SECTION 10. The diagram and assessments shall be filed in the Office of the City Clerk. Said diagram and assessments, and the certified copy thereof, shall be open for public inspection.
SECTION 11. The City Clerk is hereby ordered and directed to immediately file by no later than the third Monday in August 2022 a certified copy of the diagram and assessment with the Los Angeles County Auditor.
SECTION 12. After the filing of the diagram and assessment, the Los Angeles County Auditor shall enter onto the Los Angeles County assessment roll opposite each lot or parcel of land, the amount assessed thereon as shown in the assessment.
SECTION 13. The assessments shall be collected at the same time and in the same manner as Los Angeles County secured taxes are collected and all laws providing for the collection and enforcement of Los Angeles County taxes shall apply to the collection of the assessments.
SECTION 14. The assessments as above confirmed and levied for these proceedings will provide revenue to finance the maintenance of authorized improvements in the fiscal year commencing July 1, 2022 and ending June 30, 2023.
Resolution No. CC 2022-005
SECTION 15. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED and ADOPTED this 12th day of January, 2022. _________________________________
Approved as to form: Steven D. Hofbauer, Mayor
ATTEST:
___________________________ _________________________________ Christopher L. Beck Shanae S. Smith, City Clerk
City Attorney
I, Shanae S. Smith, City Clerk of Palmdale, California, do hereby certify that the foregoing resolution was duly passed, approved, and adopted by the Council of the City of Palmdale at a regular meeting of said Council held on the 12th day of January, 2022 by the following roll call vote:
AYES: ___________________________________________________________ NOES: ___________________________________________________________ ABSTAIN: ______________________ABSENT:___________________________ Date: ______________________________ _____________________________ Shanae S. Smith, City Clerk
Exhibit A
Certificate of Tabulation Official
and
Statement of Assessment Ballots Submitted
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
ss. CITY OF PALMDALE )
The undersigned, the duly authorized tabulation official appointed by the City Council of the City of Palmdale, DOES HEREBY CERTIFY that pursuant to the provisions of Article XIIID of the Constitution of the State of California and the Proposition 218 Omnibus Implementation Act (Government Code Section 53750 and following), I did tabulate the assessment ballots timely submitted, and not withdrawn, in the assessment ballot proceedings pertaining to the City of Palmdale Landscape Maintenance Assessment District No. 2020-290.
I FURTHER CERTIFY that this Statement of Assessment Ballots Received shows the assessment ballots submitted, and not withdrawn, in favor of the proposed assessment and the assessment ballots submitted, and not withdrawn, in opposition to the proposed assessment, each total weighted according to the financial obligation of the affected properties for which the assessment ballots were submitted.
Total assessment ballots distributed
Total assessment ballots received
Total assessment ballots invalidated
Assessment ballots received in favor of the proposed
assessment:
Weighted value of assessment ballots received in favor of the proposed assessment
Percent of assessment ballots received in favor of the
proposed assessment
Assessment ballots received in opposition to the proposed assessment:
Weighted value of assessment ballots received in opposition to the proposed assessment
Percent of assessment ballots received in opposition to the proposed assessment
This certification is executed this day of , 2021 in Palmdale, California.
By:
Title: ______________________________________
nbsgov.com
Prepared by:
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Engineer’s Report For:
Landscape Maintenance
Assessment District No. 2020-290
Tract No. 54209
November 2021
Fiscal Year 2022/23
TABLE OF CONTENTS
1. INTRODUCTION ......................................................................................... ..................... 1
1.1 District History ........................................................................................................... 1
1.2 Legislative Context .................................................................................................... 1
1.3 Court Rulings ............................................................................................................. 2
2. IMPROVEMENTS ......................................................................................... .................... 4
2.1 Street Tree and Other Landscape Maintenance ....................................................... 4
3. BENEFITS ............................................................................................. ........................... 5
3.1 Street Tree and Other Landscape Maintenance – Improved Aesthetics and Increased Desirability .......................................................................................................... 5
4. SPECIAL BENEFIT DISTRIBUTION ......................................................................... ............. 6
4.1 Building Factor ........................................................................................................... 6
4.2 Land Use Type ........................................................................................................... 6
4.3 Total Special Benefit Points ....................................................................................... 7
5. SEPARATION AND QUANTIFICATION OF GENERAL BENEFITS ........................................... 8
5.1 Summary ................................................................................................................... 8
5.2 General Benefits Identified ....................................................................................... 8
5.3 General Benefit Analysis ........................................................................................... 8
6. BUDGET ............................................................................................... ......................... 12
6.1 Maximum Balance to Be Assessed .......................................................................... 12
6.2 Maximum Assessment Rate per Special Benefit Point ........................................... 12
6.3 Annual Maximum Assessment Rate Increases........................................................ 13
6.4 Future Changes to Parcel Characteristics ................................................................ 13
6.5 Data for Annual Assessment Calculations ............................................................... 13
6.6 Appeals .................................................................................................................... 14
6.7 Method of Collection .............................................................................................. 14
7. ENGINEER’S STATEMENT .............................. ................................................... ............. 15
8. ASSESSMENT DIAGRAM ................................................................................... ............. 16
9. ASSESSMENT ROLL ...................................................................................... .................. 17
10. REFERENCES ........................................ ................................................... ...................... 18
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 1
1. INTRODUCTION
1.1 District History
The City of Palmdale (“City”) provides maintenance and servicing of certain publicly owned landscaped areas and detention basins throughout it’s jurisdictional boundaries. The City funds the maintenance of these landscaping projects and improvements through assessments as described in Section 2 of this Report. The City formed the Landscape Maintenance Assessment District (the “Assessment District”) and there are currently 248 existing zones covering approximately 29,000 parcels. The assessments described in this Report have been prepared pursuant to Article XIII D of the California Constitution, the Proposition 218 Omnibus Implementation Act (Division 2 of the California Government Code §53739 et seq.), and the Landscaping and Lighting Act of 1972 (Division 15 of the California Streets and Highways Code §22500 et seq.) collectively, the “Assessment Law”.
As a condition of approval, Tract number 54209 is required to fund landscape maintenance associated with the frontage improvements for a 97 lot residential subdivision including a drainage basin (lots 88 and 93) and three sets of drywells. The property proposed to be included in the District consists of 95 single family residential homes on 28.71 acres of property. The Landscape Maintenance Assessment District No. 2020- 290 (the “District”) is proposed to fund the maintenance and servicing of street trees and other landscape maintenance (the “Improvements”) that benefit the residential subdivision that forms the District.
1.2 Legislative Context
Determinations of special and general benefits must comply with the requirements of Assessment Law.
The following is a description of the legislative context within which this report is written.
In 1996, California Voters adopted Proposition 218, the “Right to Vote on Taxes Act” which added Articles XIII C and XIII D to the California Constitution. Article XIII D imposes certain substantive and procedural requirements on any agency that wishes to levy special assessments.
The substantive requirements are twofold: (1) assessments can only be imposed for a “special benefit” conferred on an assessed parcel, and (2) assessments must be in proportion to, and no greater than, the special benefit conferred on an assessed parcel.
The special benefit and proportionality requirements are described in Section 4, Subdivision (a) of Article XIII D: “ An agency which proposes to levy an assessment shall identify all parcels which will have a special benefit conferred upon them and upon which an assessment will be imposed. The proportionate special benefit derived by each identified parcel shall be determined in relationship to the entirety of the capital cost of a public improvement, the maintenance and operation expenses of a public improvement, or the cost of the property related service being provided. No assessment shall be imposed on any parcel which exceeds the reasonable cost of the proportional special benefit conferred on that parcel. Only special benefits are assessable, and an agency shall separate the general benefits from the special benefits conferred on a parcel …”
In addition to its substantive requirements, Article XIII D imposes certain procedural requirements, which include preparing an engineer’s report, providing written notice to property owners, providing assessment protest ballots to property owners, holding a public hearing, and tabulating the assessment protest ballots.
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 2
1.3 Court Rulings
Since the initial passage of Proposition 218, several court rulings have helped provide context and direction on the practical implementation procedures and requirements for levying assessments. Several of the key concepts from these rulings are summarized below.
1.3.1 GENERAL BENEFIT
Article XIII D requires an agency to separate the general benefits from the special benefits conferred because only special benefits are assessable.
The Court of Appeal in Golden Hills Neighborhood Assn., Inc. v. City of San Diego (2011) (“Golden Hills”) clarified this concept by stating, “ Separation and quantification of general and special benefits must be accomplished by apportioning the cost of a service or improvement between the two and assessing property owners only for the portion of the cost representing special benefits .” The Court of Appeal in Beutz v. County of Riverside (2010) (“Beutz”) quoted from the Legislative Analyst’s Office pamphlet titled “Understanding Proposition 218” which states an agency must, “ estimate the amount of special benefit landowners would receive from the project or service, as well as the amount of ‘general benefit.’ This step is needed because Proposition 218 allows local government to recoup from assessments only the proportionate share of cost to provide the special benefit. ” The Court in Beutz furthered this idea stating, “ Separating the general from the special benefits of a public improvement project and estimating the quantity of each in relation to the other is essential if an assessment is to be limited to the special benefits.”
1.3.2 BENEFIT-BASED NOT COST-BASED
In Bonander v. Town of Tiburon (2009) (“Tiburon”), the Court of Appeal clarified the idea that assessments must be apportioned based upon benefit rather than cost. The Court stated, “ Proportionate special benefit is the basis upon which a project’s total assessable costs are apportioned among parcels within an assessment district. ”
The assessment on a particular property cannot be based on the relative cost of the improvements, but rather the special benefit conferred on such property. The Court in Tiburon also stated, “ an assessment represents the entirety of the cost of the improvement or property-related service, less any amount attributable to general benefits (which may not be assessed), allocated to individual properties in proportion to the relative special benefit conferred on the property .”
1.3.3 PUBLIC PROPERTY
Section 4, Subdivision (a) of Article XIII D states, in part, “ Parcels within a district that are owned or used by any agency, the State of California or the United States shall not be exempt from assessment unless the agency can demonstrate by clear and convincing evidence that those publicly owned parcels in fact receive no special benefit. ” Historically, there had been differing opinions about whether this requirement that publicly owned property should not be exempt actually meant those properties must be assessed.
The Court of Appeal in Manteca Unified School District v. Reclamation District No. 17 et al (2017) (“Manteca”) clarified this issue by stating, “section 4, subdivision (a) of article XIII D of the California
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 3 Constitution unambiguously conditions any continuing benefit assessment exemption on a showing by clear and convincing evidence of no special benefit. ”
1.3.4 IMPRECISION
The Court in Tiburon acknowledged the difficulty of trying to precisely assign and measure special benefit, stating, “ Any attempt to classify special benefits conferred on particular properties and to assign relative weights to those benefits will necessarily involve some degree of imprecision. ” The Court in Tiburon went on to say that a formula assigning equal weight to different special benefits “may be a legally justifiable approach to measuring and apportioning special benefits, [but] it is not necessarily the only valid approach. Whichever approach is taken to measuring and apportioning special benefits, however, it must be both defensible and consistently applied .”
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 4
2. IMPROVEMENTS
The City seeks to fund the following services and maintenance activities:
Street Trees and Other Landscape Maintenance
The services and maintenance activities listed above are collectively referred to as the “Improvements.” A diagram detailing the proposed area in which the Improvements can be found is below. The Assessment Diagram for the District can be found in Section 8 of this report.
2.1 Street Tree and Other Landscape Maintenance
The City wishes to fund ongoing maintenance and servicing of trees and landscaping including, but not limited to, trees, shrubs, grass and other ornamental vegetation, a drainage basin (lots 88 and 93), three sets of drywells and appurtenant devices, including irrigation systems, watering, and other associated landscape maintenance along 35th Street East and East Avenue R with the City, as well as incidental expenses, associated with the frontage improvements for 95 single family residential parcels located between Avenue Q-12, 37 th Street East, East Avenue R and 35 th Street East.
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 5
3. BENEFITS
The Improvements will confer special benefits upon certain parcels within the District. These benefits are summarized in the table below:
Improvement Benefit(s)
Street Tree and Other Landscape Maintenance Improved Aesthetics Increased Desirability
The special benefits to be conferred by the Improvements are detailed below.
3.1 Street Tree and Other Landscape Maintenance – Improved Aesthetics and Increased Desirability
The street trees and other landscaping activities will confer aesthetic benefits. Specifically, the street trees are believed to create a more beautiful, aesthetically pleasing environment within the District. A study by the University of George found " People’s preferences for locating areas of social interactions in calming, beautiful, and nature-dominated areas revolve around the presence of community trees and forests " (Coder, 1996). The same study noted “ Large old street trees were found to be the most important indicator of attractiveness in a community ” (Coder). Therefore, the street tree improvements will confer aesthetic benefits to properties in close proximity.
The Improvements will confer desirability benefits upon all parcels within the District. The Improvements are designed to create a more welcoming environment for the residents within the District. They also make properties in the area more desirable. The presence of natural areas and green landscapes are positively related to neighborhood satisfaction (Kearney, 2006). Therefore, the Improvements will confer desirability benefits.
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 6
4. SPECIAL BENEFIT DISTRIBUTION
Once special benefits are identified, they must be assigned based on the estimated proportionate special benefit derived by each parcel. This section describes the assignment of special benefit to each parcel.
4.1 Building Factor
It is believed parcels of the same use will experience different degrees of special benefit in relation to differences in their building size. For example, a parcel with a large building will experience greater special benefit than a parcel with a small building. Accordingly, as building size increases, parcels are considered to receive proportionately greater special benefit. Therefore, these parcel characteristics are deemed appropriate factors for determining proportional special benefit.
The parcels within the District are proposed to be single family residential homes of similar size and use, consequently it is expected the parcels will experience a similar degree of special benefit from the Improvements. Therefore, the Building Factor for each parcel is 1.00.
4.2 Land Use Type
In addition to building size, a parcel’s land use type will also affect the special benefits received. Following the assignment of each planned parcel building factor, Land Use Benefit Points were assigned. These benefit points correspond to the special benefits described in the Benefits section of this report.
Each parcel within the proposed District boundary is assigned a land use type for purposes of determining the special benefits received. Below is a description of the land use type category to be assessed within the District.
Single Family Residential Property consists of parcels that are detached with a residential structure intended exclusively for residential purposes.
4.2.1 APPORTIONING AESTHETIC BENEFIT
The Aesthetic Benefits conferred by the Improvements will be enjoyed by all assessable land use types. The benefit of visual appeal is not restricted to a particular land use. A more attractive public environment can be enjoyed by all parcels irrespective of land use type. Accordingly, each assessable land use type will be assigned one Aesthetic Benefit Point.
As a property-related benefit, improved aesthetics from tree and landscaping improvements can be measured by the characteristics of a parcel, namely the presence of a building and its size. Larger parcels and parcels with larger developments have a greater intensity of use and will experience the Aesthetic Benefits to a greater degree than smaller, less-developed parcels. Therefore, the Building Factor is used to measure Aesthetic Benefits.
4.2.2 APPORTIONING DESIRABILITY BENEFIT
As a result of the Aesthetic benefit conferred by the continued maintenance of the improvements, services and activities, the overall desirability of the District will increase. Desirability is largely affected by conditions in the public realm, places where people naturally interact with each other and their community including streets, parks, transportation terminals and other public facilities. Desirability also refers to the
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 7 environmental and social quality of an area as perceived by residents and visitors. This includes local environmental conditions, the quality of social interactions, opportunities for recreation and entertainment, aesthetics, and existence of unique cultural and environmental resources. Therefore, Improvements will confer desirability benefits upon all parcels within the District.
4.2.3 LAND USE BENEFIT POINTS
The table below summaries the Land Use Benefit Points assigned to each parcel within the District:
Land Use Type Aesthetic Desirability Total Land Use
Benefit Points
Single Family Residential 1 1 2
4.3 Total Special Benefit Points
The calculation of Total Special Benefit Points for each parcel takes into account each component analyzed and described above, parcel characteristics, and land use. The formula for determining each parcel’s Total Benefit Points is as follows:
Building
Factor
X Land Use Benefit
Points = Total Special
Benefit Points
The Total Special Benefit Points are computed for each parcel in the District. The Total District Special Benefit Points are 188. These Total District Special Benefit Points are used to determine the proposed assessment amounts on each parcel.
Below is a sample Total Special Benefit Points calculation for a typical parcel in the District:
Building Factor Land Use Benefit
Points Total Special Benefit
Points
1.00 X 2.00 = 2.00
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 8
5. SEPARATION AND QUANTIFICATION OF GENERAL
BENEFITS
As described in the Introduction, only special benefits are assessable and in order to assess only special benefits, the general benefits resulting from the Improvements must be separated and quantified. This section describes the process used to separate and quantify the general benefits.
5.1 Summary
As detailed below, it is estimated the Improvements will confer an Effective General Benefit of 26.00%.
5.2 General Benefits Identified
Section 4 of Article XIIID of the California Constitution provides that once a local agency which proposes to impose assessments on property has identified those parcels that will have special benefits conferred upon them and upon which an assessment will be imposed, the local agency must next “separate the general benefits from the special benefits conferred,” and only the special benefits can be included in the amount of the assessments imposed.
General benefit is an overall and similar benefit to the public at large resulting from the maintenance of the Improvements provided by the assessments levied. The Improvements to be maintained by the District are located within the District boundaries only. There will be no District maintenance activities provided for Improvements located outside of the District boundaries.
The ongoing maintenance of the Improvements will provide aesthetic and desirability benefits to the property within the District. However, it is recognized that the ongoing maintenance activities will also provide a level of benefit to some property within proximity to the District, as well as individuals passing through. Therefore, the general benefit created as a result of the District maintenance activities has been considered.
5.3 General Benefit Analysis
As a result of the maintenance and operation of the Improvements, there will be a level of general benefit to people that do not work or intend to conduct business within the District. In order for property within the District to be assessed only for that portion of special benefits received from the District’s maintenance activities, general benefits provided by the ongoing maintenance of the improvements need to be quantified. The amount of general benefit that is provided from the District’s maintenance activities cannot be funded via property owners’ assessments.
5.4 General Benefit: Vehicles Passing Through the District
5.4.1 ARTERIAL STREETS
The boundaries of the District include landscaping on two arterial streets, 35 th Street East and East Avenue R. While portions of these streets are within the boundaries of the District, it is recognized that not all traffic will access property within the District, but instead pass-through. As a result of the operational and well-
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 9 maintained landscaping, there will be a level of general benefit conferred to this pass-through vehicle traffic driving along 35th Street East and East Avenue R. As such, the benefit derived by this pass-through vehicle traffic needs to be quantified. In order to do this, we must first estimate the average daily vehicle trips through the District on these arterial streets. Traffic count data for 35th Street East and East Avenue R was provided by the City of Palmdale Traffic Transportation Division. As illustrated in the table below, the total estimated daily traffic through the District is 8,706.50 vehicle trips.
Arterial Streets
Estimated Average Daily
Vehicle Trips
35 th Street East 1,960
East Avenue R 6,747
Total Vehicle Trips 8,706.50
In order to identify the approximate number of pass-through trips, the number of daily vehicle trips that occur within the District must be estimated. To accomplish this, we utilize the average daily trip (“ADT”) rates for single family homes from the ITE Trip Generation Report, 9 th Edition to estimate the daily vehicle
trips for each property within the District. The estimated number of daily vehicle trips generated by properties within the District is approximately 896.80, as summarized below:
Land Use Type
Estimated Daily
Vehicle Trips
Single Family Residential ADT Value (1) 9.44
Total Single Family Residential Homes 95
District Vehicle Trips 896.80
(1) From the ITE Trip Generation Report, 9th Editi on
Therefore, the estimated number of pass-through vehicle trips allocated to the Arterial Streets is 7,809.70:
Estimated Vehicle
Trips Through the District
Estimated District
Generated Vehicle Trips
Estimated Pass-Through
Vehicle Trips
8,706.50 - 896.80 = 7,809.70
To estimate the total time these pass-through vehicles spend within the District and receive benefit from the Improvements, we must take into account the total length of 35th Street East and East Avenue R within the District, as well as the average traffic speed of each street (using current local speed limits):
Arterial Street
Length (in Miles)
Within District
Average Speed
Within District
(MPH)
Travel Time (in
Hours) Through
District per Vehicle
35th Street East 0.250 / 55 = 0.0045
East Avenue R 0.240 / 50 = 0.0048
Totals 0.490 0.0093
Applying the total travel time through the District per vehicle of 0.0093 hours to each of the pass-through vehicle trips results in an aggregate daily pass-through time of 72.99 hours, in which vehicles passing through the District spend in proximity to the Improvements:
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 10 Travel Time (in Hours)
Through District per
Vehicle
Estimated Pass
Through Vehicle Trips
Total Pass-Through
Time (in Hours)
0.0093 7,809.70 72.99
Further, the amount of time that the District properties spend in proximity to the Improvements should also be considered to determine the overall benefit of the Improvements. Properties within the District are permanently located in close proximity to the Improvements and experience the most benefit from these Improvements during the dusk to dawn hours, approximately 12 hours per day. Vehicles passing through only receive benefit from the Improvements while passing through the District. As such, the previously identified daily pass-through time for vehicles receiving limited benefit from the Improvements should be compared to the total time the District properties benefit from being in permanent proximity to the District Improvements:
Time Class Hours Percentage
Total Pass-Through Time 72.99 6.017%
Total District Property Time (1) 1,140 93.983%
Totals 1,213 100.000%
(1) Equals the number of properties in the District (95) multiplied by 12 (hours).
Of the total benefits provided by the District Improvements, the percentage of time allocated to vehicles passing through the District is 6.017%. Therefore, this percentage reflects the amount of general benefit accruing to vehicles passing through the District on Arterial Streets.
5.4.2 LOCAL/COLLECTOR STREETS
For purposes of determining general and special benefits, all streets within the District other than the specific streets listed as arterial streets above are considered local or collector streets. The local/collector streets within the District are intended to serve individual neighborhoods and not to be pass-through streets, but cul-de-sacs or loop roads to reduce through traffic. In addition, according to the City’s Adopted General Plan Circulation Element 1, “a system of local and collector streets serves residential neighborhoods while protecting them from intrusion of through traffic flow…local street patterns should provide access between subdivisions within a neighborhood, with the exception of through traffic which should be directed onto major and secondary arterials” (January 25, 1993).
From a visual inspection of the layout of the District, one must conclude that the purpose of the local/collector streets is exclusively intended for the benefit of the parcels on such streets. There is no local street that provides a direct or efficient means of traveling from one place to another such that one could reasonably expect a driver to purposefully choose the residential community’s local streets as the best route for travel unless necessary because the route either began or ended with a parcel in the District. A route beginning or ending with a parcel within the District does not include the “general public” for purposes of determining general benefit.
1 Extracted from the City of Palmdale General Plan Circulation Element, page C-5, Adopted January 25, 1993
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 11 However, one can imagine a minimal degree of pass-through traffic even on something such as a cul-de- sac. As expressed by the Court in Beutz v. County of Riverside (2010), “... courts of this state have long recognized that virtually all public improvement projects provide general benefits." Given the location to the Oak Tree Learning Center Elementary School and E. Palmdale Boulevard, there are bound to be drivers that make use of the local/collector streets for no other reason but to turn around or go back from where they came, especially if they are dropping their children off at the school.
Additionally, given the nature of the street landscaping, one could imagine a small degree of “residential tourism” wherein drivers and pedestrians are in fact simply “passing through” to enjoy the beautiful views of the homes, the natural surroundings, or visiting friends.
Additionally, the commonly accepted distance people will walk for public transportation, goods and services is one-quarter mile. Although unlikely, a person may decide to use the paths within the District, particularly for those walking children to the school nearby. A conservative estimate of 1.00% for each scenario would result in the general benefit portion of the improved aesthetics and increased desirability resulting from the street landscaping improvements to be 2.00%.
5.4.3 BICYCLE PASS-THROUGH TRAFFIC
An estimated 1% of all US trips are made by bicycle2. There is a bike lane on East Avenue R fronting the District. According to the National Household Travel Surveys, 49% of bike trips are for recreation, exercise, and sports 3. As a result of the District maintenance activities, there will be a level of general benefit to bicycle traffic that is not associated with property in the District. As such, the general benefit portion of the improved aesthetics and increased desirability benefits resulting from the landscaping improvements is estimated to be .50%, rounded up to 1.00%.
Pass-thru Biking General Benefit 1.00%
5.4.4 COLLECTIVE DISTRICT-WIDE GENERAL BENEFIT
Since the District is comprised of improved aesthetics and desirability benefits resulting from the Improvements, the activity of vehicles, pedestrians and bicycles passing through the District must be addressed in a collective form rather than independently. This general benefit result is provided in the table below:
Pass-through Traffic Arterial Streets General Benefit 6.017% Pass-through Traffic Local/Collector Street General Benefit 2.000% Pass-thru Bicycle Traffic General Benefit 1.000%
Total General Benefit 9.017%
2 U.S Department of Transportation. Federal Highway Administration. (2011). Summary of Travel Trends: 2009 National Household Travel Survey. (Report No. FHWA-PL-11-022). Retrieved from http://nhts.ornl.gov 3 Pucher, J., Buehler R., Meron, F., and Bauman, A. American Journals of Public Health, Supplement 1, Vol 101, No S1 (2011).
Walking and Cycling in the United States, 2001-2009: Evidence from the National Household Travel Surveys. Retrieved from http://www.ncbi.nlm.nih.gov/pubmed/21551387
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 12
6. BUDGET
The following table summarizes the estimated annual costs to fund the Improvements for Fiscal Year 2022/23:
Description Amount
Maintenance
Street Tree and Landscape Maintenance $59,331.88
Dry Well and Detention Basin Maintenance 49,487.50
Irrigation Maintenance and Repairs 1,814.50
Water and Electric Costs 4,264.24
Administration
Engineer/Consultant Costs 1,000.00
Total Cost of Improvements $115,898.12
6.1 Maximum Balance to Be Assessed
The total maximum amount to be assessed upon the specially benefitting parcels is the total cost of the Improvements, as detailed above, less the portion of Maintenance costs attributable to General Benefit as detailed in the Separation and Quantification of General Benefits section.
The calculation of the balance to be assessed is shown below:
Description Amount
Total Cost of Improvements $115,898.12
Less Maintenance General Benefit Portion (9.017%) ( 10,450.52) Rounding 0.50
Total Cost of Improvements to Be Assessed $105,448.10
6.2 Maximum Assessment Rate per Special Benefit Point
The Maximum Assessment Rate per Special Benefit Point is determined by dividing the Total Cost of Improvements to Be Assessed by the sum of the Total District Special Benefit Points noted in Section 5. The calculation of the Maximum Assessment Rate per Special Benefit Point is shown below:
Description Amount
Balance to Be Assessed $105,448.10
Total District Special Benefit Points 190
Maximum Assessment Rate per Special Benefit Point (1) $554.99 (1) Beginning July 1, 2023 the maximum assessment per Spec ial Benefit Point will be increased by the change in the February to February Consumer Price Index for all Urban Consumers, for the Los Angeles-Long Beach-Anaheim CA region co mpared year over year not to exceed 3% annually.
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 13 The Maximum Assessment Rate per Special Benefit Point is multiplied by each parcel’s Total Special Benefit Points to determine a maximum assessment amount per parcel. Below is a sample total maximum assessment calculation for a typical parcel in the District:
Maximum
Assessment Rate
per Special Benefit
Point
Total Special Benefit
Points
Total Maximum
Assessment Amount
Per Parcel
$554.99 X 2.00 = $1,109.98
6.3 Annual Maximum Assessment Rate Increases
Each parcel’s actual assessment is determined by multiplying the assessment rate by the parcels total specific benefit points. If the total District Special Benefit Points change in future years, the allowable annual Maximum Assessment Rate will not be recalculated. The allowable annual Maximum Assessment Rate per Special Benefit Point, plus the annual cost of living inflator, will remain fixed. The actual annual assessment rate will be calculated by dividing the fiscal year’s net cost estimate to be assessed by the fiscal year’s total Special Benefit Points, not to exceed the allowable annual Maximum Assessment Rate for that fiscal year. The Maximum Assessment Rate per Special Benefit Point is escalated each year on July 1 by the annual change in the February to February Consumer Price Index for all Urban Consumers, for the Los Angeles-Long Beach-Anaheim CA region not to exceed 3% annually, beginning July 1, 2023.
In any given year, the assessments may be levied at any rate sufficient to meet the estimated budget, as long as the actual assessment rate does not exceed the Maximum Assessment Rate for that fiscal year.
6.4 Future Changes to Parcel Characteristics
Future changes to parcel characteristics (building, frontage, and land use) will cause changes in the total assessment revenue. The assessment revenue for any given year will be the product of the District’s parcel characteristics and the budget in effect for such fiscal year. Development within the District that increases the overall building square footage, for example, will lead to increased assessment revenue, even if the assessment rate is not increased.
6.5 Data for Annual Assessment Calculations
Each year, as part of the assessment calculation procedures, the City or its designated consultant shall determine the land use type for each parcel based on the County Assessor's use code or other supplementary information made available and deemed reliable. The parcel characteristics of building square footage shall similarly be based on the County Assessor's secured rolled data for the applicable year and may be supplemented with other reliable data sources.
Assessment amounts may change over time in accordance with changes to parcel characteristics including land use type and building square footage.
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 14
6.6 Appeals
If any property owner believes the data used to calculate the assessment is inaccurate for any reason, the property owner shall submit, in writing, a request for review to the City. The property owner shall provide documentation needed to support the request for review. The City or its designated consultant shall review the request and provide a response to the property owner. The property owner must be current in the payment of all assessments when filing the request for review and must remain current during the review process. The property owner should continue to pay any regular property taxes due according to the County's due dates.
If the review conducted by the City or its designated consultant results in changes to any parcel characteristics used to compute the assessment, the City or its designated consultant shall recalculate the assessment. When recalculating the assessment, the assessment rates actually applied in such fiscal year shall be used. Only the assessment for the parcel or parcels subject to review shall be recalculated.
If the recalculated assessment is less than the amount submitted to the County on the secured property tax roll, the difference shall be credited back to the property owner. This credit shall be limited to the current fiscal year and the prior fiscal year, if applicable. The “fiscal year” shall follow the County’s fiscal year for property taxes, from July 1 to June 30. The applicable fiscal year shall be determined by the date the request for review is submitted to the City.
For example, if a request for review is submitted to the City during Fiscal Year 2023/24, the Fiscal Year 2023/24 and 2022/23 assessments will be reviewed. The property owner credit shall be limited to any difference calculated for Fiscal Year 2023/24 (the current fiscal year) and Fiscal Year 2022/23 (the prior fiscal year).
The credit may be provided in the form of a check to the property owner, an adjustment to the current year’s property tax roll (if possible), or a credit to the succeeding year’s assessment thereby reducing the amount placed on the secured property tax roll for such year.
If the recalculated assessment is greater than the amount submitted to the County on the secured property tax roll, the City or its designated consultant shall apply the recalculated assessment to the succeeding year’s property tax roll and no adjustments shall be made to the prior or current fiscal years’ assessments.
In any dispute over parcel characteristic data used to compute assessments, the City shall make a conclusive determination and its decision shall be final.
6.7 Method of Collection
The assessments will be collected annually on the County’s secured property tax roll. The assessments will be subject to the County’s assigned due dates and late penalties. However, the City may choose to collect the assessments in an alternate manner (including directly billing the property owner) as may be deemed appropriate or necessary by the City.
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 16
8. ASSESSMENT DIAGRAM
The following pages contain the assessment diagram for the District.
ASSESSMENT DIAGRAM
LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT NO. 2020-290
FILED IN THE OFFICE OF THE CITY CLERK OF THE CITY OF PALMDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, THIS ____ DAY OF _________, 20__.
________________________________________
CITY CLERK
CITY OF PALMDALE
COUNTY OF LOS ANGELES
RECORDED IN THE OFFICE OF THE SUPERINTENDENT OF STREETS OF THE CITY OF PALMDALE ON THE LOTS, PIECES AND PARCELS OF LAND ON THIS ASSESSMENT DIAGRAM ON THE ____ DAY OF _________, 20__. ________________________________________
CITY CLERK
CITY OF PALMDALE
COUNTY OF LOS ANGELES
AN ASSESSMENT WAS LEVIED BY THE CITY COUNCIL OF THE CITY OF PALMDALE ON THE LOTS, PIECES, AND PARCELS OF LAND SHOWN ON THIS ASSESSMENT DIAGRAM. THE ASSESSMENT WAS LEVIED ON THE ____ DAY OF _________, 20__; THE ASSESSMENT DIAGRAM AND ASSESSMENT ROLL WERE RECORDED IN THE OFFICE OF THE SUPERINTENDENT OF STREETS OF THAT CITY ON THE ____ DAY OF _________, 20__. REFERENCE IS MADE TO THE
ASSESSMENT ROLL RECORDED IN THE OFFICE OF THE SUPERINTENDENT OF STREETS FOR THE EXACT AMOUNT OF EACH ASSESSMENT LEVIED AGAINST EACH PARCEL OF LAND SHOWN ON THIS ASSESSMENT DIAGRAM. ________________________________________
CITY CLERK
CITY OF PALMDALE
COUNTY OF LOS ANGELES
FILED THIS ____ DAY OF _________, 20__, AT THE HOUR OF __ O’CLOCK _M, IN BOOK ________ OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS AT PAGE ________, IN THE OFFICE OF THE COUNTY RECORDER IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. ____________________________
COUNTY RECORDER
COUNTY OF LOS ANGELES
FOR PARTICULARS OF THE LINES AND DIMENSIONS OF ASSESSOR PARCELS, REFERENCE IS MADE TO THE MAPS OF THE ASSESSOR, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA.
CITY OF PALMDALE
COUNTY OF LOS ANGELES
STATE OF CALIFORNIA
35th St E
E Avenue R
Bee Ct37th St E
Adobe Dr
Janus Dr
Avenue Q-13
Saddleback Dr
E Avenue Q-12
Debra Ann Pl
Manning Wy
Honeysuckle Ave
37th St E
Bee Ct
37th St E
5 4 6
84 85
3 14
2 9
70 8
1 7
22 69
86 87
23 61
15 13
60 44
59 58
83 24
57 53
56 55 54
96 68
28 97
25 26 27
43 51
52 3536
33 37
3231
16 34
90 38
21 29
89 71
30 92
19 40
11 18
48 9188
81 41
82 10
78 77
39 80
93 62
45 79
12 47
17 20
94 49
95 67
72 73 7574 76
42 63
46 66 65 64
50 Sheet 1 of 1
Source: Los Angeles County GIS
Geographic Coordinate Reference: GCS North American 1983 Projection: NAD 1983 StatePlane California V FIPS 0405 Feet E Avenue R
35th St E
40th St E
E Palmdale Blvd
Viana Dr
Janus Dr
37th St E
Prairie Ln
Maricotte Dr
E Avenue Q-12
Avenue Q-13
Tamara Pl
Bee Ct
Palms Pl
Marbella Ln
E Avenue Q-11
Durango Pl
Mentor Ct
Saddleback Dr
37th St E
Bee Ct
E Avenue R
E Avenue R
E Palmdale Blvd
35th St E
40th St E
V I C I N I T Y M A PV I C I N I T Y M A P
LMD Boundary
LMD Parcels
Non-District Parcels 0 150 30075 Feet
O
ID APN ID APN
1 3020-042-001 50 3020-042-050
2 3020-042-002 51 3020-042-051
3 3020-042-003 52 3020-042-052
4 3020-042-004 53 3020-042-053
5 3020-042-005 54 3020-042-054
6 3020-042-006 55 3020-042-055
7 3020-042-007 56 3020-042-056
8 3020-042-008 57 3020-042-057
9 3020-042-009 58 3020-042-058
10 3020-042-010 59 3020-042-059
11 3020-042-011 60 3020-042-060
12 3020-042-012 61 3020-042-061
13 3020-042-013 62 3020-042-062
14 3020-042-014 63 3020-042-063
15 3020-042-015 64 3020-042-064
16 3020-042-016 65 3020-042-065
17 3020-042-017 66 3020-042-066
18 3020-042-018 67 3020-042-067
19 3020-042-019 68 3020-042-068
20 3020-042-020 69 3020-042-069
21 3020-042-021 70 3020-043-001
22 3020-042-022 71 3020-043-002
23 3020-042-023 72 3020-043-003
24 3020-042-024 73 3020-043-004
25 3020-042-025 74 3020-043-005
26 3020-042-026 75 3020-043-006
27 3020-042-027 76 3020-043-007
28 3020-042-028 77 3020-043-008
29 3020-042-029 78 3020-043-009
30 3020-042-030 79 3020-043-010
31 3020-042-031 80 3020-043-011
32 3020-042-032 81 3020-043-012
33 3020-042-033 82 3020-043-013
34 3020-042-034 83 3020-043-014
35 3020-042-035 84 3020-043-015
36 3020-042-036 85 3020-043-016
37 3020-042-037 86 3020-043-017
38 3020-042-038 87 3020-043-018
39 3020-042-039 88 3020-043-019
40 3020-042-040 89 3020-043-020
41 3020-042-041 90 3020-043-021
42 3020-042-042 91 3020-043-022
43 3020-042-043 92 3020-043-023
44 3020-042-044 93 3020-043-024
45 3020-042-045 94 3020-043-025
46 3020-042-046 95 3020-043-026
47 3020-042-047 96 3020-043-900
48 3020-042-048 97 3020-043-901
49 3020-042-049
LMD Boundary
1-97
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 17
9. ASSESSMENT ROLL
The following pages contain the proposed 2022/23 assessment roll for the District.
City of Palmdale
Landscape Maintenance Assessment District No. 2020-290
Fiscal Year 2022/23 Proposed Maximum Assessment
I.D. Assessor's Parcel Number
Fiscal Year 2022/23 Proposed
Maximum Assessment
1 3020-042-001 $1,109.98
2 3020-042-002 1,109.98
3 3020-042-003 1,109.98
4 3020-042-004 1,109.98
5 3020-042-005 1,109.98
6 3020-042-006 1,109.98
7 3020-042-007 1,109.98
8 3020-042-008 1,109.98
9 3020-042-009 1,109.98
10 3020-042-010 1,109.98
11 3020-042-011 1,109.98
12 3020-042-012 1,109.98
13 3020-042-013 1,109.98
14 3020-042-014 1,109.98
15 3020-042-015 1,109.98
16 3020-042-016 1,109.98
17 3020-042-017 1,109.98
18 3020-042-018 1,109.98
19 3020-042-019 1,109.98
20 3020-042-020 1,109.98
21 3020-042-021 1,109.98
22 3020-042-022 1,109.98
23 3020-042-023 1,109.98
24 3020-042-024 1,109.98
25 3020-042-025 1,109.98
26 3020-042-026 1,109.98
27 3020-042-027 1,109.98
28 3020-042-028 1,109.98
29 3020-042-029 1,109.98
30 3020-042-030 1,109.98
31 3020-042-031 1,109.98
32 3020-042-032 1,109.98
33 3020-042-033 1,109.98
34 3020-042-034 1,109.98
35 3020-042-035 1,109.98
36 3020-042-036 1,109.98
37 3020-042-037 1,109.98
38 3020-042-038 1,109.98
39 3020-042-039 1,109.98
40 3020-042-040 1,109.98
41 3020-042-041 1,109.98
42 3020-042-042 1,109.98
City of Palmdale
Landscape Maintenance Assessment District No. 2020-290
Fiscal Year 2022/23 Proposed Maximum Assessment
I.D. Assessor's Parcel Number
Fiscal Year 2022/23 Proposed
Maximum Assessment
43 3020-042-043 1,109.98
44 3020-042-044 1,109.98
45 3020-042-045 1,109.98
46 3020-042-046 1,109.98
47 3020-042-047 1,109.98
48 3020-042-048 1,109.98
49 3020-042-049 1,109.98
50 3020-042-050 1,109.98
51 3020-042-051 1,109.98
52 3020-042-052 1,109.98
53 3020-042-053 1,109.98
54 3020-042-054 1,109.98
55 3020-042-055 1,109.98
56 3020-042-056 1,109.98
57 3020-042-057 1,109.98
58 3020-042-058 1,109.98
59 3020-042-059 1,109.98
60 3020-042-060 1,109.98
61 3020-042-061 1,109.98
62 3020-042-062 1,109.98
63 3020-042-063 1,109.98
64 3020-042-064 1,109.98
65 3020-042-065 1,109.98
66 3020-042-066 1,109.98
67 3020-042-067 1,109.98
68 3020-042-068 1,109.98
69 3020-042-069 1,109.98
70 3020-043-001 1,109.98
71 3020-043-002 1,109.98
72 3020-043-003 1,109.98
73 3020-043-004 1,109.98
74 3020-043-005 1,109.98
75 3020-043-006 1,109.98
76 3020-043-007 1,109.98
77 3020-043-008 1,109.98
78 3020-043-009 1,109.98
79 3020-043-010 1,109.98
80 3020-043-011 1,109.98
81 3020-043-012 1,109.98
82 3020-043-013 1,109.98
83 3020-043-014 1,109.98
84 3020-043-015 1,109.98
City of Palmdale
Landscape Maintenance Assessment District No. 2020-290
Fiscal Year 2022/23 Proposed Maximum Assessment
I.D. Assessor's Parcel Number
Fiscal Year 2022/23 Proposed
Maximum Assessment
85 3020-043-016 1,109.98
86 3020-043-017 1,109.98
87 3020-043-018 1,109.98
88 3020-043-019 1,109.98
89 3020-043-020 1,109.98
90 3020-043-021 1,109.98
91 3020-043-022 1,109.98
92 3020-043-023 1,109.98
93 3020-043-024 1,109.98
94 3020-043-025 1,109.98
95 3020-043-026 1,109.98
96 3020-043-900 0.00
97 3020-043-901 0.00
97 Parcels $105,448.10
City of Palmdale
Engineer’s Report – Landscape Maintenance Assessment District No. 2020-290 18
10. REFERENCES
Beutz v. County of Riverside , 109 Cal. Rptr. 3d 851 (Cal. Ct. App. 2010) Bonander v. Town of Tiburon, 147 Cal. App. 4th 1116 (Cal. Ct. App. 2007) Coder, Kim D. “Identified Benefits of Community Trees and Forests.” University of Georgia Cooperative Extension Service - Forest Resources Publication , October 1996.
Golden Hill Neighborhood Assn. v. City of San Diego CA4/1, D062203 (Cal. Ct. App. 2013) Kearney, Anne R. "Residential Development Patterns and Neighborhood Satisfaction: Impacts of Density and Nearby Nature." Environment and Behavior , 38, 112-139, 2006.
Manteca Unified School District v. Reclamation District No. 17 et al , C077906 (Cal. Ct. App. 2017) City Council Staff Report
DATE: JANUARY 12, 2022
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: ECONOMIC AND COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
DISTRICT: CITYWIDE
SUBJECT: ADOPT RESOLUTION NO. CC 2022-011 APPROVING GENERAL PLAN AMENDMENT 21-004 FOR THE DRAFT 2021-2029 HOUSING
ELEMENT, DIRECT CITY STAFF TO MAKE MINOR REVISIONS TO
THE ADOPTED HOUSING ELEMENT IF REQUIRED BY THE
CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT PRIOR TO CER TIFICATION AND FIND THAT THE
ADDENDUM TO ENVIRONMENTAL IMPACT REPORT (EIR) 11 -01,
PREVIOUSLY CERTIFIED BY THE CITY OF PALMDALE IN 201 2, IS
APPROPRIATE FOR THE PROJECT
ISSUE
Adopt Resolution No. CC 2022-011 approving General Plan Amendment (GPA) 21-004 for the 2021-2029 Draft Housing Element , direct City staff to make minor revisions to the adopted Housing Element if required by the California Department of Housing and Community Development (HCD) prior to certification and find that the Addendum to Environmental Impact Report (EIR) 11 -01, previously certified by the City of Palmdale in 2012, is appropriate for the project.
RECOMMENDATION
The Planning Commission recommends that the City Council:
1. Receive public testimony regarding the Housing Element;
2. Adopt Resolution No. CC 2022-011;
3. Direct City Staff to make minor revisions to the adopted Housing Element if required by HCD prior to certification; and,
4. Find that the Addendum to EIR 11-01, previously certified by the City of Palmdale in 2012, is appropriate for the project.
Report to Mayor and City Council
Re: General Plan Amendment 21-004
January 12, 2022
BACKGROUND
State law requires each city to adopt a General Plan to guide land use and development.
Among the various elements of the General Plan is the Housing Element, which establishes policies and programs for maintaining and improving existing housing, as well as accommodating development of new housing to meet the City’s assigned share of housing needs under the Regional Housing Needs Assessment (RHNA).
The City’s current Housing Element was adopted in 2013. State law requires that the Housing Element be updated every eight years. The City’s current Housing Element covers the planning period from 2013 to 2021, which is referred to as the 5th Housing Element cycle in reference to the five required updates that have occurred since comprehensive revision to State Housing Element law in 1980. The 6th planning cycle, for the City’s Housing Element spans the 2021-2029 period.
California Department of Housing and Community Development Review and Certification An important difference between the Housing Element and other elements of the General Plan is the extent of State oversight. Under California law, land use and development are generally within the authority of cities through the adoption of policies and regulations in General Plans and municipal codes. However, State law establishes many specific limitations on city land use authority with regard to housing.
The State legislature has also declared an adequate supply of housing to be a matter of statewide importance and has delegated authority to the California Department of Housing and Community Development (HCD) to review Housing Elements and certify their compliance with State law. While certification is not mandatory, it is important to enhance eligibility for grant funds and support local land use authority.
State Law requires that the Housing Element include the following components:
An analysis of the City’s population, household and employment base, and the characteristics of the housing stock;
A summary of the present and projected housing needs of the City’s households; A review of potential constraints to meeting the City’s identified housing needs; An evaluation of opportunities that will further the development of new housing; and,
A statement of the Housing Plan to address the identified housing needs.
The focus of the Housing Element is on the needs of lower-income persons and special needs such as homelessness and persons with disabilities. One of the most important requirements is that each city must adopt land use plans and regulations that create sufficient opportunities for residential development to accommodate its assigned share of the statewide housing need.
Report to Mayor and City Council
Re: General Plan Amendment 21-004
January 12, 2022
RHNA
Prior to each Housing Element planning cycle, the region’s total housing need is established by HCD based primarily on population growth trends and existing housing issues such as overcrowding and overpayment. The total housing need for the Southern California region is then distributed to cities and counties by the Southern California Association of Governments (SCAG) based upon criteria established in State law. The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Imperial and Ventura counties.
In late 2019, HCD issued a RHNA determination of 1,341,827 additional housing units for the SCAG region during the 2021-2029 period. Following HCD’s RHNA determination, SCAG prepared a methodology for distributing the total RHNA to jurisdictions in the region consistent with criteria established by State law. In early 2020, SCAG’s Regional Council adopted the RHNA methodology and the final RHNA Plan was adopted on March 4, 2021.
Housing needs allocated through the RHNA process are distributed among the income categories shown in Table 1.
Affordable housing rents and purchase prices are determined based on State policy that households should not have to pay more than 30% of their gross income for suitable housing. Affordability numbers are adjusted each year based on the countywide median income and family size. Table 2 shows the RHNA allocations for Palmdale, Los Angeles County and the SCAG region. The RHNA also allocates total housing need to the income categories, the 6th cycle RHNA allocation by income category for Palmdale is shown in Table 3.
TABLE 1: RHNA INCOME CATEGORIES
Income Category. % of County Median Income
Extremely low*
Very low*
Low
Moderate
Above Moderate
Up to 30%
31-50%
51-80%
81-120%
Over 120%
Source: California Government Code Sec. 65584(f)
*RHNA allocations for the extremely-low and very-low categories are combined into a single number
TABLE 2: 6th CYCLE RHNA- PALMDALE, LOS ANGELES COUNTY AND SCAG REGION
Palmdale Los Angeles County SCAG Region
Additional housing need
2021-2029 (units) 6,640 812,060 1,341,827
Source: SCAG, March 4, 2021
Report to Mayor and City Council
Re: General Plan Amendment 21-004
January 12, 2022
TABLE 3: 6th RHNA BY INCOME CATEGORY- PALMDALE
Very Low Low Moderate Above
Moderate Total
1,777 935 1,004 2,924 6,640
Source: SCAG, March 4, 2021
Under current law, cities are not penalized if actual housing production does not achieve the RHNA allocation, but cities may be required to streamline the approval process for qualifying housing developments that meet specific standards (such as affordability and prevailing wage labor requirements) if housing production falls short of the RHNA allocation.
As such, the Housing Element must demonstrate compliance with the RHNA by analyzing the city’s capacity for additional housing based on an evaluation of land use patterns, development regulations, potential constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel-specific level of detail and identify properties where additional housing could be built under current regulations. State law requires that the site analysis demonstrate that city land use plans and regulations provide adequate capacity to fully accommodate its RHNA allocation in each income category. If the current development capacity is not sufficient to fully accommodate the RHNA, the Housing Element must describe proactive steps the City will take to increase housing capacity commensurate with the RHNA – typically through amendments to land use plans and development regulations that could facilitate production of additional housing.
DISCUSSION
The draft Housing Element evaluates the potential capacity for additional housing based on the General Plan and zoning and has concluded that current capacity for additional housing is sufficient to accommodate the RHNA allocation at each income level. State law allows local governments to receive credits toward RHNA housing goals with housing units constructed, building permits issued, and projects approved during the RHNA planning period. Therefore, the City will be able to meet the RHNA housing goals for this cycle with a combined effort of potential ADUs, current pipeline projects including the Anaverde Nuevo Specific Plan, Ritter Ranch Specific Plan, and the development potential on vacant sites throughout the City.
FISCAL IMPACT
The Housing Element establishes policies and programs for maintaining and improving existing housing, as well as accommodating development of new housing to meet the City’s assigned share of housing needs under RHNA. Approval of the Housing Element creates opportunity for construction of housing and contribution toward and/or Report to Mayor and City Council
Re: General Plan Amendment 21-004
January 12, 2022
construction of future infrastructure improvements, which have been determined necessary to support future development. Long term fiscal impacts will include revenue from property tax and the expenditures associated with providing services to future residents and patrons.
STRATEGIC PLAN
Goal II: Ensure long-term fiscal health of the City and maintain funding for services.
D. Pursue alternative financing opportunities for continued infrastructure improvements and quality community programs.
Goal III: Invest in infrastructure to improve community livability.
C. Plan and maintain safe and attractive neighborhoods, streets, facilities, and public spaces with exciting programming that promotes active fun for everyone.
D. Transform housing inventory to meet the changing lifestyle and market demands.
Prepared by: Brenda Magaña, Senior Planner
Certified as to availability of Funds: Keith Kang, Finance Manager Approved by: J.J. Murphy, ICMA-CM, City Manager
Approved as to form: Christopher Beck, City Attorney
ATTACHMENT
1. Draft 2021-2029 Housing Element
2. Resolution No. CC 2022-011
20 21-2029
Housing Element
DRAFT FOR ADOPTION | DECEMBER 7, 2021
City of Palmdale
PALMDALE GENERAL PLAN
UPDATE
DRAFT Housing Element | i
Table of Contents
1. Introduction ........................................................................................ 1
2. Community Outreach ........................................................................ 2
3. Housing Needs Assessment ............................................................ 7
4. Constraints ....................................................................................... 33
5. Housing Resources ......................................................................... 59
6. Housing Plan .................................................................................... 70 Appendix A: Public Outreach ............................................................... A-1 Appendix B: Sites Inventory ................................................................. B-1 Appendix C: Review of Past Accomplishments .................................. C-1 Appendix D: Assessment of Fair Housing .......................................... D-1
DRAFT Housing Element | ii
List of Tables
Table 1: Population Growth (2000-2021) ...................................................................................... 7 Table 2: Age Distribution ............................................................................................................... 8 Table 3: Race and Ethnicity .......................................................................................................... 9 Table 4: Income Distribution in Palmdale (2000-2019) ............................................................... 10 Table 5: Employment by Industry 2019 ...................................................................................... 10 Table 6: Major Employers in the Antelope Valley 2020 .............................................................. 11 Table 7: Household Characteristics (2018) ................................................................................. 11 Table 8: Average Persons per Household (2019) ....................................................................... 12 Table 9: Households by Income Category .................................................................................. 13 Table 10: Housing Assistance Needs of Lower Income Households (2013-2017) ..................... 14 Table 11: Overcrowded Households ........................................................................................... 15 Table 12: Special Needs Groups in Palmdale (2019) ................................................................. 16 Table 13: Large Households (2019) ........................................................................................... 17 Table 14: Persons Aged 65 and Over ......................................................................................... 18 Table 15: Licensed Residential Care Facilities in Palmdale ....................................................... 18 Table 16: Disability Status .......................................................................................................... 19 Table 17: Homeless Services ..................................................................................................... 22 Table 18: Housing Unit Growth and Type ................................................................................... 24 Table 19: Tenure of occupied Units (2010-2019) ....................................................................... 24 Table 20: Household Size by Tenure .......................................................................................... 25 Table 21: Housing Stock Age ..................................................................................................... 26 Table 22: Substandard Units (2019) ........................................................................................... 26 Table 23: Home Sale Prices (May 2020 and May 2021) ............................................................ 27 Table 24: Average Monthly Rent (2021) ..................................................................................... 28 Table 25: Affordable Housing Costs (2020) ................................................................................ 29 Table 26: Assisted Rental Housing ............................................................................................. 30 Table 27: Rental Subsidies Required ......................................................................................... 32 Table 28: Zoning Designations and Density ............................................................................... 34 Table 29: Draft Place Types ....................................................................................................... 35 Table 30: Residential Development Standards ........................................................................... 41 Table 31: Specific Plans Allowing Residential Uses ................................................................... 44 Table 32: Planning Department Application Fees - Residential .................................................. 49 Table 33: Estimated Total Fees - Single-Family Detached Unit ................................................. 50 Table 34: Estimated Total Fees – Multi-Family Project .............................................................. 50 Table 35: Timelines for Permit Procedures ................................................................................. 52 Table 36: Typical Processing Procedures by Project Type ........................................................ 52 Table 37: RHNA 2021-2029 ........................................................................................................ 60 Table 38: RHNA Credits and Remaining Need ........................................................................... 60 Table 39: Potential ADUs ............................................................................................................ 61 Table 40: Vacant Sites ................................................................................................................ 64 Table 41: Summary of RHNA ..................................................................................................... 65 Table 42: Summary Matrix of Fair Housing Issues and Actions for Mitigation ............................ 83 Table 43: Summary of Quantified Objectives ............................................................................. 86 Table D-1: Fair Housing Discrimination Complaints by Basis in Palmdale (2014-2019) .......... D-2 Table D-2: Racial/Ethnic Dissimilarity Trends ........................................................................... D-5 Table D-3: RHNA Unit Distribution by % Minority Concentration .............................................. D-5 DRAFT Housing Element | iii
Table D-4: RHNA Unit Distribution by % Population with Disabilities ....................................... D-7 Table D-5: Household Characteristics .................................................................................... D-10 Table D-6: RHNA Unit Distribution by % Children in Married-Couple Households ................. D-10 Table D-7: RHNA Unit Distribution by % Children in Female-Headed Households ................ D-10 Table D-8: RHNA Unit Distribution by % LMI Households in Census Tract ............................ D-16 Table D-9: RHNA Unit Distribution by R/ECAPs ..................................................................... D-18 Table D-10: White Household Income and Percent Population .............................................. D-20 Table D-11: Opportunity Indicators by Race/Ethnicity ............................................................ D-24 Table D-12: Domains and List of Indicators for Opportunity Maps ......................................... D-25 Table D-13: Domains and Index Scores Census Tracts ......................................................... D-26 Table D-14: RHNA Unit Distribution by Opportunity Score ..................................................... D-27 Table D-15: RHNA Unit Distribution by CalEnviroScreen 4.0 Scores ..................................... D-33 Table D-16: Housing Type and Cost Burden .......................................................................... D-37 Table D-17: Severe Cost Burden by Race/Ethnicity ............................................................... D-39 Table D-18: Overcrowded Housing Units ............................................................................... D-41
DRAFT Housing Element | iv
List of Figures
Figure 1: Enhanced Infrastructure Financing Districts ................................................................ 48 Figure 2: Development Processing Schedule ............................................................................. 51 Figure 3: Residential Sites Inventory .......................................................................................... 63 Figure D-1: Racial/Ethnic Minority Concentrations (2010) ........................................................ D-3 Figure D-2: Racial/Ethnic Minority Concentrations (2018) ........................................................ D-3 Figure D-3: Regional Racial/Ethnic Minority Concentrations (2018) ......................................... D-4 Figure D-4: Distribution of RHNA Units and Racial/Ethnic Minority Concentration by Block Group (2018) .................................................................................................................. D-6 Figure D-5: Distribution of RHNA Units and Population of Persons with Disabilities by Tract (2019) ............................................................................................................................ D-7 Figure D-6: Regional Population of Persons with Disabilities by Tract (2019) .......................... D-8 Figure D-7: Percent Population with Disabilities in Palmdale and Distribution of RHNA .......... D-9 Figure D-8: Population of Adults Living Alone by Tract (2019) ............................................... D-11 Figure D-9: Population of Adults Living with their Spouse by Tract (2019) ............................. D-11 Figure D-10: Distribution of RHNA Units and Children in Marr ied Couple Households by Tract (2019) ................................................................................................................ D-12 Figure D-11: Distribution of RHNA Units and Children in Female -Headed Households by Tract (2019) ................................................................................................................ D-12 Figure D-12: Regional Population of Adults Living Alone by Tract (2019) .............................. D-14 Figure D-13: Regional Population of Adults Living with their Spouse by Tract (2019) ............ D-14 Figure D-14: Regional Percent of Children in Married-Couple Households by Tract (2019) .. D-15 Figure D-15: Regional Percent of Children Living in Female-Headed Households by Tract (2019) .......................................................................................................................... D-15 Figure D-16: Distribution of RHNA Units and LMI Areas by Tract (2020) ............................... D-17 Figure D-17: Regional LMI Areas by Tract (2020) .................................................................. D-17 Figure D-18: Distribution of RHNA Units and R/ECAP Tracts (2013) ..................................... D-18 Figure D-19: Regional R/ECAP Tracts (2013) ........................................................................ D-19 Figure D-20: White Majority Population by Tract .................................................................... D-21 Figure D-21: Median Income by Block Group (2019) ............................................................. D-21 Figure D-22: Regional White Majority Population by Tract ..................................................... D-22 Figure D-23: Regional Median Income by Block Group (2019) .............................................. D-22 Figure D-24: Distribution of RHNA Units and TCAC Opportunity Score by Tract (2021) ........ D-27 Figure D-25: TCAC Education Score by Tract (2021) ............................................................ D-28 Figure D-26: Regional TCAC Education Score by Tract (2021) ............................................. D-29 Figure D-27: TCAC Economic Score by Tract (2021) ............................................................. D-30 Figure D-28: Regional TCAC Economic Score by Tract (2021) ............................................. D-31 Figure D-29: Jobs Proximity Index by Block Group (2017) ..................................................... D-32 Figure D-30: Regional Jobs Proximity Index by Block Group (2017) ...................................... D-32 Figure D-31: Distribution of RHNA Units and CalEnviroScreen 4.0 Score by Tract (2021) .... D-34 Figure D-32: Regional CalEnviroScreen 4.0 Score by Tract (2021) ....................................... D-35 Figure D-33: Percent of Overpaying Renters by Tract (2019) ................................................ D-38 Figure D-34: Percent of Overpaying Owners by Tract (2019)................................................. D-38 Figure D-35: Regional Percent of Overpaying Renters by Tract (2019) ................................. D-40 Figure D-36: Regional Percent of Overpaying Owners by Tract (2019) ................................. D-40 Figure D-37: Regional Overcrowded Households by Tract (2020) ......................................... D-41 DRAFT Housing Element | v
Figure D-38: Sensitive Communities At Risk of Displacement by Tract (2021) ...................... D-43 Figure D-39: Regional Sensitive Communities At Risk of Displacement by Tract (2021) ....... D-44 Figure D-40: SB 535 Disadvantaged Communities ................................................................ D-46 Figure D-41: Regional SB 535 Disadvantaged Communities ................................................. D-47 Figure D-42: Regional Housing Choice Voucher Utilization by Tract ..................................... D-48 Figure D-43: Median Gross Rent/Affordability Index by Tract ................................................ D-48 Figure D-44: 2045 General Plan “Areas of Change and Stability” .......................................... D-51
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1. Introduction
1.1 Legal Framework
This 2021 -2029 Housing Element represents the City of Palmdale’s effort in fulfilling the requirements under State Housing Element law. The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State’s major housing goal. Recognizing the important role of local planning and housing programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of the comprehensive General Plan.
Pursuant to State law, the Housing Eleme nt must be updated periodically according to statutory deadlines. This Housing Element covers the planning period of October 15, 2021, to October 15, 2029.
State Law requires that the Element include the following components:
• An analysis of the City’s pop ulation, household, and employment base, and the characteristics of the housing stock.
• A summary of the present and projected housing needs of the City’s households. • A review of potential constraints to meeting the City’s identified housing needs. • An evaluation of opportunities that will further the development of new housing. • A statement of the Housing Plan to address the identified housing needs.
1.2 Sources of Data
The Housing Element update relies on a variety of data sources to document the demographi c and housing characteristics. These include:
• 2010 Census and 2015-2019 American Community Survey for demographic and housing data
• 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) by HUD for housing problems by income group
• 2021 Population and Housing Estimates by the State Department of Finance These are the most recent sets of data available for the Housing Element update.
1.3 Relationship to the General Plan
This Housing Element is being updated as part of the comprehensive update to the General Plan, including the Safety and Environmental Justice Elements . As such, all elements of the General Plan have been reviewed for internal consistency. As individual elements are updated in the future, the City will review the various related elements fo r consistency. Pursuant to SB 1087, upon adoption of the 2021-2029 Housing Element update, the City will provide a copy to its water and sewer service providers.
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2. Community Outreach
2.1 Community-wide Outreach
To make the Housing Element and larger General Plan update successful, extensive involvement by the community was prioritized to fully understand their values and ideas for the future. There were many opportunities for members to express their visions, collaborate with neighbors, and explore possible innov ations in housing, transportation, recreation, and economic development throughout multiple outreach events. Specifically, during the engagement, the City conducted stakeholder interviews, online surveys, and virtual workshops. The General Plan update involved longtime residents, new residents, seniors, youth, clubs, organizations, business owners, and many more. Although in -person outreach was extremely limited due to COVID -19 constraints, the community adapted and found meaningful ways to get involved t hrough digital engagement platforms. The City made sure to reach out and invite members of all segments of the population including across the geographic, demographic and socio -economic spectrum. A summary of outreach activities conducted during the multi-year planning effort is provided below.
During the last two years, the City has conducted an extensive outreach campaign for the General Plan Update, including the Housing Element, with the goal of reaching as many community members as possible. This inc ludes input and participation from low income and special needs residents, and those who are not typically engaged in civic or planning processes.
Appendix A of this Element has a detailed listing of the outreach efforts undertaken by the City.
A summary of these activities are described below. Many outreach methods were used to raise awareness and promote the various activities. A citywide notification campaign was undertaken in both English and Spanish, which included print, digital and radio components.
Electronic noticing was a key component in the notification process. The following is a complete list of the electronic notification methods:
• English/Spanish paid and organic social media posts via city social portals • Digital geotargeting
• Digital pre ss releases in the Antelope Valley Press, Antelope Valley Times and the Antelope Valley Daily News
• Spanish ads via Café Con Leche radio show
• 15-minute interviews on Spanish radio
• The Palmdale Minute weekly video segments in English and Spanish • Palmdale Connections online newsletters
• English/Spanish project e-blasts
• Electronic billboard advertisements in both English and Spanish (two locations) • Internal and external City and project websites
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Print notifications. The project team used print notification as another key component in the notification process. This effort was made in an attempt to reach those in the community who have limited or no online/digital access to notification materials. All print materials were distributed in both English and Spanish. The following is a complete list of the print notification methods and repository sites:
• Flyers to Palmdale Aerospace Academy and Palmdale School District for inclusion in school lunch program
• Posters in the Neighborhood House community garden
• Flyers and posters in the City maintenance yard
• Vinyl banners at the Palmdale Library and select City parks • Flyers, posters and postcards to the AV Hispanic Chamber • Postcards in the library
• Flyers and surveys at Legacy Commons Senior Center
• Print advertisements in El Sol Magazine, AV Smart Buys and Palmdale Connections Magazine
• Articles in the Antelope Valley Press, Antelope Valley Tines, and Antelope Valley Daily News. Digital press releases in the Antelope Valley Press, Antelope Valley Times, and the Antelope Valley Daily News
2.2 Stakeholder Focus Group Meetings
Three rounds of stakeholder interviews and focus groups took place between 2019 and 2021.
The General Plan team sought input from employers, non -profits, service providers, faith-based organizations, community -based organizations, the educational and medical community, economic development, business, and real estate community, Spanish speaking and underserved community, County Pocket stakeholders, first responders and service organizations.
The initial round of meetings sough t input on issues, opportunities, strengths, and weaknesses.
Participants brainstormed key challenges and opportunities their organization and the larger Palmdale community faces now and into the future. This set the stage for existing conditions and highlighted needs and opportunities for the visioning process.
The second round of interviews solicited feedback on the three draft land use alternatives. The GP Team walked through each of the land use alternatives and asked targeted questions to learn which alternative was most supported by each organization and why.
The final round of interviews present ed the preferred land use alternative and highlight ed the differences between the three alternatives and the final preferred land use alternative.
2.3 General Plan Advisory Committee
The Palmdale City Council appointed a diverse 13 -member General Plan Advisory Committee (GPAC) comprised of residents who meet and collaborate regularly to provide community insight DRAFT Housing Element | 4
throughout the City’s General Plan Update process. Over the course of the General Plan Update, the GPAC has met 17 times to discuss critical topics related to the General Plan, including housing. The GPAC held one meeting focused on housing in December 2019 that provided an overview of existing housing conditions in Palmdale to solicit input on housing needs. Housing Element requirements, Regional Housing Needs Allocation (RHNA), and potential areas of change and stability were also discussed in the meeting. The information in parenthesis and italics below are specific Housing Element programs that address the public’s comments). Comments received include:
• Denser development; however, such development may command higher costs as the City has an abundance of vacant land that is more affordable. (Addressed in HE Program 1:
Adequate Sites for RHNA and Program 2: By -Right Approval of Projects with 20 Percent Affordable Units).
• Programs that support aging in place and first -time homebuyers. (Addressed in HE Program 9: Homeownership Assistance Programs and Program 15: Senior Housing). • Variety of housing types such as mixed use, cottage clusters, mobile homes, and small lot single-family homes. (Addressed in HE Program 1: Adequate Sites to Meet the RHNA, Program 3: Accessory Dwelling Units and Program 13: Mobile Home Space Rent Control). • Need for affordable housing (Addressed in HE Program 1. Adequate Sites for RHNA, Program 2: By -Right Approval of Projects with 20 Percent Affordable Units, Program 6:
Affordable Housing Land Bank, Program 7: Affordable Housing Development, Program 8:
Zoning Amendments and Program 14: Conversion of At-Risk Units During the meeting, GPAC members and th e public identified areas of stability and areas of potential change.
2.4 Community Events and Workshops
Over the course of the General Plan Update, three community workshops were held. The first was held as an in -person event on both a Saturday morning (August 24, 2019) and a Tuesday evening (August 27, 2019) (same materials presented at both) at the Palmdale Aerospace Academy and Highland High School. These locations were selected to serve both the East and West sides of town and to accommodate residents wit h differing schedules. This series focused on identifying what makes Palmdale unique, developing a shared vision for the General Plan update, and reviewing issues and opportunities.
Due to the COVID-19 Pandemic, the next two workshops were held as virtual events. The second workshop was a live virtual event hosted on August 8, 2020, that included an online survey that was open between July 15-August 23, 2020 to receive input on the three proposed concepts for future land use regulations in the City. The survey was available 24-hours a day, 7-days a week.
Paper copies were also distributed throughout the City.
The third workshop was a live virtual presentation hosted on February 4, 2021. T he City hosted an online survey accompanied with a briefing book that detailed the preferred land use alternative for the City’s General Plan update. The online platform invited feedback on the preferred land use alternative which will ultimately become the City’s updated General Plan Land Use Map. The survey and briefi ng book was available 24 -hours a day, 7 -days a week between January 13 - February 17, 2021. Paper copies were also distributed throughout the City.
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At all workshops, live Spanish interpretation was provided for participants, as well as workshop materials available in Spanish. Members of the public could request A merican Sign Language (ASL) or other language interpretation in advance of the meeting. Both workshops were recorded and posted to the Palmdale2045 YouTube channel to be viewed at any time following the events.
Key housing-related comments received include:
• Current development interest in Palmdale (Addressed in HE Program 3: Accessory Dwelling Units, Program 8: Zoning Amendments, Program 13: Mobile Home Program 15:
Senior Housing and Program 16: Developmentally Disabled). • Senior and multifamily housing (Addressed in HE Program 15: Senior Housing, Program:
1 Adequate Sites for RHNA).
• Vertical mixed-use development (A mixed use corridor is created in the General Plan for longer-term development)
• Vacant parcels within city limits allow for targeted infill development (Addressed in HE Program 1: Adequate Sites for RHNA and Program 6: Affordable Housing Land Bank). • Palmdale’s homeless population is increasing (Addressed in HE Program 8: Zoning Amendments).
• Existing development regulations that hinder new urbanism development (Addressed in HE Program 8: Zoning Amendments as well as the upcoming General Plan and Development Code Updates)
2.5 Surveys
As mentioned above, the City of Palmdale General Plan Team utiliz ed surveys as a means of collecting feedback from the community throughout several phases of the General Plan Update process. Three surveys have been administered throughout the General Plan Update process , all available in English and Spanish for several weeks. Residents, employees, and other interested parties could participate in the online version or complete a hard copy version. Surveys were available at major city events, City Hall, Libraries, and other city facilities. In addition, social service providers and religious organizations distributed hard copy surveys to residents with limited mobility and those who lacked internet access. In some instances, gift card incentives were provided for residents to fill out surveys while waiting at food distribution da ys hosted by SAVES and SALVA.
The initial survey was an online icebreaker survey to inform residents of the ongoing General Plan Update, collect feedback related to daily life in Palmdale, and demographics information. The survey was available on the Palm dale General Plan Update website (Palmdale2045.org) from April 2019 to August 2019.
The second survey was part of the land use alternatives phase hosted on ArcGIS StoryMaps , which was released prior to the second workshop virtual live event. The online sur vey was available between July 15-August 23, 2020.
The preferred land use alternative survey was the third of the series, open between January 13- February 17, 2021, accompanied with a briefing book that detailed the preferred land use alternative for the City’s General Plan Update.
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2.6 Pop-Up Workshops
The City of Palmdale held five pop-up workshops at local events to identify what makes Palmdale unique, develop a shared vision for the General Plan Update, and review issues and opportunities. The first series was held in the Fall of 2019 and included interactive activities with the residents who attended. The second series of nine promotional pop-up events were held in the summer of 2020 and focused primarily on spreading awareness for the virtual engagement activities to follow.
2.7 City Council and Planning Commission Briefings
Over the course of the General Plan Update, Palmdale City Council and Planning Commission will be regularly provided with project updates to receive feedback. The first phase of the General Plan Update took place in Fall 2019 and included discovery and visioning for the future of Palmdale. The phase one briefing to City Council and Planning Commission included an overview of the project status, existing conditions, community engagement, and the draft vision and guiding principles.
In a two-step approach, the General Plan Team presented decision-makers with the community’s vision for the future General Plan land use map. The results from a series of community engagement events on three land use alternatives was presented to Planning Commission and City Council in September 2020. Following direction from both decision -making bodies, the General Plan Team revised the three concepts into one preferred map, referred to as the “preferred land use alternative.” The preferred alternative received community feedback and direction which was later presented to Planning Commission and City Council in March 2021.
Decision-makers provided additional direction and endorsed the preferred land use map.
At the May 13, 2021 , Planning Commission meeting, the General Plan Update Team presented an overview of Housing Element requirements and their relationship to the General Plan. This presentation included the Regional Housing Nee ds Assessment (RHNA), the City’s preliminary strategy for meeting its RHNA, and the process and tentative schedule for the Housing Element Update.
2.8 Envision Palmdale 2045 Website
The Palmdale 2045 website contained a wealth of resources for the community. Project updates, background information, existing surveys, summaries of public engagement activities, and notices of opportunities to participate are readily available to the public.
2.9 Housing Element Public Review
The Draft Housing Element was published on the City’s website on September 3, 2021. An email blast was sent to over 1,400 interested parties, including community stakeholders, key property owners and developers. The City also published an announcement on City website and social media. Comments could be emailed to the G eneral Plan Team at [email protected]
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3. Housing Needs Assessment
This section of the Housing Element discusses the characteristics of the City's population and housing stock as a means of better understanding the nature and extent of unmet housing needs.
The Housing Needs Assessment is comprised of the following components: 1) Community Profile, 2) Household Profile, 3) Special Housing Needs, 4) Ho using Stock Characteristics, 5) Housing Preservation Needs, and 6) Regional Housing Needs
3.1 Community Profile
The City strives to achieve a balanced housing stock that meets the varied needs of all income segments of the community. To understand the City’s h ousing needs, the nature of the existing housing stock and the housing market are comprehensively evaluated. This section of the Housing Element discusses the major components of housing needs in Palmdale, including population, household, economic and housing stock characteristics. Each of these components is presented in a regional context, and where relevant, in the context of other nearby communities.
This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2021-2029 Housing Element cycle.
3.2 Population Characteristics
Understanding the characteristics of a population is vital in the process of planning for the future needs of a community as characteristics affect the type and amo unt of housing needs. Issues such as population growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing needed and the ability to afford housing. The following section describes and analyzes the various population characteristics and trends that affect housing needs.
Population Growth
Table 1 shows Palmdale’s population growth between 2000 and 2021. The population grew from 116,670 to 152,750 persons, an increase of 36,080 (23.6 percent) from 2000 to 2010. From 2010 to 2021, population growth in Palmdale has slowed considerably with only a two percent increase in population (3,324 persons).
Table 1: Population Growth (2000-2021)
Year Population Increase Percent Increase
2000 116,670 -- --
2010 152,750 36,080 23.6%
2021 156,074 3,324 2.1%
Total 39,404 25.2%
Source: California Department of Finance (DOF), Report E-5. 2010 and 2021, and U.S. Census 2000 Although most population growth in Los Angeles County is due to natural increase 1 (the excess of births over deaths, excluding migration), affordable housing prices that draw working families in search of affordable single -family homes have been the engine driving population increase in Palmdale and will continue to do so during this Housing Element Cycle.
1 California Department of Finance
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Age Characteristics
Table 2 shows the age distribution of Palmdale in 2000, 2010, and 2019 and compares the age distribution of Palmdale’s residents in 2019 to that of the County as a whole in 2019. Between 2000 and 2010 as Palmdale’s population increased by more than 20 percent, the distribution by age group shifted somewhat with substantial changes in just a few age groups. The shift in ages has continued as the City’s residents continue to grow older. Residents 55 and older make up a larger proportion of the City’s residents than they did in 2010.
A community’s current and future housing needs are determined in part by the age characteristics of residents. Typically, each age group has distinct lifestyles, family types and sizes, ability to earn incomes, and therefore, housing preferences. As people move through each stage of life, housing needs and preferences change. Tradition al assumptions are that the young adult population (20 to 34 years old) tends to favor apartments, low to moderate cost townhomes/condominiums, and smaller single-family units. The adult population (35 to 64 years old) represents the major market for moder ate to relatively high cost condominiums and single - family homes. The senior population (65 years and older) tends to generate demand for housing that requires less maintenance, or with supportive services . In order to create a balanced community, it is important to provide housing options that suit the needs of all age groups.
Table 2: Age Distribution
Age Group 2000 2010 2019 LA County
2019
0 - 4 9.3% 8.3% 7.8% 5.8%
5-14 22.9% 18.5% 16.8% 12.0%
15-19 8.9% 10.1% 8.3% 6.1%
20-24 5.4% 7.4% 7.7% 6.8%
25-34 12.7% 12.2% 13.0% 16.3%
35-44 18.4% 14.0% 12.2% 13.7%
45-54 11.3% 14.3% 13.5% 13.2%
55 - 64 5.4% 8.6% 11.4% 12.1%
65 - 74 3.4% 3.9% 5.7% 8.1%
75 plus 2.2% 2.7% 3.5% 6.0%
Total population 116,670 152,750 156,293 10,039,107
Source: 2000 and 2010 U.S. Census, 2015-2019 American Community Survey.
Race and Ethnicity Characteristics
Race/ethnicity of the population is important to an analysis of housing needs and conditions for several reasons. A community’s racial and ethnic composition may have implications for housing needs to the extent that different groups have different household characteristics, income levels, and cultural backgrounds that may affect their housing needs and preferences.
Table 3 shows how Palmdale residents reported their race and or ethnicity in 2000, 2010 and 2015-2019 ACS. In 2019, about 60 percent of the City’s residents identified as being Hispanic or Latino and 46 percent of residents identified as being White. Because th e race and ethnicities are not mutually exclusive, residents can identify as multiple races/ethnicities. Since 2000 there has been a shift from a majority of the City’s residents identifying as White to a majority in 2019 identifying as Hispanic or Latino. The number of Black or African American residents has declined since 2010, but still remains higher than that of 2000.
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Table 3: Race and Ethnicity
Race
2000 Census
percent
2010 Census
percent
2019 ACS
percent
Number Percent Number Percent Number Percent
Total Population 116,670 -- 152,750 -- 156,293 --
Hispanic or Latino (and any other
race) 43,725 37.5% 83,097 54.4% 94,377 60.4%
White 63,905 54.8% 74,901 49.0% 72,016 46.1%
Black or African American 16,913 14.5% 22,677 14.8% 20,569 13.2% American Indian & Alaska Native 1,198 1.0% 1,316 0.9% 2,453 1.6% Asian 4,468 3.8% 6,548 4.3% 7,321 4.7%
Native Hawaiian and Other
Pacific Islander 224 0.2% 335 0.2% 597 0.4%
Some Other Race 23,858 20.4% 38,773 25.4% 45,516 29.1% Two or more races 6,104 5.2% 8,200 4.8% 7,821 5.0%
Source: US Census 2000 and 2010, 2015-2019 American Community Survey.
The changes in Palmdale’s racial and ethnic distribution make it more like that of Los Angeles County in the proportion of persons identifying themselves as Hispanic or Latino (and any other race) or White alone. Palmdale has a higher proportion of African Americans and a lower proportion of Asians than the County as a whole. Table 3 shows that in Palmdale 60.4 percent of the Palmdale population identifies as Hispanic or Latino; the proportion countywide is 4 8.5 percent.
3.3 Economic Characteristics
Employment has an important impact on housing needs. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of jobs themselves can affect housing needs and demand (such as in communities with military installations, college campuses, and large amounts of seasonal agriculture). Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts.
Income
Table 4 below compares the distribution of household income in 2010 with that in Palmdale and the County as a whole in 2019. Median income in Palmdale has increased since 2010 and has also had a decline in the proportion and number of households earning less than $10,000 per year. Although the County has a smaller proportion of households in the very lowest income groups and a larger proportion in the highest groups, median income countywide in 2019 is not much different than the City . According to the 2015-2019 American Community Survey (ACS) ,
15.6 percent of all Palmdale households and 14.9 percent of the County’s households lived below the poverty level in 2019.
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Table 4: Income Distribution in Palmdale (2000-2019)
Household Income 2010 2019 LA County
2019
Total Households 40,215 41,538 3,328,398
Less than $10,000 6.2% 3.9% 5.4%
$10,000 - 14,999 5.9% 3.1% 4.3%
15,000 - 24,999 10.1% 6.5% 7.5%
25,000 - 34,999 9.2% 9.7% 7.3%
35,000 - 49,999 14.4% 11.6% 10.5%
50,000 - 74,999 21.6% 17.9% 16.2%
75,000 - 99,999 13.9% 17.3% 12.4%
100,000 -149,999 12.0% 18.6% 16.8%
149,000-199,000 3.9% 6.6% 8.4%
200,000 or more 2.8% 4.8% 11.3%
Median Income $53,048 $71,774 $72,797
Source: 2010 Census, 2015-2019 American Community Survey Employment
In 2019, the three largest occupational categories for City residents were education/health/social services, retail, and manufacturing ( Table 5). These categories account ed for one -third ( 44.8 percent) of jobs held by Palmdale residents.
Table 5: Employment by Industry 2019
Industry 2019 Number Percent
Agriculture 533 0.8%
Construction 5,560 8.8%
Manufacturing 7,108 11.3%
Wholesale/Retail 1,683 2.7%
Retail 7,404 11.7%
Transportation 4,174 6.6%
Information 1,163 1.8%
Finance, Insurance, Real Estate 2,888 4.6%
Professional, management 5,811 9.2%
Education, health care, social services 13,746 21.8%
Arts, entertainment, food services 6,224 9.9%
Other 3,260 5.2%
Public Administration 3,486 5.5%
Total workforce 63,040 100.0%
Source: 2015-2019 American Community Survey
According to the 2020 Economic Roundtable Report prepared for the Greater Antelope Valley Economic Alliance (GAVEA), the 10 largest employers in the Antelope Valley are shown below in Table 6.
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Table 6: Major Employers in the Antelope Valley 2020
Employer Number of Employees
Northrop Grumman 28,000
Edwards Air Force Base 8,929
County of Los Angeles 3,933
Antelope Valley Hospital 2,425
AV Union High School District 2,300
AV Mall 1,800
Palmdale School District 1,792
Source: GAVEA, 2020 Economic Roundtable Report
The Antelope Valley lies in two different counties --Los Angeles County and Kern County.
According to estimates in the 2020 GAVEA Economic Roundtable Report, there are a total of about 126,000 jobs in the Antelope Valley as a whole, with a majority of thes e being in Los Angeles County. The largest single employment sector is government employment in Los Angeles County.
3.4 Household Characteristics
The Census defines a household as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood and unrelated individuals living together. Persons living in retirement or convalescent homes, dormitories or other group living situations are not considered households. Household type and size, income le vels, the presence of special needs populations, and other household characteristics determine the type of housing needed by residents, their preferences, and their ability to obtain housing that meets their needs. For example, single-person households, typified by seniors or young adults, tend to reside in apartment units or smaller single -family homes. Families typically prefer and occupy single-family homes. This section details the various household characteristics affecting housing needs.
Household Type and Size
According to the 2019 ACS as shown in Table 7, among Palmdale households almost 50 percent were families with children present, the largest proportion in the surrounding area and the County as a whole. Palmdale also has the smallest proportion of single persons households and senior headed households. Santa Clarita has a slightly lower proportion of single -parent households than Palmdale.
Table 7: Household Characteristics (2018)
Jurisdiction Single Person
Households
Senior
Headed
Households
Families
with
Children
Single-
Parent
Households
Palmdale 16.1% 17.0% 47.6% 18.9%
Lancaster 21.9% 18.8% 41.8% 26.1%
Santa Clarita 18.9% 21.0% 39.5% 16.2%
Los Angeles County 25.7% 22.3% 32.6% 21.5%
Source: 2015-2019 American Community Survey
Household size is a significant factor in housing demand. Often, household size can be used to predict the unit size that a household will select. For example, small households (one and two DRAFT Housing Element | 12
persons per household) traditionally can find suitable housing in units with zero to two bedrooms while larger households (three or more persons per household) can usually find suitable housing in units with three to four bedrooms.
Table 8 compares the household size in Palmdale to household size in the surrounding cities and the County. Palmdale had the highest average household size. In 2019, the average number of persons per household in the surrounding jurisdictions was 3.16 in Lancaster and 3.06 in Santa Clarita with an average of 2.99 in the County as a whole. Palmdale had an average of 3.60 persons per households.
Table 8: Average Persons per Household (2019)
Jurisdiction Average Household Size
Palmdale 3.60
Lancaster 3.16
Santa Clarita 3.06
Los Angeles County 2.99
Source: 2015-2019 American Community Survey
Household Income
Household income indicates the wealth of a community and therefore is directly connected to the ability to afford housing. As household income increases, the more likely that household is to be a homeowner. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of pe rsons occupying unsound and overcrowded housing increases.
For planning and funding purposes, the California State Department of Housing and Community Development (HCD) has developed the following income categories based on the Area Median Income (AMI) of a metropolitan area (such as Los Angeles County):
• Extremely Low Income: households earning up to 30 percent of the AMI • Very Low Income: households earning between 31 and 50 percent of the AMI • Low Income: households earning between 51 percent and 80 percent of the AMI • Moderate Income: households earning between 81 percent and 120 percent of the AMI • Above Moderate Income: households earning over 120 percent of the AMI Combined, the extremely low, very low-, and low-income groups are referred to as lower income.2 Between 2013 and 2017, approximately 38 percent of Palmdale households earned above moderate incomes (Table 9), below countywide average. Approximately 62 percent of households had incomes in the very low-, low-, and moderate-income levels.
2 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent AMI as moderate income (compared to low income based on State definition).
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Table 9: Households by Income Category
Income Category (% of County AMI) Palmdale LA County
Very Low Income (50% AMI) 27% 26%
Low Income (80% AMI) 17% 15%
Moderate Income (120% AMI) 18% 16%
Above Moderate Income (>120% AMI) 38% 43%
Source: SCAG, RHNA Calculator, based on 2013-2017 ACS.
3.5 Housing Problems
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Palmdale. Detailed CHAS data based on the 2013 -2017 ACS data is disp layed in Table 10.
Housing issues considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burden, including utilities, exceeding 30 percent of gross income; or, • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The identified vary according to household income, type, and tenure. Some highlights include:
• In general, renter -households had a higher level of housing problems ( 58 percent) compared to owner-households (38 percent).
• Elderly renter-families experienced the highest level of cost burden (35 percent). • Approximately 77 percent of the extremel y low income (households earning up to 30 percent of the AMI) and 77 percent very low-income households (households earning between 31 percent and 50 percent of the AMI) experienced housing problems.
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Table 10: Housing Assistance Needs of Lower Income Households (2013-2017) Household by Type, Income,
and Housing Problem
Renters Owners
Total
Elderly Small
Families
Large
Families
Total
Renters Elderly Small
Families
Large
Families
Total
Owners
Extremely Low
(0-30% HAMFI) 1,075 2,775 1,120 6,120 955 1,240 570 3,230 9,350 % with any housing problem 79.5% 88.1% 97.8% 85.4% 63.4% 81.0% 94.7% 76.8% 82.4% % with cost burden >30% 79.5% 87.7% 96.0% 84.9% 61.8% 80.2% 82.5% 73.8% 81.1% % with cost burden > 50% 54.4% 72.6% 76.8% 67.9% 42.9% 72.6% 67.5% 59.0% 64.8% Very Low Income
(31-50% HAMFI) 495 1,695 725 3,295 1,105 1,725 1,090 4,145 7,440 % with any housing problem 70.7% 83.5% 93.8% 82.9% 56.6% 84.1% 84.9% 76.8% 79.5% % with cost burden >30% 71.7% 79.4% 79.3% 77.7% 56.6% 84.1% 78.9% 75.4% 76.4% % with cost burden >50% 25.3% 29.8% 26.9% 28.2% 27.1% 50.4% 27.5% 37.5% 33.4% Low Income
(51-80% HAMFI) 205 1,295 840 2,810 1,040 2,700 2,020 6,255 9,065 % with any housing problem 65.9% 56.8% 60.1% 59.6% 42.8% 46.9% 62.1% 52.1% 54.4% % with cost burden >30% 61.0% 54.1% 14.3% 44.3% 42.8% 45.9% 35.1% 42.8% 43.3% % with cost burden > 50% 4.9% 2.3% 1.8% 2.3% 7.2% 7.2% 1.7% 6.0% 4.9% Moderate Income
(81% HAMFI) 380 1,770 785 3,640 2,275 8,040 2,445 14,575 18,215 % with any housing problem 34.2% 9.0% 29.3% 15.4% 11.9% 8.9% 21.7% 12.9% 13.4% % with cost burden >30% 34.2% 6.5% 3.8% 8.7% 11.4% 8.1% 9.0% 10.3% 10.0% % with cost burden > 50% 10.5% 0.0% 0.0% 1.1% 0.4% 1.0% 0.0% 1.1% 1.1% Total Households 2,155 7,535 3,470 15,865 5,375 13,705 6,125 28,205 44,070 % with any housing problem 68.2% 63.1% 72.3% 64.2% 36.2% 32.4% 53.1% 38.3% 47.7% % with cost burden >30% 68.0% 61.0% 51.9% 58.7% 35.7% 31.7% 36.9% 34.4% 43.1% % with cost burden > 50% 35.3% 33.8% 30.8% 32.7% 14.8% 14.9% 11.8% 14.1% 20.8% Note: This table presents the percent of households with housing problems by tenure, income, and household type. Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100 percent total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.
Elderly Households = 1 - to 2-person households with elderly persons aged 62+ Small Families = 2- to 4-person family households
Large Families = 5+ person family households
Other non-family households are not included in this table.
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), based on 2013-2017 ACS data.
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Overcrowding
The combination of low incomes and high housing costs has forced many households to live in overcrowded housing conditions. Overcrowding is generally defined as a housing unit occupied by more than one person per room (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). Under State law a housing unit is considered overcrowded if there is less than 120 square feet of livable space (all space except the bath, kitchen and hallways) for the first two people and less than an additional 50 square feet for each additional person. Overcrowding may indicate that a community does not have an adequate supply of affordable housing, especially for large families.
Overcrowding typically occurs when there are not enough adequately sized units within a community, when high housing costs relative to income force too many individuals to share a housing unit than it can adequately accommodate, or when families reside in smaller units than they need to devote income to other necessities, such as food and health care. Overcrowding tends to accelerate the deterioration of housing. Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are critical to enhancing quality of life.
According to the 2015-2019 ACS data, 4.9 percent of Palmdale’s owner -occupied units were overcrowded and another 1.3 percent very overcrowded (Table 11). However, overcrowding was more frequent among renter households with 10.3 percent reporting more than 1.01 persons per room and another 1.4 percent severely overcrowded with 1.5 or more persons per room.
Table 11: Overcrowded Households
Overcrowding
Owner Households Renter Households Total Households
Number % of
Owners Number % of
Renters Number % of
Total
Total Overcrowded
(>1.0 persons/room) 1,390 4.9% 1,555 10.3% 2,945 6.8%
Severely Overcrowded
(>1.5 persons/room) 375 1.3% 214 1.4% 589 1.4%
Sources: 2015-2019 American Community Survey
Cost Burden
Measuring the portion of a household’s gross income that is spent for housing is an indicator of the dynamics of demand and supply. This measurement is often expressed in terms of cost burden: households paying an excessive amount of their income for housi ng, therefore decreasing the amount of disposable income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects the affordability of housing in the community. Federal and state agencies use cost burden indicators to determine the extent and level of funding and support that should be allocated to a community. State and federal programs typically define cost burden as those lower income households paying over 30 percent of household income for housing costs. A household is considered experiencing a severe cost burden if it spends more than 50 percent of its gross income on housing.
Table 10 presented earlier provides cost burden detail by income group and household type for Palmdale between 2013 and 2017. Approximately 43 percent of low-income households, 75 percent of very low -income households, and 74 percent of extremely low -income household s were cost burdened versus 10 percent of moderate income and above households.
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3.6 Special Needs Groups
Certain segments of the population may have more difficulty in finding decent, affordable housing due to their special needs. Special circumstances may be related to one’s employment and income, family characteristics, disability and household characteristics, among other factors.
Consequently, certain residents in Palmdale may experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing problems. The special needs groups analyzed include the elderly, persons with disabilities, homeless people, single parents, large households, military personnel, and farm workers (Table 12). Many of these groups overlap, for example many farm workers are homeless, and many elderly people have a disability of some type. The majority of these special needs groups could be assisted by an inc rease in affordable housing, especially housing located near public transportation and services.
Table 12: Special Needs Groups in Palmdale (2019)
Special Needs Group # of People or
Households
Number
of
Owners
%
Owner
Number
of
Renters
%
Renter
% of Total
Households
or Population
Households with Seniors 10,545 -- -- -- -- 24.3%
Senior Headed
Households 7,377 5,424 19.2% 1,953 13.0% 17.0%
Seniors Living Alone 2,937 1,846 6.5% 1,091 7.2% 6.8%
Persons with Disabilities 18,562 -- -- -- -- 11.9%
Large Households 10,465 7,067 24.9% 3,398 22.6% 24.1%
Single-Parent Households 5,991 -- -- -- -- 13.8%
Female Headed
Households (no spouse
present)
8,094 3,540 12.5% 4,554 30.2% 18.6%
Female Headed
Households with children
(no spouse present)
4,495 -- -- -- -- 10.4%
People Living in Poverty 24,152 -- -- -- -- 15.6%
Farmworkers** 306 -- -- -- -- 0.5%
Homeless 289 -- -- -- -- 0.2%
** = All farming, fishing, and forestry occupations. Source: 2015-2019 American Community Survey The following sections provide a detailed discussion of the housing needs facing each particular group as well as programs and services available to address their housing needs.
Single-Parent Households
Single-parent fa milies, particularly female -headed families with children, often require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. Female-headed families with children are a particularly vulnerable group because they must balance the needs of their children with work responsibilities, often while earning limited incomes.
In 2019 there were 4,495 female-headed families with children under age 18 in Palmdale of which
41.9 percent (1,883) were living below the poverty level. They made up 15.6 percent of all Palmdale families with children. In the County as a whole there are 211,592 female-headed households with children who constitute 2 3 percent of all County households with children.
Countywide, the proportion of female-head households in poverty is substantially lower with 33.3 percent living below the poverty level.
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Impoverished female-head Palmdale families with children are likely to need subsidized housing.
Those without subsidized housing could be at risk of becoming homeless. Domestic violence is one of the factors that lead to homelessness for women and children who often must leave home in order to be safe from a battering spouse or domestic partner.
Resources
Lower income single-parent households can benefit from City programs that provide direct rental assistance (such as Housing Choice Vouchers) or that will facilitate the development of affordable housing.
Large Households
Large households are defined as those consisting of five or more members. These households comprise a special need group because of the often limited supply of adequately sized and affordable housing units in a community. To save for other basic necessities such as food, clothing and medical care, it is common for lower-income large households to reside in smaller units, which frequently results in overcrowding and can result in accelerated unit deterioration.
Table 13 shows that in 2019 28.4 percent of all owner-occupied households and 25.9 percent of all renter-occupied households had five or more persons. Overall, 27.6 percent of all Palmdale households had five or more persons.
Table 13: Large Households (2019)
Household
Size
Owner Renter Total
Number Percent Number Percent Number Percent
1-4 Persons 19,705 71.6 10,375 74.1 30,080 72.4
5+ Persons 7,828 28.4 3,630 25.9 11,458 27.6
Total 27,533 100.0 14,005 100.0 41,538 100.0
Source: 2015-2019 American Community Survey
Overall, a greater percentage of large renter families (72 percent) and large owner families (53 percent) experienced some sort of housing problem between 2013 and 2017 (Table 10).
Resources
Lower and moderate-income large households can benefit from various affordable housing programs. These affordable housing developments are assisted with City, State, and federal funds, and Housing Choice Vouchers, among others.
Seniors
Many senior-headed households have special needs due to their relatively low incomes, disabilities or limitations, and dependency needs. Specifically, people aged 65 years and older often have four main concerns:
• Housing: Many seniors live alone and may have difficulty maintaining their homes. • Income: People aged 65 and over are usually retired and living on a limited income. • Health care: Seniors are more likely to have high health care costs. • Transportation: Many of the elderly rely on public transportation; e specially those with disabilities.
The limited income of many elderly persons often makes it difficult for them to find affordable housing. Table 14 shows that 14,522 persons were age 65 and over in Palmdale in 2019. This DRAFT Housing Element | 18
accounted for 9.3 percent of residents, lower than the percentage in the surrounding area and the County as a whole.
Table 14: Persons Aged 65 and Over
Jurisdiction Total Age 65+ Percent Age 65+
Palmdale 156,293 14,522 9.3%
Lancaster 159,028 15,611 9.8%
Santa Clarita 213,411 25,075 11.7%
Los Angels County 10,081,570 1,335,978 13.3%
Source: 2015-2019 American Community Survey
From 2015-2019, 17 percent of City households were headed by someone 65 years old or older (Table 12). Of these households, the majority ( 74 percent) owned their homes, while the remainder ( 26 percent) rented their homes. Ap proximately 4,875 elderly households were considered lower income (Table 10).
Aside from overpayment problems faced by seniors due to their relatively fixed incomes, many seniors are faced with various disabiliti es. Roughly 31 percent of Palmdale’s senior population was listed as having one or more disabilities in the 2015-2019 ACS (Table 16). Among these disabilities, the most common were ambulatory difficulties (44 percent) and hearing difficulties (45 percent).
Resources
As of July 2021, there are 23 four- to six-bed residential care homes serving the elderly. Together these 23 facilities provide 129 beds for elderly persons who need assisted living.
Table 15: Licensed Residential Care Facilities in Palmdale Facility Type
Facility Size (<= 6 beds) Facility Size (>6 beds)
Number of
Facilities
Total
Number of
Beds
Number of
Facilities
Total
Number of
Beds
Residential Care Facilities for the Elderly* 23 129 -- -- Adult Residential Facilities** 30 138 1 60
* = Residential Care Facilities for the Elderly are facilities that provide services to persons 60 years of age and over and persons under 60 with compatible needs. RCFEs may also be known as assisted living facilities, retirement homes and board and care homes. The facilities can range in size from six beds or less to over 100 beds. The residents in these facilities require varying levels of personal care and protective supervision. ** = Adult Residential Facilities are facilities of any capacity that provide 24-hour non-medical care for adults ages 18 through 59, who are unable to provide for their own daily needs. Adults may be physically handicapped, developmentally disabled, and/or mentally disabled.
Source: State of California, Community Care Licensing Division, 2021 Persons with Disabilities (Including Developmental Disabilities) Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. Thus, disabled persons often hav e special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents suffer from disabilities that require living in a supportive or institutional setting.
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The 2015 -2019 ACS defines six types of disabilities: hearing difficulties, vision difficulties, cognitive difficulties, ambulatory difficulties, self -care difficulties, and independent living difficulties. A more detailed description of each disability is provided below:
• Hearing difficulty: Refers to respondents who are deaf or have serious difficulty hearing. • Vision difficulty: Refers to respondents who are blind or have serious difficulty seeing even when wearing glasses.
• Cognitive difficulty: Refer s to respondents with serious difficulty concentrating, remembering, or making decisions due to a physical, mental, or emotional condition. • Ambulatory difficulty: Refers to respondents who experience serious difficulty walking or climbing stairs.
• Self-care difficulty: Refers to respondents who have trouble dressing or bathing. • Independent living difficulty: Refers to respondents who experience difficulty doinerrands alone such as visiting a doctor’s office or shopping due to a physical, mental, or emotional condition.
According to the 2015-2019 ACS, approximately 12 percent of Palmdale residents had a disability. The ACS tallied the number of disabilities by type for residents with one or more disabilities. Among the disabilities tallied, 10.9 percent were hearing difficulties, 10.3 percent were vision difficulties, 21 percent were cognitive difficulties, 24.3 percent were ambulatory difficulties,
13.7 percent were self -care difficulties, and 19.9 percent were independent living difficulties (Table 16). The 2015-2019 ACS reported that 1 4.8 percent of persons with disabilities in Los Angeles County were living below the poverty level. It also estimates that a majority (52 percent) of persons with a disability in the County are not in the labor force. Of those with a disability in the labor force, 91 percent are employed.
Table 16: Disability Status
Disability Type % of Disabilities Tallied
Under 18 Age 18 to 64 Age 65+ Total
Hearing Difficulty 8.9% 46.5% 44.6% 10.9%
Vision Difficulty 12.2% 54.6% 33.1% 10.3%
Cognitive Difficulty 20.3% 55.4% 24.3% 21.0%
Ambulatory Difficulty 3.8% 52.6% 43.5% 24.3%
Self-care Difficulty 10.8% 50.8% 38.4% 13.7%
Independent Living Difficulty 0.0% 60.1% 39.9% 19.9%
Source: 2015-2019 American Community Survey
According to the State Department of Developmental Services, there are 6,589 persons with a disability that were assisted at the North Los Angeles County Regional Center – Antelope Valley in 2020. In Palmdale, 3,426 (52 percent) of those persons are 17 years of age or younger and 3,163 (48 percent) are over the age of 18. A majority of the persons with disabilities reside in the 93535 ZIP code (26 percent) followed by 93550 (20 percent).
Changes in State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by State law, “developmental disability” means a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
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• Is manifested before the individual attains age 18;
• Is likely to continue indefinitely;
• Results in substantial functional limitations in three or more of the following areas of major life activity: a) self -care; b) receptive and expressive l anguage; c) learning; d) mobility; e) self -direction; f) capacity for independent living; or g) economic self - sufficiency; and
• Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
The Census does not record developmental disabilities. According to the U.S. Center for Disease Control and Prevention (CDC) Developmental Disabilities department, approximately 17 percent of children between the ages of 3 and 17 have one or more developmental disabilities. 3 This equates to 8,739 persons in the City of Palmdale with developmental disabilities, based on the 2015-2019 ACS population. According to the State Department of Social Services, approximately 1,059 persons with developmental disabilities from Palmdale ZIP Codes sought services at the Regional Center. About half of the developmentally disabled residents in Palmdale were living at home with parents or guardians.
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
Resources
The most obvious housing need for persons with disabilities is housing that is adapted to their needs. Most single-family homes are inaccessible to people with mobility and sensory limitations.
Housing may not be adaptable to widened doorways and hallways, access ramps, larger bathrooms, lowered countertops, and other features necessary for accessib ility. Location of housing is also an important factor for many persons with disabilities, as they often rely upon public transportation to travel to necessary services and shops. “Barrier free design” housing, accessibility modifications, proximity to ser vices and transit, and group living opportunities are important in serving this group. Incorporating barrier -free design in all new multi -family housing is especially important to provide the widest range of choices for the disabled.
State and federal legislation mandate that a specified number of units in new or rehabilitated multi- family apartment complexes be accessible to individuals with limited physical mobility. The City offers flexibility in development standards for projects proposing housing affo rdable to seniors and persons with disabilities. In addition, a number of residential care facilities are located in Palmdale to accommodate persons with disabilities.
Homeless
The 2020 Greater Los Angeles Homeless Count conducted a one-night survey to collect data on the number of homeless persons in the County at a point in time. The 2020 Homeless Count Report also provided an estimate for the number of persons homeless over the period of a year.
3 CDC. 2019. Facts About Developmental Disabilities.
https://www.cdc.gov/ncbddd/developmentaldisabilities/facts.html. Accessed October 2020.
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Results from the 2020 Los Angeles County Homeless Count indicate that while the total number of people experiencing homelessness has increased overall in the County, the number of homeless individuals has decreased in Palmdale, reporting 289 people experiencing homelessness, down from 325 reported in 2016. Overall Los Angeles County numbers increased from 39,587 in 2016 to 54,291 in 2020.
When compared with the other Service Planning Areas ( SPAs), the homeless population of Antelope Valley had the second highest proportion of unaccompanied minors being homeless with 23 individuals being unaccompanied minors.
Palmdale does not have an emergency shelter or any transitional housing programs. Homeless families and individuals call 211 to obtain motel vouchers for a night or weekend and then must go to the Valley Oasis Access Center in Palmdale to obtain assistance with additional motel vouchers, and/or placement in emergency, transitional or permanent housing, as well as case management to obtain supportive services, help applying for public benefits and a range of other needs. There is an emergency shelter in Lancaster, the High Desert MACC , operated by Volunteers of America.
The City of Palmdale funds and operates the South Antelope Valley Emergency Services program (SAVES), which provides a food bank, motel vouchers and clothing distribution for extremely low- income and homeless individuals and families and makes referrals to 211 and the homeless services available in Lancaster. SAVES does not keep records of the number of inqu iries, requests for assistance or referrals provided to homeless families and individuals.
Resources
Services for homeless individuals and families in Los Angeles County are organized in a “continuum of care” a planning strategy developed by HUD and implem ented as a condition of receiving funding from federal McKinney -Vento funds. In Los Angeles County agencies obtain these funds through applications to the Los Angeles Homeless Services Authority (LAHSA). HUD defines a continuum of care plan as “a communit y plan to organize and deliver housing and services to meet the specific needs of people who are homeless as they move to stable housing and maximum self-sufficiency.”
Although the Antelope Valley is only one of eight SPAs in Los Angeles County, that cou ld share resources it is a two -hour drive from the major centers of service provision in the City of Los Angeles and other major cities such as Pasadena and Long Beach and coordinates through the Los Angeles County continuum of care. This includes emergen cy shelter, transitional housing, supportive services and case management along with motel vouchers, and a range of special housing and services for the mentally ill, victims of domestic violence, and emancipated foster youth. Table 17 below provides information on programs that provide emergency and transitional facilities and supportive services for homeless individuals and families in the Antelope Valley.
Emergency shelter for adult men and women is provided at the High Desert MACC, operated by Volunteers of America and located in the City of Lancaster. The High Desert MACC is the only emergency shelter in the Antelope Valley serving the general population of homeless single adults. This all -year emergency shelter facility can accommodate 93 people each night. Valley Oasis operates a 56 -bed emergency shelter for victims of domestic violence. The location of this shelter is confidential.
The Valley Oasis Access Center, located in Palmdale, provides case management, service referrals, motel vouchers, and placement in transitional and permanent housing. The Access Center, which is operated by the Valley Oasis, has improved coordination and continuity of services to homeless persons in the Antelope Valley. The Antelope Valley Transit Authority provides bus service throughout the Antelope Valley, allowing referrals from SAVES to the DRAFT Housing Element | 22
Department of Public Social Services, the Access Center and the High Desert MACC in Lancaster. However, according to Valley Oasis staff, transportation can be a significant barrier for homeless and very low-income individuals and families without cars whose travel to Lancaster for services means a trip that may require a long walk to bus stops and an hour and a half or more of travel time in each direction. The City of Palmdale has offered space within the SAVES building to the Access Center and other service providers, so that staff from these organizations may process clients from the Palmdale area to minimize the need to travel to receive services.
Table 17: Homeless Services
Name of Service and Location Operating Agency Type of Service Valley Oasis CES Homeless
Programs for Families, Adults and
TAY
310 Palmdale Blvd Palmdale, CA
93550
Valley Oasis One stop case management &
referral including motel vouchers,
supportive services and transitional
and permanent housing placement
Showers, Laundry, Emergency
Transportation, Food and Clothing
Valley Oasis Domestic Violence
Shelter (confidential location)
Valley Oasis 60-day domestic violence shelter for
individuals and families
Steppin’ into the Light Valley Oasis Individual & Family Transitional (Domestic Violence)
SAVES in Palmdale City of Palmdale Food bank, motel vouchers and referrals to 211, Access Center and
Lancaster Shelter. Also provides
services to Emancipated Foster
Youth.
Scheuer House Antelope Valley
Independent Living Program
Gay and Lesbian Adolescent
Services
Palmdale
Emancipated Foster Youth
Mental Health Case Management
and Housing Programs
Mental Health America – Palmdale Case management & day programs for homeless mentally ill
Permanent Housing with services
(up to six years)
25 Shelter + Care Vouchers for
Domestic Violence
Permanent housing with services for
victims of domestic violence
Farmworkers
Agricultural workers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. For some crops, farms may employ migrant workers, defined as those whose travel distance to work prevents them from returning to their primary residence every evening.
According to the 2020 Economic Roundtable Report produced by the Greater Antelope Valley Economic Alliance (GAVEA), agricultural production in the Antelope Valley is valued at about $108 million per year. Major crops in order of importance include woody ornamentals, bedding plants, vegetable crops, fruits and nuts and field crops.
The 2015-2019 ACS counted 306 persons employed in agriculture, forestry, fishing and hunting and mining in Palmdale in a wide variety of occupations (Table 12). The number of farmworkers currently residing in Palmdale cannot be estimated from this information. The persons employed DRAFT Housing Element | 23
in agriculture and mining could have a variety of occupations that include farm owners or managers, orchard consultants, mining engineers, equipment operators, truck drivers and so on.
Also, as there are many active mining operations within the City of Palmdale, the number of farm workers is likely to be significantly lower than 306 persons.
Most farm work is seasonal and large numbers of farm workers are needed only during the harvest. Some farmworkers migrate from area to area during the harvest season, others are local residents who take other seasonal work or receive unemployment once the harvests are finished.
Farm work usually pays very low wages and farmworkers in rural areas are often poorly housed, living in substandard dwellings in fields that are sprayed with pesticides or in deteriorated migrant camps. Farmworkers who live in Palmdale have the same housing needs as other extremely low- income families and individuals and are likely to encounter the same barriers . There are not enough units affordable to families or individuals earning minimum wage or less.
Resources
An increase in the number of units affordable to households earning 30 percent or less of area median income and an increase in the number of available Section 8 vouchers would benefit Palmdale farmworkers and their families as well as other low -income Palmda le families.
Additionally, the City currently allows for second dwelling units by -right in any zone in which residential development is permitted and on any parcel with an existing or proposed single or multi-family residence, which creates additional opportunities to provide units suitable for very - low and low-income households. The Palmdale Municipal Code (PMC) allows employee housing in the A-1 (agricultural) zone through Site Plan Review approval and employee housing for six or fewer persons in residential zones as of right.
3.7 Housing Stock Characteristics
A community’s housing stock is defined as the collection of all housing units located within the jurisdiction. The characteristics of the housing stock, including growth, type, age and condition, tenure, vacancy rates, housing costs, and affordability are important in determining the housing needs for the community. This section details the housing stock characteristics of Palmdale to identify how well the current housing stock meets the needs of current and future residents of the City.
Growth in the Supply of Housing Stock
The California Department of Finance (DOF) compiles an annual estimate of units constructed by type based on data submitted by each City and County in the State. Population, vaca ncy and persons per household are all estimates based on 2000 benchmarks and changes in national data. The data in Table 18 is from DOF’s Table E-5 published annually in May but dated January 1 of the publication year.
Between 1980 and 2000 Palmdale's housing stock increased from 4,658 housing units to 37,009 an increase of 694 percent. Growth slowed in the last decade , but still continues to provide housing for the growing population. The DOF data shows an increase of 9,535 units between January 1, 2000, and January 1, 2010, an increase of 25.8 percent. In comparison, DOF data for Los Angeles County as a whole during the period of 2000 to 2010 shows an increase of only 4.9 percent. From 2010 to 2021 the growth has slowed significantly with only an increase if 1.7 percent in the housing stock.
Nearly all new units in Palmdale since 2000 have been single-family units. This can be accounted for by several factors: 1) there was a moratorium imposed on new multi -family housing construction in place between 1999 and 2001; 2) there was substantial public opposition to any DRAFT Housing Element | 24
new multi-family housing and 3) until October 2012, Palmdale’s highest residential density, R-3, allowed a maximum of only 16 units per acre and imposed very restrictive and inflexible development standards, pushing the price of development up. The Palmdale General Plan update will provide new opportunities for increased hou sing production, especially affordable housing, as it will accommodate a larger variety of densities and housing types.
Table 18: Housing Unit Growth and Type
Year Total
Units
Single-
Family
Detached
Attached
(Condo)
2-4
Units
5 +
Units
Mobile
Homes Occupied Vacant Per HH
2000 37,009 28,254 905 940 5,215 1,782 34,285 7.58 3.40 2010 46,544 36,770 852 1,714 5,349 2,147 42,952 7.70 3.55 2021 47,353 37,273 854 1,416 5,653 2,157 43,984 7.10 3.54 Source: California Department of Finance, Report E-5 2010 and 2021 Housing Type
Table 18 shows the distribution of Palmdale’s 46,544 residential structures by type and number of units on January 1, 2021 according to the DOF. Most dwelling units, (37,273) are single-family homes. Only 854 are attached condos or townhomes with 1,416 units in properties or buildings with two to four units, 5,653 of units in properties or buildings with five or more buildings and 2,157 mobile homes. Over the decade between 2000 and 2010 single-family homes increased by 30.1 percent, buildings with two to four units doubled, multi-family housing of five or more units increased by two percent and the number of mobile homes increased by 20.4 percent. Despite the mortgage crisis and economic downturn beg inning in 2007 -2008 there was a 25.8 percent increase in Palmdale’s housing stock, dominated by single-family homes. Not much has changed other than growth in single-family homes from 2020 through 2021.
Housing Availability and Tenure
Housing tenure and vacancy rates are important indicators of the supply and cost of housing.
Housing tenure refers to whether a unit is owned or rented. Tenure is an important market characteristic because it is directly related to housing types and turno ver rates. The tenure distribution of a community’s housing stock can be an indicator of several aspects of the housing market, including the affordability of units, household stability and residential mobility among others. In most communities, tenure dis tribution generally correlates with household income, composition and age of the householder.
In 2010, among the City’s occupied housing units, approximately 70 percent were owner - occupied, while 30 percent were renter -occupied (Table 19). According to the 2015 -2019 ACS, the home ownership rate in Palmdale decreased to 65 percent of the occupied units. Renter - occupied housing units made up about 35 percent of the City’s occupied housing stock.
Table 19: Tenure of occupied Units (2010-2019)
Tenure 2010 2019
Number Percent Number Percent
Owner Occupied 28,196 70.2% 28,336 65.3%
Renter Occupied 11,957 29.8% 15,068 34.7%
Total Occupied 40,153 100.0% 43,404 100.0%
Source: Bureau of the Census, 2010 Census; 2015-2019 American Community Survey
DRAFT Housing Element | 25
As shown in Table 20 in 2010, average renter -household size was 3.74 persons compared to
3.60 persons for the average owner -household. In 2019, average renter -household size decreased to 3.56 persons compared to 3.61 persons per for the average owner -household, a very slight increase from 2010.
Table 20: Household Size by Tenure
Tenure Average Household Size
2010 2019
Owner-Occupied 3.60 3.61
Renter-Occupied 3.74 3.56
Total 3.64 3.60
Source: Bureau of the Census, 2010 Census; 2015-2019
American Community Survey
Vacancy rates are an important housing indicator because they indicate the degree of choice available. High vacancy rates usually indicate low demand and/or high supply conditions in the housing market. Too high of a vacancy rate can be difficult for owner s trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market.
Too low of a vacancy rate can force prices up making it more difficult for low- and moderate- income households to find housing. Va cancy rates between two to three percent are usually considered healthy for single -family housing; and five to six percent for multi -family housing.
However, vacancy rates are not the sole indicator of market conditions. They must be viewed in the context of all the characteristics of the local and regional market.
According to the 2015-2019 ACS, the overall vacancy rate in Palmdale is about 7 percent and is consistent with the estimates from the DOF (Table 18). Specifically for rent housing units make up the highest number of vacancies with 744 units currently available to rent being vacant.
Housing Age and Condition
Housing age can be an important indicator of housing condition within a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, h ousing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work and other repairs.
Table 21 shows Palmdale’s housing stock by year built. It shows that almost half (47 percent) of the City’s housing units were built after 1990. The other 53 percent of the City’s housing stock could be in need of some sort of rehabilitation based on the age of the units.
DRAFT Housing Element | 26
Table 21: Housing Stock Age
Year Built Number of Units Percent
2014 to present 138 0.3%
2010-2013 643 1.4%
2000-2009 9,096 19.6%
1990-1999 11,930 25.7%
1980-1989 15,289 32.9%
1970-1979 3,284 7.1%
1960-1969 1,495 3.2%
1950-1959 3,919 8.4%
1940-1949 258 0.6%
Before 1940 410 0.9%
Total 46,462 100.0%
Source: 2015-2019 American Community Survey
The City has serious concerns about the condition and appearance of the approximately 9,578 dwelling units built in 1979 and earlier. Therefore, many of the City’s housing programs focus on improving housing condition and neighborhood infrastructure in ol der Palmdale neighborhoods.
Palmdale regards housing condition as a matrix of issues and has designed several City programs that coordinate the activities of key public agencies to improve older neighborhoods plagued by inadequate infrastructure, deterior ating housing, and poor maintenance and management practices. According to Code Compliance records, the City receives about 200 complaints per year regarding substandard housing units. With these numbers and the number of units built in 1979 or earlier, the City has projected approximately 4,800 substandard units in the City.
Although the Census does not include statistics on housing condition based upon observations, it includes statistics that correlate closely with substandard housing conditions. The three factors most commonly used to determine housing conditions are age of housing, overcrowding, and lack of plumbing/kitchen facilities. Housing that is not maintained can discourage reinvestment, depress neighboring property values, and can negatively i mpact the quality of life in a neighborhood. Improving housing is an important goal of the City. Table 22 presents substandard units in the City.
Table 22: Substandard Units (2019)
Condition Number Percentage
Lacking complete plumbing facilities 80 0.2%
Lacking complete kitchen facilities 345 0.8%
Total occupied substandard units 425 1.0%
Total occupied units 43,404
Source: 2015-2019 American Community Survey
DRAFT Housing Element | 27
3.8 Housing Costs and Affordability
Housing costs are indicative of housing accessibility to all economic segments of the community.
Typically, if housing supply exceeds housing demand, housing costs will fall. If housing demand exceeds housing supply, housing costs will rise. This section summarizes the cost and affordability of the housing stock to Palmdale residents.
Home Ownership Market
In 2020, median home prices around Palmdale ranged from $288,000 in Littlerock to $675,500 in Acton (Table 23). Palmdale’s median home price is on the lower end of the spectrum at $350,000 in 2020, much lower than the Los Angeles County median price of $620,000.
Median home sale prices in Palmdale increased by over 28 percent between 2020 and 2021.
Other cities and communities also saw similar increases in their median home pri ces during this time period.
Table 23: Home Sale Prices (May 2020 and May 2021)
Jurisdiction 2020 2021 Percent Change in
Median Sale Price Price Number Sold Price
Littlerock $288,000 20 $367,500 27.6%
Palmdale $350,000 243 $449,000 28.3%
Acton $675,500 16 $770,000 14.0%
Lancaster $312,500 302 $405,000 29.6%
Santa Clarita $595,000 151 $710,500 19.4%
Los Angeles City $817,500 1,235 $965,000 18.0%
Los Angeles County $620,000 7,800 $775,000 25.0%
Source: Corelogic.com California Home Sale Activity by City, May 2021 Rental Market
In 2021, rents in Palmdale were relatively affordable compared to the City of Los Angeles. In 2012, median and average rents for one-, two- and three-bedroom apartment units in Palmdale still fall within the limits of “fair market rents” set by the federal government. However, rental units are not affordable for households with limited incomes from Social Security, Disability, CalWorks or minimum wage employment. Those households would all have to pay much more than 30 percent of income for rent. Nevertheless, a very low income (31 percent to 50 percent of median) family of four earning $41,150 could pay the rent for a two- or three-bedroom Palmdale apartment or house and stay within the limits of 30 percent of income for rent and a low-income (51 percent to 80 percent of median) family of four with $66,250 per year could easily afford the median price for any of the apartments and homes in
Table 24 below except the five bedroom house.
Table 24 tabulates the asked-for rents for 55 units in Palmdale listed on Craigslist Antelope Valley and Zillow in May of 2021.
Table 24 shows that average monthly rents in Palmdale ranged from $700 for a one bedroom to $2,975 for a five-bedroom house. Rents in Palmdale are still considered to be lower than the rest of Los Angeles County which has an average rent of $2,450 for a two-bedroom apartment according to Zillow.
DRAFT Housing Element | 28
Table 24: Average Monthly Rent (2021)
Unit Size # of
Units Rent Range Average Rent
1 bedroom 4 $ 700-$1,100 $950
2 bedroom 17 $1,250-$1,895 $1,310
3 bedroom 27 $1,425-$2,050 $1,775
4 bedroom house 4 $1,800-$2,500 $2,100
5 bedroom house 3 $2,235-$2,975 $2,565
Source: Survey of Palmdale rents on Craigslist (34 listings) and Zillow (21 listings), May 2021 However, without a Housing Choice Section 8 Voucher, even a one-bedroom unit is too expensive for individuals or families living on the incomes provided by CalWORKs, Supplemental Security Income, or Disability. These individuals and families must spend nearly all of their income for rent or double up with another family and are vulnerable to losing their housing altogether if the property owner raises the rents or if there is a medical or other family emergency.
Housing Affordability by Income Level
Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment.
HUD conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on t his survey, HCD developed income limits that can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households in the lower end of each category can afford less by comparison than those at the upper end.
Table 25 shows the annual income for extremely low, very low, low, and moderate -income households by the size of the hous ehold and the maximum affordable housing payments based on the federal standard of 30 percent of household income. From these income and housing cost limits, the maximum affordable home prices and rents are determined. The table also shows the maximum amounts that households at different income levels can pay for housing each month (e.g., rent, mortgage and utilities) without exceeding the 30 percent housing cost-to-income ratio.
The maximum affordable payments can be compared to current market prices for s ingle-family homes, condominiums, and apartments to determine what types of housing opportunities a household can afford.
Comparison of these maximum affordable housing costs with the sales price data shown previously in Table 23, indicates that not even moderate-income households (101 to 120 percent AMI) would be able to afford single -family homes sold in Palmdale in this market . It should be noted however that asking prices can often be higher than actual sales prices. At a maximum affordable purchase price of about $347,334, it is not likely that low-income households (51 percent to 80 percent AMI) could afford even a small condominium unit as shown in Table 25.
The high price of single-family housing indicates that the opportunities for home ownership in the City are limited for lower and moderate income groups. In addition, the down payment and closing costs may still represent a significant obstacle to home purchase.
The Housing Element acknowledges that opportunities to accommodate housing affordable to lower income households in Palmdale are limited. This is based on rental rates for apartment units in Palmdale (
DRAFT Housing Element | 29
Table 24) as well as information gathered to determine for-sale housing costs (Table 23).
Table 25: Affordable Housing Costs (2020)
Household Annual Income1 Affordable Costs
(All Costs)
Estimated Utility Allowance, Taxes &
Insurance2 Affordable
Rent
Affordable Home
Price
Utilities Taxes, Ins., HOA
(Ownership)
Extremely Low-Income (0-30 percent AMI)
1-Person $23,700 $593 $151 $207 $442 $61,790
2-Person $27,050 $676 $166 $237 $510 $72,096
3-Person $30,450 $761 $190 $266 $571 $80,244
4-Person $33,800 $845 $223 $296 $622 $86,069
5-Person $36,550 $914 $264 $320 $650 $86,953
Very Low Income (31-50 percent AMI)
1-Person $39,450 $986 $151 $345 $836 $129,241
2-Person $45,050 $1,126 $166 $394 $960 $149,182
3-Person $50,700 $1,268 $190 $444 $1,077 $166,966
4-Person $56,300 $1,408 $223 $493 $1,185 $182,427
5-Person $60,850 $1,521 $264 $532 $1,257 $191,020
Low Income (51-80 percent AMI)
1-Person $63,100 $1,578 $151 $552 $1,427 $230,524
2-Person $72,100 $1,803 $166 $631 $1,637 $265,026
3-Person $81,100 $2,028 $190 $710 $1,837 $297,157
4-Person $90,100 $2,253 $223 $788 $2,030 $327,179
5-Person $97,350 $2,434 $264 $852 $2,170 $347,334
Median Income (81-100 percent AMI)
1-Person $54,100 $1,353 $151 $473 $1,202 $191,981
2-Person $61,850 $1,546 $166 $541 $1,380 $221,130
3-Person $69,550 $1,739 $190 $609 $1,548 $247,693
4-Person $77,300 $1,933 $223 $676 $1,710 $272,361
5-Person $83,500 $2,088 $264 $731 $1,824 $288,020
Moderate Income (101-120 percent AMI)
1-Person $64,900 $1,623 $151 $568 $1,472 $238,233
2-Person $74,200 $1,855 $166 $649 $1,689 $274,020
3-Person $83,500 $2,088 $190 $731 $1,897 $307,435
4-Person $92,750 $2,319 $223 $812 $2,096 $338,527
5-Person $100,150 $2,504 $264 $876 $2,240 $359,325 Assumptions: 2020 income limits; 30 percent of household income spent on housing; LACDA utility allowance; 35 percent of monthly affordable cost for taxes and insurance; 10 percent down payment; and 3 percent interest rate for a 30-year fixed-rate mortgage loan.
Taxes and insurance apply to owner costs only; renters do not usually pay taxes or insurance.
Sources: California Department of Housing and Community Development 2020 Income Limits; Los Angeles County Development Authority (LACDA), 2020 Utility Allowance Schedule; Veronica Tam & Associates, 2020.
DRAFT Housing Element | 30
3.9 Affordable Housing
Section 65583(a)(8) of California Housing Element law requires each city and county to identify the assisted housing units in its jurisdiction that are at risk of conversion to market rates within 10 years of the beginning of the planning period. The element must conduct an analysis that includes an inventory of all such units, an estimate of the cost of preserving the existing units or producing comparable new units and the availability of nonprofit corporations cap able of acquiring and operating these units. Possible financing sources for preservation or replacement must also be identified. Finally the analysis must state the community’s goals, quantified objectives, policies and programs for housing preservation and production (see Section VIII, Policies and Programs).
This analysis covers the 10-year period between October 15, 2021, and October 15, 2031.
Identification of At-Risk Units
The City of Palmdale has facilitated the development of numerous projects to improve the supply of affordable housing through construction of new units and the acquisition and rehabilitation of old units. There are 24 developments in the City that provide 2, 439 affordable units to residents (Table 26). Three of the developments consisting of 126 affordable units are at -risk of being converted to market rate housing.
In general, Carmel Apartm ents would be considered at the highest risk of converting to market rate housing as the bond program requires only 20 percent of the units to be affordable in exchange for bond financing. No long -term rent subsidies are available for these units. On the other hand, Desert View and East 35 th Street Apartments have Ongoing rent subsidies from the HUD project-based Section 8 program and all units at these projects are set aside as affordable housing. For East 35 th Street Apartments, the short -term Section 8 and long-term deed restrict both expire in 2025. For Desert View Apartments, while the current short-term Section 8 contract may expire in 2023, the project is deed restricted as affordable housing through 2033. Therefore, among the three at-risk projects, Desert View is least likely to convert to market-rate housing.
Table 26: Assisted Rental Housing
Development
Name Total Units Low/Mod
Units Household Type Funding Source Expiration of
Affordability
Carmel Apartments 112 23 Family Local Mortgage Revenue
Bond 2023
Desert View
Apartments 55 55 Family Section 8 9/1/2023
East 35th Street
Apartments 48 48 Family Section 8 2025
Manzanita Villas 144 29 Family City Regulatory Agreement 2042 Summerwood
Apartments 54 52 Family Multi-Family Housing
Revenue Bond 9/3/2070
La Quinta
Apartments 100 98 Family Multi-Family Housing
Revenue Bond 9/3/2070
Park Vista
Apartments 28 27 Family Multi-Family Housing
Revenue Bond 9/3/2070
Impressions
Apartments 109 107 Senior Multi-Family Housing
Revenue Bond 9/3/2070
Boulders at the
Ranch I 358 358 Mobile Home Park
Tax-Exempt (A)and Taxable
Bonds secured by Housing
Set-Aside funds(B)
5/6/2032
DRAFT Housing Element | 31
Development
Name Total Units Low/Mod
Units Household Type Funding Source Expiration of
Affordability
Boulders at the
Ranch II 206 206 Mobile Home Park
Tax-Exempt (A)and Taxable
Bonds secured by Housing
Set-Aside funds(B)
5/6/2032
Boulders at the
Lake 222 222 Mobile Home Park
Tax-Exempt (A)and Taxable
Bonds secured by Housing
Set-Aside funds(B)
5/6/2032
Palmdalia
Apartments 64 64 Family Section 8 7/1/2044
Palmdale Gardens 76 76 Senior Section 8 N/A
Palmdale East Q 90 90 Family Section 8, LIHTC 2055
Palmdale Desert
Club Apartments 80 80 Family Section 8, LIHTC N/A
Village Garden
Apartments 80 80 Family Section 8 N/A
Whispering Palms 75 74 Senior
Housing Set Aside Funds,
Multi-Family Housing
Revenue Bond, HOME
2073
Cielo Azul 80 79 Senior Housing Set Aside Funds,
LIHTC 8/13/2063
Summer Terrace 80 79 Senior Housing Set Aside Funds,
LIHTC, HOME 2064
Palo Verde Terrace 78 77 Senior Housing Set Aside Funds, LIHTC, HOME 12/30/2065
Casablanca
Apartments 200 200 Family LIHTC 2055
Wright Brothers
Court 156 156 Family Housing Set Aside Funds,
LIHTC, HOME 2074
Courson Arts
Colony – East &
West (Meta
Housing)
161 159 Family LIHTC, HOME
Housing Assets Fund
2074.
2105
Total 2,656 2,439
Cost and Resources for Replacement or Preservation
Preservation of the at-risk units can be achieved in several ways: 1) facilitate transfer of ownership of these projects to or purchase of similar units by nonprofit organizations; 2) purchase of affordability covenant; and 3) provide rental assistance to tenants using funding sources other than Section 8.
Transfer of Ownership: Long-term affordability of the units at risk can be secured by transferring ownership of these projects to non -profit housing organizations. A search on LoopNet shows several rental properties for sale, averaging about $450,000 per unit. The at-risk units are smaller, older units and therefore likely to command lower market prices. Nevertheless, transferring ownership or purchasing replacement units would require significant resources.
Purchase of Affordability Covenant: Another option to preserve the affordability of at -risk projects is to provide an incentive packag e to the owners to maintain the project as low -income housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the Section 8 subsidy amount received to market levels. The feasibility of this option depends on whether the property is highly leveraged. By providing lump sum financial incentives or ongoing subsidies in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable.
DRAFT Housing Element | 32
Rent Sub sidy: Tenant-based rent subsidies could be used to preserve the affordability of housing. Similar to Section 8 vouchers, the City , through a variety of potential funding sources could provide assistance to very low income households. The level of the sub sidy required to preserve the at-risk affordable housing is estimated to equal the Fair Market Rent for a unit minus the housing cost affordable by a very low-income household. Table 27 shows the rent subsidies required for both of the projects with at-risk units. As shown, subsidizing the very low-income at- risk units would require approximately $541,800 annually, an average of $645 per unit per month.
Table 27: Rental Subsidies Required
Unit
Size/Household
Size
Number
of Units
Fair Market
Rent1
Household
Annual
Income
Affordable
Housing
Cost3
Monthly
per Unit
Subsidy4
Total
Annual
Subsidy
Very Low Income (50 percent AMI)2
1 Bedroom/
2-person
household
126 $1,605 $45,050 $960 $645 $975,240
Source: Veronica Tam and Associates, 2021.
Notes:
1. Fair Market Rent (FMR) is determined by HUD. These calculations use the 2021 HUD FMR for the Los Angeles.
2. Rents are restricted to 50 percent AMI, which puts residents in the Very Low Income Category, set by the California Department of Housing and Community Development (HCD).
3. The affordable housing cost is calculated based on 30 percent of the AMI, minus utilities for rentals.
4. The monthly subsidy covers the gap between the FMR and the affordable housing cost Replacement Housing Cost: The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction.
Assuming an average development cost of $500,000 per unit for multi-family rental housing, replacement of the 126 at-risk units would require approximately $63 million.
Resources
Preservation of at -risk housing requires not only financial resources but also administrative capacity of nonprofit organizations. These resources are discussed in detail later in this Housing Element in the “Housing Resources” section.
DRAFT Housing Element | 33
4. Constraints
Various nongovernmental factors, governmental regulations, and environmental issues pose constraints to the provision of adequate and affordable housing. These constraints may result in housing that is not affordable to lower and moderate income households , or may render residential construction market prices economically infeasible for developers. This section addresses these potential constraints.
4.1 Governmental Constraints
The issue of housing constraints refers to land use regulations, housing policies a nd programs, zoning designations, and other factors that may influence the price and availability of housing opportunities in Palmdale. These housing constraints may increase the cost of housing or may render residential construction economically infeasible for developers. Additionally, constraints to housing production significantly impacts lower income households and those with special needs.
Transparency in Development Process
To increase transparency and certainty in the development application process as required by law, the City provides a range of information online for ease of access, some of which is as follows:
• General Plan: https://www.cityofpalmdale.org/279/General-Plan • Zoning Ordinance: https://www.codepublishing.com/CA/Palmdale/ • Site Plan Review Process and Schedule: https://www.cityofpalmdale.org/287/Site-Plan-Review • Specific Plans: https://www.cityofpalmdale.org/289/Specific-Plans-Other-Plans • Development Application Materials: https://www.cityofpalmdale.org/267/Applications Land Use Policies
The Land Use Element of the Palmdale General Plan sets forth policies for residential development. These land use policies, combined with zoning regulations, establis h the amount and distribution of land to be allocated for different uses. Housing supply and costs are affected by the amount of land designated for residential use, the density at which residential development is permitted, and the standards that govern the character of development. This Housing Element update is for the State required 6th cycle update that will cover the period beginning on October 15, 2021, and ending on October 15, 2029.
The Land Use Element (1993) provides for the following land use d esignations which allow for residential development:
• Equestrian Residential (ER): 1 dwelling unit per 2.5 gross acres • Low Density Residential (LDR): 1 dwelling unit per acre • Single-family Residential-1: 0 – 2 dwelling units per acre • Single-family Residential-2: 0 – 3 dwelling units per acre • Single-family Residential-3: 3.1 – 6 dwelling units per acre • Medium Residential: 6.1 – 10 dwelling units per acre
• Multi-family Residential: 10.1 – 16 dwelling units per acre • Medium-High Density Residential: 30-50 dwelling units per acre • High Density Residential: 50-60 dwelling units per acre DRAFT Housing Element | 34
Table 28: Zoning Designations and Density
Source: City of Palmdale Zoning Ordinance
The City’s current General Plan and Zoning Ordinance leave a void in the continuum of housing options – whereby either low density residential or fairly high density residential uses are permitted. Housing in the moderate density range (16 -29.9 dwelling un its per acre) is not accommodated under the current land use designations. The City is currently in the process of conducting a comprehensive update to the General Plan. An objective of this General Plan Update is to fill in the density gap to allow for a variety of housing types in the City. The General Plan Update is anticipated to be adopted in Spring 2022 followed by the comprehensive Development Code Update in Fall 2022. Any development applications that are submitted between winter 2021 and spring 20 22 would be processed using the multi -family development guidelines (described below) and the new General Plan densities.
As part of the update, the Land Use Element is being revised in part by replacing the land use categories with Place Types. The previous land use categories with densities higher than single- family will be replaced with four new neighborhood types. Four ne w mixed-use designations will be added, and a new mixed use Educational Flex District will also be added. The new Land Use Element will identify additional districts, village centers, a corridor and nodes. Table 29 provides the draft Place Types that are being developed as part of the update along with the corresponding residential densities and allowable heights. As shown in Table 29, the draft Place Typ es, particularly the Mixed Use 4 (MU4) (PTASP – Urban Core) Place Type, allows for significantly higher residential densities than what is allowed in the current Land Use Element. Due to the significant changes in the Land Use Element a comprehensive update of the Development Code will be necessary in order to implement the new Land Use Element.
Land Use Designation Zoning Designation Type Density-DU Per Acre Equestrian Residential (EQ) A-1 Single-family 1 du per 2.5 acres Low Density Residential (LDR) R-1-1 Single-family 1 du per acre Single-family Residential 1 (SFR-1) R-1-15,000 to 20,000 Single-family 0-2 du per acre Single-family Residential 2 (SFR-2) R-1-10,000 to 13,000 Single-family 0-3 du per acre Single-family Residential 3 (SFR-3) R-1-7,000 Single-family 3.1-6 du per acre Medium Residential (MR) R-2 Single-family /
Multi-family 6.1 -10 du per acre
Multiple Residential (MFR) R-3 Multi-family 10.1-16 du per acre Medium High Density Residential
(MFR) R-4(30) Multi-family 30-50 du per acre
High Density Residential (HDR) R-4(50) Multi-family 50-60 units per acre DRAFT Housing Element | 35
Table 29: Draft Place Types
Place Types Descriptions
Min. and Max.
Residential
Density
Max.
Commercial
FAR
Height
RESIDENTIAL
Equestrian
Residential (ER)
Rural single-family buildings on lot sizes 2.5
acres or larger. Animal
keeping activities permitted, and overall
accessed primarily by car
up to 0.4 du/ac
35 feet
Low Density
Residential (LDR)
Detached single-family buildings located on
hillsides or in valleys and as a transition
between rural and suburban areas. Lot sizes
range between 1 -2.5 acres, and are
accessed primarily by car
up to 1 du/ac
35 feet
Single-family
Residential 1
(SFR1)
Detached single -family buildings in a semi -
rural environment with horse/animal keeping
possible. Lot sizes range between 0.5 -1
acres, and are accessed primarily by car
up to 2 du/ac
35 feet
Single-family
Residential 2
(SFR2)
Single-family buildings, appropriate in those
areas between the valley floor and steeper
hillside areas (having less than ten percent
slope). Lot sizes range between 0.3 -0.5
acres, and are accessed primarily by car
up to 3 du/ac
35 feet
Single-family
Residential 3
(SFR3)
Detached single-family subdivisions
containing the City's standard 7,000 square
foot minimum lot size will typically be located
within this designation. Accessed primarily
by car but also accessible to bicycles and
pedestrians
3 to 6 du/ac
35 feet
Residential
Neighborhood 1
(RN1)
A neighborhood that may include mobile
homes, single-family detached, single-family
attached, small lot homes, townhouses,
condominiums, duplexes, triplexes, 4-plexes
oriented for walking and biking while still
accessible by car.
6 to 10 du/ac
35 feet
Residential
Neighborhood 2
(RN2)
A neighborhood that may include a variety of
attached and detached housing units like a
mix of townhomes, 2 -3 story walkups, or
courtyard style apartments. Oriented for
walking and biking while still accessible by
car
10 to 20 du/ac
35 feet
Residential
Neighborhood 3
(RN3)
A walkable neighborhood where buildings
are close to the sidewalk and may include
housing types like garden apartments,
rowhouses, mid -rise apartment buildings
within walking dista nce of goods, services,
and transit
20-30 du/acre
45 feet
Residential
Neighborhood 4
(RN4)
A walkable neighborhood where buildings
are close to the sidewalk and may include a
variety of attached dwelling types like
30 to 50 du/ac
65 feet
DRAFT Housing Element | 36
Place Types Descriptions
Min. and Max.
Residential
Density
Max.
Commercial
FAR
Height
townhouses, condominiums, and mid-rise to
high-rise apartments all within walking
distance of goods and services, and transit
Mobile Home Existing mobile home parks
MIXED USE
Mixed Use 1 (MU1)
A neighborhood -scale main street with
services and active storefronts located at or
near the sidewalk. Including some residential
above or next to commercial uses with some
as 2-story buildings
10-20 du/acre 0.35 35 feet
Mixed Use 2 (MU2)
(TASP - General
Urban)
A slightly taller neighborhood scale
environment with ground floor office or retail
located at or near the sidewalk with housing
next to or above, some as 3-4 story buildings
20-30 du/ac 1.0-2.0 45 feet
Mixed Use 3 (MU3)
(TASP - Urban
Center)
A more urban, walkable neighborhood with
office, light R&D, and retail ground floor
located at or near the sidewalk with housing
next to or above, including townhomes and
3-6 story residential
30-50 du/acre 1.5-3.0 65 feet
Mixed Use 4 (MU4)
(TASP - Urban
Core)
An urban, walkable, downtown
environmental with ground floor retail, light
R&D, office on the ground floor at or near the
sidewalk and some housing next to or above,
buildings ranging from 3-7 stories
50-80 du/acre 2.5-4 85 feet
Educational Flex
(EDF)
Mix of educational types uses including trade
schools, public and private higher
educational facilities and satellite campuses,
supportive retail, office, and housing.
20-30 du/acre 45 feet
Provisions for a Variety of Housing Types
State Law pertaining to the Housing Element requires that cities’ land use policies and development standards allow for the development of a variety of housing types for all income levels, including single -family dwellings, multi -family dwellings, manufact ured homes, and transitional and supportive housing. The City’s General Plan Land Use Element and Development Code designate particular areas within the City for residential development and accommodate various types of housing as discussed in the following section.
The City’s current residential land use designations provided for the development of a wide range of housing types including single-family dwellings, mobile homes, townhomes, condominiums, accessory dwelling units, and multi -family units at var ious densities. The updated Palmdale General Plan 2045, when adopted, will place more emphasis on creating residential neighborhoods and mixed-use nodes with desired housing types including townhouses, duplexes, triplexes, 4 -plexes, courtyard style apartme nts, garden apartments, rowhouses, mid -rise DRAFT Housing Element | 37
apartment buildings, and high -rise apartments in areas specifically designated on the General Plan land use map. Adoption of the new General Plan is expected in Spring of 2022.
Conventional Housing
The City of Pa lmdale allows conventional single and multiple -family housing in four residential zones. Single-family housing is permitted in three zones (A-1, R-1 and R-2). The Light Agriculture A-1 zone permits large-lot single-family residential on lots typically one or more acres. The R -1 zone permits single-family dwelling units at a gross density of 0-6 dwelling units per acre. The R- 2 zone permits both single-family and multi-family housing at a gross density of 6.1 – 10 dwelling units per acre.
Multi-family housing is permitted in three residential zones (R-2, R-3, and R-4). As stated above, permitted gross density in the R -2 zone is 6.1 – 10 dwelling units per acre, and R -3 permits a gross density of up to 16 dwelling units per acre. Permitted gross density in the R-4 zone, intended for apartments, is 30-50 dwelling units per acre, and 50-60 dwelling units per acre.
The City also contains several specific plans and community plans that allow for single-family and multi-family development. These plans are discussed in greater detail later in this section.
Mixed-Use Housing
The Palmdale Transit Area Specific Plan (PTASP) was developed for a 746 -acre area surrounding the planned Palmdale Station, a multimodal transportation hub in downtown Palmdale. The PTASP was adopted in December 2020, and replaces the previous Palmdale Transit Village Specific Plan, which encompassed 110 acres. The plan uses a form -based code to provide for a pedestrian -oriented mixed -use district, which will include a variety of housing types, single-family, multi-family and mixed -use housing with residential uses above first floor retail. Housing development is planned at residential densities that range from the Traditional Neighborhood at a maximum of 8 dwelling units per acre; General Urban at 20 – 30 dwelling units per acre; Urban Center at 30 – 50 dwelling units per acre; and Urban Core at 50 – 80 dwelling units per acre. The projected buildout is phased with expected residential buildout to be 367 units by 2025, and 1,229 units by 2035. Future phases will add more residential units; however, these are beyond the 6th cycle Housing Element planning timeframe.
Accessory Dwelling Units (Second Dwelling Units)
Accessory dwelling units can provide an important source of affordable housing for p ersons and families of low and moderate income. Per the PMC, an accessory dwelling unit is defined as “an attached or detached residential dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, eating, cooking and sanitation on the same parcel as a single-family or multi-family dwelling is situated.” Accessory dwelling units may also include efficiency units and manufactured homes as defined by the California Health and Safety Code.
Numerous new State laws in recent years have impacted the way that local jurisdictions regulate accessory dwelling units, including AB 68, AB 587, AB 881, and SB 13. With the goal of increasing accessory dwelling unit production, th ese bills have modified allowable fees, application procedures, and development standards that cities are permitted to employ. In response to this legislation, the City adopted an updated accessory dwelling unit ordinance in 2020 that complies with State requirements. Per the ordinance, accessory dwelling units are permitted by-right in any zone in which residential development is permitted and on any parcel with an existing or proposed single-family or multi-family residence.
DRAFT Housing Element | 38
Manufactured Home Parks and Subdivisions
Mobile homes are an important housing type in Palmdale, comprising 5 percent of the housing stock. Zoning Ordinance Section 17.41.090.G.13 specifically allows for the installation or construction of a manufactured home where the code allows f or the construction of a detached single-family structure. Manufactured homes must comply with all standards of development for detached single-family structures.
There are 10 mobile home parks in Palmdale with a total of 2,241 mobile home units. Three of the parks are owned and operated by the Palmdale Housing Authority, which purchased the parks with funding from the City’s Redevelopment Housing Set -Aside. The p arks were rehabilitated and all of the 786 spaces in the three parks are reserved for low and moderate -income households. In addition, assistance for purchase of mobile homes has been provided to 74 low and moderate-income households. The City continues to regulate rents in privately owned mobile home parks.
Manufactured home parks and subdivisions are allowed in the R-3 Zone; the minimum lot area is 5-acres. PMC Sections 17.91.050 and 17.91.060 establish the specific standards for manufactured home parks and subdivisions.
Farmworker Housing and Employee Housing
The City currently provides for agricultural workers' living quarters within the A -1 (Light Agriculture) zone with Site Plan Review. As part of the City’s comprehensive update to the Zoning Ordinance, the City will clarify its compliance with the State required provisions for farmworker and employee housing. Specifically, the State Employee Housing Action regarding farmworker housing (Health and Safety Code Section 17021.6) specifies that any fa rmworker housing consisting of no more than 36 beds in group quarters or 12 units is considered an agricultural land use and therefore similarly permitted where agricultural uses are permitted. Furthermore , the Employee Housing Act (Health and Safety Code Section 17021.5) specifies that an y employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation.
Emergency Shelters
Emergency shelters, referred to as Homeless Shelters in the PMC, are permitted in the C-2 zone and the MX overlay zone with a Site Plan Review. The C -2 zone includes 224 acres of vacant land. This offers adequate capacity to accommodate the City’s estimat ed 289 unsheltered homeless.
Section 17.94.040 of the PMC was amended in 2012 to reduce the distance separation requirement between Homeless Shelters to within 300 feet and remove the distance separation requirements to schools and single -family residenti al uses. This distance requirement is not consistent with State law. State law allows a city to establish a separation requirement from another emergency shelter only, but not other land uses. The City’s ordinance includes a separation from transitional or supportive housing, which is not permissible under State law.
Furthermore, AB 139 (Emergency and Transitional Housing) states that local governments may include parking requirements for emergency shelters, but specifies that adequate parking must be base d solely on shelter staffing level and not exceed the requirements for residential and commercial uses in the same zone. The City will amend the PMC to comply with State law on the provision of emergency of shelters.
Low Barrier Navigation Centers
Adopted in 2019, AB 101 defines a Low Barrier Navigation Center as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides DRAFT Housing Element | 39
temporary living facilities while case managers connect individuals experiencin g homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions.
AB 101 requires jurisdictions to permit Low Barrier Navigation Centers that meet specified requirements by-right in mixed-use zones and other nonresidential zones permitting multi -family residential development. The bill also imposes a timeline for cities to act on an application for the development of a Low Barrier Navigation Center. The provisions of AB 101 are effective until 2026. The PMC has not been updated to permit this type of development; therefore, a Housing Program has been added to amend the PMC to ensure consistency with AB 101.
Transitional Housing and Supportive Housing
In 2012 the City amended its Zoning Ordinance to comply with SB 5 20 and SB 2. The Zoning Ordinance now permits Transitional Housing and Supportive Housing within a single -family dwelling unit within the A -1 and R -1 zones as an administrative use. Transitional Housing and Supportive Housing with four or fewer units within the R -2, R-3 and R-4 zones will be permitted with administrative appro val; those located with five or more units will requi re Site Plan Review approval, consistent with the requirements for all residential uses.
AB 2162, adopted in 2018, requires that supportive housing developments with 50 or fewer units be permitted by -right in zones where multi -family and mixed -use developments are permitted, provided the development meets certain requirements. Additionally, the bill prohibits jurisdictions from imposing parking requirements based on the number of units for supportive housing developments within one half mile of a public tra nsit stop. A program is included in the Housing Plan to amend the Development Code to ensure its supportive housing provisions are compliant with State law.
Residential Care Facilities
A Residential Care Facility is defined in the California Community Care Facilities Act and is any family home, group care facility, or similar facility determined by the State Director of Health Care Services, for 24-hour non-medical care of persons in need of personal services, superv ision, or assistance essential for sustaining the activities of daily living or for the protection of the individual.
A small residential care facili ty is licensed by the State of California to house six or fewer individuals. The PMC permits small residential care facilities in the R-1, R-2, R-3 and R-4 zones.
Large Residential Care Facilities, (also called Assisted Living Facilities in the PMC), are licensed by the State of California to house seven or more individuals in accordance with the California Community Care Facilities Act. Currently, the PMC allows these facilities with a Site Plan Review approval in the R -2, R -3, R -4 and MX zones. In addition, large residential care facilities are conditionally permitted in the C-2 zone. During the 6th cycle Housing Element reviews, the State Department of Housing and Community Development has identified the exclusion of large community care facilities from lower density residential zones as a potential constraint on housing for persons with disabilities. The City has included a program in the element to evaluate expanding such facilities to all residential zone districts during the upcoming comprehensive Zoning Code update.
Single Room Occupancy Units
There is no current provision within the PMC for Single Room Occupancy (SRO). These are typically a small unit with shared kitchen and bathroom facilities. There are currently no SROs within Palmdale. Historically there has not been a market demand for the development of SRO’s due to the affordability of larger rental properties within the City. The PMC does currently include DRAFT Housing Element | 40
provisions for Boarding Houses and Rooming Houses within the R -3 and R -4 zones with a Conditional Use Permit. Additionally, at the present time, the PMC does not regulate a single - family residential unit where four or fewer individuals rent individual rooms. A business license for a single -family rental is only required where the propert y owner is not living within the residence.
Multiple-Family Housing Design Standards
Design criteria such as open space, amenities and landscaping requirements are important to maintaining quality of life in residential developments. The City is in the process of updating the PMC to add design standards for multi -family housing in each of the zones where it is allowed, R-2, R-3, R-4 and the Mixed -use Overlay in order to be consistent with the Goals, Policies and Objectives of the Community Design Element of the General Plan. The standards apply unless in conjunction with a housing project for low-income households, seniors, or assisted living facilities.
The standards ensure that all multi -family housing projects in the City consisting of five or more units are built to include such features as common usable open space, recreational amenities, private walled patios or balconies, private enclosed storage space, washer and dryer hookups or a common laundry room, refuse areas, pre-wiring for cable, and bicycle racks provided in secure locations. Because these standards are objective and applied equally throughout each of the zones that permit multi-family housing, and the standards do not apply to housing for lower income households, seniors, or assisted livi ng facilities, the imposition of these standards is not an impediment to the development of multi -family residential units. Rather, the purpose of these design standards is essentially to improve the livability and functionality of each residential unit.
They enhance the development and quality of life for residents.
Development Standards
Environmental Assessment Requirements
Existing environmental settings in Palmdale do not present a major constraint to housing development. The majority of the residential sites in Palmdale would be subject to a (Mitigated) Negative Declaration. Some infill parcels adjacent to existing development may be determined to be Categorically Exempt under the CEQA Guidelines. Sites within the Palmdale Transit Area Specific Plan have been previously assessed within the Environmental Impact Report prepared for a previous study that covered the same geo graphical area; however, they will still be subject to site-specific review. The General Plan Update EIR, when completed, will provide an opportunity for future developments to tier from the updated document, saving time and cost.
Residential Development Standards
The PMC implements the General Plan. It contains development standards for each zoning district consistent with the land use designations of the General Plan. The PMC was comprehensively updated in 2019. It provides for the following residential zones:
• Light Agriculture (A-1): one dwelling unit per one or more gross acre • Single-Family Residential (R-1): one-six dwelling units per gross acre • Medium Residential (R-2): 6.1-10 dwelling units per gross acre • Multiple Residential (R-3): up to 16 dwelling units per gross acre • High Density Residential (R-4): 30-50 and 50-60 dwelling units per gross acre
DRAFT Housing Element | 41
Light Agriculture (A -1) -- (one dwelling unit/ one or more gross acre): This designation is intended to ensure that existing rural character is maintained. Typical development in this zone is low density, large-lot single-family homes with truck farming, field and tree crops.
Single-Family Residential (R -1) -- (one-six dwelling units/gross acre): This designation is intended for the development of single-family detached dwellings at gross densities ranging from zersix to 6 dwelling units per acre and a minimum lot size of seven thousand (7,000) square feet.
Development within the R-1 zone generally consists of single-family residential neighborhoods of a suburban type and density.
Medium Residential (R-2) -- (6.1-10 dwelling units/gross acre): This designation is intended to allow the development of housing at a gross density of between 6.1 and 10 dwelling units per acre. This zone permits a mix of dwelling unit densities and structure types, including single-family detached and attached; zero lot line and wide -shallow subdivisions; duplexes, triplexes, condominium and townhouse developments; and moderate density apartment and manufactured housing development.
Multiple Residential (R-3) -- (up to 16 dwelling units/gross acre): This designation is intended to promote the development of grouped housing such as townhouses, condominiums and apartments at a density of up to 16 dwelling units per gross acre. This designation permits the development of self -contained residential communities, which provide adequate on -site recreational facilities and open space to meet the immediate needs of its residents.
High Density Residential (R-4) -- (30-50 and 50-60 dwelling units/gross acre): This designation is intended to promote the development of apartments at a density of between 30 to 50 and 50 to 60 dwelling units per gross acre. This designation permits the development of self -contained residential communities that provide adequate on -site recreational facilities and open space to meet the immediate needs of its residents.
The PMC establishes residential development standards for each zone to ensure quality of development in the community. Site Development Criteria as specified in the PMC for each applicable zone is presented in Table 30.
Table 30: Residential Development Standards
R-1 R-2 R-3 R-4
Minimum net lot
area (square feet)
7,000
For SF detached,
min. 7000; for SF
attached or multiple-
family structures,
min. 4000/du; min.
3500/du for
manufactured home
subdivisions
20,000; or 5 acres
for manufactured
home subdivisions
40,000
Density Ranges
(du/gross acre) 0-6 6.1-10 Up to 16 30-50 and 50-60
Minimum Lot
Width
Minimum lot width varies
by size of lot, and
depending on whether
the lot is an interior lot,
corner lot, reverse corner
lot or end of a cul-de-sac
or street knuckles. Lots
siding onto an arterial,
railroad right-of-way, or
For SF detached,
same as R-1 100’ 100’
DRAFT Housing Element | 42
R-1 R-2 R-3 R-4
more intensive land use
or designation require
additional lot width. A
typical interior 7,000
square foot lot will have a
minimum required lot
width of 70 feet.
Minimum Lot
Depth
Minimum lot depth is not
less than 100 feet. Each
lot that backs up to an
arterial, or more intensive
land use or designation
require a minimum lot
depth of 110 feet. Lots
backing up to railroad
right-of-way require a
minimum depth of not
less than 130 feet.
-- -- --
Minimum Flag Lot
Frontage 20’ -- -- --
Maximum Lot
Coverage 40% 50% 50% 80%
Minimum
Setbacks1
For SF detached,
same as R-1; all
other housing types
as follows:
Front 15’ 20’ 20’ 5’
Side yard2 5’/10’ Min. 5’/story
Street side 20’,
interior side 5’ per
story
Street side 5’,
interior side 5’
per story with a
max of 15’
Rear3 20’ Min. 15’ Min. 15’ Min. 15’
Maximum Height 35’ (two stories) 35’ (two stories) 45’ (three stories) 5 stories or 60’ DRAFT Housing Element | 43
R-1 R-2 R-3 R-4
Private and
Common Open
Space
(sq. ft. per unit)
__ Private: Min. 7’ patio
depth + Min.
average 200 or 25%
of average unit size
Common: With 5 or
more units,
minimum 30%
usable common
open space for
passive and active
recreational use
Private: Min.
average 200 or
25% of ave. du
size
Common: With 5
or more du’s,
minimum 30%
usable common
open space for
passive and active
recreational use
Private: Min. 7’
patio depth +
Min. average 150
or 25% of ave.
du size
Common: With 5
or more du’s,
minimum 15%
usable common
open space for
passive and
active
recreational use
Parking
Requirements (off-
street)
Fully enclosed 2 car
garage, min. 20’ x 20’
For SF detached, same as R-1; all multiple-family apartments as follows:
Studio:
1.25 spaces/unit, 1 of which must be covered and
designated for a specific unit
One Bedroom:
1.5 spaces/unit, 1 of which must be covered and
designated for a specific unit
Two or more Bedrooms:
2.25 spaces/unit, 1 of which must be covered and
designated for a specific unit
Source: City of Palmdale, CA, 2021
1All Setbacks measured in feet from the edge of the public right-of-way. 2Except on corner or reversed corner lots where both side yards must be a minimum of 10’. When siding onto a designated arterial street, or a more intensive land use or designation, minimum 20’, and when siding onto a railroad right-of-way, minimum 50’.
3 When backing onto a designated arterial street, or a more intensive use, rear yard setback shall be a minimum 30’, when backing onto a railroad right-of-way, minimum 50’.
Specific Plans
In addition to the above residential land use categories, the City has 11 Specific Plans, seven of which allow for residential development at various densities. The purpose of specific plans is to provide a clear vision and implement comprehensive standard s which reflect the unique characteristics of the planning area.
Hillside Specific Plan is built out. Two of the specific plan areas, Rancho Vista and Joshua Hills, are well developed with infrastructure in place and little vacant residential land. City Ranch, also known as Anaverde, Nuevo contains more than 1,500 existing residential units and major infrastructure has been installed. Ritter Ranch has installed infrastructure but has not yet been developed. Foothill Ranch Specific Plan, formerly known as College Park, is the only one of the specific plan areas where infrastructure is not yet in place. It is located within a fault zone area and has Flood Zone, Hillside and Biological constraints. Palmdale Transit Area Specific Plan (PTASP) was adopted in 2020. It replaces and expands upon the previous Transit Village Specific DRAFT Housing Element | 44
Plan which was rescinded. Its focus is on Palmdale’s downtown area, whereas the other Specific Plans are in the City’s periphery.
Table 32 lists the Specific Plans within the City that allow for residential development along with their permitted densities. As shown, the Plans allow for the development of a variety of housing types from single-family large lot development (Foothill Ranch Specific Plan) to high density multi- family and mixed-use developments (i.e. PTASP). The specific plans with remaining residential development potential for the 6 th cycle Housing Element are further discussed in the Housing Resources section.
Table 31: Specific Plans Allowing Residential Uses
Specific Plan Residential Type
Permitted Density Range Permitted
City Ranch (Anaverde)
Single-family detached,
attached, and multi-
family residential
3.1 – 6.1 du/ac, 6.2 – 10 du/ac, and 10.1 –
16 du/ac respectively
Foothill Ranch (College
Park)
Single-family, one ac
minimum 380 units total
Hillside Specific Plan Single-family, large lot 407 SF residential units Joshua Hills Single-family detached
and multi-family
1,725 units of SF residential at densities of
4.5 – 5.7 du/ac, 736 MF units at 13.3 – 22.0
du/ac
Palmdale Transit Area SP
(2020)
Mix of residential uses
permitted as part of a
form-based code
Urban Core (T6): 50-80 du/ac
Urban Center (T5): 30-50 du/ac
General Urban (T4): 20-30 du/ac
Traditional Neighborhood (T3): up to 8
du/ac. SF residential
Palmdale Transit Village
Addendum
Superseded by the new
Transit Area SP See Palmdale Transit Area SP (above)
Rancho Vista SP
Single-family detached,
multi-family at varying
densities
Urban Residential: SF – 3.2 du/ac, 2,584 units
Urban Medium: SF – 5.6 du/ac, 206 units
Urban Village: MF – 13.6 du/ac, 450 units
Urban High: MF – 22 du/ac, 176 units
Ritter Ranch Single-family detached
and multi-family
80 SF equestrian estates
5,089 SF detached units
1,189 SF attached units
348 MF units
494 senior housing units
Building Codes and Their Enforcement
Building Code Requirements
The City has adopted the 2019 California Building Code (CBC), which is largely based on the International Building Code, to address building code requirements. Under State law, this code can be amended by local governments only for geological, topographical, or cl imatological reasons. These codes are considered to be the minimum necessary to protect the public health, safety, and welfare, and are not considered an unnecessary constraint to housing. The City has not adopted any local amendments to the CBC that woul d significantly increase the cost of housing construction.
DRAFT Housing Element | 45
Code Enforcement
The City puts a high priority on building code enforcement. It has a Neighborhood Improvement Program in which the Building and Safety Division works with law enforcement, the County of Los Angeles Fire Department, the Los Angeles County Department of Health Services, the Department of Public Works and other agencies to coordinate clean up, infrastructure improvements, housing rehabilitation, crime reduction and improvements in p roperty management practices in selected areas of the City. A program of the Department of Public Safety and Community Relations, called Partners Against Crime (PAC), is for multi -family properties. Single-family rental properties are not required to participate in the PAC program, but landlords of single-family properties may participate in the landlord training class. This program aims to create a safe and decent living environment for tenants. The components of the program include:
• Neighborhood Watch meetings for multi-family properties. • Inspection and certification through the Building and Safety Rental Inspection Program.
This certification allows both the landlord and tenant to verify all building and safety measures are met.
• All multi-family properties are encouraged to participate. No distinction is made between affordable or market rate properties.
• Educate landlords and managers to be diligent in their screening in accordance with fair housing laws.
• Law enforcement works with managers and tenants to address safety concerns both on the property and in the surrounding neighborhood.
Off-Site Improvements
Dedication Requirements
In addition to impact f ees, new development is required to dedicate land where needed to construct infrastructure improvements to support the residents it generates. These requirements are most commonly applied to dedication of land along street frontages for additional right-of-way needed to widen roads in order to carry additional traffic. All new housing projects are required to dedicate half -width street right -of-way and construct improvements within the interior of the project. Where the project boundary abuts a public street, right-of-way dedication is required along the project frontage, and street improvements are required to be constructed. Street right-of-way may also be used for placement of sewers, storm drains, and utility easements. The requirements placed on the project must be directly related to the project’s impacts on infrastructure systems, and must represent a fair share contribution based on the project’s share of the facility needs in order to meet the tests of nexus and proportionality.
The requirement to de dicate right-of-way and/or easements for public improvements to support development is typical of all California cities and is specified as a subdivision requirement by the State Subdivision Map Act. There are no unusual requirements in the City of Palmdal e for dedication of land to construct infrastructure.
Improvement Requirements
In areas of existing development, the street system is complete and developers only have to install sidewalks, driveways and curbs for their own developments. In the downtown a rea and near other developments, water, sewer and power may extend to vacant infill lots in one area, but in another area developers of vacant lots may have to bring services to the lots from a distance.
DRAFT Housing Element | 46
The same is true of larger parcels in the City’s ol der areas. Some may already have services close to the site; for other sites a developer may have to make a larger infrastructure investment.
If infrastructure is not available to a new development, the developer is required to install the required infra structure to service the project, with the potential for impact fee credits and reimbursement. The Southern California Gas Company and Southern California Edison provide gas and electricity respectively.
Examples of types of improvements required of developers include the following:
• Street improvements, including curb, gutter and sidewalks; streetlights and traffic control devices, bus turnouts & shelters
• Grading, drainage and drainage structures
• Walls and fences
• Sanitary sewers
• Water mains and fire hydrants
• Street trees and landscaping
Due to the change in traffic impact analysis, affordable housing projects, infill projects of a smaller size, and projects relying on previously approved environmental documents can screen out of Vehicle Miles Traveled (VMT) standards and are not required to prepare separate traffic studies.
A traffic mitigation fee is paid on a per unit basis to offset the costs of transportation related capital improvements. The City has a Capital Improvement Plan for improvements to the circulation system and the mitigation fee is combined with other funds, including grant funds, to pay for street, traffic light and other improvements that are made according to a prioritized schedule.
Some of Palmdale’s residentially zoned land lie s in areas that are still largely unimproved.
Developers are required to demonstrate the ability to provide and gain access to streets, drainage, sewers, power, and water as a condition of approval for raw land development. This Housing Element focuses on residential land with near-term development potential. Specifically, the City encourages infill development in the central areas of Palmdale where infrastructure is already in place and vacant parcels are available. The cost of on - and off-site improvements in the central areas would be substantially lower than in the peripheral areas.
Water
The City of Palmdale is primarily served by Palmdale Water District (PWD) and Los Angeles County Waterworks District (LACWD) 40, with numerous small water companies providing service to smaller areas.
PWD receives water from Littlerock Creek Dam and Reser voir, the State Water Project (SWP) and groundwater. Groundwater is obtained from underground aquifers via active wells scattered throughout PWD and chlorinated prior to distribution. LACWWD 40 receives water from the SWP, purchased through the Antelope Valley East Kern Water Agency (AVEK), and local groundwater.
The Antelope Valley groundwater basin was in overdraft, which is the condition where annual extraction exceeds the safe -yield for a period of at least approximately 61 years. However , the Antelope Valley adjudication process was finalized in 2015. The goal of the adjudication was to bring management to the basin and to limit further subsidence. The adjudication provides a framework to sustainably manage the basin and reduce groundwater declines and subsidence.
To administer the judgement, the court directed appointment of the Watermaster (5 -member board). The Antelope Valley Watermaster (established in 2016) is charged with administering adjudicated water rights and managing groundwater resources within the adjudicated portion of the Antelope Valley. After 15 years of complex proceedings, the judgement identified a state of overdraft, established respective water rights among groundwater producers, and ordered a DRAFT Housing Element | 47
ramp-down of production to the nati ve basin safe yield. PWD’s groundwater supplies accounted for 13 to 39 percent of PWD’s potable water supplies between 2016 and 2020. The projected groundwater pumping volumes in the Antelope Valley Groundwater Basin will decrease in the future due to the adjudication process.4
The 2020 PWD Urban Water Management Plan (UWMP) evaluated project water usage in the district in five-year increments up until 2045. PWD anticipates having adequate supplies to meet demands during normal years. However, PWD anticipates that during single-dry year conditions, demands will exceed supplies starting in 2030 and during multiple-dry year conditions, demands will exceed supplies starting in 2045. Additionally, in a consecutive five -year drought, PWD anticipates demands exceeding supplies in 2021 and 2023. Therefore, additional supplies are assumed to be needed to meet demands under those conditions. PWD has identified numerous short-and long-term transfer and exchange opportunities that would provide additional supplie s to help overcome supply shortages. The 2020 Water Shortage Contingency Plan identifies numerous opportunities to reduce customer demand during water shortages. 5 Anticipated water supplies addressed in the UWMP include groundwater, groundwater or surfac e water augmentation, local surface water, imported SWP water, water from the Butte Transfer agreement and recycled water.
The PWD 2020 UWMP includes the projected use of water for lower income households within the District boundaries. The proportion of lower income households through the year 2045 was projected to be 50 percent. In addition, the UWMP states that PWD will not deny or conditi on approval of water services, or reduce the amount of services applied for by a proposed development that includes housing units affordable to lower income households unless one of the following occurs:
• PWD specifically finds that it does not have sufficient water supply; • PWD is subject to a compliance order issued by the SWRCB DDW that prohibits new water connections; or,
• The applicant has failed to agree to reasonable terms and conditions relating to the provision of services.
LACWD 40 does not anti cipate any supply deficiencies under normal, single -dry or multiple-dry year conditions, largely due to the availability of banked groundwater supplies.
Sewer
The City of Palmdale owns the wastewater collection system that collects wastewater from all properties on the sewer system pipelines within the City’s municipal boundaries and transfers it to large trunk sewers that in turn empty into the Palmdale or Lancaster Water Reclamation Plant.
Most sewers in Palmdale are within Los Angeles County Sanitation D istrict (LACSD) 20, which covers most of the southern half of Palmdale. These sewers carry wastewater for treatment at the Palmdale Water Reclamation Plant. Some of the sewers in the northern portion of Palmdale discharge to LACSD trunk sewers that convey flow to the Lancaster Reclamation Plant within LACSD District 14. The discharge from sewers on-site at USAF Plant 42 is split between LACSD District 20 and LACSD District 14.
4 Palmdale Water District, 2020 Urban Water Management Plan, June 25, 2021. 5 Palmdale Water District, 2020 Urban Water Management Plan, June 25, 2021.
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There are also approximately 2,726 septic tanks served by the system, of which a pproximately 1,000 are within Palmdale city limits.
To expand Palmdale’s sewer capacity, the City formed an Enhanced Infrastructure Financing District (EIFD) in 2014. EIFDs are special districts with defined boundaries that use local property taxes to issue bonds (tax increment financing) to fund infrastructure projects (e.g. streets, utilities, sidewalks, pedestrian safety enhancements) or affordable housing (see Figure 1). It was formed in partnership with the County of Los Angeles. The goal of the Palmdale EIFD is to support needed infrastructure in the Antelope Valley to help accelerate the production of quality jobs and accessible housing. The resolution of intent wa s approved by the City Council on June 1, 2021, and the infrastructure financing plan for the EIFD was just approved on October 28, 2021.
Figure 1: Enhanced Infrastructure Financing Districts
The Palmdale EIFD encompasses approximately 22,971 acres of land; 18,860 acres located within Palmdale city limits (representing approximately 28 percent of the City’s total approximately 68,032 acres and 4,140 acres located in unincorporated County. The Palmdale EIFD boundaries are non-contiguous, focusing on the jobs and housing centers of the City. These areas include Ritter Ranch, Anaverde Nuevo and the PTASP. The EIFD can be used to increase sewer capacity should it be needed.
An Environmental Impact Report (EIR) Adden dum is being prepared for the 6 th Cycle Housing Element. The Addendum analyzes the 6th Cycle Housing Element Update’s potential to have new or substantially increased environmental effects compared to those analyzed in the City’s 2006 - 2014 Housing Element Update Environmental Impact Report (EIR). Consistent with the findings of the HE EIR, which analyzed sites that would use the same utilities and service systems, access to utility and service systems is available and there would be capacity for increased wastewater in sewers.
Fees and Other Exactions
The City charges a range of development fees and exactions to recover the costs of providing services to new development. Fees are designed to ensure that developers pay a pro -rata fair share of the cost of providing infrastructure. While these fees do increase the cost of housing development, they are necessary to ensure public health and safety, as well as to maintain a high
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quality of life for residents of the City. Additionally, application processing fee s are necessary to facilitate thorough and consistent project review and orderly development within the City.
Planning and Development Fees
Planning application fees are established by a Fee Study, which analyzes a number of factors including processing ti me and number and experience level of people needed to review an application. The purpose of the fee study is to determine fee levels that accurately cover the cost of application review, which are then reviewed and adopted by the City Council. The most recent update to the fee schedule became effective on July 1, 2021. These fees are not considered excessive and are comparable to surrounding communities. Table 32 summarizes the Planning Department fee requirements for residential development applications. Planning and impact fees combined, the City estimates that the fees for a typical single -family home total approximately $21,983, slightly below 10 percent of the building valuation. For a typical multi-family development project, average per unit fees total to $14,800, also approximately 10 percent of the building valuation. Fees in Palmdale are not excessive.
Table 32: Planning Department Application Fees - Residential Application Application Fee
Annexation $4,144 + $5/ac + LAFCO fees
Conditional Use Permit Residential $7,150
Development Agreement and Density Bonus $3,450
Site Plan Review $7,150
Subdivision Development Plan Review $1,050
Environmental Review
Initial Environmental Study $2,000
Environmental Impact Report $8,000
General Plan Amendment $3,108 + $50/acre for first 200 acres Minor Exception, Minor Site Plan Review $1,000
Pre-Application to Development Advisory Board $250
Request meeting with DAB $250
Specific/Community/Master Plan, New $4,869.20 + $15/res. unit Specific/Community/Master Plan Amendment $2,331
Tentative Parcel Map $5,000
Tentative Tract Map
Small Maps (1-40 lots/units) $7,500
Large Maps (over 40 lots/units) $9,000
Time Extension (Administrative/PC Approval) Fee equal to 80% of current base fee, depending on type of application
Variance $1,813
Zoning Map Amendment $3,108
Source: City of Palmdale, Fee Schedule, June 2021. Note this is a snapshot applicable to June 2021, and does not include all applicable fees.
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Table 33: Estimated Total Fees - Single-Family Detached Unit Source of Cost Amount
Planning Department Fees Plan Check $2,881
Building And Safety Fees Plan Check and Permits $3,521
Traffic Impact Fees $1,740
Park Impact Fees $6,812
Fire Facility Impact Fees $2,414
Sewer Fees (Hook-Up) $2,864
Public Facility Fees $1,751
Total Fees $21,983
Prototype Assumption: 2,200 sq. ft. unit- 4 bedrooms plus 500 sq. ft. garage Source: City of Palmdale Planning, Building and Safety and Engineering Departments.
Table 34: Estimated Total Fees – Multi-Family Project
Source of Cost Amount
Planning Department Fees Plan Check $88,206
Building and Safety Fees Plan Check and Permits $103,901 Park Impact Fees $585,888
Fire Facility Impact Fees $81,320
Sewer Fees (Hook-Up) $117,269
Public Facility Fees $59,466
Total Fees 1,036,050
Per Unit Fees $14,800
Prototype Assumption: 70-unit development with 64 3 -bedroom units and 6 2 -bedroom units for a combined 85,600 sq. ft. apartment complex with carports and balconies.
Source: City of Palmdale Planning, Building and Safety and Engineering Departments
Local Processing and Permit Procedures
Development permits typically must undergo a variety of City approval processes depending upon the scope and scale of a residential project. The purpose of the development review process is to encourage development that is compatible and harmonious with neighborhoods; foster sound design principles resulting in creative and imaginative solutions; utilize quality building design that avoids monotony; promote and maintain the public health, safety, general welfare; and implement General Plan policies that encourage the preservation and enhancement of the unique character of the City. The PMC sets forth the procedures for the various development permits and reviews required by the City. These processes are critical to ensuring quality residential projects that are consistent with City design goals and standards. Table 35 indicates the approximate review timeline and approval authority for various application types.
Overview of the Development Review Process
Figure 2 on the following page provides a flow chart of the development entitlement process. The development review process maximizes efficiency and utilizes a multi-departmental Development Advisory Board (DAB) to review proposed developments. The DAB process expedites project review by ensuring completeness of formal applications and provides an opportunity for early communication between departments in order to minimize contradictory requirements.
The City has a 120 -day schedule for getting a development application through to City Council review, once the application is deemed complete. The Building and Safety and Engineering Divisions typically require two to three weeks for each check on a permit plan check.
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Multi-family developments of four or fewer units are approved administratively and developments containing five or more units are subject to Site Plan Review. The Site Plan Review hearing is conducted by a Hearing Officer. The Site Plan Review is not considered a constraint on the development of multi -family housing because approval is only subject to conformity with all adopted development standards of the zone and the goals, policies and objectives of the General Plan, including this Housing Element. For a project subject to Site Plan Review approval, the land use itself is permitted as of right; the only discretion the Hearing Officer has is to ensure the site plan and building(s) are consistent with the PMC with respect to development standards such as setbacks, height, maximum site coverage, parking and landscaping.
Figure 2: Development Processing Schedule
Table 35 and Table 36 below provide timelines for the development approval process. Table 36 assumes all applications and submittals are complete on the first submittal.
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Table 35: Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time
Administrative/Ministerial Review 5-10 days
Conditional Use Permit 4-6 months
Zone Change 4-6 months
General Plan Amendment 4-6 months
Site Plan Review 3-6 months
Architectural/Design Review 5-10 days
Tract Maps 4-6 months
Parcel Maps 3-4 months
Initial Environmental Study 2-4 weeks
Environmental Impact Report 9-12 months
Source: City of Palmdale Planning Department
Table 36: Typical Processing Procedures by Project Type Single-Family Unit Subdivision Multi-Family ≤ 4
units
Multi-Family 5 or
more units
Process
Administrative
approval Tentative Map Administrative
approval Site Plan Review
Final Map
Initial Study –
(Mitigated)
Negative
Declaration
Initial Study –
(Mitigated)
Negative
Declaration
Subdivision
Development Plan
Estimated Total
Processing time 5-10 days 4-6 months 5-10 days 4-6 months Source: City of Palmdale Planning Department
Tract or Parcel Maps
Tentative Tract or Tentative Parcel Map applications are filed with the Planning Division. These applications are evaluated based on the applicable development standards of the underlying zone, which typically includes minimum lot size, lot width, lot depth, and frontage width. A tentative tract or tentative parcel map processed concurrently with another application, such as a Site Plan Review, does not lengthen or increase the time period for staff to review the application. The Planning Commission is the approval authority for Tentative Tract and Tentative Parcel Maps.
Conditional Use Permits
The purpose of a Conditional Use Permit is to allow certain uses that contribute to the orderly growth and development of the City to be properly integrated into the surroundings in which they are to be located. The Conditional Use Permit process is intended to provide an opportunity for public review and evaluation of site specific requirements and characteristics, to provide adequate mitigation of any potentially adverse impacts, and to ensure that all site development regulations and performance standards are provided in accordance with the PMC. Residential uses that require a Conditional Use Permit are manufact ured home parks and subdivisions (R -3), convalescent facilities (R-3 and R-4 zones), boarding and rooming houses (R-3 and R-4 zones), and alcohol and drug treatment facilities (R-3, R-4 and C-3 zones).
The Planning Commission cannot deny a Conditional Use Permit if the facility meets all development standards. As of 2021, the City has 10 mobile home parks and the City works to DRAFT Housing Element | 53
preserve affordability of the mobile home parks through rent stabilization. While the Conditional Use Permit process may add unce rtainty to the development of such housing facilities, the process has not precluded their development in the City.
Variances and Minor Exceptions
Variance and minor exception applications are typically filed to request a deviation from applicable development standards where unique property characteristics would create a hardship in complying with the PMC. The characteristics must be unique to the property, and in general, not shared by other adjacent parcels. Minor exceptions are approved through Administrative Review by the Planning Manager, such as a modification to fence height, setbacks, building height, or other minor deviations from development standards. If the deviations do not qualify for a Minor Exception, a Variance application could be approved by the Planning Commission at a public hearing. Variance requests include such modifications to development standards as fences, walls and screening; front, rear and side yards; height of structures; parking; landscaping; and usable open space.
Both the variance and minor exception requests require the following findings to be made in order to support approval:
• There are special circumstances or conditions applicable to the property, including size, shape, topography, location or surroundings, so that the strict application of the Zoning Ordinance would deprive such property of privileges enjoyed by other properties in the vicinity and under identical land use classification;
• Granting the minor exception or variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and land use district and denied to the property for which the variance is sought; • Granting the variance or minor exc eption will not be materially detrimental to the public health, safety, or welfare or injurious to properties or improvements in such vicinity and land use district in which the property is located; and, • Granting the minor exception or variance does not co nstitute a special privilege inconsistent with the limitations upon other properties in the vicinity and land use district in which such property is located.
General Plan Amendment, Development Code Amendments, and Zoning Map Amendments With the comprehensive General Plan update and move toward a “form -based” land use policy, the City would offer increased flexibility in the types of uses and development standards. The need for General Plan and Zoning amendments should be less frequent in the future.
Density Bonus
The City's Affordable Housing Incentives/Density Bonus Provisions assist in the development of affordable housing opportunities in accordance with Government Code §65915-65918. These provisions allow a density bonus and other regulatory concessions to provide incentives for "the production of housing for very low income, lower income, moderate income, and senior households" to "facilitate the development of affordable housing" within the City. The provisions function by allowing a reducti on in development standards in exchange for the development of affordable housing units. Based on the number of units provided and the percentage of those units designated for low, very low, and senior households, the applicant may request a density bonus and/or other regulatory concessions to facilitate the development. Regulatory concessions act as incentives, which can include reduced building setbacks, reduced open space, increased lot coverage, increased maximum building height, reduced on -site p arking standards, reduced DRAFT Housing Element | 54
minimum building separation requirements, or other site or construction conditions applicable to residential development. However, the caveat regarding the density bonus is that the development incentive granted must contribute significantly to the economic feasibility of providing the targeted number of units.
On April 2, 2019, the City of Palmdale updated the City’s Density Bonus Ordinance to comply with State law, and included the regulations from AB 1763, also enacted in 2019. In the meantime, AB 2345 signed by the Governor in September 2020 further incentivizes the production of affordable housing by increasing the maximum available density bonus from 35 percent to 50 percent for qualifying projects not composed exclusively of affordable housing.
The Housing Plan includes a program to update Zoning Ordinance 17.25.110 in order to comply with the new State provisions related to affordable housing density bonuses.
Housing for Persons with Disabilities
Persons with disabilities often have special housing needs; therefore, housing options for persons with disabilities are often limited. To ensure adequate housing for persons with disabilities, State law requires cities to analyze constraints to the development, maintenance, and improvement of housing for persons with disabilities; demonstrate efforts to remove governmental constraints; and include programs to accommodate individuals with disabilities.
Allowable Housing Types
The PMC defines a Residential Care Facility as a facility as defined in the California Community Care Facilities Act and is any family home, group care facility, or similar facility determined by the State Director of Health Care Services, for 24 -hour non -medical care of persons i n need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. The PMC further stipulates that a Residential Care Facility must be licensed by the State of California.
Palmdale complies with applicable State law requirements and permits Residential Care Facilities, serving six or fewer persons, to be located in all residential districts. The PMC further distinguishes these as small Residential Care Facilities.
Residential Care Facilities serving seven or more persons, are permitted in the R-2, R-3, and R -4 zones, subject to the Site Plan Review process . The PMC also distinguishes these as Large Residential Care Facilities, which is the same as the definition of an Assisted Living Facility, and does not include nursing homes, convalescent homes, substance abuse recovery facilities, alcohol and drug resid ential recovery homes, sober living homes alcohol and drug treatment facilities, or transitional housing. The PMC establishes off -street parking requirements for Assisted Living Facilities of one space for every three beds, plus one space for each employee scheduled to work on the largest shift. In addition, all required off -street parking shall be located a maximum of 150 feet from at least one entrance to the facility. When the facility provides individual units that can be considered “dwelling units,” as defined in the PMC, with individual kitchens, the facility shall be subject to the development standards for senior housing projects.
The PMC does not establish a maximum concentration in any single area for these facilities, does not establish separation requirements (in addition to those established by State law), and are subject to the applicable review requirements of the base zone.
Definition of Family
The PMC does not have a definition of “family”; however, “household” is defined as, “one or more individuals, related or unrelated, living together in a single dwelling unit.” DRAFT Housing Element | 55
This definition does not regulate the number or relationships of occupants in a home (i.e. blood relation), or distinguish residential uses by the type of occupant or disability. Therefore, there are no constraints to the development of housing for persons with disabilities based on household size or type, type of disability or medical condition, or any other arbitrary grouping.
Reasonable Accommodations
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.
A 2004 update included the establishment of procedures for reasonable accommodations in PMC Section 17.26.100 in compliance with state and federal fair housing laws. Applications for reasonable accommodations are submitted to the Planning Division and are approved through administrative review by the Planning Manager. Applications for reasonable accommodation require the applicant to identify the basis for the c laim that the individual is considered disabled, the applicable PMC provision, regulation or policy from which reasonable accommodation is being requested, and why the reasonable accommodation is necessary to make the specific property accessible to the individual. The decision to approve a reasonable accommodation requires the making of specific findings related to the accommodation, including:
1. Special need created by the disability;
2. Potential benefit that can be accomplished by the requested modification;
3. Potential impact on surrounding uses;
4. Physical attributes of the property and structures;
5. Alternative accommodations which may provide an equivalent level of benefit;
6. In the case of a determination involving a single -family dwelling, whether the structure would be considered a single housing unit if it were not using special services that are required because of the disability of the residents;
7. Whether the requested accommodation woul d impose an undue administrative burden on the City; and,
8. Whether the requested accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning.
The City’s reasonable accommodati on procedures are compliant with fair housing laws and sufficient to prevent constraints to development of housing for persons with disabilities by facilitating modifications or exceptions to development standards when necessary. The provisions in the Municipal Code are intended to apply to those persons who are defined as disabled under the Federal Fair Housing Act and the California Fair Employment and Housing Act.
Streamlining (SB 35)
SB 35 allows a streamlined, ministerial review process for multifamily residential projects that meet certain minimum affordable housing guarantees. This ministerial review process is required for jurisdictions that have not made significant progress in meeting their allocation of the regional housing need. To comply with State law, Palmdale will amend the Zoning Code to include written procedures in accordance with SB 35 (please refer to Housing Element Program 8).
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4.2 Nongovernmental Constraints
Nongovernmental constraints refer to economic and market factors that impact the maintenance, development, and improvement of affordable housing. Although every community is impacted to varying degrees by market constraints, the City of Palmdale has instituted policies and programs to offset the impact of market forces, and conserve and expand the availability of safe, decent, and affordable housing opportunities.
Housing Market
The City of Palmdale offers abundant opportunities for residential development. However, the City has not seen a significant increase i n housing supply, especially multi -family housing construction. One key factor relates to the City’s current land use and zoning structure that leaves a missing link – moderate density (16-30 du/ac) – between low density single-family residential uses and very high density urban residential uses. As part of the comprehensive update to the General Plan, the City is introducing the Residential Neighborhood 2 (RN2) and Residential Neighborhood 3 (RN3) that would bridge the density (and housing type) gap by a llowing residential development between 20 and 30 units per acre.
The market can also constrain the timing between project approval and requests for building permits. In some cases, this may be due to the inability for a developer to secure financing for construction, or the ability of the project applicant in making corrections to plans. In Palmdale, the average time between project approval and request for building permit is typically one to six months.
Timing and Density
Non-governmental constraints can also include timing between project approval and requests for building permits. In many cases, this has to do with securing construction financing. In Palmdale, the City allows for concurr ent Planning and Plan Check submittal, at the applicant’s risk, during the entitlement p rocess. The average time between project approval and request for building permit is approximately three months.
The level of development that is anticipated by a jurisdiction may not always be what is proposed by the property owner or developer. While the City would not support projects below minimum density requirements, inquiries have been made by developers. However, no formal submittals have been received to develop below minimum densities.
Land Cost
Palmdale has an abundance of vacant land available on the market. A quick search online (Zillow.com and Redfin.com) indicates over 200 vacant properties available for sale. Prices vary depending on zoning and availability of infrastructure, ranging fr om about $30,000 per acre to over $100,000 per acre for more readily developable land. Sites that appear to require significant infrastructure improvements command significantly less.
Cost of Construction
One indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. The data is national and does not take into account regional differences, or include the price of the land upon which DRAFT Housing Element | 57
the building is built. In 2020, according to the latest Building Valuation Data release, the national average for development costs per square foot for apartments and single-family residences in 2020 are as follows:
• Type I or II, R-2 Residential Multi-family: $148.82 to $168.94 per square foot • Type V Wood Frame, R-2 Residential Multi-family: $113.38 to $118.57 per sq. ft. • Type V Wood Frame, R-3 Residential One and Two Family Dwelling: $123.68 to $131.34 per sq. ft.
• R-4 Residential Care/Assisted Living Facilities generally range between $143.75 to $199.81 per sq. ft.
In general, construction costs can be lowered by increasing the number of units in a development, until the sca le of the project requires a different construction type that commands a higher per square foot cost. These costs are exclusive of the costs of land and soft costs, such as entitlements, financing, etc. The City's ability to mitigate high construction costs is limited without direct subsidies. Another factor related to construction cost is development dens ity. For multi- family attached units, construction costs are slightly lower as developers can usually benefit from economies of scale with discounts for materials and diffusion of equipment mobilization costs.
Construction costs are relatively consistent t hroughout Los Angeles County, and therefore high construction costs are a regional constraint on housing development rather than a local constraint.
Financing
The availability of mortgage financing can impact the ability of a household in achieving homeownership. According to the Home Mortgage Disclosure Act (HMDA) data for 2020, more than 600,000 households applied for home mortgage financing in 2020, with an approval rate of 65 percent and a denial rate of about 13 percent. About 22 percent of the loan applications were either deemed incomplete or withdrawn by applicants. This approval rate is fairly consistent with the average rates in recent years. Interest rates have also been at the historic lows, hovering slightly below three percent. However, th e major obstacle to homeownership for many households, especially lower income households, is the ability to save up for the required down payment. Prior to the elimination of redevelopment, many communities were able to provide down payment assistance to first-time buyers. Most communities have suspended these programs along with the elimination of redevelopment.
Another impediment to decent housing is the access to financing for home improvement, which usually has much lower approval rates than mortgage financing. Often households are already highly leveraged with the first mortgage loan to qualify for a second loan for home improvement.
Unfortunately, similar to homebuyer assistance, many communities have to suspend home rehabilitation assistance as well.
The City of Palmdale had to suspend both its Mortgage Assistance Program and Single-family Rehabilitation Program due to lack of funding.
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Constraints Analysis
This Housing Element includes programs to remove potential governmental constraints to housing production, including Program 8, which has several Zoning Code Amendments such as:
streamlined approval, updated density bonus requirements and permitted locations for residential care facilities. Pr ograms in this Element also aim to reduce non -governmental constraints including Program 9, Homebuyer Assistance, and Program 10, Housing Reha bilitation Assistance.
Furthermore, the City is undergoing comprehensive Ge neral Plan and Development Code updates. The objective of the Development Code update is to ensure appropriate development standards are established to implement the new General Plan, facilitating development at the densities allowed under the new Plan.
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5. Housing Resources
Housing resources refer to the land, financial, and administrative resources that are available to meet Palmdale's housing needs to mitigate the housing constraints identified in earlier sections of this Housing Element. This section pr ovides an inventory, analysis, and assessment of the City's resources to address its housing needs, including the City's share of the Regional Housing Needs Assessment (RHNA).
5.1 Potential for Future Housing
State law requires that jurisdictions provide an ad equate number of and properly zoned sites to facilitate the production of their regional share of housing. To determine whether a jurisdiction has sufficient land to accommodate its share of regional housing needs for all income groups, that jurisdiction must identify “adequate sites.” Under State law (California Government Code section 65583[c][1]), adequate sites are those with appropriate zoning designations and development regulations —with services and facilities —needed to facilitate and encourage th e development of a variety of housing for all income levels. The land resources available for the development of housing in Palmdale are addressed here.
Regional Housing Needs Allocation (RHNA)
California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. The State Department of Housing and Community Development (HCD) allocates a numeric regional housing goal to the Southern California Association of Governments (SCAG). SCAG is th en mandated to distribute the housing goal among the cities and counties in the region. This share for the SCAG region is known as the Regional Housing Needs Assessment, or RHNA. The SCAG region encompasses six counties (Imperial, Los Angeles, Orange, Riverside, San Bernardino and Ventura) and 191 cities in an area covering more than 38,000 square miles. The major goal of the RHNA is to assure an equitable distribution of housing among cities and counties within the SCAG region so that every community provides for a mix of housing for all economic segments. The housing allocation targets are not building requirements; rather, they are planning goals for each community to accommodate through appropriate planning policies and land use regulations. Allocati on targets are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period.
The current RHNA for the SCAG region covers an eight -year planning period (June 30, 2021 to October 15, 2029)6 and is divided into four income categories: very low, low, moderate and above moderate. As determined by SCAG, the City of Palmdale’s allocation is 6,640 units divided among the four income categories shown in Table 37.
6 The Housing Element planning period differs from the RHNA planning period. The Housing Element covers the planning period of October 15, 2021 through October 15, 2029.
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Table 37: RHNA 2021-2029
Income Group Total Housing
Units Allocated
Percentage of
Units
Extremely/Very Low 1,777 27%
Low 935 14%
Moderate 1,004 15%
Above Moderate 2,924 44%
Total 6,640 100%
Source: Southern California Association of Governments (SCAG) Note: The City has a RHNA allocation of 1,777 very low-income units (inclusive of extremely low income units). Pursuant to State law (AB 2634), the City must project the number of extremely low income housing needs based on Census income distribution or assume 50 percent of the very low income units as extremely low income. However, for purposes of identifying adequate sites for the RHNA, State law does not mandate the separate accounting for the extremely low-income category.
Credits Towards the RHNA
State law allows local governments to receive credits towards its RHNA housing goals with housing units constructed, building permits issued, and projects approved during the RHNA planning period. Table 38 summarizes Palmdale’s RHNA credits and the remaining housing need through October 15, 2029. The City will be able to meet all of its above moderate income RHNA with anticipated ADUs and current pipeline projects. The City must accommodate the remaining RHNA of 3,604 lower and moderate -income units with vacant and nonvacant sites with development potential.
Table 38: RHNA Credits and Remaining Need
Extremely/Very
Low/Low Moderate Above Moderate Total
RHNA 2,712 1,004 2,924 6,640
Potential ADUs 110 2 48 160
Entitled Projects 0 0 7,487 7,487
City Ranch SP (Anaverde) 0 0 2,318 2,318
Ritter Ranch SP 0 0 5,169 5,169
Remaining Need 2,602 1,002 0 3,604
ADU Projection
SCAG has conducted analysis that provides jurisdictions in the region with assumptions for ADU affordability that can be used to assign ADUs to income categories for RHNA. The analysis examined current market rents for reasonably comparable rental properties. The analysis relied on a survey of 150 existing ADUs between April and June of 2020. Based on the rent survey, SCAG developed an appropriate income distribution for potential ADUs by county. This income distribution has already been approved by HCD for use in the 6th cycle Housing Element.
Between 2017 and 2021, Palmdale permitted 97 ADUs:
• 3 units permitted in 2017
• 2 units permitted in 2018
• 26 units permitted in 2019
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• 21 units permitted in 2020
• 45 units permitted in 2021 (as of October 2021)
Based on the recent trend between 2018 and 2021, the City conservatively assumes an annual average of 20 ADUs between 2021 and 2029, 160 over the planning period Table 39.
Table 39: Potential ADUs
Income Group
SCAG
Affordability
Assumption
(Percentage of
Total ADUs)
Potential ADUs
Extremely Low 15.0% 24
Very Low 8.5% 14
Low 44.6% 72
Moderate 2.1% 2
Above Moderate 29.8% 48
Entitled Projects
The City currently has many residential projects at different stages of development. For purposes of this analysis and the sites inventory, two entitled projects will provide adequate capacity for the City’s above moderate income RHNA:
• City Ranch Specific Plan or Anaverde Nuevo: There are 2,318 single-family detached homes currently in the pipeline to be constructed as a part of the specific plan. These units will be credited toward the City’s above moderate income RHNA. • Ritter Ranch Specific Plan: New tract maps have been submitted for the first phase of development. The specific plan will provide 5,169 single-family detached homes that will be credited toward the City’s above moderate income RHNA.
Remaining RHNA
Accounting for potential ADUs and current pipeli ne projects, the City has a remaining RHNA of 3,604, specifically 2,602 for extremely low/very low and low income and 1,002 moderate income units. The City has already been able to meet its above moderate income RHNA with pipeline projects.
Residential Sites Inventory
Government Code §65583(a)(3) and §65583.2 requires "an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services for these sites". The availability of vacant residential land is the sole resource needed to meet the City's affordable housing needs. Figure 3 below shows the sites inventory for the City.
State law requires that jurisdictions demonstrate that the land inventory is sufficient and adequate to accommodate the jurisdictions’ share of the regional housing need. The Housing Element must identify those sites within the City of Palmdale that can accommodate the RHNA. Potential development sites at adequate densities and appropriate development standards must be made available to accommodate these remaining units. Pursuant to State law, the default density of 30 DRAFT Housing Element | 62
units per acre is considered an adequate density to facilitate and encourage the development of lower income housing.
The City of Palmdale’s General Plan Update is facilitating development by introducing a new Land Use Plan that transforms select areas of the City into specialty districts, corridors, place types and neighborhoods with a diverse mix of uses. The updated General Plan will incorporate a range of housing densities and mixed-use infill that will guide the development of more diverse housing opportunities.
The Housing Element utilizes the General Plan Land Use Element and Development Code updates for the provision of residential sites for RHNA.
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Figure 3: Residential Sites Inventory
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Methodology
The development of the sites inventory started with vacant sites that were identified using GIS and assessor data that were labeled with an existing use of vacant. The status of vacant parcels was then confirmed with staff knowledge and input. These parcels were also cross-checked with sites used in the previous housing element cycle so that sites being used for a second cycle could be identified as such.
When estimating residential development potential, some factors were considered:
• Not all vacant sites will be developed over the eight-year period • Not all vacant sites will develop at the maximum density permitted Taking these factors into consideration, the residential sites invento ry for this Housing Element was compiled using a very conservative assumption that development will occur at the lowest allowable density on each site based on the zoning. Further analysis was done to identify sites feasible for lower income housing that are larger than 0.5 acre and smaller than 10 acres.
Vacant Sites
For the purposes of this sites inventory vacant sites under the new General Plan Land Use designation of Residential Neighborhood 3 (RN3) were selected. Under the new Land Use Plan RN3 will have an allowable density range of 20 -30 dwelling units per acre and is suitable for the development of lower income housing. Vacant sites were chosen if they were designated as RN3, had access to sewer and water, and were of appropriate size for lower income housing. In total, 108 sites of vacant land comprising of about 249 acres were selected. The vacant sites in Table 40 have the capacity to provide a minimum of 3,480 lower income units and 1,459 moderate income units. Sites that do not accommodate at least 16 units based on minimum density are assumed to be feasible for moderate income housing.
Table 40: Vacant Sites
Income/
Affordability1
Land Use
Designation Total Acres Minimum
Potential Units
Low Income Residential
Neighborhood 3 187.52 3,480
Moderate
Income
Residential
Neighborhood 3 61.94 1,459
Total 249.47 4,939
1. Based on density level, RN3 can facilitate lower income housing. However, some sites are also identified and assumed to be feasible for moderate income housing.
Adequacy of the Sites for RHNA
Based on the development potential on vacant sites throughout the City and the new General Plan Land Use Element, the City can fully accommodate its RHNA for the planning period (Table 41).
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Table 41: Summary of RHNA
Extremely/Very
Low/Low Moderate Above
Moderate Total
RHNA 2,712 1,004 2,924 6,640
Potential ADUs 110 2 48 160
Pipeline Projects 0 0 7,487 7,487
City Ranch SP (Anaverde) 0 0 2,318 2,318
Ritter Ranch SP 0 0 5,169 5,169
Remaining Need 2,602 1,002 0 3,604
Sites Inventory 3,480 1,459 0 4,939
Availability of Site Infrastructure and Services
All sites identified in the inventory are located within areas where infrastructure and public services are readily available or can be extended. Lateral water and sewer lines would be extended onto the properties from the adjoining public rights -of-way as development occurs.
Within both the Ritter Ranch and City Ranch specific plan areas, the master developer has installed trunk water and sewer lines and a rterial roadways. Any missing public improvements (e.g., curbs, gutters, sidewalks, etc.) along property frontages would also be constructed at that time. None of the housing sites are subject to significant environmental constraints that would prevent development of these sites into housing.
Financial Resources
The ability of a City to provide affordable housing opportunities requires substantial public subsidies. The City of Palmdale has access to a number of local, State, and Federal resources.
The key funding sources are described below.
SB 2 Grants
In 2017, Governor Brown signed a 15 -bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate.
The first year of SB 2 funds are available as planning grants to local jurisdictions. The City of Palmdale received $310,000 for planning efforts to facilitate housing production. For the second year and onward, 70 percent of the funding will be allocat ed to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG). The City anticipates receiving approximately $935,000 annually.
Community Development Block Grant
CDBG funds are provided by the U.S. Department of Housing and Urban Development (HUD) and are based on a formula that considers census data, extent of poverty, and age of the housing stock. Based upon these criteria, the CDBG program allows local governments to utilize Federal funds to alleviate poverty and blight. The CDBG program provides funds for a wide range of community development activities, including the acquisition and/or disposition of property , public facilities and improvements, relocation, housing rehabilitation, homeownership assistance, and support to public services.
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In 2021, the City of Palmdale received $1,541,561 in CDBG entitlement funding. The City's CDBG program provides funding for: 1) public improvements to lower income areas of the City, 2) public service groups, including South Antelope Valley Emergency Servi ces, and 3) Administration including fair housing services.
Home Investment Partnerships Program
The HOME Investment Partnerships Program (HOME), similar to CDBG, is a formula-based block grant program funded through HUD. HOME funds are provided to eligibl e state and local governments for the creation of affordable housing opportunities for low -income families. HOME funds must be spent only on housing, and are intended to provide incentives for the acquisition, construction, and rehabilitation of affordable rental and home ownership properties.
In 2021, the City of Palmdale received $577,747 of HOME funds. The City’s HOME activities include tenant -based rental assistance and Community Housing Development Organization (CHDO) set-aside funds for affordable housing development.
Administrative Resources
The City of Palmdale actively works with a number of nonprofit organizations to expand and preserve affordable housing in the City. The following nonprofit agencies are either actively providing or preserving affordable housing:
• Housing and Development Law Institute: The Housing and Development Law Institute is a nationwide non-profit member organization whose mission is to serve as a legal resource for stakeholders in the affordable and public housing industry. • California Housing Partnership Corporation: The California Housing Partnership Corporation (CHPC) is chartered by the state legislature to provide education and technical assistance concerning expiring uses issue to cities, nonprofits and tenants. • Meta Housing: Meta Housing develops affordable and mixed-income apartment communities throughout California including family housing, supportive housing and arts colonies in Palmdale.
• Homes4Families: Building and providing low-income veterans and active-duty military with affordable homes in Palmdale.
In addition to the above listed agencies, several other non-profits in the region focus on low- income housing. These include:
• National Community Renaissance (National CORE) (previously Southern California Housing Development Corporation): This organization was incorporated in 1992 for the purpose of acquiring, constructing, maintaining, and managing housing units for low- income households.
• Workforce Homebuilders: This organization incorporated in 2005, with the purpose of establishing, maintaining, and operating housing units for lower-income households. • LINC Housing: Since 1984, LINC Housing has had a hand in building more than 6,000 affordable homes throughout California. LINC provides housing for people un derserved by the marketplace.
• Habitat for Humanity: HFH focuses on ownership housing for lower i ncome households.
Its development model often relies on land donation from local jurisdictions and sweat DRAFT Housing Element | 67
equity from the eligible homebuyers.
Opportunities for Energy Conservation
California Government Code §65583(a)(8) requires "[a]n analysis of opportunities for energy conservation with respect to residential development."
Water Conservation
The City of Palmdale addresses water conservation in new housing through the provisions of Title 24 of the California Building Code. In accordance with California Government Code Section 65591, the Water Conservation and Landscaping Act, the City has a Water Efficient Landscape Ordinance (Ordinance No. 126 2, adopted October 2008) that includes a point system for water conservation techniques.
These techniques include:
• No turf is permitted in any single -family residential front yard and is permitted only in designated active recreational areas in multi-family projects; • No turf is permitted on commercial or industrial projects, except in designated recreational areas;
• Decorative water features must use recirculating water; • Use of low water use plant material that does not exceed the Maximum Applied Water Allowance;
• Plants grouped in hydrozones (by water requirements); • Soil management plan (laboratory soil analysis, on -site assessment including identification of amendment needed;
• A minimum 2-inch layer of mulch on all shrub and ground cover areas; • Climatic conditions considered in plant selection (i.e. north vs. south facing slopes, wind conditions, shading requirements); and,
• All projects must utilize an active evapotranspiration (ET)-based irrigation controller.
Each project must provide a water budget calculation worksheet that includes:
• Irrigation system design and efficiency;
• Automatic ET-based controller (commercial grade or designed for homeowners); • Water supply type (reclaimed or recycled water, potable, blended or gray water); • Compliance with Maximum Applied Water Allowance;
• Slope factors and climatic conditions considered in design; and, • Hydrozone information.
The City also has a Landscape Ordinance and lists of approved plants and trees. The water and landscape ordinances and the approved plant and tree lists are published on the City’s website.
Energy and water provisions of proposed new development are reviewed as part of the landscape plan review. The water conservation ordinance is applicable to City and private development DRAFT Housing Element | 68
projects requiring a permit, plan check or design review. It also applies to all new single -family residences, and any property that has a recorded Declaration of Substandard Property due to landscape deficiencies.
In 2009, the City of Palmdale became the retail recycled water supplier for that portion of the City of Palmdale not served by Los Angeles County Waterworks, District No. 40. The Recycled Water section is sanctioned to install and maintain the backbone and distribution system for the City's recycled water region t o provide recycled water to city facilities such as parks and landscape maintenance districts. The City's goal is to provide 2,000 acre -feet of water to City facilities and schools upon build out of the recycled water system and to reduce the City's depend ence on imported water as mandated by the State. Any increase in the utilization of recycled water will result in more potable water available for residential development.
Energy Conservation
Recommended or required construction methods for energy and water conservation include the following:
• All windows double glazed;
• Increase south facing glazing;
• Reduce west facing glazing;
• Landscape to shade windows;
• Deciduous plants for winter solar gain/summer shade;
• Roof overhangs on southerly windows;
• Attic ventilation;
• Solar heating for pools;
• Flow restrictions on faucets/showers;
• Weatherization;
• Energy efficient lighting systems; and,
• Peak load management.
The City of Palmdale currently offers the following programs for enhancing the energy efficiency of existing residential structures:
• AB 811: In partnership with the County of Los Angeles, the City of Palmdale is participating in the development of a program to use Assembly Bill 811 funds for a program that would provide energy audits, energy efficiency upg rades and installation of photovoltaic solar power systems on residential units for little or no out-of-pocket cost to the property owner. • Energy Upgrade California in Los Angeles Program: Energy Upgrade California is designed for home improvement projects that lower energy use, conserve water and natural resources, and make homes healthier and more comfortable. Program participants receive an assessment of their homes' energy use and speci fic recommendations to make their homes more energy efficient. Assistance from specially DRAFT Housing Element | 69
trained contractors will ensure the highest level of service from nationally recognized home performance and green building organizations.
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6. Housing Plan
The previous sections of this Housing Element provided an assessment of the City's housing needs, an assessment of constraints to the development of housing, and an inventory of housing resources. This section establishes the City of Palmdale's strategy for addressing the housing needs and mitigating constraints with available resources.
6.1 Goals and Policies
Goal 1: Promote the construction of a variety of residential development opportunities for all income groups.
• Encourage the production of housing for all segments of the City’s population, including all income levels (including extremely low-income households) and those with special needs.
• Encourage a variety of housing types such as single -family attached (townhomes), multi-family units, planned unit developments, mixed-use housing, and other housing types to fulfill regional housing needs.
• Encourage the development of new affordable units through the provision of incentives.
• Encourage the development of housing that is affordable to lower income groups in areas well served by public transportation, schools, retail, and other services.
Goal 2: Preserve and improve the existing supply of affordable housing. • Require that all units developed under any of the City affordable housing programs remain affordable for the longest possible time or at least 30 years. • Use regulatory and financial tools to make mobile home spaces permanently affordable.
• Preserve or replace units with expiring subsidies.
Goal 3: Mitigate local government constraints on housing. • Assess financial impacts of zone changes on housing affordability. • Assess feasibility of land use concessions and fee reductions to make new housing more affordable.
• Revise the Zoning Ordinance when necessary to remove constraints in compliance with State law.
Goal 4: Promote equal housing for all persons regardless of their special characteristics as protected under State and Federal fair housing laws. • Ensure that mixed income housing is focused in areas that have access to transit and resources, specifically i n Residential Neighborhoods of RN2 and above and all the Mixed-Use Districts.
• Provide fair housing services that include public information, counseling, and investigation.
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Goal 5: Facilitate adequate housing for households with special needs. • Permit a variety of housing types for seniors including dependent housing units and congregate housing with supportive services.
• Recognize the unique characteristics of elderly and disabled households and address the special needs of these households.
• Establish and maintain standards for units designated as senior units to ensure that they are accessible and convenient for older persons and persons with disabilities.
Goal 6: Address the needs of persons experiencing homelessness. • Provide emergency food, shelter and referrals to homeless and very low -income individuals and families.
• Provide zoning designations for the development of shelters for the homeless. • Cooperate in regional homeless assistance feasibility studies. • Provide referral services and accept referrals from homeless service agencies for emergency housing placement.
Goal 7: Increase access to safe and adequate housing for people with disabilities. • Ensure access for the disabled in residential, commercial, and public structures. • Educate property managers about the reasonable accommodation provisions of the Americans with Disabilities Act and Federal and State fair housing laws through the Partners Against Crime program and the fair housing services provider.
Goal 8: Implement energy and water conservation measures. • Ensure that energy and water conservation measures are included in all new development and redevelopment projects using an energy conservation checklist. • Inform the public about retrofitting their homes with energy and water conservatio n measures.
• Incorporate native desert vegetation as a condition of approval for all proposed housing projects.
Goal 9: Enhance vitality and safety of existing residential neighborhoods. • Actively enforce compliance with health, safety, building, fire, law enforcement and other regulations in all neighborhoods.
• Actively enforce the City’s property maintenance ordinance. • Improve property maintenance and management by providing training to owners and managers.
Goal 10: Promote neighborhood versatility by enco uraging a mix of new housing alternatives to increase affordability and promote home ownership. • Encourage voluntary inclusionary housing by offering incentives to developers. • Evaluate the feasibility of small lots, reduced setbacks or other modifications to reduce cost of development.
• Encourage mixed-use housing in designated areas along transportation corridors and other commercial areas.
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6.2 Housing Programs
The City of Palmdale administers various housing programs to implement its housing goals. Each housing program can implement multiple housing goals. Therefore, the housing programs are categorized by their main objectives:
• Promote new housing affordable to all income groups
• Mitigate governmental constraints
• Preserve and Improve the Existing Supply of Affordable Housing • Address the housing needs of special needs populations • Affirmatively Further Fair Housing
Pursuant to State law, housing programs must have specific actions, measurable outcomes, and schedule for achievements. Rou tine functions and funding sources are not considered housing programs per se in the Housing Element.
Promote New Housing Affordable to All Income Groups
Program 1: Adequate Sites for RHNA and Monitoring of No Net Loss The City of Palmdale has been assign ed a Regional Housing Needs Assessment (RHNA) of 6,640 units. Accounting for pipeline projects and potential ADUs, the City has a remaining RHNA of 3,6 04 units (1,7 39 very low income, 8 63 low income, and 1,00 2 moderate income units).
Through the General Plan update, the City is creating a new land use designation Residential Neighborhood 3 (20 to 30 units per acre) to facilitate the development of affordable and workforce housing. The General Plan update is anticipated to be adopted by Spring 2022. Following the General Plan adoption, a comprehensive Development Code update will take place and will include standards to facilitate the allowable densities.
To ensure that the City monitor its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory. • Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).
Pursuant to SB 166, the No Net Loss requirements are:
• Make findings at the time of project approval regarding any site in the Housing Element sites inventory (must be implemented immediately);
• Identify or rezone sufficient, adequate sites within 180 days of project approval to accommodate any shortfall; and
• Acknowledge projects may not be denied solely because No Net Loss would require rezoning.
Responsible Agency: Planning Division
Funding Sources: Departmental budget
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Objectives and Timeframe:
• Adopt the Preferred Land Use Plan as part of the General Plan update that provides increased residential development capacity by Spring 2022, ensuring that the updated Genera Plan offer adequate capacity for the City’s remaining RHNA of 3,660 units (1,758 very low income, 8 99 low income, and 1,00 3 moderate income units). Specifically, the Residential Neighborhood 3 proposed for meeting the City’s remaining lower and moderate income RHNA will meet the following conditions:
o Allows residential development up to 30 units per acre with a minimum density of 20 units per acre;
o Each site can accommodate at least 16 units (a site can comprise of multiple parcels); and,
o Allows multi-family ownership and rental housing by right if 20 percent of the units are set aside as housing affordable to lower income households (see Program 2 below).
• Develop a procedure in 2022 to monitor the development of sites in the sites inventory and ensure adequate sites are available to meet the remaining RHNA by income category. • Update Development Code by Summer 2022 to establish appropriate development standards that can facilitate residential development at the allowable densities.
Provide information on available sites an d development incentives to interested developers and property owners on City website.
Program 2: By-Right Approval of Projects with 20 Percent Affordable Units Pursuant to AB 1397 passed in 2017, the City will amend Zoning Ordinance to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households. This requirement applies to sites identified to meet the lower income RHNA (refer to RN3 sites in Appendix B: Sites Inventory) when rezoning to make these sites available occurs after October 15, 2021 (statutory deadline of the Housing Element).
Responsible Agency: Planning Division
Funding Sources: Departmental budget
Objectives and Timeframe:
• Amend the Development Code to provide by -right approval pursuant to AB 13 97 by Summer of 2022.
• Utilize the Multi -Family Res idential Guidelines to process by -right applications to implement the General Plan Update and the Development Code Update.
Program 3: Accessory Dwelling Units (ADUs)
Accessory Dwelling Unit (ADU) represents an important affordable housing option to lower and moderate-income households. The City will explore incentives and tools to facilitate ADU construction. Incentive and tools may include, but not are limited to:
• Preapproved site and floor plans
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• Expedited reviews
• Reduced fees beyond State law requirement
• Allowance of larger ADUs subject to discretionary review • Online resources on the City website
Responsible Agency: Planning Division
Funding Sources: Departmental budget
Objectives and Timeframe:
• Develop incentives and tools to facilitate ADU construction by the end of 2022. Incentives and tools may include pre -approved plans, expedited reviews, and referral to available resources.
• Promote ADU construction by providing resources on the City’s website and at public counters.
• Monitor the ADU construction trend annually and adjust incentives and tools as necessary.
Program 4: Small Lot Consolidation Program
While the City does not rely on small sites to fulfill its lower income housing needs, t he City will play an active role in facilitating lot consolidations in order to promote efficient infill development.
As an example, the City will work with non-profit developers and owners of small sites (less than one-half acre) to identify and consolidate parcels to facilitate the development of housing affordable to lower income households. The lot consolidation procedure will also be discussed with developers during the Pre-Application process. Lot consolidation will include allowing higher densities and larger parcels once consolidated, flexibility in development standards, expedited processing and/or reduced fees related to consolidation.
Responsible Agency: Planning Division, Housing Division Funding Sources: State and Federal funds
Objectives and Timeframe:
• The City will offer the following incentives for lot consolidation:
o Priority processing for maps that include affordable housing units; o Expedited review for sites available for con solidation where the development application can be found consistent with the General Plan or the PTASP; o Financial assistance (based on availability of Federal, State, Local, and private housing funds);
o Density bonuses; and,
o Modification of development requirements such as reduced parking standards for low-income housing on a case-by-case basis.
• Administer an ongoing program to facilitate small lot consolidation
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Program 5: Large Site Development Program
The City will play an active role in facilitating land divisions and lot line adjustments on larger sites to assist the development of housing for lower income households. Parcel sizes that would facilitate multi -family developments affordable to lower income households in light of federal, State and local financing programs are general between two and ten acres in size. The City will work with property owners and non-profit developers to target and market the availability of sites with the best potential for development.
Responsible Agency: Planning Division, Housing Division Funding Sources: State and Federal funds
Objectives and Timeframe:
• The City will offer the following incentives for the division of large sites suitable for multi- family development:
o Priority processing for maps that include affordable housing units; o Ministerial review of lot line adjustments;
o Expedited review for sites available for division where the development action can be found to be consistent with the General Plan or the Palmda le Transit Area Specific Plan;
o Density bonuses; and,
o Modification of development requirements such as reduced parking standards for low-income housing on a case-by-case basis.
• Administer an ongoing program to facilitate the division of sites appropriate for multi-family housing affordable to lower income households.
Program 6: Affordable Housing Land Bank
The City acquired one lot in the PTASP for affordable housing. As funding permits, the City will continue to acquire and assemble parcels of land for the new construction of affordable housing.
Responsible Agency: Housing Division
Funding Sources: CDBG; HOME; and other State and Federal funds Objectives and Timeframe:
• Continue to purchase and assemble developable land to accommodate lower income housing, specifically targeting parcels within the Palmdale Transit Area Specific Plan. • Beginning 2022, annually explore funding availability at State and Federal levels and pursue funding for land acquisition.
Program 7: Affordable Housing Development
The City will actively facilitate the development of affordable housing , including housing for extremely low income households . As funding permits, the City will p rovide funding in the form DRAFT Housing Element | 76
of land (see Program 6), and/or low -interest, deferred interest or residual receipts loans to nonprofit affordable housing organizations to construct new affordable units. In addition, the City will also facilitate affordable development with assistance in site identification and technical assistance.
Responsible Agency: Economic Development, Housing Division Funding Sources: CDBG; HOME; Multi-Family Housing Revenue Bond; and other State and Federal funds
Objectives and Timeframe:
• Annually, identify affordable housing opportunities (new construction or acquisition/ rehabilitation) that the City consider pursuing and evaluate the financial feasibility of issuing new Multi -Family Housing Revenue Bonds to finance affordable housing development.
• Provide financial assistance to affordable housing projects with the goal of facilitating the development of 200 lower income units over eight years , including 40 extremely low income units
• Maintain a list of interest of affordable housing developers. Pr ovide information on opportunity sites (available for sale or partnership with owners) to interested developers. • Conduct pre-application meetings with prospective developers to promote the use of State Density Bonus in exchange for affordable housing.
Mitigate Governmental Constraints
Program 8: Zoning Amendments
Recent changes to State law necessitates amendments to the Zoning Ordinance. Specifically, these include:
• Affordable Housing Streamlined Approval: SB 35 allows a streamlined, ministerial review process for multifamily residential projects that meet certain minimum affordable housing guarantees.
• Density Bonus : AB 2345 signed by the Governor in September 2020 incentivizes the production of affordable housing by increasing the maximum available density bonus from 35 percent to 50 percent for qualifying projects not composed exclusively of affordable housing.
• Emergency Shelters: SB 2 allows a separation requirement of no more than 300 feet. The Palmdale Zoning Ordinance requires the distance sepa ration requirement between Homeless Shelters to be at least 300 feet.
• Emergency and Transitional Housing: AB 139 states that local governments may include parking requirements for emergency shelters, but specifies that adequate parking must be based solely on shelter staffing levels and not exceed the requirements for residential and commercial uses in the same zone.
• Low Barrier Navigation Center : AB 101 defines a Low Barrier Navigation Center as “a Housing First, low -barrier, service -enriched shelter focus ed on moving people into DRAFT Housing Element | 77
permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include opti ons such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions.
AB 101 requires jurisdictions to permit Low Barrier Navigation Centers that meet specified requirements by-right in mixed-use zones and other nonresidential zones permitting multi- family residential development. The bill also imposes a timeline for cities to act on an application for the development of a Low Barrier Navigation Center. • Supportive Housing: AB 2162 requires that supportive housing developments with 50 or fewer units be permitted by-right in zones where multi-family and mixed-use developments are permitted, provided the development meets certain requirements. Additionally, the bill prohibits jurisdictions from imposing parking requirements based on the number of units for supportive housing developments within one half mile of a public transit stop. • Farmworker and Employee Housing: The State Employee Housing Action regarding farmworker housing (Health and Safety Code Section 17021.6) specifies that any farmworker housing consisting of no more than 36 beds in a group quarters or 12 units is considered an agricultural land use and therefore similarly permitted where agricultural uses are permitte d. Furthermore, the Employee Housing Act (Health and Safety Code Section 17021.5) specifies that any employee housing providing accommodations for six or fewer employees must be deemed a single-family structure with a residential land use designation.
• Large Residential Care Facilities: Currently, the PMC allows these facilities with a Site Plan Review approval in the R -2, R-3, R-4 and MX zones. In addition, large residential care facilities are conditionally permitted in the C -2 zone. During the 6 th cycle Housing Element reviews, the State Department of Housing and Community Development has identified the exclusion of large community care facilities from lower density residential zones as a potential constraint on housing for persons with disabilities. The City will evaluate expanding such facilities to all residential zone districts.
Responsible Agency: Planning Division
Funding Sources: Departmental budget
Objectives and Timeframe:
• Amend the Development Code to address the requirements outlined in thi s program by Summer 2022.
Preserve and Enhance the Existing Supply of Affordable Housing Program 9: Homeownership Assistance Programs
The City administers a number of programs to assist in homeownership. However, funding for these programs has depleted. The City will pursue funding to reinstate these programs during the 2021-2029 Housing Element. Specific program parameters may be adjusted to reflect funding program requirements and current market conditions.
• Mortgage Assistance Program: Program to provide down payment assistance for qualified first-time homebuyers. To be used with the Homes for Families CalVet REN development, the Transit Vil lage project for sale of townhomes to low -moderate income families, and DRAFT Housing Element | 78
resale of Housing Authority single-family residential properties • Mobile Home First Time Homebuyer Program: Provides down payment assistance to first time homebuyers who wish to purchas e a new mobile home to be placed in one of the three City of Palmdale-owned mobile home parks.
Responsible Agency: Housing Division
Funding Sources: State and Federal housing funds
Objectives and Timeframe:
• Beginning in 2022, pursue funding available at the State and Federal levels (such as HCD, CalHFA, HUD) to reinstate these programs with the goal of achieving 40 MAP loans and 5 Mobile Home First Time Homebuyer loans over eight years.
Program 10: Housing Rehabilitation Assistance
The City administers a number of housing rehabilitation programs to assist lower income homeowners in making necessary repairs and improvements. Assistance to rental properties also help lower income tenants access decent and adeq uate housing. The City’s programs include:
• Emergency Grant: Provides one-time grants for housing repairs to very low income (50 percent AMI) owner-occupants of single-family homes.
• Single-Family Residential Rehabilitation : Designed for three specific categories of low income, owner-occupied households:
o Seniors and/or disabled persons
o Homeowners who purchased a HUD home in need of repairs o Homeowners to correct unsafe or unhealthy conditions
• Multi-Family and Single -Family Rental Unit Rehabilitation: Make low -interest loans to owners of single - and multi -family rental properties. Owners must agree to rent their properties to eligible low-income households and to maintain the affordability of the assisted units for a period governed by the funding source.
However, due to funding limitation, the City has not been able to issue loans under the Single - Family Residential Rehabilitation or Multi -Family and Single -Family Rental Unit Rehabilitation programs. The City will pursue funding to re instate these programs during the 2021 -2029 Housing Element. Specific program parameters may be adjusted to reflect funding program requirements and current market conditions.
Responsible Agency: Housing Division
Funding Sources: CDBG; HOME; Housing Asset Funds; and other State and Federal housing funds
Objectives and Timeframe:
• Beginning 2022, explore funding available at the State and Federal levels to reinstate and/or continue housing rehabilitation assistance, with the goal of assisting:
o Emergency Grant: 20 grants over eight years
o Single-Family Rehabilitation: 12 loans over eight years DRAFT Housing Element | 79
o Multi-Family and Single-Family Rental Unit Rehabilitation: 40 units over eight years • If and when programs are reinstated, implement an outreach program to publicize that availability of assistance to low- and moderate-income neighborhoods.
Program 11: Rental Housing Inspection Program
The Palmdale Building and Safety Division will proactively inspect all residential rental properties on a regular schedule. All rental properties are required to register with the City. Buildings in compliance must be re -inspected at 5 -year intervals; bui ldings with violations must be re - inspected annually. The Building and Safety Division will also continue to respond to code violation complaints.
Responsible Agency: Building and Safety Division
Funding Sources: Departmental budget
Objectives and Timeframe:
• Inspect all rental housing units on a regular schedule (at five-year intervals). • Direct potentially eligible properties to the City’s Multi-Family and Single -Family Rental Unit Rehabilitation program for assistance.
Program 12: Vacant and Abandoned Property Registration Program The City administers an abandoned and vacant property registration program as a mechanism to protect neighborhoods and commercial areas from becoming blighted through the lack of adequate maintenance and security of abandoned and vacated properties by requiring any beneficiary or any trustee of a Deed of Trust to register the property with the City.
Responsible Agency: Community Compliance Division
Funding Sources: Departmental budget
Objectives and Timeframe:
• Perform an inspection on every registered vacant property to ensure the property is secure and maintained in an appropriate manner.
Program 13: Mobile Home Space Rent Control
This ongoing program regulates increases in month -to-month rent costs for mobile home park spaces to ensure that the spaces remain affordable to low- and moderate-income occupants.
Responsible Agency: Mobile Home Park Rental Review Board, Housing Division Funding Sources: Departmental budget
Objectives:
• Continue to administer the Mobile Home Space Rent Control program.
DRAFT Housing Element | 80
Program 14: Conversion of At-Risk Units
Three projects totaling 126 assisted units are considered at risk of converting to market -rate housing – Carmel Apartments (23 units); Desert View Apartments (55 units); and East 35th Street Apartments (48 units). In order to meet the housing needs of persons of all economic groups, the City must guard against the loss of housing units available to lower income households. The City’s objective is to retain all at risk units in the City as lower income housing.
Responsible Agency: Housing Division
Funding Sources: HOME; Housing Asset Funds; and other State and Federal funds as available
Objectives and Timeframe:
• Maintain and annually update the inventory of “at-risk” projects through the use of existing databases (e.g., HUD and California Housing Partnership). • Take all appropriate steps to ensure that a project remains in or is transferred to an organization capable of maintaining affordability restrictions for the life of the project, including proactively ensuring notices to qualified entities, coordinating an action plan with qualified entities upon notice and assisting with financial resources or sup porting funding applications where possible. Recent changes to state law require notification three years, one year, and six months prior to conversion.
• Annually monitor local investment in projects that have been acquired by non-or for-profit entities to ensure that properties are well managed and maintained and are being operated in accordance with the City’s Rental Housing Inspection Program. • Work with owners, tenants and nonprofit organizations to assist in the nonprofit acquisition of at-risk projects to ensure long-term affordability of the development. Annually contact property owners, gauge interest and identify non -profit partners and pursue funding and preservation strategy on a project-by-project basis.
• Annually identify funding sources for at-risk preservation and acquisition rehabilitation and pursue these funding sources at the federal, State or local levels to preserve at -risk units on a project-by-project basis.
• Where feasible, provide technical assistance and support to public and non-profit agencies and organizations interested in purchasing and/or managing units at -risk with respect to financing.
• The City will work with tenants of at-risk units and provide them with education regarding tenant rights and conversion procedures.
DRAFT Housing Element | 81
Address the Housing Needs of Special Needs Populations
Program 15: Senior Housing
The City will pursue the development of a variety of housing options suitable for seniors with different needs. Specifically, pursue affordable housing opportunities for seniors with lower income (especially extremely low income) in areas with access to transportation and services.
Responsible Agency: Housing Division
Funding Sources: CDBG; HOME; Housing Asset Funds; and other State and Federal funds as available
Objectives and Timeframe:
• Beginning 2022, annually pursue funding available at the State and Federal levels for the development of affordable senior housing.
• As funding permits, acquire land and provide financing for affordable senior housing with the goal of achieving 100 affordable senior housing units over eight years.
Program 16: Housing for the Developmentally Disabled
Work with the North Los Angeles County Regional Center (NLARC) to implement an outreach program that informs families within the City on housing and services available for persons with developmental disabilities. The program could include the development of an informational brochure, including information on services on the City’s website.
Responsible Agency: Housing Division
Funding Sources: Departmental budget
Objectives and Timeframe:
• Conduct ongoing outreach.
Program 17: South Antelope Valley Emergency Services Program (SAVES) The City p rovides administrative funding to the South Antelope Valley Emergency Services Program, which provides service referrals, motel vouchers and emergency food and clothing to homeless and very low income individuals and families in Palmdale. SAVES refers clients to the Antelope Valley Access Center and accepts referrals from the center when appropriate.
Responsible Agency: City Manager/SAVES Division
Funding Sources: CDBG, EFSP, Donations
Objectives and Timeframe:
• Continue to fund and administer the existing program with the goal of assisting 5,000 people annually with emergency services.
DRAFT Housing Element | 82
Affirmatively Further Fair Housing
Program 18: Place-Based Neighborhood Improvement Program This is a comprehensive program to improve the quality of selected low - and moderate-income single-family Palmdale neighborhoods by enforcing compliance with building, safety, health, fire, and other regulations and improving the overall appearance of neig hborhoods. The program is implemented by a team made up of officials from the City Departments of Planning, Building and Safety, Public Works, the Housing Division, Code Enforcement, the Fire Department, the Sheriff’s Department and other agencies. This program sponsors neighborhood clean -ups, installs infrastructure improvements such as sidewalks and streetlights and uses City assistance to make loans or grants for facade improvements such as paint, landscaping and fences.
Responsible Agency: Housing Division
Funding Sources: CDBG
Objectives and Timeframe:
• Annually identify neighborhoods targeted for improvements and p rovide infrastructure improvements and make referrals for neighborhood improvement grants for home and property repair.
Program 19: Partners Against Crime (PAC)
Partners Against Crime (PAC) coordinates the activities of the Sherriff’s Department, Code Enforcement, Housing, Public Safety and Building and Safety , to proactively address issues such as crime, maintenance and encourage effective property management in the City’s multi-family housing. The team meets monthly to share information about properties engaged, management and tenant concerns and positive steps to address any issues.
PAC offers a Crime Free Multi-Family Housing and Mobile Home Park Certification to building owners/managers. It is a three-phase program that includes: 1) an 8-hour property management training session; 2) how to start and maintain a neighborhood watch program for building tenants; and 3) a building inspection referred to as CPTED (crime prevention through environmental design). Information on affirmative marketing requirements is included in the training workshops.
Responsible Agency: Public Safety Division
Funding Sources: Department Budget
Objectives:
• Administer an ongoing program with the goal of conducting one training workshop annually.
Program 20: Fair Housing Services
Contract with the Housing Rights Center or other fair housing provider to provide fair housing services to Palmdale residents that include a monthly three-hour walk-in fair housing clinic at City Hall, intake and investigation of housing discrimination complaints and referrals for other types of issues, periodic public service announcements on fair housing law, and mailings to lenders.
Housing Rights staff also attends the monthly meeting of the Antelope Valley Homeless Coalition.
DRAFT Housing Element | 83
The City and the Housing Rights Center or other fair housing provider will conduct outreach and education activities, distribute literature and publicize the availability of fair housing services through various media.
Appendix D summarizes the fair housing issues and concerns in Palmdale based on findings from the 2020 AI and additional research conducted as part of this Housing Element update. Table 42 presents a summary of the issues, contributing factors, and the City’s actions in addressing these issues.
Responsible Agency: Housing Division
Funding Sources: CDBG
Objectives and Timeframe: See Table 42 below.
Table 42: Summary Matrix of Fair Housing Issues and Actions for Mitigation
Contributing Factor Priority
Level Meaningful Actions
Insufficient and Inaccessible Outreach and Enforcement
• Lack of marketing community
meetings
• Lack of targeted outreach
• Lack of local public fair
housing enforcement
• Lack of resources for fair
housing agencies and
organizations
High By 2022, expand Fair Housing program or
scope of work to target Downtown Palmdale
and census tracts identified as being of low
resource or high segregation and poverty. The
Fair Housing Provider’s outreach plan should:
• Plan to hold in-person annual meetings
in various locations in downtown
Palmdale.
• Seek sites that are transit-accessible
and/or consider options to assist
residents without vehicle access with
transportation.
• Hold meetings at a variety of times to
accommodate the scheduling needs of
residents
Create an interest list of residents that will
provide updates on fair housing and affordable
housing projects by 2022. On an ongoing
basis, contact interest list with updates
regarding upcoming development and
meetings.
Expand outreach and education of the State’s
new Source of Income Protection (SB 329 and
SB 222), defining public assistance including
HCVs as legitimate source of income for
housing. Conduct annual outreach and
education to the census tracts with a higher
DRAFT Housing Element | 84
Table 42: Summary Matrix of Fair Housing Issues and Actions for Mitigation
Contributing Factor Priority
Level Meaningful Actions
concentration of HCV users should begin by
December 2022.
Coordinate with the HACoLA on an annual
basis to prioritize vouchers to be set aside for
extremely low-income households to help with
cost-burdened renters, as identified in the
Displacement section of the AFFH analysis.
Through the landlord training classes and
neighborhood watch meetings, provide
information to managers of rental housing who
participate in Partners Against Crime (PAC)
landlord training on compliance with
affirmative marketing practices. Continue to
provide fair housing information in the PAC
property management training program for
lenders who participate in the mortgage
assistance programs. These meetings are
conducted annually.
Utilize non-traditional media (i.e. social media,
City website) in outreach and education
efforts, in addition to print media and notices.
At least semi-annually, publicize fair housing
rights and requirements on social media and
City website.
Segregation and Integration
• Lack of private investments in
specific neighborhoods
• Lack of public investments in
specific neighborhoods,
including services or amenities
• Location and type of affordable
housing
High As part of a Fair Housing Outreach Plan,
inform tenants and landlords of the State’s
new Source of Income Protection (SB 329 and
SB 222).
Annually, coordinate with Public Works to
prioritize areas identified as Disadvantaged
Communities (SB 535) for actions and
improvements.
Work with developers to create a sites list for
potential affordable housing developments in
areas lacking affordable housing (see program
6)
Access to Opportunities
DRAFT Housing Element | 85
Table 42: Summary Matrix of Fair Housing Issues and Actions for Mitigation
Contributing Factor Priority
Level Meaningful Actions
• Lack of private investments
• Lack of public investments in
specific neighborhoods,
including services or amenities
• Lack of access to local jobs
Medium Through the City’s five-year Consolidated
Planning process, address the following
strategies:
• If feasible, create a targeted
investment plan to focus on improving
community assets (infrastructure,
public facilities) as well as improving
quality of housing and increasing
affordable housing in low resource and
high segregation and poverty areas.
• If feasible, provide economic
development opportunities in the low
resource and high segregation and
poverty areas through microenterprise
loans and technical assistance.
The next Consolidated Plan update is
scheduled for FY 2025. Through the annual
planning process, allocate funding to improve
neighborhood conditions in areas with low and
moderate income concentrations.
Annually, recruit residents from areas of
concentrated poverty to serve on boards,
committees, task forces and other local
government decision-making bodies.
Racially and Ethnically Concentrated Areas of Poverty
• Location and type of affordable
housing
• Displacement of residents due
to economic pressures
• Lack of private investments in
specific neighborhoods
High Annually, in Downtown Palmdale, help local
businesses through microloans, technical
assistance, and vocational training.
Annually, pursue funding opportunities for
acquisition and rehabilitation efforts targeted in
the areas of concentrated poverty.
As part of the project application review,
require applicant to provide advance noticing
to existing tenants. By 2023, create a registry
for “first-right of refusal” for displaced lower
income tenants to return if affordable housing
is created in the new project.
DRAFT Housing Element | 86
Table 42: Summary Matrix of Fair Housing Issues and Actions for Mitigation
Contributing Factor Priority
Level Meaningful Actions
By 2029, explore policies to preserve Single
Room Occupancy (SRO) housing and mobile
home parks.
6.3 Summary of Quantified Objectives
Table 43 below summarizes the City’s proposed quantified objectives for new construction, preservation of existing housing stock, and conservation of at -risk affordable housing based on available and projected resources.
Table 43: Summary of Quantified Objectives
Extremely
Low
(0-30%)
Very Low (31-50%)
Low
(51-80%
AMI)
Moderate
(81-120%
AMI)
Above
Moderate
(Over 120% AMI)
Total
RHNA 888 889 935 1,004 2,924 6,640
New
Construction 5 80 80 400 2,000 2,565
Rehabilitation 24 24 24 --- --- 72
Conservation of
At-Risk Housing 63 63 --- --- --- 126
DRAFT Housing Element | A-1
Appendix A: Public Outreach
The 2021 -2029 Housing Element, especially the strategy for housing growth, reflects the outcomes of the public outreach process. Conversations with the community focused on areas of change in the City, emphasizing on focusing growth within the City limits in areas where infrastructure improvements exist or expansions are planned. The desire to see higher intensity development with affordable housing options as a strategy to attract young workforce to live and work in Palmdale is also reflected in the Housing Element.
Outreach to Special Needs Residents. At several key points in the General Plan Update process, the General Plan Team has sought input and participation from low income and special needs residents, and those who are not typically engaged in civic or planning processes.
Stakeholder Interviews.
Three rounds of stakeholder interviews and focus groups took place between 2019 and 2021.
The General Plan Team solicited input and direction from services organizations and representatives of low income and special needs populations. One stakeholder focus group was held in Spanish to accommodate individuals and organizations who support and serve primary Spanish speaking communities in Palmdale. While additional organizations were contacted to participate, the following is a consolidated list of representatives who attended and participated in at least one stakeholder meeting.
** Represent organizations who provide services to and/or represent populations with lower income or special needs.
Stakeholder interview participants/organizations
- Education Representatives:
o Antelope Valley College**
o Antelope Valley Union High School District**
o AV Career Prep Council**
o Opportunities for Learning**
o Palmdale School District**
o The Palmdale Aerospace Academy**
o W.E.C.A.R.E. Education & Employment Services – Antelope Valley Union High School district**
o Westside Union School District**
- Service Organizations
o First 5 LA**
o Palmdale Women’s Club**
o P.A.W.S Forward**
o Antelope Valley Boys and Girls Club**
o Legacy Commons for Active Adults**
- Aerospace Industry Representatives + Industrial Employers o Allen Company
o Lockheed Martin
o Los Angeles Airport Land Use Commission
o NASA Armstrong
DRAFT Housing Element | A-2
o Northrop Grumman
o US Air Force Plant 42
- Business, Real Estate, Development, and Chamber Representatives o Palmdale Chamber of Commerce
o Antelope Valley Hispanic Chamber of Commerce
o Lancaster Chamber of Commerce
o Greater Antelope Valley Economic Alliance
o Antelope Valley Mall
o Camacho Auto Sales
o LAMAR Advertising
o Courtyard Marriott
o Embassy Suites
o LY Developers and Management
o Local businessowners
- Faith-Based Organizations Representatives
o American Islamic Institute of Antelope Valley**
o Crosswind Church**
o Desert Winds Community Church**
o Faith Community Church**
o Palmdale United Methodist Church**
o Palmdale Vineyard Church**
o Seventh-Day Adventist Church**
o St Stephen’s Lutheran Church**
o St. Mary’s Catholic Church**
o The Highlands Christian Fellowship**
- Community-Based Organizations Representatives
o Vets 4 Veterans**
o Antelope Valley League of United Latin American Citizens (LULAC) ** o Valley Oasis**
o Mental Health American Military Resource Center**
o Los Angeles Homeless Services Authority (LAHSA) **
o P.A.Ws Forward Foundation**
o First 5 Los Angeles/Best Start Palmdale**
- Spanish Speaking/Underserved Community
o Café con Leche Radio Talk Show (held in Spanish)**
o Child 360**
o Coalition for Humane Immigrant Rights of Los Angeles (CHIRLA) ** o Pueblo Y Salud**
- County Pocket Stakeholders
o Antelope Valley Audubon Society
o Palmdale residents
- Medical Service Providers
o Penny Lane Centers
o Los Angeles County Department of Mental Health**
o Tarzana Treatment Center**
o Palmdale Regional Medical Center**
- First Responders/Service Organizations
DRAFT Housing Element | A-3
o Los Angeles County Fire Department**
o Los Angeles County Department of Mental Health**
o Antelope Valley WIC Program**
o County of Los Angeles Department of Regional Planning o SoCal Gas Company
o Children’s Bureau**
o Los Angeles County Sheriff’s Department – Palmdale Station
Stakeholder Interviews – Housing Feedback (Opportunities, Challenges and other feedback):
- Current development interest in Palmdale
- Existing desire for vertical mixed-use development
- Vacant parcels within city limits allow for targeted infill development projects - Desire for senior and multifamily housing
- Existing infrastructure needs improvements and or upgrades - Palmdale’s homeless population is increasing
- Existing development regulations that hinder new urbanism development - Palmdale has a negative reputation for crime, low-income, few jobs, and no recreational opportunities and few amenities and services
Popup Workshops.
At two key phases in the process, the General Plan Team hosted pop -up workshops at popular City events or destinations to spread awareness and gather input for the G eneral Plan Update.
Pop-up workshops were targeted towards popular events where youth, seniors, low-income, and Spanish-speaking residents were likely to attend.
Phase One pop-up workshops – Fall 2019
- Antelope Valley International Multicultural Festival: 38315 9th St East - National Women’s Health & Fitness Day: 37716 55th St East - Hispanic Heritage Month Celebration: 38315 9th St East - Kaleidoscope Music & Art Festival: 2723 Rancho Vista Blvd - Dia de los Muertos Fiesta: 38315 9th St East
Phase Two pop-up workshops – Summer 2020
- Courson Pool: 38226 10th Street E
- SAVES: 1002 E Ave Q-12
- Marie Kerr Pool: 2723 Rancho Vista Blvd.
- WalMart: 37140 47th Street East
- Palmdale Transportation: 39000 Clock Tower Plaza Dr (2) - Super Target: 38019 47th Street E
- Smart and Final Extra: 5038 W Avenue N
- AV Mall: 1233 Rancho Vista
- Drytown: 3850 E Avenue S
DRAFT Housing Element | A-4
General Plan Workshops
Over the course of the General Plan Update, three community workshops have been held. The first was held as an in -person event on both a Saturday morning and a Tuesday evening (same materials presented at both) at the Palmdale Aerospace Academy and Highland High School.
These locations were selected to serve both the East and West sides of town a nd to accommodate residents with differing schedules.
Due to the COVID -19 Pandemic, the next two workshops were held as virtual events. At all workshops, live Spanish interpretation was provided for participants, as well as workshop materials available in Spanish. Members of the public could request ASL or other language interpretation in advance of the meeting. Both workshops were recorded and posted to the Palmdale2045 YouTube channel to be viewed at any time following the events.
General Plan Advisory Committee (GPAC) Meetings
The Palmdale City Council appointed a diverse 13 -member General Plan Advisory Committee (GPAC) comprised of residents who meet and collaborate regularly to provide community insight throughout the City’s General Plan Update process. Over the course of the General Plan Update, the GPAC has met 17 times to discuss critical topics related to the General Plan, including housing. The GPAC held one meeting focused on housing in December 2019 that provided an overview of exis ting housing conditions in Palmdale to solicit input on housing needs. Housing Element requirements, Regional Housing Needs Allocation (RHNA), and potential areas of change and stability were also discussed in the meeting. Comments received include:
• Consider funding sources for development in Palmdale
• Consider limitations with infrastructure and utilities • Desire for more dense development, however Palmdale has existing vacant land that is affordable, but denser development is typically more expensive • What funding sources are available for new development in Palmdale? • Interested in programs that support aging in place and first-time home buyers • Interested in the variety of housing types like mixed -use development, cottage clusters, mobile homes, small lot single family, etc.
• Palmdale has a need for low -income housing, currently a 12 -month waiting list for HUD section 8 housing
• Desire for multi-unit complexes with surrounding entertainment, shopping and restaurants • Interest in inclusionary housing
Areas of stability and change proposed by meeting participants include:
• Areas of stability
o Preserve residential neighborhoods east of Highway 14 and South of Avenue R • Areas of proposed change
o Areas for future multifamily: South of Avenue S; Mixed use West of High way 14; Higher density off Tierra Subida Avenue near Palmdale Regional Medical Center DRAFT Housing Element | A-5
o Increase density along Palmdale Boulevard
o Multi dwelling and support services for Plant 42
o Walmart Shopping center off 10th street West could have additional development at higher density
o Southeastern area of intersection of Avenue O and 10th Street West could be developed at higher density
o Higher density residential development north of Palmdale Boulevard at 47th Street East
o Higher density development located at the inte rsection of Fort Tejon Road and Pearblossom Highway
o Higher density residential east of Lake Palmdale South of Avenue S and off Tierra Subida Avenue west between West Avenue Q8 and Rayburn Road o Commercial mixed use located at the southern city boundary nort hwest of Lake Palmdale
In addition to the December 2019 GPAC meeting, housing has been covered as a critical topic in several other GPAC Meetings. Beginning with visioning and priorities (GPAC #2 – September 2019), background to preparing land use alternat ives (GPAC #5 – January 2020 and GPAC #5 Part 2 – February 2020), economic and fiscal background (GPAC #6 – May 2020), overview of three land use alternatives (GPAC #7 – July 2020), overview of the preferred land use alternative (GPAC #10 – January 2021), and land use and housing policy framework (GPAC #14 – July 2021).
Planning Commission Workshop
At the May 13, 2021, Planning Commission meeting, the General Plan Update Team presented an overview of Housing Element requirements and their relationship to th e General Plan. This presentation included the RHNA, the City’s preliminary strategy for meeting its RHNA, and the process and tentative schedule for the Housing Element Update.
Surveys
Three surveys have been administered throughout the General Plan Update process, all available in English and Spanish for several weeks. Residents, employees, and other interested parties could participate in the online version or complete a hard copy version. Surveys were available at major city events, City Hall, Libraries, and other city facilities. In addition, social service providers and religious organizations distributed hard copy surveys to residents with limited mobility and those who lacked inter net access. In some instances, gift card incentives were provided for residents to fill out surveys while waiting at food distribution days hosted by SAVES and SALVA.
To ensure an all-inclusive campaign, hard-copy versions of the workshop materials were created in both English and Spanish for distribution at strategic points throughout the City. This additional method served to ensure that lack of access to or ability to utilize digital platforms was not a barrier to participation. For example, the City staff promoted the Alternatives survey at nine pop -up booths and allowed stakeholders to take the written survey on -site. Community members could also take a copy home, c omplete it and return it later to identified repository sites. In addition to the pop -up locations, the print surveys were available at four supplemental sites, Legacy DRAFT Housing Element | A-6
Commons Senior Center, Palmdale United Methodist Church, SAVES and St. Stephen’s Lutheran Church.
Outreach Methods.
In order to raise awareness and promote the various workshops, a comprehensive and targeted citywide notification campaign was undertaken in both English and Spanish, which included print, digital and radio components. The sec tion below provides details on the efforts carried out to notice the engagement activities to the public.
Electronic noticing was a key component in the virtual workshop + survey notification process.
The following is a complete list of the electronic notification methods:
- English/Spanish paid and organic social media posts via city social portals - Digital geotargeting
- Digital press releases in the Antelope Valley Press, Antelope Valley Times and the Antelope Valley Daily News
- Spanish ads via Café Con Leche radio show
- 15-minute interview on Spanish radio
- The Palmdale Minute weekly video segment in English and Spanish - Palmdale Connections online newsletter
- English/Spanish project e-blasts
- Electronic billboard advertisement in both English and Spanish (two locations) - Internal and external City and project websites
The project team used print notification as another key component in the survey notification process. This effort was made in an attempt to reach those in the community who have limited or no online/digital access to notification materials. All print materials were distributed in both English and Spanish. The following is a complete list of the print notification methods and repository sites:
- Flyers to Palmdale Aerospace Academy and Palmdale School District for inclusion in school lunch program
- Posters in the Neighbohood House community garden
- Flyers and posters in the City maintenance yard
- Vinyl banners at the Palmdale Library and select City parks - Flyers, posters and postcards to the AV Hispanic Chamber - Postcards in the library
- Flyers and surveys at Legacy Commons Senior Center
- Print advertisements in El Sol Magazine, AV Smart Buys and Palmdale Connections Magazine
- Articles in the Antelope Valley Press, Antelope Valley Tines, and Antelope Valley Daily News
Draft Housing Element for Public Review
The City released the Draft Housing Element for public review on September 3, 2021. An email blast was sent to over 1,400 interested parties, including community stakeholders, key property owners and developers. The City also published an announcement on City we bsite and social media.
DRAFT Housing Element | B-1
Appendix B: Sites Inventory
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3001027001 2.59 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027008 2.53 Residential
Neighborhood 3 RN3 20 30 Lower 50 Vacant Land
3001027009 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027010 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027015 2.55 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027016 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027017 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027018 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027023 2.55 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027024 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3001027025 2.52 Residential
Neighborhood 3 RN3 20 30 Lower 50 Vacant Land
3001027026 2.52 Residential
Neighborhood 3 RN3 20 30 Lower 50 Vacant Land
3001027032 2.62 Residential
Neighborhood 3 RN3 20 30 Lower 52 Vacant Land
3005005022 5.26 Residential
Neighborhood 3 RN3 20 30 Moderate 105 Vacant Land
3005005023 5.09 Residential
Neighborhood 3 RN3 20 30 Moderate 101 Vacant Land
3009005034 0.75 Residential
Neighborhood 3 RN3 20 30 Moderate 14 Vacant Land
DRAFT Housing Element | B-2
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3009005035 0.78 Residential
Neighborhood 3 RN3 20 30 Moderate 15 Vacant Land
3009006055 2.10 Residential
Neighborhood 3 RN3 20 30 Lower 41 Vacant Land
3009008004 1.18 Residential
Neighborhood 3 RN3 20 30 Lower 23 Vacant Land
3009009012 1.84 Residential
Neighborhood 3 RN3 20 30 Lower 36 Vacant Land
3009011027 1.27 Residential
Neighborhood 3 RN3 20 30 Lower 25 Vacant Land
3010002003 3.59 Residential
Neighborhood 3 RN3 20 30 Lower 71 Vacant Land
3010002004 2.22 Residential
Neighborhood 3 RN3 20 30 Lower 44 Vacant Land
3010002005 1.43 Residential
Neighborhood 3 RN3 20 30 Lower 28 Vacant Land
3010002006 3.53 Residential
Neighborhood 3 RN3 20 30 Lower 70 Vacant Land
3010002007 1.58 Residential
Neighborhood 3 RN3 20 30 Lower 31 Vacant Land
3010002017 2.86 Residential
Neighborhood 3 RN3 20 30 Lower 57 Vacant Land
3010002019 1.09 Residential
Neighborhood 3 RN3 20 30 Lower 21 Vacant Land
3010002021 0.81 Residential
Neighborhood 3 RN3 20 30 Lower 16 Vacant Land
3010002026 1.49 Residential
Neighborhood 3 RN3 20 30 Lower 29 Vacant Land
3010002027 1.10 Residential
Neighborhood 3 RN3 20 30 Lower 22 Vacant Land
3010002028 2.70 Residential
Neighborhood 3 RN3 20 30 Lower 54 Vacant Land
3010019008 1.02 Residential
Neighborhood 3 RN3 20 30 Lower 20 Vacant Land
3010019012 1.56 Residential
Neighborhood 3 RN3 20 30 Lower 31 Vacant Land
DRAFT Housing Element | B-3
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3010020007 0.77 Residential
Neighborhood 3 RN3 20 30 Moderate 15 Vacant Land
3010020011 0.58 Residential
Neighborhood 3 RN3 20 30 Moderate 11 Vacant Land
3010020014 0.50 Residential
Neighborhood 3 RN3 20 30 Moderate 10 Vacant Land
3010020015 0.55 Residential
Neighborhood 3 RN3 20 30 Moderate 10 Vacant Land
3010020016 1.19 Residential
Neighborhood 3 RN3 20 30 Lower 23 Vacant Land
3010020020 2.38 Residential
Neighborhood 3 RN3 20 30 Lower 47 Vacant Land
3010020024 1.38 Residential
Neighborhood 3 RN3 20 30 Lower 27 Vacant Land
3010021006 1.48 Residential
Neighborhood 3 RN3 20 30 Lower 29 Vacant Land
3010021007 0.76 Residential
Neighborhood 3 RN3 20 30 Moderate 15 Vacant Land
3010022026 0.58 Residential
Neighborhood 3 RN3 20 30 Moderate 11 Vacant Land
3010024008 1.11 Residential
Neighborhood 3 RN3 20 30 Lower 22 Vacant Land
3010025044 5.12 Residential
Neighborhood 3 RN3 20 30 Moderate 102 Vacant Land
3010025046 0.83 Residential
Neighborhood 3 RN3 20 30 Lower 16 Vacant Land
3012024017 0.63 Residential
Neighborhood 3 RN3 20 30 Moderate 12 Vacant Land
3012025017 1.35 Residential
Neighborhood 3 RN3 20 30 Lower 27 Vacant Land
3012025018 6.23 Residential
Neighborhood 3 RN3 20 30 Moderate 124 Vacant Land
3012025024 3.96 Residential
Neighborhood 3 RN3 20 30 Lower 79 Vacant Land
3012026010 3.86 Residential
Neighborhood 3 RN3 20 30 Lower 77 Vacant Land
DRAFT Housing Element | B-4
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3012046001 2.19 Residential
Neighborhood 3 RN3 20 30 Lower 43 Vacant Land
3014002009 1.00 Residential
Neighborhood 3 RN3 20 30 Lower 20 Vacant Land
3014005019 7.85 Residential
Neighborhood 3 RN3 20 30 Moderate 156 Vacant Land Y
3014006017 0.90 Residential
Neighborhood 3 RN3 20 30 Lower 18 Vacant Land
3014006019 0.55 Residential
Neighborhood 3 RN3 20 30 Moderate 10 Vacant Land
3014007018 0.59 Residential
Neighborhood 3 RN3 20 30 Moderate 11 Vacant Land
3014007019 0.61 Residential
Neighborhood 3 RN3 20 30 Moderate 12 Vacant Land
3014007021 0.77 Residential
Neighborhood 3 RN3 20 30 Moderate 15 Vacant Land
3014010007 1.76 Residential
Neighborhood 3 RN3 20 30 Lower 35 Vacant Land
3014011001 0.50 Residential
Neighborhood 3 RN3 20 30 Moderate 10 Vacant Land
3014011003 3.03 Residential
Neighborhood 3 RN3 20 30 Lower 60 Vacant Land
3014011004 0.88 Residential
Neighborhood 3 RN3 20 30 Lower 17 Vacant Land
3014011010 0.86 Residential
Neighborhood 3 RN3 20 30 Lower 17 Vacant Land
3014011011 0.86 Residential
Neighborhood 3 RN3 20 30 Lower 17 Vacant Land
3014011012 0.79 Residential
Neighborhood 3 RN3 20 30 Moderate 15 Vacant Land
3014026004 0.84 Residential
Neighborhood 3 RN3 20 30 Lower 16 Vacant Land
3014026012 0.73 Residential
Neighborhood 3 RN3 20 30 Moderate 14 Vacant Land
3014026014 0.73 Residential
Neighborhood 3 RN3 20 30 Moderate 14 Vacant Land
DRAFT Housing Element | B-5
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3014026018 2.66 Residential
Neighborhood 3 RN3 20 30 Lower 53 Vacant Land
3014026019 0.59 Residential
Neighborhood 3 RN3 20 30 Moderate 11 Vacant Land
3014026020 1.33 Residential
Neighborhood 3 RN3 20 30 Lower 26 Vacant Land
3014027003 1.47 Residential
Neighborhood 3 RN3 20 30 Lower 29 Vacant Land
3018015025 1.68 Residential
Neighborhood 3 RN3 20 30 Lower 33 Vacant Land
3018015028 2.81 Residential
Neighborhood 3 RN3 20 30 Lower 56 Vacant Land
3018015033 4.60 Residential
Neighborhood 3 RN3 20 30 Lower 91 Vacant Land
3018015901 4.36 Residential
Neighborhood 3 RN3 20 30 Lower 87 Vacant Land
3018017064 1.77 Residential
Neighborhood 3 RN3 20 30 Lower 35 Vacant Land
3018018005 0.98 Residential
Neighborhood 3 RN3 20 30 Lower 19 Vacant Land
3018018009 1.11 Residential
Neighborhood 3 RN3 20 30 Lower 22 Vacant Land
3018018027 1.26 Residential
Neighborhood 3 RN3 20 30 Lower 25 Vacant Land
3018018029 0.94 Residential
Neighborhood 3 RN3 20 30 Lower 18 Vacant Land
3018021001 1.16 Residential
Neighborhood 3 RN3 20 30 Lower 23 Vacant Land
3018021002 1.17 Residential
Neighborhood 3 RN3 20 30 Lower 23 Vacant Land
3018021003 2.56 Residential
Neighborhood 3 RN3 20 30 Lower 51 Vacant Land
3018021017 1.17 Residential
Neighborhood 3 RN3 20 30 Lower 23 Vacant Land
3018021018 1.39 Residential
Neighborhood 3 RN3 20 30 Lower 27 Vacant Land
DRAFT Housing Element | B-6
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3018021020 1.06 Residential
Neighborhood 3 RN3 20 30 Lower 21 Vacant Land
3018022001 1.27 Residential
Neighborhood 3 RN3 20 30 Lower 25 Vacant Land
3018022003 1.39 Residential
Neighborhood 3 RN3 20 30 Lower 27 Vacant Land
3018022028 1.06 Residential
Neighborhood 3 RN3 20 30 Lower 21 Vacant Land
3018022029 0.94 Residential
Neighborhood 3 RN3 20 30 Lower 18 Vacant Land
3018026001 4.67 Residential
Neighborhood 3 RN3 20 30 Lower 93 Vacant Land
3018027036 8.42 Residential
Neighborhood 3 RN3 20 30 Moderate 168 Vacant Land Y
3022011014 2.44 Residential
Neighborhood 3 RN3 20 30 Lower 48 Vacant Land
3022012041 4.98 Residential
Neighborhood 3 RN3 20 30 Lower 99 Vacant Land
3022013013 5.00 Residential
Neighborhood 3 RN3 20 30 Lower 99 Vacant Land
3022013025 2.94 Residential
Neighborhood 3 RN3 20 30 Lower 58 Vacant Land
3022014001 4.14 Residential
Neighborhood 3 RN3 20 30 Lower 82 Vacant Land
3022014002 4.71 Residential
Neighborhood 3 RN3 20 30 Lower 94 Vacant Land
3022014033 4.71 Residential
Neighborhood 3 RN3 20 30 Lower 94 Vacant Land
3022014035 4.21 Residential
Neighborhood 3 RN3 20 30 Lower 84 Vacant Land
3022015012 9.96 Residential
Neighborhood 3 RN3 20 30 Moderate 199 Vacant Land
3022015013 8.89 Residential
Neighborhood 3 RN3 20 30 Moderate 177 Vacant Land
3022015015 1.08 Residential
Neighborhood 3 RN3 20 30 Lower 21 Vacant Land
DRAFT Housing Element | B-7
Table B-1: Residential Neighborhood 3 (RN3) Sites
APN Acres GP Zoning Min.
Density
Max.
Density
Income
Level
Minimum
Units Vacant In Previous
HE
3022015016 4.27 Residential
Neighborhood 3 RN3 20 30 Lower 85 Vacant Land
3022015017 5.13 Residential
Neighborhood 3 RN3 20 30 Moderate 102 Vacant Land
DRAFT Housing Element | C-1
Appendix C: Review of Past Accomplishments
This section evaluates the City’s overall progress in implementing the 2013 -2021 Housing Element. Table C -1 summarizes the quantifiable accomplishments. Table C -2 provides a program -by-program evaluation of accomplishments, effectiveness, and continued appropriateness.
Table C-1: Quantified Objectives 2013-2021
Housing Type
Extremely
Low 30% or
less of
median
Very Low
50% or less
of median
Low 51% to
80% of
median
Moderate
81% to
120% of
median
Above
Moderate
>120% of
median
Total
RHNA 697 698 827 898 2,332 5,452
New Construction Anticipated 0 65 207 0 3,000 3,272
Affordable Housing Anticipated 11 65 207 0 0 283
Total Units Constructed 0 91 70 530 166 857
Affordable Housing Units At-Risk 116 117 0 0 0 231
Units Preserved 142 142 0 0 0 284
Single-Family Rehabilitation 0 6 6 0 0 12
Loans Provided 0 0 0 0 0 0
Mortgage Assistance Program (MAP) 0 1 19 30 0 50
Assistance Provided 0 0 0 0 0 0
Mobile Home First Time Homebuyer 0 0 19 30 0 49
Assistance Provided 0 0 0 0 0 0
Emergency Grant Program 60 0 0 0 0 60
Grants Provided 9 0 0 0 0 9
DRAFT Housing Element | C-2
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
Goal H1: Promote the Construction of New Housing Affordable to All Income Groups H1.A New Housing
Development: Provide
adequate sites for the
development of 5,452 new
housing units between
October 2013 and October
2021. This is Palmdale’s
Fair Share of regional
housing growth established
by SCAG’s Regional
Housing Needs
Assessment (RHNA)
adopted in 2012.
▪ Construct 3,272 new
units (2013-2021).
▪ Approve residential
development
applications consistent
with the General Plan
policies and Zoning
Regulations (2013-
2021).
As of 2020, 857 new units were
built:
▪ 91 very low income
▪ 70 low income
▪ 530 moderate income
▪ 166 above moderate income.
Homes 4 Families CalVet REN 56-
unit project for Low Income veteran
households approved. 6 units
completed by 7/2021, 10 units to
be completed by 9/2021
During the planning
period, a total of 857
of the projected
3,272 new
residential units
were built. The City
continues to
approve residential
development
applications.
Modify to reflect the
updated RHNA.
Please see 2021-
29 HE Program 1
H1.B Density Bonus
Ordinance: Provide a 20%
density bonus for housing
developers who make 10%
of their units affordable to
low income households or
5% of units affordable to
very-low income
households income in
accordance with California
Government Code 65915.
▪ Administer an ongoing
program to grant
density bonuses as
provided in the Zoning
Code (2013-2021).
City staff met with several
developers to discuss various
projects in 2019. Two density bonus
agreements were approved in 2019
and two were approved in 2015.
2 pending projects for September
2021 City Council meeting.
The City continues
to meet with
developers to
approve density
bonus agreements.
Four density bonus
agreements were
approved during the
planning period.
The City’s Density
Bonus Ordinance
will be updated to
be consistent with
State law.
Implementation of
the City’s Density
Bonus program is
combined with the
program to
facilitate affordable
housing
development.
Please see 2021-
29 HE Program 8:
H1.C Second Unit
Ordinance: Permit second
dwelling units by
administrative review in
▪ Administer program to
approve second units
(2013-2021).
Section 91.03 of the Zoning
Ordinance was amended on
November 4, 2009 in compliance
with the provisions of AB 1866. The
Zoning Ordinance was amended in
The Zoning
Ordinance has been
amended to reflect
State law.
Pursuant to State
law, the 2021-2029
Housing Element
includes actions to
facilitate the
DRAFT Housing Element | C-3
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
compliance with AB 1866. 2019 (effective January 2020) to comply with State laws, including
AB 68, AB 881, SB 13, AB 587, and
AB 670. The City continues to
amend the Zoning Ordinance as
needed.
Palmdale issued one ADU building
permit in 2019 and one ADU
building permit in 2018. Approval of
ADU projects in the City is on-
going.
Development of
ADUs. Please see
2021-2029 HE
Program 3
H1.D Mortgage
Assistance Program
(MAP): Program to provide
down payment assistance
for qualified first-time
homebuyers. To be used
with the Transit Village
project and for sale of
townhomes to low-
moderate income families.
▪ Revise program for use
with the Transit Village
and to help purchasers
of townhomes by low
and moderate income
families (2014).
▪ Provide 46 loans within
the Palmdale Transit
Village (2013-2021).
The City added an additional
Mortgage Assistance Program
August 2020 in response to the
COVID-19 pandemic for assistance
with missed mortgage payments.
The CDBG-CV Mortgage
Assistance Program will provide up
to $6,000 in assistance grants to
low and moderate income
individuals and families.
The Palmdale Transit Area Specific
Plan was proposed and an EIR was
completed in 2018. The Palmdale
Transit Area Specific Plan would
replace the Palmdale Transit Village
project.
64 loans and 30
grants were
allocated during the
planning period.
2017 1 loan for
38464 30th Street
East SFR Low
income household
(MAP-GAP)
2013-2019 26 loans
for SFR
Neighborhood
Stabilization
Program Low
income households
(NSP HAP)
2020-2021 Homes
for Families CalVet
REN development.
37 approved loans
for SFR duplex
City will work to
identify funding for
this program.
Please see 2021-
2029 HE Program
9 DRAFT Housing Element | C-4
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
units. Of these 6
units closed by July
2021 and 10 to
close by September
2021 (VPAL)
2020-2021 COVID-
CV Mortgage
Assistance Program
30 households
assisted with missed
mortgage payments.
H1.E Mobile Home First
Time Homebuyer
Program: Provide down
payment assistance to first
time homebuyers who wish
to purchase a new mobile
home to be placed in one of
the three City of Palmdale-
owned mobile home parks.
▪ Administer an ongoing
program for first-time
mobile homebuyers
(2013-2021).
▪ Administer a program to
provide 49 loans (2013-
2021).
The City did not allocate any loans
during the planning period.
Although there were
not any applications
during planning
period the City
believes there will
be a need for this
program in the
future as spaces
become available
within the City’s
three mobile home
parks.
City will work to
identify funding for
this program.
Please see 2021-
2029 HE Program
9:
H1.F Affordable Housing
Land Bank: Acquire and
assemble parcels of land
for the new construction of
affordable single and multi-
family housing units. The
intent of this program is to
acquire separate parcels of
land in order to create a
developable site for
affordable housing.
▪ Continue to purchase
and assemble
developable land to
accommodate very low
and low income units,
specifically targeting
parcels within the
Palmdale Transit Village
Specific Plan area
(2013-2021).
There were no land transfers made
in 2019 for the purpose of
developing transit priority projects,
permanent supportive housing, or
housing for special needs groups.
In 2014, the City acquired one
vacant lot in Focus Neighborhood
No. 3 for future development.
The Palmdale Transit Area Specific
Plan was proposed and an Initial
Study was completed in 2018. The
The City acquired
one lot in the
Palmdale Transit
Village Specific Plan
area during the
planning period.
City will work to
identify funding for
this program.
Please see 2021-
29 HE Program 6:
DRAFT Housing Element | C-5
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
Palmdale Transit Area Specific Plan
would replace the Palmdale Transit
Village project.
H1.G Affordable Housing
Construction Program:
Provide funding in the form
of land and/or low-interest,
deferred interest or residual
receipts loans to nonprofit
affordable housing
organizations to construct
new affordable units to
replace units demolished by
public actions and build
new affordable. As needed,
provide predevelopment
grants or loans to these
projects.
▪ Administer an ongoing
program and develop
new guidelines as
needed (2013-2021).
▪ Provide assistance to
Paving the Way/Youth
Build to provide 11
extremely low income
units to emancipated
youth/students (2013-
2014).
▪ Provide funding for 65
very low income family
housing units and 207
low income family
housing units (2013-
2021).
The following affordable housing
contracts were approved during the
planning period:
▪ Courson Arts Colony – West:
Approved June 1, 2016
▪ Courson Arts Colony – East:
Approved June 22, 2015
▪ 38709 Larkin Avenue:
Approved June 1, 2016 Rehab
H2B
▪ Valley Oasis: Approved
February 4, 2020 507 Q4
Terminated agreement
12/2020 Rehab H2B
▪ 509 and 515 East Ave Q-6:
Approved June 4, 2014 Rehab
H2B
▪ ACT 10th Place: Approved
June 4, 2014. Rehab H2B
In 2019, City staff met with several
developers to discuss various
projects, but no new agreements
were signed. The City approved 78
affordable units for very low and low
income earners within the Palmdale
Transit Village Specific Plan in 2013.
Construction of the Paving the
Way/Antelope Valley Youth Build
project began in 2014. The
rehabilitation project accommodates
A total of 319
affordable units
were completed
during this planning
period.
Program continued.
Construction of
new affordable
family units
planned for 2021-
2029.
Please see 2021-
29 HE Program 7.
DRAFT Housing Element | C-6
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
up to 22 extremely low income
students/ emancipated youth.
H1.H Small Lot
Consolidation Program:
The City will play an active
role in facilitating lot
consolidations, particularly
as it relates to parcels listed
within the sites inventory.
▪ Offer the following
incentives for lot
consolidation (2013-
2021)
▪ Administer an ongoing
program to facilitate
small lot consolidation
(2013-2021).
The City continues to offer
incentives for lot consolidation. No
applications for lot consolidation
were submitted during the planning
period.
Palmdale approved one application
for lot consolidation in 2019.
Program expected
to be useful in
assembling sites for
development of
affordable multi-
family housing in
Transit Village
Program continued.
Program H1.I Large Site
Development Program:
The City will play an active
role in facilitating land
divisions and lot line
adjustments on larger sites
to assist the development
of housing for lower income
households. Parcel sizes
that would facilitate multi-
family developments
affordable to lower income
households in light of
federal, State and local
financing programs are
general between two and
ten acres in size. The City
will work with property
owners and non-profit
developers to target and
market the availability of
sites with the best potential
for development.
▪ The City will offer
incentives for the
division of large sites
suitable for multi-family
development (2013-
2021).
▪ Administer an ongoing
program to facilitate the
division of sites
appropriate for multi-
family housing
affordable to lower
income households
(2013-2021).
Rezoning was completed in
October 2012. No applications for
lot divisions or lot line adjustments
were submitted during the planning
period.
Though there were
no applications for
lot division during
the planning period,
the program
continues to be
effective in
facilitating multi-
family development.
Program continued.
DRAFT Housing Element | C-7
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
GOAL H2: PRESERVE AND IMPROVE THE EXISTING SUPPLY OF AFFORDABLE HOUSING H2.A Single-Family
Rehabilitation Loan
Program: The Single-
Family Residential
Rehabilitation Program is
designed for three specific
categories of low-income,
owner-occupied
households. Under some
conditions, loans do not
have to be repaid.
▪ Administer a program to
provide 12 loans over
eight years (2013-2021)
• 6 very low income
loans
• 6 low income loans
No single-family rehabilitation loans
were allocated during the planning
period.
The City continues
to identify funding
sources for this
program.
Continue program.
Please see 2021-
29 HE Program 10.
H2.B Multi-family and
Single-Family Rental Unit
Rehabilitation Program:
Make low-interest loans
from available funds to
owners of both single and
multi-family rental
properties. Owners must
agree to rent their
properties to eligible low-
income households and to
maintain the affordability of
the assisted units.
▪ Administer an ongoing
program (2013-2021).
▪ Provision of loans
depends on the
availability of funds.
Palmdale administered two multi-
family rental unit rehabilitation loans
during the planning period.
▪ 38709 Larkin Avenue:
Approved June 1, 2016
▪ Valley Oasis: Approved
February 4, 2020 507 Q4
Terminated agreement 12/2020
▪ 509 and 515 East Ave Q-6:
Approved June 4, 2014
▪ ACT 10th Place: Approved June
4, 2014.
▪ Victory Outreach : Approved
February 2, 2021 507 Q4
Construction of the Paving the
Way/Antelope Valley YouthBuild
project began in 2014. The
rehabilitation project accommodates
up to 22 extremely low income
students/emancipated youth.
The City continues
to identify funding
sources for this
program.
31 units rehabilitated
during the planning
period.
Continue program.
Please see 2021-
29 HE Program 10.
DRAFT Housing Element | C-8
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
H2.C Emergency Grant
Program: Provide one-time
grants for housing repairs
to very low-income (50% or
less of median income)
owner-occupants of single-
family homes.
▪ Administer an ongoing
program that provides
60 loans to extremely
low income households
(2013-2021).
The City assisted 9 very low and
low income single-family
households in 2014. Assistance
comprised of services and repairs
to water heaters, swamp coolers,
air conditioners, gas liners, and
sewer.
Palmdale assisted a
total of 9 households
during the planning
period.
Continue program.
Please see 2021-
29 HE Program 10.
H2.D Rental Housing
Inspection Program: The
Palmdale Building and
Safety Division will
proactively inspect all
residential rental properties
on a regular schedule. All
rental properties required to
register. Buildings in
compliance re-inspected at
5-year intervals; buildings
with violations re-inspected
annually. Building and
Safety will also continue to
respond to code violation
complaints.
▪ Inspect all rental
housing units on a
regular schedule (2013-
2021).
Inspections of registered rental
units conducted on a regular
schedule. Units inspected:
2014 - 1,762
2015 - 1,946
2016 - 2,685
2017 - 2,151
2018 - 3,132
2019 - 2,313
2020 - 1,130
2021 - 202 thru 8/12/2021
The City continues
to inspect rental
units regularly.
Continue program.
Please see 2021-
29 HE Program 11.
H2.E Vacant and
Abandoned Property
Registration Program:
Establish and maintain an
abandoned and vacant
property registration
program as a mechanism to
protect neighborhoods and
commercial areas from
becoming blighted through
the lack of adequate
maintenance and security
▪ Perform an inspection
of every registered
vacant property to
ensure the property is
secure and maintained
in an appropriate
manner (2013-2021).
Vacant and abandoned properties
can be registered on the City’s
website. Units registered:
2014 – 311
2015 – 263
2016 – 148
2017 – 83
2018 – 64
2019 – 60
2020 – 38
2021 – 18 (to date)
The City continues to
inspect and register
vacant property
regularly.
Continue program.
Please see 2021-29
HE Program 12.
DRAFT Housing Element | C-9
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
of abandoned and vacated
properties by requiring any
beneficiary or any trustee of
a Deed of Trust to register
the property with the City.
H2.F Mobile Home Space
Rent Control: This ongoing
program regulates
increases in month-to-
month rent costs for mobile
home park spaces to
ensure that the spaces
remain affordable to low
and moderate income
occupants.
▪ Administer an ongoing
program (2013-2021).
Chapter 5.44 of Palmdale’s
Municipal Code controls mobile
home rents to protect citizens from
excessive rent prices. In 2014, the
City took action for a violation at
Joshua View Mobile Home Park
and reached a settlement
agreement with the property owner.
In 2018, the City took action for a
violation at Sagetree Mobile Home
Park and reached a settlement
agreement with the property owner.
In 2019 corrected rent for 24
residents of Thousand Elms Mobile
Home Park.
In 2021 corrected rent for 1 resident
at Grecian Isles Mobile Home Park.
Continue program.
Please see 2021-29
HE Program 13.
H2.G Enforcement of
Mobile Home Park Lease
Terms Ordinance: Enforce
a City ordinance forbidding
owners of mobile home
parks to require any
resident or prospective
resident to sign a lease or
rental agreement that
exempts the space from
▪ Process complaints and
take corrective action
(ongoing).
No enforcement actions were taken
during planning period.
Until December 31,
2020 Owners were
required to submit
per Civil Code
Section 798.21
disclosures signed
by new residents.
This is a disclosure
alerting residents
that any long-term
This program is
combined with the
Mobile Home Rent
Control program.
Please see 2021-
29 HE Program 13.
DRAFT Housing Element | C-10
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
local rent control. lease would exempt
the space from the
local rent control
ordinance.
AB 2872 in 2021
eliminated long term
leases for new
residents.
H2.H Mobile Home Park
Homeownership and
Rehabilitation: This
program makes loans to
eligible households for
purchase of mobile homes
in three City-owned Mobile
Home Parks. Loans limited
by available park spaces.
▪ Make loans as spaces
become available
(2013-2021).
The program was on-going during
the planning period.
This program
considered very
effective in providing
affordable housing
in City owned Mobile
Home Parks.
Continue program
and identify
funding.
Please see 2021-
29 HE Program 9:
H2.I Mortgage Revenue
Bond Program: The City
has the power to issue
mortgage revenue bonds
for purchase and
rehabilitation or new
construction. These bonds
could be used to preserve
the affordability of housing
that is at risk of losing local
or federal subsidies.
▪ Administer an ongoing
program (2013-2021).
In 2015, the Housing Authority
issued $1.4 million in Multi-family
Housing Revenue Bonds, Series
2015 (Impressions, La Quinta, Park
Vista, and Summerwood
Apartments), to rehabilitate 291
rental units (26 very low income and
258 low income).
City will continue to
issue bonds as
possible to preserve
existing affordable
housing through
purchase and rehab
and construct new
units as possible.
This is a funding
tool and not a
housing program.
This is incorporated
into the Affordable
Housing program.
Please see 2021-
29 HE Program 7:
H2.J Conversion of At-
Risk Units: In order to
meet the housing needs of
persons of all economic
groups, the City must guard
▪ Maintain and annually
update the inventory of
“at-risk” projects.
▪ Take all appropriate
steps to ensure that a
project remains in or is
Palmdale continues to monitor for
affordable housing at risk of
conversion. In 2015, the following
four apartment complexes had
affordability covenants expiring in
City is committed to
preserving existing
affordable housing.
Continue program.
Please see 2021-29
HE
Program 14.
DRAFT Housing Element | C-11
Table C-2: Review and Revised Policies and Programs 2013 – 2021 Program Objectives Result 2014-2021 Evaluation Continue, Modify, Delete
against the loss of housing
units available to lower-
income households. A total
of 231 units in six projects
are at-risk of conversion to
market-rate prior between
2013 and 2021.
transferred to an
organization capable of
maintaining
affordability restrictions
for the life of the
project.
▪ Annually monitor local
investment in projects
that have been
acquired by non-or for-
profit entities.
▪ Work with owners,
tenants and nonprofit
organizations to assist
in the nonprofit
acquisition of at-risk
projects.
▪ Annually identify
funding sources for at-
risk preservation and
acquisition
rehabilitation.
▪ Where feasible,
provide technical
assistance and support
to public and non-profit
agencies and
organizations.
▪ Work with tenants of
at-risk units and
provide them with
education regarding
tenant rights and
conversion
procedures.
2028, were acquired by the Housing
Authority of the City of Palmdale
and have ongoing rehabilitation.
The recorded bond covenants are
through 2045 and Housing Authority
covenants are through 2070:
▪ Summerwood Apartments (52
affordable units)
▪ La Quinta Apartments (98
affordable units)
▪ Park Vista Apartments (27
affordable units)
▪ Impressions Apartment (107
affordable units)
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GOAL H.3: REMOVE GOVERNMENT CONSTRAINTS ON HOUSING
H3.A Housing Impact
Review: Pursuant to CEQA
requirements, review
housing impacts of
proposed City policies,
programs, and actions for
consistency with RHNA fair
share projections and
prepare an assessment
letter for submittal to the
California Department of
Housing and Community
Development when adverse
impacts are identified that
would preclude meeting
RHNA fair share numbers.
▪ Through the CEQA
process, consider
impacts on housing
opportunities for each
zone change, General
Plan Amendment or
Zoning Ordinance
Amendment (2013-
2021).
All applications are reviewed, and
an environmental document
prepared in compliance with CEQA
and the CEQA Guidelines.
This program is
important to identify
and prevent
unintended impacts
on housing cost or
affordability due to
new or existing City
policies.
Compliance with
CEQA
requirements is not
considered a
housing program
and is not included
in the 2021-2029
Housing Element.
H3.B Housing for
Agricultural Employees
and Employee Housing:
Pursuant to the
requirements of California
Health and Safety Code
Section 17021.5 and
17021.6, allow for
employee housing for six or
fewer persons subject to
the same review procedure
as any other single-family
residence occupied by six
or fewer persons and
agricultural workers living
quarters will be permitted
within the A-1 (Light
Agriculture) zone subject to
▪ Administer an ongoing
program (2013-2021).
Zoning Ordinance Amendment
completed in October 2012. No
applications were submitting during
the planning period.
The City will
continue to review
housing for
agricultural
employees and
employee housing in
compliance with
applicable
regulations.
Program completed
and is not included
in the 2021-2029
Housing Element.
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Site Plan Review approval
and consistent with the
requirements of Health and
Safety Code Section
17021.6
GOAL H4: PROMOTE EQUAL HOUSING FOR ALL PERSONS REGARDLESS OF RACE OR COLOR, RELIGION, SEX, FAMILIAL
STATUS, ANCESTRY OR HANDICAP
H4.A Fair Housing
Services: Contract with the
Housing Rights Center
provider to provide fair
housing services to
Palmdale residents that
include a monthly three
hour walk-in fair housing
clinic at City Hall, intake
and investigation of housing
discrimination complaints
and referrals for other types
of issues, periodic public
service announcements on
fair housing law, and
mailings to lenders. The
City and the Housing Rights
Center will conduct
outreach and education
activities, distribute
literature and publicize the
availability of fair housing
services through various
media.
▪ Continue to contract for
Fair Housing Services
with the Housing Rights
Center to provide a
monthly fair housing
clinic at Palmdale City
Hall and related
services. The City shall
publicize the availability
of fair housing services
through various media
such as the City’s
website and local TV
channel, Palmdale 27
(2013-2021).
The City partners with the Housing
Rights Center (HRC) to provide fair
housing services to all residents.
In 2020, in response to the COVID-
19 pandemic, the HRC moved
educational services to a virtual
platform. Housing Rights
Workshops and trainings. Virtual
housing clinics are offered three
times a week and Q&A sessions
are facilitated once a week.
Palmdale drafted an Analysis of
Impediments to Fair Housing
Choice in 2020. From 2014-2019,
the HRC received a total of 145
discrimination complaints. Out of
the 145 complaints, 14 ended in
successful conciliation, one client
was referred to the Litigation
Department, 5 clients withdrew their
complaints, 6 complaints were
unenforceable, and 12 are pending.
Successful program
provides information
about fair housing
programs, education
for tenants and
landlords and clinics
for cases of
discrimination.
Agency pursues
discrimination cases
as indicated.
This program is
expanded to
address the new
Affirmatively
Furthering Fair
Housing (AFFH,
AB 686)
requirements.
Please see 2021-
29 HE Program 20.
H4.B Fair Housing
Affirmative Marketing
Practices: Provide
information to managers of
▪ Administer an ongoing
program (2013-2021).
The City continues to facilitate the
Partners Against Crime (PAC)
program. Property
managers/owners who participate in
Palmdale continues
to administer the
Fair Housing
Affirmative
This program is
incorporated into
as one of the
meaningful actions
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rental housing who
participate in Partners
Against Crime (PAC)
landlord training on
compliance with affirmative
marketing practices.
Continue to provide fair
housing information in the
PAC property management
training program for lenders
who participate in the
mortgage assistance
programs.
the Landlord Training Class receive
up-to-date information on various
housing topics and tips to identify
and resolve criminal activity.
Marketing Practices
Program.
to address the new
Affirmatively
Furthering Fair
Housing (AFFH,
AB 686)
requirements.
Please see 2021-
29 HE Program 20.
GOAL H5: ADEQUATELY HOUSE HOUSEHOLDS WITH SPECIAL NEEDS H5.A Senior Housing:
Develop housing for
households in which one
person is age 55 or older.
Section 91.04 of the Zoning
Ordinance establishes
development standards for
senior group housing.
Congregate care facilities
that do not provide
individual kitchens for
residents are exempt from
General Plan density
provisions applicable to the
particular parcel(s).
Otherwise, the parcels on
which senior group housing
is constructed must
conform to all standards of
the underlying land use
district. Senior housing is
limited to units occupied by
▪ Acquire land and
provide financing for
affordable senior
housing. The Housing
Division has a long-term
project to develop
senior housing in the
Courson District
downtown, which is
designated as a Senior
Housing Target Area
(2013-2021).
The Courson Connection project,
including Courson Arts Colony East
and West, was completed during
the planning period. Courson Arts
Colony – East, completed in 2019,
contains 81 affordable units for
lower income families and families
with special needs. Courson Arts
Colony – West completed in 2020
includes 80 family units.
During the planning period, the
following senior housing projects
were completed:
▪ Impressions Senior
Apartments (109 units) –
Completed 2015.
The Courson
Connection project
and other senior
housing projects
were completed
during the planning
period.
Implementation of
the Zoning
Ordinance is not a
housing program.
Program modified
to focus on City
efforts to pursue
senior affordable
housing projects.
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one person over age 55 or
married couples of which
one spouse is over age 55.
H5.B Housing for the
Developmentally
Disabled: Work with the
North Los Angeles County
Regional Center (NLARC)
to implement an outreach
program that informs
families within the City on
housing and services
available for persons with
developmental disabilities.
The program could include
the development of an
informational brochure,
including information on
services on the City’s
website, and providing
housing-related training for
individuals/families through
workshops.
▪ Develop an outreach
program (June 2014).
▪ Conduct ongoing
outreach (2013-2021).
As of 2020, there were 57 licensed
residential care facilities
accommodating 345 residents.
This program was on-going
throughout the planning period.
The City continues to
conduct outreach in
accordance with the
outreach program.
Continue program.
Please see 2021-
29 HE Program 16.
H5.C Transitional and
Supportive Housing
Facilities: Pursuant to
California SB 2, allow both
Transitional Housing and
Supportive Housing within
all zones that permit
residential uses. Within the
A-1 and R-1 zones,
Transitional and Supportive
Housing will be a permitted
use within a single-family
▪ Amend the Zoning
Ordinance to permit
Transitional and
Supportive Housing
within all zones without
a Conditional Use
Permit and not subject
to any distance
separation requirement.
Zoning was revised in compliance
with SB 2 in November 2012.
Conditional Use Permit (CUP) 12-
006 was approved on September
13, 2012 and in the process of
receiving a Certificate of Occupancy
in 2015.
The proposed project approved
under CUP 12-006, completed in
2015, established a boarding house
that provides affordable transitional
housing for up to 22 at-risk young
Zoning Ordinance
was amended.
A modified version
of this program will
be included in the
updated Housing
Element.
Please see 2021-
29 HE Program 8:
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dwelling unit. Within the R-
2, R-3 and R-4 zones,
Transitional and Supportive
Housing with four or fewer
units will be permitted with
administrative approval and
with 5 or more units with
Site Plan Review approval.
The approval process for
Transitional and Supportive
Housing is consistent with
the requirements for any
other type of residential use
within the respective zones.
The City will ensure that
Transitional and Supportive
Housing is permitted within
the MX (Mixed Use
Overlay) Zone consistent
with the requirements of
other residential uses and
will ensure that any future
amendments to the Zoning
Ordinance are consistent
with the requirements of SB
2. adults. The 22 individuals residing
in the boarding house are required
to be enrolled in school or college.
H5.D South Antelope
Valley Emergency
Services Program
(SAVES): Provide
administrative funding to
the South Antelope Valley
Emergency Services
Program, which provides
service referrals, motel
vouchers and emergency
▪ Continue to fund and
administer existing
program (2013-2021).
SAVES continues to serve
residents throughout Palmdale. In
2020, SAVES provided food to
residents in response to the
COVID-19 pandemic. In 2018, the
City invested $240,201 of CDBG
funds to SAVES to serve an
estimated 7,000 people.
Funding for this program ongoing
Palmdale continues
to provide services
through the SAVES
program.
Continue program.
Please see 2021-
29 HE Program 17.
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food and clothing to
homeless and very low-
income individuals and
families in Palmdale.
SAVES refers clients to the
Antelope Valley Access
Center and accepts
referrals from the center
when appropriate.
2018-2019.
On average, this program provides
4,500 meals per month.
H5.E Homeless Persons
Facility Designation:
Pursuant to California SB 2,
allow Homeless Shelters
within the C-2 (Office
Commercial) zone without a
Conditional Use Permit and
allow Homeless Shelters
within the R-3 (Multiple
Residential) with a
Conditional Use Permit.
Section 94.04 of the Zoning
Ordinance sets the distance
between Homeless
Shelters at a minimum of
300 feet.
▪ Administer an ongoing
program (2013-2021).
The Zoning Ordinance was
amended in November 2012 to
allow Emergency Shelters within
the C-2 zone without a Conditional
Use Permit and within the R-3, C-3
and PF zones with a CUP. Shelters
are no longer permitted within
industrial (M-1 and M-2) zones.
No new actions were taken during
the planning period.
The Zoning
Ordinance has been
updated to reflect
SB 2.
Program is
modified in the
2021-2029 Housing
Element to comply
with AB 139.
Please see 2021-
29 HE Program 8:
Program H5.F Disabled
Access to Housing: A
request for reasonable
accommodation may be
made by any person with a
disability when the
application of a zoning law
or other land use
regulation, policy or
practice acts as a barrier to
▪ Administer an ongoing
program to grant
reasonable
accommodation
requests as provided in
the Zoning Ordinance
(2013-2021).
In the City of Palmdale, a request
for reasonable accommodation may
be made by any person with a
disability, their representative or any
entity, when the application of a
zoning law or other land use
regulation, policy or practice acts as
a barrier to fair housing
opportunities. No requests for
reasonable accommodations were
Program mandatory
pursuant to state
law.
Implementation of
the Zoning
Ordinance is not a
housing program.
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fair housing opportunities.
Section 26.10 of the Zoning
Ordinance, adopted in
2004, establishes a formal
procedure for persons with
disabilities seeking equal
access to housing to
request reasonable
accommodation in the
application of the City’s
Zoning Ordinance and to
establish relevant criteria to
be used when considering
such requests.
made during the planning period.
H5.H Residential Care
Facilities: In the R-2 and
R-3 zones, permit Large
Residential Care Facilities
subject to Site Plan Review
approval in the same way
that multi-family housing for
five or more units within the
R-2 and R-3 is permitted.
▪ Administer an ongoing
program (2013-2021).
Zoning Ordinance Amendment
completed in 2012 in compliance
with State law.
Conditional Use Permit (CUP) 14-
017 was approved on December
11, 2014, to construct an assisted
living facility and a memory care
unit totaling 114,760 square feet on
6.08 acres.
Zoning Ordinance
has been amended
and the City
approved the
development of an
assisted living
facility in 2014.
This program is
modified in the
2021-2029 Housing
Element.
Please see 2021-
29 HE Program 8:
GOAL H6: IMPLEMENT ENERGY AND WATER CONSERVATION MEASURES Program H6.A Energy and
Water Conservation:
Enforce the provisions of
Title 24 of the California
Building Code during
building plan check process
and the provisions of
California GC 65591, the
Water Conservation and
Landscaping Act, and City
▪ Administer an ongoing
program (2013-2021).
The City continues to enforce Title
24, the Water Conservation and
Landscaping Act, and Ordinance
1262.
Palmdale received a Beacon
Spotlight Award for Energy
Conservation in 2018 for achieving
a 12 percent energy savings. The
Palmdale Transit Area Specific Plan
is currently being prepared and
The City continues
to adhere to
objectives.
Implementation of
the Building Code
is not included in
the 2021-2029
Housing Element
as a housing
program.
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Ordinance No. 1262 for
water conservation during
landscape plan check.
would encourage transit-oriented
development
The City provides direct information
and links to other sites containing
information on energy and water
conservation, efficiency and retrofit
measures.
GOAL H.7: ENHANCE THE VITALITY AND SAFETY OF EXISTING RESIDENTIAL NEIGHBORHOODS H7.A Neighborhood
Improvement Program:
This is a comprehensive
program to improve the
quality of selected low and
moderate income single-
family Palmdale
neighborhoods by enforcing
compliance with building,
safety, health, fire, and
other regulations and
improving the overall
appearance of
neighborhoods. The
program is implemented by
a team made up of officials
from the City Departments
of Planning, Building and
Safety, Public Works and
the Redevelopment
Agency, the Fire
Department, the Sheriff’s
Department and other
agencies.
▪ Implement new project
strategy focusing on
homes in poor condition
neighborhoods (2013-
2021).
▪ Provide infrastructure
improvements and
make referrals for
neighborhood
improvement grants for
home and property
repair (2013-2021).
▪ Provide 100 grants with
Focus Neighborhoods 4
and 5 (2013-2021).
The City continues to work in Focus
Neighborhood Nos. 1 through 5 with
small local nonprofits and property
owners to rehabilitate and increase
the availability of small to medium
size affordable housing, one to
eleven units. The program includes
outreach working with
neighborhood houses and
community partners to provide low
and moderate income residents of
the Focus Neighborhood’s
information regarding fair housing,
the arts, affordable housing, local
education opportunities,
WorkSource Center job seeking
services, South Antelope Valley
Emergency Services (SAVES), and
neighborhood community events to
bring residents together.
Four loans were provided to
rehabilitate housing units.
City will continue to
work in Focus
Neighborhoods and
identify funding
sources.
Continue program
as funding permits.
Please see 2021-
29 HE Program 18.
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H7.B Partners Against
Crime (PAC): Partners
Against Crime (PAC)
coordinates the activities of
the Code Enforcement,
Housing, Sheriff’s
Department, Public Safety,
Public Works, LA County
Fire Department and Los
Angeles County
Department of Health
Services to address
multiple problems of crime
and poor property
management and
maintenance in the City’s
multi-family housing.
PAC offers a Crime Free
Multi-family Housing and
Mobile Home Park
Certification to building
owners/managers.
▪ Administer an ongoing
program (2013-2021).
The City facilitated the PAC
program throughout the planning
period, offering training classes for
project managers, Crime Prevention
Through Environmental Design
(CPTED) inspections, and
neighborhood watch meetings.
On average, one training per year
was held for property managers
(average of about 30 participants).
Also held an average of 18
neighborhood watch meetings (1/3
turnout of those invited to the
meeting)
Successful program
to address issues of
property
maintenance and
crime.
Continue program.
Please see 2021-
29 HE Program 19.
H7.C Partners for a Better
Palmdale: This program
incorporates both strategic
planning and programs for
public safety and
neighborhood development.
▪ Administer an ongoing
program (2013-2021).
This program was on-going
throughout the planning period. The
program incorporates both strategic
planning and programs for public
safety and neighborhood
development; includes youth
programs, Neighborhood Houses,
Neighborhood Watch program,
citizen academy, family-oriented
education and mediation programs,
centralized volunteer recruitment
and coordination program.
Majority of elements
deleted when City
staff were reduced.
Program removed
from the 2021-2029
Housing Element.
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GOAL H8: PROMOTE NEIGHBORHOOD VERSATILITY BY ENCOURAGING A MIX OF NEW HOUSING ALTERNATIVES TO INCREASE
AFFORDABILITY AND PROMOTE HOME OWNERSHIP
H8.A Transit Village
Specific Plan and New
Construction Affordability
Program: The Transit
Village Specific Plan was
developed for a 110-acre
area adjacent to the
Palmdale Transportation
Center, a multimodal
transportation hub in
downtown Palmdale. The
plan provides for a variety
of housing types, single,
multi-family and mixed-use
housing with residential
uses above first floor retail.
Housing development at 30
du per acre with
development standards for
a pedestrian oriented
village environment. The
projected buildout is
between 637 and 1,027
homes.
▪ Provide planning
services to ensure
development of a
variety of denser
housing types in Transit
Village Specific Plan
area to meet RHNA
objectives (2014-2021).
▪ Provide mortgage
assistance to 16 low
and 30 moderate
income family
households to purchase
homes in the Transit
Village (2021):
• Transit Village
(Phase 1) – 156
family units (multi-
family) (completed
Wright Brothers
Court 2014)
• Transit Village
(Phase 1) – 46
family townhomes
(2024)
• Transit Village
(Phase 2) – 75
family townhomes
(2024)
The Transit Village has not been
completed. Therefore, no mortgage
assistance has been provided
under this program.
The City will provide
mortgage assistance
when the project is
completed and as
funding becomes
available.
Continue program.
Please see 2021-
29 HE Program 9:
DRAFT Housing Element | C-22
Effectiveness in Addressing Special Needs
Overall, delivery of housing programs in Palmdale was severely affected by the elimination of redevelopment, and the City was hard hit by the collapse of the housing market between 2007 and 2012. Recovery of the housing market was slow in Palmdale. Limit ed loans and grants were made to senior or disabled households to pursue repair and rehabilitation. However, the City was able to extend the affordability covenants on four projects (totaling 284 units) from 2028 to 2070 through acquisition/rehabilitation . The City was also able to continue providing assistance to special needs households, including extremely low income households, through rent co ntrol on mobile home parks and a limited number of emergency repair grants.
The City was effective also in addressing housing and neighborhood condition issues that tend to disproportionately impact lo wer income and renter -households through the Neighborhood Improvement, Rental Inspec tion Program, Partners Against Crimes, and Vacant and Abandoned Property Registration Program. For the 2021 -2029 Housing Element, the City will actively pursue funding in order to reinstate some of the key programs that are unfunded currently.
DRAFT Housing Element | D-1
Appendix D: Assessment of Fair Housing
D.1 Introduction and Overview of AB 686
In January 2017, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively furthe r fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disa bilities, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components:
• A summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity;
• An analysis of segregation patterns and disparities in access to opportunities; • An assessment of contributing factors; and,
• An identification of fair housing goals and actions.
The AFFH rule was originally a federal requirement applicable to entitleme nt jurisdictions (with population over 50,000) that can receive State Department of Housing and Urban Development (HUD) Community Planning and Development (CPD) funds. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were requi red to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element. This AFH analysis includes information from the City’s 2020 Analysis of Impediments to Fair Housing Choice (AI).
D.2 Assessment of Fair Housing Issues
D.2.1 Fair Housing Enforcement and Outreach
Los Angeles County jurisdictions including Palmdale, have the option of contracting with the Housing Rights Center (HRC). The Housing Rights Center investigates and resolves discrimination complaints, conducts discrimination auditing and testing, and educ ation and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars. They also provide landlord/tenant counseling, which is another fair housing service that involves informing landlords and tenants of their rights and responsibilities under fair housing law and other consumer protection regulations, as well as mediating disputes between tenants and landlords. The Housing Rights Center has a main office location in downtown Los Angeles. The City of Palmdale provides links to all of the Housing Rights Center’s Fair Housing Information on the city web page.
According to the City’s Analysis of Impediments (AI), between 2014 and 2018 the HRC received 145 housing discrimination complaints from Palmdale residents ( Table D -1). A majority of discrimination complaints were based on physical or mental disability. As well as the HRC, HUD maintains a record o f all housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. From October 1, 2014 to September 30, 2019, 968 fair housing complaints in Los Angeles County were filed with HUD. In the County and the City of Palmdale, disability - related discrimination was the most commonly reported revealing a lack of understanding and sensitivity of the fair housing rights of the disabled.
DRAFT Housing Element | D-2
Table D-1: Fair Housing Discrimination
Complaints by Basis in Palmdale (2014-2019)
Basis #
Familial Status 9
Gender 5
Metal Disability 27
Physical Disability 83
Race 9
Religion 1
General Discrimination Inquiry 11
Total 145
Source: The Housing Rights Center, FY 2015-2019.
The City of Palmdale advertises fair housing services through placement of fair housing service brochures at public counters and provides a link to the HRC and all of the available brochures on the City’s website. According to the City’s AI a general lack of knowledge, understanding and sensitivity of fair housing rights and responsibilities continues to exist. The City will continue to coordinate with its fair housing provider, HRC, to enhance its outreach efforts in Palmdale and the local region through fair housing education workshops for homebuyers, renters, management companies, independent landlords and real estate agents.
D.2.2 Integration and Segregation
Race and Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing de mand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. The City of Palmdale, like most communities throughout the Antelope Valley, has e xperienced gradual changes in the racial and ethnic composition of its population. Shifts in Palmdale’s race and ethnicity profile have continued to occur since 2010. HUD defines Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) as census tracts with a non-White population over 50 percent and with 40 percent or three times the overall poverty rate. Currently, there are four R/ECAPs located in the City. Figure D-1 shows racial/ethnic concentrated block groups in 2010 and Figure D-2 shows them in 2018. Consistent with the increase in population Citywide, most block groups in Palmdale have seen an increase in racial/ethnic minority populations since 2010. Areas in downtown and along Palmdale Boulevard have grown substantially in racial/ethnic minorities.
According to the 2015-2019 American Community Survey (ACS), in Palmdale Hispanics or Latinos of any race continue to make up the largest racial/ethnic group, accounting for 60 percent, followed by people who identify as White only accounting for 46 percent of the population. Asian- Americans account for five percent of the population and African Americans account for 13 percent. The White population in Palmdale experienced a decrease of about three percent since 2010 while those who identify as Hispanic or Latino has increased about six percent.
DRAFT Housing Element | D-3
Figure D-1: Racial/Ethnic Minority Concentrations (2010)
Figure D-2: Racial/Ethnic Minority Concentrations (2018)
DRAFT Housing Element | D-4
Regional Trend. In Los Angeles County, nearly half of the population is Hispanic/Latino (48.5%),
26.2 percent of the population is White, 14.4 percent is Asian, and 7.8 percent is Black/African American (2015 -2019 ACS). Figure D -3 illustrates the 2018 racial and ethnic minority concentrations in the Antelope Valley area. Overall, Palmdale has higher minority and ethnic concentrations than other areas in the Valley, although portions o f Lancaster and the unincorporated area to the east of Palmdale also have significant concentrations.
Figure D-3: Regional Racial/Ethnic Minority Concentrations (2018)
HUD tracks racial or ethnic dissimilarity7 trends for jurisdictions and regions. Dissimilarity indices show the extent of distribution between two groups, in this case racial/ethnic groups, across census tracts. The following shows how HUD views various levels of the index:
• <40: Low Segregation
• 40-54: Moderate Segregation
• >55: High Segregation
The indices for Palmdale and the Los Angeles County region from 1990 to 2020 are shown in Table D-2. Dissimilarity between non-White and White communities in Palmdale and throughout the Los Angeles County region has worsened since 1990. In Palmdale, dissimilarity between Black/White, Hispanic/White and Asian or Pacific Islander/White communities has worsened. In the County the dissimilarity between Black/White communities has improved. Based on HUD’s index, segregation in Palmdale is low compared to Los Angeles County as a whole.
7 Index of dissimilarity is a demographic measure of the evenness with which two groups are distributed across a geographic area. It is the most commonly used and accepted method of measuring segregation.
DRAFT Housing Element | D-5
Table D-2: Racial/Ethnic Dissimilarity Trends
1990 Trend 2000 Trend 2010 Trend Current
Palmdale, CA
Non-White/White 13.52 20.77 30.74 31.78
Black/White 17.05 20.47 28.72 30.21
Hispanic/White 14.46 24.21 34.61 35.31
Asian or Pacific Islander/White 10.35 13.43 18.12 22.15 Los Angeles-Long Beach-Anaheim, CA Region (County)
Non-White/White 55.32 55.50 54.64 56.94
Black/White 72.75 68.12 65.22 68.85
Hispanic/White 60.12 62.44 62.15 63.49
Asian or Pacific Islander/White 43.46 46.02 45.77 49.78 Source: Decennial Census, 1990-2010. HUD AFFH Data, 2020.
Most of the City’s block groups have a minority population from 61 percent to more than 80 percent. The City identified about 82 percent of its Regional Hous ing Needs Allocation (RHNA) units in block groups with more than 80 percent minority concentration. This happens to be the most prevalent percentage of minority population in the City where there is adequate services to facilitate housing development within City limits. Table D-3 shows that a smaller proportion of the RHNA units are distributed in block groups with a slightly lower minority concentration (61-80 percent). These block groups account for 17.6 percent of the RHNA. A larger proportion of lower income RHNA units (19 percent) are located in block groups with lower minority concentrations compared to moderate income units (14.1 percent). The distribution of the sites for the inventory can be seen in relation to minority concentration by block group in Figure D-4.
Table D-3: RHNA Unit Distribution by % Minority Concentration % Minority
Concentration
Low Moderate Total Units
<= 20% 0.0% 0.0% 0.0%
21 - 40% 0.0% 0.0% 0.0%
41 - 60% 0.0% 0.0% 0.0%
61 - 80% 19.0% 14.1% 17.6%
> 81% 81.0% 85.9% 82.4%
Total 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects
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Figure D-4: Distribution of RHNA Units and Racial/Ethnic Minority Concentration by Block Group (2018)
Persons with Disabilities
According to 2015 -2019 ACS data, disabled persons make up approximately 12 percent of the population in Palmdale. Between 2015 and 2019, 46 percent of the City’s population with disabilities was made up of residents aged 65 and older, 45 percent were aged 18 to 64 and nine percent under the age of 18. Of the residents 65 years and older, ambulatory, hearing and independent living difficulties were prevalent. In Los Angeles County, about 15 percent of the population has a disability. Within Palmdale, there is no concentration of persons with disabilities as all tracts within the City have a population with a disability ranging from 10 to 20 percent or lower (Figure D-5).
Palmdale’s RHNA units are not disproportionately concentrated in areas that have more persons with disabilities as most tracts in the City have 10 to 20 percent of the population being persons with a disability (Figure D-7). These are also the areas where the City has adequate services to facilitate housing development.
In the City of Palmdale, a request for reasonable accommodation may be made by any person with a disability, their representative or any entity, when the application of a zoning or other land use regulation, policy or practice acts as a barrier to fair housing opportunities.
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Table D-4: RHNA Unit Distribution by % Population with Disabilities % Persons with
Disabilities
Low Moderate Total
< 10% 3.6% 2.0% 3.1%
10% - 20% 96.4% 98.0% 96.9%
20% - 30% 0.0% 0.0% 0.0%
30% - 40% 0.0% 0.0% 0.0%
> 40% 0.0% 0.0% 0.0%
Total Units 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects
In the City of Palmdale, a request for reasonable accommodation may be made by any person with a disability, their representative or any entity, when the application of a zoning or other land use regulation, policy or practice acts as a barrier to fair housing opportunities.
Figure D-5: Distribution of RHNA Units and Population of Persons with Disabilities by Tract (2019)
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Regional Trend. The 2021 County Health Rankings in Figure D -6 shows that the area surrounding Palmdale, such as the City of Lancaster, also has no areas with an increased population of persons with disabilities. In Santa Clarita there are areas with higher numbers of persons with disabilities; however, these areas also have high numbers o f persons 65 years of age or older. In the region surrounding the City, concentrations of persons with disabilities range between 10 and 20 percent or below.
Figure D-6: Regional Population of Persons with Disabilities by Tract (2019)
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Figure D-7: Percent Population with Disabilities in Palmdale and Distribution of RHNA
Familial Status
Familial status refers to the presence of any children in the household under the age of 18, regardless of whether or not the child is biologically related to the head of household or the marital status of the head of households. According to the HCD AB686/AFFH data tool maps (Figure D- 8), there is one area with a concentration of households of adults living alone in the City. Adults living with their spouse are mainly concentrated between Avenue R and Avenue S. The population of adults living with their spouse is either 20 to 40 or 40 to 60 in all census tracts of the City (Figure D-9).
Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex shari ng a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Single parent households are also protected by fair housing law. As shown in Table D-5, 48 percent of Palmdale households are families with children. The City’s share of families with children is higher than the County overall. According to the HCD AFFH map in Figure D-10, children in married households are very spread out through the City. The percent of households with children in most tracts is between 20 and 60 percent, probably due to the housing types available in these areas. The
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majority of the Cit y’s RHNA units are located in census tracts with 40 to 60 percent of the population being married-couple households with children (Table D-6).
Table D-5: Household Characteristics
Jurisdiction % Families % Families with Children % Female-Headed Households with Children
Palmdale 78% 48% 16%
Los Angeles County 67% 33% 6%
Source: 2015-2019 ACS
Table D-6: RHNA Unit Distribution by % Children in Married-Couple Households
% Children in
Married-Couple HH
Lower Moderate Total Units
< 20% 0.0% 0.0% 0.0%
20% - 40% 6.8% 13.5% 8.8%
40% - 60% 67.0% 70.2% 68.0%
60% - 80% 26.1% 16.3% 23.2%
> 80% 0.0% 0.0% 0.0%
Total Units 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects
Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. In Palmdale, female headed households with children are slightly concentrated in the Center of the City with one area having 40 to 60 percent of its ho useholds being female -headed households with children ( Figure D -11). An estimated 19 percent of Palmdale households were headed by single persons, with or without children, in 2019. The large majority of the single parent households were headed by females (75 percent). According to the 2015-2019 ACS, 42 percent of the female -headed households with children had incomes below the poverty level. The City’s RHNA sites are almost all located in the census tracts with 20 to 40 or less than 20 percent of female-headed households with children (Table D-7).
Table D-7: RHNA Unit Distribution by % Children in Female-Headed Households
% Children in
Female-Headed HH
Lower Moderate Total Units
< 20% 19.0% 14.1% 17.6%
20% - 40% 80.4% 85.9% 82.0%
40% - 60% 0.6% 0.0% 0.4%
60% - 80% 0.0% 0.0% 0.0%
> 80% 0.0% 0.0% 0.0%
Total Units 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects
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Figure D-8: Population of Adults Living Alone by Tract (2019)
Figure D-9: Population of Adults Living with their Spouse by Tract (2019)
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Figure D-10: Distribution of RHNA Units and Children in Married Couple Households by Tract (2019)
Figure D-11: Distribution of RHNA Units and Children in Female-Headed Households by Tract (2019)
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Regional Trend. As shown in Table D -5 above, Palmdale has a higher percentage of families, families with children and female -headed households with children compared to Los Angeles County. The figures below show familial characteristics of the Antelope Valley area.
For adults living alone, the largest concentrations (between 20 -40%) are located to the west and east of Palmdale in the unincorporated County areas. Palmdale has a smaller concentration of adults living alone compared to the cities of Lancaster and Santa Clarita (Figure D-12). In the greater Los Angeles Region, the areas with the greatest numbers of adults living alone are found in downtown Los Angeles, Norwalk and Long Beach (>80% of the population).
Percentages of adults living with their spouse in Palmdale are similar to portions of Lancaster and the unincorporated areas to the east and southeast (Figure D-13). Higher percentages (60-80%) of adults living with their spouse are found south of Palmdale and in the Santa Clarita/Newhall area. Concentrations of married couples similar to P almdale can be found in the central portion of the Los Angeles Basin as well as the San Fernando Valley, The number of children in married households in Palmdale is similar Lancaster and lower than the surrounding unincorporated areas and the city of Sant a Clarita, as shown on Figure D-14 Moving south in the region, similar percentages are found in the cities of Long Beach and the Inglewood/Downtown Los Angeles areas.
Higher percentages of children living in female -headed households are found in Palmdale and Lancaster compared to the rest of the Antelope Valley (Figure D-15). These higher percentages are also seen in Long Beach and the area around Inglewood.
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Figure D-12: Regional Population of Adults Living Alone by Tract (2019)
Figure D-13: Regional Population of Adults Living with their Spouse by Tract (2019)
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Figure D-14: Regional Percent of Children in Married-Couple Households by Tract (2019)
Figure D-15: Regional Percent of Children Living in Female-Headed Households by Tract (2019)
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Income Level
Household incomes in Palmdale tend to be substantially higher than many cities in the region as a whole. Median household income in the City was $62,865 according to the 2015-2019 ACS, as compared to the Los Angeles County median household income of $64,251. The City of Lancaster ($55,237) had a lower median income while Santa Clarita ($99,666) and Acton Census Designated Place (CDP) ($97,857) have higher median household incomes.
Identifying Low or Moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. Figure D-16 shows the LMI areas in the surrounding region by census tract. HUD defines a LMI area as a census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI). The majority of the Ci ty is considered LMI with the highest concentration of LMI population being 75 to 100 percent, which is most prevalent along Palmdale Boulevard. The City’s RHNA is spread out through the three categories most prevalent in the City (Table D-8).
Table D-8: RHNA Unit Distribution by % LMI Households in Census Tract % LMI HH Lower Moderate Total Units
< 25% 0.0% 0.0% 0.0%
25% - 50% 19.0% 14.1% 17.6%
50% - 75% 43.9% 21.2% 37.2%
75% - 100% 37.1% 64.6% 45.2%
Total Units 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects
Regional Trend. In the surrounding region, LMI areas are concentrated in Lancaster and Palmdale in the north and north of Santa Clarita. Most of these areas also have high environmental scores and high concentrations of minority populations (Figure D-17). The areas around Acton and Santa Clarita generally have lower concentrations of LMI households; however, there are tracts with LMI populations exceeding 50 percent throughout the region.
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Figure D-16: Distribution of RHNA Units and LMI Areas by Tract (2020)
Figure D-17: Regional LMI Areas by Tract (2020)
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D.2.3 Racially and Ethnically Concentrated Areas
In an effort to identify R/ECAPs, HUD has identified census tracts with a majority non -White population (greater than 50 percent) and has a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the metro/micro are a, whichever threshold is lower. In Palmdale there are four census tracts designated as R/ECAPs (Figure D-17). One outlier though is the largest census tract in the north of the City, which mainly consists of the Palmdale Regional Airport. The majority of the City’s RHNA does not fall within a R/ECAP (Table D-9).
Table D-9: RHNA Unit Distribution by R/ECAPs
R/ECAP Lower Moderate Total Units
Yes 4.2% 2.0% 3.5%
No 95.3% 98.0% 96.5%
Total Units 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects.
Figure D-18: Distribution of RHNA Units and R/ECAP Tracts (2013)
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Regional Trend. In Los Angeles County, there are R/ECAPs scattered in areas of downtown Los Angeles and then in the northern part of the County including Palmdale and nearby Lancaster (Figure D-19). There are no R/ECAPs in the surrounding jurisdic tions of Acton, Santa Clarita, or Llano.
Figure D-19: Regional R/ECAP Tracts (2013)
Racially Concentrated Areas of Affluence
While R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to a policy paper published by HUD, RCAA is defined as affluent, White communities.8 According to HUD's policy paper, Whites are the most racially segregated group in the United States and in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.” RCAAs have not been studied extensively nor has a standard definition been published by HCD or HUD, this fair housing assessment uses the percent White population and median household income as proxies to identify potential areas of affluence. As Figure D-20 and Figure D-21 depict, census tracts with a large White populatio n (over 50 percent) and highest median income are more prevalent on the outer edges of the City (. The highest populated areas of the City do not have White majority tracts. As Table D-10 shows, White households also tend to have higher median incomes than all households as seen in the County as a whole, except for Santa Clarita.
8 Goetz, Edward G., Damiano, A., & Williams, R. A. (2019) Racially Concentrated Areas of Affluence: A Preliminary Investigation.’ Published by the Office of Policy Development and Research (PD&R) of the U.S. Department of Housing and Urban Development in Cityscape: A Journal of Policy Development and Research (21,1, 99-123).
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In Palmdale, White households and all households in the City have higher median incomes than Lancaster. Palmdale has a lower proportion of White only residents compared to the neighboring cities of Lancaster and Santa Clarita.
Table D-10: White Household Income and Percent Population Palmdale Lancaster Santa Clarita Los Angeles
County
Median HH Income
All Households $62,865 $55,237 $99,666 $68,044
White alone $70,779 $60,183 $98,173 $88,038
White Population 51% 63% 76% 26%
Source: 2015-2019 ACS
Regional Trend. In the surrounding region, the areas with the highest population of White population are also the areas with the highest median incomes, especially the census tracts to the southwest in Santa Clarita (Figure D-22 and Figure D-23). In Santa Clarita this seems to be the most prevalent immediately surrounding the institutions of higher education including College of the Canyons and The Master’s University. There are also patterns of higher White population and higher median income immediately surrounding designated open spaces and planned subdivision like Stevenson Ranch on the west side of Interstate 5.
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Figure D-20: White Majority Population by Tract
Figure D-21: Median Income by Block Group (2019)
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Figure D-22: Regional White Majority Population by Tract
Figure D-23: Regional Median Income by Block Group (2019)
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D.2.4 Access to Opportunities
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity based on race/ethnicity and poverty status. Table D-11 shows index scores for the following opportunity indicator indices (values range from 0 to 100):
• Low Poverty Index: The higher the score, the less exposure to poverty in a neighborhood.
• School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
• Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
• Low Transportation Cost Index: The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
• Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.
In Palmdale, most residents regardless of race/ethnicity have moderate poverty rates, moderate schools, and m oderate cost transportation available to them ( Table D-11). The jobs proximity scores however are very low indicating that residents regardless of race /ethnicity do not have great access to employment opportunities in their neighborhood.
County residents overall, regardless of race or ethnicity, had better school, poverty and environmental index scores compared to the City.
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Table D-11: Opportunity Indicators by Race/Ethnicity
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
Palmdale
Total Population
White, Non-Hispanic 51.38 29.92 26.38 37.97 47.23 4.79 72.43 Black, Non-Hispanic 36.34 21.43 18.50 41.10 51.04 3.30 73.31 Hispanic 33.00 18.66 16.57 40.61 50.86 3.11 73.55
Asian or Pacific Islander, Non-
Hispanic
52.45 30.18 27.62 35.30 46.40 5.06 72.58
Native American, Non-Hispanic 44.58 25.60 21.82 39.05 48.54 4.50 72.98 Population below federal poverty line
White, Non-Hispanic 37.66 22.14 18.88 43.19 52.56 2.97 72.66 Black, Non-Hispanic 22.76 22.14 12.43 47.80 57.78 3.93 71.75 Hispanic 21.89 16.94 11.88 45.54 56.33 5.58 72.69
Asian or Pacific Islander, Non-
Hispanic
35.93 24.04 19.51 40.96 51.90 8.14 72.74
Native American, Non-Hispanic 40.42 14.33 15.49 39.31 51.58 10.78 74.24 Los Angeles County
Total Population
White, Non-Hispanic 65.19 68.03 67.43 77.63 73.13 54.59 21.35 Black, Non-Hispanic 36.07 33.82 35.34 87.25 79.02 40.72 11.92 Hispanic 35.53 39.72 35.73 86.48 77.78 43.70 12.36
Asian or Pacific Islander, Non-
Hispanic 55.03 61.94 57.64 85.13 75.98 51.11 13.13
Native American, Non-Hispanic 48.40 50.70 48.58 81.04 75.36 45.88 17.68 Population below federal poverty line
White, Non-Hispanic 53.66 60.62 59.62 83.19 78.51 56.98 18.46 Black, Non-Hispanic 24.12 28.03 26.41 88.34 81.07 36.90 11.74 Hispanic 25.05 33.70 29.50 89.09 80.94 44.63 10.63
Asian or Pacific Islander, Non-
Hispanic 45.45 57.59 51.41 88.58 80.61 52.88 11.05
Native American, Non-Hispanic 33.63 39.10 36.05 84.43 78.22 47.65 16.22 Source: Affirmatively Furthering Fair Housing (AFFH) Data and Mapping Tool (AFFH-T), 2020
To assist in this analysis, HCD and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to “provide research, evidence- based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task force has created Opportunity Maps to identify resources levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with nine percent Low Income Housing Tax Credits (LIHTCs)”. These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Higher DRAFT Housing Element | D-25
composite scores mean higher resources. Table D-12 shows the full list of indicators that go into the calculation of the index scores.
Table D-12: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 4.0 pollution Indicators and values Education Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020
The following opportunity map scores are for the census tracts that make up Palmdale (Table D- 13). Consistent with the HUD’s R/ECAP database, there are areas of high segregation and poverty, low resource and moderate resource in the City. A majority of the City’s census tracts are of low resource (53 percent) or high segregation and poverty (19 percent) so a majority of the City’s RHNA units are also in these areas, consistent with what is available in the City ( Table D- 14). Opportunity map scores by census tract and RHNA unit distribution are presented in Figure D-24. Economic, environmental, and education scores for the City and the Antelope Valley region are further detailed below.
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Table D-13: Domains and Index Scores Census Tracts
Census
Tract
Economic
Domain Score
Environmental
Domain Score
Education
Domain
Score
Composite
Index Score Final Category
6037910209 0.305 0.967 0.615 0.115 High Resource
6037910210 0.250 0.970 0.745 0.23 High Resource
6037910302 0.429 0.993 0.700 0.341 High Resource
6037910301 0.373 0.984 0.754 0.331 High Resource
6037910403 0.011 0.974 0.124 #N/A High Segregation & Poverty 6037910504 0.006 0.995 0.086 #N/A High Segregation & Poverty 6037910602 0.009 0.997 0.081 #N/A High Segregation & Poverty 6037910502 0.007 0.995 0.086 #N/A High Segregation & Poverty 6037910501 0.001 0.994 0.065 #N/A High Segregation & Poverty 6037910402 0.004 0.978 0.124 #N/A High Segregation & Poverty 6037910712 0.027 0.990 0.175 -0.386 Low Resource
6037910713 0.024 0.999 0.139 -0.399 Low Resource
6037910505 0.036 0.996 0.086 -0.424 Low Resource
6037910605 0.021 0.997 0.109 -0.444 Low Resource
6037910606 0.010 1.000 0.084 -0.564 Low Resource
6037910711 0.024 0.998 0.133 -0.404 Low Resource
6037910714 0.030 0.998 0.145 -0.371 Low Resource
6037910715 0.035 0.999 0.078 -0.42 Low Resource
6037910716 0.043 0.993 0.078 -0.422 Low Resource
6037910201 0.048 0.965 0.154 -0.426 Low Resource
6037910707 0.030 0.996 0.077 -0.437 Low Resource
6037910706 0.015 0.991 0.176 -0.453 Low Resource
6037910705 0.027 0.989 0.096 -0.466 Low Resource
6037910603 0.023 0.996 0.110 -0.433 Low Resource
6037910401 0.063 0.871 0.193 -0.428 Low Resource
6037910404 0.028 0.991 0.135 -0.415 Low Resource
6037910601 0.004 1.000 0.107 -0.679 Low Resource
6037910207 0.109 0.979 0.316 -0.213 Moderate Resource
6037910208 0.119 0.975 0.329 -0.202 Moderate Resource
6037910206 0.337 0.941 0.400 -0.081 Moderate Resource
6037980004 #N/A #N/A #N/A #N/A #N/A
6037910001 #N/A #N/A #N/A #N/A #N/A
Source: California Fair Housing Task Force, TCAC/HCD Opportunity Maps, 2021 Statewide Summary Table. December 2020
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Table D-14: RHNA Unit Distribution by Opportunity Score Opportunity Category Low Moderate Total
High Segregation & Poverty 42.4% 71.6% 51.0%
Low Resource 38.6% 14.3% 31.4%
Moderate Resource 19.0% 14.1% 17.6%
Total Units 3,480 1,459 4,939
All of the City’s Above Moderate Income RHNA has been met with entitled projects
Figure D-24: Distribution of RHNA Units and TCAC Opportunity Score by Tract (2021)
Education
Kidsdata.org, a program of the Lucile Packard Foundation for Children's Health, estimated that only 11 percent of children aged 0-17 in Palmdale were living in low -income working families between 2012 and 2016.9
Kidsdata.org also reported that in 2019, 5 7 percent of students are considered high -need (i.e., those who are eligible for free or reduced price school meals, are English Learners, or are foster
9 Definition of “low income working family”: children ages 0-17 living in families with incomes below 200 percent of their federal poverty threshold and with at least one resident parent who worked at least 50 weeks in the 12 months prior to the survey.
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youth—as reported in the Unduplicated Pupil Count) compared to 71.2 percent of students in the County.
As described above, the Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. Figure D-25 shows the education scores of each census tract in the City. Education scores in the City have less positive outcomes.
Figure D-25: TCAC Education Score by Tract (2021)
Regional Trend. As shown in Figure D-26 below, large concentrations of less positive education outcomes (<0.25) are found throughout the Antelope Valley area. The education scores in Palmdale are similar to Lancaster while the City of Santa Clarita has better education outcomes.
In the Los Angeles Basin, education outcomes are mixed throughout the region.
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Figure D-26: Regional TCAC Education Score by Tract (2021)
Economic
As described previously, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 Task Force maps presented in Figure D-27, the census tracts in the City are of low economic scores. According to the 2020 Economic Roun dtable Report prepared for the Greater Antelope Valley Economic Alliance (G AVEA), Palmdale has competitive advantages that it can utilize for economic growth. Palmdale boasts a large inventory of office space available for lease or purchase, vacant land to build on, and a growing community that desires economic growth. Also, in order to help meet the demand for trained aerospace manufacturing workers, the City continues to partner with Northrop Grumman, Antelope Valley College, LA County Workforce Development, Aging and Community Services, and JVS SoCal to offer customized train ing through the aircraft fabrication and assembly program.
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Figure D-27: TCAC Economic Score by Tract (2021)
Regional Trend. The highest economic scores are generally southwest of Palmdale and near Santa Clarita, while the rest of the Antelope Valley has similar scores to Palmdale (Figure D-28).
Similar patterns can be seen in the San Fernando Valley, east San Gabriel Valley and the cities along the 405 and 5 freeways.
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Figure D-28: Regional TCAC Economic Score by Tract (2021)
Transportation
All Transit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the data provided by All Transit, Palmdale’s All Transit Performance score of 0.3, illustrates a very low combination of trips per week and number of jobs accessible enabling a negligible number of people to take transit to work. In comparison, the County All Transit score is 6.8. Palmdale also has a lower proportion of commuters that use transit (2.10 percent) than the County (6.66 percent).
HUD’s Job Proximity Index, described previously, can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. As shown in Figure D-29, block groups in the City have scores mainly below 20 showing that there is little to no proximity to jobs for most of the City’s residents. The jobs proximity index scores are anticipated to improve as the City continues to grow and develop, especially with the new updated General Plan. In the surrounding region, jobs proximity improves moving toward Lancaster and also moving into Santa Clarita and toward the rest of Los Angeles County (Figure D-30).
Investing in the community is a top priority for the Ant elope Valley Transit Authority (AVTA) and, according to the 2020 Economic Roundtable Report, six major projects will help to improve infrastructure and mobility in the region. The projects include the Lancaster Metrolink Transit Center Expansion, South Valley Healthcare Clinic Transit Center, Antelope Valley College Transit Center, Shelter and Lighting Improvement, Transfer Center Cameras, and Administration Facility Expansion.
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Figure D-29: Jobs Proximity Index by Block Group (2017)
Figure D-30: Regional Jobs Proximity Index by Block Group (2017)
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Environmental
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 4.0 pollution indicators and values. Figure D-31 shows that there are moderate environmental scores within the City limits. The majority of the City’s RHNA is located in the 61 to 70 percent score range (Table D-15). The majority of the City’s lower income RHNA units are also in this range (41.7 percent).
According to the American Lung Association’s State of the Air report, Los Angeles County received an Ozone score of “F”, which means that the County experienced numerous days of unhealthy air pollution as compared to other counties and regions in the study. Over a three-year period, there were 114 days of unhealthy air that contributed to the Ozone score.
Table D-15: RHNA Unit Distribution by CalEnviroScreen 4.0 Scores % LMI HH Lower Moderate Total Units
1 - 10% (Lowest Score) 0.0% 0.0% 0.0%
11 - 20% 0.0% 0.0% 0.0%
21 - 30% 0.0% 0.0% 0.0%
31 - 40% 19.0% 14.1% 17.6%
41 - 50% 2.3% 9.3% 4.4%
51 - 60% 2.7% 11.5% 5.3%
61 - 70% 41.7% 11.9% 32.9%
71 - 80% 8.9% 18.4% 11.7%
81 - 90% 25.5% 34.7% 28.3%
91 - 100% (Highest Score) 0.0% 0.0% 0.0%
Total Units 3,480 1,459 4,939
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Figure D-31: Distribution of RHNA Units and CalEnviroScreen 4.0 Score by Tract (2021)
Regional Trend. As show n in Figure D -32 below, the highest CalEnviroScreen 4.0 pollution indicators in the Antelope Valley are in portions o f Palmdale, Lancaster and the unincorporated County areas to the north and east. High indic ators are also found throughout the Los Angeles Basin, primarily near major freeways and transportation corridors.
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Figure D-32: Regional CalEnviroScreen 4.0 Score by Tract (2021)
D.2.5 Disproportionate Housing Needs
The AFFH Rule Guidebook defines ‘disproportionate housing needs’ as ‘a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member o f any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area’ (24 C.F.R. § 5.152). The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing.
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in Palmdale. Housing problems considered by CHAS include:
• Housing cost burden, including utilities, exceeding 30 percent of gross income; • Severe housing cost burden, including utilities, exceeding 50 percent of gross income; • Overcrowded conditions (housing units with more than one person per room); and/or • Units with physical defects (lacking complete kitchen or bathroom).
Cost Burden
Measuring the portion of a household’s gross income that is spent for housing is an indicator of the dynamics of demand and supply. This measurement is often expressed in terms of “o ver payers”: households paying an excessive amount of their income for housing, therefore decreasing the amount of disposable income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects th e affordability of
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housing in the community. Federal and state agencies use overpayment indicators to determine the extent and level of funding and support that should be allocated to a community. State and federal programs typically define over-payers as those lower income households paying over 30 percent of household income for housing costs. A household is considered experiencing a severe cost burden if it spends more than 50 percent of its gross income on housing.
Table D -16 provides overpayment detail by income group and household type for Palmdale between 2013 and 2017. In general, renter -households had a higher level of housing problems (58 percent) compared to owner -households (38 percent). Elderly renter -families experienced the highest level of cost burden (35 percent) and approximately 77 percent of the extremely low income (households earning up to 30 percent of the AMI) and 77 percent ve ry low -income households (households earning between 31 percent and 50 percent of the AMI) experienced housing problems.
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Table D-16: Housing Type and Cost Burden
Household by
Type, Income,
and Housing
Problem
Renters Owners
Total
HHs Elderly Small
Families
Large
Families
Total
Renters Elderly Small
Families
Large
Families
Total
Owner
s
Extremely Low
Income
(0-30% AMI)
1,075 2,775 1,120 6,120 955 1,240 570 3,230 9,350
With cost burden
>30% 79.5% 87.7% 96.0% 84.9% 61.8% 80.2% 82.5% 73.8% 81.1% With cost burden
> 50% 54.4% 72.6% 76.8% 67.9% 42.9% 72.6% 67.5% 59.0% 64.8% Very Low
Income
(31-50% AMI)
495 1,695 725 3,295 1,105 1,725 1,090 4,145 7,440
With cost burden
>30% 71.7% 79.4% 79.3% 77.7% 56.6% 84.1% 78.9% 75.4% 76.4% With cost burden
> 50% 25.3% 29.8% 26.9% 28.2% 27.1% 50.4% 27.5% 37.5% 33.4% Low Income
(51-80% AMI) 205 1,295 840 2,810 1,040 2,700 2,020 6,255 9,065 With cost burden
>30% 61.0% 54.1% 14.3% 44.3% 42.8% 45.9% 35.1% 42.8% 43.3% With cost burden
> 50% 4.9% 2.3% 1.8% 2.3% 7.2% 7.2% 1.7% 6.0% 4.9%
Moderate
Income
(81-100% AMI)
380 1,770 785 3,640 2,275 8,040 2,445 14,575 18,215
With cost burden
>30% 34.2% 6.5% 3.8% 8.7% 11.4% 8.1% 9.0% 10.3% 10.0%
With cost burden
> 50% 10.5% 0.0% 0.0% 1.1% 0.4% 1.0% 0.0% 1.1% 1.1%
Total
Households 2,155 7,535 3,470 15,865 5,375 13,705 6,125 28,205 44,070 With cost burden
>30% 68.0% 61.0% 51.9% 58.7% 35.7% 31.7% 36.9% 34.4% 43.1% % With cost
burden >30% 35.3% 33.8% 30.8% 32.7% 14.8% 14.9% 11.8% 14.1% 20.8% Source: HUD CHAS 2013-2017.
Figure D-33 shows the census tracts in the City and the percent of households in renter-occupied housing units that have a cost burden. The census tracts in the City have a range from 20 to 60 percent of the renter households overpaying for their housing unit. Figure D-34 shows the percent of owner households that have a mortgage or mortgages with monthly owner costs t hat are 30 percent or more of household income. All census tracts in the City have 20 to 40 or 40 to 60 percent of households that pay more than 30 percent of their household income to their monthly housing costs with only one area with less than 20 percent of households overpaying.
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Figure D-33: Percent of Overpaying Renters by Tract (2019)
Figure D-34: Percent of Overpaying Owners by Tract (2019)
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Table D-17: Severe Cost Burden by Race/Ethnicity
Race/Ethnicity # of Households % with Severe Cost
Burden
Palmdale
White, Non-Hispanic 13,245 15.21%
Black, Non-Hispanic 6,507 34.39%
Hispanic 20,610 22.25%
Asian or Pacific Islander,
Non-Hispanic
1,995 21.00%
Native American, Non-
Hispanic
199 7.54%
Other, Non-Hispanic 934 24.09%
Total 43,475 21.84%
Los Angeles County
White, Non-Hispanic 1,741,265 19.73%
Black, Non-Hispanic 332,330 29.60%
Hispanic 1,458,220 26.22%
Asian or Pacific Islander,
Non-Hispanic
666,628 20.34%
Native American, Non-
Hispanic
9,535 20.82%
Other, Non-Hispanic 90,895 23.73%
Total 4,298,855 22.87%
Source: HUD CHAS 2013-2017.
Regional Trend. In Los Angeles County approximately 23 percent of all households experience a severe housing cost burden similar to Palmdale (22 percent) ( Table D -17). Among all races/ethnicities, the rate of severe housing cost burden is comparable between the City and the County with the exception of Native American, Non -Hispanics in the County. Figure D-35 and Figure D -36 show renter and owner households in the surrounding region that overpay for housing. Among renters over payment is more con centrated on outskirts of City centers with some of the highest overpayments concentrated north of Santa Clarita. This area north of Santa Clarita also has a concentration of owner households that overpay.
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Figure D-35: Regional Percent of Overpaying Renters by Tract (2019)
Figure D-36: Regional Percent of Overpaying Owners by Tract (2019)
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Overcrowding
Overcrowding is defined as housing units with more than one person per room (including d ining and living rooms but excluding bathrooms and kitchen). The 2011-2015 ACS reported that about two percent of Palmdale households lived in overcrowded conditions (Table D-18). Overcrowding disproportionately affected renters (98 percent of renters versus just two percent of owners); indicating overcrowding may be the result of an inadequate supply of larger sized rental units. In comparison, the 2015-2019 ACS reported that overcrowding increased to almost four percent of all households. Similarly, renter -households were more prone to overcrowding (54 percent) compared to owner-households (45 percent), but not to the extent of 2011.
Table D-18: Overcrowded Housing Units
Category
2011-2015 2015-2019
Number % Number %
Occupied Housing Units 16,568 100.0% 16,984 100.0%
Overcrowded Units 403 2.4% 665 3.9%
Owner-occupied 8 2.0% 303 45.6%
Renter-occupied 395 98.0% 362 54.4%
Units with 1.01-1.50 persons/room 337 83.6% 482 72.5%
Units with 1.51-2.00 persons/room 43 10.7% 108 16.2%
Units with 2.01 or more persons/room 23 5.7% 75 11.3%
Source: 2011-2015 and 2015-2019 ACS
Regional Trend. In the surrounding region overcrowded households are the most prevalent in the City of Palmdale followed by Santa Clarita (Figure D-37). In Santa Clarita, two census tracts in Newhall have a high concentration of overcrowded hou seholds with 44 and 35 percent of the tract households being overcrowded.
Figure D-37: Regional Overcrowded Households by Tract (2020)
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Substandard Conditions
The City has serious concerns about the condition and appearance of the approximately 9,578 dwelling units built in 1979 and earlier. Therefore, many of the City’s housing programs focus on improving housing condition and neighborhood infrastructure in ol der Palmdale neighborhoods.
Palmdale regards housing condition as a matrix of issues and has designed several City programs that coordinate the activities of key public agencies to improve older neighborhoods plagued by inadequate infrastructure, deterior ating housing, and poor maintenance and management practices. According to Code Compliance records, the City receives about 200 complaints per year regarding substandard housing units. With these numbers and the number of units built in 1979 or earlier, the City has projected approximately 4,800 substandard units in the City.
Housing age is frequently used as an indicator of housing condition. In general, residential structures over 30 years of age require minor repairs and modernization improvements, whil e units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs. Approximately 13 percent of the City’s housing units are over 50 years old according the 2015-2019 ACS.
Displacement Risk
Cost of housing within the City has become high and unattainable for a lot of residents. In 2020 the median sales price for a single -family home in Palmdale was $350,000 and increasing 28.3 percent to $449,000 in 2021. With a lower median income compared to other parts of the County, the average home sale prices could lead to residents moving out of the City because of the economic pressures of home ownership as the prices have kept increasing.
HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community:
• The share of very low-income residents is above 20 percent; and • The tract meets two of the following criteria:
o Share of renters is above 40 percent,
o Share of people of color is above 50 percent,
o Share of very low-income households (50 percent AMI or below) that are severely rent burdened households is above the county median, o They or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or o Difference between tract median rent and median rent for surrounding tracts above median for all tracts in the County (rent gap).
Figure D-38 identifies that there are many census tracts that are considered to be vulnerable to urban displacement in the C ity. These communities are areas that have a higher concentration of low - and moderate -income persons, high minority concentrations, and higher rates of overpayments by renters.
The areas identified as being at risk for displacement are also shown to be a t risk of becoming exclusive neighborhoods. Increasing housing costs, particularly rents, and the presence of LMI households in these areas ( Figure D -16) is making these communities vulnerable to displacement.
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Figure D-38: Sensitive Communities At Risk of Displacement by Tract (2021)
Regional Trend. Figure D-39 shows urban displacement in the Antelope Valley. Several areas are subject to displacement, including along the Antelope Valley Freeway (14). In the Los Angeles Basin, vulnerable communities can be seen throughout the County, particularly near the major freeways and transportation corridors.
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Figure D-39: Regional Sensitive Communities At Risk of Displacement by Tract (2021)
Homelessness
As described in the Needs Assessment of this Element, the 2020 Greater Los Angeles Homeless Count conducted a one -night survey to collect data on the number of homeless persons in the County at a point in time. The 2020 Homeless Count Report also provided an estimate for the number of persons homeless over the per iod of a year. Results from the 2020 Los Angeles County Homeless Count indicate that while the total number of people experiencing homelessness has increased overall in the County, the number of homeless individuals has decreased in Palmdale, reporting 289 people experiencing homelessness, down from 325 reported in 2016. Overall Los Angeles County numbers increased from 39,587 in 2016 to 54,291 in 2020.
When compared with the other Service Plannin g Areas ( SPAs), the homeless population of Antelope Valley had the second highest proportion of unaccompanied minors being homeless with 23 individuals being unaccompanied minors.
Palmdale does not have an emergency shelter or any transitional housing prog rams. Homeless families and individuals call 211 to obtain motel vouchers for a night or weekend and then must go to the Valley Oasis Access Center in Palmdale to obtain assistance with additional motel vouchers, and/or placement in emergency, transitiona l or permanent housing, as well as case management to obtain supportive services, help applying for public benefits and a range of other needs. There is an emergency shelter in Lancaster, the High Desert MACC , operated by Volunteers of America.
The City of Palmdale funds and operates the South Antelope Valley Emergency Services program (SAVES), which provides a food bank, motel vouchers and clothing distribution for extremely low- income and homeless individuals and families and makes referrals to 211 and the homeless
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services available in Lancaster. SAVES does not keep records of the number of inquiries, requests for assistance or referrals provided to homeless families and individuals.
Although the Antelope Valley is only one of eight SPAs in Los Ange les County, that could share resources it is a two -hour drive from the major centers of service provision in the City of Los Angeles and other major cities such as Pasadena and Long Beach and coordinates through the Los Angeles County continuum of care. T his includes emergency shelter, transitional housing, supportive services and case management along with motel vouchers, and a range of special housing and services for the mentally ill, victims of domestic violence, and emancipated foster youth.
Emergency shelter for adult men and women is provided at the High Desert MACC, operated by Volunteers of America and located in the City of Lancaster. The High Desert MACC is the only emergency shelter in the Antelope Valley serving the general population of hom eless single adults. This all -year emergency shelter facility can accommodate 93 people each night. Valley Oasis operates a 56 -bed emergency shelter for victims of domestic violence. The location of this shelter is confidential.
The Valley Oasis Acces s Center, located in Palmdale, provides case management, service referrals, motel vouchers, and placement in transitional and permanent housing. The Access Center, which is operated by the Valley Oasis, has improved coordination and continuity of services to homeless persons in the Antelope Valley. The Antelope Valley Transit Authority provides bus service throughout the Antelope Valley, allowing referrals from SAVES to the Department of Public Social Services, the Access Center and the High Desert MACC in Lancaster. However, according to Valley Oasis staff, transportation can be a significant barrier for homeless and very low-income individuals and families without cars whose travel to Lancaster for services means a trip that may require a long walk to bus stops and an hour and a half or more of travel time in each direction. The City of Palmdale has offered space within the SAVES building to the Access Center and other service providers, so that staff from these organizations may process clients from the Palmdale area to minimize the need to travel to receive services.
D.2.6 Other Relevant Factors
SB 535 Disadvantage Communities
Disadvantaged communities in California are specifically targeted for investment of proceeds from the State’s cap-and-trade program. Known as California Climate Investments (CCI), these funds are aimed at improving public health, quality of life and economic opportunity in California’s most burdened communities at the same time they’re reducing pollution that caus es climate change.
The HCD AFFH tool has identified some “disadvantaged communities” in downtown Palmdale and northeast of City center (Figure D-40).
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Figure D-40: SB 535 Disadvantaged Communities
Regional Trend. The AFFH Data Tool identifie d disadvantaged communities in Palmdale, Lancaster and the unincorporated areas to the north and east of those cities. Disadvantaged communities are also found throughout the San Fernando Valley , southern San Gabriel Valley and in the central portion of the Los Angeles Basin (Figure D-41).
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Figure D-41: Regional SB 535 Disadvantaged Communities
Housing Choice Vouchers
Trends related to housing choice vouchers (HCV) can show patterns of concentration and integration. As of December 2020, 1,894 households in Palmdale received Section 8 assistance.
Figure D-42 shows that HCV use is concentrated in downtown as well as areas moving toward Lancaster and to the east and west of downtown. In these tracts, between 15 and 30 percent of the renter households are HCV users. This may be because these areas have the lowest “affordability index” or median gross rents ( Figure D-43). Despite low rents, over 40 percent of renter households in these areas are considered cost-burdened (Figure D-33).
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Figure D-42: Regional Housing Choice Voucher Utilization by Tract
Figure D-43: Median Gross Rent/Affordability Index by Tract
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D.2.7 Local Knowledge
Incorporated in 19 62, Palmdale has its roots in two small, early communities: Harold (Alpine Station) and Palmenthal.10 Harold Was at the crossroads of two major routes on the Valley floor:
the Southern Pacific Railroad tracks and Fort Tejon Road (now Barrel Springs Road). Palmenthal was established in the late 1800s when families moved westward to California from Nebraska and Illinois. When they arrived in the Antelope Valley, they mistook the Joshua trees for palm trees (a sign they were close to the Pacific Ocean) and settled in the area. New irrigation methods and electricity at the turn of the twentieth century helped to revive t he area’s farming economy.
While Palmdale still has portions of its agricultural past, after World War II, Palmdale’s economic base shifted to aerospace and defense industry with construction of Air Force Plant 42 and the Federal Aviation Administration’s Air Route Traffic Control.11 Neighborhood Development and Housing
As described in the Needs Assessment, Palmdale experienced significant population growth since 1980, Over 80 percent of Palmdale’s housing stock has been constructed since 1980 and nearly all new units in Palmdale since 2000 have been single-family units. This can be accounted for by several factors: 1) there was a moratorium imposed on new multi -family housing construction in place between 1999 and 2001; 2) there was substantial public opposition to any new multi-family housing and 3) until October 2012, Palmdale’s highest residential density, R -3, allowed a maximum of only 16 units per acre and imposed very restrictive and inflexible development standards, pushing the price of developm ent up. Currently, the housing stock for the City is comprised of: 78 percent detached single -family, 12 percent larger multi -family complexes (5+ units), five percent mobile homes, three percent small multi-family complexes and two percent condominiums. Multi-family development is mainly located along Palmdale Boulevard in the central portion of the city.
The Palmdale General Plan update will provide new opportunities for increased housing production, especially affordable housing, as it will accommodate a larger variety of densities and housing types. More explanation about this.
The City approved the following residential projects in September 2021:
• A request to construct a 151-unit affordable housing development located at the southeast corner of 25th Street East and East Avenue Q-12.
• A request to construct a 56-unit affordable multiple-family residential development located on the northeast corner of East Avenue R and 30th Street East.
Infrastructure Improvements
The City is undertaking the following infrastructure improvements, including in locations designated as low opportunity resource areas and disadvantaged communities:
• Avenue Q Complete Streets Project: located on Avenue Q from Sierra Highway to 20th Street East, t he Complete Streets Project is a multimodal corridor plan with recommendations that will improve walking and biking conditions for all ages and abilities; improving the comfort and safety of active transportation in high desert weather. The project will al so develop recommendations for land use and zoning along Avenue Q as
10 City of Palmdale website: www.palmdale.org
11 Los Angeles County website: https://lacountylibrary.org DRAFT Housing Element | D-50
part of the comprehensive General Plan and Zoning Updates. Avenue Q is an important east-west connection for Palmdale and is anticipated to link the city’s major destinations and activity centers. With a vision for a main street for everyone, the p lanning process has included virtual meetings, pop-up events and an online survey. • Palmdale Regional Recreation Complex- located next to CA-14, the City recently received approval to purchase the property. The City’s ownership of this site will help to spur redevelopment along Avenue Q.
D.2.8 Summary of Fair Housing Issues from the AI
• Discrimination against Persons with Disabilities: Housing Rights Center (HRC) Fair Housing Discrimination Complaint data indicates that a majority of discrimination complaints from 2006 -2014 and from 2015 -2019 were based on physical or mental disability. The high number of disability -related complaints in Palmdale was consistent with data from other cities at that time and revealed a lack of understanding and sensitivity of the fair housing rights of the disabled.
• Lack of Awareness of Fair Housing Laws: A general lack of knowledge of fair housing rights and responsibilities continues to exist. Increased fair housing complaint intake by HRC and interaction with housing providers and housing seekers during workshops demonstrates a lack of understanding of both Federal and State fair housing law. • Race/Ethnic Relations: Race/ethnic relations may contribute to bias or stereotypes that have an impact on Fair Housing Choice. Fair housing complaint data from 2006 -2009 indicated that race/ethnicity was the second-leading cause of housing discrimination in the City. Further, 33 hate crimes were reported to the Federal Bureau of Investigation (FBI) from 2006-2008—most on the basis of race/ethnicity. The 2015 AI analyzed data from 2008-2012, showing between six and 17 hate crimes per year during that period. For the 2020 AI, data for Palmdale from the FBI revealed 14 hate crimes total for the last four years, with 12 of those hate crimes on the basis of race, ethnicity, or ancestry and two on the basis of religion.
D.3 Sites Inventory
D.3.1 Proposed Sites
Figure 3 in the Housing Plan of this Element shows the sites inventory for the 6 th Cycle. Given that the City of Palmdale is over 100 square miles in size, through a SWOT analysis, public input and direction from decisionmakers, the 2045 General Plan Update identified “Areas of Change and Stability” in the central portion of the City, where development should be prioritized in the next 25 years, as shown in Figure D-44. These areas are located away from natural hazards such as the San Andreas Fault and areas prone to wildfires (Very High and High Fire Severity Zones); are located near existing infrastructure (water and sewer); have access to transit along the major arterials and at the Palmdale Transportation Center; and near amenities such as the Palmdale Library and other public services.
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Figure D-44: 2045 General Plan “Areas of Change and Stability”
As a means of providing much-needed housing and incentivizing private investment in the City of Palmdale, Housing Element sites are strategically located within these “Areas of Change” where existing water and sewer infrastructure is available. The lack of available infrastructure has been expressed as a financial deterrent and barrier to new development by the Palmdale development community in interviews conducted by the General Plan team.The 6th Cycle housing sites have access to existing and planned public transit, goods , and services within walking distance, and are located near future employment, healthcare, and education centers, as well as future park priority locations, as identified in the General Plan Land Use Map. The existing and planned amenities will support future residents of all ages, abilities, and life stages – a major guiding principle for the Palmdale 2045 General Plan Update.
The areas rezoned for high density residential off Avenue Q and 10th Street East (which accommodate the RHNA for lower-income units) are near the future downtown which was outlined in the recently adopted Palmdale Transit Area Specific Plan. This area will also be h ome to the future High Speed Rail station and new Palmdale Transit Center which will support local and regional transit use, and enhanced walking and biking for residents. The City of Palmdale is working on a Complete Streets Plan to enhance pedestrian and bicycle circulation and safety along Avenue Q between Sierra Highway and 20th Street East. In addition to the high density residential and RHNA housing sites, this area will also be home to mixed-use districts in varying densities.
D.3.2 Analysis of Sites and AFFH Data
The following is a summary of comparing the proposed site locations with the data in this Appendix. Overall, the sites inventory helps to expand housing options and promotes a pattern of interspersed multi-family residential uses rather than in concentrated locations.
Segregation and Integration . As discussed previously, a majority of Palmdale has high concentrations of racial or ethnic minorities. While most RHNA units are located in block groups with non-White populations exceeding 80 perce nt, lower income units are not disproportionately located in high racial/ethnic minority population areas when compared to moderate income units.
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Approximately 81 percent of lower income units and 86 percent of moderate income units are in block groups where more than 80 percent of the population belongs to a racial or ethnic minority group.
There are no tracts in Palmdale where more than 20 percent of the population experiences a disability. In most tracts, between 10 and 20 percent of the population has one or more disability.
This trend is reflected in the City’s RHNA sites where approximately 96 percent of lower income units and 98 percent of mod erate income units are in tracts with populations of persons with disabilities in the same range.
Children living in female-headed households tend to be most concentrated in the central areas of the City. Sites selected to meet the RHNA are also located in this area due to environmental constraints and access to opportunities described in Section D.31 Proposed Sites, above. Only
0.6 percent of lower income units are in the tract where more than 40 percent of children live in female-headed households. Most RHNA units, including 80 percent of lower income units and 86 percent of moderate income units, are in tracts where 20 to 40 percent of children live in female - headed households.
Palmdale also has a high concentration of LMI areas where more than 50 percent of the population is low or moderate income. Due to the high rate of LMI households Citywide, most RHNA units are also in LMI area s, including 81 percent of lower income units and 86 percent of moderate income units.
Racially or Ethnically Concentrated Areas of Poverty . There are four R/ECAPs identified in Palmdale, three of which are concentrated in the center of the City . Despite the presence of R/ECAPs in the City, over 96 percent of RHNA units, including 95 percent of lower income units and 98 percent of moderate income units, are not located within a R/ECAP tract. Further, the sites selected for high density residential uses are located adjacent to the planned downtown area and adopted Palmdale Transit Area Specific Plan which will furth er enhance the opportunities in the area.
Areas of Opportunity. Most of the City is considered a low resource area with several areas of high segregation and poverty. However, lower income units are not disproportionately located in areas of high segregation and poverty when compared to moderate income units (42 percent vs. 72 percent, respectively). A larger proportion of lower income units are also located in moderate resource tracts in comparison to moderate income units (19 percent vs. 14 percent, respectively).
Of the sites to be zoned RN3 , more than 800 units will be located in moderate resource areas, thereby promoting housing mobility. As discussed previously, services and opportunities in this area are to be expanded per the General Plan Update described in section D.3.1 Proposed Sites.
Disproportionate Housing Needs and Displacement Risk. The central areas of the City, where most RHNA sites are located, have higher concentrations of overpaying renters, and contain several tracts that are considered sensitive communities at risk of displacement. Sites were selected based on environmental suitability, infrastructure availability, access t o transit opportunities, and access to services. The planned amenities, described in section D.3.1 Proposed Sites, will further expand the opportunities and services accessible in this area of the City.
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D.4 Identification and Prioritization of Contributing Factors The following are contributing factors that affect fair housing choice in Palmdale.
D.4.1 Insufficient and Inaccessible Outreach and Enforcement Although the City is improving on the variety of media it uses for outreach, there are limitations to what the City is able to accomplish especially marketing to the specific targeted areas in the City.
Outreaching to all populations in the City is challenging especially with being able to provide information and assistance to special needs ho useholds. The City also has limited funds that it can provide to support fair housing enforcement and or to help combat discrimination toward persons with disabilities.
Contributing Factors:
▪ Lack of marketing community meetings
▪ Lack of targeted outreach
▪ Lack of local public fair housing enforcement
▪ Lack of resources for fair housing agencies and organizations D.4.2 Segregation and Integration
The analysis found that the cost of home ownership within the City could be unattainable for a lot of residents and could cause a lot of economic pressure especially for low and moderate income households. Also, within communities finding and accessing affordable rental housing can be difficult even with lower median rents. In addition, the downtown area of Palmdale shows patterns of segregation, with concentrated population of single female -headed households with children and low - and moderate -income households. As discussed previously, a majority of the units selected to meet the City’s RHNA are located in block groups where more than 80 percent of the population belongs to a racial or ethnic minority group, including 81 percent of lower income units and 85.9 percent of moderate income units. Most RHNA units are also located in tracts that are considered LMI areas and tracts where more than 20 percent of children live in female -headed households. The City’s RHNA strategy, however, does not disproportionately place lower income units in LMI areas when compared to moderate income units. It is important to note that mo st areas in the City have higher concentrations of racial/ethnic minority and LMI populations. There are also census tracts that are R/ECAPs and coincide with the tracts that have a concentration of HCV users.
Contributing Factors:
▪ Lack of private investments in specific neighborhoods ▪ Lack of public investments in specific neighborhoods, including services or amenities ▪ Location and type of affordable housing
D.4.3 Access to Opportunities
TCAC composite scores identified several areas of high segregation and poverty within the City.
The majority of the areas in the City not of high segregation and poverty were classified as low resource. The majority of these areas also have very low access to job opportunities resulting in low economic outcomes. The tracts of high segregation and poverty were also identified as an SB 535 “disadvantaged community.”
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Because a majority of the City is categorized as low resource and high segregation and poverty, a majority of units selected to meet the City’s RHNA are also in tracts with these designations.
RHNA units are generally located in the central areas of the City where high segregation and poverty tracts are more concentrated. More than 50 percent of all RHNA units are in areas of high segregation and poverty including 42.4 percent of lower income units and 71.6 percent of moderate income units.
Contributing Factors:
▪ Lack of private investments
▪ Lack of public investments in specific neighborhoods, including services or amenities ▪ Lack of access to local jobs
D.4.4 Racially and Ethnically Concentrated Areas of Poverty Following the patterns found in regards to other issues, residents in Palmdale, specifically central Palmdale near downtown, are likely to experience housing problems. Cost burdened renter and owner households are concentrated in these areas. Older housing and overcrowded households are also most concentrated in the downtown area which are areas that are racially and ethnically concentrated areas of poverty. These areas are also identified as sensitive communities at risk of displacement.
Contributing Factors:
▪ Location and type of affordable housing
▪ Displacement of residents due to economic pressures
▪ Lack of private investments in specific neighborhoods
D.4.5 Prioritizing Contributing Factors
While the above factors all contribute to fair housing concerns in Palmdale, for the purpose of the Housing Element, some factors are prioritized over others as shown in Table 42: Summary Matrix of Fair Housing Issues and Actions for Mitigation.
CITY COUNCIL
CITY OF PALMDALE, CALIFORNIA
RESOLUTION NO. CC 2022-011
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALMDALE ADOPTING THE 2021-2029 DRAFT GENERAL PLAN HOUSING
ELEMENT (GPA 21-004)
A. RECITALS
WHEREAS, The City of Palmdale has contracted with the consulting firm of Veronica Tam and Associates under the direction of the Economic and Community Development Department of the City of Palmdale to prepare an update of the City’s General Plan Housing Element in accordance with Government Code Section 65588; WHEREAS, General Plan Amendment 21 -004 establishes goals, objectives, policies, and programs for the 2021 -2029 planning period that address the housing needs of City residents (hereinafter referred to as “Application”); WHEREAS, on December 16, 20 21, the Plannin g Commission of the City of Palmdale reviewed the Application and recommended approval by the City Council; and,
WHEREAS, on January 12, 20 22, the City Council of the City of Palmdale conducted a duly noticed public hearing on the Application and concluded said hearing on that date. Evidence, both written and oral, was duly presented and considered by the City Council at the aforesaid public hearing, including but not limited to, the staff report dated January 12, 2022.
B. RESOLUTION
NOW THEREFO RE, BE IT RESOLVED, THE CITY COUNCIL OF THE CITY OF
PALMDALE DOES HEREBY FIND, DETERMINE, RESOLVE AND ORDER AS FOLLOWS:
SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the Recitals are true and correct.
SECTION 2. Based upon substantial evidence presented to the City Council during the January 12, 2022, public hearing, including public testimony and written and oral staff reports, the City Council specifically finds as follows:
(a) The proposed change in land use is consistent with State law.
Resolution No. CC 2022-011