various stages of development, making it difficult to bring projects to fruition. A formal Request for Financial Assistance Application will streamline and clarify this process. The Application will include information on the affordable housing goals of the City, including the provision of housing for large households and extremely low income households. Objectives/Timeframe: Develop a Request for Financial Assistance Application by 2010. The City will then annually evaluate the program and identify sources for funding as they become available. Responsible Department: Community Development Department Funding Sources: Community Development Block Grants, Redevelopment Set -Aside Funds Program H 2.8: Extremely -Low Income Affordable Housing Program Encourage the development of housing for extremely -low income households (households earning at or below 30% of median, based on HUD calculations for the Los Angeles County area). Within each program described in the H.2 Goal, an emphasis will be placed on serving the needs of extremely -low income households. Weusing As part of the activities in Program Li 2.7 - Collaboration with Nan -Profit Affordable_ Housi�Developers,, the City J _ - (Fo amea: Hymh,t will give preference to programs and projects that have greater numbers of housing for very -low income households. Objectives/Timeframe: hausehelds—Ensure that the Request for Financial Assistance Application, to be developed by 2010, emphasizes the City's preference for projects that serve the extremely -low income population. Responsible Department: Community Development Department Funding Sources: ; HOME; CDBG; Tax Exempt Multi -Family Revenue Bonds; Infill Grant; Transit Oriented Development Grant .� _._ - _ — _-- _. —J Formatted: Highlight Conserve and Improve the Existing Housing Stock Goal 3: Conserve and improve the existing housing stock through Community Preservation, rehabilitation loans, and a handy worker program. Objective H 3.1: Bring existing housing units up to an established standard of habitability. Policy H 3.1.1: Enforce existing standards of habitability, Policy H 3.1.2: Provide rehabilitation assistance to income -eligible homeowners for repairs related to safety, habitability and accessibility standards. H-175 October2013duae-2094 Housina Element City of Santa Clanta General Plan Policy H 3.1.3: Provide grants and loans to income -eligible owner -occupants of single- family homes for emergency and minor safety, habitability and accessibility repairs. Program H 3.1 Proactive Community Preservation Conduct proactive Community Preservation activities related to property maintenance and public safety issues in selected neighborhoods of Canyon Country and Newhall to forestall decline of these neighborhoods and help maintain them in a clean, safe, healthy, and secure manner that contributes to community vitality. Staff from Community Preservation, Housing, Planning, Building and Safety, Park and Recreation, Community Services and Public Works work in close partnership with the affected neighborhoods, local law enforcement, fire, emergency services and local contractors to achieve code compliance. Geographic Coverage: East Newhall, Downtown Newhall, Canyon Country and _ --I Formatted: Not Highlight other areas as needed. Objectives: • Maintenance and improvement of existing homes, �— • Revitalization of neighborhoods in decline, • Enhancement of residential property values, • Reduction of crime, graffiti and gang activity, Responsible Department: Community Development Department Funding Source: General Fund PROWN" 00 duae-2 0ctober2013 H-176 Formatted: Indent: Left: 1", First line: 0", Bulleted + Level: 1 + Aligned at: 0.25' +Tab after: 0.5" + Indent at: 0.5', Tat stops: Not at 0.5" Fortnalted: Indent: Left: 1', First Gne: 0", Bulleted + Level: 1 + Aligned at: 0.25" +Tab after: 0.5" + Indent at: 0.5', Tab stops: 1", List tab +Not at 0.5" Formatted: Indent: Left: 1', First Ilne: 0", Bulleted + Level: 1 + Aligned at: 0.25' +Tab after: 0.5" + Indent at: 0.5', Tab stops: 1", List tab +Not at 0.5" Formatted: Indent: Left: 1', Fist lane: 0", Bulleted + Level: 1 + Aligned at: 0.25" +Tab after: 0.5" + Indent at: O.S, Tab stops: 1", List tab +Not at 0.5" Fartnat0e 1: Indent Left: 0.54", Bulleted + Level: I+Algned at 0.04'+Tab after: 0.49" + Indent at: 0.44", Tab stops: Not at 0.41" Formatted: Indent: Left: 0.59", Bulleted + Level: 1 + Aligned at: 0.04" +Tab after: 0.44" + Indent at: 0.44", Tab sops: Not at 0.49" Formatted: Indent: Left: 0.54", Bulleted + Level: 1 + Aligned at: 0.04" +Tab after: 0.44" + Indent at: 0.44, Tab stops: Not at 0.44" Formatted: Inde t: Left: 0.54", Bulleted + Level: 1 + Aligned at: 0.04" +Tab after: 0.44" + Indent at: 0.44", Tab stops: Not at 0.44" City of Santa Clarita General Plan Housing Element Program H 3.32: Residential The City will continue to administer a program that provides grants to low- and moderate -income homeowners to repair their primary residences. Eligible homes are those that are within City limits and are owner -occupied. Owners must meet income eligibility criteria. Grants of up to $5,000 per year per household are available to provide repairs to roofs, HVAC systems, electrical, windows, floors, and address other habitability issues. Targeted Groups: Low- and moderate -income homeowners Objective/Timeframe: Continue to provide 50-25 Residential Rehabilitation Grants per year. Responsible Department: Community Development Funding Sources: CDBG Program H 3.43: Handyworker Program The City will continue to provide financial support to the Handyworker Program, operated by the Santa Clarita Valley Committee on Aging — Senior Center through a grant from the City. The Handyworker Program provides minor home repairs, which are primarily performed by Senior Center staff. Grants up to a total of $2,500 in repairs are allowed per household, per year. Eligible households are owner -occupied and have incomes at or below 80% of the median household income for Los Angeles County, as determined annually by HUD. Typical repairs include plumbing, electrical, windows, walls, doors, and HVAC. Repairs which are beyond the scope of the Handyworker staff are subcontracted to local licensed repair persons. Targeted Groups: Low- and moderate -income homeowners. Objective/Timeframe: Continue to fund the Senior Center to provide 40&85 Handyworker grants per year. Responsible Department: Community Development Department through a contract with the Santa Clarita Valley Committee on Aging — Senior Center Funding Source: CDBG Program H 3.6-4—Property Rehabilitation Program The City will continue to administer the Property Rehabilitation Program to provide grants to low- and moderate -income homeowners for repairs to the grounds surrounding their owner -occupied homes. Typical repairs include driveway repair, tree -trimming, H-177 October2013daae-294 Housing Element City of Santa Clarita General Plan fence, wall, and gate repair, and brush clearance Grants are for up to $1,000 in repairs. Targeted Groups: Low- and moderate -income homeowners. Geographic Coverage: City of Santa Clarita_ Objectiverrimeframe: Provide five -three Property Rehabilitation grants per year. Responsible Department: Community Development Department Funding Sources: CDBG Program H 3.45: Provide Information for Energy Conservation Programs The City of Santa Clarita will create and maintain a website that will be a "one-stop shop" that will provide residents, businesses and builders with programs and products that assist with energy conservation on existing units. The website will include any available programs for lower income residents. In addition, the City will review the existing building and development codes with all relevant state programs to implant many as recommendations as feasible. Timeframe: On Oln onno r .,e ae u, mm� w g g ,.•, •-- — _ ••'� .. Formatted: Not Highlight Responsible Departments: Community Development Department and Public Works ...__ __ . - Formatletl: Hghlght Funding Sources: None Required Formatted: Highlight Preserve Units at Risk of Conversion to Market Rate Rents Goal H 4: Preserve affordability of existing homes that are at risk of converting to market -rate rents during the planning period. Objective H 4.1.1: Preserve 44-2-232 units at risk of losing their subsidies and converting to market rents between 2869and 26152013 and 2021. Policy H 4.1.2: Monitor the status of at -risk units throughout the planning period to identify units which are at planned for imminent conversion to market rate units. Policy H 4.2: Work with non-profit housing organizations to preserve at -risk units. Program H 4.1: Preservation of At -Risk Housing Santa Clarita has 602-496 units for families and individuals in 46-8 developments, and 956 low and very low income units in senior developments that are made affordable to low- and very -low-income tenants with state or federal finance. During the 2g96.20142013-2021 planning period, an additional 442-232 units in three developments are at high risk of losing their subsidies and converting to market rates (see Table H-3.20 and Table H-3.21). These units October2013 H-178 City of Santa Clarita General Plan Housing Element include 76 senior units affordable at 50% of median income; and 36-ZLfamily units affordable to households earning 50% or less of median income (very low income). Conversion of these units to market -rate rents would be a significant loss of affordable housing in Santa Clarita. To the extent feasible, the City will work to preserve affordable units at risk of losing their subsidies and converting to market -rate rents. _ --f Formatted: Highlight Objectives/Timeframe: Annually update the status of at -risk housing beginning in 201498. Make contact with owners and residents of the Valencia Villas by 201498. Make contact with the owners and residents of Meadow Ridge Apartments by 20144 and Park Sierra by 2015. Begir-Continue investigating funding options for continuation of affordability agreements by 2898. Pursue funding as available. ' Responsible Department: Community Development Department Funding Sources: Federal and state low-income housing tax credits, bond finance, California Multi -Family Housing Program, conventional mortgage funds. Formatted: HighlightAddress and Remove or Mitigate Constraints Goal 5: Address and, where appropriate and legally possible, remove government constraints to the maintenance, improvement, and development of housing for all income levels. Objective H 5.1: Where possible, reduce or remove government restraints on housing as necessary and feasible. Policy H 5.1.1: Expedite application review, permitting, and inspection procedures for affordable housing projects. Policy H 5.1.2: Consider fee reductions and/or deferrals for affordable housing projects when deemed appropriate. 18w. Formatted: Indent: Fist line: 0", Bulleted + Level: I + Aligned at: 0" + Indent at: 0" H-179 October 201 ° ne,, �, '^„ Housing Element City of Santa Clarita General Plan j June, 20440ctober2013 H-180 City of Santa Clarita General Plan Housing Element :PMOfFaMe; Ely DeGembep, 2011 Program H 5.16: Monitoring of Codes and Ordinances The City will regularly monitor the implementation of ordinances, codes, policies, and procedures to ensure that they comply with reasonable accommodation for the disabled. Timeframe: Ongoing as needed Responsible Department: Community Development Department Funding Sources: General Fund Program H 5.27: Fee Reductions or Deferrals for Affordable Housing Projects The City will review affordable housing proposals on a case-by-case basis and authorize reduction or deferral of fee payments as deemed appropriate. Projects with units for very -low income households will be given priority for any available fee reductions or deferrals. The City will investigate implementing a fee reduction or deferral ordinance to encourage developers to create affordable units for very -low income households. Timeframe: Current Policy - Ongoing as needed Responsible Department: Community Development Department and City Council — - Formatted: Indent: Left: 0.5" Funding Sources: General Fund Redevelopment Set-aside __. __ __— —__--- _----___.. _.._.- Formatted: Highlight Program H 5.38: Expedited Processing for Affordable Housing Projects The City will continue an existing program to expedite processing for affordable housing projects, including one-stop preliminary review, concurrent application review, designation of a primary contact, construction and grading plan review, permitting, and inspection. Timeframe: Ongoing as applications are submitted Responsible Department: Community Development Department Funding Sources: General Fund �_. Formatted: Highlight H-181 October2013daae-2&li Housing Element City of Santa Clarita General Plan Timeframes -dare =2998 Equal Housing Opportunities Goal 6:_Promote housing opportunities for all persons_regwdless of race religion sex marital - w'mat[ed: tont. said status, ancestry, national origin, color, familial status or disability. (Government Code Section �- Fo matbBd: Font: gob 65583(c)(5), Objective H 6.1: Promote fair housing practices and prohibit discrimination, Policy H 6.1.1: Ensure compliance with fair housing laws by adopting development guidelines that encourage the development of mixed -income housing in every zone district and in every area of the community. Policy H 6.1.2: Provide fair housing services that include public information, counseling and investigation Policy H 6.1.3: Prohibit discrimination in housing. une, 29.-.^1'October 2013 H-182 City of Santa Clarita General Plan Housing Element Program H 6.1: Fair Housing Programs The City contracts with a service provider to provide and coordinate fair housing services for residents. The fair housing services provider is required to conduct outreach and education activities, distribute literature, provide housing vacancy listings, and publicize the availability of fair housing services through various media. The contractor also records and investigates inquiries and complaints from residents. • Targeted Groups: Rental property residents, rental propen property managers, resident managers, rental agencies and real e agents. Objectives/Timeframe: • Annually allocate funding to support fair housing and tenant/landlord services. • Provide training to City staff on fair housing laws and responsibilities. Responsible Department: Community Development Department Funding Sources: CDBG Program H 6.2: Analysis of Impediments to Fair Housing Choice As a Community Development Block Grant entitlement community, the City is required to develop an Analysis of Impediments to Fair Housing Choice (AI) in conjunction of the submission of the Consolidated Plan. The Al will contain: • Demographic data on housing, income, household make-up, employment, and a - housing profile; • Evaluation of current City policies and regulations; • Evaluation of public sector impacts such as lending practices, • Description of potential impediments and conclusions, • Recommendations to address identified impediments. Objectives/Ti meframes: • Complete the 2014/2015 to 201f nal sis of Impediments to Fair Housing Choice (Al) in.2669,2 • Implement recommendations of document. • Submit completed Alto HUD by May 15, 29692014._ Responsible Department: Community Development Department H-183 October2013duae-2043 FormatbM: Font: Bold Formatted: Indent: Left: 0.81", Bulleted + Level: 1 + Aligned at: 1.06" + Tab after: 1.31" + Indent at: 1.31", Tab stops: Not at 1.31" Formatted: Indent: Left: 0.81", Bulleted + Level: 1 + Aligned at: 1.06' + Tab after: 1.31" + Indent at: 1.31", Tab stops: Not at 1.31" Formatted: indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25" + Tab after: 0.5" + Indent at: 0.5, Tab stops: Not at 0.5" Formatbed: Indent: Left: 0.75", First line: 0", Bulleted + Level: 1 + Aligned at: 0" + Tab after: 0.25" + Indent at 0.25", Tab stops: Not at 0.25" Formatted: Indent: Left: 0.75', First line! 0", Bulleted + Level: 1 + Aligned at: 0" + Tab 1 after: 0.25" + Indent at: 0.25", Tab stops: Not I at 0.25' Formatted: Indent: Left: 0.75", Fest line: 0", BUlleted + Level: 1 + Aligned at: 0" + Tab after: 0.25" + Indent at: 0.25", Tab stops: Not at 0.25" Formatted: Indent: Left: 0.75", First line: 0", Bulleted + Level: 1 + Aligned at: 0" +Tab after: 0.25" + Indent at: 0.25', Tab stops: Not at 0.25" Formatted: Indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 0.25' + Tab after: 0.5" + Indent at: 0.5", Tab stops: Not at 0.5' Formatted: Not Highlight Formatted: Not Highlight Format ed: Not Highlight Formatted: Indent: Left: 0.75", Bulleted + Level: 1 + Aligned at: 025" +Tab after: 0.5" + Indent at: 0.5", Tab stops: Not at 0.5" Fortnatted: Indent: Fest line: 0.25', Bulleted + Level: 1 +Aligned at: 0.25" + Tab after: 0.5" + Indent at: 0.5' Formatted: Not Highlight Housing Element City of Santa Clarita General Plan Funding Sources: General Fund I __— __ _ _ _ Formatted: Highlight Program H 6.3: Monitor Housing Issues The City will monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in the City of Santa Clarita. Objectivesrrimeframes: Ongoing efforts include but are not limited to: • Attending housing and legislative review conferepces; • Attending training workshops, • Training on new legislation, state requirements, policies and procedures- pertaining rocedurespertaining to housing programs. • The City will also participate in regional planning efforts coordinated by the-, Southern California Association of Governments (SLAG) and interfacing with other local jurisdictions, the County of Los Angeles and the public. Responsible Department: Community Development Department Funding Sources: General Fund7RBA-Set-Aside Program H 6.4: Mobileh Home Rent Adjustment Policies The City currently has a Mobile home park rental adjustment policy codified as Municipal Code Chapter 6.02. This ordinance is designed to protect park residents, the majority of which are of lower income, from unreasonable rent increases. The ordinance also provides for the election of a Mobile Home Rental Adjustment Panel. The ordinance restricts the allowable annual space rent increases at mobile home parks within the City limits to one of the following: Fo matted% Indent: Left: 0.8, Buleted + Level: 1 + Aligned at: 0.3" +Tab after: 0.57 + Indent at: 0.55", Tab stops: 1.05", List tab +Not at 0.55"+ 1.31" Formatted: Indent: Left: 0.8", Bullated + Level: 1 + Aligned at: 0.3" + Tab after: 0.55" + Indent at: 0.55", Tab stops: 1.05", List tab + Not at 0.55" + 1.31" Formatted: Indent: Left: 0.8", Bulk4ed + Level: 1 + Aligned at: 0.3" +Tab after: 0.55" + Indent at: 0.55", Tab stops: 1.05', List tab +Not at 0.55"+ 1.31" Formatted: Indent: Left: 0.81", Bulleted + Level: 1 + Aligned at: 0.5" + Tab after: 0.75" + Indent at: 0.75", Tab stops: Not at 0.75" • An adjustment limited to the percentage of the Consumer Price Index increase ---Formatted: Indent: Leri: 0.75^, Bulleted+ over the previous year (not to exceed 6%), along with a pass-through of increase Level: 1 + Algned at: 0.25" +Tab afar: 0.5" costs of government required services and increased utility costs; or I +Indent at: 0.5", Tab slops: Not at 0.5" • An increase based on increases in operating costs and other park expenses!'--'—' Formatted: Indent: Left: 0.75", eulleted+ substantiated by the park owner through written documentation. Level: l + Aligned at: 0.z5" +Tab area: 0.5- + .5"+ Indent at: 0.5, Tab stops: Not at 0.5" Park owners are subject to significant notification requirements, and the ordinance puts into place a rent increase appeal process which can be initiated by the park residents. Targeted Groups: Mobile -home Park residents and mobile home park owners Geographic Coverage: City of Santa Clarita Objectives/Timeframes: Continue to implement the regulations contained in the Mobile Home Park Rent Adjustment Procedures, Municipal Code 6.02 fie-. �gdober 2013 H-184 City of Santa Clarita General Plan Housing Element Responsible Department: Community Development Department Funding Sources: General Fund Formatted: Font: 11 pt Formatted: Font: 11 Ut Program H 7.1: Developmentally Disabled Housing Encouraae the orovision of housing specifically serving the developmentally disabled As the City Council has historically done with senior housina projects, the City shall Provide the ability to reauest the City Council for regulatory incentives, such as expedited permit Drocessina and fee waivers and deferrals, to proiects targeted for persons with disabilities, including persons with developmental disabilities. Assist in the identification of locations, facilitate in obtaining the streamline the necessary HCD Community Care licensing, and streamline City land use approvals for disabled housing. Objective: The City will encourage the development of 50 housing units establish a process to allow for reauests for regulatory incentives: and collaborate with developers of supportive housing. Responsible Department: Community Development Deoartment Funding Sources: General Fund if available and other sources as available. H-185 October 20134uae, 201 Housing Element City of Santa Cladta General Plan Program H 7.2: Developmentally Disabled Services Identifv local non -profits or other community stakeholders who may be interested in expanding their services into providina group housing for the developmentally disabled. Assist with identification of funding sources and provide City support for fundina applications for disabled services. disabilities. Responsibility: Community Development Funding Sources: General Fund if available and other sources as available. IX. REDEVELOPMENT FUNDS FOR HOUSING dune , -2011 October 2013 H-186 City of Santa Clarita General Plan Housing Element Formatted: Outline numbered + Level: 1 + Numbenrig Style: Bullet+ Aligned at: 0.25" + Tab after: 0.5" + Indent at: B.5" H-187 October 2013dune--2944 City of Santa Clarita General Plan Housing Element HOUSING ELEMENT OCTOBER, 2013 INTRODUCTION A. Background and Purpose of the Housing Element Incorporated in 1987, the City of Santa Clarita contains a population of approximately 205,000, encompassing the communities of Canyon Country, Newhall, Saugus, and Valencia. Since its formation, Santa Clarita has positioned itself as a family -friendly diverse community with top- ranked schools, safe neighborhoods, and an economically stable development environment. For the last two decades, the City of Santa Clarita has seen significant trends in its housing market, population demands and the continued need for expansion. As a required element of the General Plan, the Housing Element is part of the comprehensive planning document that provides a framework to guide new development in the City. The Housing Element contains information about the number and type of homes that must be built in order to ensure that all residents in the City will have a safe and healthy home in the future. This element was prepared to help Santa Clarita meet local and regional housing goals, and to comply with State General Plan requirements. Although the City has experienced rapid residential growth since its incorporation, and growth pressures continue to be felt throughout the Santa Clarita Valley, the issue of housing must be carefully evaluated in order to address the specific needs of community residents. Adequate housing for the elderly, disabled, lower-income households, large families, residents of overcrowded or substandard dwellings, and other special needs groups are addressed in the Housing Element. In addition, the element addresses future housing needs based on existing housing stock, housing costs, demographic characteristics, income levels, and regional population projections. As required by State law, the Housing Element also includes an inventory of land that is adequately designated for various types of housing to meet projected needs; an evaluation of constraints to production of needed housing, along with recommendations for mitigating such constraints; and policies and programs indicating the City's commitment to assist in housing development through regulatory concessions and incentives. The City's first Housing Element following its 1987 incorporation was included in the first General Plan, adopted in June, 1991. The Housing Element was amended in 1992, 1993, and 1995, at which time the element was certified as adequate by the California Department of Housing and Community Development (HCD). The City adopted a comprehensive update of the Housing Element in 2001, after which HCD requested modifications regarding provision of adequate sites for affordable housing. The City's 2004 revision to the document was adopted to address HCD's comments and to reflect housing activity within the City at that time. In 2011, as part of a comprehensive General Plan update, the Housing Element update was completed and certified by HCD. The element update reflected land use and circulation map changes, addressed development activity and demographic changes and incorporated recent state laws regarding housing element contents. This document is an update to the Housing Element that was adopted in 2011 and subsequently certified by the State in 2011. H-1 October 2013 Housing Element City of Santa Clarita General Plan B. Legal Requirements Housing elements have been mandatory components of the General Plan since 1969. California Government Code Article 10.6, Sections 65580 through 65589.9, establish the legal requirements for preparation of housing elements by cities and counties throughout the state. In creating the housing element law, the Legislature's aim was to ensure that local governments would cooperate with one another in order to address regional housing needs, and that counties and cities would marshal available resources and develop appropriate local programs to meet the State's housing goals. Section 65580 states that "the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farm workers, is a priority of the highest order." The State's interest in housing production also recognizes the critical role of housing as an engine for economic stability and growth. In general, the Housing Element must include the following components: • A housing needs assessment for existing households, including those overpaying for housing, living in overcrowded conditions, or with special needs; housing units needing rehabilitation; and assisted affordable units at risk of converting to market -rate units. • A projection of future housing needs, in conformance with the Regional Housing Needs Allocation prepared by the Southern California Association of Governments (SCAG) for the Los Angeles metropolitan area. • An inventory and analysis of sites suitable for housing development based on zoning and land use designation, size, existing uses, environmental constraints, availability of infrastructure, and realistic development capacity, by income level. An analysis of constraints to new housing development, including both governmental and non-governmental factors that may limit housing construction and affordability. Housing programs to ensure that adequate sites are provided to meet the City's share of the regional housing need; assist in the development of housing for low- and moderate - income households; remove or mitigate governmental constraints; conserve and improve the existing affordable housing stock; promote equal housing opportunity; and preserve at -risk subsidized housing units. • Quantified objectives for housing, including estimates of the number of units, by income level, to be constructed, rehabilitated, and conserved over the planning period of the element. • An evaluation of the policies, programs, and quantified objectives of the prior Housing Element. Government Code Section 65585 requires cities to submit copies of their draft and adopted housing elements to the California Department of Housing and Community Development (HCD) for review. HCD will review the draft element and report its findings to the city after a 60 -day review period. After adoption, HCD has 90 days to review the Housing Element and provide comments to the City. The housing element is the only General Plan element that must be reviewed by the State as part of the adoption process. October 2013 H-2 City of Santa Clarita General Plan Housing Element In general, housing elements are required at the time of General Plan adoption. Unlike the other General Plan elements, the housing element must be revised at regular intervals as established by State law — typically, every five years. The City's last Housing Element revision was adopted in 2011, and the next update for cities within the SCAG region is scheduled for 2013. The planning period for this revision of the Housing Element extends from October 15, 2013 to October 15, 2021. With the adoption of Senate Bill 375, there has been a recent change to require jurisdictions to update housing elements in an interval of a period not to exceed eight years. The City's planning area boundary is shown on Exhibit H-1, and includes the incorporated City boundaries along with the adopted sphere of influence. The area of the incorporated City is about 62.8 square miles, and the sphere of influence includes an additional 21.2 square miles. The City is required to plan for its sphere of influence, which includes land contiguous to existing City boundaries that may be annexed into the City at some future date. However, in preparing this Housing Element, potential residential development outside the City limits has not been considered in the suitable sites analysis for purposes of meeting the City's Regional Housing Needs Allocation. If, in the future, land within the sphere of influence is annexed to the City and developed with residential uses, this housing will be in addition to that planned for in this Housing Element. C. Public Participation State law requires that local governments make a diligent effort to involve all economic segments of the community in the preparation of a housing element update, and this participation process must be described in the element. In compliance with State requirements, the City and its housing consultant made a concerted outreach effort to invite public input during preparation of this Housing Element. Between October 2007 and August 2008, City staff and the City's housing consultant held four meetings with community groups, a meeting with the Newhall Redevelopment Committee, and a public workshop at the Newhall Community Center to receive input on the Housing Element. In addition, the housing consultant interviewed a number of Santa Clarita social service providers by telephone and by email to gather information on the housing needs of special needs populations within the City. More information on these efforts is provided below. City staff and the housing element consultant met with the Healthcare Roundtable on October 19, 2007, and again on January 18, 2008. This Roundtable, which holds monthly meetings, includes representation from most of the social service providers in the Santa Clarita Valley. The housing element consultant attended a meeting of the Santa Clarita organization Save Our Seniors on August 1, 2008. This meeting was attended by a number of seniors and advocates and addressed problems that some seniors are experiencing in "affordable' senior housing developments. A public workshop on the housing element was held at the City's Activities Center on April 8, 2013, which was widely advertised throughout the community in both English and in Spanish. This meeting was attended by 5 people and a Spanish translator was available at the meeting. Oral comments were received from all of the attendees, and no written comments were submitted at the meeting. H-3 October 2013 CITY OF — ANGELES NATIONAL SAPTPACLARITA : FOREST r-••• ••••••••� PLAP UNG AREA CASTAIC ti .................................: 5.,.-'............. ............. Q O'4 w P7anaeng Ama r City of Sean Clea- ,� .r . • • • • Sphea of Iatlaeace Roads S SALIGLIUS � Y a Promus lArw=4 _ " Secoodary �CoGecmr) '^-�,�.,� i1.s_ae_ r� e -- Ram ClWY OF \, VALENCIA SANTA CLARITA warerbodz- =d f e� WEST RANCH ti Si.. .,m IZ-F---1 � 0 as" 1 -ao—+o�—gwoes�,sa 2�dea, ey.�.m.a.sa�tsa� PLACERITA CANYON s `� CANYON ANGELES NATIONAL FOREST City of Santa Clarita General Plan Housing Element The prior housing element consultant also conducted telephone interviews with staff of the following agencies: Santa Clarita Valley Senior Center; Santa Clarita Community Development Corporation (Cold Weather Shelter); Single Mother's Outreach; and Los Angeles County Community Services Department. The following agencies were contacted by phone and provided information on clients and services by email: North Los Angeles County Regional Center; and Los Angeles County Department of Mental Health. A study session by the City's Planning Commission was held on April 16, 2013 and was attended by approximately 15 people. After review of the draft element by HCD and circulation of a draft Negative Declaration for the Housing Element update, a public hearing on the draft element was held on September 17, 2013 by the Planning Commission. A formal recommendation of approval of the Housing Element to the City Council was adopted on the same date. The City Council reviewed the draft Housing Element and related environmental document at a public hearing on XXXX, 2013, and the element was adopted on XXXX, 2013. During all public hearings, both Planning Commission and City Council, the public was encouraged to participate in the process through both written and oral testimony. The revised Housing Element and environmental documentation was available both online at the City's website and in written form at various locations throughout the City. Public input received through all the meetings and correspondence described in this section has been considered in preparation of this Housing Element. Any written comments received have been compiled in the Appendix for review and reference. D. Consistency with Other General Plan Elements The Housing Element is consistent with all the other General Plan elements as required by state law. Specifically, the Housing Element is consistent with other General Plan elements as follows: Land Use Element The Land Use Element establishes the type and density of development that will be allowed in the planning area. The Housing Element is consistent with the Land Use Element because the location and density ranges shown for residential land use districts on the land use map have been designated in consideration of the housing needs projected for all economic and demographic segments of the Valley's residents, including households with special needs and those with incomes of less than the County median. Adequate sites for attached and multi- family housing have been identified to ensure that the need for affordable housing has been met in the City. The number of dwelling units that can be built in the planning area based on the land use plan will ensure that the regional housing needs allocated to the City can be met. In addition, the Land Use Element allows mixed uses in various locations proximate to residential areas, in order to provide services such as food and drug stores and medical offices within walking distance of residents. Circulation Element The Circulation Element contains a plan for major transportation facilities within the Santa Clarita Valley, including streets and highways, rail and bus transit routes, stations and terminals, and airport facilities. The Housing Element is consistent with the Circulation Element because streets and highways have been planned to convey vehicles through the planning area at H-5 October 2013 Housing Element City of Santa Clarita General Plan acceptable service levels when the new housing provided for by the land use plan and housing objectives are developed. In addition, policies have been included in both elements to ensure that residents have adequate access to streets and highways, public buses and commuter rail, bicycle trails, and walkways. Conservation and Open Space Element The Conservation and Open Space Element contains maps and policies to ensure preservation of an open space greenbelt around large portions of the Santa Clarita Valley, in addition to preserving water quality, historic and cultural resources, scenic views, and providing recreational facilities to enhance the quality of life for Valley residents. The Housing Element is consistent with the Conservation and Open Space Element because adequate sites for housing to meet the regional housing needs allocation are available throughout the City without impacting open space or resource conservation areas. In addition, adequate parkland and recreational facilities have been planned to meet the needs of existing and future residents. The Housing Element also addresses the need for resource conservation in new housing construction, including conservation of energy and water resources. Noise Element The Noise Element contains maps and policies to ensure that residents will not be exposed to health risks or nuisances due to noise generated from freeways and high-volume roadways, airports, industrial and recreational uses, special events, and other uses emitting loud sounds. Policies in the Noise Element address sound attenuation measures to protect the public health, safety, and welfare, such as setbacks, noise barriers, and buffering. The Housing Element is consistent with the Noise Element because "sensitive receptors' such as residential neighborhoods, group housing, and support services including medical, child care, and educational facilities, will be protected from harmful effects of noise. Safety Element The Safety Element contains maps and policies to ensure that residents are not exposed to health risks due to air pollution, earthquakes, wildland fires, or other environmental hazards, and that adequate provisions are made for crime prevention, law enforcement, and fire protection services. The Housing Element is consistent with the Safety Element because residential land uses were designated in consideration of the locations of hazard areas, including known earthquake fault zones, areas subject to flooding or wildfires, unstable soils, and other environmental hazards. In addition, the Safety Element includes policies to ensure that new residential development plans in the City are evaluated for conformance with accepted crime prevention measures, and that adequate law enforcement and fire protection services are provided to ensure the safety of City residents. Economic Development Element The Housing Element supports the Economic Development Element because it provides for a range of housing programs to meet the needs of a variety of employment levels throughout the Santa Clarita Valley. City of Santa Clarita General Plan Housing Element E. Consistency with Related City Planning Efforts Redevelopment Five -Year Plan On June 29, 2011, Assembly Bill 1X26 (AB1X26) was signed into law which dissolved Redevelopment Agencies throughout the state of California, including the Redevelopment Agency of the City of Santa Clarita and outlined a complex process to unwind the activities of redevelopment agencies and dispose of assets. AB1X26 also allowed cities to elect to become the "Housing Successor Agency," which means the former housing functions, duties and obligations of the Redevelopment Agency would rest with the local jurisdiction that formed the Redevelopment Agency. The City of Santa Clarita elected to become the Housing Successor Agency. As a result of the dissolution of redevelopment agencies, the Five -Year Implementation Plan, which expired in June 2012, has not been updated. In the past, this document would address specific requirements in State law with respect to prior affordable housing activities and the anticipated housing programs in the future. This would include ten year objectives to achieve compliance with State law in its affordable housing programs in the following three categories: housing production, replacement housing, and expenditures by household type. Currently, there is no legislative requirement to provide a plan for implementing affordable housing activities, including the creation of new affordable housing. However, the Downtown Newhall Specific Plan does continue to remain in effect and does include a total of over 700 additional housing units in the plan area, of which 75 potential units are identified as potentially affordable housing to low and moderate income households, including 40 units affordable to very low income households. Consolidated Plan The City of Santa Clarita is an entitlement city for Community Development Block Grant (CDBG) funds. Use of CDBG funds requires the City to follow a five-year strategic planning process called the Consolidated Plan. The process begins with a document called the Consolidated Plan (Con Plan), in which the needs of the low- and moderate -income community are identified and prioritized. Each year an Annual Action Plan is developed which identifies how the annual entitlement funds will be allocated and how those allocations address the needs identified in the Con Plan. Finally, the City submits an annual Consolidated Annual Performance Evaluation Review (CAPER) reporting on the effect the various CDBG-funded activities have had on the community. The current Consolidated Plan five-year cycle will end in June 2014. A new five- year Con Plan is in development. The current Con Plan identifies affordable housing as a high priority. This is consistent with the policies and programs identified in the Housing Element, specifically those identified to assist low- and moderate -income households. Many of the programs identified in the Housing Element may be funded through the use of CDBG funds. F. Explanation of Housing Terms Some terms used in the discussion of affordable housing have specific legal meanings. As a reference tool for readers, this section defines terms that are used throughout the text. H-7 October 2013 Housing Element City of Santa Clarita General Plan Affordable Housing Because the term "affordable" is used generically to describe a wide variety of housing prices, it is important to provide a definition consistent with state and federal law. The State defines housing as "affordable" when housing costs do not exceed 30% of household income. The federal government allows renters to pay up to 40% of their income for rent, but limits owner affordability to 30% of household income. Current mortgage lending standards require that monthly payments, including insurance and taxes, should not exceed 29% of gross income. At one time, many new housing units were "affordable" to working families buying their first home. Now, the term "workforce' housing is used for subsidy programs for middle or median income workers who can no longer afford to buy homes. Even subsidized housing targeted to households earning 50% or less of median income sometimes is not affordable to seniors on Social Security, disabled people, and mothers in the CalWorks program; these households may need programs that charge 30% of income for rent or are targeted to households earning 30% or less of median income (extremely low income). Rents in buildings financed by the low income housing tax credit program often are set for households earning 60% or less of median income. These rents, set at nearly $1,000 per month for a one bedroom unit, are often too high for seniors on fixed incomes and low wage working families. From this discussion, it can be seen that the term "affordable' has many meanings and connotations for various income levels. What is considered affordable for working class families is often not affordable to very -low income households. Income Definitions State and federal agencies use different definitions to describe income levels of households for purposes of administering housing programs, as described below. Throughout the text, both the percent of median income and the income category will be provided to avoid confusion from the various definitions used by different agencies. 1. Federal Income Level Definitions The federal government (Department of Housing and Community Development, or HUD) defines households that qualify for affordable housing based on three different income levels: extremely low income, very low income, and low income. The Los Angeles County median income, updated in December of 2012, was $61,900. HUD uses this number as a base for calculations of income maximums in each category below, taking into account the higher cost of living in Los Angeles County. For this reason, the allowable household incomes in each area will not match straight mathematical calculations. The qualified income levels in Santa Clarita based on federal guidelines are described below and in Table H-1.1. Extremely Low Income: An extremely low income household is one earning 30% or less of area median income. A family of four in Santa Clarita earning $24,850 or less was considered extremely low income. Very Low Income: A low-income household earns between 31% and 50% of area median income. The very -low income limit for a family of four in 2012 was $41,400. October 2013 H-8 City of Santa Clarita General Plan Housing Element • Low Income: A low income household is one earning between 51% and 80% of area median income. The income limit for a low income four -person family in 2012 was $66,250. Table H-1.1: Federal Income Levels Defined The federal low-income housing tax credit program administered by the state's Tax Credit Allocation Committee sets affordable rents at 60% of median but gives additional application points to projects that target rents to households of even lower income. 2. State Income Level Definitions The State of California uses several sets of definitions for income -qualified households. For the Housing Element, the regional councils of government (including the Southern California Association of Governments, or SCAG), calculate future housing needs at the four income levels listed below and in Table H-1.2, but use the three above -listed federal categories in their calculations of existing need. • Extremely Low Income: Household income is less than 30 percent of Area Median Income (AMI). For a four -person household in Santa Clarita, a low income household would earn no more than $24,850. • Very Low Income: Household income is 50 percent or less than the AMI, or $41,400 for a four -person household. • Low Income: Household income is 51 to 80 percent of the AMI, or no more than $66,250 for a four -person household. H-9 October 2013 Approximate Income Income Levels Percentage of Median Income Maximum (Family of four in dollars) Extremely Low Less than 30% 24,850 Very Low 31%-50% 41,400 Low 151%-80% 66,250 - *Low Income limits exceeding median income is an anomaly due to HUD historical high cost adjustments to median. Household lower income figures are derived based on very -low income figures not adjusted by HUD to account for any exceptions. The federal low-income housing tax credit program administered by the state's Tax Credit Allocation Committee sets affordable rents at 60% of median but gives additional application points to projects that target rents to households of even lower income. 2. State Income Level Definitions The State of California uses several sets of definitions for income -qualified households. For the Housing Element, the regional councils of government (including the Southern California Association of Governments, or SCAG), calculate future housing needs at the four income levels listed below and in Table H-1.2, but use the three above -listed federal categories in their calculations of existing need. • Extremely Low Income: Household income is less than 30 percent of Area Median Income (AMI). For a four -person household in Santa Clarita, a low income household would earn no more than $24,850. • Very Low Income: Household income is 50 percent or less than the AMI, or $41,400 for a four -person household. • Low Income: Household income is 51 to 80 percent of the AMI, or no more than $66,250 for a four -person household. H-9 October 2013 Housing Element City of Santa Clarita General Plan Table H-1.2: State Income Levels Defined Income Levels Percentage of Median Income Approximate Income Maximum (Family of four in dollars) Extreme Very Low Less than 30% 24,850 Very Low 31%-50% 41,400 Low 51%-80% 66,250 The State density bonus law (Gov. Code 65915) makes provisions for housing affordable to households earning either 50% or 80% of median income. The housing programs administered by the California Department of Housing and Community Development use the categories created by the federal government with some additional adjustments. Area Median Income (AMI) AMI is the amount of annual family income at which half of all families in the area earn less and half earn more. AMI is a measure used by HUD and by the California Department of Housing and Community Development (HCD). According to a memo issued by HCD on February 25, 2013 entitled "State Income Limits for 2013 Reflecting New State Hold Harmless Policy", "HCD updates its income limits based on income limit revisions the Department of Housing and Urban Development (HUD) makes to its Section 8 Housing choice Voucher Program that HUD released on December 11, 2012." This memo sets the area median income for Los Angeles County at $64,800." Median Family Income (MFI) MFI is a measure calculated and used by the Census at every level of Census geography. It is the midpoint of family income, the amount at which half of all families earn less and half earn more. This measure is used by the California Department of Finance. According to the American Community Survey 1 -Year Estimates, median family income for Santa Clarita in 2011 was $85,045. Cost -Burdened Households These are households in which more than the recommended amount of household income is spent on housing. The federal government sets standards for the amount a household should pay for housing at no more than 30% of their gross income for rent or mortgage, including utility costs. Households paying more than 30% of income for housing are considered cost -burdened, and households paying 50% or more for housing are considered extremely cost -burdened. G. Who Qualifies for Affordable Housing? The income definitions contained in subsection F, above, meet State and federal guidelines. However, they do little to describe the residents of the Santa Clarita community that may qualify for affordable housing. Table H-1.3 has been included below to illustrate various income levels October 2013 H-10 City of Santa Clarita General Plan Housing Element within Los Angeles County with respect to various types of employment. As this table shows, many people with full-time jobs might be classified as heading very -low, low-, or moderate - income households, and might be in need of affordable housing assistance. Table H-1.3: Household Income Levels and Sample Occupations Los Angeles County, 2013 Income Category Sample Occupations Annual Income for 4- Person Household Food service workers Extremely Low Laundry/dry cleaning Up to $25,300 (30% or less of AMI*) Hair shampooers Clerical $12.16/hr Cooks Nursing aides Medical assistants Janitors $25,300 to $41,141 Very low Child care workers (31 - 50% of AMI) Retail sales clerks $12.16/hr. to $20.26/hr Bakers Security guards Carpenters Plumbers Computer operators $41,141 to $67,434 Low Teachers (51 to 80% of AMI) Social service staff $20.26/hr to $32.42/hr Laboratory technicians *Area Median Income for the Los Angeles -Long Beach Area in 2013 as established by HUD was $61,900. Source: Karin Pally Associates, HUD User and Federal Employment Data H-11 October 2013 Housing Element City of Santa Clarita General Plan 11. REVIEW OF PRIOR HOUSING ELEMENT OBJECTIVES A. Success with Quantified Objectives The City's prior Housing Element revision was adopted in June 2011. This section includes an evaluation of the objectives contained within the 2011 element to determine the City's level of success in achieving the prior goals and objectives. Between July 1, 2005 and January 1, 2013, an additional 828 housing units were constructed in the City of Santa Clarita, as summarized in Table H-2.1 below. Included in this number were 793 single-family units and 35multi-family units (includes both rental and ownership units, such as condominiums, townhomes and duplexes). This number represented 9% of the City's RHNA allocation of 9,598 new units for the planning period of the element. Table H-3.11 in Section 3.D, Existing Housing Characteristics, shows the City's permit data by year for newly constructed housing units. The City also funded rehabilitation of 652 units during this period through its residential rehabilitation and Handyworker grant programs. Although these units were not made affordable and, therefore, do not meet the objectives for preservation/conservation, maintenance of its existing housing stock is an important objective for the City and ensures that individuals and families whose resources are not adequate to maintain their homes can continue to live in safe and decent conditions. Table H-2.1 2006-2014 RHNA Objectives from 2011 Element and Accomplishments 2006-2012 Source: City of Santa Clarita 2011 Housing Element, and City records, and U.S. Department of Housing and Urban Development (HUD) - Integrated Disbursement and Information System (IDIS) Reports B. Success in Meeting 2011 Goals, Policies, and Programs The City of Santa Clarita was successful in accomplishing many of the goals adopted in the 2005-2013 Housing Element (last revised in 2011). The following points summarize the City's major housing accomplishments during the last planning period. October 2013 H-12 RHNA Objectives 2006-2014 from 2011 Element Accomplishments 2006-2012 New Rehabilitation New Ob. Extreme) Low N/A 120 N/A 219 Very Low 2,492 480 0 246 1,560 427 5 187 Low Moderate 1,657 0 30 0 Above Moderate 3,888 0 793 0 Total 9,598 1,027 828 652 Source: City of Santa Clarita 2011 Housing Element, and City records, and U.S. Department of Housing and Urban Development (HUD) - Integrated Disbursement and Information System (IDIS) Reports B. Success in Meeting 2011 Goals, Policies, and Programs The City of Santa Clarita was successful in accomplishing many of the goals adopted in the 2005-2013 Housing Element (last revised in 2011). The following points summarize the City's major housing accomplishments during the last planning period. October 2013 H-12 City of Santa Clarita General Plan Housing Element 1. The City constructed 851 new dwelling units, 9% of its RHNA allocation of 9,598units. 2. The City expanded a program of proactive Community Preservation to monitor and improved housing conditions in targeted neighborhoods. 3. The City provided residential rehabilitation and Handyworker grants to 652 income - eligible households to make repairs related to safety, accessibility, and habitability, ensuring that residents could continue to live in housing that is healthy and safe. In the land use plan and zoning map, the City ensured that adequate sites were zoned for residential uses of varying densities, sufficient for its entire RHNA allocation of 9,598 units. 5. Through its planning and permitting services, the City processed entitlements for construction of 1,502 new houses, condominiums and apartments in the City. 6. Through allocation of HOME funds, the City provided silent second loans to assist seven eligible households to become first-time homebuyers. The City amended the Unified Development Code to include a mixed use ordinance, create an administrative process for reasonable accommodations, reduction in second unit minimum standards and implementation of a Homeless Shelter Overlay zone where homeless shelters are allowed by right among others. 8. The City contracted with the San Fernando Valley Fair Housing Council to provide fair housing services, including outreach, education and investigation of discrimination complaints. Table H-2.2 is a complete review of the housing programs included in the City's 2011 Housing Element, which includes programs and activities of the City between 2005 and 2013, the last housing element period. The table has three columns. The first column (Programs) reproduces the program adopted in the element and captures the objective. The second column (Result Evaluation) describes the results, if any, of program activities. The third column states the future status including the City's intention to continue, revise or discontinue the program, and provides a reference for that program in the programs section of the 2013 Housing Element. H-13 October 2013 Housing Element City of Santa Clarita General Plan Table H-2.2: Review of Housing Programs, 2005-2013 ., x it R ;Y' . f.tyi. Goal H 1: Provide adequate sites to accommodate 9,598 new housing units between 2006 and 2014. H 1.1 The City amended the zoning map to Program completed. Adequate Sites for Housing rezone a minimum of 320 acres of land Affordable to Low and Very from parcels within Suitable Sites 2,3,4,5 Low Income Households – and 16 acres to the UR5 and SP zones to Amend zoning map to require minimum densities of 20 units per provide adequate properties acre, ensuring that at least 50% of the with appropriate zoning. capacity of these sites is zoned exclusively for residential use. H 1.2 The City approved two projects for a total Program to be modified to reflect Affordable Housing Density of 117 units of affordable units. the City's new RHNA Bonus - Approve at least 121 requirements and included in the affordable units to meet the next cycle of the Housing City's Regional Housing Element. Needs Allocation. H 1.3 The zoning map was amended to provide Program Completed. Adequate Sites for Market sites for the development of at least 2,061 Rate Housing units but up to 9,792 market rate. H 1.4 The Unified Development Code was Program Completed. Density Bonus Code amended to allow granting of density Amendment - The City will bonuses provided that all units in the consider amending the project are affordable to very -low and low - Unified Development Code to income residents and that the project allow granting of density conforms with the City's design bonuses. guidelines. H 1.5 The City amended the zoning map to Program Completed. Mixed Use Ordinance - rezone areas to include the Mixed Use Implement the City's Mixed Overlay Zone (MU) to encourage a mix of Use provisions as set forth in residential, commercial, employment and the General Plan Land Use institutional opportunities within activity Element. centers along identified corridors throughout the Cit H 1.6 A study has yet to be conducted. Conduct study and make Graduated Density Zoning— recommendations to be Newhall Redevelopment completed by 2015. To be Area The City will evaluate included in next cycle Housing the feasibility of adopting a Element. program for "graduated density zoning" in this target area. October 2013 H-14 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status H 1.7 The Program infeasible and not needed Program review complete. Small Lot Subdivisions — To at this time. make homeownership more affordable by allowing the creation of smaller, fee- simple lots. H 1.8 An interdepartmental team has been Continue tracking available land Land Banking/Write-Downs — created and began monitoring of available quarterly This program will be Establish a proactive land land and potential funding sources. Tough carried over to the next cycle of banking strategy to facilitate viable land was available, no funding was the Housing Element. the development of housing available. Research into establishing a affordable to low and very- land bank conducted in 2012 with a low income households. conclusion that not enough blight/abandonment necessary to justify a land bank at this time. Additionally, no funds are available to develop housing. H 1.9 Investigated the community land trust Program Complete. Community Land Trust - requirements and found that it was not Create a community land feasible at this time. trust to make housing permanently affordable H 1.10 Began research into inclusionary housing The feasibility study for this Inclusionary Housing programs in various jurisdictions. program is not complete at this Program (Mixed Income time. This program will be Housing) — Evaluate the carried over to the next cycle of feasibility of adopting an the Housing Element. inclusionary housing program H 1.11 In 2011, the Vista Canyon Specific Plan This program will be carried over Large Sites Program - The was approved by the City for an to the next cycle of the Housing City will encourage land approximate 1,100 mixed-use Elemen.t divisions and specific plans development with a transit station. resulting in parcels sizes that facilitate multifamily developments affordable to lower income households. Goal H.2: Assist in the development of adequate housing to meet the needs of extremely low, very low, low and moderate income households (Government Code Section 65583(c)(2). H-15 October 2013 Housing Element City of Santa Clarita General Plan October 2013 H-16 �0e` � .,....: �.,�_ 5, WN -1 h} � �.$. H 2.1 ABx1 26 and AB 1484 dictated terms of Obtain Finding of Completion Redevelopment Affordable RDA dissolution and severely restricted from DPF and determine amount Housing Program - The the use of RDA low/mod housing funds of funds available for housing Agency adopted a new 5- (LMHF's). Continued with dissolution programs. This program will be Year Implementation Plan process — LMHF's not available as of carried over to the next cycle of and a 10 -Year Housing Plan February 2013. the Housing Element. in 2008. Housing construction activities are anticipated to take place in the project area in the Housing Element planning period H 2.2 Submitted applications in 2008, 2011 and Need to possibly adjust policies Homebuyer Assistance — 2013. on program to make it more FirstHOME Program - The 2010-11 - Applied for HOME funds from attractive to borrowers. This primary funding source for HCD (not awarded). program will be carried over to this program is HOME funds 2011-12 - $700k in HOME funds awarded the next cycle of the Housing which are obtained through by HCD to continue FirstHOME. Element. competitive application to the 2012-13 - Re -launched FirstHOME State. While the City intends Program and completed initial eligibility to apply for HOME funds as on two borrowers. often as they become available, it cannot predict the outcome of those applications. H 2.3 Coordinated with CaIHFA for FirstHOME Invite CaIHFA representatives to Homebuyer Assistance — Program. CaIHFA staff presentation at all FirstHOME borrower meetings CaIHFA - The City will FirstHOME borrower meetings. and continue to promote CaIHFA continue to coordinate the on the City's website and in the FirstHOME Program with Promote CaIHFA on the City's website Affordable Housing and Services CalHFA programs in order to and in Affordable Housing and Services Brochure. This program will be increase the low- and Brochure. carried over to the next cycle of moderate -income the Housing Element. homebuyer's opportunity for homeownership H 2.4 City continued to be a participating The City will continue to be a Homebuyer Assistance — jurisdiction. participating jurisdiction. This Mortgage Credit Certification program will be carried over to Program - The City will the next cycle of the Housing continue to be a participating Element. jurisdiction in this program so that homebuyers in Santa Clarita can benefit from the federal Mortgage Credit Certification Program (MCC Program) operated by the County of Los Angeles. October 2013 H-16 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status H 2.5 Researched shared housing programs, No demand for a program of this Senior Shared Housing which fall into two general categories: type at the present time. This Program - The City will 1. Matching programs for current program is complete at this time. explore and evaluate the best homeowners to find borders method of assisting seniors 2. Matching programs operated at senior to share housing in order to apartment buildings to match seniors as make housing more room -mates in a rental unit. affordable. The result of this evaluation will be either: 1) Discussed the concept with Rachelle Develop a new City program; Dardeau, ED at the Senior Center, who or 2) contract with an existing has concerns about funding staff to do it, shared housing provider and the level of legal risk if things go wrong. H 2.6 City annually funds homeless case Continue to fund homeless case Homeless Case Management management using general funds (one 6 management services. This - In addition to shelter, those month period) and CDBG funds, program will be carried over to experiencing homelessness 05-06: 85 served the next cycle of the Housing need on-going case 06-07:100 served Elemen.t management to address the 07-08: 100 served issues leading to 08-09: 140 served homelessness, and assist 10-11: 133 served them with transition to stable 11-12: 135 served permanent housing H-17 October 2013 Housing Element City of Santa Clarita General Plan Program/Goal Result Evaluation Future Status H 2.7 2006-07 - Conducted an RFQ process to Approve DDA for NAD when Collaboration with Non -Profit find a non-profit affordable housing LMHF's become available. This Affordable Housing developer with which to work on a new program will be carried over to Developers - The City intends construction project. The Related the next cycle of the Housing to continue to be responsive Companies and National Community Element. to the proposals of other Renaissance (CORE) were chosen and affordable housing sites were explored. developers, and will support projects which show promise 2007-08 - Worked with Mercy Housing, to provide affordable housing non-profit affordable housing developer, for seniors and families, to evaluate a plan for a 100% affordable, especially those who are 67 -unit acquisition and rehabilitation extremely low-income. project in Canyon Country. Project was put on hold and ultimately cancelled due to the crash of the bond market in Fall 2008. 2009-2010 - Collaborated with Related/CORE to identify and acquire two parcels for a future new construction affordable housing development. 2010-11 - Entered into an Exclusive Negotiation Agreement with The Related Companies and National CORE to negotiate DDA; acquired the Caltrans and Jang parcels; and entitled a 30 -unit, 100% affordable housing development with an increased density (Newhall Avenue Development — NAD) 2011-12 - Continue to extend the ENA for the affordable housing development (Newhall Avenue Development — NAD) until such time as RDA LMHF's become available. 2012-13 - Continue to extend the ENA for the affordable housing development (Newhall Avenue Development — NAD) until such time as RDA LMHF's become available. October 2013 H-18 City of Santa Clarita General Plan Housing Element H-19 October 2013 H 2.8 2009-10 to 2010-11 - Working closely Extremely -Low Income with CORE/Related, City staff identified Continue to investigate funding Affordable Housing Program all sources of funding for a 30 -unit 100% sources for affordable housing Encourage the development affordable housing development at 50% which are sufficient to allow for of housing for extremely -low and 60% AMI. With all other funds in affordability at and below 30% income households place, the project still had a $6.3 million AMI. This program will be carried (households earning at or dollar funding gap. RDA funds were over to the next cycle of the below 30% of median, based identified to fund that gap, but no Housing Element. on HUD calculations for the additional funds were available to drive Los Angeles County area). down the affordability levels to 30% AMI Within each program or below. A No other projects with described in the H 2.7 Goal, affordability at or below 30% of AMI have an emphasis will be placed been proposed. on serving the needs of extremely -low income 2011-12 - ABx1 26 and AB 1484 dictated households. Housing terms of RDA dissolution and severely developed through Program restricted the use of RDA low/mod 2.1 - Redevelopment housing funds (LMHF's) for even Affordable Housing Program, moderately affordable housing. will be required to include units for extremely -low 2012-13 - Continued with dissolution income households. As part process — LMHF's not available as of of the activities in Program H February 2013. 2.7 - Collaboration with Non - Profit Affordable Housing Developers, the City will give preference to programs and projects that have greater numbers of housing for very - low income households. Goal H.3: Conserve and improve the existing housing stock through Community Preservation, rehabilitation loans, and a handy worker program. H-19 October 2013 Housing Element City of Santa Clarita General Plan Program/Goal Result Evaluation Future Status H 3.1 2007 - Identified two areas for proactive The City will continue these Proactive, Community code enforcement — CC and RDA project programs. This program will be Preservation - Conduct area. carried over to the next cycle of proactive Community the Housing Element. Preservation activities related 2008-2011 Began Extreme to property maintenance and Neighborhood Make -over Program (ENM) public safety issues in to bring resources to proactive areas and selected neighborhoods of other areas as well. ENM is a Canyon Country and Newhall collaboration among multiple City to forestall decline of these divisions: Code (violations), B&S neighborhoods and help (permits), ES (graffiti), RDA (rehab maintain them in a clean, programs), Planning (permits), and CS safe, healthy, and secure (volunteers), as well as Fire and Sherriff. manner that contributes to community vitality. ENM's held to date: 1. 2008 CC - North Oaks Area SE 2 2. 2008 Newhall - East Newhall Area 3. 2009 Saugus - Bonelli Tract 4. 2009 CC - North Oaks Area SW 5. 2011 CC -North Oaks Area SE Assigned dedicated staff to proactive code areas. CP officers refer to other City divisions, and agencies to help residents address issues. H 3.2 2008 - Began enforcement of State law Program complete. Foreclosed Property regarding maintenance of foreclosed Maintenance Program - The properties. California Civil Code 2929.3. City will adopt a program to To date: require banks and other 2010 Abandoned Properties: 32 cases entities that own foreclosed opened — 24 cases closed properties in Santa Clarita, to 2011 Abandoned Properties: 30 cases maintain those properties. opened — 28 cases closed 2012 Abandoned Properties: 11 cases opened — 8 cases closed H 3.3 City operates an annual Residential and The City will continue this Residential Rehabilitation Property Rehabilitation Program that program. This program will be Program -The City will provides grants to low/mod homeowners carried over to the next cycle of continue to administer a to repair their owner -occupied residences. the Housing Element. program that provides grants Actual units repaired are: to low- and moderate -income 2005-06 — 35 units homeowners to repair their 2006-07 — 34 units primary residences. 2007-08 — 45 units 2008-09 — 24 units 2009-10 — 30 units 2010-11 — 25 units 2011-12 — 27 units October 2013 H-20 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status H 3.4 The City funds a Handyworker Program The City will continue this Handyworker Program - The operated by the local Senior Center. The program. This program will be City will continue to provide Program that provides grants to low/mod carried over to the next cycle of financial support to the homeowners to repair their owner- the Housing Element. Handyworker Program, occupied residences. Actual units operated by the Santa Clarita repaired are: Valley Committee on Aging — 2005-06 — 99 units Senior Center through a 2006-07 — 75 units grant from the City. 2007-08 — 86 units 2008-09 — 94 units 2009-10 — 86 units 2010-11 — 66 units 2011-12 — 72 units H 3.5 City operates an annual Residential and The City will continue this Property Rehabilitation Property Rehabilitation Program that program. This program will be Program - The City will provides grants to low/mod homeowners carried over to the next cycle of continue to administer the to repair their owner -occupied residences. the Housing Element. Property Rehabilitation Actual units repaired are: Program to provide grants to 2007-08 — 9 units low- and moderate -income 2008-09 — 8 units homeowners for repairs to 2009-10 —1 units the grounds surrounding their 2010-11 — 6 units owner -occupied homes. 2011-12 — 2 units Typical repairs include driveway repair, tree - trimming, fence, wall, and gate repair, and brush clearance Grants are for up to $1,000 in repairs. H-21 October 2013 Housing Element City of Santa Clarita General Plan i,.A, t ^ S NF k^. �s e Ptuii rari/Ga1 r Y .s x & �Ei ° ati: wu's v�xY �' t }3 µ,, F �al Furek 5f t 'W" H 3.6 2009-10 Website went live in July 2009 The City will continue this Provide Information for program. This program will be Energy Conservation 2010-11 Adopted the standard CalGreen carried over to the next cycle of Programs - The City of Santa code on January 1, 2011. The City of the Housing Element. Clarita will create and Santa Clarita is currently implementing maintain a website that will the base level standards of that code. In be a 'one-stop shop" that will addition, the City launched provide residents, businesses GreenSantaClarita.com in 2011 and builders with programs and products that assist with 2012 Climate Action Plan was approved energy conservation on by the City Council. existing units. The website will include any available programs for lower income residents. In addition, the City will review the existing building and development codes with all relevant state programs to implement many as recommendations as feasible. GOAL H.4: Preserve affordability of existing homes that are at risk of converting to market -rate rents during the planning period. H 4.1 2008-2009 - Proposed acquisition/rehab Contact State and building Preservation of At -Risk project was made infeasible by the bond owners as needed to begin Housing - To the extent market melt-down in September 2008. conversation on preserving feasible, the City will work to affordability on the schedule preserve affordable units at 2011-12 - Updated status of Diamond below: risk of losing their subsidies Park — confirmed new bonds issued and converting to market -rate through LACDC extend the affordability to 2012-13 — check status of: rents. City staff is currently 2036. Meadowridge (2014) working with affordable Park Sierra (2015) housing developers on a 2012 - Updated status of the Village — project which would preserve confirmed new bonds issues through 2013-14 — check status of: 14 at -risk units and convert LACDC extended affordability to 2032 Canterbury Village (senior an additional 53 market -rate -2016) units in the same project to affordable units. The City will continue this program. This program will be carried over to the next cycle of the Housing Element. GOAL H.5: Address and, where appropriate and legally possible, remove government constraints to the maintenance, improvement, and development of housing for all income levels. October 2013 H-22 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status H5.1 The entire Unified Development Code has Program complete. Reasonable Accommodation- been re -written to be consistent with the The City will amend the general plan. This program was part of Unified Development Code to that update, and was approved by the create an administrative City Council in 2013. procedure whereby property owners and residents can apply for a reasonable accommodation for changes to make housing accessible to persons with disabilities or in need of any accommodation as protected by fair housing laws. The ordinance will be based on models provided by the California Department of Housing and Community Development. Information on the reasonable accommodation procedure will be made available on the City's website. H 5.2 This program was approved by the City Program complete. Emergency Shelter Council in 2009. Ordinance - Adopt an ordinance which modified the City's Unified Development Ordinance to create a Homeless Shelter Overlay Zone. Within this overlay zone, a year round shelter is permitted without any approval of a discretionary permit. H 5.3 This program was approved by the City Program complete. Transitional and Supportive Council in 2009. Housing - Adopt an ordinance which modified the City's Unified Development Ordinance to allow for transitional and supportive housing as a permitted use in all residential zones in the City limits. H-23 October 2013 Housing Element City of Santa Clarita General Plan H 5.4 The entire Unified Development Code has Program complete. Flexible Development been re -written to be consistent with the Standards for Housing - general plan. In addition, the Lyons The City will amend the Avenue Corridor Plan was adopted that Unified Development Code to encourages flexible development provide a process which standards. These programs were part of affords flexibility for design that update, and were approved by the and development standards City Council in 2013. to promote affordable housing, multi -family housing, infill housing, mixed-use housing, and transit -oriented housing development, which may include but is not limited to shared parking, variable lot sizes and dimensions, building height, and/or setbacks, subject to design review and approval. H 5.5 The entire Unified Development Code has Program complete. Second Units - The City will been re -written to be consistent with the consider amending the general plan. This program was part of Unified Development Code to that update, and was approved by the allow second dwelling units City Council in 2013. on individual residential lots with primary dwellings, provided that said lots are between 5,000 square feet and 19,999 square feet in area, subject to an Administrative Permit. This action is in addition to the City's existing allowance for second dwelling units on lots of 20,000 square feet or larger, subject to an Administrative Permit. H 5.6 Staff from Planning, Building and Safety, The City will continue this Monitoring of Codes and and Housing regularly evaluate program. This program will be Ordinances - The City will ordinances, codes, policies, and carried over to the next cycle of regularly monitor the procedures to ensure they meet the the Housing Element. implementation of compliance requirements for reasonable ordinances, codes, policies, accommodations. and procedures to ensure that they comply with reasonable accommodation for the disabled. October 2013 H-24 City of Santa Clarita General Plan Housing Element Program/Goal Result Evaluation Future Status H 5.7 Working closely with CORE/Related, City Continue to investigate fee Fee Reductions or Deferrals staff negotiated a Disposition and deferrals on all proposed for Affordable Housing Development Agreement for Newhall affordable housing developments. Projects - The City will review Avenue Development. This project was The City will continue this affordable housing proposals approved with a 50% reduction in Quimby program. This program will be on a case-by-case basis and fees. No other projects with affordability carried over to the next cycle of authorize reduction or at or below 30% of AMI have been the Housing Element. deferral of fee payments as proposed. No other affordable housing deemed appropriate. developments proposed. Projects with units for very - low income households will be given priority for any available fee reductions or deferrals. The City will investigate implementing a fee reduction or deferral ordinance to encourage developers to create affordable units for very -low income households. H 5.8 The entitlement process for Newhall The City will continue this Expedited Processing for Avenue Development was expedited and program. This program will be Affordable Housing Projects— the project received entitlements faster carried over to the next cycle of The City will continue an than any other project of its kind in the the Housing Element. existing program to expedite City's history. A single point of contact processing for affordable from Housing and a single point of housing projects, including contact from Planning worked closely with one-stop preliminary review, staff from multiple departments met to concurrent application plan the most efficient approach, and review, designation of a worked closely with the developer on all primary contact, construction aspects of the entitlement process. and grading plan review, City staff expedited the negotiation of the permitting, and inspection. Newhall Avenue Disposition and Development Agreement by working closely with the developers and other City departments and divisions. A Habitat for Humanity project approved by Planning Commission and City Council through expedited process. H-25 October 2013 Housing Element City of Santa Clarita General Plan Program/Goal Result - Evaluation Future Status H 5.9 The entire Unified Development Code has Program complete. Elimination of Amenity -Based been re -written to be consistent with the Mid -Point Density Policy - general plan. This program was part of The City will amend the that update, and was approved by the General Plan to eliminate the City Council in 2013. amenity -based mid -point density policy, and will adopt density designations for residential land uses that are appropriate to the topography, infrastructure, environmental conditions, development capacity, and other site characteristics. H 5.10 This program was approved by the City Program complete. Modification to the UDC Council in 2009. Definition of Family - Amend the Unified Development Code to modify the definition of family to exclude the operator, operator's family and staff to comply with the Health and Safety Code H 5.11 The entire Unified Development Code has Program Complete Program: Residential Care been re -written to be consistent with the Facility Standards - The City general plan. This program was part of will consider amending the that update, and was approved by the Unified Development Code to City Council in 2013. allow residential care facilities to have the same requirements as multi -family development including the removal of the conditional use permit requirement. Goal H.6: Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status or disability. Government Code Section 65583(c) 5 October 2013 H-26 City of Santa Clarita General Plan Housing Element Program/Goal EResult valuation Future Status H 6.1 City subcontracts with the Fair Housing The City will continue this Fair Housing Programs - The Council of the San Fernando Valley to program. This program will be City contracts with a service provide fair housing services, including carried over to the next cycle of provider to provide and complaint investigation, outreach and the Housing Element. coordinate fair housing education for landlords, tenants, buyers, services for residents. The and sellers, and litigation when required. fair housing services provider is required to conduct outreach and education activities, distribute literature, provide housing vacancy listings, and publicize the availability of fair housing services through various media. The contractor also records and investigates inquiries and complaints from residents. H 6.2 2009-2010 - 5 year Al completed as part Release RFP for new Al to be Analysis of Impediments to of the 2009-2013 Con Plan process. submitted to HUD by May 15, Fair Housing Choice -As a 2014. The City will continue this Community Development program. This program will be Block Grant entitlement carried over to the next cycle of community, the City is the Housing Element. required to develop an Analysis of Impediments to Fair Housing Choice (AI) in conjunction of the submission of the Consolidated Plan. H 6.3 Staff continuously monitors all issues The City will continue this Monitor Housing Issues - The affecting the development and program. This program will be City will monitor legislation, maintenance of affordable housing, carried over to the next cycle of trends, and policy issues including legislation at the county, state, the Housing Element. related to the development and federal level, and availability of and maintenance of entitlement and one-time funds. affordable housing in the City of Santa Clarita. H-27 October 2013 Housing Element City of Santa Clarita General Plan 3 ryh CP1 '{lei_ ,� tip' „. , dP`S M { `d#+He �� �` �i r[ua H 6.4 Annually staff sends out notices to Park The City will conduct a new Mobile Home Rent owners regarding the CPI increase election process in Summer Adjustment Policies - The allowed in the coming year, receive 2013. The City will continue this City currently has a Mobile appeals when they are filed, and conduct program. This program will be home park rental adjustment hearings as required. carried over to the next cycle of policy codified as Municipal the Housing Element. Code Chapter 6.02. This 2006-07 - Caravilla rent increase appeal. ordinance is designed to protect park residents, the 2007-08 - Caravilla rent increase appeal. majority of which are of lower income, from unreasonable 2008-09 - Greenbrier rent increase rent increases. The appeal. ordinance also provides for - Cordova rent increase appeal. the election of a Mobile - Canyon Breeze closure hearing. Home Rental Adjustment Panel. 2009-10 - Polynesian rent increase appeal. 2010-11 Per SCMC 6.02, an election was conducted to fill two owner -representative positions, and two resident -representative positions on the Manufactured Home Park Rental Adjustment Panel. A search was conducted for a fifth panel member per SCMC 6.02. The elected officials were sworn in for a three-year term, and the proposed fifth member was approved by the four elected members on 11/10/10. 2011-12 - No appeals. 2012-13 - Sand Canyon rent increase appeal. October 2013 H-28 City of Santa Clarita General Plan Housing Element III. EXISTING This section of the element summarizes demographic and housing conditions in the City to draw conclusions about existing needs that should be addressed in the Housing Element. It provides an overview of the City of Santa Clarita's population, economic, housing, and other characteristics which are the foundation for the various housing programs proposed in the Housing Element. The Land Use Element of the General Plan describes the City's development pattern as encompassing older communities such as Newhall, Canyon Country and Saugus, and the newer, master -planned community of Valencia. In addition, there are low-density, picturesque areas such as Sand Canyon and Placenta Canyon within the City limits, where residents enjoy a rural lifestyle. Because the City is comprised of various communities that each have a well- defined identity, the City's General Plan recognizes the distinctive value of each of its communities and neighborhoods. Santa Clarita, incorporated in 1987, is the one of the newest cities in Los Angeles County. It is also the fourth largest city (62.8 square miles) and the third largest in population (approximately 205,000), exceeded only by the City of Los Angeles, and Long Beach. Although two of its constituent communities, Newhall and Saugus, were founded in the 1880s, the majority of the housing in Santa Clarita has been built since the mid-1960s. Residents of Santa Clarita overall have a median income that exceeds the County median by about 48.5%. In 2006, estimated median household income in Los Angeles County (according to the 2006 American Community Survey of the U.S. Census) was $56,266, while in Santa Clarita it was $83,759. A. Population Characteristics, Economic Characteristics, and Housing Trends Characteristics Population According to the California Department of Finance (DOF), the population of Santa Clarita in January of 2011 was 176,971. SCAG Census 2010 amounts to almost the same number, while the City of Santa Clarita's website notes that, "Santa Clarita is the third largest city in Los Angeles County with a population of 203,323 in December 2012." This latter figure represents an increase of 14.8% over the population in 2007. By contrast, the population of Los Angeles County as a whole grew only 6.6% during this period. Although the population in most areas in Los Angeles County increased mainly through natural growth (excess of births over deaths) during this period, the population of Santa Clarita also grew through annexation. By April 2013, the City of Santa Clarita recently completed the following newly -annexed areas: North Copperhill in Saugus (the City's largest annexation to date) and 9,500 residents; Vista Canyon/Fair Oaks/Jakes Way, which includes 14,900 residents; and South Sand Canyon in Canyon Country, which includes 40 residents. Population in 2006, 2010 and 2012 is shown in Table H-3.1. H-29 October 2013 Housing Element City of Santa Clarita General Plan Table H-3.1: City Population, 2006, 2010 and 2012 U. S. Census American Department of 2010 Community Survey Finance (DOF) 12 ACS 2006- 006'176,320 176,320 158,940 176,971 Population estimate in 2006 by the American Community Survey (ACS) has an error of +/- 9,670. It is likely that the chart does not include the City's most recent annexations. Both ACS and DOF numbers are estimates, one based on sample survey data, the other based on local data such as building permits. Aqe The median age in Santa Clarita in 2010 was 35.9, an increase from 33.7 in 2006. The proportion of persons aged 20-34 increased by 1.1% while the proportion of those aged 35-44 decreased by 2.4%. The other changes were in the 5 to 14 year old age range, which decreased 3.9%, and those age 75 and older, which increased by 1.0%. When contrasted with the County as a whole, the areas of largest difference were in three age ranges. The group aged 20-34 was 3.7% larger Countywide than in Santa Clarita; this may reflect the lack of four-year educational opportunities, higher housing prices, and a smaller proportion of jobs in Santa Clarita relative to the County as a whole. In addition, a suburban lifestyle tends to be more attractive to families than to young adults, as reflected in the proportion of persons aged 45-54, which was 2.5% larger in Santa Clarita than in the County as a whole. Santa Clarita's single-family, suburban character appears to have attracted households that are seeking homes in which to raise children. The proportion of persons age 75 and older is also 1% smaller in Santa Clarita than in the County as a whole, with 9.5% of the City population age 65 and older in contrast to 10.9% Countywide. This trend may reflect the relatively recent development trends in Santa Clarita, where most of the housing has been constructed over the last twenty years and residents have not yet aged in place. Age of the City's population in 2006 and 2010 is shown in Table H-3.2 October 2013 H-30 City of Santa Clarita General Plan Housing Element Table H-3.2: Age Distribution for City and County Population, 2006 and 2010 Source: 2010 U. S. Census and 2006 American Community Survey Race/Ethnicity Between 2006 and 2010, there was a change in the distribution of race and ethnicity in Santa Clarita. Persons identifying themselves as White increased both in number and proportion of the population. The proportion and numbers of Asians, Latinos, and African Americans also increased. Persons identifying themselves as White still form the majority of Santa Clarita's population. The number of Whites in Santa Clarita increased over this period from 91,002 in 2006 to 124,379 in 2010. In 2006, Whites made up 57.3% of Santa Clarita's population and by 2010 they were 70.5% of the population. There were 15,025 persons identifying themselves as Asian in 2010, an increase of 0.2 from 2006%. There was a substantial increase in the number of persons identifying themselves as "Some Other Race", from 517 to 21,169 (an increase of 11.7%). In 2010, Latinos made up 29.5% of Santa Clarita's population, increasing from 28.0% in 2006. Nevertheless, the proportion of Latinos in Santa Clarita is still substantially lower than in the population Countywide, which was 47.7% in 2010. The proportion of African Americans also increased but only slightly, from 2.1% to 3.2% of the population, while proportions of American Indian/Alaska Natives, Native Hawaiian or Pacific Islander or Two or More Races, made up 5.5% of the population in 2010, an increase of 1.6% over its proportion of 3.9% in 2006. In terms of housing policy, there is a legitimate concern about whether households of different races and ethnic groups have equal access to rental and ownership housing including home H-31 October 2013 20 0 . Age Range 2010 Census % Census % 2006 ACS % 2006 ACS City Count City County 0-4 11,152 6.3 645,793 6.6 12,607 7.9 741,942 7.5 5-14 26,029 14.8 1,312,535 13.4 27,218 17.1 1,482,753 14.9 15-19 14,512 8.2 753,630 7.7 14,423 9.1 755,741 7.6 20-34 33,653 19.0 2,228,519 22.7 28,476 17,9 2,149,581 21.6 35-44 26,187 14.8 1,430,326 14.6 27,284 17.2 1,550,427 15.6 45-54 28,939 16.4 1,368,947 13.9 23,116 14.5 1,350,427 13.6 55-64 18,997 10.8 1,013,156 10.3 13,185 8.3 904,140 9.1 65-74 9,598 5.4 568,470 5.8 7,755 4.9 523,784 5.3 75+ 7,253 4.1 497,229 5.1 4,876 3.1 489,555 4.9 Total 176,320 100 9,818,605 158,940 100 9,206,408 100 Source: 2010 U. S. Census and 2006 American Community Survey Race/Ethnicity Between 2006 and 2010, there was a change in the distribution of race and ethnicity in Santa Clarita. Persons identifying themselves as White increased both in number and proportion of the population. The proportion and numbers of Asians, Latinos, and African Americans also increased. Persons identifying themselves as White still form the majority of Santa Clarita's population. The number of Whites in Santa Clarita increased over this period from 91,002 in 2006 to 124,379 in 2010. In 2006, Whites made up 57.3% of Santa Clarita's population and by 2010 they were 70.5% of the population. There were 15,025 persons identifying themselves as Asian in 2010, an increase of 0.2 from 2006%. There was a substantial increase in the number of persons identifying themselves as "Some Other Race", from 517 to 21,169 (an increase of 11.7%). In 2010, Latinos made up 29.5% of Santa Clarita's population, increasing from 28.0% in 2006. Nevertheless, the proportion of Latinos in Santa Clarita is still substantially lower than in the population Countywide, which was 47.7% in 2010. The proportion of African Americans also increased but only slightly, from 2.1% to 3.2% of the population, while proportions of American Indian/Alaska Natives, Native Hawaiian or Pacific Islander or Two or More Races, made up 5.5% of the population in 2010, an increase of 1.6% over its proportion of 3.9% in 2006. In terms of housing policy, there is a legitimate concern about whether households of different races and ethnic groups have equal access to rental and ownership housing including home H-31 October 2013 Housing Element City of Santa Clarita General Plan loans. It is often difficult for renters and borrowers to identify discrimination when they have been turned down for a loan or an apartment rental, so it is recommended that the City continue to periodically conduct the Analysis of Impediments to Fair Housing to evaluate whether homebuyers and renters in the City have equal access to housing. The City contracts with a fair housing organization to provide outreach, education and discrimination complaint investigation, and will conduct a new Analysis of Impediments to Fair Housing in 2014 (Program H 6.2). The City's Fair Housing programs are found in the Programs section under H 6. 1.1 and H 6.1.2. Race and ethnicity for City residents in 2006 and 2010 are shown in Table H-3.3. Table H-3.3: Santa Clarita Race and Ethnicity, 2006 and 2010 Total 176,320 100 Total 158,940 100 Not His anic or Latino 124,379 70.5 Not Hispanic or Latino 114,371 72.0 White 125,005 70.9 White 91,002 57.3 African American 5,623 3.2 African American 3,404 2.1 American Indian or Alaska Native 1,013 0.6 American Indian or Alaska Native 856 0.5 Asian 15,025 8.5 Asian 13,174 8.3 Native Hawaiian or Pacific Islander 272 0.2 Native Hawaiian or Pacific Islander 636 0.4 Some Other Race 21,169 12.0 Some Other Race 517 0.3 2 Or More Races 8,213 4.7 2 Or More Races 4,782 3.0 Latino or Hispanic 51,941 29.5 Latino or Hispanic 44,569 28.0 Source: 2006 American Community Survey and U.S. Census. Note that the possible error in this particular table of the 2006 American Community Survey is quite large. Income According to the 2010 American Community Survey, the median income in Santa Clarita (meaning the point at which half of all households earn less and half earn more), is $83,579, which is 48.5% higher than the Countywide median income of $56,266. Median income is used to gauge whether housing in a community is affordable to most residents. Although median income in Santa Clarita is higher than the County as a whole, it was not high enough to qualify households to purchase the single-family homes that were sold in the City during June 2008, although it would have been sufficient to purchase several of the condominiums sold in the City that month. October 2013 H-32 City of Santa Clarita General Plan Housing Element Table H-3.4: Santa Clarita Income Distribution, 2006 and 2010 Total Households 58,102 100 Total Households 51,029 100 Less than $10,000 1,706 2.9 Less than $10,000 976 1.9 $10,000 to $14,999 1,714 2.9 $10,000 to $14,999 1,579 3.1 $15,000 to $24,999 3,614 6.2 $15,000 to $24,999 3,485 6.8 $25,000 to $34,999 3,722 6.4 $25,000 to $34,999 3,959 7.8 $35,000 to $49,999 5,663 9.7 $35,000 to $49,999 5,482 10.7 $50,000 to $74,999 8,992 15.5 $50,000 to $74,999 9,627 18.9 $75,000 to $99,999 9,807 16.9 $75,000 to $99,999 9,280 18.2 $100,000 to $149,999 13,003 22.4 $100,000 to $149,999 10,255 20.1 $150,000 to $199,999 5,603 9.6 $150,000 to $199,999 3,112 6.1 $200,000 or more 1,915 3.8 1 $200,000 or more 3,273 6.4 Source: U.S. Census and American Community Survey Employment The distribution of employment by industry remained relatively consistent over the period 2006 to 2010, with a small increase in the proportion of employment in educational occupations and a small decrease in Transportation. The single largest employer is William S. Hart Union School District, with 2,988. Six Flags Magic Mountain and Saugus Union School District is next, together providing 4,130 jobs. However, much of the employment in the City is generated from small businesses (60 percent). Construction accounts for about six percent of employment. According to the California's Employment Development Department, unemployment in the City of Santa Clarita for September 2012 fell to 6.2 percent, which is a full 1.5 percent lower than the unemployment rate in September 2011. September 2012 marks the lowest unemployment rate the City has seen since December 2008, and the City of Santa Clarita continues to maintain one of the lowest unemployment rates in Los Angeles County. Job creation remains comparatively strong, with unemployment at lower levels than similar cities in the Los Angeles area, the County of Los Angeles, and the State. The City of Santa Clarita continues to work with the Santa Clarita Valley Economic Development Corporation (SCVEDC), the Chamber of Commerce, Valley Industry Association (VIA), College of the Canyons, and the Santa Clarita WorkSource Center to attract and retain jobs, create hiring opportunities, and provide training programs for residents in the area. H-33 October 2013 Housing Element City of Santa Clarita General Plan Additional unemployment information is taken from this March 29, 2013 newspaper article on www.SignalSCV.com: "Santa Clarita's unemployment rate dropped to 6.3 percent in February, according to data released Friday by the California Employment Development Division. The rates reverse revised January rates, released last week, that indicated an upswing in unemployment the first month of the year. Post -holiday jobless numbers for the city hit 6.7 percent. Santa Clarita's February unemployment rate was much lower than those of other nearby cities. Los Angeles's rate stood at 11.4 percent in January; Glendale's at 9 percent; Pasadena's at 7.8 percent; Palmdale at 12.8 percent; and Lancaster at 14.5 percent, according to the Employment Development Department. The unadjusted numbers also reflected a drop in the jobless rate for Los Angeles County from 10.4 percent to 10.3 percent in February - the rate at which the unemployment numbers had rested in December 2012." Table H-3.5 shows the industry sectors in which residents of the City are employed (note that this table does not show the location of these jobs, which may be within or outside of the City limits). Table H-3.5: Employment by Industry, 2006 and 2010 Agriculture, Forestry, Other 454 0.5 Agriculture, Forestry, Other 313 0.4 Construction 5,491 6.4 Construction 4,556 5.9 Manufacturing 9,345 10.8 Manufacturing 7,969 10.1 Wholesale Trade 2,413 2.8 Wholesale Trade 1.918 2.4 Retail Trade 8,687 10.0 Retail Trade 8,373 10.6 Transportation 3,851 4.5 Transportation 3,974 5.0 Information 5,010 5.8 Information 4,912 6.2 Finance 6,114 7.1 Finance 5,854 7.4 Professional 10,387 12.0 Professional 10,343 13.1 Educational 17,383 20.1 Educational 14,673 18.5 Arts, Entertainment 8,619 10.0 Arts, Entertainment 7,851 9.9 Other Services 4,256 4.9 Other Services 4,303 5.4 Public Administration 4,452 5.1 Public Administration 3,965 5.0 Total 86,462 1 Total 79,104 Source: U.S. Census and American Community Survey October 2013 H-34 City of Santa Clarita General Plan Housing Element More than 40% of workers living in Santa Clarita in 2010 were employed in management and professional occupations, a slight increase from 2006. . There has been a slight increase in construction, maintenance jobs since 2006. Table H-3.6 shows the occupations in which residents of the City are employed (note that this table does not indicate the location of these jobs, which may be within or outside of the City limits). Table H-3.6: Emalovment by Occuaation Management, professional 34,662 40.1 Management, professional 29,579 37.4 Service occupations 14,248 16.5 Service occupations 14,544 18.4 Sales and office 23,133 26.8 Sales and office 22,202 28.1 Construction, maintenance 7,142 8.3 Construction, maintenance 6,114 7.7 Production trans ortation 7,277 8.4 Production, transportation 6,665 8.4 Total 75,361 Total 79,104 Source: American Community Survey: Selected Economic Characteristics 2006, 2007-2011 The Census does not provide data on the number of jobs within Santa Clarita. It does however, ask, whether the employed population works within or outside its City of residence' and the length of time required for the commute to work. In Santa Clarita in 2010, 2.8% of the workers walked to work. The mean travel time for workers 16 and over was 32.9 minutes. In the General Plan Land Use Element, the City has adopted a goal of at least 1.5 jobs per household at buildout, along with policies to promote job development. To accomplish this, the City will pursue two jobs for every new household as part of its General Plan. The efforts of the City to facilitate development that provides local jobs will help residents afford housing within the City. However, because of the housing prices in Santa Clarita, it is likely that low wage service and manufacturing jobs will continue to be filled by workers who live outside the City. On its website, the City has posted a list of the largest employers in Santa Clarita. Table H-3.7 shows these employers and the number employed by each in 2011. The two largest (and largely overlapping) categories of employers are public agencies and education. There are 8,711 jobs in education (42.3% of all jobs in the table) and 9,542 jobs (46.6%) of jobs in public agencies. '2010 Census Table P27, Place of Work for Workers 16 Years and Over H-35 October 2013 Housing Element City of Santa Clarita General Plan iaoje n-a.r: Largest William S. Hart Union School District tm io ers in the %,rzy Public Junior & Senior High School Dist. 2,988 Six Flags Magic Mountain Theme Park 2,230 Saugus Union School District Public Elementary School District 1,900 Princess Cruises Vacation Cruise Service 1,625 College of the Canyons Community College 1,603 U.S. Postal Service Governmental - Postal Service 1,564 Henry Mayo Newhall Memorial Hospital Health Care Services 1,356 Newhall School District Public Elementary School 854 Quest Diagnostics Medical R&D 850 The Master's College Private Liberal Arts College 841 Woodward HRT Aerospace Manufacturer 740 City of Santa Clarita Municipal Government 633 Wal-Mart Retailer 592 California Institute of the Arts Private Art School 525 Pharmavite Manufacturer: Dietary, Mineral, Herbal Supplements 480 Aerospace Dynamics International Aerospace Structural Components 470 ITT Aerospace Controls manufacturer: Aerospace Structural Components 420 Aravto Digital Business Services 400 Contractors Wardrobe Manufacturer: Home Improvement Products 400 Total 20,471 Source: City of Santa Clarita website Forecast, May 2011 B. Overpayment and Overcrowding www.santa-clarita.com; The California Economic The following section addresses two critical components of housing: overcrowding and overpayment. These two topics are both related to lack of housing affordability and demonstrate the need for creating more opportunities for affordable housing. Overcrowding The Census defines overcrowding in a dwelling as 1.01 or more persons per room. The kitchen, living, dining and bedrooms are counted as "rooms" but the bathroom is excluded, for purposes of this definition. A unit is considered severely overcrowded if there are 1.51 or more persons per room. Overcrowding can indicate a problem with housing affordability. Typically, October 2013 H-36 City of Santa Clarita General Plan Housing Element overcrowding results when, in order to cope three or four bedrooms squeeze into a smaller sharing an apartment or single-family home. lith high housing costs, households that need apartment, or two families reduce expenses by According to the 2011 American Community Survey 1 -Year Estimates, 1,359 or 3.5% of Santa Clarita's 38,842 owner -occupied units were overcrowded and another 233 or 0.6% were severely overcrowded. Overcrowding was more frequent among renter households than owner - occupied dwellings, with 1,934 or 10.2% of the 18,957 rental households reporting more than 1.01 persons per room, and another 171 or 0.9% severely overcrowded households reporting 1.51 or more persons per room. Among renter households, the amount of overcrowding (a total of 11.1% of renter households) has decreased compared to the 2000 Census data. Overpayment Table H-3.8 shows the housing cost burdens of Santa Clarita renters and owners according to the 2005 — 2009 American Community Survey (from the SCAG Existing Housing Need Data Report). 2 Federal standards set the amount that lower income households should pay for rent at about 30% of their income. Federal Housing Administration (FHA) guidelines for owners set the proportion of gross income paid for mortgage costs alone at 29% of income, with an allowance of 41 % of gross income for all debt. Of the total 14,814 renter households in the City, 2,373 are housing cost burdened and 3,976 are severely cost -burdened. Among the 40,188 owner households, 6,819 are cost -burdened and 7,139 are severely cost -burdened. Table H-3.8 shows these figures as a percentage of total households. H-3.8: Cost Burden 35% to 49.9% Cost Burden in Santa Clarita 16.0% 1 17.0%% 1 16.7% I Cost Burden > 50% 1 26.8% 1 17.8% 1 20.2% 1 Source: SCAG Existing Housing Needs Data Report, - 2005-2009 American Communities Survey C. Households with Extremely Low Incomes Data from the 2011 American Community Survey 1 -Year Estimates show that 13,322 individuals (7.6%) of Santa Clarita's population, and 2,211 families (5.1%), lived below the poverty level. The rate of poverty for families Countywide was considerably higher at 14.5°/x. However, both poverty rates may be underestimated. In a May 2006 report for the Public Policy Institute of California, Deborah Reed analyzed the cost of living nationwide and concluded that because California has a substantially higher cost of living than many other areas in the country, Z Table H3.8 refers to income as a percent of MR. This is median family income, a measure used by the U.S. Census. The median is the midpoint of all family incomes, the point at which half of all families earn less and half earn more. See Section I F, definitions of Housing Terms, for more information. H-37 October 2013 Housing Element City of Santa Clarita General Plan a California poverty rate of 15% is actually comparable to 18% in terms of the buying power of California incomes.' The poverty level for a three-person family in California 2013 was $19,530. In contrast, the 2013 HUD -established income limit for a family of three at 30% of median (extremely low income) in the Los Angeles -Long Beach Metropolitan Statistical Area (MSA) was $22,400. Based on the 2011 American Community Survey 1 -Year Estimates, the total number of people in Santa Clarita living in poverty was 13,322. Of that total most of the people living in poverty (7,751 or 58%) were adults age 18 to 64. Another 29% were children under age 18. Thirteen percent were adults aged 65 and over. Poverty persists, even among working families, because much of the job growth in Southern California has been in the low-wage service and retail sectors. These jobs, paying less than $10 per hour, do not provide full-time workers with enough income to lift their families out of poverty. For example, a full-time worker earning the California minimum wage of $8.00 per hour earns only $16,640 per year. Table H-3.9 provides data from the Comprehensive Housing Affordability (CHAS) tables prepared by HUD for use in Consolidated Plans. These tables are a special run of data from the 2000 Census. The table summarizes data for extremely low-income, non -elderly households. (Data for one- and two -person elderly households are in the Special Needs Section under Elderly.) As shown on Table H-3.9, large numbers of Santa Clarita's extremely low income households have excessive housing cost burdens. Nearly three quarters of all renter and owner households earning less than 30% of median income in 2000 were paying more than half their incomes for housing. Table H-3.9: Housing Cost Burden for Non -Elderly, Extremely -Low Income Households, 2000 Small Large All Small Large All Elderly & Related Related Other Related Related Other Non Elderly Household Income 889 214 10,005 149 10 249 4,348 <=30% MFI Cost Burden > 83.8 83.6 78.6 86.6 100 80.3 74.1 30% Cost Burden > 74.8 67.3 73.6 86.6 200 76.3 61.9 50% Any Housing 86.5 100 80.6 86.6 200 80.3 74.1 Problem Source: HUD User CHAS Databook from Census 2000 data http://socds.huduser.or,q/chas/index.html ' Reed , Deborah. (May 2006). "Poverty in California." California Counts Vol. 7. No. 4. Publisher: The Public Policy Institute of California. October 2013 H-38 City of Santa Clarita General Plan Housing Element D. Characteristics of Existing Housing Stock Increase in Housing Units According to the California Department of Finance (DOF), there were 70,926 households in Santa Clarita in December, 2012. Between 2008 and 2013, Santa Clarita's housing stock increased by 12,212 units, a majority of which were the result of annexations. . Table H-3.10 shows the housing production numbers for the City as tabulated by the DOF. Table H-3.10: Increases in Santa Clarita's Housing Units 2000 - 2012 Year 2000 Total Units _ 52,456 Single- Family Detached 31,784 Single - Family Attached _ 6,314 2-4 Units ,;. , , 2,547 5 Units , _ ,, 9,571 Mobile Homes ",_ , 2,240 Occupied Units 50,798 Vacancy Rate Persons Per Household 3.16 2.948 2001 52,750 32,092 6,314 2,573 9,571 2,240 51,121 3.16 2.980 2002 53,612 32,549 6,314 2,601 9,908 2,240 51,917 3.16 3.021 2003 54,579 32,857 6,314 2,622 10,546 2,240 52,853 3.16 3.051 2004 54,810 33,085 6,314 2,625 10,546 2,240 53,077 3.16 3.073 2005 55,439 33,519 6,314 2,820 10,546 2,240 53,686 3.16 3.083 2006 55,530 33,606 6,314 2,824 10,546 2,240 53,774 3.16 3.081 2007 58,568 36,020 6,938 2,824 10,546 2,240 56,715 3.16 3.082 2008 58,714 36,160 6,937 2,831 10,546 2,240 56,859 3.16 3.089 2009 61,558 37,000 6,937 2,831 12,542 2,240 56,859 4.11 2.945 2010 62,055 37,016 7,050 2,674 13,030 2,285 59,507 4.11 2.939 2011 62,108 37,049 7,050 1 2,674 13,050 2,285 1 59,558 1 4.11 2.945 2012 62,223 37,144 7,050 2,674 13,070 2,285 59,668 4.11 2.950 2013 70,926 42,353 8,032 3,047 14,891 2,603 67,820 4.40 3.000 Source: California Department of Finance, Report E-5 revised Mar. 2013 Table H-3.11 shows that the primary growth of housing stock in the City of Santa Clarita has occurred via annexation. In 2012 alone, over 9,000 new housing units were annexed into the City. Table -3.11 is presents a more accurate representation of housing numbers because DOF data tends to reflect conditions from the prior year. Table 3.11 also provides the source for determining whether the City met its RHNA obligation between 2006 and 2012. The City's data shows clearly that 851 units were newly constructed in Santa Clarita between 2006 and 2012, 9% of the City's RHNA obligation of 9,598 units. °Table 825024 "Units in Structure," 2006 American Community Survey H-39 October 2013 Housing Element City of Santa Clarita General Plan Table H-3.11: Santa Clarita Housing Growth 2000-2012 2000 288 - 2001 931 294 2002 962 862 2003 553 967 2004 1,685 231 2005 187 629 2006 146 91 2007 Annexed units New units 225 3,038 2,643 (annexed) 395 2008 102 144 2009 87 2,844 2010 103 497 2011 115 53 2012 73 9,171 (annexed) 115 TOTAL 14,628 9,765 Source: DOF Report E-5 revised January, 2008 Households by Tenure According to the American Housing Survey, 39,373 or 74% of Santa Clarita's housing units were owner occupied, and 13,809 or 26% were renter -occupied in 2006. Vacancy According to the DOF, the residential vacancy rate in Santa Clarita has been fairly constant at approximately 3% to 4%.Housing Stock by Year Built The majority of the homes in what is now the City of Santa Clarita were developed before incorporation in 1987. The City is made up of recently -developed suburban communities in which a significant number of the homes were constructed in 1980 or later. More than one third of all residences in the City were constructed between 1980 and 1989 (see Table 3.12). In contrast, average housing stock throughout the County is considerably older, with 78% of the homes built before 1980. October 2013 H-40 City of Santa Clarita General Plan Housing Element The relatively recent development of most of the housing stock means that most of Santa Clarita's neighborhoods are in good condition. A survey of housing conditions conducted in selected neighborhoods found that fewer than 8% of structures were in need of substantial rehabilitation (see Table H-3.19). Table H-3.12: Santa Clarita and Countvwide Housing Stock. by Year Built 5 2005 or later7711,7 167 1.6 19,929 0.5 2000-2004 372 8.3 99,947 3 1990-1999 , 13.9 204,407 6.1 1980-1989 18,532 34.1 397,708 11.8 1970-1979 9,777 18.0 481,406 14.3 1960-1969 10,318 19.0 497,799 14.8 1950-1959 1,551 2.9 733,349 21.9 1940-1949 672 1.2 414,421 12.3 Before 1940 498 0.9 506,452 15.1 Total 54,2951 100 1 3,356,4181 100 Source: 2006 ACS and California Dept. of Finance Report E-5 2007 Home Prices and Rental Rates Table H-3.13 summarizes a survey of the advertised rents in 808 rental units listed online in May, 2008. The table shows the range of rents and the median rent (the point at which half of the rents are higher and half lower) for units of different sizes. The income needed to afford the rent was calculated at two and a half (2.5) times the monthly rent, or about 40% of gross income, based on information provided by property managers surveyed. The cost of utilities is not included. Table H-3.13: Market Rents, Santa Clarita 2008 1 bedroom apt/house 167 $740-1769 $1,177 $1,275 $35,310 2 bedroom apt/house 372 1,000-2,795 1,609 1,590 48,270 3 bedroom apt./house 197 1,097-3,200 2,178 2,100 65,340 4 bedroom apt/house 72 1,650-7,000 2,869 2,800 86,070 H-41 October 2013 Housing Element City of Santa Clarita General Plan Table H-3.14 shows the maximum rents that the Los Angeles County Housing Authority will approve for tenants with Section 8 vouchers. The "fair market' rents in each area are designated by HUD through a process in which the local housing authority submits a survey of area rents and recommendations for maximum allowable rents, and HUD staff review and approve or change the recommendations. HUD -approved "fair market rents' are set for the whole County or metropolitan statistical area and may be lower than median rent in many communities, making it difficult for renters with Section 8 vouchers to find apartments that the housing authority will approve. Table H-3.14 shows that, when compared with the median rents in Table H.3.13, HUD -approved maximum rents fall below both the median and the average rents for Santa Clarita. Nevertheless, the rent range in Table H-3.13 shows that there are units available at a cost that the Section 8 program would approve. So renters with Section 8 vouchers may have a hard time finding apartments that rent at a cost the housing authority will approve, but some units at "fair market' are available in Santa Clarita. 8 Fair 0 Bedroom (studio) $ 911 1 Bedroom $1,101 2 Bedrooms $1,421 3 Bedrooms $1,921 4 Bedrooms $2,140 5 Bedrooms $3,151 ng Authority, County of Los Angeles Table H-3.15 and Exhibit H-3.1 shows the average price for single-family homes and condominiums in Santa Clarita in December, 2012, and the percentage decline from the average price in the same zip code in January, 2012. It should be noted that price declines have not occurred uniformly throughout the City. October 2013 H-42 City of Santa Clarita General Plan Housing Element Tables H-3.16 and H-3.17 show the costs and income needed to afford single-family homes and condominiums in December, 2012. The calculations are based on a 10% down payment with an interest rate of 3.25%. Monthly payments include property taxes, hazard insurance, and mortgage insurance. A comparison of housing prices in these tables with the income distribution shown in Table H- 3.4 indicates that condominiums are generally affordable to households earning the median income in Santa Clarita. H-43 October 2013 EXHIBIT H-3.1 ZIP CODE BOi} )ABYW- Zipcode Boundary 91321 - 91350 - 91351 — 91354 91355 91381 ® 91384 - 91387 91390 92371 ® Rail Station r.. o z® amo nem 0 025 03 1 m 91384 m Y m �» �MCM 0.�D m#7 91381 '3 J r—._—�._._�__., r A a 91355 am 91354 � 9 tix. 91350 ♦�- l6whs �ve+r.�6 ems_ F f�a� ��, _"A pgyptP6"'� 91355 To 4o s 1n9e7Ps Pt 91321 r,c 91390 r,Jz 9 L_. Pa1i� 9138' L � i O z z b 91,371 a t � 9 tix. ♦�- l6whs �ve+r.�6 ems_ F f�a� ��, _"A To 4o s 1n9e7Ps Pt 91321 r,c 91390 r,Jz 9 L_. Pa1i� 9138' L � i O z z b 91,371 City of Santa Clarita General Plan Housing Element Table H-3.16 Cost and Income Needed to Purchase a Single -Family Home in Santa Clarita, Dec 2012 91351 $296,000 $266,400 $29,600 $1,652.73 $59,412 - $66,108 91350 91321 $84,000 $75,600 $8,400 $676.31 $22,548 - $27,048 $359,000 $323,100 $35,900 $2,004.49 $66,816-$80,184 91387 $361,000 $324,900 $36,100 $2,015.66 $67,188 - $80,628 91355 $449,000 $404,100 $44,900 $2,507.01 $83,569 - $100,284 91354 $410,000 $369,000 $41,000 $2,289.25 $76,308 - $91,572 91321 $400,000 $360,000 $40,000 $2,233.41 $74,448 - $89,340 91384 $407,000 $366,300 $40,700 $2,272.50 $75,864 - $91,032 91390 $430,000 $387,000 $43,000 $2,400.92 $80,028 - $96,036 91381 $558,000 $502,200 $55,800 $3,11.64 $103,848 - $124,620 Source: www. mortgage 101.com Table H-3.17 Cost and Income Needed to Purchase a Condominium in Santa Clarita, Dec 2012 Source: www.mortgage101_com H-45 October 2013 $147,600 $16,400 $1,034.70 $34,488-$41,388 91351 $164,000 91321 $84,000 $75,600 $8,400 $676.31 $22,548 - $27,048 91387 $208,000 $187,200 $20,800 $1,231.81 $41,064-$49,272 91384 $255,000 $229,500 $25,500 $1,442.36 $48,084-$57,696 91355 $311,000 $279,900 $31,100 $1,688.93 $56,436-$67,728 91350 $220,000 $198,000 $22,000 $1,285.57 $42,852-$51,420 91354 $320,000 $288,000 $32,000 $1,733.55 $57,780-$69,348 91381 $280,000 $252,000 $28,000 $1,554.36 $51,816-$62,172 Source: www.mortgage101_com H-45 October 2013 Housing Element City of Santa Clarita General Plan Foreclosures The subject of foreclosures on mortgage loans for homes and condominiums has been of national and statewide concern since 2007 due to the large number of families that have lost their homes since that time. In many cases, foreclosures have occurred on loans that were made subject to adjustable interest rates and/or balloon payments that seemed reasonable in an expanding housing market, but which became excessive for homeowners in an economic downturn and contracting housing market. In the context of the Housing Element, foreclosures are an issue because they result in displaced households that may have trouble finding adequate, affordable replacement housing; they may result in vacant housing stock that is subject to vandalism or lack of maintenance; and the foreclosure crisis affects the economy due to loss of jobs in construction, finance, real estate, and related industries. Foreclosures pose a number of problems for the Santa Clarita community by displacing families, depressing housing prices (which are continuing to fall as demonstrated by Table H-3.15), and leaving some neighborhoods with vacant housing that is not adequately maintained. A more extensive discussion of foreclosures is provided in the section of the Housing Element entitled Non -Governmental Constraints (Part VII), which discusses current programs that help families facing foreclosures and programs that might address the maintenance issues resulting from vacant, foreclosed units. The City does not have a count of how many foreclosed units are vacant at any one time, nor does the housing conditions survey conducted by City staff in February 2008 separately report properties that appeared to be vacant and unmaintained (See Table H-3.19 and related discussion). Table H-3.18: Foreclosures in Sa 91321 91350 91351 91354 91355 91381 91384 91387 91390 Total Source: City of Santa Clarita October 2013 H-46 Clarita. From March 2012 to March 2013 113 177 187 146 162 104 146 218 139 1,392 unity Dev Department City of Santa Clarita General Plan Housing Element Mobile Home Parks There are 16 mobile home parks in the City of Santa Clarita, comprising 2,009 spaces (See Exhibit H-3.3). On its website, the City provides a list of these parks along with contact information. Of these individual spaces, 1,964 are subject to the City's mobile home space rent control ordinance, with 436 spaces reserved for seniors. In addition to regulating the amount that park owners can charge owners of park residents for space rent, City ordinance also regulates the closure of mobile home parks, requiring that the owners provide notice and pay for the relocation of mobile homes to another comparable park within the City of Santa Clarita. Space rent for mobile homes is adjusted annually subject to appeal to a five -member adjustment panel. H-47 October 2013 IF .00 Y LJ ES "s� ass 00 a . s i a n�P � lilt 15 llr h/1 u rICT4 9 t iiia11,41 4 °`nM rlq Hnui�ry� - Sr ypr r4i , Ate-99j"Pa 01 nn nME" ; wuiV I>irnkr �� N6•IHJry 1. {1 J �Aiidi� 'R4 l 71 _ I� ll 5 (1 ..t � _ JAZ. •. Ti►Ar:_ _ 3? ,q rr5i 1 l Fc YYYY (a � R tlg f Q � h1 I.1 Y N u n m T 0 w ry m Y rICT4 9 t iiia11,41 4 °`nM rlq Hnui�ry� - Sr ypr r4i , Ate-99j"Pa 01 nn nME" ; wuiV I>irnkr �� N6•IHJry 1. {1 J �Aiidi� 'R4 l 71 _ I� ll 5 (1 ..t � _ JAZ. •. Ti►Ar:_ _ 3? ,q rr5i Housing Element City of Santa Clarita General Plan Two mobile home parks in Santa Clarita have applied for change in use. The Caravilla Mobile Home Park finalized the conversion process to become a tenant -owned park in 2008, but was unable to sell any spaces to tenants. The Tentative Tract Map submitted as part of the conversion process has been extended a number of times, but it is unknown if the park will be able to sell at least one space to a tenant by the final deadline. The owner of Canyon Breeze Mobile Home the Park has received a Final Permit to close the park in 2008 however the closure was never finalized. Due to the economic downturn of 2008, the park owner was unable to finalize compensation agreements with the all park residents, and was unable to close fully and turn the space into a commercial retail development. There were originally 90 owner -occupied mobile homes in this park. As of this date, fewer than 25 owner - occupied units remain. The balance of the spaces are occupied by tenants living in units owned by the Park. Housing Condition As shown in Table H-3.12, almost 60% of the City's housing stock has been constructed since 1980. The relatively recent development of much of the City means that most of the housing has been built pursuant to recent building codes and seismic standards, is served by adequate sewer and utility systems, has access to adequate schools and parks, and is maintained in a safe, habitable condition for residents. A few portions of the City have older housing units, in which property maintenance issues arise more often. These areas are regularly monitored by the City's Community Preservation Section to ensure that property maintenance issues are addressed immediately before the properties deteriorate into a blighted condition. Lack of maintenance can have a negative effect not only on the value of an individual home, but on the value of adjacent properties in a neighborhood. The City pursues remedies to gain code compliance, and offers assistance to qualified homeowners with maintenance needs that they cannot afford to pay for themselves. The City's Community Preservation program responds to complaints as well as conducting regular proactive inspections in selected areas where there are concentrations of structural problems and/or deferred maintenance. The City's Community Preservation Division funds rehabilitation loans for eligible property owners who need to replace building components, and a handy worker program operated by the Senior Center for property owners who need minor repairs or retrofits to make their homes handicap accessible. State law requires that the Housing Element address the condition of the City's housing stock. To comply with this requirement, staff conducted a windshield survey in 2007 of the areas which have been identified as having older housing stock with potential for property maintenance needs. The survey did not identify each property with maintenance issues, but instead assessed the overall housing conditions in each area surveyed. Table H-3.19 and Exhibit H-3.4 summarizes overall conditions in the survey areas and estimates that between 120 and 208 residential properties in the survey areas, or between 4% and 7% of all properties surveyed are in need of some maintenance or rehabilitation to meet minimum habitability standards of the City. Examples of the property characteristics considered in staffs survey to determine overall housing conditions within these areas included the following: Neighborhood infrastructure and planning issues: Irregular lot lines and/or substandard lots; inadequacy of the streets, parking and lighting; abandoned, vacant and unhealthy October 2013 H-50 City of Santa Clarita General Plan Housing Element properties; no curbside house numbers; incompatibility of residential uses with adjacent commercial and industrial property. Health and safety: Overcrowding; unsanitary conditions in garbage or other areas; visible/overfilling garbage cans; mildew; lack of ventilation. Landscape: Overgrown or poorly irrigated lawns/landscape, including overgrown trees, leaf buildup, poor landscaping, injured, diseased or dead plants; flammable vegetation in a fire hazard area. Structural conditions: Deferred maintenance; worn, weathered, or split porch beams; faulty siding; damaged/cracked/broken windows; damaged garage door; warped, sagging or missing garage door; damaged or stained walls; damaged roof shingles; missing screens; chipped, peeling, or faded paint; chipped stucco; asphalt or cracked concrete driveways; concrete damage from tree roots; dilapidated fencing; poorly built/faulty balconies; inadequate gutters and storm drains. Table H-3.19: Housin Condition Surve 2007 Newhall (Areas 1-5) SFR, MFR B+ 15-25 10-15% 475 Newhall (Areas 6, 9-15) SFR A 0-14 0-9% 380 Newhall (Areas 13, 17-24) SFR, MFR B 25-35 16-20% 420 Newhall (Areas 16, 30-33) MFR, MFR, B 25-35 16-20% 30 Placenta and Sand Cyn. SFR B+ 15-25 10-15% 160 Saugus (Areas 34-41 and 47- 52) SFR A 0-14 0-9% 511 Canyon Count Areas 57-64) SFR, MFR B+ 15-25 10-15% 515 Canyon Count Areas 65-69) SFR, MFR B 25-35 16-20% 400 MFR = Multi -Family; SFR = Single -Family; MH = Mobile Home 120-208 2,891 Source: City of Santa Clarita Community Development Department, 2007 4 Blighted Conditions/Deterioration Checklist: Based on the exterior evaluation of residential dwellings in the specified areas, structures are to be rated according to the following grade scale: A — Good = No visible factors of deterioration evident B — Deferred Maintenance (minor repairs) = 1-2 factors of visible deterioration evident C — Substandard Conditions, suitable for rehabilitation = 3-5 factors of visible deterioration evident D — Substandard Condition, not suitable for rehabilitation = 6 or more factors of visible deterioration evident (specified areas will be grouped under grades A -D) H-51 October 2013 Fri N41 AAW IR - "ki F.'917 1� quis RI[ZI - I -\-t/ I NXI Housing Element City of Santa Clarita General Plan The following paragraphs summarize the areas surveyed, and the housing conditions that were documented in staff's survey. The survey areas were determined based on overall housing conditions, Community Preservation areas and an age of structures summary. • Newhall Area Areas 1-5 in Newhall are comprised of mostly single-family homes and some multi -family buildings. This area received a "B+", indicating a need for only minor deferred maintenance. In this area, the most common visible factors of deterioration were poorly landscaped front lawns, asphalt driveways in disrepair, faded paint, chipped stucco, and overgrown vegetation. The number of homes with these conditions affected the overall grade of this area. Areas 6 and 9-15 in Newhall are comprised mainly of single-family residences. This area received an "A" for the overall grade for maintenance. There were isolated homes that showed some deterioration; however, overall this is a well-maintained area in which homeowners have preserved the property's original condition. Areas 13 and 17-24 in Newhall have a housing stock made up of a mixture of multi -family and single-family residences. Much of this area contains substandard lots that do not meet current zoning requirements for width, area, or other residential property standards, and most of the homes in this area do not meet the current code requirements. There is a large number of commercial properties in the area with insufficient buffers from adjacent residences. The area received a "B" for its overall housing condition. The most visible factors identified included poorly landscaped and irrigated lawns, poor building structure upkeep including dilapidated roofs, and poorly -constructed structures. Areas 16 and 30-33 comprised a mixture of residential developments including single-family, multi -family, and mobile homes as well as an assortment of commercial and industrial uses. Most of the multi -family residences are in decent condition. The single-family homes appear to be from a newer development and therefore have not seen much decline in housing condition. The mobile home park has some visible impacts that take away from the overall condition of this study area. The overall grade of this area is a "B" with some areas of deferred maintenance. • Placerita Canyon and Sand Canyon Areas 43-46 are locally referred to as Placerita Canyon, and Areas 70-76 are referred to as Sand Canyon. These are historically rural communities that have their own special standards to help preserve their rural characteristics. These communities, mostly single- family residences, received an overall grade of a "B+" due to lack of maintenance of numerous isolated properties. However, most of the properties surveyed in these areas are well maintained and in good condition. • Saugus Areas 34-41 and 47-52 in the community of Saugus contain mostly single-family residences. This area received an "A" for the overall condition of maintenance. There were isolated homes that showed some deterioration; however, overall this is a well-maintained area where homeowners preserve the property's original condition. October 2013 H-56 City of Santa Clarita General Plan Housing Element • Canyon Country Areas 57-64 in Canyon Country have a mixture of multi -family and single-family residences. This area was affected by the most recent wildfire (Buckweed) in October, 2007, which destroyed and damaged approximately two dozen homes. The area received a "B+" for its overall condition. The most visible factors in this area identified as needing improvement included poorly landscaped and irrigated lawns, poor building structure upkeep including dilapidated roofs, and poorly -constructed structures. Areas 65-69 have a mixture of residential developments including single-family, multi -family, and mobile homes, as well as an assortment of commercial and industrial uses. Most of the multi -family residences are in adequate condition. The single-family neighborhoods in this area include newer subdivisions in a good condition of repair, and older development with some maintenance conditions noted. The overall grade of this area was "B", due to some areas of deferred maintenance. • Valencia The Valencia community contains mainly mostly single-family residences. The area received a cursory review of the housing conditions and property upkeep. Overall the area is maintained in good condition. The Valencia area did not receive a grade as it was not part of the Citywide survey. Existing Subsidized Housing at Risk of Losing Subsidies Section 65583(a)(8) of California housing element law requires each city and county to identify the assisted housing units in its jurisdiction that are at risk of conversion to market rates within ten years. The element must conduct an analysis that includes an inventory of all such units, an estimate of the cost of preserving the existing units or producing comparable new units, and the availability of nonprofit corporations capable of acquiring and operating these units. Possible financing sources for preservation or replacement must also be identified. Finally, the analysis must state the community's goals, quantified objectives; policies and programs for housing preservation and production (see Section VIII, Policies and Programs.) In compliance with these State requirements, the following analysis covers the 10 -year period between 2013 and 2023. Overview of At -Risk HUD -Assisted Multi -Family Housing Programs • Section 221 and 236 Mortgages In the 1960s and 1970s, the federal government provided a number of different types of subsidies to private developers to build housing with rents affordable to low-income households. Two of these programs, Section 221 (d)(3) Below Market Interest Rates (BMIR) and Section 236, were targeted to households whose incomes were too high for public housing but who could not afford market -rate rents. Reduced interest rates of only 1% to 3% were granted in exchange for agreements that made rents affordable for at least 20 years. After 20 years, owners could pre -pay their 40 -year HUD mortgages and raise their rents to market rates. In the 1970s and later, when it became necessary to more deeply subsidize units and offset operating cost deficits. HUD added a new subsidy H-57 October 2013 Housing Element City of Santa Clarita General Plan program, Section 8 Loan Management Set-aside. Nearly half of the units in the 221(d)(3) BMIR and 236 programs also have the Section 8 Set-aside. Section 8 Project -Based Units Congress created the Section 8 New Construction and Substantial Rehabilitation Program in 1973. Unlike the Section 8 tenant assistance program that provides vouchers to individual households, these project -based subsidies were attached to the units. However, the subsidies did not run for the life of the project; instead, HUD provided a 15- or 20 -year commitment for rental subsidies. Tenants were required to pay 25% (now 30%) of their incomes for rent. HUD sets a "contract rent" for the units and then pays the difference between that rent and the tenant's payment. Families and individuals earning no more than 30%, 50%, or 80% of area median income are eligible for these units. According to the California Housing Partnership Corporation, in 1997 Congress changed the rules governing Section 8 contracts when it adopted the Multi -Family Assisted Housing Reform and Affordability Act (MAHRAA). This legislation provides funding for expiring Section 8 units. Owners are not obligated to renew expiring Section 8 contracts or to maintain the affordability of their units. Instead, if they choose, they can decline to renew the Section 8 contracts and raise their rents to market rates. Owners of many buildings subsidized by Section 221 (d)(3) and 236 are now eligible to pre- pay their mortgages. In order to do so, the owner must file a notice of intent and provide a year's notice to HUD and to tenants. In properties that also have Section 8 Loan Management Set-aside contracts, the owner's decision to pre -pay the underlying loan and opt out of the Section 8 contract will probably be influenced by whether the Section 8 rents are higher or lower than the market rents in the surrounding area. In areas where market rates are higher, the owner may want to pay off his HUD obligation so that he/she can charge market rates as soon as the Section 8 contract expires. If the owner decides to sell, California Government Code Section 65863.11 requires owners of HUD -subsidized buildings who put these buildings on the market to give nonprofit organizations the first right of refusal. Pursuant to California Government Code Section 65863.10, owners must also file a notice of intent with the State when they decide to prepay a federally—assisted mortgage, terminate mortgage insurance, or opt out of rent subsidy contracts. These notices must be filed twice, at one year and at six months before the date of prepayment or termination. The notice must also be sent to all affected tenants. The California Department of Housing and Community Development (HCD) provide the notification forms and a list of owner prepayment notifications on its website at htto://www.hcd.ca.gov/hr)d/hrc/tech/presry/. However, neither HCD nor HUD monitors the notices, including the tenant notices. Multi -Family Bond -Financed Proiects There are 8 properties in Santa Clarita financed by Multi -Family Revenue Bonds, with affordable housing regulatory agreements that are monitored by the Los Angeles County Community Development Commission. One additional property with 14 units is made affordable through a loan from LA County which was guaranteed by the Federal Housing Authority. These properties have a total of 296 units with rents affordable to households at 80% or less of County median income, and 200 with rents affordable to households earning 50% or less of County median October 2013 H-58 City of Santa Clarita General Plan Housing Element income. Managers of these units are required to recertify tenant households every two years to demonstrate that the "affordable" units are occupied by income -eligible households. The regulatory agreements for these projects are all recorded and run with the land. Thus, if the project is sold, the new owner must honor the regulatory agreement until it expires. As shown in Table H-3.20, most of the regulatory agreements have similar expiration dates as the bond pay- off dates. But in one case the regulatory agreement will continue for 17 years after the bond pay-off date and in one other case the bond due date outlasts the regulatory agreement by 15. In the last 10 years one project with 130 total units and 26 units at 80% of median noticed its tenants in 2006 when the bond and regulatory agreements both expired, and by the end of 2007 this project raised its rent. Tenants unable to pay the new rents had to move. Unlike tenants of HUD -financed projects who receive Section 8 vouchers when owners pre -pay their mortgages and raise rent to market rates, tenants in expired bond financed projects do not receive any program -related assistance when subsidies expire and owners raise the rents. However, the owner still has to file the state notices and all the relevant paperwork. Neither HCD nor the bond -issuing agencies monitor the notices to tenants if a bond project pays off the bonds. A number of localities have passed ordinances requiring the notices to also be sent to the City. Cities can set up programs that monitor the notices and follow up to make sure that owners follow all required notice procedures. All the required forms and the State notice list are posted online at the website of the California Department of Housing and Community Development is http://www.hcd.ca.gov/hpd/hrc/tech/i)resrv/. Given that in the planning period 192 units are at high risk of losing their subsidies and converting to market rates, the City should consider programs to monitor the provision of notices required by State law (Goal HA). State and County Subsidized Projects At Risk of Conversion to Market Rates in the Next Ten Years The regulatory agreement for Meadowridge, which has 36 affordable units, will expire in 2014. The bonds were paid off in 2009. Since the owner of Diamond Park recently refinanced and extended their bond agreements in order to renovate their buildings, it is possible that the owner of this project may do likewise. The at -risk units could also be protected through purchase by a nonprofit owner using a combination of bond funds and the 4% tax credit, or replaced through bond and tax -credit -financed new construction of either mixed -income projects or projects that are 100% affordable. If the owners do not refinance, then the renters who live in Meadowridge's 36 very -low income units may have difficulty finding other affordable units. Furthermore, if these low-income residents are forced to move due to rising rents, they will not be eligible for any relocation assistance. The City has in place a program to monitor these units and work with the owners to identify a strategy to retain the affordability. (Goal HA) The Park Sierra Apartments are also at risk of conversion to market rate in 2015. This building came into the City's jurisdiction through an annexation completed in 2012. City staff will work with the owners and the Los Angeles Community Development Commission to determine if there are alternatives to maintain the affordability as noted in Goal H-4 Table H-3.20 summarizes the status of projects in the City that are at -risk of losing subsidized housing units during the planning period. Exhibit H-3.5 provides the locations of the subsidized affordable housing units H-59 October 2013 Housing Element City of Santa Clarita General Plan Table H-3.20: Risk Status of State -Subsidized Housing Projects *Indicates number of units affordable to households earning no more than 80% or 50% of Area Median Income. Source: Los Angeles County Community Development Commission October 2013 H-60 Funding Total 0 80/0 50/o o Regulatory Bonds Risk over 10 Project Name and Address Source Units * Agreement or Loan Years Expiration Due Park Sierra Apartments High 18414 Jakes Way 156 78 78 9/2015 9/2030 (9/2015) Santa Clarita, CA 91351 Village Apartments Multi -family 23700 Newhall Avenue Revenue Bond 384 39 38 12/2031 10/2014 Very Low Santa Clarita, CA L.A. County Geoff Palmer & Associates HACOLA Canyon Country Villas Multi -family 26741 Isabella Parkway Revenue Bond 328 66 0 12/2032 12/2032 Low Santa Clarita, CA Geoff Palmer & Associates HACOLA Diamond Park Multi -family 27940 Solamint Road Revenue 256 26 26 10/2031 2/2026 Very Low Santa Clarita, CA Bond Geoff Palmer & Associates HACOLA Meadowridge Multi -family 23645 Meadowridge Drive Revenue 176 0 36 10/2014 Bonds Very High Santa Clarita, CA Bond paid -off JH Real Estate Partners HACOLA Sand Canyon Villas Multi -family 28923 Prairie Lane Revenue 215 22 22 12/2032 12/2032 Very Low Santa Clarita, CA Bond Geoff Palmer & Associates HACOLA Sand Canyon Ranch Multi -family 28856 N. Silver Saddle Cir, Revenue 255 51 0 5/2033 5/2033 Very Low Santa Clarita, CA Bond Geoff Palmer & Associates HACOLA Hidaway Apartments L.A. County/ 27077 Hidaway Avenue FHA Loan 67 14 0 N/A 2024 Very Low Santa Clarita, CA Total 1,837 296 200 *Indicates number of units affordable to households earning no more than 80% or 50% of Area Median Income. Source: Los Angeles County Community Development Commission October 2013 H-60 y 0� a ter_ TO�q y I � L �.s u y `91 41 yl ID =IBIT H-35 AFFORDABLE;; FAMILY HOUSIAG At Risk of Conv tmm to Madwt hiss :E8•: Legend Al dabie Fam7y Hmsng F1ai Smear - ttrFac&ws - Paft - AWsaOMt Park �CE.WMI 38 oFwest - CW Co Shopping Mal Sam Clan a:. CkyLnum 7 7 d Ama 44 LM 23700 vale Del Oro 91321 e F � i Bi i ta.r e ° o =as 1 s a •s.e+ P-.@� ee...e�. y 0� a ter_ TO�q y I � L �.s u y `91 41 yl ID Ka Address No. of Units 7 warns 28741 Isabela Pkwygl35l 88 2 D°Pa*Apmbmmb 27WD Sciwmnt Rd 91351 52 3 27077 Kdwmmy Ave. 91351 14 4 MmmdwwidWApwbnmlft 23845 Dr. 91321 38 5 CMMMT 22540 Ga Cr. 91350 28 B SwW Cwwm Ftaede 28858 Slv Sadde Cade 91351 51 7 d Prai* le 91351 iTaertwmes 28923 an 44 8 The 23700 vale Del Oro 91321 77 Housing Element City of Santa Clarita General Plan Federally Subsidized Projects At Risk of Conversion to Market Rates Valencia Villas, a senior housing project, has 75 units affordable to households at or below 30% of median income. It is a Section 221 (d)(3) project with a Project -Based Section 8 contract that expire March 31, 2014. Once the current Section 8 contract expires, it can be renewed annually. The expiration date for the 221 (d)(3) is 2019 but it is subject to prepayment. When asked about their plans for this project, the owners said they intend to maintain the project as affordable until the end of the Section 8 contract and will then consider their options. This project is at high risk for conversion to market -rate rents. Santa Clarita has already lost some of its affordable senior housing during the last planning period. Newhall Terrace, which provided 66 units of affordable senior housing, opted out of its Section 8 contract in 2007 and converted to market rates. A few Section 8 tenants still reside in this project, but the units will not remain affordable once these tenants leave. Table H-3.21: Risk Status of Affordable Senior Housing Projects October 2013 H-62 City of Santa Clarita General Plan Housing Element Source: City of Santa Clarita and Karin Pally Associates H-63 October 2013 Income Target Total Funding Expiration Risk Over 10 Project Name Units Source Dates Years Address Owner Contact Info 80% 60% 50% Valencia Villas 221 (D)(3) 4/2019 High 24857 Singing Hills Drive 76 76 Santa Clarita, CA 91355 Section 8 3/31/2014 661-259-3921 project -based Goldrich and Kest 310-204-2050 Canterbury Village HUD 202 Low 23420 Avenida Rotella 64 64 Santa Clarita, CA 91355 661-255-9797 So CA Presbyterian Homes 818-247-0420 Bouquet Canyon Seniors Tax Credits Low 26705 Bouquet Canyon 264 264 Bond Santa Clarita, CA 91350 661-297-346 Riverstone/HSC 626-910-0800 Canyon Country Seniors Tax Credits Low 18701 Flying Tiger Drive 180 20 200 Bond Santa Clarita, CA 91351 661-251-2900 Riverstone/HSC 626-810-0800 Orchard Arms Conventional N/A N/A 23520 Wiley Canyon Road 182 182 Public Santa Clarita, CA 91321 Housing 661-255-5818 operated by Housing Authority of L.A. L.A. County County Housing Authority Whispering Oak Apartments Los Angeles N/A N/A for age 55+ 20 13 65 County loan 22816 Market Street Santa Clarita, CA 91321 661-259-1583 SHB Financial Corporation Total Units 20 444 355 851 Source: City of Santa Clarita and Karin Pally Associates H-63 October 2013 EXHIBIT Ii -3.6 AFFORDABLE s` tto SENIOR HOUSING At Risk of Conversion "r -4, i to Market Rate Units `e r 7 Legend 4 A' 3 ® Aftdable Senior FiOusnp Z i s+� Rai Stam "7J �^ •.'� �� qP pwks Y Avmnen a tPatconet" r h'? cc,eg&&kW er,iy - sw Gdf Cause i uawa nvca t - Shappro man Santa Ciera Rirer CCity sfix � t~ v r L 1..0t Atli .`S r �.�.. ;,. ! ( r --, ,'. N+ 1 '"'•• . ,..L ,-±- comatY r j =5 i i a 2® Sm A= � ��1L6 0 0?5 DS 1 imC'eaF9ns�di T6nvr, �71e�r-300R .)bb a, H>� sL.tr�dz ma:.r. 7001: Ol254 APE - D It9•tt AtlQNe MIlnbsr OT A.t<amYM UNta 1 Sebois 26705 .91350 2 3enbR Z3420;= ROteta 91355 3 Seitttr CprWNrAv 16701 FhW4 TXW Or. 91351 2DO 4 OMha d AM 23520 W RO 91321 182 5 Val mum 25627 SMV4 HIM Or- 91355 6 6 226/6 ldatelS 91321 78 City of Santa Clarita General Plan Housing Element Summary of At -Risk Units In conclusion, there are 268 affordable units at risk of conversion to market -rate housing during the planning period, including 192family units and 76 senior units. Most of the at -risk units have rents set at 50% of median income. Table H-3.21 and Exhibit H-3.6 summarizes the senior housing projects in the City and their risk status. Preservation or Replacement of At -Risk Units In order to ensure that existing subsidized housing units in the City remain affordable, financing sources must to be identified. The most practical finance source for replacement of the at -risk units at 50% of median income would be a HUD 202 grant, with additional financing from the City to cover the "gap' between the amount of HUD 202 funding and the full cost of property acquisition and construction. However, it would also be possible to use federal low-income housing tax credits (4% or 9% tax credits), combined with City gap financing, a conventional mortgage, and an Affordable Housing Program grant from the Federal Home Loan Bank. Estimated replacement costs for the at -risk units are shown in Table H-3.22. These cost estimates range from $254,822 per unit for financing with low income housing tax credits at 9%, and $277,487 per unit for low-income housing tax credits at 4%.5 Theoretically, the cost to replace the 112 at -risk bond -financed units in the City would be between $48.93 million and $53.28 million. The unit mix for the financing scenario would be 64% one -bedroom and 34% two-bedroom. The income range would be 26% of units rented at 60% of median income, 46% of units priced at 45% of median, 5% of units priced at 40% of median and 11% at 30% of median. Two percent of the units would be rent-free manager units. Available Funding Sources The availability of financing to maintain these affordable units has been severely affected by the dissolution of Redevelopment in the State of California. The AB1X26 legislation and subsequent AB 1484 legislation have prevented the City from using approximate $6 million dollars in Redevelopment low/mod housing funds. It is unclear if or when the City (acting as the Housing Successor) will regain control of the housing bond proceeds which can be used for affordable housing. Other housing funds, including 4% and 9% Low Income Housing Tax Credits, HOME, and the Multifamily Housing Program and conventional low-interest mortgages from banks that makes community reinvestment loans may not be sufficient to finance continued affordability alone. A number of pieces of State legislation have been proposed to create additional financing mechanisms, but to date none have been adopted or shown significant traction with the legislature. Finally, the general economic downturn has reduced revenue for the City, making it even more difficult for the City to provide any direct assistance to maintain the affordability of the at -risk housing unit 5 The low-income housing tax credit gives investors who invest in affordable housing an annual tax credit. The 4% percent and 9% figures refer to the approximate percentage of the eligible project costs that investors may claim on federal tax returns for a 10 -year period. Developers submit competitive applications to the State's Tax Credit Allocation Committee (TCAC), which awards the credits to the applications with the most points. Then the developer works with an individual investor or a pool of investments that provide equity to the project. H-65 October 2013 Housing Element City of Santa Clarita General Plan The City has a budget of about $1.1 million per year from Community Development Block Grant (CDBG) funds; however, all these funds are allocated for debt service, eligible housing and social service activities, and administrative overhead. The City does not receive an allocation of HOME funds. However, it has in the past successfully applied to the State for HOME funds, which were used for a City first-time homebuyer program. In the future, an application could be submitted for a project to replace or purchase at -risk units, if other funds were not sufficient. A review of such awards over the past few years indicates that the amount of the HOME award would likely be less than $1 million. Table H-3.22: Replacement Cost Estimates for 192 At -Risk Units Cost Per Unit Replacement Cost Funding Sources 9% Tax Credit Sources: $254,822 $48,925,824 23% First Mortgage 17% Local Equity (Redevelopment) 59% LP Capital Contribution 4% Tax Credit + Bond Finance Sources 23% First Mortgage 17% Local Equity (Redevelopment) $277,487 $53,277,504 25% State Multi -Family Housing Program 35% LP Capital Contribution Source: Yasmin Tong and Karin Pally Associates Cost of Purchase for At -Risk Units Based on information available in 2008, if the owners of the 268 at -risk units were willing to sell these units, they might be priced between $130,000 and $160,000 per unit, depending on condition and location. It is assumed that the units would need rehabilitation. A common cost estimate for rehabilitation is $25,000 per unit. Adding $25,000 puts the cost per unit between $155,000 and $175,000, as shown in Table H-3.22. However, the scenario in Table H-3.23 would be applicable only to the 76 senior units in Valencia Villas, since that project has a Section 8 contract which a new, nonprofit owner/manager could assume. If the owner opted out of the Section 8 program and paid off the loan guaranteed by the 221 (d)(3) loan guarantee, converting the rents to market rates, all the existing low-income tenants would receive tenant - based Section 8 vouchers. Rents in the building would no longer be affordable and it is possible that if the new rents exceeded the limits allowed by the Los Angeles County Housing Authority, all the previous tenants would have to find new apartments somewhere else. October 2013 H-66 City of Santa Clarita General Plan Housing Element Table H-3.23: Estimated Costs for 76 At -Risk Units with Section 8 Contracts Cost Estimate Purchase Price Rehab Cost ` Total Per Unit Total Cost Estimate Sources Sources: 75% Convention Mortgage 171,890 $6,188,040 52% Local Equity 25% Equity Low $130,000 $25,000 $155,000 $11,780,000 (Redevelopment) Sources 172,169 $6,198,084 Section 8 Project -Based 45% Local Equity contract 18% LP Capital Contribution 75% Convention Mortgage 25% Equity High $160,000 $25,000 $185,000 $14,060,000 (Redevelopment) Section 8 Project -Based contract Source: Karin Pally Associates Tenants in the two bond -financed projects would not receive any assistance in relocating if the owners decide to convert to market rents. The scenario in Table H-3.23 would not apply to those units because there is not a Section 8 project -based contract to subsidize the rents. Purchase of the bond -financed units would have to be financed with tax credits plus a combination of local funds, grants if necessary, and a conventional mortgage. Table H-3.24 provides scenarios for purchase and rehabilitation of 36 bond -financed units using the low- income housing tax credit. The assumed market price for the units is $130,000 per unit. Table H-3.24: Estimated Costs for 36 At -Risk Units Usina Tax Credits Estimated Unit Cost Replacement Cost Sources 9% Tax Credit Sources: 35% First Mortgage 171,890 $6,188,040 52% Local Equity (Redevelopment) 13% LP Capital Contribution 4% Tax Credit + Bond Finance Sources 172,169 $6,198,084 37% First Mortgage 45% Local Equity (Redevelopment) 18% LP Capital Contribution Source: Yasmin Tong and Karin Pally Associates H-67 October 2013 Housing Element City of Santa Clarita General Plan As shown in Table H-3.24, the estimated cost to purchase and rehabilitate the 36 bond -financed units would be $6,188,040 if financed with 9% tax credits, and $6,198,084 if financed with 4% tax credits. Because the subsidized units are included with market -rate units within the entire housing project, the actual purchase and rehabilitation cost would also include the market rate units in these buildings, which would have to be financed with a conventional mortgage. Organizational Resources for Preservation or Replacement • Public Agencies and Nonprofit Corporations Federal and state law require that when owners of buildings with expiring federal subsidies decide to sell those buildings, they must offer the right of first refusal to nonprofit corporations capable of operating multi -family housing. There are no nonprofit housing development corporations located in Santa Clarita. However, the City is working with a number of nonprofit organizations interested in developing affordable housing in Santa Clarita. Southern California Presbyterian Homes already owns and operates one project (Canterbury Village). Table H-3.25 lists nonprofit entities in Southern California that may be interested in either purchase and rehabilitation, or replacement of, at -risk subsidized units. Table H-3.25: Nonprofit Housing Development Corporations Organization Contact Name Address _ Phone Cabrillo Economic Rodney Fernandez 702 County Square Drive Development Ventura, CA 93003 805-659-3791 Corporation Mercy Housing, Inc. Mark Trinidad 1500 South Grand Ave, #100 213-743-5820 Los Angeles, CA 90015 9065 Haven Ave., Suite 1000 National Communit Y Rebecca Clark, Rancho Cucamonga, CA 909-483-2444 Renaissance Executive Director 91730 Kim Heinzelman 516 Burchett Street Presbyterian Homes Project Devt. Asst. Glendale, CA 91203 818-247-0420 Telacu Homes, Inc. 5400 East Olympic Blvd., Tom Provencio #300 323-832-5411 Los Angeles, CA 90022 21031 Ventura Blvd., Suite Habitat for Humanity Donna Deutchman 1101 818-981-4900 Woodland Hills, CA • Other Organizational Resources The two nonprofit organizations listed below provide information and technical assistance for preservation of at -risk housing to tenants, property owners, City staff, and other groups. Both these organizations have offices in the City of Los Angeles. October 2013 H-68 City of Santa Clarita General Plan Housing Element The California Housing Partnership Corporation (CHPC) is chartered by the State legislature to provide education and technical assistance concerning expiring uses to cities, nonprofit housing organizations, and tenants. CHPC has offices in Los Angeles and San Francisco. Staff at the Los Angeles office can be contacted at: California Housing Partnership Corporation 800 Figueroa Street Los Angeles, CA 90017 (213)892-8775 The Coalition for Economic Survival, located in the City of Los Angeles, provides information and assistance on expiring use issues to tenants, nonprofit housing organizations and to City staff. Larry Gross, Executive Director Coalition for Economic Survival 514 Shatto Place, Suite 270 Los Angeles, California 90020 Telephone: (213) 252-4411 www.cesinaction.org F. Energy and Water Conservation for Housing The State of California has taken a strong stand on encouraging conservation of energy and water resources at the local level through adoption of conservation policies and programs. As further explained in the Conservation and Open Space Element of the General Plan, legislation was passed in 2006 setting limits on greenhouse gas emissions in order to address concerns about climate change. The State has also directed local agencies to adopt guidelines for water conservation in landscaping, and the California Building Code establishes building standards for low -flow plumbing fixtures and energy conservation in new construction. With respect to resource conservation in housing development, the public benefits of saving water and energy, in terms of carbon reduction and maintaining water supplies, are supplemented by the benefits to individuals of saving money on utilities. Energy -conserving appliances, efficient heating and cooling systems, adequate insulation, and low -flow plumbing fixtures will yield significant long-term savings to both renters and homeowners, particularly with the higher cost of fuel experienced in 2008. In response to State mandates and local concerns for resource conservation, the City has taken a number of steps to ensure that energy and water conservation are considered in approvals of new residential development. In the General Plan, the City has adopted wide-ranging policies to encourage environmentally responsible development (Conservation and Open Space Element). The City has adopted California Title 24 regulations for all new residential construction. Landscape plans are required to limit turf grass and use drought -resistant planting techniques. Energy -conserving appliances and lighting are required. The City encourages use of LEED (Leadership in Energy and Environmental Design) building techniques, and has received LEED certification on a public building. H-69 October 2013 Housing Element City of Santa Clarita General Plan Programs for Existing Development The City of Santa Clarita currently offers the following programs for enhancing the energy efficiency of existing residential structures: AB 811: In Partnership with the County of Los Angeles, the City of Santa Clarita is participating in the development of a program to use Assembly Bill 811 funds for a program that would provide energy audits, energy efficiency upgrades as well as installation of photovoltaic solar power systems on residential units for little or no out-of-pocket cost to the property owner. The City also maintains a directory of local solar installers and retailers providing residents quick and convenient access to qualified vendors in the Santa Clarita Valley. • Community Energy Partnership/Energy Audits: The Community Energy Partnership is an organization that brings resources and staff from the City, Southern California Edison, and the Energy Coalition to provide a variety of services throughout the community including free energy audits and retrofits. • Federal Weatherization Program: The City offers public outreach and information on the Federal Weatherization Program which offers as much as $6,500 for income -qualified residents to receive energy efficiency upgrades to their home. • ENERGY STAR® Products and Incentives: The City offers public outreach and information on ENERGY STAR® products including a search tool that enables the user to locate local retailers of ENERGY STAR® products as well as a list of incentives and rebates offered for the purchase of specific energy efficient appliances and products. Programs for New Development: The City of Santa Clarita currently offers the following programs for new development. In addition to offering in-house programs, the City actively encourages the development community to take advantage of programs offered by Southern California Edison and the Southern California Gas Company. Community Character and Design Guidelines: The Community Character and Design Guidelines is a document adopted by the City Council in March 24, 2009. The purpose of the document is to define a variety of "green" development policies that should be included in all new projects that require constructions. A portion of the guidelines define design elements for energy efficiency in residential, commercial, mixed use, industrial and business park. Requirements for single-family and multi -family developments can be found on the City's website at: http://www. santa-clarita.com/citvhall/cd/planning/archdesign. asp California New Homes Project (CNHP): The City of Santa Clarita partners with Southern California Edison in implementing the California New Homes Project. Through a combination of education, design assistance and financial support, the CAHP works with building and related industries to exceed compliance with the California Code of Regulations, Title 24, Part 6, 2008 Building October 2013 H-70 City of Santa Clarita General Plan Housing Element Energy Efficiency Standards for Residential and Nonresidential Buildings (Standards), to prepare builders for changes to the standards and create future pathways beyond compliance and traditional energy savings objectives. Participation is open to single- family, low and high rise multi -family residential new construction built within Southern California Edison's service territory. Information on the program can be found at: http://www.sce. com/b-rs/bb/cali-new-homes/california-new-homes-program. htm • Sustainable Communities Program (SCP): The City of Santa Clarita partners with Southern California Edison in implementing the Sustainable Communities Program. The SCP targets projects able to commit to energy efficiency goals at least 15% greater than Title 24 Energy Standards for single and multi- family residential projects. Certification to a recognized green building rating system (i.e. LEED-NC® Silver) is strongly encouraged. Information on the program can be found at: • Advanced Home Program (AHP): The City of Santa Clarita partners with the Southern California Gas Company in implementing the AHP. The Performance -Based approach provides incentives for building homes that exceed the California Building Energy Efficiency Standards (Title 24) by at least 15 percent. These homes can also qualify for the ENERGY STAR® for homes label, which is widely recognized for energy efficiency. Information on the program can be found at: http://www.socalgas.com/construction/ahp/ Community -Based Energy Conservation Programs On its website, the Southern California Gas Company, which provides services to Santa Clarita residential and commercial customers, offers a number of programs aimed at increasing energy efficiency. These include an energy and efficiency online survey and residential rebates for upgrading to energy efficient appliances or making energy efficient home improvements. Rebates are also available to owners of multi -family properties if they install certain energy efficient systems. Incentives for building new homes that exceed California Title 24 by 15% are offered to residential and commercial builders. The power company, Southern California Edison (SCE), offers a wide variety of energy conservation programs. These programs include free home energy audits online and rebates on energy efficient appliances. SCE also has several programs to reduce rates for low-income households. SCE's website is www.sce.com. ASSERT a Lancaster -based nonprofit organization, works with both Southern California Edison (SCE) and the Southern California Gas Company to provide weatherization programs to eligible low-income households in the City of Santa Clarita. Depending on income, a household may be able to obtain a new, energy efficient refrigerator through a program operated by SCE. Publications on sustainable building practices for residential and commercial properties can be found on the website of Global Green at www.globalgreen.org. Global Green is a national nonprofit organization that works to educate the public about renewal energy sources and sustainable development practices. H-71 October 2013 Housing Element City of Santa Clarita General Plan Residences in the City of Santa Clarita are served by one water wholesaler, Castaic Lake Water Agency (CLWA), and three water purveyors including the Newhall County Water District (a division of CLWA), Santa Clarita Water Company and Valencia Water Company. All four have conservation information on their websites and urge customers to conserve water. Newhall County Water District offers a cash rebate for the installation of water efficient sprinklers. October 2013 H-72 City of Santa Clarita General Plan Housing Element IV. SPECIAL HOUSING NEEDS Government Code Section 65583(1)(7) requires "An analysis of any special housing needs, such as those of the elderly, persons with disabilities, large families, farm workers, families with female heads of households and families and persons in need of emergency shelter." This section of the element identifies special housing needs within the City of Santa Clarita. A. Housing for the Elderly Housing element law does not define "elderly." Depending on the program or source, there are a number of different age cutoffs for "elderly" and "senior." According to the U. S. Department of Housing and Urban Development (HUD) website, housing limited to older persons is exempt from the age discrimination provisions of the Fair Housing Act if: HUD has determined that the dwelling is specifically designed for and occupied by elderly persons under a federal, state or local government program; or It is occupied solely by persons who are age 62 or older; or It houses at least one person who is 55 or older in at least 80% of the occupied units, and adheres to a policy that demonstrates intent to house persons who are 55 or older.6 The HUD 202 program is the only federal housing finance program designed specifically for older persons. It limits eligibility to persons who are age 62 or older. Prior to the dissolution of Redevelopment, California Health and Safety Code Section 33334.4 instructed redevelopment agencies that the Low and Moderate Income Housing Fund must be expended "to assist housing available to all age groups in at least the same proportion as the number of low-income households with a member under age 65 years to the total number of low-income households of the community as reported in the most recent census." The dissolution process is still in progress, and it is unclear if or when the Low and Moderate Income Housing bond proceeds may become available for the City to use, and whether the original requirement for proportionality of expenditures based on age groups might still apply. The issue of what age groups to include in the term "elderly' is important because the Housing Element asks jurisdictions to determine the needs of this age group for housing and asks whether the supply of housing is adequate to the need. In this document, the group "elderly" includes persons age 65 and older. There were 16,732 persons aged 65 or older in 2011. Of these, 2,175 or 13% were 85 or older. As age increases after age 65, the proportion of men to women in the population drops. Overall, 42.1% of the age 65 and older population are male and 57.9% are female. Between 2000 and 2006, the number of persons aged 65 and older increased by 2,176 persons. This represents a 20.2% increase in the proportion of the population that is age 65 and older. Countywide, during the same period, the population in this age group grew by 18.3%. As of 2011 there were 1741 persons in the City age 65 or older living below the poverty level , which represented 10% of the entire population 65 years or older and 6 hftp://www.hud.gov/offices/fheo/seniors/index,cfm H-73 October 2013 Housing Element City of Santa Clarita General Plan Tenure Of the persons 65 or older who identified themselves as heads of household, 5052, (73%) were homeowners and 1,853 were renters. While 54% of the renters had housing costs of 35% or more of their monthly income, only 26% of the owners had housing costs that high. Income Table H-4.1: Household Income of City Residents Persons Aged 65 and Older < $14,999 881 12.8 $15,000 to 24,999 1,265 18.3 $25,000 to 39,999 1,598 23.1 $40,000 to 49,999 489 7.1 $50,000 to 74,999 929 13.5 $75,000 to 99,999 988 14.3 $100,000 to 149,999 583 8.4 $150,000 to 199,999 50 0.7 $200,000 or more 123 1.8 Total 6,909 100 Source: 2006 American Community Survey Using the income limits for 2006 shown above in Table H-4.1, 31.1% of all senior households meet the criteria for very low or extremely low income and about 30.2% meet the criteria for low income (51% to 80% of median income). Altogether, in 2006, 38.2% of one-person senior households had incomes at or below 80% of median income. The income limits for two -person households are higher so even more households would meet the criteria. Some lower-income seniors who qualify for a subsidized rental unit in Santa Clarita are having increasing difficulty paying the rent. There are several reasons for this: (1) costs for food, gas and medical care have increased sharply, and pensions and social security have not kept pace; (2) some affordable senior units, which are financed by tax credits are set at 60% rather than 50% of median income, making the rent on those units more expensive; (3) even subsidized rents are subject to annual increases, usually keyed to a standard index such as CPI. Table H-4.2 provides data from the 2000 Census on the cost burdens of lower income elderly households in Santa Clarita. Household Size In 2006, 9,716 (77%) of the 12,631 persons age 65 or older lived in family households. Of these, more than half (4,363 persons), identified themselves as the head of household. Of the October 2013 H-74 City of Santa Clarita General Plan Housinc Element 2,668 persons living in non -family households, 1,853 (70%) were women living alone and 690 (26%) were men living alone. Group Quarters In 2006 there were 247 persons age 65 or older living in group quarters such as nursing homes. Housinc Costs According to the Santa Clarita Valley Senior Center, more than 700 persons age 55 and older requested help with housing in 2007. Assistance provided can include help finding a low-cost unit, and help applying for a Section 8 voucher. However, according to the Los Angeles County Housing Authority, the waiting list for a Section 8 voucher is extensive and the wait time could be as much as two years. Senior renters and home owners are considered to be "housing cost burdened" if they pay more than 30% of their household income for housing. Housing costs over 50% of the household income represent a severe housing cost burden. Table H-4.2: Housing Cost Burden for Elderly Households in Santa Clarita in 2000 Household Income 554 314 2,602 <=30% MFI Cost Burden > 30% 68.6% 76.1% 73.8% Cost Burden > 50% 57.8% 65.8% 65.8% Household Income 541 524 2,554 >30% <=50% MFI Cost Burden > 30% 76.3% 68.5% 85.7% Cost Burden > 50% 58.8% 38.9% 63.7% Household Income 439 1,014 4,414 >=50% <=80% MFI Cost Burden > 30% 65.8% 47.7% 69.3% Cost Burden > 50% 8.0% 26.1% 32.4% Source: HUD User CHAS Databook from Census 2000 data Resources There are 851 rental units in six rental properties in Santa Clarita restricted for those 55 and older (or, in the case of Canterbury Village, funded by a HUD 202, age 62 and older), with renter qualifications not to exceed 60% or 50% of median income. In all, there are 355 units with rents set at a level affordable to households at 50% of median income, of which 20 units are market - rate units whose tenants have Section 8 vouchers; 444 units with rents set at 60% of median income, three units with rents at 80% of median income. H-75 October 2013 Housing Element City of Santa Clarita General Plan Table H-4.3: Senior Rental Housinq in Santa Clarita Name of Project Address and Phone Units at 60% Units at o <50% Totalo Units Finance Source 24857 Singing Hills Drive 221 (D) (4) Valencia Villas Santa Clarita, CA 91355 76 76 Project -Based 661- 259-3921 Section 8 S. Cal. Presbyterian Canterbury Homes Village 23420 Avenida Rotella 64 64 HUD 202 Santa Clarita, CA 91355 661-255-9797 26705 Bouquet Canyon Bouquet Road 264 264 Tax Credits Canyon Seniors Santa Clarita, CA 91350 661-297-346 Riverstone Residential Canyon Country 18701 Flying Tiger Drive 180 20 200 Tax Credits Seniors Santa Clarita, CA 91351 661-251-2900 Housing Authority of L.A. Orchard Arms County 23520 Wiley Canyon 182 182 Road Santa Clarita, CA 91355 Whispering Oak 22816 Market Street Market & Apartments for Santa Clarita, CA 91321 13 65 tenant -based age 55 + 661-259-1583 Section 8 Total Units 444 355 851 Source: City of Santa Clarita and Karin Pally Associates A search of the online database on the Community Care Licensing webpage of the California Department of Social Services in 2013 found 58 six person or less facilities licensed for residential care for the elderly, one licensed for 12 residents, one 99 -person facility, and two facilities for over 140 elderly residents.. . October 2013 H-76 City of Santa Clarita General Plan Housing Element B. Housing for Disabled Persons Needs The 2011 ACS 1 -Year Estimates indicate there are 14,851 persons in Santa Clarita with disabilities. Table H-4.4 shows the data for 2011 on persons with five different types of disabilities. It should be noted that many people may have more than one disability. For example, a person with a mental or physical disability may also have a self-care or employment disability. The largest category is that of persons with ambulatory disabilities. Table H-4.4: Persons with Disabilities' Source: 2011 American Community Survey 1 -year Estimates Physical Disabilities Persons with physical disabilities can be affected by a variety of housing issues, among which affordability and accessibility are some of the most frequent. They often need housing that is specially adapted to their needs with ramps, doors and turnarounds wide enough for wheelchairs, and with other adaptations for access. Income may also be an issue for persons with disabilities who are of working age. Persons whose only income is Supplemental Security Income may not be able to live independently as, according to staff at the Center for Independent Living, there are a limited number of rental units in the City affordable to individuals living on Supplemental Security Income (SSI), which is about $866 per month in 2013. The City has a procedure whereby property owners can request a reasonable accommodation to make changes in their property in order to make the property accessible for a disabled The 2005 ACS definition of disability is based on three questions: (1) Does this person have any of the following long lasting -conditions: blindness, deafness, or a severe vision or hearing impairment? And (b) a condition that substantially limits one or more basic physical activities such as walking, climbing stairs, reaching, lifting, or carrying? (2) Because of a physical, mental, or emotional condition lasting 6 months or more, does this person have difficulty in doing any of the following activities: (a) learning, remembering, or concentrating? And (b) dressing, bathing, or getting around inside the home? (3) Because of a physical mental, or emotional condition lasting 6 months or more, does this person have any difficult in doing any of the following activities: (a) going outside the home alone to shop or visit a doctor's office? (b) working at a job or business? H-77 October 2013 Total Sensory Type of with a Self- Cognitiv (vision Ambulatory Independent Disability Disability Care e and Living hearing) Age 5 to 17 years 734 146 686 382 47 N/A 18 to 64 years 7,677 1,693 3,034 2,673 4,048 3,027 65+ years 6,440 2,099 1,546 3,299 4,158 2'709 Total Disabled 14,851 3,938 5,266 5,402 6,354 5,736 Source: 2011 American Community Survey 1 -year Estimates Physical Disabilities Persons with physical disabilities can be affected by a variety of housing issues, among which affordability and accessibility are some of the most frequent. They often need housing that is specially adapted to their needs with ramps, doors and turnarounds wide enough for wheelchairs, and with other adaptations for access. Income may also be an issue for persons with disabilities who are of working age. Persons whose only income is Supplemental Security Income may not be able to live independently as, according to staff at the Center for Independent Living, there are a limited number of rental units in the City affordable to individuals living on Supplemental Security Income (SSI), which is about $866 per month in 2013. The City has a procedure whereby property owners can request a reasonable accommodation to make changes in their property in order to make the property accessible for a disabled The 2005 ACS definition of disability is based on three questions: (1) Does this person have any of the following long lasting -conditions: blindness, deafness, or a severe vision or hearing impairment? And (b) a condition that substantially limits one or more basic physical activities such as walking, climbing stairs, reaching, lifting, or carrying? (2) Because of a physical, mental, or emotional condition lasting 6 months or more, does this person have difficulty in doing any of the following activities: (a) learning, remembering, or concentrating? And (b) dressing, bathing, or getting around inside the home? (3) Because of a physical mental, or emotional condition lasting 6 months or more, does this person have any difficult in doing any of the following activities: (a) going outside the home alone to shop or visit a doctor's office? (b) working at a job or business? H-77 October 2013 Housing Element City of Santa Clarita General Plan person. The Residential Rehabilitation Program provides grants for reasonable accessibility accommodations. The California Department of Housing and Community Development provide a model procedure, in its online document Building Blocks for Effective Housing Elements at http://www.hcd.ca.gov/hod/housing element/index.html. Persons with Developmental Disabilities Table H 4.5: Persons with Disabilities by Employment Status Age 16-64, Employed Persons with a Disability 3,593 2.0% Age 16-64, Not Employed with a Disability in the labor force 769 .4% Age 16-64, Not Employed with a Disability not in the labor force 7,677 4.3% Persons Age 65+ with a Disability 3,315 1.8% Total Persons with a Disability 15,534 8.7% Total Population Civilian Non -Institutional 177,415 100% Source: American Community Survey, 1 -Year Estimates October 2013 H-78 City of Santa Clarita General Plan Housing Element Table H 4.6: Persons with Disabilities by Disability Type Total Disabled Ages 5-64 15,009 8.4% Sensory Disability (hearing/vision 3-16-2-2- 2.0% Cognitive Disability 3,720 2.0% Ambulatory Disability 4,095 2.3% Self-care Disability 1,839 1.0% Independent Living Disability (Age 18-64 3-1-02-7 1.7% Total Disabilities for Ages 5-64 16,303 N/A Total Disabled Ages 65 and Over 6_1440- 3.6% Sensory Disability (hearing/vision 3,229 1.8% Cognitive Disability 1,460 .8% Ambulatory Disability 4,158 2.3% Self-care Disability 2,099 1.2% Independent Living Disability 2,709 1.5% Total Disabilities for Ages 65 and Over 13,655 N/A Total Population 177,415 100% Source: American Community Survey, 1 -Year Estimates The tables above specify the type and prevalence of disabilities of the residents of Santa Clarita. However, any particular individual may have more than one developmental disability. According to Section 4512 of the Welfare and Institutions Code a "Developmental Disability" means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual which includes mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature. The State Department of Developmental Services (DDS) currently provides community based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The North Los Angeles Regional Center (NLACRC) is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The center, which is located in the City of Santa Clarita, is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. NLACRC provides housing for its developmentally disabled child and adult clients (called consumers) through contracts with residential facilities licensed by Community Care Licensing. NLACRC serves 1,977 consumers in and around Santa Clarita, including 781 adults and 1,196 children. Approximately 1,695 are located within the City zip codes. There are eight adult residential facilities that contract with NLACRC in Santa Clarita. Most of NLACRC's child clients live at home with their families. H-79 October 2013 Housing Element City of Santa Clarita General Plan Table H 4.7 from the NLACRC Santa Clarita Branch, charged by the State of California with the care of people with developmental disabilities, provides a closer look at the disabled population. NLACRC, Santa Clarita Branch NLACRC does have consumers who live independently in their own apartments or in other types of rentals. Most of these have Supplemental Security Income (SSI) benefits and may also have some work earnings. They receive services from NLACRC services to assist them to live on their own. The SSI benefit for consumers in independent living in 2013 is $866 per month. NLACRC notes that there are seven small, home-based community care facilities in and around Santa Clarita which provide a supportive living environment for seniors and the developmentally disabled. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. There are a number of housing types appropriate for people living with a development disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962homes. The design of housing -accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations 103 developmentally disabled residents. Incorporating 'barrier -free' design in all, new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income. In order to assist in the housing needs for persons with Developmental Disabilities, the City will implement programs to coordinate housing activities and outreach with the Regional Center and, encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities (Programs H-5.4 and 5.5) . October 2013 H-80 City of Santa Clarita General Plan Housing Element Mental Illness According to the Santa Clarita office of the Los Angeles County Department of Mental Health (DMH), the Santa Clarita DMH office serves 1,068 mentally ill clients. Housing is an issue for clients on Supplemental Security Income because they receive only $866 per month. Clients who have Social Security Disability (SSDI) receive varying amounts based on what they paid into the system, and may be eligible for a supplement. Although some DMH clients are living in single-family homes, many clients live with family, share a rented apartment, or rent a room. Like very low income seniors and disabled persons, mentally ill clients of DMH would benefit from an increase in HUD Section 202 and Section 811 -financed housing and an increase in the number of Section 8 vouchers available. Resources Licensed facilities serving consumers of the NLACRC are described in the section on persons with developmental disabilities. For persons who are unable to live independently, there are five six -person facilities licensed for adult residential care listed on the Community Care Licensing web page of the California Department of Social Services. However, according to the Santa Clarita DMH office, there are no board and care facilities for the mentally ill in the Santa Clarita Valley. Although there are currently no supportive housing programs in Santa Clarita, nor are any being planned, there are several agencies, including A Community of Friends and Homes for Life Foundation that develop supportive housing countywide for persons with chronic mental illness; these agencies may be able to assist in developing a supportive housing project in Santa Clarita. Supportive Housing While the type of services they need may be different, persons with disabilities have some common characteristics: (1) their incomes may be low if the disability interferes with their ability to work or to work full-time, which in turn restricts their access to housing; and (2) they may need supportive services ranging from attendant care to case management, in order to live independently. Such services are expensive and, for those with lower incomes, the inclusion of such services in multi -family rental housing can be very cost-effective. Government Code Section 50675.14 defines supportive housing as housing that has no limit on the length of stay, is linked to onsite or offsite services, and is occupied by a target population as defined in Health and Safety Code Section 53260. Senate Bill 2 requires zoning to treat supportive housing as a proposed residential use, subject only to those restrictions that apply to other residential uses of the same type in the same zone. The City has amended the UDC to allow supportive housing in all residential zones. The amendments were adopted by the City Council in 2009. Supportive housing programs are not subject to licensing requirements. C. Housing for Large Households Needs Low-income, large families often live in units that are too small to provide adequate room and privacy for all family members, in order to be able to afford the rent. According to the 2000 Census, Santa Clarita had 7,476 households, including 1,962 renter households, with five or more household members. Unlike the City of Los Angeles where most rental units have two or H-81 October 2013 Housing Element City of Santa Clarita General Plan fewer bedrooms, Santa Clarita has an ample supply of larger rental units. In 2000 there were 3,111 rental units with three or more bedrooms. The U.S. Census considers a housing unit overcrowded if there are between 1.01 and 1.5 persons per room. A unit is considered severely overcrowded if there are more than 1.51 persons per room. Kitchens, living rooms, and bedrooms all count as rooms, but bathrooms do not. A two-bedroom apartment occupied by six persons would be considered overcrowded. If occupied by seven people it would be severely overcrowded. As might be expected based on the recent development of much of its housing stock, overcrowding is less common in Santa Clarita than in the County as a whole. In Santa Clarita, based on the American Community Survey 1 -Year Estimates, in 2011, 10.2% of rental units were overcrowded and an additional .9% was severely overcrowded. Even though the City of Santa Clarita has more large units than large households, overcrowding conditions still exist due to the gap between income and rent. According to the 2000 Census, 16.6% of 1,962 renter households with five or more household members, and 7.6% of 5,514 owner households with five or more household members, were paying 50% or more of their income for housing costs. There are not enough large subsidized housing units in Santa Clarita to meet the needs of larger lower income families and seniors. The City does not have its own housing authority so Santa Clarita residents must apply to the County of Los Angeles Housing Authority for Section 8 vouchers. Compared to the enormous need for housing assistance Countywide, the County Housing Authority has very few vouchers and waiting lists are several years long. In addition, median rents in Santa Clarita exceed the rent limits imposed by the Section 8 program, because Santa Clarita's housing costs are higher than that of Countywide. Resources There are 444 subsidized units for low and very low income families within the City. D. Housing for Farm Workers Data on employment by industry and occupation from the 2000 Census and the 2006 American Community Survey is provided in Tables H-3.5 and H-3.6. The 2000 data on employment by occupation shows that only 16 people were employed in the combined fields of agriculture, forestry, fishing, and mining. There is no way to tell from the data whether any of these 16 people was employed as a farm worker, since this occupational category could also include agronomists, forestry experts, and similar occupations. Most of the remaining agriculture in Los Angeles County is in the Antelope Valley. There are only four farms left in the Santa Clarita Valley area, and no working farms within Santa Clarita's city limits. If there are any farm workers living in the City, they would have the same needs as other persons with similar incomes. Since there is no population of farm workers identified as a special needs group in the City, it is assumed for purposes of the Housing Element that the needs of any possible members of this group have been addressed in sections of the element dealing with other residents, based on income levels or other special needs. October 2013 H-82 City of Santa Clarita General Plan Housing Element E. Housing for Female -Headed Households Needs According to the 2006 ACS, there are 4,934 female -headed family households in Santa Clarita, of which 2,160 households (44%) are renters. There are another 3,332 family households headed by men with no wife present. Of these 1,999, or 60%, are owners and 40% are renters. Median income for families with female householders is lower than that for any other type of family. ACS table B19126 shows that female -headed families with children under age 18 have a median income of $39,465 while single male -headed families with children have a median income of $60,205. In Santa Clarita, with a median household income of $75,917 in 2006, female -headed households have just over half (52%) of the overall median income. Resources Single Mothers Outreach (SMO) confirms that its nonprofit program provides services that include food and clothing to about 30 women per month. SMO clients are divorced or separated women with children whose incomes are high enough that they are not eligible for public assistance such as Temporary Assistance to Needy Families (TANF), yet low enough that they do not have enough money to meet their families' basic needs. Families eligible for public assistance can obtain help at the Santa Clarita District Office of the Department of Public Social Services (DPSS). Services for low income families and individuals are also provided by the Santa Clarita Valley Service Center, a multi -service center operated by the Los Angeles County Department of Community and Senior Citizens Services. A network of Santa Clarita churches works with the public sector social service agencies to provide assistance to impoverished families and individuals, as church resources permit. There are 444 subsidized units in Santa Clarita available for low- and very -low income families, but vacancies in these apartment buildings are rare and only 174 units have rents that are affordable to families with 50% of median income. Another 270 have rents set at 60% of median income. There are not enough subsidized units to meet the needs of families who are rent -burdened. F. Families and Individuals in Need of Emergency and Transitional Shelter The City of Santa Clarita is situated in the County Service Planning Area 2 (SPA2), which also includes: a. The areas north along the Interstate 5 to the Kern County boundary; b. All of the San Fernando Valley and west on the 101 Freeway to the Ventura County boundary; and c. Burbank, Glendale, La Canada/Flintridge, San Fernando, and the areas at the foot of the San Gabriel Mountains. The population of SPA 2 is estimated by the County Department of Mental Health at just over two million. The City of Santa Clarita represents 8.8% of the SPA 2 population ($177,045). The County of Los Angeles 2007 homeless count estimated that SPA 2 had 6,411 homeless. Using the 8.8% figure for the proportion of SPA 2 homeless in Santa Clarita, it is estimated that H-83 October 2013 Housing Element City of Santa Clarita General Plan Santa Clarita may have up to 564 homeless. This is currently the only information that is available to determine the number of homeless persons. The Santa Clarita Community Development Corporation (SCCDC) operates a Cold Weather Shelter in Santa Clarita during the winter months. Data provided by SCCDC shows that during the winter of 2012-2013, shelter was provided to a total of 224 homeless persons including members of 10 homeless families. Tables H-4.8, H-4.9 and H-4.10 provide data on the client type, age and race or ethnicity of the people who used the winter shelter and its daytime case management program. There were 151 single adult males and 36 single adult females during the shelter season. Ten families with 20 children under age 18 also used the program. There were also 25 youth ages 18 to 24. Over one-third (35.7%) were age 25 to 44 and another 24.6% were age 45 to 54. The majority (59.5%) of clients were White, 18% were Latino, and 10% were African American. There were eight clients who identified themselves as either American Indian or Alaska Native. In the 2011-2012 winter shelter period, the Santa Clarita Emergency Winter Shelter housed 254 persons, including 19 families with 32 children. The 2012-2013 winter shelter period saw an decrease in the number of persons utilizing the Santa Clarita Emergency Winter Shelter from the previous year. Table H-4.8: Single Adult Males 151 Single Adult Females 36 Families 10 Adult Family members 17 Child Family members 20 UnduDlicated Total 224 Source: Santa nter Shelter October 2013 H-84 City of Santa Clarita General Plan Housing Element Table H-4.10: Race/Ethnicity of Homeless Clients in 2012-2013 Winter Shelter American Indian or Alaska Native 8 3.7 Asian 0 0 Black or African American 21 10.3 Native Hawaiian or other Pacific Islander 0 0 Latino or Hispanic 39 18.0 White 149 68.7 Total children not included 217 Source: Santa Clarita Community Development Corporation There is no emergency shelter in the City of Santa Clarita that is open 12 months a year. During the winter months (December through March 15), the Santa Clarita Community Development Corporation operates a Cold Weather Shelter funded by the Los Angeles Homeless Services Authority (LAHSA) on a site approved only for temporary use. In an agreement with the City of Santa Clarita, the site must be rotated every three years to a different location. Currently, there are no known transitional or supportive housing units for either individuals or families in the City limits. On April 28, 2009, the City of Santa Clarita adopted an ordinance that allows transitional and supportive housing in all residential zones. In approving this ordinance, the City of Santa Clarita identified three areas where homeless shelters would be permitted by right. The three areas include the Valencia Industrial Center, Rye Canyon Business Park, and areas of the Centre Pointe Business Park. These three areas comprise approximately 416 acres within the City and are located in primarily developed areas. These areas are primarily built -out with industrial and commercial uses with approximately 20% of the area vacant. There are existing hotels, schools, and government buildings in the project area with residential uses and residentially zoned lands adjacent. The lot size ranges from under a half an acre to over 25 acres in size. The methodology for selecting these areas is as follows: The identified area is supported by resources such as public transit, trails, and proximity to major employment centers; They are located along major corridors in the City allowing for easy access for patrons; The areas allow for commercial developments that could easily accommodate the building and lot size required for a homeless shelter with an FAR of 1:1; and The location is not adjacent to residences and schools. H-85 October 2013 Housing Element City of Santa Clarita General Plan Resources and Solutions The SCCDC Emergency Winter Shelter operates from about December 1 to March 15 each year. The Emergency Winter Shelter provides overnight shelter, food, clothing, medical and mental health services as well as other assistance and referrals. The shelter is not open during the day. Daytime case management for shelter residents and for homeless families is provided through a contract with another service provider at Bethlehem Church. Families who comply with case management objectives can receive motel vouchers for up to one month. In 2008, Lutheran Social Services, which has an office in Canyon Country, will also provide motel vouchers for homeless families in Santa Clarita. This effort will supplement services provided at the Emergency Winter Shelter, which is open only between December and March and is not open during the day. The voucher provides up to 90 days of shelter. Lutheran Social Services will provide vouchers for up to 90 days of shelter for to up to five families per month; if each family uses the vouchers for the maximum of 90 days, the vouchers will assist 20 families per year. Eviction Prevention Services Lutheran Social Services operates an eviction prevention program, providing one-time payments to assist with housing costs in order to help families wish short-term cash-flow problems stay in their homes. Moving costs can also be provided under this program for households who need to move to a lower-cost apartment. DPSS Homeless Assistance Program The Department of Public Social Services continues to provide one-time homeless assistance to families eligible for CalWorks. Covered expenses include up to 16 days in a motel and move -in costs for permanent rental housing. Funds are also available to prevent eviction by paying two months of overdue rent or mortgage payments October 2013 H-86 City of Santa Clarita General Plan Housing Element V. PROJECTED HOUSING NEEDS AND SUITABLE SITES A. Regional Housing Needs Assessment Future Housing Needs California housing element law requires regional Councils of Governments (COGs) throughout the State to periodically make projections of anticipated growth in employment and population within the area they serve. Based on this projection, the COGS calculate a fair share of the need for new housing in each jurisdiction of their member counties. The projected housing needs generated from this process are known as the Regional Housing Needs Assessment (RHNA). Each city or county in a COG planning region must ensure that its housing element is consistent with the RHNA prepared by that COG, and must identify sufficient land in the General Plan land use element, appropriately zoned, to accommodate the housing growth estimated by the RHNA. The City of Santa Clarita is located within the COG planning area of the Southern California Association of Governments (SCAG), which includes the counties of Ventura, Los Angeles, San Bernardino, Riverside, Orange, and Imperial. In 2012, SCAG calculated the Regional Housing Needs Assessment, (RHNA) for its six -county region, assigning a portion of future housing units at four income levels to each city and county in the planning region, including the City of Santa Clarita. Like other cities in the SCAG region, Santa Clarita must identify sufficient land, appropriately zoned, to accommodate the housing growth within the City as estimated by SCAG. For the housing element planning period between October 2013 to September 2021, SCAG has estimated the number of new housing units needed in Santa Clarita to meet its fair share of the region's housing needs, through the RHNA process, as shown on Table H-5.1. These estimates include not only the total number of new units needed (8,322), but a breakdown by income level for very low, low, moderate, and above moderate households. California Housing Element Law Section 65583 a (1) also requires the jurisdiction to estimate the future needs of extremely low income households. This number may either be estimated from census data or the jurisdiction may presume that 50% of its allocation of very low income households will qualify as extremely low income., The City of Santa Clarita will presume that the estimated need for very low income units will include 1,104 units (50% of very low income units) affordable to extremely low income households. H-87 October 2013 Housing Element City of Santa Clarita General Plan Table H-5.1: Santa Clarita Housing Needs Regional Housing Needs Assessment, 2013- 2021 Very Low (50% or less of median) 2,208 26.5% Low (51% to 80% of median) 1,315 15.8% Moderate (80% to 120% of median) 1,410 16.9% Above Moderate (>120% of median) 3,389 40.7% Total 8,322 100% Source: Southern California Association of Governments Area median income in Los Angeles County in 2008 has been determined by the U.S. Department of Housing and Community Development (HUD) to be $61,900. According to guidelines published annually by HUD, an extremely low income family of four in the Los Angeles Metropolitan Statistical Area earns $24,850 or less, a very low income family of four is one that earns no more than $41,400, while a low-income family of the same size earns up to $66,250. During the previous housing element period (1998 to 2005), an additional 828 units were constructed within the City limits. Between 2006 and 2012, new construction in Santa Clarita met 9% of the City's RHNA allocation. The 2007-08 economic down -turns have substantially slowed new housing construction within the City. Many housing developers have put a hold on construction of approved subdivisions. Although home sales have recovered somewhat in Southern California during the last year (Data Quick News reported a 13.8% gain in sales during August 2008 over the same time last year), home prices have not rebounded, and sales within Los Angeles County were down by 3.2%. With housing prices flat or falling, the cost of construction rising, and tightening restrictions on lending, several local homebuilders have indicated to staff that new housing construction may be delayed through 2010 and beyond. However, since the City does not produce new housing units itself, but can only establish suitable zoning and facilitate the permitting process for builders, actual housing production is a function of market factors beyond the City's control. For planning purposes, the City's efforts to ensure that adequate sites are zoned for production of housing to meet the RHNA numbers and its good faith efforts to identify and remove constraints on housing development, are sufficient to meet State requirements. B. Adequate Sites Analysis State Requirements forAdequate Sites California Government Code Section 65883(a)(3) requires that housing elements include an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the zoning and infrastructure available to serve these sites. This inventory is used to identify sites that can be feasibly developed for housing within the planning period in order to meet the Regional Housing Needs Allocation October 2013 H-88 City of Santa Clarita General Plan Housing Element (RHNA). This section of the Housing Element contains the required inventory of adequate sites for new housing that can be developed to meet the City's housing needs within the planning period. Available Land Inventory for Housing within the City of Santa Clarita In evaluating sites suitable for new housing units, potential development constraints such as slopes, ridgelines, fault and flood hazards, environmental resources, access, availability of infrastructure, and other property characteristics were evaluated to ensure that each site can feasibly support the number of potential dwelling units allocated to it. Housing sites were also evaluated based on proximity to public transit and support services for residents, such as neighborhood commercial uses, schools, and parks. Potential residential sites include vacant and underutilized land that is currently zoned for residential or mixed uses, and land within pending specific plans that will be designated for residential uses. The sites identified for new housing are shown on Exhibit H-5.1; they include 24 separate areas which are labeled by number. A brief description of each site suitable for future housing development is provided below: It should be noted that based upon information contained in the various elements of the General Plan and associated Environmental Impact Report, adequate capacity exists for both domestic water and sewage services during the program years of this Element. Additional information and attributes regarding each of the described parcels, including an aerial photograph for each site, is contained in the appendix for this element. H-89 October 2013 1 1 1004 dh� VIP N - g Jl H o Q f7 7L Q A FF W FM City of Santa Clarita General Plan Housing Element Housing Site f is located in the community of Valencia, on the south side of Magic Mountain Parkway west of Citrus Street, and contains 28.2 acres. Based on the OVOV land use map designation of Regional Commercial (RC) (18-50 units/acre) and the inclusion of the density bonus, a total of 1,760 units could be built on the project site. A realistic estimate of units to be built on Site 1 is 450 units. The current zoning of Regional Commercial allows for multi -family dwellings at a density up to 50 units/acre. Assessor Parcel Numbers: 2861-058-058, 2861-059-038, 2861-059-037, 2861-059-039, 2861-059-042, 2861-059-045, 2861-058-014, 2861-058-049, 2861-058-050, 2861-058- 051, 2861-058-052, 2861-058-053, 2861-058-054, 2861-058-055, 2861-058-056 The site is currently vacant and occupied by a parking lot for the existing shopping mall. This area is not utilized for parking of the existing regional mall. Major portions of the site are currently used for temporary uses such as carnivals, construction staging for materials, recreational vehicle show and off-site parking for various uses. In addition, the property owner has presented conceptual plans to the City highlighting residential uses in this location. The site is currently under a single ownership. In addition, there is currently existing residential and mixed use developments in the general area with densities over 40 units per acre including the Madison mixed use project. As an infill site, all infrastructure is available to the property and the site is readily developable. The site is suitable for very low and low-income units. Facilities in this area include the McBean Transfer Station, a pedestrian paseo system, and the City of Santa Clarita and County of Los Angeles Civic Center. The City of Santa Clarita and Los Angeles County are in discussions regarding developing a strategic plan for this area that would include upgrading City and County facilities and providing provisions for housing opportunities in the area. Housing Site 2 is located on the north side of the City in Bouquet Canyon, and contains one vacant 36.3 -acre parcel on the west side of Bouquet Canyon Road, south of Copper Hill Drive. The Urban Residential 5 (UR -5) General Plan designation allows 18-30 units/acre. This classification along with the density bonus allowances would allow for up to 1,360 units. However, based on the site's topography, floodway and other constraints, an estimated 300 units may be reasonably accommodated on the property. The current zoning is Urban Residential 5, which allows up to 30 units per acre. Assessor Parcel Number: 2812-008-022, 2812-008-008 The site is currently vacant and under a single ownership. The site contains one house that is approximately 50 years old that could easily be accommodated within the development of the site. The area around the project site is located in an area that has seen minimal development as it was built prior to the City's incorporation in 1987. However, in the areas to the east and south, there are existing group quarters and multi -family development with over 20 units per acre. In addition, there are existing approvals in the general area for additional multi -family units exceeding this density. All needed infrastructure is available to the property and the majority of the site is readily developable. The site is suitable for very low and low-income units. Discussions for developing the site have occurred with the property owners over the last decade. H-91 October 2013 Housing Element City of Santa Clarita General Plan Housing Site 3 is located in the community of Canyon Country, generally southwest of the western terminus of Via Princessa. This vacant site contains 66.8 acres, with a General Plan designation of Urban Residental-5 (UR -5) (18-30 units/acre). The General Plan would allow approximately 2,500 units with the density bonus provisions. The site has hillside topography and lacks urban infrastructure. The General Plan calls for Via Princessa to be extended to facilitate development of this property and the City has certified an EIR for this roadway extension and is currently seeking funding for the project. Based on site conditions, it is estimated that a maximum of 700 units may be accommodated on Site 3, which may include very low and low-income units. The current zoning is Urban Residential 5, which allows up to 30 units per acre. Assessor Parcel Numbers: 2836-014-057, 2836-014-056 This vacant site is under the ownership of two entities at this time. It is located adjacent to the City's sports complex and a high school and there are attached and detached condominiums in proximity to the site. However, both properties are dependent on each other for infrastructure improvements to build the project. Both property owners have previously contacted the City regarding development of the site. Housing Site 4 is located on the south side of Golden Valley Road, approximately one mile west of Sierra Highway. This vacant 58.4 -acre site is designated Urban Residential -5 (UR -5) (18-30 units/acre). Under the General Plan and with density bonuses, the project site would allow approximately 2,200 units. The property contains hillsides and existing oil wells which will affect ultimate residential density. It is estimated that up to 850 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very low and low income units. The current zoning is Urban Residential -5 (UR -5), which allows up to 30 units per acre, with an overlay of MOCA — Mineral and Oil Conservation Area. Assessor Parcel Numbers: 2836-013-135, 2836-013-173, 2836-013-911, 2836-013-912, Currently, there are only a limited number of extracting oil wells and they are focused on the west side, therefore there is enough space to fit the units in without too much disruption to the wells. A number of the existing wells are injector wells (basically injecting steam or water into the ground to loosen up the remaining oil deposits) which are not as much of a nuisance as the extraction wells. There are a number of the wells being abandoned by the State in the area. This site is currently owned by a non-profit agency that acquires properties for a local school district. This property is excess land from a high school which is located adjacent to the site. The property owners have spoken to the City about the possibility of utilizing the site for the placement of workforce housing that would be affordable, especially to entry-level instructors. The agency requested that the U-5 land use category be placed on this site. October 2013 H-92 City of Santa Clarita General Plan Housing Element Housing Site 5 is located in the northeastern portion of the City, east of Sierra Highway and north of Soledad Canyon Road. This primarily vacant 26.1 -acre site is designated Urban Residential -5 (UR -5) (18-30 units/acre). The General Plan, with density bonus provisions, would allow over 750 units. Based on hillside topography, it is estimated that the site could accommodate a maximum of 200 units, including very -low and low-income units. Infrastructure is available to support development of the site. The current zoning is Urban Residential -5 (UR - 5) (30 units/acre). Assessor Parcel Numbers: 2839-020-001, 2839-020-002, 2939-020-003, 2839-020-004, 2839-020-005, 2839-020-008, 2839-020-009, 2839-020-010, 2839-020-011, 2839-020- 012, 2839-021-006, 2839-020-006, 2839-020-007, 2839-020-005, 2839-021-009, 2839- 020-004, 2839-020-003, 2839-021-010, 2839-021-016, 2839-021-018 These vacant parcels are located in an area that would be ready for development since sewer facilities were recently brought to the area. There are existing attached housing units adjacent to the site with densities that allow for these types of housing opportunities. The area has been identified as a possible candidate for the use of CDBG funds to pay for additional infrastructure improvements. An entitlement was previously filed on a portion of the site. Housing Site 6 is located on the south side of Soledad Canyon Road, approximately one mile east of Bouquet Canyon Road. This underutilized 35.1 -acre site is designated Mixed Use - Corridor (MX -C) (18-30 units/acre). The General Plan with inclusion of the density bonus provisions would allow over 1,300 residential units on the site. The property contains an idled auto speedway and is primarily flat. The site is adjacent to a Metrolink commuter rail station. It is estimated that up to 450 units may realistically be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use -Corridor (MX -C) (18-30 units/acre). Assessor Parcel Numbers: 2836-011-018 This single ownership site is adjacent to the Metrolink station and major transportation route and is only used on a limited basis. The representatives for the land, which is long-time family owned, have been in contact with the City of Santa Clarita discussing the possibility of development in the future. The location has all of the attributes for development of residential units. Housing Site 7 is located on the southwest intersection of Bouquet Canyon Road and Valencia Boulevard. This existing 27.4 -acre site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The General Plan, with the inclusion of the density bonus, would allow over 1,025 units on the project site. The property is currently flat and contains existing commercial development including a nursery. The site is traversed by an earthquake fault and regional water transmission line which will affect ultimate residential density. It is estimated that up to 250 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use -Corridor (MX -C) (18-30 units/acre). Assessor Parcel Numbers: 2811-002-014, 2811-002-069, 2811-002-272, 2811-002-274, 2811-002-276 The site could support residential units while maintaining the majority of the existing commercial development. One of the principal property owners has contacted the City regarding the H-93 October 2013 Housing Element City of Santa Clarita General Plan redevelopment of the site as a mixed-use project. The site is located near the Metrolink station and other transit and transportation routes. Housing Site 8 is located on the south side of Lyons Avenue, approximately two miles east of Interstate 5. This 11.6 -acre site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). According to the new General Plan, 435 units, using the density bonus provisions, are allowed on the project site. The property contains an existing shopping center and bowling alley. A large portion of the site is occupied with a defunct movie theatre that is still occasionally used for assembly uses. It is estimated that up to 150 units may realistically be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Corridor Plan (18-30 units/acre). Assessor Parcel Numbers: 2829-007-048, 2830-001-015, 2830-001-025, 2830-001-027, 2830-001-029, 2830-001-036, 830-001-037, 2830-001-038, 2830-001-039, 2830-001- 041, 2830-001-042, 2830-001-043, 2830-001-051, 2830-001-208, 2830-001-209, 2830- 001-214. The commercial project site would lend itself to mixed-use development. The site is located adjacent to a City park, elementary school and other services. Adjacent to the site on two sides are higher density condominium projects. The site is currently able to accommodate multiple pedestrian and vehicular access points. The existing facilities were part of the first major commercial center in the General Plan area and are toward the end of the building's useful life cycle. Housing Site 9 is located on the north side of Soledad Canyon Road, approximately one mile west of Sierra Highway. The 5.4 -acre site is currently developed with various retail uses in a strip commercial configuration. The site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The General Plan would allow over 200 units with the density bonus provisions allowed by the State. It is estimated that up to 75 units may be realistically built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use -Corridor (MX -C) (18-30 units/acre). Assessor Parcel Numbers: 2803-032-001, 2803-032-025, 2803-032-034, 2803-032-35, 2803-032-042, 2803-032-043. Given that the frontage of the site is on a major roadway corridor and the fact that there is over 60% percent of the building square footage is vacant, a mixed-use development would be a logical choice on this location. The project is located on a major transportation corridor and is adjacent to commercial, medical and entertainment services. The project site is in close proximity to a new community college campus and this site would be a logical location for student and staff housing alternatives. In addition, the high voltage electrical transmission lines along the frontage of the site were recently placed underground. The City has identified this corridor for revitalization. Housing Site 10 is located on the south side of Lyons Avenue, adjacent to Interstate 5. This 3.9 -acre site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The property contains an isolated commercial shopping center with limited access. The General Plan would allow approximately 150 units to be built on the site. It is estimated that up to 90 units may be October 2013 H-94 City of Santa Clarita General Plan Housing Element built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The zoning is Corridor Plan CCP) (18-30 units/acre). Assessor Parcel Numbers: 2825-015-015 Due to the lack of highway frontage, proximity to Interstate 5 and single ownership, the site is an excellent candidate to support residential units with a mixed use component. The site has a number of vacant units and its sitting limits the amount of long term tenants. In addition, the site lends itself to residential uses based upon its close proximity to a major freeway corridor, it is set back from the road network and the built environment surrounding the site. Housing Site 11 is located on both the north and south side of Soledad Canyon Road, east of the intersection of Sierra Highway. The site is 29.4 -acre and contains a number of older and vacant commercial uses in addition to an existing small mobile home park. The site is designated Mixed Use -Corridor (MX -C) (18-30 units/acre). The General Plan would allow over 1,100 residential units to be built on the properties. The property contains a floodway which will affect ultimate residential density. It is estimated that up to 275 units may be realistically built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Mixed Use - Corridor (MX -C) (18-30 units/acre). Assessor Parcel Numbers: 2844-003-005, 2844-003-004, 2844-003-006, 2844-003-006, 2844-003-009, 2844-003-003, 2844-003-902, 2844-005-028, 2844-005-020, 2844-005- 016, 2844-001-056, 2844-001-056, 2844-001-024, 2844-001-026, 2844-001-804, 2844- 001-038, 2844-001-063, 2844-001-046, 2844-001-072, 2844-001-068, 2844-001-033, 2844-001-032 This site has multiple property owners, however, the City of Santa Clarita has facilitated a series of meetings with these property owners to possibly combine the properties into one master plan area. Once the housing market rebounds, the project should move forward. The plan would focus on mixed use and could contain income -restricted uses. Housing Site 12 is located on the north side of Newhall Avenue, approximately two miles west of Sierra Highway. This site is designated Community Commercial (CC) with a Mixed Use - Overlay (minimum 18 units/acre). The general plan would allow 138 units to be built on the site with the allowable density bonus provisions. The 3.7 -acre property contains oak trees with an existing commercial center, park-and-ride lot and vacant land which will affect ultimate residential density. It is estimated that up to 65 units may be built on the site. All urban infrastructure needed to support development is available to the property, and the site is suitable for very -low and low-income units. The current zoning is Community Commercial (CC) with a Mixed Use Overlay (MU) which requires a minimum of 18 units per acre. Assessor Parcel Numbers: 2833-016-037, 2833-016-044, 2833-016-900. The project was divided into two phases for the site. The first phase, a 1.62 -acre former Caltrans park and ride lot, was approved for development of 30 very -low to low income units by the Planning Commission in July of 2011. Initially funding was to be from Redevelopment Agency funds, but with the demise of Redevelopment, the project is on hold until additional funding could be found. The rest of the project site is partially owned by the City and an additional 31 very -low to low income units could be built once additional funding is secured. H-95 October 2013 Housing Element City of Santa Clarita General Plan Housing Site 13 is located on Centre Pointe Parkway, south of Soledad Canyon Road. The 22.8 -acre site is approved for 87 single family homes. The non profit applicant, Habitat for Humanity, is building the project for veterans and the units will meet the criteria for very -low an low as part of the federal loan requirements. Construction is expected to begin in late 2014. Tentative Tract 070239 Housing Site 14 is located in Canyon Country, generally north of the Santa Clara River at the future Newhall Ranch Road. The site is vacant and consists of 263.71 acres. Designated as Urban Residential -3 (6-11 du/ac) on the Land Use Map, the site can accommodate approximately 500 units based on its hillside topography. A development entitlement has been approved on this property allowing 380 multi -family units and 119 single-family units. These multi -family units are proposed to be sold at the moderate range, although they are not restricted by covenant to remain affordable. All urban infrastructures are available to support residential development. The current zoning of Urban Residential -3 (UR3) (11 units/acre) allows for the approved development. Tentative Tract 60258 Housing Site 15 is located north of the Santa Clara River, extending between Bouquet Canyon Road and future Golden Valley Road, and includes 698.4 acres designated as Urban Residential -3 (6-11 units/acre). This site was previously subdivided and is approved for 657 multi -family residential and 439 single-family residential homes, of which 290 single family residential units have been built. The site is served with all infrastructure capacity to support the approved housing project. Environmental constraints on the site, which include hillsides, riparian areas near the river, archeological resources, and oak tree woodlands, have been mitigated pursuant to an approved environmental document. Some housing units in Site 15 are expected to be priced at the range of moderate -income households, although no units have been restricted by covenant to remain affordable. The current zoning is Urban Residential -3 (UR -3), which allows up to 11 units per acre. Tentative Tract 53425 Housing Site 16 consists of approximately 1,000 acres and is designated as Specific Plan on the Land Use Map. The site, known as Whittaker-Bermite, generally extends south of Soledad Canyon Road between Golden Valley Road and Railroad Avenue, and is currently vacant. The site was historically used as munitions manufacturing facility and ceased operations in the mid - 1980's. Since that time, clean-up has been occurring under the review of DTSC. Portions of the site have already been deemed cleaned. Remediation continues on other portions of the site. It is envisioned that construction could begin on the site in the next 3-4 years. A specific plan (the Porta Bella Specific Plan) has been approved for the site which allows a maximum of 2,911 dwelling units. The presence of hillsides, oak trees and other environmental factors were considered in the environmental document prepared for that project. Housing units in Site 16 are expected to be priced at the range of moderate -income households, although no units have been restricted by covenant to remain affordable. Urban infrastructure will need to be extended to this site to support future residential development. It is envisioned that the existing plan will be revised to possibly allow for additional units. With this revision, it is expected that additional units will be requested including allowances for approximately 350 low and very -low units. The current zoning is Specific Plan to reflect the adopted Porta Bella Specific Plan. Tentative Tract 51599 October 2013 H-96 City of Santa Clarita General Plan Housing Element Housing Site 17 is located between State Route 14 and Sand Canyon and north of the Union Pacific railroad lines. The site consists of 185 acres and is included in the Vista Canyon Specific Plan. The general plan and zoning designation for the site is Specific Plan (SP). The project site is approved for 1,091 residential units with a combination of low, moderate and market rate housing types. The project is proposing to relocate an existing Metrolink commuter rail station to the project site and thereby creating a transit friendly project. No additional land use entitlements are required from the City for this development. Tentative Tract 69164 Housing Site 18 consists of 4.2 acres located on the north side of Golden Valley Road, west of Sierra Highway. The property is designated as Mixed Use -Neighborhood (MX -N) on the Land Use Map (6-18 units/acre). The site is currently vacant and all urban infrastructure is available to serve future residential development. No site constraints were identified. Nine single-family homes have been approved on this site, available to market -rate buyers. The current zoning is Mixed Use -Neighborhood (MX -N) (18 units/acre), and no zone change is required for development. Tentative Tract 67374 Housing Site 19 consists of 5.14 acres designated as Urban Residential -3 (6-11 units/acre) on the land use map. The site is located on the west side of Sierra Highway, north of Golden Valley Road, and has been approved for construction of 111 multi -family dwellings, of which 12 units were constructed prior to this update.. All infrastructure has been provided to the site and constraints were addressed during project design. The site is currently zoned Urban Reseidentail-3 (11 units/acre) and no zone change is required. These units will meet RHNA requirements for moderate units. Tract 53419 Housing Site 20 contains approximately 300 acres designated as Urban Residential -2 (5 units/acre) on the land use map. The site contains hillsides and oak trees which affect potential residential density. The Site is located adjacent to Golden Valley Road at its intersection with Via Princessa. The site has been approved for 498 single-family dwellings, including 94 units for a senior citizen community. These units have not yet been constructed; however, a school has been constructed as part of the approved development project that will support the eventual construction of these homes. Housing units in Site 20 are expected to be priced at the range of moderate to market -rate households, although no units have been restricted by covenant to remain affordable. All urban infrastructures are in place to support future residential development. Current zoning is Urban Residential 2(5 units/acre), and no zone change is required. Tract 52414 Housing Site 21 contains approximately 500 acres designated as Specific Plan. This area is located in Downtown Newhall, generally adjacent to Main Street, Railroad Avenue and Lyons Avenue. Site 15 contains the Downtown Newhall Specific Plan, which was adopted by the City in 2006, and will accommodate up to 712 additional dwelling units, including both single and multi -family. This plan allows mixed-use development in proximity to a Metrolink rail station, and the site is therefore suitable for all income levels. Residential units at a density up to 30 H-97 October 2013 Housing Element City of Santa Clarita General Plan units per acre are expected to be developed in the specific plan area, pursuant to the form - based zoning allowed by the plan. Street Boundaries — Bounded by 13`h Street to the north, Newhall Avenue to the west, Race Street to east and Newhall Avenue to the south, including portions of Pine Street. A full description for each Assessor's parcel in this area is contained in the Appendix for this element. It is envisioned that transit -oriented development would occur in the area surrounding the rail station. The City is also speaking to property owners in the area regarding partnerships to develop housing as part of mixed-use development. Lastly, there are a number of vacant and underutilized parcels that would support additional residential units. Housing Site 22 is located between Sites 6 and 15, and consists of approximately 33 acres on the south side of the Santa Clara River, west of Golden Oak Road. The site is designated as Urban Residential -5 (UR -5) on the land use map (18-30 units/acre). A subdivision map has been approved on this site which allows 319 residential units, which have not yet been constructed. The homes in Site 22 are intended for above -moderate income levels. The site is zoned Urban Residential 5(30 units/acre), and no zone change is required for development. Tentative Tract 62322 Housing Site 23 is located in Canyon Country, south of the Santa Clara River and extending from Oak Spring Canyon Road to the eastern City limits. This 193 -acre site is designated Non - Urban -5 (1 unit/acre) and Urban Residential -1 (2 units/acre) on the land use map. An entitlement has been approved for 99 single-family residential homes, which are anticipated to be constructed during the planning period. The site contains numerous oak trees and is adjacent to the Santa Clara River. All infrastructure was installed during development of the subdivision, and environmental constraints were addressed in environmental document and project design. These homes will be available to market -rate buyers. The site is zoned Non - Urban 5 (1 unit/acre) and Urban Residential 1 (2units/acre) and no zone change is required. Tentative Tract 63002 Housing Site 24 is located south of Soledad Canyon Road and west of Camp Plenty Road and consists of 18.6 acres, designated as Urban Residential -3 (11 units/acre). This site has been approved for 147 single-family units and is currently vacant, as construction has not commenced. All urban infrastructure is available to support residential development on the site. Homes on this site are expected to be priced for moderate -income households, although no homes are proposed to be restricted by covenant for affordability. The site is zoned Urban Residential 3 (11 units/acre) and no zone change is required. Tentative Tract 62343 Zoning for Suitable Sites As set forth in the above descriptions of the suitable sites, all of the sites are currently zoned to allow development of proposed or approved units within their boundaries, and have the appropriate General Plan land use designation for each of these sites.. Less than 50% of the Low and Very -Low units are contained within areas not designated as UR -5 (30 units per acre) residential uses only. October 2013 H-98 City of Santa Clarita General Plan Housing Element Suitable Sites Summary Based on the above analysis of suitable sites for new housing, it is estimated that over 11,155 new dwelling units may be accommodated by the General Plan Land Use Map, which will be sufficient to meet the RHNA requirement for 8,322 units during the planning period. In addition, suitable sites have been identified for households of various income levels, as summarized below: • Number of sites available for very low and low income households (at 30 du/acre or more): 4,511 • Number of sites available for moderate -income households: 3,430 • Number of sites available for market rate and unrestricted income households: 3,214 H-99 October 2013 Housing Element City of Santa Clarita General Plan VI. GOVERNMENTAL CONSTRAINTS TO HOUSING PRODUCTION Among the options available to cities to promote housing affordability is the authority to facilitate construction of new dwellings by removing the constraints imposed by local government. Such constraints may include processing requirements for development applications, design and development standards, density limitations, fees and exactions, and the time and uncertainty associated with obtaining construction permits. State law requires each city undertaking a Housing Element to analyze the governmental constraints imposed on new development that may result in making housing unavailable or unaffordable. If any such constraints are identified that curtail the production of affordable housing and are not necessary to protect public health, safety and welfare, then the element should evaluate alternative measures that will allow housing to be built to serve the community's needs. The purpose of this section of the Housing Element is to review the governmental constraints applied to various types of housing in the City of Santa Clarita, and to identify any constraints that may reasonably be modified or removed in order to promote housing development and affordability. A. Land Use Controls — General Plan Land uses allowed within the City are determined by the General Plan Land Use Map and the Unified Development Code (UDC). The General Plan contains many principles that are collectively known as smart growth, including transit -oriented development, walkable neighborhoods with access to services, non -motorized mobility options, promotion of balanced jobs and housing, live -work units, and mixed-use development. A summary table of land use districts that allow residential development is contained in Table H-6.1. October 2013 H-100 City of Santa Clarita General Plan Housing Element Table H-6.1: General Plan Land Use Districts Allowing Residential Uses Non -Urban 1 (NU 1) 1 du/20 acres Single-family homes in low density, rural environment. Non -Urban 2 (NU 2) 1 du/10 acres Single-family homes in low density, rural environment. Non -Urban 3 (NU 3) 1 du/5 acres Single-family homes in low density, rural environment. Non -Urban 4 (NU 4) 1 du/2 acres Single-family homes in low density, rural environment. Non -Urban 5 (NU 5) 1 du/acre Single-family homes in low density, rural environment. Single-family homes on large lots, at interface Urban Residential 1 (UR 1) between rural and urban areas. Clustering of 2 du/acre units encouraged to preserve natural features and open space. Supportive commercial and institutional uses allowed per zoning. Single-family homes in neighborhoods of medium density typical of suburban Urban Residential 2 (UR 2) 5 du/acre development patterns. Clustering of units encouraged to preserve natural features and open space. Supportive commercial and institutional uses allowed per zoning. Single-family homes, duplexes, triplexes and Urban Residential 3 (UR 3) small-scale multi -family dwellings consistent 6 — 11 du/acre with a predominantly single-family residential neighborhood. Supportive commercial and institutional uses allowed per zoning, Single-family detached and attached homes, Urban Residential 4 (UR 4) 9 — 18 du/acre and multi -family dwellings. Supportive commercial and institutional uses allowed per zoning. Multi -family dwellings including apartment and Urban Residential 5 (UR 5) 18 — 30 du/acre condominiums up to 3 stories. Supportive commercial and institutional uses allowed per zoning. Multi -family dwellings in combination with Mixed Use Neighborhood 6 — 18 du/acre commercial and office uses along major (MXN) arterial corridors, subject to Conditional Use Permit. Multi -family dwellings in combination with Mixed Use Corridor (MXC) 11-30 du/acre commercial and office uses along major arterial corridors, subject to Conditional Use Permit. Mixed Use Urban Village Multi -family dwellings within transit -oriented (MXUV) 19-50 du/acre urban centers, in combination with commercial, office, and public uses, subject to master plan approval. Regional Commercial CR 18-50 du/acre Housing may be approved in the context of a H-101 October 2013 Housing Element City of Santa Clarita General Plan 'Density is shown as the number of dwelling units per gross acre. With regard to the densities shown for each district in Table H-6.1, the Land Use Element states that the maximum density or intensity is not guaranteed for any land use category. In determining the allowable density for each property shown on the Land Use Map, consideration will be given to topography; availability of roads and infrastructure; existing development patterns; potential land use conflicts; public health, safety, and welfare; presence of environmental resources; and other site constraints. The upper range of residential density will be granted only when the reviewing authority determines that all other applicable General Plan policies, codes, and requirements can be met on the site. Another potential governmental constraint to new home construction that was addressed in the General Plan was restrictions on mixed use development. The General Plan increases the range of opportunities for residential/commercial mixed use development in various locations throughout the City. The Mixed Use Corridor district encourages moderate -density residential units along commercial corridors as infill development, on underutilized sites, or in combination with commercial -residential mixed use projects. The Mixed Use Urban Village district was added to promote development of transit -oriented urban centers near Metrolink stations and bus transfer stations, requiring a residential component and allowing density of up to 50 dwellings per acre in combination with regional commercial and institutional uses. Prior to this language being adopted in the General Plan, mixed uses were allowed only with a conditional use permit and were not specifically encouraged or required in these areas. Residential units as components of mixed use development are also allowed in various commercial designations, with approval of a conditional use permit or master plan, as noted on Table H-6.1. The land use designations have allowable density in the Urban Residential land use categories, up to 30 dwellings per acre in UR -5 and up to 50 dwellings per acre in Mixed Use Urban Village and Regional Commercial areas. These changes increase opportunities for compact residential development in urban areas that are supported by services, infrastructure, and transportation, and to remove governmental constraints imposed by the more stringent density limits in the prior General Plan. The residential land use designations also provide for development of walk -able neighborhoods by allowing neighborhood -oriented commercial services within residential areas without a general plan amendment, provided that such sites are properly zoned, no greater than five acres in area, and maintain specified separation requirements from other service areas. This measure was added to the General Plan language to allow neighborhood services such as groceries, drugstores, coffee shops, mail services, and other limited commercial development within walking distance of surrounding residences. October 2013 H-102 mixed use project, subject to discretionary review conditional use permit or master Ian Community Commercial Housing may be approved in the context of a (CC) 11-30 du/acre mixed use project, subject to discretionary review conditional use permit or master Ian Neighborhood Commercial Housing may be approved in the context of a (CN) 6-18 du/acre mixed use project, subject to discretionary review conditional use permit or master Ian 'Density is shown as the number of dwelling units per gross acre. With regard to the densities shown for each district in Table H-6.1, the Land Use Element states that the maximum density or intensity is not guaranteed for any land use category. In determining the allowable density for each property shown on the Land Use Map, consideration will be given to topography; availability of roads and infrastructure; existing development patterns; potential land use conflicts; public health, safety, and welfare; presence of environmental resources; and other site constraints. The upper range of residential density will be granted only when the reviewing authority determines that all other applicable General Plan policies, codes, and requirements can be met on the site. Another potential governmental constraint to new home construction that was addressed in the General Plan was restrictions on mixed use development. The General Plan increases the range of opportunities for residential/commercial mixed use development in various locations throughout the City. The Mixed Use Corridor district encourages moderate -density residential units along commercial corridors as infill development, on underutilized sites, or in combination with commercial -residential mixed use projects. The Mixed Use Urban Village district was added to promote development of transit -oriented urban centers near Metrolink stations and bus transfer stations, requiring a residential component and allowing density of up to 50 dwellings per acre in combination with regional commercial and institutional uses. Prior to this language being adopted in the General Plan, mixed uses were allowed only with a conditional use permit and were not specifically encouraged or required in these areas. Residential units as components of mixed use development are also allowed in various commercial designations, with approval of a conditional use permit or master plan, as noted on Table H-6.1. The land use designations have allowable density in the Urban Residential land use categories, up to 30 dwellings per acre in UR -5 and up to 50 dwellings per acre in Mixed Use Urban Village and Regional Commercial areas. These changes increase opportunities for compact residential development in urban areas that are supported by services, infrastructure, and transportation, and to remove governmental constraints imposed by the more stringent density limits in the prior General Plan. The residential land use designations also provide for development of walk -able neighborhoods by allowing neighborhood -oriented commercial services within residential areas without a general plan amendment, provided that such sites are properly zoned, no greater than five acres in area, and maintain specified separation requirements from other service areas. This measure was added to the General Plan language to allow neighborhood services such as groceries, drugstores, coffee shops, mail services, and other limited commercial development within walking distance of surrounding residences. October 2013 H-102 City of Santa Clarita General Plan Housing Element B. Land Use Controls - Zoning Zoning Districts in Unified Development Code Zoning within the City is regulated by the Unified Development Code (UDC), which includes both Title 17 (Zoning Ordinance) and Title 16 (Subdivisions) of the City's Municipal Code. Zone districts are described in UDC Division 17.30. The UDC is updated regularly to maintain compliance with new State statutes and current City policies. With the adoption of the General Plan Update in 2011, it was necessary to update sections of the UDC to conform with the new General Plan. This occurred in 2013. Table H-6.2 shows the UDC zoning districts That correspond to the 2011 General Plan land use designations. Table H-6.2: Residential Zoning Districts Zoning District Residental,Uses Allowed' Zoning District Density { Maximum density 0.05 dwelling units/acre; Single-family dwellings on 20 -acre min. lots; Non -Urban 1 (NU1) Caretakers residence; Residential 1 dwelling unit/20 acres care home; Second units; Transitional housing; mobilehome park (with CUP); Supportive housing. Maximum density 0.1 dwelling units/acre; Single-family dwellings on ten -acre min. lots; Caretakers Non -Urban 2 (NU2) residence; Residential care home; 1 dwelling unit/10 acres Second units; Transitional housing; mobilehome park (with CUP); Supportive housing. Maximum density 0.2dwelling units/acre; Single-family dwellings on five -acre min. lots ;Caretakers Non -Urban 3 (NU3 residence; Residential care home; 1 dwelling unit/5 acres Second units; Transitional housing; mobilehome park (with CUP); Supportive housing. Maximum density 0.5dwelling units/acre; Single-family dwellings on two -acre. min. lots Caretakers Non -Urban 4 (NU4) residence Residential care home; 1 dwelling unit/2 acres Second units; Transitional housing; mobilehome park (with CUP); Supportive housing. H-103 October 2013 Housing Element City of Santa Clarita General Plan October 2013 H-104 Maximum density 1.0 dwelling units/acre ;Single-family dwellings on43,560-sq. ft. min. lots; Non -Urban 5 (NU5) Caretakers residence; Residential 1 dwelling unittacre care home; Second units; Transitional housing; mobilehome park (with CUP); Supportive housing. Maximum density 2.Odwelling units/acre; Single-family dwellings Urban Residential 1 on20,000 sq. ft. min. lots; 2 dwelling units/acre (UR1) Caretakers residence; Transitional housing, mobilehome park (with CUP); Supportive housing. Maximum density 5.Odwelling units/acre; Single-family dwellings Urban Residential 2 on5,000 sq. ft. min. lots; Caretakers 5 dwelling units/acre (UR2) residence; Mobilehome park(with CUP); Transitional housing; Su ortive sing. Maximum density 11.0 dwelling units/acre Single, 2 -family and multiple family dwellings on 5,000 Urban Residential 3 sq. ft. minimum. lots; Caretakers (UR3) residence; Community care 11 dwelling units/acre facility(with CUP); mobilehome park (with CUP) ; Transitional housing Joint live/work units (with CUP); Su ortive sing. Maximum density 18.Odwelling units/acre; Single, 2 -family and multiple family dwellings on 4,500 sq. ft. minimum. lots; Caretakers Urban Residential 4 residence; Community care facility 18 dwelling units (UR4) (with CUP); mobile home park (with /acre CUP); Transitional housing; Joint live/work units (with CUP); Rooming house; Rehabilitation facility; Su ortive sing. October 2013 H-104 City of Santa Clarita General Plan Housing Element Zoning District Residential Uses Allowed` Zoning District Density Maximum density 30.0 dwelling units/acre Single, 2 -family and multi -family dwellings on 4,500 sq. ft. min. lots; Caretakers residence; Urban Residential 5 Community care facility (with 18-30 dwelling units/acre (UR5) CUP);mobilehome park(with CUP) ; Transitional housing; Joint live/work units (with CUP); Rooming house: Rehabilitation facility; Supportive housing. Minimum Density 11.0 units /acre, Maximum density 30.0 dwelling units/acre; Single, 2 -family and multi -family dwellings on 5,000 sq. Mixed Use Corridor ft. min. lots; Boarding house; 11-30 dwelling units (MXC) Caretakers residence; Community Per acre care facility (with CUP);Transitional housing; Joint live/work units (with CUP); Rooming house: Rehabilitation facility; Supportive housing. Minimum Density 6.0 units /acre Maximum density 18.0 dwelling units/acre; Single, 2 -family and multi -family dwellings on 5,000 sq. Mixed Use ft. min. lots; Boarding house; Caretakers residence; Community 6-18 dwelling units Neighborhood (MXN) care facility (with CUP);Transitional per acre housing; Joint live/work units (with CUP); Rooming house: Rehabilitation facility; Supportive housing. Minimum Density 19.0 units /acre Maximum density 50.0 dwelling units/acre; Single, 2 -family and multi -family dwellings on 5,000 sq. Mixed Use Urban ft. min. lots; Boarding house Caretakers residence; Community 19-50 dwelling units Village (MXUV) care facility (with CUP);Transitional per acre housing; Joint live/work units (with CUP); Rooming house: Rehabilitation facility; Supportive housing. H-105 October 2013 Housing Element City of Santa Clarita General Plan Zoning District Residential Uses Allowed' Zoning District Density Minimum density 20 dwelling units/acre for sites 5 ac or greater; 11 dwellings per acre for sites less Mixed Use than 5 ac, there is no maximum; Overlay (MU) Single-family, multi -family, N/A live/work, lofts condominiums, apartments; 20-30% of site area to be commercial uses; Minor use permit required. Multi -family units (with MUP);Community care facility(with Regional Commercial CUP); Live -work units (with MUP) Residential Health Care Facility 18-50 dwelling units (CR) (with CUP); Supportive Housing /acre (with CUP); Transitional Housing with CUP). Multi -family units (with CUP);Community care facility (with CUP);Live-work units (with CUP);Mobilehome park (with CUP) Community Residential Health Care Facility 18 dwelling units/per acre Commercial (CC) (with CUP); Supportive Housing (with CUP); Transitional Housing (with CUP) Homeless Shelter (with MUP or permitted by right in Homeless Overlay Zone). Commercial Multi -family units (with CUP Neighborhood Community care facility(with CUP);Live-work units (with CUP) 18 dwelling units/per acre (CN) Community care facility(with CUP). Live -work units (with CUP);Homeless Shelter ( with MUP Business Park (BP) or permitted by right in Homeless No residential Overlay Zone) Industrial (1) Live -work units (with CUP); Homeless Shelter ( with MUP) No residential Single Family Homes, Residential Open Space (OS) Service Care Home, Second Units, One unit/40 acres Supportive Housing, Transitional Housing, Single Family Homes, Residential Open -Space- Service Care Home, Second Units, One unit/5 acres Agriculture (OS -A) Supportive Housing, Transitional Housing, October 2013 H-106 City of Santa Clarita General Plan Housing Element * CUP indicates requirement for a Conditional Use Permit pursuant to UDC Section 17.24, approved by Planning Commission after a public hearing. Other projects require Minor Use Permit (UDC Section 17.23). Other uses are permitted by right in the zone district, provided that all new construction requires Development Review pursuant to UDC Section 17.22. Specific Plans In addition to the zone districts summarized in Table H-6.2, the City's UDC contains a Specific Plan category that allows for development of large, master -planned communities in which residential unit types and densities may be flexible, as specified in the approved planning document. The Specific Plan Zone provides for the preparation of comprehensive, long-range planning documents called specific plans, provided for in State law to establish uses and standards in master -planned developments which also address infrastructure, financing, and implementation. The allowed uses and densities are specified in the adopted specific plan document. Within the City of Santa Clarita, the following specific plans incorporating residential uses have been adopted: The Porta Bella Specific Plan was approved in 1994 for the 989 -acre Whittaker Bermite site, located in the center of the City. The site was used for over 80 years for production of military explosives and flares by various manufacturers before operations ended in 1987. During those years manufacturing and testing of various chemicals on the site involved use and improper disposal of hazardous materials, resulting in chemical contamination of both soil and groundwater. Directly beneath the site lies the Saugus Aquifer, a significant groundwater source for the Valley. Since manufacturing operations ended, remediation of soil and groundwater contamination (including per -chlorate) has been on-going. The Porta Bella Specific Plan proposed re -use of the property for mixed uses, including 1,244 single-family units, 1,667 multi -family units, 96 acres of commercial and office uses, 407 acres of open space, and 42 acres of recreational use. However, more work is needed to ensure site clean-up and the location of uses in an appropriate manner to avoid future health risks. H-107 October 2013 Single Family Homes, Residential Open Space- National Service Care Home, Second Units, One unit/40 acres Forest (OS -NF) Supportive Housing, Transitional Housing, Open Space—Bureau of Single Family Homes, Residential Land Management Service Care Home, Second Units, One unit/40 acres (OS-BLM) Supportive Housing, Transitional Housing, Single Family Homes, Residential Public/Institutional (P/1) Service Care Home, Second Units, N/A Supportive Housing, Transitional Housing, Homeless Shelters Specific Plan(SP) Subject to the standards of the Varies Specific Plan Corridor Plan (CP) Subject to the standards of the Varies Corridor Plan * CUP indicates requirement for a Conditional Use Permit pursuant to UDC Section 17.24, approved by Planning Commission after a public hearing. Other projects require Minor Use Permit (UDC Section 17.23). Other uses are permitted by right in the zone district, provided that all new construction requires Development Review pursuant to UDC Section 17.22. Specific Plans In addition to the zone districts summarized in Table H-6.2, the City's UDC contains a Specific Plan category that allows for development of large, master -planned communities in which residential unit types and densities may be flexible, as specified in the approved planning document. The Specific Plan Zone provides for the preparation of comprehensive, long-range planning documents called specific plans, provided for in State law to establish uses and standards in master -planned developments which also address infrastructure, financing, and implementation. The allowed uses and densities are specified in the adopted specific plan document. Within the City of Santa Clarita, the following specific plans incorporating residential uses have been adopted: The Porta Bella Specific Plan was approved in 1994 for the 989 -acre Whittaker Bermite site, located in the center of the City. The site was used for over 80 years for production of military explosives and flares by various manufacturers before operations ended in 1987. During those years manufacturing and testing of various chemicals on the site involved use and improper disposal of hazardous materials, resulting in chemical contamination of both soil and groundwater. Directly beneath the site lies the Saugus Aquifer, a significant groundwater source for the Valley. Since manufacturing operations ended, remediation of soil and groundwater contamination (including per -chlorate) has been on-going. The Porta Bella Specific Plan proposed re -use of the property for mixed uses, including 1,244 single-family units, 1,667 multi -family units, 96 acres of commercial and office uses, 407 acres of open space, and 42 acres of recreational use. However, more work is needed to ensure site clean-up and the location of uses in an appropriate manner to avoid future health risks. H-107 October 2013 Housing Element City of Santa Clarita General Plan In December 2005, the City of Santa Clarita adopted the Downtown Newhall Specific Plan as a foundation for facilitating redevelopment and enhancement of the area. The specific plan encompasses twenty blocks (550 acres, including Hart Park) and provides opportunities for mixed-use and transit -oriented development. Approximately 700 new dwelling units and 250,000 square feet of new commercial space are projected by the specific plan, in addition to existing housing and business in the area. Both new development and redevelopment are accommodated in the specific plan. The North Valencia Specific Plan was adopted in 1998. The project encompassed 707 acres generally bordered by Newhall Ranch Road, Bouquet Canyon Road, and Magic Mountain Parkway, east of San Francisquito Creek. The Specific Plan provided for a mix of residential and commercial uses, open space, and an industrial center. A significant segment of the Santa Clara River was preserved as open space as part of the specific plan. The residential portions of this project have since been constructed. The North Valencia Specific Plan No. 2 was adopted in 2000 for 596 acres in the northern portion of the City generally located north of Newhall Ranch Road west of McBean Parkway. The Specific Plan called for mixed use development, including residential, industrial and commercial uses. A major component of this project was preservation of open space in environmentally sensitive areas along San Francisquito Creek. The residential portions of this project have since been constructed. The Fair Oaks Ranch Specific Plan was adopted by Los Angeles County in 1986 for 988 acres in the eastern portion of the City generally located north of State Route 14 and Via Princessa. The Specific Plan area was annexed to the City in 2012. The Specific Plan called for primarily residential development with some supportive commercial uses. The project is on its last phases of construction. The Vista Canyon Specific Plan was adopted in 2011 and is located between State Route 14 and Sand Canyon and north of the Union Pacific railroad lines. The site consists of 185 acres. The project site is approved for 1,091 residential units with a combination of low, moderate and market rate housing types. The project is proposing to relocate an existing Metrolink commuter rail station to the project site and thereby creating a transit friendly project. The project approval is currently in litigation. Development Standards In addition to controlling residential density, unit types, and lot sizes, the Unified Development Code and various specific plan documents contain requirements for residential construction that may impose constraints on the creation of new housing opportunities. These requirements are called development standards, and typically include restrictions on building height, minimum yard and open space areas, and parking. State law requires that the Housing Element review various development standards to determine if they constitute a governmental constraint on new housing development. Table H-6.3 provides a summary of the City's development standards as set forth in the UDC. As described above, specific plans and planned development projects may have different standards established through the approval process for each project. October 2013 H-108 City of Santa Clarita General Plan Housing Element Table H-6.3: Residential Development Standards H-109 October 2013 Allowed lot sizes range from 5,000 to 20 gross acres. Lots may be Lot size smaller in the SP zone with approved entitlement; the City has allowed lots of 2200 sq. ft. inspecific plan SP areas. Lot dimensions Minimum width: 50 — 200 ft. (cul-de-sac width: 40 ft); May be reduced as part of approved SP/CP. Side yard: 5 ft. (reverse corner lot 10 ft.) Rear yard: 15 ft. Setbacks Front yard: 20 ft. Mixed use: 0-25 feet. setback from property line. Lot coverage No requirements other than setbacks and open space in Urban and Non -Urban Zones. Building height 2 stories, 35 ft. in residential zones, except with approval of CUP; Up to 55 feet in mixed use areas, except with approval of CUP. Dwelling unit size, No requirements. Floor Area Ratio Studio: 200 sq. ft. 1 bedroom unit: 300 sq. ft. 2+ bedroom units: 400 sq. ft. Open space Single-family detached or town home: 650 sq. ft. 50% of open space to be in rear yards; Recreational facilities required for multi -family projects; Mixed Use Overlay requires 200 sq. ft./unit of open sace. 250 cu. ft. of storage for multi -family unit; 1 trash enclosure for each 10 units; Architecture and No metal siding for structures; site design Minimum roof slope 2:12; Screening required for all equipment and utilities; Roof -top equip ment prohibited on new single-family structures. Single-family unit: 2 enclosed spaces; Two-family units: 2 spaces/unit; Multi -family units: 1 space for studios; 2 spaces for one -bedroom; 2 spaces for two -plus bedrooms; plus 1 guest space/2 units for projects with over 3 units. All spaces to be enclosed (except guest parking). Mobile home park: 2 spaces per unit plus one guest per 2 units (may be uncovered); Senior/disabled: 0.5 space/unit with plot plan review and deed Parking restriction plus guest parking; Mixed use: same as above except allowance for shared guest spaces; Specific plans: parking may be reduced; Residential services/care home; 2 spaces; Second unit: 1 space/2 bedrooms; Residential health care: 0.5 space/unit; Community care: 0.5 space per room; Shared parking allowed with a CUP; Tandem parking allowed in multi -family developments with a Minor Use Permit. H-109 October 2013 Housing Element City of Santa Clarita General Plan Permitted within Mobilehome Park Overlay Zone by right, provided the following requirements are met: Minimum lot area: 3 acres Minimum space area: 1,500 sq. ft. Minimum space width: 30 ft. Minimum lot area for each mobile home space: 3000 sq. ft. Mobilehome parks Maximum building height: 2 stories or 25 ft. Front yard, street side yard setback: 5 ft. Side yard setback: 5 ft. Rear yard setback: 5 ft. Screening required from adjacent streets. Mobilehome parks in other zones require approval of conditional use permit by Planning Commission at public hearing; discretionary review Secondary access required for any development of 150 or more Access dwelling units (75 or more in wild -land fire areas). Further restrictions for substandard road width. (This requirement applies to subdivisions treatment is required for projects meeting The minimum UDC requirements for residential uses summarized in Table H-6.3 have been determined by the City to be necessary to protect the public health, safety, and welfare of City residents. The requirements for minimum lot size, dimensions, and setbacks are necessary to prevent overcrowding, and flexibility is allowed through the planned development process to create smaller lots provided the design is approved. Minimum requirements for open space and maximum lot coverage ensure that residents have adequate access to outdoor living space, gardens, patios, sunlight, and fresh air. On-site parking requirements are needed to ensure that vehicle parking does not clog neighborhood streets, and that residents have convenient access to their vehicles; parking reductions are allowed for senior and disabled housing units, and allowance for shared parking is made through the planned development and specific plan processes. In addition, shared parking is allowed with approval of a conditional use permit. Requirements for adequate emergency access and treatment of storm -water are necessary to protect public safety and water quality. As with conventional residential dwellings, the standards for mobile home parks are designed to ensure adequate open space and parking. The architectural standards for residential uses are minimal, and include no metal siding, pitched roofs, adequate trash enclosures, and equipment screening. Many of the required development standards have been put in place for retention of a quality of life for both existing and future residents or they have been put in place for public safety reasons. However, Program H 5.4 includes flexibility for a number of development standards including open space and building height. These standards are typical zoning requirements found throughout California; no unusual standards that pose a significant constraint to the production of housing were identified. Special Standards and Requirements Some portions of the planning area are subject to development constraints due to the presence of hillsides and ridgelines, flood potential, seismic hazards, environmental issues, or other special circumstance. Special development standards may apply to housing in such areas, in October 2013 H-110 City of Santa Clarita General Plan Housing Element order to protect public safety and property values. The following special development standards are established by the City's Unified Development Code and adopted specific plans: As an example of how these special development standards act to restrict residential density, the City approved three projects in which density was reduced due to the Hillside Ordinance. In the Keystone project, the developer proposed 979 units and the project was approved for 499 units, a reduction of 49 percent. The Golden Valley Ranch project originally proposed 847 units and was approved for 499 units, a reduction of 41 percent. The Beneda project proposed 60 units and was approved for 30, a reduction of 50 percent. Despite potential reductions in residential density within these areas, however, the City has determined that the special designations are needed to protect significant environmental resources and protect public safety. Hillsides, ridgelines, and floodplains must be protected from over -development in order to prevent erosion, flooding, damage from landslides, and preserve scenic views. Preservation of significant oak trees is defined in the General Plan as a community goal because these trees are important biological resources. Downtown Newhall has been identified as a significant historical resource area because of the large number of historic buildings and sites within this district; the specific plan is intended to maintain community character in keeping with the historic nature of the area. Therefore, no changes to these special zoning requirements are proposed, because adequate sites have been identified to meet the City's housing goals in other areas of the City that are not subject to these constraints. H-111 October 2013 Housing Element City of Santa Clarita General Plan Table H-6.4: Special Development Standards for Housing Applicability Special Requirements and Standards • Applies to any site with average slope of 10% or more; • Requires Permit for Hillside Development Review; • Director approval for minor projects, Planning Commission review of major projects; • Application may include colored simulations and detailed Hillside areas studies for geotechnical, soil, archeological and biological conditions, tree studies, slope analysis, and grading information; • Detailed architecture and landscaping standards required; • Review is discretionary, with approval based on 8 findings; • Permitted residential density is based on slope density calculations that reduce density as slopes increase. • Requires Ridgeline Alteration Permit approved by City Council; Ridgeline Preservation • May reduce density and/or increase cost of development; Overlay Zone • Discretionary permit required with conditions of approval • Requires same findings as conditional use permit. • Must comply with FEMA requirements; Floodplains • Requires approval by City Engineer based on hydrology study; May reduce density/intensity of use; • No development allowed in floodway portion of floodplain. Significant Ecological • Requires biological studies and mitigations; Areas • Ma reduce density/intensity density/intensityof use. • Oak Tree Preservation Ordinance requires preservation of significant trees on site; • Requires Oak Tree Permit; Oak Tree Preservation • May require Planning Commission approval; • Mitigation may involve replanting or tree preservation; • May result in increased costs and/or reduced residential density. • Requires development to recognize existing mineral and oil resources; • Establishes criteria for development in areas with these state Mineral and Oil identified resources; Conservation Overlay Allows for removal of the commodity while establishing (MOCA) development standards for the health and safety of nearby residents; • May result in reduction of residential density based upon location of existing oil wells or quarries. Downtown Newhall • Design guidelines to maintain historic character of area; Specific Plan • Must conform to form -based zoning requirements of specific Ian. Happy Valley, Placenta & Sand Canyon • Special standards adopted to help maintain rural character of Special Standards area. Districts October 2013 H-112 City of Santa Clarita General Plan Housing Element C. Application Review Requirements Residential developers and builders seeking to construct new housing look for assurance that cities provide an "even playing field" and establish clear requirements that do not change over time. An "even playing field" means that all applicants are subject to the same rules, and "clear requirements" ensure that multiple levels of review by various entities within a jurisdiction do not require costly revisions after the project has been determined to meet agency requirements. Housing developers bear many up -front costs in bringing a project to completion, including land costs, interest on loans, architecture and engineering costs, preparation of environmental documents and technical studies, application processing fees, and environmental review fees. The development of new housing projects can be constrained if agencies add new requirements or fees during the review process. State law requires that housing elements review the processing requirements for new housing applications to determine if governmental constraints limit production of new housing. In this process, it is also useful to review the steps taken to ensure an even playing field and clarity of requirements for all applicants. A major consideration for applicants is whether their application is processed as a ministerial or discretionary review. A ministerial project may be approved or denied based on the project's compliance with applicable code requirements, and does not require the discretionary judgment of a reviewing authority based on policies or guidelines that require interpretation. A discretionary process, on the other hand, gives the reviewing authority the options to approve, conditionally approve, or deny the project based on required findings. For the applicant, a discretionary process may hold more uncertainty in terms of whether the project will be approved, as well as unknown costs of any conditions added to the project as part of the approval process. The California Subdivision Map Act (Sections 66410-66499.58 of the Government Code), Permit Streamlining Act (Government Code Section 65920 et seq), and Environmental Quality Act (Public Resources Code Sections 21000-21177) establish timelines for processing development applications to ensure that applicants are not unduly delayed by public agencies during the review process. The City's Unified Development Code is consistent with these timelines. In order to inform applicants early in the process about the City's development review process, the City offers an optional meeting with the Development Review Committee to review preliminary applications, the cost of this process is applied to the formal application review fee. The City has also prepared informational materials to guide applicants in how to process various applications, such as Development Review, Conditional Use Permit, Variance, and Tentative Subdivision Map. Application requirements for various types of residential development have been codified in the Unified Development Code, and are summarized in Table H-6.5. Application review fees are limited by State law to the amount needed to pay for any staff and/or consultants' actual time spent reviewing each application to ensure compliance with code requirements. Application processing fees in the City of Santa Clarita have been established by Resolution 07-52, which was based on a fee study completed in 2004 and updated annually based on CPI (most recently in 2012). The fee for each type of application is also included in Table H-6.5. H-113 October 2013 Housing Element City of Santa Clarita General Plan Table H-6.5: Application Processing Requirements Application Type Application fee Description Optional process designed to inform Preliminary review $1,196; applies to formal application applicants of City application processing when filed. requirements and development standards. Takes 4-6 weeks. Staff review and Planning Commission Tentative parcel map $13,170 approval of subdivision to create four or fewer residential lots. Discretionary. $6,403 plus $211 for easement checking plus $145 for Engineering review and approval by City Final parcel map monument inspection Council. Ministerial, based on compliance and $35 per with the tentative parcel map. monument. Staff and Planning Commission review of subdivision to create 5 or more residential lots. Discretionary. Initial approval 2 years, with up to two discretionary 1 -year extensions approved by Planning Director. Required 1-24 lots - $18,454; findings address zoning consistency, site Tentative tract map over 24 lots add suitability, environmental damage, and $192/lot. consistency with easements. Development review required for home construction on approved subdivision. Sales office and model home complex require temporary use permit, approved for maximum of two years, and paved parking. $10,102 for 1-10 lots; $10,824 for 11-50 lots; $10,824 plus $81 for each lot over 50; Engineering review and approval by City Final tract map Plus $211 for Council. Ministerial, based on compliance easement checking with the tentative tract map. plus $142 for monument inspection and $35 per monument. CEQA review — initial $2,029 plus Required for any project resulting in a study consultant's costs (if negative declaration or mitigated negative an declaration. CEQA review — $31,618.deposit; Required for any project that has the potential Environmental Impact costs of staff time to significantly impact the environment. Report (EIR) plus consultant costs. October 2013 H-114 City of Santa Clarita General Plan Housinq Element California Department $2,231.25 for Required by the State for any project subject of Fish and Wildlife negative declaration; to CEQA review fee $3,070.25for EIR County of Los Angeles $75 Fee for posting environmental determination Administrative permit $622 Requires approved by Planning Director Requires approved by Planning Director for all new permitted structures and initiation of all permitted uses; ensures compliance of site Development review plan with all applicable zoning requirements. (Site plan review) $4,679 Director may add conditions of approval; require improvements, and security to ensure completion. Approval for two years with two one-year extensions available. No specific findings required. Conditional use permit $10,497 Requires approval by Planning Commission. (CUP) Required findings address site suitability, land use compatibility, detrimental impacts, and CUP with no new $5,317 code compliance. Initial approval for two construction years with two one-year extensions available. Requires approval by Planning Director or Planning Commission for deviations of up to Adjustment $1,033 20% of standard requirements. Initial approval for two years with two one-year extensions available. Requires approval by Planning Commission at public hearing. Required findings address special circumstances, property rights, Variance $6,192 detrimental impacts, special privilege, and consistency of use with General Plan and zoning. Initial approval for two years with two one-year extensions available. Non -conforming use Requires approval by Planning Director for $1,320 modifications to non -conforming lots or or structure structures. $21,078deposit; Requires public hearings by Planning Zone change Actual cost of staff Commission and City Council; findings time require consistency with General Plan, UDC and other development policies. $21,078 deposit; Requires public hearings by Planning General Plan Actual cost of staff Commission and City Council; findings Amendment time require consistency with General Plan, UDC and other development policies. Requires public hearings by Planning Commission and City Council; findings are Master Plan $10,497 the same as conditional use permit Approval time limits are indicated in the approved master plan. H-115 October 2013 Housing Element City of Santa Clarita General Plan Application Type Application fee Descriptiori'" Requires preparation of comprehensive long- $21,078deposit; range plan for land use, development Specific Plan Actual cost of staff standards, infrastructure and public facilities, time financing, and implementation, to be approved by the Planning Commission and City Council. _ Required on some developments to insure compliance with the approved master plan, Architectural design $959 CUP, or specific plan. Approval is generally Review by the Planning Director. Approval for one year with a one-year extension available. No specific findings required. Requires approval by Planning Director for minor projects and Planning Commission for major projects. Application requires submittal of colored simulations, detailed reports for Hillside development $2,772 geotechnical, soils, archeological resources, Review biology, trees, slopes and grading. Eight findings required, along with detailed standards for grading, architecture, landscaping. Approval for two years with a one-year extension available. Requires approval by Planning Director for all new developments to ensure compliance of landscape plan with all applicable zoning Landscape plan $980 requirements. Director may add conditions of review approval; require improvements, and security to ensure completion. Approval for one year with a one-year extension available. No specific findings required. Requires approval by Planning Director or Planning Commission. Required findings Minor use permit $2,508 address site suitability, land use compatibility, detrimental impacts, and code compliance. Initial approval for two years with one-year extension available. Requires review by Planning Commission and approval by City Council. Required Ridgeline alteration $7604 findings address site suitability, land use permit , compatibility, detrimental impacts, and code compliance. Initial approval for two years with one-year extension available. October 2013 H-116 City of Santa Clarita General Plan Housing Element Application Type M,Application fee Requires approval by Planning Director or Trimming $105; Removals and 71 Planning Commission. Required findings Oak tree preservationencroachments: encs encroachments, address site compatibility and detrimental permit -56 trees impacts to oak trees, a protected species. -plus trees $2,008 Initial approval for two years with one-year extension available. Typically plan check time -frames are 6-8 Varies based on weeks and can vary based on plan check Building plan check project valuation. activity. Reviews construction plans for compliance with building, plumbing, electrical, fire, and mechanical and conservation codes. Varies from $1,360 to Review rough grading plans for compliance Grading plan check $11,086 based on with approved plans and applicable codes. cubic yards. Standard Urban Storm Varies from $1,267 to Ensures compliance with all federal, state Water Mitigation Plan $2,559 based on and local storm water requirements for Review project size. surface water leaving the project site. Because the application review fees reflect the actual time and cost of review, they are not considered to be an unusual constraint to housing development. However, as an incentive to promote production of affordable housing, the City should consider reducing or deferring payment of such fees when it is deemed to be appropriate. A variety of housing unit types are allowed in various zone districts, subject to specified review requirements established in the Unified Development Code. Table H-6.6 describes the review process required for housing unit types in various zones throughout the City. H-117 October 2013 Housing Element City of Santa Clarita General Plan Table H-6.6: Planning Applications Required for Various Housing Types Single-family home on existing lot Allowed in all residential zones with approval of Administrative Review. Two-family home on existing lot Allowed in UR -3, UR -4 and UR -5 zones with approval of Administrative Review. Allowed in UR -3, UR -4 and UR -5 with Multi -family home Administrative Review; in CR and CC with a Conditional Use Permit. Community care facility (residential Allowed in UR -3, UR -4 and UR -5 and commercial facility for elderly/disabled, with meals, , zones with Conditional Use Permit. housekeeping and activities Residential care home (residence for Allowed within existing structure in all residential zones with no review. If new construction, requires up to 6 persons) Administrative Review. Boarding house (dwelling with Allowed in all residential zones with Administrative bedrooms rented to 5 or more persons; Review. may include meals Residential health care facility Allowed in UR -3, UR -4 and UR -5 CR CC, CN and (convalescent homes for elderly, sick, BP with a Conditional Use Permit. disabled Mobilehome parks allowed in all residential zones ,and the CC zone with Conditional Use Permit; Mobile homes, factory -built housing Individual mobile homes allowed on residential lots if units are less than 10 years old, on permanent foundations, , with roof eaves of at least 16 inches, roof slopes of at least 2:12., and non-metal siding. No special requirements, other than those applied Agricultural worker housing to structure type. Allowed on parcels of 5,000 square feet. May be attached or detached. Floor area may not exceed Second unit on a residential lot with a 50% of primary unit; requires 1 parking space per 2 primary dwelling unit bedrooms, located outside of setback; architecture must be compatible with primary unit, and separate entrance provided. A non -discretionary Administrative Permit is required. Single room occupancy Not referenced in UDC Allowed by right in the PI and Homeless Shelter Emergency Shelters Overlay Zone. In the CC zone, a CUP is required and in the BP and I zone, a MUP is required. Transitional and supportive housing Allowed in all residential zones with approval of Administrative Review for new structures.. Processing and Permit Procedures The application review processes and development standards described in Table H-6.6 are needed to allow staff to determine that each project complies with applicable code requirements and development policies of the City. October 2013 H-118 Citv of Santa Clarita General Plan Housing Element Single-family residences are permitted by right in all residential zones subject to the approval of a Development Review Permit. The purpose of the Development Review is for the Director of Community Development to ensure that all applicable sections of the General Plan and UDC are met. The Development Review process generally takes anywhere from 2-6 weeks from initial submittal to approval. This process may run concurrent with other required review processing. Multi—family residences are permitted by right in the UR -3, UR -4 and UR -5 zones subject to the approval of a Development Review Permit. Multi -family residences can also be constructed in commercial zones with the approval of a CUP. The purpose of the Development Review is for the Director of Community Development to ensure that all applicable sections of the General Plan and UDC are met. The Development Review process generally takes anywhere from 2-6 weeks from initial submittal to approval. The Conditional Use Permit generally takes around 4-6 months, and is subject to the decision of the Planning Commission, based on the findings identified in Chapter 17 of the UDC. Due to the unique topography and other natural features of the Santa Clarita Valley, there are a number other development influences that could impact development processing. Hillside development density increases as applicants follow the findings identified under the Hillside Development Ordinance. The hillside projects are subject to the approval of the Planning Commission in order to ensure the safety of residents while preserving the natural aesthetic of Santa Clarita's hillsides. They must also meet the requirements of the Los Angeles County Fire Department for development in wildland fire zones and the requirements of the California Department of Fish and Wildlife due to the number of unique species of fauna and flora. In addition, the Santa Clarita Valley includes areas with natural rivers, streams and creeks which are subject to floodway standards for public safety. All developments must take these natural features into consideration when addressing these flooding concerns during the permitting process. D. Development Impact Fees, Dedication, and Improvement Requirements Development Impact Fees New housing within a community can put a strain on existing facilities and resources. As each new dwelling unit is constructed, more rainwater flows into flood control channels and more vehicles use the streets. When families move into new homes more children are enrolled in schools, play in the parks, and go to the library; more homes must be protected from fire and crime; and more residents must be provided with clean water to drink and sanitary sewers to conduct wastewater to treatment plants. It would be unfair to existing residents in a city to expect them to build and maintain such facilities and services to support new residents who move into their community. Instead, the builder of each new home is expected to pay for a fair share of the facilities and services that will be used by future residents of that home. The method of collecting this fair share contribution to public facilities and services is often through the adoption of development impact fees. State law provides for the adoption of development impact fees to fund the construction of public infrastructure, provided that certain requirements are met. One requirement is that the fees must be calculated based on a thorough analysis of actual facility needs and costs. Another requirement is that no dwelling unit will be charged for facilities that it will not use, or for more than its fair share of the cost of new facilities. In addition, the law requires that money H-119 October 2013 Housing Element City of Santa Clarita General Plan collected in the form of development impact fees must be spent for the purpose for which it was collected within five years, and that fee revenue not be commingled with other funds. Impact fees are collected to pay for capital facility costs, which may include land acquisition, design and engineering, and construction; however, the costs of operation and maintenance are not eligible for funding by impact fees. The courts have upheld the constitutionality of development impact fees, provided that fees are established on the principles known as nexus and proportionality. Nexus refers to the principle that fees must have a direct relationship to the services and facilities used by the new development, and proportionality refers to the principle that the amount of the fee must be based on the actual impact of the new development. The nexus and proportionality of impact fees is established through detailed studies of facility needs, construction costs, and the impact of each new dwelling unit on the facility or service. In the City of Santa Clarita, development impact fees have been adopted for City facilities as well as by other agencies to fund regional infrastructure improvements. The type and amount of impact fees are summarized in Table H-6.7. Table H-6.7: Develo ment Impact Fees Charged on New Residential Development Type of Impact Fee Applicability Amount for Typical Dwellin _ Requirement for payment of fee or land dedication is applied at time of tentative map approval; for projects of less than 50 units, fee is required; for 50 or more, land and/or fee may be required. Dedication may include cost of improvements; fees include 20% for cost of Approximately Park Fees improvements. Fee is calculated based on fair $10,000 per dwelling market value of land at 3 acres/1000 people unit. Varies by area. generated, plus 20%. The General Plan does have an overall goal of 5 acres/1,000 people. Credit allowed for private open space up to 30%. Dedication or fee payment is required prior to final map recordation or building permit issuance whichever occurs first). Required by the City to be paid prior to final map recordation or building permit issuance (whichever occurs first), in order to fund any bridges or thoroughfares serving the project Major Bridge and that are not otherwise improved by the Average $19,020 per Thoroughfare Fees developer; set by City Council based on cost dwelling unit. and area of benefit: Bouquet Canyon = $17,290 East side = $17,900 Valencia - $22,000 Via Princessa = $18,890 Traffic signal Required by the City to be paid prior to $300 per dwelling timing fee occupancy, in lieu of synchronizing signals unit. affected by the project Required by Santa Clarita Transit to be paid at $200 per dwelling Transit fee time of final map recordation or building permit unit. issuance whichever occurs first); fees pay for October 2013 H-120 City of Santa Clarita General Plan Housing Element Type of Impact Fee Applicability Amount for Typic the procurement and construction of infrastructure improvements to the transit s stem. Required by school districts to be paid prior to the issuance of a building permit to fund new school facilities. School fees Castaic Union SD: $2.47/sq.ft $15,000 per dwelling Newhall Unified SD: $2.47/sq.ft unit. Saugus Unified SD: $3.18 - $3.99/sq.ft Sulphur Springs Unif. SD: $3.18 - $3.99/sq.ft Wm S. Hart Unif SD: $2.47 — 3.99/s .ft. Required by the City's Public Library to be Library Facilities and paid prior to the issuance of a building permit $771/dwelling unit. Technology Fee to fund new library facilities and capital equipment Required by Los Angeles County Fire $2,482/single-family Fire Facilitates Fee Department prior to the issuance of a building unit permit to fund fire station facilities and capital . $993/multi-family unit. equipment. The current fee is $.9927/s .ft. Required by Los Angeles County Sheriff prior $523/single-family Law Enforcement Fee to the issuance of a building permit to fund unit. station facilities and capital equipment. $377/multi-famil unit. Required by Los Angeles County Sanitation Districts to be paid prior to the issuance of a building permit to fund treatment plant $5,000 per SFR unit. Sewer connection fee expansion. $13,000 per MFR Single-family residence - $5,OOOCondominium unit. — $3,750/du MFR— $3,000/du Required by Castaic Lake Water Agency to be paid prior to the issuance of a building permit to fund water treatment and distribution facilities. Single-family residence with 3 bedrooms: $6,374-11,427 Water connection fees Add per bedroom $637-1,143 $8,900 per dwelling Add per 1000 sq. ft. additional flat landscape: unit. $1,160-2,080 Add per 1000 sq. ft. additional slope landscape: $496-889MFR with 2 bedroom: $3,208-5,752 Add per additional bedroom: $637-1,143 MFR 1 -bed or studio: $2,571-4,609 Total impact fees for Typical single-family home: 2,500 square feet, Single-family: typical dwelling: 3-bedroon home. $62,196 Typical multi -family home: 1,000 square feet, Multi -family: $40,463 2 -bedroom apartment. Source: City of Santa Clarita Community Development Department H-121 October 2013 Housing Element City of Santa Clarita General Plan All of the impact fees adopted by the City of Santa Clarita have been calculated based on detailed analysis of service needs and projections, planned facility expansions, costs of these expansions, and the nexus and proportionality of each dwelling unit with respect to needed infrastructure. The fees are required to ensure that adequate infrastructure and facilities are built in a timely manner and are available to support new development. As shown on Table H-6.8, the City's impact fees are not significantly higher than those adopted by Los Angeles County for the unincorporated portions of the Santa Clarita Valley. Fees applied by other agencies are also supported by required studies, and apply to other cities in Los Angeles County as well. These fees are not under the purview of the City, although some of them may be collected by the City on behalf of the various districts. For purposes of comparison, the following table summarizes fees applied to similar typical units in comparable agencies with land use jurisdiction in north Los Angeles County. October 2013 H-122 City of Santa Clarita General Plan Housing Element Table H-6.8: Fees Required for Housing Development - North Los Angeles County, 2013 :ions: Sinale-familv residential subdivision. 100 lots. average 3 -bedroom house. 2500 so entative Tract map n/a 32,854 329 6,500 65 21,436 214 7,913 ;view n/a n/a 465,900 iitial Stud CEQA) 1,902,000 2,029 20 950 10 3,022 30 included inal map check 412,300 14,874 149 8,9251 89 1 33,600 1 336 1 9,090 ees Building and Safety Plan Check, Grading Plan Check, Public Improvement Plan Check, Permit, and ,rains a Fees n/a n/a 440,700 4,407 n/a n/a 465,900 raffic, Bridge, Signals 1,902,000 19,020 434,100 4,341 412,300 4,123 310,100 ees ire Fees 248,175 2,482 116,125 1,161 248,200 2,482 179,100 ublic Facility Fee n/a n/a 149,200 1,492 n/a n/a n/a ark Fee 1,000,000 10,000 792,600 7,926 28,0000 2,800 253,400 ibrary Facilities Fee 74,000 740 n/a n/a 84,600 846 n/a chool fees (Elem & S 1,995,000 19,950 1,212,500 12,125 1,995,000 19,950 1,062,500 Jater Connection Fee 890,000 8,900 911,800 9,118 890,000 8,900 1,600,000 VEKor CLWA 6,468 6,468 ewer Connect. Fees A Co 500,000 5,000 619,000 6,190 500,000 5,000 619,000 rban Structures n/a n/a n/a n/a n/a n/a n/a ro ram ransit 20,000 200 n/a n/a n/a n/a n/a aw Enforcement 50,200 502 n/a n/a 50,200 502 n/a Sources: Los Angeles County General Plan Draft Housing Element, 2013, page 3-42; City of Palmdale Planning Department, 2013; City of Santa Clarita Planning Department, 2013; City of Lancaster Planning Department, 2013; and telephone calls to special districts H-123 October 2013 Housing Element City of Santa Clarita General Plan Of concern to the residential builder is not only the amount of fees to be paid, but also the time at which fee payment is due. For those fees that are required to be paid prior to issuance of building permits, the builder must be prepared to fund the cost of infrastructure many months prior to sale of the home. Therefore, fees which are required earlier in the process must often be financed through loans, for which interest must be paid until the homes are sold. One way agencies can assist builders to provide new residential units is to allow deferral of impact fees until later in the development process or upon sale of the homes, when funds will be available to pay for construction costs and fees. However, agencies are often reluctant to allow fee deferral because it may be harder to collect fees if the builder fails to complete the project for some reason, or if the builder sells the product to homeowners without paying the fees. It is suggested that, where appropriate, the City consider fee deferrals to promote construction of affordable units when payment conditions are part of an affordable housing agreement or other approved form of surety. Dedication Requirements In addition to impact fees, new development is required to dedicate land where needed to construct infrastructure improvements to support the residents it generates. These requirements are most commonly applied to dedication of land along street frontages for additional right-of- way needed to widen roads in order to carry additional traffic. All new housing projects are required to dedicate full street right-of-way and construct improvements within the interior of the project. Where the project boundary abuts a public street, right-of-way dedication is required along the project frontage, and street improvements are required to be constructed. Street right-of-way may also be used for placement of sewers, storm drains, and utility easements. Other dedication requirements may include land or easements for drainage facilities to convey storm -water through the development to approved off-site channels. As with impact fees, the requirement for land dedication and improvements must meet the tests of nexus and proportionality; that is, the requirements placed on the project must be directly related to the project's impacts on infrastructure systems, and must represent a fair share contribution based on the project's share of the facility needs. The requirement to dedicate right-of-way and/or easements for public improvements to support development is typical of all California cities and is specified as a subdivision requirement by the State Subdivision Map Act. There are no unusual requirements in the City of Santa Clarita for dedication of land to construct infrastructure. Construction of Improvements In addition to payment of impact fees and requirements to dedicate land for public improvements, housing developers are also required to construct all of the public improvements within their project boundaries, and those off-site improvements needed to support their housing project. Examples of the types of improvements required of developers include the following, along with the relevant section of the Unified Development Code: • Street improvements, including curb and gutter for lots less than 20,000 sq ft.; street trees; bus stops & shelters; street maintenance fee for slurry seal; and enhanced pedestrian paving (16.21.070 and 17.51.070) • Walls, fences, water mains, sanitary sewers, storm drains (16.21.090) October 2013 H-124 City of Santa Clarita General Plan Housing Element • Water mains and fire hydrants (16.21.100) • Fencing along drainage courses (16.21.120) • Street lighting for (16.21.130) • Street trees (16.21.150) • Parkway planting strips (16.21.160) • Sidewalks (16.21.170) • Underground of utility lines less than 34 KV (17.51.070) Impact of Requirements on Homebuilders In order to evaluate the effect on homebuilders of the requirements for impact fees and dedications, staff contacted three homebuilders who have done a substantial amount of construction within the City. Staff asked them whether fees and dedication requirements represented an impediment to construction of new housing in the city. In response, these builders indicated that while the fees add to the cost of the residential units, the community benefits provided by the fees assist in the marketing of the units, and the cost of the fees is ultimately recovered in the home price. In addition, the developers of larger development projects typically construct many of the regional improvements needed to support their projects, and are therefore eligible for fee credits commensurate with construction costs. The effects of the impact fees and other development requirements are more onerous for developers of small projects, in which it is not possible to allocate costs over a large number of units. E. City Incentives to Promote Affordable Housing Production State law (Government Code 65915) requires cities to grant incentives to promote affordable housing development, provided that a minimum number of affordable units are constructed and restricted by covenant to remain affordable for specified periods of time. In addition, State law requires that cities provide density bonuses for affordable housing production, up to a maximum of 35 percent over the units allowed by the General Plan Land Use Map. For example, if a housing project is to be built on a 10 -acre site and the General Plan allows a density of 18 units per acre, the General Plan density would be 180 units. A density bonus of 35 percent would yield another 63 dwelling units, for a total of 243 units allowed on the site. In exchange for the additional units, the housing developer would ensure that a certain percent of the units will be priced at affordable levels and will remain affordable over the time period required by the law. The City of Santa Clarita has complied with State requirements to provide incentives and density bonuses to promote affordable housing construction by incorporating these provisions into the Unified Development Code. In addition, the City has adopted other incentives to promote development that meets General Plan goals and objectives. Incentives offered by the City are described below. Density bonuses for affordable housing are allowed in the UR -3, UR -4, Ur-5,and SP, zones per State law (up to 35%); requires written statement as to how concessions are H-125 October 2013 Housing Element City of Santa Clarita General Plan necessary to provide for affordable housing, and adoption of an a affordability agreement ensuring maintenance of affordability; • Fee waivers or reductions may be granted for affordable projects with "significant community benefits"; • All projects are eligible for expedited review process; Conclusion In order to promote production of more housing units, including affordable units, the City will review its governmental constraints and identify areas in which changes might be made. For example, the following measures are recommended for consideration: 1. Allowing deferral of certain fee payments until later in the construction process, provided that assurance of payment is guaranteed; 2. Granting density bonuses in excess of minimum State requirements for projects that meet City goals and objectives; 3. Providing for parking reductions for affordable units, based on a study that shows that low-income households have fewer cars. F. City Codes and Enforcement of Housing Provisions All new housing in the City is required to conform to the 2010 California Building, Mechanical, Plumbing, and Electrical Codes as amended by the City in 2011, which may be amended from time to time in the future. In addition, new construction must adhere to Title 24, Part 6, of the California Code of Regulations, California's energy efficiency standards. In addition to requiring code compliance for new construction, the City has the authority and responsibility to ensure that owners of existing housing units maintain their units in a safe and sanitary condition. The City has adopted the Neighborhood Preservation Code and enforces the provisions of this code through the Community Preservation Division of the Community Development Department. While most Community Preservation actions taken by the Division are initiated in response to complaints, the Division takes pro -active measures to regularly inspect certain areas of the City in which code compliance issues are known to occur. Conducting windshield surveys of these areas informs staff of potential problems such as vacant structures which are unsecured, broken windows or doors, poorly maintained landscaping, accumulation of trash and debris, deteriorated roofs, and general lack of maintenance. When identified, these problems are addressed through enforcement actions which progress through notification and voluntary compliance to possible citation, if the situation is not addressed. Structures may become substandard for various reasons such as fire or disaster events, damage from water leaks or falling trees, lack of maintenance, or general deterioration. When a structure is damaged to the point that it is not economically feasible to repair, the structure may be declared a nuisance and the enforcement agency may order its vacation and demolition. Section 17980 of the California Health and Safety Code contains procedures for the abatement of substandard buildings. Subsection (B)(2) of this statute requires that, as part of the decision October 2013 H-126 City of Santa Clarita General Plan Housing Element to require vacation of a substandard building, the enforcement agency "give full consideration to the needs for housing as expressed in the local jurisdiction's housing element." The City's Building Official is responsible for deeming a property as substandard, based on its lack of compliance with minimum code standards. The City's procedure requires that the property owner be notified of the City's requirement to repair substandard structures. Only in the case of structures that are deemed to be an imminent threat to public safety is the order given to demolish the structure. In keeping with State requirements, a policy has been added to this element requiring that consideration be given to housing needs as part of any decision to order the removal of substandard dwelling units. The City has established various funding programs to assist eligible low-income owners in improving deficient properties, in order to preserve and maintain housing units in a safe condition. As part of its commitment to preserving and improving affordable housing stock, the City will continue to fund the following three programs: the Residential Rehabilitation Grant Program, the Property Rehabilitation Grant program, and the Handyworker Program. All of these programs target low- and moderate -income homeowners who need larger and more costly repairs than they can generally afford. These programs are more fully described below. • The Residential Rehabilitation program provides grants of up to $5,000 per household for major home repairs such as heating units and roof replacement, which require the services of licensed contractors. The City has provided 27 units with Residential Rehabilitation grants in fiscal year 2011-12, and plans to provide a comparable such grants in fiscal year 2012-13. • The Property Rehabilitation Grant program provides grants of up to $1,000 per household for property repairs such as walls, fences, and gates; brush clean-up; tree trimming; and repairs to outbuildings and accessory structures, including detached garages. The City has provided two of these grants in fiscal year 2011-12, and plans to provide a comparable number of grants in fiscal year 2012-13. # The Handyworker Program is operated by the Santa Clarita Valley Committee on Aging though a grant of CDBF Funds from the City. The Program provides grants of up to $2,500 per household to complete minor repairs which can be completed by unlicensed persons, with most repairs performed by handy -worker staff at the Santa Clarita Valley Committee on Aging. Typical handy -worker repairs may include, but are not limited to, roofs, windows, floors, walls, doors, heating and air conditioning units, and electrical systems. Safety upgrades, disabled access, and energy -efficiency improvements are also provided as needed. The Handyworker Program has provided over 70 households with these grants in fiscal year 2011-12, and plans to grant a comparable number of additional grants in fiscal year 2012-13. G. Housing Issues for Persons with Disabilities and Special Needs Federal and State laws protect the rights of persons with disabilities to ensure that they have the same opportunities as able-bodied persons in terms of fulfilling the basic human needs of access, employment, provision of goods and services, and housing. The term "disabilities" is broadly defined by these laws, and can include both physical limitations and mental illness. In addition, addiction to drugs or alcohol has been defined as a disability. Some persons with special needs may not be disabled, but may be unable to provide adequate housing for themselves and their families due to other circumstances beyond their control. H-127 October 2013 Housing Element City of Santa Clarita General Plan Women and children who leave abusive home environments often need housing on a temporary basis while the mother seeks education and/or employment opportunities. Persons may become homeless due to death of a spouse or parent, divorce, loss of employment, bankruptcy or foreclosure, or other unexpected situation. There are a variety of options available to house persons with special needs. One of the least costly and simplest options is to allow a group of such persons to occupy an existing dwelling unit as a household unit. In the past, many city codes prevented such a solution by requiring that dwelling units be occupied only by "family" units in which the occupants were related by kinship or marriage. Like most other cities, the City of Santa Clarita does not include this restriction in its Unified Development Code, which defines "family" as "one or more individuals living together as a single housekeeping unit in a single dwelling, or persons living in a licensed residential facility of six or fewer residents". State law provides that up to six residents may occupy a dwelling unit as a residential care home, without discretionary approval. The City complies with this State requirement by allowing group homes with six or fewer residents in all residential zones, provided that if new construction is proposed then Development Review is required to ensure zoning compliance of the site plan. These homes are often occupied by disabled persons or persons recovering from addiction. Residential Health Care Facility for more than six residents are allowed in the UR -3, UR -4 and UR -5 Zones with the approval of a minor use permit, and in the CR, CC, CN and BP with the approval of a conditional use permit. These facilities typically include provision of meals, housekeeping, and various activities for residents, and are often designed for the elderly or disabled persons. There are no specific sifting or separation requirements for Residential Health Care Facilities. Parking reductions are allowed for facilities serving elderly and disabled residents. Another means of providing for housing needs of disabled persons involves allowing the retrofit of existing housing units in order to address special needs, such as by providing for construction of wheelchair ramps, installation of grab -bars, widening of doorways, lowering of counters, and other alterations. In order to assist persons with special needs to alter their homes for accessibility, the City's Community Development Department has provisions for a process that lets property owners apply for reasonable accommodation to make accessibility adaptations. Within the City of Santa Clarita, a temporary homeless shelter facility has operated during winter months for over 15 years. The Winter Emergency Shelter operates from December through March and receives most of its funding from the Los Angeles Homeless Services Authority. The facility is managed by local non-profit organizations which provide staffing and oversight. The City supports the operation of the shelter through assistance with sifting and provision of grant funds for operations and management. The City has adopted a homeless shelter ordinance that allows homeless shelters within the Homeless Shelter Overlay Zone by right with no discretionary approvals. A homeless shelter is allowed in other areas of the City with a discretionary approval. State law also requires that the needs of families for safe and affordable daycare be considered in the zoning ordinance, by allowing family day care within residential zones without discretionary approval. The City's Unified Development Code allows establishment of day care within a dwelling occupied by the day care provider as their primary residence, in all residential and mixed use zones and the CR and CC commercial zones. Adult day care homes may provide care for up to six adults, and family child care homes may provide care for up to 14 October 2013 H-128 City of Santa Clarita General Plan Housing Element children (including two of the owner's children), pursuant to State law and the applicable City requirements. Within all residential zones in the City, the City's UDC allows for transitional and supportive housing is allowed wherever residential units, either single or multifamily are allowed. H-129 October 2013 Housing Element City of Santa Clarita General Plan VII. NON-GOVERNMENTAL CONSTRAINTS TO HOUSING PRODUCTION Housing Market The housing market continues to be a significant constraint to the production of new affordable housing units. The housing market has started to recover following the crash in the mid -2000s. Reflecting this modest recovery, in 2013 Habitat for Humanity received approval for a 87 -unit affordable housing development for United States Veterans and their families. However, general home values and sales still remain lower than prior to the market crash. The principal constraint on new housing development in Santa Clarita has been the collapse of the housing market. Approximately 1,300 Santa Clarita homes were foreclosed in between March 2012 and March 2013 as shown on Table H-3.18. Land Cost Another constraint to housing development is the cost of vacant, easily developable land that has access to infrastructure and public services. Much of the flat land within the City's boundaries has already been subdivided or developed. Marginal land with hillsides, riparian areas, biological resources, mineral resources, or other constraints is often more difficult and costly to develop. In 2012, vacant land prices in the City of Santa Clarita that are zoned for residential use range from $5 to $15 per square foot, or between $217,800 and $653,400 per acre. Cost of Construction Tables H-6.5 and H-6.7 show the cost of fees for single and multi -family housing in 2008. A combination of escalating costs of land, labor and materials cost along with development impact fees and zoning requirements have driven up housing production costs. As explained in the Governmental Constraints section, the high fees that are part of the cost of new units reflect the real cost of growth in Santa Clarita: the need to provide infrastructure and new schools and parks. Rising energy prices have affected the cost of construction materials due to transportation costs. In addition, the cost of steel, lumber, concrete, and other materials have risen substantially over the last five years. According to City staff, residential construction costs in Santa Clarita Valley are currently between $118 and $138 per square foot. Added to this are impact and processing fees estimated at $64,612 per unit for a 2,000 square foot single-family dwelling and $40,463 per unit for a 1,000 square foot multi -family unit. So the cost, excluding land costs and builder's profit, for a newly constructed single-family home would be between $300,612 and $340,612. Single- family homes in Santa Clarita are not affordable for households that earn the City's median income of $83,579, although such households could find resale condominiums units in their price range. New multi -family construction would be between $158,463 and $178,463 per unit. Even though costs are even higher, development of affordable units financed with low-income tax credits is still feasible because the projects are financed with large equity investments, deferred or residual receipt loans and low-cost debt. Owners of newly constructed market -rate multi -family housing with conventional mortgages need high rent payments to support their buildings. October 2013 H-130 City of Santa Clarita General Plan Housing Element Construction and Permanent Financing for Subdivisions and Multi -Family Housing Given that the inventory of unsold homes is at a 27 -year high nationwide and home sales are at a 17 -year low, the availability of financing for new market rate single and multi -family construction is difficult to assess. Constraints on new housing development are not primarily due to lack of construction finance but due to lack of a market for new or resale homes. Planning Department records indicate that between 2008 and 2013, twelve subdivisions with a total of 1,284 units were approved. Of these units, 188 are single-family and 1,096 are multi- family. Only five of these units have so far been built. Applications for two additional subdivision tract maps with 139 single family units have been submitted but not approved. LandSource and its subsidiaries, including Newhall Land and Lennar, are substantial land developers in the City of Santa Clarita and surrounding areas. In May 2008, LandSource and its subsidiaries filed for Chapter 11 bankruptcy protection. Lennar's current and proposed new home developments in Santa Clarita include West Creek and West Hills in Valencia, River Village and Newhall Ranch (in unincorporated Los Angeles County.) On its website in 2013 Lennar was still listing new homes for sale in one of its Valencia subdivisions at prices varying from $300,000 to $700,000 and above. However, according to information on the Santa Clarita Real Estate Blog, Lennar has halted work in most of its subdivisions. The availability of funding for affordable housing has been severely affected by the dissolution of Redevelopment in the State of California. The AB1x26 legislation and subsequent AB 1484 legislation have prevented the City from using approximate $6 million dollars in Redevelopment low/mod housing funds. The previously proposed affordable housing units depended almost exclusively on these low/mod housing funds for financing and leverage of other financing sources. It is unclear if or when the City (acting as the Housing Successor) will regain control of the low/mod housing funds. Other housing funds, including 4% and 9% Low Income Housing Tax Credits, HOME, CaIHOME, and the Multifamily Housing Program are not sufficient to finance an affordable housing project alone. A number of pieces of State legislation have been proposed to create additional financing mechanisms, but to date none have been adopted or shown significant traction with the legislature. Finally, the general economic downturn has reduced revenue for the City, making it even more difficult for the City to provide any direct assistance in the development of affordable housing. At this point, the City cannot predict how many affordable housing units may be constructed between by the end date for this Housing Element. Single -Family Mortgages In 2008, help for families in the City of Santa Clarita who are facing foreclosure is as important as the availability of mortgages for home purchase. Numerous newspaper articles and blogs such as the L.A. Land blog on the Los Angeles Times website have pointed out that for homeowners with resetting ARM mortgages who are upside down (owe more than the home is worth), the best option may be to simply walk away. The penalty for foreclosure is not overly severe; FHA eligibility criteria for new mortgage loans only require that two years have passed since a foreclosure and three years since a bankruptcy. However, this option is not recommended for homeowners. Instead, methods to help homeowners keep their homes must be identified. Those homeowners who want to save their homes from foreclosure need H-131 October 2013 Housing Element City of Santa Clarita General Plan information and competent mortgage counseling. Resources for free mortgage counseling on line and by phone include: • The "HOPE Hotline" (1 -888 -995 -HOPE or www.995HOPE.org), which provides free mortgage counseling 24 hours a day, seven days a week. • The state's English and Spanish language consumer mortgage information websites that provide information both for prospective homebuyers and for homeowners facing difficulties: www.yourhome.ca.gov and www.sucasa.ca.gov. Despite the downturn in the housing market, FHA -insured loans still provide very low (3%) or even no down payment loans for the purchase of single-family homes. Borrowers only have to be two years from a foreclosures and three years from a bankruptcy. The income -to -mortgage payment ratio is now 29% of gross income without consumer debt included, and 41% of gross income including all other debt payments. Because borrowers are shopping for loans online, the types of loans and terms offered by local lending institutions no longer limit housing sale or purchase. However, depending on the area where they are seeking to buy, purchasers may have more or less trouble finding a loan as lenders try to shield themselves from the risk that housing prices may decline further. Although some buyers may have trouble finding an affordable loan, uncertainty about the direction of housing prices in a period when headlines in the newspapers and broadcast news programs regularly predict further price decreases is probably having a greater effect on home purchase than problems with obtaining a loan. However, lenders may also be affected by the possibility that the value of the home on which they are lending may decline over the short run rather than remaining stable or rising in price. Such concerns could affect the amount the lender is willing to lend, and the terms of the loan. Conclusion Non-governmental constraints to housing production in the City include national economic conditions affecting the regional housing market, land costs, construction costs such as materials and labor, and availability of financing. The City has limited authority to alter these constraints. However, the City can assist housing developers by assisting with land purchase and financing through the various funding sources it has available to promote affordable housing development. These programs are described below in Part VIII. October 2013 H-132 City of Santa Clarita General Plan Housing Element VIII. GOALS, OBJECTIVES, POLICIES AND PROGRAMS Based on the analysis of existing conditions, housing needs, and constraints contained in Parts I -VII of this element, the City has developed housing goals, objectives, policies and programs designed to help meet the needs of existing and future residents for adequate and affordable housing. This section of the element sets forth the City's housing goals, along with specific programs for action. During the next Housing Element update process in 2021, the programs established in this element will be evaluated to determine the City's level of success in meeting its objectives. As part of the City's General Plan, the format for this part of the document is similar to the goals, objectives and policies contained in the other General Plan Elements. However, unlike the other elements, State law requires that the Housing Element must contain quantified objectives for meeting its share of the regional housing needs, and specific programs designed to meet the City's housing goals. State guidelines suggest that a goal should express an end or mission to be accomplished, rather than a specific action. Goals explain the long-range result desired by the City for each required topic in the Housing Element. Objectives define the measurable results that the City seeks to accomplish. Unlike goals, they are specific targets for program outputs, benchmarks for the evaluation of progress. The section begins with the "Quantified Objectives" required by State law to indicate how many dwelling units of each income level are planned to be achieved during the planning period. In addition, the City has established quantified objectives for its rehabilitation and handy worker programs. A policy statement guides decision-making and indicates a commitment of the local legislative body to a particular course of action. A policy is based on and helps implement a general plan's objectives. A policy is carried out by implementing programs. Programs are specific actions to be undertaken by the City to achieve its objectives and meet its goals. Programs should reflect the results and analyses of the City's local housing needs, available land and financial resources, and the mitigation of identified governmental and non- governmental constraints. Each program must clearly state the time frame for implementation, identify the responsible agency or officials, describe the City's role in the program, describe the specific actions needed to implement the program, and demonstrate the City's commitment by identifying funding sources. Quantified Obiectives State law requires that a City establish quantified objectives for development of new housing within the planning period. Table H-8.1 summarizes Santa Clarita's projected new construction of affordable and market rate units during the period 2013-2021. The City of Santa Clarita also plans to fund housing rehabilitation grants for 327 single-family homeowners and provide handy worker grants to another 700 households for a total of 1,027 grants to 600 very low and 427 low income households. These grants will ensure that residents living in older homes in the City can maintain those homes in safe and sanitary conditions. H-133 October 2013 Housing Element City of Santa Clarita General Plan Table H-8.1: Quantified New Construction Objectives, 2013-2021 Table H-8.2: Quantified Rehabilitation Objectives 2013-2021 Very Low Low Moderate Above Housing Type 50% or 51% to 81% to 120% Moderate Total 50% or less of 80% of >120% of less of 80% of median median of median median median RHNA 2,208 1,315 1,410 3.389 8,322 Table H-8.2: Quantified Rehabilitation Objectives 2013-2021 Adequate Sites State zoning law (Government Code Section 65913.1) requires localities to zone sufficient vacant land for residential use with appropriate standards to meeting the housing needs identified in the housing element and other sections of the general plan. Goal H 1: Provide adequate sites to accommodate 8,322 new housing units between 2013 and 2021. Objective: Provide adequate sites at a range of densities to accommodate future housing needs. Policy H1.1.1: Encourage a variety of housing types such as single-family attached (townhouses), multi -family units, planned unit developments mixed use housing and other housing types that make housing more affordable. Policy 1-11.1.2: Encourage the development of new affordable units through the provision of incentives. Policy 1-11.1.3: Replace housing units demolished by the redevelopment agency for redevelopment projects. Policy 11-11.1.4: Establish minimum densities for residential land use districts in the Land Use Element of the General Plan. October 2013 H-134 Extremely Very Low Low Low Housing Type 30%or 50% or 51% to Total less of 80% of less of median median median Single -Family 40 98 86 224 Rehab Grants Handyworker 80 285 155 520 Total 120 383 241 744 Adequate Sites State zoning law (Government Code Section 65913.1) requires localities to zone sufficient vacant land for residential use with appropriate standards to meeting the housing needs identified in the housing element and other sections of the general plan. Goal H 1: Provide adequate sites to accommodate 8,322 new housing units between 2013 and 2021. Objective: Provide adequate sites at a range of densities to accommodate future housing needs. Policy H1.1.1: Encourage a variety of housing types such as single-family attached (townhouses), multi -family units, planned unit developments mixed use housing and other housing types that make housing more affordable. Policy 1-11.1.2: Encourage the development of new affordable units through the provision of incentives. Policy 1-11.1.3: Replace housing units demolished by the redevelopment agency for redevelopment projects. Policy 11-11.1.4: Establish minimum densities for residential land use districts in the Land Use Element of the General Plan. October 2013 H-134 City of Santa Clanta General Plan Housing Element Program H 1.1: Affordable Housing Density Bonus Administer the City's existing density bonus program pursuant to Government Code Section 65915 (State Density Bonus Law) as amended by SB 1818 in 2004. Provide a by -right density bonus of 25% to developers of new housing who make 5% of new units affordable to households earning 50% or less of area median income or 10% of units affordable to households earning 80% of area median income. The density bonus can reach 35% if the project provides 11% of the units affordable to very low households (earning 50% of less of median income), 20% of units affordable to households earning 80% or less of median income or 40% affordable to households earning between 80% and 120% of the median income. Provide additional incentives as provided in Unified Development Code Section 17.68.030. Developers requesting to use the density bonus must submit applications on a form approved by the Community Development Director at the time of submitting any entitlement application for a housing development where a density bonus is requested. The application shall include, at a minimum, the following information: A description of how the proposed project meets the criteria for a density bonus under Section 65915, • Concession(s), including parking adjustments, requested by the applicant; • A depiction of the location of the density bonus housing units within the proposed development. Objective/Timeframe: Approve at least 121 affordable units to meet the City's Regional Housing Needs Allocation. Ongoing. Responsible Department: Community Development Program H 1.2: Mixed Use Ordinance Implement the City's Mixed Use provisions as set forth in the General Plan Land Use Element, Mixed Use Zones and the Mixed Use Overlay Zone (MU) to encourage a mix of residential, commercial, employment and institutional opportunities within activity centers along identified corridors throughout the City. The purpose of the mixed use overlay zone is: (1) to provide a mechanism to revitalize older commercial corridors and specific individual properties, (2) to increase opportunities for infill housing, (3) aesthetically improve transportation corridors, (4) reduce automobile dependence by creating pedestrian -oriented neighborhoods where local residents have services, shops, job, and access to transit within walking distance of their homes. Incentives for Mixed Use Development include accelerated plan check review; increased residential and commercial density opportunities; increased building heights, reduced parking requirements, and reduced setbacks along public streets. Objective/Timeframe: Approve at least 50 housing units within mixed use developments between 2013 and 2021. H-135 October 2013 Housing Element City of Santa Clarita General Plan Responsible Department: Community Development Department Program H 1.3: Graduated Density Zoning—Newhall Redevelopment Area Redevelopment of portions of Downtown Newhall is constrained by the small parcel sizes created by small -lot subdivisions in the past. The City will evaluate the feasibility of adopting a program for "graduated density zoning" in this target area. This tool would offer increased density based on the size of the site, thereby encouraging owners of adjoining properties to collaborate in combining parcels to form a larger development site or to package adjoining parcels for sale. Geographic Coverage: Newhall Redevelopment Area Objective/Timeframe: Conduct study and make recommendations to be completed by 2015. Responsible Department: Community Development Department Program H 1.3 Land Banking/Write-Downs Establish a proactive City land banking strategy to facilitate the development of housing affordable to low and very -low income households. Under this program the City would acquire properties as they become available and offer the properties to qualified developers through a Request for Proposal/Notice of Funding Availability process. Land banking efforts could be expanded to include: • Purchase of appropriate vacant/underutilized sites as they become available; • Acquisition of surplus properties from other local, State, and federal agencies; • Purchase of tax -delinquent properties; • Purchase of bank foreclosed properties; and/or • Acceptance of donation of land as an in -lieu option as part of a proposed Inclusionary Housing Program (discussed later in this section). Objectives/Timeframes: Continue interdepartmental team to track available land quarterly. Ongoing. Responsible Department: Community Development Department Funding Sources: CDBG; HOME; development agreements. Program H 1.5: Inclusionary Housing Program (Mixed Income Housing) Adopt an inclusionary housing program. October 2013 H-136 City of Santa Clarita General Plan Housing Element Also known as inclusionary zoning, inclusionary housing is a local policy or ordinance that requires a developer to include a certain percentage of units in a housing project that are affordable to low- and moderate -income households. Many communities in California rely on inclusionary housing policies to achieve their affordable housing goals. Currently, 12 counties and 95 cities in California have inclusionary housing policies. For a study of California's programs see http://www.nhc.org/pdf/pub_ahp_02_04.pdf. The advantage of this program for Santa Clarita is that it will ensure that affordable units are produced along with market -rate units to meet the needs of the City's lower income working families and seniors. Santa Clarita's share of the Regional Housing Needs Allocation (RHNA) requires the City create to identify 3,523 sites for very -low and low- income households zoned to allow density of at least 30 units per acre. Zoning land with higher densities will increase the value of the land for both owners and developers. An inclusionary ordinance will ensure that the community as a whole benefits when land is developed with higher density, by ensuring that affordable housing is provided whenever new market rate units are developed on these sites. Inclusionary housing policies vary widely based on local market conditions. Some criteria for the City to consider are: Inclusionary Housing Percentage: Most communities in California with inclusionary housing policies require at least 10% of the units to be inclusionary, with some communities requiring more than 20%. Income Levels Targeted: Most inclusionary housing policies are targeted toward low- income households. However, in recent years, the housing costs in California have escalated to a point where even moderate -income households have problems obtaining affordable housing. increasingly, communities are including moderate -income households in their inclusionary policies. Nevertheless, jurisdictions should take into account the proportion of need in each income category, including the needs of the extremely low income population, when designing Inclusionary Housing Programs, and prioritized funding for extremely low income housing if possible. Applicable Housing Types: In the past, inclusionary housing policies were applied only to rental housing. However, with increasing home ownership costs and income gaps in California, many communities are now applying inclusionary policies to ownership housing developments. Exemptions: Small-scale developments are likely to have financial and physical difficulties in meeting inclusionary housing requirements. Most policies have a minimum project size of around 10 units that will trigger the inclusionary policy. Developments that do not meet the minimum project size are often required to pay an in -lieu fee (see in -lieu options below). Although the revenue generated by these fees is not typically sufficient to purchase land and build comparable units elsewhere, it can be combined with other funding sources such as redevelopment set-aside funds in order to purchase and land -bank housing sites as described in Program H 1.4. In -Lieu Options to Constructing Affordable Units On -Site: Most California communities offer one or more of the following in -lieu options: H-137 October 2013 Housing Element City of Santa Clarita General Plan Pay an in -lieu fee; Construct the affordable units off-site; Donate land so the affordable units can be constructed by another developer; Purchase affordability covenants on existing market -rate units; or Extend affordability covenants on affordable housing that are at risk of converting to market -rate housing. Geographic Coverage: Some communities apply the inclusionary policy throughout their political boundaries, while others have inclusionary policies that are applicable only to targeted areas, such as redevelopment project areas. Duration of Affordability and Resale Provisions: Inclusionary housing policies are intended to create a permanent supply of affordable housing. Rental housing units usually have affordability covenants to guarantee long-term affordability of these units. Ownership units generally have a mechanism in place to recapture part of the financial resources in order to replenish the affordable housing stock and prevent assisted households from receiving a windfall from the transaction. Recently, affordability controls in inclusionary policies have come to mirror redevelopment affordable terms -55 years for rental housing and 45 years for ownership housing with resale provisions. Incentives for Developers to Offset Costs: Because inclusionary housing shifts some of the costs of producing affordable housing to developers, local jurisdictions typically offer development incentives or regulatory concessions. Incentive options include a density bonus, height increase, shared parking or reduced parking requirements, reduced setbacks or landscaping requirements, fee waivers or reductions, or other flexibility in development standards. Feasibility Study: Many local jurisdictions conduct a technical feasibility study to ensure that the minimum housing set-aside requirements, in conjunction with the incentives provided to offset costs, do not contribute overall to making the development of housing financially infeasible. Objectives/Timeframe: Evaluate the feasibility of establishing an inclusionary housing policy which reflects the housing needs of the various income categories and housing sizes, including the needs of the extremely low income population, by January 2016. If approved in concept, the City will draft and approve an ordinance and modify the existing Housing Element by December 2016 and begin program by March 2017. Responsible Department: Community Development Department Funding Sources: General Fund; CDBG;; development agreement Program H 1.6 Large Sites Program To facilitate the development of housing for lower income households: October 2013 H-138 City of Santa Clarita General Plan Housing Element The City will encourage land divisions and specific plans resulting in parcels sizes that facilitate multifamily developments affordable to lower income households in light of state, federal and local financing programs (i.e., TCAC, HOME, units). The City will offer the following incentives for the development of affordable housing including but not limited to priority to processing subdivision maps that include affordable housing units, expedited review for the subdivision of larger sites into buildable lots where the development application can be found consistent with the General Plan, applicable Specific Plan and master environmental impact report, financial assistance (based on availability of federal, state, local foundations, and private housing funds, and modification of development requirements, such as reduced parking standards for seniors, assisted care, and special needs housing on a case-by-case basis. Timeframes: Ongoing, as projects are submitted to the Community Development Department. Responsible Department: Community Development Department, Planning Commission and City Council. Assist in the Development of Affordable Housing Goal H.2: Assist in the development of adequate housing to meet the needs of extremely low, very low, low and moderate income households (Government Code Section 65583(c)(2)). Objective H 2.1: Assist in the development of new and rehabilitated housing to provide at least 273 units for households with very low and low incomes. Policy H 2.1.1: Target one third of housing subsidies to extremely low income households in new affordable development. Policy H 2.1.2: Require that all units developed under any of the City affordable housing programs remain affordable for the longest possible time or at least 55 years. Policy H 2.1.3: Encourage the development of housing affordable to lower income groups in areas well served by public transportation, schools, retail, and other services. Policy H 2.1.4: Encourage the transition of the homeless population to stable housing Program H 2.1 Affordable Housing Program The adoption of AB1x26 and AB 1484 dictated terms of RDA dissolution and severely restricted the use of RDA low/mod housing funds (LMHF's). As the dissolution process continues it was determined that LMHF's not available as recently as February 2013. Prior to determining amount of funds available for housing programs the City will need to obtain Finding of Completion from DPF. Geographic Coverage: Citywide ObjectivesiTimeframe: By Work to obtain Finding of Completion from DPF and determine amount of funds available for housing programs. If funding is secured, H-139 October 2013 Housing Element City of Santa Clarita General Plan assist in the development of 40 very low-income and 80 low-income affordable housing units in the City. Develop by 2015 an additional 20 very low-income units and 40 low-income units, and by 2017: develop an additional 20 very low-income units and 40 low-income units. Responsible Department: Community Development Department Funding Sources: HOME; CDBG; Tax Exempt Multi -Family Revenue Bonds; Infill Grant, Transit Oriented Development Grant. Program H 2.2: Homebuyer Assistance — FirstHOME Program The City offers homeownership assistance through the FirstHOME Program. FirstHOME provides low- and moderate -income first-time homebuyers with a low- interest, second mortgage to be used as a down payment on an owner -occupied primary residence. Repayment is deferred until the home is sold, changes title, or ceases to be the borrower's primary residence. The primary funding source for this program is HOME funds which are obtained through competitive application to the State. While the City intends to apply for HOME funds as often as they become available, it cannot predict the outcome of those applications. Objectives/Timeframe: Apply to the State for HOME funds to provide loans through the City FirstHOME Program. Submit applications in 2013 any additional years as warrented. Responsible Department: Community Development Department Funding Sources: Federal HOME Funds administered by the State of California. Program H 2.3: Homebuyer Assistance — CalHFA The California Housing Finance Agency (CalFHA) provides primary and junior mortgage loans to first-time homebuyers at below-market interest rates. The City will continue to coordinate the FirstHOME Program with CalHFA programs in order to increase the low - and moderate -income homebuyer's opportunity for homeownership. Targeted Groups: Low- and moderate -income first-time homebuyers Objective/Timeframe: Continue to be a CaIHFA participating jurisdiction and coordinate the FirstHOME Program with the various CalHFA loan programs Responsible Department: Community Development Department Program H 2.4: Homebuyer Assistance — Mortgage Credit Certification Program The Mortgage Credit Certification (MCC) Program, offers first-time homebuyers a federal income tax credit. This credit reduces the amount of federal taxes the holder of the certificate would pay. It can also help first-time homebuyers qualify for a loan by allowing a lender to reduce the housing expense ratio by the amount of tax savings. The October 2013 H-140 City of Santa Clarita General Plan Housing Element qualified homebuyer who is awarded an MCC may take an annual credit against their federal income taxes paid on the homebuyer's mortgage. The credit is subtracted dollar - for -dollar from the federal income taxes. The qualified buyer is awarded a tax credit of up to 15%, and the remaining 85% is deducted accordingly. The City will continue to be a participating jurisdiction in this program so that homebuyers in Santa Clarita can benefit from the federal Mortgage Credit Certification Program (MCC Program) operated by the County of Los Angeles. Targeted Groups: Low- and moderate -income first-time homebuyers Objective/Timeframe: Make the County's MCC Program available in Santa Clarita by continuing to be a participating jurisdiction. Responsible Department: Community Development Department Program H 2.6 Homeless Case Management In addition to shelter, those experiencing homelessness need on-going case management to address the issues leading to homelessness, and assist them with transition to stable permanent housing. Effective case management services may include counseling, transportation assistance, job search assistance, and referrals to legal, health care, and substance abuse services. Assistance in locating transitional shelter or subsidized housing may also be provided. Targeted Groups: Homeless Individuals and Families Objectives/Timeframe: Fund homeless case management services connected to local homeless shelter operations. Responsible Department: Community Development Department Funding Sources: Community Development Block Grants Program H 2.7 Collaboration with Non -Profit Affordable Housing Developers The City continues to work with non-profit affordable housing developers to create new affordable housing units. In 2005-2006 the City conducted a Request for Qualifications process in which two developers were chosen to work with the City to develop a mixed- use family affordable housing project. Efforts toward the completion of that project are on-going. The City intends to continue to be responsive to the proposals of other affordable housing developers, and will support projects which show promise to provide affordable housing for seniors and families, especially those who are extremely low-income. Currently, affordable housing developers approach the City informally with projects in various stages of development, making it difficult to bring projects to fruition. A formal Request for Financial Assistance Application will streamline and clarify this process. The Application will include information on the affordable housing goals of the City, including the provision of housing for large households and extremely low income households. H-141 October 2013 Housing Element City of Santa Clarita General Plan Objectives/Timeframe: Develop a Request for Financial Assistance Application by 2010. The City will then annually evaluate the program and identify sources for funding as they become available. Responsible Department: Community Development Department Funding Sources: Community Development Block Grants, Redevelopment Set -Aside Funds Program H 2.8: Extremely -Low Income Affordable Housing Program Encourage the development of housing for extremely -low income households (households earning at or below 30% of median, based on HUD calculations for the Los Angeles County area). Within each program described in the H.2 Goal, an emphasis will be placed on serving the needs of extremely -low income households. . As part of the activities in Program H 2.7 - Collaboration with Non -Profit Affordable Housing Developers, the City will give preference to programs and projects that have greater numbers of housing for very -low income households. Objectives/Timeframe: Ensure that the Request for Financial Assistance Application, to be developed by 2010, emphasizes the City's preference for projects that serve the extremely -low income population. Responsible Department: Community Development Department Funding Sources: HOME, CDBG, Tax Exempt Multi -Family Revenue Bonds; Infill Grant, Transit Oriented Development Grant Conserve and Improve the Existing Housing Stock Goal H.3: Conserve and improve the existing housing stock through Community Preservation, rehabilitation loans, and a handy worker program. Objective H 3.1: Bring existing housing units up to an established standard of habitability. Policy H 3.1.1: Enforce existing standards of habitability. Policy H 3.1.2: Provide rehabilitation assistance to income -eligible homeowners for repairs related to safety, habitability and accessibility standards. Policy H 3.1.3: Provide grants and loans to income -eligible owner -occupants of single- family homes for emergency and minor safety, habitability and accessibility repairs. Program H 3.1 Proactive Community Preservation Conduct proactive Community Preservation activities related to property maintenance and public safety issues in selected neighborhoods of Canyon Country and Newhall to forestall decline of these neighborhoods and help maintain them in a clean, safe, healthy, and secure manner that contributes to community vitality. October 2013 H-142 City of Santa Clarita General Plan Housino Element Staff from Community Preservation, Housing, Planning, Building and Safety, Park and Recreation, Community Services and Public Works work in close partnership with the affected neighborhoods, local law enforcement, fire, emergency services and local contractors to achieve code compliance. Geographic Coverage: East Newhall, Downtown Newhall, Canyon Country and other areas as needed. Objectives: • Maintenance and improvement of existing homes. • Revitalization of neighborhoods in decline. • Enhancement of residential property values. • Reduction of crime, graffiti and gang activity. Responsible Department: Community Development Department Funding Source: General Fund Program H 3.2: Residential Rehabilitation Program The City will continue to administer a program that provides grants to low- and moderate -income homeowners to repair their primary residences. Eligible homes are those that are within City limits and are owner -occupied. Owners must meet income eligibility criteria. Grants of up to $5,000 per year per household are available to provide repairs to roofs, HVAC systems, electrical, windows, floors, and address other habitability issues. Targeted Groups: Low- and moderate -income homeowners Objectivefrimeframe: Continue to provide 25 Residential Rehabilitation Grants per year. Responsible Department: Community Development Funding Sources: CDBG Program H 3.3: Handyworker Program The City will continue to provide financial support to the Handyworker Program, operated by the Santa Clarita Valley Committee on Aging — Senior Center through a grant from the City. The Handyworker Program provides minor home repairs, which are primarily performed by Senior Center staff. Grants up to a total of $2,500 in repairs are allowed per household, per year. Eligible households are owner -occupied and have incomes at or below 80% of the median household income for Los Angeles County, as determined annually by HUD. Typical repairs include plumbing, electrical, windows, walls, doors, and HVAC. Repairs which are beyond the scope of the Handyworker staff are H-143 October 2013 Housing Element City of Santa Clarita General Plan subcontracted to local licensed repair persons. Targeted Groups: Low- and moderate -income homeowners. Objective/Timeframe: Continue to fund the Senior Center to provide 65 Handyworker grants per year. Responsible Department: Community Development Department through a contract with the Santa Clarita Valley Committee on Aging — Senior Center Funding Source: CDBG Program H 3.4 Property Rehabilitation Program The City will continue to administer the Property Rehabilitation Program to provide grants to low- and moderate -income homeowners for repairs to the grounds surrounding their owner -occupied homes. Typical repairs include driveway repair, tree -trimming, fence, wall, and gate repair, and brush clearance Grants are for up to $1,000 in repairs. Targeted Groups: Low- and moderate -income homeowners. Geographic Coverage: City of Santa Clarita. Objective/Timeframe: Provide three Property Rehabilitation grants per year. Responsible Department: Community Development Department Funding Sources: CDBG Program H 3.5: Provide Information for Energy Conservation Programs The City of Santa Clarita will create and maintain a website that will be a 'one-stop shop' that will provide residents, businesses and builders with programs and products that assist with energy conservation on existing units. The website will include any available programs for lower income residents. In addition, the City will review the existing building and development codes with all relevant state programs to implant many as recommendations as feasible. Timeframe: Ongoing Responsible Departments: Community Development Department and Public Works Funding Sources: None Required Preserve Units at Risk of Conversion to Market Rate Rents Goal H 4: Preserve affordability of existing homes that are at risk of converting to market -rate rents during the planning period. Objective H 4.1.1: Preserve 232 units at risk of losing their subsidies and converting to October 2013 H-144 City of Santa Clarita General Plan Housing Element market rents between 2013 and 2021. Policy H 4.1.2: Monitor the status of at -risk units throughout the planning period to identify units which are at planned for imminent conversion to market rate units. Policy H 4.2: Work with non-profit housing organizations to preserve at -risk units. Program H 4.1: Preservation of At -Risk Housing Santa Clarita has 496 units for families and individuals in 8 developments, and 956 low and very low income units in senior developments that are made affordable to low- and very -low-income tenants with state or federal finance. During the 2013-2021 planning period, an additional 232 units in three developments are at high risk of losing their subsidies and converting to market rates (see Table H-3.20 and Table H-3.21). These units include 76 senior units affordable at 50% of median income; and 78 family units affordable to households earning 50% or less of median income (very low income). Conversion of these units to market -rate rents would be a significant loss of affordable housing in Santa Clarita. To the extent feasible, the City will work to preserve affordable units at risk of losing their subsidies and converting to market -rate rents. Objectives/Timeframe: Annually update the status of at -risk housing beginning in 2014. Make contact with owners and residents of the Valencia Villas by 2014. Make contact with the owners and residents of Meadow Ridge Apartments by 2014 and Park Sierra by 2015. Continue investigating funding options for continuation of affordability agreements. Pursue funding as available. Responsible Department: Community Development Department Funding Sources: Federal and state low-income housing tax credits, bond finance, California Multi -Family Housing Program, conventional mortgage funds. Address and Remove or Mitigate Constraints Goal 5: Address and, where appropriate and legally possible, remove government constraints to the maintenance, improvement, and development of housing for all income levels. Objective H 5.1: Where possible, reduce or remove government restraints on housing as necessary and feasible. Policy H 5.1.1: Expedite application review, permitting, and inspection procedures for affordable housing projects. Policy H 5.1.2: Consider fee reductions and/or deferrals for affordable housing projects when deemed appropriate. H-145 October 2013 Housing Element City of Santa Clarita General Plan Program H 5.1: Monitoring of Codes and Ordinances The City will regularly monitor the implementation of ordinances, codes, policies, and procedures to ensure that they comply with reasonable accommodation for the disabled. Timeframe: Ongoing as needed Responsible Department: Community Development Department Funding Sources: General Fund Program H 5.2: Fee Reductions or Deferrals for Affordable Housing Projects The City will review affordable housing proposals on a case-by-case basis and authorize reduction or deferral of fee payments as deemed appropriate. Projects with units for very -low income households will be given priority for any available fee reductions or deferrals. The City will investigate implementing a fee reduction or deferral ordinance to encourage developers to create affordable units for very -low income households. Timeframe: Current Policy - Ongoing as needed Responsible Department: Community Development Department and City Council Funding Sources: General Fund, Redevelopment Set-aside Program H 5.3: Expedited Processing for Affordable Housing Projects The City will continue an existing program to expedite processing for affordable housing projects, including one-stop preliminary review, concurrent application review, designation of a primary contact, construction and grading plan review, permitting, and inspection. Timeframe: Ongoing as applications are submitted Responsible Department: Community Development Department Funding Sources: General Fund Equal Housing Opportunities Goal H6: Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status or disability. (Government Code Section 65583(c)(5). Objective H 6.1: Promote fair housing practices and prohibit discrimination. October 2013 H-146 City of Santa Clarita General Plan Housing Element Policy H 6.1.1: Ensure compliance with fair housing laws by adopting development guidelines that encourage the development of mixed -income housing in every zone district and in every area of the community. Policy H 6.1.2: Provide fair housing services that include public information, counseling and investigation Policy H 6.1.3: Prohibit discrimination in housing. Program H 6.1: Fair Housing Programs The City contracts with a service provider to provide and coordinate fair housing services for residents. The fair housing services provider is required to conduct outreach and education activities, distribute literature, provide housing vacancy listings, and publicize the availability of fair housing services through various media. The contractor also records and investigates inquiries and complaints from residents. Targeted Groups: Rental property residents, rental property owners, rental property managers, resident managers, rental agencies and real estate brokers and agents. Objectives/Timeframe: • Annually allocate funding to support fair housing and tenant/landlord services. • Provide training to City staff on fair housing laws and responsibilities. Responsible Department: Community Development Department Funding Sources: CDBG Program H 6.2: Analysis of Impediments to Fair Housing Choice As a Community Development Block Grant entitlement community, the City is required to develop an Analysis of Impediments to Fair Housing Choice (AI) in conjunction of the submission of the Consolidated Plan. The Al will contain: • Demographic data on housing, income, household make-up, employment, and a housing profile; • Evaluation of current City policies and regulations; • Evaluation of public sector impacts such as lending practices; • Description of potential impediments and conclusions; • Recommendations to address identified impediments. O bjectives/Timeframes: • Complete the 2014/2015 to 2018/2019 Analysis of Impediments to Fair Housing H-147 October 2013 Housing Element City of Santa Clarita General Plan Choice (AI) in 2014. • Implement recommendations of document. • Submit completed Al to HUD by May 15, 2014. Responsible Department: Community Development Department Funding Sources: General Fund Program H 6.3: Monitor Housing Issues The City will monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in the City of Santa Clarita. Objectives/Timeframes: Ongoing efforts include but are not limited to: • Attending housing and legislative review conferences; • Attending training workshops; • Training on new legislation, state requirements, policies and procedures pertaining to housing programs. • The City will also participate in regional planning efforts coordinated by the Southern California Association of Governments (SCAG) and interfacing with other local jurisdictions, the County of Los Angeles and the public. Responsible Department: Community Development Department Funding Sources: General Fund Program H 6.4: Mobilehome Rent Adjustment Policies The City currently has a Mobile home park rental adjustment policy codified as Municipal Code Chapter 6.02. This ordinance is designed to protect park residents, the majority of which are of lower income, from unreasonable rent increases. The ordinance also provides for the election of a Mobile Home Rental Adjustment Panel. The ordinance restricts the allowable annual space rent increases at mobile home parks within the City limits to one of the following: • An adjustment limited to the percentage of the Consumer Price Index increase over the previous year (not to exceed 6%), along with a pass-through of increase costs of government required services and increased utility costs, or • An increase based on increases in operating costs and other park expenses, substantiated by the park owner through written documentation. Park owners are subject to significant notification requirements, and the ordinance puts into place a rent increase appeal process which can be initiated by the park residents. October 2013 H-148 City of Santa Clarita General Plan Housing Element Targeted Groups: Mobilehome Park residents and mobile home park owners Geographic Coverage: City of Santa Clarita Objectives/Timeframes: Continue to implement the regulations contained in the Mobile Home Park Rent Adjustment Procedures, Municipal Code 6.02 Responsible Department: Community Development Department Funding Sources: General Fund Persons With Disabilities Including Persons With Developmental Disabilities Goal H 7: The housing needs of persons with disabilities, including persons with developmental disabilities are typically not addressed by Title 24 Regulations. The housing needs of persons with disabilities, in addition to basic affordability, range from slightly modifying existing units to requiring a varying range of supportive housing facilities. Program H 7.1: Developmentally Disabled Housing Encourage the provision of housing specifically serving the developmentally disabled population in new affordable housing projects. Encourage affordable housing developers to set aside a portion of the units for the developmentally disabled. Investigate dedicated funding for developmentally disabled affordable housing construction and support applications for construction funding for affordable housing for the developmentally disabled as described below: The City shall reach out annually to developers of supportive housing for the disabled to encourage development of projects targeted for persons with disabilities, including persons with developmental disabilities. The City shall seek State and Federal monies, as funding becomes available, in support of housing construction and rehabilitation targeted for persons with disabilities, including persons with developmental disabilities. As the City Council has historically done with senior housing projects, the City shall provide the ability to request the City Council for regulatory incentives, such as expedited permit processing and fee waivers and deferrals, to projects targeted for persons with disabilities, including persons with developmental disabilities. Assist in the identification of locations, facilitate in obtaining the streamline the necessary HCD Community Care licensing, and streamline City land use approvals for disabled housing. H-149 October 2013 Housing Element City of Santa Clarita General Plan Timeframe: The City will apply for funding at least twice during the planning period if funding is available, reach out annually to developers and establish specific regulatory incentives by July 2015. Objective: The City will encourage the development of 50 housing units; establish a process to allow for requests for regulatory incentives; and collaborate with developers of supportive housing. Responsible Department: Community Development Department Funding Sources: General Fund if available and other sources as available Program H 7.2: Developmentally Disabled Services The City shall work with North Los Angeles Regional Center to implement an outreach program informing families within the City of affordable housing which may be suitable for persons with developmental disabilities. Information will be made available on the City's website. The City will also: • Identify local non -profits or other community stakeholders who may be interested in expanding their services into providing group housing for the developmentally disabled. • Assist with identification of funding sources and provide City support for funding applications for disabled services. Timeline: Initiate a cooperative outreach program with the North Los Angeles Regional Center by October 2014 and research options for program design and funding by March 2015. Continue to work cooperatively with the Regional Center in support of persons with disabilities, including persons with developmental disabilities. Responsibility: Community Development Funding Sources: General Fund if available and other sources as available. October 2013 H-150 City of Santa Clarita General Plan Housing Element IX. REDEVELOPMENT FUNDS FOR HOUSING As of February 1, 2012, the Redevelopment Agency no longer exists pursuant to Assembly Bill 1X26 (AB1X26) and subsequently modified by Assembly Bill 1484 (AB 1484). The former housing functions, duties, and obligations of the Redevelopment Agency have been assumed by the City of Santa Clarita as the Housing Successor Agency. When the Housing Successor Agency became operative, it received all housing assets of the former Redevelopment Agency, excluding any funds that may have been in the Redevelopment Agency's Low and Moderate Income Housing Fund, with the exception of unspent bond proceeds. AB1484 allows the Housing Successor Agency, in coordination with the Redevelopment Agency Successor Agency, to request any unspent bond proceeds be returned to the Housing Successor Agency to further affordable housing goals and objectives. In order to do so, the Redevelopment Agency Successor Agency must complete a number of requirements to obtain a "Finding of Completion." Once a Finding of Completion is obtained, the Successor Agency may request the unspent bond proceeds be returned to the Housing Successor Agency by placing the request on a Recognized Obligation Payment Schedule and obtain the approvals of both the Oversight Board and the Department of Finance. At the time of the Redevelopment Agency's dissolution, there was $5,073,940 in unspent bond proceeds as a result of housing related bonds that were issued by the Redevelopment Agency in 2008. The total amount of unspent bond proceeds that will be available to fund housing programs is currently unknown, as the approvals by the Oversight Board and Department of Finance are not guaranteed and must be obtained. In addition to the unspent bond proceeds, the Redevelopment Agency Successor Agency has the ability to request outstanding loans between the City of Santa Clarita and the former Redevelopment Agency be paid back over a period of time. If that is approved to occur, 20 percent of the funds returned to the City are required to be set aside for the Housing Successor Agency to implement housing related projects and programs. The amount potentially available to the Housing Successor Agency through this mechanism is unknown at this time. There are no other dedicated funding sources available to fund housing programs at this time as there is no longer any tax increment being received and subsequently set aside specifically for this purpose. H-151 October 2013