Attachment
Housing Element Update
Master Case 21-088
Santa Clarita
Housing Element
City Council Hearing Draft, May 2022
Section I: Introduction & Summary ....................................................... 1
1.1 INTRODUCTION ...................................................................................... 1
1.2 DEFINITION AND PURPOSE ...................................................................... 1
1.3 CONSISTENCY WITH STATE LAWS AND GENERAL PLAN ................................ 1
1.4 PUBLIC PARTICIPATION ........................................................................... 2
1.5 ORGANIZATION OF THE HOUSING ELEMENT ............................................... 4
1.6 DEFINITION OF TERMS ............................................................................ 4
1.7 DATA SOURCES ...................................................................................... 5
1.8 COMMUNITY PROFILE .............................................................................. 7
1.9 CHANGING HOUSING NEEDS AND DEMOGRAPHICS ..................................... 8
1.10 CHARACTERISTICS OF HOUSING STOCK ................................................ 17
1.11 SUMMARY OF CONSTRAINTS ................................................................. 20
1.12 SUMMARY OF FAIR HOUSING ANALYSIS ................................................. 21
1.13 REGIONAL HOUSING NEEDS ALLOCATION .............................................. 22
1.14 2013 SANTA CLARITA HOUSING ELEMENT REVIEW .................................. 23
1.15 PROGRAM CHANGES IN 2021 HOUSING ELEMENT .................................... 27 Section II: Housing Strategy ............................................................... 35
2.1 GOALS, POLICIES, AND OBJECTIVES ....................................................... 35
2.2 IMPLEMENTING PROGRAMS .................................................................... 42 Section III: Housing Sites .................................................................. 68
3.1 CONTEXT ............................................................................................. 68
3.2 ADU DEVELOPMENT ASSUMPTIONS ......................................................... 69
3.3 PLANNED, APPROVED, AND PENDING PROJECTS ....................................... 70
3.4 DEVELOPMENT CAPACITY ASSUMPTIONS ................................................. 73
3.5 RHNA SURPLUS..................................................................................... 78
3.6 REDEVELOPMENT TRENDS ...................................................................... 79
3.7 PROGRAMS TO ENSURE ADEQUATE SITES (NO NET LOSS) ......................... 90
3.8 INFRASTRUCTURE CONSIDERATIONS ...................................................... 90
3.9 ENVIRONMENTAL CONSIDERATIONS ....................................................... 91
3.10 FAIR HOUSING CONSIDERATIONS ......................................................... 94 Section IV: Technical Background Report .............................................. 99
4.1 INTRODUCTION .................................................................................... 99
4.2 LOCAL HOUSING NEEDS DATA ................................................................ 99
4.3 LOCAL HOUSING PROGRAMS & RESOURCES ........................................... 100
4.4 HOUSING CONSTRAINTS ANALYSIS ....................................................... 115
4.5 ASSESSMENT OF FAIR HOUSING ........................................................... 153 APPENDIX A: SCAG LOCAL HOUSING DATA .................................................. 235 APPENDIX B: COMMUNITY PARTICIPATION .................................................. 257 APPENDIX C: COMMUNITY ENGAGEMENT MATERIALS .................................... 265 APPENDIX D: HOUSING SITES .................................................................... 283 Table of Figures
Figure 1: Santa Clarita Location within Larger Los Angeles County ............. 7 Figure 2: Annexation History of Santa Clarita .......................................... 8 Figure 3: Current Population by Age and Sex .......................................... 9 Figure 4: Employment by Industry ...................................................... 10 Figure 5: Share of Income Spent on Housing Costs by Housing Tenure* ... 12 Figure 6: Average Rental Costs in Santa Clarita Over Time ...................... 13 Figure 7: Households by Household Size............................................... 16 Figure 8: Housing Type ...................................................................... 17 Figure 9: Housing Tenure by Age......................................................... 18 Figure 10: Household Units by Year Structure Built ................................ 18 Figure 11: Overcrowding by Extent and Tenure ..................................... 19 Figure 12: Growth in Santa Clarita and Los Angeles County Median Homes Sale Prices, 2000-2018 ...................................................................... 20 Figure 13: Chronology of Residential Development in Santa Clarita .......... 69 Figure 14: Sites to Accommodate Lower Income RHNA ........................... 76 Figure 15: Sites to Accommodate Moderate Income RHNA ...................... 77 Figure 16: Sites to Accommodate Lower -Income RHNA and Fire Hazard Severity Zones ................................................................................. 93 Figure 17: Sites to Accommodate Moderate- Income RHNA and Fire Hazard Severity Zones ................................................................................. 94 Figure 18: Sites to Accommodate Lower-Income RHNA and TCAC Opportunity Areas .............................................................................................. 96 Figure 19: Sites to Accommodate Moderate -Income RHNA and TCAC Opportunity Areas ............................................................................. 96 Figure 20:Housing Choice Vouchers and Opportunity Index Location ...... 164 Figure 21: TCAC Areas of High Segregation and Poverty ....................... 172 Figure 22: Racial Dot Density Map of Santa Clarita ............................... 173 Figure 23: White Non -Hispanic Population Predominance by Census Tract in Santa Clarita, San Fernando Valley Region, and Los Angeles County ...... 174 Figure 24: Hispanic Population Predominance by Census Tract in Santa Clarita, San Fernando Valley Region, and Los Angeles County .......................... 174 Figure 25: HUD Minority Census Tracts and Hispanic/Latino Population Predominance ................................................................................. 176
Figure 26: HUD M inority Census Tracts and Female Headed Households by Census Tract in Santa Clarita ............................................................ 180 Figure 27: Households Living with a Spouse by Census Tract in Santa Clarita .................................................................................................... 181
Figure 28: Households Living Alone by Census Tract in Santa Clarita ...... 182 Figure 29: Households Living with a Disability by Census Tract in Los Angeles County, San Fernando Valley, and Santa Clarita .................................. 184 Figure 30: Households Living with a Disability by Census Tract in Santa Clarita .................................................................................................... 185
Figure 31: Location of Licensed Care Facilities in Santa Clarita ............... 186 Figure 32: Percent of Low- to Moderate-Income Block Groups in Santa Clarita .................................................................................................... 188 Figure 33: Percent of Lo w- to Moderate- Income Block Groups in LA County .................................................................................................... 189 Figure 34: Median Income Block Groups in LA County Area ................... 190 Figure 35: Median Income Block Groups in Santa Clarita ...................... 191 Figure 36: Percent of Households in Poverty in the Last 12 Months in Santa Clarita by Census Tract .................................................................... 192 Figure 37: TCAC Opportunity Area Index Map of Santa Clarita Census Tracts .................................................................................................... 195 Figure 38: TCAC Education Opportunity Index Values in Los Angeles County, San Fernando Valley Region, and Santa Clarita ................................... 197
Figure 39: Schools and Title 1 Status in Low - and Moderate-Income Areas of Santa Clarita .................................................................................. 198 Figure 40: CalEnviroScreen 4.0 Index Scores in Santa Clarita ................ 201 Figure 41: CalEnviroScreen 4.0 Index Scores in the LA County Area ....... 203 Figure 42: Bus Lines and Stops (shown as colored lines and dots) in Santa Clarita ........................................................................................... 205 Figure 43: Ride-Dependent Population by Block Group in Santa Clarita ... 207 Figure 44: Affordable Housing Near Public Transit ................................ 208 Figure 45: Economic Index Map of Santa Clarita .................................. 209 Figure 46: Economic Index Map of LA County Area .............................. 210 Figure 47: Inflow and Outflow Analysis of Santa Clarita ........................ 211 Figure 48: HUD Jobs Proximity Index Map of Santa Clarita and Surrounding Areas ............................................................................................ 212
Figure 49: Public Transit and Major Employers .................................... 213 Figure 50: Percent of Renters Overpaying for Housing in Santa Clarita by Census Tract .................................................................................. 215
Figure 51: Percent of Owners Overpaying for Housing in Santa Clarita by Census Tract .................................................................................. 216
Figure 52: Percent of Overcrowded Households in Santa Clarita by Census Tract ............................................................................................. 217 Figure 53: Overcrowding in Santa Clarita and the Surrounding Areas ..... 218 Figure 54: Severe Overcrowding in Santa Clarita ................................. 219 Figure 55: Los Angeles County Point-In-Time Homeless Count Results in Santa Clarita ........................................................................................... 221 Figure 56: Census Tracts Vulnerable to Displacement in Santa Clarita .... 223 Figure 57: Fire Severity Zones in Santa Clarita .................................... 224 Figure 58: Subsidized Housing, Mobile Home Parks and Flood Risk in Santa Clarita ........................................................................................... 224 Figure 59: Home Value in the City and the County Over Time ................ 225 Figure 60: Percent of Population Below Poverty Level in Los Angeles County, San Fernando Valley SC AG Subregion, and Santa Clarita, ACS 5 - Year Estimates 2010-2014 ...................................................................... 228
Figure 61: Percent of Population Below Poverty Level in Los Ange les County, San Fernando Valley SCAG Subregion, and Santa Clarita, ACS 5 -Year Estimates 2015-2019 ...................................................................... 229 Figure 62: Percentage of White Population and Median Incomes by Census Block Group ................................................................................... 230
Figure 63: Median Income and Percent of Non -White Popula tion by Block Group in 2010 ................................................................................ 232 Figure 64: Median Income and Percent of Non -White Population by Block Group in 2019 ................................................................................ 233 Table of Tables
Table 1: Change in Racial and Ethnic Composition (2010-2019) ................. 9 Table 2: Santa Clarita Income Groups by Tenure ................................... 10 Table 3: Households by Share of Income Spent on Housing Cost ............. 11 Table 4: Extremely Low-Income Households in Santa Clarita by Race/Ethnicity and Tenure ...................................................................................... 14 Table 5: Regional Housing Need Allocation for Santa Clarita .................... 23 Table 6: Progress in Achieving 2013 Quantified Objectives by Income Group ...................................................................................................... 26 Table 7: 2013-2021 Housing Element Program Implementation Status ..... 27 Table 8: Quantified Preservation and Rehabilitation Objectives 2021 - 2029 ...................................................................................................... 66 Table 9: Quantified New Construction Objectives, 2021 - 2029 ................ 67 Table 10: Assumed Affordability for 6th Cycle ADUs ............................... 70 Table 11: Planned, Approved, and Pending Projects (2021) ..................... 71 Table 12: Housing Site Areas .............................................................. 77 Table 13: RHNA Surplus by Income Group ............................................ 78 Table 14: Assisted Rental Housing Developments ................................ 105 Table 15: Total Preservation Costs for 89 At-Risk Units ......................... 107 Table 16: Non-Profit Housing Development Organizations ..................... 108 Table 17: ADU Production Opportunity with Locally Amended Incentives . 111 Table 18: General Plan Land Use and Associated Zoning Districts ........... 118 Table 19: Residential Zoning Districts ................................................ 118 Table 20: City of Santa Clarita Development Standards ........................ 122 Table 21: Specific Plan Details and Status .......................................... 127 Table 22: Parking Standards for City of Santa Clarita ........................... 129 Table 23: Residential Uses Allowed by Zoning District in Santa Clarita Unified Development Code .......................................................................... 130
Table 24: Current Planning Requirements by Housing Type ................... 134 Table 25: Santa Clarita Development and Permitting Fees .................... 140 Table 26: Development and Permitting Fees in Santa Clarita and Comparable Local Jurisdictions ........................................................................... 142
Table 27: Santa Clarita Development Impact Fees ............................... 143 Table 28: Timelines for Permit Procedures .......................................... 147 Table 29: Fair Housing Issues, Contributing Factors, and Programs & Actions .................................................................................................... 154
Table 30: Fair Housing Complaints, Cases, Findings and Outcomes 2017-2021 .................................................................................................... 162 Table 31: Trends in Racial and Ethnic Composition of Santa Clarita (2010- 2020) ............................................................................................ 169 Table 32: Trends in Racial and Ethnic Composition of Santa Clarita, Los Angeles County, and the State of California 2010-2020 ........................ 170 Table 33: Opportunity Map Domains and Indicators ............................. 171 Table 34: Comparative Percentages of Hispanic or Latino Population ...... 176 Table 35: Dissimilarity Index Definitions ............................................. 177 Table 36: Ethnic and Racial Composition Dissimilarity Index for Santa Clarita and LA County ................................................................................ 177 Table 37: Trends in Familial Status in Santa Clarita, Los Angeles County, and the State of California ...................................................................... 178 Table 38: Trends in Disability Characteristics ...................................... 183 Table 39: Disability Characteristics for Census Tract 9203.30 ................ 186 Table 40: HUD Opportunity Index Values by Racial and Ethnic Group ..... 194 Table 41: California Assessment of Student Performance and Progress ... 198 Table 42: Educational Attainment for Adults 25 and Over ...................... 199 Table 43: Indicators for At -Risk of Becoming Disadvantaged Tracts in Santa Clarita ........................................................................................... 201 Table 44: Cost Burden & Severe Cost Burden by Tenure in the City and County .................................................................................................... 215 Table 45: Substandard Housing and Household Income ........................ 220 Table 46: Minority Concentration Areas and Affordability of Average Rent 226 Table 47: Summary and Response to Stakeholder Input ....................... 259 Table 48: Summary and Incorporation of Community Comments ........... 263 Table 49: Outreach List 1 ................................................................. 267 Table 50: Outreach List 2 ................................................................. 270 Table 51: Outreach List 3 ................................................................. 270 Table 52: Outreach List 4 ................................................................. 270 Table 53: Housing Opportunity Sites in Inventory ................................ 283
Santa Clarita – City Council Hearing Draft May 2022
1 Section I: Introduction & Summary
1.1 INTRODUCTION
This chapter of the Santa Clarita General Plan presents goals, policies, programs, and supporting information related to the provision of housing for existing and future residents of the City. The purpose of the Housing Element is twofold: 1) to present specific policies and actions for housing development to meet Santa Clarita’s specific, identified housing needs; and 2) to meet regional standards and achieve State certification, pursuant to statutory requirements.
1.2 DEFINITION AND PURPOSE
The Housing Element of the General Plan is a detailed statement of the housing goals, policies, programs, and quantified objectives for the City. The Element is based on a comprehensive technical assessment of existing housing policies and programs; current and project ed housing needs, especially related to low-income households and special needs populations; an analysis of market, environmental, governmental, and other factors which constrain housing production; an assessment of ways that the City can affirmatively further fair housing for its residents; an inventory of sites available for housing construction; and an assessment of new programs and policies that can enhance housing production in the City.
The purpose of the Housing Element is to guide decision -making b y elected and appointed officials. Specifically, the Housing Element sets forth how the City will address the need for housing, especially by low- and moderate-income families, and special needs families and individuals. The Housing Element also provides h ousing- related data and information to the public.
1.3 CONSISTENCY WITH STATE LAWS AND GENERAL PLAN
State law requires that the General Plan include an integrated, consistent set of goals and policies. The City of Santa Clarita’s General Plan contains elem ents relating to land use, circulation , housing, noise, conservation and open space, economic development, and safety. The 2021 Housing Element provides goals, policies, and implementation measures that are consistent with all other elements of the General Plan. As the General Plan is amended in the future, the City will ensure the Housing Element remains consistent with the General Plan.
New State law requires that the Safety Element be updated to address climate adaptation upon revision of the Housing El ement. The City will ensure compliance with this requirement by updating and adopting its updated Safety Element concurrent with the 2021 Housing Element . The City will provide a copy of the Housing Element to the water and sewer service providers and has coordinated with these agencies regarding the State- mandated water and sewer service priority for Santa Clarita – City Council Hearing Draft May 2022
2 housing projects that will help Santa Clarita in meeting its regional housing need for lower-income households (Government Code Section 65589.7).
Multiple statewide bills have been passed to address the inequitable distribution of pollution and associated health effects in low-income communities and communities of color. SB 535 requires the California Environmental Protection Agency (CalEPA) to define disadvan taged communities and SB 1000 requires local governments to identify those disadvantaged communities in their jurisdiction and address environmental justice in their general plans accordingly. As defined by SB 535, Santa Clarita does not currently have an y disadvantaged communities ; however, two census tracts in the City are within a small margin of meeting the criteria that would trigger requirements for further analysis. As such, these tracts will be analyzed and discussed as part of the Assessment of Fair Housing in Section 4.
Additionally, California Local Agency Formation Commission (LAFCO) identified census tracts as disadvantaged unincorporated communities (DUC) per definition in SB 244, including fringe, island, and legacy communities. Santa Clarit a has six DUC tracts that are either fully or partially within City boundaries, two of which are also marginally close to being considered disadvantaged per the SB 535 definition. State law requires jurisdictions to address DUCs in the land use element of the General Plan and the City should analyze these in the next General Plan Update.
1.4 PUBLIC PARTICIPATION
The 6th cycle Housing Element Update has been undertaken during the COVID -19 global pandemic. Public outreach, which is the cornerstone of the preparation process, had to be adjusted to allow and encourage meaningful public participation and input without the ability to meet or gather in-person. Staff and consultants made use of multiple digital platforms to facilitate public input, including mec hanisms that used cell phones so that persons without internet access were still able to fully participate. Community opinion surveys were conducted in multiple languages to ensure that all residents had an opportunity to be heard. Public participation opportunities were provided as outlined in the list below:
• In March 2021, the City established a dedicated website for the Housing Element Update with information on the update process, RHNA, upcoming events, frequently asked questions, and how to get involved. The website also includes a link to the survey in English and Spanish, as well as a dedicated email address, and phone number for more information.
• Beginning on April 19, 2021, an online community opinion survey was conducted in English and Spanish to collect input from Santa Clarita residents, housing and service providers, and other interested parties. The survey asked questions regarding current living situations and opinions on various housing issues and approaches.
Santa Clarita – City Council Hearing Draft May 2022
3 • Stakeholder interviews were conducted between February and September of 2021 and included multiple for-profit and non-profit developers, as well as advocacy groups and service providers:
• Southern California Association of Non-Profit Housing • Abundant Housing LA
• Milestone Housing
• Southland Regional Association of Realtors
• Santa Clarita Valley Chamber of Commerce
• Boys and Girls Club of Santa Clarita Valley
• Family Promise
• Bridge to Home
• Santa Clarita Valley Senior Center
• Spicher Group Properties
• Santa Clarita Homelessness Task Force (Affordable Housing Subcommittee)
• On April 29, 2021, the City conducted a virtual community workshop to introduce major elements of the Housing Element Update process, and outline the City’s current Regional Housing Need Assessment requirements. The public was invited to provide initial comments regarding the Housing Element Update process and general housing needs in the City. Public comments are detailed in Appendix B.
• On June 15, 2021, the City held a public study session meeting with the City of Santa Clarita Planning Commission to introduce the Housing Element process and seek initial input from the Planning Commission. The staff presentation covered important housing topics including affordable housing, Housing Element requirements, RHNA, new housing laws, demographics, project objectives, and survey results. Portions of the Draft Housing Element were introduced at this time.
• The Fair Housing Assessment was made available to stakeholders and community members on September 24, 2021.
• The complete Public Review Draft Housing Element was released, emailed to interested parties, and made available on the City’s website on October 29, 2021.
• The City Council Development Committee met on March 30, 2022 to review the comments issued by the California Department of Housing and Community Development (HCD) on the Public Review Draft Housing Element and to accept public comment.
• Following HCD’s review of the Draft Housing Element, a Public Hearing Draft incorporating the changes requested by HCD was released on March 31, 2022 and was made available on the City's website. Interested parties, commenters, stakeholders, and the interested parties mailing list were Santa Clarita – City Council Hearing Draft May 2022
4 notified of the availability of the Public Review Draft Housing Element at this time.
• On April 5, 2022, the Planning Commission held duly noticed Public Hearing to review the Housing Element and the Initial Study/Negative Declaration, and to accept public comment. The Commission recommended that Negative Declaration and Housing Element be adopted by the City Council. • On May 10, 2022. The City Council held a duly noticed public hearing to adopt the Negative Declaration and the Housing Element, and to accept public comment.
The adopted Housing Element was submitted to HCD for compliance review on May 11, 2022. These community outreach efforts and their incorporation into the Housing Element are included in full within Appendix B of the Housing Element.
1.5 ORGANIZATION OF THE HOUSING ELEMENT
The Housing Element is organized into four main sections:
• Section 1 introduces the overall Housing Element update effort, a summary of housing needs and constraints, a Fair Housing summary, and a review of the effectiveness of the 2013 Housing Element and the City’s progress in its implementation.
• Section 2 sets forth the City’s Housing Strategy, which is comprised of the Goals, Policies, and Programs that it intends to implement over the next 8- year planning cycle. The City’s Quantified Objectives are also included in Section 2.
• Section 3 presents a detailed Housing Site Inventory, including a discussion of the availability of services, and compares this inventory to the City’s projected housing needs.
• Section 4, the Technical Background Report, provides statutorily required data including an assessment of housing needs & programs, an analysis of non- governmental and governmental constraints to affordable housing provision, a discussion of special needs populations, and an assessment of fair housing.
Pre-certified housing and demographic data provided by the Southern California Association of Governments (SCAG) is included here.
1.6 DEFINITION OF TERMS
Throughout the Housing Element, a variety of technical terms related to income levels are used in describing and quantifying conditions and objectives. The definitions of these terms follow:
Affordable Housing -- Housing which costs no more than 30 percent of a low-, very low-, or extremely low -income household’s gross monthly income. For rental housing, the residents may pay up to 30 percent of gross income on rent plus tenant- paid utilities. For homeownership, residents can pay up to 30 percent on the combination of mortgage payments, taxes, insurance, and Homeowners' dues.
Santa Clarita – City Council Hearing Draft May 2022
5 Area Median Income (AMI) -- The income figure representing the middle point of Los Angeles County household incomes. Fifty percent of households earn more than or equal to this figure and 50 percent earn less than or equal to this figure. The AMI varies according to the size of the household. For the year 2021, the AMI for a four- person household in Los Angeles County was $80,000.
Extremely Low-Income Households (ELI) -- Households earning not more than 30 percent of the Los Angeles County AMI.
Very Low-Income Households (VLI) -- Households earning between 31 and 50 percent of the Los Angeles County AMI.
Low-income Households -- Households earning between 51 and 80 percent of the Los Angeles County AMI.
Moderate-income Households -- Households earning 81 to 120 percent of the Los Angeles County AMI.
Above Moderate-Income Households -- Households earning over 120 percent of the Los Angeles County AMI.
1.7 DATA SOURCES
The 2021 Housing Element Update makes full use of the pre- certified data package provided by the Southern California Association of Governments ( SCAG), which is contained in its entirety in Section 4 the Technical Background Report. In addition to the SCAG dataset, the following sources of data were used to help identify historic patterns of segregation, assess constraints to housing and the market conditions in Santa Clarita; and to better identify specific housing needs:
• U.S. Census 2010 and 2020
• 2014-2018 American Community Survey 5-year Estimates
• 2015-2019 American Community Survey 5-year Estimates
• Los Angeles Economic Development Commission 2021 Economic Forecast • City of Santa Clarita 2019 Analysis of Impediments to Fair Housing Choice • Los Angeles County Office of the Assessor
• Los Angeles Homeless Services Authority City of Santa Clarita Data • 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) data for Santa Clarita
• CA Department of Housing and Community Development, Housing Needs Data Certification Letter, 2020
• Los Angeles County Development Authority, “About Section 8" • U.S. Department of Housing and Urban Development
• California Tax Credit Allocation Committee
• National Housing Law Project
• Santa Clarita 2021 Local Hazard Mitigation Plan
• Department of Fair Employment and Housing
• Center on Budget and Priorities
Santa Clarita – City Council Hearing Draft May 2022
6 • Terner Center, March 2020. “The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for Apartment Buildings in California” • Terner Center, March 2018. “It All Adds Up: The Cost of Housing Development Fees in Seven California Cities”
• ESRI; ESRI Community Analyst
• AFFH Data Viewer, California Department of Housing and Community Development
• University of Delaware
• Brown University
• California Office of Environmental Health Hazard Assessment • City of Santa Clarita Transit
• On the Map
• California Department of Health and Human Services
• UCLA Urban Displacement Project
• California Assessment of Student Performance and Progress • Zillow.com
• Realtor.com
• 2017 County Summary Highlights, USDA
• California Important Farmland: 2016, California Department of Conservation • U.S. Department of Urban and Housing Development, FY 2022 Los Angeles- Long Beach-Glendale, CA HUD Metro FMR Area FMRs for All Bedroom Sizes • Affordable Housing Online website
• County of Los Angeles Municipal Code, Code of Ordinances, 2021 • City of Santa Clarita FY 2019 – FY 2023 Consolidated Plan • City of Santa Clarita Development Standards, 2013
Santa Clarita – City Council Hearing Draft May 2022
7 1.8 COMMUNITY PROFILE
Figure 1: Santa Clarita Location within Larger Los Angeles County
Source: City of Santa Clarita Data
Residents launched the City of Santa Clarita Formation Committee in 1985 to allow the City to exercise self -government and to consolidate the historic communities of Newhall, founded in 1876, and Saugus, founded in 1887. Two years later, 39.5 square miles were officially incorporated as the City of Santa Clarita.
Since incorporation, forty communities positioned adjacent to the City have been annexed, adding a total of 31.09 square miles to the City, as shown in Figure 2. The City of Santa Clarita now has the third largest population in Los Angeles County.
Compared to other jurisdictions in the Los Angeles County region, the City is unique in its ability to continue g reenfield development which furthers opportunities for growth. The City invites sustainable development and expansion while continuing to provide a high quality of life for all residents.
Santa Clarita – City Council Hearing Draft May 2022
8 Figure 2: Annexation History of Santa Clarita
Source: City of Santa Clarita Data, 2021
1.9 CHANGING HOUSING NEEDS AND DEMOGRAPHICS
Comparisons between Santa Clarita’s data and that of Los Angeles County and the Southern California Association of Governments (SCAG) are covered in this section.
As the City ages and demographics change, different housing needs have arisen, and new programs are needed to meet changing demands. This section includes some of the required quantification and analysis of the City’s population. Complete information and analysis are provided within the Technical Background Report (Section 4) and Appendix A. This information helps to provide direction in updating the City’s Housing Element goals, policies, and programs.
1.9.1 Population Characteristics and Trends
Santa Clarita’s population increased 29.7% between 2010 to 2020, from 176,320 to 228,673. In comparison, Los Angeles County’s population incr eased 2.3% between 2010 and 2020, from 9,787,747 to 10,014,009. Santa Clarita’s annual population growth rate of 3.0% over the last decade is higher than the surrounding SCAG region at 0.7%.
Santa Clarita – City Council Hearing Draft May 2022
9 Age Composition
Santa Clarita’s population is younger than the region’s population. The share of the population under 18 years of age is 25.9%, which is higher than the regional share of 23.4%. Santa Clarita's seniors (65 and above) make up 11.3% of the population, which is lower than the regional share of 13%. There is a need to ensure that stable and affordable housing is available for families with children and youth that will be reaching adulthood during this planning period.
Figure 3: Current Population by Age and Sex
Source: American Community Survey 2014-2018 5-year estimates
Race and Ethnicity
The U.S. Census statistics include the race and ethnicity of a city's population. The most prevalent racial and ethnic categories are as shown in Table 1. The 2010 and 2019 population estimates show that Santa Clarita is experiencing increases in the Asian and Hispanic or Latino populations. Additional discussion of Santa Clarita’s racial and ethnic composition is included in Section 4.
Table 1: Change in Racial and Ethnic Composition (2010-2019) Racial or Ethnic Group 2010 2019
Percent
Change
White 72.7% 71.0% -2.3%
Black or African American 2.5% 3.9% +56.0%
American Indian and Alaska Native 0.3% 0.8% +166.7%
Asian 8.4% 11.1% +32.1%
Native Hawaiian and Other Pacific Islander 0.1% 0.1% +0.0% Some other race 10.7% 7.2% -32.7%
Two or more races 5.3% 5.9% +11.3%
Hispanic or Latino (of any race) 27.8% 33.5% +20.5%
Totals exceed 100% because all races can include Hispanic or Latino origin.
Source: 2010 and 2019 ACS 5-Year Estimates
Santa Clarita – City Council Hearing Draft May 2022
10 Employment and Income
According to the American Community Survey 2014 -2018, the City of Santa Clarita has 104,338 residents in the workforce. This represents a 20.8% increase from 2010, consistent with the City’s increase in population. The industries with the highest percentage of employees are education and social services with 23,164 employees (22.2% of total), followed by professional services (11.5% of total). As of April 2021, the largest employers were Henry Mayo Newhall Hospital (1,917 employees), Six Flags Magic Mountain (1,900 employees), and William S. Hart Union School District (1,641 employees) (Source: Santa Clarita Valley Economic Development Corporation). Figure 4 illustrates the breakdown of employment by industry.
Figure 4: Employment by Industry
Source: American Community Survey 2014-2018 5-year estimates w/ groupings of 2-digit NA/CS codes.
1.9.2 Household Incomes and Housing Affordability
Santa Clarita’s median income is $99,666, according to the 2015-2019 ACS, which is higher than the Los Angeles County Area Median Income (AMI) of $80,000. While most Santa Clarita residents have higher incomes than Los Angeles County in general, there are still a considerable number of Santa Clarita households (22,160) with incomes at the “lower” level (80 percent of AMI or less). The distribution of incomes is shown in Table 2.
Table 2: Santa Clarita Income Groups by Tenure
Income
Distribution
Overview
Owner
Households
Renter
Households
Total
Households
Percentage of
Households
Extremely Low-
income (< 30%
AMI)
2,500 3,495 5,995 8.83%
Very Low-income
(31-50% AMI) 2,935 3,755 6,690 9.85%
Santa Clarita – City Council Hearing Draft May 2022
11 Low-income
(51-80% AMI) 5,355 4,120 9,475 13.95%
Moderate-income
(81-120% AMI) 3,985 2,840 6,825 10.05%
Above Moderate
(>120% AMI) 31,195 7,730 38,925 57.31%
Total 45,970 21,945 67,915 100%
Sources: Consolidated Planning /CHAS Data for Santa Clarita; 2013-2017 ACS NOTE: Reported units and household numbers vary due to the differences in data collection years and the City’s recent annexations, which added additional units and households to the City.
Housing Costs and Overpayment
When housing prices are very high, many households must “overpay” for housing.
Households are considered housing cost -burdened when their total housing costs exceed 30% of their gross monthly income, and to be severely cost-burdened when their total housing costs exceed 50% of their gross monthly income. Households with very and extremely low incomes are disproportionately housing cost-burdened. Table 3 below shows the number of cost -burdened and extremely cost -burdened households by income level , and Figure 5 shows the number of cost -burdened and extremely cost -burdened households by tenure. While Santa Clarita has a higher median household income than the surrounding region, there are 22,818 households who are overpaying for housing, or approximately 38.6% of households. While the total number of homeowners experiencing cost -burden exceeds the total number of renters experiencing cost -burden, renters are disproportionately affected by this issue.
Table 3: Households by Share of Income Spent on Housing Cost Share of Income Spent on Housing Cost
Income < 30% 30-50% >50%
< 30% AMI 990 575 4400
30-50% AMI 1400 1675 3165
50-80% AMI 3125 3850 1735
80-100% AMI 3480 2470 420
> 100% AMI 27765 4155 390
Total 36,760 12,725 10,110
Sources: HUD, CHAS, 2012-2016.
Santa Clarita – City Council Hearing Draft May 2022
12 Figure 5: Share of Income Spent on Housing Costs by Housing Tenure*
Source: HUD, CHAS, 2012-2016.
*CHAS Cost Burden data by tenure for Santa Clarita does not include 420 households where cost burden data is not available. There may be discrepancies in total household numbers between this figure and other figures in the Housing Element.
As of January 2022, units offered for rent in Santa Clarita averaged $1,845 for a one- bedroom unit, $2,678 for a two-bedroom unit, $3,309 for a three-bedroom unit, and $3,810810 for a four-bedroom unit. (See Figure 6) This is generally higher than the surrounding area. Santa Clarita’s median rent was considerably higher than the median rent of Los Angeles County as a whole, at $2,044 and $1,577 per month respectively; this is partly accounted for by the fact that Santa Clarita has a higher percentage of homes and rentals with three or more bedrooms, making the median higher overall. When compared to other large cities within the Southern Californ ia region, rental costs and the overall cost of living are less in Santa Clarita (2019 American Community Survey , 1 Year Estimates; Best Places Cost of Living Estimates).
<30% 30-50% >50%
Owner 27,285 7,825 5,250
Renter 9,055 4,895 4,860
0 5,000
10,000
15,000
20,000
25,000
30,000Households
Santa Clarita – City Council Hearing Draft May 2022
13 Figure 6: Average Rental Costs in Santa Clarita Over Time
Source: Zumper Rent Research, Zumper.com, accessed February 4, 2022
Extremely Low-Income Households
Comprehensive Housing Affordability Strategy (CHAS) data from the 201 2-2016 period indicate that ten percent of Santa Clarita’s households are extremely-low income, or a total of 5,959 households (See Table 4). This represents a smaller share of the population than the SCAG region, with over seventeen percent of its households in the extremely low -income category. The race or ethnicity with the highest share of extremely-low income households in Santa Clarita is Hispanic , and there are more extremely -low income ren tal households than owner households .
Extremely-low income households make up 17.5% of the total renter- occupied households and 6.5% of total owner -occupied households. The distribution of households by income, race, and tenure is further discussed in the Fair Housing Analysis in Section 4.5 and includes policies and programs to address housing needs and discrepancies in access to housing among different groups and areas . These policies and programs include the following:
• Policy H2.2: Funding Preference to Extremely-Low Income Housing • Policy H2.10: Affordable Housing Incentives
• Program HP-2.4: Continuing Affordability
• Program HP-2.5: Collaboration with Non-Profit Affordable Housing Developers • Policy H2.12: Fee Reductions or Deferrals for Affordable and Special Needs Housing
$1,445
$1,845
$1,612
$2,678
$2,267
$3,309
$2,665
$3,810
$1,000
$2,000
$3,000
$4,000
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Santa Clarita – City Council Hearing Draft May 2022
14 Table 4: Extremely Low-Income Households in Santa Clarita by Race/Ethnicity and Tenure
Total
Households
Households
below 30% AMI
Share Below
30% AMI
White, non-Hispanic 36,730 3,125 8.5%
Black, non-Hispanic 1,780 205 11.5%
Asian and other, non-Hispanic 6,865 714 10.4%
Hispanic 14,195 1,915 13.5%
Total 59,570 5,959 10.0%
Renter-occupied 19,020 3.325 17.5%
Owner-occupied 40,580 2,640 6.5%
Total 59,570 5,959 10.0%
Source: HUD, CHAS, 2012-2016.
1.9.3 Special Needs Populations
Homeless
The Los Angeles County Community Development Commission conducts bi -annual point-in-time surveys of homeless populations. In 2020, 168 people were reportedly experiencing homelessness in Santa Clarita, a 35 percent decline from 2019 (Source:
Los Angeles Homeless Services Authority ). Services for homeless individuals are available in Santa Clarita, with the primary homeless services provider being Bridge to Home. Bridge to Home operates year-round 24/7 for up to 60 people at any given time and has an approved proposal to expand its services. The Santa Clarita Community Task Force on Homelessness also continually works towards completing action items from the Community Plan to Address Homelessness. In 2019, the Task Force identified 148 students in the Newhall District reportedly experiencing homelessness along with an increase in persons seeking resour ces. Programs and policies included to address these needs include the following:
• Policy H2.12: Fee Reductions or Deferrals for Affordable and Special Needs Housing
• Program HP-4.3: Homeless Case Management
• Program HP-2.1: Zoning for a Variety of Housing Types Disabled
Census data from the American Community Survey 2014 -2018 indicate that Santa Clarita has 7,950 persons with an independent living disability, 4,568 with a self-care disability, 10,771 with an ambulatory disability, 4,093 with a vision disabili ty, 8,211 with a cognitive disability and 6,060 with a hearing disability. These numbers are not exclusive, as some residents have more than one type of disability and some disability types are not recorded for children below a certain age. The most commonly occurring disabilities among seniors 65 and older were ambulatory (24.2%) and independent Santa Clarita – City Council Hearing Draft May 2022
15 living (17.8%). These needs will be addressed through programs and housing strategies that include the following:
• Program HP-2.5: Collaboration with Non-Profit Affordable Housing Developers • Policy H2.12: Fee Reductions or Deferrals for Affordable and Special Needs Housing
• Program HP-3.1: Limit Code Enforcement Activities
• Program HP-4.2: Monitoring of Codes and Ordinances to Remove Barriers • Program HP-4.6: Administrative Process for Reasonable Accommodations • Program HP-4.11: Fair Housing Programs & Actions
Elderly
According to the American Community Survey 2014 -2018, about 11.4 percent of Santa Clarita’s population is aged 65 and above. (See Figure 3, above). This is lower than the regional average of 13 percent. However, 12.4 percent of the population is in the 5 5-64 age group, which is projected to increase the population of elderly residents by the end of the Housing Element period. Elderly persons often have fixed incomes and may have additional special needs related to access and care that may require physical improvements to their homes such as ramps, handrails, lower cupboards and counters, creation of a downstairs bedroom, or other modifications to enable them to remain in their homes. They may also need assistance in the form of a part-time or live- in caretaker. According to stakeholder interviews, strategies to serve Santa Clarita’s elderly residents include protecting affordable units from converting to market rate, development of single-story homes, and the development of more affordable senior living communities , especially near amenities such as transportation, grocery stores, and medical care.
Santa Clarita currently has over 1,900 senior residential units, including rental units, ownership units, and assisted living units. Over 827 of these units are deed-restricted affordable. In addition to these units, an additional 901 senior units are pending, approved, or under construction. In addition to the housing available for seniors, there are local organizations and agencies that provide resources and assistance for seniors, including the Senior Resource Alliance Santa Clarita Valley, the Santa Clarita Valley Senior Center, and the Senior Center Friendly Valley.
As noted above and in Section 4, there is a higher rate of disability among the senior residents than in the larger population. Programs and Policies included in this Housing Element that help address the housing needs of this population include the following:
• Program HP-2.5: Collaboration with Non-Profit Affordable Housing Developers • Policy H2.12: Fee Reductions or Deferrals for Affordable and Special Need Housing
• Program HP-3.1 Limit Code Enforcement Activities
• Program HP-3.2 Handyworker Program
• Program HP-4.6 Administrative Process for Reasonable Accommodations Santa Clarita – City Council Hearing Draft May 2022
16 Large Households
In Santa Clarita, the average household size of 2.97 is the same as Los Angeles County (Source: 2019 ACS 1 -Year Estimates). In Santa Clarita, the most common household size is of two people (29%), followed by three -person, one-person, and four-person households, as seen in Figure 7. Households with five or more persons make up less than 15% of the households in the City. For each household size, there are more home- owners than renters. Compared to the SCAG region, Santa Clarita has a lower share of single -person households (23.4% vs. 18.9%) and 7+ person households (3.1% vs. 1.7%). Santa Clarita has approximately 27,000 residential units with at least four bedrooms (37%), indicating that sufficient housing units are available for large families.
Figure 7: Households by Household Size
Source: American Community Survey 2014-2018 5-year estimates.
Female-headed households
State law requires an analysis of female -headed households to ensure adequate childcare and job training resources are provided. Of Santa Clarita’s 67,583 total households in 2018, 11.3% were female-headed (compared to 14.3% in the SCAG region); of those, 48.8% had children at home and 7.3% had children under age six.
Actions that help meet the needs of female-headed households are found in Program HP-4.11: Fair Housing Programs and Actions.
Farmworkers
Statewide, farmworker housing is of unique concern and importance . While only a small number of SCAG jurisdictions have farmworkers living in them, they are essential to the region’s economy and its food supply. According to the United States Department of Agriculture (USDA), more than 80 percent of hired crop farmworkers are not migrant workers but are considered settled and work farm(s) within 75 miles of their residences. This share is up significantly from 41 percent in 1996- 1998, reflecting a fundamental change in the nature of the crop farming workforce. The
Santa Clarita – City Council Hearing Draft May 2022
17 majority of farmworkers in California reside in metropolitan areas, where the average hourly wage of $16.05 puts them in the extremely low to very-low income category (between 3 0-50 per cent of the area median income). Programs and policies to address this need include the following:
• Program HP-2.1: Zoning for a Variety of Housing Types • Program HP-2.4: Continuing Affordability
• Program HP-2.5: Collaboration with Non-Profit Affordable Housing Developers • Policy H2.12: Fee Reductions or Deferrals for Affordable and Special Needs Housing
1.10 CHARACTERISTICS OF HOUSING STOCK
1.10.1 Type
Santa Clarita’s housing stock consists mostly of single -family units (72.8%), compared to 61.7% for the SCAG region. As shown in Figure 8, the City has a smaller proportion of multifamily units and a similar proportion of mobilehomes as the region.
Figure 8: Housing Type
Source: CA DOF E-5 Population and Housing Unit Estimates
1.10.2 Tenure
Housing security can depend heavily on housing tenure (i.e., whether homes are owned or rented). Santa Clarita has a higher rate of owner-occupied homes (67.8%) compared to 32.2% for the SCAG region. The City’s housing stock in 2018 consisted of 67,583 occupied units, with 45,807 owner -occupied and 21,776 renter -occupied units.
Santa Clarita – City Council Hearing Draft May 2022
18 Figure 9: Housing Tenure by Age
Source: American Community Survey 2014-2018 5-year estimates.
1.10.3 Age & Condition
Santa Clarita’s housing stock is not ably younger than the SCAG regional average (Figure 10). Prior to the 1960s, Santa Clarita saw very little construction. Over 60 percent of the residential development in Santa Clarita occurred between 1980 and 2009, while over 60 percent of SCAG households were built prior to 1980.
Figure 10: Household Units by Year Structure Built
Source: American Community Survey 2014-2018 5-year estimates.
Community Preservation staff occasionally survey housing conditions within areas of the City that are much older and have a history of code enforcement issues. This includes areas of Canyon Country, Newhall, and Saugus. Based on the most recently available data, about 4 percent of these properties needed rehabilitation. Based on this information, around 706 of the 17,627 units within these areas are likely in need of rehabilitation or replacement due to housing conditions and age. This total number of estim ated units in need of rehabilitation or replacement has increased due to
Santa Clarita – City Council Hearing Draft May 2022
19 annexations of areas such as Canyon Country with an older Housing Stock. The City has successfully established programs targeting housing rehabilitation to address this need, which are continued under Programs HP-3.2 and HP-3.3
1.10.4 Overcrowding
The ACS definition of overcrowding is more than 1.0 occupants per room, where the number of rooms includes all except kitchens, bathrooms, and hallways. Severe overcrowding is defined as more than 1.5 occupants per room. By these definitions, there are 4,2 76 overcro wded households and 1,354 severely overcrowded households in Santa Clarita. The rate of o vercrowding in Santa Clarita’s owner - occupied households is almost 50% lower than the overall SCAG region (2.4% vs
4.9%) and renter-occupied households in the City face similar rates of overcrowding as the SCAG region (14.7% vs 15.6%). In Santa Clarita, rental units were more likely to be overcrowded and severely overcrowded than owner-occupied units.
Figure 11: Overcrowding by Extent and Tenure
Source: American Community Survey 2014-2018 5-year estimates.
1.10.5 Vacancy
The vacancy rate is a measure of the general availability of housing. It also shows how well the available units meet the current housing market demand. A low vacancy rate suggests that residents will have difficulty finding housing within their price range. According to the 2014 – 2018 ACS, Santa Clarita’s vacancy rate was 3.7 percent with about 2,743 vacant units, slightly lower than what would be expected for a healthy rental market. In comparison, the vacancy rate for Los Angeles County at that time was 6.2%.
1.10.6 Prices
Santa Clarita's median home sales prices and trends closely match those of the larger region according to the 2014 – 2018 ACS ( Figure 12). In 2018, the median home sale price in Santa Clarita was $538,000 . Over the last 20 years , Santa Clarita has
Santa Clarita – City Council Hearing Draft May 2022
20 ranged between 87.8 percent to 126.2 percent of the SCAG regional median home sales price.
Figure 12: Growth in Santa Clarita and Los Angeles County Median Homes Sale Prices, 2000-2018
Source: SCAG Local Profiles
1.10.7 Preservation of Assisted Units at Risk of Conversion There are two developments within the City with a high risk of conversion to market rate before 2031. These developments contain a total of 89 units, which are all senior units. Programs to assist in the preservation of at-risk housing are discussed in Section 2 and Section 4.
1.11 SUMMARY OF CONSTRAINTS
As discussed in Section 4, governmental and non-governmental constraints directly affect the production of housing in a city. For the Los Angeles County areas, including the City of Santa Clarita, the high cost s of land and development pose the largest constraints.
Non-governmental constraints such as land costs and construction expenses can limit the development of affordable housing. Vacant land is available; however, much of it is located in areas with environmental constraints, such as fire hazards, that must be considered in developing housing. In addition, land costs are high . Total development and construction costs, including cost of labor and materials, are also high. Although financing is available, home purchases may be difficult for lower and moderate-income buyers with limited down payments , as lenders are hesitant to finance homebuyers that do not have the down payment or income required to cover minimum mortgage payments. These non -governmental constraints can affect the cost of development in Santa Clarita and serve as barriers to housing production and affordability.
Santa Clarita – City Council Hearing Draft May 2022
21 In addition to non-governmental constraints, several policies and regulations at the Federal, State, and local levels affect housing production. Local governmental constraints such as processing requirements for development applications, design and development standards, density limitations, fees and exactions, and the time and uncertainty associated with obtaining permits can affect price and availability of housing. The General Plan and Zoning Code are intended to allow for smart growth with only necessary limitations on development and do not pose a significant constraint.
The most significant constraint to housing development in the City of Santa Clarita is the cost of development – including cost of land, cost of construction, and costs associated with the permitting process . These costs are generally comparable to surrounding jurisdictions and therefore are not likely to pose a unique or significant constraint to housing development. Additionally, the City’s processing time for permits tends to be lower than comparable surrounding jurisdictions , which decreases constraints and cost of development.
1.12 SUMMARY OF FAIR HOUSING ANALYSIS
Assembly Bill 686 (Affirmatively Furthering Fair Housing, or AFFH) requires state and local agencies to take proactive measures to correct any housing inequalities related to race, national origin, color, ancestry, sex, marital status, disability, religion, or other protected characteristics. All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing including an analysis of impediments to fair housing choice, or AI Agencies must ensure that their laws and programs affirmatively further fair housing, and that they take no actions that counter those goals.
Under State law, Affirmatively Furthering Fair Housing, means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” Agencies must inclu de in their Housing Elements a program that promotes fair housing opportunities while identifying areas of racial/ethnic concentration across the socioeconomic spectrum.
In the context of a community’s housing needs, AFFH is not just about the number of housing units needed, but also about where the units are located and who has access to them.
AB 686 enacts new requirements for the Assessment of Fair Housing; this assessment is contained in Section 4 along with a history of Santa Clarita. Per HCD Guidance, the analysis will assess enforcement and outreach capacity, segregation and integration patterns, dispariti es in access to opportunity, disproportionate housing needs including displacement, and concentrated areas of poverty and affluence across racial/ethnic groups. Data compiled in the Assessment of Fair Housing and a 2019 Analysis of Impediments found high -priority challenges to fair housing and Santa Clarita – City Council Hearing Draft May 2022
22 contributing factors to equal access to affordable housing in high opportunity areas in the City including:
• Concentrations of low- and moderate- income residents in lower resource areas;
• Low rates of community participation and awareness
• Exposure to environmental health hazards
• Sensitive communities vulnerable to displacement;
• Areas of high social vulnerability;
• Single, female head-of-households with children concentrated in lower resource areas;
• Discrepancies in lending patterns by race/ethnicity; and • Lack of opportunity for all residents to obtain housing in high resource areas.
While it is common to find enclaves of persons with similar cultural background and values, it is necessary to analyze any area demonstrating ethnic or economic concentration to ensure that the community is not experiencing disparities in access to opportunities such as education, employment, and amenities. Furthermore, health and environmental metrics should be considered in conjunction with economic factors in these communities to determine whether the City contains any disadvantaged communities. As defined by SB 535, Santa Clarita does not currently have any disadvantaged communities; however, two census tracts in the City are very close to meeting the criteria that would trigger requirements for further analysis. These tracts will be analyzed and discussed as part of the Assessment of Fair Housing and environmental justice policies and programs included in this Housing Element.
An in-depth analysis including an Assessment of Fair Housing is included in Section
4. Section 2 includes specific policies, programs, and actions to be undertaken by the City to address these areas of concentration and to affirmatively further fair housing. Section 3 contains the housing sites location information and maps as part of the AB 686 requirement that jurisdictions identify sites throughout the community in a manner that is consistent with their duty to affirmatively further fair housing.
1.13 REGIONAL HOUSING NEEDS ALLOCATION
The Regional Housing Needs Allocation (RHNA) is a requirement of State housing law and is a determination of projected and existing housing needs for all jurisdictions in California. The Southern California Association of Governments, or SCAG, conducts the RHNA process every eight years. Every jurisdiction must plan for its RHNA allocation in its Housing Element by ensuring there are enough sites with appropriate zoning to accommodate their RHNA. The goal is to ensure that local plans have enough appropriately zoned land to accommodate their existing and projected housing needs for all income levels for the entire 8-year planning period. Jurisdictions are not expected to build the housing, but they must plan and zone for it.
The RHNA methodology applies several factors to further the objectives of State law and meet the goals of the Connect SoCal plan. After a RHNA total is calculated, a Santa Clarita – City Council Hearing Draft May 2022
23 social equity adjustment is applied to determine the four income categories. The social equity adjustment is based on household income and access to resources. One of the five objectives of State housing law is to ensure that there is not an overconcentration of households by income group in comparison to the county or regional average. To ensure that the RHNA methodology does not overburden low - income jurisdictions with more low-income households, a social equity adjustment is applied during the Income Group process. The result is that hi gher income jurisdictions are required to plan for fewer market rate units and more affordable units, while lower income jurisdictions plan for more market rate units and fewer affordable units.
Santa Clarita’s RHNA for the period between October 2021 – October 2029 is 10,031 units, divided between income groups as shown in Table 5.
Table 5: Regional Housing Need Allocation for Santa Clarita Regional Housing Need Allocation, 2021 - 2029
Very Low Low Moderate Market Total
Santa Clarita 3,397 1,734 1,672 3,228 10,031
While the RHNA is assigned based on the four income categories above, the law also requires that communities plan for the needs of extremely low -income households, defined as those making less than 30 percent of the County AMI. The housing need for the extremely low-income group is generally considered to be one-half of the very low-income need. Section 3 provides an analysis of the sites available to meet the City’s assigned RHNA, the S ites Inventory, and any constraints to development of the listed housing sites.
1.14 2013 SANTA CLARITA HOUSING ELEMENT REVIEW
Santa Clarita had a variety of programs to be implemented in the previous Housing Element, some of which were achieved successfully. An evaluation of the City’s progress toward achieving these programs, including an analysis of the differences between what was projected and what was achieved, provides useful data to determine any new or revised policies and programs for this current Housing Element.
In the 2013-2021 Housing Element Update, the City planned for the expansion of the local housing supply for affordable and market -rate housing as well as maintenance and improvement of the existing housing stock. Implementation programs included:
• Providing adequate sites at a range of densities to accommodate future housing needs;
• Assisting in the development of adequate housing to meet the needs of extremely low, very low, and moderate-income households; • Conserving and improving the existing housing stock through Community Preservation rehabilitation loans and a handy worker program; Santa Clarita – City Council Hearing Draft May 2022
24 • Preserving the affordability of existing homes that were at risk of conversion to market-rate during the planning period;
• Addressing and, where appropriate and legally possible, removing government constraints to the maintenance, improvement, and development of housing for all income levels; and
• Promoting housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability
1.14.1 Progress Implementing Programs
The City was successful in implementing many of the programs in its 2013 Housing Element and is implementing others with the adoption of this 2021 Housing Element Update. See Table 7 at the end of this section for full program implementation status.
1.14.2 Progress Addressing Needs of Special Needs Populations The City was able to achieve a number of its goals and objectives related to meeting the housing needs of special needs populations (e.g., elderly, persons with disabilities, large households, female-headed households, farmworkers, and persons experiencing homelessness). Certain goals and objectives like streamlined and expedited review of assisted senior living facilities , collaboration with homeless services providers and developers of supportive housing, offering effective case management services to the homeless , and encouraging the transition of the homeless population to stable housing continue to be accomplished through a series of actions.
During the last planning period, the City issued streamlined approvals for five assisted senior living facilities totaling 617 units and granted approval for 695 senior residential units (49 of which are deed -restricted to lower in come households), including construction of 235 senior units. The City also issued planning, building, and occupancy permits for the new 30,000 square- foot Santa Clarita Valley Senior Center. Furthermore, the City issued approval for a 92-bed homeless shelter (Bridge to Home), a five -unit, 6,400 square -foot supportive/transitional housing facility for single-parent households (Family Promise), and a 51,000 square- foot skilled nursing/transitional care facility. Prior to approval of the homeless shelter and the supportive/transitional housing facility, the City donated the respective properties to each of the organizations to help facilitate the construction of these facilities. The City has also awarded various grants to Bridge to Home to assist in the construction of the homeless shelter and in expanded homeless services. Other notable actions included: the establishment of a senior mobilehome park overlay zone that limits the conversion of age- restricted parks to all -ages and enhancing housing options for seniors; implementation of the reasonable accommodations ordinance and regularly issuing expedited approvals for requests for reasonable accommodations within two weeks of application submittal. The City funded several nonprofits during the prior planning period and provided case management services to 4,291 individuals. Grant Santa Clarita – City Council Hearing Draft May 2022
25 funding was also provided to single -mothers outreach towards implementing a subsidized housing program and providing enhanced social work and education services to clients.
During the prior planning period, the City also developed and adopted the Community Plan to Address Homelessness (Community Plan) to combat and prevent homelessness in coordination with the Los Angeles County’s Homeless Initiative Plan.
The City designed the Community Plan to align local resources, both in the nonprofit and private sectors, with Los Angeles County investments. The Plan resulted in the formation of the Santa Clarita Community Task Force on Homelessness, comprised of the City, service providers, govern ment agencies, faith-based organizations, and schools. The task force is an hoc effort to leverage local resources to fulfill goals listed in the Community Plan. The Task Force meets periodically to coordinate action-items related to the Community Plan's p riorities including developing a year -round emergency shelter, increasing affordable housing options, enhancing mental health services, and streamlining information sharing and opportunities for collaboration.
Accomplishments of the Santa Clarita Community Task Force on Homelessness include:
• Creation of a centralized website for all homeless service providers (santaclaritahomelessaction.org);
• Expansion of case management services at several school districts Citywide through the creation of Wellness Centers;
• Over $122,000 in Measure H funding was provided to six local organizations and non-profits for innovation solutions to address homelessness in Santa Clarita;
• Two comprehensive resource guides were developed and made available on the City and Community Taskforce websites; and
• Creation of GO! Santa Clarita, which provides ride-share services at fixed rates with professional drivers.
When considered cumulatively, these goals, policies, and actions greatly increased and broadened the resources and services av ailable to meet the housing needs of special needs populations. In addition to addressing these needs during the previous planning period, these successes will also facilitate the implementation of programs in this Housing Element by establishing and reinforcing communication networks and mobilization efforts for addressing housing needs of local community members.
1.14.3 Progress in Achieving Quantified Objectives
The City was only partially successful in achieving its 5th cycle Quantified Objectives, as shown in below Table 6. The City reached and exceeded its objectives for above - moderate units. A significant number of new Programs have been adopted in Section 2 to help address this imbalance of housing production to housing need seen during the past planning period.
Santa Clarita – City Council Hearing Draft May 2022
26 Table 6: Progress in Achieving 2013 Quantified Objectives by Income Group Income
Group
New
Construction
Projected/
Actual
Rehabilitation
Projected/
Actual
2013
Quantified
Objective
Total Units
Realized
2013-2021
Very Low 2208/13 503/0 2711 13
Lower 1315/141 241/0 1556 141
Moderate 1410/172 0/0 1410 172
Above
Moderate 3389/3939 0/0 3389 3939
Total 8322/4265 744/0 9066 4265
NOTE: Quantified objectives reflect totals in the 2013 Housing Element and do not reflect adjusted totals for annexations.
1.14.4 Lessons Learned
The City was able to meet a number of its objectives through successful programs such as the Mixed Use Ordinance, Fair Housing Programs, and the Handyworker Program. The City made progress through other programs that were partially achieved including the P reservation of At -Risk Housing and Mobile Home Rent Adjustment Program. Not all the programs were successful, as shown in Table 7.
The high cost of land and const ruction is a major constraint to development for all Los Angeles County jurisdictions and has made it a challenge for the City to reach all of its programs and quantified objectives. Significant successes include the Mixed Use Ordinance, Fair Housing Progr ams, and the Handyworker Program. The programs that were less successful focused on loans and incentives, including land banking/loan write downs, and the homebuyer assistance programs. The market drives the cost of development and due to the high cost of construction and land in the Santa Clarita Valley, it can be challenging for developers and investors to procure land, build units and then sell or lease them at an affordable rate. These non -governmental factors had the largest effect on the success of the City’s housing policies and programs.
Other factors that led to poor utilization of some of the programs included a lack of information about and promotion of many of the programs. Without a focused effort to promote the availability and ease of application for these programs, few residents were made aware of them. Additional promotion will help the less successful programs reach a wider audience and increase participation.
Additionally, poor utilization of certain programs can help provide useful context into local development conditions. The City’s affordable housing density bonus was not utilized during the planning period. However, the General Plan and Unified Development Code had been recently amended to include land use designation changes and rezonings, including the introduction of mixed- use zoning within older commercial corridor areas. These changes are already providing housing incentives where those were limited before. Feedback received from the development Santa Clarita – City Council Hearing Draft May 2022
27 community indicated the new General Plan land use and zoning designations provided the desired densities without the need for density bonuses . An inclusionary housing requirement without accompanying development incentives may have presented a new constraint to housing development. The updated iteration of the programs (Programs HP-1.5 and HP-1.7) would include the completion of an analysis of pros and cons related to inclusionary housing with examples from other jurisdictions, and the consideration of development incentives and regulatory concessions alongside the inclusionary program to increase the program’s feasibility.
The 2013 Housing Element programs that were most successful were those that were directly administered by the City, such as the Mixed Use Ordinance, Proactive Community Preservation, and the Handyworker Program. These programs will continue to be implemented in the 2021 Housing Element.
1.15 PROGRAM CHANGES IN 2021 HOUSING ELEMENT
The 2021 Housing Element update is not a comprehensive "new" Housing Element, but rather an update of the 2013 Housing Element. The focus of the update process has been to keep the programs that are working and adding new p olicies and programs where community needs have changed or where necessary to comply with new State laws. New or revised goals, objectives, policies, and programs are included within the 2021 Housing Element to meet changing needs and legal requirements.
Ongoing policies and programs that have been successful are continued in the Housing Element update; limited -term programs that have already been accomplished have not been carried forward.
Table 7 provides an evaluation of the programs from the 5th Cycle Housing Element and the City’s level of success in achieving them.
Table 7: 2013-2021 Housing Element Program Implementation Status Program Timeframe Progress Lesson Learned
H 1.1 Affordable Housing
Density Bonus: Provide a
by-right density bonus of
25% or 35% to developers
of new housing who make
units affordable to
households earning
specific percentages of the
AMI.
Ongoing Unused. No developers
applied for density
bonuses between 2014-
2020. The affordable
housing density bonus
program information and
requirements are
provided online.
Program was never
advertised or
promoted.
Developers expressed
that the changes to
the General Plan and
zoning designations
that occurred prior
to the planning
period provided the
desired densities
without the need for
density bonuses.
Santa Clarita – City Council Hearing Draft May 2022
28 The new affordable
housing density
bonus program
would include
additional
advertising, such as
advertising on City’s
website, to make it
more successful.
H 1.2 Mixed Use
Ordinance: Implement the
City's General Plan Mixed
Use Zones and the Mixed
Use Overlay Zone (MU) to
encourage a mix of
residential, commercial,
employment and
institutional opportunities
within activity centers
along identified corridors
throughout the City.
Objective of
approving at
least 50
housing units
within mixed
use
developments
between 2013
and 2021.
Accomplished
in 2020
Program Achieved. 243
mixed use units have
been approved during
this planning period.
Successful Program
to be continued.
H 1.3 Land Banking/Write-
Downs: Establish a
strategy to facilitate the
development of units for
low and very low-income
households. Under this
program the City would
acquire properties and
offer the properties to
qualified developers
through a Request for
Proposal/Notice of Funding
Availability process.
Ongoing Tracking is on-going. No
available sites were
identified during the
planning period.
This specific program
will be discontinued.
The intent of this
Program has been
implemented
through one-on-one
meetings with
developers, which
will continue, but the
specific language in
H 1.3 will be
removed.
H 1.5 Inclusionary Housing
Program (Mixed Income
Housing): Program to
adopt an inclusionary
housing ordinance where
affordable units are
produced along with
market-rate units to meet
the needs of the City’s
lower income working
families and seniors.
Draft and
approve an
ordinance and
modify the
existing
Housing
Element by
2016 and
begin
program by
2017
Although preliminary
research into inclusionary
housing programs in
various jurisdictions was
done in 2014 and
between 2017- 2020.,, an
evaluation of the
feasibility of adopting an
inclusionary housing
program was not
completed.
The updated iteration
of the program
include the
completion of an
analysis of pros and
cons related to
inclusionary housing
with examples from
other jurisdictions,
and the
consideration of
development
incentives and
Santa Clarita – City Council Hearing Draft May 2022
29 regulatory
concessions
alongside the
inclusionary program
to increase the
program’s feasibility
H 2.1 Affordable Housing
Program: Program to
assist in the development
of new and rehabilitated
housing to provide units
for households with very
low and low incomes.
Program
aimed to
develop by
2015 an
additional 20
very low-
income units
and 40 low-
income units;
and by 2017:
develop an
additional 20
very low-
income units
and 40 low-
income units.
Program partially
achieved. Between 2014
and 2020, 154 affordable
units were permitted: 13
very low-income units
and 141 low-income
units.
Program will be
expanded to meet
new regional housing
needs.
H 2.2 Homebuyer
Assistance - FirstHOME
Program: Program
provides low- and
moderate-income first-
time homebuyers with a
low-interest, second
mortgage to be used as a
down payment on a
residence. Repayment is
deferred until the home is
sold, changes title, or
ceases to be the
borrower’s primary
residence.
Ongoing Program not achieved
through City efforts,
although the FirstHOME
Program continues to be
available through the
County.
Program was unused
and will not be
carried forward as a
program in the 2021
Housing Element.
Lenders will still be
encouraged to
participate in CalHFA
lending programs for
1st-time homebuyer
programs.
H 2.3 Homebuyer
Assistance - CalHFA:
Program provides primary
and junior mortgage loans
to first-time homebuyers
at below-market interest
rates. The City will
continue to coordinate the
FirstHOME Program with
CalHFA programs in order
Ongoing Program not achieved
through City efforts, but
the City remained a
participating jurisdiction
for CalHFA during the 5th
cycle. CalHFA information
remains on the City’s
website and is in the
current Affordable
Housing and Services
Program language
will not be continued,
but the City will
continue to include
CalHFA Programs on
promotional
materials and
websites and will
continue to
Santa Clarita – City Council Hearing Draft May 2022
30 to increase the low- and
moderate-income
homebuyer’s opportunity
for homeownership.
Brochure for continued
promotion.
encourage lenders to
participate.
H 2.4 Homebuyer
Assistance - Mortgage
Credit Certification
Program: The City is a
participating jurisdiction
in the Los Angeles County
program, which offers
first-time homebuyers a
federal income tax credit
and allows a lender to
reduce the housing
expense ratio by the
amount of tax savings.
Ongoing Program not achieved
through City efforts, but
the City remained a
participating jurisdiction
for MCC during the 5th
cycle.
MCC Program was
not promoted. City
will retain this
program and contact
local lenders to
encourage them to
become qualified
MCC program
lenders.
H 2.6 Homeless Case
Management: Program to
fund homeless case
management services
connected to local
homeless shelter
operations.
Ongoing Program achieved.
Between 2014-2020, the
City funded several
nonprofits to provide
case management
services to 4,291
individuals.
Successful Program
will be continued
H 2.7 Collaboration with
Affordable Housing Non-
Profit Developers:
Program to continue
working with non-profit
affordable housing
developers to create new
affordable housing units.
Create a formal Request
for Financial Assistance
Application process to
streamline and clarify this
process.
Ongoing
(develop a
Request for
Financial
Assistance
Application by
2010).
Annually
evaluate the
program and
identify
sources for
funding as
they become
available
Program consisted of
individual preapplication
meetings with developers
to facilitate affordable
housing developments.
Program will be
reworded to reflect
its implementation
and encourage
further
preapplication
meetings with
developers of
housing projects that
include affordable
units more closely.
Santa Clarita – City Council Hearing Draft May 2022
31 H 2.8 Extremely low-
income Affordable Housing
Program: Program to
encourage the
development of housing
for extremely low-income
households. Ensure that
the Request for Financial
Assistance Application, to
be developed by 2010,
emphasizes the City’s
preference for projects
that serve the extremely
low-income population
Ongoing Although some
applications for
affordable developments
had been received by
2020, no projects were
approved during this
time.
Funding for ELI units
continues to be the
City's priority. If an
inclusionary housing
program is
implemented, then
guidelines would be
created to reflect this
priority upon
creation of a City
affordable housing
fund funded by
inclusionary in-lieu
fees.
H 3.1 Proactive
Community Preservation:
Program to conserve and
improve the existing
housing stock through
Community Preservation,
rehabilitation loans, and a
handy worker program.
Ongoing Program achieved.
Starting in 2018,
Community Awareness
Program (CAP)
presentations, meetings
and preservation
activities have taken
place with Code
Enforcement, Housing,
and Graffiti staff.
Successful Program
will be continued.
H 3.2 Residential
Rehabilitation Program:
The program provides
grants to low- and
moderate-income
homeowners to repair
their primary residences.
Annual
(provide 25
Residential
Rehabilitation
Grants per
year)
Program partially
achieved. The City’s
Residential Rehabilitation
Program served 13
households in 2014. The
City transitioned the
Program to a nonprofit in
2015. It has been
combined with the
existing Handyworker
Program (H 3.3)
Program has been
combined with the
Handyworker
Program and
continued only
through that
program.
H 3.3 Handyworker
Program: The City will
provide financial support
to the program, operated
by the Santa Clarita Valley
Committee on Aging –
Senior Center through a
grant to provide minor
home repairs.
Annual Program is very
successful with the
exception of 2020 due to
COVID-19
Successful Program
will be continued.
Santa Clarita – City Council Hearing Draft May 2022
32 H 3.4 Property
Rehabilitation Program:
Program to provide grants
to low- and moderate-
income homeowners for
repairs to the grounds
surrounding their owner-
occupied homes.
Annual Partially successful. This
Program has struggled to
find eligible households
and appropriate projects.
Projects often exceed the
amount allowed.
City has raised the
amount available for
project and has
dedicated funding.
Program will be
continued in the
current Housing
Element and will be
promoted on the
City’s webpage.
H 4.1 Preservation of At-
Risk Housing: Program to
preserve units at risk of
losing their subsidies and
converting to market rents
and work with non-profit
housing organizations to
preserve at-risk units.
Ongoing
(preserve 232
units at risk of
losing their
subsidies and
converting to
market rents
between 2013
and 2021)
Program partially
achieved. In 2014 and
2018, 76 affordable units
were preserved with HUD
assistance. In 2015, 192
affordable units
transitioned to market
rate. No affordable units
were threatened with
conversion to market
rate between 2016-2017,
or between 2019- 2020.
Program updated to
reflect current at-risk
units
H 5.2 Fee Reductions or
Deferrals for Affordable
Housing Projects: Program
to review affordable
housing proposals on a
case-by-case basis and
authorize reduction or
deferral of fee payments
as deemed appropriate.
The City will investigate
implementing a fee
reduction or deferral
ordinance to encourage
developers to create
affordable units for very
low-income households.
Ongoing Program partially
achieved. The City
continued to review fee
reduction and deferral
requests on a case-by-
case basis but has not
carried out an ordinance
to do so.
Program will be
updated and
continued as a policy
H 5.3 Expedited Processing
for Affordable Housing
Projects: Continue existing
program to expedite
processing for affordable
housing projects, including
one-stop preliminary
review, concurrent
application review,
designation of a primary
Ongoing Program achieved;
however, relatively few
applications for
affordable housing
developments have been
received
Program will be
continued as Policy
H-2.11
Santa Clarita – City Council Hearing Draft May 2022
33 contact, construction and
grading plan review,
permitting, and
inspection.
H 6.1 Fair Housing
Programs: The City
contracts with a service
provider to conduct
outreach and education
activities, distribute
literature, provide housing
vacancy listings, and
publicize the availability of
fair housing services
through various media.
The contractor also
records and investigates
inquiries and complaints
from residents.
Annual Program achieved.
Between 2014-2020, the
City's fair housing
contractor participated in
fair housing workshops
or events and distributed
49,562 pieces of
literature. During this
time, 523 inquiries were
received and 34 cases for
discrimination were
brought. The contractor
provided information
using their website, an
on-line newsletter, and
social media such as
Facebook and Twitter. In
2019, Project Place, a
monthly listing of rental
vacancies, was created.
The City also created a
dedicated Fair Housing
Services webpage
available on the City's
website.
Successful program
will be continued
H 6.2 Analysis of
Impediments to Fair
Housing Choice (AI):
Program to complete the
2014/2015 to 2018/2019
Analysis of Impediments
to Fair Housing Choice (AI)
in 2014. Implement
recommendations of
document.
Submit
completed AI
to HUD by May
15, 2014.
Accomplished
in 2014
New AI was developed
and is currently in place.
HUD withdrew the new
format in December 2018
and told grantees to go
back to the AI until they
re-grouped.
Program will be re-
worded, updated and
expanded to fulfill AB
686 requirements
H 6.4 Mobilehome Rent
Adjustment Policies:
Continue to implement the
regulations contained in
the Manufactured Home
Park Rent Adjustment
Procedures, Municipal
Code 6.02
Ongoing 2017 update
implemented a Hearing
Officer model to hear
appeals, rather than the
elected Rent Board. It
has been very successful.
Successful program
will be continued
Santa Clarita – City Council Hearing Draft May 2022
34 H 7.1 Developmentally
Disabled Housing:
Program to encourage the
provision of housing
specifically serving the
developmentally disabled
population in new
affordable housing
projects. In addition, the
program encourages the
development of 50 housing
units; establish a process
to allow for requests for
regulatory incentives; and
collaborate with
developers of supportive
housing.
2015
(objective not
reached)
Program only partially
achieved. While no
feasible sources of
dedicated funding for
housing for the
developmentally disabled
were identified, the City
does grant Reasonable
Accommodations upon
request and continues to
collaborate with
developers of supportive
housing.
Portions of this
program were
ineffective, and it will
be reworded and
continued as
Program HP-4.4:
Housing for Persons
with Disabilities
H 7.2 Developmentally
Disabled Services.
Program to work with
North Los Angeles Regional
Center to initiate an
outreach program
informing families within
the City of affordable
housing which may be
suitable for persons with
developmental disabilities.
Ongoing Program not achieved.
No meetings with NLARC
were held between 2014-
2020.
Program lacked
clarity and
responsibility.
Revised and
incorporated into
AFFH Table of
Actions.
Santa Clarita – City Council Hearing Draft May 2022
35 Section II: Housing Strategy
2.1 GOALS, POLICIES, AND OBJECTIVES
The City of S anta Clarita, in adopting the Housing Element, adopts the goals that follow as the framework for implementing its housing policies and programs over the timeframe of the Element.
The collective programs and policies administered by the City of Santa Clari ta and set forth in this Housing Element comply with and further the requirements and goals of Government Code Section 8899.50(b). As demonstrated in Program HP-4.11, the City is committed to taking meaningful actions to fulfill its obligation to affirmati vely further fair housing and will take no actions that would be materially inconsistent with that goal.
Goal H1: Identify and maintain adequate sites for housing to accommodate the City’s regional housing need throughout the planning period.
Discussion: W hile the Housing Site Inventory effort has identified an adequate number of sites to meet the (RHNA) housing sites identification requirement, policies are needed to enhance opportunities for affordable housing production on all suitable sites with adequate infrastructure and proximity to services. In addition, SB 166 (No Net Loss) requires that cities maintain an adequate S ites Inventory to meet the remaining regional housing need, by income category, throughout the eight -year housing element period. Appropriate objectives and policies are included below; implementing programs are identified below and detailed following the Goal 4 policies. (Parenthetical notes following objectives, policies and programs explain changes from the 2013 Housing Element.)
Objective H1-1: Maintain adequate site capacity to accommodate Santa Clarita’s regional housing need throughout the planning period, including 5,131 lower-income units, 1,672 moderate- income units , and 3,228 market -rate units . (Existing – updated to include 6th cycle numbers and no net loss requirements) Objective H1 -2: Enhance opportunities for affordable housing production on appropriate sites located near transit and services. (New objective – supports new policies & programs to limit density increases to appropriate areas) Objective H1 -3: Assist developers, homebuyers, renters, and other interested parties in locating available sites and accessing programs for the development of affordable housing, especially rental housing. (Moved and revised)
������ The following policies shall be used to accomplish the above objectives:
Policy H1.1: Maintain a sufficient inventory of sites suitably zoned for housing at all income levels throughout the planning period. (New – to comply with ‘no net loss’) Santa Clarita – City Council Hearing Draft May 2022
36 Implementing Program: HP-1.1 No Net Loss; HP-1.2 No Reduction of Density without Replacement Sites
Policy H1.2: Encourage the development of housing affordable to lower income groups in areas well served by public transportation, schools, retail, and other services. (Moved existing policy to match objective and goal) Implementing Programs: HP -1.3 Utility Providers Responsibility to Prioritize Service; HP-1.4 Affordable Housing Density Bonus; HP-1.5 Mixed Use Overlay Zone
Policy H1. 3: Affirmatively further fair housing by ensuring that housing opportunities for all income levels are available throughout Santa Clarita while avoiding displacement and providing amenities within low opportunity areas. (New – AFFH)
Implementing Programs: HP-1.6 Graduated Density Zoning and Site Consolidation – Old Town Newhall; HP -1.7 Inclusionary Housing Feasibility Study Program;
Policy H1.4: Maintain and enforce minimum density requirements for residential and mixed use land use districts in the Land Use Element of the General Plan.
Implementing Program: HP-1.8 Minimum Residential Densities Policy H1.5: Publish a readily understood summary that identifies available housing opportunity sites in Santa Clarita and include site -specific development information in order to reduce up-front costs for interested housing developers. (New – supports new program)
Implementing Program: HP-1.9 Publish Information about Housing Sites Policy H1.6: Continue to encourage housing suitable for first-time homebuyers.
Implementing Programs: HP -1.10 Homebuyer Assistance – Mortgage Credit Certification Program; HP -1.11 First Time Homebuyer Programs and Developers
Policy H1.7: Maintain an administrative list of additional sites with appropriate zoning that can be added to the City’s Sites Inventory if and when an analysis provided through the Annual P rogress Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period. (New – to allow inventory to be updated administratively to meet ‘no net loss’ requirements)
Implementing Programs: HP-1.2 No Reduction of Density without Replacement Sites; HP-1.12 Administrative List of Additional Sites
Policy H1.8: The City will continue to encourage land divisions and specific plans resulting in parcels sizes that facilitate developments affordable to lower income Santa Clarita – City Council Hearing Draft May 2022
37 households, including lots set aside for multifamily development or to be donated to a non-profit organization (1 acre minimum); first-time homebuyers including sweat equity ownership projects ; lots donated to Habitat for Humanity ; and similar programs. Incentives will continue to be offered to projects that include the provision of affordable housing on site. Incentives include but are not limited to priority processing of subdivision maps that include affordable housing units or land to be donated; expedited review where the development application is consistent with the General Plan, applicable Specific Plan and master environmental impact report; financial assistance, based on funding availability; and modification of development requirements, such as reduced parking standards for senior housing, assisted care, and special needs housing. Requests for incentives shall be made with the initial project application and shall be determined on a case-by-case basis, consistent with Government Code 65915.
Goal H2: Promote the production of housing units, including affordable units, to meet the City’s identified housing needs.
Discussion: The Southern California Association of Governments (SCAG) has assigned the City of Santa Clarita a regional housing need (RHNA) of 10,031 dwelling units for this 8- year planning cycle, including 5,131 units affordable to lower -income households. While the City is not obligated to build these units, it is obligated to ensure that sufficient sites with appropriate zoning are available through out the planning period to accommodate the City’s RHNA, by income group. Only a small fraction of the units constructed in Santa Clarita over the last planning period have been provided as affordable to lower-income households. Certain factors would assist housing developers in developing affordable housing in Santa Clarita including zoning sites with flexible densities and development standards, local financial assistance, better promotion of the sites that are available for the development of housing, and entitlement and development processes that are not unnecessarily difficult or lengthy.
Objective H2 -1: Assist in identifying locations for the development of new and rehabilitated housing to provide at least 5,131 units for households with very low and low incomes. (Existing – updated number)
Objective H2 -2: Eliminate unneeded regulatory constraints to the production of housing, especially affordable housing. (Existing; moved to locate under applicable goal)
Objective H2-3: Increase opportunities for the production of affordable housing. (New – there was no objective supporting some of the policies)
������ The following policies shall be used to accomplish the above objectives:
Policy H2.1: Continue to target one-third of housing subsidies to extremely low - income households in new affordable development.
Santa Clarita – City Council Hearing Draft May 2022
38 Policy H2.2: Require that all rental units developed under the City’s affordable housing programs remain affordable for the longest possible time or at least 55 years. (Revised - added “rental” in consultation w/City to provide flexibility for 1 st-time homebuyer programs)
Implementing Program: HP-2.4 Continuing Affordability
Policy H2.3: Encourage a variety of housing types such as single-family attached (townhouses), multifamily units, planned unit developments, mixed use housing, board & care facilities and other typologies that make housing more affordable.
Implementing Program: HP-1.4 Affordable Housing Density Bonus Policy H2.4: Continue to encourage the development of new affordable units through the provision of incentives and density bonuses as provided in Government Code Section 65915.
Policy H2.5: Continue to encourage affordable "infill" projects on underutilized sites by allowing flexibility in development standards as provided in Government Code Section 65915.
Policy H2.6: Promote the construction and retention of shared housing such as group homes, congregate care facilities, residential community care facilities and senior board & care facilities while ensuring the health and safety of residents and ensuring land use compatibility for neighbors. (New; addresses identified housing needs and CC comments re boarding homes for seniors)
Policy H2.7: Consider the adoption of an Incl usionary Ordinance that requires a percentage of new units to be provided as affordable to lower- and moderate-income households. Provide exemptions for units meeting identified housing needs and allow developers to provide an equivalent alternative, subject to City Council approval.
Offset the increased cost to developers with a flexible density bonus program. (Revised to increase feasibility of an inclusionary program by requiring data and analysis up front)
Implementing Program: HP -1.7 I nclusionary Housing Feasibility Study Program
Policy H2.8: Continue to expedite application review, permitting, and inspection procedures for accessory dwelling units, junior accessory dwelling units, and affordable housing projects.
Implementing Program: HP-2.6 Provide for Accessory Dwelling Units and Junior Accessory Dwelling Units
Policy H2.9: Continue to encourage the development of housing for extremely low- income households (households earning at or below 30 percent of median income, based on HUD calculations for the Los Angeles County area). The City will continue Santa Clarita – City Council Hearing Draft May 2022
39 to give funding preference to programs and projects that have greater numbers of housing for extremely low-income households.
Policy H2.10: Continue to provide incentives for affordable housing projects including flexibility in development standards without need for a variance or other discretionary review. Ensure that incentives are granted to qualified affordable projects under Section 65915 even if a density bonus is not sought. Consider tying the provision of additional incentives, as allowed under Section 65915, to the level or depth of a project’s affordability.
Policy H2.11: The City will continue to expedite processing for affordable h ousing projects, including one- stop preliminary review, concurrent application review, designation of a primary contact, and fast-tracking of construction and grading plan review, permitting and inspection.
Policy H2.12: The City will continue to review af fordable housing proposals on a case-by-case basis and authorize reduction of fee payments as deemed appropriate, and will provide fee deferrals for affordable housing units, as required by law, in order to encourage developers to create more affordable un its for lower - income households. The City may include congregate care facilities, group homes, supportive housing, community care facilities and congregate care for seniors for inclusion in the fee deferral program.
Goal H3: Sustain and Improve Existing Housing Units and Programs Discussion. As Santa Clarita continues to build out, it will become increasingly important to both preserve its existing affordable housing stock and to ensure that all residents, including those with lower incomes, have access to the resources and services that they need to maintain a safe and adequate living environment.
Objective H3 -1: Ensure that existing housing units establish and maintain habitability through substantial compliance with government health and safety codes. (Existing; modified to define habitability)
Objective H3-2: Encourage the preservation of 89 units at high risk and up to 559 units at lower risk of converting to market rents between 2022 and 2029 . (Existing; figures updated)
Objective H3-3: Encourage the continuation of permanent affordable housing for lower-income households in existing mobilehome parks. (Existing; edited)
������ The following policies shall be used to accomplish the above objectives:
Policy H3.1: Ensure safe, decent housing by enforcing habitability standards in a manner that does not discriminate and that protects the occupant’s cultural, socio - economic, and/or accessibility needs. (Existing policy, updated to address revised objective and Fair Housing requirements)
Santa Clarita – City Council Hearing Draft May 2022
40 Implementing Program: HP-3.1 Limit Code Enforcement Activities Policy H3.2: Provide grants and loans to eligible homeowners for emergency and minor safety, habitability, and accessibility repairs. (revised) Implementing Programs: HP -3.2 Handyworker Program, HP -3.3 Property Rehabilitation Program
Policy H3.3: Promote energy efficiency in all new and existing residential structures. (New, required)
Implementing Program: HP-3.4 Provide Information for Energy Conservation Programs
Policy H3.4: Monitor the status of at -risk units throughout the planning period to identify units at risk of conversion to market rate units, and work with non -profit housing organizations to preserve at -risk units and work with partners in workforce housing to purchase long -term affordability for existing units to serve the local workforce. (Combined two adjacent policies)
Implementing Program: HP-3.5 Preservation of At-Risk Housing Policy H3.5: Encourage the preservation of existing mobilehome parks and the protection of this unique form of affordable housing. (New; there was no policy to support the objective and program)
Implementing Program: HP-3.6 Mobilehome Rent Adjustment Policies Policy H3.6: The City is an active member of both the California Municipal Finance Authority (CMFA) and the California Statewide Communities Development Authorities (CSCDA) and additionally is a member of CMFA’s Special Finance Agency, which is the primary agency used to provide Workforce Housing projects Citywide by CMFA.
During the life of this element, City staff will continue to proactively reach out annually to the CMFA and CSCDA to inquire about the status of Workforce Housing in Santa Clarita and the availability of new programs.
Goal H4: Ensure fair access to quality housing and services for all members of the community, including those with special needs.
Discussion: Santa Clarita contains two census tracts that are on the verge of qualifying as disadvantaged communities under SB 1000. Both are located within the Newhall community and have a combined population of almost 14,000 residents.
According to HCD’s Affirmatively Furthering Fair Housing Data Mapping Tool, both the Newhall and Canyon Country communities receive lower than average scores on measures of access to opportunities and higher than average scores on linguistic isolation. While the preparation of an Environmental Justice Element is not yet statutorily required to be undertaken simultaneously with this Housing Element, the Santa Clarita – City Council Hearing Draft May 2022
41 sharply lower scores in these areas when compared to the rest of Santa Clarita are a concern and must be addressed under SB 686 (Affirmatively Furthering Fair Housing, see Section 4). Environmental Justice policies are also inclu ded within the Housing Element to reduce the health and safety risks in these areas, notably through access to safe and sanitary housing and the prioritization of these areas for improvements and programs.
Objective H4-1: Reduce or remove governmental cons traints and restrictions on housing and housing occupancy while preserving public health and safety. (Existing; revised to add reference to PH&S)
Objective H4-2: Promote fair housing practices and prohibit discrimination.
Objective H4 -3: Affirmatively further fair housing and promote environmental justice for all residents. (New to address AFFH and EJ)
������ The following policies shall be used to accomplish the above objectives:
Policy H4.1: Limit regulatory and enforcement actions against tenants in affordable or de facto affordable housing by providing adequate time or extensions to address violations unless there is an imminent threat to public health and safety. (New – needed for Objective H4-1)
Implementing Programs: HP-4.1 Monitor Housing Trends, Laws, and Issues; HP-3.1 Limit Code Enforcement Activities; HP -4.2 Monitoring of Codes and Ordinances to Remove Barriers
Policy H4.2: Encourage and facilitate the transition of the homeless population to stable housing (moved to fall under correct Goal)
Implementing Program: HP-4.3 Homeless Case Management
Policy H4.3: Continue to provide fee deferrals as required by law, and to consider fee reductions for affordable and special needs housing projects. (Revised) (Revised) Policy H4.4: Ensure compliance with fair housing laws and prohibit discrimination in housing. Provide fair housing services that include public information, engagement, counseling, and investigation. (Combined two existing adjacent policies) Implementing Programs: Analysis of Impediments to Fair Housing Choice/Fair Housing Analysis; HP-4.5 Fair Housing Programs
Policy H4.5: Continue to implement the City’s reas onable accommodations ordinance to ensure that all persons have access to housing of their choice, regardless of ability. (Revised; addresses AFFH)
Implementing Program: HP -4.66Administrative Process for Reasonable Accommodations
Santa Clarita – City Council Hearing Draft May 2022
42 Policy H4.6: Ensure that the City’s programs and policies continue to reduce or eliminate the unique or compounded health risks of disadvantaged communities. (New; EJ)
Implementing Programs: HP -4.7 Environmental Justice Objectives and Policies; HP-4.8 Protection from Unnecessary Wildfire Risk; HP-4. 9 Proactive Community Preservation
Policy H4.7: Ensure that affected residents have the opportunity to participate in decisions that impact their health. Facilitate the involvement of residents, businesses, and organizations in all aspects of the planning process, utilizing culturally appropriate approaches to public participation and involvement. (New; AFFH & EJ) Implementing Program: HP-4.10 Culturally Appropriate Facilitation and Involvement
Policy H4.8: Affirmatively further fair housing by facilitating deliberate action to address and combat disparities, by fostering inclusive communities, and by undertaking only those actions that are consistent with the obligation to affirmatively further fair housing, in accordance with state law. (New; AFFH) Implementing Program: HP-4.11 Fair Housing Programs & Actions Policy H4.9: Continue to encourage the provision of housing to serve the developmentally disabled population in new affordable housing projects. E ncourage affordable housing developers to set aside a portion of their units for the developmentally disabled and prioritize funding, permit processing, and requests for fee waivers for projects that do so. Continue to investigate dedicated funding for developmentally disabled affordable housing construction and seek state and federal monies as they become available. Facilitate any necessary HCD Community Care licensing, streamline any required land use approvals , and support construction funding applications for affordable housing serving the developmentally disabled.
2.2 IMPLEMENTING PROGRAMS
Program HP-1.1: No Net Loss of Residential Capacity to Accommodate RHNA To ensure sufficient residential capacity is maintained to accommodate the RHNA for each income category, staff will develop and implement a formal, ongoing (project - by-project) administrative evaluation procedure pursuant to Government Code Section 65863 within six months of adoption of the Housing Element. The evaluation procedure will track the number of extremely low -, very low-, low-, moderate-, and above moderate-income units constructed to calculate the remaining unmet RHNA.
The evaluation procedure will also track the number of units built on the identified sites to determine the remaining site capacity, by income category, and will be updated as developments are approved. The S ites Inventory will be updated every Santa Clarita – City Council Hearing Draft May 2022
43 year as the Annual Progress Report (APR) is completed, and the APR with the updated inventory will be available on the City’s website. (New, No Net Loss)
Program HP-1.2: No Reduction of Density without Replacement Sites No project approval or other action that reduces the density or development capacity of a site shall be undertaken unless sufficient remaining sites are available or additional adequate sites are identified to meet the City’s RHNA obligation prior to approval of the development and made available within 180 days of approval of the development, as required by Senate Bill 166. Identification of the replacement sites, and the necessary actions to make the site(s) available will be adopted prior to or concurrent with the approval of the development. (New, No Net Loss)
Program HP-1.3: Utility Providers Responsibility to Prioritize Service The City will notify all public sewer and water providers of their responsibility under State law to give affordable housing projects priority for existing service capacity.
The General Plan Housing Element, and any amendments thereto, shall be distributed to providers within 60 days of its adoption. Providers will be encouraged to retain adequate water and/or sewer service capacities to serve developments which provide affordable units. (Added - statutory requirement)
Program HP-1.4: Affordable Housing Density Bonus
Administer the City’s existing density bonus program pursuant to Government Code Section 65915 (State Density Bonus Law), as may be amended from time to time, to meet changing statutory requirements. Provi de additional incentives as provided in Unified Development Code Section 17.68.030. Developers requesting to use the density bonus must submit applications on a form approved by the Community Development Director at the time of submitting any entitlement application for a housing development where a density bonus is requested. The application shall include, at a minimum, the following information:
Timeline: Responsibility: Funding:
6 months following
adoption; ongoing
thereafter
Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
60 days following
adoption; ongoing
thereafter
Community
Development
Department
Departmental
Budget
Santa Clarita – City Council Hearing Draft May 2022
44 • A description of how the proposed project meets the criteria for a density bonus under Section 65915;
• Concession(s), including parking adjustments, requested by the applicant; • A depiction of the location of the affordable housing units within the proposed development.
In addition to the above, consider adopting an extended density bonus program that addresses Santa Clarita’s identified housing needs in conjunction with consideration of an inclusionary ordinance. The City will complete a study to determine the appropriate additional densities an d incentives to development projects that meet the City’s identified housing needs, including but not limited to extremely low-income units, senior housing, mixed use zoning, and family housing for first -time homebuyers. ( Updated, new sub-program to inc rease feasibility of inclusionary program)
Program HP-1.5: Mixed Use Overlay Zone
Continue to implement the City’s Mixed Use provisions as set forth in the General Plan Land Use Element, Mixed Use Zones, and the Mixed Use Overlay Zone (MU) to encourage a mix of residential, commercial, employment and institutional opportunities within activity centers along identified corridors throughout the City.
The purpose of the mixed- use overlay zone is: (1) to provide a mechanism to revitalize older commercial corridors and specific individual properties; (2) to increase opportunities for infill housing; (3) aesthetically improve transportation corridors; (4) reduce automobile dependence by creating pedestrian-oriented neighborhoods where local residents have services, shops, employment, and access to transit within walking distance of their homes. Incentives for Mixed Use Development are already in place and include accelerated plan check review , increased residential and commercial density opportunities , increased building heights, reduced parking requirements, and reduced setbacks along public streets. (Existing)
Program HP-1.6: Graduated Density Zoning and Site Consolidation—Old Town Newhall
Redevelopment of portions of Old Town Newhall is constrained by the small parcel sizes created by small -lot subdivisions in the past. The City will continue the incentives granted to full block development projects in this target area. This tool Timeline: Responsibility: Funding:
Complete study by
2024
Community
Development
Department
Departmental
Budget,
REAP
Timeline: Responsibility: Funding: Ongoing Community
Development
Department
Departmental
Budget
Santa Clarita – City Council Hearing Draft May 2022
45 would co ntinue to offer increased density based on the size of the site, thereby encouraging owners of adjoining properties to collaborate in combining parcels to form a larger development site that provides community amenities. The City will further review and revise the Old Town Newhall Specific Plan (ONSP) to create a permit process that could allow for additional building height above the 35 -foot and three-story height limit for projects not involving full block developments.
Program HP-1.7: Inclusionary Housing Feasibility Study Program The City will conduct a two -phased feasibility study to analyze the financial and programmatic feasibility of an inclusionary zoning policy. The City will complete a detailed analysis of current and projected development patterns and will explore how such requirements could complement existing and proposed incentive programs and illustrate the types of program changes that would be needed to result in more affordable housing while still supporting market -rate production. Once the study is complete, a report back on the findings will be prepared and presented to the City Council Development Committee for direction. The report to the City Council Development Committee will include recommendations consistent with economic feasibility study requirements of AB 15 05, including the percentage of affordable units that might be required , alternate means of compliance, and exempt project types.
Program HP-1.8: Minimum Residential Densities
Continue to require residential projects to meet the minimum density requirements set forth in the General Plan unless the applicant demonstrates that physical and environmental constraints on the site are so great that the minimum density cannot be achieve d, even after the size of the units and the land area devoted to each Timeline: Responsibility: Funding:
Review and revise
the ONSP by 2023;
offered full block
development
incentives are
ongoing.
Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
Feasibility Study
completed by 2024;
presentation to
Council
Development
Committee by early
2025
Community
Development
Department
Departmental
Budget,
REAP
Santa Clarita – City Council Hearing Draft May 2022
46 individual unit has been minimized to the greatest extent feasible. (New Program to implement existing policy)
Program HP-1.9 Publish Information about Housing Sites
Create and publish a summary that identifies available housing sites in Santa Clarita and make the summary available online in both tabular and mapping formats. Provide site-specific development information and support whenever possible in order to reduce up-front costs for interested housing developers. (New; responds to public comment)
Program HP-1.10: Homebuyer Assistance – Mortgage Credit Certification Program
The Mortgage Credit Certification (MCC) Program offers first-time low- and moderate- income homebuyers a federal income tax credit. This credit reduces the amount of federal taxes the holder of the certificate would pay. It can also help first -time homebuyers qualify for a loan by allowing a lender to reduce the housing expense ratio by the amount of tax savings. The qualified homebuyer who is awarded an MCC may take an annual credit against the federal income taxes paid on the homebuyer’s mortgage. The credit is subtracted dollar -for-dollar from the federal income taxes .
The qualified buyer is awarded a tax credit of up to 15%, and the remaining 85% is deducted accordingly.
The City will continue to be a participating jurisdiction in this program so that homebuyers in Santa Clarita can benefit from the federal Mortgage Credit Certification Program (MCC Program) operated by the County of Los Angeles.
Program HP-1.11: First Time Homebuyer Programs and Developers Demographic data for Santa Clarita indicates a growing need for ownership housing to serve families and individuals purchasing a home for the first time. With a median Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
Create summary by
2022; update
annually or as sites
are developed.
Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
Ongoing Community Development
Department
Departmental
Budget
Santa Clarita – City Council Hearing Draft May 2022
47 home price of over $600,000 in 2020 , families and individuals cannot afford to purchase a home without assistance. Non-profit developers and community land trusts help produce housing affordable to first-time homebuyers through a variety of means, including sweat equity programs and the purchase of property to lease back at nominal rates, reducing the cost of home ownership.
Beginning in 2022, the City will complete one proactive outreach per year to local land trusts and housing providers such as Habitat for Humanity to determine available programs for first -time homebuyers, collaborate on measures to advertise and promote these programs , and to facilitate their development on available housing sites. The City would complete one proactive outreach per year to housing providers to determine available programs for first -time homebuyers, to obtain and share information online , and regularly update the City’s website to encourage and/or support first-time homebuyer programs.
Program HP-1.12: Administrative List of Additional Sites Create and maintain a list of additional sites with appropriate zoning that could be added to the City’s Sites Inventory if and when an analysis provided through the Annual Progress Report indicates that sufficient sites may not exist to accommodate the City’s remaining RHNA, by income level, for the planning period. (New , No Net Loss – implements new Policy)
Program HP- 1.13: Sites Identified in Multiple Planning Periods:
Government Code § 65583 requires analysis and justification of the sites included in the sites inventory of the City’s Housing Element. The Housing Element may only count non -vacant sites included in one p revious Housing Element inventory and vacant sites included in two previous Housing Elements if the sites are subject to a program that allows affordable housing by right. Some sites within this Housing Element were used in previous cycles, and this program is included to address the by-right approval requirement. Per Government Code § 65583, the use by -right of these sites during the planning period is restricted to developments in which at least Timeline: Responsibility: Funding:
Contact land trusts
and non-profits in
2022, then annually
thereafter
Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
Create list by 2022;
consider adding
sites from this list to
inventory on an
annual basis
Community
Development
Department
Departmental
Budget
Santa Clarita – City Council Hearing Draft May 2022
48 20 percent of the units in the development are affordable to lower income households. This provision is valid on the condition that these sites have sufficient water, sewer, and other dry utilities available and accessible, or that they are included in an existing General Plan program or other mandatory program or plan to secure sufficient water, sewer, dry utilities supply to support housing development.
Prior to the end of 2022, Community Development Department st aff will provide a pop-up “Notice” in Accela for each inventoried parcel subject to these requirements.
The Notice will prompt staff to not require a Conditional Use Permit application for a residential development project on that site if at least 20% of the units are provided as affordable. A training session will be held to ensure that all staff are aware of the by-right allowances for projects providing at least 20% of units as affordable on these specific sites. Within the first three years of the planning period, a future amendment to the Unified Development Code and/or creation of an overlay zone will be completed to ensure compliance with Government Code § 65583.2(c).
Timeline: Responsibility: Funding:
Set up Notice in
Accela prior to the
end of 2022. Within
the first three years
of the planning
period, ensure staff
received training
and code
amendments and/or
overlay zone are
completed.
Ongoing.
Community
Development
Department
Departmental
Budget
Program HP-2.1: Zoning for a Variety of Housing Types
City staff will bring forward Municipal Code amendments to address recent changes to state law. Specific Code amendments to ensure compliance include but are not limited to the following:
• Transitional Housing: Allow transitional and supportive housing in all zone districts that allow residential uses, subject to only those restrictions that apply to other residential dwellings of the same type in the same zone. (SB 2, 2007)
• Supportive Housing: Supportive housing, as defined in Government Code Section 65650, to be a by-right use in all zones where multifamily and mixed-uses are permitted. (AB 2162)
• Low Barrier Navigation Centers: to be a use by-right in zones where multifamily and mixed-uses are permitted, including the nonresidential zones where multifamily is permitted. (GC 65660)
Santa Clarita – City Council Hearing Draft May 2022
49 • Employee and Ag Worker Housing: employee housing for six or fewer employees is to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone.
Employee housing consisting of not more than 12 units or 36 beds are to be considered an agricultural use and permitted in the same manner as other agricultural uses in the same zone (AB 1783)
• ADUs: Update Accessory Dwelling Unit Ordinance pursuant to HCD’s ADU Guidebook, including allowing such units by-right in all residential zones and reduction of side and rear setbacks as well as to reflect changes in these laws made by AB 3182, AB 68, and SB 13.
Program HP-2.2: Updates to Administrative Procedures
Prior to the dates specified in each sub -program below, City staff will update and distribute the following administrative procedures:
• SB 35: The City will develop an SB 35 application process, including the pre- application and the procedure that will be used to provide a streamlined ministerial approval process to qualified residential and mixed-use development projects. The written procedures and checklists shall be developed and made available on the City’s website no later than January 1, 2023. The City will develop Objective Design and Development Standards for multi-family and mixed-use projects by the end of 2023. • Development Fees and Transparency Requirements: The City will meet the new transparency and development fees requirements of AB 602 and SB 319 by 1) posting all required information about development standards and fees to an easily accessed location on the City’s website by January 1, 2023; and 2) ensuring that new development impact fee studies and resulting fees comply with the new AB 602 requirements for fee studies prior to initiation of the next fees study in 2024.
• Parking handout: The City will create and publish explanatory documents to delineate between the different parking requirements for different types of multifamily housing projects and mixed-use projects as updated by AB 2345, including those providing affordable units and those located close to transit.
Timeline: Responsibility: Funding:
Review by end of
2022; amend by the
end of 2023
Community
Development
Department
Departmental
Budget
Santa Clarita – City Council Hearing Draft May 2022
50 Program HP-2.3: Specific Plan Code Review
The City will review its Specific Plans to determine if changes are needed to comply with State laws related to transitional housing, supportive housing, group homes (community care facilities) and Low Barrier Navigation Centers. The review will be completed by the end of 2022, with any needed Specific Plan amendments occurring by the end of 2023.
Timeline: Responsibility: Funding:
Review by end of
2022; amend by
end of 2023
Community
Development
Department
Departmental
Budget
Program HP-2.4: Continuing Affordability
Ensure that the City’s lending guidelines require long-term affordability of at least 55 years for affordable rental units and through a shared equity or other similar affordability mechanism for affordable ownership units.
Program HP-2.5: Collaboration with Non-Profit Affordable Housing Developers
The City continues to partner with non-profit affordable housing developers for the creation of new affordable housing developments and will continue to be responsive to the proposals of housing developers. The City is committed to supporting proposed projects that show promise to provide affordable housing to meet the City’s identified Timeline: Responsibility: Funding:
SB 35 Procedures:
January 1, 2023;
Objective Design
and Development
Standards: end of
2023;
Fee Transparency:
January 1, 2023;
AB 602
Requirements:
2024;
Parking Handout:
July 30, 2023
Community
Development
Department
Departmental
Budget
Timeline: Responsibility: Funding:
Review funding
guidelines in 2022;
then ongoing
Community
Development
Department
HOME, CDBG,
Bonds, PDA/TOD
funds
Santa Clarita – City Council Hearing Draft May 2022
51 housing needs, including for seniors, disabled, and families, especially those who are extremely low-income. Currently, affordable housing developers approach the City informally with projects in various stages of development, making it difficult to bring projects to fruition. A formal Request for Qualifications/Proposals (RFP/RFQ) will streamline and clarify this process. The RFP/RFQ will include information on the affordable housing goals of the City, including the provision of housing for large households and extremely low-income households. The RFP/RFQ for this program will be posted by summer 2023 and will include at least one outreach meeting/event to gauge housing developers’ interest. The RFP/RFQ process, once posted, will be made available to potential respondents for a minimum of 60 days and include interviews with at least the top two firms. Ultimately, the City, at a minimum, will make a concerted effort to execute an agreement with the non -profit developer to identify suitable land within the City for the development of an affordable housing complex consistent with the City’s RNHA needs. Should a proposal be brought forth, at a minimum, the proposal will be presented to the City’s Council Development Committee, Planning Commission, or City Council, whichever is deemed the appropriate group. (Existing; modified)
Program HP-2.6: Provide for Accessory Dwelling Units and Junior Accessory Dwelling Units
Increase awareness of the by-right opportunities for accessory dwelling units and junior accessory dwelling units by producing an informational brochure/handout, a simplified application, process, and a dedicated phone number and/or email for questions about and assistance with accessory dwelling units by the end of 2022 in order to promote the development of ADUs and JADUs.
Add an ADU page to the City’s website with all of the above information, as well as with a link to the LA ADU website to provide information about permitting, assistance tools, financing, and lending programs (https://www.laadu.org/ ) by the
end of 2023. Annually report out on the City’s successes in the production of ADUs and JADUs with the City’s APR. (Required by Gov. Code 65583(c)(7)) Timeline: Responsibility: Funding:
Develop
brochure/handout,
application, and
contact by 2022
Add ADU webpage
by 2023
Community
Development
Department
General Fund
Timeline: Responsibility: Funding:
RFPRFP/RFQ posted
by Summer 2023
Community
Development
Department
CDBG;
Redevelopment set-
aside funds
Santa Clarita – City Council Hearing Draft May 2022
52 Report out annually
Program HP-2.7: Replacement Housing Program
The City will require replacement housing units subject to the requirements of Government Code Section 65915, subdivision (c) (3) on all sites identified in the 6th Cycle Sites I nventory when any new development occurs on a site in the housing Sites Inventory if that site meets the following conditions:
1) currently has residential uses or within the past five years has had residential uses that have been vacated or demolished; and 2) was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very-low income, or 3) subject to any form of rent or price control through a public entity’s valid exercise of its police power, or
4) occupied by low or very-low income households.
Prior to the end of 2022, Community Development Department staff will provide a pop-up “Notice” in Accela for each inventoried parcel subject to these requirements.
A training session will be held to ensure that all staff are aware of applicable replacement housing requirements for all sites occupied by residential uses.
Timeline: Responsibility: Funding:
Set up Notice in
Accela prior to the
end of 2022. Ensure
staff received
training within the
first three years of
the planning period.
Ongoing.
Community
Development
Department
General Fund
Program HP-3.1: Limit Code Enforcement Activities
Continue to focus residential code enforcement activities on situations that pose an immediate threat to public health and safety. Such activities do not include minor alterations made to residences without benefit of permit when such alterations are made to accommodate a special need or disability of the resident(s), or for interior alterations made to allow or honor the residents’ cultural needs or practices, unless those alterations pose an immediate threat to th e safety of the residents or neighborhood. (New; implements Policy H3.1 and addresses AFFH and EJ)
Santa Clarita – City Council Hearing Draft May 2022
53 Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
General Fund
Program HP-3.2: Handyworker Program
The City will continue to provide financial support to the Handyworker Program, operated by the Santa Clarita Valley Committee on Aging – Senior Center through a grant from the City. The Handyworker Program provides minor home repairs, which are primarily performed by Senior Center staff. Grants up to a total of $5,000 in repairs are allowed per household, per year. Eligible households are owner-occupied and have incomes at or below 80 percent of the median household income for Los Angeles County, as determined annually by HUD. Typical repairs include plumbing, electrical, windows, walls, doors, and HVAC. Repairs which are beyond the scope of the Handyworker staff are subcontracted to local licensed repair persons. The City will continue to provide financial support for this Program annually, contingent upon the availability of funds and approval from the Department of Housing and Urban Development (HUD). Upon approval of the annual allocation and authorization from HUD, the Senior Center and City will conduct one outreach including, but not limited to, using social media, mailers, and other news platforms. Results of the Programs’ efforts (i.e. number of households assisted) will be included in the APR . (Existing – max amount updated)
Program HP-3.3: Property Rehabilitation Program
The City will continue to administer the Property Rehabilitation Program to provide grants to low - and moderate -income homeowners for repairs to the grounds surrounding their owner -occupied homes. Typical repairs include driveway repair, tree-trimming, fence, wall, and gate repair, and brush clearance . Grants are for up to $1,500 in repairs. Like the Handyworker Program, the City will continue to provide financial support for this Program annually, contingent upon the availability of funds and approval from the Department of Housing and Urban Development (HUD). Upon approval of the annual allocation and authorization from HUD, the Senior Center and City will conduct one outreach per year including, but not limited to, using social Timeline: Responsibility: Funding:
Ongoing Community
Development
Department through
the Santa Clarita
Valley Committee on
Aging
CDBG Funds
Santa Clarita – City Council Hearing Draft May 2022
54 media, mailers, and other news platforms. Results of the Programs’ efforts (i.e. number of households assisted) will be included in the APR.
Program HP-3.4: Provide Information for Energy Conservation Programs The City of Santa Clarita will continue to maintain the “Green Santa Clarita” website as a “one -stop shop” that will provide residents, businesses and builders with programs and products that assist with energy conservation. The website will include available programs for lower income residents. (Existing; website named, and program modified to “continue” since it was accomplished)
Program HP-3.5: Preservation of At-Risk Housing
During the 2021-2029 planning period, Santa Clarita has 89 affordable senior units at high risk and up to 559 affordable units at lower risk of converting to market rents.
The City will work to preserve these units as affordable by undertaking the following specific actions: (Existing; updated & revised)
• Annually update the status of at-risk housing beginning in 20222 and provide an annual status update in the City’s APR
• Proactively outreach to owners at least three years before expiration of affordability covenants to inform them of state preservation notice law requirements (Gov. Code Sections 65863.10, 65863.11, 65863.13).) • Proactively outreach to at least two qualified entities per year to make diligent effort to maintain affordability levels.
• Continue investigating funding options for continuation of affordability agreements and pursue funding as available. (Existing, updated to reflect current figures)
Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
CDBG
Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
Departmental funds
Timeline: Responsibility: Funding:
Annual monitoring
of status and
available funding;
outreach to owners
Community
Development
Department
TCAC, CA MFH
Program, bonds,
mortgage funds
Santa Clarita – City Council Hearing Draft May 2022
55 Program HP-3.6: Mobilehome Rent Adjustment Policies
The City currently has a Mobile home Park rental adjustment policy codified as Municipal Code Chapter 6.02. This ordinance is designed to protect park residents, the majority of which are of lower income, from unreasonable rent increases.
The ordinance restricts the allowable annual space rent increases at mobilehome parks within the City limits to the following:
• An adjustment limited to the percentage of the Consumer Price Index increase over the previous year (not to exceed 5%), along with a pass-through of increases in the cost of government-required services and increases in utility costs;
• An increase to pay for allowable capital projects substantiated by the park owner through supporting documentation; and
• An adjustment designed to provide a fair and reasonable rate of return, substantiated by the park owner through supporting documentation.
Park owners are subject to significant notification requirements, and the ordinance puts into place a rent increase appeal process which can be initiated by the park residents. (Existing; updated)
Program HP-4.1: Monitor Housing Trends, Laws, and Issues The City will continue to monitor legislation, trends, and policy issues related to the development and maintenance of affordable housing in the City of Santa Clarita.
Ongoing efforts include but are not limited to:
• Attending housing and legislative review conferences; • Attending training workshops;
• Training on new legislation, state requirements, policies and procedures pertaining to housing programs.
• The City will also participate in regional planning efforts coordinated by the Southern California Association of Governments (SCAG) and interfacing with other local jurisdictions, the County of Los Angeles, and the public.
at least 3 years
prior to expiration of
affordability
restrictions
Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
General Fund
Santa Clarita – City Council Hearing Draft May 2022
56 Timeline: Responsibility: Funding:
Ongoing Community Development
Department
General Fund
Program HP-4.2: Monitoring of Codes and Ordinances to Remove Barriers The City will continue to monitor the implementation of ordinances, codes, policies, and procedures to ensure that they do not pose an unreasonable barrier to housing access. Annual updates of monitoring activities and any needed updates will be included within the APR.
Timeline: Responsibility: Funding:
Ongoing Community Development
Department
General Fund
Program HP-4.3: Homeless Case Management
Provide financial assistance as funding is available to facilitate ongoing case management to address the issues leading to homelessness and assist them with the transition to stable, permanent housing. Effective case management services may include counseling, transportation assistance, job search assistance, and referrals to legal, health care, and substance abuse services. Assistance in locating transitional shelter or subsidized housing may also be provided. The City will provide annual funding from its Public Services portion of its annual CDBG Entitlement allocation for case management services, which includes, but is not limited to, support services, counseling, transportation assistance, referrals for various services, and educational programs, among others, contingent upon the availability of funds and approval from HUD. (Existing; moved)
Timeline: Responsibility: Funding:
Ongoing Community Development
Department
CDBG Funds
Program HP-4.4
: Analysis of Impediments to Fair Housing Choice/Fair Housing Analysis Continue to develop an Analysis of Impediments to Fair Housing Choice (AI/Fair Housing Assessment) every five years or as otherwise legally required, to include but not limited to: (existing; added updated FHA title)
Santa Clarita – City Council Hearing Draft May 2022
57 • Demographic data on housing, income, household make-up, employment, and a housing profile;
• Evaluation of current City policies and regulations;
• Evaluation of public sector impacts such as lending practices; • Description of potential impediments and conclusions; • Recommendations to address identified impediments.
Program HP-4.5: Fair Housing Programs
The City will continue to provide training to City staff on fair housing laws and responsibilities and will continue to provide funding to contract with a service provider to provide and coordinate fair housing services for residents. The fair housing services provider conducts outreach and education activities, records and investigates inquiries and complaints from residents, distributes literature, provides housing vacancy listings, and publicizes the availability of fair housing services through various media. Outreach will be conducted through two outreach events per year.
Trainings and/or other items related to housing would be completed on an as-needed basis. (Existing; format modified)
Program HP-4.6: Administrative Process for Reasonable Accommodations Continue to implement the City's Reasonable Accommodations Ordinance through an administrative process (unless related entitlements are sought) that is inexpensive and easy to apply for. Process these requests in 30 days or less where no other entitlements are applied for. Review typical processing costs and reduce or eliminate the reasonable accommodation application fee (currently $872) by 2024 . (New – AFFH)
Program HP-4.7: Environmental Justice Objectives and Policies When amending the Elements within this General Plan, identify objectives and policies to reduce the unique or compounded health risks in disadvantaged communities by means that include, but are not limited to, the reduction of pollution exposure, Timeline: Responsibility: Funding:
Ongoing, every 5
years
Community
Development
Department
General Fund
Timeline: Responsibility: Funding:
Ongoing; Continue
annual allocations
Community
Development
Department
CDBG
Timeline: Responsibility: Funding:
Ongoing as
requested
Community
Development
Department
CDBG
Santa Clarita – City Council Hearing Draft May 2022
58 including the improvement of air quality, and the promotion of public facilities, food access, safe and sanitary homes, and physical activity. Review all General Plan Elements in 2022 to ensure that there are no conflicting objectives or policies. (New, EJ)
Program HP-4.8: Protection from Unnecessary Wildfire Risk Limit exposure of new households to wildfire risks by ensuring that all new residential developments located within the VHFHSZ (Very High Fire Hazard Severity Zone) have at least two points of access, an emergency evacuation plan, and meet all applicable Fire Safe Standards. Grant priority in processing and funding of affordable housing projects to those that are located outside of the VHFHZ . (New, needed to provide consistency with Safety Element policies to meet SB 1241)
Program HP-4.9: Proactive Community Preservation
Continue to conduct proactive Community Preservation activities related to property maintenance and public safety issues in selected neighborhoods of Canyon Country and Newhall to forestall decline of these neighborhoods and help maintain them in a clean, safe, healthy, and secure manner that contributes to community vitality.
Activities include but are not limited to:
• Maintenance and improvement of existing homes.
• Revitalization of neighborhoods in decline.
• Measures to combat crime, graffiti, and gang activity.
Staff from Community Preservation, Housing, Planning, Building and Safety, Recreation and Community Services, Neighborhood Services, and Public Works work in close partnership with the affected neighborhoods, local law enforcement, fire, emergency services and local contractors to achieve code compliance. The East Newhall, Old Town Newhall, and Canyon Country neighborhoods will be prioritized for these services, with other areas as needed and as funding allows.
As part of Santa Clarita 2025 Strategic Plan, staff from the Community Preservation Division will lead a Neighborhood Rehabilitation and Beautification Program, a proactive approach to community preservation. The actions items will be completed Timeline: Responsibility: Funding:
First review in 2022;
as Elements are
amended thereafter
Community
Development
Department
General Fund
Timeline: Responsibility: Funding:
Ongoing as projects
are processed and
reviewed
Community
Development
Department
General Fund
Santa Clarita – City Council Hearing Draft May 2022
59 by the end of 2025, and will include, at a minimum, one bilingual outreach event held at a public facility, and open to the public, for the rehabilitation and preservation of pre-selected areas of the Newhall and Canyon Country communities . These communities were identified based on da ta from historical code enforcement cases and data collected from Community Awareness Program meetings held in the same communities during calendar years 2017 -2019, and this action is a key action item in Santa Clarita 2020, the City’s previous five -year strategic plan. Funding for this project will come from a mix of CDBG, HOME, and General Fund dollars, as well as services in-kind. Starting in 2023, the Program will aim to assist a minimum of 10 households per year and will continue through the completion of Santa Clarita 2025.
Progress will be reported annually through the APR.
Program HP-4.10: Culturally Appropriate Facilitation and Involvement Facilitate the involvement of affected residents, businesses, and organizations in all aspects of the planning process, utilizing culturally appropriate approaches to public participation and involvement and reflected in the Fair Housing Programs and Action Table, below. (New; EJ)
Program HP-4.11: Fair Housing Programs & Actions (new; AFFH) Fair
Housing
Issues
Contributing
Factors
City Programs & Actions Metrics and Milestones
Outreach and Enforcement
Timeline: Responsibility: Funding:
2025, then ongoing
Community
Development
Department
Community
Preservation
General Fund
CDBG
HOME Funds
Timeline: Responsibility: Funding:
Ongoing Community
Development
Department
General Fund
Santa Clarita – City Council Hearing Draft May 2022
60 Low rates of
community
participation
and
awareness of
fair housing
issues
Linguistic
isolation
(particularly for
Spanish speakers
The City will continue to provide
translation services on the City's
website, including Spanish
translation.
Report efforts and
successes in APR
The City will continue to contract
with the Housing Rights Center and
ensure that the provider utilizes
non-traditional forms of outreach
via social media and place-based
campaigns in lower-resource areas
and/or areas with linguistic
isolation, provides tabling at
community events utilizing staff
that are multi-lingual, and provides
bilingual outreach materials and
telephone support.
Report efforts and
successes in APR
The City will continue to promote
recreation and community services
programs in multiple languages
and across multiple venues such as
schools, libraries, and community
centers.
See HP-4.10
The City will engage and outreach
to residents from lower-resource
areas or areas of linguistic isolation
to serve on boards, committees,
task forces, and other local
government decision-making
bodies.
Provide information
related to openings on City
Boards/Commissions/Com
mittees at the local
community centers and on
public transit at the time
of such openings.
Report efforts and
successes in APR
Segregation and Integration
Santa Clarita – City Council Hearing Draft May 2022
61 Census tracts
in the Newhall
and Canyon
Country have
higher rates
of segregation
of protected
classes
Concentrations of
lower and
moderate-income
households,
female-headed
households with
children, and
Hispanic residents
in Lower resource
areas Newhall and
Canyon Country
The City will undertake strategies to
remove barriers to housing and
strategically enhance access
including:
The City will work with LACDA to
develop a landlord education and
outreach program that will include
information on source of income
discrimination and Housing Choice
Voucher programs.
Contact LACDA about
ongoing efforts to educate
landlords by 2023 and
report efforts and
successes in APR
The City will seek to establish an
affirmative marketing campaign
aimed at promoting equal access to
government assisted housing.
Post multi-lingual flyers
regarding housing
opportunities in
community centers and on
the City’s website to target
communities twice a year
Review the scope of work
with the Housing Rights
Center by 2023, and seek
options to include outreach
addressing equal access to
assisted housing as part of
the Center’s outreach
methods
The City will engage and outreach
to residents from lower resource
areas to serve on boards,
committees, task forces, and other
local government decision-making
bodies.
Provide information
related to openings on City
Boards/Commissions/Com
mittees at the local
community centers and on
public transit at the time
of such openings
The City will continue to support
the Committee on Housing and
Bridge to Home.
Meet quarterly with the
Santa Clarita Community
Task Force on Homeless
and Committee on Housing
to coordinate action items
related to the Community
Plan.
Report efforts and
successes in APR
The City will continue to implement
the Community Plan to Address
Homelessness, including supporting
the Shared Housing Program, which
Provide funding to assist
with the kickoff of the
program and support the
Steering Committee in
Santa Clarita – City Council Hearing Draft May 2022
62 will offer innovative housing
solutions that add to the stock of
attainable, sustainable housing, by
establishing shared living
arrangements between home
seekers and those with space in
existing housing. Once live, if the
program is successful, the City will
continue to provide financial
support contingent upon funding
availability.
administering the
program
Report efforts and
successes in APR
Disparities in Access to Opportunity
Discrepancies
in lending
patterns by
race/ethnicity
identified in
Analysis of
Impediments
(2019)
Lending
discrimination
identified in A.I.
The City will include the monitoring
of lending practices, foreclosure
prevention outreach, and
homebuyer education for residents
as part of the City’s fair housing
program scope of services and will
assess the HRC’s annual findings to
identify actions to be taken to
overcome patterns of
discrimination.
See HP- 4.5
Report efforts and
successes in APR
The City will promote fair housing
lending practices.
Post the California
Department of Fair an
Equal Housing Fact Sheet
on Fair Housing at
Community Centers,
online, and mail the fact
sheet to local lenders once
per year
Environmental
Health
Hazards
including lead
in housing
risk in lower
resource
areas of
Newhall and
Canyon
Country
Age of Housing
Supply
The City will continue to fund and
proactively promote the
Handyworker Program which
includes lead abatement and
education and the property
rehabilitation program.
See HP- 3.2
See HP -3.3
The City will continue the Proactive
Code Enforcement Program in
Newhall and Canyon Country.
See HP- 3.1
The City will dedicate funding to
prioritize basic infrastructure
improvements in Newhall and
Canyon Country through the
See HP- 4.9
Santa Clarita – City Council Hearing Draft May 2022
63 Proactive Community Preservation
Program.
When amending the Elements
within this General Plan, the City
will identify objectives and policies
to reduce the unique or
compounded health risks in
disadvantaged communities by
means that include, but are not
limited to, the reduction of pollution
exposure, including the
improvement of air quality, and the
promotion of public facilities, food
access, safe and sanitary homes,
and physical activity.
See HP-4.7
Segregated
communities
are in lower
resource
areas of the
City
Lack of housing
choice and
affordability in
areas of
opportunity
The City will prepare a study of
pros and cons to inclusionary
housing and make a presentation to
the City Council Development
Committee.
See HP-1.7
The City will outreach to and
partner with non-profit housing
developers through an RFQ/RFP
process. The City will partner with
the non-profit developer to identify
suitable land within the City for
development of an affordable
housing development.
See HP-2.5
The City will encourage
collaboration between local
governments and community land
trusts as a mechanism to develop
affordable housing in higher-
opportunity areas and increase
opportunities for community
ownership of housing.
Contact the Los Angeles
Community Land Trust
Coalition by January 2023
to invite them to present
to the Community
Development Department
about Housing Land Trust
Opportunities in Santa
Clarita
Lower
Economic
Index scores
in areas that
have higher
Concentrations of
lower and
moderate-income
households,
female-headed
The City will support programs and
services at community centers in
Newhall and Canyon Country aimed
at furthering the economic
Provide free adult
education and career skills
classes at its community
centers.
Santa Clarita – City Council Hearing Draft May 2022
64 rates of
segregation
and poverty
households with
children, and
Hispanic residents
in Lower resource
areas Newhall and
Canyon Country
opportunities available to lower-
income residents.
Coordinate with the local
community college to offer
various free personal and
professional learning
opportunities.
The City will continue the existing
“Shop Local” program to support
local businesses by ensuring that
some fraction of the City’s
purchases of goods and services
come from local businesses.
Continue to review
bids/quotes submitted by
local businesses and if
such bid/quote comes
within 10% of the lowest
bid, then that local
business will be given the
option to match the lowest
bid
Report efforts and
successes in APR
Disproportionate Housing Needs including Displacement
Communities
sensitive to
investment-
driven
displacement
in Newhall
Availability of
affordable units in
a range of sizes
Potential
displacement-risk
due to
redevelopment in
Old Town
Newhall
Lack of renter
protections
Lack of rental
relief programs
for people at risk
of homelessness
The City will implement programs
designed to increase the availability
of affordable units in a range of
sizes.
See HP- 1.3, HP-1.4, HP-
1.5, HP- 1.6, HP-1.7, HP-
1.9, HP- 1.10, HP- 1.11,
HP-1.12, HP- 1.13, HP- 2.1,
HP- 2.2, HP- 2.5, HP- 2.6,
HP- 2.7
The City will review the Old Town
Newhall Specific Plan, which
governs land-use decisions where
there are identified populations that
are vulnerable to displacement, to
ensure it includes anti-
displacement measures (e.g.
relocation assistance for projects
which displace lower income
residents and first right of return to
existing residents).
Review the Old Town
Newhall Specific Plan by
2024 and update, as
necessary by 2025
The City will continue to promote
the State’s Housing is Key Rental
and Mortgage Relief Programs on
the City website.
Report efforts and
successes in APR
The City will proactively promote
the services of the Housing Rights
Center in communities who are
vulnerable to displacement.
Maintain year-round
informational postings at
community centers and
other municipal buildings
near vulnerable
communities
The City will not approve any
project or other action that reduces
See HP-1.2
Santa Clarita – City Council Hearing Draft May 2022
65 the density or development
capacity of a site unless s unless
sufficient remaining sites are
available or additional adequate
sites are identified to meet the
City’s RHNA obligation prior to
approval of the development and
made available within 180 days of
approval of the development, as
required by Senate Bill 166.
Communities
sensitive to
disaster-
driven
displacement
in Newhall
and Canyon
Country
Universal issues
but
socioeconomic
pressures in these
tracts make these
populations
particularly
vulnerable,
especially for
individuals in
mobile homes
Policies in the City’s Safety Element
seek to overcome these risks
including the prioritization of
climate mitigation actions and
retrofits in neighborhoods that
currently experience social or
environmental injustice or bear a
disproportionate burden of
potential public health impacts.
The City will promote disaster
preparedness at community events
in these areas.
Meet quarterly with the
Santa Clarita Emergency
Preparedness Working
Group. Discuss latest plans
to use critical facilities as
temporary shelters and/or
cooling centers for
residents displaced by
disasters
Attend annual Emergency
Expo and provide updated
information/materials to
residents on emergency
preparedness
Update Santa Clarita
Emergency website to
promote disaster
preparedness every 6
months
Higher rates
of
overcrowding
and
overpayment
in Newhall
and Canyon
Country
Census
Tracts
Segregation,
lower economic
opportunities,
higher rates of
poverty
The City will prepare a study of
pros and cons to inclusionary
housing and make a presentation to
the City Council Development
Committee.
See HP- 1.7
The City will continue to implement
the Community Plan to Address
Homelessness, including supporting
the Shared Housing Program, which
will offer innovative housing
solutions that add to the stock of
attainable, sustainable housing, by
establishing shared living
arrangements between home
seekers and those with space in
existing housing. Once live, if the
program is successful, the City will
Provide funding to assist
with the kickoff of the
program and support the
Steering Committee in
administering the
program
Report efforts and
successes in APR
Santa Clarita – City Council Hearing Draft May 2022
66 continue to provide financial
support contingent upon funding
availability.
The City will implement programs
designed to increase the availability
of affordable units in a range of
sizes.
See HP- 1.3, HP-1.4, HP-
1.5, HP- 1.6, HP-1.7, HP-
1.9, HP- 1.10, HP- 1.11,
HP-1.12, HP- 1.13, HP- 2.1,
HP- 2.2, HP- 2.5, HP- 2.6,
HP- 2.7
Quantified Objectives
State law requires the City to establish quantified objectives for development of new housing and the preservation or rehabilitation of existing affordable housing over the eight-year planning period. Table 9 summarizes Santa Clarita’s projected new construction of affordable and market rate units during the period 2021 - 2029.
The City of Santa Clarita plans to fund Handyworker grants to 520 households to help ensure that low-income residents living in older homes in the City can maintain those homes in a safe and sanitary condition. (Program HP-3.2) The City will strive to preserve all affordable units at high risk for conversion during the 2021 - 2029 Housing Element period. (Program HP-3.5) The programs identified in Section 2 will assist the City in meeting its identified housing needs as quantified in Table 8 and Table 9 below.
Table 8: Quantified Preservation and Rehabilitation Objectives 2021 - 2029 Housing Type
Extremely
Low
30% or less
of median
income
Very Low
50% or
less of
median
income
Low
51% to
80% of
median
income
Total
Handyworker Rehab Program 80 285 155 520
Rehabilitation 20 30 30 80
Preservation 14 35 40 89
Total 114 350 225 689
Santa Clarita – City Council Hearing Draft May 2022
67 Table 9: Quantified New Construction Objectives, 2021 - 2029 Housing
Type
Extremely
Low
30% or
less of
median
income
Very Low
31% to
50% of
median
income
Low
51% to
80% of
median
income
Moderate
81% to
120% of
median
income
Above
Moderat
e
>120%
of
median
income
Total
RHNA 1,699 1,698 1,734 1,672 3,228 10,031
Santa Clarita – City Council Hearing Draft May 2022
68 Section III: Housing Sites
3.1 CONTEXT
Jurisdictions are required by law to identify sufficient adequate sites of suitable land within its boundaries to meet its Regional Housing Needs Allocation (RHNA). These sites can include vacant sites zoned for residential use, vacant sites that allow residential development, and underutilized sites that are capable of being redeveloped to increase the number of residential units. These sites must have the realistic potential for new residential development within the Housing Element planning period. Santa Clarita is meeting its RHNA through the following means:
• ADU development projections (See Section 3.2);
• Planned, approved, and pending projects projected to develop during the planning period (See Section 3.3); and
• Adequate sites identified in the Sites Inventory, including sites on vacant and non-vacant land (See Sections 3.4).
Legislation passed since the last Housing Element update has added more stringent requirements for the Sites Inventory. Assembly Bill 1397 addresses standards for the adequacy of inventoried housing sites, including non-vacant sites and sites that were identified in previous housing elements. Senate Bill 166, the “No Net Loss” law, requires a jurisdiction to ensure a Housing Element Sites Inventory with continual capacity to accommodate the RHNA by i ncome group throughout the Housing Element planning period. Because of this requirement, HCD recommends an increased buffer of at least 15 to 30 percent more capacity than required, especially for the lower-income RHNA, or projecting a lower density capaci ty than is allowed.
This Sites Inventory includes a 24 percent buffer for very low-income units and a 22 percent buffer for low-income units and utilizes conservative estimates for development capacity in order to account for this need. Additionally, p rograms are included within the Housing Element to ensure the City complies with new ‘No Net Loss’ requirements and maintains sufficient sites in inventory.
Santa Clarita has a younger housing stock than the region and is a growing community with vacant la nd available for infill and greenfield development, as well as a history of annexing new land. While over 60 percent of housing units in the SCAG region were built prior to 1980, less than one- third of Santa Clarita’s housing units were built during that time.
Because of the age of the housing stock, the City has more recent experience with housing development. Recent residential development projects approved or under construction in the City include mixed use projects, age- restricted senior housing, single-family subdivisions, multifamily development including apartments and detached condominiums, student housing, and transitional housing. Recent residential development is used to make reasonable development capacity assumptions that reflect patterns of development within the City.
Santa Clarita – City Council Hearing Draft May 2022
69 Figure 13: Chronology of Residential Development in Santa Clarita Source: Los Angeles Office of the Assessor Data
The Sites Inventory accommodates 58 percent of sites for lower income households on vacant sites. Overall, the Sites Inventory contains a large buffer with a surplus of over 9,000 units.
3.2 ADU DEVELOPMENT ASSUMPTIONS
An Accessory Dwelling Unit (ADU) is a secondary dwelling unit located on residentially zoned property that has an existing single- family or multifamily residence. Due to their small square footage, ADUs can provide affordable housing options for family members, friends, students, the elderly, in-home health care providers, the disabled, and others.
The Southern California Association of Governments (SCAG) has conducted a survey of ADU rents and has issued pre-certified affordability assumptions for ADUs. Based on local conditions and development trends, the City decreased the proportion of projected lower-income ADUs and increased the proportion of Moderate and Above Moderate ADUs to be consistent with what is reasonabl y expected to develop in the City (see Table 10). These numbers may be credited towards Santa Clarita’s RHNA.
Santa Clarita – City Council Hearing Draft May 2022
70 Table 10: Assumed Affordability for 6th Cycle ADUs
Income
Category
SCAG
Affordability
Assumption for
ADUs
Santa Clarita
Affordability
Assumption for ADUs
Santa Clarita
ADUs Assumed
Extremely Low 15% 19% 48 Very Low 9%
Low 45% 34% 85
Moderate 2% 9% 22
Above Moderate 30% 38% 95
Total 100%* 100%* 250
*Due to rounding, percentages may not always appear to add up to 100% (Source: SCAG survey)
Recent trends indicate that ADU permit applications have been increasing in recent years. The City of Santa Clarita permitted 13 new ADU units in 2018, 25 new ADU units in 2019, 47 new ADU units in 2020, and 40 new ADU units in 2021 (average of
31.25 ADUs per year). The increase in ADU permits beginning in 2019 is likely due to recent California legislation that makes it easier to build and permit ADUs on single-family and multifamily zoned property. Additionally, Program HP -2.6 within this housing element will assist the City in meeting their ADU targets. Consistent with HCD guidance and safe harbor numbers, the ADU assumptions for RHNA credits assume that 31.25 ADUs will be permitted per year, resulting in 250 ADUs permitted between 2021 and 2029.
3.3 PLANNED, APPROVED, AND PENDING PROJECTS
Housing units approved, permitted, or in receipt of a certificate of occupancy as of June 30, 2021, can be credited towards meeting the City’s latest RHNA. These units can count towards the RHNA based on affordability and unit count provided it can be demonstrated that the units can be built within the planning period of October 2021 through October 2029. Affordability (income category) is based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability of the units within the project.
Based on Los Angeles regional market rents and sales prices, apartments , condominiums, and townhomes are typically affordable to moderate- income households. Single-family homes are generally affordable only to above moderate- income households. Subsidized housing developments that offer housing at below market rates are made affordable to lower income households. Table 11 identifies the approved or pending projects that are credited towards meeting the City’s RHNA.
Two of these projects will be available to lower -income households based on deed restrictions: Metrowalk Specific Plan includes 49 units deed-restricted at 65% of AMI and the Family Promise Supportive Transitional Housing project includes four units deed-restricted at 80% of AMI. Projects that are currently in the pipeline achieve an Santa Clarita – City Council Hearing Draft May 2022
71 average density of approximately 80 percent of the maximum allowable density , as reflected in Table 11.
Table 11: Planned, Approved, and Pending Projects (2021) Project Name Zoning
Maximum
Density
Allowed
(du/ac)
Approved/
Proposed
Density
% Of
Max
Density
Achieved
# Of
Units
Achieved
Income
Category
Entitled
Sand Canyon Plaza
2 MX-N &
UR3 18 16.1 89.4% 580 Above
Moderate
Dockweiler 21 1 UR3 11 4.8 43.6% 93 Above
Moderate
Master's University
Master Plan 2 UR3 11 9.3 84.5% 42 Above
Moderate
River Walk Mixed
Use Project 2 CP 30 25.2 84.0% 136 Above
Moderate
Veluzat Condos 1 UR4 18 7.5 41.7% 9 Above
Moderate
Canyon Brook 2 UR2 5 4.6 92.0% 35 Above
Moderate
Sand Canyon Ranch
2 NU4 0.5 0.34 68.0% 22 Above
Moderate
Bouquet Canyon
Project 2
UR5 &
UR2 5 to 30 12.7 42.3% 375 Above
Moderate
MetroWalk Specific
Plan 2
SP 24.5 24.5 100.0%
449 Above
Moderate
49 Lower
Golden Triangle
Apartments
2 CC 18 16.5 91.7% 164 Above
Moderate
Vista Canyon
Specific Plan 1 SP Varies 12.3 100.0% 477* Above
Moderate
Galloway Five
Knolls 1 UR3 11 8.5 77.3% 44* Above
Moderate
Porta Bella Specific
Plan 2 SP Varies 2.9 N/A 2,911 Above
Moderate
Skyline Ranch 1 UR1 2 2.6 130.0% 678* Above
Moderate
Sierra Victoria 1 UR4 18 6.2 34.4% 48* Above
Moderate
Family Promise
Supportive
Transitional
Housing 2
CC 18 7.2 40.0%
1 Above
Moderate
4 Lower
Santa Clarita – City Council Hearing Draft May 2022
72 Sand Canyon Plaza
Assisted Living 2 MX-N 18 30.9 171.7% 115 Above
Moderate
Sierra West
Assisted Living 2 MX-C 30 13.7 45.7% 54 Above
Moderate
Pending
Mancara 3 UR1,
NU5 2 1.2 60.0% 109 Above
Moderate
Princessa
Crossroads
(+Sikand) Specific
Plan
3 SP Varies 17.7 N/A 710 Above
Moderate
Park Vista 3 UR2 5 3.9 78.0% 182 Above
Moderate
Ted Robinson 3 UR1 2 1.6 80.0% 48 Above
Moderate
Sand Canyon Villas
3 UR5 30 12.2 40.7% 20 Above
Moderate
Smiser/Wiley
Canyon 3 MX-N 18 17.7 98.3% 375 Above
Moderate
Smiser/Wiley
Canyon Assisted
Living 3
MX-N 18 17.7 98.3% 190 Above
Moderate
Bouquet Canyon
IHOP Mixed Use 3 MX-C 30 25 83.3% 30 Above
Moderate
Salazar 11th Street
Mixed Use
3 SP
Form
Based
Code
56.9 N/A 12 Above
Moderate
Salazar 14th Street
Mixed Use 3 SP
Form
Based
Code
53.9 N/A 32 Above
Moderate
Annexed & Entitled
Singh/Somerset
Summit 2 UR2 5 1.3 26.0% 95 Above
Moderate
West Creek CH18 2 UR4 18 30.5 169.4% 320 Above
Moderate
Total 79.6% 9,135
*Remaining number of units in projects that are under construction 1 Projects that are under construction and/or have recorded final maps. 2 Projects that include an active tentative map and/or entitlement. Total number of units are approved to be built.
3 Projects currently undergoing development review and/or environmental review.
Santa Clarita – City Council Hearing Draft May 2022
73 Based on the status of these projects and development trends in the City, these projects are likely to be made available during the planning period. After subtracting these anticipated units, the City must demonstrate its ability to meet the remaining housing needs through the identification of specific parcels or sites. After accounting for units planned and approved as of June 30, 2021, and anticipated ADUs, there is a remaining need of 6, 595 units. This total includes 4, 945 lower-income and 1,650 moderate-income units. The City must demonstrate the availability of sites with appropriate zoning and development standards that can facilitate and encourage the development of 6,595 units.
3.4 DEVELOPMENT CAPACITY ASSUMPTIONS
California law requires that jurisdictions demonstrate in the ir Housing Element that the land inventory is adequate to accommodate the jurisdiction’s share of the regional growth. California law has established “default” density standards in estimating potential units by income range:
• A density standard of 0 to 14 units per acre (primarily for single-family homes) is assumed to facilitate housing in the above moderate-income category;
• A density standard of 15 to 29 units per acre (primarily for medium density multifamily developments) would facilitate housing in the moderate-income category; and
• A density standard of 30 or more units per acre (primarily for higher density multifamily developments) would facilitate housing in the lower income category.
When identifying potential capacity for more development, Geograph ic Information Systems data was used to identify vacant and non- vacant properties within the city in zoning districts that allow for residential use. Nonvacant parcels were chosen as sites likely to be redeveloped during the next eight years based on the following criteria:
• Improvement to Land Value Ratio: A parcel’s improvement-to-land value ratio can help identify properties that are potentially underutilized. A ratio of less than 1.0 indicates that the land value itself has a higher value than the improvements built on that land. These underutilized parcels represent opportunities for property owners and developers to invest in further improvements that increase the overall value of the property; • Existing use vs. zoned use: A comparison of the current use of a site to the use for which it is officially zoned can identif y underutilized or non-conforming properties. For example, a parcel currently occupied by a parking lot or single- family home which is zoned for high density housing or high intensity commercial development represents an opportunity for the property owner to convert the property to a higher value use;
Santa Clarita – City Council Hearing Draft May 2022
74 • Age of structure: The age of a structure is useful in demonstrating likelihood of a site to redevelop. New construction on a site indicates that a property owner is unlikely to invest in additional imp rovements or redevelop the site in the near future even though other factors may indicate a higher likelihood of redevelopment;
• Floor-to-area ratio : Low floor -to-area ratios indicate underutilization . Any potential development on parcels with higher floor-to-area ratio buildings may incur higher land acquisition and demolition costs;
• Ownership patterns: Properties owned by a single entity are more likely to be consolidated and /or redeveloped when compared to a project that necessitates purchase of property from multiple owners. Similarly, when land is publicly owned, the City can more easily negotiate the development of affordable housing.
Parcels in the City were reviewed to eliminate those unlikely to be redeveloped in the near term, such as parcels containing medium to larger size apartment buildings or condominiums and parcels with newer structures.
The City used conservative ass umptions to estimate the development capacity of each site. Specifically, the Sites Inventory assumed 75 percent of the maximum allowable density of all parcels, instead of the full development potential allowed under the applicable zoning district. This density assumption is lower than the average densities achieved by the planned and approved projects (See Section 3.3).
For the sites designated for mixed use, the allowable density was assumed to be 30 dwelling units per acre (du/ac) and would be developed with both residential and commercial uses. These assumptions are based on development trends in the City as shown in Table 11 above and with the detailed redevelopment trends and analysis provided in Section 3.6. These historical regional development patterns were used to approximate a variety of site -specific constraints that would reduce the ability for property owners to meet the maximum allowed density allowance. For the smaller lots in the inventory, a minimum of one dwelling unit is assumed for each legal lot.
The City has made assumptions for residential develo pment on sites that allow nonresidential uses based on recent development trends in the City. The following recent residential projects are described more in depth in Section 3.6. Each of these projects are located in zones that allow 100% commercial, and each of them have achieved greater than 75% of the maximum residential density allowed:
• Monticello (43.5 units/acre; 87% of maximum density achieved) • Three Oaks (18.5 units/acre; 102% of maximum density achieved) • Newhall Crossings (56.6 units/acre; 100% of maximum density achieved) • River Walk (25.2 units/acre; 84% of maximum density achieved) • Golden Triangle Residential (16.5 units/acre; 92% of maximum density achieved)
• Salazar 11
th Street (56.9 units/acre; 100% of maximum density achieved) • Salazar 14th Street (53.9 units/acre; 100% of maximum density achieved) Santa Clarita – City Council Hearing Draft May 2022
75 In addition, a couple of examples of prospective projects with developer interest that would propose residential development in areas that allow 100% commercial include Flying Tiger residential ( 32 units/acre) and River Walk -adjacent residential (25 units/acre). These prospective projects would achieve over 100% and 84% of the maximum density allowed. These recent development projects and pre-development projects reflect the strong demand for housing sites within the City, including those that also allow commercial development. Based on these trends and on the actual average percentage of residential density (95%) achieved by pr ojects on commercially-zoned properties, the assumed capacity of 75 percent of the maximum allowable density is a reasonable expectation.
A total of 9,845 residential units can be accommodated on vacant and non -vacant sites in the city based on residential densities and floor area ratio standards per existing land use designations and zoning districts. The sites are located in zoning districts that accommodate densities between 18 to 50 dwelling units per acre. The sites identified for new housing were separated into discrete areas within the City and are shown geographically in Figure 14 and Figure 15.
As shown in Figure 14, sites to accommodate the lower income RHNA are spread out throughout the city and are in areas wi th moderate to highest resource areas as categorized by the California Tax Credit Allocation Committee (TCAC).
Table 12 provides the size, realistic capacity, income category, and resource area of each site. An analysis of these sites relating to fair housing can be found in Section
4.5 and a table providing attributes for all sites can be found in Appendix D.
Santa Clarita – City Council Hearing Draft May 2022
76 Figure 14: Sites to Accommodate Lower Income RHNA
Santa Clarita – City Council Hearing Draft May 2022
77 Figure 15: Sites to Accommodate Moderate Income RHNA
Table 12: Housing Site Areas
Map
# Acres
Realistic
Capacity
(Units)
Income Category TCAC Resource
Area
1 95.73 1,313 Lower, Moderate Moderate Resource
2 28.74 453 Lower Moderate Resource
3 24.39 523 Lower Moderate Resource
4 3.77 82 Lower Moderate Resource
5 1.92 71 Lower Highest Resource
6 14.79 552 Lower Moderate Resource
7 4.50 168 Lower Highest Resource
8 28.16 629 Lower Highest Resource
9 15.03 338 Lower Moderate Resource
10 14.51 323 Lower Moderate Resource
11 1.56 20 Moderate Moderate Resource
12 13.48 181 Moderate Highest Resource
13 0.43 5 Moderate High Resource
14 8.66 117 Moderate Moderate Resource
Santa Clarita – City Council Hearing Draft May 2022
78 15 4.97 66 Moderate Moderate Resource
16 20.06 271 Moderate Moderate Resource
17 12.65 171 Moderate Highest Resource
18 15.55 307 Lower, Moderate High Resource
19 12.60 283 Lower, Moderate Highest Resource
20 3.92 88 Lower High Resource
21 5.65 123 Lower Moderate Resource
22 7.85 175 Lower Highest Resource
23 35.20 792 Lower, Moderate High Resource
24 4.15 90 Lower High Resource
25 22.67 847 Lower Highest Resource
26 48.44 1,805 Lower, Above Moderate Highest Resource
27 3.84 52 Moderate Moderate Resource
3.5 RHNA SURPLUS
Santa Clarita is identifying sufficient suitable sites to accommodate its entire RHNA through existing sites under existing zoning . Of the City’s 10,031-unit total RHNA obligation, 186 lower-, 22 moderate, and 9,177 above moderate-income units will be accounted for by planned and approved units and through ADU development. After those units, there is a sum of 6, 595 units needed to accommodate the City’s RHNA including 3,349 units affordable at the very low and extremely low-income levels and 1,596 units affordable at the low-income level. The City has identified suitable sites to realistically accommodate an additional 9,845 units under current zoning, with an approximately 23 percent buffer for the very low and low -income categories and a 46 percent buffer for the moderate-inco me category. More than 50 percent of the City’s low-income RHNA obligation can be met on vacant sites.
Table 13: RHNA Surplus by Income Group
Very
Low-
income
Low-
income
Moderate-
income
Above
Moderate-
income Total
RHNA Allocation 3,397 1,734 1,672 3,228 10,031
Planned and
Approved Units 0 53 0 9,082 9,135
ADUs 48 85 22 95 250
Remaining RHNA
After Credits 3,349 1,596 1,650 0 6,595
Vacant Units 1,956 920 1,777 -- 4,653
Non-vacant Units 2,181 1,027 625 1,359 5,192
Total Units After
Credits 4,137 1,947 2,402 1,359 9,845
Total Unit
Surplus 788 351 752 7,308 9,199
Santa Clarita – City Council Hearing Draft May 2022
79 Buffer above
Remaining RHNA
After Credits 24% 22% 46% >100%
3.6 REDEVELOPMENT TRENDS
Some suitable sites identified in Appendix D rely on the redevelopment (or “recycling”) of underutilized properties or underperforming commercial sites.
Examples of recent existing, under construction, and approved/entitled recycling trends include the following:
3.6.1 Existing Development
Monticello
Monticello is a mixed-use development consisting of 60 residential units and 10,300 square feet of ground-floor commercial located on a 1.38-acre site at 26701 McBean Parkway and within the Regional Co mmercial zone. The development consists of an overall density of 43.48 units per acre and achieves 8 7 percent of the maximum density allowed in that zone. Construction of Monticello was completed in 2020. The site was previously used for overflow parking. The pre- development status of this site had similar parcel size and existing use to the following suitable sites identified in Appendix D: APNs 2861-058-079 and 2861-058-080.
Existing: Looking Northwest Existing: Looking South
Newhall Crossings
Newhall Crossings is a mixed-used development consisting of 47 residential units and 20,000 square feet of ground-floor commercial, located on a 0.83-acre site at 24450- 24480 Main Street and within the Old Town Newhall Specific Plan – Arts & Entertainment zone. The development consists of an overall density of 56.62 units per acre and achieves 100 percent of the maximum density allowed in that zone.
Santa Clarita – City Council Hearing Draft May 2022
80 Construction of Newhall Crossings was completed in 2020. The site was previously used as an auto repair establishment. The pre- development status of this site had similar parcel size, existing use, and surrounding use to the following suitable sites identified in Appendix D: APNs 2825-015-015, 2844-001-072, 2844-001-046, 2844- 001-034, 2844-001-033, and 2844-001-032 (Parcels ending in - 072, -046, -034, - 033, and -032 share lot lines and have potential to be consolidated).
Existing: Looking Southeast Existing: Looking Northeast
Three Oaks
Three Oaks is a multifamily residential development, deed-restricted to lower income households, consisting of 30 units within three buildings on a 1.62 -acre site and located in the Community Commercial zone. The development consists of a density of 18.52 units per acre and achieves 102 percent of the maximum density allowed in that zone. The development includes a community recreation center and children’s play area. Project entitlements included a Development Review Permit, and Oak Tree Permit, as well as a 3 percent density bonus increase and one concession for building height, pursuant to the state density bonus ordinance. Construction of Three Oaks was completed in 2017. The site was previously used as a park & ride parking lot.
The pre- development status of this site had similar parcel size and development standards to the following suitable sites identified in Appendix D: APNs 2827 -005- 046, 2836-009-905, 2844-041-003, and 2844-041-002.
Santa Clarita – City Council Hearing Draft May 2022
81 Existing: Looking North Existing: Looking Northeast
Habitat for Heroes
Habitat for Heroes is a 78 -unit affordable housing development, consisting of 11 single-story, detached units and 67 two -story duplex units on a 9.4 acre- site, generally located at Harrybell Place and Centre Pointe Parkway and in the Urban Residential 3 zo ne. The project provides housing for low - and very low -income veterans. The project includes passive green spaces and one central community play area with a children’s play area, gazebo and community green space. The development consists of an overall dens ity of 8.29 units per acre and achieves 76 percent of the maximum density allowed in that zone. Construction of Habitat for Heroes was completed in 2018. The site was previously undeveloped. The pre - development status of this site had similar parcel size and existing use to the following suitable sites identified in Appendix D: APNs 2836-014-056, 2859-001-046, and 2859-004-023.
Existing: Looking Northeast Existing: Looking Northwest
Santa Clarita – City Council Hearing Draft May 2022
82 Villa Metro
The Villa Metro development consists of 315 detached residential condominium units, 22 live/work units, and 8,000 square feet of commercial, located on a 30-acre site at the intersection of Soledad Canyon Road and Prima Way, within the Urban Residential 5 and Neighborhood Commercial zones. The development includes 16 units that are deed-restricted to moderate income households, consists of a density of 11.23 units per acre, and achieves 62 percent of the maximum density allowed in that zone.
Construction of Villa Metro was completed in 2015. The site was previously undeveloped. The pre-development status of this site had similar parcel size, existing use, and development standards to the following suitable sites identified in Appendix D: APNs 2836-013-135 and 2836-013-919.
Existing: Looking Northeast Existing: Looking West
Kansas Street Apartments
The Kansas Street apartments consist of 10 residential units located on a 0.56 -acre site at 24514 Kansas Street and within the Urban Residential 4 zone. The development consists of an overall density of 17.85 units per acre and achieves 99 percent of the maximum density allowed in that zone. Construction of the Kansas Street apartments was completed in 2015. The site was previously used as a single- family residence. The pre -development status of this site had sim ilar parcel size, development standards, and surrounding use to the following suitable sites identified in Appendix D: APNs 2830-016-020, 2839-020-004, 2839-020-005, 2839-020-006, 2839-020-007 and 2839-020-008 (APNs ending in -004, -005, -006, and -007, and -008 share lot lines).
Santa Clarita – City Council Hearing Draft May 2022
83 Existing: Looking East Existing: Looking Southwest
Walnut Street Residential
The Walnut Street residential development consists of 11 detached condominium units located on a 1.1 -acre site at 22750 -22779 Walnut Park Lane and within the Urban Residential 3 zone. The development consists of an overall density of 10 units per acre and achieves 91 percent of the maximum density allowed in that zone.
Construction of the Walnut Street residential development was completed i n 2017.
The site was previously used as a single -family residence. The pre -development status of this site had similar existing use, surrounding use and development standards to the following suitable sites identified in Appendix D: APNs 2839 -020- 001, 2839-020-002, 2839-020-003 (APNs ending in - 001, -002, and -003 share lot lines).
Existing: Looking Northeast Existing: Looking Southwest
Santa Clarita – City Council Hearing Draft May 2022
84 3.6.2 Development Under Construction
Plum/Whites Canyon Apartments
The Plum/Whites Canyon Apartments consist of 228 residential units located on an
8.68-acre site along Whites Canyon Road, at Maybrook Lane and within the Urban Residential 4 zone. The development would include 34 deed- restricted units affordable to lower - and moderate- income households. The developmen t was approved in conjunction with Sierra and Victoria at Plum Canyon, would consist of an overall combined density of 12.07 units per acre, and would achieve 67 percent of the maximum density allowed in that zone. The project is currently under construction. The site was previously undeveloped. The pre- development status of this site had similar parcel size, existing use, surrounding use, and development standards to the following suitable sites identified in Appendix D: APNs 2833 -014- 043, 2859-001-046 and 2859-004-023.
Existing: Looking Northeast Existing: Looking East
Sierra and Victoria at Plum Canyon
The Sierra and Victoria at Plum Canyon development consists of 183 detached condominium units located on a 25.38 -acre site at the southeast corner of Skyline Ranch Road and Whites Canyon Road, within the Urban Residential 4 zone. The development was approved in conjunction with the Plum/Whites Canyon Apartments, would consist of an overall combined density of 12.07 units per acre, and would achieve 67 percent of the maximum density allowed in that zone. The project is currently under construction. The site was previously undeveloped. The pre- development status of this site had similar parcel size, existing use, surrounding use, and development standards to the following suitable sites identified in Appendix D:
APNs 2836-014-067 and 2836-014-056.
Santa Clarita – City Council Hearing Draft May 2022
85 Existing: Looking Northeast Existing: Looking Southwest
Valley Street Residential
The Valley Street Residential development consists of 5 residential units located on a
0.49-acre site at 24753 Valley Street and within the Urban Residential 3 zone. The development would consist of an overall density of 10.2 units per acre and would achieve 93 percent of the maximum density allowed in that zone. The project is currently under construction. The site was previously used as a single- family residence. The pre-d evelopment status of this site had similar parcel size, existing use, surrounding use, and development standards to the following suitable sites identified in Appendix D: APNs 2839-019-026, 2839-019-027, 2839-019-013, 2839- 019-014, and 2839-019-018 (APNs ending in -026, -027, -013, -014, and -018 share lot lines).
Existing: Looking West Existing: Looking West
Santa Clarita – City Council Hearing Draft May 2022
86 3.6.3 Approved/Entitled Development
MetroWalk
The MetroWalk Specific Plan and residential development project established a Specific Plan for a 498-unit multifamily residential project on 20.4-acre site, located at the southeast corner of Lost Canyon and Harriman Drive. The site is also located adjacent to the future Vista Canyon Metrolink rail line station and bus transfer station, within the Specific Plan zone. The development would include 49 deed-restricted units affordable to lower income households, would consist of an overall density of 24.5 units per acre, and would achieve 100 percent of the maximum density allowed in that zone. The site was previously undeveloped. The project was approved in March 2021. The developer, prospective home builders, and the City have met to discuss next steps and a final map application is anticipated this year. The pre-development status of this site had similar parcel size, existing use, and surrounding use to the following suitable sites identified in Appendix D: APNs 2844-023-808, 2844-022-806, 2844-023-006, 2844-042-002 and 2844-022-014 (these parcels have potential to be consolidated).
Existing: Looking Northeast Rendering
Golden Triangle Residential
Golden Triangle Residential is a development consisting of 164 multifamily residential units, located on a 9.9 -acre site at 20600 Golden Triangle Road, within Community Commercial zone. The development would consist of an overall density of 16.5 units per acre and would achieve 92 percent of the maximum density allowed in that zone.
The site is partially d eveloped with a parking lot and auto parts store. The project was approved in March 2021 and a final tract map is currently under review by the City. The pre -development status of this site had similar parcel size, existing use, and surrounding use to the following suitable sites identified in Appendix D: APNs 2827-005-037, 2844-001-068, and 2811-002-069.
Santa Clarita – City Council Hearing Draft May 2022
87 Existing: Looking South Rendering
River Walk
Riverwalk is a development consisting of 136 multifamily residential units and 10,000 square feet of commercial space, located on a 5.4-acre site at 18300 Soledad Canyon Road, within the Soledad Corridor Plan – Urban Center zone. The development would consist of an overall density of 25.2 units per acre and would achieve 84 percent of the maximum density allowed in that zone. The site was previously developed with 23 mobile home units, which have since been removed. The project was approved in May 2020. The pre-development status of this site had similar parcel size and existing use to the following suitable sites identified in Appendix D: APNs 2833-015-005 and 2833-015-031.
Existing: Looking Southeast Rendering
Santa Clarita – City Council Hearing Draft May 2022
88 3.6.4 Pending Development
Salazar 11th Street Mixed Use
The Salazar 11 th Street Mixed Use project is a development proposal currently pending entitlement review. The project consists of 12 residential units and 2,200 square feet of ground-floor commercial, located on a 0.21-acre site at 24605 Railroad Avenue, within the Corridor zone of the Old Town Newhall Specific Plan. The development would consist of an overall density of 56.9 units per acre and would achieve 100 percent of the maximum density allowed in that zone. The site was previously developed with an auto repair establishment, which has since been removed. The project is anticipated to be scheduled for a public hearing in 2022. The pre-development status of this site had similar parcel size, existing use, and surrounding use to the following suitable sites identified in Appendix D: APNs 2803 - 032-034, 2827-004-026 and 2827-004-009.
Existing: Looking West Rendering
Salazar 14th Street Mixed Use
The Salazar 14 th Street Mixed Use project is a development proposal currently pending entitlement review. The project consists of 32 residential units and 5,800 square feet of ground-floor commercial, located on a 0.59-acre site at 24747 Railroad Avenue, within the Corridor zone of the Old Town Newhall Specific Plan. The development would consist of an overall density of 53.9 units per acre and would achieve 100 percent of the maximum density allowed in that zone. The site is currently developed with commercial and office uses. The project is anticipated to be scheduled for a public hearing in 2022. The pre- development status of this site had similar parcel size, existing use, and surrounding use to the following suitable sites identified in Appendix D: APNs 2803-032-043, 2803-032-042, and 2827-004-008.
Santa Clarita – City Council Hearing Draft May 2022
89 Existing: Looking West Rendering
Bouquet Canyon IHOP Mixed
The Bouquet Canyon IHOP Mixed Use project is a development proposal currently pending entitlement review. The project consists of 30 residential units and 7, 000 square feet of ground-floor commercial, located on a 1.2-acre site at 26135 Bouquet Canyon Road, within the Mixed-Use Corridor zone. The development would consist of an overall density of 25 units per acre and achieves 83 percent of the maximum density allowed in that zone. The site is currently developed with a restaurant and a parking lot. The project is anticipated to be scheduled for a public hearing in 2022.
The pre-development status of this site had similar parcel size, existing use, and surrounding use to the following suitable sites identified in Appendix D: APNs 2803 - 032-026 and 2827-005-046.
Existing: Looking North Rendering
Santa Clarita – City Council Hearing Draft May 2022
90 3.7 PROGRAMS TO ENSURE ADEQUATE SITES (NO NET LOSS)
In order to ensure the sites listed in inventory continue to be available for development, especially for lower income housing, programs have been included to maintain an adequate Sites Inventory, throughout the 8-year planning period. The programs are included in their entirety in Section 2 and summarized here:
• No Net Loss of Residential Capacity to Accommodate RHNA (Program HP-1.1): Staff will develop and implement a project-by-project administrative evaluation procedure to track units built and remaining site capacity to accommodate the City’s remaining RHNA.
• No Reduction of Density without Replacement Sites (Program HP-
1.2): No action shall be undertaken that reduces the density or development capacity of a site unless sufficient remaining sites are available in inventory to accommodate the City’s remaining RHNA.
• Administrative List of Additional Sites (Program HP-1.12): City will maintain a list of additional sites with appropriate zoning that could be added to the City’s Sites Inventory if and when sufficient sites may not exist to accommodate the City’s remaining RHNA.
• Publish Useful Information about Housing Sites (Program HP-1.9):
City will publish a summary of available sites for housing to interested housing developers.
3.8 INFRASTRUCTURE CONSIDERATIONS
This subsection provides information about the availability of infrastructure to serve new housing and addresses any infrastructure limitations within the City that may affect the development of housing during the planning period. As required, this section includes information on the availability of water, sewer, and dry utilities. This Housing Element and Sites Inventory does not require or include any rezoning or land use changes that may increase infrastructure demands past the level already analyzed under CEQA. All sites listed in the inventory that are appropriate for lower income residential development have available infrastructure.
3.8.1 Water
The City of Santa Clarita is served by the Santa Clarita Valley Water Agency (SCV Water). SCV Water is made up of three interconnected water distribution systems:
Newhall Water Division (NWD), Santa Clarita Water Division (SCWD) and Valencia Water Division (VWD). SCV Water plans for long-term availability of water resources through an Urban Water Management Plan, Water Shortage Contingency Plan, and a Water Use Efficiency Strategic Plan. As new housing is de veloped in the City, upgrades to water facilities may be required. This determination would be made as part of the standard City development review process, and upgrades or new connections would require additional development review. Overall, SCV Water’s water resources, safeguards, and water resource planning efforts are projected to be Santa Clarita – City Council Hearing Draft May 2022
91 sufficient to provide water supply to the projected new housing development throughout the planning period.
3.8.2 Sewer
Wastewater treatment in the City of Santa Clarita is currently provided by the Valencia Water Reclamation Plant (Valencia WRP) and Saugus Water Reclamation Plant (Saugus WRP), operated by the Santa Clarita Valley Sanitation District of Los Angeles (SCVSD). Wastewater is addressed in the Recycled Water Mas ter Plan and Urban Water Master Plan, which identified increased demand due to population growth. Two new facilities, the Newhall Ranch Water Reclamation Plant (Newhall WRP) and the Vista Canyon Ranch Water Factory (Vista Canyon RWF), have been planned to meet increased demand. Existing and planned wastewater infrastructure is projected to be sufficient to provide sewage infrastructure to new housing development.
3.8.3 Other Utilities
In addition to water and sewer, the Sites Inventory must discuss the availability of dry utilities. Dry utilities include electricity, natural gas, and telecommunication infrastructure. In the City of Santa Clarita, electricity is provided by SoCal Edison, natural gas is provided by SoCalGas, and telecommunications are provided by AT&T, Viasat, Spectrum, or other providers. These utilities are available in the project area and can accommodate the RHNA, including the buffer.
3.9 ENVIRONMENTAL CONSIDERATIONS
The analysis of sites must include a general description of known environmental features with the potential to impact the development viability of the identified sites.
Some areas within the City are environmentally sensitive or hazard prone. Provisions within the Building Code and Unified Development Code consider these conditions in establishing standards for development, and these standards were considered in the identification of suitable sites. Further discussion on environmental constraints to residential development is located in Section 4.
3.9.1 Sensitive Habitats and Species
The planning area contains a wide range of vegetation, wildlife, and habitats, including several of specific environmental concern. As the sites listed in inventory are focused on infill sites near previously developed sites and on underutilized sites that have been previously developed and disturbed, the presence of sensitive habitats and species within the City does not affect the development viability of these sites.
3.9.2 Seismic
There are several active and potentially active earthquake faults and fault zones within the City of Santa Clarita, and the City contains Alquist -Priolo Fault Special Studies zones. Additionally, some sites are at increased risk for other seismic Santa Clarita – City Council Hearing Draft May 2022
92 hazards, including liquefaction and seismically induced landslides. Only sites 19 and 23 are within Alquist -Priolo Fault Hazard Zones. These sites are identified to have capacity for both lower- and moderate- income units. Standards for development in these areas are found within the City’s Building Code, Unified Development Code, and seismic design standards. The sites identified in this inventory were selected considering these development standards and conditions, and the conditions do not affect development viability.
3.9.3 Flooding
There are several flood hazard areas and dam inundation zones within the City of Santa Clarita, primarily found along the Santa Clara River and its tributary streams.
Sections of development in the City are served by levees, reducing their flood risk.
Additionally, Santa Clarita has taken measures to mitigate both urban flooding risk from stormwater and floodplain flood hazards, through implementation of the National Flood Insurance Program, the City’s Floodplain Management Ordinance, and portions of th e Unified Development Code. Flood risk is mitigated both through emergency preparedness planning and through hazard mitigation efforts, including development standards. Portions of Sites 6, 9, and 14 are within the flood hazard area surrounding Newhall Creek, Site 17 is within the flood hazard area surrounding the South Fork Santa Clara River, and Site 27 is partially within the flood hazard area along Sierra Highway. Of these, only Sites 6 and 9 are identified to have capacity for lower-income residential development, and they are only partially within the hazard area. The sites identified in this inventory were selected considering these development standards and conditions, and the conditions do not affect development viability.
3.9.4 Fire Hazards
The City of Santa Clarita is located in a fire-prone region and large areas of the City are designated as fire hazard severity zones. Development in these areas is subject to various codes, guidelines, and programs to reduce risk from wildfire, includi ng County fuel modification requirements and standards in the Building Code, Fire Code, and Unified Development Code. These standards meet the State standards for development within fire hazard severity zones and minimize risk for new developments within t his area. In order to promote public health and safety, the inventory of sites minimized land within hazardous areas where feasible. Some sites within fire hazard severity zones were identified as suitable land for residential development (see Figure 16 and Figure 17), and development in these areas will be subject to development standards mentioned above. These standards may increase development costs overall but are not expected to impact t he viability of residential development. There are a total of 2,830 lower-income units and 2,035 moderate- income units in inventory located within fire hazard areas. Of these 4,865 units, 58% of them are located on vacant sites. These sites are shown below in Figure 16 and Figure 17.
Santa Clarita – City Council Hearing Draft May 2022
93 Program HP-4.8 (See Section 2 ) includes provisions to prioritize development outside of fire hazard severity zones as criteria for distributing funds and incentives for residential development.
Figure 16: Sites to Accommodate Lower-Income RHNA and Fire Hazard Severity Zones
Santa Clarita – City Council Hearing Draft May 2022
94 Figure 17: Sites to Accommodate Moderate-Income RHNA and Fire Hazard Severity Zones
3.10 FAIR HOUSING CONSIDERATIONS
The Housing Element must demonstrate that there are adequate sites zoned for the development of housing sufficient to accommodate the number of new housing units needed at each income level, as identified in the RHNA. In the context of AFFH, the site identification requirement involves not only an analysis of site capacity to accommodate the RHNA, but also must analyze whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.
3.10.1 Opportunity Areas
HCD and TCAC have created opportunity maps to identify areas throughout the state whose characteristics support positive economic (low poverty, high employment, high median household income), educational (reading and math proficiency, high school graduation rates, low student poverty rates), and environmental outcomes (low exposure to pollution) for low -income families, particularly long -term outcomes for
Santa Clarita – City Council Hearing Draft May 2022
95 children. The HCD/TCAC Opportunity Areas Map ranks Census tracts in Highest Resource to Low Resource based on these outcomes. A Census tract with a designation of High Resource would indicate that the Census tract has strong educational and economic opportunities for current and future residents.
The City limits partially or fully encompasses 56 Census tracts, which are categorized by the 2021 TCAC/HCD Opportunity Map as a mix of moderate to highest resources areas. No Census tracts were identified as Low Resource in the City. This categorization of the 56 Census tracts in the City of Santa Clarita indicates that, across most of the City, residents have high to highest access to positive economic, educational, and environmental outcomes, with exception to the areas of Newhall and Canyon Country which have moderate access. The 2021 TCAC/HCD Opportunity Map maps influenced the locations of potential lower income sites in the City.
The Sites Inventory utilizes both vacant and underutilized or underdeveloped nonvacant sites distributed throughout the City. Of t he ninet een housing sites identified to meet the lower -income RHNA, eleven are in high or highest resource areas. The majority of the unit capacity for lower-income sites are located on high or higher resource areas. Figure 18 and Figure 19 show the distribution of lower - and moderate- income sites in relation to the TCAC Opportunity Areas.
Santa Clarita – City Council Hearing Draft May 2022
96 Figure 18: Sites to Accommodate Lower-Income RHNA and TCAC Opportunity Areas
Figure 19: Sites to Accommodate Moderate-Income RHNA and TCAC Opportunity Areas
Santa Clarita – City Council Hearing Draft May 2022
97 3.10.2 Improved and Exacerbated Conditions
Improved Conditions
The Sites Inventory improves conditions by promoting integration and balanced distributions of residential development. Several of the sites have been identified to have capacity for multiple income categories, and the only site identified to include capacity for Above Moderate- income units also includes lower -income sites. In addition, sites for all income levels are scattered throughout the City. There is no significant concentration of one income category in any one area included in the inventory.
Exacerbated Conditions
Newhall and Canyon Country have census tracts with concentrated minorities, cost burdened households, and lower access to opportunities. The Sites Inventory includes some sites within these areas, primarily on vacant land. To ensure these sites do not exacerbate current conditions, these sites are accompanied by place-based strategies within policies and programs to improve conditions in these areas. The Old Town Newhall Specific Plan includes a revitalization strategy, implemented though physical and policy initiatives, that aim to transform the area to better meet the needs of the
Santa Clarita – City Council Hearing Draft May 2022
98 community while reducing the risk of displacement. The Specific Plan is guided by design principles for transit-oriented development and will create a more diverse set of housing choices. Likewise, recent investment in Canyon Country has brought new development to the community including the opening of the Canyon Country Community Center which offers multi -generational services, programs, activities to the community.
3.10.3 Fair Housing Assessment and Distribution of Sites Integration and Segregation: Race and Income
Census tracts with the highest concentration of minority races and low -to-moderate households (LMI) populations are located in the Newhall area and some portions of Canyon Country. There are several housing sites identified in each of these areas for lower- and moderate- income housing. These sites are primarily vacant sites. These census tracts are cat egorized as moderate resource areas. Sites are spread around the City on vacant and nonvacant sites and are not concentrated in these areas.
Racially/Ethnically Concentrated Areas of Poverty and Affluence While Santa Clarita has no racially/ethnically concentrated areas of poverty (per HUD’s definition), some tracts with a high concentration of minorities and LMI populations were found in the areas of Canyon Country and Newhall. Areas in Valencia, Saugus, Central Santa Clarita, and t he Fair Oaks Ranch Community of Canyon Country have large proportions of white populations and the highest ranges in median income in the City and can be considered a concentrated area of affluence.
Sites are spread around the City and lower- and moderate- income sites are located in both areas with higher concentrations of minorities and LMI populations as well as within concentrated areas of affluence, promoting integration and balanced living patterns.
Access to Opportunity
The City limit partially or fully encompasses 56 Census tracts. The majority of these census tracts are categorized as high to highest resource while tracts in Newhall portions of Canyon Country are categorized as moderate resource areas (See Figure 18 and Figure 19 above). Housing units in the sites inventory are not disproportionately concentrated in different resource areas , and there are no low resource areas within the City.
Disproportionate Housing Needs
The fair housing assessment found a need for more affordable housing in the Newhall and Canyon Country areas. The City incentivizes the development of extremely low- , very low-, low-, and moderate-income housing while including programs to prevent displacement (Program HP-4.11). The Sites Inventory includes sites within these areas that can assist in addressing these needs.
Santa Clarita – City Council Hearing Draft May 2022
99 Section IV: Technical Background Report
4.1 INTRODUCTION
The Technical Background Report (TBR) of the 2021 Santa Clarita Housing Element includes statutorily required data, information on local resources and programs, and an analysis of governmental and non- governmental constraints to the provision of housing. As part of the new AB 686 requirements to affirmatively further fair housing, the TBR contains an analysis of the socioeconomic make-up of the City and its neighborhoods. Section 1 of the Housing Element includes a brief history of Santa Clarita’s history of annexation , a summary of fair housing issues, demographic information, and further analysis where new policies or programs are needed to overcome socioeconomic segregation and to respond to changing demographics and housing needs.
This Technical Background Report includes pre-certified data on housing data needs and conditions compiled by SCAG, as well as locally acquired information and data including an analysis of fair housing, special needs, local knowledge of the housing stock, local housing resources, and an analysis of housing constraints.
4.2 LOCAL HOUSING NEEDS DATA
Demographic data and information related to housing needs and the current housing stock in Santa Clarita are summarized in Section 1 of the Housing Element and included here with more thorough information and analysis.
4.2.1 Pre-Certified SCAG Dataset
The Southern California Association of Governments (SCAG) has compiled a housing needs data package for each jurisdiction. These housing data packages have been pre-certified by the California Department of Housing and Community Development (HCD) to meet statutory requirements for the quantification of existing and projected housing needs including:
• Identification of population and employment trends;
• Household characteristics (i.e., existing households by tenure, existing extremely low-income households, total, lower, and extremely low-income households overpaying, overcrowded households);
• Special needs (i.e., number of persons with disabilities, number of persons with developmental disabilities, elderly households by tenure, large households by tenure and female headed households); and • Regional Housing Need Allocation (RHNA) by income group, including extremely low-income households.
The Santa Clarita 2020 Pre-Certified Local Housing Data Packet includes the requisite data on population and employment trends, household characteristics, and special Santa Clarita – City Council Hearing Draft May 2022
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housing needs in the jurisdiction. The packet also includes some analysis of the data; further analysis is provided herein and throughout the Housing Element ( Source:
Housing Needs Data Certification Letter from HCD).
The SCAG Housing Needs Dataset is included in Appendix A of this section in its entire original form.
4.2.2 Farmworker Housing Needs
Statewide, farmworker housing is of unique concern and importance. While only a small number of SCAG jurisdictions have farmworkers living in them, they are essential to the region’s economy and its food supply. According to the United States Department of Agriculture (USDA), more than 80 percent of hired crop farmworkers are not migrant workers but are considered settled and work farm(s) within 75 miles of their residences. This share is u p significantly from 41 percent in 1996- 1998, reflecting a fundamental change in the nature of the crop farming workforce.
The 2015 -2019 ACS identified 190 Santa Clarita residents employed in the agricultural industry, representing 0.26% of the Santa Clarita workforce and 0.004% of its residents, and 0.004% of the region’s farmworkers. According to the USDA, the average age of the agricultural workforce has risen significantly in the last few years and now stands at 41.6 years. A growing percentage (26.1%) are women. While the median farm size in Los Angeles County is only four acres, there are 25 “large” farms of 500 acres or more that rely on farmworkers (2017 County summary highlights, USDA). Most of the large farms in Los Angeles County are located in or near the Palmdale-Lancaster area, and not near Santa Clarita. (California Important Farmland:
2016, CA DOC . Lands identified here are indicated as being used for agriculture in the last four years in the Farmlands Mapping and Monitoring Program.) Most farmworkers in California reside in metropolitan areas, where the average hourly wage of $16.05 puts them in the extremely-low to very-low income category (between 30-50 percent of the area median income).
4.3 LOCAL HOUSING PROGRAMS & RESOURCES
4.3.1 Resources: Housing Assistance Programs
The following programs include Federal-, State-, and locally run programs providing funding for construction, rehabilitation, or rental assistance for very low -, low-, and moderate-income households. This section describes programs that may be locally available and potentially applicable within the City.
Housing Assistance Programs for Homeowners, Renters
• Section 8 Housing Choice Voucher (HCV Program) is the federal government’s major program for assisting very low-income families, the elderly, and the disabled to afford decent, safe, and sanitary housing in the private market. Participants may choose any housing that meets the Santa Clarita – City Council Hearing Draft May 2022
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requirements of the program. The Los Angeles County Development Authority (LACDA) pays a housing subsidy directly to the landlord, and the participant pays the difference between the actual rent charged and the amount subsidized by the program. (Source: LACDA) The availability of this program depends on LACDA funding, efforts, and priorities. This program is not utilized frequently in the City, as discussed further in Section 4.5.2. • Home Investment Partnerships (HOME) are grants provided by the U.S.
Department of Housing and Urban Development (HUD) to fund a wide variety of projects that implement local housing strategies and create affordable housing for low-income households including building, buying, rehabilitating affordable housing, or providing direct rental assistance (Source: HUD). • California Housing Finance Agency (CalHFA) Established in 1975, CalHFA was chartered as the state's affordable housing lender. The Agency's Multifamily Division finances affordable rental housing through partnerships with jurisdictions, developers and more, while its Single-Family Division provides first mortgage loans and down payment assistance to low- and moderate- income first-time homebuyers.
• Home Ownership Program (HOP) which is administered by LACDC (LA Community Development Corporation) and financed with HOME funds provided through the U.S. Department of Housing and Urban Development.
Designed to meet the needs of low-income families, HOP provides loans of up to 20% of the purchase price for down payment and closing costs assistance not to exceed $85,000. Each loan is a second Trust Deed loan provided at 0% interest with all payments deferred until sale, transfer, refinancing, no longer owner-occupied, or full repayment of the first mortgage. HOP loans are available to first-time homebuyers in the unincorporated areas of Los Angeles County and cities, such as Santa Clarita, participating in the Community Development Block Grant (CDBG) Urban County Program.
• Mortgage Credit Certification (MCC) Program offers first-time homebuyers a federal income tax credit. This credit reduces the amount of federal taxes the holder of the certificate would pay. It can also help first- time homebuyers qualify for a loan by allowing a lender to reduce the housing expense ratio by the amount of tax savings. The qualified homebuyer who is awarded an MCC may take an annual credit against their federal income taxes paid on the homebuyer's mortgage.
Programs for Residential Rehabilitation and Proactive Community Preservation • Preservation Assistance is available through City implementation of "Preservation of At-Risk Housing" (HP-3.5) where the City monitors at-risk housing units and investigates and pursues funding options for continuation of affordability agreements. Through this program, the City was able to achieve the preservation of 76 affordable units during the previous Housing Element planning period.
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• The Handyworker Program is managed by the Santa Clarita Valley Committee on Aging and helps low- and moderate- income residents obtain grants to pay for necessary repairs to their homes. The program is funded by Community Development Block Grants.
• Property Rehabilitation is available through the City’s “Property Rehabilitation Program” (HP-3.3). The City provides grants to low- and moderate-income homeowners for repairs to the grounds surrounding their homes, such as driveway repair, tree-trimming, and brush clearance, up to $1,500.
• Section 203(k) Rehab Mortgage Insurance, a HUD program, facilitates the rehabilitation and repair of single-family residential properties by insuring a home loan for the purchase or refinance of property that needs significant repairs. It can also be used for a variety of other improvements, including conversion of properties up to a four-unit structure, enhance accessibility for a disabled person, or elimination of health and safety hazards. • The Proactive Community Preservation (HP-4.10) utilizes staff from City departments including Community Preservation, Planning, and Public Works to facilitate partnerships between affected neighborhoods and local law enforcement, fire, emergency services, and local contractors to achieve code compliance. Additionally, City staff conduct meetings to present information to the public code enforcement, graffiti, and various other quality of life issues.
Programs for Housing Development
• California Self-Help Housing Program (CSHHP) is a California Department of Community Development program that provides technical assistance and funding for the training and supervision of low- and moderate- income self-help homebuilders. Funding is provided through sponsor organizations, either local government agencies or non-profit corporations. • Section 202 funding provided by HUD finances construction, rehabilitation, or acquisition of structures for supportive housing for very low-income elderly persons through interest-free capital advances and rental assistance funds.
This funding is only available to private non-profit organizations and consumer cooperatives and is highly competitive.
• Low-Income Housing Tax Credit (LIHTC) Program provides State and Local LIHTC- allocating agencies the equivalent of approximately $8 billion in annual budget authority to issue tax credits based on population for the acquisition, rehabilitation, or new construction of rental housing targeted to lower-income households.
• California Tax Credit Allocation Committee (TCAC) allocates federal and state tax credits to the developers of projects based on priorities they set each year. Interested developers may apply for a 9% tax credit (which is often competitive) or a 4% tax credit. The developers who have been awarded the credits sell the credits to investors. This creates cash equity which provides a significant portion of the funds that developers need to build Santa Clarita – City Council Hearing Draft May 2022
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affordable housing. Buildings eligible for the LIHTC must either have 20% of units rent-restricted and occupied by tenants with incomes no higher than 50% of the Area Median Income (AMI) or 40% of units rent restricted and occupied by tenants with incomes no higher than 60% of AMI.
The Department of Housing and Urban Development (HUD) designates Qualified Census Tracts (QCTs) and Difficult Development Areas (DDAs) that have increased eligibility. QCTs must have 50 percent of households with incomes below 60 percent of the area median income (AMI) or have a poverty rate of 25 percent or more. There are two QCTs in Santa Clarita, one of which was added in 2021.
DDAs are areas with high land, construction, and utility costs relative to the area median income. All of Santa Clarita is in a DDA. Santa Clarita is partially within a ‘Highest Resource’ designation which provides an eligibility bonus when applying for these credits; however, even with the tax credit, affordable housing projects in a high-cost area can be difficult to fund because of the high cost of land. The ability to apply for this program depends on the level of interest from developers, developable sites, constraints imposed by development standards, and the level of competition in the region for LIHTC funding. (Sources: California Tax Credit Allocation Committee, National Housing Law Project, U.S. Department of Housing and Urban Development) • Section 811 Supportive Housing for Persons with Disabilities Program is managed by HUD and provides funding through interest-free capital advances, operating subsidies, and/or project rental assistance for eligible projects developing affordable housing for persons with disabilities. This program is highly competitive and requires a non-profit housing sponsor. • Affordable Housing Program (AHP) is administered by the Federal Housing Finance Agency. AHP funds are granted to financial institutions on behalf of a housing sponsor and may be used to finance the purchase, construction, or rehabilitation of owner-occupied housing for low- or moderate-income households and the purchase, construction, or rehabilitation of rental housing where at least 20 percent of the units are affordable for and occupied by very low-income households. Local development costs may deter local developers from applying for this program.
4.3.2 Resources: Homeless Population
Individuals are considered homeless when they lack fixed and regular nighttime residences. Homeless individuals may be unsheltered, including those living in tents, cars, makeshift shelters, or on the street, or sheltered, including those in emergency shelters or transitional shelters. According to the most recent 2020 count, there are 168 people experiencing homelessness in Santa Clarita, representing a 35 percent decline from the previous year. It is important to note that the count does not include unsheltered unaccompanied minors or youth, persons in domestic violence shelters, or persons receiving motel vouchers. Additionally, gathering accurate data remains a challenge and it is likely that the numbe rs are higher. (Source: Los Angeles Homeless Services Authority, 2020).
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The Santa Clarita Community Task Force on Homelessness is made up of members from more than 30 local organizations. The Task Force meets monthly and works to complete action items ide ntified in the Community Plan to Address Homelessness developed in 2018 in partnership with Los Angeles County. In a 2019 survey conducted by the Task Force, 148 students in the Newhall District reported experiencing homelessness and service providers had reported uptick in persons seeking resources. To address the challenges involved with gathering accurate data on persons experiencing homelessness, the Task Force has prioritized the development of a homeless person's registry to allow for easy identificat ion, and evaluation of services homeless individuals need and have accessed. These metrics will help the City better understand the effectiveness of services offered to the homeless community.
4.3.3 Resources: Homeless Shelters
Homeless shelters provide temporary shelter for the homeless population. Bridge to Home, the primary homeless services provider in the City, has recently transitioned their emergency winter shelter into a year -round 24/7 operation with expanded services to those in need. Located at 23850 Pine Street, the shelter can accommodate up to 60 people at any given time. Additionally, the City has approved Bridge to Home’s proposal to construct an approximately 18,680 square-foot, two -story, permanent housing facili ty located at 23031 Drayton Street. T he site will accommodate up to 92 individuals, including 60 dormitory -style beds, and four attached single -family apartment units, and contain ancillary services for its occupants. The property where the permanent homeless shelter will be located was donated by the City to Bridge to Home.
4.3.4 Resources: Transitional Housing
Transitional housing provides temporary lodging and is designed to move individuals and families into permanent housing within a specified period of time, generally no longer than 24 months. The Unified Development Code allows transitional housing as a permitted use in all Non -Urban (NU) and Urban Residential (UR) zones and is conditionally permitted in Commun ity Commercial (CC) and Regional Commercial (CR) zones. The City of Santa Clarita has one transitional housing community, Family Promise of Santa Clarita Valley (Family Promise), which offers housing to eligible families in their Transition House for 30-90 days while they find employment and/or housing. Additionally, Family Promise provides lodging services by housing families in motels. Family Promise does not receive motel vouchers. In 2021, t he City approved Family Promise’s proposal to construct and operate a 6,419 square-foot supportive and transitional housing facility at 23652 Newhall Avenue. The facility will include five residential units and four office units to provide temporary living arrangements and transitional housing services. The property where the transitional housing facility will be located was donated by the City to Family Promise.
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In response to the COVID-19 pandemic, the City participated in the federally funded Project Roomkey Program. The purpose of Project Roomk ey was to provide non - congregate shelter options for people experiencing homelessness, to protect human life, and to minimize strain on health care system capacity. A local hotel offered 50 rooms for occupancy under the program. The short-term program expired in late 2020.
4.3.5 Resources: Supportive Housing
Supportive housing is defined as “housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community” (Gov Code, § 65582 (g)).
• Los Angeles Homeless Services Authority provides Safe Haven housing as temporary supportive housing for hard-to-reach homeless persons with severe mental illness that have been unwilling or unable to participate in supportive services, as well as Permanent Supportive Housing to assist homeless individuals with a disability or families in which one adult or child has a disability to live independently.
• Sober Living Environments are facilities that provide safe housing and supportive, structured living conditions for people in sobriety programs. Sober living homes serve as transitional environments between such programs and mainstream society. The City of Santa Clarita has at least two known two Sober Living Environments, including Ark-1 LA, located on Fourl Road and The Action SCV Sober Living Ranch, located on Soledad Canyon Road.
4.3.6 At-Risk Assisted Housing Developments
In compliance with Government Code Section 65583(a)(9), this section summarizes the inventory of assisted rental housing developments. Table 14 below shows a total of 89 low-income units that are at risk of converting to market rate within the Housing Element planning period.
SCAG data found in Appendix A is supplemented by locally available knowledge and both are included in the table to give the most accurate data possible.
Table 14: Assisted Rental Housing Developments
Project
Name Address Tenant
Type
# Low-
income
Units
Funding
Program
Earliest
Conversion
Date
High Risk of Conversion to Market Rate within 5-10 Years Hideaway
Apartments
27077 Hideaway
Avenue
Elderly Units 14 LA County FHA
Loan 2024 Non-Elderly
Units X
Valencia Villas Elderly Units 75 2024
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24857 Singing
Hills Drive
Non-Elderly
Units X
Project Based
Rental
Assistance
High Risk of Conversion Total
Elderly Units 89
Non-Elderly
Units 0
Moderate Risk of Conversion to Market Rate in 5-10 Years Riverpark
Apartments
27303 Sara
Street
Elderly Units X Multi Family
Revenue Bond 2031
Non-Elderly
Units 105
Moderate Risk of Conversion
Total
Elderly Units 0
Non-Elderly
Units 105
Low Risk of Conversion
The Village
Apartments
23700 Valle Del
Oro
Elderly Units X Multi Family
Revenue Bond 2036 Non-Elderly
Units 39
Whispering
Oaks
Apartments
22816 Market
Street
Elderly Units 78 LA County
Loan Permanent Non-Elderly
Units X
Sand Canyon
Ranch
28856 North
Silver Saddle
Circle
Elderly Units X Multi Family
Revenue Bond 2033 Non-Elderly
Units 50
Sand Canyon
Villas &
Townhomes
28923 Prairie
Lane
Elderly Units X Multi Family
Revenue Bond 2032 Non-Elderly
Units 43
Canyon
Country Villas
26741 North
Isabella Parkway
Elderly Units 66 Multi Family
Revenue Bond 2032 Non-Elderly
Units X
Canyon
Country
Senior
Apartments
18701 Flying
Tiger Driver
Elderly Units 198
Tax Credits
Bond 2058 Non-Elderly
Units X
Three Oaks
Apartments
23610 Newhall
Avenue
Elderly Units X
LIHTC 2069 Non-Elderly
Units 29
Orchard Arms 23520 Wiley
Canyon Road
Elderly Units 75 Project Based
Rental
Assistance
N/A1 Non-Elderly
Units X
HumanGood
Senior
Apartments
23420 Avenida
Rotella
Elderly Units 64 HUD Section
202 2036 Non-Elderly
Units X
Bouquet
Canyon Senior
Apartments
26705 Bouquet
Canyon Road
Elderly Units 263 Tax Credits
Bond 2069 Non-Elderly
Units X
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Fountain Glen
Apartments
23941 Decoro
Drive
Elderly Units 8 Conditions of
Approval with
City
Permanent Non-Elderly
Units X
Diamond Park
Apartments
27940 Solamint
Road
Elderly Units X Multi Family
Revenue Bond 2032 Non-Elderly
Units 50
Low Risk of Conversion Total
Elderly Units 754
Non-Elderly
Units 211
Table Total
Elderly
Units 843
1159 Total Units Non-
Elderly
Units
316
1 Orchard Arms is owned and operated by the County of Los Angeles / Housing Authority of the County of LA. It was built as conventional public housing, and is considered affordable in perpetuity.
Quantified Analysis between Cost of Preservation and Cost of New Construction In compliance with State housing law requirements, the following analysis covers the 10-year period between 2021 and 2031.
Costs for rehabilitation, acquisition, and tenant -based rental subsidies must be determined in order to analyze costs for preserving at -risk units. Acquisition and rehabilitation costs depend on the building condition, size, location, existing financing, and availability of governmental and market financing. Additionally, rehabilitation costs allow for the preservation of existing units that are in substandard living conditions. Rental subsidies and other financing options depend on the resident’s income, shelter costs , and timeframe of assistance provided. Table 15 below shows the estimated preservation costs for high-risk units that are anticipated to convert to market rate within the housing cycle.
Table 15: Total Preservation Costs for 89 At-Risk Units Fee/ cost Type Cost per Unit Total Cost At-Risk Units
Acquisition $231,690 $20,620,410
Rehabilitation $16,299 $1,450,611
Rental Subsidies (Annual) $10,296 $18,326,880
Transfer of Ownership
If the current organizations managing the at -risk units are no longer able to maintain the project, transferring ownership of the affordable units to a non-profit housing organization can be a viable way to preserve affordable housing for the long term. The per-unit estimate market value for a multifamily residence is around $380,000 (Zillow). The at-risk units are older and will likely cost Santa Clarita – City Council Hearing Draft May 2022
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less than the average market value. Nevertheless, transferring ownership or purchasing replacement units would require significant resources.
Cost for Preservation
Affordable units within Santa Clarita are under public -private agreements with Los Angeles County or the State of California. Acquisition costs in the area are estimated to be around $231,690 to $265,010 per unit (Sources: City of Los Angeles Housing Authority, 2020; Realtor, 2021 ). One of the high -risk housing developments mentioned in Table 13 include funding from the Federal Housing Administration (FHA). According to the FHA, the base amount per unit defined as substantial rehabilitation range from $15,000 (2016) to $16,299 (2021) ( Source: U.S. Housing and Urban Development, 2021).
Rental Subsidy
A tenant’s actual monthly payment is influenced by multiple factors including deductions from utility allowances, property’s physical condition, comparable rents in the surrounding area, and other local housing policies. In Los Angeles County, the average Fair Market Rent (FMR) for a two-bedroom, two-bathroom home is estimated at $2,058 (Source: H UD, 2021 ). The federal government sets standards for the amount a household should pay for housing at no more than 30% of their gross income for rent or mortgage, including utility costs. For a household making 60% of the area median income, the maximum monthly housing cost should be $1200.
Utilizing the factors mentioned above, public financing sources would cover the remaining costs at approximately 70%, estimating monthly per-unit costs at $858.
The t otal annual rental subsid y for the 89 at -risk units would be approximately $916,344. Over a period of twenty years, this would total $18,326,880.
Cost of Replacement
Estimated replacement costs for affordable housing in the Santa Clarita Valley are $154,294 per unit or $174 per sq. ft. of gross building area (Los Angeles County Municipal Code Title 22, Div. 9, Ch. 22.268.020). Replacing all 89 at-risk units would require approx imately $13,732,166 in replacement costs . Given the increase of construction costs, this amount is likely to increase over the planning period.
Comparison of Preservation and Replacement Costs
Based on quantitative costs analyses above, rehabilitation and financing are less costly than new construction or acquisition. Therefore, programs to fund upgrades and rental subsidies are preferable for preserving at-risk units. Partnering with non- profit agencies can aid in the preservation of at-risk units, as described in Table 16 below.
Qualified Organizations for Preservation or Replacement of At-Risk Units Table 16: Non-Profit Housing Development Organizations
Organization Contact name Address Phone
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Cabrillo Economic
Development
Corporation
Rodney Fernandez 702 County Square Drive,
Ventura, CA 93003
805-659-3791
Mercy Housing, Inc. Mark Trinidad 1500 South Grand Ave, #100, Los Angeles, CA 90015
213-743-5820
National Community
Renaissance
Rebecca Clark, Executive
Director
9065 Haven Ave, Suite 1000,
Rancho Cucamonga, CA
91730
909-483-2444
Presbyterian Homes Kim Heinzelman, Project
Development Assistant
516 Burchett Street,
Glendale, CA 91203
818-247-0420
Telacu Homes, Inc. Tom Provencio 5400 East Olympic Blvd, #300, Los Angeles, CA 90022
323-832-5411
Habitat for Humanity Donna Deutchman 21031 Ventura Blvd, Suite 1101, Woodland Hills, CA
818-981-4900
The organizations listed above include entities located in the Southern California area, not specific to Santa Clarita.
Other Qualified Non-Profit Entities
Standard Communities is the affordable housing division of parent company Standard Property Company, Incorporated. The organization is active and successful in developing affordable housing in low-income communities.
Standard Property Company, INC.
(DBA Standard Communities)
1901 Avenue of the Stars, Suite
395 Los Angeles CA 90067
(310) 553-5711
Thomas Safran & Associates Development, Incorporated is a real estate development firm that manages and develops affordable rental properties around Southern California.
Thomas Safran & Associates Development, Inc.
11812 San Vicente Blvd. #600
Los Angeles CA 90049
(310) 820-4888
Funding Sources
The City recognizes the improvement, maintenance, and expansion of affordable housing as a high priority. As such, funding is received through various County and State programs such as Community Development Block Grant (CDBG), Public Housing Capital and Operating Funds, HOME programs, Housing Choice vouchers, Section 202 for Elderly, Section 811 for persons with disabilities, and other project- based assistanc e programs such as Section 8. These funding sources are further discussed in Section 4.3.1, Housing Resources.
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In 2019, City contributed $280,000 in CDBG funds to the Handyworker and Property Rehabilitation Programs to assist low -income single- family homeowners. Although these units are not made affordable, and therefore do not meet preservation objectives, the program is an important aspect to protecting existing housing stock and continues to be successful in providing safe and decent living conditions (G oal H.3).
4.3.7 Planning and Zoning Programs
Density Bonus and Other Programs
The Density Bonus Law requires a city or county to provide a developer with density bonuses and other incentives or concessions for the production of lower income housing units . The developer may also request donation of land if the developer agrees to construct a specified percentage of units for very low-income, low-income, or moderate- income households , or qualifying residents and meets other requirements. Existing law provides for the calculation of the amount of density bonus for each type of housing development that qualifies under these provisions.
AB 2345 provides developers with density bonuses or other incentives in exchange for the provision of affordable housing that meets certain requirements. As of January 2021, up to a 50 percent density bonus can be approved for housing projects if 24 percent of units are reserved for low-income individuals . Density bonus law also applies to moderate-income housing, very low -income housing, senior housing, childcare facilities, and student housing. Entitlements for additional units are allowed in the event that the developer donates land to the local jurisdiction. The legislation also reduces specific thresholds for obtaining approvals and allowances from local jurisdictions that provide fee waivers and expedited review , require density bonus reporting, and reduce parking obligations for many project s qualifying for a density bonus. Since November 1992, the City has an adopted density bonus ordinance within Unified Development Code.
AB 2345 made important revisions to the existing Density Bonus Law that increase how much additional density a predominantly market -rate project can obtain. As of January 2021, the maximum density bonus increased from 35% to 50%, based on an updated sliding scale of housing affordability. The policy also clarifies how to measure the area within a half-mile of a major transit stop (for purposes of qualifying additional benefits and bonuses), reduces parking requirements for larger dwellings, and defines specifications for annual reporting. Program HP-2.2 and Policy H2.4 are included to ensure compliance with AB 2345.
The City of Santa Clarita allows for the construction of residential uses within commercially zoned properties and along transportation corridors, as reflected in their Zoning Code Section 17.38.050. The Zoning Code allows development of between 11-30 units per acre for Urban Residential Zones UR3, UR4 and UR5, with an option to apply a 50 percent density bonus to the project for affordable housing.
The City also has the following incentives for development of mixed-use properties:
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accelerated plan check review, increased residential and commercial density opportunities, reduced parking requirements, increased building heights, and a reduction in setbacks along public streets. The Old Town Newhall Specific Plan was adopted to encourage mixed use and transit -oriented development. In addition to encouraging housing production through subdivisions and mixed-use development, local ordinances allow accessory dwelling units in single -family residential zones consistent with state law.
Accessory Dwelling Units (ADU)
Since the adoption of the last Housing Element in 2013, the State of California has made a concerted effort to expand the production of accessory dwelling units (ADUs).
Accessory dwelling units are allowed in single-family neighborhoods citywide in Santa Clarita, pursuant to state housing law. These laws allow for up to two additional rental units on all single -family parcels, with incentives for homeowners to add an ADU including streamlined approval, waived fees, reduced parking requirements, and financing opportunities. The City of Santa Clarita has permitted an increasing number of ADUs: 13 in 2018, 25 in 2019, and 47 in 2020. Additionally, the City is on pace to approve approximately 75 ADUs and permit 50 ADUs in 2021.
ADUs are comprised of detached and attached structures, whether conversions or additions. Junior accessory dwelling units (JADUs) allow Santa Clarita homeowners to convert excess space in an existing home to a unit under 500 feet without fees, and flexible requirements include the option of shared space with the main unit. 66 percent of ADUs permitted in Santa Clarita in 2020 were JADU conversions of existing square footage, primarily garages.
Santa Clarita has many single-family homes governed by homeowners’ associations (HOAs). Civil Code 4751.a, established by Assembly Bill 670, ensures that HOAs can not impede a homeowner from adding an ADU to their property: “…any provision of a governing document, that either effectively prohibits or unreasonably restricts the construction or use of an accessory dwelling unit or junior accessory dwelling unit …, is void and unenforceable.”
Southern California Association of Governments (SCAG) created a Hous ing Element Parcel Tool (HELPR) estimating the opportunity for amendments to ADU policy to optimize conditions for development across the region. Table 17 represents individual variables to streamline the production of ADUs in Santa Clarita. SCAG’s projections illustrate the potential impact that ADUs can provide in addressing regional housing needs.
Table 17: ADU Production Opportunity with Locally Amended Incentives Local amendment of state ADU policy Eligible Parcels
Additional
Parcels
Baseline Assumptions 18,606 status quo
Smaller ADU (from 800 to 600 sf) 19,725 +1,119
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Removed parking space (200 sf) 19,485 +879
Reduced setback and smaller ADUs 20,019 +1,413
Reduced setback and removed parking space 19,895 +1,289 Smaller ADU and removed parking 19,755 +1,149
Reduced setback, smaller ADU, and removed
parking
20,025 +1,419
Source: Housing Element Parcel Tool
Missing Middle Zoning
“Missing middle” is a commonly used term that refers to the range of housing types that fit between single -family detached homes and mid- to-high-rise apartment buildings, such as duplexes, triplexes, and townhomes. The California legislature has passed several bills to facilitate this development in current single-family zones to increase housing production statewide.
On September 16, 2021, the governor signed two housing bills that went into effect on January 1, 2022. Senate Bill 9 (SB 9) allows lot splits of qualifying parcels, and a duplex on each lot, thereby allowing for up to four dwellings on existing parcels zoned single-family. The UC Berkeley Terner Center estimated that out of 38,500 single - family parcels in Santa Clarita, 23,900 (62%) are eligible for a lot split under SB 9.
The study further estimates 2,500 new units could be produced in total under market- feasible conditions.
Senate Bill 10 (SB 10) allows cities to opt-in to zoning provisions that streamline the process to build small apartment complexes of 10 or fewer units. Together, SB 9 and SB 10 give the City an opportunity to help address the need for a greater supply of “missing middle” housing developments and units affordable to first -time homebuyers.
Additionally, Policy H3.6 facilitates the development of workforce housing through a joint powers authority. Housing acquired and developed through this program is meant to assist middle income households earning between 80% and 120% of the Area Median Income by acquiring or developing deed restricted apartment buildings.
Regional Planning Funding
Regional funding encourages cities to optimize planning efforts for housing, transit - oriented communities, and sustainable development. These funds are incorporated into the state’s budget and distributed regionally by Southern California Association of Governments (SCAG).
Regional Early Action Planning (REAP) grants totaled $47 million for the SCAG region in 2020. Santa Clarita stands to benefit from the program’s focus on three broad areas: partnerships and outreach, regional housing policy solutions, and Sustainable Communities Program strategic integration. The latter focuses on Priority Growth Santa Clarita – City Council Hearing Draft May 2022
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Areas (PGAs) including Newhall and Santa Clarita’s transit centers and cites opportunity for transit-oriented development at Metrolink stations. Local Early Action Planning (LEAP) companion grants provide technical assistance to local entities.
Local Provisions
The City of Santa Clarita has adopted provisions for mixed use development to encourage revitalization of commercial corridors. These provisions , found in the Unified Development Code, allow residential uses within proximity to retail, office, and other commercial use areas to promote integrated, walkable neighborhoods that are compatible with the intent of such mixed use zones. Mixed use sections include a corridor zone (Section 17.35.01 0), neighborhood zone (Section 17.35.02 0) and urban village zone (Section 17.35.03 0). Additional development standards and permitted residential and commercial uses for the mixed-use zones are provided in Chapter 17.35 of the Santa Clarita Municipal Code. These standards include allowable residential dwelling units per acre, nonresidential floor area ratio range, building setbacks, surface parking setback, and maximum height.
The City of Santa Clarita passed a Se nior Mobilehome Park Overlay Zone (SMHP) in January 2018 to preserve the maintenance and viability of existing senior mobilehome parks consistent with the City’s goal of meeting the housing needs of senior residents. The overlay zone prioritizes affordable senior housing facilities in limiting conversion of such zones to other land uses. This zone ensures 80 percent senior occupancy and applies to Canyon Palms Mobilehome Park, Greenbrier Mobile Estates, and Sierra Park Mobilehome Park. The zoning ordinance also stipulates that once 90 percent of units are occupied by one (1) senior, the remaining units are available for non-senior occupancy, thus enhancing affordable housing options within local jurisdictional boundaries.
The Jobs Creation Overlay Zone (JCOZ), adopted in 2019, supports the attraction of higher-paying and higher -quality jobs in the City’s four targeted industries of aerospace, biomedical, entertainment, and technology to enhance the City of Santa Clarita’s overall jobs and housing balance and provide greater job opportunities (Section 17.38.015) . The JCOZ provides additional desi gn standards, incentives (parking reductions, fee waivers, ministerial reviews), architectural review, public noticing processes, and permitted uses. Additional design standards, including height, are outlined in Ordinance 19-4 § 3. The creation of greater job opportunities locally through the JCOZ allows more residents to work locally, thus improving proximity to higher quality jobs, and helps reduce the housing cost burden within the City.
The City has adopted an Oak Tree Preservation Ordinance that serves the purpose of protecting and preserving oak trees in the Ci ty and providing regulatory measures designed to accomplish this purpose. The removal of any oak trees as a result of any proposed development activity must be mitigated by the developer either planting trees on -site or by paying a fee into the City’s oak tree preservation fund in an amount consistent with the International Society of Arborists dollar value established Santa Clarita – City Council Hearing Draft May 2022
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by a certified arborist for any trees removed. This ordinance does not serve as a constraint to development because landscape plans which mi tigate for any loss of oak trees are approved as a part of the project entitlements.
The City has also adopted a hillside development ordinance that serves to regulate the development and alteration of hillside areas, to minimize the adverse effects of hillside development while allowing for the reasonable development of hillside areas and protecting the public health and safety of residents. A key component of the ordinance is to provide hillside development standards to maximize the positive impacts of site design, grading, landscape architecture and building architecture, and provide dev elopment that is commensurate with the degree of average slope. Hillside areas are a naturally occurring constraint to development, that require more grading and site engineering due to topography. The ordinance does not serve as further impediment to development.
Additional local ordinances address subdivision requirements, lot line adjustments, parcel merging, regulation of permitted uses, and protection of biological resources and water quality. T he ordinances provide details for developers to consider during the permit application phase and may aid in permit streamlining efforts for housing development. The ordinances aim to protect public health & safety , enhance commercial and residential use, and preserve aesthetic views of the area. The City does not have either a short -term housing ordinance or a growth management ordinance. The adopted ordinances aim to reduce constraints to housing development in the local jurisdiction.
4.3.8 Opportunities for Energy Conservation in Residential Development The City of Santa Clarita actively implements a variety of policies and programs that encourage green building practices, higher density projects, compact infill development and energy efficiency. These policies and programs are found within the City of Santa Clarita’s Unified Development Code (UDC), the implementation of various specific and corridor plans, the City’s implementation of the California Green Building Code, and via the City’s Green Santa Clarita Program.
The City of Santa Clarita’s UDC defines specifications and provides design standards for three distinct mixed- use zones. Mixed-use zones provide design incentives for projects that in clude both commercial and residential improvements. The design incentives prescribe a mix of commercial square footage and allow for as many as 50 residential units per acre. All three of these mixed- use zones allow all- residential projects.
In addition to the mixed-use zones, the City has also adopted several specific plans and two corridor plans. Each plan provides design standards and allows land uses that focus on improving underutilized sites with more dense, compact infill development, a rich mixture of uses, enhanced pedestrian connectivity and access, and more efficient traffic circulation.
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For purposes of energy conservation, the City of Santa Clarita fully implements the requirements of the California Green Building Code. This code standard roughly equates to a LEED Silver certification for each new residential structure permitted and built. Importantly, it requires each new single -family housing unit to have roof- top solar panels fully installed prior to first occupancy. Further, the City works closely with local utilities and other partner agencies via the Green Santa Clarita program to provide energy efficiency upgrades and incentives to residents. These programs can be found at www.greensantaclarita.com
.
4.4 HOUSING CONSTRAINTS ANALYSIS
This section of the Housing Element examines the constraints that could hinder the City’s achievement of its housing objectives and the resources that are available to assist in the production, maintenance, and improvement of the City’s housing stock.
In compliance with Government Code Section 65583, sections 4.4.1 and 4.4.2 identify and analyze potential non-governmental and governmental constraints to the production and retention of housing.
4.4.1 Non-Governmental Constraints
Availability and Location of Vacant Land
Santa Clarita has a significant number of sites that are currently vacant. However, some of these vacant sites are within environmentally sensitive areas and may face increased risk from natural hazards such as landslides, flooding, and fire. Natural disasters impact all community members; however, the impacts typically affect vulnerable populations disproportionately. The lack of suitably -located vacant land will increasingly be a constraint in Santa Clarita as the City builds out.
Land Costs
Similar to the rest of the Los Angeles area, high land costs are a significant constraint to the development of affordable and mi ddle-income housing in the City of Santa Clarita. Land cost is a large component of residential development costs. The price of land varies depending on its location within the City, development constraints, and availability of utilities. The cost of vacan t land allowing residential development ranges from approximately $40,000 per acre for large vacant lots in low density areas to above $2,000,000 per acre for small vacant lots within hillside gated estate communities. The median cost of vacant residential land for sale in Santa Clarita is about $240,000 per acre. This figure mainly reflects the price of land zoned for single family residential uses. The average sale price for vacant land zoned for multifamily is around $200,000 per acre. (Source: Redfin.co m, Accessed March 7, 2022).
Stakeholders have noted that the cost of land is the top constraint to housing development in the City. However, this constraint is not unique to Santa Clarita, as cost of land is a similar constraint in all comparable jurisdictions nearby.
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The median home value in Santa Clarita was $53 8,000 as of 2018 ( Source: SCAG Local Profiles) and had climbed to over $6 20,000 by the end of 2020 (Santa Clarita Valley Housing Market Forecast, 2020-2022). As noted above, the area of the home’s location is a significant factor in its market value . The high cost of housing , and of the land needed to build housing , is one of the significant non-governmental constraints to housing in Santa Clarita.
Construction Costs
Residential construction costs include material and labor costs and depend on various factors including size and type of development, location, and availability of labor. On average, construction costs in California account for about 63 percent of total development costs in multifamily development. The average cost of construction in the Los Angeles -Long Beach region is over $250/square foot , and more than 15 percent higher than the State average (Source: Terner Center, 2020). Stakeholders in the Santa Clarita area have indicated that while construction costs are an important consideration in considering development, they are not typically a major constraint to market rate housing production in comparison to land costs . However, when considered together with all development costs , construction costs can affect the feasibility of residential development, especially affordable development . Labor shortages and increases in the costs of materials also increase construction costs.
Financing
Home financing is not considered to be a significant constraint to the provision and maintenance of housing for the current population in Santa Clarita. Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. California Housing Finance Agency and Los Angeles Community Development Corporation offer low interest mortgage programs, down payment assistance, and federal mortgage tax credits.
In the past decade, mortgage interest rates ranged from 2.65% to 4.94% for a fixed rate 30-year loan (Source: Freddie Mac). From January 2019 to December 2020, the 30-year fixed rate mortgage rate fell from 4.51% to 2.67% and is currently at 2.88% (Source: Freddie Mac 9/23/2021). Although mortgage rates are currently low, they will change, and even a modest increase impacts affordability.
A more critical impediment to homeownership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down payment requirements. Typically, conventional home loans will require 5% to 20% of the sale price as a down payment, which is the largest constraint to first time homebuyers.
Community Opposition
Community opposition has at times posed a constraint to housing development, but the level of any such opposition depends on the type of housing proposed and its location within the City. Residents of Santa Clarita have at times expressed uncertainty about housing developments that may change the community character Santa Clarita – City Council Hearing Draft May 2022
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or appearance of their neighborhoods, especially in single- family areas. Community members appear to be generally supportive of senior housing developments and high-density developments near transit. Community opposition within the California Environmental Quality Act (CEQA) review process can also pose a constraint to housing development, and the CEQA process can add additional review time and cost to the approval process for housing.
4.4.2 Potential Governmental Constraints
Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government upon land and housing ownership and development. Although federal and state agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document. Among the options available to cities to promote housing affordability is the authority to facilitate construction of new dwellings by removing the constraints imposed by local government. Such constraints may include processing requirements for development applications, design and development standards, density limitations, fees and exactions, and the time and uncertainty associated with obtaining construction permits.
State law requires each city undertaking a Housing Element to analyze the governmental constraints imposed on new development that may result in making housing unavailable or unaffordable. If any such constraints are identified that curtail the production of affordable housing and are not necessary to protect public health, safety, and welfare, then the element should evaluate alternative measures that will allow housing to be built to serve the community’s needs. The purpose of this section of the Housing Element is to review the governmental constraints applied to various types of housing in the City of Santa Clarita, and to identify any constraints that may reasonably be modified or removed to pr omote housing development and affordability.
General Plan and Zoning Code
Land uses allowed within the City are determined by the General Plan Land Use Map and the Unified Development Code (UDC). The General Plan contains many principles that are collectively known as smart growth, including transit-oriented development, access to services, non-motorized mobility options, promotion of balanced jobs and housing, live/work units, and mixed use development. These provisions are typical and apply across most of the region’s larger cities.
Table 18 shows the residential General Plan land use designations for the City of Santa Clarita. The land use designations support a variety of housing types, ranging from very low-density development, which generally includes single-family homes on large lots, to high -density development, which includes multifamily development.
Mixed use and commercial designations are also provided; these designations allow residential densities of 50 units per acre i n the case of the Mixed-Use Urban Village Santa Clarita – City Council Hearing Draft May 2022
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(UXUV), Mixed -Use Overlay (MU) and Regional Commercial (CR) designations.
Maximum densities per acre are allowed within Non-Urban Rural Residential (NU) and Open Space (OS) designations.
Table 18: General Plan Land Use and Associated Zoning Districts General Plan Land Use Associated Zoning
District(s)
Urban Residential UR1-5
Non-Urban Residential NU1-5
Mixed Use MX-C, MX-N
Commercial CC, CN, CR
Open Space OS-NF, OS-A, OS-BLM, OS
Industrial BP, I
Specific Plan SP, CP
Other PI
Zoning Districts in Unified Development Code
Zoning, which must be consistent with the General Plan, establishes more specific development standards, allowable uses, and limitations. Zoning regulations control development by establishing requirements related to height, density, lot area, yard setbacks, and minimum parking spaces. Zoning within the City is regulated by the Unified Development Code (UDC), which includes both Title 17 (Zoning Or dinance) and Title 16 (Subdivisions) of the City’s Municipal Code. Zone districts are described in UDC Division 17.30 and Table 19 below. The UDC is updated regularly to maintain compliance with new State statutes and current City policies.
The City of Santa Clarita’s Zoning Code currently contains ten residential and four mixed-use zones that allow housing. These zones accommodate a range of densities, with minimum lot size requirements ranging from 4,500 square feet to 20 acres.
Additionally, three commercial zones allow housing in mixed- use project s with a conditional use permit or minor use permit. The number and types of residential and mixed-use zoning districts in Santa Clarita do not pose a constraint to housing.
Table 19: Residential Zoning Districts
Zoning District Description of Zones Zoning District
Density
Non-Urban Residential 1
(NU1)
Single-family homes in low density, rural
environment.
1 dwelling unit per
20 acres
Non-Urban Residential 2
(NU2)
Single-family homes in low density, rural
environment.
1 dwelling unit per
10 acres
Non-Urban Residential 3
(NU3)
Single-family homes in low density, rural
environment.
1 dwelling unit per 5
acres
Non-Urban Residential 4
(NU4)
Single-family homes in low density, rural
environment.
1 dwelling unit per 2
acres
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Non-Urban Residential 5
(NU5)
Single-family homes in low density, rural
environment.
1 dwelling unit per
acre
Urban Residential 1
(UR1)
Single-family homes on large lots, at interface
between rural and urban areas. Clustering of
units encouraged to preserve natural features
and open space. Supportive institutional uses
allowed per zoning.
≤2 dwelling units per
acre
Urban Residential 2
(UR2)
Single-family homes in neighborhoods of
medium density typical of suburban
development patterns. Clustering of units
encouraged to preserve natural features and
open space. Supportive institutional uses
allowed per zoning.
≤5 dwelling units per
acre
Urban Residential 3
(UR3)
Single-family homes, duplexes, triplexes, and
small-scale multifamily dwellings consistent
with predominantly single-family residential
neighborhood.
≤11 dwelling units
per acre
Urban Residential 4
(UR4)
Single-family detached and attached homes,
and multifamily dwellings. Supportive
institutional uses allowed per zoning.
≤18 dwelling units
per acre
Urban Residential 5
(UR5)
Multifamily dwellings including apartments
and condominiums up to three stories.
Supportive institutional uses allowed per
zoning.
18-30 dwelling units
per acre
Mixed Use
Neighborhood (MXN)
Multifamily dwellings in combination with
commercial and office uses along major
arterial corridors.
6-18 dwelling units
per acre
Mixed Use Corridor
(MXC)
Multifamily dwellings in combination with
commercial and office uses along major
arterial corridors.
11-30 dwelling units
per acre
Mixed Use Urban Village
(MXUV)
Multifamily dwellings within transit-oriented
urban centers, in combination with
commercial, office, and public uses.
19-50 dwelling units
per acre
Mixed Use
Overlay (MU)
Single-family homes, duplexes, triplexes, and
small-scale multifamily dwellings. The
regulations encourage a mix of residential,
commercial, employment and institutional
opportunities within identified centers of
activity along identified transportation
corridors. May be subject to CUP.
11- 50 dwelling units
per acre
Regional Commercial
(CR)
Housing may be approved in the context of a
mixed use project, subject to discretionary
review (MUP).
18-50 dwelling units
per acre
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Community Commercial
(CC)
Housing may be approved in the context of a
mixed use project, subject to discretionary
review (CUP).
≤18 dwelling units
per acre
Commercial
Neighborhood
(CN)
Housing may be approved in the context of a
mixed use project, subject to discretionary
review (CUP).
≤18 dwelling units
per acre
Business Park (BP)
Mixed employment districts in areas accessible
to transportation and visible from freeways
and major arterials.
No residential
Industrial (I)
Industrial districts in areas with adequate
access, infrastructure, and services and is
intended to accommodate the most intensive
types of industrial uses allowed in the planning
area
No residential
Open Space (OS)
Single-family homes in low density
environment on lands identified. Supportive
and institutional uses allowed per zoning.
One unit for every 40
acres
Open-Space-Agriculture
(OS-A)
Single-family homes in low density
environment on privately owned lands within
the National Forest. Supportive and
institutional uses allowed per zoning.
One unit for every 5
acres
Open Space- National
Forest (OS-NF)
Single-family homes in low density
environment on lands within the National
Forest. Supportive and institutional uses
allowed per zoning.
One unit for every 40
acres
Open Space–Bureau of
Land Management (OS-
BLM)
Single-family homes in low density
environment on lands owned by the US Bureau
of Land Management. Supportive and
institutional uses allowed per zoning.
One unit for every 40
acres
Public/Institutional (P/I)
Single-family homes on lands that are used for
various types of public or/and community
serving facilities owned and operated by public
agencies, special districts, nonprofit
organizations, and other entities.
N/A
Specific Plan (SP)
Lands in the planning area that are governed
by an adopted specific plan. Specific allowable
uses, maximum intensity standards, and
development standards shall be determined by
the adopted specific plan.
Varies by plan,
See Table 21
Corridor Plan (CP)
Lands in the planning area that are governed
by an adopted corridor plan. Specific allowable
uses, maximum intensity standards, and
development standards shall be determined by
the adopted corridor plan
Lyons Corridor:
11-30 dwelling units
per acre
Soledad Canyon
Corridor:
11-30 dwelling units
per acre
*CUP indicates requirement for a Conditional Use Permit pursuant to UDC Section 17.24, approved Santa Clarita – City Council Hearing Draft May 2022
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by Planning Commission after a public hearing. Other projects require Minor Use Permit (UDC Section 17.23). Other uses are permitted by right in the zone district, provided that all new construction requires Development Review pursuant to UDC Chapter 17.23.
Density
The City of Santa Clarita is a large city in northern Los Angeles County, accessed by the greater Los Angeles area by Interstate Highway 5, State Route -14, bus, or by rail. Metrolink serves the City with three stops and Santa Clarita Transit provides bus service along various transit corridors throughout the City . Densities surrounding these stops and transit corridors are generally higher than those in non-transit areas.
Single-family lots generally vary in size from approximately 5,000 to 12,000 square feet in the low- to medium-density zones. Built multifamily residential densities are generally at 18 to 60 units per acre, with the lower densities located within medium- density areas and the highest densities within the transit areas . In the previous planning period, no sites identified to accommodate the lower -income RHNA in the inventory were developed below the minimum allowable density of the underlying zone, and the City did not receive any requests to develop below the assumed capacity in the sites inventory.
The Land Use Element states that the maximum allowable density will be determined by physical constraints such as topography, environmental resources , and infrastructure; existing development patterns and potential for land use conflicts; and the public health, safety, and welfare. The upper range of residential density can be achieved only in conformance with all other applicable General Plan policies, codes, and requirements.
The last update to the General Plan Land Use Element changed the allowable densities in certain land use designations. Currently, the Zoning Ordinance allows up to 30 dwellings per acre in Urban Residential 5 (UR -5) and up to 50 dwellings per acre in Mixed Use Urban Village (MXUV) and Regional Commercial ( CR) areas. Subject to Chapter 17.51 (Development Standards), in hillside areas the maximum allowable density will fluctuate due to the average slope percentages. For example, a 10% average slope will allow 30 dwellings per acre in UR5 zones whereas a 50%+ average slope would only allow 0.60 dwellings per acre. The CR zone generally occurs within existing developed areas and thus is not subject to density slope ratio limitations.
These land use designations increase opportunities for compact residential development in urban areas that are supported by services, infrastruc ture, and transportation, and to remove governmental constraints imposed by the more stringent density limits in the prior General Plan. Density limits no longer pose a constraint to development.
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Subdivision Standards
Subdivision standards include certain on- and off -street improvements, including road and sewer improvements, for lot owners within the subdivision and for general neighborhood traffic and drainage.
The subdivider is responsible for construction of these road and drainage improvements includin g improvements to the curb and gutter, base and paving, street lights, street trees, sidewalk and parkway, and landscape medians (if applicable) per the applicable roadway cross section. Generally, required street widths are as follows:
• Residential Collector: 64’ including 2 travel lanes, 2 parking lanes, and sidewalks/parkway strips on both sides
• Residential Through Street: 60’ including 2 travel lanes, 2 parking lanes, and sidewalks/parkway strips on both sides
• Residential Street: 58’ including 2 travel lanes, 2 parking lanes, and sidewalks/parkway strips on both sides
While total right -of-way for large public residential arterials and collectors may exceed the requirements made by other communities, in Santa Clarita’s case there are few remaining p arcels that would accommodate large residential streets with parkways. Most remaining subdivisions are anticipated to consist of mainly local residential streets with lesser right of way requirements, or of exempt private streets in planned developments. A dditionally, the City’s UDC allows the City Engineer to grant a modification to the required road dedication and relieve the applicant from compliance with all or a portion of the provisions if certain conditions are met, if the construction of additional roadway improvements is deemed to be unnecessary, or if the requirement of additional improvements is deemed to constitute an unreasonable hardship.
Development Standards
The Residential Development Standards in the City’s UDC articulate expectations regarding the character of the built environment and are intended to promote design that will protect neighborhood character, enhance safety, and increase the quality of life in the City. Standards for architecture, rear yard coverage, building and structure height, roofing, driveways, front yard landscaping, and setbacks among others are included in the City’s development standards. The UDC establishes specific development standards which are summarized below in Table 20 and are also available on the City’s website.
Table 20: City of Santa Clarita Development Standards
Min
lot
size
Front
setback
Side
setback1,2
Rear
setback
Max
height
main
structure/
accessory
Max Lot
coverage
(w/o a
CUP)
Max
density
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NU-1 20
acres
20’ 5’ 15’ 35’/35’ - 0.05
NU-2 10
acres
20’ 5’ 15’ 35’/35’ - 0.1
NU-3 5
acres
20’ 5’ 15’ 35’/35’ - 0.2
NU-4 2
acres
20’ 5’ 15’ 35’/35’ - 0.5
NU-5 43,560
sq. ft.
20’ 5’ 15’ 35’/35’ - 1.0
UR-1 20,000
sq. ft.
20’ 5’ 15’ 35’/35’ - 2.0
UR-2 5,000
sq. ft.
20’ 5’ 15’ 35’/20’ - 5.0
UR-3 5,000
sq. ft.
20’ 5’ 15’ 35’/20’ - 11.0
UR-4 4,500
sq. ft.
20’ 5’ 15’ 35’/20’ - 18.0
UR-5 4,500
sq. ft.
20’ 5’ 15’ 35’/20’ - 30.0
MXC - 5’/0’3 - - 50’ - 30.0
MXN - 5’/0’ - - 50’ - 18.0
MXUV - 5’/0’ - - 50’ - 50.0
CR - 10’/5’ - - 35’ 90% 50.0
CC - 10’/5’ - - 35’ 80% 18.0
CN - 10’/5’ - - 35’ 75% 18.0
BP - 10’/5’ - - 35’ 90% n/a
I - 10’/5’ - - 35’ 90% n/a
OS 20
acres
20’ 5’ 15’ 35’/35’ - 0.025
OS-A 5
acres
20’ 5’ 15’ 35’/35’ - 0.2
OS-
NF
20 acres
20’ 5’ 15’ 35’/35’ - 0.025
OS-
BLM
20 acres
20’ 5’ 15’ 35’/35’ - 0.025
PI - 10’/5’ - - 35’/35’ - -
Source: City of Santa Clarita Municipal Code Title 17, Division 4 1 Reverse Corner Lots: 20’ for NU1-5 and OS zones, 10’ for UR1-5 zones 2 25’ for 100% residential buildings adjacent to commercial or mixed-use property lines 3 Building setback from major or secondary highway / setback from non-major or secondary highway for commercial or mixed-use properties
Note: Development standards for Corridor Plans and Specific Plans are subject to the standards laid out in their respective specific plans.
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Some development standards, such as required landscaping, architectural enhancements, roofing materials, and rear yard coverage can increase the costs of housing. The standards are typical, however, and i nterviews with local stakeholders revealed that the City’s current development standards do not pose a significant constraint to the development of housing.
The land use controls in each zone have a different impact on housing development.
For example, lower densities and minimum lot sizes in Non-Urban and lower density Urban Residential zones impact the types and affordability of housing that could be developed there. However, the City has a wide variety of zones, which facilitate housing variety, affordability, and supply, with multiple zones allowing 50 units per acre, many zones with no set maximum lot coverage, and many zones with no set minimum lot size. In addition to these zones, the City also has a variety of Specific Plan areas with more choices for developers in areas where different development is suitable. Land use controls, in conjunction with the permitting procedures of the City, positively impact approval certainty by providing clear rules and a streamlined process. Cumulatively, land use controls on housing in the City do not pos e a constraint to housing production and enable the development of a wide variety of housing at a variety of costs.
Specific Plans and Corridor Plans
In addition to the zone districts summarized in Table 19, the City’s UDC contains a Specific Plan and Corridor Plan category that allows for development of large, master- planned communities in which residential unit types and densities may be flexible, as specified in the approved planning document.
The Specific Plan zone provides for the preparation of comprehensive, long- range planning documents called specific plans, stipulated in State law to establish uses and standards for master-planned developments, including infrastructure, financing, and implementation. The allowed uses and densities are specified in the adopted specific plan and corridor plan document and serve to facilitate rather than constrain development. The City contains many specific and corridor plan areas, and new State laws have passed regarding zones where certain uses must be allowed by right.
Program HP-2.3 has been included to review these plans and modify existing plans where necessary to comply with State law, including those related to residential care facilities, transitional and suppo rtive housing, emergency shelters, and low -barrier navigation centers.
Within the City of Santa Clarita, the following specific plans and corridor plans incorporating residential uses have been adopted:
• Porta Bella Specific Plan approved in 1995 for the 996- acre Whittaker Bermite site, located in the center of the City. The site was used for over 80 years for production of military explosives and flares by various manufacturers before operations ended in 1987. During those years manufacturing and testing of various chemicals on the site involved use and improper disposal of Santa Clarita – City Council Hearing Draft May 2022
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hazardous materials, resulting in chemical contamination of both soil and groundwater. Directly beneath the site lies the Saugus Aquifer, a significant groundwater source for the Valley . Since manufacturing operations ended, remediation of soil and groundwater contamination (including per-chlorate) has been on -going. The Porta Bella Specific Plan allows for the re-use of the property for mixed uses, including 1,244 single-family units, 1,667 multifamily units, 96 acres of commercial and office uses, 407 acres of open space, and 42 acres of recreational use. Under the supervision of the California Department of Toxic Substances Control, the site’s soil remediation has been completed and groundwater remediation is ongoing.
• Old Town Newhall Specific Plan adopted by the City in December 2005 as a foundation for facilitating redevelopment and enhancement of the area. The specific plan encompasses twenty blocks (550 acres, including Hart Park ) and provides opportunities for mixed use and transit -oriented development.
Approximately 700 new dwelling units and 250,000 square feet of new commercial space are projected by the specific plan, in addition to existing housing and businesses in the area. Both new development and redevelopment are accommodated in the specific plan. Various residential and commercial development projects have been built since the adoption of the plan. • North Valencia Specific Plan adopted in 1998. The project encompassed 707 acres bordered by Newhall Ranch Road, Bouquet Canyon Road, and Magic Mountain Parkway, east of San Francisquito Creek. The Specific Plan provide s for a mix of residential and commercial uses, open space, and an industrial center. A significant segment o f the Santa Clara River was preserved as open space as part of the specific plan. The residential portions of this project have since been constructed.
• North Valencia 2 Specific Plan adopted in 2000 for 596 acres in the northern portion of the City located north of Newhall Ranch Road west of McBean Parkway. The Specific Plan call s for mixed use development, including residential, industrial, and commercial uses. A major component of this project was preservation of open space in environmentally sens itive areas along San Francisquito Creek. The residential portions of this project have since been constructed.
• Canyon Park (Fair Oaks Ranch ) Specific Plan adopted by Los Angeles County in 1986 for 988 acres in the eastern portion of the City located north and south of State Route 14 and Via Princessa. The Specific Plan area was annexed to the City in 2012. The Specific Plan call s for primarily residential development, with up to 4,763 multifamily units and 637 single -family units.
The last phase of construction was completed during the last planning period and includes the residential community of Crestview in the northeast portion of Fair Oaks Ranch.
• Vista Canyon Specific Plan adopted in 2011 is located between State Route 14 and Sand Canyon and north of the Union Pacific railroad lines. The site consists of 185 acres. The project is approved for 1,100 residential units with a Santa Clarita – City Council Hearing Draft May 2022
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variety of housing types. The project includes a new Metrolink commuter rail station and thereby creates a transit-friendly project. Vista Canyon is currently under construction.
• MetroWalk Specific Plan , directly south of the Vista Canyon Specific Plan, was adopted in 2021 to expand a transit-oriented community at Vista Canyon Town Center centered around the new Metrolink Vista Canyon Station. The MetroWalk development plans for 498 units of market -rate, senior-restricted market-rate, and affordable senior housing.
• Henry Mayo Newhall Hospital (HMNH) Specific Plan adopted in 2016, is located north of the McBean Parkway and Orchard Village Road intersection.
Built in 1975, HMNH spans 30.4 acres and is a non-profit, community-based hospital that serves as the only existing emergency services facility in the Santa Clarita Valley. The Specific Plan was amended in 2020 to allow for expanded development of up to 200,000 square feet of new buildings and supplemental parking structures. Requirements were established for building setbacks between the hospital campus and adjacent residential neighborhoods, including preservation of existing natural buffers and enhancement of landscaping.
Unintended use of residential streets as hospital parking will be monitored and addressed as needed. To mitigate construction views, appropriate screening will be implemented for the adjacent residential communities. The project is currently under construction.
• Lyons Corridor Plan proposed in 2013 to be consistent with Santa Clarita’s General Plan to uphold the “Valley of Villages” concept for standards of growth and development. The project area incorporates 102 -acres of land, located between Interstate 5 and Newhall Avenue, and is within a 10-minute vicinity of nearly 8,000 residential homes . Most homes surrounding Lyons Avenue are single-family and multifamily units. Future development of walkable communities is emphasized in correlation to the 1,326,000 square feet of building space and the adjacent neighborhoods. In the Lyons Corridor Plan , creating four new distinct zones, developing streetscape standards, improving architectural features, and modifying existing properties were addressed. In December 2020, the project plan was amended.
• Soledad Canyon Road Corridor Plan proposed in 2013 to be consistent with Santa Clarita’s General Plan to uphold the “Valley of Villages” concept for standards of growth and development. The project area incorporates 181-acres of land, located between eastward of Camp Plenty Road and westward of Solamint Road, and is within a 10 -minute vicinity of 5,300 residential homes .
This area is part of the largest community in Santa Clarita and is primarily commercial, consisting of around 1,453,000 square feet of building space. Most homes planned within the project are single-family and multifamily units.
Future development of walkable communities is emphasized, and planning development will be based on a parcel -by-parcel basis. This plan addresses specific transect zones, regulations of developing zones, measurement standards of buildings, streetscapes, and architectural features.
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Table 21: Specific Plan Details and Status
Specific
Plan
Status Last
Updated
Housing Types
Allowed
Density
Allowed
Porta Bella
Specific
Plan
Development on
hold. Land use
plan in place until
amended or
replaced by future
entitlement
granted by City
Council
1995 Single and multifamily
zoning
Single-family
allows 2-8 dwelling
units/acre.
Multifamily allows
8-42 dwelling
units/acre.
Old Town
Newhall
Specific
Plan
Newhall Crossings
mixed use
development
constructed in
2020; Specific Plan
to be updated in
2021
2020 Mixed use and transit-
oriented development
Form based code,
no density
guidelines
North
Valencia
Specific
Plan
Fully developed
1998 Single and multifamily
zoning
Single-family
allows 5-12
dwelling
units/acre.
Multifamily allows
7-35 dwelling
units/acre.
North
Valencia 2
Specific
Plan
Fully developed
2000 Single and multifamily
zoning
Single-family
allows 5-14
dwelling
units/acre.
Multifamily allows
7-35 dwelling
units/acre.
Canyon
Park (Fair
Oaks
Ranch)
Specific
Plan
Fully developed 1986 Single-family zoning 4,763 multifamily units and 637
single-family units
on approximately
308 acres
Vista
Canyon
Specific
Plan
Currently under
construction
2011 Residential and mixed
use
Up to 1,100
residential units
with variable
densities based on
the specific
planning area.
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MetroWalk
Specific
Plan
Not developed 2021 Residential transit-
oriented development
Up to 498
residential units
with variable
densities based on
the specific
planning area.
Henry Mayo
Newhall
Hospital
(HMNH)
Specific
Plan
Mostly developed 2021 Non-residential uses N/A
Lyons
Corridor
Plan
Long range plan
for corridor
enhancement and
redevelopment.
2020 Mixed use residential and
commercial zoning.
Not to exceed the
General Plan.
Soledad
Canyon
Road
Corridor
Plan
Long range plan
for corridor
enhancement and
redevelopment.
2020 Mixed use residential and
commercial zoning.
Not to exceed the
General Plan.
Parking Requirements
Planning for sufficient vehicle parking is an integral part of planning in Southern California. At the same time, excessive parking requirements can detract from the feasibility of developing new housing at the range of densities necessary to facilitate affordable housing. The City’s UDC establishes residential parking standards, as summarized in Table 22. In addition to these standards, the City currently requires at le ast one parking space for every staff member in emergency shelters, in compliance with California Government Code Section 65583(a)(4)(A)(ii), and one parking space for every 10 temporary residents for emergency shelters. The parking standards included in Table 22 have already factored in the need for guest parking.
Communities that require excessive parking spaces per dwelling unit can negatively impact the feasibility of producing affordable housing or housing for special needs groups by reducing the achievable number of dwelling units per acre and increasing development costs, thus restricting the range of housing types constructed in a community. The parking standards for the City of Santa Clarita are presented in Table
22. Santa Clarita’s parking requirements for seniors and persons w ith disabilities are substantially lower than parking requirements for other residential uses , and the requirement for studio multifamily units is smaller than the requirement for larger multifamily units. AB 2345 (2020) made significant changes to the State Density Bonus Law for projects providing affordable units, including requirements for the granting of a larger density bonus, more incentives, and reduced parking Santa Clarita – City Council Hearing Draft May 2022
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requirements. Programs HP -2.1 and HP-2.3 obligate the City to review and amend its UDC and Specific Plans as necessary to comply with new State laws, and Program HP-2.2 obligates the City to create and publish explanatory documents to detail the different parking requirements for multifamily housing projects, including those providing affordable units and those located close to transit.
Table 22: Parking Standards for City of Santa Clarita
Unit Type Required Parking
Single-family 2 fully enclosed spaces per unit
Two-family 2 fully enclosed spaces per unit
Multi- Family Studios 1 enclosed space per unit
1+ bedroom 2 enclosed spaces per unit
Projects with 3+ units 1 guest space per 2 units
Mobilehome Park 2 covered spaces per unit
1 guest space per 2 units
Senior/disabled 0.5 space per unit + guest parking
Mixed Use 2 covered or enclosed spaces per two-
bedroom unit
1 covered or enclosed space per one-bedroom
or studio unit
1 guest space per 2 units, which can be
shared
Specific Plans Parking may be reduced
Residential services/ care services 2 spaces
Accessory Dwelling Units 1 space per unit (maximum)
Junior Accessory Dwelling Units Not Required
Residential Health Care 0.5 spaces per unit
Community Care 0.5 spaces per room, plus 1 guest space per 8 rooms/units
Shared Parking Allowed with a Minor Use Permit
Tandem Parking Allowed in multifamily developments with Minor Use Permit. Allowed in mixed use
developments.
Residential parking standards are not deemed to be a constraint to the development, improvement, and maintenance of housing. The current standards match current vehicle ownership patterns of residents and do not have an impact on the cost or supply of housing. To assist with the development of housing affordable to lower - income households, the City allows for parking reductions for affordable projects (see Program HP-1.4 and Policies H2.4 and H2.10)
Provisions for a Variety of Housing Types
To ensure fair housing choice in a community, the City’s Unified Development Code provides for a range of housing types, including single -family, multiple -family, accessory dwelling units, mobile and manufactured homes, residential care facilities, Santa Clarita – City Council Hearing Draft May 2022
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emergency shelters, supportive housing, transitional housing, joint living and working quarters (live/work units), and family daycare homes. The Unified Development Code provides for and ensures a variety of housing opportunities, as demonstrated in Table
23. Table 23: Residential Uses Allowed by Zoning District in Santa Clarita Unified Development Code
Zoning
District Residential Uses Allowed (Type of Permit*)
NU1 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
NU2 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
NU3 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
NU4 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
NU5 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
UR1 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
UR2 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Mobilehome Park (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
UR3 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Fraternity and Sorority Houses (C)
Joint Living and Working Quarters
(Live/Work Units) (C)
Mobilehome Park (C)
Residential Health Care Facility (M)
Residential Service/Care Home (P)
Rooming House (P)
Supportive Housing (P)
Transitional Housing (P)
UR4 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Joint Living and Working Quarters
(Live/Work Units) (C)
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Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Fraternity and Sorority Houses (C)
Mobilehome Park (C)
Residential Health Care Facility (M)
Residential Service/Care Home (P)
Rooming House (P)
Supportive Housing (P)
Transitional Housing (P)
UR5 Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Fraternity and Sorority Houses (C)
Joint Living and Working Quarters
(Live/Work Units) (C)
Mobilehome Park (C)
Residential Health Care Facility (M)
Residential Service/Care Home (P)
Rooming House (P)
Supportive Housing (P)
Transitional Housing (P)
MXC Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Joint Living and Working Quarters
(Live/Work Units) (M)
Joint Living and Working Quarters
(Live/Work Units) (M)
Model Homes (T)
Residential Health Care Facility (C)
Residential Service/Care Home (C)
Supportive Housing (C)
Transitional Housing (C)
Short Term Temporary Residence (T)
Long Term Temporary Residence (M)
MXN Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Fraternity and Sorority Houses (C)
Joint Living and Working Quarters
(Live/Work Units) (M)
Residential Health Care Facility (C)
Residential Service/Care Home (C)
Supportive Housing (C)
Transitional Housing (C)
Short Term Temporary Residence (T)
Long Term Temporary Residence (M)
MXUV Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Joint Living and Working Quarters
(Live/Work Units) (M)
Residential Health Care Facility (C)
Residential Service/Care Home (C)
Supportive Housing (C)
Transitional Housing (C)
Short Term Temporary Residence (T)
Long Term Temporary Residence (M)
MU Overlay Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Community Care Facility (C)
Single-Family Dwelling (P)
Two-Family Dwelling (Duplex) (P)
Multifamily Dwelling (P)
Family Day Care Homes (P)
Residential Health Care Facility (C)
Joint Living and Working Quarters
(Live/Work Units) (M)
Residential Health Care Facility (C)
Residential Service/Care Home (C)
Supportive Housing (C)
Transitional Housing (C)
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CR Caretaker’s Residence (P)
Community Care Facility (C)
Multifamily Dwelling (M)
Family Day Care Homes (P)
Joint Living and Working Quarters
(Live/Work Units) (M)
Residential Health Care Facility (C)
Supportive Housing (C)
Transitional Housing (C)
CC Caretaker’s Residence (P)
Community Care Facility (C)
Multifamily Dwelling (C)
Family Day Care Homes (P)
Joint Living and Working Quarters
(Live/Work Units) (C)
Mobilehome Park (C)
Residential Health Care Facility (C)
Supportive Housing (C)
Transitional Housing (C)
CN Caretaker’s Residence (P)
Community Care Facility (C)
Multifamily Dwelling (C)
Joint Living and Working Quarters
(Live/Work Units) (C)
Residential Health Care Facility (C)
Single Room Occupancy (C)
BP Caretaker’s Residence (P)
Joint Living and Working Quarters
(Live/Work Units) (C)
Residential Health Care Facility (C)
I Caretaker’s Residence (P)
Joint Living and Working Quarters
(Live/Work Units) (C)
OS Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Adult Day Care Homes (P)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
OS-A Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Adult Day Care Homes (P)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
OS-NF Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Adult Day Care Homes (P)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
OS-BLM Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Adult Day Care Homes (P)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
P/I Accessory Dwelling Unit (P)
Caretaker’s Residence (P)
Single-Family Dwelling (P)
Family Day Care Homes (P)
Adult Day Care Homes (P)
Fraternity/Sorority Houses (C)
Residential Service/Care Home (P)
Supportive Housing (P)
Transitional Housing (P)
Specific Plan
(SP)
Subject to the standards of the Specific Plan
Corridor Plan
(CP)
Subject to the standards of the Corridor Plan
* Permitting Types are indicated as follows:
(P): Permitted where the symbol “P” appears;
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(C): Permitted subject to a conditional use permit (CUP) where the symbol “C” appears; (M): Permitted subject to a minor use permit (MUP) where the symbol “M” appears; (T): Permitted subject to a temporary use permit (TUP) where the symbol “T” appears
Single and Multifamily Uses
Single-family and multifamily housing types include detached and attached single - family homes, duplexes, triplexes, town homes, condominiums, and rental apartments. The City’s Unified Development Code (UDC) identifies a variety of zones where these uses are permitted by right. The variety of housing types allowed within the City does not pose a constraint to development.
The UDC allows development of single-family dwellings in zones intended for higher density multifamily uses. This could potentially limit the amount of lower-cost multifamily residential uses in a community and be a potential constraint to higher- density housing and to fair housing choice. However, permitting significantly lower density projects in a zone intended for higher-density uses is regulated by State law (AB 2292). This regulation requires that before the City approves a lower density use, it determines that adequate land remains available for higher-density housing to accommodate the City’s remaining share of regional housing needs. This Housing Element includes a new policy and program to ensure that the approval of projects at lower densities does not pose a constraint to development.
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Table 24: Current Planning Requirements by Housing Type
Housing Type Planning Requirements
Single-family home on existing
lot
Allowed in all residential zones with approval of
Administrative Permit. Allowed in mixed use zones with
approval of Development Review Permit.
Two-family home on existing lot
Allowed in UR-3, UR-4, and UR-5 zones with approval of
Development Review Permit. Allowed in mixed use zones
with approval of Development Review Permit.
Multifamily home
Allowed in UR-3, UR-4, and UR-5 with Development Review Permit; in CN and CC with a Conditional Use Permit; in CR with an MUP. Allowed in mixed use zones with approval of Development Review Permit.
Accessory Dwelling Unit
Allowed in zones NU1, NU2, NU3, NU4, NU5, UR1, UR2, UR3, UR4, UR5, MXC, MXN, MXUV, PI, OS, OS-A, OS-NF, or OS-BLM on parcels that include a proposed or existing residential unit. May be attached or detached. Floor area may not
exceed 50% of primary unit; architecture must be
compatible with primary unit, and separate entrance
provided. A Class I ministerial permit is required.
Manufactured housing
Individual manufactured housing units allowed on residential lots if units are less than 10 years old, on permanent
foundations, with roof eaves of at least 16 inches, roof slopes of at least 2:12, and non-metal siding.
Single room occupancy Allowed in CC and CN with CUP
Emergency Shelters
Allowed by right in the P/I and Homeless Shelter Overlay Zone.
Allowed in CC with CUP
Allowed in BP and I with MUP
Transitional and supportive
housing
Allowed in all residential zones with approval of Development Review Permit for new structures; in CR and CC with a CUP.
Residential care home
(residence for up to 6 persons)
Allowed within existing structures in all residential zones with no review. If new construction, requires Administrative Permit.
Community care facility
(residential facility for
elderly/disabled, with meals,
housekeeping, and activities)
Allowed in UR-3, UR-4, and UR-5and in commercial zones
with CUP.
Rooming house (dwelling with
bedrooms rented to multiple
persons; may include meals)
Allowed in UR-3, UR-4, and UR-5, except regulated in
neighborhoods that are comprised predominantly of single- family detached residential units.
Residential health care facility
(convalescent homes for elderly,
sick, disabled)
Allowed in UR-3, UR-4, and UR-5 with an MUP; CR, CC, CN and BP with a CUP.
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Accessory Dwelling Units
In response to state mandated requirements and local needs, the City of Santa Clarita allows for the development of accessory dwelling units. The City strives to ensure the availability of affordable housing for family members, students, and the elderly, among others in the City, while mitigating impacts to traffic, utilities, public health , and safety. ADUs and JADUs are permitted on parcels that are zoned to allow single- family or multifamily residential use and that inc lude a proposed or existing residential unit. Any application for an ADU that meets the location and development standards contained in Unified Development Code Section 17.57.040(L) is approved following a ministerial review for compliance and requires a Class I ADU development application. The City’s Accessory Dwelling Unit provisions do not pose a constraint to development. Program HP-2.6 will further facilitate and enable the development of ADUs in the City and ensure compliance with State law.
Manufactured Housing
State law requires local governments to permit manufactured or mobile homes meeting federal safety and construction standards on a permanent foundation in all single-family residential zoning districts (Section 65852.3 of the California Government Code). Because these units can be a source of housing for lower income individuals, including seniors and the disabled, overly restri ctive regulation of these uses can indirectly impede housing choice. The Santa Clarita UDC includes requirements and development standards for manufactured homes on residential lots in sections 17.42 and 17.57.020Q, which clarifies that manufactured homes shall be installed on permanent foundations on individual lots. The City allows manufactured housing as a single -family residence subject to the development standards in the UDC, is compliant with Section 65852.3 of the California Government Code and does not pose a constraint to development.
Emergency Shelters and Low-Barrier Navigation Centers
An emergency shelter provides housing with minimal supportive services for homeless persons and is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Safety Code Section 50801[e]). State law requires jurisdictions to identify adequate sites for housing which will be made available through appropriate zoning and development standards to facilitate and encourage the development of a variety of housing types for all income levels, including emergency shelters and transitional housing (Government Code Section 65583[c][1]). Changes to State law (SB 2) in 2008, require that local jurisdictions make provisions in the zoning code to permit emergency shelters by right and with a ministerial approval process in at least one zoning district where adequate capacity is available to accommodate at least one year-round shelter. Local jurisdictions may, however, establish limited and objective standards to regulate the development of emergency shelters. The City’s UDC is compliant with SB 2 and accommodates emergency shelters by right in the PI (Public/Insti tutional) and Homeless Shelter Santa Clarita – City Council Hearing Draft May 2022
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Overlay zones. The Homeless Shelter Overlay Zone is located within a Highest Resource TCAC Opportunity Area and in the highest proximity area within the City to jobs., Sites zoned PI are distributed throughout the community. In the CC (Community Commercial) zone a CUP is required, and in the BP (Business Park) and I (Industrial) zones, a MUP is required. The development standards for homeless shelters permit maximum occupancy of sixty individuals by -right. Additionally, the City’s UDC is compliant with AB 139 and requires homeless shelters to provide one parking space per employee or staff member plus one space per five temporary residents. Homeless shelters in the PI zone are subject to the development standards of that zone, which designate a maximum floor area ratio (FAR) of 1, a maximum building height of 35 feet , and setbacks of ten feet from a major or secondary highway, five feet from public right -of-way not on a major or secondary highway, and twenty-five feet from a residential property line. These provisions for emergency shelters do not pose a constraint to development. The City’s UDC does not currently contain a separate definition for low-barrier navigation centers defined by Government Code section 65660. While this use would be permitted by-right in the PI zone and the Homeless Shelter Overlay Zone, it must allow low-barrier navigation centers by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones. Program HP-2.1 is included in this Housing Element to modify the City’s UDC to be compliant with the requirements of Government Code Section 65660 as amended by SB 48.
Transitional Housing and Supportive Housing
State law also requires local jurisdictions to address the provisions for transitional and supportive housing.
Transitional housing is defined as buildings configured as rental housing developments but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months (California Health and Safety Code Section 50675.2[h]).
Supportive hou sing is defined as housing with no limit on length of stay that is occupied by a target population and that is linked to on -site or off-site services that assist the supportive housing resident in retaining the housing, improving their health status, and maximizing their ability to live and, when possible, work in the community (California Health and Safety Code 50675.14 [b]). Target population includes persons with disabilities, and families who are "homeless," as defined by Section 11302 of Title 42 of th e United States Code, or who are "homeless youth," as defined by paragraph (2) of subdivision (e) of Section 11139.3 of the Government Code.
Pursuant to SB 2, transitional and supportive housing constitutes a residential use and therefore local government s cannot treat it differently from other types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit). Supportive and transitional housing provides additional housing options for peopl e with disabilities. In addition to these Santa Clarita – City Council Hearing Draft May 2022
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requirements, jurisdictions now must allow supportive housing by -right in zones where multifamily and mixed- uses are permitted if the proposed housing development meets specified criteria outlined in AB 2162.
The City’s UDC currently accommodates transitional and supportive housing by permitting transitional and supportive housing in all residential zones (UDC Section
17.42.010) and does not pose a constraint to development. Program HP-2.1 is included in this Housing Element to modify the City’s UDC to be compliant with the requirements of Government Code Section 65583(a)(5) as amended by SB 2 and Government Code 65651 as amended by AB 2126.
The City of Santa Clarita has one transitional housing community operated by Family Promise and at least two supportive housing communities operating as s ober living environments.
Employee Housing
The Employee Housing Act was amended by AB 107 in 2020, changing the definition of ‘agricultural employee housing’ and establishing new zoning, application, and review requirements for agricultural employee housing. Santa Clarita’s Unified Development Code currently does not include a definition for agricultural employee housing. Program HP-2.1 is included in this Housing Element to modify the City’s UDC to be compliant with the requirements of the Employee Housing Act in Health and Safety Code Sections 17021.5 and 12021.6. The 2015-2019 ACS identified 190 individuals employed in the agricultural, forestry, fishing, and hunting industries in Santa Clarita. There is currently no known farmworker housing in the City however, if farmworker housing were to be proposed under the Employee Housing Act, it would be allowed as a residential use so long as the program was licensed and administered by HCD.
Residential Care Facilities
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116 of the California Welfare and Institutions Co de) declares that mentally and physically disabled persons are entitled to live in normal residential surroundings and that the use of property for the care of six or fewer disabled persons is a residential use for zoning purposes. A state-authorized, cert ified, or licensed family care home, foster home, or group home serving six or fewer persons with disabilities or dependent and neglected children on a 24 - hour-a-day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes (commonly referred to as “group” homes) than are required of the other permitted residential uses in the zone. The Lanterman Act covers only licensed residential care facilities. The City of Santa Clarita UDC is compliant with the Lanterman Developmental Disabilities Services Act.
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Building Codes and Enforcement
Building and safety codes have been adopted for purposes of preserving public health and safety and ensuring the construction of safe and decent housing. These building and safety codes have the potential to increase the cost of housing construction and maintenance but aim to ensure resilient and stable development for current and planned buildings and structures.
As of 2021, The City of Santa Clarita has adopted the 2019 California Building Code along with local amendments which regulate all construction projects submitted on or after January 1, 2020. The State codes have been amended by the City of Santa Clarita to address local topographic, climatic, and/or geologic conditions, and to include provisions pertaining to the administration of these codes. These ordinances and codes are enforced by the City of Santa Clarita Community Preservation Division, who patrol the City for noncompliance and investigating complaints received. Key issues that Code Enforcement officers examine are unpermit ted construction and/or remodeling, and substandard housing conditions. Building codes affect the cost of construction but are necessary to ensure public health and safety and do not hinder residential development. The regulations established by the City’s adopted Building Code set the minimum costs for materials. These costs include materials, labor, development fees and permitting.
Housing for People with Disabilities
Persons with special needs, such as the elderly and those with disabilities, must also have access to housing. Community care facilities provide a supportive housing environment to persons with special needs in a group environment. The City allows these facilities in the following zones:
• Residential Care Home: Residence for up to six persons allowed within existing structures in all residential zones with no administrative review. New construction requires the same administrative permit as a single-family residence.
• Community Care Facility: Residential facility for elderly/disabled persons with meals, housekeeping and activities allowed in UR-3, UR-4, and UR-5 and in commercial zones with a CUP. Areas with appropriate access to amenities and services are the most suitable for residential community care facilities.
The majority of these areas are located within these allowed zones. These facilities require a CUP as allowed by law to ensure land use compatibility and protect public health and safety.
• Residential Health Care Facility: Convalescent homes for elderly, disabled, and sick persons allowed in UR-3, UR-4, and UR-5 with an MUP; in CR, CC, CN, and BP with a CUP.
The City’s Unified Development Code uses the following definition of family:
“Family” means one (1) or more individuals living together as a single housekeeping unit in a single dwelling unit. “Family” shall also mean the persons living together in Santa Clarita – City Council Hearing Draft May 2022
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a licensed “residential facility” as that term is defined in California Health and Safety Code Section 1502 (a)(l), which services six (6) or fewer persons, excluding staff. ” Permitting requirements, land use requirements, and UDC definitions do not pose a constraint to housing persons with disabilities.
Americans with Disabilities Act
Multifamily residential buildings are required to comply with the American with Disabilities Act (ADA) and the Fair Housing Act Accessibility Guidelines, regardless of whether they are rental or for sale units. These policies require minimum percentages of ADA compliant units in new multifamily developments and that public and common use areas at housing developments are accessible. All Federally assisted new construction housing developments with 5 or more units must design and construct 5 percent of the dwelling units, or at least one unit, whichever is gre ater, to be accessible for persons with physical and mobility disabilities. Enforcement of ADA requirements is not at the discretion of the City but is mandated under federal law.
Generally, ADA compliant building codes and ordinances can pose increased c ost to housing construction and production. However, this policy ensures safe, equitable, and accessible housing. Therefore, local ADA compliant code enforcement does not hinder residential housing development in the City of Santa Clarita.
Reasonable Accommodation
The City of Santa Clarita adopted its reasonable accommodation ordinance in Section
17.23.180, Requests for Reasonable Accommodations , of the City of Santa Clarita Municipal Code. The Federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act implement part of the City’s General Plan Housing Element and provides a procedure for individuals with disabilities to request reasonable accommodation. The Reasonable Accommodation Ordinance states that that an individual(s) with disabilities have an equal opportunity to use and enjoy housing by allowing accommodation(s) with respect to certain City regulations, policies, procedures, and standards . The ordinance is enforced, if said accommodation(s) are both reasonable and necessary to provide such equal opportunity without compromising the City commitment to protecting community character and environmental quality. The City does provide reasonable accommodation for various scenarios , including but not limite d to allowances for a wheelchair ramp in a required setback; an increase in building height to permit an elevator installation; or providing an applicant with additional time to submit material, if deemed reasonable under the Acts.
Requests for Reasonable Accommodations are subject to an administrative permit fee and are approved through an administrative permit process that takes approximately two weeks to process. Upon review of an application, the Director of Community Development will grant the request based on the following findings:
• That the requested accommodation is intended to be used by an individual with a disability who resides or will reside on the property; Santa Clarita – City Council Hearing Draft May 2022
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• That the requested accommodation is necessary to afford an individual with a disability equal opportunity to use and enjoy a residential use; • The requested accommodation will not impose an undue financial or administrative burden on the City; and
• That the requested accommodation will not require a fundamental alteration in the nature of the land use and zoning.
While the process for requesting reasonable accommodations does not pose a constraint, the permit fee for these requests may pose a constraint to housing for persons with disabilities. Program HP -4.6 has been included to reduce/remove this fee and address this constraint.
Development and Permitting Fees
Various fees, shown in Table 25, are charged by the agencies within the City of Santa Clarita to cover the cost of processing, evaluating, and ensuring compliance. The City of Santa Clarita is legally required to set permi t and development fees in amounts that do not exceed and are equal to the cost of providing services associated with these fees.
Table 26 compares selected permitting fees from Santa Clarita with jurisdictions of similar populations within Los Angeles County. While there is significant variation between different types of permits in different jurisdictions, the fees required by the City of Santa Clarita are generally within the range of fees required by comparable jurisdictions and therefore are not likely to pose a unique or significant constraint to housing development. Fees in crease annually by approximately 0.1% to 1.5% to account for inflation and are typical across other jurisdictions. Therefore, fee increases do not pose a significant constraint to housing development.
Table 25: Santa Clarita Development and Permitting Fees Item/Permit Type Fee (effective 09/08/2021)
Accessory Dwelling Unit (ADU) $382
Administrative Permit (AP) $872
Annexation Processing $26,136
Appeals
To Planning Commission
To City Council
Within 500 feet of project
$3,750
$2,927
50% of cost for appeal to City Council
Architectural Design Review (ADR) $1,296 plus any outside costs Conditional Use Permit (CUP) $7,552 per application
Condominium Conversion Review $57 per unit
Cottage Food (CF) $119
Development Agreement (DA) $22,999 deposit to be used for staff hours, attorney costs, or contract costs
Development Review (DR) $5,658 per application
Environmental Review
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- Environmental Initial Study
- Environmental Impact Report (EIR)
$2,895
$45,583 or 10% of contract value, whichever
is higher
OR
$45,675 deposit with charges at the fully
allocated hourly rates for all personnel
involved as determined by staff
General Plan Amendment (GPA)
-Zone Change
-Zone Change with GPA or Specific Plan
$20,152
$23,778
$35,231
Hillside Development Review (HR) $3,584 per application for Staff Review $4,970 per application for Planning
Commission Review
Home Occupation Permit (HOP) $69 per application
Initial Study (IS) $2,895 per application, plus any consultant cost if additional studies required
Landscape Plan Review (LPR) & Inspection
Expedite Landscape Plan Check
$987 per application
30% Surcharge
Minor Use Permit (MUP) $2,691 per application
Mitigation Monitoring Varies staff hours + consultant costs Oak Tree Permit (OTP)
-Trimming
-Encroachments and Retroactive Trimmings*
-Removal of 1-3 trees or 1-5 on existing SFR
-Removal of 4+ trees, or 6+ on existing SFR, or
any Heritage Oak
$161
$851
$851
$2,701
*plus staff charges for Oak Tree Specialist
time over 1 hour
One Stop Review (Preliminary Plan Review) $1,515 per application - fee credited toward other processing fees if project goes forward
Ridgeline Alteration Permit (RAP) $11,452
Sign Review (SR) $1,050 per application
Sign Variance (SV) $2,424
Temporary Banner Permit (TB) $83
Temporary Use Permit (TUP)
-Standard
-Extended
$360 per application
$2,310 per application
Tentative Parcel Map (TPM)
-Revision
$16,251 per application
30% of original fee
Tentative Tract Map (TTM)
-1-24 lots
-25+ lots
-Revision
$22,502
$22,502 + $260 each additional lot
30% of original fee
Time Extension (TEX)
$219 per application for Staff Review
$3,334 per application for Planning
Commission Review
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Variance Review
-Adjustment (ADJ)
-Variance (VAR)
$1,593 per application
$6,721 per application
Zoning Letter (ZL) $134
Table 26: Development and Permitting Fees in Santa Clarita and Comparable Local Jurisdictions
City Administrative
Permit
Conditional
Use Permit
Residential
Design
Review
Development
Agreement
Santa
Clarita
$872 $7,552 $1,296 plus any
outside costs
$22,999 deposit to be
used for staff hours,
attorney costs, or
contract costs
Glendale $ 1,898 $4,599-$11,760,
depending on
units
$2,155-$8,343
depending on
type and size
$3,080
Lancaster $654-$957 $12,845 $957 for model
homes
Deposit determined by
Staff.
Long
Beach
$3,380.22 $4,485.60 or
$7,812.42 (Major
or Minor)
N/A $38,779.08 deposit,
$554.29/hour after
initial deposit is drawn
down
Sources: City of Santa Clarita, 2021; City of Glendale, 2021; City of Lancaster, 2021; City of Long Beach, 2021; accessed 07/13/2021
Additionally, development impact fees are collected during the development process (Municipal Code Section 17.51.010). These fees (shown in Table 27) are regular ly reviewed and must be set to not exceed the estimated reasonable cost of the impact.
For certain fees, the City may also accept substitute consideration in lieu of all or a portion of the fees , such as land dedication in lieu of the Park Fee. As the type of development impact fees charged varies widely by jurisdiction, so do the total costs of the fees. In a 2018 study on development fees in several cities in California, impact fees ranged from under $20,000 per unit to above $140,000 per unit for single-family homes and from around $10,000 per unit to above $70,000 per unit for multifamily residential development (Source: Terner Center, 2018).
Development impact fees are not the same for single- family and multifamily developments, as certain impac t fees are typically lower for multifamily developments. Certain impact fees are discounted for multifamily as compared to single-family developments, such as bridge and thoroughfare fees, school fees, fire facility fees, law enforcement fees, and sewer co nnection fees. In Santa Clarita, the typical single-family home requires $70,060 in development impact fees, and the typical multifamily unit requires $ 53,261 in development impact fees. In the City’s outreach and interviews of stakeholders, these stakehol ders did not identify development impact fees as an impediment or constraint to housing construction and Santa Clarita – City Council Hearing Draft May 2022
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considered them to be comparable to those of nearby jurisdictions. Developers did not consider the typical fees for single -family or multifamily develo pment as a percentage of total development costs to be an impediment or constraint to housing development.
The development impact fees for multifamily development are on the higher end and could pose a constraint. Stakeholders identified development impact fees as a major cost to consider in development but did not express that fees posed a unique or significant constraint to housing development in the City. Program HP-2.2 establishes consistency with State requirements related to impact fees as outlined in AB 602 and further ensures that fees do not constitute a constraint to development.
Table 27: Santa Clarita Development Impact Fees
Type of
Developme
nt
Impact
Fee
Applicability
Amount for
Typical
Dwelling
Responsibl
e Agency
Major Bridge
and
Thoroughfare
Fees
Required by the City to be paid prior to
final map recordation or building
permit issuance (whichever occurs
first), in order to fund any bridges or
thoroughfares serving the projects that
are not otherwise improved by the
developer; set by City Council based on
cost and area of benefit:
$21,883 average
per single-family
dwelling unit;
$15,318 average
per multifamily
dwelling unit
City of Santa
Clarita Traffic
Engineering
Multifamily Residential B&T Fee 70% of typical fee
based on district
City of Santa
Clarita Traffic
Engineering
Accessory Dwelling Units B&T Fee 40% of typical fee
based on district
City of Santa
Clarita Traffic
Engineering
Bouquet Canyon B&T District $19,590 per
residential unit
City of Santa
Clarita Traffic
Engineering
Eastside B&T District $20,270 per
residential unit
City of Santa
Clarita Traffic
Engineering
Valencia B&T District $26,280 per
residential unit
City of Santa
Clarita Traffic
Engineering
Via Princessa B&T District $21,390 per
residential unit
City of Santa
Clarita Traffic
Engineering
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Traffic signal
timing fee
Required by the City to be paid prior to
occupancy, in lieu of synchronizing
signals affected by the project
$336 per dwelling
unit
City of Santa
Clarita Traffic
Engineering
Park Fees
Requirement for payment of fee or
land dedication is applied at time of
tentative map approval; for projects of
less than 50 units, fee is required; for
50 or more, land and/or fee may be
required. Dedication may include cost
of improvements; fees include 20% for
cost of improvements. Fee is calculated
based on fair market value of land at 3
acres/1000 people generated, plus
20%. The General Plan does have an
overall goal of 5 acres/1,000 people.
Credit allowed for private open space
up to 30%. Dedication or fee payment
is required prior to final map
recordation or building permit issuance
(whichever occurs first).
$15,500 per
dwelling unit
Based on current
market conditions
City of Santa
Clarita Open
Space Division
Transit fee
Required by Santa Clarita Transit to be
paid at time of final map recordation
or building permit issuance (whichever
occurs first); fees pay for the
procurement and construction of
infrastructure improvements to the
transit
system.
$200 per dwelling
unit
City of Santa
Clarita Transit
School fees
Required by school districts to be paid
prior to the issuance of a building
permit to fund new
school facilities.
Castaic Union SD: $2.47/sq.ft
Newhall SD: $2.47/sq.ft Saugus
Unified SD: $3.18 - $3.99/sq.ft
Sulphur Springs SD: $3.18 - $3.99/sq.ft
Wm S. Hart SD: $2.47 – 3.99/sq.ft.
$18,050 per single-
family dwelling
unit; $11,180 per
multifamily
dwelling unit
Various School
Districts
Library
Facilities and
Technology
Fee
Required by the City’s Public Library to
be paid prior to the issuance of a
building permit to fund new library
facilities and capital equipment
$911 per dwelling
unit
City of Santa
Clarita Library
Services
Fire Facilitates
Fee
Required by Los Angeles County Fire
Department prior to the issuance of a
building permit to fund fire station
facilities and capital equipment.
$1.3120/sq. ft.
Single-family unit
$3,280
Multifamily unit
$1,312
Los Angeles
County Fire
Department
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Law
Enforcement
Fee
Required by Los Angeles County Sheriff
prior to the issuance of a building
permit to fund station facilities and
capital equipment.
$863 per single-
family unit $652
multifamily unit
Los Angeles
County
Sheriff's
Department
Sewer
connection fee
Required by Los Angeles County
Sanitation Districts to be paid prior to
the issuance of a building permit to
fund treatment plant expansion.
Single-family unit:
$2,961;
Condominium:
$2,220; Multifamily
unit: $1,776
Los Angeles
County
Sanitation
District
Water
connection
fees
Required by Santa Clarita Valley Water
Agency to be paid prior to the issuance
of a building permit to fund water
treatment and distribution facilities.
$6,076/ unit
Varies by service
area and meter
size
Santa Clarita
Valley Water
Agency
Total
Impact
Fees For
Typical
Dwelling
Typical single-family home:
2,500 square feet, 3-bedroon
home. Typical multifamily
home: 1,000 square feet, 2-
bedroom apartment.
Single-Family
Unit: $70,060
Multifamily
Unit: $53,261
Source: City of Santa Clarita, 2021
Local Processing and Permit Procedures
The City of Santa Clarita processes applications and permits both in person at the Permit Center Public Counter and online through the designated eService website.
The City website also hosts a Virtual Planning Counter containing information on applications, permitting processes, frequently asked questions , and contact information. The website includes an online Permit Guide, where interested parties can select the parcel and type of residential project they are considering and see information on ge neral requirements, the planning process, phases of site work, required plan review, and other required fees and permits for the project.
The permitting process for a typical single-family or multifamily residential development project depends primarily on whether a subdivision is requested and whether building height proposed exceeds 35 feet or three stories, which is subject to a CUP.
If neither a subdivision nor building height above 35 feet (three stories) is proposed, then the development would be subject to a development review permit process and approval by the Director of Community Development and would not require public hearings. The development review process is a staff -level process, which includes review of plans to ensure compliance with typical development standards of the zoning code
If a subdivision or building height above 35 feet/three stories is proposed, then a review by the Planning Commission would be required for a tentative map and a CUP Santa Clarita – City Council Hearing Draft May 2022
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for residential building height. In addition to a staff -level development review process, as noted above, one public hearing would be required.
Findings for approval for residential projects at either permitting level include:
• Consistency with the General Plan;
• Compliance with zoning code requirements;
• The project would not constitute a hazard to public health, safety, or general welfare;
• The project site is physically suitable for the project.
Other entitlements can be processed concurrently , and processing times for single- family and multifamily developments would be similar.
Approval certainty for typical development projects is straightforward provided the project’s compliance with typical development standards of the zoning code. Approval certainty and cost could be further mitigated through the City’s one stop/preliminary plan review process, where inconsistencies with the code can be identified and application fees can be applied toward future entitlement fees.
The City adopted updated “Santa Clarita Community Character and Design Guidelines” in 2009 and requires applicants to submit a completed “Community Character and Design Guidelines Questionnaire” with an application. This questionnaire addresses the project’s consistency with the Guidelines and includes architectural character, site design, circulation, land scaping, and building design.
Consistency with these guidelines is determined by Planning Department staff and architectural consultants. The City does not have a Design Review Board. This process ensures that applicants have clear expectations for their p rojects and increases certainty of approval.
Overall, Santa Clarita’s development review process has been streamlined to minimize costs and promote development certainty. Santa Clarita’s permitting process is generally faster than other jurisdictions in t he region, which decreases constraints to residential development.
The City of Santa Clarita’s Planning Division organizes applications based on the proposed project scope. Table 28below illustrates applications that are organized from Class I, ministerial approvals that typically involve interior and exterior tenant improvements to Class VII, entitlements that typically involve legislative changes and require a discretionary review process. Class III applications, both development projects and land use projects, require public noticing and a fifteen-day appeal period once the project has been tentatively approved by the Director of Community Development (Director). Class IV applicati ons require public hearing and planning commission decisions. Class V and VII applications require a public hearing, Planning Commission review and City Council decision. Additionally, Class VII applications require at least two public hearings and become effective thirty days after approval from the second reading of the associated ordinance. Each classification application Santa Clarita – City Council Hearing Draft May 2022
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contains process time flowcharts and a checklist of supplemental documents required for application submittal. In addition, the City’s "One Stop Review” process allows applicants to consult with the City departments prior to formal entitlement submittal.
Applicants would be able to obtain preliminary insight from City departments that potentially minimize delays during Design Review.
Table 28: Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time
Class I
Exterior additions of pools/spas, solar
equipment, patio covers, signs/
banners, fences, landscaping
Zoning referrals and other tenant
improvements
1 to 24 hours
Class II
Administrative Permit (AP)
Architectural Design Review (ADR)
Development Review (DR)
Hillside Development Review (HDR) -
less than 15% average cross slope
Home Occupation Permit (HOP)
Landscape Plan Review (LPR)
Lot Line Adjustment (LLA)
Oak Tree Permit (OTP) -
encroachments, removal of less than 3
trees
Requests for Reasonable
Accommodations
Sign Review (SR)
Temporary Use Permit (TUP) - less than
one year
Land use projects: 4 to 6 weeks
Development projects: 4 to 6 months
Requests for Reasonable Accommodations: 2 weeks
Class III
Adjustment (ADJ)
Minor Use Permit (MUP) (See an
Example MUP Application)
Administrative Sign Variance
Historic Sign Designation
Land use projects: approximately 6-8 weeks
Development projects: 4 to 6 months
Class IV
Conditional Use Permit (CUP)
Hillside Development Review (HDR) -
greater than 15% average cross slope
Oak Tree Permit (OTP) - removal of
more than 3 trees or of any heritage
trees
Temporary Use Permit (TUP) - longer
than one year
Tentative Parcel/Tract Map (TPM/TTM)
Variance (VAR)
Land use projects: 12 to 16 weeks
Development Projects: 5 to 8 months
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Class V
General Plan Amendment
Master Plan
Ridgeline Alteration Permit
6 to 12 months
Class VI
Pre-Annexation Agreements are Class
VI entitlements
6 to 12 months
Class VII
Development Agreement
Specific Plan
Zone Change
6 to 12 months
Initial Study (Environmental
Questionnaire) 3 to 6 months
Environmental Impact Report (EIR)
Depending on scope of project – requires additional
3-9 months for a Negative Declaration and
approximately 18-24 months for a draft and final EIR
Source: City of Santa Clarita Planning Division website, 2021
City permit processing times for residential entitlement applications will vary depending on City staff workload and the project’s scope of work. Residential projects that are exempt from permit requirements include, but are not limited to, accessory structures at or less than 120 sq. ft., exterior hardscape features, tenant improvements, and minimal grading on site that would not alter the drainage pattern of the property. Such project scopes may receive clearance over the counter and can take anywhere from twenty or thirty minutes to a few hours. Residential projects that go beyond the scope of work mentioned above will be reviewed by the City Planning Division and Building and Safety Division, as necessary.
The City Planning Division will conduct a minor Development Review process for smaller-scale projects such as infill development, single-family residences, accessory structures, development with 1 to 4 units, and development in approved subdivisions.
These projects are typically reviewed by the Director and can take approximately four to six weeks to be approved. If the Director’s decision is appealed, then the Planning Commission will hear the appeal. Additionally, any projects reviewed by Director may be elevated to the Planning Commission if the Director finds that the project:
• significantly affects neighboring properties and additional public notification is required;
• requires an Initial Environmental Review and/or Environmental Impact Review (EIR), which may take an additional 24 months and may pose a constraint to housing development;
• is generally controversial within the community; or
• requires a variance.
Properties located within a Specific Plan area require Development Review to ensure that the proposed development is consistent with design guidelines. This process Santa Clarita – City Council Hearing Draft May 2022
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takes approximately four to six weeks. The Director reviews the application and plans submitted and must make findings that the project complies with the Santa Clar ita General Plan and the applicable Specific Plan. A list of Specific Plans within the City of Santa Clarita is listed below:
• Old Town Newhall
• Porta Bella
• North Valencia
• North Valencia II
• Vista Canyon
• Canyon Park
• Henry Mayo
• MetroWalk
• Lyons Corridor Plan
• Soledad Corridor Plan
There is a 15-day appeal period in which members of the public may appeal the project to the Planning Commission. If no appeals are filed, the decision from the Director becomes final.
The time between entitlement approval and submittal of building permit applications is developer -driven and varies between projects. Motivated developers have the opportunity to assess comments and draft Conditions of Approval through the City’s Development Review Committee process. In some cases, developers have applied for building permits at their own risk prior to final project approvals . In the case of the recently approved Golden Triangle apartment project (164 units), the applicant submitted a rough grading permit application and final map approximately one month following the entitlement of the project. The 2015 Kansas Street 10-unit multi-family complex submitted building permit applications within a month of entitlement approval. In some other cases, especially those involving a subdivision map, developers who have received a project entitlement do not build right away, but seek applicable extensions of the entitlement before submitting applications for building permits.
Additional constraints for residential development include existing privately controlled covenants, conditions , and restrictions (CC&Rs), which impose additional development standards and requirements that are more restrictive than the City’s development standards. In addition, some residential development may also require additional review and permit fees such as biological studies that analyze potential impacts to significant ecological areas, development impact fees, parkland dedications, in-lieu fees, trail/ bike path/ paseo system plans for subdivision projects, and review through the Los Angeles County's Fire Department. These requirements apply to large tracts of residential development or subdivisions and may be considered as constraints to providing multiple unit housing developments within the City's jurisdiction. However, the City has enhanced processing time through a permit Santa Clarita – City Council Hearing Draft May 2022
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classification model and provides a preliminary review process in order to streamline the permit process, thus promoting housing development certainty.
In addition to the efforts described to en sure that information is available to prospective development applicants, State law now requires cities to present certain information on their website, including:
• A current schedule of fees, exactions, and affordability requirements that apply to each parcel;
• All zoning ordinances and development standards, including zoning, design, and development standards that apply to each parcel;
• The current and five previous annual fee reports of the current and five previous annual financial reports; and
• An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted on or after January 1, 2018.
While the City’s current website includes up to date information related to fees, zoning, and development standards, along with a user -friendly online permit guide that allows members of the public to see permitting requirements by parcel, Program HP-2.2 ensures that the City will review this information to ensure it complies with State law. and will ensure the City develops and publishes written standards for the SB 35 streamlined ministerial process.
Historic Preservation
The City of Santa Clarita is dedicated to preserving the heritage of the Santa Clarita Valley and its historic resources. The municipal code, the City of Santa Clarita, and the Hart Park & Historical Society facilitates their own designation program for local historic landmarks and structures. These assets are governed at the local level by Chapter 17.64, Historic Preservation, of the City’s UDC. This chapter serves as the local statute to protect the buildings and neighborhoods from destruction or defective rehabilitation. It also establishes a minor use permit and review process by the Director of Community Development or Planning Commission, as applicable, that is important for securing historic district designation(s) in the City of Santa Clarita. In 2013, an amended ordinance reduced the City's number of designated landmarks from 43 to 11. Due to the small number of historically designated landmark s, this statute does not provide a constraint to housing.
Environmental and Infrastructure Constraints
Environmental Constraints
Environmental and geologic conditions in Santa Clarita make certain regions in the City more vulnerable to hazards, includ ing geologic and seismic , wildfires, and flooding. The City has established standards to reduce risk from these hazards within the Unified Development Code and as part of the development approval process.
These standards may require certain construction materials, additional plan checks, and additional access requirements. Because of these development standards, these Santa Clarita – City Council Hearing Draft May 2022
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environmental factors may serve as a constraint to housing. However, these constraints are not unique to Santa Clarita. The following environmental conditions are present within areas of Santa Clarita. They are summarized here as they relate to housing. A more comprehensive explanation of these hazards is included within the Safety Element of this General Plan.
Flooding: Areas of Santa Clarita, particularly those alongside major rivers, are vulnerable to flood hazards. Drainage requirements and oth er flood mitigation measures are addressed in the Unified Development Code (UDC) and building code.
The Safety Element includes policies to implement flood safety measures in new development, and to limit risks to existing developed areas from flooding. These may create additional costs for developers but are necessary to preserve life, safety, and property. Additionally, these measures will help preserve the existing housing stock.
Fire Hazards: Areas of Santa Clarita are within CAL FIRE Fire Hazard Severity Zones and are subject to additional development standards that address access, construction materials, water supply, and vegetation. These standards may create additional costs for developers but are necessary to preserve life, safety, and property. Additionally, these measures will help preserve the existing housing stock.
Earthquakes/Seismic Hazards: Several active earthquake fault zones traverse the City of Santa Clarita and are subject to additional State requirements due to the Alquist-Priolo Earthquake Fault Zoning Act of 1972, which limits where development may occur. Additionally, the City is at an increased risk for other seismic and geologic hazards including liquefaction and earthquake -induced landslides. These risks are mitigated by seismic design requirements that include construction techniques to ensure building stability. Additionally, developments in certain areas of the City may require soil or geotechnical investigations. These standards may create additional costs for developers but are necessary to preserve life, safety, and property.
Additionally, safety and retrofit measures will help preserve the existing housing stock.
Infrastructure Constraints
Development constraints can occur when new projects require the City to make updates to its existing infrastructure, including updates to streets, water and sewer lines, or emergency services. New public infrastructure is typically funded by the developer and then passed to the City for maintenance and improvements. C osts of new infrastructure are eventually passed on to residents in the form of higher rental rates or sales prices. New residential developments will be evaluated for adequacy of utility infrastructure as part of the standard City development review process, but it is unlikel y that infrastructure will pose a significant constraint to housing development. Stakeholders involved with residential development in the area did not identify infrastructure as a significant constraint. Information on specific infrastructure constraints is provided here:
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Energy: Electrical services for the City of Santa Clarita are provided by Southern California Edison and natural gas services are provided by Southern California Gas Company. All residential projects are required to meet state building codes, which also include energy conservation standards. Title 24, Part 6, California Energy Efficiency Standards, contains a set of requirements for energy conservation, green design, constructi on maintenance, safety, and accessibility. Title 24 applies to all buildings in California and requires residential construction to meet minimum energy conservation standards. Compliance with the Title 24 California Administrative Code on the use of energy efficient appliances and insulation has reduced energy demand stemming from new residential development.
New residential developments will be evaluated for adequacy of energy infrastructure as part of the standard City development review process. It is unlikely that energy infrastructure will pose a constraint to housing development , and existing infrastructure will be adequate to meet the RHNA.
Water and Wastewater: The City of Santa Clarita is currently served by the Santa Clarita Valley Water Agenc y (SCV Water). SCV Water is made up of three water divisions: Newhall Water Division, Santa Clarita Water Division, and Valencia Water Division. The Draft Housing Element was made available to the Los Angeles County Sanitation District and SCV Water . Feed back from the District indicates that the planned capacity of wastewater facilities is based on the growth forecast adopted by SCAG.
The City has various plans to address water availability. The 2020 Urban Water Management Plan (UWMP) identifies water resources available through 2050. The Water Shortage Contingency Plan outlines actions to reduce water demands in the case of a drought or water shortage. Additionally , SCV Water has prepared Water Use Efficiency Strategic Plan, conservation measures, and public education plans to address water demand security. The Recycled Water Master Plan, along with the UWMP, identified a need for new water reclamation plants to accommodate increases in wastewater demand due to population growth. The Vista Canyon Water Reclamation Plant has been completed as part of the Vista Canyon Specific Plan, and the Newhall Ranch Water Reclamation Plant will be built out as part of the Newhall Ranch Specific Plan. This falls outside of the City’s jurisdiction but will increase the wastewater management capacity of the County Sanitation District that serves the City.
State and local standards set water and wastewater standards. Municipal stormwater standards are set by the National Pollution Discharge Elimination System (NPDES) permit system and issued by the Los Angeles Regional Water Quality Control Board.
The City is required to maintain infiltration infrastructure, storm drainage facilities, and an Enhanced Watershed Management Plan with monitoring programs to meet the Water Board requirements.
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prior to issuance of a building permit. New residential developments will be evaluated for adequacy of utility infrastructure as part of the standard City development review process. These requirements and processes are not unique to Santa Clarita and are unlikely to pose a constraint to housing development given the availability of water infrastructure, and current water and wastewater facilities are sufficient to meet the RHNA.
Communications: Telecommunications services are provided by AT&T, Viasat, Spectrum, or other providers, at the discretion of future tenants. Telecommunications are generally available in the project area, and facility upgrades would not likely be necessary, and current infrastructure is adequate to meet the RHNA.
Fire and Police Services: Fire and Police services in the City of Santa Clarita are provided under contract by the Los Angeles County Fire Department (LACFD) and the Los Angeles County Sheriff’s Department (LACSD). As of 2021, Santa Clarita is served by 15 fire stations and one Sheriff’s station. The LACFD maintains a 5 -Year Master Fire Station Plan in order to plan for service need in areas of growth and urban expansion, including the Santa Clarita Valley , and maintains contracts with nearby stations that will provide automatic support as needed. Additionally, development impact fees help maintain fire protection service levels. These fees to maintain service levels do contribute to the cost of development overall but are not likely to pose a constraint to development as they are a small portion of total costs.
4.5 ASSESSMENT OF FAIR HOUSING
4.5.1. Summary of Fair Housing Issues
Assembly Bill 686 (Affirmatively Furthering Fair Housing, or AFFH) was adopted into law in 2018 and became effective on January 1, 201 9. The law requires state and local agencies to take proactive measures to correct any housing inequalities related to race, national origin, color, ancestry, sex, marital status, disability, religion, or other protected characteristics. Agencies must ensu re that their laws and programs affirmatively further fair housing, and that they take appropriate actions to do so.
Under State law, affirmatively furthering fair housing, or AFFH, means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” Agencies must include in their Housing Elements a program that promotes fair housing opportunities for all persons.
In the context of a community’s housing needs, AFFH is not just about the number of units needed, but also about where the units are located and who has access to them. At the time of this draft, HCD guidance was to provide this analysis in five different subsections:
• Enforcement and Outreach Capacity
• Segregation and Integration Patterns and Trends
• Disparities in Access to Opportunity
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• Disproportionate Housing Needs
• Areas of Concentrated Poverty and Affluence Across Racial and Ethnic Groups.
Contributing Factors
Data compiled in th is Assessment of Fair Housing and the 2019 Analysis of Impediments found high-priority challenges to fair housing and contributing factors in the City as outlined in Table 29 below. The table also outlines contributing factors associated with the identified issues and the programs and actions to overcome the challenges they present.
Contributing factors present in the City are ranked by level of priority below.
High Priority - These factors have been identified as local fair housing issues and are able to be readily addressed by actions taken in conjunction with policies and programs.
• Source of income discrimination
• Patterns of racial and ethnic concentration
• Patterns of segregation of lower and moderate- income households, female- headed households, moderate- income households, female-headed households with children, and Hispanic residents in areas of Newhall and Canyon Country which have lower access to opportunity
• Location and type of affordable housing
• Disaster-driven risk of displacement
• Displacement of residents due to economic pressures
• Investment-driven risk of displacement
• Cost of repairs or rehabilitation
• Environmental hazards: lead in housing, drinking water contaminants, drinking water contaminants
Lower Priority - These factors are more difficult to address through actions taken in conjunction with policies and programs, may be universal issues in the region, or may not be in the purview at the City-level of government. • Median household income
• Unaffordable rents and sale prices
• Environmental hazards: ozone levels
• Discriminatory lending practices
Table 29: Fair Housing Issues, Contributing Factors, and Programs & Actions
Fair
Housing
Issues
Contributing
Factors
City Programs & Actions Metrics and
Milestones
Outreach and Enforcement
Low rates of
community
The City will continue to provide
translation services on the City's
Report efforts and
successes in APR
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participation
and
awareness of
fair housing
issues
Linguistic isolation
(particularly for
Spanish speakers
website, including Spanish
translation.
The City will continue to contract
with the Housing Rights Center and
ensure that the provider utilizes non-
traditional forms of outreach via
social media and place-based
campaigns in lower-resource areas
and/or areas with linguistic isolation,
provides tabling at community events
utilizing staff that are multi-lingual,
and provides bilingual outreach
materials and telephone support.
Report efforts and
successes in APR
The City will continue to promote
recreation and community services
programs in multiple languages and
across multiple venues such as
schools, libraries, and community
centers.
See HP-4.10
The City will engage and outreach to
residents from lower-resource areas
or areas of linguistic isolation to
serve on boards, committees, task
forces, and other local government
decision-making bodies.
Provide information
related to openings on
City
Boards/Commissions/Com
mittees at the local
community centers and
on public transit at the
time of such openings.
Report efforts and
successes in APR
Segregation and Integration
Census tracts
in the Newhall
and Canyon
Country have
higher rates of
segregation of
protected
classes
Concentrations of
lower and
moderate-income
households,
female-headed
households with
children, and
Hispanic residents
in Lower resource
areas Newhall and
Canyon Country
The City will undertake strategies to
remove barriers to housing and
strategically enhance access
including:
The City will work with LACDA to
develop a landlord education and
outreach program that will include
information on source of income
discrimination and Housing Choice
Voucher programs.
Contact LACDA about
ongoing efforts to educate
landlords by 2023 and
report efforts and
successes in APR
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The City will seek to establish an
affirmative marketing campaign
aimed at promoting equal access to
government assisted housing.
Post multi-lingual flyers
regarding housing
opportunities in
community centers and
on the City’s website to
target communities twice
a year
Review the scope of work
with the Housing Rights
Center by 2023, and seek
options to include
outreach addressing equal
access to assisted housing
as part of the Center’s
outreach methods
The City will engage and outreach to
residents from lower resource areas
to serve on boards, committees, task
forces, and other local government
decision-making bodies.
Provide information
related to openings on
City
Boards/Commissions/Com
mittees at the local
community centers and
on public transit at the
time of such openings
The City will continue to support the
Committee on Housing and Bridge to
Home.
Meet quarterly with the
Santa Clarita Community
Task Force on Homeless
and Committee on
Housing to coordinate
action items related to the
Community Plan.
Report efforts and
successes in APR
The City will continue to implement
the Community Plan to Address
Homelessness, including supporting
the Shared Housing Program, which
will offer innovative housing solutions
that add to the stock of attainable,
sustainable housing, by establishing
shared living arrangements between
home seekers and those with space
in existing housing. Once live, if the
program is successful, the City will
continue to provide financial support
contingent upon funding availability.
Provide funding to assist
with the kickoff of the
program and support the
Steering Committee in
administering the
program
Report efforts and
successes in APR
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Disparities in Access to Opportunity
Discrepancies
in lending
patterns by
race/ethnicity
identified in
Analysis of
Impediments
(2019)
Lending
discrimination
identified in A.I.
The City will include the monitoring
of lending practices, foreclosure
prevention outreach, and homebuyer
education for residents as part of the
City’s fair housing program scope of
services and will assess the HRC’s
annual findings to identify actions to
be taken to overcome patterns of
discrimination.
See HP- 4.5
Report efforts and
successes in APR
The City will promote fair housing
lending practices.
Post the California
Department of Fair an
Equal Housing Fact Sheet
on Fair Housing at
Community Centers,
online, and mail the fact
sheet to local lenders once
per year
Environmental
Health
Hazards
including lead
in housing risk
in lower
resource areas
of Newhall and
Canyon
Country
Age of Housing
Supply
The City will continue to fund and
proactively promote the Handyworker
Program which includes lead
abatement and education and the
property rehabilitation program.
See HP- 3.2
See HP -3.3
The City will continue the Proactive
Code Enforcement Program in
Newhall and Canyon Country.
See HP- 3.1
The City will dedicate funding to
prioritize basic infrastructure
improvements in Newhall and Canyon
Country through the Proactive
Community Preservation Program.
See HP- 4.9
When amending the Elements within
this General Plan, the City will
identify objectives and policies to
reduce the unique or compounded
health risks in disadvantaged
communities by means that include,
but are not limited to, the reduction
of pollution exposure, including the
improvement of air quality, and the
promotion of public facilities, food
access, safe and sanitary homes, and
physical activity.
See HP-4.7
Segregated
communities
Lack of housing
choice and
The City will prepare a study of pros
and cons to inclusionary housing and
See HP-1.7
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are in lower
resource areas
of the City
affordability in
areas of
opportunity
make a presentation to the City
Council Development Committee.
The City will outreach to and partner
with non-profit housing developers
through an RFQ/RFP process. The City
will partner with the non-profit
developer to identify suitable land
within the City for development of an
affordable housing development.
See HP-2.5
The City will encourage collaboration
between local governments and
community land trusts as a
mechanism to develop affordable
housing in higher-opportunity areas
and increase opportunities for
community ownership of housing.
Contact the Los Angeles
Community Land Trust
Coalition by January 2023
to invite them to present
to the Community
Development Department
about Housing Land Trust
Opportunities in Santa
Clarita
Lower
Economic
Index scores
in areas that
have higher
rates of
segregation
and poverty
Concentrations of
lower and
moderate-income
households,
female-headed
households with
children, and
Hispanic residents
in Lower resource
areas Newhall and
Canyon Country
The City will support programs and
services at community centers in
Newhall and Canyon Country aimed
at furthering the economic
opportunities available to lower-
income residents.
Provide free adult
education and career
skills classes at its
community centers.
Coordinate with the local
community college to
offer various free
personal and professional
learning opportunities.
The City will continue the existing
“Shop Local” program to support
local businesses by ensuring that
some fraction of the City’s purchases
of goods and services come from
local businesses.
Continue to review
bids/quotes submitted by
local businesses and if
such bid/quote comes
within 10% of the lowest
bid, then that local
business will be given the
option to match the
lowest bid
Report efforts and
successes in APR
Disproportionate Housing Needs including Displacement
Communities
sensitive to
investment-
driven
Availability of
affordable units in
a range of sizes
The City will implement programs
designed to increase the availability
of affordable units in a range of
sizes.
See HP- 1.3, HP-1.4, HP-
1.5, HP- 1.6, HP-1.7, HP-
1.9, HP- 1.10, HP- 1.11,
HP-1.12, HP- 1.13, HP-
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displacement
in Newhall
Potential
displacement-risk
due to
redevelopment in
Old Town Newhall
Lack of renter
protections
Lack of rental
relief programs
for people at risk
of homelessness
2.1, HP- 2.2, HP- 2.5, HP-
2.6, HP- 2.7
The City will review the Old Town
Newhall Specific Plan, which governs
land-use decisions where there are
identified populations that are
vulnerable to displacement, to ensure
it includes anti-displacement
measures (e.g. relocation assistance
for projects which displace lower
income residents and first right of
return to existing residents).
Review the Old Town
Newhall Specific Plan by
2024 and update, as
necessary by 2025
The City will continue to promote the
State’s Housing is Key Rental and
Mortgage Relief Programs on the City
website.
Report efforts and
successes in APR
The City will proactively promote the
services of the Housing Rights Center
in communities who are vulnerable
to displacement.
Maintain year-round
informational postings at
community centers and
other municipal buildings
near vulnerable
communities
The City will not approve any project
or other action that reduces the
density or development capacity of a
site unless s unless sufficient
remaining sites are available or
additional adequate sites are
identified to meet the City’s RHNA
obligation prior to approval of the
development and made available
within 180 days of approval of the
development, as required by Senate
Bill 166.
See HP-1.2
Communities
sensitive to
disaster-
driven
displacement
in Newhall and
Canyon
Country
Universal issues
but socioeconomic
pressures in these
tracts make these
populations
particularly
vulnerable,
especially for
Policies in the City’s Safety Element
seek to overcome these risks
including the prioritization of climate
mitigation actions and retrofits in
neighborhoods that currently
experience social or environmental
injustice or bear a disproportionate
burden of potential public health
impacts.
Meet quarterly with the
Santa Clarita Emergency
Preparedness Working
Group. Discuss latest
plans to use critical
facilities as temporary
shelters and/or cooling
centers for residents
displaced by disasters
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individuals in
mobile homes
The City will promote disaster
preparedness at community events in
these areas.
Attend annual Emergency
Expo and provide updated
information/materials to
residents on emergency
preparedness
Update Santa Clarita
Emergency website to
promote disaster
preparedness every 6
months
Higher rates
of
overcrowding
and
overpayment
in Newhall and
Canyon
Country
Census Tracts
Segregation, lower
economic
opportunities,
higher rates of
poverty
The City will prepare a study of pros
and cons to inclusionary housing and
make a presentation to the City
Council Development Committee.
See HP- 1.7
The City will continue to implement
the Community Plan to Address
Homelessness, including supporting
the Shared Housing Program, which
will offer innovative housing solutions
that add to the stock of attainable,
sustainable housing, by establishing
shared living arrangements between
home seekers and those with space
in existing housing. Once live, if the
program is successful, the City will
continue to provide financial support
contingent upon funding availability.
Provide funding to assist
with the kickoff of the
program and support the
Steering Committee in
administering the
program
Report efforts and
successes in APR
The City will implement programs
designed to increase the availability
of affordable units in a range of
sizes.
See HP- 1.3, HP-1.4, HP-
1.5, HP- 1.6, HP-1.7, HP-
1.9, HP- 1.10, HP- 1.11,
HP-1.12, HP- 1.13, HP-
2.1, HP- 2.2, HP- 2.5, HP-
2.6, HP- 2.7
4.5.2 Fair Housing Enforcement and Public Outreach
Federal and State Regulations and Enforcement
Federal, state, and local laws make it illegal to discriminate based on a person’s protected class. At the federal level, the Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, familial status, and disability. I n California, the Fair Employment and Housing Act (FEHA) and the Unruh Civil Rights Santa Clarita – City Council Hearing Draft May 2022
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Act also make it illegal to discriminate based on marital status, ancestry, sexual orientation, source of income, or any other arbitrary forms of discrimination. Federal and state fair housing law both prohibit intentional housing discrimination and prohibit any actions or policies which may have a discriminatory effect on a protected group of people. Examples of policies or practices with discriminatory effects include exclusionary zoning and land use policies, mortgage lending and insurance practices, and residential rules that may indirectly inhibit religious or cultural expression. Both the state and the federal government have structures in place to process and investigate fair housing complaints. In California, the Department of Fair Employment and Housing (DFEH) maintains the authority to investigate complaints of discrimination related to employment, housing, public accommodations and hate violence. The agency processes complaints online, over the phone and by mail. At a federal level, HUD also processes, investigates, and enforces any complaints in violation of the Federal Fair Housing Act.
Fair Housing Services and Enforcement at a Local Level
The City of Santa Clarita maintains compliance with all federal and state fair housing laws and is committed to ensuring access to fair housing services. In general, fair housing services include the investigation and resolution of housing discrimination complaints, discriminatio n auditing and testing, and education and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars.
Los Angeles County jurisdictions are served by three fair housing service providers, Legal Aid Foundation of Los Angeles, Neighborhood Legal Services of Los Angeles County, and The Housing Rights Center. These service providers investigate and resolve discrimination complaints, conduct discrimination auditing and testing, and education and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars. These service providers 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 and other consumer protection regulations, as well as mediating disputes between tenants and landlords.
The City of Santa Clarita is serviced by The Housing Rights Center, which has been providing fair housing services to residents since 2017. In the past, the City had contracted with the Fair Housing Council of San Fernando Valley (FHCSFV) to provide fair housing services in the community. However, in fiscal year 2016, the City was not able to reach an agreement with FHCSGV despite multiple attempts to complete the contracting process. In fiscal year 2017, the City was able to retain a new fair housing contractor – the Housing Rights Center (HRC).
HRC provides a minimum of two fair housing trainings for the City of Santa Clarita each year. At least one is for the public (landlords and tenants), and one may be for either the public or City staff, per the City’s preference. HRC advertises these workshops variously through direct postcard mailings, social media, its email list, its Santa Clarita – City Council Hearing Draft May 2022
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website, media contacts, and by leveraging relationships with City agencies and community-based organizations. The workshops are normally held at City -provided facilities such as the senior center or library, but in the last two years have been held virtually.
These workshops provide an overview of fair housing under feder al, state, and local law, including protected classes, prohibited practices, and reasonable accommodations and modifications for tenants with disabilities. For the last two years, all workshops have also covered emergency COVID -19 housing protections and resources.
Fair Housing Discrimination Complaints
Between July 2017 and June 2021 HRC provided general fair housing information to 375 clients. During this time, 71 complaints of housing discrimination were reported by Santa Clarita residents. Of the 71 complaints, 23 were deemed significant and turned into fair housing cases (Table 30). Over half of these fair housing cases were brought upon the basis of source of income discrimination. Seven of those cases were found to have evidence to sustain the allegation of discrimination. Two of these were ultimately referred to the California Department of Fair Employment and Housing , including one with the basis of discrimination being physical disability and the other being familial status . The City Attorney verified that there have been no recent lawsuits against the City related to fair housing discrimination.
Table 30: Fair Housing Complaints, Cases, Findings and Outcomes 2017-2021 2017-
18 2018-
19 2019-
20 2020-
21 Total Percent
Allegations 8 16 22 25 71 100%
Cases 2 6 10 5 23 32.4%
Findings
Allegation Sustained 1 4 2 2 7 30.4%
Inconclusive Evidence 1 1 6 1 9 39.1%
No Evidence of
Discrimination
- - 1 - 1 4.3%
Pending - 1 1 2 4 17.3
Disposition
Successful Conciliation 1 - 1 - 2 8.7%
No Enforcement Possible 5 1 6 26.1%
Client Withdrew Allegation 1 - 1 - 2 8.7%
Pending 5 3 3 11 47.8%
Referred to Other
Agency/Department
1 - 1 2 8.7%
Basis of Discrimination
Physical Disability 1 3 1 - 4 17.4%
Familial Status 1 - - 1 2 8.7%
Mental Disability - 1 - - 2 8.7%
Race - 1 - 1 2 8.7%
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Source of Income - - 9 3 12 52.2%
Gender - 1 - - 1 4.3%
Source: The Housing Rights Center, 2022
Public Housing
The City of Santa Clarita does not own or operate any public housing. Orchard Arms, a public housing development with 183 affordable units, is owned and operated by the Housing Authority of the County of Los Angeles (HACoLA).
HACoLA holds a “High Performer” status under HUD’s Section 8 Management Assessment Program (SEMAP); therefore, it is not designated as a “troubled” agency.
Units are inspected, repaired, and maintain ed on a regular basis. According to HACoLA, the physical condition of its public housing stock is good. It is the goal of HACoLA to maintain each home, whether the unit is a single -family residence, or in an apartment complex. High Performer status will al low HACoLA to apply for additional programs and funding, allowing for an increased level of service for families in Los Angeles County.
Housing Choice Vouchers
The Housing Choice Voucher Program, also known as Section 8, is the nation’s largest federal rental assistance program, assist ing people in low -income households find affordable, decent, and stable housing, avoid homelessness, and make ends meet.
When implemented properly, vouchers can give low -income families real ch oices about where to live, including the chance to live in lower-poverty, higher-opportunity neighborhoods, and help public housing agencies meet their legal obligation to address housing discrimination and segregation.
HACoLA distributes housing choice vouchers in Santa Clarita, where households receiving Housing Choice Vouchers are dispersed among neighborhoods with mid- to high- opportunity index scores (Figure 20Figure 20). While Housing Choice Vouchers are distributed evenly across multiple opportunity index locations, s takeholder interviews revealed that an overall lack of landlord participation in the Housing Choice Voucher Program could represent a constraint to accessing affordable housing in the City. Program HP-4.11 contains actions to conduct educational outreach regarding source of income discrimination.
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Figure 20:Housing Choice Vouchers and Opportunity Index Location
Source: Center on Budget and Priorities, 2021
Public Outreach
Education is one of the most important tools in ensuring that fair housing opportunities are provided, by giving residents the knowledge to understand their rights and responsibilities, to recognize discrimination, to locate resources if they need to file a complaint or need general assistance, and much more. Outreach efforts in the City are largely coordinated by the City’s contracted fair housing services provider, the Housing Rights Center (HRC).
HRC conducts media activities, such as advertisements, press releases, and interviews or comments on housing issues. HRC maintains publishing relationships with local and regional newspapers, magazines and other outlets including the Santa Clarita Valley Signal, El Clasificado (Spanish), and the local Pet Me! Magazine (highlighting service and support animals). HRC also circulates multiple press releases per year highlighting its fair housing programming, enforcement activities, and other major fair housing news in order to increase general awareness of its services, fair housing rights, and recourse for victims of discrimination.
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HRC creates and distributes multilingual educational literature designed to be accessible at a 3rd grade reading level. This inc ludes both general and specific fair housing topics, such as sexual harassment, reasonable accommodations, source of income discrimination, as well as other housing and landlord -tenant laws subject to frequent resident concern, such as rent increases, evic tions, and harassment. HRC distributes this literature to community organizations, lenders, and City agencies, as well as directly to residents via email, social media, in person, and through targeted mailings.
HRC regularly collaborates with government and nonprofit partners serving the City of Santa Clarita and the region to generate new training and referral opportunities, as well as to stay abreast of the concerns facing Santa Clarita tenants and landlords.
HRC attends regular meetings of service provider groups such as the Santa Fernando & Santa Clarita Valley Homeless Coalition (LA County SPA 2 meetings) and the City of Santa Clarita Community Resource Collaborative’s quarterly meetings. HRC provides literature, trainings, and other services to organi zations including New Market Careers, Help the Children, Santa Clarita YMCA, Santa Clarita Eagle Collegiate Academy, Volunteers of America, Boys and Girls Club, Santa Clarita Food Pantry, Santa Clarita Domestic Violence Center, and the Triumph Foundation; the Los Angeles Unified School District and Sulphur Springs Union School District; the Senior and Community Center and the Activities Center; the Valencia Public Library, Jo Anne Darcy Canyon Country Library, Old Town Newhall Library, and Stevenson Ranch Library.
Many of the services HRC offers to Santa Clarita and the surrounding region go beyond the specific deliverables named in its contract with the City. For example, HRC conducts in -depth Fair Housing Certification Training seminars for housing industry professionals operating properties across the region. Currently, HRC conducts weekly workshops in English and Spanish covering COVID -19 tenant protections for Los Angeles County (applying to Santa Clarita), which are streamed to hundreds of viewers on Facebook Live.
HRC maintains a website that provides fair housing information, COVID-19 resources, and easy access to its free services, including registration for virtual workshops and trainings. HRC also maintains an email subscriber list and sends regula r email updates on housing legislation, upcoming events, and resources. The email list allows both general and targeted communications to tenants, landlords, Spanish -speaking audiences, and local City residents. HRC uses this email list in part to advertise Santa Clarita contract workshops. HRC also has a robust social media presence that is used to advertise events as well as to share posts from partners, including the City. HRC also created Project Place, a monthly listing of rental vacancies including th e Santa Clarita area. Project Place is distributed to approximately 900 recipients monthly and available to Santa Clarita residents on HRC's website. The City also created a dedicated Fair Housing Services webpage available on the City's website in 2019.
Recent Workshops
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FY 21-22 (July 2021 – June 2022)
• 9/21/21 Housing Rights Workshop on Zoom
2 attendees
• 9/7/21 Housing Rights Workshop on Zoom
8 attendees, 15 received literature
Literature emailed (total 105):
Tenant Protection Act Flyer (English/Spanish); Landlords & Fair Housing Brochure (English/Spanish); Disability RAR Flyer (English/Spanish); AB 832 Declaration Form (English); AB 832 LA County Flyer (English/Spanish/Chinese); HRC Services Flyer (English/Spanish); Presentation Slides (English)
FY 20-21 (July 2020 – June 2021)
• 2/23/21 Housing Rights Workshop for Tenants on Zoom
2 attendees, 13 received literature
Literature emailed (total 102):
HRC Services Flyer (English/Spanish); HRC Weekly Events Flyer (English/Spanish); Disability Brochure (English/Spanish); Disability RAR Flyer (English/Spanish); Familial Status Brochure
(English/Spanish); Fair Housing Brochure (English/Spanish); Tenant Protection Act Flyer (English/Spanish); AB 3088 Step -by-Step Guide (English/Spanish)
• 2/22/21 Housing Workshop for Landlords on Zoom
10 attendees, 35 received literature
Literature emailed (total 210):
HRC Services Flyer (English/Spanish); HRC Weekly Events Flyer (English/Spanish); Disability Brochure (English/Spanish); Disability RAR Flyer (English/Spanish); Familial Status Brochure
(English/Spanish); Landlord & Fair Housing Brochure
(English/Spanish); Tenant Protection Act Flyer (English/Spanish) FY 19-20 (July 2019 – June 2020)
• 3/2/20 Housing Rights Workshop at Jo Anne Darcy Canyon Country Library 3 attendees
Literature distributed (total 175):
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Tenant Protection Act Flyer (English/Spanish); HRC Service Flyer (English/Spanish); Who is Protected Flyer (English/Spanish); Disability Flyer (English/Spanish); Familial Status
Flyer(English/Spanish); LGBTQ Flyer(English/Spanish); 2020 Summit Save the Date Flyer (English)
• 12/9/19 Housing Rights Workshop at Canyon Country Library 15 attendees
Literature distributed (total 250):
HRC Services Flyer (English/Spanish); Disability Flyer
(English/Spanish); Familial Status Flyer (English/Spanish); Tenant Protection Act Flier (English/Spanish); Who is Protected Flyer (English/Spanish)
FY 18-19 (July 2018 – June 2019)
• 5/22/19 Housing Rights Workshop at Santa Clarita Valencia Library 4 attendees
Literature distributed (total 125):
HRC Services Flyer (English/Spanish) (English/Spanish); Landlord/Tenant Questions Flyer (English/Spanish); Disability Flyer (English/Spanish); Familial Status Flyer (English/Spanish); Legal Aid Flyer (English/Spanish)
Booths
• 3/12/20 - Santa Clarita Hiring Spree & Community Resource Fair Literature distributed (total 125):
HRC Services Flyer (English /Spanish); Tenant Protection Act Flyer (English/Spanish); Section 8 Flyer (E nglish/Spanish); Eviction Process Flyer (English/Spanish); Who is Protected Flyer (English/Spanish) Media
• 1/29/21 – comment for Santa Clarita Valley Signal on COVID-19 eviction protections (SB 91)
• 2/24/21 – advertisement in El Clasificado (S) targeted to the Santa Clarita Valley area (including Canyon Country, Newhall, Santa Clarita) • 8/2020 – advertisement in Pet Me! Magazine July-August issue on service and support animal reasonable accommodations for tenants with disabilities under the Fair Housing Act
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• 1/2020 – advertisement in Pet Me! Magazine January-February issue on service and support animal reasonable accommodations for tenants with disabilities under the Fair Housing Act
• 7/2019 – advertisement in Pet Me! Magazine July-August issue on service and support animal reasonable accommodations for tenants with disabilities under the Fair Housing Act
• 5/2019 - advertisement in Pet Me! Magazine for the May-June issue on service and support animal reasonable accommodations for tenants with disabilities under the Fair Housing Act Access to Fair Housing information on the City’s website;
• Fair Housing contact information in the City’s Affordable Housing and Services brochure;
• Fair Housing posters displayed in public offices.
In preparation for the Housing Element Update, the City made a diligent effort to conduct public outreach that would engage residents from all economic segments of the community which is outlined in detail in Appendix B. Notable findings from the public outreach process that are relevant to th e Assessment of Fair Housing are summarized as follows:
Community members and stakeholders were engaged throughout the process to better understand housing needs from the perspective of the community. This outreach includ ed questions related to fair housing. Stakeholders and community members consistently identified the need for more affordable housing in the City with developers citing lack of funding and the high cost of land as a top constraint to affordable housing dev elopment. Stakeholders from non -profits identified high er rental prices as a significant obstacle for their clients which has led to residents leaving the City or living in overcrowded units to increase affordability. These stakeholders also indicated a need for workforce housing, stating that a significant portion of the workforce cannot afford to live within the City, resulting in them commuting to and from the City which contributes to traffic and carbon emissions.
Advocates for seniors also identified high rental prices as quality -of-life barriers and supported ADU development and transit -oriented development to meet the need of this special needs population. Other issues that were identified include lack of Housing Choice Voucher participation, a need for multifamily housing close to amenities, and the need t o address the stigma of affordable housing to overcome community opposition.
Local Data, Knowledge, and Other Relevant Factors
Local data and knowledge provide local context for data provided by HCD and HUD.
Where appropriate and when available, the Assess ment of Fair Housing includes additional data sources outside of those provided by HCD or HUD to further the discussion of fair housing in the City. Local knowledge obtained through conversations with City staff and stakeholder interviews has been utilized to develop a more complete analysis and to guide actions, metrics, and milestones.
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Enforcement and Outreach: Contributing Factors
• Linguistic isolation
• Patterns of racial and ethnic concentration
4.5.3 Segregation and Integration Patterns and Trends
To inform priorities, policies, and actions, the Housing Element must include an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.
Race and Ethnicity
The ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns as it tends to demonstrate a relationship with other characteristics such as household size, household income, and mobility.
Table 31 shows the racial and ethnic composition of Santa Clarita’s population.
Similar to the greater County of Los Angeles and State of California, no race or ethnic group represents the majority in Santa Clarita. The White Non-Hispanic population is the current plurality; however, the rate of change over the last decade indicates an increasingly diverse population, with the White Non -Hispanic population declining significantly while all other racial and ethnic groups, excluding Native American and Pacific Islander populations, have increased in the last decade.
Compared to Los Angeles County and the State of California, Santa Clarita has higher populations of White Non -Hispanics and people who identify as two or more races.
While the City has lower populations of Hispanic/Latin o, Black or African American, and Asians overall, the growth rates of these populations outpace both the County and State (Table 32).
Table 31: Trends in Racial and Ethnic Composition of Santa Clarita (2010- 2020)
Racial or Ethnic Group 2010 2020 Change
Hispanic/Latino 29.46% 34.40% ++4.94%
White (Non-Hispanic) alone 56.06% 44.52% -11.54%
Black or African American alone 2.92% 3.96% +1.04%
Native American alone 0.25% 0.20% -0.05%
Asian alone 8.33% 11.72% +3.39%%
Native Hawaiian or Other Pacific 0.13% 0.13% 0.00%
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Islander alone
Some other race alone 0.26% 0.57% +0.31%
Two or More Races 2.59% 4.48% +1.89%
Source: U.S. Decennial Census 2010, 2020
Table 32: Trends in Racial and Ethnic Composition of Santa Clarita, Los Angeles County, and the State of California 2010-2020
Santa Clarita Los Angeles
County California
2010 2020 2010 2020 2010 2020
Hispanic/Latino 29.46% 34.40% 47.74% 47.98% 37.62% 39.40% White (Non-Hispanic) alone 56.06% 44.52% 27.79% 25.60% 40.15% 34.69% Black or African American
alone
2.92% 3.96% 8.30% 7.60% 5.18% 5.36%
Native American alone 0.25% 0.20% 0.19% 0.18% 0.44% 0.39% Asian alone 8.33% 11.72% 13.50% 14.72% 12.82% 15.12%
Native Hawaiian or Other
Pacific Islander alone
0.13% 0.13% 0.23% 0.20% 0.35% 0.35%
Some other race alone 0.26% 0.57% 0.26% 0.59% 0.23% 0.57% Two or More Races 2.59% 4.48% 1.99% 3.13% 2.60% 4.12%
Source: U.S. Decennial Census 2010, 2020
Areas of Racial and Ethnic Concentration
To assist in this analysis of integration and segregation, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened the California Fair Housing 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 taskforce has created Opportunity Maps to identify resource levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with Low-Income Housing Tax Credits”.
The Opportunity Maps measure the level of opportunity of a region, broken down by census tract, by considering levels of poverty or wealth, and degree of segregation.
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opportunity. These indicators are assigned to a set of domains (Table 33), such as Education, Economics and Health, which capture the extent of an individual’s life outcomes, quality of life, and capabilities. (Source: Othering and Belonging Institute at UC Berkeley)
The opportunity maps include a measure or “filter” to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
Table 33: Opportunity Map Domains and Indicators
Domain Indicator
Economic Poverty, Adult Education, Employment, Job Proximity, Median Home Value
Environmental CalEnviroScreen 3.0 Pollution Indicators and Values Education Math Proficiency, Reading Proficiency, High School Graduation Rates, Student Poverty Rates
Source: TCAC, 2020
According to the California Fair Housing Task Force’s 2021 opportunity maps , areas with high segregation and poverty are located i n subregional cities of the San Fernando Valley including Burbank, Glendale, and San Fernando and in the greater Los Angeles county cities of El Monte, Lancaster, Long Beach, Los Angeles, Palmdale, Pasadena, and Pomona. These maps show that there are no census tracts or areas of high racial segregation and poverty in Santa Clarita (Figure 21). • Poverty: Tracts with at least 30 percent of population under federal poverty line
• Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County
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Figure 21: TCAC Areas of High Segregation and Poverty
Source: HCD AFFH Data Viewer, 2021
While the 2021 HCD/TCAC map combines both poverty and patterns of minority concentrations where census tracts that have both a poverty rate of over thirty percent and that are designated as being racially segregated, HUD considers census tracts to be an area of minority concentration when either:
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• The percentage of persons of a particular racial or ethnic minority within an area is at least twenty percentage points higher than the percentage of that minority group in the housing market area as a whole; or • The total percentage of minority persons within an area is at least twenty points higher than the total percentage of minorities in the housing market area as a whole.
As shown in Figure 22, most of the City has well integrated racial demographics but most of the City shows some degree of Non-Hispanic White population predominance (Figure 23:).However, there are several census tracts wi th predominant Hispanic/Latino populations ( Figure 24). Three of those census tracts with predominant Hispanic/Latino populations meet the HUD definition of areas of minority concentration census tracts having a higher density of Hispanic/ Latino residents than the whole of Santa Clarita or the Greater County of Los Angeles (Figure 22).
Figure 22: Racial Dot Density Map of Santa Clarita
Source: ESRI, ACS 5-Year Estimates 2015-2019
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Figure 23: White Non-Hispanic Population Predominance by Census Tract in Santa Clarita, San Fernando Valley Region, and Los Angeles County
Source: HCD AFFH Data Viewer, 2021
Figure 24: Hispanic Population Predominance by Census Tract in Santa Clarita, San Fernando Valley Region, and Los Angeles County
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Source: HCD AFFH Data Viewer, 2021
Race is a known contributor to unfair housing practices. The existence of concentrations of minorities living in one location may be an indicator that some minority groups in Santa Clarita do not have as many housing choices as nonminority residents. As seen in Table 34, the tracts identified as HUD minority tracts have significantly higher Hispanic/Latino populations when compared to the City or County.
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Figure 25: HUD Minority Census Tracts and Hispanic/Latino Population Predominance
Table 34: Comparative Percentages of Hispanic or Latino Population 2010 2019
Los Angeles County 48.5% 47.9%
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City of Santa Clarita 33.5% 34.4%
Tract 9200.371 58.0% 68.7%
Tract 9203.361 77.0% 76.6%
Tract 9203.371 69.0% 68.0%
1Census Tracts in Santa Clarita that meet HUD definition of Minority Concentration Source: U.S. Decennial Census, 2010, ACS 5-Year Estimates 2015-2019
Dissimilarity Index
The “Dissimilarity Index” provides a quantitative measure of segregation in an area, based on the demographic composition of smaller geographic units within that area.
One way of understanding the index is that it indicates how evenly two demographic groups are distributed throughout an area: if the composition of both groups in each geographic unit (e.g., Census tract) is the same as in the area as a whole (e.g., county), then the dissimilarity index score for that entire area will be 0. By contrast, and again using Census tracts as an example, if one population is clustered entirely within one Census tract, the dissimilarity index score for that entire area will be 100.
The higher the dissimilarity index value, the higher the level of segregation in an area. Table 35 below demonstrates how HUD views various levels of the index.
Table 35: Dissimilarity Index Definitions
Measure Values Description
Dissimilarity Index
[range 0-100]
<30 Low Segregation
30-60 Moderate Segregation
>60 High Segregation
Source: University of Delaware, Center for Community Research & Service, 2021
The 2010 Dissimilarity Index for Santa Clarita reveals that the White population is highly segregated from other racial groups, scoring a value of 56.1%. While the Hispanic population has a low segregation value of 29.5%, it is close to being categorized as moderately segregated. Asian, Black, and Other Races are equally distributed throughout different census tracts in Santa Clarita.
Compared to the broader Los Angeles region, Santa Clarita’s White population is far less dispersed and approximately twice as segregated (Table 36).
Table 36: Ethnic and Racial Composition Dissimilarity Index for Santa Clarita and LA County
Ethnic/Racial Composition
Santa Clarita
Dissimilarity Index
Los Angeles County
Dissimilarity Index
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Non-Hispanic White 56.1% 27.8%
Non-Hispanic Black 3.6% 8.9%
Hispanic 29.5% 47.7%
Asian 10.0% 14.9%
Other Races 0.9% 0.7%
Source: Brown University, Diversity and Disparities, 2010
Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. It is important to analyze familial status to identify areas where a city might need to focus resources (i.e., single-parent households, female-headed, large families, and/or elderly persons living alone).
Single-parent households may also be discriminated against in the rental ho using market. At times, landlords may be concerned about the ability of such households to make regular rent payments and therefore, may require more stringent credit checks, or higher security deposits for single-parent applicants. Data from the 2015- 2019 American Community Survey indicates that approximately 5,265 single-parent (both male - and female-headed) households resided within Santa Clarita, representing 7.6 percent of the City’s total households compared to Los Angeles County where single-parent households represent 8.9 percent of the total..
The most recent American Community Survey results show that 10.5 percent of households in Santa Clarita are female -headed with no spouse, and 53.3 percent of those have children under 18 years old compared to the County where 14.7 percent of households are female headed with no spouse, and 54.8 percent of them having children under 18 (Table 37).
Table 37: Trends in Familial Status in Santa Clarita, Los Angeles County, and the State of California
Santa Clarita Los Angeles County California
2010 2019 Rate of
Change
2010 2019 Rate
of
Chang
e
2010 2019 Rate of
Change
Total
Households
57,328
69,04
6 +20.4
%
3,217,8
89 3,316,7
95 +3.1
%
12,392,8
52 13,044,
266
+5.3%
Family
Households
42,455
(74.1%)
1 52,297
(75.7%
)1
+23.2%
2,170,2
27 (67.44%
)1
2,210,9
39 (66.65%
)1
+1.9
%
8,495,322
(68.55%)1
8,958,43
6 (68.67%)
1 +5.5%
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Average
Family Size
3.43 3.50
+2.0%
3.64 3.66
+0.6
%
3.48 3.53 +1.4%
Married-
Couple Family
Households
32,763
(57.2%)
1 41,122
(59.6%
)
1 +25.5%
1,465,4
86 (45.54%
)1
1,495,6
58 (45.09%
)1
+2.1
%
6,166,334
(49.75%)1
6,491,23
6 (49.76%)
1 +5.3%
Percent With
Children
54.8%
51.5%
-3.3% 54.2%
47.4% -6.8% 51.6% 47.0%
-4.6%
Female-
Headed
Households,
no spouse
present
6,510
(6.1%)1
7,266
(10.5%
)1
+11.6%
491,428
(15.27%
)1
488,776
(14.73%
)
1 -0.5%
1,615,112
(13.03%)1
1,690,62
5 (12.96%)
1 +4.7%
Percent With
Children
67.1%
53.3%
-13.8% 63.8%
54.8%
-9.0% 65.8% 53.3%
-12.5%
Non-Family
Households
14,873
(25.9%)
1 16,749
(24.3%
)
1 +12.6%
1,047,6
62 (32.55%
)1
1,105,8
56 (33.34%
)1
+5.6
%
3,897,530
(31.44%)1
4,085,83
0 (31.32%)
1 +4.8%
Householder
living alone
over age 65
7.6%
8.5%
+0.9% 7.6%
8.8% +1.2
%
8.1% 9.5% +1.4%
1Percent of households relative to total households
Source: Source: U.S. Decennial Census, 2010, ACS 5-Year Estimates 2015-2019
Due to their relatively lower per -capita income and higher living expenses, such as daycare, single-parent households face greater challenges toto finding affordable, decent, and safe housing. Of particular concern are single- parent households with lower incomes.
Five tracts in Santa Clarita have concentrations of children living in female -headed households where there is no spouse or partner present ( Figure 26). Data from the 2015-2019 American Community Survey 5-Year Estimates indicate that approximately 23.3 percent of the City’s female-headed households with children had incomes below the poverty level, a 3 percent increase from the 2011-2015 American Community Survey 5 -Year Estimate. Additionally, two of these census tracts are considered HUD minority concentration areas. While the concentrations do not exceed the overall rates of children living in female-headed households in the state or county, Program HP-4.11 addresses the need for additional services in these areas through actions which offer free services at the community centers in Newhall and Canyon Country.
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Figure 26: HUD Minority Census Tracts and Female Headed Households by Census Tract in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
Higher densities of individuals living with a spouse are found near the borders of Santa Clarita, significantly in the northern census tracts where 60 -80 percent of
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individuals live with a spouse (Figure 27). Individuals living with a spouse often have more economic opportunities as they may have higher combined household incomes.
Figure 27: Households Living with a Spouse by Census Tract in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
At 1.7 percent, the City has a lower share of 7+ person households than the SCAG region overall based on the 2014-2018 ACS 5-year estimates. The City also has a lower share of single-person households than the SCAG region overall as seen in Appendix A.
Of Santa Clarita’s 24.3 percent of non-family households, 8.5 percent are households age 65 or older that live alone. The City has three census tracts consisting of higher percentages of single-person households (Figure 28). One of these tracts has higher concentrations of persons with disabilities.
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Figure 28: Households Living Alone by Census Tract in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
Persons with Disabilities
Fair housing choice for persons with disabilities can be limited based on the nature of their disability. The Americans with Disabilities Act (ADA) defines a disability as a “physical or mental impairment that substantially limits one or more major life activities.” Special housing needs for persons with disabilities fall into two broad categories: physical design to address mobility impairments, and in -home social, educational, and medical support to address developmental and mental impairments.
According to the 2015-2019 ACS, approximately ten percent of the population in both the City, County, and State have one or more disabilities (Table 38).
Persons with physical and mental disabilities may face additional barriers, including discrimination, while seeking housing. Landlords/owners sometimes fear that a unit may sustain wheelchai r damage or may refuse to exempt disabled tenants with service/guide animals from a no- pet policy. Additionally, some units may not be accessible to physically disabled tenants without significant modifications. Persons with mental disabilities may face barriers such as stigma, where landlords may refuse
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to rent to tenants with a history of mental impairment and community opposition can prevent the establishment of group homes for persons with mental disabilities. In order to ensure the safety of disabled p ersons, the City maintains a special needs registry. In accordance with Federal Law, the City requires that Housing providers make reasonable accommodations to allow for modifications that may be necessary to allow persons with disabilities to live comfortably in their housing and that certain multifamily housing must be accessible to persons with disabilities.
Table 38: Trends in Disability Characteristics
Santa Clarita Los Angeles County California
2015 2019 2015 2019 2015 2019
Total with a
Disability
9.8% 9.6% 9.7% 9.9% 10.4% 10.6%
Hearing Difficulty 2.8% 3.0% 2.4% 2.5% 2.9% 2.9%
Vision Difficulty 1.6% 1.9% 1.9% 2.0% 2.0% 2.0%
Cognitive Difficulty 3.9% 3.8% 4.0% 4.1% 4.3% 4.3%
Ambulatory
Difficulty
5.3% 5.2% 5.8% 5.7% 5.9% 5.8%
Independent Living 4.9% 4.7% 5.4% 5.4% 5.5% 5.5%
Self-Care Difficulty 2.3% 2.2% 2.8% 2.9% 2.6% 2.6%
Source: ACS 5-Year Estimates 2011-2015, ACS 5-Year Estimates 2015-2019
As seen in Figure 29, Santa Clarita has similar rates and distributions of persons living with disabilities when compared to the San Fernando Valley Region and larger Los Angeles County. It is not uncommon to find concentrations of disabled populations, as care facilities are often located in proximity to hospitals or other medical facilities.
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Figure 29: Households Living with a Disability by Census Tract in Los Angeles County, San Fernando Valley, and Santa Clarita
Source: HCD AFFH Data Viewer, 2021
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In Santa Clarita, two census tracts have higher percentages of people living with disabilities. Local kn owledge informs that the northern tract, 9200.11, is sparsely populated and is largely located outside of City limits (Figure 30).
According to the 2015-2019 ACS, Census Tract 9203.30, located in Valencia, consists of 22.1 percent of disabled individuals . In this tract, over 73 percent of those with disabilities are over age 75. As seen in Table 39, most individuals with disabilities in this tract reported independent living and ambulatory difficulties. Notably, the Black and African American population, which represents just 1.7 percent of the total population of this tract, is disproportionately affected by disability in this area.
The data for census tract 9203.30 is likely skewed by the concentration of licensed residential care facilities for the elderly near the Henry Mayo Newhall Hospital which is also located in the tract (Figure 31).
Figure 30: Households Living with a Disability by Census Tract in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
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Figure 31: Location of Licensed Care Facilities in Santa Clarita Source: Santa Clarita Analysis of Impediments, 2021
Table 39: Disability Characteristics for Census Tract 9203.30 Race and Hispanic or Latino Origin Percent of Disabled
Population
White alone 23.8%
Black or African American alone 78.6%
American Indian and Alaska Native alone --
Asian alone 15.5%
Native Hawaiian and Other Pacific Islander alone --
Some other race alone 0.0%
Two or more races 7.4%
White alone, not Hispanic or Latino 26.2%
Hispanic or Latino (of any race) 12.5%
Disability Type
With an independent living difficulty 16.2%
With an ambulatory difficulty 13.5%
With a cognitive difficulty 12.6%
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With a self-care difficulty 9.1%
With a hearing difficulty 7.1%
With a vision difficulty 2.8%
Source: 2019 ACS 5-Year Estimates
Income
Household income is the principal factor in determining a household’s ability to balance housing costs with other basic life necessities. Households with lower incomes are limited in their ability to balance housing costs with other needs, and often face additional barriers when seeking adequate housing.
While economic factors that affect a household’s housing choice are not a fair housing issue per se, the relationships among household income, household type, race/ethnicity, and other factors often create misconceptions and biases that raise fair housing concerns.
Identifying geographies and individuals with a low- to moderate- income (LMI) is important to overcome patterns of segregation. Figure 32 and Figure 33 show LMI areas in Santa Clarita and the County by Census block group. HUD defines LMI areas 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 area median income).
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Figure 32: Percent of Low- to Moderate-Income Block Groups in Santa Clarita Source: HCD AFFH Data Viewer 2021, HUD 2020
In Santa Clarita, six block groups in the Newhall and Canyon Country areas were identified as having 75- 100 percent of their population considered LMI. Areas with the lowest percentages of LMI households are in the eastern and northern parts of Santa Clarita.
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Figure 33: Percent of Low- to Moderate- Income Block Groups in LA County
Source: HCD AFFH Data Viewer 2021, HUD 2020
Median incomes in Los Angeles County are unevenly dispersed, as shown in Figure
34. Low to moderate incomes in Los Angeles County are concentrated in the Central and South regions, as well as in the San Fernando Valley and the San Gabriel Valley.
In these areas, 75-100 percent of populations earn a low to moderate income. Further west of LA and along the coast, in the Santa Monica Mountains and the Westside, less than 25 percent of the population is low -income. While Santa Clarita’s median household income is higher than Los Angeles County’s and above the HCD 2020 State Median Income, there are still regions with a concentration of low -income households.
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Figure 34: Median Income Block Groups in LA County Area
Source: HCD AFFH Data Viewer, 2021
Median incomes over $125,000 in Santa Clarita can be found dispersed throughout the northern, central, and eastern tracts. Households earning less than $87,100 are primarily located in central Santa Clarita, while households earning between $87,100 and $125,000 are located more towards the outer edges of the city. Twelve census block groups have households that earn less than $55,000, and one block group in western Santa Clarita near Henry Mayo Newhall Hospital has a median income that earns less than $30,000 (Figure 35).
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Figure 35: Median Income Block Groups in Santa Clarita
Source: HCD AFFH Data Viewer, 20212021
Poverty
8.2 percent of Santa Clarita’s households are experiencing poverty, compared to 14.9 percent of households in Los Angeles County. Poverty thresholds, as defined by the ACS, vary by household type. In 2019, a single individual under 65 was considered in poverty with an income below $13,330/year, while the threshold for a family consisting of 2 adults and 2 children was $26,246/year (Source: Appendix A).
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Figure 36: Percent of Households in Poverty in the Last 12 Months in Santa Clarita by Census Tract
Source: ACS 5-Year Estimates 2015-2019
While most of Santa Clarita’s tracts have less than 10 percent of households below the poverty level, areas with higher concentrations of poverty are worth noting. Four census tracts in the Newhall and Canyon Country districts have populations where 20-30 percent of individuals are living below the poverty level (Figure 36).
Integration and Segregation: Contributing Factors
• Location and type of affordable housing
• Patterns of racial and ethnic concentration
• Patterns of segregation of lower and moderate- income households, female- headed households with children, and Hispanic residents in areas of Newhall and Canyon Country
4.5.4 Disparities in Access to Opportunities
While it is common to find ethnic enclaves of persons based on cultural values, it is important to analyze any areas of socioeconomic or racial concentration to ensure
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equitable access to opportunities and ident ify issues that could negatively impact residents such as access to resources like education, healthy environments, employment, and transportation.
HUD has developed a series of indices for the purpose of fair housing assessment to help inform communities about disparities in access to opportunity. HUD -provided index scores are shown in Table 40 which assess residents’ access to key opportunity assets in Santa Clarita based on the scores of the following opportunity indices:
• Low Poverty Index: The low poverty index captures poverty in a given neighborhood. The poverty rate is determined at the census tract level. The higher the score, the less exposure to poverty in a neighborhood. • School Proficiency Index: The school proficiency index uses school -level data on the performance of 41h grade students on state exams to describe which neighborhoods have high- performing elementary schools nearby and which are near lower performing elementary schools. The higher the score, the higher the school system quality is in a neighborhood. • Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tr act. The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a 3 -person single-parent family with income at 50% of the median income for renters for the region (i.e. the Core-Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit.
• Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a 3 - person single-parent family with income at 50 percent of the median income for renters for the region/CESA. The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CESA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. • Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health.
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Therefore, the higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block-group.
Compared to other racial/ethnic groups , Hispanic residents were more likely to be impacted by poverty, limited access to proficient schools, lower labor participation rate, and more likely to utilize public transportation in the Santa Clarita.
Table 40: HUD Opportunity Index Values by Racial and Ethnic Group Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
Total Population
White,
Non-
Hispanic
71.90 69.56 61.46 69.92 66.33 41.46 54.70
Black,
Non-
Hispanic
63.67 67.04 58.66 72.43 69.91 39.62 53.61
Hispanic 56.27 63.09 51.08 73.71 70.99 44.03 52.74
Asian or
Pacific
Islander,
Non-
Hispanic
69.81 71.23 63.96 71.04 68.20 43.16 53.70
Native
American,
Non-
Hispanic
65.09 66.28 56.94 70.06 67.37 45.96 54.26
Population Below Federal Poverty Line
White,
Non-
Hispanic
64.13 68.76 57.14 71.64 68.96 43.17 54.66
Black,
Non-
Hispanic
62.92 63.30 56.31 66.37 65.40 47.25 56.50
Hispanic 35.59 62.76 40.62 77.85 77.98 45.40 49.83
Asian or
Pacific
Islander,
Non-
Hispanic
65.60 74.88 67.43 77.60 75.53 49.48 51.04
Native
American,
Non-
Hispanic
73.00 61.58 47.91 61.55 60.83 47.22 61.42
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Source: Santa Clarita Analysis of Impediments, 2019
Based on the indicators determined by the Tax Credit Allocation Committee (TCAC) Opportunity Area Index (as explained in Section 4.5.3, Table 33) the City has been given resource designations ranging from moderate- to highest- areas of opportunity based upon consideration of factors affecting quality of life and health outcomes including educational enrollment and attainment, employment rates, overcrowding in housing, overpayment for housing costs, transportati on costs, and environmental health.
The TCAC Opportunity Area Index map is provided as Figure 37. High opportunity areas are in the northern and western regions of Santa Clarita. Most tracts in the city are considered moderate to high resource areas and there are no areas indicated as low resource areas. Areas previously identified as lower-income and Hispanic/Latino population concentration are identified as moderate resource areas , which is the lowest score in the City. Program HP-4.11 contains actions to overcome disparities in access to opportunities.
Figure 37: TCAC Opportunity Area Index Map of Santa Clarita Census Tracts
Source: TCAC, 2021
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Education
Public education in the Santa Clarita Valley is administered by the following school districts:
• Castaic Union School District
• Newhall School District
• Saugus Union School District
• Sulphur Springs School District
• William S. Hart Union High School District
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Figure 38: TCAC Education Opportunity Index Values in Los Angeles County, San Fernando Valley Region, and Santa Clarita
Source: HCD AFFH Data Viewer, 2021
Title 1 schools help low -achieving children meet state standards in core academic subjects. These schools coordinate and integrate resources and services from federal, state, and local sources. To be considered for Title 1 school funds, at least 40 percent of the students must be considered low -income. There are seven Title 1 schools in
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Santa Clarita. Figure 39 shows the location of schools in the City with Title 1 schools indicated in red. The map shows low- to moderate- income (LMI) areas in grey. LMI areas are well served by Title 1 schools. All LMI neighborhoods within the attendance boundaries of Newhall School District and Sulphur Springs District are served by their Title 1 Schools.
Figure 39: Schools and Title 1 Status in Low- and Moderate-Income Areas of Santa Clarita
Source: HUD, 2020
Schools perform universally well in Santa Clarita and in the 2018 -2019 reporting year, Santa Clarita school districts outperformed both the Los Angeles Unified District and the State in the California Assessment of Student Performance and Progr ess (Table 41).
Table 41: California Assessment of Student Performance and Progress District
Level 1:
Standard
Not Met
Level 2:
Standard
Nearly Met
Level 3:
Standard
Met
Level 4:
Standard
Exceeded
Castaic Union 23.49% 30.33% 26.47% 19.70%
Newhall 13.04% 18.30% 24.01% 44.65%
Saugus Union 17.79% 26.15% 28.33% 27.73%
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Sulphur Springs Union 22.39% 27.82% 24.73% 25.07%
William S. Hart Union 22.74% 24.32% 24.45% 28.49%
Los Angeles Unified 40.7% 25.83% 18.39% 15.08%
California Statewide
Average 34.86% 25.41% 20.04% 19.69%
Source: California Assessment of Student Performance and Progress, 2021
Most adults in Santa Clarita have completed a high school education and residents in the City have better educational attainment outcomes in terms of secondary degrees than greater Los Angeles County and the state (Table 42).
Table 42: Educational Attainment for Adults 25 and Over Area High School
Graduate or Higher
Bachelor’s Degree
or Higher
Graduate or
Professional Degree
Santa
Clarita
90.5% 36.8% 11.8%
LA County 79.1% 21.2% 11.3%
California 83.3% 33.9% 12.8%
Source: ACS 5-Year Estimates (2014-2019)
Environment
The California Office of Environmental Health Hazard Assessment (OEHHA) developed the California Communities Environmental Health Screening Tool (CalEnviroScreen) to identify communities disproportionately burdened by polluti on. CalEnviroScreen uses environmental, health, and socioeconomic information to produce scores for comparing and mapping every census tract in the state. An area with a high score is one that experiences a much higher pollution burden , sensitive populations, or adverse socioeconomic factors than areas with low scores . The following indicators are used in the CalEnviroScreen Assessment:
• Exposure: Air Quality, Lead Risk in Housing, Diesel Particulate Matter, Drinking Water Contaminants, Pesticide Use, Toxic Releases from Facilities, Traffic Density
• Environmental Effects: Cleanup Sites, Groundwater Threats, Hazardous Waste Generators and Facilities, Impaired Water Bodies, Solid Waste Sites and Facilities
• Sensitive Populations: Asthma, Cardiovascular Disease, Low Birth Weight Infants
• Socioeconomic Factors: Educational Attainment, Housing Burden, Linguistic Isolation, Poverty, Unemployment
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According to the data put forth by CalEPA, there are no census tracts that qualify as disadvantaged communities. However, two census tracts in the Newhall district are at risk of being considered disadvantaged communities and stand out on several AFFH issues; similar issues are also present in the Canyon Country area (Figure 40).
Of the individual indicators analyzed in these tracts, exposure to poor air quality/ozone, lead in housing, and drinking water contaminants as well as socioeconomic factors such as poverty, linguistic isolation, housing burden, and educational attainment contributed to scores that designate these areas as at-risk of becoming disadvantaged. Some indicators, like exposure to ozone, are largely outside of local control and affect many residents in the valleys of Southern California.
Likewise, water quality is controlled by the Santa Clarita Valley Water Agency (SCV Water) who recently released the 2021 Water Quality Report. This report indicated that every three years, each water system is required to sample for lead and copper at specific customer taps as part of the Lead and Copper Rule. In 2019, SCV Water also tested all public K-12 schools in the service area. No traces of lead were detected in any source waters in the Santa Clarita Valley by any of the local water systems.
The report also included findings regarding chemical contaminants in drinking water including perchlorate and per- and polyfluoroalkyl substances (PFAS). Contaminants were identified in several wells which led to SCV Water taking measures to ensure the safety of the water. Since February 2020, additional wells were voluntarily removed from service as ongoing monitoring revealed PFOA concentrations. In December 2020, SCV Water brought the first ion exchange treatment for PFAS online, bringing three wells back into service. Currently, SCV Water is in various stages of design and construction for PFAS treatment plants to return more of these wells back into service.
To address the environmental hazards from lead in housing that disproportionately affect the older housing stock in Newhall, the City has implemented Program HP-4.11 which includes place -based strategies to address the aging housing stock in these areas.
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Figure 40: CalEnviroScreen 4.0 Index Scores in Santa Clarita Source: California Office of Environmental Health Hazard Assessment, 2021
Table 43: Indicators for At-Risk of Becoming Disadvantaged Tracts in Santa Clarita
Census Tract
9203.36
Census Tract
9203.37
Exposure Indicators
Air Quality- Ozone X 94 X 95
Air Quality- PM 2.5 X 46 X 48
Diesel Particulate Matter X 50 X 47
Lead in Housing X 80 X 54
Pesticide Use X 0 X 0
Toxic Releases from Facilities X 27 X 24
Traffic Density X 65 X 84
Drinking Water Contaminants X 86 X 89
Environmental Effect Indicators
Cleanup Sites X 71 X 0
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Groundwater Threats X 13 X 17
Hazardous Waste Generators and Facilities X 41 X 26
Impaired Water Bodies X 0 X 0
Solid Waste Sites and Facilities X 40 X 64
Sensitive Populations Characteristics
Asthma X 35 X 56
Low Birth Weight X 46 X 59
Cardiovascular Disease X 32 X 57
Socioeconomic Factors
Education Attainment X 89 X 81
Linguistic Isolation X 90 X 75
Poverty X 90 X 78
Unemployment X 61 X 65
Housing Burden X 89 X 94
Aggregate Scores
Pollution Burden X 71 X 59
Sensitive Population Burden X 66 X 77
Overall CalEnviroScreen 4.0 X 73 X 74
X 75-100: High Burden X 25-75: Moderate X 0-25: Low Burden Source: California Office of Environmental Health Hazard Assessment, 2021
Compared to the Los Angeles County region, Santa Clarita has better environmental outcomes overall. Most of the San Fernando Valley and areas of Downtown Los Angeles contain disadvantaged communities, while Santa Clarita does not ( Figure 41).
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Figure 41: CalEnviroScreen 4.0 Index Scores in the LA County Area
Source: California Office of Environmental Health Hazard Assessment, 2021
Transportation
Public transit is relevant to the issue of fair housing , as access to public transit is of paramount importance to households affected by low incomes and rising housing prices. Public transit should link lower- income person s, who are often transit dependent, to major employers where job opportunities exist. Access to employment via public transportation can reduce welfare usage rates and increase housing mobility, which enables residents to locate housing outside of traditionally lower- and moderate-income neighborhoods. The lack of a relationship between public transit, employment opportunities, and affordable housing may impede fair housing choice because persons who depend on public transit will have limited choices regarding places to live. In addition, elderly and disabled persons also often rely on public transit to visit doctors, go shopping, or attend activities at community facilities. Public transit that provides a link between job opportunities, public services, and affordable housing helps to ensure that transit-dependent residents have adequate opportunity to access housing, services, and jobs.
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The City of Santa Clarita Transit provides public transportation services to the City of Santa Clarita and nearby surrounding unincorporated areas (Figure 42). The City of Santa Clarita Transit also provides commuter services to various communities in Los Angeles County including connections with Metro. Additionally, the agency accommodates connections with Metrolink and the Antelope Valley Transit Authority at various transfer points within the city limits. The City of Santa Clarita Transit supports the needs of the disabled community by ensuring that all bus lines are accessible through wheelchair lifts, with at least two on each bus. In addition, the agency offers free fares on local routes and reduced fares on its commuter express lines to seniors 60 and over or disabled passengers with identification. The various services include:
• Commuter Express Service: The Transit Commuter Bus offers service to and from major places outside of the Santa Clarita Valley, including various locations in Los Angeles and the San Fernando Valley.
• Station Link Service: Station Link service provides services from the Santa Clarita Metrolink station to major local places of employment within the Santa Clarita Valley.
• Dial-A-Ride: For persons with special needs due to age or disabilities, the agency offers paratransit services for qualified elderly or special needs customers, as well as the general public. City residents who are at least 60 years of age or have a certified disability are eligible to use Dial-A-Ride anytime during regular service hours.
• Paratransit Services: Access Services Incorporated offers paratransit services for individuals whose disabilities prevent them from using regular buses or rail service.
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Figure 42: Bus Lines and Stops (shown as colored lines and dots) in Santa Clarita
Source: City of Santa Clarita Transit, 2021
Ride-dependent populations are defined as individuals who, for one reason or another, do not have the ability to transport themselves and therefore rely on other means (i.e., public transportation) for basic mobility needs. Industry standards defines ride-dependent individuals as low -income, seniors, youth, persons with disabilities, and those with no or limited access to a personal vehicle.
The most recent Transit Development Plan for the City included an analysis to idendify areas with large populations or ride-dependent groups to help identify gaps between existing service and demand. The analysis identified an increase in ride dependent populations which translates to a strong and continuing demand for effective transit options. frequency) and demand. While providing local fixed routes is useful in serving most populations (such as youth and low -income individuals), more individualized mobility options (such as dial-a-ride service) can be more effective for others (including s ome persons with disabilities or seniors). Santa Clarita Transit
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currently operates 2 1 supplemental routes to local junior high schools and high schools as a means of providing affordable home-to -school transportation for the community’s youth, as well as a local dial -a-ride service for eligible seniors and persons with disabilities.
Routes 1/2, 4/14, and 5/6 serve the Santa Clarita Senior Center, while the dial -a- ride service is available to those qualifying individuals over the age of 60 who are unable to use the fixed- route system. Additional senior -oriented destination/trip generators (such as senior housing) and the routes serving them include:
• Belcaro (Route 7);
• Bouquet Canyon Seniors (Routes 3, 4/14);
• Canterbury Village Seniors (Routes 4/14, 5/6);
• Canyon Country Senior Apartments (Route 12);
• Castaic Lake Senior Village (Routes 1);
• Fountain Glen Apartments (Route 7);
• Friendly Valley (Routes 12);
• Orchard Arms (Routes 5/6);
• Pacifica Senior Living (Routes 5/6);
• Santa Clarita Convalescent Home (Route 12);
• Summerhill Villa (Routes 5/6);
• Sunrise at Sterling Canyon (Routes 5/6);
• Valencia Villas (4/14); and
• Whispering Oaks (Routes 4/14)
The Transit Development Plan i llustrated the relationship between transit demand and supply by quantifying aggregate demand (ride-dependent population as well as total residents) within individual census tracts in the Santa Clarita Valley. Figure 43provides a visual representation of the aggregate demand by identifying the ride - dependent distribution combined with block population information. This demand data was then contrasted with transit supply, quantified by representing each route alignment within the Santa Clarita Tr ansit fixed -route service area. The analysis found high concentrations of ride -dependent persons residing in the south and southeast areas/portions of the Valley. These areas are currently served by Routes 12 and 5/6, along with several commuter routes (757, 795, 796, 797, and 799) and various school trippers. The Plan identified the need to maintain and expand transit service in areas with high concentrations of ride -dependent persons. The report included robust community outreach and an Operations Plan chapter that provided recommendations to meet the needs of the community and implementation measures to be taken by the City of Santa Clarita Transit Service.
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Figure 43: Ride-Dependent Population by Block Group in Santa Clarita
Source: The City of Santa Clarita Transit Development Plan, 2019
The City’s affordable housing units are universally well -served by public transit (Figure 44). As shown, most affordable housing projects in the City are situated along transit routes, with all but two being located within one -quarter mile of a bus stop, which are only slightly outside of the given radius and are still considered to be well- serviced by transit.
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Figure 44: Affordable Housing Near Public Transit
Source: Santa Clarita Analysis of Impediments, 2019
Economic Development and Access to Jobs
The TCAC Opportunity Map accounts for regional differences in access to opportunities and identifies economic outcomes for each census tract. A score of less than 0.25 is considered a less positive economic outcome, while scoring greater than
0.75 indicates higher access to opportunities.
The index is based on measurements of the following indicators:
• Poverty
• Adult Education
• Employment
• Job Proximity
The City has mixed ratings in terms of economic outcomes ( Figure 45). Areas with the lowest economic index scores are located in Newhall and Canyon Country, where other trends in segregation have been identified including higher rates of poverty, HUD minority concentration, and higher rates of children living in female headed households with no spouse present. Likewise, m outcomes are universal throughout the Los Angeles County region with economic outcomes often reflecting other
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patterns of segregation (Figure 46). Program HP-4.11 contains implementing actions to provide services to address economic disparities in these areas.
Figure 45: Economic Index Map of Santa Clarita
Source: HCD AFFH Data Viewer 2021, TCAC 2021
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Figure 46: Economic Index Map of LA County Area
Source: HCD AFFH Data Viewer 2021, TCAC 2021
According to ESRI Community Analyst, 71 percent of the working population in Santa Clarita is employed in white collar industries. As of 2021, the top three sectors of the labor force in the City are in management, office administration, and sales. These are also the top three sectors of the labor force in Los Angeles County.
Employment Inflow/Outflow analyses highlight the movement of workers commuting into and out of selected geographies such as cities or counties (Figure 47). Movement captured by inflow/outflow diagrams shows both the employment level of a community and whether it is a net importer or exporter of workers.
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Figure 47: Inflow and Outflow Analysis of Santa Clarita
*Note: Arrows do not indicate directionality of worker flow Source: OntheMap.ces.census.gov, 2021
Data from On the Map identifies Santa Clarita as a net exporter of workers. A majority of those who live in Santa Clarita are employed outside of the C (52.8%), while 15.3 percent of residents work within the area. Non -residents who are employed within the City comprise of 31.8 percent of Santa Clarita’s workforce. In sum, twice as many people employed in Santa Clarita are from outside of the City. Further analysis of worker fl ow is needed to identify if there is a housing need for non -resident employees. The City continues to work on creating job opportunities locally through programs like the Jobs Creation overlay zone (JCOZ) for residents, thus reducing work trips outside of the City.
Santa Clarita has a wide range of ratings on the HUD Jobs Proximity Index, which quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a statistical area ( Figure 48). The Jobs Proximity Index is used in the Housing Choice Voucher (HCV) Program determination process; however, a recent study published by HUD found no evidence that HCV households in the labor force are more likely than those not in the labor force to locate closer to
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jobs. In addition, the authors found no link between job proximity and greater earned incomes. However, HCV households are a diverse group, and proximity to jobs is worth acknowledging for households in the workforce without access to reliable transportation.
Figure 48: HUD Jobs Proximity Index Map of Santa Clarita and Surrounding Areas
Source: HCD AFFH Data Viewer, 2021
Areas with the closest proximity to jobs in Santa Clarita are located in the northwestern census tracts, while areas a south have lower proximity to jobs.,, Many census tracts in the City have low job proxim ity ratings despite major employers being well -serviced by public transit (Figure 53). From the northern and eastern regions of the City , there is little access to employment opportunities for residents within the neighborhoods, as observed by the lowest values in red. As indicated by Figure 47, most residents are employed outside of the City. A number of development projects on the eastern portion of the City have been approved and/or are under construction that will create new, local job opportunities. These development projects include the Center at Needham Ranch, Vista Canyon, Sand Canyon Plaza, and the Plaza at Golden Valley. Intergovernmental cooperation will be necessary to ensure
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equity in transportation access to these new job opportunities, as the areas with lowest job proximity scores overlap with low er income areas bearing higher concentrations of Hispanic or Latino residents.
Figure 49: Public Transit and Major Employers
Source: Santa Clarita Analysis of Impediments, 2019
Disparities in Access to Opportunities: Contributing Factors • Patterns of racial and ethnic concentration
• Location and type of affordable housing
• Environmental hazards: ozone levels, lead in housing, drinking water contaminants
• Patterns of segregation of lower and moderate- income households, female- headed households with children, and Hispanic residents in moderate resource areas of Newhall and Canyon Country
4.5.5 Disproportionate Housing Needs
The HUD AFFH Guidebook defines ‘disproportionate housing needs’ as “a condition in which there are significant disparities in the proportion of members of a protected
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class experiencing a category of housing need when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing.
The City’s 2019 Analysis of Impediments found that 52 percent of Santa Clarita households experience ‘housing problems’ at higher rates than the County overall.
Findings also revealed that non -white, minority households in the City experience housing problems at higher rates than non-white, minority households in the County.
Data indicates that renters, elderly, and large (7+ persons) households may be subject to disproportionate housing problems, including affordability and adequate physical needs. Renters in both the City and the County experience housing problems at a greater rate than owners.
Cost Burden and Severe Cost Burden
Housing cost burden is most commonly measured as the percentage of gross income spent on housing, with 30 percent a commonly accepted threshold for 'cost burden' and 50 percent the threshold for 'severe cost burden.' Renter - and owner-occupied households in Santa Clarita experience housing cost burdens at similar, if not slightly lower, rates than households across Los Angeles County. However, a lower -income household spending the same percent of income on housing as a higher -income household will likely experience a greater 'cost burden.' As seen in Table 44, renters experience ‘cost bu rden’ and ‘severe cost burden’ at higher rates than owners in both the City and the County. Additionally, ACS data shows that the majority of renters earn less than the median annual income, while the majority of owners earn more than the median annual inc ome. Some of the implications of high -cost burden can include housing -induced poverty, where overspending on housing leaves households little financial resources for other expenditures, and reduced savings which can impact asset accumulation.
As seen in other sections of the Assessment of Fair Housing, census tracts in Newhall and Canyon Country are disproportionately affected by cost burden for renters and homeowners (Figure 50, Figure 51). Cost burden in these areas is more likely to seriously impact households ’ financial wellbein g, as these areas also experience higher rates of poverty, lower household incomes, and have higher percentages of children living in female -headed households without a spouse or partner. Actions taken under Program HP-4.11 seek to address these issues by supporting affordable housing development and bringing services to these areas to support equitable economic outcomes.
Local knowledge has indicated that the reason for severe cost burden for renters in the northeast area of the City is likely due to the presence of the College of the Canyons campus, which does not have student housing. Students are often underemployed and rely on financial aid, student loans, or family support which often Santa Clarita – City Council Hearing Draft May 2022
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are not reflected in their individual incomes . This could skew the representation of the data in this area.
Table 44: Cost Burden & Severe Cost Burden by Tenure in the City and County Cost burden > 30% Cost Burden >50%
Santa Clarita
Owner-Occupied 30.54% 12.16%
Renter-Occupied 54.77% 25.74%
Los Angeles County
Owner-Occupied 34.98% 16.26%
Renter-Occupied 54.16% 29.34%
Source: HUD CHAS Data; ACS 2013-2017
Figure 50: Percent of Renters Overpaying for Housing in Santa Clarita by Census Tract
Source: HCD AFFH Data Viewer, 2021
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Figure 51: Percent of Owners Overpaying for Housing in Santa Clarita by Census Tract
Source: HCD AFFH Data Viewer, 2021
Overcrowding
Overcrowding is defined as housing units with more than one person per room, including dining and living rooms, but excluding bathrooms and kitchen.
Overcrowding has been correlated with increased risks of contracting communicable diseases, higher rates of respiratory illness, and greater vulnerability to being homeless. Residential crowding reflects demographic and socioeconomic conditions.
Older-adult immigrant and recent immigrant communities, families with low incomes and renter-occupied households are more likely to experience h ousehold crowding.
A form of residential overcrowding known as "doubling up" is co-residing with family members or friends for economic reasons . Doubling up is the most commonly reported living situation for families and individuals before the onset of homelessness. (California Health and Human Services).
According to the 2019 5 -year ACS estimates, a lower percentage of households in Santa Clarita (3.8%) are living in overcrowded conditions than the County (6.6%).
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Census tracts in the Newhall and Canyon Country areas have the highest rates of overcrowding in the City (Figure 52). This issue overlaps with other socioeconomic disparities including higher rates of poverty, children living in female headed households with no spouse or partner present, HUD minority concentration, and lower economic and environmental index scores. Program HP-4.11 has been initiated to overcome disparate trends in these areas.
Figure 52: Percent of Overcrowded Households in Santa Clarita by Census Tract
Source: HCD AFFH Data Viewer, 2021
Regionally, census tracts with overcrowded households are concentrated in urban areas, particularly in the City of Los Angeles , San Fernando, and El Monte (Figure 53). Areas in the northern and western Los Angeles tracts have lower rates of overcrowding. However, in the Los Angeles’ Gateway Cities region an d Central LA region, high rates of overcrowding are the majority. Santa Clarita has less cases of overcrowding than the surrounding areas overall.
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Figure 53: Overcrowding in Santa Clarita and the Surrounding Areas Source: HCD AFFH Data Viewer, 2021
Severe overcrowding is defined as more than 1.51 persons per room. One census tract in the Newhall area has a high concentration of severely overcrowded households, 30.4 percent, compared to the rest of the City which broadly reports less than 5.0 percent of households being severely overcrowded ( Figure 54). Census tracts in the Newhall and Canyon Country areas have the highest rates of severe overcrowding in the City . This issue overlaps with other socioeconomic disparities including higher rates of poverty, children living in female- headed households with no spouse or partner present, HUD minority concentration, and lower economic and environmental index scores. Program HP-4.11 has been initiated to overcome disparate trends in these areas.
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Figure 54: Severe Overcrowding in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
Substandard Housing
The American Community Survey includes questions that are used to indicate ‘substandard housing’ as defined by the Code of Federal Regulations (Title 24, §
5.425). In Santa Clarita, 2.6 percent of occupied housing lacks either telephone service, plumbing facilities, or complete kitchen facilities; 3.7 percent of occupied homes in Los Angeles County experience the same issues. Local data from City staff responsible for Community Preservation indicates that an estimated 4 percent of units will require rehabilitation in the next 10 years. The areas staff identified include Newhall, Canyon Country, and Saugus which are older and have a history of code enforcement. The most recent CHAS data indicates that lower income households experience substandard housing at higher rates than moderate and above moderate- income households (Table 45). Program HP-4.11 implements actions to conduct outreach in lower income areas of the City to increase awareness of the Handyworker Program which provides grants to qualified applicants up to $5,000 to help pay for necessary repairs to their homes.
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Table 45: Substandard Housing and Household Income
Source: CHAS, 2021
Homelessness
The Los Angeles Homeless Services Authority (LAHSA)conducts annual point-in-time surveys of homeless populations. According to the LAHSA , there were 63,706 homeless individuals in Los Angeles County in 2020, 46,090 of which were reported as unsheltered. The same survey identified 168 people reported as experiencing homelessness in Santa Clarita in 2020, a 35 percent decline from 2019 (Figure 55). 103 homeless residents surveyed were reported as unsheltered, with alm ost 75 percent of those individuals reporting that they live in a vehicle (car, van , or recreational vehicle). Of the 65 sheltered individuals, 87.7 percent reported being sheltered in emergency shelters and 12.3 percent reported being in transitional housing.
Services for homeless individuals in Santa Clarita are provided by homeless services provider Bridge to Home. Bridge to Home operates year -round 24/7 services for up to 60 people at any given time and has an approved proposal to expand its services.
The Santa Clarita Community Task Force on Homelessness also works toward completing action items from the Community Plan to Address Homelessness. Program HP-4.11 continues support for the Task Force on Homelessness to implement the Community Plan to Address Homelessness, including supporting the Shared Housing Program, which will offer innovative housing solutions that add to the stock of attainable, sustainable housing, by establishing shared living arrangements between home seekers and those with space in existing housing
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Figure 55: Los Angeles County Point-In-Time Homeless Count Results in Santa Clarita
Source: LAHSA, 2021
Displacement
UCLA’s Urban Displacement Project defines residential displacement as “the process by which a household is forced to move from its residence - or is prevented from moving into a neighborhood that was previously accessible to them because of
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conditions beyond their control.” As part of this project, the UCLA team has an interactive map that displays changes in neighborhood characteristics that may indicate displacement. Two key factors in visualizing displacement are the loss of low- income households and increases in rent. According to the Urban Displacement Project, five census tracts in the City are at risk of displacement ( Figure 56). The proactive community preservation program is in place to prevent displacement in the City. Place -based strategies in the most vulnerable areas will seek to reduce the likelihood of displacement including actions taken under Progam HP-4.11.
The Newhall area is currently undergoing revitalization led by the Old Town Newhall Specific Plan which utilizes both physical and policy initiatives to increase transit - oriented development, increase mixed uses, and create a variety of housing types.
To overcome any risk of investment -driven displacement, the plan will implement City policies, state mandates, and housing incentives that facilitate the development of necessary low - and moderate- income dwellings. The Plan identifies the risk of displacement due to proposed redevelopment . The Plan, in conjunction with the General Plan, outlines specific actions to overcome that risk . Actions taken under Program HP -4.11 will e nsure that the Old Town Newhall Specific Plan includes measures to reduce the risk of investment- driven displacement.
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Figure 56: Census Tracts Vulnerable to Displacement in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
Additionally, the vulnerable tracts identified in Figure 56 are at risk of disaster-driven displacement from either flood risk, fire risk, or both (Figure 57, Figure 58). The most destructive flooding event in recent history in the City occurred in 2005 when flooding caused significant damage to a mobile home park and other residen tial sites near Newhall Creek. Additionally, unhoused residents are particularly vulnerable to disaster-driven displacement.
FEMA programs can help residents in the immediate aftermath of a disaster but certain communities such as disabled, elderly, or res idents without a local support network may face additional challenges if they find themselves displaced by disaster.
Policies in the City’s Safety Element seek to overcome these risks including the prioritization of c limate mitigation actions and retrofits in neighborhoods that currently experience social or environmental injustice or bear a disproportionate burden of potential public health impacts, cooperation with other agencies to ensure adequate shelter for homeless persons to limit their exposure to accidental injury and illness, and the implementation of the provisions of the Americans with Disabilities Act to ensure safe travel paths and accommodations for persons with disabilities.
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Figure 57: Fire Severity Zones in Santa Clarita
Source: The State of California and the Department of Forestry and Fire Protection, 2021
Figure 58: Subsidized Housing, Mobile Home Parks and Flood Risk in Santa Clarita
Source: HCD AFFH Data Viewer, 2021
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Housing Affordability
According to data from Zillow.com, a real estate and rental market website that uses a specific methodology to calculate typical home values, Santa Clarita’s typical home values are slightly lower than surrounding Los Angeles County with values increasing at a similar exponential rate between 2012 and 2021 (Figure 59).
As is being experienced across much of the state, home values in the C ity have increased dramatically during the post -pandemic recovery, increasing nearly 18 percent in the last year alone. Additional data from the Southland Regional Association of Realtors indicates the home sales prices in the Santa Clarita Valley region have risen 28 percent in the last year. The Southland Regional Association of Realtors’ Income-to-Loan guide indicates that a loan applicant would need an income of $156,788 to obtain a loan for a single -family home in the Santa Clarita Valley region. The most recent 5-year ACS estimates the median income in the City of Santa Clarita to be $99,666.
Figure 59: Home Value in the City and the County Over Time Source: Zillow, 2021
Data from Zillow also revealed an increase in rental rates in the City of 6 percent over the last five years. The average rental rate for studio, one- and two- bedroom apartments in the City is $1,300, $1,750, and $2,450, respectively.
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As seen in Table 46, many block groups with HUD defined minority concentration, cannot afford the average rent for a one- bedroom rental in the City without falling into a housing cost -burden where total housing costs exceed 30 percent of gross monthly income (HUD).
Table 46: Minority Concentration Areas and Affordability of Average Rent Census
Tract/
Area
Block
Group
Median
Income
Ability to afford Average Rent without
Cost-Burden
Studio/$1300 1-BR/ $1700
2-
BR/$2450
9200.36
Canyon
Country
1 $59,667 Yes No No
2 $61,667 Yes No No
3 $109,886 Yes Yes Yes
4 $81,667 Yes Yes No
9200.37
Canyon
Country
1 $69,986 Yes Yes No
2 $49,487 No No No
3 $58,250 Yes No No
9203.36
Newhall
3 $44,040 No No No
4 $51,875 No No No
9203.37
Newhall
1 $48,750 No No No
2 $70,250 Yes Yes No
3 $77,240 Yes Yes No
4 $44,306 No No No
Source: ACS 2015-2019; Zillow Average Rental Cost in Santa Clarita
Disproportionate Housing Needs: Contributing Factors
• Patterns of racial and ethnic concentration
• Displacement of residents due to economic pressures
• Investment-driven risk of displacement
• Disaster-driven risk of displacement
• Location and type of affordable housing
• Unaffordable rents and sale prices
• Discriminatory lending practices
• Cost of repairs or rehabilitation
4.5.6 Racially/Ethnically Concentrated Areas of Poverty and Affluence In an effort to identify racially/ethnically concentrated ar eas of poverty (RECAPs), HUD has identified census tracts with a majority non-White population (greater than 50 percent) that have either a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower.
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scattered in sections of Palmdale, Long Beach, and San Fernando. Larger RECAP clusters can be seen in the central portion of the City of Los Angeles.
Racially Concentrated Areas of Poverty
According to the 2009 -2013 HUD estimates there are no RECAPs in Santa Clarita.
The areas where the most people experience poverty have largely stayed the same or expanded, while the more affluent areas have not seen an increase in the percentage of people experiencing poverty. Over the last decade, the same areas in Newhall and Canyon Country are the most impacted by poverty, have higher concentrations of minority populations, experience more disparities in access to opportunities, and have disproportionate housing needs including overcrowding, risk of displacement, and higher incidents of substandard housing.
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Figure 60: Percent of Population Below Poverty Level in Los Angeles County, San Fernando Valley SCAG Subregion, and Santa Clarita, ACS 5- Year Estimates 2010-2014
Source: HCD AFFH Data Viewer, 2021
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Figure 61: Percent of Population Below Poverty Level in Los Angeles County, San Fernando Valley SCAG Subregion, and Santa Clarita, ACS 5-Year Estimates 2015-2019
Source: HCD AFFH Data Viewer, 2021
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Racially Concentrated Areas of Affluence
While racially /ethnically concentrated areas of poverty and segregation (RECAPs) 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. 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 w hite population and median household income as proxies to identify potential areas of affluence. As Figure 62 shows, census tracts in the City with a large white population (over 50 percent) tend to be in areas where household median incomes are above the state median income however, that is not always the case.
Figure 62: Percentage of White Population and Median Incomes by Census Block Group
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Source: HCD AFFH Data Viewer, 2021
Another way to visualize this data is by looking at how median incomes have changed over the last decade in relationship to the percentage of the non -white population.
Figure 63 and Figure 64 show the median incomes for census tracts in Santa Clarita from the ACS 5- year estimates from 2010 -2014 and 2015-2019 respectively. The graduated circles represent the percentage of the total non-white populations from 2010 and 2018 respectively. Smaller circles indicate higher percentages of White alone, non-Hispanic populations and larger circles indicate higher percentages of non- White populations.
While median incomes have increased in almost all areas of the City, the areas with the lowest median incomes have the highest percentages of non -White populations, while the areas with the highest median incomes tend to have lower percentages of non-white populations. While incomes have risen ac ross most census tracts in the City, these maps indicate increasing segregation of non -white populations in the areas of Newhall and in some portions of Canyon Country , which have been repeatedly identified as experiencing higher rates of poverty, more dis parities in access to opportunities, and have disproportionate housing needs including overcrowding, risk of displacement, and higher incidents of substandard housing.
However, there does appear to be improvement outside of those areas as the City becomes increasingly diverse over time. New revitalization strategies implemented through the Oldtown Newhall Specific Plan aim to transform the area to better meet the needs of the community while reducing the risk of displacement. The Specif ic Plan is guided by design principles for transit-oriented development and will create a more diverse set of housing choices. Additionally, the Plan will create new economic opportunities that will continue to bring economic opportunities to the area. Likewise, recent investment in Canyon Country has brought new development to the community including the opening of the Canyon Country Community Center which offers multi-generational services, programs, and activities to the community.
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Figure 63: Median Income and Percent of Non-White Population by Block Group in 2010
Source: HCD AFFH Data Viewer, 2021
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Figure 64: Median Income and Percent of Non-White Population by Block Group in 2019
Source: HCD AFFH Data Viewer, 2021
R/ECAP and RCAA: Contributing Factors
• Patterns of Racial and Ethnic Concentration
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• Lending discrimination
• Location and type of affordable housing
• Median Household Income
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APPENDIX A: SCAG LOCAL HOUSING DATA
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APPENDIX B: COMMUNITY PARTICIPATION
The City of Santa Clarita values community input and offers numerous opportunities for residents and community stakeholders to provide input on housing and community development issues. Government Code Section 65583(c)(7) requires that “The local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.”
Public Outreach
Santa Clarita’s Housing Element Update has included the following public outreach efforts:
March 2021: The City established a dedicated website for the Housing Element Update with information on the update process, RHNA, upcoming events, frequently asked questions, and how to get involved. The website also includes a link to the survey in English and Spanish, a s well as a dedicated email address, and phone number for more information.
January – September 2021: Consultants facilitated stakeholder meetings for the Housing Element Update with local and regional non-profit and for -profit housing providers, service providers, and community groups.
April – September 2021: A n online community opinion survey was conducted in English and Spanish to collect input from Santa Clarita residents, housing and service providers, and other interested parties . This survey was advertised through June 2021 and received responses through September 2021. Most of the survey responses were received from April through May 2021 . The survey asked questions regarding current living situations and opinions on various housing issues and approaches.
Outreach efforts during this time included focused outreach to grocery stores and Mexican restaurants in the Old Town Newhall and Canyon County areas.
April 29, 2021 : The City conducted a virtual community workshop to introduce major elements of the Housing Element Update process and outline the City’s current Regional Housing Need Assessment requirements. The public was invited to provide initial comments regarding the Housing Element Update process and general housing needs in the City. Public comments received at this meeting are summarized in Table
48. June 1 – June 30, 2021: The City posted a Housing Element Update informational flyer, in English and Spanish, at all City Libraries. The flyer included information about the Housing Element Update and advertised the dedicated website for the Housi ng Element Update and the online survey. The City also advertised the Housing Element Update on all City buses during the month of June 2021. Digital fliers, in English and Spanish, were displayed on the onboard widescreen monitors and included the Santa Clarita – City Council Hearing Draft May 2022
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address to the dedicated Housing Element Update website, as well as a QR Code link to the Housing Element Update website.
June 15, 2021: The City held a public study session meeting with the City of Santa Clarita Planning Commission to introduce the Housing Elem ent process and seek initial input from the Planning Commission. The staff presentation covered important housing topics including affordable housing, Housing Element requirements, RHNA, new housing laws, demographics, project objectives, and survey results. Public comments received at this meeting are summarized in Table 48.
Community Opinion Survey Results
An important component of the public outreach effort included an online community engagement survey (via SurveyMonkey) . A link to the survey is available on the City’s Housing Element Update webpage in both English and Spanish. The purpose of the survey was to collect input from Santa Clarita residents, housing and services providers, and other interested parties. The survey asked questions regarding current living situations and opinions on various housing issues and approaches. This survey was circulated from April 2021 through September 2021, and a total of 83 responses were received. A copy of the survey and the survey results are included in Appendix C: Community Engagement Materials.
Stakeholder Outreach
Upon initiating the Housing Element update, consultants met with several housing advocacy groups and providers and invited them to share their insight on regional conditions, constraints, outreach, and housing needs. These groups include the following:
• Affordable Housing LA
• Southern California Non-Profit Housing
• CA YIMBY (Yes in My Back Yard)
Later, w hile developing the Housing Strategy, consultants reached out via email messaging to an additional list of local stakeholders, inviting them to share their opinions and insight on housing needs, constraints, and strategies for the City of Santa Clarita. The list of stakeholders included contacts on the list of stakeholders who participated in the 5th Cycle Housing Element, a contact list of non-profit organizations maintained by the City, and other key community stakeholders as defined by The Department of Housing and Community Development Affirmatively Furthering Fair Housing Guidance. The consultants intended to engage diverse segments of the community including homeless service agencies, advocacy g roups, housing and community development providers, churches, community service organizations that serve lower -income or ethnic minority populations , and senior living centers.
Four messages were sent out inviting community organizations and busi nesses to stakeholder interviews.
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• Message A: Distributed to List 1; 99 non-profit community organizations identified by the City and additional community stakeholders identified by the consultant.
• Message B: Distributed to List 2; nine organizations that typically apply for and/or are funded CDBG grants.
• Message C: Distributed to List 3; specific stakeholders identified by the consultant
• Message D: Distributed to List 4; contacts that had been identified by other stakeholders.
These contact lists and outreach messages can be found in their entirety within Appendix C: Community Engagement Materials.
Additionally, the City of Santa Clarita received a letter on October 26, 2020 from representatives of Abundant Housing LA that details best practices for the site inventory analysis and policy recommendations for consideration in the Housing Element update. These comments are also addressed in Table 47.
Stakeholder Interviews
Table 47 below outlines stakeholder comments that were received and interviews that were held during the public outreach period.
Table 47: Summary and Response to Stakeholder Input
Organization
Contact
Date Of
Communication
Summary of Comments Responses
Abundant Housing LA
Leonora Camner-
Executive Director
Anthony Dedousis-
Director Of Policy and
Research
October 26, 2020
Memo on Requirements and Best
Practices for Housing Element
Updates: The Site Inventory
• Realistic Capacity methods
• Safe Harbor ADU
methodology
• AFFH Requirements
• No Net Loss
Checklist of Core Policy
Recommendations
The Sites Inventory uses conservative
development estimates based on
recent development trends in the City.
Programs were included to address
No Net Loss, including Program HP-
1.12: Administrative List of Additional
Sites, which has been discussed and
recommended by HCD staff.
No housing sites were identified in
low resource areas, most sites were
in moderate resource areas.
Programs are included to invest in
lower resource areas.
ADU assumptions were based on HCD
safe harbor numbers.
Southern California
Non-Profit Housing
Alan Greentree
High cost of housing and land is
the biggest constraint
Churches were included in outreach.
Program HP-1.9: Publish
Information about Housing Sites
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January 22, 2021
Do not have many members
actively building in Santa Clarita;
other markets get more attention
Churches can help to get the word
out to hard-to-reach populations
Program HP-2.5: Collaborate with
Non-Profit Affordable Housing
Developers
Abundant Housing LA
Leonora Camner-
Executive Director
Anthony Dedousis-
Director Of Policy and
Research
February 25, 2021
Missing-middle housing is a low-
cost solution; see examples of by-
right 4-plexing in Sacramento
Suggestions:
Land Trusts and Community
Ownership
Tax Increment Financing
Use revenue from greenfield land
declared a park to fund Affordable
Housing development
Real Estate Transfer Tax; see
example in Culver City
4.3.7 Planning and Zoning Incentives
includes information on “Missing-
Middle” Zoning Incentives
Program HP-1.8: Minimum
Residential Densities may assist in
enabling missing-middle housing
Policy H3.4: Monitor the status of at-
risk units and work with partners to
preserve at-risk units.
Policy H3.6 addresses the Workforce
Housing partnership opportunities
Milestone Housing
Marcus Griffin
February 19, 2021
High land values are barriers to
development
Suggestions:
Lot consolidation program
Public/Private Partnerships
Potential for mixed-income
developments
Program HP-1.6: Graduated Density
Zoning and Site Consolidation—Old
Town Newhall facilitates small site
development
Program HP-3.5: Preservation of At-
Risk Housing utilizes public/private
partnerships
Program HP-1.7: Inclusionary Housing
Feasibility Study Program pursues a
mixed-income housing program
CA YIMBY
Jes Mcbride
May 5, 2021
Need to limit ADU assumptions to
HCD’s "safe harbor” allowances. CA
YIMBY will be checking inventory
carefully.
ADU assumptions limited to safe
harbor numbers.
Finally Family Homes
Christina Dronen
August 27, 2021
Many precariously housed and
vulnerable foster youth,
transitional youth, and students
Some City residents dislike housing
solutions proposed for transitional
housing
Transitional housing should include
services and amenities, like
laundry and job programs
Youth owned-and-occupied tiny
houses on wheels would be a good
Programs addressing these
comments include:
Program HP-4.3: Homeless Case
Management
Program HP-4.11: Fair Housing
Programs & Actions
Program HP-4.4: Analysis of
Impediments to Fair Housing
Choice/Fair Housing Analysis
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solution to house transitional age
foster youth
Family Promise
Roche Vermaak
August 30, 2021
Has heard it would be easier to
build affordable and transitional
housing in unincorporated County
than City
HOAs and community attitudes
make it hard to run transitional
housing in City
Building/buying and running
transitional and supportive housing
is cheaper than paying for hotel
vouchers
Rent control is needed in City
Very few areas where Section 8
Vouchers are accepted in the City
Programs addressing these
comments include:
Program HP-4.3: Homeless Case
Management
Program HP-4.11: Fair Housing
Programs & Actions
Program HP-4.4: Analysis of
Impediments to Fair Housing
Choice/Fair Housing Analysis
Program HP-3.6: Mobilehome Rent
Adjustment Policies
Objective H4-1: Reduce or remove
governmental constraints and
restrictions on housing and housing
occupancy while preserving public
health and safety.
Objective H2-2: Eliminate unneeded
regulatory constraints to the
production of housing, especially
affordable housing.
Bridge To Home
Peggy Edwards
September 2, 2021
High need for workforce/ low-
income/ affordable housing
High need for community
education about affordable housing
and subsidy programs
Unique opportunities for success as
a city doing greenfield
development
Funding needed to run housing
programs
Objective H2-3: Increase
opportunities for the production of
affordable housing.
Policy H3.4: Monitor the status of at-
risk units and work with partners to
preserve at-risk units
Policy H3.6 Workforce Housing
partnership opportunities
Unique opportunities for success
described throughout Section 1
Southland Regional
Association of
Realtors
Nancy Starczyk
Bob Khalsa
September 2, 2021
Cost of land is the top constraint in
the area, it is not unique to Santa
Clarita
Lower development costs than LA
City due to faster approvals
Top request in City is single story
homes for aging residents
Younger people and senior
residents are more interested in
amenities and location
(entertainment, transportation,
hospital access)
Incorporated feedback in Section 4,
discussion of governmental and
nongovernmental needs, and needs
for senior residents
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Multifamily development needs to
be near amenities, especially
groceries
Shared list of 19 ideas for building
more housing
Santa Clarita
Affordable Housing
Committee
Renee Roque
September 2, 2021
Affordable Housing Committee has
ideas but needs funding and action
Section 8 Vouchers not accepted in
City
Stigma of affordable housing needs
to be addressed
Affordable Housing developers
have told the committee the City is
not doing enough (land, tax
credits, etc.) to bring them in
Objective H2-3: Increase
opportunities for the production of
affordable housing.
SCV Boys and Girls
Club
Matthew Nelson
September 3, 2021
Biggest housing issue: people
living in City pushed out due to
cost
Multiple families living in the same
home due to rent
Workforce cannot afford to live
here; they commute in and
contribute to the traffic
People make too much to qualify
for childcare tuition but still do not
make enough for rent
Contributed to discussion on special
housing needs
SCV Senior Center
Robin Clough
September 3, 2021
Seniors are “aging into poverty” -
rent increases faster than Social
Security increases
Senior housing needs to be near
amenities (transportation, grocery
stores), and should not have stairs
Senior housing solution ideas
include building ADUs and renting
out houses, small studio
apartments, congregated home
care facilities
Affordable Housing Committee has
good ideas but no action or
funding
Contributed to discussion on senior
housing needs
SCV Chamber of
Commerce
John Musella
September 7, 2021
Supply remains strong, but
affordability waning and more low-
wage workers commuting to SCV
Recent transit-oriented
development ending a 15-year
“apartment drought”
Contributed to discussion
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Podium construction is happening
less than the region overall due to
lower area rents diminishing
developers’ confidence in ability to
recoup costs
Community Comments
In addition to the survey described above, community members had regular opportunities to express their input on the Housing Element, including a City Planning Commission meeting, and a Housing Element workshop. In addition, comments could be submitted using the email and phone contact information provided on the dedicated Housing Element webpage and giving feedback on publicly released drafts.
Public input was then taken into consideration and incorporated into the Housing Element where appropriate.
The City received public comments from multiple members of the local construction industry expressing support for a policy requiring developments in the area to utilize a local “skilled and trained workforce” for construction.
Public Feedback on Draft Housing Element
(Reserved)
Table 48: Summary and Incorporation of Community Comments Summary of Comment How Comment was Addressed
April 29, 2021: Virtual Community Workshop
Would rezoning to allow higher
density projects be required?
Staff indicated the City did not intend to rezone;
adequate capacity to meet regional needs is available
under current zoning.
What are additional public outreach
efforts that will be conducted in the
future?
Public outreach is ongoing; consultants provided
examples of non-profit and service agencies to be
interviewed. Graphic of all community input
opportunities was shown.
How does the City plan to address
the need to allow an increase in
lower income units?
Several programs will be proposed, including
consideration of a focused density bonus program and
an inclusionary housing requirement.
June 15, 2021: Public Study Session
Support for a policy requiring
developments in the area to utilize a
local “skilled and trained workforce”
for construction
Comment letters have been provided to the City Council
for consideration.
How will progress towards
accomplishing Housing Element
Programs be measured so people
can see, understand, and follow?
Feedback mechanism built into Annual Progress Report.
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APPENDIX C: COMMUNITY ENGAGEMENT MATERIALS
Stakeholder Outreach Messaging
August 25, 2021: Stakeholders in List 1 Received the Following Message:
Message A:
Hello,
As you may know, Santa Clarita is currently undergoing its Housing Element update.
I am [____] and I am working with 4LEAF, Inc. to assist the City of Santa Clarita in this process. In order to develop housing policies that best reflect the experience and opinions of residents and stakeholders in the City, we are holding stakeholder interviews to gather input and we would greatly appreciate your involvement. If you are available to do so, please use this link
to sign up for one of the following times to
meet with us via Zoom and discuss how we can best plan for housing in the City of Santa Clarita:
Friday August 27 at 1 pm
Monday August 30 at 9:30 am
Wednesday September 1 at 9:30 am
If you are not available at those times, please feel free to reply with your comments in written form or to set up an alternative meeting time. Additionally, if you know of other organizations that would like to make their voices heard, please let us know as well!
Thank you, and we look forward to working together to make Santa Clarita the best it can be. Your time and feedback are appreciated
This email is sent by 4LEAF staff. 4LEAF, Inc. is the consulting team that has been chosen to assist the City in the update of its Housing Element, as well as the City’s Public Safety and Health Element. 4LEAF is a full-service firm that has been providing services to numerous public agencies across California for more than 20 years. You may find more information about 4LEAF here: https://www.4leafinc.com/
August 25, 2021: Stakeholders in List 2 Received the Following Message:
Message B:
Hello!
As you may know, Santa Clarita is currently undergoing its Housing Element update.
My name is [ ____] and I am working with 4LEAF, Inc. to assist the City of Santa Clarita in this process. As you've been identified by the City as an organization who typically applies for CDBG funding, we wanted to reach out to you to receive your valuable input regarding housing and development in the City of Santa Clarita. In Santa Clarita – City Council Hearing Draft May 2022
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order to develop a housing strategy that best reflects the experience and opinions of stakeholders in the City, you are invited to a virtual stakeholder interview to share your thoughts so we can gather your important feedback. Additionally, if you know of other organizations that would like to make their voices heard, please let us know as well! Please use this link to sign up. If you are unable to attend this meeting, please let me know and we can arrange another time to meet.
Thank you, and we look forward to working together to make Santa Clarita the best it can be. Your time and feedback are appreciated.
This email is sent by 4LEAF staff. 4LEAF, Inc. is the consulting team that has been chosen to assist the City in the update of its Housing Element, as well as the City’s Public Safety and Health Element. 4LEAF is a full-service firm that has been providing services to numerous public agencies across California for more than 20 years. You may find more information about 4LEAF here: https://www.4leafinc.com/
August 25, 2021: Stakeholders in List 3 Received the Following Message:
Message C:
Hello!
As you may know, Santa Clarita is currently undergoing its Housing Element update.
I am [____] and I am working with 4LEAF, Inc. to assist the City of Santa Clarita in this process. In order to develop a housing strategy that best reflects the experience and opinions of stakeholders in the City, we wanted to reach out to you and invite you to a stak eholder interview to hear your perspective and gather feedback from you and those you represent and maintain an open dialogue through the Housing Element update process. Please let me know if this is something you are interested in and let me know a few times you may be available to meet. Additionally, if you know of other organizations that would like to make their voices heard, please let us know as well!
Thank you, and we look forward to working together to make Santa Clarita the best it can be. Your time and feedback are appreciated.
This email is sent by 4LEAF staff. 4LEAF, Inc. is the consulting team that has been chosen to assist the City in the update of its Housing Element, as well as the City’s Public Safety and Health Element. 4LEAF is a full-service firm that has been providing services to numerous public agencies across California for more than 20 years. You may find more information about 4LEAF here: https://www.4leafinc.com/
August 25, 2021: Stakeholders in List 4 Received the Following Message:
Message D:
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Hello!
As you may know, Santa Clarita is currently undergoing its Housing Element update.
My name is [ ____] and I am working with 4LEAF, Inc. to assist the City of Santa Clarita in this process. I got your contact information from [redacted] who let me know you expressed interested in being involved. We wanted to reach out to you to seek your valuable input regarding housing and development in the City of Santa Clarita.
In order to develop a housing strategy that best reflects the experience and opinions of stakeholders in the City, you are invited to a virtual stakeholder interview to share your thoughts so we can gather your important insight. You may use this link to sign
up for a Wednesday meeting, or email me if you’d like to set up another time or method to talk.
Thank you, and we look forward to working together to make Santa Clarita the best it can be. Your time and feedback are appreciated.
This email is sent by 4LEAF staff. 4LEAF, Inc. is the consulting team that has been chosen to assist the City in the update of its Housing Element, as well as the City’s Public Safety and Health Element. 4LEAF is a full-service firm that has been providing services to numerous public agencies across California for more than 20 years. You may find more information about 4LEAF here: https://www.4leafinc.com/
Table 49: Outreach List 1
Organization Name Mailing Address
Zip
Code
ACTION Support Group 26893 Bouquet Canyon, C134 91350
American Association of University Women P.O. Box 800354 91380 American Diabetes Association 611 Wilshire Boulevard, Suite 900 90017 American Cancer Society
25020 W. Avenue Stanford, Suite
170 91355
American Heart Association 816 S. Figueroa Street 90017 Assistance League of Santa Clarita P.O. Box 220145 91322 Avenues Supported Living Services 28415 Industry Drive #502 91355 Betty Ferguson Foundation 25510 W. Avenue Stanford, #104 91355 Boy Scouts of America 16525 Sherman Way, C-8 91406
Brenda Mehling Cancer Fund 23841 Foxwood Court 91354
California Youth Chess League 25405 Via Nautica 91355
Canterbury Village 23420 Avenida Rotella 91355
Canyon Theatre Guild 24242 San Fernando Road 91321
Children’s Network International - Help the
Children 25030 Ave. Tibbitts, Suite L 91355
Circle of Hope 23033 Lyons Avenue, Suite 3 91321
College of the Canyons Foundation 26455 Rockwell Canyon Road 91355 Friends of Castaic Lake P.O. Box 6 91384
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Friends of Hart Park & Museum P.O. Box 220418 91322
Friends of the Library c/o Valencia Library 23743 Valencia Blvd. 91355 Friends of Mentryville P.O. Box 801643 91380
Girl Scouts of Greater Los Angeles 1150 South Olive Street Suite 600 90015 HandsOn Santa Clarita 25201 Avenue Tibbitts, Suite 202 91355 Help The Children 25030 Avenue Tibbitts, Suite L 91355
Henry Mayo Newhall Hospital Foundation 23845 McBean Parkway 91355 Henry Mayo Newhall Hospital 23845 McBean Parkway 91355
Human Good 23420 Avenida Rotella 91355
Jack and Jill of America, Inc.
23890 Copper Hill Drive, PO Box
253 91354
Junior Achievement 6250 Forest Lawn Drive 90068
Kids With a Cause 21564 Parvin Drive 91350
LifeQuest Foundation 25460 Sheffield Lane 91350
Los Angeles Residential Community
Foundation 29890 Bouquet Canyon Road 91390
Mayra Bullon 23542 Lyons Avenue, Suite 202 91321
Michael Hoefflin Foundation 26027 Huntington Lane, Unit F 91355 Old Town Newhall Association P.O. Box 221614 91322
Old West Masonic Lodge, #813 19310 Avenue of The Oaks B 91321 Partners for Potential 6255 Van Nuys Blvd. 91401
Placerita Canyon Nature Center Associates 19152 Placerita Canyon Road 91321 Pleasantview Industries 27921 Urbandale Avenue 91350
Providence Holy Cross 15031 Rinaldi Street 91346
Ragdoll Restoration Foundation 28607 N. High Ridge Drive 91390 Samuel Dixon Family Health Centers, Inc.
25115 Avenue Stanford, Suite A-
104 91384
Santa Clarita Ballet 26798 Oak Avenue 91351
Santa Clarita Elks Lodge No 2379 17766 Sierra Highway 91351 Santa Clarita Special Olympics 24779 Valley Street 91321 Santa Clarita Valley Bicycle Coalition-LA Co.
Chapter 23121 Poplar Glen Circle 91354
Saugus Union School District 24930 Avenue Stanford 91355 SCOPE P.O. Box 1182 91386
SCV Athletic Association 27618 Open Crest Drive 91350
SCV Concert Band P.O. Box 55002 91385
SCV Economic Development Corporation
26455 Rockwell Cyn Road, Suite
263 91355
SCV Family Promise 25718 McBean Parkway 91350
SCV Council PTA 27226 Trinidad Court 91354
SCV Food Pantry 24133 Railroad Avenue 91321
SCV Historical Society P.O. Box 221925 91322
SCV Mayor’s Committee P.O. Box 803325 91380
SCV Optimist Club P.O. Box 1446 91351
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SCV Pregnancy Center
23838 Valencia Boulevard, Suite
270 91355
SCV Safe Rides P.O. Box 3001 91386
SCV School & Business Alliance 21380 Centre Pointe Parkway 91350 SCV Sheriff’s Station 23740 Magic Mountain Parkway 91355 SCV Youth Orchestra 24555 Rockwell Canyon Road 91355
SCV Youth Project P.O. Box 801982 91380
Single Mothers Outreach 24781 Valley Street 91321
Soroptimist International of SCV - SISCV P.O. Box 802275 91380 Step Up
6911 San Fernando Mission Blvd.,
#147 91344
The Gentle Barn Foundation 15825 Sierra Highway 91390
Val Verde Community Benefits Fund
Committee 30133 San Martinez Road, Ste A 91384
Valencia Library/Literacy Center 23743 W. Valencia Boulevard 91355 Valley Industrial Association 28368 Constellation Road Suite 360 91355 Strength United 22620 Market St. 91321
Village Family Services
6736 Laurel Canyon Blvd., Suite
200 91606
Visually Impaired Assistance Center 22900 Market Street 91321 WISH Education Foundation 24343 Magic Mountain Parkway 91355 Vast Homes 1050 Lakes Drive, Suite 91790
Salvation Army 22935 Lyons Avenue 91321
Family Links North Valley MAT 11565 Laurel Canyon Blvd. Unit 116 91340 Finally Family Homes PO Box 55186 91385
Royal Oaks Mobile Park 18145 Soledad Canyon Rd 91388
Canyon Villas Senior Apartments 27850 Solamint Rd 91387 Castaic Lions Club 24201 Magic Mountain Pkwy 91355
Calvary Chapel Golden Valley 18319 Sierra Hwy 91351
Divine Fijians Home Care 27707 Thalia Ln 91351
William S Hart Union High School District
Office 21380 Centre Pointe Pkwy 91350
City of Santa Clarita: WorkSource Center 20730 Soledad St 91352 City of Santa Clarita: Newhall Community
Center, 22421 Market St 91321
Louis Design Studio + Raven General
Contractors 24270 Walnut St 91321
Design Masonry Inc 20703 Santa Clara St 91351
American Family Funding 28338 Constellation Rd #900 91355 Alterra Home Loans 23232 Lyons Ave 91321
Valencia Hills Homeowners' Association 24060 Oak Vale Dr 91355 Newhall-Hidden Valley HOA 24260 Creekside Dr 91321
Scenic Hills HOA 26207 Rainbow Glen Dr 91321
Elevate Church 24346 Main St 91321
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Christ Church of SCV 24436 Valley St 91321
Santa Clarita United Methodist Church 26640 Bouquet Canyon Rd 91350
Table 50: Outreach List 2
Name of Organization Mailing Address Zip Code
Boys and Girls Club of SCV 24909 Newhall Avenue 91321
Bridge To Home 23752 Newhall Avenue 91321
Carousel Ranch, Inc. 34289 Rocking Horse Road 91390
Child & Family Center 21545 Centre Pointe Parkway 91350 Family Promise 24820 Orchard Village Road, Suite A-391 91355 Fostering Youth Independence P.O. Box 801604 91380
SCV Committee on Aging 27180 Golden Valley Road 91351
SCV Family YMCA 26147 McBean Parkway 91355
Single Mothers Outreach 24781 Valley Street 91321
Table 51: Outreach List 3
Name of Organization Mailing Address Zip Code
Southland Regional Association of
Realtors
20655 Soledad Canyon Rd #33 91351
Santa Clarita Valley Chamber of
Commerce
28494 Westinghouse Place Suite 114 91355
Abundant Housing LA 515 S Flower Street 18th floor
Los Angeles, CA
90071
Table 52: Outreach List 4
Name of Organization Name of Contact
Bridge to Home Peggy Edwards
Homelessness Task Force, Affordable Housing Subcommittee Renee Roque Santa Clarita Valley Senior Center Robin Clough
Spicher Group Properties Doug Spicher
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Survey Results
Most respondents (approximately 70 percent) stated that they currently own a home in Santa Clarita. Approximately 20 percent of respondents rent, and 10 percent of respondents stated they live with friends and/or family.
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About 65 percent of respondents stated they live in a single -family home and approximately 25 percent of respondents live in a condominium/townhome. About seven percent of respondents live in an apartment and the remaining respondents live in a mobile home or ADU.
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About half the respondents (49 percent) stated they live with children. Approximately 23 percent of respondents stated they live with multiple generations of their family and 18 percent of respondents stated they live with their partner/significant other with no kids. The remaining respondents either are single and live alone or are single and live with roommates.
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Most respondents (approximately 67 percent) stated they were between the ages of 30-49. A bout 19 percent of respondents were between the ages of 50 -64. The remaining respondents were either between 18-29 years old or 65 and older.
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Approximately 46 percent stated they have an annual gross household income between $100,000-$200,000. About 24 percent of respondents stated they have an annual gross household income between $50,000 -$100,000. The remaining respondents ranged in household incomes with nine percent of the remaining respondents preferring not to specify.
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Respondents specified that the most preferable housing options ranked from most favorable to least favorable are as follows: 1. Financial Assistance programs ( i.e., rental assistance) 2. Incentives for developers 3. Build more housing (with a range of housing types) 4. Require developers to allocate a percentage of units to affordable housing 5. Programs for persons experiencing homelessness.
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About 45 percent of respondents stated that the City should allow housing to be built in commercial areas near and/or above stores and restaurants. 44 percent of respondents stated that more housing should be built on vacant land that is already zoned for residential development (not parks or open space areas). The remaining respondents stated that the City should be allowing more housing in already developed areas by increasing how many housing units can be built on each piece of property.
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A majority of respondents (approximately 54 percent) stated that new housing should be located throughout the City. About 35 percent of respondents stated that housing should be concentrated in high quality transit areas such as areas near major bus routes and Metrolink stations. The remaining respondents stated that housing should be concentrated in core areas such as the Lyons Avenue or Soledad Canyon Road corridors or should be in the downtown areas such as Valencia Town Center and Old Town Newhall.
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About 43 percent of respondents stated that multifamily housing should be concentrated in high quality transit areas such as areas near major bus routes and Metrolink stations. Approximately 37 percent of respondents stated that multifamily housing should be conce ntrated areas zoned for higher residential density and approximately 2 8 percent of respondents stated multifamily housing should be concentrated in the downtown areas such as Valencia Town Center and Old Town Newhall. The remaining respondents s tated that multifamily housing should be concentrated throughout the City, in commercial areas, or concentrated in core areas.
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Respondents stated that the top four most favorable options would be: 1. simplifying and streamlining the permit application process ; 2. repurposing older commercial centers with housing (potentially mixed use); 3. reducing fees associated with the permit application process; and 4. allowing for incre ased residential building height in core areas .
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Approximately 44 percent of respondents who own a single-family home stated that their neighborhood is only for single-family homes and that they would not consider adding an ADU and that they hope their neighbors do not add one either.
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APPENDIX D: HOUSING SITES
The following table information related to all parcels listed on the City’s inventory of suitable sites. In addition to the information shown here, all sites are available and have infrastructure availability.
Table 53: Housing Opportunity Sites in Inventory
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