City of Lancaster – i – Consolidated Plan
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City of Lancaster – ii – Consolidated Plan
Table of Contents
Table of Contents ................................ ................................ ................................ ..................... ii Executive Summary ................................ ................................ ................................ ................. 1 ES-05 Executive Summary ................................ ................................ ................................ ... 1 The Process ................................ ................................ ................................ .............................. 7 PR-05 Lead & Responsible Agencies ................................ ................................ ................... 7 PR-10 Consultation ................................ ................................ ................................ ............... 8 PR-15 Citizen Participation ................................ ................................ ................................ ..13 Needs Assessment................................ ................................ ................................ ..................18 NA-05 Overview ................................ ................................ ................................ ...................18 NA-10 Housing Needs Assessment ................................ ................................ ....................20 NA-15 Disproportionately Greater Need: Housing Problems ................................ ...........33 NA-20 Disproportionately Greater Need: Severe Housing Problems ............................... 38 NA-25 Disproportionately Greater Need: Housing Cost Burdens ................................ .....43 NA-30 Disproportionately Greater Need: Discussion ................................ ........................45 NA-35 Public Housing ................................ ................................ ................................ .........51 NA-40 Homeless Needs Assessment ................................ ................................ .................55 NA-45 Non-Homeless Special Needs Assessment ................................ ............................60 NA-50 Non-Housing Community Development Needs ................................ .....................65 Housing Market Analysis................................ ................................ ................................ ........67 MA-05 Overview ................................ ................................ ................................ ..................67 MA-10 Number of Housing Units ................................ ................................ .......................67 MA-15 Housing Market Analysis: Cost of Housing ................................ ............................72 MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) ................................ 77 MA-25 Public and Assisted Housing ................................ ................................ ...................81 MA-30 Homeless Facilities and Services ................................ ................................ ............83 MA-35 Special Needs Facilities and Services ................................ ................................ ....89 MA-40 Barriers to Affordable Housing ................................ ................................ ...............92 MA-45 Non-Housing Community Development Assets ................................ ....................93 MA-50 Needs and Market Analysis Discussion ................................ ............................... 101 MA-60 Broadband Needs ................................ ................................ ................................ .. 106 MA-65 Hazard Mitigation ................................ ................................ ................................ .. 108 Strategic Plan ................................ ................................ ................................ ........................ 109 SP-05 Overview ................................ ................................ ................................ ................. 109 SP-10 Geographic Priorities ................................ ................................ .............................. 110 SP-25 Priority Needs ................................ ................................ ................................ .......... 111 SP-30 Influence of Market Conditions ................................ ................................ .............. 115 SP-35 Anticipated Resources ................................ ................................ ............................ 117 SP-40 Institutional Delivery Structure ................................ ................................ .............. 122 SP-45 Goals Summary ................................ ................................ ................................ ...... 126 SP-50 Public Housing Accessibility and Involvement ................................ ..................... 129 SP-55 Barriers to Affordable Housing ................................ ................................ .............. 130 SP-60 Homeless Strategy ................................ ................................ ................................ .. 133 SP-65 Lead-based Paint Hazards ................................ ................................ ...................... 135 SP-70 Anti-Poverty Strategy ................................ ................................ ............................. 136
City of Lancaster – iii – Consolidated Plan
SP-80 Monitoring ................................ ................................ ................................ ............... 137 Action Plan ................................ ................................ ................................ ............................ 139 AP-15 Expected Resources ................................ ................................ ................................ 139 AP-20 Annual Goals and Objectives ................................ ................................ ................. 144 AP-35 Projects ................................ ................................ ................................ .................... 147 AP-38 Project Summary ................................ ................................ ................................ .... 148 AP-50 Geographic Distribution ................................ ................................ ......................... 151 AP-55 Affordable Housing ................................ ................................ ................................ . 152 AP-60 Public Housing ................................ ................................ ................................ ........ 153 AP-65 Homeless and Other Special Needs Activities ................................ ...................... 154 AP-75 Barriers to affordable housing ................................ ................................ ............... 157 AP-85 Other Actions ................................ ................................ ................................ .......... 159 AP-90 Program Specific Requirements ................................ ................................ ............ 162 List of Tables
Table 1 - Strategic Plan Summary ................................ ................................ ........................... 4 Table 2 - Responsible Agencies................................ ................................ ............................... 7 Table 3 - Agencies, groups, organizations who participated ................................ ................10 Table 4 - Other local / regional / federal planning efforts ................................ .....................11 Table 5 - Citizen Participation Outreach ................................ ................................ .................17 Table 6 – Housing Needs Assessment Demographics ................................ ..........................21 Table 7 – Total Number of Households ................................ ................................ .................22 Table 8 – Housing Problems ................................ ................................ ................................ ...22 Table 9 – Housing Problems ................................ ................................ ................................ ...23 Table 10 – Cost Burden > 30% ................................ ................................ ................................ 23 Table 11 – Cost Burden > 50% ................................ ................................ ................................ 24 Table 12 – Crowding - More than one person per room ................................ .......................24 Table 13 – Households with children under the age of 6 ................................ ......................24 Table 14 – Disproportionally Greater Need 0 - 30% AMI ................................ ......................34 Table 15 – Disproportionally Greater Need 30 - 50% AMI ................................ ....................34 Table 16 – Disproportionally Greater Need 50 - 80% AMI ................................ ....................35 Table 17 – Disproportionally Greater Need 80 - 100% AMI ................................ ..................35 Table 18 – Severe Housing Problems 0 - 30% AMI ................................ ............................... 39 Table 19 – Severe Housing Problems 30 - 50% AMI ................................ .............................39 Table 20 – Severe Housing Problems 50 - 80% AMI ................................ .............................40 Table 21 – Severe Housing Problems 80 - 100% AMI ................................ ...........................40 Table 22 – Greater Need: Housing Cost Burdens AMI ................................ ..........................43 Table 23 – Public Housing by Program Type ................................ ................................ .........52 Table 24 – Characteristics of Public Housing Residents by Program Type ..........................52 Table 25 – Race of Public Housing Residents by Program Type ................................ ..........53 Table 26 – Ethnicity of Public Housing Residents by Program Type ................................ ....53 Table 27 – Homeless Needs Assessment ................................ ................................ ..............56 Table 28 – Nature and Extent of Homelessness ................................ ................................ ....58
City of Lancaster – iv – Consolidated Plan
Table 29 - Residential Properties by Unit Number ................................ ................................ 69 Table 30 - Unit Size by Tenure ................................ ................................ ............................... 69 Table 31 - Rental Housing Costs ................................ ................................ .............................73 Table 32 - Cost of Housing ................................ ................................ ................................ ......73 Table 33 - Rent Paid ................................ ................................ ................................ ................73 Table 34 - Housing Affordability................................ ................................ .............................73 Table 35 - Monthly Rent ................................ ................................ ................................ ..........74 Table 36 - Condition of Units ................................ ................................ ................................ ..78 Table 37 - Year Unit Built ................................ ................................ ................................ ........78 Table 38 - Risk of Lead-Based Paint ................................ ................................ .......................79 Table 39 - Total Number of Units by Program Type ................................ .............................81 Table 40 - Public Housing Condition ................................ ................................ ......................81 Table 41 - Facilities and Housing Targeted to Homeless Households ................................ .83 Table 42 - Homeless Service Providers for Lancaster ................................ ...........................88 Table 43 - Business Activity ................................ ................................ ................................ ....93 Table 44 - Labor Force ................................ ................................ ................................ ............94 Table 45 - Occupations by Sector ................................ ................................ ...........................94 Table 46 - Travel Time ................................ ................................ ................................ ............94 Table 47 - Educational Attainment by Employment Status (Population 16 and Older) ......95 Table 48 - Educational Attainment by Age ................................ ................................ ............95 Table 49 - Median Earnings in the Past 12 Months by Educational Attainment ..................95 Table 50 - Geographic Priority Areas ................................ ................................ ................... 110 Table 51 - Priority Needs Summary ................................ ................................ ..................... 114 Table 52 - Influence of Market Conditions ................................ ................................ ........... 116 Table 53 - Anticipated Resources ................................ ................................ ......................... 118 Table 54 - Institutional Delivery Structure ................................ ................................ ........... 122 Table 55 - Homeless Prevention Services Summary ................................ .......................... 123 Table 56 - Expected Resources – Priority Table ................................ ................................ ... 140 Table 57 - Goals Summary ................................ ................................ ................................ ... 144 Table 58 - Project Information ................................ ................................ .............................. 147 Table 59 - Geographic Distribution ................................ ................................ ...................... 151 Table 60 - One Year Goals for Affordable Housing by Support Requirement ................... 152 Table 61 - One Year Goals for Affordable Housing by Support Type ................................ 152 List of Figures
Figure 1 - Households ................................ ................................ ................................ .............21 Figure 2 – Most Prevalent Housing Problems ................................ ................................ .......29 Figure 3 - Households With >30-50% & >50% Cost Burden ................................ ..................31 Figure 4 – Housing Problems by Race/Ethnicity (0-30% of AMI) ................................ ..........36 Figure 5 – Housing Problems by Race/Ethnicity (30-50% of AMI) ................................ ........36 Figure 6 – Housing Problems by Race/Ethnicity (50-80% of AMI) ................................ ........37
City of Lancaster – v – Consolidated Plan
Figure 7 - Disproportionate Need Across Households Earning 80-100% AMI .....................37 Figure 8 – Severe Housing Problems by Race/Ethnicity (0-30% AMI) ................................ ..41 Figure 9 – Severe Housing Problems by Race/Ethnicity (30-50% AMI) ................................ 41 Figure 10 – Severe Housing Problems by Race/Ethnicity (50-80% AMI) .............................. 42 Figure 11 - Severe Housing Problems by Race/Ethnicity (80-100% AMI) .............................42 Figure 12 – Housing Cost Burdens by Race/Ethnicity ................................ ...........................44 Figure 13 – Severe Housing Cost Burdens by Race/Ethnicity ................................ ...............44 Figure 14 – Ethnicity & Race Alone ................................ ................................ ........................46 Figure 15 – Overall Homelessness By Age ................................ ................................ ............56 Figure 16 – HIV Prevalence ................................ ................................ ................................ .....63 Figure 17 – Community Need For Improved Public Facilities & Infrastructure ...................65 Figure 18 - Community Need For Public Services ................................ ................................ .66 Figure 19 – Change in Median Rent and Income ................................ ................................ ...68 Figure 20 – Minimum Wage Affordability ................................ ................................ ..............71 Figure 21 – Median Home Value ................................ ................................ ............................72 Figure 22 – Units Affordable To Households By Income Range ................................ ...........74 Figure 23 – Rent Differentials ................................ ................................ ................................ .75 Figure 24 – Rental & Ownership Housing Income................................ ................................ .76 Figure 25 – Top Industry Sectors By Jobs ................................ ................................ .............96 Figure 26 – Community Need For Internet Reliability ................................ ......................... 106
City of Lancaster – 1 – Consolidated Plan
Executive Summary
ES-05 Executive Summary
Introduction
The City of Lancaster has developed the 2025-2029 Consolidated Plan to guide the strategic investment of federal Community Development Block Grant (CDBG) and HOME Investment Partnerships (HOME) funds. As required by the U.S. Department of Housing and Urban Development (HUD), the Consolidated Plan provides a comprehensive assessment of local housing and community development needs and establishes priorities, objectives, and strategies for addressing these needs over a five-year period from July 1, 2025 to June 30, 2030.
Each year, the City receives CDBG and HOME funds through a formula -based allocation from HUD. These funds are awarded to non -profit organizations, for -profit entities, and public agencies to support a variety of activities that align with the City’s Consolidated Plan goals and address the high priority needs of low- and moderate-income residents.
Community Development Block Grant (CDBG)
The CDBG program, established under the Housing and Community Development Act of 1974, is a flexible federal funding source designed to address a wide range of housing and community development needs. HUD evaluates the City’s Consolidated Plan and program performance based on three primary objectives: providing decent housing, creating suitable living environments, and expand ing economic opportunities for low - and moderate-income households. To qualify for CDBG funding, each activity must meet one of the following national objectives:
• Benefit low- and moderate-income persons
• Prevent or eliminate slums and blight
• Address an urgent community development need (usually the result of a natural disaster or public health emergency)
HOME Investment Partnerships (HOME)
The HOME program, established under t he Cranston -Gonzalez National Affordable Housing Act of 1990 , is the largest federal program dedicated to affordable housing development. Designed to increase the supply of safe and affordable housing for low- and moderate-income households, the HOME program is often implemented in collaboration with non-profit housing developers, public agencies, and private entities. Eligible activities supported by HOME funds include new construction, acquisition, and rehabilitation o f affordable housing, homebuyer assistance programs, and tenant-based rental assistance.
City of Lancaster – 2 – Consolidated Plan
2025-2026 Program Year
For the 2025-2026 program year, the City anticipates receiving approximately $1,582,198 in CDBG funds and $656,727.86 in HOME funds to support the following eligible activities to be implemented from July 1, 2025, through June 30, 2026. 2025-2026 CDBG Activities
Public Service Activities
Lost Angels Children’s Project: The Work Program $109,200.00 Street Company: Coffee Manufacturing Homeless Employment Program $50,000.00 The Antelope Valley Partners for Health: Feed the Need $78,129.00 Sub-Total: $237,329.00
Housing Activities
City of Lancaster: Housing Rehabilitation Program $1,028,430.00 Sub-Total: $1,028,430.00
Program Administration Activities
City of Lancaster: CDBG Administration $276,439.00
Fair Housing Foundation: Fair Housing Services $40,000.00 Sub-Total: $316,439.00
CDBG TOTAL: $1,582,198.00
2025-2026 HOME Activities
Housing Activities
City of Lancaster: First-Time Homebuyer Program $558,217.00 Sub-Total: $558,217.00
Community Housing Development Organization (CHDO) Activities Habitat for Humanity: CHDO Set-Aside $98,510.00
Sub-Total: $98,510.00
Program Administration Activities
City of Lancaster: HOME Administration $0.00
Sub-Total: $0.00
HOME TOTAL: $656,727.00
City of Lancaster – 3 – Consolidated Plan
As of the date of the preparation of this draft document, HUD has not yet released the 2025- 2026 Annual Allocations. For this reason, HUD has advised the City to prepare this draft document utilizing the current year annual allocation and include “contingency provision” language detailing how the City will adjust its proposed Plan once the actual allocation amounts become known . As such, the following methodology shall be employed if the City’s 2025-2026 annual allocation changes.
CDBG
• Should the CDBG allocation be greater than $1,582,198:
o The CDBG Administration budget will be increased to be compliant with the 20 percent cap for administrative activities
o All public service activities will receive an equitable increase to be compliant with the 15 percent cap for public services activities
o Balance of funds will be added to the City’s Housing Rehabilitation Program • Should the CDBG allocation be less than $1,582,198:
o The CDBG Administration budget will be reduced to be compliant with the 20 percent cap for administrative activities
o All public service activities will receive an equitable reduction to be compliant with the 15 percent cap for public services activities
o Balance of funds will be deducted from the City’s Housing Rehabilitation Program
HOME
• Should the HOME allocation be greater than $656,727.86:
o The HOME Administration budget will be increased to be compliant with the 10 percent cap for administrative activities.
o The CHDO activity budget will be increased to be compliant with the 15% percent set-aside requirement.
o Balance of funds will be added to the City’s FTHB Program • Should the HOME allocation be less than $656,727.86:
o The HOME Administration budget will be reduced to be compliant with the 10 percent cap for administrative activities
o The CHDO activity budget will be reduced to be compliant with the 15 percent set-aside requirement
o Balance of funds will be deducted from the City’s FTHB Program
City of Lancaster – 4 – Consolidated Plan
Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview
The 2025 -2029 Consolidated Plan is grounded in a comprehensive, data -driven needs assessment and market analysis, combined with insights gathered from residents, community organizations, and other local stakeholders. This approach ensures that CDBG and HOME funds are directed toward high priority needs that align with the City’s goals.
Based on this, the City has identified six high priority needs and one low priority goal, which will be addressed through seven goals over the five -year period. These goals establish a clear framework for the allocation of CDBG and HOME funds which ensure investments produce meaningful results. Each goal is tied to measurable outcome indicators which allow the City to track progress, assess performance, and evaluate the impact of HUD - funded activities. The following table summarizes the goals, priority needs, and expected five-year outcomes.
Goal Name Category Needs Addressed Goal Outcome Indicator 1 Provide Supportive
Human Services
Non-Housing
Community
Development
Supportive Human Services
for Vulnerable Populations
Public service activities other
than Low/Mod Income
Housing Benefit:
695 Persons Assisted
2 Enhance Public
Facilities &
Infrastructure
Non-Housing
Community
Development
Public facilities and
infrastructure improvements
Public facility or infrastructure
activities other than Low/Mod
Income Housing Benefit:
18,950 Persons Assisted
3 Preserve Homeowner
Housing
Affordable
Housing
Preservation of existing
homeownership housing
Homeowner housing
rehabilitated:
150 Households / Housing
Units
4 Develop Affordable
Homeowner Housing
Affordable
Housing
Affordable homeowner
housing development
Homeowner housing added:
5 Households / Housing Units
5 Expand
Homeownership
Opportunities
Affordable
Housing
Homeownership
opportunities
Direct financial assistance to
homebuyers:
20 Households Assisted
6 Provide Fair Housing
Services
Affordable
Housing
Ensure equal access to
housing opportunities Other: 1,500 Persons Assisted
7 Planning &
Administration All All Other: 5
Other: 5
Table 1 – Strategic Plan Summary
City of Lancaster – 5 – Consolidated Plan
Evaluation of past performance
Over the 2020-2024 program years, the City successfully utilized CDBG and HOME funds to implement impactful housing and community development programs. The investment of HUD funds enabled the City and its partners to:
• Provide public services designed to address the needs of low- and moderate-income families to ameliorate the effects of poverty
• Support activities that preserve the existing housing stock that is affordable to low- and moderate-income households
• Improve public facilities and infrastructure to benefit low - and moderate -income residents
These efforts resulted in meaningful impacts for Lancaster residents, particularly low- and moderate-income households. The successes and lessons learned from these programs serve as the foundation for the strategies outlined in the 2025-2029 Consolidated Plan.
Summary of citizen participation process and consultation process The Consolidated Plan regulations at 24 CFR Part 91 provide the citizen participation and consultation requirements for the development of the Consolidated Plan. Chief among those requirements is the need to consult with the Continuum of Care (CoC) to addr ess homelessness, Public Housing Authorities (PHA), business leaders, civic leaders, and public or private agencies that address housing, health, social service, victim services, employment, or education needs of low -income individuals and families, homele ss individuals and families, youth and/or other persons with special needs. Information supplied by these community stakeholders, together with the data supplied by HUD resulted in a well -informed planning document that reflects the housing and community development needs and priorities for the City of Lancaster over the next five years.
In accordance with the City's Citizen Participation Plan (CPP), residents and stakeholders were able to participate in the development of the 202 5-2029 Consolidated Plan through surveys, community meetings, and public hearings. Efforts were made to encourage participation by low - and moderate -income persons, particularly those living in areas where HUD funds are proposed to be used, and by residents of p redominantly low- and moderate-income neighborhoods. Efforts were made to encourage the participation of minorities and non -English speaking pe rsons, as well as persons with disabilities. The consultation process included representatives of the CoC, PHA, and other specified groups who completed surveys, provided local data, and assisted the City to ensure practical coordination of strategies to maximize impact and to avoid duplication of effort.
City of Lancaster – 6 – Consolidated Plan
Summary of public comments
As required by HUD regulations, all public comments received during the development of the 2025-2029 Consolidated Plan and 2025-2026 Action Plan are summarized in section PR- 15 of this Plan as well as Appendix A.
Summary of comments or views not accepted and the reasons for not accepting them The City considered and incorporated all feedback received throughout the planning process. No public comments were disregarded.
Summary
The 2025-2029 Consolidated Plan establishes a clear framework for the strategic use of CDBG and HOME funds to address high -priority community needs. All applications for funding through the City’s Notice of Funding Availability (NOFA) process must align with at least one of the seven Strategic Plan goals and their corresponding measurable objectives.
For the 2025-2026 program year, the City will allocate $1,582,198 in CDBG and $656,727.86 in HOME toward eligible activities designed to provide suitable affordable housing and improve the quality of life of its low- and moderate-income residents.
City of Lancaster – 7 – Consolidated Plan
The Process
PR-05 Lead & Responsible Agencies
Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.
Agency Role Name Department/Agency
CDBG Administrator City of Lancaster Finance Department HOME Administrator City of Lancaster Finance Department Table 2 – Responsible Agencies
Narrative
The City of Lancaster’s Finance Department serves as the lead agency responsible for the administration and oversight of the CDBG and HOME programs.
The Finance Department ensures that CDBG and HOME investments align with community priorities, comply with HUD regulations, and are effectively managed to maximize impact.
This includes planning, implementation, financial oversight, performance monitoring, and reporting. The department works closely with non -profit organizations, for-profit entities, and public agencies to administer funds in accordance with the City’s Consolidated Plan and Annual Action Plans.
To ensure strong governance and transparency, the City actively monitors funded activities, provides technical assistance to subrecipients, and conducts community engagement efforts to inform future funding priorities. This ongoing oversight ensures that CDBG and HOME funds are used to achieve measurable improvements in housing, infrastructure, and public services throughout Lancaster.
Consolidated Plan Public Contact Information
City of Lancaster
Finance Department
George N. Harris II, MPA
Director of Finance
44933 Fern Avenue
Lancaster, CA 93534
(661) 723-5988
City of Lancaster – 8 – Consolidated Plan
*PR-10 Consultation
Introduction
The City of Lancaster conducted a comprehensive consultation process to ensure that the 2025-2029 Consolidated Plan reflects the needs and priorities of residents, service providers, and community stakeholders. In compliance with 24 CFR Part 91 , the City engaged a wide range of public and private agencies, regional planning entities, and service providers that support low - and moderate -income residents, special needs populations, and individuals experiencing homelessness. The goal of this proces s was to enhance coordination among local government agencies, non-profits, housing developers, businesses, and service organizations to create a cohesive strategy for improving housing affordability, public services, public facilities, and infrastructure. To facilitate the consultation process, the City solicited feedback through the following methods:
• Community Needs Survey (web‐based and paper)
• Community meetings
• Stakeholder consultations
• Public hearings
• Receipt of written and oral comments
To gather the greatest breadth and depth of information, the City consulted with a wide variety of agencies, groups and organizations concerning the housing, community , and economic development needs of the community.
Each of the agencies, groups or organizations invited to consult and participate in the planning process is represented in Table 3. The input received from these consultations helped establish and inform the objectives and goals described in the Strategic Plan.
Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I)).
The City recognizes the importance of careful coordination and alignment among various service providers to maximize the effectiveness of the CDBG and HOME programs. As a result, during the development of the Consolidated Plan, the City consulted with organizations that provide assisted housing, health services, and other community-focused programs. Outreach efforts included surveys, invitations to community meetings, and follow-up interviews where appropriate.
The City further recognizes the importance of continued coordination and alignment during the upcoming five -year planning period with these organizations and agencies. The City will reinforce these partnerships through the implementation of the Notice of F unding Availability (NOFA) process for CDBG and HOME funds each year and through technical assistance provided to subrecipients.
City of Lancaster – 9 – Consolidated Plan
Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness The Los Angeles Continuum of Care (CoC) is comprised of a network of public, private, faith-based, for-profit, and non -profit service providers who utilize several federal, state , and local resources to provide services for homeless people. The region’s municipalities, including the City of Lancaster, also provide resources for services that assist the homeless and those at risk of becoming homeless. The non-profit and faith-based community plays a key role in the current CoC system. Hundreds of agencies throughout the region provide programs ranging from feeding the homeless on the street to creating permanent supportive housing opportunities. These services are available to homeless families with children, and single men and women. The non -profit and faith -based community al so serves special needs populations, such as victims of domestic violence, veterans, the disabled, and youth.
The CoC guides the development of homeless strategies and the implementation of programs to end homelessness throughout the region. The City regularly consults with the CoC to identify needs in the jurisdiction and its objectives to address the needs of different homeless populations, including chronically homeless families and individuals, families with children, veterans, unaccompanied youth , and persons at risk of homelessness. The City continues to coordinate with the CoC to clarify existing needs and o bjectives and identify opportunities for collaboration during the five-year planning process.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS Although not a direct Emergency Solutions Grant (ESG) entitlement community, the City consulted with a number of housing, social services, governmental , and other entities involved in housing and community development in the City. Through these consultations, the City identified the holistic needs of the community, including those for extremely low- income households and homeless persons and how the City can continue to effectively coordinate with regional homeless service providers to best meet the needs of these populations. The CoC was consulted to discuss performance standards, outcome evaluation methodologies, and policies and procedures for the use of HMIS.
Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities
City of Lancaster – 10 – Consolidated Plan
1. Agency/ Group/ Organization Legal Aid Society
Agency/ Group/ Organization Type Services-Victims of Domestic Violence What section of the Plan was addressed
by Consultation? Homeless Strategy; Non-Homeless Special Needs How was the Agency/ Group/
Organization consulted and what are the
anticipated outcomes of the
consultation or areas for improved
coordination?
To obtain a comprehensive assessment of the needs
and priorities within the community, the
Consolidated Plan process included consultation and
engagement with City residents, service providers,
and selected departments through surveys, meetings,
and email.
2. Agency/ Group/ Organization New Star Family Center
Agency/ Group/ Organization Type Services-Victims of Domestic Violence What section of the Plan was addressed
by Consultation? Homeless Strategy; Non-Homeless Special Needs How was the Agency/ Group/
Organization consulted and what are the
anticipated outcomes of the
consultation or areas for improved
coordination?
To obtain a comprehensive assessment of the needs
and priorities within the community, the
Consolidated Plan process included consultation and
engagement with City residents, service providers,
and selected departments through surveys, meetings,
and email.
3. Agency/ Group/ Organization Project Joy
Agency/ Group/ Organization Type Services-Victims of Domestic Violence; Services- Employment
What section of the Plan was addressed
by Consultation?
Homeless Strategy; Non-Homeless Special Needs;
Other- Non-Housing Community Development
How was the Agency/ Group/
Organization consulted and what are the
anticipated outcomes of the
consultation or areas for improved
coordination?
To obtain a comprehensive assessment of the needs
and priorities within the community, the
Consolidated Plan process included consultation and
engagement with City residents, service providers,
and selected departments through surveys, meetings,
and email.
4. Agency/ Group/ Organization Project Sister
Agency/ Group/ Organization Type Services-Victims of Domestic Violence What section of the Plan was addressed
by Consultation? Homeless Strategy; Non-Homeless Special Needs How was the Agency/ Group/
Organization consulted and what are the
anticipated outcomes of the
consultation or areas for improved
coordination?
To obtain a comprehensive assessment of the needs
and priorities within the community, the
Consolidated Plan process included consultation and
engagement with City residents, service providers,
and selected departments through surveys, meetings,
and email.
5. Agency/ Group/ Organization Valley Oasis
Agency/ Group/ Organization Type Services-Victims of Domestic Violence What section of the Plan was addressed
by Consultation? Homeless Strategy; Non-Homeless Special Needs How was the Agency/ Group/
Organization consulted and what are the
anticipated outcomes of the
consultation or areas for improved
coordination?
To obtain a comprehensive assessment of the needs
and priorities within the community, the
Consolidated Plan process included consultation and
engagement with City residents, service providers,
and selected departments through surveys, meetings,
and email.
Table 3 – Agencies, groups, organizations who participated
City of Lancaster – 11 – Consolidated Plan
Identify any Agency Types not consulted and provide rationale for not consulting The City maintains a list of agencies, organizations and other stakeholders that have expressed an interest in the City's CDBG and HOME programs and invited representatives from each entity to participate at multiple points in the planning process. All agencies were strongly encouraged to attend community meetings and participate in surveys.
Any agency or organization that was not consulted and would like to be included in the City’s list of stakeholders, the agency or organization may contact the Finance Department at (661) 723-6158.
Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
Continuum of Care LAHSA
Consultation with the CoC indicates that
the City’s Consolidated Plan goals are
consistent with the CoC’s strategies.
Housing Element City of Lancaster
The goals included in the Consolidated
Plan are consistent with the Housing
Element policies and objectives
Lancaster Community
Homelessness Plan (LCHP) City of Lancaster
The strategies included in the
Consolidated Plan are consistent with
the Hazard Mitigation Plan
Table 4 – Other local / regional / federal planning efforts Describe cooperation and coordination with other public entities, including the State and any adjacent units of general local government, in the implementation of the Consolidated Plan (91.215(l))
To enhance coordination among the CoC, public, and assisted housing providers and private and governmental health, mental health and service agencies, the City invited each of these entities to provide input on the needs of the community in the development of this Consolidated Plan.
The Finance Department works with subrecipients of CDBG and HOME funds to ensure a coordinated effort among service agencies in the region to address the needs of Lancaster residents, including but not limited to chronically homeless individuals and families, families with children, veterans and their families, unaccompanied youth, and persons who were recently homeless but now live in permanent housing. To promote economic opportunities for low -income residents, the City coordinates with subrecipient socia l service agencies, businesses, and housing developers to ensure that where there are job opportunities for low -income individuals in connection with HUD -assisted projects, information is disseminated through appropriate channels consistent with the objectives of Section 3 of the Housing and Community Development Act of 1968.
City of Lancaster – 12 – Consolidated Plan
City of Lancaster – 13 – Consolidated Plan
PR-15 Citizen Participation
Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting The City of Lancaster conducted a comprehensive citizen participation process to ensure that the 2025-2029 Consolidated Plan accurately reflects community needs and priorities.
The public engagement process was designed in accordance with the City’s Citizen Participation Plan (CPP) and HUD regulations (24 CFR 91.105), ensuring that residents, local organizations, and community stakeholders had meaningful opportunities to participate in shaping the City's housing and community development strategies.
The Finance Department led outreach efforts, emphasizing broad public engagement, particularly among low- and moderate-income residents, individuals with disabilities, racial and ethnic minorities, non -English-speaking populations, and public housing residents.
The C ity also actively consulted with local and regional institutions, businesses, developers, non-profit and faith -based organizations, the Continuum of Care (CoC), and philanthropic entities to ensure a coordinated and holistic approach to addressing housing and community development needs.
To identify and prioritize community needs, the City developed and distributed a survey to gather input on housing, community, and economic development needs. The survey was available online and in paper format at various public facilities to maximize accessibility.
Community meetings to discuss the housing and community development needs in Lancaster were held on September 24, 2024, and September 25, 20 24. Residents and stakeholders in attendance received a presentation on the Consolidated Plan and participated in interactive discussions related to priority needs.
In compliance with 24 CFR 91.105(e )(1)(ii), the City held two public hearings at different stages of the planning process . The City convened the first public hearing on September 24, 2024 to receive public comments regarding program performance. A draft of the 2023- 2024 Consolidated Annual Performance and Evaluation Report (CAPER) was made available for public review and comment from September 6, 2024, to September 24, 2024.
No public comments were received.
Subsequently, the City made the draft 2025-2029 Consolidated Plan and 2025-2026 Action Plan available for public review and comment from March 10 , 202 5, to April 8, 202 5.
Residents were invited to review the draft documents and to attend the Public Hearing on April 8 , 202 5, or submit written comments concerning the housing and community development needs, proposed projects and activities, as well as proposed strategies and actions for affirmatively furthering fair housing.
City of Lancaster – 14 – Consolidated Plan
Citizen Participation Outreach
Mode of
Outreach
Target of
Outreach
Summary of
Response/attendance
Summary of
Comments received
Summary of
comments not
accepted and reasons
URL
(If applicable)
1 Internet Outreach Non-
targeted/broad
community
The Community Needs
Survey was available online
and in paper format at
various City facilities. The
City advised residents and
stakeholders of the
availability of the survey via
email, posting on social
media channels, and
announcements at City
Council meetings.
The purpose of the
survey was to allow all
residents and
stakeholders the
opportunity to provide
their assessment of the
level of need in
Lancaster for a variety
of housing, community
and economic
development activities.
In total, 357 residents
and 29 stakeholders
completed the survey.
All survey responses
were accepted and
incorporated into the
survey results.
N/A
2 Public Meeting Minorities
Persons with
disabilities
Non-
targeted/broad
community
Community meeting on
September 24, 2024, at 5:00
pm at the Community Center.
Stakeholders and
residents in attendance
participated in
interactive discussions
on priority housing and
community
development needs.
All comments were
accepted.
N/A
City of Lancaster – 15 – Consolidated Plan
Mode of
Outreach
Target of
Outreach
Summary of
Response/attendance
Summary of
Comments received
Summary of
comments not
accepted and reasons
URL
(If applicable)
3 Public Meeting Minorities
Persons with
disabilities
Non-
targeted/broad
community
Community meeting on
September 25, 2024, at 10:00
am at American Heroes Park.
Stakeholders and
residents in attendance
participated in
interactive discussions
on priority housing and
community
development needs.
All comments were
accepted.
N/A
4 Newspaper Ad Non-
targeted/broad
community
Notice of the 15-day public
review and comment period
for the draft 2023-2024
Consolidated Annual
Performance and Evaluation
Report (CAPER). The Public
Notice was published on
August 23, 2024, and invited
interested parties to review
the draft document.
Residents and stakeholders
were also invited to a public
hearing to provide oral
comments concerning
priority housing and
community development
needs, review of program
performance, and strategies
for affirmatively furthering
fair housing.
No comments were
received.
No comments were
received.
N/A
City of Lancaster – 16 – Consolidated Plan
Mode of
Outreach
Target of
Outreach
Summary of
Response/attendance
Summary of
Comments received
Summary of
comments not
accepted and reasons
URL
(If applicable)
5 Public Hearing Minorities
Persons with
disabilities
Non-
targeted/broad
community
Residents of
Public and
Assisted
Housing
Public hearing on September
10, 2024, to receive
comments on the draft 2023-
2024 Consolidated Annual
Performance and Evaluation
Report (CAPER) prior to
adoption and submission to
HUD. Residents were also
invited to provide oral
comments concerning
priority housing and
community development
needs, review of program
performance, and strategies
for affirmatively furthering
fair housing.
No comments were
received.
No comments were
received.
N/A
City of Lancaster – 17 – Consolidated Plan
Mode of
Outreach
Target of
Outreach
Summary of
Response/attendance
Summary of
Comments received
Summary of
comments not
accepted and reasons
URL
(If applicable)
6 Newspaper Ad Non-
targeted/broad
community
Notice of the 30-day public
review and comment period
for the draft 2025-2029
Consolidated Plan and 2025-
2026 Annual Action Plan. The
Public Notice was published
on March 7, 2025, and invited
interested parties to review
the draft documents.
Residents and stakeholders
were also invited to a public
hearing to provide oral
comments.
TBD TBD N/A
7 Public Hearing Minorities
Persons with
disabilities
Non-
targeted/broad
community
Residents of
Public and
Assisted
Housing
Public hearing on April 8,
2025, to receive comments
on the draft 2025-2029
Consolidated Plan and 2025-
2026 Annual Action Plan prior
to adoption and submission
to HUD.
TBD TBD N/A
Table 5 – Citizen Participation Outreach
City of Lancaster – 18 – Consolidated Plan
Needs Assessment
NA-05 Overview
Needs Assessment Overview
The Needs Assessment section of the Consolidated Plan examines the housing, homelessness, non-homeless special needs, and non -housing community development needs of the City of Lancaster. This analysis serves as the foundation for understanding the City’s most pressing challenges and prioritizing the allocation of resources to address these needs over the next five years.
The housing needs assessment evaluates the prevalence of housing problems experienced by households across different income levels, tenures, and household types. It also identifies disproportionate housing needs among racial and ethnic groups and highlights the specific needs of public housing residents.
The homeless needs assessment describes the nature and extent of sheltered and unsheltered homelessness to inform the City’s strategy to address homelessness.
The non-homeless special needs assessment focuses on residents who require supportive housing and services due to factors such as age, disability, and other vulnerabilities. These populations include elderly residents, individuals with disabilities, those recovering from substance use disorders, persons living with HIV/AIDS, and survivors of domestic violence.
The non-housing community development needs assessment evaluates the demand for public facilities, infrastructure improvements, and public services that primarily benefit low- and moderate-income residents.
Methodology
To assess community needs, the City of Lancaster utilized a combination of quantitative data and qualitative input obtained through robust community engagement efforts . The key sources of data include:
• American Community Survey (ACS), 2016-2020 5-year estimates • Comprehensive Housing Affordability Strategy (CHAS), 2016-2020 5-year estimates • 2024 Point-In-Time (PIT) Homeless Count
• State of California Department of Justice (2022)
• National Crime Victimization Survey (2022)
• Consultations with local stakeholders, service providers, and housing authorities • Feedback from residents through public meetings and surveys This report utilizes the 2016 -2020 ACS and CHAS 5 -year estimates as they are the most current data sets supplied through HUD’s eCon Planning Suite.
City of Lancaster – 19 – Consolidated Plan
Consolidated Plan Survey for Residents and Stakeholders The City of Lancaster conducted a needs assessment survey to complement quantitative data with community input. The survey, available in hard copy and online in English and Spanish, was distributed through email and social media channels. A total of 357 residents and 29 organizations participated, providing valuable insights into priority needs across public facilit ies, infrastructure improvements, housing, public services, and economic development. These results are integrated throughout the Needs Assessment and Market Analysis of Consolidated Plan to ensure alignment with community priorities.
City of Lancaster – 20 – Consolidated Plan
NA-10 Housing Needs Assessment
Summary of Housing Needs
When evaluating the housing needs of residents in the City of Lancaster, the Consolidated Plan describes housing needs according to income level, tenure, and household types. This analysis is based on ACS and CHAS data, summarized in Tables 6-13 below.
An overview of the number of households by income level and household type is provided in Table 7. Household types include small families (2-4 related members), large families (5 or more related members), elderly households (at least one person aged 62 and older), and households with young children (at least one person aged 6 and under). Income levels correspond with HUD Adjusted Median Family Income (HAMFI), or Area Median Income (AMI), defined as follows:
• Extremely low-income (0-30 percent of AMI): 12,725 households • Low-income (31-50 percent of AMI): 8,420 households
• Moderate-income (51-80 percent of AMI): 10,500 households • Middle-income (81-100 percent of AMI): 5,295 households • Above Middle (>100 percent of AMI): 10,950 households Tables 8-13 detail the housing problems faced by households, categorized by tenure (renter or owner), income level, and household type. Housing problems are assessed based on cost burdens, overcrowding, and substandard housing conditions, as defined by HUD:
• Cost Burden: Households spending more than 30 percent of their gross income on housing costs (rent plus utilities for renters, and mortgage payments, taxes, insurance, and utilities for owners). Severe cost burdens occur when households spend more than 50 percent of their gross income on housing costs. • Overcrowding: Households with more than 1 person per room, excluding bathrooms, porches, foyers, halls, or half-rooms. Severe overcrowding occurs when households have more than 1.5 persons per room.
• Substandard Housing Conditions: Households l acking complete kitchen and/or plumbing facilities.
Between 2010 to 2020, the City’s population rose by 11 percent, from 156,633 to 173,516, while the number of households rose by 5 percent, from 45,583 to 47,883. During this same period, the median income rose by 14 percent, from $51,192 to $58,413. Despite these economic gains, housing costs have risen more rapidly than income, making it increasingly difficult for many residents to secure adequate and affordable housing.
Of the 31,645 low- and moderate-income households ( ≤ 80 percent of AMI) in the City of Lancaster, 19,295 households (61 percent) experience at least one housing problem, and 9,990 households (32 percent) are affected by one or more severe housing problems.
City of Lancaster – 21 – Consolidated Plan
Housing cost burdens are the most prevalent housing problem, particularly among low- and moderate-income households (≤ 80 percent of AMI). Of the 31,645 low- and moderate- income households, 18,363 are cost burdened, with 8,463 of these facing severe cost burdens. Renters are disproportionately impacted, with 67 percent ( 5,684 households) experiencing severe cost burdens, compared to 33 percent of homeowners ( 2,779 households).
Overcrowding is another significant housing problem, particularly for renters and families.
Among the 1,805 low- and moderate-income households ( ≤ 80 percent of AMI) that are overcrowded, 76 percent are renters (1,370 households). Single family households that rent are the most affected, accounting for 69 percent (1,245 households) of overcrowded low- and moderate-income households.
Although less common, substandard housing conditions remain a concern, affecting 310 renters and 65 homeowners. Addressing these challenges will require a coordinated and comprehensive approach to expand affordable housing options, preserve existing housing stock, and support vulnerable populations in the City of Lancaster.
Figure 1 - Households
Data Source: 2016-2020 CHAS
Demographics Base Year: 2010 Most Recent Year: 2020 % Change Population 156,633 173,516 10.8%
Households 45,583 47,883 5.0%
Median Income $51,192.00 $58,413.00 14.1%
Table 6 – Housing Needs Assessment Demographics
Data Source: 2006-2010 ACS (Base Year), 2016-2020 ACS (Most Recent Year)
City of Lancaster – 22 – Consolidated Plan
0-30%
AMI
30-50%
AMI
50-80%
AMI
80-100%
AMI
>100%
AMI
Total Households 12,725 8,420 10,500 5,295 10,950
Small Family Households 4,715 4,055 5,495 2,520 6,060
Large Family Households 1,905 1,560 1,555 1,295 1,275
Household contains at least one
person 62-74 years of age 2,710 1,500 2,215 1,215 2,930 Household contains at least one-
person age 75 or older 1,365 810 980 490 644
Households with one or more
children 6 years old or younger 2,790 1,950 1,895 3,155 1,480 Table 7 – Total Number of Households
Data Source: 2016-2020 CHAS
Renter Owner
0-30%
AMI
30-
50%
AMI
50-
80%
AMI
80-
100%
AMI
Total 0-30%
AMI
30-
50%
AMI
50-
80%
AMI
80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Substandard
Housing 195 40 35 40 310 10 25 30 0 65
Severely
Overcrowded 220 55 60 35 370 30 35 110 80 255
Overcrowded 640 260 100 45 1,045 55 110 90 155 410
Housing cost
burden greater
than 50% of
income
4,335 780 50 0 5,165 1,650 665 420 15 2,750
Housing cost
burden greater
than 30% of
income
1,215 2,165 1,385 165 4,930 835 1,625 2,070 475 5,005
Zero/negative
Income 1,930 0 0 0 1,930 325 0 0 0 325
Table 8 – Housing Problems
(Households with one of the listed needs)
Data Source: 2016-2020 CHAS
City of Lancaster – 23 – Consolidated Plan
Renter Owner
0-30%
AMI
30-
50%
AMI
50-
80%
AMI
80-
100%
AMI
Total
0-
30%
AMI
30-
50%
AMI
50-
80%
AMI
80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Having 1 or
more of four
housing
problems
5,385 1,135 245 125 6,890 1,745 835 645 250 3,475
Having none of
four housing
problems
3,725 3,590 4,230 1,185 12,730 1,860 2,860 5,380 3,735 13,835 Household has
negative
income, but
none of the
other housing
problems
1,930 0 0 0 1,930 325 0 0 0 325
Table 9 – Housing Problems
(Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe overcrowding, severe cost burden)
Data Source: 2016-2020 CHAS
Renter Owner
0-30%
AMI
30-50%
AMI
50-80%
AMI Total 0-30%
AMI
30-50%
AMI
50-80%
AMI Total
NUMBER OF HOUSEHOLDS
Small Related 2,570 1,640 940 5,150 605 1,300 1,285 3,190 Large Related 1,080 465 140 1,685 305 470 425 1,200
Elderly 1,390 350 165 1,905 1,315 430 449 2,194
Other 1,290 715 204 2,209 310 170 350 830
Total need by income 6,330 3,170 1,449 10,949 2,535 2,370 2,509 7,414 Table 10 – Cost Burden > 30%
Data Source: 2016-2020 CHAS
City of Lancaster – 24 – Consolidated Plan
Renter Owner
0-30%
AMI
30-50%
AMI
50-80%
AMI Total 0-30%
AMI
30-50%
AMI
50-80%
AMI Total
NUMBER OF HOUSEHOLDS
Small Related 1,920 355 15 2,290 360 300 225 885
Large Related 715 80 0 795 245 45 30 320
Elderly 1,080 110 35 1,225 870 180 59 1,109
Other 1,080 290 4 1,374 220 145 100 465
Total need by income 4,795 835 54 5,684 1,695 670 414 2,779 Table 11 – Cost Burden > 50%
Data Source: 2016-2020 CHAS
Renter Owner
0-
30%
AMI
30-
50%
AMI
50-
80%
AMI
80-
100%
AMI
Total
0-
30%
AMI
30-
50%
AMI
50-
80%
AMI
80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Single family
households 835 280 130 100 1,345 85 80 115 70 350
Multiple, unrelated
family households 35 30 40 0 105 0 70 65 165 300
Other, non-family
households 20 0 0 0 20 0 0 20 0 20
Total need by income 890 310 170 100 1,470 85 150 200 235 670 Table 12 – Crowding - More than one person per room
Data Source: 2016-2020 CHAS
Renter Owner
0-30%
AMI
30-50%
AMI
50-80%
AMI Total 0-30%
AMI
30-50%
AMI
50-80%
AMI Total
Households with
children 6 years of
age or younger
present
2,345 1,140 890 4,375 445 810 1,005 2,260
Table 13 – Households with children under the age of 6
Data Source: 2016-2020 CHAS
City of Lancaster – 25 – Consolidated Plan
Map 1 -Households with Extremely Low-Income and Severe Cost Burden Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 26 – Consolidated Plan
Map 2- Households with Low Income and Severe Cost Burden Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 27 – Consolidated Plan
Map 3 - Households with Moderate Income and Severe Cost Burden Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 28 – Consolidated Plan
Describe the number and type of single-person households in need of housing assistance.
The precise number of single -person households in need of housing assistance is not available. According to the 5-Year ACS Estimate there were 10,689 single -person households in 2020, approximately eight percent of who were over 65 years of age .
Typically, it is presumed that a household needs housing assistance if they experience one or more housing problem and have incomes of at most 80 percent AMI. Error! Reference s ource not found. provides data on the types of households impacted by housing cost burden. Elderly households include elderly families with two or more persons aged 62 and over and elderly nonfamilies with one or two persons with either age 62 or over. “Other” households are defined as nonfamily and nonelderly, which is inclusive of single persons.
CHAS 2016-2020 estimates find 4,099 elderly and 3,039 “other” households in this income range spend more than 30 percent of their income on housing costs. Most, 58 percent of single-person households are renters.
Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating violence, sexual assault, and stalking.
Domestic and dating violence, assault, and stalking are not always reported. According to the 2022 National Crime Victimization Survey, only 53 percent of all domestic violence events and 21 percent of rapes/ sexual ass aults were reported to the police. The State of California Department of Justice maintains statistics on domestic violence calls to local law enforcement statewide by jurisdiction (openjustice.doj.ca.gov). In 2022, 1,401 calls related to domestic violence were made from Lancaster. Of these incidents:
• 1,115 involved a weapon,
• 36 involved a firearm,
• 41 involved a knife or cutting instruments,
• 97 involved other dangerous weapons, and
• 941 involved personal weapons (i.e., feet or hands).
There were at least 1,401 times during 2022 when a household needed some type of domestic violence services. In households where physical violence occurred, it is possible that at least one member of the household needed to relocate to escape recurring violence.
These households may include children. Victims of domestic violence suffer in many ways including economically, which impacts access to safe and affordable permanent housing.
There is a need for emergency shelter and affordable permanent housing.
What are the most common housing problems?
The most common housing problem in the C ity is housing cost burden greater than 30 percent of income. Analysis of Housing Problems (see Error! Reference source not found.) s hows 54 percent of households earning at most 80 percent AMI. Renter households bear the brunt of housing problems. The second most common housing problem is
City of Lancaster – 29 – Consolidated Plan
overcrowding and severe overcrowd ing, which affects 1,765 households in the same income range. Of those households’ 88 percent rent their homes.
Figure 2 – Most Prevalent Housing Problems
Data Source: 2016-2020 CHAS
Are any populations/household types more affected than others by these problems? Overall small related households with low- and moderate-incomes are most impacted by housing cost burden and single family renter households are most impacted by overcrowding. When taking into consideration a household’s tenue and degree of housing cost burden it becomes evident that there are circumstances in which all household types are vulnerable.
Approximately 31 percent of households earning at most 80 percent AMI ( 9,900 households) carry a housing cost burden of 30 to 50 percent. Across renter households in this circumstance the most to least impacted types are as follows:
• small related
• large related
• “other”
• elderly
Across owner household s in this circumstance the most to least impacted types are as follows:
• small related
• elderly
• large related
• “other”
City of Lancaster – 30 – Consolidated Plan
About 27 percent of households (8,463 households) at the same income level carry a severe cost burden of over 50 percent of their income. Across renter households living in these conditions the most to least impacted types are as follows:
- small, related households
- elderly,
- “other,” and
- large, related.
Across owner households the most to least impacted types are as follows:
- elderly
- small, related,
- “other,” and
- large, related.
Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance Extremely low - and low -income households with one or more housing problem are presumed to be unstably housed, meaning they are at risk of falling into homelessness.
Those with one or more housing prob lem at this income level are highly sensitive to adverse events. The greatest concentrations of unstably housed households are among small related renter households with a housing cost burden greater than 30 percent of their income, and renters with at least one severe housing problem. While small, related households in this income range are most impacted by housing cost burden, the graph below shows variation in the types of households most impacted by the degree of cost burden and tenure.
As described in the Market Analysis section of the Consolidated Plan, rental housing costs have risen steadily over the past ten years – creating more pressure on extremely low - income households. The ACS data shows the median contract rent in Lancaster increased 18 percent from 2010 to 2020. As rental prices continue to rise throughout Los Angeles County, the pressure on extremely low-income households will continue to increase.
Rapid rehousing programs may help homeless individuals and families but, unless a housing unit is within a subsidized affordable housing development, formerly homeless families and individuals receiving rapid rehousing assistance face considerable uncertainty with respect to their monthly housing costs and ability to remain stably housed at the end of the assistance contract. Near the termination of assistance, finding replacement housing is difficult for the same reasons it was difficult before becoming ho meless: high housing cost and the possibility of an eviction record.
City of Lancaster – 31 – Consolidated Plan
Figure 3 - Households With >30-50% & >50% Cost Burden
Data Source: 2016-2020 CHAS
If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of the at-risk group and the methodology used to generate the estimates:
The assessment of at -risk populations described in the foregoing paragraphs in this Consolidated Plan is based on ACS and CHAS data using HUD definitions for household types and housing problems, supplemented by available local data for certain groups specified by HUD, such as households with children and victims of domestic violence, dating violence, sexual assault, and stalking.
Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness
There are 5,630 renter households who earn at most 50 percent AMI and are severely cost burdened, according to the CHAS data (see Error! Reference source not found.). Of these h ouseholds:
• 2,275 are small, related households with four or fewer members, • 795 are large, related households with five or more members, • 1,190 are elderly households with one or more members over the age of 62, and • 1,370 are other households.
These extremely low - and low -income households are considered the most at -risk of becoming homeless.
City of Lancaster – 32 – Consolidated Plan
Discussion
Of households with incomes at or below 5 0 percent AMI , 40 percent are cost burdened renters, and six percent are overcrowded and severely overcrowded renters (see Error! R eference source not found. ). Of households with incomes at or below 30 percent AMI 44 percent are severely cost burdened renters and seven percent are overcrowded or severely overcrowded renters (see Error! Reference source not found.). Housing assistance could m ake affordable housing accessible to severely cost burdened and overcrowded renter households who earn at most 50 percent AMI . This is one of many ways to prevent homelessness.
City of Lancaster – 33 – Consolidated Plan
NA-15 Disproportionately Greater Need: Housing Problems Introduction
This section evaluates whether specific racial and ethnic groups in the City of Lancaster experience a disproportionately greater need for housing assistance by analyzing the prevalence of housing problems across various income levels. The analysis compares the rate of housing problems faced by racial and ethnic groups to determine if any grou p experiences these issues at significantly higher rates than the overall population within the same income category.
According to HUD, a disproportionately greater need exists when a racial or ethnic group experiences housing problems at a rate 10 percentage points or more above the average for all households at the same income level. For instance, if 60 percent of all low-income households experience a housing problem , but 70 percent of low -income Hispanic households face the same issue, then low -income Hispanic households would be considered to have a disproportionately greater need.
Tables 14 -17 provide information on the number of households experiencing housing problems by race, ethnicity, and income level. The housing problems analyzed in this section are defined by HUD as follows:
• Cost Burden: Households spending more than 30 percent of their gross income on housing costs. For renters, this includes rent plus utilities. For homeowners, it includes mortgage payments, taxes, insurance, and utilities. • Overcrowding: Households with more than 1 person per room, excluding bathrooms, porches, foyers, halls, or half-rooms.
• Substandard Housing Conditions: Households l acking complete kitchen and/or plumbing facilities.
o Lacking complete kitchen facilities: Missing a sink with a faucet, a refrigerator, or a stove/range.
o Lacking complete plumbing facilities: Missing hot and cold running water, a flush toilet, or a bathtub/shower.
Figures 4-7 illustrate the prevalence of housing problems among racial and ethnic groups at various income levels, highlighting disparities where they exist.
By understanding disparities in housing problems, the City can better allocate resources and tailor programs to address the needs of disproportionately impacted populations.
City of Lancaster – 34 – Consolidated Plan
Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 9,185 3,535 0
White 2,645 935 0
Black / African American 2,750 1,295 0
Asian 230 75 0
American Indian, Alaska Native 35 20 0
Pacific Islander 0 0 0
Hispanic 3,225 1,190 0
Table 14 – Disproportionally Greater Need 0 - 30% AMI
Data Source: 2016-2020 CHAS
Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 5,760 2,665 0
White 1,550 1,060 0
Black / African American 1,415 425 0
Asian 85 110 0
American Indian, Alaska Native 0 25 0
Pacific Islander 0 0 0
Hispanic 2,610 955 0
Table 15 – Disproportionally Greater Need 30 - 50% AMI
Data Source: 2016-2020 CHAS
City of Lancaster – 35 – Consolidated Plan
Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 4,345 6,155 0
White 1,420 2,405 0
Black / African American 920 980 0
Asian 195 260 0
American Indian, Alaska Native 0 10 0
Pacific Islander 20 0 0
Hispanic 1,740 2,340 0
Table 16 – Disproportionally Greater Need 50 - 80% AMI
Data Source: 2016-2020 CHAS
Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 1,015 4,280 0
White 305 1,555 0
Black / African American 360 500 0
Asian 95 280 0
American Indian, Alaska Native 0 15 0
Pacific Islander 0 0 0
Hispanic 245 1,760 0
Table 17 – Disproportionally Greater Need 80 - 100% AMI Data Source: 2016-2020 CHAS
City of Lancaster – 36 – Consolidated Plan
Discussion
The method ology for calculating disproportionate ly greater need provides a valuable framework for comparing the incidence of housing problems across racial and ethnic groups of varying sizes.
Extremely Low-Income (0-30% of AMI)
At the extremely low -income level, 72 percent of all households experience at least one housing problem. No racial or ethnic group meets HUD’s definition for disproportionately greater need within this income level.
Figure 4 – Housing Problems by Race/Ethnicity (0-30% of AMI) Data Source: 2016-2020 CHAS
Low-Income (30-50% of AMI)
At the low-income level, 68 percent of all households face one or more housing problems.
No racial or ethnic group within this income level surpasses HUD’s 10 -percentage point threshold for disproportionately greater need.
Figure 5 – Housing Problems by Race/Ethnicity (30-50% of AMI) Data Source: 2016-2020 CHAS
City of Lancaster – 37 – Consolidated Plan
Moderate-Income (50-80% of AMI)
At the moderate-income level, 41 percent of all households experience housing problems. • 100 percent of Pacific Islander households within this income category experience housing problems, which is significantly higher than the overall average and reflects a disproportionately greater need.
Figure 6 – Housing Problems by Race/Ethnicity (50-80% of AMI) Data Source: 2016-2020 CHAS
Middle-Income (80-100% of AMI)
At the middle-income level, 19 percent of all households experience at least one housing problem.
• 42 percent of Black/African American households at this income level face housing problems, exceeding the threshold for disproportionately greater need.
Figure 7 - Disproportionate Need Across Households Earning 80-100% AMI Data Source: 2016-2020 CHAS
City of Lancaster – 38 – Consolidated Plan
NA-20 Disproportionately Greater Need: Severe Housing Problems Introduction
This section analyzes whether specific racial or ethnic groups in the City of Lancaster experience a disproportionately greater number of severe housing problems than the general population within the same income category. As in the previous section, a disproportionately greater need exists when the rate of severe housing problems among a racial or ethnic group exceeds the average rate for all households at the same income level by 10 percentage points or more.
Tables 18 -21 present detailed data on the number of households experiencing severe housing problems by race, ethnicity, and income level. The severe housing problems analyzed in this section are defined by HUD as follows:
• Severe Cost Burden: Households spending more than 50 percent of their gross income on housing costs. For renters, this includes rent plus utilities. For homeowners, it includes mortgage payments, taxes, insurance, and utilities. • Severe Overcrowding: Households with more than 1.5 persons per room, excluding bathrooms, porches, foyers, halls, or half-rooms.
• Substandard Housing Conditions: Households l acking complete kitchen and/or plumbing facilities.
o Lacking complete kitchen facilities: Missing a sink with a faucet, a refrigerator, or a stove/range.
o Lacking complete plumbing facilities: Missing hot and cold running water, a flush toilet, or a bathtub/shower.
Figures 8-11 illustrate the prevalence of severe housing problems among racial and ethnic groups at various income levels, highlighting disparities where they exist.
By identifying disparities in severe housing problems, the City can allocate resources more effectively and tailor programs to address the needs of disproportionately impacted populations.
City of Lancaster – 39 – Consolidated Plan
Severe Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 7,130 5,585 0
White 1,945 1,635 0
Black / African American 2,295 1,745 0
Asian 180 125 0
American Indian, Alaska Native 35 20 0
Pacific Islander 0 0 0
Hispanic 2,385 2,030 0
Table 18 – Severe Housing Problems 0 - 30% AMI
Data Source: 2016-2020 CHAS
Severe Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 1,970 6,450 0
White 565 2,040 0
Black / African American 500 1,340 0
Asian 30 165 0
American Indian, Alaska Native 0 25 0
Pacific Islander 0 0 0
Hispanic 800 2,770 0
Table 19 – Severe Housing Problems 30 - 50% AMI
Data Source: 2016-2020 CHAS
City of Lancaster – 40 – Consolidated Plan
Severe Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 890 9,610 0
White 235 3,590 0
Black / African American 160 1,740 0
Asian 55 400 0
American Indian, Alaska Native 0 10 0
Pacific Islander 0 20 0
Hispanic 435 3,650 0
Table 20 – Severe Housing Problems 50 - 80% AMI
Data Source: 2016-2020 CHAS
Severe Housing Problems
Has one or
more of four
housing
problems
Has none of
the four
housing
problems
Household has
no/negative income, but
none of the other housing
problems
Jurisdiction as a whole 375 4,920 0
White 40 1,820 0
Black / African American 205 650 0
Asian 0 375 0
American Indian, Alaska Native 0 15 0
Pacific Islander 0 0 0
Hispanic 120 1,885 0
Table 21 – Severe Housing Problems 80 - 100% AMI
Data Source: 2016-2020 CHAS
City of Lancaster – 41 – Consolidated Plan
Discussion
Extremely Low-Income (0-30% of AMI)
At the extremely low -income level, 56 percent of all households experience at least one severe housing problem. No racial or ethnic group within this income level surpasses HUD’s 10-percentage point threshold for disproportionately greater need.
Figure 8 – Severe Housing Problems by Race/Ethnicity (0-30% AMI) Data Source: 2016-2020 CHAS
Low-Income (30-50% of AMI)
At the low -income level, 23 percent of all households experience one or more severe housing problems. No racial or ethnic group meets HUD’s definition for disproportionately greater need within this income level.
Figure 9 – Severe Housing Problems by Race/Ethnicity (30-50% AMI) Data Source: 2016-2020 CHAS
City of Lancaster – 42 – Consolidated Plan
Moderate-Income (50-80% of AMI)
At the moderate-income level, 8 percent of all households experience severe housing problems. No racial or ethnic group meets HUD’s definition for disproportionately greater need within this income level.
Figure 10 – Severe Housing Problems by Race/Ethnicity (50-80% AMI) Data Source: 2016-2020 CHAS
Middle-Income (80-100% of AMI)
At the middle-income level, 7 percent of all households experience at least one severe housing problem.
• 24 percent of Black/African American households at this income level experience severe housing problems, revealing a disproportionately greater need.
Figure 11 - Severe Housing Problems by Race/Ethnicity (80-100% AMI) Data Source: 2016-2020 CHAS
City of Lancaster – 43 – Consolidated Plan
NA-25 Disproportionately Greater Need: Housing Cost Burdens Introduction
This section evaluates whether specific racial and ethnic groups in the City of Lancaster experience housing cost burdens at disproportionately greater rates compared to the overall population. Consistent with previous sections, a disproportionately greater need exists when a racial or ethnic group experiences housing cost burdens at a rate 10 percentage points or more above the Citywide average.
Table 22 provides data on the proportion of household income spent on housing by race and ethnicity, categorized according to HUD-defined housing cost burden levels:
• No cost burden: Housing costs do not exceed 30 percent of gross household income. • Cost burdened: Housing costs range between 30-50% of gross household income. • Severely cost burdened: Housing costs exceed 50% of gross household income.
Figures 12 and 13 illustrate the proportion of cost burdened households by race and ethnicity, highlighting disparities where they exist.
Understanding disparities in housing cost burdens enables the City to develop resource allocation strategies that address the needs of disproportionately impacted populations.
Housing Cost Burden <30% 30-50% >50%
No / negative
income (not
computed)
Jurisdiction as a whole 26,030 10,895 8,475 2,490
White alone 11,410 3,355 2,535 530
Black / African American alone 4,235 2,475 2,530 1,085
Asian alone 1,475 450 175 45
American Indian, Alaska Native
alone 65 30 35 20
Pacific Islander alone 0 20 0 0
Hispanic 8,075 4,460 2,855 790
Table 22 – Greater Need: Housing Cost Burdens AMI
Data Source: 2016-2020 CHAS
City of Lancaster – 44 – Consolidated Plan
Discussion
Cost Burdened Households
In Lancaster, 23 percent of all households are cost burdened, meaning they spend between 30 to 50 percent of their gross income on housing expenses. • 100 percent of Pacific Islander households at this income level experience housing cost burdens, revealing a disproportionately greater need.
Figure 12 – Housing Cost Burdens by Race/Ethnicity
Data Source: 2016-2020 CHAS
Severely Cost Burdened Households
Citywide, 18 percent of all households are severely cost burdened, spending over 50 percent of their gross income on housing costs. No racial or ethnic group exhibits a disproportionately greater need.
Figure 13 – Severe Housing Cost Burdens by Race/Ethnicity Data Source: 2016-2020 CHAS
City of Lancaster – 45 – Consolidated Plan
NA-30 Disproportionately Greater Need: Discussion
Are there any income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income category as a whole? The following racial or ethnic groups were found to have a disproportionately greater level of housing problems compared to the percentage of all households in the given income category experiencing housing problems:
• 0-30 percent AMI (see Error! Reference source not found.): none • 30-50 percent AM (see Error! Reference source not found.): none • 50-80 percent AMI (see Error! Reference source not found.): Pacific Islander • 80-100 percent AMI (see Figure 7): Black / African American The following racial or ethnic groups were found to have a disproportionately greater level of severe housing problems compared to the percentage of all households in the given income category experiencing severe housing problems:
• 0-30 percent AMI (see Error! Reference source not found.): none • 30-50 percent AMI (see Error! Reference source not found.): none • 50-80 percent AMI (see Error! Reference source not found.): none • 80-100 percent AMI (see Error! Reference source not found. ): Black / African A merican
The following racial or ethnic groups had a disproportionately greater level of housing cost burden:
• Cost burden (see Error! Reference source not found.): Pacific Islander • Severe cost burden (see Error! Reference source not found.): none Data for racial and ethnic groups that represent a small share of the overall population, such as Pacific Islander households, should be interpreted cautiously due to large margins of error in available datasets. While these groups are included in the anal ysis, their need should be evaluated with an understanding of these limitations.
If they have needs not identified above, what are those needs? No additional housing needs specific to these racial or ethnic groups were identified during the citizen participation process or through consultations with stakeholders. However, the Fair Housing Assessment portion of the City’s 2021-2029 Housing Element reports deficits in educational outcomes, access to transportation, and low economic opportunity throughout the City.
City of Lancaster – 46 – Consolidated Plan
Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community?
The City considered its racial and ethnic composition as part of the Assessment of Fair Housing preformed for the 2021 -2029 Housing Element. According to that analysis of the City block groups show a non -white population that is 40 percent or greater. There is a greater proportion of non -white residents on the eastside than on the westside. When compared with Los Angeles County at large, Lancaster has fewer Hispanic residents and Asian residents, but more Black and White residents. Since 2010, the Hispanic population in Lancaster has increased five percent while the White and Black population decreased four and one percent, respectively.
Lancaster’s Dissimilarity Index (DI) was calculated as part of the City’s AFH. The DI is a measure of segregation in a geographic area, understood as the percentage of residents in a given area that would need to move to achieve the same distribution of racial and ethnic groups across all areas. The lower the index the less segregated the area. Over the last four decades the City has become increasingly segregated, although all the indices are in the range of low segregation (indices of 0 through 30). Segregation of Hispanic and White and residents has increased the most from 1990 to 2020 from 10.99 to 25.11.
According to the 2016-2020 ACS, most residents identify as Hispanic or Latino followed by White, Black or African American, Asian, Two or more races, American Indian or Alaska Native, Some other race, and Native Hawaiian or Pacific Islander.
Figure 14 – Ethnicity & Race Alone
Data Source: 2016-2020ACS
City of Lancaster – 47 – Consolidated Plan
Map 4 – Hispanic
Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 48 – Consolidated Plan
Map 5 – White alone (not Hispanic)
Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 49 – Consolidated Plan
Map 6 – Black / African American
Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 50 – Consolidated Plan
Map 7 – Asian
Data Source: 2016-2020 ACS Estimated & CHAS Data
City of Lancaster – 51 – Consolidated Plan
NA-35 Public Housing
Introduction
The Los Angeles County Development Authority (LACDA) is the public housing authority of Los Angeles County. LACDA pursues its mission “to promote adequate and affordable housing, economic opportunity and a suitable living environmental free from discrimination.” The majority of LACDA’s public housing is in the form of housing choice vouchers (HCVs). The disabled data in the tables in this section includes Non -Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition.
LACDA offers a range of programming to meet the housing needs of the most vulnerable populations in the County. LACDA provides a homeless admissions preference countywide which includes 30 percent of vacant general occupancy public housing units available at the beginning of each program year. Additionally, since 2016 all South Scattered Site family vacancies are first offered to homeless applicants in coordination with the Los Angeles Homeless Services Authority (LAHSA). LACDA is working the County Public Defender’s Office and the Department on Aging and Disabilities to pilot a project to “create a pathway for elderly justice -involved families to access safe and affordable housing.” Upon implementation this would be operationalized as a preference for elderly families that were previously incarcerated or have conviction histories which pose a barrier to securing stable and affordable housing.
City of Lancaster – 52 – Consolidated Plan
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Unit
vouchers
in use
253 2,883 21,087 47 20,550 268 164 59 253
Table 23 – Public Housing by Program Type
Data Source: PIC (PIH Information Center)
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average
Annual
Income
14,341 13,522 14,839 15,746 14,816 14,829 17,842 14,341 Average
length of stay 6 8 8 0 8 0 6 6
Average
Household
size
3 2 2 2 2 1 4 3
Homeless at
admission 0 0 184 0 42 142 0 0
Elderly
Program
Participants
(>62)
48 1,138 6,753 15 6,670 38 2 48
Disabled
Families 40 534 4,416 17 4,269 83 16 40
Families
requesting
accessibility
features
253 2,883 N/A N/A N/A N/A N/A 253
HIV/AIDS
program
participants
No data No
data No data No
data
No
data
No
data No data No data
DV victims No data No
data No data No
data
No
data
No
data No data No data
Table 24 – Characteristics of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)
City of Lancaster – 53 – Consolidated Plan
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 148 1,710 10,344 33 10,071 80 120 40 148
Black/
African
American
60 1,035 8,432 12 8,188 179 38 15 60
Asian 8 120 2,181 1 2,173 3 1 3 8
American
Indian/
Alaska
Native
No data 11 76 1 67 6 2 No data No data
Pacific
Islander 37 7 54 No
data 51 No
data 2 1 37
Other No data No
data No data No
data
No
data
No
data No data No data No data
Table 25 – Race of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 124 1,121 7,293 11 7,122 40 105 15 124
Not
Hispanic 129 1,762 12,794 36 12,428 228 58 44 129
Table 26 – Ethnicity of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units.
Section 504 of the Rehabilitation Act of 1973 prohibits discrimination based on disability in any program or activity that is conducted by federal agencies or that receives financial assistance from a federal agency. A housing provider may not deny or refuse to sell or rent to a person with a disability and may not impose application or qualification criteria, rental fees, or sales prices and rental or sales terms or conditions that are different than those
City of Lancaster – 54 – Consolidated Plan
required of or provided to persons who are not disabled. Further, housing providers may not require people with disabilities to live only on certain floors, or to all live in one section of the housing. Housing providers may not refuse to make repairs and may not limit or deny someone with a disability access to recreational and other public and common use facilities, parking privileges, cleaning or janitorial services or any services that are made available to other residents. LACDA provides reasonable acc ommodation in all housing programs.
Accommodation can be requested at any time. In the fiscal year 24-25 Annual Plan to HUD, LACDA reported that approximately 25 percent of those on the Section 8 waitlist were elderly and 31 percent were disabled and approximately 60 percent of those on the public housing waitlist were elderly and 12 were non -elderly people with disabilities. There are senior only site-based waiting lists in LACDA’s portfolio. The waitlist for those properties was last opened on February 10, 2020. None of these properties are located in Lancaster.
What are the most immediate needs of residents of Public Housing and Housing Choice voucher holders?
The most pressing need for HCV holders is affordable housing. This is evidenced by the long wait time for housing. In the fiscal year 24 -25 Annual Plan to HUD, LACDA reported there were 4,830 applicants on the waitlist and that wait times can be as long as 16 years.
It should be noted that this does not include special admissions. The public hous ing program has a waitlist of 4,277 unduplicated applicants and the wait time is three to five years depending on the size of the household.
How do these needs compare to the housing needs of the population at large? The needs experienced by LACDA clients residing in Lancaster are like the needs of very low-income and low-income households throughout the City , for high quality, affordable housing.
Discussion
LACDA implements a variety of strategies to address the need for affordable housing. The core strategies include maximizing affordable housing opportunities through continuous program and management improvement and leveraging additional resources by working with the County’s Affordable Housing and CDBG and HOME units.
City of Lancaster – 55 – Consolidated Plan
NA-40 Homeless Needs Assessment
Introduction
Homelessness in the City of Lancaster presents significant challenges, with a growing number of individuals and families affected by housing instability. There are four federally defined categories under which individuals and families may quality as homeless: (1) literally homeless; (2) imminent risk of homelessness; (3) homeless under other federal statutes; and (4) fleeing/attempting to flee domestic violence.
According to the 2024 Annual Homeless Assessment Report (AHAR) to Congress, during the PIT Count in January 2024, California had the highest number and rate of unsheltered homeless population in the Country. Twenty -eight percent of the nation’s homeless population was reported in California. More than half of all the nation’s homeless individuals are concentrated in three states: California (24 percent), New York (20 percent), and Washington (four percent). The rate of homelessness in California increased by three percent from 2023 to 2024, and 35 percent from 2007 to 2024.
The Los Angeles Homeless Services Authority (LAHSA) is governed by a politically appointed 10-member Commission. The Commission has the authority to make budgetary, funding, planning, and program policies. LAHSA staffs and administers the Los Angeles County Continuum of Care (LA CoC). It administers the Coordinated Entry System, distribution of funds, the homeless count , and more. The LA CoC is divided into eight service planning areas (SPA), of which the City of Lancaster is part of SPA 2. It is a smaller geography than the County, as a whole , and includes several cities and areas beyond Lancaster.
Annually, the Los Angeles County CoC conducts a PIT Count to create a census of unsheltered and sheltered individuals experiencing homelessness. Since 2020, the rate of homelessness experienced by children under the age of 18 has decreased 16 percent from 7,491 to 6,277 children. The rate of homelessness experienced by transitionally aged youth, those 18 to 24, was 27 percent below what it was in 2020. For those over the age of 24 years of age the rate of homeless rose nearly 19 percent from 52,034 people to 61,847 people.
The 2023 and 2024 PIT Counts show the overall number of people experiencing homelessness in the City of Lancaster decreased 12 percent for 590 in 2023 to 520 in 2024.
Similarly, the percentage of people in SPA 2 experiencing homelessness in the Ci ty of Lancaster decrease from 16 to 12 percent from 2023 to 2024.
City of Lancaster – 56 – Consolidated Plan
Figure 15 – Overall Homelessness By Age
Data Source: HUD 2020 to 2023 Continuum of Care Homeless Assistance Programs Homeless Populations and Subpopulations
Population
Homeless on a given night Homeless each year Days in
homeless-
ness Sheltered Unsheltered Experiencing Becoming Exiting Persons in
households with
adult(s) and
child(ren)
7,862 2,845
NA NA NA NA
Persons in
households with
only adults
13,793 46,592
Persons in
households with
only children
37 72
Chronically
homeless
individuals
5,349 24,474
Chronically
homeless
families
281 234
Veterans 957 2,034
Unaccompanied
Youth 37 69
Persons with
HIV/AIDS 381 882
Table 27 – Homeless Needs Assessment
Data Source: 2024 County Homeless Count & Survey Report
City of Lancaster – 57 – Consolidated Plan
If data is not available for the categories "number of persons becoming and exiting homelessness each year" and "number of days that persons experience homelessness", then describe these categories for each homeless population type (including chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth).
A homeless individual or family is classified as chronically homeless if they have living in an emergency shelter or in an unsheltered location with a disabling condition and continuously homeless f or a year or more or has had at least four episodes of homelessness in the past three years. The 2024 PIT Count shows that on January 24, 281 sheltered and 234 unsheltered individuals were chronically homeless.
Families with children include at least one household member aged 18 or over and at least one household member under 18 years of age. According to the 2024 PIT Count in Los Angeles County, there were 10,707 people experiencing homelessness in households with at least one adult and one child; 7,862 people living in emergency or transitional shelters; and 2,845 people living in unsheltered conditions and in urgent need of housing assistance.
Veterans are people who have served on active duty in the Armed Forces of the United States. This does not include inactive military reserves or the National Guard unless the person was called to active duty. The PIT count revealed 957 veterans who were sheltered and homeless and 2,034 veterans who were unsheltered and homeless.
Unaccompanied youth, individuals under the age of 18 years old, are presumed to be emancipated if they are unsheltered without an adult. According to the PIT count, there were 106 unaccompanied youth who were homeless, consisting of 37 sheltered and 69 unsheltered children. Among unaccompanied transitionally aged youth, ages 18 to 24 who were homeless, 1,267 were sheltered and 1,033 unsheltered.
Furthermore, the PIT counts subpopulations living with severe mental illness, HIV/AIDS, chronic substance abuse, and victims of domestic violence. • Throughout Los Angeles County, 15,666 people living in homelessness also had severe mental illness and of those people 11,263, were unsheltered. • Within the CoC, there were 1,263 homeless people living with HIV/AIDS, of whom 882 were unsheltered.
• Chronic substance abuse impacted 17,248 homeless people in Los Angeles County, of whom 14,946 were unsheltered.
• Throughout the CoC, a reported 6,800 individuals experiencing homelessness had also experienced domestic violence, with 14,946 of those individuals were unsheltered.
City of Lancaster – 58 – Consolidated Plan
Race Sheltered Unsheltered (optional)
American Indian, Alaska Native, or Indigenous 160 896
Asian or Asian American 283 644
Black, African American, or African 8,693 12,467
Hispanic/Latina/e/o Only 3,175 19,928
Middle Eastern or North African 11 84
Native Hawaiian or Other Pacific Islander 93 195
White 3,320 11,585
Hispanic and One or More Race 5,725 2,053
Non-Hispanic and Multiple Race 232 1,657
Table 28 – Nature and Extent of Homelessness
Data Source: HUD 2024 Continuum of Care Homeless Assistance Programs Homeless Populations and Subpopulations
Estimate the number and type of families in need of housing assistance for families with children and the families of veterans.
According to the PIT Count in Los Angeles County, there were 10,707 people in households with at least one adult and one child, comprised of 7,862 sheltered and 2,845 unsheltered people in urgent need of housing assistance.
The 2024 PIT Count revealed in Los Angeles County 957 sheltered veterans and 2,034 unsheltered veterans. It is unclear how many unique families are represented in these numbers. In the universe of homeless individuals, it is not clear how many are families of deceased or estranged veterans.
Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.
The 2024 PIT Count found most people experiencing homelessness in Los Angeles County identified racially and ethnically as Hispanic/ Latina/e/o Only, followed by Black, African American or African, White, Hispanic and One or More Race, Non -Hispanic and Mul tiple Races, American Indian, Alaska Native, or Indigenous, Asian or Asian American, Native Hawaiian or Other Pacific Islander, and Middle Eastern or North African.
Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.
The 2024 PIT Count shows that on January 24, throughout Los Angeles County most people experiencing homelessness were unsheltered. Of 71,201 homeless individuals almost 70 percent were unsheltered. Unsheltered chronically, homeless people accounted for 49
City of Lancaster – 59 – Consolidated Plan
percent of all homeless individuals. Among those who were reported as being homeless and unsheltered, 30 percent were living with chronic substance abuse; 23 percent faced severe mental health issues; and 11 percent had experienced domestic violence.
Discussion
The PIT Count results from January 24, 2024 and January 25, 2023, show the overall number of people experiencing homelessness in the City of Lancaster decreased 12 percent for 590 in 2023 to 520 in 2024.
City of Lancaster – 60 – Consolidated Plan
NA-45 Non-Homeless Special Needs Assessment
Introduction
Lancaster is home to several special needs populations who face significant barriers to stable housing and supportive services due to unique vulnerabilities. These populations include the elderly and frail elderly, individuals with disabilities , persons with alcohol or drug addictions, individuals living with HIV/AIDS , and survivors of domestic violence.
Unlike the general population, these groups often require tailored housing solutions and specialized services to address barriers such as limited income, accessibility needs, health conditions, and social stigma.
This section provides an overview of the characteristics of each group, their specific housing and supportive service needs, and strategies to address these challenges. By understanding the unique obstacles faced by these groups, the City can design and implement programs that foster stability, independence, and improved quality of life for its most vulnerable residents.
Describe the characteristics of special needs populations in your community.
Elderly and Frail Elderly
The U.S. Department of Housing and Urban Development (HUD) defines elderly as a person who is 62 years of age or older. A frail elderly person is an elderly person who is unable to perform at least three “activities of daily living” including eating, bathing, grooming, or home mana gement activities. Generally, elderly people have lower incomes than the population at large. Based on 2016-2020 CHAS data of 14,859 households containing at least one elderly person in Lancaster, 64 percent, 9,580 households, earn at most 80 percent of the AMI and may require public services to continue to live independently. ACS data from the same period shows 8,529 residents of Lancaster aged 65 and above have a disability. Of those people, 39 percent have ambulatory difficulty , 24 percent have independent living difficulty, and 20 percent have cognitive difficulty.
Persons with Disabilities
HUD defines a disabled person as having a physical or mental impairment that substantially limits one or more major life activity. The obstacle to independent living for these adults is not only their disability, but also the lack of financial resources, often related to limited employment. Additionally, persons with disabilities have high health care costs, are dependent on supportive services, and may require accessibility modifications to accommodate their disability. Based on 2021, 1-year ACS estimate, of the total Civilian Noninstitutionalized Population age 18 and to 64 in Lancaster, an estimated 3,333 people are employed and have a disability; 931 are unemployed and have a disability; and 7,894 have a disability and are not part of the labor force.
City of Lancaster – 61 – Consolidated Plan
Alcohol and Other Drug Addictions & Mental Illness
The Substance Abuse and Mental Health Services Administration (SAMHSA) is the federally funded institution established to disseminate information on mental disorders, including data on prevalence. Prevalence data is collected through the National Survey on Drug Use and Health (NSDUH) and is calculated for a two -year period. Unfortunately, the pandemic disrupted the method of survey delivery which has disrupted the data series. The most recent data set for the 2021-2022 period is only available at the state level.
Rates of substance use disorder, metal illness, serious mental illness, and receipt of mental health treatment have increased across Californians ages 18 to 25 and 26 and over since the pandemic and there is a higher prevalence in the younger age segment than the older group. Any mental illness and serious mental illness do not include developmental, or substance use disorders. Survey results from 2021-2022 show the following. 18- to 25-year-olds
• 34.35 percent had any mental illness
• 12.08 percent had serious mental illness
• 21.56 percent received mental health treatment in the past year • 27.24 percent had substance use disorder
26-year-olds and over
• 20.31 percent had any mental illness
• 4.66 percent had serious mental illness in the past year • 17.08 percent received mental health treatment in the past year • 16.58 percent had substance use disorder
HIV/AIDS
Human Immunodeficiency Virus (HIV) weakens the immune system by destroying important cells which fight disease and infection. Acquired Immune Deficiency Syndrome (AIDS) is the final stage of HIV. The Center for Disease Control’s (CDC) Atlas Plus program reported in Los Angeles County an estimated 1,600 people were newly diagnosed with HIV during 2022 (https://www.cdc.gov/nchhstp/atlas/index.htm, accessed November 2024). New HIV diagnoses were most concentrated among people 25-34 years of age. For persons living with HIV/AIDS, access to affordable housing, supportive services, and quality health care is important to maintaining their health and well-being.
Victims of Domestic Violence
Domestic violence, assault, and stalking are not always reported. According to the 2022 National Crime Victimization Survey, only 53 percent of all domestic violence events and 21 percent of rapes/ sexual assaults were reported to the police. Domestic Violence includes, but is not limited to, felony or misdemeanor crimes of violence committed by a
City of Lancaster – 62 – Consolidated Plan
current or former spouse of the victim or by a person who is cohabitating with or has cohabited with the victim. In 2022, a total of 1,401 calls related to domestic violence were made from Lancaster (openjustice.doj.ca.gov, accessed November 2023). Of those 1,115 incidents involved a weapon. Those incidents breakdown as follows:
• 36 were with a firearm,
• 41 were with a knife or cutting instruments,
• 97 were with other dangerous weapons, and
• 941 were with personal weapons.
What are the housing and supportive service needs of these populations and how are these needs determined?
Supportive services required for special needs populations include case management, medical or psychological counseling and supervision, childcare, transportation, and job training provided for the purpose of facilitating an individual’s stability and independence.
To determine the level of need and types of services needed by special needs populations, the City conducted a survey, consulted with local service providers, and reviewed ACS data.
In housing, accessibility modifications to accommodate persons with mobility disabilities may include, but are not limited to, wider doorways, no -step thresholds, installation of ramps, grab bars, lowered countertops, and accessible hardware.
The needs of residents with sensory disabilities are different from those with mobility disabilities. Individuals with hearing disabilities require visual adaptations for such items as the telephone ringer, doorbells, and smoke alarms. Residents who are blind may require tactile marking of changes in floor level and stair edges, as well as braille markings on appliances and controls. People with low vision may require large -print markings and displays, contrasting colors to distinguish changes in level or t ransition from one area to another, proper lighting, and reduced glare from lighting and windows.
For persons with special needs, the high cost of living in Los Angeles County makes it difficult to maintain a stable residence. Often these segments of the population rely on support services from various County nonprofit organizations to avoid becoming homeless or institutionalized.
Discuss the size and characteristics of the population with HIV/AIDS and their families within the Eligible Metropolitan Statistical Area.
According to the CDC, at the end of 2022, 1.2 million people in the United States had HIV ; 35,716 were newly diagnosed in 2021 and that went up to 37,601 new diagnoses in 2022 (cdc.gov, accessed January 2025). In Los Angeles County CDC data show, the number of persons living with HIV has increased from 45,537 in 2013 to 50,991 in 2022. Of those diagnosed with HIV, 71 percent were in receipt of medical care and 63 percent had reached viral suppression. Viral load is an indicator of health and adherence to medication. A high
City of Lancaster – 63 – Consolidated Plan
viral load is indicative of illness. Viral load suppression (less than 200 copies/ml) is suggestive of improved health.
Figure 16 – HIV Prevalence
Data Source: CDC Atlas Plus
In 2022, there were 1,600 new HIV diagnoses reported in Los Angeles County. People aged 25-34 accounted for 38 percent, the greatest concentration of new cases. Of the newly diagnosed, 87 percent were male ; of whom most identified racially/ ethnically as Hispanic/Latino.
Discussion
In addition to the elderly, frail elderly, severe mentally ill, developmentally disabled, physically disabled, persons with alcohol and other drug addictions, persons with HIV/AIDS, and victims of domestic violence described above, two other subpopulations with special needs in Los Angeles County include victims of human trafficking and individuals with PTSD.
Victims of Human Trafficking
Human trafficking is a crime that involves the forceful, fraudulent, or coercive methods of entrapping a person, real or perceived, to exploit them for financial gain. The exploitative nature can come in the form of labor services, involuntary servitude, e nslavement, debt bondage or commercialized sex acts. Human trafficking is extremely difficult to track; there is no recent or reliable prevalence rate to report. In 2023, in California, the National Human Trafficking Hotline identified 1,128 cases of human trafficking which involved 2,045 victims (https://humantraffickinghotline.org/ accessed January 2025). The most common type of human trafficking reported in California was sex trafficking.
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The U.S. Department of State Trafficking in Persons Report published in July 2022, reports victims of human trafficking are found in every state in the country and trafficked from every country in the world. Victims of human trafficking in the United States are most frequently trafficked from within the United St ates, Mexico, and Honduras. Trafficking in Persons reports, “Traffickers often target those who experience compounding forms of discrimination. For example, discrimination because of one’s personal identity (such as racial or ethnic group, gender identity, disability, or sexual orientation), experience violence (such as intimate partner or domestic violence) or interact with government run programs (such as the criminal justice system, runaway and homeless youth services, foster or institution care, and the immigration enforcement system.” Posttraumatic Stress Disorder
The National Institute of Mental Health (NIMH) explains Post -traumatic Stress Disorder (PTSD) can “develop after exposure to a potentially traumatic event that is beyond a typical stressor” and potential inducing events may include, but are not limited to, “violent personal assaults, natural or human-caused disasters, accidents, combat, and other forms of violence.” Symptoms of PTSD can be debilitating. The U.S. Department of Veteran’s Affairs National Center for PTSD recognizes the disorder impacts populat ions inside and outside of the military including families, children, and non -combatants. The National Center reports an estimated six percent of the population, eight percent of women and four percent of men, will have PTSD at some point in their lives. “Women are more likely to develop PTSD than men in part due to the types of traumatic events that women are more likely to experience – such as sexual assault—compared to men.” Challenges these special needs populations and subpopulations face include low -income and high housing cost.
This segment of the population also struggles for a decent quality of life that includes access to necessities, adequate food, clothing, and medical care.
Novel coronavirus COVID-19
COVID-19 caused a global pandemic. Its widespread impact on the United State began in March 2020. In the ensuing years, lives changed dramatically, from the impact of measures to prevent the spread of the disease – including stay-in-place orders, social distancing, mask wearing and vacci nation – to death. The Coronavirus Aid, Relief and Economic Security (CARES) Act allocated funds to respond to the public health emergency through HUD. The City of Lancaster was awarded $ 1,744,394 CDBG-CV funds to assist low - and moderate-income individuals and families impacted by COVID. The national and global public health emergency status was lifted in May 2023; however, the virus is still present and active around the world.
City of Lancaster – 65 – Consolidated Plan
NA-50 Non-Housing Community Development Needs
Describe the jurisdiction’s need for Public Facilities.
City residents benefit from improved public facilities, such as parks and recreation facilities, youth, health, community and childcare centers, and parks and recreational facilities. CDBG public facility projects that meet eligibility requirements, align with a Strategic Plan goal and address a National Objective will be considered for funding in the five Annual Action Plans.
How were these needs determined?
The needs identified for public facilities were determined through Community Meetings, Public Hearings, responses to the Community Needs Survey, and consultation with Parks and Recreation and Public Works Departments. Respondents to the Community Needs Survey gave the availability and condition of public facilities and infrastructure an average rating of 2.9 out of five stars.
Figure 17 – Community Need For Improved Public Facilities & Infrastructure Data Source: Community Needs Survey
Describe the jurisdiction’s need for Public Improvements.
City residents benefit from public improvements to infrastructure, such as the clean -up of abandoned lots, street and alley improvements, code enforcement, and tree planting. The City will consider investing CDBG funds in an infrastructure improvement proj ect should the need arise to modify existing infrastructure or install new infrastructure to support a project that benefits an identifiable segment of the population comprised of low - and moderate-income residents or residents presumed under HUD regulations to be low- and moderate-income.
City of Lancaster – 66 – Consolidated Plan
How were these needs determined?
The needs for public infrastructure improvements were determined through Community Meetings, Public Hearings, responses to the Community Needs Survey and consultation with the City of Lancaster’s Parks and Recreation and identified Public Works Departments.
As indicated above, respondents to the Community Needs Survey gave the availability and condition of public facilities and infrastructure an average rating of 2.9 stars out of five.
Describe the jurisdiction’s need for Public Services.
There is a high need for public services in the City of Lancaster. Approximately 66 percent of households in the City have incomes at or below 80 percent of AMI. The provision of services at reduced or no cost expands choices available to residents with lo w- and moderate-incomes. The City anticipates allocating the maximum allowable amount of CDBG funds to public services in the coming five years.
How were these needs determined?
The needs for public services were identified through Community Meetings, Public Hearings, responses to the Community Needs Survey and consultation with nonprofit service providers. Community Needs Survey respondents rated the availability and quality of public services in Lancaster an average of 2.8 stars out of five. This is largely indicative of the availability of public services as the rate of need far exceeds the number of providers across a wide range of services.
Figure 18 - Community Need For Public Services
Data Source: Community Needs Survey
City of Lancaster – 67 – Consolidated Plan
Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview
The Market Analysis section provides a clear picture of the environment in which the City of Lancaster must administer its programs over the course of the Consolidated Plan. In conjunction with the Needs Assessment, this analysis serves as the basis for identifying the City’s housing assets and needs, understanding the private market dynamics, and determining where to focus public investment over the next five years.
The housing market analysis evaluates Lancaster’s housing market in terms of supply, demand, cost, and condition of housing. It also identifies the existing public housing stock, whether any units are at risk of being lost from the affordable housing inventory, and the condition of said units to inform the City’s strategy for improving the living environment of households residing in public and assisted housing.
The homeless and special needs analysis describes the current inventory and capacity of facilities, housing, and services to meet the needs of homeless persons and special needs populations that require supportive housing services due to factors such as age, disability, and other vulnerabilities.
The barriers to affordable housing analysis evaluates whether there are any regulatory barriers to affordable housing, including public policies that affect the cost of housing and the incentives to develop, maintain, or improve affordable housing in Lancaster. These include tax policies, land use controls, zoning ordinances, building codes, and policies that negatively impact the return on residential investment.
The broadband and hazard mitigation analysis focuses on the needs of low- and moderate- income communities, particularly as it relates to their gaps in access to high-speed internet and their vulnerability to natural hazards.
This section of the Consolidated Plan evaluates housing mar ket conditions in Lancaster including housing supply, demand, condition, and cost. The type of tenure of housing in Lancaster is mixed. Single, detached-structures and 20 or more units structures are most common. Owner households occupy 54 percent of units. The housing stock is relatively new; 66 percent have been built since 1980.
The data shows the ho using market in City is relatively tight and many households, especially renter households experiencing a housing cost burden. From 2020 to 2024 the median value for homes in Lancaster increased by almost 40 percent, according to the Zillow Home Value Index. ACS data shows median contract rent increased 18 percent over the last 10 years. While CHAS data shows there are enough units affordable to people with incomes of at most 80 percent AMI there is no assurance as to which unit a house hold
City of Lancaster – 68 – Consolidated Plan
occupies. CHAS data shows 27 percent of households earning at or below 80 percent AMI experience a housing cost burden greater than 50 percent of income. The high cost of housing is not new. For many years monthly rent increased at a faster rate than household income.
Figure 19 – Change in Median Rent and Income
Data Source: 2016-2020 ACS
City of Lancaster – 69 – Consolidated Plan
MA-10 Number of Housing Units
Introduction
According to 2016-2020 ACS data, 70 percent of the City’s housing stock is comprised of single, detached-structures housing. Structures with 20 or more units represent the next greatest amount of housing at nine percent. Single, attached -structures comprise the smallest portion of the housing stock in the City at one percent. According to the 2016-2020 ACS estimates, the gross number of housing units in the City decreased by 312 from 52,062 in 2015 to 51,750 in 2020.
Most housing units in Lancaster have two- to-three bedrooms (58 percent). In comparison, two percent is comprised of units with no bedroom. The tables below indicate the number of residential properties in the City by property type, unit size, and tenure.
Property Type Number %
1-unit detached structure 36,021 70%
1-unit, attached structure 808 2%
2-4 units 2,737 5%
5-19 units 4,001 8%
20 or more units 4,428 9%
Mobile Home, boat, RV, van, etc. 3,755 7%
Total 51,750 1
Table 29 – Residential Properties by Unit Number
Data Source: 2016-2020 ACS
Owners Renters
Number % Number %
No bedroom 177 1% 750 3%
1 bedroom 283 1% 2,934 13%
2- to 3-bedrooms 13,471 52% 14,168 64%
4 or more bedrooms 11,832 46% 4,268 19%
Total 25,763 1 22,120 1
Table 30 – Unit Size by Tenure
Data Source: 2016-2020 ACS
City of Lancaster – 70 – Consolidated Plan
Describe the number and targeting (income level/type of family served) of units assisted with federal, state, and local programs.
The City tracks the affordability status of a total of 3,125 affordable housing units, which were constructed or rehabilitated with HOME, Housing Set -Aside, Housing Bond, or tax credit funds.
Provide an assessment of units expected to be lost from the affordable housing inventory for any reason, such as expiration of Section 8 contracts.
HUD requires the City to analyze federal, state and locally assisted housing units that may be lost from the City’s affordable housing stock. The expiration of affordability restrictions on government assisted rental units is the typical reason that afford able units convert to market rate and are “lost.” Much of the housing at -risk of conversion from affordable housing to market rate housing is predominantly reserved for lower income households.
Use restrictions, as defined by state law, means any federal, state, or local statute, regulation, ordinance, or contract which as a condition of receipt of any housing assistance, including a rental subsidy, mortgage subsidy, or mortgage insurance, to an assisted housing development, establishes maximum limitations on tenant income as a condition of eligibility for occupancy.
Conversion Risk
According to the City’s Housing Element 2021-2029, there are 661 publicly assisted rental units across nine developments at risk of converting to market rate units by 2031. It Preservation and Replacement Options
To maintain the existing affordable housing stock, the City may either attempt to preserve the existing assisted units or facilitate the development of new units. Each negotiation to preserve affordable units is unique in the sense that each project’s owne rship interests, and economic needs will vary, and City resources may be insufficient to preserve all units when covenants do expire. Depending on the circumstances of each project that includes at-risk units, different options may be used to preserve or r eplace the units. Preservation options typically include: 1) transfer of units to nonprofit ownership; 2) provision of rental assistance to tenants using other funding sources; and 3) purchase of extended affordability covenants. In terms of replacement, the most direct option is the development of new affordable units with long-term covenants.
Does the availability of housing units meet the needs of the population? There is a significant need for additional rental housing units of all sizes affordable to households earning at most 80 percent AMI, but especially smaller no bedroom and one- bedroom units. The precise number and size of units is challenging to determine as there is no guarantee as to the size of housing unit a household will live in.
City of Lancaster – 71 – Consolidated Plan
Describe the need for specific types of housing.
ACS data indicates that in 2020 there were 10,689 single-person households in Lancaster, 6,179 renters and 4,510 owners. Table shows 4,144 no bedroom and one-bedroom units in the City, 3,684 rental, 460 owner. The data indicates there may be a need for more opportunities to rent and purchase small housing units.
Housing Cost Burden Error! Reference source not found. tells the number and a pproximate size of households with incomes at or below 80 percent AMI living in housing units that are beyond their financial means. Elderly and “other” types include single- person households. There are 1,905 renter and 2,194 owner elderly households and 2,209 renter and 830 “other” households in the City. The data also indicates there may be a need for more opportunities to purchase small housing units.
Discussion
For decades, California’s housing market has been among the most expensive in the country, and those conditions persist today. Not only is renting expensive, but purchasing a home was also largely out of reach. To afford median market rent for a two-bedroom unit in Lancaster a household needed to earn $ 44 per hour or work 110 hours per week at minimum wage of $16 per hour, which equates to three full-time jobs. These calculations were made using the same method as the National Low Income Housing Coalition i n the Out of Reach series and using market rate rent from Zumper. Market rate rents are significantly higher than fair market rents and more accurately reflect the experience low - and moderate-income households are facing.
Figure 20 – Minimum Wage Affordability
Data Source: 2022 Zumper Research & CA Minimum Wage Data
City of Lancaster – 72 – Consolidated Plan
MA-15 Housing Market Analysis: Cost of Housing
Introduction
One of the most important factors in evaluating a community’s housing market is the cost of housing and whether the housing is affordable to households who live there or would like to live there. If housing costs are relatively high in comparison to household income, a correspondingly high prevalence of housing cost burden and overcrowding will typically occur.
The Housing Costs table indicates the median home value and contract rent (not including utility or other associated costs). These values are self -reported by residents through the ACS Survey and the data reflects the 5 -Year Estimate for 2016-2020. Looking to more current housing sales and rental market data it becomes clear the cost of housing is growing rapidly. ACS data shows median contract rent increased 18 percent from 2010 to 2020. Median home values have increased significantly since the last Consol idated Planning process. In 2020, according to ACS data, median home values in Lancaster were 11 percent over what they had been in 2010, during the mortgage -backed securities housing foreclosure crisis. According to the Zillow home value index, value increased 40 percent from $340,27 in 2020 to $475,146 in 2024.
Figure 21 – Median Home Value
Data Source: 2020-2024 Zillow Home Value Index Research
Based on the reported housing costs, the Housing Affordability Table indicates the number of units currently affordable to households at different levels of income. It is important to note that simply because a unit is affordable to residents at that income level, it does not necessarily mean that a household at that income level is occupying the unit.
City of Lancaster – 73 – Consolidated Plan
Rental Housing Cost by Bedroom 2022 2023 2024 % Change
1-bedroom 1,500 1,320 1,747 16.5%
2-bedroom 1,900 2,033 2,100 10.5%
3-bedroom 2,500 2,597 2,696 7.8%
Table 31 – Rental Housing Costs
Data Source: Zumper Research (accessed July 2024)
Cost of Housing 2010 2020 % Change
Median Home Value 252,100 280,300 11%
Median Contract Rent 1,081 1,274 18%
Table 32 – Cost of Housing
Data Source: 2006-2010, 2016-2020 ACS (Most Recent Year)
Rent Paid Number %
Less than $500 1,413 6.63%
$500-999 4,947 23.21%
$1,000-1,499 8,209 38.51%
$1,500-1,999 4,888 22.93%
$2,000 or more 1861 8.73%
Total 21,318 1
Table 33 - Rent Paid
Data Source: 2016-2020 ACS
Units affordable to Households at: Renter Owner
30% HAMFI 9,320 3,855
50% HAMFI 5,500 3,863
80% HAMFI 4,875 6,109
100% HAMFI 1,304 4,098
Total 20,999 17,925
Table 34 - Housing Affordability
Data Source: 2016-2020 CHAS
City of Lancaster – 74 – Consolidated Plan
Efficiency
(none) ($) 1 ($) 2 ($) 3 ($) 4 ($)
Fair Market Rent 1,384 1,604 2,044 2,693 2,933
High HOME Rent 1,335 1,432 1,721 1,979 2,188
Low HOME Rent 1,042 1,116 1,340 1,548 1,727
Table 35 - Monthly Rent
Data Source: 2022 HUD FMR and HOME Rents
Is there sufficient housing for households at all income levels? CHAS data indicates the number of units affordable to each income group, from below 30 percent AMI to 100 percent AMI. The data shows there are more units affordable to households at each income level than there are households. The number of extra units declines with household incomes. According to the data there are 450 more units affordable to household with incomes at or below 30 percent AMI and 1,393 more units affordable to households with incomes at or below 50 percent AMI.
Quantifying the number of additional affordable housing units needed to eliminate or significantly reduce cost burden is complicated because there is no guarantee a household of a particular income level will occupy a unit that is affordable to their income level – even if a unit is available in the open marketplace. This is evident in the fact that while the data shows there are technically enough units affordable to all households, 54 percent of households earning at most 80 percent AMI experience a housing cost burden greater than 30 percent of their income.
Figure 22 – Units Affordable To Households By Income Range Data Source: 2016-2020 CHAS Data
City of Lancaster – 75 – Consolidated Plan
How is affordability of housing likely to change considering changes to home values and/or rents?
Rental housing costs have increased steadily over the past ten years – creating more pressure on extremely low-income households. Median market rate rents exceed the Fair Market Rents for Los Angeles County and represent a significant burden for low - and moderate-income households struggling to remain housed. Similarly, median home sales prices increased 40 percent from $340,270 to $475,146 from November 2020 to November 2024 according to home value data supplied by Zillow. Based on this information barring significant regional and national changes in economic conditions, the price of housing in Lancaster is forecast to continue i ncreasing during the period of the 2025-2029 Consolidated Plan.
How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact your strategy to produce or preserve affordable housing? In 2022 there was significant variation in low HOME, fair market, and market rate rents and median contract rent. This variance makes it challenging to identify viable affordable housing projects to support and reduces the number of affordable housing units that come online.
Figure 23 – Rent Differentials
Data Source: 2022 HOME Rates, 2016-2020 5—estimates ACS, 2023Zumper Research
Discussion
Economic expansion over the last decade and a lag in production of new housing units in Southern California have created a housing economy that is overburdened. As a result, Lancaster households have become increasingly cost-burdened. Homeownership is out of
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reach for more than half of Lancaster’s households and a single person earning minimum wage cannot reasonably afford a two-bedroom rental apartment. A household would need to earn about $102,600 annually to reasonably afford a $457,839 home, which was the median home value in 2022 per the Zillow Home Value Index. The median household income in Lancaster in 2022 was $71,367. A household would need to earn about $ 76,000 annually to afford a two-bedroom market rate rental in the City. A full-time minimum wage employee will gross almost $30,000 annually. This is illustrated in the Housing Income graph.
Figure 24 – Rental & Ownership Housing Income
Data Source: 2022 Zumper Research, 2022 Zillow Home Value Index & Mortgage Calculator, CA Minimum Wage Data, Freddie Mac 30 Year Fixed Interest Rate Mortgage Data
Housing income was calculated based on 30 percent of market rate housing costs , HUD area median income, and Freddie Mac reporting of average 30-year fixed mortgage rates.
City of Lancaster – 77 – Consolidated Plan
MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) Introduction
Assessing the condition and age of the City of Lancaster’s housing stock provides essential insights into the challenges of maintaining safe, habitable, and affordable housing. The condition of housing not only affects its livability but also impacts affordability. This evaluation is critical for developing strategies to address housing deficiencies, mitigate health risks, and preserve the long-term viability of the City’s existing housing inventory.
For this assessment, the ACS defines a “selected condition” as owner- or renter-occupied housing units with at least one of the following conditions:
- Lacking complete plumbing facilities
- Lacking complete kitchen facilities
- More than one occupant per room
- Selected monthly housing costs are greater than 30 percent of household income.
Just about half of both renter - and owner -occupied units have one or two selected conditions.
Definitions
The City of Lancaster defines housing conditions based on the California Health and Safety Code (HSC). A housing unit is classified as “substandard” if it poses a risk to the health, safety, or welfare of its occupants or the public. Conditions that contribute to substandard housing include:
• Inadequate sanitation (e.g., lacking complete kitchen or plumbing facilities) • Structural hazards (e.g., compromised foundations, walls, or other vertical supports) • Hazardous electrical, plumbing, or mechanical systems that are un safe or not functioning properly
• Faulty weather protection (e.g., leaky roofs or insufficient insulation) • Fire, health, or safety hazards (as determined by appropriate fire or health official) • Use of unapproved or unsafe construction materials, or non-compliant additions • Inadequate structural resistance to horizontal forces.
For the purposes of the CDBG and HOME programs, housing units in substandard condition are considered suitable for rehabilitation if the deficiencies can be corrected in a cost - effective manner without requiring complete demolition.
Housing units are classified as being in “standard” condition if they comply with all applicable state and local requirements and meet HUD’s Housing Quality Standards (HQS).
City of Lancaster – 78 – Consolidated Plan
Condition of Units
Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 8,724 33.9% 10,951 49.5%
With two selected Conditions 179 0.7% 1,008 4.6%
With three selected Conditions 8 0.0% 31 0.1%
With four selected Conditions 0 0.0% 0 0.0%
No selected Conditions 16,852 65.4% 10,130 45.8%
Total 25,763 100.0% 22,120 100.0%
Table 36 – Condition of Units
Data Source: 2016-2020 ACS
Year Unit Built
Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 7,040 27.3% 2,170 9.8%
1980-1999 10,530 40.9% 11,900 53.8%
1950-1979 4,645 18.0% 5,710 25.8%
Before 1950 3,555 13.8% 2,340 10.6%
Total 25,770 100.0% 22,120 100.0%
Table 37 – Year Unit Built
Data Source: 2016-2020 CHAS
City of Lancaster – 79 – Consolidated Plan
Risk of Lead-Based Paint
Hazard
Owner-Occupied Renter-Occupied
Number % Number %
Units Built Before 1980 8,195 8,050
with children under the age of 6
present 1,105 13.5% 1,765 21.9%
Units Built Before 1980 with
households <80% AMI 5,450 66.5% 6,995 86.9%
with children under the age of 6
present 920 11.2% 1,735 21.6%
Table 38 – Risk of Lead-Based Paint
Data Source: 2016-2020 ACS (Total Units) 2016-2020 CHAS (Units with Children present)
Need for Owner and Rental Rehabilitation
The age and condition of Lancaster’s housing stock is an important indicator of potential rehabilitation needs. Housing over 30 years of age can be presumed to need some form of major rehabilitation, such as roof replacement, foundation work and plumbing systems.
Housing over 20 years of a ge will generally exhibit deficiencies in terms of paint, weatherization, heating / air-conditioning systems, hot water heaters and finish plumbing fixtures. Housing values in Lancaster have increased significantly over a relatively short period of time. Longtime homeowners, especially the elderly and disabled, are more likely to have fixed and limited incomes and may have difficulty maintaining their homes.
This housing stock in Lancaster is relatively new ; 66 percent of housing units were constructed since 1980 according to 2016-2020 CHAS data. About 47 percent of owner- and renter-occupied housing in Lancaster was built 30 to 40 years ago between 1980 and 1999.
There are 14,859 households with at least one member over the age of 62 and 9,580 of whom have household incomes at or below 80 percent AMI, according to 2016-2020 CHAS data. There are approximately 8,606 people aged 18 to 64 with disabilities, accord ing to 2016-2020, ACS 5-Year estimates. These hou seholds may be presumed to have fixed incomes. It is reasonable to anticipate a significant number of housing units in need of repair and a significant number of households need financial assistance to complete those repairs.
Estimated Number of Housing Units Occupied by Low- or Moderate-Income Families with LBP Hazards
Any housing built before 1978 may contain lead -based paint. If ingested, lead may cause severe damage to young children including decreased growth, learning disabilities, impaired hearing, hyperactivity, nerve and brain damage. Lead attacks the central nervous system, the neurological system, and can cause brain damage, IQ reduction, learning disabilities, decreased attention span, hyperactivity, growth inhibition, comas, seizures, and in some cases, death. Fetuses may also experience significant adverse effects through
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prenatal exposure. Children are more susceptible to the effects of lead because their growing bodies absorb more lead, and young children often put their hands and other objects in their mouths. Most children do not have any symptoms, even if a blood test shows that they have an elevated blood lead level. If a child does have symptoms, the symptoms may be mistaken for the flu or other illnesses.
Most of the housing stock in Lancaster was built after 1979 and is presumed to not contain lead paint. The 2016-2020 CHAS data shows 1,735 low- and moderate -income renter households with children under the age of six were living in housing constructed before 1980, and 920 owner-occupied households meet the same conditions.
Number of Children with Elevated Blood Levels of Lead
The State of California mandates lead screening for all children who participate in publicly funded health programs. In California, screening typically occurs at ages one and two years. A blood level of 10 µg/dL or higher was previously referred to as an “elevated blood level (EBL).” However, as it is now recognized there is no safe level of lead, and adverse effects occur at levels below 10 µg/dL, an “elevated” blood lead level is no longer defined at a specific cut-off point. Of Los Angeles County children under the age of six whose blood lead level has been fully tested in 2020, 847 have levels greater than 4.5 mcg/Dl (Kidsdata.org. accessed August 2024).
Discussion
Preservation of the physical and functional integrity of existing housing units occupied by low- and moderate-income households is a cost -effective way to invest limited resources to retain existing housing units already affordable to low - and moderate -income households in the community. Many different types of housing services are needed . As required by HUD’s Lead Safe Housing Rule, the City’s housing rehabilitation programs will include appropriate safety measures such as testing and abatement for projects involving units constructed prior to 1978.
City of Lancaster – 81 – Consolidated Plan
MA-25 Public and Assisted Housing
Introduction
As indicated in section NA -35, the Los Angeles Housing Development Authority (LACDA) administers HUDs Housing Choice and Project-Based Voucher and Public Housing programs in Los Angeles County.
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Unit
vouchers
available
0 261 2,962 21,798 1 21,797 1,264 1,357 558
accessible
units N/A N/A N/A N/A N/A N/A N/A N/A
Table 39 – Total Number of Units by Program Type
Data Source: PIC (PIH Information Center)
*Data was not available on vouchers by project-based and tenant-based designation
Describe the supply of public housing developments.
LACDA manages five affordable housing sites throughout the County, one of which is Lancaster Homes an elderly and disabled housing development in the City. The waitlist for this site was recently open from February 1, 2023, to June 30, 2024.
Describe the number and physical condition of public housing units in the jurisdiction, including those that are participating in an approved Public Housing Agency Plan Lancaster Homes is a privately owned multifamily development in receipt of HUD financial assistance. It is not categorized as public housing. In September 2023, this property received an inspection score of 88, which is a drop from the score of 98 the prop erty received in November 2018.
Public Housing Condition
Public Housing Development Average Inspection Score
Lancaster Homes 88
Table 40 – Public Housing Condition
City of Lancaster – 82 – Consolidated Plan
Describe the restoration and revitalization needs of public housing units in the jurisdiction.
LACDA uses Housing Quality Standards for the inspection of all voucher assisted units.
Describe the public housing agency's strategy for improving the living environment of low- and moderate-income families residing in public housing.
LACDA encourages residents to be actively involved in the community and in the management of public housing developments through resident councils and numerous opportunities for feedback such as community meetings and surveys. LACDA encourages qualified public housing participants to pursue self-sufficiency and homeownership. In the Family Self-Sufficiency program staff works with participants to establish a five -year plan to become independent of government assistance. As family income increases the amount of rent they are responsible for those as well. The incremental increase in rent is put into an escrow account which becomes available to the family upon completion of the program or for eligible expenses during the term of the program.
City of Lancaster – 83 – Consolidated Plan
MA-30 Homeless Facilities and Services
Introduction
Regionally, there are numerous facilities and services targeted at residents at -risk of becoming homeless and experiencing homelessness, including a range of emergency shelters, transitional shelters, and permanent supportive housing options. HUD uses the following definitions for these three facility types:
• Emergency Shelter (ES): Any facility with the primary purpose of providing a temporary shelter for the homeless in general or for specific populations of the homeless and which does not require occupants to sign leases or occupancy agreements.
• Transitional Housing (TH): is designed to provide homeless individuals and families with interim stability and support to successfully move to and maintain permanent housing. Transitional housing may be used to cover the costs of up to 24 months of housing with accompanying supportive services. Program participants must have a lease (or sublease) or occupancy agreement in place when residing in transitional housing.
• Rapid Re-Housing (RRH): is designed to quickly move individuals and families out of homelessness and into permanent housing through the provision of up to 24 months of rental assistance and supportive services.
• Permanent Supportive Housing (PSH): is defined as community -based housing paired with supportive services to serve households in which at least one member has a disability. Housing does not have a designated length of stay in which formerly homeless individuals and families live as independ ently as possible. Under PSH, a program participant must be the tenant on a lease (or sublease) for an initial term of at least one year that is renewable and is terminable only for cause.
Facilities and Housing
Targeted to Homeless
Households
ES Beds TH Beds PSH Beds
Year-Round
Beds
(Current &
New)
Voucher /
Seasonal /
Overflow
Beds
Current & New Current
& New
Under
Development
Adults and Children 8,402
388
938 5,890
N/A
Only Adults 14,801 2,049 20,531
Chronically Homeless N/A N/A 4,138
Veterans 256 653 6,242
Unaccompanied Youth 114 1 12
Table 41 – Facilities and Housing Targeted to Homeless Households Data Source: 2024 Housing Inventory Chart
City of Lancaster – 84 – Consolidated Plan
Describe mainstream services, such as health, mental health, and employment services to the extent those services are used to complement services targeted to homeless persons
In California , the primary programs for assisting families in poverty are CalWORKS, CalFresh, and Medi -Cal. These programs provide clients with employment assistance, discounted food, medical care, childcare, and cash payments to meet basic needs such as housing and transportation.
The California Work Opportunities for Kids (CalWORKs) program provides financial assistance and Welfare -to-Work services to California families with little to no cash.
Through this program these families may be eligible to receive immediate short-term help with housing, food, utilities, clothing, or medical care. Childcare is also available through this program.
CalFresh, formerly the Food Stamp Program, is a nutritional assistance program that provides Electronic Benefit Transfer Cards to people receiving public assistance to purchase food and other essential items.
The Medi-Cal program provides health coverage for people with low -income and limited ability to pay for health coverage, including seniors, those with disabilities, young adults and children, pregnant women, persons in a skilled nursing or intermediate care home, and persons in the Breast and Cervical Cancer Treatment Program (BCCTP). People receiving federally funded cash assistance programs, such as CalWORKs (a state implementation of the federal Temporary Assistance for Needy Families (TANF) program), th e State Supplementation Program (SSP) (a state supplement to the federal Supplemental Security Income (SSI) program), foster care, adoption assistance, certain refugee assistance programs, or In-Home Supportive Services (IHSS), are also eligible.
CDBG & HOME-Funded Activities
Congress designed the CDBG programs to serve low -income people, some of which may meet the federal poverty definition. The City of Lancaster received funding to run CDBG and HOME programs. At least 70 percent of all CDBG funds must be used for activities that are considered under program rules to benefit low- and moderate-income persons. CDBG programs assist the homeless and those at -risk of ho melessness directly and indirectly.
Additionally, all CDBG activities must meet one of three national objectives:
• Benefit low- and moderate-income persons (at least 51 percent of the beneficiaries must be low- and moderate-income.
• Address slums or blight.
• Address a particularly urgent community development need.
City of Lancaster – 85 – Consolidated Plan
Under the HOME program, households must earn no more than 80 percent of the AMI, adjusted for household size, to be eligible for assistance. Furthermore, 90 percent of the allocation that is invested in affordable rental housing must be directed to assist households earning no more than 60 percent AMI.
List and describe services and facilities that meet the needs of homeless persons, particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth. If the services and facilities are listed on screen SP-40 Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe how these facilities and services specifically address the needs of these populations.
Provider Location Description
1736 Family Crisis Center Los Angeles County ES, TH, Rapid Rehousing (RRH)
A Step to Freedom Los Angeles County ES
Abundant Blessings, Inc. Los Angeles County ES, RRH
Advancing Communities Together Los Angeles County ES
Alcott Center for Mental Health Services Los Angeles County ES Antelope Valley College Los Angeles County ES
Asian American Drug Abuse Program Inc. Los Angeles County ES, RRH Assured Lifestyle Housing Inc. Los Angeles County ES
Behavioral Health Services Inc. Los Angeles County ES
Bridge to Home Los Angeles County ES, RRH
Bryant Temple CDC Los Angeles County ES
Catholic Charities of Los Angeles, Inc. Los Angeles County ES, TH, PSH, RRH Christ-Centered Ministries Los Angeles County ES, TH
City Net Los Angeles County ES
City of Pomona Los Angeles County ES, PSH, RRH
Claremont House of Ruth Los Angeles County ES, TH
Community Bridge Housing Corporation Los Angeles County ES Covenant House California Los Angeles County ES, RRH
Divine Healthcare Services Inc. Los Angeles County ES
Downtown Women’s Center Los Angeles County ES, PSH, RRH Eula’s House Los Angeles County ES
Exodus Recovery Los Angeles County ES
Father and Mothers Who Care, Inc. Los Angeles County ES First to Serve, Inc. Los Angeles County ES, TH, RRH
Golden State Recuperative Care, Inc. Los Angeles County ES Harbor Care Foundation Los Angeles County ES
Harbor Interfaith Services Los Angeles County ES, TH, PSH, RRH Health Right 360 Los Angeles County ES
HOLA Recuperative Care, Inc. Los Angeles County ES
Holiday’s Helping Hands, Inc. Los Angeles County ES
Home at Last Community Development
Corporation Los Angeles County ES
Hope of the Valley Rescue Mission Los Angeles County ES, RRH Horizon Recuperative Care Los Angeles County ES
City of Lancaster – 86 – Consolidated Plan
House of Hope Foundation, Inc. Los Angeles County ES
Illumination Foundation Los Angeles County ES, PSH, RRH Jenesse Center Inc. Los Angeles County ES, TH
Jovens, Inc. Los Angeles County ES, TH, PSH, RRH, Other Supportive Housing (OSH)
JWCH Institute, Inc. Los Angeles County ES
LA Family Housing Corporation Los Angeles County ES, Safe Haven, PSH, RRH, OSH
Los Angeles Center for Alcohol and Drug Los Angeles County ES Los Angeles County Department of Public
Health Los Angeles County ES
Los Angeles House of Ruth Los Angeles County ES, RRH, OSH Los Angeles LGBT Center Los Angeles County ES, TH, PSH, RRH Los Angeles Youth Network Los Angeles County ES, TH
Measure of Hearts Los Angeles County ES
Mercy House Los Angeles County ES
National Health Foundation Los Angeles County ES
New Directions for Veterans Los Angeles County ES, Safe Haven, TH, PSH New Reflections Inc. Los Angeles County ES
NOAHS Foundation Inc. Los Angeles County ES,TH, RRH
Noho Home Alliance Los Angeles County ES
Open Arms Temporary Living Los Angeles County ES
People Assisting the Homeless Los Angeles County ES, PSH, RRH Prototypes Los Angeles County ES, PSH
Proyecto Pastoral Los Angeles County ES
Rainbow Services Los Angeles County ES, TH
Reach for the Top Los Angeles County ES
San Fernando Valley Community Mental
Health Los Angeles County ES, TH, PSH, RRH, OSH
Sanctuary of Hope Los Angeles County ES, TH, RRH
Serenity Recuperative Care Los Angeles County ES
Society of St. Vincent de Pual Los Angeles County ES
South Asian Helpline and Referral Agency Los Angeles County ES Special Services for Group, Inc. Los Angeles County ES, PSH, RRH, OSH SRO Housing Corporation Los Angeles County ES, Safe Haven, TH, PSH,
RRH, OSH
St. Joseph Center Los Angeles County ES, PSH, RRH
Su Casa Los Angeles County ES, TH
Tarzana Treatment Center Los Angeles County ES, TH
Testimonial Center Love Center Los Angeles County ES, RRH The Midnight Mission Los Angeles County ES, TH
The People Concern Los Angeles County ES, Safe Haven, PSH, RRH The Salvation Army Los Angeles County ES, Safe Haven, TH, PSH,
RRH, OSH
The Village Family Services Los Angeles County ES, TH, RRH The Whole Child Los Angeles County ES, PSH, RRH
Timelist Group Inc Los Angeles County ES
Triangle Christian Services Los Angeles County ES
Union Station Homeless Services Los Angeles County ES, RRH United State Veteran Initiative, Inc. Los Angeles County ES, TH
City of Lancaster – 87 – Consolidated Plan
Upward Bound House Los Angeles County ES, TH, RRH
Urban Alchemy Los Angeles County ES
Valley Oasis Los Angeles County ES, TH, PSH, RRH
Victory Starts Now Los Angeles County ES
Volunteer of America of Los Angeles Los Angeles County ES, Safe Haven, TH, PSH, RRH
Weingart Center Association Los Angeles County ES, TH, PSH Whittier First Day Coalition Los Angeles County ES
Anti-Recidivism Coalition Los Angeles County TH
Broom Homestead Corporation Los Angeles County TH
Burbank Housing Corporation Los Angeles County TH, PSH
Carlos Lopez & Associated LLC Los Angeles County TH
City of Covina Los Angeles County TH
Door of Hope Los Angeles County TH
Family Promise of the South Bay Los Angeles County TH
First Place for Youth Los Angeles County TH
Helping Hands Outreach Organization Los Angeles County TH Jewish Family Services of Los Angeles Los Angeles County TH Just Us 4 Youth Los Angeles County TH, RRH
Los Angeles Mission Los Angeles County TH
Los Angeles Room & Board Los Angeles County TH
LTSC Community Development
Corporation Los Angeles County TH, PSH, OSH
Penny Lane Centers Los Angeles County TH, PSH
Project New Hope Los Angeles County TH, PSH
Safe Place for Youth Los Angeles County TH, RRH
St. Anne’s Maternity House Los Angeles County TH
Sycamores Los Angeles County TH, RRH
The Amaad Institute Los Angeles County TH
United Friends of Children Los Angeles County TH
Venice Community Housing Los Angeles County TH, PSH
YWCA of San Gabriel Valley Los Angeles County TH
A Community of Friends Los Angeles County PSH
Abode Communities Los Angeles County PSH
Affordable Living for the Aging Los Angeles County PSH
Alcott Center for Mental Health Services Los Angeles County PSH Alliance for Housing and Healing Los Angeles County PSH, OSH AMCAL Multi-Housing, Inc. Los Angeles County PSH
Ascencia Los Angeles County PSH
Asian Pacific Counseling & Treatment Los Angeles County PSH Barker Management, Inc. Los Angeles County PSH
Brilliant Corners Los Angeles County PSH
City of Burbank Los Angeles County PSH, RRH
City of Santa Monica Los Angeles County PSH
Coalition of Responsible Community
Development Los Angeles County PSH, RRH
County of Los Angeles Department of
Military and Veterans Affairs Los Angeles County PSH
David & Margaret Youth & Family
Services Los Angeles County PSH
City of Lancaster – 88 – Consolidated Plan
East Los Angeles Community Corporation Los Angeles County PSH Heritage Clinic Los Angeles County PSH
Hillview Mental Health Care Los Angeles Los Angeles County PSH Homeless Health Care Los Angeles Los Angeles County PSH Home for Life Foundation Los Angeles County PSH
Housing Authority of the City of Los
Angeles Los Angeles County PSH
Housing Works Los Angeles County PSH
IRW Management/ Insight Development Los Angeles County PSH Korean Youth and Family Center, Inc. Los Angeles County PSH, RRH Life Steps Los Angeles County PSH
LINC Housing Corporation Los Angeles County PSH, OSH
Los Angeles County Department of
Mental Health Los Angeles County PSH
Lutheran Social Services of Southern
California Los Angeles County PSH
Mental Health America Los Angeles County PSH, RRH
Meta Housing Corp Los Angeles County PSH
Pacific Clinica Los Angeles County PSH
Skid Row Housing Trust Los Angeles County PSH
Solari Enterprise, Inc. Los Angeles County PSH
Southern California Health and
Rehabilitation Los Angeles County PSH
St. John Well Child & Family Center Los Angeles County PSH Step up on Second Los Angeles County PSH, RRH
The Catalyst Foundation Los Angeles County PSH
Tri-City Mental Health Center Los Angeles County PSH
Turning Point Alcohol & Drug Education Los Angeles County PSH, RRH U.S. Department of Veterans Affairs Los Angeles County PSH Union Mission Los Angeles County PSH
Valley Village Los Angeles County PSH
Watts Labor Community Action
Committee Los Angeles County PSH
Abundant Blessings, Inc Los Angeles County RRH
Amity Foundation Los Angeles County RRH
Helpline Youth Counseling Los Angeles County RRH
Home Again LA Los Angeles County RRH
Integrated Recovery Network Los Angeles County RRH
Interval House Los Angeles County RRH
JVS SoCal Los Angeles County RRH
LA Globe Care Los Angeles County RRH
Los Angeles County Development
Authority Los Angeles County RRH
SHARE! Los Angeles County RRH
United American Indian Involvement Los Angeles County RRH United State Veterans Initiative, Inc. Los Angeles County RRH Village for Vets Los Angeles County RRH
Table 42 – Homeless Service Providers for Lancaster
City of Lancaster – 89 – Consolidated Plan
MA-35 Special Needs Facilities and Services
Introduction
Special needs populations include people who are not homeless, but due to various reasons need services and supportive housing. Th e City of Lancaster will consider allocating CDBG public service funding to programs that provide services to special needs populations, including but not limited to those serving the elderly, frail elderly, people with disabilities including mental, physical, and alcohol or substance abuse, PTSD, HIV/AIDS, veterans, and survivors and victims of domestic violence and human trafficking or other needs.
Elderly is defined under the CDBG program as a person who is 62 years of age or older. A frail elderly person is an elderly person who is unable to independently perform at least three “activities of daily living” including eating, bathing, grooming or home management activities. Based on 2016-2020 CHAS data of the 14,859 households containing at least one elderly person in Lancaster, 9,580 households, earn at most 80 percent of the AMI and may require public services to continue to live independently. ACS data from the same period shows 8,529 residents of Lancaster aged 65 and above have a disability. Of those people, 39 percent have abmublatory difficulty, 24 percent have independent living limitations, 20 percent have cognitive challenges, 19 percent experience hearing difficulities, 15 percent have self-care challenges, and 12 percent have vision limitations.
People with disabilities that have a physical or mental impairment that substantially limits one or more major life activities generally rely on supportive services to perform activities of daily living. The Civilian Noninstitutionalized Population age 18 and to 64 in Lancaster includes 91,582 individuals, an estimated 8,606 of whom have a disability (ACS, 5 -year estimates). Of those who have a disability, 47 percent have ambulatory difficulty, 49 percent have an independent living difficulty, 47 percent have cognitive difficulty, 18 percent have a hearing difficulty, 20 percent have a vision difficulty, and 26 percent have self -care difficulty.
Drug abuse or substance abuse is defined as the use of chemical substances that lead to an increased risk of problems and an inability to control the use of the substance.
Substance abuse can be indicative of addiction disorder and may stem from physical a nd mental health issues. The U.S. Department of Health and Human Services’ Substance Abuse and Mental Health Services Administration (SAMHSA) conducted the National Survey on Drug Use and Health (NSDUH) and found in the state of California the prevalence of substance use disorder over the last year among the population over the age of 11 was
8.27 percent in 2013-2014 and was 17.12 percent in 2021-2022.
HIV is a virus that weakens one’s immune system by destroying important cells that fight diseases and infection. AIDS is the final stage of HIV. The CDC ’s Atlas Plus program reported an estimated 50,991 persons living with HIV disease at the end of 2022 in Los
City of Lancaster – 90 – Consolidated Plan
Angeles County. Of that number, 1,600 of those people had been newly diagnosed during that year ( https://www.cdc.gov/nchhstp/atlas/index.htm, accessed March 2024 ). New HIV diagnoses were most concentrated among those 25-34 years of age.
Domestic Violence includes, but is not limited to, felony or misdemeanor crimes of violence committed by a current or former spouse of the victim or by a person who is cohabitating with or has cohabited with the victim. In 2022, 1,401 calls related to domestic violence were made from Lancaster (openjustice.doj.ca.gov, accessed March 2024 ). Of these domestic incidents, 1,115 involved a weapon and 286 did not.
Human trafficking is a crime that involves the forceful, fraudulent, or coercive methods of entrapping a person, real or perceived, to exploit them for financial gain. The exploitative nature can come in the form of labor services, involuntary servitude, e nslavement, debt bondage or commercial sex acts. Human trafficking is extremely difficult to track; there is no recent or reliable prevalence rate to report. In 2023, in California, the National Human Trafficking Hotline identified 1,128 cases of human trafficking which involved 2,045 victims (https://humantraffickinghotline.org/ accessed January 2025). The most common type of human trafficking reported in California was sex trafficking The U.S. Department of State Trafficking in Persons Report published in July 2022, reports victims of human trafficking are found in every state in the country and trafficked from every country in the world.
Victims of human trafficking in the United States are most frequently trafficked from within the United States, Mexico, and Honduras.
The National Institute of Mental Health (NIMH) explains Post -traumatic Stress Disorder (PTSD) can “develop after exposure to a potentially traumatic event that is beyond a typical stressor” and potential inducing events may include, but are not limited to, “violent personal assaults, natural or human-caused disasters, accidents, combat, and other forms of violence.” Symptoms of PTSD can be debilitating. The U.S. Department of Veteran’s Affairs National Center for PTSD reports an estimated six percent of the population, eight percent of women and four percent of men, will have PTSD at some point in their lives.
Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public housing residents and any other categories the jurisdiction may specify, and describe their supportive housing needs.
To determine the level of need and types of services needed by special needs populations, the City conducted the Community Needs survey, consulted with local service providers , and reviewed data from the ACS, CHAS, CDC, Los Angeles County Public Health Services, State of California Department of Justice, U.S. Department of State, and NIMH. Supportive services required for special needs populations include case management, medical or psychological counseling and supervision, childcare, transportation, and jo b training for the purpose of facilitating a person’s stability and independence.
City of Lancaster – 91 – Consolidated Plan
In housing, accessibility modifications to accommodate persons with mobility disabilities may include, but are not limited to, wider doorways, no step thresholds, installation of ramps, grab bars, lowered countertops, and accessible hardware. The needs of residents with sensory disabilities are different from those with mobility disabilities. Individuals with hearing disabilities require visual adaptations for such items as the telephone ringer, the doorbell and smoke alarms. Residents who are blind may req uire tactile marking of changes in floor level and stair edges and braille markings on appliances and controls.
People with low vision may require large print markings and displays, contrasting colors to distinguish changes in level or transition from one area to another, proper lighting, and reduced glare from lighting and windows.
Describe programs for ensuring that persons returning from mental and physical health institutions receive appropriate supportive housing
Insufficient supply of supportive housing together with inadequate discharge planning and coordination contributes to homelessness in situations where people are released from public institutions or public systems of care without having an appropriate mainstream or supportive housing option in place. Coordinated discharge planning for those exiting foster care, health and mental health care, and corrections are recognized as best practice by the Los Angeles County Board of Supervisors’ Homeless Initiative. County Supervisors adopted a “zero tolerance” policy for discharging individuals from any County institution or facility or any County -sponsored program to homelessness. The state mandates discharge planning policy for foster, health and mental health, and corrections.
For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals.
During the first year of this Consolidated Plan cycle the City anticipate s allocating over $1,000,000 to provide supportive human services and preserve homeowner housing. The following activities are expected: The Work Program, Feed the Need, and the City’s housing rehabilitation. There are forecast to be 165 low- and moderate-income households, some of which may be in need of supportive services, that benefit from these activities.
City of Lancaster – 92 – Consolidated Plan
MA-40 Barriers to Affordable Housing
Negative Effects of Public Policies on Affordable Housing and Residential Investment A barrier to affordable housing is a public policy or nongovernmental condition that constrains the development or rehabilitation of affordable housing, such as land use controls, property taxes, state prevailing wage requirements, environmental protection, cost of land and availability of monetary resources. Barriers to affordable housing are distinguished from impediments to fair housing choice in that barriers are lawful and impediments to fair housing choice are usually unlawful.
The City’s 2021 -2029 Housing Element describes the City has and continues to adopt modernized policies and zoning regulations for residential development. The City’s current policies and regulations meet state requirements and strive to foster mixed -use, h igh- density development. These policies and regulations can be a constraint to the maintenance, improvement, and development of housing because the added costs for developers may result in higher housing unit costs , however they are also necessary to provide planning and public services.
The following areas are identified as constraints on housing development due to local policies:
• Land use controls;
• Residential development standards;
• Residential parking standards;
• Mixed uses;
• Form-Based Codes, including a Downtown specific plan, Transit Oriented District Zones, Health District Master Plan, Opportunities of Energy Conservation, On -/Off- Site Improvements, and Locally adopted infill incentives, and rental business housing licenses;
• Code enforcement; and
• Zoning for multifamily rental housing, housing for agricultural employees (permanent and seasonal), emergency shelters, transitional and supportive housing, single -room occupancy, mobile homes/ factory -built housing, and Accessory Dwelling Units.
City of Lancaster – 93 – Consolidated Plan
MA-45 Non-Housing Community Development Assets
Introduction
During the implementation of the 202 5-2029 Strategic Plan, the City will use CDBG funds to address these needs and provide a suitable living environment for low - and moderate- income people.
Economic Development Market Analysis
Business Activity by Sector
Number
of
Workers
Number
of Jobs
Share of
Workers
Share
of Jobs
Jobs less
Workers
Agriculture, Mining, Oil & Gas 441 38 0.8% 0.1% -0.7%
Arts, Entertainment, Accommodations 4,032 4,482 6.9% 10.2% 3.3% Construction 4,190 2,401 7.2% 5.4% -1.7%
Education and Health Care Services 16,550 20,941 28.4% 47.5% 19.1% Finance, Insurance, and Real Estate 2,423 1,151 4.2% 2.6% -1.5% Information 877 275 1.5% 0.6% -0.9%
Manufacturing 6,307 1,437 10.8% 3.3% -7.5%
Other Services 3,077 1,147 5.3% 2.6% -2.7%
Professional, Scientific, Management 5,019 1,474 8.6% 3.3% -5.3% Public Administration 4,839 2,434 8.3% 5.5% -2.8%
Retail Trade 6,223 5,081 10.7% 11.5% 0.9%
Transportation and Warehousing 3351 2,629 5.7% 6.0% 0.2% Wholesale Trade 1020 584 1.7% 1.3% -0.4%
Total 58,349 44,074 1 1 0
Table 43 – Business Activity
Data Source: 2016-2020 ACS (Workers), 2020 Longitudinal Employer-Household Dynamics (Jobs)
City of Lancaster – 94 – Consolidated Plan
Labor Force Statistics Number of People
Total Population in the Civilian Labor Force 62,477
Civilian Employed Population 16 years and over 58,349
Unemployment Rate 6.6%
Unemployment Rate for Ages 16-24 3.2%
Unemployment Rate for Ages 25-65 3.7%
Table 44 – Labor Force
Data Source: 2016-2020 ACS
Occupations by Sector Number of People
Management, business and financial 6,257
Farming, fisheries, and forestry occupations 205
Service 11,411
Sales and office 11,907
Construction, extraction, maintenance, and repair 6,311 Production, transportation, and material moving 8,198
Table 45 – Occupations by Sector
Data Source: 2016-2020 ACS
Travel Time to Work People Percent
< 30 Minutes 35,538 66%
30-59 Minutes 8,035 15%
60 or More Minutes 10,354 19%
Total 53,927 1
Table 46 – Travel Time
Data Source: 2016-2020 ACS
City of Lancaster – 95 – Consolidated Plan
Educational Attainment
In Labor Force Not in Labor
Force Civilian
Employed Unemployed
Less than high school graduate 5,315 737 7,728
High school graduate (includes
equivalency) 13,195 913 10,653
Some college or Associate degree 18,598 871 8,390
Bachelor's degree or higher 12,619 297 2,345
Table 47 – Educational Attainment by Employment Status (Population 16 and Older) Data Source: 2016-2020 ACS
Educational Attainment by Age
Age in years
18–24 25–34 35–44 45–65 65+
Less than 9th grade 210 595 941 3,650 2,604
9th to 12th grade, no diploma 1,906 2,060 2,249 4,285 1270 High school graduate, GED, or
alternative 5,227 6,660 6,853 11,248 4,569
Some college, no degree 5,499 6,687 4,940 8,543 3,055
Associate's degree 1089 2,260 2142 3,350 1665
Bachelor's degree 537 3,194 2,380 4,211 1,982
Graduate or professional degree 43 1475 1567 2,634 1,409 Table 48 – Educational Attainment by Age
Data Source: 2016-2020 ACS
Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate $31,544
High school graduate (includes equivalency) $37,033
Some college or Associate degree $42,702
Bachelor's degree $56,023
Graduate or professional degree $76,622
Table 49 – Median Earnings in the Past 12 Months by Educational Attainment Data Source: 2016-2020 ACS
City of Lancaster – 96 – Consolidated Plan
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?
According to 2020 Longitudinal Employer Household Dynamics (LEHD) data, the top four major private employment sectors by number of jobs were Education and Health Care Services (20,941 jobs), Retail Trade (5,081 jobs), Arts, Entertainment, Accommodations (4,482 jobs), and Transportation and Warehousing (2,629 jobs).
Figure 25 – Top Industry Sectors By Jobs
Data Source: ACS 2016-20205-Year Estimates, 2020 Longitudinal Employer and Household Dynamics
Describe the workforce and infrastructure needs of the business community The business community in Lancaster relies largely on a skilled workforce. The 2020-2025 Comprehensive Economic Development Strategy (CEDS) for Los Angeles County identified a significant aerospace presence in the greater Antelope Valley including employers such as Aerospace Dynamics International Inc., Northrop Grumman, and Lock heed Martin.
Employers across all sectors, and especially those for which facilities in Lancaster are a destination location or part of a larger logistics chain such as transportati on and warehousing, depend on well-functioning roads and transportation system.
Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.
Lancaster has had an uptick in development over the last several years, despite some challenges from the COVID-19 pandemic. Some important developments to consider:
City of Lancaster – 97 – Consolidated Plan
1. Medical Main Street, a master plan development around Antelope Valley Medical Center and the surrounding area is designed to be a walkable healthy lifestyle hub focused on health and wellness. Lancaster is working with a master developer to develop the are a in conjunction with a brand -new facility for Antelope Valley Medical Center.
2. Parkway Village is a specific plan area focused on mixed -use retail, entertainment and residential uses in the core of the City located off 10th Street West near Avenue L.
3. The Parris Center, which broke ground in July 2024, at the Antelope Valley Fairgrounds involves multiple agencies to bring a Center that will provide vital support to the region in times of emergency and serve as a hub for disaster preparedness and recover y. The center will feature three buildings: a 140,000 - square-foot facility for various community and sporting events and the expansion of the AVUHSD’s robotics team tournaments, or as a 1,000 -bed evacuation facility; an 8,000-square-foot Emergency Operatio ns Center and auditorium; and a 1,700 - square-foot commercial kitchen for demonstrations or small business start -ups.
These multi-use facilities will not only provide critical resources but also generate significant revenue for the region.
4. In Summer 2024, Lancaster broke ground to transform the minor league baseball stadium into a soccer-specific stadium for the brand-new AV ALTA Futbol Club, USL team. The stadium is scheduled to open in April for the Spring 2025 stadium.
5. Several new hotels have opened in Lancaster, including the Residence Inn on Lancaster Blvd and the Fairfield Inn and Suites near Avenue J-8 and 20th Street West.
An additional Courtyard by Marriott hotel is undergoing plan check now.
Additionally, many retail shopping centers have received facelifts, and Lancaster has welcomed several new retailers to the city.
Lancaster currently has 6 million square feet of industrial projects in the development review pipeline. In addition, Lancaster is working on two separate annexation projects that will bring over 10 square miles into the City limits. These projects are exp ected to bring thousands of job to the city over the next decade.
How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
An estimated 52 percent of Lancaster’s population age 18 -64 has some post -secondary education, 35 percent of whom have some college or associate degree. Generally, the skills and education of the current workforce correspond to the employment opportunities in the City. The Business Activity by Sector table shows there are more workers than jobs in the industry sectors which follow: Agriculture, Mining, Oil & Gas , Arts, Entertainment,
City of Lancaster – 98 – Consolidated Plan
Accommodations, Construction, Finance, Insurance, and Real Estate , Information, Manufacturing, Other Services , Professional, Scientific, Management , Public Administration, Retail Trade, Transportation and Warehousing, and Wholesale Trade. Most of the working population in Lancaster travels less than 30 minutes to work.
Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.
The Los Angeles County Workforce Development Board (WDB) provides oversight for the Workforce Investment Act (WIA) programs in the County. Services are primarily provided through America’s Job Center of California. The Antelope Valley America’s Job Center of California is located in Lancaster. This One -Stop Career Center is made possible through funding and support from a variety of partners. All services are provided to employers and job seekers at no cost through the Federal Workforce Investment Act (WIA) and the City of Lancaster in partnership with the Employment Development Department (EDD), the County of Los Angeles, and Antelope Valley Community College. The One-Stop provides quick and easy access to job education, training, and employment services.
Antelope Valley College’s Corp orate & Community Services is committed to providing lifelong learning experiences to the community through a variety of courses which provide short-term, not-for-credit programs that offer the basic, technical and professional business courses designed to develop skills that can lead to employment, job advancement & enhancement and/or certification.
The Los Angeles County Federation of Labor is the chartered Central Labor Council of the American Federal of Labor and Congress of Industrial Organizations (AFL -CIO) in the County. Their mission is to promote a voice for workers through organizing themselv es into unions, building strong coalitions of labor, community, faith, and responsible businesses, engaging in both organizing and political campaigns, electing pro -union and pro-worker candidates and advancing public policies that support workers, familie s and local communities.
The California Employment Training Panel (ETP) supports job creation and retention through workforce development by providing financial assistance through reimbursements to California businesses in support of customized worker training. ETP funds three types of training programs: Retaining, New Hire and Special Em ployment Training which includes a small business program. Eligible employers are ones that are subject to the Employment Training Tax.
City of Lancaster – 99 – Consolidated Plan
Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?
Yes.
If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.
The five goals of the CEDS are to 1) Improve government responsiveness, 2) Start growing and supporting small business and entrepreneurship, 3) Targeting industries and high growth clusters, 4) Developing talent, and 5) Advancing sustainability and economic resiliency.
1) Lancaster was awarded Most Business -Friendly City in Los Angeles County by the Los Angeles County Economic Development Corporation for the fourth time – the first and only city to have won the prestigious award four times. Cutting through red tape and impr oving government response times is something Lancaster consistently strives to achieve. Projects go from submittal to approval much faster than any other jurisdiction.
2) To support our local small business community, Lancaster ran several grant and loan programs to provide aid during the COVID -19 pandemic, including shop local programs, small business loans, PPE and essential item giveaways, and more. In 2024, Lancaster ho sted its inaugural Small Business Startup Series in which businesses attended certain Small Business Development Center (SBDC) trainings and applied for a shark-tank style presentation in which grant funds were awarded to several small businesses and startups.
3) Lancaster is experiencing a surge in industrial developments specifically in the warehousing and distributing industries. Our proximity to Plant 42 and Edwards Air Force Base also makes us a prime location for aerospace companies. Lancaster is actively mar keting to site selectors, developers, companies, and real estate individuals to recruit industrial development into the city and region. 4) Lancaster partners with the Antelope Valley College and the America’s Job Center of California to provide low or no -cost training opportunities for local businesses with specific skills and certifications needed.
5) Lancaster has a long reputation for supporting green energy and sustainability. As the first city to reach net -zero status, we recently transitioned into the clean hydrogen space. In early 2025, the city launched a Joint Powers Authority with the City of I ndustry to develop the First Public Hydrogen (FPH2), the first of its kind public hydrogen utility.
City of Lancaster – 100 – Consolidated Plan
Discussion
In the spring of 2020, unemployment rates in the United States reached the highest levels since the U.S. Bureau of Labor Statistics (BLS) began recording this data. According to the BLS, national unemployment rates reached 23.5 percent in May 2020. Unemployment rates remained at historically high levels for almost six months. As of May 2024, unemployment rates had come down to 7.2 percent in the City and 5.1 percent in Los Angeles County. In 2019, prior to the pandemic, the unemployment rate in Lancaster the unemployment rate was 5.8 percent, and the County was 4.1 percent. Another indication of the negative economic impact of the pandemic is the year-over-year decrease in gross domestic product (GDP) of 2.3 percent from 2019 to 2020 in California, and 2.3 percent in Los Angeles County as calculated by the Department of Commerce’s Bureau of Economic Analysis (BEA). GDP rebounded with an increase of 6.2 in the county and 7.8 statewide from 2020 to 2021.
City of Lancaster – 101 – Consolidated Plan
MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of “concentration”)
Concentrations of households with housing problems are defined as ten percent over the rate at which severe housing problems occur throughout the City as a whole, based on CHAS 2016-2020 data. Citywide, 16 percent of households have severe housing problems, thus the threshold for concentration is 26 percent. Error! Reference source not found. i llustrates in multiple neighborhoods throughout the City a concentration of households experiences severe housing problems. These neighborhoods exhibit the most acute housing challenges and will require targeted intervention through housing development, rehabilitation, and rental assistance programs.
Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of “concentration”) Low-income is recognized as up to 50 percent AMI and racial and ethnic minorities are defined as individuals identifying as Hispanic or Latino of any race, American Indian or Alaska Native, Asian, Black/ African American, Native Hawaiian or Pacific Islander, Two or more races, and Some other race. Concentrations are defined as areas where these populations exceed the citywide rate by at least ten percent . Citywide, 44 percent of households have low -incomes, thus the threshold for concentration is 54 percent.
Lancaster is a majority minority city; 72 percent of households identify as minority, thus the threshold for concentration is 82 percent. Error! Reference source not found. and Error! Re ference source not found. illustrate where the areas of concentration for these variables are located. There is one Census Tract , 9006, where concentrations of low -income and minority households intersect.
City of Lancaster – 102 – Consolidated Plan
Map 8 - Concentration of Household with Housing Problems Source: 2016-2020 CHAS Data
City of Lancaster – 103 – Consolidated Plan
Map 9 - Concentration of Low-Income Households
Source: 2016-2020 CHAS & ACS Data
City of Lancaster – 104 – Consolidated Plan
Map 10 - Concentration of Racial or Ethnic Minorities
Source: 2016-2020 ACS Data
City of Lancaster – 105 – Consolidated Plan
What are the characteristics of the market in these areas/neighborhoods? Neighborhoods with concentrated housing problems, racial or ethnic minorities, and low- income households often share a range of socioeconomic and structural challenges. These areas are frequently characterized by older, substandard housing stock, overcrowding, and high rates of housing cost burdens. The convergence of these issues directly impacts residents’ health, safety, and quality of life.
Economic opportunities in these areas also tend to be limited. Many residents work in lower-wage industries such as hospitality, retail, or service, where opportunities for upward mobility are constrained. Additionally, residents in these neighborhoods often face barriers to accessing jobs in higher -paying sectors due to educational attainment gaps, language barriers, and inadequate transportation infrastructure.
Schools in these areas are frequently underfunded, contributing to lower educational outcomes and perpetuating cycles of poverty. Access to essential services such as healthcare, childcare, grocery stores, and recreational facilities is often insufficient, further straining residents’ financial and emotional well-being.
Are there any community assets in these areas/neighborhoods? There are valuable community assets in these areas to be respected and not overlooked.
Simultaneously, the Fair Housing Assessment portion of the City’s 2021 -2029 Housing Element report deficits in educational outcomes, access to transportation, and low economic opportunity throughout the City.
Are there other strategic opportunities in any of these areas? Addressing the overlapping challenges faced by these communities requires a comprehensive approach that combines investments in housing, infrastructure, and public services. By aligning HUD funding with targeted revitalization efforts, the City can improve housing stability, enhance economic mobility, and foster long -term neighborhood sustainability.
City of Lancaster – 106 – Consolidated Plan
MA-60 Broadband Needs
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.
All residences and small busine sses in Lancaster may have access to fixed and mobile broadband. Internet Service Providers (ISP) self -report to the Federal Communications Commission (FCC) on broadband availability throughout the county. Fixed broadband goes to homes and small businesses using fiber, cab le, DSL, satellite, and fixed wireless technology. Mobile broadband is stationary coverage outdoors and mobile in -vehicle coverage. The FCC National Broadband data shows, as of June 2023, that fixed internet access is available at six different download/ upload speeds ranging from 0.2/0.2 megabits per second (Mbps) to 1000/100 Mbps and mobile access is available at download/ upload rates of 4G 4G, 5/1 Mbps, 5G-NR 5G-NR, 7/1 Mbps, and 5G-NR 5G-NR, 35/3 Mbps.
The FCC ’s Affordable Connective Plan (ACP), which offered financial assistance to help households with low -income afford access to the internet has been discontinued . This program was available to new applicants from 2021 through February 2024. As of December 2023, 34,189, households in Lancaster subscribed to this program. The State offers the California LifeLine program which offers discounted home and cell phone services to eligible households. A discounted phone line may defray all household costs, reducing the impact of the cost of an internet service provider. A high level of need for affordable broadband is indicated in the City of Lancaster.
By far most residents who responded to the community needs survey have access to reliable home internet as shown in the graph below.
Figure 26 – Community Need For Internet Reliability
City of Lancaster – 107 – Consolidated Plan
Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.
According to the FCC there are 10 active fixed internet providers in Lancaster. Viasat, Inc., Space Exploration Technologies Corp. , Hughes Network Systems, LLC and Charter Communications that reach at least 80 percent of residences in the City. There are four active mobile internet providers. The main mobile internet providers are AT&T Inc. , T- Mobile USA, Inc., Verizon Communications, Inc. and Dish Network Corporation.
City of Lancaster – 108 – Consolidated Plan
MA-65 Hazard Mitigation
Describe the jurisdiction’s increased natural hazard risks associated with climate change.
The City of Lancaster prepared a Hazard Mitigation Plan in 2019. The plan identified earthquakes greater than magnitude six as posing the greatest hazard to the City of Lancaster, followed by severe windstorms, power outages, terrorism/ mass casualty events, climate change, floods, wildfires, and landslides. The Hazard Mitigation plan states the “primary impact of climate change facing Lancaster include temperature rise, drought, and server rainstorms which lease to secondary threats such as wildfires and flooding.” Describe the vulnerability of housing occupied by low- and moderate-income households to these risks.
Low- and moderate -income households, along with special needs populations, face significant vulnerabilities to climate -related hazards. The housing of these residents is frequently in poorer condition making it more susceptible to harsher weather condition s like extreme heat. Additionally, elderly residents are particularly at higher risk during extreme weather events, such as heatwaves.
As required by the State of California, the City of Lancaster prepared an Environmental Justice Element in 2021. The analysis found one census tract which qualified as an environmental justice community. That is Census Tract 9003 which is located in the center of the City. The 4,500 residents of this area are disproportionately affected by environmental pollution and other hazards. Within this area there is a cleanup site, hazardous waste, a landfill, drinking water concerns, and high ozone.
City of Lancaster – 109 – Consolidated Plan
Strategic Plan
SP-05 Overview
Overview
The Strategic Plan is a guide for the City of Lancaster to establish its housing and community development priorities, strategies, and objectives for the investment of CDBG and HOME funds over the five-year period from July 1, 2025, to June 30, 2030.
The priority needs and goals established in this Strategic Plan (Plan) are informed by community input, including the Resident Survey, and an analysis of housing and community development data elements required by HUD in the online Consolidated Plan system (the eCon Planning Suite) . Based on this assessment, the City has identified the following six priority needs:
• Supportive human services for vulnerable populations
• Public facilities and infrastructure improvements
• Preservation of existing homeowner housing
• Affordable homeowner housing development
• Homeownership opportunities
• Ensure equal access to housing opportunities
Consistent with HUD’s national goals for the CDBG and HOME programs to provide decent housing opportunities, maintain a suitable living environment , and expand economic opportunities for low- and moderate-income residents, the priority needs listed above will be addressed over the next five years through the implementation of CDBG and HOME funded activities aligned with the following seven measurable Strategic Plan goals:
• Provide supportive human services
• Enhance public facilities and infrastructure
• Preserve homeowner housing
• Develop affordable homeowner housing
• Expand homeownership opportunities
• Provide fair housing services
• Planning and Administration
The City has established the following priority ranking system to guide funding decisions over the next five years:
• High Priority: Activities addressing a high priority need will be funded during the 2025-2029 period.
• Low Priority: Activities meeting a low priority need may receive funding if sufficient resources remain after addressing high priority needs, up to but not exceeding the five-year goal outcome indicator set forth in this Strategic Plan.
City of Lancaster – 110 – Consolidated Plan
SP-10 Geographic Priorities
Geographic Area
Target Area
1 Citywide
Table 50 – Geographic Priority Areas
General Allocation Priorities
Lancaster is a rapidly growing City with a diverse population and evolving community needs. As outlined in the Needs Assessment, the median household income in Lancaster is $55,819. However, HUD’s Community Planning and Development (CPD) mapping system reveals that 12 Census Tracts within the City have a median household income of $45,610 or less. These lower-income Census Tracts are primarily concentrated in the central part of the City. Given these findings, the City has developed an allocation strategy that balances citywide investments with targeted neighborhood restoration initiatives.
During the Consolidated Plan cycle, CDBG and HOME funding will be principally directed toward activities that serve low- and moderate-income residents citywide. While Lancaster remains committed to ensuring all qualifying residents have access to these resources, it will also consider funding neighborhood-specific projects in areas where at least 51 percent of residents are low- and moderate-income.
Lancaster’s geographic funding strategy is designed to be both flexible and intentional.
While the City recognizes the broad, citywide need for CDBG and HOME investments, it also acknowledges that certain neighborhoods face more severe housing and community development challenges than others. The City’s approach balances citywide resource allocation with targeted revitalization efforts to achieve the greatest possible impact.
Map 11 – Median Household Income
City of Lancaster – 111 – Consolidated Plan
SP-25 Priority Needs
Priority Needs Summary
1 Priority Need
Name Supportive human services for vulnerable populations Priority Level High
Population Income Level: Extremely Low, Low, and Moderate Family Types: Families with Children, Elderly, and Public Housing Residents Non-Homeless Special Needs: Elderly, Frail Elderly, Persons with Disabilities, and Survivors of Domestic Violence
Homeless: Chronic Homelessness, Individuals, Families with Children, Mentally Ill, Chronic Substance Abuse, Veterans, Persons with HIV/AIDS, Survivors of Domestic Violence, and Unaccompanied Youth Geographic
Areas
Affected
Citywide
Associated
Goals Provide supportive human services
Description Lancaster is home to 31,645 low- and moderate -income households, representing 66 percent of all households in the City. Additionally, 17 percent of the City’s population ( 28,993 residents) live below the federal poverty level, emphasizing the need for high quality public services that enhance the quality of life and economic stability. Many vulnerable residents, including seniors, individuals with disabilities, survivors of domestic violence, and those experiencing homelessness, lack the resources and support necessary to maintain stable housing and achieve financial independence.
Basis for
Relative
Priority
Feedback from resident surveys and stakeholder consultations consistently identified expanding public services as a top priority. Addressing these service gaps will provide critical support for low- and moderate-income households, residents living in poverty, and individuals experiencing homelessness. 2 Priority Need
Name Public facilities and infrastructure improvements
Priority Level Low
Population Non-Housing Community Development
Geographic
Areas
Affected
Low- and moderate-income census tracts
Associated
Goals Enhance public facilities and infrastructure
Description The City’s Capital Improvement Plan (CIP) highlights the need for improved public facilities and infrastructure. Many low -income neighborhoods have deteriorated roads, outdated utilities, and inadequate public spaces.
Investments in community centers, parks, and homeless shelters, alongside
City of Lancaster – 112 – Consolidated Plan
improvements to sidewalks, streets, draining, and utility systems will enhance walkability, accessibility, and resilience in underserved areas.
Priority will be given to projects that primarily benefit low - and moderate - income residents, address the needs of homeless or special needs populations, or require critical renovations to continue servicing the community effectively.
Basis for
Relative
Priority
The need for public facility and infrastructure improvements is informed by the results of the resident survey, input received during the community meetings, and the City’s ongoing assessment of critical community facilities. 3 Priority Need
Name Preservation of existing homeownership housing
Priority Level High
Population Income Level: Extremely Low, Low, and Moderate Geographic
Areas
Affected
Citywide
Associated
Goals Preserve homeowner housing
Description The age and condition of the City’s housing stock is an important indicator of potential rehabilitation needs. As of 2020, approximately 34 percent of owner - occupied units exhibit at least one housing condition that requires attention, such as lacking comp lete kitchen or plumbing facilities, overcrowding, or cost burden. Compounding these challenges, nearly one third (32 percent) of the homeowner housing stock was built before 1980, increasing the likelihood of structural deficiencies, outdated electrical a nd plumbing systems, and lead - based paint hazards. Many low- and moderate-income households often lack the financial resources to address these deficiencies, leading to declining property conditions and potential displacement. The condition and aging nature of the housing stock emphasizes the critical need for rehabilitation programs that support homeowners in addressing deficiencies.
Basis for
Relative
Priority
The aging condition of Lancaster’s housing stock presents both a challenge and an opportunity. Rehabilitation of existing housing is a cost -effective way to extend the lifespan of properties that are already affordable to low - and moderate-income homeowners, reduce health hazards, and improve residents’ quality of life. Housing preservation is rated as a high priority based on the resident survey and the demand for service reported by the City’s Finance Department.
4 Priority Need
Name Affordable homeowner housing development
Priority Level High
Population Income Level: Extremely Low, Low, and Moderate Family Types: Large families, Families with Children, Elderly, and Public Housing Residents
City of Lancaster – 113 – Consolidated Plan
Geographic
Areas
Affected
Citywide
Associated
Goals Develop affordable homeowner housing
Description Lancaster’s housing market is characterized by limited inventory, rising demand, and increasing construction costs, all of which contribute to affordability challenges. From 2010 and 2020, median home values increased by 11 percent, from $252,100 to $280,300, and by 2024, the median home price reached $460,000 . Additionally, the Needs Assessment revealed widespread housing cost burdens affecting 7,414 low- and moderate-income homeowners, with the greatest challenges faced by 2,779 homeowners that are severely cost burdened. Increasing the supply of affordable housing is essential to alleviate these challenges.
The shortage of small, affordable units makes it difficult for single -person households, small families, and seniors to find suitable homes. At the same time, large families struggle with overcrowding due to a lack of spacious housing options, and individu als with disabilities face barriers to securing homes with accessibility features. Addressing these challenges requires a comprehensive approach that includes expanding the diversity of housing types, increasing the supply of affordable units, and ensuring that new developments meet the needs of a broad range of residents.
Basis for
Relative
Priority
Feedback from residents and stakeholders consistently identifies the need for more affordable homeowner housing options. Developing affordable housing is a high priority to meet the growing demand.
5 Priority Need
Name Homeownership opportunities
Priority Level High
Population Income Level: Extremely Low, Low, and Moderate Family Types: Large families, Families with Children, Elderly, and Public Housing Residents
Geographic
Areas
Affected
Citywide
Associated
Goals Expand homeownership opportunities
Description Housing affordability challenges are projected to persist as home values continue to rise faster than income levels. With the median home value reaching $460,000 in 2024, homeownership remains unattainable for most residents. To afford a home at this price point, a household would need an annual income of approximately $101,000, assuming a 20 percent down payment of $92,000. This income threshold far exceeds what most Lancaster residents earn, effectively locking them out of homeownership and increasing
City of Lancaster – 114 – Consolidated Plan
long-term reliance on rental housing. As home prices continue to rise, the opportunity to build generational wealth through homeownership diminishes, particularly for low - and moderate -income households, young families, and first-time homebuyers.
Given these factors, it is imperative to implement programs that support homeownership opportunities, including downpayment assistance, homebuyer education, and financial counseling.
Basis for
Relative
Priority
Feedback from residents and stakeholders consistently identifies the need for expanded homeownership opportunities. Providing downpayment assistance and homebuyer counseling can bridge affordability gaps, empower renters to become homeowners, and foster long-term neighborhood stability. 6 Priority Need
Name Ensure equal access to housing opportunities
Priority Level High
Population Income Level: Extremely Low, Low, and Moderate Family Types: Large families, Families with Children, Elderly, and Public Housing Residents
Homeless: Rural, Chronic Homelessness, Individuals, Families with Children, Mentally Ill, Chronic Substance Abuse, Veterans, Persons with HIV/AIDS, Survivors of Domestic Violence, and Unaccompanied Youth Non-Homeless Special Needs: Elderly, Frail Elderly, Persons with Disabilities, Persons with Substance Use Disorders, and Survivors of Domestic Violence Geographic
Areas
Affected
Citywide
Associated
Goals Provide fair housing services
Description The City of Lancaster is committed to affirmatively furthering fair housing by ensuring equal access to housing opportunities. This includes providing counseling on fair housing rights, monitoring for discriminatory practices, and advocating on behalf of residents seeking reasonable accommodations.
Basis for
Relative
Priority
Ensuring equal access to housing is a federal requirement and a high priority for Lancaster. The City will certify compliance with HUD’s fair housing requirements in each Annual Action Plan.
Table 51 – Priority Needs Summary
City of Lancaster – 115 – Consolidated Plan
SP-30 Influence of Market Conditions
Influence of Market Conditions
Affordable Housing Type Market Characteristics that will Influence the Use of Funds Available for Housing Type
Tenant-Based Rental
Assistance (TBRA)
The City of Lancaster will use its CDBG and HOME funds to focus on housing preservation activities as well as increasing the supply of affordable housing units with long-term affordability covenants. Given the limited funding available, the City does not plan to utilize HOME funds for TBRA or CDBG for subsistence payments.
TBRA for Non-Homeless
Special Needs
Lancaster will use its HOME funds to focus on increasing the supply of affordable housing units with long-term affordability covenants, as well as for housing preservation activities. To address special needs populations such as seniors, disabled residents, persons with substance use disorders, and survivors of domestic violence, the City will encourage affordable housing developers to examine the feasibility of setting aside units or partnering with service providers to address non-homeless special needs as a component of affordable housing.
New Unit Production
As home values continue to rise faster than income levels, housing affordability challenges are projected to persist. Due to the high cost of housing, the City plans to invest HOME funds to assist homebuyers and in the production of new affordable housing (owner- and renter-occupied) to address the increasing shortage of units for low- and moderate-income households. The Needs Assessment and Market Analysis confirm that while Lancaster’s population grew by 11 percent between 2010 and 2020, housing production has failed to keep pace, creating affordability challenges and driving up prices. To address these concerns, investments will focus on a blend of infill development and new construction aimed at expanding the diversity of housing types, increasing the overall supply of affordable units, and ensuring new developments align with the evolving housing needs of residents.
Rehabilitation
Lancaster will use CDBG funds to rehabilitate existing affordable housing to ensure that aging properties occupied by low- and moderate-income households remain safe and habitable. While the City has a mix of newer and older developments, a growing proportion of units require rehabilitation as they age. These needs are particularly acute for low- and moderate-income
City of Lancaster – 116 – Consolidated Plan
households who often lack the financial means to repair and improve their homes.
Preservation of the physical and functional integrity of existing housing stock provides a cost-effective way to retain housing units that are already affordable to low - and moderate -income households. Through housing rehabilitation programs, the City can prevent further deterioration, extend the lifespan of properties, and enhance the quality of life for residents.
Acquisition, including
Preservation
The City will support Community Based Development
Organizations (CBDOs) and Community Housing Development Organizations (CHDOs) in acquiring and rehabilitating existing properties to preserve its affordable housing stock. Rising property values and increased investor interest have heightened the risk of affordable units converting to market-rate housing, reducing options for low- and moderate-income residents.
By leveraging CDBG and HOME funds for strategic acquisitions and preservation, the City aims to retain long-term affordability, stabilize vulnerable neighborhoods, prevent displacement of existing residents, and ensure that affordable housing stock remains accessible to lower-income households.
Table 52 – Influence of Market Conditions
City of Lancaster – 117 – Consolidated Plan
SP-35 Anticipated Resources
Introduction
During the five -year period of the Consolidated Plan, the City of Lancaster anticipates investing approximately $11.2 million of CDBG and HOME funds to achieve the goals outlined in this Strategic Plan. It is important to note that the City’s annual allocation of CDBG and HOME funds are subject to change based on federal budget appropriations and shifts in demographic data used in HUD’s funding formulas.
For the 2025-2026 program year, the City anticipates receiving approximately $1,582,198 in CDBG funds and $656,727.86 in HOME funds to support the following eligible activities to be implemented from July 1, 2025, through June 30, 2026.
City of Lancaster – 118 – Consolidated Plan
Anticipated Resources
Source
of Funds Uses of Funds
Expected Amount Available Year 1 Expected
Amount
Available
Remainder of
Con Plan: $
Narrative Description Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG
Admin and Planning
Housing
Public Improvements
Public Services
$1,582,198.00 $0.00 $0.00 $1,582,198.00 $6,328,792.00
The expected amount
available for the remainder
of the Consolidated Plan
period assumes level
funding in future years.
HOME
Homebuyer Assistance
Homeowner Rehab
Multifamily Rental
Construction
New Construction for
Ownership
$656,727.86 $0.00 $0.00 $656,727.86 $2,626,911.44
The expected amount
available for the remainder
of the Consolidated Plan
period assumes level
funding in future years.
NSP PI Homebuyer Assistance
Public Improvements $0.00 $0.00 $0.00 $0.00 $3,000,000.00 The expected amount
available for the remainder
of the Consolidated Plan
assumes one-time use and
availability.
Table 53 – Anticipated Resources
City of Lancaster – 119 – Consolidated Plan
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied.
Depending on the nature and financing structure of a given activity, it may be advantageous for the City to use CDBG and HOME funds to leverage appropriate federal, state, local, and private resources, including but not limited to those listed below:
Federal Resources
• Continuum of Care (CoC) Program
• HUD Veterans Affairs Supportive Housing (HUD-VASH)
• Supportive Housing for the Elderly (Section 202)
• Supportive Housing for Persons with Disabilities (Section 811) • Housing Opportunities for Persons with AIDS (HOPWA)
• YouthBuild
• Federal Low-Income Housing Tax Credit (LIHTC) Program State Resources
• State Low-Income Housing Tax Credit Program
• Building Equity and Growth in Neighborhoods Program (BEGIN) • Permanent Local Housing Allocation (PLHA)
• CalHome Program
• Multifamily Housing Program (MHP)
• CalHFA Single and Multi-Family Program
• Mental Health Service Act (MHSA) Funding
• Justice Assistance Grant (JAG) Program
• Homeless Emergency Aid Program (HEAP)
• Project Roomkey
Local Resources
• Los Angeles County Development Agency (LACDA)
• Los Angeles Homeless Services Authority (LAHSA)
• Southern California Home Financing Authority (SCHFA)
• General fund
Private Resources
• Federal Home Loan Bank Affordable Housing Program (AHP) • Community Reinvestment Act Programs
• United Way
• Private Contributions
City of Lancaster – 120 – Consolidated Plan
HOME Match Requirements
Under federal HOME regulations, the City of Lancaster must contribute a 25 percent local match to HOME -funded projects. However, HUD allows match reductions for local jurisdictions that meet one of the distress criteria.
For Fiscal Year 2023, Lancaster was identified as fiscally distressed and received a 100 percent reduction in match requirements, thereby lowering the required match to 0 percent of HOME funds expended. While match reductions are recalculated annually, the City anticipates this match reduction status will continue through the Consolidated Plan period.
The City will meet its HOME match requirement with non-federal resources.
If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan.
In the early 2000s, the Lancaster Redevelopment Agency acquired numerous properties in the City’s core using low- and moderate-income housing funds. Following the dissolution of redevelopment agencies, the Lancaster Housing Authority assumed responsibility for these properties and initiated revitalization efforts, including the demolition of dilapidated structures, site clearance, and preparation for affordable housing development.
In recent years, the Housing Authority has actively solicited proposals from qualified developers to acquire and develop affordable housing on Housing Authority owned land.
By the end of the 2024 -2025 program year, the Housing Authority will issue additional Requests for Proposals (RFPs) for the acquisition and development of approximately 40 acres across multiple Housing Authority-owned sites.
Additionally, the City has allocated $2,082,945 in HOME ARP funds toward the construction of affordable housing on one of the Housing Authority’s sites. While this investment is currently designated for a specific project, the City retains flexibility to reallocate HOME - ARP funds, if necessary, potentially directing them toward land acquisition, rehabilitation, or conversion into affordable rental housing or transitional housing for qualified populations and low-income households.
As of the publication of this document, the City has entered into a Development and Disposition Agreement (DDA) with Bridge Housing Corporation for the City’s Housing Neighborhood Revitalization (HNR-1) property located at the Southwest corner of Avenue I and Sierra Highway. T he development anticipates constructing 114 units, of which 113 units will be income restricted. The development is the start of many other developments the City will be pursuing to increase the availability of affordable housing throu ghout the City. Other properties include but are not limited to:
• HNR 3: Located at the northeast corner of Division Street and Avenue I. The project is a Residentially Planned Development for 311 units (206 market multi -family, 30 affordable multifamily, and 75 condominiums).
City of Lancaster – 121 – Consolidated Plan
• HNR 4: Located at the west side of Sierra Highway between Avenue H and H-13. The project consists of a residential development for 499 single-family units (196 family & 303 senior) at 30-60% AMI, 2detention areas, and a linear green belt. • HNR 5: Located on the west side of 10th Street Wes between H -8 and H -11. The project consists of 27 multi-family units for ownership at 60-80% AMI. • HNR 6: Located at the northeast corner of Avenue J-2 and Beech Avenue. The project consisted of a 24-unit apartment complex.
• HNR 7: Located at the southeast corner of Newgrove Street and Beech Avenue. The project consists of an 11,076 sq. ft. 12-unit apartment complex. • HNR 8: Located along Avenue H -13 between 3rd and 4th Street East. The project consists of eight (8) single -family homes at 60 -80% AMI and is envisioned for development along with the adjacent HNR 3 for economies of scale. • HNR 9: Located along the east side of Beech Avenue between Avenue J -6 and J-7.
The project consists of a 36-unit apartment complex.
Beyond these planned developments , the City took proactive steps in the 2023 -2024 program year by acquiring 108 undersized and undevelopable parcels. The City intends to consolidate these parcels, most of which are within a 1/8-mile radius, approximately half a mile southeast of downtown Lancaster, into 15 larger, developable lots. Once consolidated is complete, the City will issue RFPs to both non-profit and for-profit developers for projects targeting underserved low -income populations. These developments may include short - term and long-term transitional housing units.
Discussion
Lancaster anticipates investing approximately $ 11.2 million in CDBG and HOME funds during the Consolidated Plan period to enhance public services, expand and preserve the supply of affordable housing, and improve public facilities and infrastructure. These funds will be strategically leveraged with federal, state, local, and private resources to maximize the impact of these initiatives.
City of Lancaster – 122 – Consolidated Plan
SP-40 Institutional Delivery Structure
Explain the institutional structure through which the jurisdiction will carry out its consolidated plan including private industry, non-profit organizations, and public institutions.
The City of Lancaster will carry out its Consolidated Plan through a well -coordinated institutional delivery system that includes public institutions, nonprofit organizations, and private entities. This system is structured to ensure the effective use of HUD funds to address the high priority needs of low- and moderate-income residents.
Responsible Entity Responsible Entity
Type Role Geographic Area
Served
City of Lancaster Government
Affordable housing
Homelessness
Non-homeless special needs
Community development
Planning
Jurisdiction
Los Angeles County
Development
Authority (LACDA)
PHA Public housing
Affordable housing-rental Region
Los Angeles
Homeless Services
Authority (LAHSA)
CoC Homelessness Region
Los Angels Children’s
Project Non-profit organization Public services Jurisdiction Street Company Non-profit organization Public services Jurisdiction Antelope Valley
Partners for Health Non-profit organization Public services Jurisdiction Habitat for Humanity CHDO Affordable housing Jurisdiction Table 54 – Institutional Delivery Structure
Assess of Strengths and Gaps in the Institutional Delivery System Lancaster’s institutional delivery system is highly collaborative, well -structured, and equipped with experienced public and private sector partners. One of the key strengths of the system is the diverse network of service providers capable of leveraging CDBG and HOME funds to address affordable housing, public services, and community development needs. The City, LACDA, and nonprofit partners ensure that residents have access to rental assistance, homeownership opportunities, and supportive housing programs. The Finance Department and LAHSA coordinates resources to assist homeless individuals and families, while various City departments work together to implement public facility and infrastructure improvement projects.
City of Lancaster – 123 – Consolidated Plan
Despite these strengths, gaps remain in the delivery system. The most significant challenge is the limited availability of financial resources. Federal funding allocations for CDBG and HOME are insufficient to fully address local housing and community development needs.
Availability of services targeted to homeless persons and persons with HIV and mainstream services.
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X
Legal Assistance X X
Mortgage Assistance X
Rental Assistance X X
Utilities Assistance
Street Outreach Services
Law Enforcement X X
Mobile Clinics X X
Other Street Outreach
Services X X
Supportive Services
Alcohol & Drug Abuse
Child Care X
Education X X
Employment and
Employment Training X X
Healthcare X X
HIV/AIDS
Life Skills X X
Mental Health Counseling X X
Transportation X X
Table 55 – Homeless Prevention Services Summary
City of Lancaster – 124 – Consolidated Plan
Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth)
The City of Lancaster works closely with local nonprofits and regional service providers to ensure that homeless individuals, families, and persons with HIV/AIDS have access to housing assistance, supportive services, and case management. Homelessness prevention services such as rental assistance are available and target both homeless individuals and those at risk of homelessness.
However, there are gaps in services, particularly in supportive services and emergency housing. While nonprofits conduct outreach to connect unsheltered individuals with available resources, there is a lack of substance use disorder treatment services, healthcare services tailored to individuals with HIV/AIDS, and on-demand emergency shelter options for families and unaccompanied youth.
To improve service delivery, the City will continue working with its partners to expand housing-first programs, increase emergency shelter capacity, and strengthen outreach initiatives to connect individuals with available support services.
Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above
Lancaster’s institutional delivery system effectively supports homeless individuals, special needs populations, and low -income residents through a network of service providers offering case management, housing assistance, and supportive services. The City prioritizes programs that address the needs of chronically homeless individuals, families with children, veterans, and unaccompanied youth.
Service providers conduct direct outreach to homeless populations to ensure they are connected to housing programs and mainstream benefits. In partnership with nonprofit organizations, the City funds programs that provide food assistance for those most at risk of homelessness.
One of the most pressing challenges is the lack of emergency and transitional housing options. The existing shelter system does not have enough capacity to serve all individuals in need, particularly families with children and unaccompanied youth. Limited funding for public services also restricts the City's ability to expand supportive housing programs and case management services. To address these gaps, the City is seeking additional funding sources, strengthening partnerships with the private sector, and exploring innovative housing solutions.
City of Lancaster – 125 – Consolidated Plan
Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs To enhance the effectiveness of the institutional delivery system and address service gaps, the City will pursue strategies to better meet the needs of residents. Through leveraged investments and strategic partnerships, the City aims to enhance housing stability, service accessibility, and overall quality of life for its must vulnerable residents. By continuously evaluating and adapting its strategies, Lancaster will work toward building a more effective and well-funded system.
City of Lancaster – 126 – Consolidated Plan
SP-45 Goals Summary
Goals Summary Information
Goal Name Start
Year
End
Year Category Needs Addressed Funding Goal Outcome Indicator 1 Provide Supportive
Human Services 2025 2030
Non-Housing
Community
Development
Supportive Human Services
for Vulnerable Populations CDBG: $1,186,645.00
Public service activities other
than Low/Mod Income
Housing Benefit:
695 Persons Assisted
2 Enhance Public
Facilities &
Infrastructure
2025 2030
Non-Housing
Community
Development
Public facilities and
infrastructure improvements Other*: $2,000,000.00
Public facility or infrastructure
activities other than Low/Mod
Income Housing Benefit:
18,950 Persons Assisted
3 Preserve Homeowner
Housing 2025 2030 Affordable
Housing
Preservation of existing
homeownership housing CDBG: $5,142,150.00
Homeowner housing
rehabilitated:
150 Households / Housing
Units
4 Develop Affordable
Homeowner Housing 2025 2030 Affordable
Housing
Affordable homeowner
housing development HOME: $492,550.00 Homeowner housing added:
5 Households / Housing Units
5 Expand
Homeownership
Opportunities
2025 2030 Affordable
Housing
Homeownership
opportunities
HOME: $2,791,085.00 Direct financial assistance to
homebuyers:
20 Households Assisted Other*: $1,000,000.00
6 Provide Fair Housing
Services 2025 2030 Affordable
Housing
Ensure equal access to
housing opportunities CDBG: $200,000 Other: 1,500 Persons Assisted 7 Planning &
Administration 2025 2030 All All CDBG: $1,382,195.00 Other: 5 HOME: $0.00 Other: 5
*The City anticipates transferring NSP 1 and NSP3 Program Income to the CDBG Program to fund these activities.
City of Lancaster – 127 – Consolidated Plan
Goal Descriptions
1 Goal Name Provide Supportive Human Services
Goal
Description
Provide low- and moderate- income residents with a range of public services necessary to prevent homelessness and ameliorate the effects of poverty.
2 Goal Name Enhance Public Facilities & Infrastructure
Goal
Description
Improve public facilities and infrastructure to benefit low- and moderate- income residents or those presumed under HUD regulations to be low- and moderate-income such as elderly and disabled adults. This includes facilities owned and operated by the City that are open and available to residents as well as facilities owned and operated by non-profit organizations that serve the public during normal business hours. Where possible, improvements will remove material and architectural barriers to accessibility for elderly persons and severely disabled adults. 3 Goal Name Preserve Homeowner Housing
Goal
Description
Preserve the quality of existing owner-occupied housing units through rehabilitation including lead-based paint education, inspection, testing and abatement. Where appropriate, energy efficiency improvements and conservation measures will be implemented to increase sustainability and reduce monthly household utility costs to promote long-term affordability.
4 Goal Name Develop Affordable Homeowner Housing
Goal
Description
In partnership with housing developers, increase the supply of homeowner housing that is affordable to low-income households, including units for persons with special needs and persons experiencing homelessness.
5 Goal Name Expand Homeownership Opportunities
Goal
Description
Promote homeownership opportunities for low- and moderate-income households through downpayment assistance and housing counseling initiatives.
6 Goal Name Provide Fair Housing Services
Goal
Description
Affirmatively further fair housing choice through the provision of fair housing education, counseling, anti-discrimination and landlord-tenant mediation services.
7 Goal Name Planning and Administration
Goal
Description
Provide for the timely and compliant administration of the CDBG and HOME programs in accordance with HUD policy and federal regulations.
City of Lancaster – 128 – Consolidated Plan
Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME
91.315(b)(2)
Lancaster anticipates providing affordable housing to 175 low- and moderate -income households through the following activities:
• Homeowner Housing Rehabilitation Program - $5,142,150 in CDBG funds ( 150 households / housing units)
• Homeowner Housing Development - $492,550 in HOME funds ( 5 households / housing units)
• Homebuyer Assistance: $3,462,729.30 in HOME funds (20 households)
City of Lancaster – 129 – Consolidated Plan
SP-50 Public Housing Accessibility and Involvement
Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary Compliance Agreement)
Not applicable.
Activities to Increase Resident Involvements
LACDA encourages residents to be actively involved in the community and in the management of public housing developments through resident councils and numerous opportunities for feedback such as community meetings and surveys. LACDA encourages qualified public housing participants to pursue self-sufficiency and homeownership. In the Family Self-Sufficiency program staff works with participants to establish a five -year plan to become independent of government assistance. As family income increases the amount of rent they are responsible for those as well. The incremental increase in rent is put into an escrow account which becomes available to the family upon completion of the program or for eligible expenses during the term of the program.
Is the public housing agency designated as troubled under 24 CFR part 902? No.
Plan to remove the ‘troubled’ designation
Not applicable.
City of Lancaster – 130 – Consolidated Plan
SP-55 Barriers to Affordable Housing
Barriers to Affordable Housing
A barrier to affordable housing is a public policy or regulation that constrains the development and preservation of affordable housing such as tax policy, land use controls, zoning ordinances, building codes, growth limits, environmental protection, and fees.
Barriers to affordable housing are distinguished from impediments to fair housing choice in the sense that barriers are lawful and impediments to fair housing choice are usually unlawful.
Based on resident feedback, the primary barriers to affordable housing in Lancaster are housing affordability and the lack of monetary resources necessary to develop and sustain affordable housing. The two barriers are related in the sense that demand for affordable housing exceeds the supply and insufficient resources are available to increase the supply of affordable housing to meet demand.
For low - and moderate -income households, finding and maintaining decent affordable housing is difficult due to the high cost of housing. Based on the Needs Assessment and Market Analysis, there is a high need for housing units affordable for low- and moderate- income households. Approximately 54 percent of the City’s low - and moderate-income households experience a cost burden, meaning that they pay more than 30 percent of their income for housing. Consistent with available data, responses to the Resident Su rvey indicate a high need for additional affordable housing in Lancaster.
Beyond affordability, the 2021 -2029 Housing Element’s Assessment of Fair Housing identifies additional fair housing challenges that impact access to affordable housing in Lancaster:
• Housing Discrimination: Individuals with physical or mental disabilities often encounter discrimination, largely due to landlords’ and property owners’ lack of awareness regarding fair housing laws and reasonable accommodation requirements.
• Disparities in Access to Opportunities: Certain neighborhoods in Lancaster face systemic barriers to economic mobility and housing stability, including:
o A lack of major employment centers and high-performing schools o Disparities in job readiness and educational attainment o Increasing residential segregation
o A shortage of housing in higher-opportunity areas
City of Lancaster – 131 – Consolidated Plan
Strategy to Remove or Ameliorate the Barriers to Affordable Housing To address housing affordability and the lack of monetary resources for affordable housing, this Strategic Plan calls for the investment of a significant portion of CDBG and HOME funds to preserve 150 existing housing units, develop 5 new affordable housing units , and provide homeownership assistance to 20 low-income households over the next five years.
Additionally, Lancaster is committed to increasing affordable housing supply through large-scale development projects, including:
• 114 units of multi-family affordable housing near downtown Lancaster • 600+ units of mixed-income multi-family housing, with at least 90 affordable units • 500+ single-family affordable homes on 67 acres
• 35-acre mixed-use development with a focus on affordable housing • Several smaller-scale affordable housing developments by the Lancaster Housing Authority, including:
o A 24-unit affordable apartment complex
o A 12-unit affordable apartment complex
o A 36-unit affordable apartment complex
Strengthening Fair Housing Protections
To address fair housing concerns, particularly regarding discrimination against individuals with disabilities, the City will:
• Increase public awareness of fair housing laws through outreach efforts, including multilingual educational materials, targeted informational campaigns, and updates to the City’s website and community centers.
• Strengthen enforcement efforts by coordinating with the Fair Housing Foundation (FHF) to monitor fair housing violations, particularly in high-risk areas. • Provide resources for landlords to ensure compliance with reasonable accommodation requirements and disability access laws.
• Additionally, the City will integrate affirmative marketing strategies to promote Housing Choice Vouchers in high -opportunity areas and encourage visit ability in new ADU construction to ensure greater accessibility.
Improving Access to Economic Opportunities
To address disparities in access to economic and educational opportunities, the City will:
• Strengthen regional collaboration for transit -oriented development, improving access to jobs and services near major transit hubs such as Lancaster Station. • Increase investment in disadvantaged communities, targeting infrastructure, public services, and recreational amenities to improve quality of life in historically underserved areas.
City of Lancaster – 132 – Consolidated Plan
• Encourage workforce development through partnerships with Antelope Valley College, local businesses, and economic development organizations to expand job training programs and employment opportunities.
• Prioritize environmental justice initiatives to improve living conditions in areas affected by pollution, inadequate infrastructure, and limited access to green spaces.
Enhancing Mobility and Housing Choice
To ensure low -income residents have access to a diverse range of housing options, Lancaster will:
• Promote Housing Choice Vouchers by providing outreach to property owners in moderate- and high -opportunity areas, encouraging them to participate in the program.
• Streamline development approvals for affordable housing projects to expedite construction and reduce regulatory barriers.
• Ensure equitable zoning and land use policies that facilitate diverse housing options across the city.
City of Lancaster – 133 – Consolidated Plan
SP-60 Homeless Strategy
Introduction
Preventing and reducing homelessness is a HUD priority addressed regionally through the coordination of strategies carried out locally by government agencies, community -based organizations, and faith-based groups.
Consistent with this approach, the City continues to support the efforts of the CoC and its member organizations that address homelessness throughout the region. The City will use CDBG, HOME, and other resources to support service providers that conduct st reet outreach, provide rapid re -housing assistance, prevent homelessness through rental assistance, and to preserve and expand the supply of affordable housing throughout the jurisdiction.
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
Street outreach activities implemented by local service providers is a means to identify and bring forward individuals that are generally the least likely to seek out services. Street outreach plays a critical role throughout the City by connecting homeles s residents with housing and support services. To more rapidly identify and assess people experiencing homelessness, the CoC adopted the national best -practice coordinated intake and assessment model to more effectively connect individuals and families exp eriencing homelessness or at -risk of homelessness to appropriate services and housing interventions. Through dynamic prioritization, collaborative coordination, intentional resource utilization, equitable resource distribution, and regional service plannin g area prioritization, the Coordinated Entry System (CES) facilitates the referral process to ensure residents are directed to the appropriate CoC service provider.
Addressing the emergency and transitional housing needs of homeless persons The CES uses a standardized assessment process to assist in determining homelessness, vulnerability, strengths, barriers, and other criteria related to eligibility for housing programs. The standardized CES assessment process is consistent across all access points including street outreach teams. Through this process, individuals and families are assessed and referred to the most appropriate resource based on the outcome of their assessment. During this Consolidated Plan cycle, the City will explore opportu nities to increase capacity at emergency shelters and transitional housing programs to address these needs.
City of Lancaster – 134 – Consolidated Plan
Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.
In support of CoC efforts, this Strategic Plan provides for the use of CDBG funds to support activities implemented by local nonprofit organizations that provide services to help prevent and reduce homelessness, including families at risk of homelessness, veterans, survivors of domestic violence, and emancipated foster youth. The City will also leverage HOME funds to expand the supply of affordable housing, including permanent supportive housing units for chronically homeless individuals and families.
Implementation of CES over the past five years has shortened the period that individuals and families experience homelessness. The City of Lancaster’s strategic approach is to support regional efforts to prevent and reduce homelessness by focusing on affordable housing development and supporting service providers that fill vital gaps in the continuum of services necessary to keep people stably housed.
Help low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families who are likely to become homeless after being discharged from a publicly funded institution or system of care, or who are receiving assistance from public and private agencies that address housing, health, social services, employment, education or youth needs.
The strategies discussed above will help low -income individuals and families avoid becoming homeless. The CDBG program will fund public service programs aimed at preventing and reducing homelessness.
City of Lancaster – 135 – Consolidated Plan
SP-65 Lead-based Paint Hazards
Actions to address LBP hazards and increase access to housing without LBP hazards The Residential Lead Based Paint Hazard Reduction Act of 1992 (Title X) emphasizes prevention of childhood lead poisoning through housing-based approaches. This strategy requires the City to implement programs that protect children living in older housing from lead hazards.
Overall, the City has a relatively new housing stock. Therefore, lead -based paint hazards are not an extensive issue in Lancaster. According to the Market Analysis, the vast majority of City’s housing stock (66 percent) was built after 1978, when the use of lead-based paint was outlawed, meaning that the residents of these homes should not be at risk of lead - based paint hazards. Only those units constructed prior to 1978 are presumed to have the potential to contain lead -based paint. In these units, the bes t way to have reasonable assurance that lead -based paint hazards are not present is to have the painted surfaces tested.
According to the City of Lancaster’s Housing Rehabilitation Program, a typical lead-based paint screening survey costs approximately $ 1,620. To reduce lead -based paint hazards, the City takes the following actions:
• Include lead testing and abatement procedures if necessary in all residential rehabilitation activities for units built prior to January 1, 1978. • Educate residents on the health hazards of lead -based paint through the use of brochures and encourage screening children for elevated blood-lead levels. • Disseminate brochures about lead hazards through the City’s residential rehabilitation activities.
How are the actions listed above related to the extent of lead poisoning and hazards? Over time through testing and abatement, monitoring of public health data, and through public education, the public will have greater awareness of the hazards of lead-based paint to children. This will prompt homeowners, landlords, and parents of young chi ldren to proactively address unsafe housing conditions in pre -1978 units where children may potentially be exposed to lead-based paint hazards.
How are the actions listed above integrated into housing policies and procedures? The City’s Housing Rehabilitation Program Guidelines require the dissemination of brochures provided by the U.S. Environmental Protection Agency to all applicants as part of the transmittal of the program application. Any unit receiving assistance through the program that was built prior to January 1, 1978 is tested for lead-based paint. If lead-based paint is present, appropriate abatement procedures are implemented as part of the rehabilitation contract consistent with the requirements of 24 CFR Part 35.
City of Lancaster – 136 – Consolidated Plan
SP-70 Anti-Poverty Strategy
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families
To meaningfully address this challenge, each of the goals included in the Strategic Plan is aligned to support activities that promote the availability of affordable housing and provide essential services that directly benefit low - and moderate -income resi dents. In the implementation of the Strategic Plan, the City will prioritize funding for activities that most effectively address these goals over the next five years. This strategy will emphasize using CDBG and HOME funds to help individuals and families rise out of poverty to long -term self-sufficiency.
The implementation of CDBG and HOME activities meeting the goals established in this Strategic Plan will help to reduce the number of poverty-level families by:
• Providing public services designed to address the needs of low - and moderate - income residents to ameliorate the effects of poverty
• Supporting activities that increase the supply of housing that is affordable to low- and moderate-income households
• Supporting activities that preserve the existing housing stock that is affordable to low- and moderate-income households
• Improving public facilities and infrastructure to benefit low - and moderate-income residents or those presumed under HUD regulations to be low - and moderate- income such as the elderly and disabled adults
How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this affordable housing plan?
The goals of this Strategic Plan are aligned to benefit low- and moderate-income residents and to reduce the number of poverty -level families. For example, the goal to develop affordable homeowner housing will provide additional housing options for low-income households. This is further supported by the goal to expand homeownership opportunities which provides financial assistance to income eligible households to purchase a home. The goal to preserve homeowner housing will include activities targeted at families who own their residence but lack the resources to address emergency repairs or maintain the property in compliance with City codes and standards. Addressing substandard or emergency housing conditions allows low - and moderate -income families to maintain housing stability while also guaranteeing that all economic segments of the community live in decent housing. The public services goal will include funding for activities targeted at families in poverty and other low - and moderate -income households wit h specific service needs. Providing this range of targeted services ensures children, families, seniors, and residents with special needs have the appropriate support and resources to thrive in Lancaster.
City of Lancaster – 137 – Consolidated Plan
SP-80 Monitoring
Describe the standards and procedures that the jurisdiction will use to monitor activities carried out in furtherance of the plan and will use to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
To ensure that CDBG and HOME funds are used efficiently and in compliance with applicable regulations, the City provides technical assistance to all subrecipients at the beginning of each program year and monitors subrecipients throughout the program year.
Technical Assistance
To enhance compliance with federal program regulations, the City provides an annual Notice of Funding Availability (NOFA) workshop to review the Plan goals, program requirements and available resources with potential applicants. Subsequent to the approval of the Annual Action Plan, a mandatory subrecipient workshop is held to review program regulations in detail, to provide useful forms and resources for documenting compliance and to review the City’s compliance procedures and requirements.
Additionally, in dividualized technical assistance is provided on an as -needed basis throughout a program year.
Activity Monitoring
All activities are monitored, beginning with a detailed review upon receipt of an application to determine eligibility, conformance with a National Objective and conformance with a Plan goal. This review also examines the proposed use of funds, eligibility of the service area, eligibility of the intended beneficiaries and likelihood of compliance with other federal requirements such as the National Environmental Policy Act, the System for Award Management (SAM) debarment list, prevailing wage, Minority and Women Business Enterprise, Section 3 and federal acquisition and relocation regulations, as applicable.
Subrecipients are required to submit an audit and other documentation to establish their capacity, and any findings noted in the audit are reviewed with the applicant. Eligible applications are then considered for funding. Once funded, desk monitoring incl udes ongoing review of required quarterly performance reports. For CDBG public service activities, an on-site monitoring is conducted once every two (2) years, or more frequently as needed to ensure compliance. These reviews include both a fiscal and progr ammatic review of the subrecipient’s activities. The reviews determine if the subrecipient is complying with the program regulations and City contract. Areas routinely reviewed include overall administration, financial systems, appropriateness of program expenditures, program delivery, client eligibility determination and documentation, reporting systems, and achievement toward achieving contractual goals. Following the monitoring visit, a written report is provided delineating the results of the review and any
City of Lancaster – 138 – Consolidated Plan
findings of non -compliance and the required corrective action. Subrecipients normally have 30 days to provide the City with corrective actions taken to address any noted findings.
Individualized technical assistance is provided, as noted above, as soon as compliance concerns are identified. For CDBG capital projects, monitoring also includes compliance with regulatory agreement requirements. For HOME funded activities, annual monitoring is undertaken to ensure that for renter occupied units, household income, rents and utility allowances are in compliance with applicable limits pursuant to the affordability covenant.
For ownership units, annual monitoring of occupancy is conducted throughout the affordability period.
City of Lancaster – 139 – Consolidated Plan
Action Plan
AP-15 Expected Resources
Introduction
The projects and activities included in the 2025 -2026 Action Plan are based on resources that are reasonably anticipated to be available to the City from July 1, 2025, through June 30, 2026. The actual resources available to support activities during the implementation of the remainder of the 2025 -2029 Consolidated Plan may vary significantly due to factors outside of the City's control. For example, HUD formula grant allocations are subject to change each year based on several factors such as the amount of the national appropriation, changes in ACS population data applied to the CPD grant formulas, statutory changes to the grant programs, the addition or removal of entitlements receiving a particular grant, and the availability of reallocated funds.
For the 2025-2026 program year, the City anticipates receiving approximately $1,582,198 in CDBG funds and $656,727.86 in HOME funds to support the following eligible activities to be implemented from July 1, 2025 through June 30, 2026.
City of Lancaster – 140 – Consolidated Plan
Anticipated Resources
Program Source
of Funds Uses of Funds
Expected Amount Available Year 1 Expected
Amount
Available
Remainder of
ConPlan:
$
Narrative Description Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG Public –
federal
Admin and Planning
Housing
Public Improvements
Public Services
$1,582,198.00 $0.00 $0.00 $1,582,198.00 $6,328,792.00
The expected amount
available for the remainder
of the Consolidated Plan
period assumes level
funding in future years.
HOME Public –
federal
Homebuyer
Assistance
Homeowner Rehab
Multifamily Rental
Construction
New Construction for
Ownership
$656,727.86 $0.00 $0.00 $656,727.86 $2,626,911.44
The expected amount
available for the remainder
of the Consolidated Plan
period assumes level
funding in future years.
Table 56 – Expected Resources
City of Lancaster – 141 – Consolidated Plan
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied As a City with substantial housing and community development needs, Lancaster shares an interest in leveraging its CDBG and HOME entitlement grants with a variety of funding resources in order to maximize the effectiveness of available funds.
Federal Resources
• Continuum of Care (CoC) Program
• HUD Veterans Affairs Supportive Housing (HUD-VASH)
• Supportive Housing for the Elderly (Section 202)
• Supportive Housing for Persons with Disabilities (Section 811) • Housing Opportunities for Persons with AIDS (HOPWA)
• YouthBuild
• Federal Low-Income Housing Tax Credit (LIHTC) Program State Resources
• State Low-Income Housing Tax Credit Program
• Building Equity and Growth in Neighborhoods Program (BEGIN) • Permanent Local Housing Allocation (PLHA)
• CalHome Program
• Multifamily Housing Program (MHP)
• CalHFA Single and Multi-Family Program
• Mental Health Service Act (MHSA) Funding
• Justice Assistance Grant (JAG) Program
• Homeless Emergency Aid Program (HEAP)
• Project Roomkey
Local Resources
• Los Angeles County Development Agency (LACDA)
• Los Angeles Homeless Services Authority (LAHSA)
• Southern California Home Financing Authority (SCHFA)
• General fund
Private Resources
• Federal Home Loan Bank Affordable Housing Program (AHP) • Community Reinvestment Act Programs
• United Way
• Private Contributions
City of Lancaster – 142 – Consolidated Plan
HOME Match Requirements
Under federal HOME regulations, the City of Lancaster must contribute a 25 percent local match to HOME -funded projects. However, HUD allows match reductions for local jurisdictions that meet one of the distress criteria.
For Fiscal Year 2023, Lancaster was identified as fiscally distressed and received a 100 percent reduction in match requirements, thereby lowering the required match to 0 percent of HOME funds expended. While match reductions are recalculated annually, the City anticipates this match reduction status will continue through the Consolidated Plan period.
The City will meet its HOME match requirement with non-federal resources.
If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan In the early 2000s, the Lancaster Redevelopment Agency acquired numerous properties in the City’s core using low- and moderate-income housing funds. Following the dissolution of redevelopment agencies, the Lancaster Housing Authority assumed responsibility for these properties and initiated revitalization efforts, including the demolition of dilapidated structures, site clearance, and preparation for affordable housing development.
In recent years, the Housing Authority has actively solicited proposals from qualified developers to acquire and develop affordable housing on Housing Authority owned land.
By the end of the 2024 -2025 program year, the Housing Authority will issue addition al Requests for Proposals (RFPs) for the acquisition and development of approximately 40 acres across multiple Housing Authority-owned sites.
Additionally, the City has allocated $2,082,945 in HOME ARP funds toward the construction of affordable housing on one of the Housing Authority’s sites. While tis investment is currently designated for a specific project, the City retains flexibility to re allocate HOME- ARP funds, if necessary, potentially directing them toward land acquisition, rehabilitation, or conversion into affordable rental housing or transitional housing for qualified populations and low-income households.
As of the publication of this document, the City has entered into a Development and Disposition Agreement (DDA) with Bridge Housing Corporation for the City’s Housing Neighborhood Revitalization (HNR-1) property located at the Southwest corner of Avenue I and Sierra Highway. The development anticipates constructing 114 units, of which 113 units will be income restricted. The development is the start of many other developments the City will be pursuing to increase the availability of affordable housing throu ghout the City. Other properties include but are not limited to:
• HNR 3: Located at the northeast corner of Division Street and Avenue I. The project is a Residentially Planned Development for 311 units (206 market multi -family, 30 affordable multifamily, and 75 condominiums).
City of Lancaster – 143 – Consolidated Plan
• HNR 4: Located at the west side of Sierra Highway between Avenue H and H-13. The project consists of a residential development for 499 single-family units (196 family & 303 senior) at 30-60% AMI, 2detention areas, and a linear green belt. • HNR 5: Located on the west side of 10th Street Wes between H -8 and H -11. The project consists of 27 multi-family units for ownership at 60-80% AMI. • HNR 6: Located at the northeast corner of Avenue J-2 and Beech Avenue. The project consisted of a 24-unit apartment complex.
• HNR 7: Located at the southeast corner of Newgrove Street and Beech Avenue. The project consists of an 11,076 sq. ft. 12-unit apartment complex. • HNR 8: Located along Avenue H -13 between 3rd and 4th Street East. The project consists of eight (8) single -family homes at 60 -80% AMI and is envisioned for development along with the adjacent HNR 3 for economies of scale. • HNR 9: Located along the east side of Beech Avenue between Avenue J -6 and J-7.
The project consists of a 36-unit apartment complex.
Beyond these planned developments, the City took proactive steps in the 2023 -2024 program year by acquiring 108 undersized and undevelopable parcels. The City intends to consolidate these parcels, most of which are within a 1/8-mile radius, approximately half a mile southeast of downtown Lancaster, into 15 larger, developable lots. Once consolidated is complete, the City will issue RFPs to both non-profit and for-profit developers for projects targeting underserved low -income populations. These developments may include short - term and long-term transitional housing units.
Discussion
During the 2025-2026 Program Year, the City anticipates that these funds will be leveraged with other pub lic and private funding. Along with leveraged dollars, the City expects to invest approximately $1,582,198 in CDBG funds and $656,727.86 in HOME funds during the program year on public services, housing preservation and development, as well as public facility and infrastructure improvement activities that promote suitable living environments and decent housing.
City of Lancaster – 144 – Consolidated Plan
AP-20 Annual Goals and Objectives
Goals Summary Information
Goal Name Start
Year
End
Year Category Geographic
Area Needs Addressed Funding Goal Outcome Indicator
1 Provide Supportive
Human Services 2025 2026
Non-Housing
Community
Development
Citywide
Supportive
Human Services
for Vulnerable
Populations
CDBG:
$237,329.00
Public service activities
other than Low/Mod
Income Housing Benefit:
139 Persons Assisted
2 Preserve
Homeowner
Housing
2025 2026 Affordable
Housing Citywide
Preservation of
existing
homeownership
housing
CDBG:
$1,028,430.00
Homeowner housing
rehabilitated:
30 Households / Housing
Units
3 Develop Affordable
Homeowner
Housing
2025 2026 Affordable
Housing Citywide
Affordable
homeowner
housing
development
HOME:
$98,510.00
Homeowner housing
added:
1 Households / Housing
Units
4 Expand
Homeownership
Opportunities
2025 2026 Affordable
Housing Citywide Homeownership
opportunities
HOME:
$558,217.86
Direct financial assistance
to homebuyers:
4 Households Assisted
5 Provide Fair
Housing Services 2025 2026 Affordable
Housing Citywide
Ensure equal
access to
housing
opportunities
CDBG:
$40,000
Other: 300 Persons
Assisted
6 Planning &
Administration 2025 2026 All Citywide All
CDBG:
$276,439.00 Other: 1
HOME:
$0.00 Other: 1
Table 57 – Goals Summary
City of Lancaster – 145 – Consolidated Plan
Goal Descriptions
1 Goal Name Provide Supportive Human Services
Goal
Description
Provide low- and moderate- income residents with a range of public services necessary to prevent homelessness and ameliorate the effects of poverty.
2 Goal Name Preserve Homeowner Housing
Goal
Description
Preserve the quality of existing owner-occupied housing units through rehabilitation including lead-based paint education, inspection, testing and abatement. Where appropriate, energy efficiency improvements and conservation measures will be implemented to increase sustainability and reduce monthly household utility costs to promote long-term affordability.
3 Goal Name Develop Affordable Homeowner Housing
Goal
Description
In partnership with housing developers, increase the supply of homeowner housing that is affordable to low-income households, including units for persons with special needs and persons experiencing homelessness.
4 Goal Name Expand Homeownership Opportunities
Goal
Description
Promote homeownership opportunities for low- and moderate-income households through downpayment assistance and housing counseling initiatives.
5 Goal Name Provide Fair Housing Services
Goal
Description
Affirmatively further fair housing choice through the provision of fair housing education, counseling, anti-discrimination and landlord-tenant mediation services.
6 Goal Name Planning and Administration
Goal
Description
Provide for the timely and compliant administration of the CDBG and HOME programs in accordance with HUD policy and federal regulations.
City of Lancaster – 146 – Consolidated Plan
Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME
91.215(b).
The City of Lancaster anticipates providing affordable housing to low - and moderate - income households through the following activities:
• Homeowner Housing Rehabilitation Program - $1,028,430 in CDBG funds (30 households / housing units)
• Homeowner Housing Development - $98,510 in HOME funds ( 1 households / housing units)
• FTHB Program: $492,545.86 in HOME funds (4 households)
City of Lancaster – 147 – Consolidated Plan
AP-35 Projects
Introduction
To address the high priority needs identified in the Strategic Plan to the 202 5-2029 Consolidated Plan, the City of Lancaster will invest CDBG and HOME funds in projects that provide public services to low - and moderate -income residents, preserve and develop affordable housing, and provide homeownership assistance. Together, these projects will address the housing and community development needs of Lancaster residents.
Projects
# Project Name
1 Provide Supportive Human Services
2 Preserve Homeowner Housing
3 Develop Affordable Homeowner Housing
4 Expand Homeownership Opportunities
5 Provide Fair Housing Services
6 Program Administration
Table 58 – Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs
Based on the Strategic Plan, the City is allocating 100 percent of its CDBG and HOME funds (excluding program administration) for program year 2025-2026 toward projects and activities that benefit low- and moderate-income clientele and are available citywide.
The primary obstacles to meeting the underserved needs of low - and moderate-income residents include lack of funding from federal, state and other local sources, the high cost of housing that is not affordable to low-income households, and the limited access to home improvement financing in the private lending industry. To address these obstacles, the City is investing CDBG and HOME funds through the 2025-2026 Action Plan in projects that develop and preserve affordable housing, expand essential public services for low- and moderate-income residents, and enhance homeownership opportunities.
City of Lancaster – 148 – Consolidated Plan
AP-38 Project Summary
Project Summary Information
1 Project Name Provide Supportive Human Services
Target Area Citywide
Goals Supported Provide Supportive Human Services
Needs Addressed Supportive Human Services for Vulnerable Populations Funding CDBG: $237,329
Description Provide low- and moderate- income residents with a range of public services necessary to prevent homelessness and ameliorate the effects of poverty.
Target Date 6/30/26
Estimate the number
and type of families
that will benefit from
the proposed activities
139 Persons Assisted
Location Description Citywide
Planned Activities
LACP: The Work Program (30 Persons) - $109,200
SC: Coffee Manufacturing Homeless Employment (24 Persons) - $50,000 AVHP: Feed the Need (85 Persons) - $78,129
2 Project Name Preserve Homeowner Housing
Target Area Citywide
Goals Supported Preserve Homeowner Housing
Needs Addressed Preservation of existing homeownership housing Funding CDBG: $1,028,430
Description
Lancaster has an existing Housing Rehabilitation Program geared towards the preservation of the quality of existing owner-occupied housing units through rehabilitation including lead -based paint education, inspection, testing and abatement. Where appropriate, energy efficiency improvements and conservation measures will be implemented to increase sustainability and redu ce monthly household utility costs to promote long -term affordability.
Target Date 6/30/26
Estimate the number
and type of families
that will benefit from
the proposed activities
30 Homeowner Households / Housing Units Rehabilitated
Location Description Citywide
Planned Activities
City of Lancaster: Housing Rehabilitation Program (30 Households/Housing Units) - $1,028,430
City of Lancaster – 149 – Consolidated Plan
3 Project Name Develop Affordable Homeowner Housing
Target Area Citywide
Goals Supported Develop Affordable Homeowner Housing
Needs Addressed Affordable homeowner housing development Funding HOME: $98,510
Description
In partnership with housing developers, increase the supply of homeowner housing that is affordable to low -income households, including units for persons with special needs and persons experiencing homelessness.
Target Date 6/30/26
Estimate the number
and type of families
that will benefit from
the proposed activities
1 Homeowner Households / Housing Units Added
Location Description Citywide
Planned Activities
Habitat for Humanity: Homeownership Program ( 1 Households/Housing Units) - $98,510
4 Project Name Expand Homeownership Opportunities
Target Area Citywide
Goals Supported Expand Homeownership Opportunities
Needs Addressed Homeownership opportunities
Funding HOME: $558,217.00
Description
Promote homeownership opportunities for low - and moderate -income households through downpayment assistance and housing counseling initiatives.
Target Date 6/30/26
Estimate the number
and type of families
that will benefit from
the proposed activities
4 Households Assisted
Location Description Citywide
Planned Activities
City of Lancaster: FTHB Program (4 Households) - $558,217.00
City of Lancaster – 150 – Consolidated Plan
5 Project Name Provide Fair Housing Services
Target Area Citywide
Goals Supported Provide Fair Housing Services
Needs Addressed Ensure equal access to housing opportunities Funding CDBG: $40,000
Description
Affirmatively further fair housing choice through the provision of fair housing education, counseling, anti-discrimination and landlord-tenant mediation services.
Target Date 6/30/26
Estimate the number
and type of families
that will benefit from
the proposed activities
Other: 300 Persons Assisted
Location Description Citywide
Planned Activities Fair Housing Foundation: Fair Housing Services (300 Persons) - $40,000 6 Project Name Program Administration
Target Area Citywide
Goals Supported All
Needs Addressed All
Funding CDBG: $276,439
HOME: $65,672
Description
Overall administration of the CDBG and HOME program which includes preparation and submission of the Annual Action Plan and CAPER, IDIS data input, provision of technical assistance, monitoring of all projects, and fiscal management.
Target Date 6/30/26
Estimate the number
and type of families
that will benefit from
the proposed activities
N/A
Location Description Citywide
Planned Activities City of Lancaster: CDBG Administration - $276,439 City of Lancaster: HOME Administration - $0
City of Lancaster – 151 – Consolidated Plan
AP-50 Geographic Distribution
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed Based on the Strategic Plan, the City is allocating 100 percent of its CDBG and HOME funds (excluding program administration) for program year 2025 -2026 toward projects and activities that benefit low- and moderate-income clientele and are available citywide.
The low- and moderate-income census tract/block groups are shown on the map included in Appendix B of this Consolidated Plan.
Geographic Distribution
Target Area Percentage of Funds
Citywide 100%
Table 59 - Geographic Distribution
Rationale for the priorities for allocating investments geographically For the 2025 -2026 program year, the City wil l invest $1,582,198 in CDBG funds and $656,727.86 in HOME funds that will benefit low - and moderate -income residents throughout the City.
Discussion
Lancaster is allocating 100 percent of its non -administrative CDBG and HOME funds for program year 2025 -2026 to activities that benefit low - and moderate -income residents throughout the City.
City of Lancaster – 152 – Consolidated Plan
AP-55 Affordable Housing
Introduction
Three high priority affordable housing needs are identified in the 202 5-2029 Consolidated Plan and three Strategic Plan goals are established to provide the framework necessary to invest CDBG and HOME funds to address the affordable housing needs of the City. During the 2025 -2026 program year, the City will implement the following affordable housing activities:
• Homeowner Housing Rehabilitation Program - $1,028,430 in CDBG funds ( 30 households / housing units)
• Homeowner Housing Development - $98,510 in HOME funds ( 1 households / housing units)
• Homebuyer Assistance Program: $492,545.86 in HOME funds (4 households) One Year Goals for the Number of Households to be Supported Homeless 0
Non-Homeless 35
Special Needs 0
Total 35
Table 60 - One Year Goals for Affordable Housing by Support Requirement
One Year Goals for the Number of Households Supported Through Rental Assistance 0
The Production of New Units 1
Rehab of Existing Units 30
Acquisition of Existing Units 4
Total 35
Table 61 - One Year Goals for Affordable Housing by Support Type Discussion
During the 202 5-2026 program year, the City will allocate $1,028,430 of CDBG funds to provide financial assistance to low - and moderate-income homeowners to help preserve their homes in need of critical home improvements. In addition, Lancaster intends to partner with a Community Development Housing Organization (CHDO) and invest $98,510 in HOME funds toward developing affordable homeownership housing. Lastly, the City also plans to allocate $492,545.86 of HOME funds to provide financial assistance to income - eligible households to purchase a home.
City of Lancaster – 153 – Consolidated Plan
*AP-60 Public Housing
Introduction
The Los Angeles County Development Authority (LACDA) plays a vital role in addressing the affordable housing needs of residents throughout the City.
Actions planned during the next year to address the needs of public housing residents LACDA manages five affordable housing sites throughout the County, one of which is Lancaster Homes. In addition, LACDA administers the Housing Choice Voucher (HCV) program which ensures low-income families have access to stable and affordable housing.
Actions to encourage public housing residents to become more involved in management and participate in homeownership
LACDA encourages residents to be actively involved in the community and in the management of public housing developments through resident councils and numerous opportunities for feedback such as community meetings and surveys. LACDA encourages qualified public housing participants to pursue self-sufficiency and homeownership. In the Family Self-Sufficiency program staff works with participants to establish a five -year plan to become independent of government assistance. As family income increases the amount of rent they are responsible for those as well. The incremental incre ase in rent is put into an escrow account which becomes available to the family upon completion of the program or for eligible expenses during the term of the program.
If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance
Not applicable, LACDA is designated as a High Performing PHA.
Discussion
The City of Lancaster continues to support LACDA in effective administration of its limited affordable housing resources. The City also continues to work with the agency to include the residents with Housing Choice Vouchers in the federally funded programs administered by LACDA. Moving forward, prioritizing resident -focused improvements and securing additional resources will ensure that public housing continues to be a cornerstone of the City’s affordable housing strategy.
City of Lancaster – 154 – Consolidated Plan
AP-65 Homeless and Other Special Needs Activities
Introduction
Preventing and reducing homelessness is a top priority for HUD that is addressed nationally through coordination of regional strategies carried out locally by government agencies and a wide variety of community-based organizations and faith-based groups. Consistent with this approach, the City of Lancaster supports the efforts of the CoC and its member organizations that address homelessness throughout the region. In alignment with this strategy, the City will use CDBG, HOME, and other funds to support local service providers as well as City run programs to prevent homelessness and to expand the supply of affordable housing in Lancaster for extremely low- and low-income residents.
Describe the jurisdictions one -year goals and actions for reducing and ending homelessness including reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City of Lancaster works closely with local nonprofits and regional service providers to ensure that homeless individuals have access to housing assistance, supportive services, and case management. The City will continue working with its partners to expand housing- first programs, increase emergency shelter capacity, and strengthen outreach initiatives to connect individuals with available support services.
During the 2025 -2026 program year, the City will invest $ 237,329 of CDBG funds to the following activities that prevent and reduce homelessness:
• LACP: The Work Program (30 persons assisted)
• SC: Coffee Manufacturing Homeless Employment (24 persons assisted) • AVHP: Feed the Need (85 persons assisted)
Addressing the emergency shelter and transitional housing needs of homeless persons The ultimate solution to ending homelessness is transitional to permanent housing closely aligned with supportive services that ensure housing stability can be maintained. However, one of the most pressing challenges is the lack of emergency and transitional housing options. The existing shelter system does not have enough capacity to serve all individuals in need, particularly families with children and unaccompanied youth. Limited funding for public services also restricts the City's ability to expand supportive housing programs and case management services. To address these gaps, the City is seeking additional funding sources, strengthening partnerships with the private sector, and exploring innovative housing solutions.
Additionally, to address the needs of homeless persons in the near-term, the City supports Lost Angeles Children’s Project and Street Company which provides employment training
City of Lancaster – 155 – Consolidated Plan
services with the goal of helping 54 people become self -sufficient and enter their own permanent housing.
Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again To address the needs of homeless families, families with children, veterans and their families, the City will support Lost Angeles Children’s Project and Street Company which provides employment training services with the goal of helping familie s become self - sufficient and achieve financial stability . Furthermore, the City intends to support of the Antelope Valley Partners for Health feed the need program that helps families that are at- risk of homelessness achieve stability by providing access to food to help offset cost of living expenses.
Additionally, the City’s partnership with the Los Angeles Continuum of Care (CoC) and its member organizations provides intensive, field -based engagement services that meets clients and their families where they live. As a result, the City has been able to leverage its partnerships with the CoC agencies to bolster its homeless outreach efforts.
Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs To help low -income individuals and families avoid becoming homeless, the City will continue its partnership with Antelope Valley Partners for Health to connect residents at risk of becoming homeless to food to help offset cost of living expenses. I n addition, the City intends to support Lost Angeles Children’s Project and Street Company which provides employment training services with the goal of helping families become self-sufficient and avoid becoming homeless.
The City coordinated with the CoC and other subrecipients receiving CDBG funds to ensure that its HUD-funded programs are targeted, to the greatest extent feasible, to address the discharge of persons from publicly funded institutions or systems of care so that these individuals and families have access to public services and affordable housing opportunities necessary to prevent homelessness. The City will continue to explore additional ways to prevent and address homelessness caused by discharge from publi c institutions.
City of Lancaster – 156 – Consolidated Plan
Discussion
The City will use CDBG, HOME, and other funds to support local service providers as well as City run programs to prevent homelessness and to expand the supply of affordable housing in Lancaster for extremely low- and low-income residents.
City of Lancaster – 157 – Consolidated Plan
AP-75 Barriers to affordable housing
Introduction:
A barrier to affordable housing is a public policy or regulation that constrains the development and preservation of affordable housing such as tax policy, land use controls, zoning ordinances, building codes, growth limits, environmental protection, and fees.
Barriers to affordable housing are distinguished from impediments to fair housing choice in the sense that barriers are lawful and impediments to fair housing choice are usually unlawful.
Based on information gathered and resident feedback, the primary barriers to affordable housing in Lancaster are housing affordability and the lack of monetary resources necessary to develop and sustain affordable housing. The two barriers are related in the sense that demand for affordable housing exceeds the supply , and insufficient resources are available to increase the supply of affordable housing to meet demand.
To address housing affordability and the lack of monetary resources for affordable housing, the 2025-2026 Action Plan calls for the investment of a significant portion of CDBG and HOME funds to preserve 30 existing housing units, develop 1 new affordable housing unit, and provide homeownership assistance to 4 low-income households.
Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment Addressing misconception s through community education is critical to gaining public support for affordable housing initiatives. The availability of developable land is constrained by high acquisition costs and the need for infrastructure improvements.
Investment in land assemblage, demolition, and site preparation is necessary to create shovel-ready sites for affordable housing projects.
Despite zoning incentives, market conditions make it challenging to attract developers to affordable housing projects. Additional financial incentives are needed to encourage private sector investment. A collaborative approach between the City, County, and regional partners could expand resources and enhance the feasibility and impact of affordable housing initiatives.
Discussion:
To address housing affordability and the lack of monetary resources for affordable housing, the City will continue to leverage its CDBG and HOME funds to attract private and other available resources to incentivize the development of new affordable housing units and the preservation of existing affordable housing.
City of Lancaster – 158 – Consolidated Plan
Through the City’s Housing Rehabilitation Program, it will provide financial assistance to low- and moderate-income homeowners to help preserve homes that need critical home improvements. In addition, the City’s First-Time Homebuyer (FTHB) program will provide financial assistance to income-eligible households to purchase a house. Lastly, the Housing Development project will expand the supply of affordable housing for low- and moderate- income residents.
City of Lancaster – 159 – Consolidated Plan
AP-85 Other Actions
Introduction:
In the implementation of the 2025-2026 Annual Action Plan, the City will invest CDBG and HOME resources to address obstacles to meeting underserved needs, foster and maintain affordable housing, reduce lead-based paint hazards, reduce the number of poverty -level families, develop institutional structure, and enhance coordination between public and private housing and social service agencies.
Actions planned to address obstacles to meeting underserved needs The primary obstacles to meeting the underserved needs of low - and moderate-income people include lack of funding from federal, state and other local sources, the high cost of housing that is not affordable to low -income households, and the lack of home improvement financing in the private lending industry. To address these obstacles, the City is investing CDBG and HOME funds through the 202 5-2026 Action Plan in activities that provide public services to low - and moderate -income residents and those that are homeless. Additionally, Lancaster will support a variety of financial assistance programs that will enable eligible homeowners to preserve their residence and purchase a home.
Lastly, the City will finance the development of new housing units that are affordable to low- and moderate-income residents.
Actions planned to foster and maintain affordable housing During the 202 5-2026 program year, the City will invest CDBG funds to preserve and maintain affordable housing through the City’s Housing Rehabilitation Program that will provide financial assistance to low - and moderate -income homeowners. In addition, Lancaster will allocate HOME funds to develop housing units that are affordable to low - and moderate-income households. Lastly, the City’s FTHB program furthers the aim of promoting homeownership opportunities by financially assisting low - and moderate- income residents with downpayment assistance and counseling.
Actions planned to reduce lead-based paint hazards
The Residential Lead Based Paint Hazard Reduction Act of 1992 (Title X) emphasizes prevention of childhood lead poisoning through housing -based approaches. To reduce lead-based paint hazards, the City of Lancaster’s Housing Rehabilitation Program will conduct lead-based paint testing and risk assessments for each property assisted that was built prior to January 1, 1978 and will incorporate safe work practices or abatement into the scope of work as required to reduce lead-based paint hazards in accordance w ith 24 CFR Part 35.
City of Lancaster – 160 – Consolidated Plan
Actions planned to reduce the number of poverty-level families The implementation of CDBG and HOME activities meeting the goals established in this Consolidated Plan will help to reduce the number of poverty-level families by:
• Supporting activities that increase the supply of housing that is affordable to low - and moderate-income households;
• Supporting activities that preserve the existing housing stock that is affordable to low- and moderate-income households;
• Providing a continuum of housing and public service programs to address the needs of low-income families as well as prevent and reduce homelessness; and • Improving public facilities and infrastructure to benefit low - and moderate-income residents or those presumed under HUD regulations to be low - and moderate - income such as the elderly and disabled adults
In addition to these local efforts, mainstream state and federal resources also contribute to reducing the number of individuals and families in poverty. Federal programs such as the Earned Income Tax Credit and Head Start provide pathways out of poverty for families who are ready to pursue employment and educational opportunities. Additionally, in California, the primary programs that assist families in poverty are CalWORKs, CalFresh (formerly food stamps) and Medi -Cal. Together, these programs provide individuals and families with employment assistance, subsid ies for food, medical care, childcare and cash payments to meet basic needs such as housing, nutrition and transportation.
Actions planned to develop institutional structure
Lancaster’s institutional delivery system is highly collaborative, well -structured, and equipped with experienced public and private sector partners. One of the key strengths of the system is the diverse network of service providers capable of leveraging CDBG and HOME funds to address affordable housing, public services, and community development needs. To enhance the effectiveness of the institutional delivery system and address service gaps, the City will collaborate with affordable housing developers and nonprofit agencies receiving CDBG and HOME funds through the 2025 -2026 Action Plan to ensure that the needs of low- and moderate-income residents are met as envisioned within the 2025-2029 Consolidated Plan.
Actions planned to enhance coordination between public and private housing and social service agencies
To enhance coordination between public and private housing and social service agencies, the City will continue consulting with and inviting the participation of a wide variety of agencies and organizations involved in the delivery of housing and supportive services to low- and moderate-income residents in Lancaster. With improvements in technology, the City will expand its outreach efforts to enhance coordination with public and private
City of Lancaster – 161 – Consolidated Plan
housing and social service agencies through social media platforms such Facebook, Twitter, Instagram, etc.
Discussion:
In the implementation of the 2025-2026 Annual Action Plan, the City will invest CDBG and HOME resources to address obstacles to meeting underserved needs, foster and maintain affordable housing, reduce lead-based paint hazards, reduce the number of poverty -level families, develop institutional structure, and enhance coordination between public and private housing and social service agencies.
City of Lancaster – 162 – Consolidated Plan
AP-90 Program Specific Requirements
Introduction:
Throughout the implementation of activities under the 2025 -2026 Annual Action Plan, the City of Lancaster will follow all HUD regulations concerning the use of program income, forms of investment, overall low- and moderate-income benefit for the CDBG program, and recapture requirements for the HOME program.
Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.
1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed $0
2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan.
$0
3. The amount of surplus funds from urban renewal settlements $0
4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan $0
5. The amount of income from float-funded activities $0 Total Program Income: $0
Other CDBG Requirements
1. The amount of urgent need activities 0
2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income. Overall Benefit - A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income. Specify the years covered tha t include this Annual Action Plan. The City will meet this requirement over the 2025 -2026, 2026-2027, and 2027-2028 program years.
70.00%
City of Lancaster – 163 – Consolidated Plan
HOME Investment Partnership Program (HOME)
Reference 24 CFR 91.220(l)(2)
1. A description of other forms of investment being used beyond those identified in Section 92.205 is as follows:
The City will not use any other forms of investment beyond those identified in Section
92.205.
2. A description of the guidelines that will be used for resale or recapture of HOME funds when used for homebuyer activities as required in 92.254, is as follows:
During the 202 5-2026 program year, the City of Lancaster will implement homebuyer activities which will incorporate recapture provisions into written agreements and long- term affordability covenants as required by 24 CFR 92.254.
The recapture provision ensures that all or a portion of the City’s HOME assistance to homebuyers or homeowners is recaptured if the housing does not continue to be the principal residence of the family for the duration of the applicable period of affordability.
In establishing this provision, the City is subject to the limitation that when the recapture requirement is triggered by a sale (voluntary or involuntary) of the housing unit, and there are no net proceeds or the net proceeds are insufficient to re pay the HOME investments due, the City can only recapture a portion of the net proceeds, if any. The net proceeds are the sales price minus superior loan repayment (other than HOME funds), capital improvements, and any closing costs.
In the event of a mortgage default, the City has the right of first refusal before foreclosure and may use additional HOME funds to acquire the housing in order to preserve the housing’s affordability. However, notwithstanding a foreclosure situation, the City intends to recapture all or some of its HOME funds invested during or at the end of the established affordability period, if practicable. Recaptured HOME funds consist of loan payments (including interest) and/or a loan payoff , upon sale , if the assisted owner is no longer residing in the assisted residence, or for any other breaches of the agreement with the City. Recaptured funds may be used for any HOME eligible activity.
These recaptured funds are identified in the City’s accounting system by a unique recaptured revenue object number. Any recaptured funds will be used by the City before any additional HOME funds.
3. A description of the guidelines for resale or recapture that ensures the affordability of units acquired with HOME funds? See 24 CFR 92.254(a)(4) are as follows:
Periods of affordability. The HOME -assisted housing must meet the affordability requirements for not less than the applicable period specified in the following table, beginning after project completion. The per unit amount of HOME funds and the affordability period that they trigger are described in the table below:
City of Lancaster – 164 – Consolidated Plan
Amount of HOME Assistance Minimum Period of Affordability Under $15,000 5 years
$15,000 to $40,000 10 years
Over $40,000 15 years
Recapture
During the affordability period, if there is a property sale, transfer, or program default of the conditions of the promissory note or the Affordable Housing Restriction, the City will provide for the recapture of HOME funds in accordance with the following:
A. Upon the occurrence of a sale, transfer, or program default of the conditions of the promissory note or the Affordable Housing Restriction, the entire amount of the HOME Assistance provided by the City will be due to the City.
B. Notwithstanding the preceding, in the event that the Net Proceeds resulting from a sale are not sufficient to provide for the full return of the borrower’s investment inclusive of the original down payment and capital improvements performed on the acquired property (subject to City verification and approval), then the borrower shall be entitled to recover their original down payment amount and City -approved capital improvement amounts before the City recapture of the HOME investment amount (the City HOME Assistance). For the purposes of this calculation, net proceeds shall mean the sales price minus the repayment of the Primary Loan undertaken to acquire the Property (other than HOME funds) and any closing costs. Capital improvements means those improvements legally made by Homeowner to the Property after the closing of Homeowner’s purchase of the Property, with a minimum cost of Two Thousand Five Hundred Dollars ($2,500) per item, and a useful remaining economic life of not less than five (5) years, as approved by the City and documented by invoices and receipts which the Homeowner certifies to be true and correct. In the event the net proceeds are not sufficient to repay the full amount of the HOME assistance plus enable the Qualified Homebuyer to recover their initial investment in the home and documented costs of any Capital Improvements, the Qualified Homebuyer shall share the Net Proceeds with the City. For the purpose of this provision, the “initial investment in the home” shall mean the Qualified Hom ebuyer’s down payment. Share of Net Proceeds shall be calculated as set forth in the following mathematical formulas: 24 CFR
92.254(a)(5)(ii)(A)(3)
City of Lancaster – 165 – Consolidated Plan
The affordability period will be evidenced by a promissory note, secured by a deed of trust or mortgage, which provides the affordability period and details the formula under which the HOME funds will be recaptured by the City.
The affordability period and recapture requirements will be evidenced by a deed restriction or covenant indicating the affordability period and restricting future sales.
4. Plans for using HOME funds to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds along with a description of the refinancing guidelines required that will be used under 24 CFR 92.206(b), are as follows:
The City does not intend to use HOME funds under the 202 5-2026 Annual Action Plan to refinance existing debt secured by multifamily housing that is rehabilitated with HOME funds.
APPENDIX ”A”
Citizen Participation
APPENDIX ”B”
Grantee Unique Appendices
APPENDIX ”C”
SF-424, SF-424B, & Certifications