HCD Comments and Responses (available in the City Clerk's Reading File) — Santa Clarita City Council, June 27, 2023 (part 1 of 2)

STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 7, 2022

Kenneth Striplin, City Manager
City of Santa Clarita
23920 W. Valencia Blvd. Suite 302
Santa Clarita, CA 91355

Dear Kenneth Striplin:

RE: City of Santa Clarita’s 6
th Cycle (2021-2029) Adopted Housing Element

Thank you for submitting the City of Santa Clarita’s (City) housing element adopted on May 10, 2022 and received for review on May 11, 2022. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.

The adopted housing element addresses many statutory requirements described in HCD’s January 11, 2022 review; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code) See enclosed Appendix.

Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. During the housing element revision process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate.

Please be aware, any revisions to the element must be posted on the local government’s website and an email with the link sent to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City meets housing element requirements for these and other funding sources.

Kenneth Striplin, City Manager

Page 2 ends

HCD appreciates the efforts City staff and consultants provided throughout the course of the housing element review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact, Reid Miller of our staff, at [email protected]
.

Sincerely,

Melinda Coy
Proactive Accountability Chief, Land Use and Local Government Relations

Enclosure

City of Santa Clarita’s 6th Cycle Adopted Housing Element Page 1 July 7, 2022

APPENDIX

CITY OF SANTA CLARITA

The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml .

Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

Integration and Segregation: While the element was revised to provide sufficient data on integration and segregation across racial groups and familial status, further analysis is needed for disabilities and income. Specifically, while the revised element describes where income-based concentrations are in the City, it does not describe potential contributing factors as to the cause of these concentrations. Additionally, the element must be revised to evaluate patterns at a regional basis for disabilities, comparing the City to the region.

Areas of Concentrated Affluence: While the element included a map of Racially Concentrated Areas of Affluence, and offers analysis for local patterns, it should also evaluate the patterns and changes over time at a regional level (e.g., city to region).

Disparities in Access to Opportunity: While the element was revised to provide analysis on access to transit throughout different areas of the City, as well as an analysis of access to transit by protected group, this same methodology should also be employed to access to economic opportunity throughout the City. Access to economic opportunity analysis should also include information on job proximity and employment trends in relation to other factors such as patterns of segregation and poverty.

Disproportionate Housing Needs Including Displacement Risks: While the element was revised to provide adequate analysis on cost burden and overcrowding, it must still provide further local and regional analysis for substandard housing and homelessness.

Specifically, for substandard housing, the element should provide a regional analysis, stating whether there are any concentrations of substandard housing in surrounding areas. For a complete homelessness analysis, the element should be revised to provide available demographic data for persons experiencing homelessness. In addition, while the element has been revised to provide further data on displacement it

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must still provide analysis and conclusions based on this data, including analysis of displacement risk relating to disinvestment and disasters.

Site Inventory: While the element was revised include some analysis related to integration and segregation, a full analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups and how that effects the existing patterns for all components of the assessment of fair housing. For example, while the sites analysis for integration and segregation adequately addressed race and income, it should also include familial status and disability. Analysis also focuses on access to opportunity and disproportionate housing needs overall, but must analyze each factor of the two analyses. The element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to mitigate this (e.g., anti-displacement strategies).

Goals, Actions, Metrics, and Milestones: The element must be revised to add or modify goals and actions based on the outcomes of a complete analysis. In addition, while the element was revised to include a table of actions that contribute to achieving fair housing goals, goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends.

Programs should include geographic targeting as appropriate to respond to patterns and trends. Actions must have specific commitment, metrics and milestones as appropriate, and must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place-based strategies for community preservation and revitalization and displacement protection.

The City has a regional housing need allocation (RHNA) of 10,031 housing units, of which 5,131 are for lower-income households. To address this need, the element relies on vacant and nonvacant sites, including sites in Specific Plan Areas and within Mixed- Use areas. To demonstrate the adequacy of these sites and strategies to accommodate the City’s RHNA, the element must include complete analyses:

Progress in Meeting the RHNA: The City’s RHNA may be reduced by the number of new units built since June 30, 2021. The element indicates (p. 57) 9,135 planned, approved pending units toward the RHNA, but it must indicate where each project is in the development process. While some generalized information was added to state where projects are in the development process, with many units it is unclear how long some have been approved (i.e., tentative map and approvals, and whether the projects under review complete application, etc.). Additional analysis determining estimated completion dates should be added.

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Sites Inventory: While the element has been revised to include a map of sites in the inventory, and general plan designations were added for each site in the inventory, the total capacity of sites does not equal the breakdown of units by affordability on page 325. The element should be revised to address this inconsistency.

Realistic Capacity: While the element was revised to provide additional information regarding realistic capacity of RHNA sites, it must provide additional support for the assumptions of residentially-zoned land. Specifically, the element must state whether land use controls or site improvements were considered as part of the capacity analysis. Additionally, while the element was revised to provide additional examples of sites to support the realistic capacity analysis, the analysis should take into account affordability. Lastly, for the additional project examples in zones allowing nonresidential uses, the examples should clarify whether the projects were mixed-use or 100 percent residential and whether there is commercial demand on the identified sites.

Suitability of Nonvacant Sites: While the element was revised to provide examples of existing developments on nonvacant sites to demonstrate viability for sites in the inventory, the element must analyze the extent that existing uses may impede additional residential development. Please see HCD’s prior review for findings regarding the analysis of the suitability of nonvacant sites.

Small and Large Sites: While the element was revised to provide examples of recent projects developed on lots larger than ten acres and smaller than half an acre, the sites chosen as examples do not appear to accommodate housing for lower-income households. The element must provide specific examples of sites with similar densities and affordability and should relate these examples to the sites identified to accommodate the RHNA for lower-income households The element must be revised to demonstrate the City’s ability to develop housing for lower-income households on small and large sites, and include policies and programs to incentivize development (including affordable development) on such sites. Additionally, the inventory listed multiple sites to accommodate as few as 2, 3 and 4 affordable units on a site (0.10,

0.17 and 0.22 acres respectively). The element must be revised to describe the feasibility of development for affordable housing on both vacant and nonvacant small sites.

3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. The analysis shall also demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need in accordance with Government Code section 65584 and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters identified pursuant to paragraph (7).

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Land Use Controls: While analysis has been added to address most potential constraints from land use controls, and the element states that parking is not a constraint, requiring enclosed spaces for multifamily and mixed-use housing has still not been analyzed as a potential constraint. Additionally, the requirement of two spaces per one bedroom, and one guest space for every two units in multifamily developments should be analyzed as potential constraints. The element should also be revised to clarify whether the requirement of two parking spaces for residential care facilities is per bed, or per development.

Fees and Exaction: While the element has been revised to list fees, the element must describe typical total fees for single-family and multifamily development as a percent of the total cost of the development, and clarify if total estimated costs include the permitting and development fees, or solely impact fees.

Local Processing and Permit Procedures: While the element was revised to add analysis to many elements of local processing and permit procedures as potential constraints, it must still clarify typical processing times is for single family and multifamily developments respectively. Additionally, the element should be revised to provide a description and analysis of findings and approval procedures for the conditional use permit (CUP) process as well as the development review permit.

Design Review: While the element has been revised to discuss design guidelines adopted in 2009, and states that these guidelines improve approval certainty, it does not adequately discuss necessary findings, or if required findings have objective standards. The element must demonstrate this process is not a constraint or it must include a program to address this permitting requirement, as appropriate.

Constraints on Housing for Persons with Disabilities: The element was revised to provide additional explanation of the CUP process for residential care facilities of seven or more, and states that CUP process in not a constraint because it only ensures compatibility and health and safety standards in relation to surrounding uses. However, the “community care” allowance ascribed to group homes for seven or more residents does not specifically state the number of residents it permits. In addition, the City’s zoning code appears to isolate and regulate various types of housing for persons with disabilities based on the number of people and other factors. Examples include residential care home, community care facility and residential healthcare facilities. First, zoning should simply implement a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special regulations such as the number of persons, population types and licenses. Second, these housing types are excluded from some residential zones, most notably low-density zones, which can constrain the availability of housing choices for persons with disabilities. Finally, these housing types in many cases are subject to a special use or conditional use permit, potentially subjecting housing for persons with disabilities to higher discretionary standards where an applicant must demonstrate compatibility with the neighborhood, unlike other residential uses. The element should include specific analysis of these and any other constraints, including their enforcement and consider public comments, for impacts on housing for persons with disabilities and add or modify programs as appropriate. The

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element must be revised to clearly allow residential care facilities for seven or more residents in a manner that is objective and facilitates approval certainty.

In addition, while the element was revised to include the definition of family, the element must clarify how the City defines “single housekeeping unit” and whether group homes that do not provide licensable services, including for seven or more residents, are treated the same as other similar dwellings in the same zone. The element should analyze the definition of family as a constraint and add a program as needed.

Finally, while the element was revised to provide further analysis of the reasonable accommodation process, and program was added to reduce and/or remove fees from process, the program must be revised to commit to completely remove fees from the reasonable accommodation process.

4. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)

While the element was revised to analyze the needs of some of the City’s special needs populations, it must still provide a complete analysis of the needs of persons with disabilities, large households, female-headed households, and farmworkers. For a complete analysis of each population group, the element should discuss challenges faced by the population; the existing resources to meet those needs; an assessment of any gaps in resources; and proposed policies, programs, and funding to help address those gaps.

B. Housing Programs

To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation timelines (i.e. month and year); (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials. Programs to be revised include the following:

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Program HP-1.4 (Affordable Housing Density Bonus): The program must be revised to clarify whether the existing density bonus is in compliance with State Density Bonus Law, or needs to be updated. All portions of the program must also provide concrete actions, discrete steps toward implementation.

Program HP-1.5 (Mixed Use Overlay Zone): While the program clarified actions are already in place, the timeline should be revised to provide a clear timeline for implementation of all elements of the program. Additionally, the element should include proactive outreach to developers.

Program HP-1.6 (Graduated Density Zoning and Site Consolidation—Old Town Newhall): The program should be revised to clarify if height concessions will be implemented.

Program HP-1.7 (Inclusionary Housing Program- Mixed Income Housing): While the program was revised to clarify that the feasibility study will be completed by 2024, it should also describe what types of incentives are being considered in as a part of the study, and should clarify what activities will be implemented after the study has been completed.

Program HP-2.4 (Flexible Development Standards): HCD’s prior review stated this program should clarify whether the incentives included in the program are currently in place, and if not, it that it should give a date as to when such incentives will be available. It also stated that the program should include a specific timeline for implementation and a proactive outreach component. In response the revised element instead removed the program and turned it into a policy, which does not address the HCD’s finding. The program should remain, and provide a specific timeline for implementation and include a proactive outreach component.

Program HP-2.5 (Fee Reductions or Deferrals for Affordable and Special Needs Housing): HCD’s prior review stated this program should describe what determines eligibility and whether the eligibility determination is discretionary. It also stated the program should strengthen the implementation language beyond “consider” being that fees were identified as a constraint, and provide a specific timeframe for implementation. In response the revised element instead removed the program and turned it into a policy, which does not address HCD’s finding. The program should remain and be revised to describe the eligibility process, strengthen implementation language, and provide a specific timeline for implementation, as stated in HCD’s prior review.

Program HP-2.6 (Expedited Processing for Affordable Housing Projects): HCD’s prior review stated this program should be modified to include outreach to developers as well as how often. In response the revised element instead removed the program and turned it into a policy, which does not address HCD’s finding. The program should remain and be revised to include outreach to developers, and describe how often this outreach will be conducted.

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Program HP-3.2 (Handyworker Program): While the program was modified to explain if there will be proactive outreach to residents, it must still clarify if the program will occur annually.

Program HP-3.6 (Workforce Housing Program): HCD’s prior review stated that this program should include proactive outreach, a description of how often properties will be considered for the program, and specific implementation timing. In response the revised element instead removed the program and turned it into a policy, which does not address HCD’s finding. The program should remain and be revised to include proactive outreach, a description of how often properties will be considered for the program, and specific implementation timing.

Program HP-4.2 (Monitoring of Codes and Ordinances to Remove Barriers): The revisions did not address HCD’s prior findings. In addition, the actions regarding reasonable accommodation were removed and must be included in the program.

Program HP-4.3 (Homeless Case Management): While the program appears to describe annual applications for funding, the program timeframe should be revised specifically to state how often the City will apply for financial assistance.

Program HP-4.10 (Proactive Community Preservation): While the timeframe section of the program states activities will be ongoing after 2025, the body of the program says the program will continue through 2025. They must; therefore, be revised to clarify this timing inconsistency.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single- room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)

As noted in Finding A2, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types.

Replacement Housing Requirements: While Program HP-2.7 (Replacement Housing Program) was added to the element to ensure compliance with Government Code, § 65583.2, subdivision (g)(3), it does not clearly state when the program itself will be implemented. The element should be revised to add a clear implementation date.

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Sites Identified in Multiple Planning Periods: While Program HP-1.13 (Utility Providers Responsibility to Prioritize Service) was added to address compliance with Government Code, § 65583.2, subdivision (c), it is unclear if the program will be implemented within the first three years of the planning period and commit to necessary zone changes. As stated in the previous review, the program must be implemented within the first three years of the planning period and commit to zone for the following:

• sites must meet the density requirements for housing for lower-income households, and
• allow by-right approval for housing developments that include 20 percent or more of its units affordable to lower income households. (Gov. Code, § 65583.2, subd. (c).)

Please be aware, pursuant to Government Code 65588, subdivision (e)(4)(C)(iii) if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until rezones pursuant to Government Code section 65583.2, subdivision (c) is completed.

Accessory Dwelling Units (ADU): While Program HP-2.6 (Provide Accessory Dwelling Units and Junior Accessory Dwelling Units) was added to the element to add incentives for ADUs early in the planning period, it should be revised to add monitoring activities other than required APR reporting. In addition, a program should be added or revised to include monitoring the production and affordability levels of ADUs every two years with additional implementation actions if not meeting target numbers in the housing element. Additional actions, if necessary, should be taken in a timely manner (e.g., within six months). Finally, if necessary, the degree of additional actions should be in stride with the degree of the gap in production and affordability.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate- income households. (Gov. Code, § 65583, subd. (c)(2).)

Programs HP-1.8 (Affordable Sites Incentive Program) and HP-2.1 (Funding Priority to Extremely Low-income Affordable Housing): The element is required to include programs to assist with the development of extremely low-income (ELI) households, both programs listed were removed from the element. These programs are important to incentivize and provide affordable housing and must be included in the element to meet this requirement. Please see HCD’s prior review finding.

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As noted in FindingsA3, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints. In addition, the following programs must be revised:

Program HP-4.4 (Housing for Persons with Disabilities): While this program was eliminated and converted to a policy, it should remain a program as there are actions associated with the program to assist persons with disabilities. The policy also does not address the findings in HCD’s prior review.

Program HP-4.7 (Administrative Process for Reasonable Accommodations): As stated in HCD’s prior review, this program should be modified to eliminate fees for applicants in the reasonable accommodation process.

5. P romote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)

As noted in Finding B1, the element must include a complete analysis of Affirmatively Furthering Fair Housing (AFFH). The element must be revised to add goals and actions based on the outcomes of a complete analysis. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, metrics and milestones as appropriate and must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place- based strategies for community preservation and revitalization and displacement protection.

Program HP-2 (Provide for Accessory Dwelling Units and Junior Accessory Dwelling Units) was added to provide ADU incentives, it only speaks specifically of a brochure and a webpage, without discussing affordability of ADUs. Further discussion on this should be added, and the program should also add a monitoring component for ADU production and affordability.

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C. Public Participation

The element now describes when the draft housing element was made available to the public prior to transmitting to HCD, as well as the City’s continued efforts to make the revised adoption document available for public review and input. The element also references targeted outreach in Newhall and Canyon Country. A breakdown of public comments and the City’s response and incorporation into the element is also provided in Appendix B of the element. However, the element must be revised to specifically state whether or not there was specific outreach to the lower-income communities once the full draft was made available to the public. In addition, the element should clarify whether additional comments were received and incorporated in the element. The City’s consideration of public comments must not be limited by HCD’s findings in this review letter.

HCD Comment Response Page
numbers
A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Integration and Segregation: While the element was revised to provide sufficient data on integration and segregation across racial groups and familial status, further analysis is needed for disabilities and income. Specifically, while the revised element describes where income-based concentrations are in the City, it does not describe potential contributing factors as to the cause of these concentrations. Additionally, the element must be revised to evaluate patterns at a regional basis for disabilities, comparing the City to the region.

Describe potential contributing factors as to the cause of these concentrations: “Potential contributing factors that may affect the concentration of lower median incomes in Santa Clarita include the location and type of affordable housing available and access to economic opportunities
within the city. Neighborhoods with lower median incomes concentrated in the southern part of the city had a
disproportionate share of renter-occupied housing and
mobile home parks, compared to areas with higher median incomes and census block groups with lower median
incomes were more likely to have a greater share of
subsidized rental units, permanent supportive housing and emergency shelters for persons experiencing
homelessness. Additionally, while there are no low
resource areas within Santa Clarita city limits, areas with lower median incomes had the lowest opportunity scores in Santa Clarita.”

Regional analysis added: “According to ACS 2015 – 2019
estimates, between 10 to 20 percent of the population
residing in census tracts located south of Santa Clarita (Sylmar, Granada Hills, San Fernando and Pacoima) had one or more disabilities. Similarly, urbanized communities north of Santa Clarita, near the cities of Lancaster and Palmdale, exhibited identical disability rates per census tract.” 207
Areas of Concentrated Affluence: While the element included a map of Racially Concentrated Areas of Affluence, and offers analysis for local patterns, it should also evaluate the patterns and changes over time at a regional level (e.g., city to region).

Added:
“Similar to Santa Clarita, increasing median income trends and ethnic/racial composition have changed across the
region. Median income levels across urbanized
neighborhoods in northern Los Angeles County including
Sylmar, Pacoima, Granada Hills, the cities of San Fernando, Palmdale and Lancaster had increased when comparing
2010 and 2015 ACS 5- year estimates. In addition,
ethnic/racial demographics across communities in the
throughout northern Los Angeles County has also changed, as the total percentage of non-White population
significantly increased during this time. To contrast, high income areas of concentrated affluence within Santa Clarita and the surrounding region experienced increasing median incomes, however the percent of total non-white
population increase at a slower rate compared to areas
with lower median incomes. “
257
Disparities in Access to Opportunity: While the element was revised to provide analysis on access to transit throughout different areas of the City, as well as an analysis of access to transit by protected group, this same methodology should also be employed to access to economic opportunity throughout the City. Access to economic opportunity analysis should also include information on job proximity and employment trends in relation to other factors such as patterns of segregation and poverty.

Added “Areas in the eastern and southern part of Santa
Clarita with lower job proximity scores larger share of non- white residents and also were more likely to have lower median incomes and higher rates of poverty compared to
areas of high job proximity in the northwest of the city. “ 237
Disproportionate Housing Needs Including Displacement Risks:

While the element was revised to provide adequate analysis on cost burden and overcrowding, it must still provide further local and regional analysis for substandard housing and homelessness.

Specifically, for substandard housing, the element should provide a regional analysis, stating whether there are any concentrations of substandard housing in surrounding areas. For a complete homelessness analysis, the element should be revised to provide available demographic data for persons experiencing
homelessness. In addition, while the element has been revised to provide further data on displacement it must still provide analysis and conclusions based on this data, including analysis of displacement risk relating to disinvestment and disasters.

Added: “The rate of substandard housing within
surrounding jurisdictions differed slightly compared to Santa Clarita. About 4 percent of occupied housing units in the City of Los Angeles, 2.7 percent in Lancaster and 2.4 percent in Palmdale were considered substandard,
according to the U.S Census Bureau. “
245
Site Inventory: While the element was revised include some analysis related to integration and segregation, a full analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups and how that effects the existing patterns for all components of the assessment of fair housing. For example, while the sites analysis for integration and segregation adequately addressed race and income, it should also include familial status and disability. Analysis also focuses on access to opportunity and disproportionate housing needs overall, but must analyze each factor of the two analyses. The element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to mitigate this (e.g., anti-displacement strategies).

New Table 16 shows number of sites and units by all
income groups with respect to location and connects to
analysis

Added analysis and conclusions for each factor of each
component of the assessment of fair housing in Section

3.11.2 Section 3.11.3 discusses improved and exacerbated conditions references programs to mitigate potentially
exacerbated conditions
110

107-109

111
Goals, Actions, Metrics, and Milestones: The element must be revised to add or modify goals and actions based on the outcomes of a complete analysis. In addition, while the element was revised to include a table of actions that contribute to achieving fair housing goals, goals and actions must specifically respond to the analysis and to the identified and prioritized Updated throughout 44-63
182-184
contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends.

2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).) The City has a regional housing need allocation (RHNA) of 10,031 housing units, of which 5,131 are for lower-income households. To address this need, the element relies on vacant and nonvacant sites, including sites in Specific Plan Areas and within Mixed- Use areas. To demonstrate the adequacy of these sites and strategies to accommodate the City’s RHNA, the element must include complete analyses:

Added Estimated Completion date and clarification that “All projects are anticipated to be completed during the
planning period.”
75-78
Sites Inventory: While the element has been revised to include a map of sites in the inventory, and general plan designations were added for each site in the inventory, the total capacity of sites does not equal the breakdown of units by affordability on page 325. The element should be revised to address this
inconsistency.

Inconsistency addressed 309
Realistic Capacity: While the element was revised to provide additional information regarding realistic capacity of RHNA sites, it must provide additional support for the assumptions of residentially-zoned land. Specifically, the element must state whether land use controls or site improvements were considered as part of the capacity analysis. Additionally, while the element was revised to provide additional examples of sites to support the realistic capacity analysis, the analysis should take into account affordability. Lastly, for the additional project examples in zones allowing nonresidential uses, the examples should clarify whether the projects were mixed-use or 100 percent residential and whether there is commercial demand on the identified sites.

Added information in 3.4.2 Realistic Development Capacity and 3.4.4 Land Use Controls

In addition to realistic development capacity, other land use controls such as density and allowable use were
considered through the site selection process. The Sites Inventory identified parcels in several zoning districts that allow for medium and high density residential. As shown on Table 12, zones that support sites allow between 18 and 50 dwelling units per acre. These zones support the densities and potential uses identified on the Sites Inventory.

[Added Table 12: Breakdown of Sites Inventory by Zone]

As shown on the Table 12, the majority of the units are located in the CR zone. This zone predominately comprises the Valencia Town Center (VTC) and areas along State
Route 14. The City anticipated that these areas will develop with a mix of high density residential and commercial uses due to a demand for commercial and residential
development in the areas. The City assumes that sites in these areas would realistically develop at 37.5 units per acre to meet anticipated demand.

Added 3.7.5 Affordable Housing Development Trends:

Although Santa Clarita has an established redevelopment trend of underutilized non-vacant uses to high density
residential, the majority of these residential units have developed at market rate. The following list includes
residential projects that would be developed with deed
restricted affordable housing:
• MetroWalk Specific Plan: 49 low-income units
• Family Promise Supportive Transitional Housing:
80-82, 99
four low-income units
• Salazar 11th Street Mixed Use: one very low-income
unit
• Salazar 14th Street Mixed Use: two very low-income
units
• Flying Tiger Drive: 102 low income- and 26 very low-
income units

In order to supplement Santa Clarita’s lack of affordable housing development and to facilitate the construction of future affordable housing projects, the City will implement the following programs as part of the Housing Strategy (see Section 2.2):
[list of programs]
Suitability of Nonvacant Sites: While the element was revised to provide examples of existing developments on nonvacant sites to demonstrate viability for sites in the inventory, the element must analyze the extent that existing uses may impede additional residential development. Please see HCD’s prior review for findings regarding the analysis of the suitability of nonvacant sites.

Added 3.4.5 section on Suitability of Nonvacant sites

82-83
Small and Large Sites: While the element was revised to provide examples of recent projects developed on lots larger than ten acres and smaller than half an acre, the sites chosen as examples do not appear to accommodate housing for lower-income
households. The element must provide specific examples of sites with similar densities and affordability and should relate these examples to the sites identified to accommodate the RHNA for lower-income households The element must be revised to
demonstrate the City’s ability to develop housing for lower- income households on small and large sites, and include policies and programs to incentivize development (including affordable development) on such sites. Additionally, the inventory listed multiple sites to accommodate as few as 2, 3 and 4 affordable units on a site (0.10, 0.17 and 0.22 acres respectively). The element must be revised to describe the feasibility of
development for affordable housing on both vacant and
nonvacant small sites.

Removed small lots from lower-income inventory where
not part of a larger site.

Added section on lot consolidation.:

Lot Consolidation
To meet HCD’s 0.5-acre minimum size requirement for
lower-income sites, the City assumes that some parcels
could be consolidated into one larger parcel to
accommodate lower-income units in accordance with
Government Code § 65583.2. Of the City’s lower-income
RHNA share, 187 lower-income units are located on sites where lot consolidation is assumed. The City conservatively assumed that no more than three adjacent parcels would
realistically consolidate to meet HCD’s size requirement for lower-income sites. Development trends indicate that lot consolidation is feasible in the region (see Section 3.7). The remaining 5,871 lower- income units are located on sites that meet minimum lot size requirements
83 Land Use Controls: While analysis has been added to address most potential constraints from land use controls, and the element states that parking is not a constraint, requiring enclosed spaces for multifamily and mixed-use housing has still not been analyzed as a potential constraint. Additionally, the requirement of two spaces per one bedroom, and one guest space for every two units in multifamily developments should be analyzed as potential constraints. The element should also be revised to clarify whether the requirement of two parking spaces for residential care facilities is per bed, or per development.

Added program “Programs HP-2.1 and HP-2.3 obligate the
City to review and amend its UDC to adopt the parking
requirements from Governmental Code 65915, review and
amend its UDC and amend Specific Plans as necessary to
comply with new State laws”

Added discussion “The requirement to provide enclosed
parking for multifamily housing could pose a constraint.

However, parking for multifamily projects that qualify
under Government Code 65915 are not required to provide covered or enclosed parking. Further reductions and
eliminations of parking requirements are available for
projects located near transit, due to recent changes in State law. The City is preparing a handout to explain the different parking requirements for different parts of the City and different types of projects. Further, the City is developing 144-145
Objective Design Standards (Program HP-2.2) which will
address the treatment of parking for multifamily and
mixed-use development.”

Clarified requirements “0.5 spaces per unit and/or bed” Fees and Exaction: While the element has been revised to list fees, the element must describe typical total fees for single- family and multifamily development as a percent of the total cost of the development, and clarify if total estimated costs include the permitting and development fees, or solely impact fees.

Added “Based on recent development information, the
average cost of impact and permit fee as a percentage of the total cost of development is 10.9%, and does not pose a constraint.”
159
Local Processing and Permit Procedures: While the element was revised to add analysis to many elements of local processing and permit procedures as potential constraints, it must still clarify typical processing times is for single family and multifamily developments respectively. Additionally, the element should be revised to provide a description and analysis of findings and approval procedures for the conditional use permit (CUP) process as well as the development review permit.

Added clarification:

As discussed in Table 30, the typical timeline for
Development Review (Class II)
project is 4-6 months. A CUP falls under Class IV application type and typically takes
5-8 months. Other entitlements can be processed
concurrently, and processing times
for single-family and multifamily developments would be similar, and range from 4-
8 months depending on permitting level.

In order to achieve this, the Director is empowered to grant approval with conditions for uses in zones as prescribed in this code, and to impose reasonable conditions upon the granting of a development review. A Conditional Use
Permit (CUP) is a discretionary process requiring a public hearing before the Planning Commission. The approving
authority may impose conditions that may involve any
pertinent factors affecting the establishment, operation, 162-163

165-166
and maintenance of the use for which such conditional use permit is requested. Both permit types must be found in compliance with the following findings:

1. The proposal is consistent with the General Plan;

2. The proposal is allowed within the applicable
underlying zone and complies with all other applicable
provisions of this code;

3. The proposal will not endanger, jeopardize, or
otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons,
property, or uses in the vicinity and zone in which the property is located; and

4. The proposal is physically suitable for the site. The factors related to the proposal’s physical suitability for the site shall include, but are not limited to, the following:
a. The design, location, shape, size, and operating
characteristics are suitable for the proposed use;
b. The highways or streets that provide access to the
site are of sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate;
c. Public protection services (e.g., Fire protection,
Sheriff protection, etc.) are readily available; and
d. The provision of utilities (e.g., potable water,
schools, solid waste collection and disposal, storm
drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.”
Design Review: While the element has been revised to discuss design guidelines adopted in 2009, and states that these guidelines improve approval certainty, it does not adequately discuss necessary findings, or if required findings have objective standards. The element must demonstrate this process is not a constraint or it must include a program to address this permitting Added findings and program:

“The City does not have a Design Review Board. The
Director can grant design review approval if the following findings can be made pursuant to SCMC 17.23.110(D):

1. The proposal is consistent with the General Plan;
162-163
requirement, as appropriate. 2. The proposal is allowed within the applicable underlying zone and complies with all other applicable
provisions of this code;

In order to mitigate possible constraints associated with this process, the City will develop Objective Design and Development Standards for multifamily and mixed-use
projects (Program HP-2.1).”
Constraints on Housing for Persons with Disabilities: The element was revised to provide additional explanation of the CUP process for residential care facilities of seven or more, and states that CUP process in not a constraint because it only ensures compatibility and health and safety standards in relation to surrounding uses. However, the “community care” allowance ascribed to group homes for seven or more residents does not specifically state the number of residents it permits. In addition, the City’s zoning code appears to isolate and regulate various types of housing for persons with disabilities based on the number of people and other factors. Examples include residential care home, community care facility and residential healthcare facilities. First, zoning should simply implement a barrier-free definition of family instead of subjecting, potentially persons with disabilities, to special regulations such as the number of persons, population types and licenses. Second, these housing types are excluded from some residential zones, most notably low-density zones, which can constrain the availability of housing choices for persons with disabilities. Finally, these housing types in many cases are subject to a special use or conditional use permit, potentially subjecting housing for persons with disabilities to higher discretionary standards where an applicant must demonstrate compatibility with the neighborhood, unlike other residential uses. The element should include specific analysis of these and any other constraints, including their enforcement and consider public comments, for impacts on housing for persons with disabilities and add or modify programs as appropriate. The element must be revised to clearly allow residential care facilities for seven or more residents in a manner that is objective and facilitates approval certainty. In addition, while the element was revised to include the definition of family, the element must clarify how the City defines “single
housekeeping unit” and whether group homes that do not
provide licensable services, including for seven or more Clarified wording and added program:
“Under Program HP-2.1, the City will amend its code to
allow large community care facilities (for seven or more residents) as a permitted use, subject only to transparent, objective criteria.”
155
residents, are treated the same as other similar dwellings in the same zone. The element should analyze the definition of family as a constraint and add a program as needed. Finally, while the element was revised to provide further analysis of the
reasonable accommodation process, and program was added to reduce and/or remove fees from process, the program must be revised to commit to completely remove fees from the
reasonable accommodation process.

Code, § 65583, subd. (a)(7).)
While the element was revised to analyze the needs of some of the City’s special needs populations, it must still provide a complete analysis of the needs of persons with disabilities, large households, female-headed households, and farmworkers. For a complete analysis of each population group, the element should discuss challenges faced by the population; the existing resources to meet those needs; an assessment of any gaps in resources; and proposed policies, programs, and funding to help address those gaps.

Expanded Section 4.2.2 to provide a complete analysis of the needs of persons with disabilities, large households, female-headed households, and farmworkers including
challenges faced by the population; the existing resources to meet those needs; an assessment of any gaps in
resources; and proposed policies, programs, and funding to help address those gaps.
113-116
B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).) To address the program requirements of Government Code section 65583, subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation timelines (i.e. month and year); (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials. Programs to be revised include the following:

Program HP-1.4 (Affordable Housing Density Bonus): The
program must be revised to clarify whether the existing density bonus is in compliance with State Density Bonus Law, or needs to be updated. All portions of the program must also provide concrete actions, discrete steps toward implementation.

Program HP-1.4: Affordable Housing Density Bonus edited adding following sections:

Continue to Administer the City’s existing density bonus program in compliance with pursuant to Government Code
Section 65915 (State Density Bonus Law), as may be
amended from time to time, and review annually during
preparation of the APR to determine if revisions are
necessary within that calendar year to incorporate any
changes to state law. Continue to provide additional
44 incentives beyond those required by Government Code
Section 65915,…
Once the study is complete, a report back on the findings will be prepared and presented to the City Council
Development Committee , and then to the City Council if directed. If the City Council directs the preparation of a local Density Bonus program, amendments would be
finalized and returned to the City Council for consideration and adoption within one year (by early 2026…
Review City Density Bonus Program annually during
preparation of the APR. If changes are necessary, update Unified Development Code within one year. Feasibility
Study completed by 2024; presentation to Council
Development Committee by early 2025; adoption of
program, if directed, by early 2026”
Program HP-1.5 (Mixed Use Overlay Zone): While the program clarified actions are already in place, the timeline should be revised to provide a clear timeline for implementation of all elements of the program. Additionally, the element should include proactive outreach to developers.

Program HP-1.5: Mixed Use Overlay Zone edited to add
following text
The City will include promotion of the Mixed Use Overlay Zone incentives in its proactive outreach program (Program HP-2.10). Initial outreach to developers in 2023, continuing at least annually thereafter
45 Program HP-1.6 (Graduated Density Zoning and Site
Consolidation—Old Town Newhall): The program should be revised to clarify if height concessions will be implemented.

Program HP-1.6: Graduated Density Zoning and Site
Consolidation—Old Town Newhall edited
Review and revise the ONSP by 2023 to implement height
concessions for less than full block developments. The
offered full block development incentives are ongoing.
45 Program HP-1.7 (Inclusionary Housing Program- Mixed Income Housing): While the program was revised to clarify that the feasibility study will be completed by 2024, it should also describe what types of incentives are being considered in as a part of the study, and should clarify what activities will be implemented after the study has been completed.

Program HP-1.7: Inclusionary Housing Feasibility Study
Program edited to add:

These incentives could include greater density bonuses, fast-tracking of projects, parking reductions, and granting of automatic concessions and incentives.

If the City Council directs the preparation of an Inclusionary 46 Ordinance, amendments would be finalized and returned to the City Council for consideration and adoption within one year (by early 2026).

Feasibility Study completed by 2024; presentation to
Council Development Committee by early 2025; adoption
of Inclusionary program, if directed, by early 2026.

It also stated that the program should include a specific timeline for implementation and a proactive outreach component. In response the revised element instead removed the program and turned it into a policy, which does not address the HCD’s finding.

The program should remain, and provide a specific timeline for implementation and include a proactive outreach component.

Program HP-2.8: Flexible Development Standards
The City currently and will continue to provide incentives to affordable housing projects including flexibility in
development standards without need for a variance or
other discretionary review as required by Government
Code Section 65915,. Incentives will continue to be granted to qualified affordable projects under Section 65915 even if a density bonus is not sought. Consider tying the granting of additional incentives, as allowed under Section 65915, to the level or depth of a project’s affordability, as described in Program HP-1.4. Outreach to developers about these
incentives within the Proactive Outreach Program (Program HP-2.10)
Timeline: Ongoing, as requested.

Responsibility: Community Development Department
Funding: General Fund
54 Program HP-

2.5 (Fee Reductions or Deferrals for Affordable and Special Needs Housing): HCD’s prior review stated this program should describe what determines eligibility and whether the eligibility determination is discretionary. It also stated the program should strengthen the implementation language beyond “consider” being that fees were identified as a constraint, and provide a specific timeframe for implementation. In response the revised element instead removed the program and turned it into a policy, which does not address HCD’s finding. The program should remain and be revised to describe the eligibility process, strengthen implementation language, and provide a specific Program HP-2.2: Updates to Administrative Procedures
• Fee Deferrals: The City will defer fee collection for residential developments until final building inspection or issuance of the certificate of occupancy, whichever occurs first, unless the requirements of Government Code
66007(b) have been met.
51 timeline for implementation, as stated in HCD’s prior review.

Program HP-

2.6 (Expedited Processing for Affordable Housing Projects): HCD’s prior review stated this program should be modified to include outreach to developers as well as how often. In response the revised element instead removed the program and turned it into a policy, which does not address HCD’s finding. The program should remain and be revised to include outreach to developers, and describe how often this outreach will be conducted.

Program HP-2.2: Updates to Administrative Procedures
• Expedited Processing for Affordable Housing Projects: The City will continue to expedite processing for affordable housing 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. Promotion of the
Expedited Processing program will occur as a part of
Program HO-2.10, the Proactive Outreach Program, to be
initiated in 2023 and provided as ongoing throughout the 6th planning cycle.
51 Program HP-3.2 (Handyworker Program): While the program was modified to explain if there will be proactive outreach to residents, it must still clarify if the program will occur annually.

Program HP-3.2: Handyworker Program

Outreach initiated in 2023 and conducted annually through the Proactive Outreach Program (Program HP-2.10).
56-57
Program HP-3.6 (Workforce Housing Program): HCD’s prior review stated that this program should include proactive outreach, a description of how often properties will be considered for the program, and specific implementation timing.

In response the revised element instead removed the program and turned it into a policy, which does not address HCD’s finding.

The program should remain and be revised to include proactive outreach, a description of how often properties will be considered for the program, and specific implementation timing.

Program HP-3.7: Workforce Housing Program
The City is authorized to enter into a joint powers authority for the purpose of bringing Workforce Housing to the City, specifically targeted to assist middle income households earning between 80% and 120% of the Area Median
Income. City staff will continue to consider developer
proposals. As there is developer interest, a proposal would go before the City Council to enter into the agreement. The units would be deed-restricted, giving local families the ability to afford rent and avoid housing insecurity. The program can also be applied to new builds, whereby the
joint powers authority finances the construction of a brand new apartment building and rents the units below market rate, per the restrictions of the deed. This program will be promoted to housing developers through the Proactive
Outreach Program (Program HP-2.10)
Timeline: Outreach initiated in 2023 and conducted
annually through the Proactive Outreach Program (Program 59 HP-2.10). Ongoing
Responsibility: Community Development Department
Funding: Governmental, tax-exempt bonds issued by
the Joint Powers Authority
Program HP-

4.2 (Monitoring of Codes and Ordinances to Remove Barriers):

The revisions did not address HCD’s prior findings. In addition, the actions regarding reasonable accommodation were removed and must be included in the program.

Program HP-4.7: 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)
Timeline: Eliminate fee by 2024. Ongoing as requested
Responsibility: Community Development Department
Funding: CDBG
62 Program HP-4.3 (Homeless Case Management): While the program appears to describe annual applications for funding, the program timeframe should be revised specifically to state how often the City will apply for financial assistance.

Added: Apply for funding on an annual basis consistent
with application deadlines.
60 Program HP-4.10 (Proactive Community Preservation): While the timeframe section of the program states activities will be ongoing after 2025, the body of the program says the program will continue through 2025. They must; therefore, be revised to clarify this timing inconsistency.

Amended (2023 -2025) 63

Replacement Housing Requirements: While Program HP-2.7
(Replacement Housing Program) was added to the element to ensure compliance with Government Code, § 65583.2,
subdivision (g)(3), it does not clearly state when the program itself will be implemented. The element should be revised to add a clear implementation date.

Clarify program timeline and commitment

Adopt code amendment with Housing Element. Set up
Notice in Accela and begin implementing requirements by January 2023. Ensure staff receives training within the first three years of the planning period.
54 Sites Identified in Multiple Planning Periods: While Program HP-

1.13 (Utility Providers Responsibility to Prioritize Service) was added to address compliance with Government Code, § 65583.2, subdivision (c), it is unclear if the program will be implemented within the first three years of the planning period and commit to necessary zone changes. As stated in the previous review, the program must be implemented within the first three years of the planning period and commit to zone for the following:
>sites must meet the density requirements for housing for lower- income households, and
>allow by-right approval for housing developments that include 20 percent or more of its units affordable to lower income households. (Gov. Code, § 65583.2, subd. (c).)
Please be aware, pursuant to Government Code 65588,
subdivision (e)(4)(C)(iii) if the City fails to adopt a compliant housing element within one year from the statutory deadline, the element cannot be found in substantial compliance until rezones pursuant to Government Code section 65583.2,
subdivision (c) is completed.

Edited as follows:

The Unified Development Code will be amended
concurrent with the Housing Element to ensure compliance with Government Code § 65583.2(c).

Timeline: Adopt code amendment with Housing
Element. Set up Notice in Accela prior to the end of 2022.

Within the first three years of the planning period, ensure staff receives training.
49 Accessory Dwelling Units (ADU): While Program HP-2.6 (Provide Accessory Dwelling Units and Junior Accessory Dwelling Units) was added to the element to add incentives for ADUs early in the planning period, it should be revised to add monitoring activities other than required APR reporting. In addition, a program should be added or revised to include monitoring the production and affordability levels of ADUs every two years with additional implementation actions if not meeting target numbers in the housing element. Additional actions, if necessary, should be taken in a timely manner (e.g., within six months). Finally, if necessary, the degree of additional actions should be in stride with the degree of the gap in production and affordability.

Added to program:

Develop a monitoring program to track ADU and JADU
creation and affordability levels. Three years into the planning period, review ADU production and evaluate if
production estimates are being achieved. If ADU
production is not meeting projections, the City will conduct a study to identify barriers to ADU production. If barriers identified are within City control, the City will take
additional actions to remove the barriers within one year.

Timeline: Review production in January 2025. If needed, implement changes by January 2026.

Objective: Facilitate the development of 250 ADUs,
including 48 affordable to very low-income households and 85 ADUs affordable to low-income households during the
planning period.
53 3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate- income
households. (Gov. Code, § 65583, subd. (c)(2).)
Programs HP-1.8 (Affordable Sites Incentive Program) and HP-2.1 (Funding Priority to Extremely Low-income Affordable Housing):

The element is required to include programs to assist with the development of extremely low-income (ELI) households, both programs listed were removed from the element. These
programs are important to incentivize and provide affordable housing and must be included in the element to meet this requirement. Please see HCD’s prior review finding.

Responded to HCD’s prior review finding (The program
should clarify if the City already offers the incentives described in the program, whether the approval of
incentives is discretionary and include an implementation date for the incentives.) and added program back into
Element:

Program HP-1.8: Affordable Sites Incentive Program

To facilitate the development of housing for lower income households, the City will continue to encourage land
divisions, specific plans, and other discretionary projects to include or set aside parcel sizes suitable to facilitate the development of affordable housing. This program includes setting lots aside for multifamily development or for
donation to a non-profit organization (1 acre minimum), for 46-47

first-time homebuyers including sweat equity ownership
projects, and lots donated to Habitat for Humanity for
individual homes. This program was used to facilitate the Metrowalk project (see Section 3.7.3, Approved/Entitled Development).

The City will continue offering incentives for projects that include the provision of affordable housing on-site
including but 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
seniors, assisted care, and special needs housing. Requests for incentives shall be made with the application and shall be automatically granted in accordance with Government
Code 65915. Additional incentives may be requested and
shall be granted on a case-by-case basis. (Existing; renamed and edited)

Responded to HCD’s prior review finding (This program
should describe how projects be prioritized, which programs are included, and also describe how often programs will be reviewed or added as a part of this program) and added
program back into Element:

54-55

for the Los Angeles County area). The City will continue to give funding preference to programs and projects that have greater numbers of housing for extremely low-income
households. Projects are prioritized by the City Council as opportunities are identified and as project proposals exist, depending on the availability of funding (Existing, modified to reflect adoption of program in 2013 HE and edit name) Timeline: Ongoing, as project proposals exist
Responsibility: Community Development Department
Funding: HOME, CDBG, Bonds, PDA/TOD Funds

4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings A3, the element requires a complete analysis of potential governmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints. In addition, the following programs must be revised:

Put program back in document:

Program HP-4.4: Housing for Persons with Disabilities
Continue to encourage the provision of housing specifically serving the developmentally disabled population in new
affordable housing projects. Prioritize funding to affordable housing developers who set aside a portion of their units for the developmentally disabled. Include outreach to
developers about this incentive through the Proactive
Outreach Program (HP-2.10) Investigate dedicated funding for developmentally disabled affordable housing
construction and support applications for construction
funding for affordable housing for the developmentally
disabled as described below:
• The City will continue to encourage development of
projects targeted for persons with disabilities, including persons with developmental disabilities.
• The City shall seek State and Federal monies, as
60-61
funding becomes available, in support of housing
construction and rehabilitation targeted for persons with disabilities, including persons with developmental
disabilities.
• Continue to allow for applicants to request
regulatory incentives, such as expedited permit processing and fee waivers and deferrals, to projects targeted for persons with disabilities, including persons with
developmental disabilities.
• Continue to assist applicants as needed in the
identification of locations, facilitate obtaining the necessary HCD Community Care licensing, and streamline City land
use approvals for housing for persons with disabilities.

Timeline: Annually and ongoing, consistent with
funding cycles
Responsibility: Community Development Department
Funding: General Fund
Program HP-4.7 (Administrative Process for Reasonable
Accommodations): As stated in HCD’s prior review, this program should be modified to eliminate fees for applicants in the reasonable accommodation process.

Program edited to eliminate the reasonable
accommodation fee:

Program HP-4.7: 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 eliminate the reasonable accommodation
application fee (currently $872) by 2024.(New–AFFH) Timeline: Eliminate fee by 2024. Ongoing as requested
Responsibility: Community Development Department
Funding: CDBG
62 5. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element must include a complete analysis of Affirmatively Furthering Fair Housing (AFFH). The element must be revised to add goals and actions based on the outcomes of a complete analysis. Goals and actions must specifically respond to the analysis and to the identified and prioritized contributing factors to fair housing issues and must be significant and meaningful enough to overcome identified patterns and trends. Actions must have specific commitment, metrics and milestones as appropriate and must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place- based strategies for community preservation and revitalization and displacement protection.

Along with edits to the Fair Housing Analysis and further outreach to service providers, the Housing Element has an updated list of prioritized contributing factors, goals, and actions. These better focus programs on addressing the
highest-priority Fair Housing issues and CFs to better follow HCD guidance that has been released since the initial Draft Housing Element:
“the housing element must prioritize contributing factors and should consider a manageable list (e.g., 4-6) to strongly connect to goals and actions, focus resources and maximize impact in the planning period”

Table 32 in the updated draft shows the updated Prioritized Fair Housing Issues, CFs, and meaningful actions, and
metrics and milestones are included within Section 2.
44-63
182-184

6. Develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rent, as defined in Section 50053 of the Health and Safety Code, for very low, low-, or moderate-income households. For purposes of this paragraph, “accessory dwelling units” has the same meaning as “accessory dwelling unit” as defined in paragraph (4) of subdivision (i) of Section 65852.2. (Gov. Code,
§ 65583, subd. (c)(7).)
Program HP-2 (Provide for Accessory Dwelling Units and Junior Accessory Dwelling Units) was added to provide ADU incentives, it only speaks specifically of a brochure and a webpage, without discussing affordability of ADUs. Further discussion on this should be added, and the program should also add a monitoring Added program component

Develop a monitoring program to track ADU and JADU
creation and affordability levels. Three years into the planning period, review ADU production and evaluate if
production and affordability estimates are being achieved.

If ADU production is not meeting projections, the City will conduct a study to identify barriers to ADU production. If barriers identified are within City control, the City will take additional actions to remove the barriers within one year.

Review production in January 2025. If needed, implement changes by January 2026.
53 component for ADU production and affordability.

C. Public Participation

Local governments 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 element shall describe this effort. (Gov. Code, § 65583, subd.(c)(8).) The element now describes when the draft housing element was made available to the public prior to transmitting to HCD, as well as the City’s continued efforts to make the revised adoption document available for public review and input. The element also references targeted outreach in Newhall and Canyon Country. A breakdown of public comments and the City’s
response and incorporation into the element is also provided in Appendix B of the element. However, the element must be revised to specifically state whether or not there was specific outreach to the lower-income communities once the full draft was made available to the public. In addition, the element should clarify whether additional comments were received and
incorporated in the element. The City’s consideration of public comments must not be limited by HCD’s findings in this review letter.

Clarified:

All service providers, housing professionals, and community stakeholders identified in Appendix A, including
organizations that serve priority communities and lower- income households, received notification that the draft document had been released for public review. No public comments were received during this period.
3 Santa Clarita
Housing Element

May December 9, 2022 Revised Draft

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 ............................................................................ 5

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 .................................................................. 72

3.1 CONTEXT ............................................................................................. 72

3.2 ADU DEVELOPMENT ASSUMPTIONS ......................................................... 73

3.3 PLANNED, APPROVED, AND PENDING PROJECTS ....................................... 74

3.4 VACANT AND NON-VACANT SITES ........................................................... 79

3.5 ADEQUACY OF THE RESIDENTIAL SITES INVENTORY IN MEETING RHNA ....... 84

3.6 RHNA SURPLUS..................................................................................... 86

3.7 REDEVELOPMENT TRENDS ...................................................................... 87

3.8 PROGRAMS TO ENSURE ADEQUATE SITES (NO NET LOSS) ....................... 100

3.9 INFRASTRUCTURE CONSIDERATIONS .................................................... 100

3.10 ENVIRONMENTAL CONSIDERATIONS .................................................... 101

3.11 FAIR HOUSING CONSIDERATIONS ....................................................... 104 Section IV: Technical Background Report............................................. 112

4.1 INTRODUCTION .................................................................................. 112

4.2 LOCAL HOUSING NEEDS DATA .............................................................. 112

4.3 LOCAL HOUSING PROGRAMS & RESOURCES ........................................... 117

4.4 HOUSING CONSTRAINTS ANALYSIS ....................................................... 131

4.5 ASSESSMENT OF FAIR HOUSING ........................................................... 171

APPENDIX A: SCAG LOCAL HOUSING DATA .................................................. 261 APPENDIX B: COMMUNITY PARTICIPATION .................................................. 283 APPENDIX C: COMMUNITY ENGAGEMENT MATERIALS .................................... 291 APPENDIX D: HOUSING SITES .................................................................... 309 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 .................... 73 Figure 14: Sites to Accommodate Lower Income RHNA .................................... 84 Figure 15: Sites to Accommodate Moderate Income RHNA ................................ 85 Figure 16: Sites to Accommodate Lower -Income RHNA an d Fire Hazard Severity Zones ..................................................................................................... 103 Figure 17: Sites to Accommodate Moderate -Income RHNA and Fire Hazard Severity Zones ..................................................................................................... 104 Figure 18: Sites to Accommodate Lower-Income RHNA and TCAC Opportunity Areas .............................................................................................................. 106 Figure 19: Sites to Accommodate Moderate -Income RHNA and TCAC Opportunity Areas ...................................................................................................... 106 Figure 20: Households by Household Size .................................................... 115 Figure 21:Housing Choice Vouchers and Opportunity Index Location ................ 188 Figure 22: TCAC Areas of High Segregation and Poverty ................................. 196 Figure 23: Racial Dot Density Map of Santa Clarita ........................................ 197 Figure 24: White Non -Hispanic Population Predominance by Census Tract in Santa Clarita, San Fernando Valley Region, and Los Angeles County ......................... 198 Figure 25: Hispanic Population Predominance by Census Tract in Santa Clarita, San Fernando Valley Region, and Los Angeles County .......................................... 198

Figure 26: HUD Minority Census Tracts and Hispanic/Latino Population Predominance .............................................................................................................. 200 Figure 27: HUD Minority Census Tracts and Female Headed Households by Census Tract in Santa Clarita ................................................................................ 204 Figure 28: Households Living with a Spouse by Census Tract in Santa Clarita .... 205 Figure 29: Households Living Alone by Census Tract in Santa Clarita ................ 206 Figure 30: Households Living with a Disability by Census Tract in Los Angeles County, San Fernando Valley, and Santa Clarita ....................................................... 208 Figure 31: Households Living with a Disability by Census Tract in Santa Clarita . 209 Figure 32: Location of Licensed Care Facilities in Santa Clarita ........................ 210 Figure 33: Percent of Low- to Moderate-Income Block Groups in Santa Clarita ... 212 Figure 34: Percent of Low- to Moderate- Income Block Groups in LA County ..... 213 Figure 35: Median Income Block Groups in LA County Area ............................. 214 Figure 36: Median Income Block Groups in Santa Clarita ................................ 215 Figure 37: Percent of Households in Poverty in the Last 12 Months in Santa Clarita by Census Tract ....................................................................................... 216 Figure 38: TCAC Opportunity Area Index Map of Santa Clarita Census Tracts .... 220 Figure 39: TCAC Education Opportunity Index Values in Los Angeles County, San Fernando Valley Region, and Santa Clarita ................................................... 221 Figure 40: Schools and Title 1 Status in Low - and Moderate-Income Areas of Santa Clarita ..................................................................................................... 222 Figure 41: CalEnviroScreen 4.0 Index Scores in Santa Clarita ......................... 225 Figure 42: CalEnviroScreen 4.0 Index Scores in the LA County Area ................ 227 Figure 43: Bus Lines and Stops (shown as colored lines and dot s) in Santa Clarita .............................................................................................................. 229 Figure 44: Ride-Dependent Population by Block Group in Santa Clarita ............. 231 Figure 45: Affordable Housing Near Public Transit ......................................... 232 Figure 46: Economic Index Map of Santa Clarita ........................................... 234 Figure 47: Economic Index Map of LA County Area ........................................ 235 Figure 48: Inflow and Outflow Analysis of Santa Clarita .................................. 236 Figure 49: HUD Jobs Proximity Index Map of Santa Clarita and Surrounding Areas .............................................................................................................. 237 Figure 50: Public Transit and Major Employers .............................................. 238 Figure 51: Percent of Renters Overpaying for Housing in Santa Clarita by Census Tract ....................................................................................................... 241 Figure 52: Percent of Owners Overpaying for Housing in Santa Clarita by Census Tract ....................................................................................................... 242 Figure 53: Percent of Overcrowded Households in Santa Clarita by Census Tract 243

Figure 54: Overcrowding in Santa Clarita and the Surrounding Areas ............... 244 Figure 55: Severe Overcrowding in Santa Clarita ........................................... 245 Figure 56: Los Angeles County Point-In-Time Homeless Count Results in Santa Clarita .............................................................................................................. 247 Figure 57: Census Tracts Vulnerable to Displacement in Santa Clarita .............. 249 Figure 58: Fire Severity Zones in Santa Clarita ............................................. 250 Figure 59: Subsidized Housing, Mobil e Home Parks and Flood Risk in Santa Clarita .............................................................................................................. 250 Figure 60: Home Value in the City and the County Over Time ......................... 251 Figure 61: Percent of Population Below Poverty Level in Los Angeles County, San Fernando Valley SCAG Subregion, and Santa Clarita, ACS 5 - Year Estimates 2010- 2014 ....................................................................................................... 254 Figure 62: Percent of Population Below Poverty Level in Los Angeles County, San Fernando Valley SCAG Subregion, and Santa Clarita, ACS 5 -Year Estimates 2015 - 2019 ....................................................................................................... 255 Figure 63: Percentage of White Population and Median Incomes by Census Block Group ..................................................................................................... 256 Figure 64: Median Income and Percent of Non -White Population by Block Group in 2010 ....................................................................................................... 258 Figure 65: Median Income and Percent of Non -White Population by Block Group in 2019 ....................................................................................................... 259 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 Sant a 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 ........ 71 Table 9: Quantified New Construction Objectives, 2021 - 2029 .......................... 71 Table 10: Assumed Affordability for 6th Cycle ADUs ......................................... 74 Table 11: Planned, Approved, and Pending Projects (2021) .............................. 76 Table 12: Breakdown of Sites Inventory by Zone ............................................ 82 Table 13: Existing Uses of Non-Vacant Sites ................................................... 83 Table 14: Housing Site Areas ....................................................................... 85 Table 15: RHNA Surplus by Income Group ..................................................... 86

Table 16: Housing Site Capacity and AFFH Indicators ..................................... 110 Table 17: Assisted Rental Housing Developments .......................................... 122 Table 18: Total Preservation Costs for 89 At-Risk Units .................................. 123 Table 19: Non-Profit Housing Development Organizations ............................... 125 Table 20: ADU Production Opportunity with Locally Amended Incentives ........... 128 Table 21: General Plan Land Use and Associated Zoning Districts .................... 134 Table 22: Residential Zoning Districts .......................................................... 134 Table 23: City of Santa Clarita Development Standards .................................. 139 Table 24: Specific Plan Details and Status .................................................... 143 Table 25: Parking Standards for City of Santa Clarita ..................................... 144 Table 26: Residential Uses Allowed by Zoning District in Santa Clarita Unified Development Code .................................................................................... 146 Table 27: Current Planning Requirements by Housing Type ............................. 150 Table 28: Santa Clarita Development and Permitting Fees .............................. 156 Table 29: Development and Permitting Fees in Santa Clarita and Comparable Local Jurisdictions ............................................................................................. 158 Table 30: Santa Clarita Development Impact Fees ......................................... 159 Table 31: Timelines for Permit Procedures .................................................... 163 Table 32: Fair Housing Issues, Contributing Factors, and Programs & Actions .... 182 Table 33: Fair Housing Complaints, Cases, Findings and Outcomes 2017-2021 .. 186 Table 34: Trends in Racial and Ethnic Composition of Santa Clarita (2010-2020) 194 Table 35: Trends in Racial and Ethnic Composition of Santa Clarita, Los Angeles County, and the State of California 2010-2020 .............................................. 194 Table 36: Opportunity Map Domains and Indicators ....................................... 195 Table 37: Comparative Percentages of Hispanic or Latino Population ................ 200 Table 38: Dissimilarity Index Definitions ...................................................... 201 Table 39: Ethnic and Racial Composition Dissimilarity Index for Santa Clarita and LA County .................................................................................................... 201 Table 40: Trends in Familial Status in Santa Clarita, Los Angeles County, and the State of California ..................................................................................... 202 Table 41: Trends in Disability Characteristics ................................................ 207 Table 42: Disability Characteristics for Census Tract 9203.30 .......................... 210 Table 43: HUD Opportunity Index Values by Racial and Ethnic Group ............... 218 Table 44: California Assessment of Student Performance and Progress ............. 222 Table 45: Educational Attainment for Adults 25 and Over ............................... 223 Table 46: Indicators for At -Risk of Becoming Disadvantaged Tracts in Santa Clarita .............................................................................................................. 225 Table 47: Cost Burden & Severe Cost Burden by Tenure in the City and County . 240

Table 48: Substandard Housing and Household Income .................................. 246 Table 49: Minority Concentration Areas and Affordability of Average Rent ......... 252 Table 50: Summary and Response to Stakeholder Input ................................. 285 Table 51: Summary and Incorporation of Community Comments ..................... 289 Table 52: Outreach List 1 ........................................................................... 293 Table 53: Outreach List 2 ........................................................................... 296 Table 54: Outreach List 3 ........................................................................... 296 Table 55: Outreach List 4 ........................................................................... 296 Table 56: Housing Opportunity Sites in Inventory .......................................... 309

Santa Clarita – Housing Element May December 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 by 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 ho using- 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 elements 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 o f 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 t he Housing Element. 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 – Housing Element May December 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 disadvantaged 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 curre ntly have any 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 Clarita 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, inclu ding mechanisms 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 participa tion 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 – Housing Element May December 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:
o Southern California Association of Non-Profit Housing o Abundant Housing LA
o Milestone Housing
o Southland Regional Association of Realtors
o Santa Clarita Valley Chamber of Commerce
o Boys and Girls Club of Santa Clarita Valley
o Family Promise
o Bridge to Home
o Santa Clarita Valley Senior Center
o Spicher Group Properties
o 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,. and was promoted via social media. All service providers, housing professionals, and community stakeholders identified in Appendix A, including organizations that serve priority communities and lower-income households, received notification that the draft document had been released for public review. No public comments were received during this period. • 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 Santa Clarita – Housing Element May December 2022

4 and was made available on the City's website. Interested parties, commenters, stakeholders, and the interested parties mailing list were 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. On June 7, 2022, the City received a letter from HCD outlining additional data, analysis, and program implementation details that would be required to comply with state law. After conducting further research and consultation , the City revised the Element to address the additional HCD comments , and additional information from service providers and developers was sought and integrated . The December 2022 Revised Draft was completed and released for public review on December 9, 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.

Santa Clarita – Housing Element May December 2022

5 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.

Area Median Income (AMI) -- The income figure representing the middle point of Los Angeles County household in comes. 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 Santa Clarita – Housing Element May December 2022

6 • 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
• 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 – Housing Element May December 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 greenfield 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 – Housing Element May December 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 increased 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 – Housing Element May December 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 – Housing Element May December 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 resident s 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 – Housing Element May December 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 co st-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 – Housing Element May December 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 C larita’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 California region, rental costs and the overall cost of living are less in Santa Clarita (2019 American Community Survey , 1 Year Estimates; Bes t 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 – Housing Element May December 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 rental 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 – Housing Element May December 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 resources. 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 disability, 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 – Housing Element May December 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-4.76: 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 pend ing, 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-4.76 Administrative Process for Reasonable Accommodations Santa Clarita – Housing Element May December 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 C larita’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 addressed within the Fair Housing Assessment.

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,

Santa Clarita – Housing Element May December 2022

17 reflecting a fundamental change in the nature of the crop farming workforce. The 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 percent 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 – Housing Element May December 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 notably 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 estimated units in need of rehabilitation or replacement has increased due to

Santa Clarita – Housing Element May December 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 4,276 overcrowded 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 – Housing Element May December 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 costs 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 – Housing Element May December 2022

21 In addition to non-governmental constraints, several policies and regulations at the Federal, State, and local levels affec t 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 t he 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 jurisdictio ns, 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 “takin g 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 thei r 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 unit s 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, disparities 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 – Housing Element May December 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
• Location and type of affordable housing
• Sensitive communities vulnerable to displacementDisplacement of residents due to economic pressures;
•
• 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 a n 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, c onducts 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 Santa Clarita – Housing Element May December 2022

23 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 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 metho dology 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 higher 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 Sites 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, prov ides 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:

Santa Clarita – Housing Element May December 2022

24 • 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; • 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 livi ng 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 income 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 homeles s 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 Santa Clarita – Housing Element May December 2022

25 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 pr ior planning period and provided case management services to 4,291 individuals. Grant 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 prov iders, government 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 Commu nity Plan's priorities 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 Clar ita 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 an d services available 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.

Santa Clarita – Housing Element May December 2022

26 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.
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 Ord inance, Fair Housing Programs, and the Handyworker Program. The City made progress through other programs that were partially achieved including the Preservation 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 construction 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 Programs, 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 incl uded 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 successf ul programs reach a wider audience and increase participation.

Santa Clarita – Housing Element May December 2022

27 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 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 p rograms 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 policies 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 bee n 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
Ongoing Unused. No developers
applied for density
bonuses between 2014-
2020. The affordable
housing density bonus
program information and
Program was never
advertised or
promoted.

Developers expressed
that the changes to
the General Plan and
Santa Clarita – Housing Element May December 2022

28 households earning specific
percentages of the AMI.
requirements are provided
online.
zoning designations
that occurred prior to
the planning period
provided the desired
densities without the
need for density
bonuses.

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
Draft and
approve an
ordinance and
modify the
existing
Housing
Element by
Although preliminary
research into inclusionary
housing programs in
various jurisdictions was
done in 2014 and between
2017- 2020, an evaluation
of the feasibility of
The updated iteration
of the program
include the completion
of an analysis of pros
and cons related to
inclusionary housing
with examples from
Santa Clarita – Housing Element May December 2022

29 meet the needs of the City’s
lower income working
families and seniors.
2016 and begin
program by
2017
adopting an inclusionary
housing program was not
completed.
other jurisdictions,
and the consideration
of development
incentives and
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 to
increase the low- and
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 Brochure for
continued promotion.

Program language will
not be continued, but
the City will continue
to include CalHFA
Programs on
promotional materials
and websites and will
continue to encourage
lenders to participate.

Santa Clarita – Housing Element May December 2022

30 moderate-income
homebuyer’s opportunity
for homeownership.

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.

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
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
Santa Clarita – Housing Element May December 2022

31 City’s preference for
projects that serve the
extremely low-income
population
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.
(New Program HP-3.2)
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.

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.

Santa Clarita – Housing Element May December 2022

32 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
policyProgram HP-2.2
includes an action to
defer fee collection for
residential
developments until
final inspection or
issuance of the
certificate of
occupancy
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
contact, construction and
grading plan review,
permitting, and inspection.

Ongoing Program achieved;
however, relatively few
applications for affordable
housing developments
have been received
Program will be
continued as Policy H-

2.11 within Program
HP-2.2
Santa Clarita – Housing Element May December 2022

33 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
(Program HP-4.5)
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
(Program HP-3.6)
Santa Clarita – Housing Element May December 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
ActionsProgram HP-

4.4. Santa Clarita – Housing Element May December 2022

35 Section II: Housing Strategy

2.1 GOALS, POLICIES, AND OBJECTIVES
The City of Santa 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 Clarita 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 its Fair Housing programs, Program HP-4.11, the City is committed to taking meanin gful actions to fulfill its obligation to affirmatively 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: While 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 Sites Inventory to meet the remaining regional housing need, by income categor y, 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 prog rams 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 – Housing Element May December 2022

36 Implementing Program: HP-1.1 No Net Loss; HP-1.2 No Reduction of Density without Replacement Sites ; HP- 1.14: Sites Identified in Multiple Planning Periods; HP-2.7: Replacement Housing Program
Policy H1.2: Encourage the development of housing affordable to lower income groups in areas well served by public transportation, scho ols, 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-1.98 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-1.109 Publish Information about Housing Sites Policy H1.6: Continue to encourage housing suitable for first-time homebuyers.

Implementing Programs: HP-1.110 Homebuyer Assistance – Mortgage Credit Certification Program; HP -1.121 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-1.123 Administrative List of Additional Sites Policy H 1.8: The City will continue to encourage land divisions and specific plans resulting in parcels sizes that facilitate developments affordable t o lower income Santa Clarita – Housing Element May December 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 simil ar 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 ap propriate zoning are available throughout 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 – Housing Element May December 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 and promote 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 i n 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 Inclusionary Ordina nce 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 Coun cil 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 Inclusionary 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 – Housing Element May December 2022

39 to give funding preference to programs and projects that have greater numbers of housing for extremely low-income households.

Implementing Program: Program HP-2.9: Funding Priority to Extremely Low- income Affordable Housing

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 qualif ied 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.

Implementing Program: Program HP-1.8: Affordable Sites Incentive Program Policy H2.11: The City will continue to expedite processing for affordable housing 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 affordable 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 units 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) Santa Clarita – Housing Element May December 2022

40 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)
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 Program s: 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 p urchase 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.

Implementing Program: HP-3.7: Workforce Housing Program 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 censu s tracts that are on the verge of qualifying as disadvantaged communities under SB 1000. Both are located within the Santa Clarita – Housing Element May December 2022

41 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 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 included 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 constraints 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 po pulation 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) Implementing Program: HP-2.2: Updates to Administrative Procedures 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 -4.65 Fair Housing Programs ; Program HP -2.10:

Proactive Outreach Program
Santa Clarita – Housing Element May December 2022

42 Policy H4.5: Continue to implement the City’s reasonable accommodations ordinance to ensure that all persons have access to housing of their choice, regardless of ability. (Revised; addresses AFFH)
Implementing Program: HP -4.7 6Administrative Process for Reasonable Accommodations
Policy H4.6 : Ensure that the City’s programs and policies continue to reduce or eliminate the unique or compounded health r isks of disadvantaged communities. (New; EJ)
Implementing Programs: HP -4.87 Environmental Justice Objectives and Policies; HP -4.89 Protection from Unnecessary Wildfire Risk; HP -4.109 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 InvolvementProgram HP-2.10: Proactive Outreach Program
Policy H4.8 : Affirmatively further fair housing by facilitating deliberate actio n 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-2.10: Proactive Outreach 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. Encourage 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.

Implementing Program: HP-4.4: Housing for Persons with Disabilities

2.2 IMPLEMENTING PROGRAMS
Program HP-1.1: No Net Loss of Residential Capacity to Accommodate RHNA Santa Clarita – Housing Element May December 2022

43 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 Sites Inventory will be updated every 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) Timeline: 6 months following adoption; ongoing thereafter Responsibility: Community Development Department
Funding: Departmental Budget

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 th e 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) availabl e will be adopted prior to or concurrent with the approval of the development. (New, No Net Loss) Timeline: Ongoing
Responsibility: Community Development Department
Funding: Departmental Budget

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)
Timeline: 60 days following adoption; ongoing thereafter Responsibility: Community Development Department
Funding: Departmental Budget

Santa Clarita – Housing Element May December 2022

44 Program HP-1.4: Affordable Housing Density Bonus
Continue to Aadminister the City’s existing density bonus program in compliance with pursuant to Government Code Section 65915 (State Density Bonus Law), as may be amended from time to time , and review annually during preparation of the APR to determine if revisions are necessary within that calenda r year to incorporate any changes to state law. to meet changing statutory requirements. PContinue to provide additional incentives beyond those required by Government Code Section 65915, as provided in Unified Development Code Section 17.68.030. Developers requesting to use the density bonus must submit applications on a form approved by the Community Development Director at the time of submitting any entitlement application for a housing development where a density bonus is requested. The application shall include, at a minimum, the following information:
• A description of how the proposed project meets the criteria for a density bonus under Section 65915;
• Concession(s), including parking adjustments, requested by the applicant; • A depiction of the location of the affordable housing units within the proposed development.

In addition to the above, consider adopting a new,n extended density bonus program that addresses Santa Clarita’s identifi ed housing needs in conjunction with consideration of an inclusionary ordinance. The City will complete a study to determine the appropriate additional densities and incentives to development projects that meet the City’s identified housing needs, includin g but not limited to extremely low-income units, senior housing, mixed use zoning, and family housing for first-time homebuyers. Once the study is complete, a report back on the findings will be prepared and presented to the City Council Development Commit tee , and then to the City Council if directed. If the City Council directs the preparation of a local Density Bonus program, amendments would be finalized and returned to the City Council for consideration and adoption within one year (by early 2026) (Updated, new sub-program to increase feasibility of inclusionary program) Timeline: Review City Density Bonus Program annually during preparation of the APR. If changes are necessary to comply with State law, update Unified Development Code within one year. Feasibility Study completed by 2024; presentation to Council Development Committee by early 2025; adoption of program, if directed, by early 2026 Responsibility: Community Development Department
Funding: Departmental Budget, REAP
Objective: Ensure consistency with State Law , and support the production of affordable housing distributed throughout the City.

Program HP-1.5: Mixed Use Overlay Zone
Santa Clarita – Housing Element May December 2022

45 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. The City will include promotion of the Mixed Use Overlay Zone incentives in its proactive outreach program (Program HP-2.10). (Existing, amended to include outreach component) Timeline: Initial outreach to developers in 2023, continuing at least annually thereafter (See HP-2.10: Proactive Outreach Program)
Responsibility: Community Development Department
Funding: Departmental Budget

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 provides would continue 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. This program will be continued as an ongoing, as-needed basis.

In addition, Tthe City will be further reviewing and revising e 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.

Timeline: Review and revise the ONSP by the end of 2023 to implement height concessions for partial block developments. The offered full block development incentives are ongoing.

Responsibility: Community Development Department
Funding: Departmental Budget

Santa Clarita – Housing Element May December 2022

46 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 a n 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 chan ges that would be needed to result in more affordable housing while still supporting market -rate production. These incentives could include greater density bonuses, fast -tracking of projects, parking reductions, and granting of automatic concessions and incentives. Once the study is complete, a report back on the findings will be prepared and presented to the City Council Development Committee for direction, and then to the City Council if directed . The report to the City Council Development Committee will include recommendations consistent with economic feasibility study requirements of AB 1505, including the percentage of affordable units that might be required, alternate means of compliance, and exempt project types. If the City Council directs the preparation of an Inclusionary Ordinance, amendments would be finalized and returned to the City Council for consideration and adoption within one year (by early 2026).

Timeline: Feasibility Study completed by 2024; presentation to Council Development Committee by early 2025; adoption of Inclusionary program, if directed, by early 2026.

Responsibility: Community Development Department
Funding: Departmental Budget, REAP
Objective: Support the production of affordable housing distributed throughout the City

Program HP-1.8: Affordable Sites Incentive Program
To facilitate the development of housing for lower income households, the City will continue to encourage land divisions, specific plans, and other discretionary projects to include or set aside parcel sizes suitable to facilitate the development of affordable housing. This program includes setting lots aside for multifamily development and or for donation to a non-profit organization (1 acre minimum), for first-time homebuyers including sweat equity ownership projects, and lots donated to Habitat for Humanity for individual homes. This program was used to facilitate the Metrowalk project (see Section 3.7.3, Approved/Entitled Development).

The City will continue offering incentives for projects that include the provision of affordable housing on -site including but not limited to priority processing of subdivision maps that include affordable ho using 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 modificatio n of development requirements, such as reduced parking standards for seniors, assisted care, and Santa Clarita – Housing Element May December 2022

47 special needs housing. Requests for incentives shall be made with the application and shall be automatically granted in accorda nce with Government Code 65915.

Additional incentives may be requested and shall be granted on a case-by-case basis. (Existing; renamed and edited)
Timeline: Ongoing
Responsibility: Community Development Department
Funding: General Fund

Program HP-1.98: 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 de nsity cannot be achieved, even after the size of the units and the land area devoted to each individual unit has been minimized to the greatest extent feasible. ( New Program to implement existing policy)
Timeline: Ongoing
Responsibility: Community Development Department
Funding: Departmental Budget

Program HP-1.10.9 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)
Timeline: Create summary by 2022; update annually or as sites are developed Responsibility: Community Development Department
Funding: Departmental Budget

Program HP-1.110: 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 .

Santa Clarita – Housing Element May December 2022

48 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.

Timeline: Ongoing
Responsibility: Community Development Department
Funding: Departmental Budget

Program HP-1.121: First Time Homebuyer Programs and Developers Demographic data for Santa Clarita indicate s a growing need for ownership housing to serve families and individuals purchasing a home for the first time. With a median 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.

Timeline: Contact land trusts and non-profits in 2022, then annually thereafter Responsibility: Community Development Department
Funding: Departmental Budget

Program HP-1.123: 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)
Timeline: Create list by 2022; consider adding sites from this list to inventory on an annual basis
Responsibility: Community Development Department
Santa Clarita – Housing Element May December 2022

49 Funding: Departmental Budget

Program HP- 1.143: 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 previous 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 Hous ing 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 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 staff 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 The Unified Development Code and/or creation of an overlay zone will be completed amended concurrent with the Housing Element to ensure compliance with Government Code § 65583.2(c).

Timeline: Adopt code amendment with Housing Element. Set up Notice in Accela prior to the end of 2022. Within the first three years of the planning period, ensure staff receives training.

Ongoing.

Responsibility: Community Development Department
Funding: Departmental Budget

Program HP-2.1: Zoning for a Variety of Housing TypesCode Changes for Consistency with State Law
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 Santa Clarita – Housing Element May December 2022

50 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)
• 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.
• Group Homes: Allow group homes for seven or more residents, specifically for people with disabilities, as a permitted use in residential zones. Review current code requirements for all housing types serving people with disabilities for consistency with fair housing laws and make amendments as necessary.
• Design Review: Develop Objective Design and Development Standards for multi-family and mixed-use projects.
• Parking: Adopt the parking requirements for multifamily affordable housing from Government Code Section 65915 into the Code to provide clear standards and expectations for potential developers to use the reduced parking requirements without the need to make a separate request.

Timeline: Review by end of 2022June 2023; Make necessary amendments by the end of 2023
Develop Objective Design and Development Standards by 2024 Responsibility: Community Development Department
Funding: Departmental Budget
Objective: Ensure compliance with all State laws for special needs housing types to facilitate the development of these housing types, consistent with quantified objectives

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 and materials:

Santa Clarita – Housing Element May December 2022

51 • 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.
• Fee Deferrals: The City will defer fee collection for residential developments until final building inspection or issuance of the certificate of occupancy, whichever occurs first, unless the requirements of Government Code 66007(b) have been met.
• Expedited Processing for Affordable Housing Projects: The City will continue to expedite processing for affordable housing 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. Promotion of the Expedited Processing program will occur as a part of Program HP-2.10, the Proactive Outreach Program, to be initiated in 2023 and provided as ongoing throughout the 6th planning cycle. • 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: SB 35 Procedures: Julyanuary 1, 2023;
Objective Design and Development Standards: end of 20232024; Fee Transparency: Julyanuary 1, 2023;
AB 602 Requirements (Development Fees): 2024;
Parking Handout: July 30, 2023
Responsibility: Community Development Department
Funding: Departmental Budget

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 Santa Clarita – Housing Element May December 2022

52 completed by the end of 2022, with any needed Specific Plan amendments occurring by the end of 2023.

Timeline: Review by end of 20232; amend by end of 20243 Responsibility: Community Development Department
Funding: 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.

Timeline: Review funding guidelines in 2022; then ongoing Responsibility: Community Development Department
Funding: HOME, CDBG, Bonds, PDA/TOD funds

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 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 Ssummer 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 Deve lopment Committee, Planning Commission, or City Council, whichever is deemed the appropriate group. (Existing; modified)
Timeline: RFP/RFQ posted by Summer 2023
Responsibility: Community Development Department
Funding: CDBG; Redevelopment set-aside funds
Santa Clarita – Housing Element May December 2022

53 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)) Develop a monitoring program to track ADU and JADU creation and affordability levels. Three years into the planning period, review ADU production and evaluate if production and affordability estimates are being achieved. If ADU production is not meeting projections, the City will conduct a study to identify barriers to ADU production. If barriers identified are within City control, the City will take additional actions to remove the barriers within one year.

Timeline: Develop brochure/handout, application, and contact by 20232 Review production in January 2025. If needed, implement changes by January 2026.

Add ADU webpage by 2023
Report out annually
Responsibility: Community Development Department
Funding: General Fund
Objective: Streamline the approval process and facilitate the development of ADUs consistent with State Law, including 48 affordable to very low-income households, 85 affordable to low-income households, 22 affordable to moderate income-households, and 95 affordable to above moderate-income households.

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 Santa Clarita – Housing Element May December 2022

54 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: Adopt code amendment with Housing Element. Set up Notice in Accela and begin implementing requirements by January 2023.

Ensure staff receives training within the first three years of the planning period.

Ongoing.

Responsibility: Community Development Department
Funding: General Fund

Incentives will continue to be granted to qualified affordable projects under Section 65915 even if a density bonus is not sought. Consider tying the granting of additional incentives, as provided for in Government Code Section 65915, to the level or depth of a project’s affordability, as described in Program HP -1.4. Outreach to developers about these incentives within the Proactive Outreach Program (Program HP-2.10) Timeline: Ongoing, as requested, starting in 2023.

Responsibility: Community Development Department
Funding: General Fund

Program HP-2.9: Funding Priority to Extremely Low-income Affordable Housing Continue to encourage the development of housing for extremely low -income households (households earning at or below 30 percent of median, based on HUD calculations for the Los Angeles County area). The City will continue to give funding preference to programs and projects that have greater numbers of housing for extremely low -income households. Projects are prioritized by the City Council as opportunities are identified and as project proposals exist, depending on the Santa Clarita – Housing Element May December 2022

55 availability of funding (Existing, modified to reflect adoption of program in 2013 HE and edit name)
Timeline: Ongoing, as project proposals exist
Responsibility: Community Development Department
Funding: HOME, CDBG, Bonds, PDA/TOD Funds

Program HP-2.10: Proactive Outreach Program
In order to affirmatively further fair housing, increase awareness about housing programs, and address local housing needs, the City will establish and implement a proactive outreach program to promote housing programs identified in the Housing Element. Strategies for ongoing outreach will include establishing and maintaining connections with community-based organizations and the d evelopment community, and providing information to landlords, tenants, and community members Development community: The City will build a Developer Interest Group list for builders and developers, including developers of affordable housing and community- based organizations and provide an annual notice to ensure the local development community is aware of opportunities and incentives for housing development in the City, including those to be established by Programs HP -1.5, HP-2.4, HP-2.6, . The City will als o proactively outreach to non -profit housing developers through an RFQ/RFP process to identify suitable land within the City for the development of an affordable housing complex (Program HP-2.5). The City will develop its Developer Interest Group email list by the end of 2023 and expand it throughout the planning period. Initial outreach will be in 2023 and updates will be sent out with relevant code changes or at least once per year.

Community Outreach: The City will continue to build and maintain its Housing Interest Group list for community members and community-based organizations and provide a housing information notice at least annually. This notice will be distributed, promoted, and made available on the City’s website and include information about tenant rights, loan and funding options for residents and homeowners, State rental and mortgage relief program s, the Shared Housing Program, the Handworker Program (Program HP-3.2), and the Property Rehabilitations Program (Programs HP-

3.3). The City will develop an outreach email list by the end of 2023 and expand it throughout the planning period. The City will continue to provide translation services on the City's website, including Spanish translation.

Landlord Outreach: 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.

Tenant Outreach: The City will develop an outreach strategy that proactively connects tenants and those seeking rental housing with the information and resources they Santa Clarita – Housing Element May December 2022

56 need. The City will seek to establish an affirmative marketing campaign aimed at promoting equal access to government assisted housing.

Vulnerable Communities : The City will continue to work with community -based organizations and request their assistance in distributing housing information to vulnerable and hard to reach populations. The City will proactively promote the services of the Housi ng Rights Center in communities who are vulnerable to displacement. The City will promote information and resources for disaster preparedness and safety in neighborhoods that currently experience or environmental injustice. The City will maintain year-round informational postings at community centers and other municipal buildings near these identified communities.

The City will facilitate the involvement of affected residents, businesses, and organizations in all aspects of the planning process, utilizing c ulturally appropriate approaches to public participation and involvement and engage and outreach to residents from lower resource areas to serve on boards, committees, task forces, and other local government decision-making bodies.

Timeline: Develop outreach email list by the end of 2023. Outreach ongoing , at least once annually.

Responsibility: Community Development Department
Funding: General Fund, CDBG, HOME Funds
Objective: Increase awareness about available housing programs, available opportunities and incentives for housing developments, and the rights and responsibilities of tenants and landlords under fair housing laws.

Program HP-3.1: Limit Code Enforcement Activities
Continue to focus residential cod e 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 the safety of the residents or neighborhood. (New; implements Policy H3.1 and addresses AFFH and EJ) Timeline: Ongoing
Responsibility: Community Development Department
Funding: 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 Santa Clarita – Housing Element May December 2022

57 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 H VAC. 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 annually 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)
Timeline: Outreach initiated in 2023 and conducted annually through the Proactive Outreach Program (Program HP-2.10). Ongoing
Responsibility: Community Development Department through the Santa Clarita Valley Committee on Aging
Funding: CDBG Funds
Objective: Assist sixty-five households annually.

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 media, mailers, and other news platforms. Results of the Programs’ efforts (i.e. number of households assisted) will be included in the APR.

Timeline: Ongoing
Responsibility: Community Development Department
Funding: CDBG
Objective: Assist at least three households annually.

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 Santa Clarita – Housing Element May December 2022

58 available programs for lower income residents. ( Existing; website named, and program modified to “continue” since it was accomplished) Timeline: Ongoing
Responsibility: Community Development Department
Funding: Departmental funds

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: Annual monitoring of status and available funding; outreach to owners at least 3 years prior to expiration of affordability restrictions Responsibility: Community Development Department
Funding: TCAC, CA MFH Program, bonds, mortgage funds

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
Santa Clarita – Housing Element May December 2022

59 • 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)
Timeline: Ongoing
Responsibility: Community Development Department
Funding: General Fund

Program HP-3.7: Workforce Housing Program
The City is authorized to enter into a joint powers authority for the purpose of bringing Workforce Housing to the City, specifically targeted to assist middle income households earning between 80% and 120% of the Area Median Income. City s taff will continue to consider developer proposals. As there is developer interest, a proposal would go before the City Council to enter into the agreement. The units would be deed -restricted, giving local families the ability to afford rent and avoid housing insecurity. The program can also be applied to new builds, whereby the joint powers authority finances the construction of a brand new apartment building and rents the units below market rate, per the restrictions of the deed. This program will be pro moted to housing developers through the Proactive Outreach Program (Program HP-2.10)
Timeline: Outreach initiated in 2023 and conducted annually through the Proactive Outreach Program (Program HP-2.10). Ongoing
Responsibility: Community Development Department
Funding: Governmental, tax-exempt bonds issued by the Joint Powers Authority

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.

Santa Clarita – Housing Element May December 2022

60 Timeline: Ongoing
Responsibility: Community Development Department
Funding: General Fund

Program HP-4.2: Monitoring of Codes and Ordinances to Remove Barriers As necessary, or at least every four years, Tthe City will conti nue to monitor the implementation of ordinances, codes, policies, and procedures, including reasonable accommodations, to ensure that they do not pose an unreasonable barrier to housing access. If barriers to access that are within the City’s control are identified, they will be modified within one year from identification. Annual updates of monitoring activities and any needed updates will be included within the APR.

Timeline: Modify Reasonable Accommodations procedures by 2023 (See Program HP-4.7). Monitor all ordinances, codes, policies, and procedures in 2026; if barriers are identified, modify by 2027.

Responsibility: Community Development Department
Funding: 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 s ervices 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 provi de 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: Ongoing. Apply for funding on an annual basis consistent with application deadlines.

Responsibility: Community Development Department
Funding: CDBG Funds

61 developmentally disabled affordable housing construction and support applications for construction funding for affordable housing for the developmentally disabled as described below:
• The City will continue to encourage development of projects targeted for persons with disabilities, including persons with developmental disabilities. • The City shall seek State and Federal monies, as funding becomes available, in support of housing construction and rehabilitation targeted for persons with disabilities, including persons with developmental disabilities. • Continue to allow for applicants to request regulatory incentives, such as expedited permit processing and fee waivers and deferrals, to projects targeted for persons with disabilities, including persons with developmental disabilities.
• Continue to assist applicants as needed in the identification of locations, facilitate obtaining the necessary HCD Community Care licensing, and streamline City land use approvals for housing for persons with disabilities.

Timeline: Annually and ongoing, consistent with funding cycles Responsibility: Community Development Department
Funding: General Fund

Program HP-4.54: 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)
• 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.

Timeline: Ongoing, every 5 years
Responsibility: Community Development Department
Funding: General Fund

Program HP-4.65: 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 Santa Clarita – Housing Element May December 2022

62 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)
Timeline: Ongoing; Continue annual allocations
Responsibility: Community Development Department
Funding: CDBG

Program HP-4.76: Administrative Process for Reasonable Accommodations Continue to implement the City's Reasonable Accommodations Ordinance through an administrative process (unless related entitlements are sou ght) 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)
Timeline: Eliminate fee by 2024. Ongoing as requested
Responsibility: Community Development Department
Funding: CDBG

Program HP-4.87: 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, 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 20232 to ensure that there are no conflicting objectives or policies. (New, EJ)
Timeline: First review in 20232; as Elements are amended thereafter Responsibility: Community Development Department
Funding: General Fund

Program HP-4.89: 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 Santa Clarita – Housing Element May December 2022

63 projects to those that are located outside of the VHFHZ . (New, needed to provide consistency with Safety Element policies to meet SB 1241) Timeline: Ongoing as projects are processed and reviewed Responsibility: Community Development Department
Funding: General Fund

Program HP-4.109: 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 Reh abilitation and Beautification Program, a proactive approach to community preservation. The actions items will be completed 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 data 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.

Timeline: 2023 -2025
Responsibility: Community Development Department, Community Preservation Funding: General Fund, CDBG, HOME Funds

Santa Clarita – Housing Element May December 2022

64 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
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
Timeline: Responsibility: Funding:

Ongoing Community
Development
Department
General Fund
Santa Clarita – Housing Element May December 2022

65 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/Comm
ittees 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
The City will seek to establish an
affirmative marketing campaign
Post multi-lingual flyers
regarding housing
opportunities in community
Santa Clarita – Housing Element May December 2022

66 aimed at promoting equal access to
government assisted housing.

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/Comm
ittees 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
Disparities in Access to Opportunity
Santa Clarita – Housing Element May December 2022

67 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

Santa Clarita – Housing Element May December 2022

68 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
displacement
in Newhall

Availability of
affordable units in
a range of sizes
Potential
displacement-risk
due to
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
Review the Old Town
Newhall Specific Plan by
Santa Clarita – Housing Element May December 2022

69 redevelopment in
Old Town Newhall
Lack of renter
protections
Lack of rental relief
programs for
people at risk of
homelessness

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).
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
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
Santa Clarita – Housing Element May December 2022

70 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

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.

Santa Clarita – Housing Element May December 2022

71 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

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 – Housing Element May December 2022

72 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 income 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 capacity than is allowed.

This Sites Inventory includes a 24 percent buffer for very low-income units, and a 3022 percent buffer for low-income units, and a 42 percent buffer for moderate - income units and utilizes conservative estimates for development capacity in order to account for this need. Additionally, programs 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 land 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 re cent 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 Santa Clarita – Housing Element May December 2022

73 residential development is used to make reasonable development capacity assumptions that reflect patterns of development in the city.

Figure 13: Chronology of Residential Development in Santa Clarita Source: Los Angeles Office of the Assessor Data
The Sites Inventory accommodates 6058 percent of site s for lower income households on vacant sites. Overall, the Sites Inventory contains a large buffer with a surplus of over 9,8,527000 units, including 1,244 lower-income units.

3.2 ADU DEVELOPMENT ASSUMPTIONS
An Accessory Dwelling Unit (ADU) is a secondary dwelling unit located on residentially zoned property th at 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

Santa Clarita – Housing Element May December 2022

74 projected lower-income ADUs and increased the proportion of Moderate and Above Moderate ADUs to be consistent with what is reasonably expected to develop in the City (see Table 10). These numbers may be credited towards Santa Clarita’s RHNA.

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 legislatio n 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 number s, 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.

Santa Clarita – Housing Element May December 2022

75 Table 11: Planned, Approved, and Pending Projects (2021) identifies the approved or pending projects that are credited towards meeting the City’s RHNA. Two Five of these projects will be available to lower-income households based on deed restrictions: Metrowalk Specific Plan (49 low-income units), Family Promise Supportive Transitional Housing (four low-income units), Salazar 11th Street Mixed Use ( one very low-income unit), Salazar 14 th Street Mixed Use (2 very low- income units), and an affordable housing project located on Flying Tiger Drive ( 102 low- and 26 very low-income units). Projects that are currently in the pipeline achieve an average density of approximately 32 units per acre and achieve an average of 7880 percent of the maximum allowable density, as reflected in Table 11. All projects are anticipated to be completed during the planning period.

Santa Clarita – Housing Element May December 2022

76 Table 11: Planned, Approved, and Pending Projects (2021) Project Name Zone
Max.

Density
Allowed
(du/ac)
Approved/
Proposed
Density
% Of Max
Density
Achieved
# Of Units Income Category
Est. Completion
Date

Entitled
Sand Canyon
Plaza 2
MX-N
& UR3 18 16.1 89.4% 580 Above Moderate 2026
Dockweiler 21 1 UR3 11 4.8 43.6% 93 Above Moderate 2024 Master's
University Master
Plan 2
UR3 11 9.3 84.5% 42 Above Moderate 2027
River Walk Mixed
Use Project 2 CP 30 25.2 84.0% 136 Above Moderate 2024
Veluzat Condos 1 UR4 18 7.5 41.7% 9 Above Moderate 2027 Canyon Brook 2 UR2 5 4.6 92.0% 35 Above Moderate 2026
Sand Canyon
Ranch 2 NU4 0.5 0.34 68.0% 22 Above Moderate 2025
Bouquet Canyon
Project 2
UR5 &
UR2 5 to 30 12.7 42.3% 375 Above Moderate 2026
MetroWalk
Specific Plan 2
SP 24.5 24.5 100.0%
449 Above Moderate 2025
49 Low
Golden Triangle
Apartments 2 CC 18 16.5 91.7% 164 Above Moderate 2025
Vista Canyon
Specific Plan 1 SP Varies 12.3 100.0% 477* Above Moderate 2024 Galloway Five
Knolls 1 UR3 11 8.5 77.3% 44* Above Moderate 2022
Porta Bella
Specific Plan 2 SP Varies 2.9 N/A 2,911 Above Moderate 2029 Skyline Ranch 1 UR1 2 2.6 130.0% 678* Above Moderate 2024 Sierra Victoria 1 UR4 18 6.2 34.4% 48* Above Moderate 2022 Family Promise
Supportive CC 18 7.2 40.0% 1 Above Moderate 2024 4 Low
Santa Clarita – Housing Element May December 2022

77 Transitional
Housing 2
Sand Canyon
Plaza Assisted
Living 2
MX-N 18 30.9 171.7% 115 Above Moderate 2025
Sierra West
Assisted Living 2 MX-C 30 13.7 45.7% 54 Above Moderate 2025 Pending
Mancara 3 UR1,
NU5 2 1.2 60.0% 109 Above Moderate 2027
Princessa
Crossroads
(+Sikand)
Specific Plan 3
SP Varies 17.7 N/A 710 Above Moderate 2027
Park Vista 3 UR2 5 3.9 78.0% 182 Above Moderate 2027
Ted Robinson 3 UR1 2 1.6 80.0% 48 Above Moderate 2027
Sand Canyon
Villas 3 UR5 30 12.2 40.7% 20 Above Moderate 2028
Smiser/Wiley
Canyon 3 MX-N 18 17.7 98.3% 375 Above Moderate 2026
Smiser/Wiley
Canyon Assisted
Living 3
MX-N 18 17.7 98.3% 190 Above Moderate 2026
Bouquet Canyon
IHOP Mixed Use 3 MX-C 30 25 83.3% 30 Above Moderate 2026 Salazar 11th
Street Mixed Use
3 SP
Form
Based
Code

56.9 N/A
12 Above Moderate

2025 1 Very Low
Salazar 14th
Street Mixed Use
3 SP
Form
Based
Code

53.9 N/A
34 Above Moderate

2025 2 Very Low
Flying Tiger Drive
3 CC 18 32.2

45.3%
102 Low 2025 26 Very Low
Annexed & Entitled
Santa Clarita – Housing Element May December 2022

78 Singh/Somerset
Summit 2 UR2 5 1.3 26.0% 95 Above Moderate 2028
West Creek CH18
2 UR4 18 30.5 169.4% 320 Above Moderate 2028
Total 79.678.4% 9,1359,2688,542
*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 – Housing Element May December 2022

79 Based on the status of these projects and development trends in the city, these projects are likely to be made availableconstructed and occupied 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, 595464 units. This total includes 4,9453,320 very low-income, 1,494 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 6,595464 units.

3.4 VACANT AND NON-VACANT SITES
DEVELOPMENT CAPACITY ASSUMPTIONS 3.4.1 Density and Size Requirements
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.

In addition to default density standards, the California Legislatu re established size requirements for parcels intended to support the development of lower income units.

Very small parcels, even when zoned for high densities, may not facilitate the scale of development required to access competitive funding resources. Co nversely, typically lower-resource affordable housing developers may be unable to finance the scale of project necessitated by very large parcels. Government Code § 65583.2 establishes that sites between 0.5 and 10 acres in size which are zoned for residential development at greater than 30 units per acre are suitable for lower-income projects.

3.4.2 Site Selection and Capacity
When identifying potential capacity for more development, Geographic Information Systems data was used to identify vacant and non-vacant properties within the city in zoning districts that allow for residential use. Non-vacant parcels were chosen as sites likely to be redeveloped during the next eight years based on the following criteria:

Santa Clarita – Housing Element May December 2022

80 • Improvement to Land Value Ratio: A parcel’s improvement-to-land value (ILV) 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 identify 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;
• 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 improvements or redevelop the site in the near future even though other factors may indicate a higher likelihood of redevelopment;
• Floor-to-area ratio: A l ow floor -to-area ratio s (FAR) can indicate underutilization. Any potential development on parcels with higher floor-to-area ratio buildings may incur higher land acquisition and demolition costs; • Likelihood of redevelopment: Sites were identified if they align with local and regional development trends. Uses such a s surface parking and marginally operating commercial uses have a high likelihood of redevelopment. Sites with existing multi-family uses are less likely to redevelop and have been removed from consideration as opportunity sites.
• 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.

3.4.3 Realistic Development Capacity
The City used conservative assumptions 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
Santa Clarita – Housing Element May December 2022

81 Table 11: Planned, Approved, and Pending Projects (2021) 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 detail in Section 3.6. All of these projects are located in zones that allow 100 percent commercial and achieve greater than 75 percent of the maximum residential density allowed:

Mixed-use projects:
• 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 11th Street (56.9 units/acre; 100% of maximum density achieved) • Salazar 14th Street (53.9 units/acre; 100% of maximum density achieved) 100 percent residential projects:
• Three Oaks (18.5 units/acre; 102% of maximum density achieved) • Golden Triangle Residential (16.5 units/acre; 92% of maximum density achieved)
In addition, a couple of examples of prospective projects with developer interest that would propose residential development in areas that allow 100 percent 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 projects on commercially zoned properties , the assumed capacity of 75 percent of the maximum allowable density is a reasonable expectation.

3.4.4 Land Use Controls
In addition to realistic development capacity, other land use controls such as density and allowable use were considered through the site selection process. The Sites Inventory identified parcels in several zoning districts that allow for medium and high density residential. As shown on Table 12, zones that support sites allow between 18 Santa Clarita – Housing Element May December 2022

82 and 50 dwelling units per acre. These zones support the densities and potential uses identified on the Sites Inventory.

Table 12: Breakdown of Sites Inventory by Zone
Zone Allowable
Density
Total
Acres
Number
of Units
Allowable Uses
CC ≤18 dwelling
units per acre

17.47 235 Multi-family dwellings, retail and
service uses, restaurants, and office
uses.

CP ≤18 dwelling
units per acre

15.22 315 Specific allowable uses are
determined by the adopted corridor
plan and may include multi-family
residential, commercial, and office
uses.

UR4 ≤18 dwelling
units per acre

12.65 171 Single-family dwellings and multi-
family dwellings.

CN ≤18 dwelling
units per acre

33.54 452 Multi-family dwellings,
neighborhood serving commercial,
retail uses, restaurants, and office
uses.

UR5 18-30 dwelling
units per acre
125.27 2,603 Single-family dwellings and medium
to high-density multi-family
dwellings.

MX-C 11-30 dwelling
units
per acre

86.0 2,547 Single-family dwellings, multi-family
dwellings, neighborhood serving
commercial, retail uses, restaurants,
and office uses.

CR 18-50 dwelling
units
per acre

92.32 3,443 Multi-family dwellings, retail and
service uses, restaurants, and office
uses.

Total 382.46 9,766

As shown on the Table 12, many of the units are located in the CR zone. This zone predominately comprises the Valencia Town Center (VTC) and areas along State Route 14. The City anticipated that thisthese areas will develop with a mix of high density residential and commercial uses due to a demand for commercial and residential development in the area s. The City assumes that sites in these areas would realistically develop at 37.5 units per acre to meet anticipated demand.

3.4.5 Suitability of Non-Vacant Sites
The Sites Inventory primary identifie s vacant parcels as sites suitable for future housing. Approximately 47 percent of the total units are located on sites with no existing uses . Additionally, a pproximately 60 percent of the City’s lower-income RHNA allocation is accommodated on vacant sites . Because there are no improvements on these vacant site s, it is assumed that existing uses would not Santa Clarita – Housing Element May December 2022

83 impede residential development. For non -vacant sites, the housing element must analyze the extent that existing uses may impede additional residential development.

As discussed previously, a suitability analys is was conducted to determine the likelihood of redevelopment. All parcels identified on the Sites Inventory have a FAR of less than 1.0 and the improvements on these parcels are all at least 20 years old while the majority of sites have an ILV of less than 1.0. Additionally, sites are focused in Moderate to High Resources areas as determined by the California Tax Cre dit Allocation Committee (TCAC). This indicates that sites in these areas have moderate to high access to good schools, employment opportunities, and a healthy environment. FAR values, ILV, and Resource Level s are included for each site in Appendix D.

Table 13 shows the existing uses of the non-vacant parcels identified on the Sites Inventory. Sites were identified with uses that could be converted to a higher value use such as older commercial and industrial uses, excess surface parking, and low- density residences on larger parcels that could support high density residential .

Citywide development trends indicate that these existing uses are likely to redevelop.

Santa Clarita has a demonstrated trac k record of conversion of these uses to high density residential and mixed-use development (see section 3.6). As a result of this analysis, the City determined that existing uses would not impede conversion to additional residential development.

Table 13: Existing Uses of Non-Vacant Sites
Existing Use Total Acres Number of Sites Number of Units Vacant 227.68 62 4,621
Commercial/retail 101.67 44 3,708
Industrial 7.85 2 175
Parking 17.21 5 642
Residential 28.05 12 620
Total 382.46 125 9,766

Of the City’s lower-income RHNA share, 187 lower-income units are located on sites where lot consolidation is assumed. The City conserva tively assumed that no more than three adjacent parcels would realistically consolidate to meet HCD’s size requirement for lower -income sites. Development trends indicate that lot consolidation is feasible in the region (see Section 3.6). The remaining 5,871 lower- income units are located on sites that meet minimum lot size requirements Santa Clarita – Housing Element May December 2022

84 3.5 ADEQUACY OF THE RESIDENTIAL SITES INVENTORY IN

MEETING RHNA
A total of 9,766845 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 betw een 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 with moderate to highest resource areas as categorized by the California Tax Credit Allocation Committee (TCAC).

Table 14 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.

Figure 14: Sites to Accommodate Lower Income RHNA

Santa Clarita – Housing Element May December 2022

85 Figure 15: Sites to Accommodate Moderate Income RHNA

Table 14: 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 24.3923.74 51423 Lower Moderate Resource
4 3.393.77 7482 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 28.1627.95 6259 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

Santa Clarita – Housing Element May December 2022

86 13 0.43 5 Moderate High Resource
14 8.66 117 Moderate Moderate Resource
15 4.97 66 Moderate Moderate Resource
16 20.06 271 Moderate Moderate Resource
17 12.65 171 Moderate Highest Resource
18 15.5511.28 307249 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

3.65 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, 186317 lower-, 22 moderate-, and 9,17978,453 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, 464595 units needed to accommodate the City’s RHNA including 3, 349 320 units affordable at the very low and extremely low-income levels and 1,596 494 units affordable at the low-income level. The City has identified suitable sites to realistically accommodate an additional 9,766845 units under current zoning, with an approximately 263 percent buffer for the very low and low-income categories and a 426 percent buffer for the moderate- income category. More than 50 percent of the City’s low er-income RHNA obligation can be met on vacant sites.

Table 15: 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 290 53155 0 8,358 9,1358,542
ADUs 48 85 22 95 250
Remaining RHNA
After Credits 3,32049 1,494596 1,650 0 6,595464
Vacant Units 1,956 920 1,72477 -- 4,60053
Non-vacant Units 2,16481 1,01827 625 1,359 5,16692
Santa Clarita – Housing Element May December 2022

87 Total Units After
Credits 4,11937 1,93947 2,349402 1,359 9,766845
Total Unit
Surplus 79988 351445 752699 7,3086,584 9,1998,527
Buffer above
Remaining RHNA
After Credits 24% 3022% 426% >100%

3.6.1 Sites Used in Previous Cycles
Vacant parcels from both the 4th and 5th Cycles and non-vacant parcels from the 5th Cycle may be reused in this Housing Element to accommodate lower-income housing, provided they are rezoned to allow projects that have at least 20 percent of the units set aside to be affordable for lower -income households to be allowed by -right (i.e., can be approved administratively without requiring Planning Commission or City Council approval). 37 of the vacant or non-vacant parcels identified on the Sites Inventory are subject to this by -right requirement. Program H-1.13 is included to rezone previous cycle sites identified for lower -income development consistent with Government Code § 65583.

3.76 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:

3.76.1 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 Commercial 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 site s identified in Appendix D: APNs 2861-058-079 and 2861-058-080.

Santa Clarita – Housing Element May December 2022

88 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 th e maximum density allowed in that zone.

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 us e 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

Santa Clarita – Housing Element May December 2022

89 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.

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 a nd existing use to the following suitable sites identified in Appendix D: APNs 2836-014-056, 2859-001-046, and 2859-004-023.

Santa Clarita – Housing Element May December 2022

90 Existing: Looking Northeast Existing: Looking Northwest 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 previo usly 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

Santa Clarita – Housing Element May December 2022

91 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 un its 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).

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 previousl y 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).

Santa Clarita – Housing Element May December 2022

92 Existing: Looking Northeast Existing: Looking Southwest

3.76.2 Development Under Construction
Plum/Whites Canyon Apartments
The Plum/Whites Canyon Apartments consist of 2 28 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 developme nt 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 allo wed 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

Santa Clarita – Housing Element May December 2022

93 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.

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 -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 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).

Santa Clarita – Housing Element May December 2022

94 Existing: Looking West Existing: Looking West

3.76.3 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. Project entitlements included a General Plan Amendment and Zone Change (GPA/ZC), a Tentative Tract Map (TTM), a Development Review, and an Architectural Design Review. A Sustainable Communities Environmental Assessment (SCEA) was prepared for the Project. Prior to formal submittal, the applicant was encouraged to incorporate project components in benefit of the community in consideration of the entitlement request for a GPA/ZC and TTM. 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).

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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 developed 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.

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

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96 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

3.76.4 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 13 residential units, including one deed-restricted unit affordable to very low-income households, 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 5661.9 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.

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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 36 residential units, including 2 deed-restricted units affordable to very low-income households, 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 53.961 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.

Existing: Looking West Rendering

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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

Creekside Commons (Flying Tiger)
The Creekside Commons project is currently pending entitlement review. The project consists of 128 residential units on a vacant, 3.96-acre site located on the north side of Flying Tiger Drive within the C ommunity Commercial zone. The project request includes an 80 percent density bonus and would achieve 180 percent of the maximum density allowed in that zone. The project would set aside 100 percent of the residential units for lower income households. Concessions and waivers are requested and seeking to reduce the required parking and relief from the building height allowance, and to reduce the amount of private outdoor and common area recreational facilities. The project would consist of an overall density of 3 2.3 units per acre. The project is anticipated to be scheduled for a public hearing in early 2023.

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 2836- 009-076 and 2859-004-023.

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3.7.5 Affordable Housing Development Trends
Although Santa Clarita has an established redevelopment trend of underutilized non- vacant uses to high density residential , the majority of these residential units have developed at market rate. The following list includes residential projects that would be developed with deed restricted affordable housing:
• MetroWalk Specific Plan: 49 low-income units
• Family Promise Supportive Transitional Housing: four low-income units • Salazar 11th Street Mixed Use: one very low-income unit • Salazar 14th Street Mixed Use: two very low-income units • Flying Tiger Drive: 102 low income- and 26 very low-income units In order to supplement Santa Clarita’s lack of affordable housing development and to facilitate th e construction of future affordable housing projects, the City will implement the following programs as part of the Housing Strategy (see Section 2.2):
• Program HP-1.3: Utility Providers Responsibility to Prioritize Service • Program HP-1.4: Affordable Housing Density Bonus
• Program HP-1.5: Mixed Use Overlay Zone
• Program HP-1.6: Graduated Density Zoning and Site Consolidation—Old Town Newhall
• Program HP-1.7: Inclusionary Housing Feasibility Study Program • Program HP-1.98: Minimum Residential Densities
• Program HP-1.121: First Time Homebuyer Programs and Developers • Program HP-1.143: Sites Identified in Multiple Planning Periods • Program HP-2.2: Updates to Administrative Procedures
• Program HP-2.5: Collaboration with Non-Profit Affordable Housing Developers • Program HP-2.6: Provide for Accessory Dwelling Units and Junior Accessory Dwelling Units

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3.87 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-1.132): 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.

3.98 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.

3.98.1 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 developed 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 – Housing Element May December 2022

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sufficient to provide water supply to the projected new housing development throughout the planning period.

3.98.2 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 Master 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 Wa ter 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.

3.98.3 Other Utilities
In addition to wate r 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.

3.109 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.

3.109.1 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.

3.109.2 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 se ismic Santa Clarita – Housing Element May December 2022

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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.

3.109.3 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 the 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.

3.109.4 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 reduc e risk from wildfire, including 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 this 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 the viability o f residential development. There are a total of 2,81730 lower-income units and 2,035 moderate- income units in inventory located within fire hazard areas. Of these 4,8 5265 units, 6858% of them are located on vacant sites. These sites are shown below in Figure 16 and Figure 17.

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Program HP-4.89 (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

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Figure 17: Sites to Accommodate Moderate-Income RHNA and Fire Hazard Severity Zones

3.110 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.

3.101.1 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

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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 non- vacant sites distributed throughout the City. Of the nineteen 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.

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Figure 18: Sites to Accommodate Lower-Income RHNA and TCAC Opportunity Areas

Figure 19: Sites to Accommodate Moderate-Income RHNA and TCAC Opportunity Areas

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3.110.2 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 Ab ove 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.

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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.

3.110.3 Fair Housing Assessment and Distribution of Sites The following analysis addresses the location and capacity of identified housing site in relationship to all the components of the assessment of fair housing. Table 16 below contains detailed information about the number of sites and units by all income groups in relationship to AFFH indicators, to complement the narrative analysis.

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 and are within . These census tracts are categorized as moderate resource areas. While there are some areas with slight concentrations of people with disabilities, identified housing sites are generally outside of these areas. Some sites are located in areas with higher concentrations of female -headed households and include lower-income and moderate-income sites. Generally, Ssites are spread around the City on vacant and non-vacant sites and are not concentrated in segregated these areas.

Racially/Ethnically Concentrated Areas of Poverty and Affluence While Santa Clarita has no raci ally/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 the F air 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 Santa Clarita – Housing Element May December 2022

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disproportionately concentrated in different resource areas , and there are no low resource areas within the City. Access to opportunity is generally higher within the City than in the surrounding region. Student performance the school districts serving housing sites above that of the County and State . Lower-income housing sites are focused in areas with a higher job proximity index, and ongoing development projects will bring more employment to other areas of the City. Most housing sites are located along bus lines and will improve access to transportation. While the City’s environmental conditions are better than those in the region, areas in Newhall and Canyon Country have higher rates of exposure to environmental contaminants. There are several sites located in these areas for lower - and moderate-income housing.

Place-based programs are included to address these environmental health hazards.

Disproportionate Housing Needs
The fair housing assessment found a need for more affordable housing in the Newhall and Canyon Country areas , based on rates of cost burden, overcrowding, displacement vulnerability, and housing prices. The City incentivizes the development of extremely low -, very low-, low-, and moderate -income housing while including programs to prevent displacement (Program s HP-4.111.6, HP-2.7, and HP -2.10,).

The Sites Inventory includes sites within these areas that can assist in addressing these needs.

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Table 16: Housing Site Capacity and AFFH Indicators
Census
Tract
Number
Number of
Existing
Households
Sites Inventory Capacity AFFH Indicators
Lower-
Income
Moderate-
Income
Above
Moderate-
Income
Percent Non-
white
TCAC
Opportunity Area
Percent
Overpayment by
Renters
Percent Over-
crowded
Households
Displacement
Sensitivity
CalEnviro-Screen
Pollution Burden
Percentile
920031 2,545 925 958 0 21 – 40% Moderate Resource 60 – 80% Less than 8.2% Other 50 920035 2,123 123 20 0 41 -60% Moderate Resource 60 – 80% 8.3 – 12% Other 34 920037 2,299 74 0 0 41 -60% Moderate Resource 60 – 80% Greater than 20% Vulnerable 31 920038 1,570 514 52 0 41 -60% Moderate Resource 60 – 80% Less than 8.2% Vulnerable 44 920042 2,914 323 0 0 21 – 40% High Resource 40 – 60% Less than 8.2% Other 47 920107 872 0 181 0 41 -60% Highest Resource 40 – 60% Less than 8.2% Other 84 920115 1,189 1,247 58 0 21 – 40% Highest Resource 40 – 60% Less than 8.2% Other 81 920312 1,677 715 5 0 Less than 20% High Resource 60 – 80% Less than 8.2% Other 63 920313 1,281 337 0 0 Less than 20% High Resource 20 – 40% Less than 8.2% Other 92 920314 933 225 787 0 Less than 20% High Resource 40 – 60% Less than 8.2% Other 77 920328 787 239 0 0 21 – 40% Highest Resource 40 – 60% Less than 8.2% Other 78 920329 2,211 446 0 1,359 21 – 40% Highest Resource 40 – 60% Less than 8.2% Other 76 920331 1,518 0 171 0 21 – 40% Highest Resource 41 – 60% Less than 8.2% Other 21 920337 1,942 338 117 0 41 -60% Moderate Resource 60 – 80% Greater than 20% Vulnerable 33 930200 201 552 0 0 21 – 40% Moderate Resource 60 – 80% Less than 8.2% Other 65 Total 6,058 2,349 1,359
Source: California Tax Credit Allocation Committee (TCAC)/California Housing and Community Development (HCD), Opportunity Map s (2020); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019).

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3.11.3 Improved and Exacerbated Conditions
Improved Conditions
The Sites Inventory improves conditions by promoting integration and balanced distributions of residential development , and by increasing the availability of lower - and moderate-income housing where it is needed . 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. Environmental conditions will be mitigated through the Handyworker Program and Proactive Community Preservation Program, which include place-based strategies for areas of highest need. 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 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.

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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 o f 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.

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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 Special Housing Needs
Homeless
Housing Needs : 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). In 2019, the Santa Clarita Community Task Force on Homelessness identified 148 students in the Newhall District reporte dly experiencing homelessness along with an increase in persons seeking resources. Needs of this population include access to housing and shelter, along with food, clothing, mental health services, substance use disorder services, domestic violence services, and youth and family services.

Programs and Resources: Since 2017, the City of Santa Clarita has donated property to a nonprofit organization for the development of a permanent shelter, provided a grant to increase the capacity of local homeless service s, and launched the Santa Clarita Community Task Force on Homelessness. The Task Force continually completes action items from the Community Plan to Address Homelessness, including the creation of safe drug disposal and sharps drop -off locations, increase d mental health service capacity at school sites, funding six grants for innovative strategies to address homelessness, and prepared two resources guides and a website with resources. Funding for homeless -related services comes from the City, County Homeless Initiative funding, and from HUD grants.

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 an d has an approved proposal to expand its services. Other local housing and service providers include Family Promise, a non-profit organization dedicated to serving homeless families, the Child and Family Center, providing a 30 -day crisis shelter for indivi duals and their children fleeing domestic violence, Resource for Individual Success in Education (RISE), a program to improve access to higher education for current/former foster and homeless youth, and College of Canyon’s Basic Needs Center (BaNC), a prog ram designed to assist students experiencing housing and financial insecurity (Source: Santa Clarita Homeless Action). The Task Force website also includes information on emergency services, health services, landlord incentives, and County services.

Programs and policies included to further address the needs of the homeless population include the following:

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• 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

Elderly
Housing Needs: 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 55 -64 age group, so the elderly population will likely increase 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.

Programs and Resources : Santa Clarita c urrently 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. Funding programs to help address this need are discussed in Section 4.3.1.

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-4.7 Administrative Process for Reasonable Accommodations Large Households
Housing Needs: 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 Santa Clarita – Housing Element May December 2022

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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 homeowners than renters. Compared t o 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%).

Figure 20: Households by Household Size
Source: American Community Survey 2014-2018 5-year estimates.

Programs and Resources : Santa Clarita has approximately 27,000 residential units with at least four bedrooms (37%), indicating that sufficient housing units are available for large families. Non -housing resources that address t he needs of large households include Santa Clarita Grocery, a food services provider that buys fresh, healthy groceries from major retail stores and distributes them to low-income families throughout the Santa Clarita Valley, Samuel Dixon Family Health Cen ter (SDFHC), which provides affordable healthcare services to all residents of the Santa Clarita Valley and neighboring communities, and the Santa Clarita Valley Food Pantry, which provides food distribution to those in need on a short -term basis to all cl ients who are seeking assistance.

Female-headed households
Housing Needs : 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.

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Funding programs to help address this need are discussed in Section 4.3.1. Programs and resources that help meet the needs of female-headed households are addressed within the Fair Housing Assessment.

Farmworkers
Housing Needs: Statewide, farmworker housing is of unique concern and importance.

While only a small number of SCAG jurisdictions have farmworkers living in t hem, 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 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.) Programs and Resources: 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).

Funding programs to help address this need are discussed in Section 4.3.1. Programs and policies that help address the need for extremely and very low -income housing 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

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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 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 Santa Clarita – Housing Element May December 2022

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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.
• The Handyworker Program (HP-3.2) 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.

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• 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 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.

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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 numbers are hi gher. (Source: Los Angeles Homeless Services Authority, 2020).

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 identified i n 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 identification, 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 facility 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 Community Commercial (CC) and Regional Commercial Santa Clarita – Housing Element May December 2022

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(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.

In response to the COVID-19 pandemic, the City participated in the federally funded Project Roomkey Program. The purpose of Project Roomkey was to provide non - congregate shelter options for people experiencing homelessness, to p rotect 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 “hou sing 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 o r 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 17 below shows a total of 89 low-income units that are at risk of converting to market rate within the Housing Element planning period.

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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 17: 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 24857 Singing
Hills Drive
Elderly Units 75 Project Based
Rental
Assistance
2024 Non-Elderly
Units X
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
Elderly Units X LIHTC 2069
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Three Oaks
Apartments
23610 Newhall
Avenue
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
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, a nd 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, s helter costs , and timeframe of assistance provided. Table 18 below shows the estimated preservation costs for high-risk units that are anticipated to convert to market rate within the housing cycle.

Table 18: 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
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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 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, 202 1). 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 (20 21) (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 approximately $13,732,166 in replacement costs . Given the increase of construction costs, this amount is likely to increase over the planning period.

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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 19 below.

Qualified Organizations for Preservation or Replacement of At-Risk Units Table 19: Non-Profit Housing Development Organizations
Organization Contact name Address Phone
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 organiz ation 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
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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 assistance programs such as Section 8. These funding sources are further discussed in Section 4.3.1, Housing Resources.

In 2019, City contributed $280,000 in CDBG funds to the Handyworker and Property Rehabilitation Pro grams 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 (Goal 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 m eets 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 projects 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 slidin g scale of housing affordability. The policy also clarifies how to Santa Clarita – Housing Element May December 2022

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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 spec ifications for annual reporting. Program HP-2.12 and Policy H2. 24 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 corrid ors, 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 hous ing.

The City also has the following incentives for development of mixed -use properties:
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.”
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optimize conditions for development across the region. Table 20 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 20: 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
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.

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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 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 z one (Section 17.35.010), 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 Santa Clarita – Housing Element May December 2022

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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 City 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 o r 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 by a certified arborist for any trees removed. This ordinance does not serve as a constraint to develo pment because landscape plans which mitigate 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 development 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 permitte d uses, and protection of biological resources and water quality. The 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 Sa nta 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 Santa Clarita – Housing Element May December 2022

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projects that include 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.

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 constr aints 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 middle -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 vacant land allowing residential development ranges from approximately $40,000 per acre for large vacant lots in low density areas Santa Clarita – Housing Element May December 2022

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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.com, 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.

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 Lo s 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.

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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 propo sed and its location within the City. Residents of Santa Clarita have at times expressed uncertainty about housing developments that may change the community character 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 governmen t 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 promote 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 a nd Santa Clarita – Housing Element May December 2022

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housing, live/work units, and mixed use development. These provisions are typical and apply across most of the region’s larger cities.

Table 21 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 (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 21: 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 con trol 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 Ordinance) and Title 16 (Subdivisions) of the City’s Municipal Code. Zone districts are described in UDC Division 17.30 and Table 22 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 fou r 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 22: Residential Zoning Districts
Zoning District Description of Zones Zoning District
Density
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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
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
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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
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
Varies by plan,
See Table 24
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development standards shall be determined by
the adopted specific plan.

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 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 withi n 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 percentage s. 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 Santa Clarita – Housing Element May December 2022

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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, infrastructure, and transportation, and to remove governmental constraints imposed by the more stringent density limits i n the prior General Plan. Density limits no longer pose a constraint to development.

Subdivision Standards
Subdivision standards include certain on - and off -street improvements, including road and sewer improvements, for lot owners within the subdivision a nd for general neighborhood traffic and drainage.

The subdivider is responsible for construction of these road and drainage improvements including 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 res idential arterials and collectors may exceed the requirements made by other communities, in Santa Clarita’s case there are few remaining parcels 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. Additionally, the City’s UDC allows the City Engineer to grant a modification to the required road dedication and relie ve 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 stan dards which are summarized below in Table 23 and are also available on the City’s website.

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Table 23: 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
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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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 22, 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 supportive 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 hazardous materials, resulting in chemical contamination of both soil and groundwater.

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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 To xic 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 th e 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 com mercial uses, open space, and an industrial center. A significant segment of the Santa Clara River was preserved as open space as part of the specific plan. The residential portions of this project have since been constructed.
• 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 sensitive 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 calls for primarily residential development, with up to 4,763 mult ifamily 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 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.

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• 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, me asurement standards of buildings, streetscapes, and architectural features.

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Table 24: 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.

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.

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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 25. 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 25 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 r ange of housing types constructed in a community. The parking standards for the City of Santa Clarita are presented in Table

25. Santa Clarita’s parking requirements f or seniors and persons with 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 signif icant 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 requirements. Programs HP-2.1 and HP-2.3 obligate the City to review and amend its UDC to adopt the parking requirements from Governmental Code 65915, review and amend its UDC and amend 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 25: 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
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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 and/or bed
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 hous ing. The requirement to provide enclosed parking for multifamily housing could pos e a constraint. However, p arking for multifamily projects that qualify under Government Code 65915 are not required to provide covered or enclosed parking. Further reductions and eliminations of parking requirements are available for projects located near transit, due to recent changes in State law. The City is preparing a handout to explain the different parking requirements for different parts of the City a nd different types of projects. Further, t he City is developing Objective Design Standards (Program HP -2.1) which will address the treatment of parking for multifamily and mixed-use development. 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 Unifie d Development Code provides for a range of housing types, including single -family, multiple -family, accessory dwelling units, mobile and manufactured homes, residential care facilities, 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

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Table 26: 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)
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) (C)
Mobilehome Park (C)
Residential Health Care Facility (M)
Residential Service/Care Home (P)
Rooming House (P)
Supportive Housing (P)
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Fraternity and Sorority Houses (C) 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)
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) Mobilehome Park (C)
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Community Care Facility (C)
Multifamily Dwelling (C)
Family Day Care Homes (P)
Joint Living and Working Quarters
(Live/Work Units) (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;
(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 Santa Clarita – Housing Element May December 2022

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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 27: 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 include 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 restrictive 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 hou sing (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/Institutional) and Homeless Shelter Santa Clarita – Housing Element May December 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 maxi mum 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 Se ction 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 housing 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 the 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 governments 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 people with disabilities. In addition to these Santa Clarita – Housing Element May December 2022

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requirements, jurisdictions now must allow supportive housin g 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 su pportive 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 sober 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 Unifi ed 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 agricultura l, 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 Code) 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, certified, 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 s afety 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 c onditions, 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 r eceived. Key issues that Code Enforcement officers examine are unpermitted 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 hi nder 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 administrativeresidential permits onlyas 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 – Housing Element May December 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 generally do not pose a constraint to housing persons with disabilities. Under Program HP-2.1, the City will amend its code to allow large community care facilities (for seven or more residents with disabilities) as a permitted use, subject only to transparent, objective criteria.

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 constru ct 5 percent of the dwelling units, or at least one unit, whichever is greater, 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 cost 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 limited 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 Santa Clarita – Housing Element May December 2022

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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; • 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-4.67 has been included to reduce/remove this fee and address this constraint.

Development and Permitting Fees
Various fees, shown in Table 28, 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 permit and development fees in amounts that do not exceed and are equal to the cost of providing services assoc iated with these fees.

Table 29 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 28: 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
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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
- 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
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Time Extension (TEX)

$219 per application for Staff Review
$3,334 per application for Planning
Commission Review
Variance Review
-Adjustment (ADJ)
-Variance (VAR)

$1,593 per application
$6,721 per application
Zoning Letter (ZL) $134

Table 29: 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 30) are regularly 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 impact 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 connection fees. In Santa Clarita, the typical single-family home requires $70,060 in development impact fees, and the Santa Clarita – Housing Element May December 2022

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typical multifamily unit requires $53,261 in development impact fees. Based on recent development infor mation, the average cost of impact and permit fee as a percentage of the total cost of development is 10.9%, and does not pose a constraint.

In the City’s outreach and interviews of stakeholders, these stakeholders did not identify development impact fees as an impediment or constraint to housing construction and considered them to be comparable to those of nearby jurisdictions.

Developers did not consider the typical fe es for single -family or multifamily development 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 30: 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
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Via Princessa B&T District $21,390 per
residential unit
City of Santa
Clarita Traffic
Engineering
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
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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
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 general re quirements, 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 whethe r 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 Santa Clarita – Housing Element May December 2022

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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 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.

As discussed in Table 30, the typical timeline for Development Review (Class II) project is 4-6 months. A CUP falls under Class IV application type and typically takes 5-8 months. Other entitlements can be processed concurrently, and processing times for single-family and multifamily developments would be similar , and range from 4- 8 months depending on permitting level.

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 reductions are realized 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” wi th an application. This questionnaire addresses the project’s consistency with the Guidelines and includes architectural character, site design, circulation, landscaping, and building design.

Consistency with these guidelines is determined by Planning Depa rtment staff and architectural consultants . The City does not have a Design Review Board . This process ensures that applicants have clear expectations for their projects and increases certainty of approval.

The City does not have a Design Review Board. The Director can grant design review approval if the following findings can be made pursuant to SCMC 17.23.110(D):

1. The proposal is consistent with the General Plan;

2. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code;

3. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and Santa Clarita – Housing Element May December 2022

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In order to mitigate possible constraints associate d with this process, the City will develop Objective Design and Development Standards for multifamily and mixed-use projects (Program HP-2.1).

Overall, Santa Clarita’s development review process has been streamlined to minimize costs and promote development certainty. Santa Clarit a’s permitting process is generally faster than other jurisdictions in the region, which decreases constraints to residential development.

The City of Santa Clarita’s Planning Division organizes applications based on the proposed project scope. Table 31 below illustrates applications that ar e 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 applications require public hearing and plannin g 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 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 31: 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
1 to 24 hours
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Zoning referrals and other tenant
improvements
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
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
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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.

Development Review (DR) is a ministerial review by the Director and does not require a public hearing, to ensure that the project complies with all of the provisions of the code, the General Plan, and other applicable requirements. In order to achieve this, the Director is empowered t o grant approval with conditions for uses in zones as prescribed in this code, and to impose reasonable conditions upon the granting of a development review.

A Conditional Use Permit (CUP) is a discretionary process requiring a public hearing before the Planning Commission. The approving authority may impose conditions that may involve any pertinent factors affecting the establishment, operation, and maintenance of the use for which such conditional use permit is requested.

Both permit types must be found in compliance with the following findings:

1. The proposal is consistent with the General Plan;

2. The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code;

3. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and

166
d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site.

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 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 Clarita 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 Santa Clarita – Housing Element May December 2022

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for building permits at their own risk prior to final project approvals . In the case of the recently approved Golden Triangle apartment proje ct (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 m onth 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 fo r 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 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 ensure 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 developmen t 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.

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Historic Preservation
The City of Santa Clarita is dedicated to preserving the heritage of the Santa Clarita Valley and its historic resources. The municipal c ode, 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 Commissi on, 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 designat ed landmarks, 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, including 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 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 Santa Clarita – Housing Element May December 2022

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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. Costs 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 unlikely th at 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:

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 u nlikely 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 Agency (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 . Feedback from the District indicates that the planned capacity of wastewater facilities is based on the growth forecast adopted by SCAG.

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The City has various plans to addres s 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.

State law requires a water supply assessment for larger subdivisions to ensure adequate long-term water supply for single -year and multi-year drought conditions 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.

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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, 2019. 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 ensure 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
• 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. In order to focus resources, maximize impact in the planning period, and strongly connect factors to goals and actions, this housing element prioritizes the contributing f actors that most limit or deny fair housing choice or access to opportunity or negatively impact fair housing or civil rights compliance. Using input from the HousingCommunity Preservation Division and their experience with local service providers, the fo llowing fair housing issues were identified as the highest priority issues locally. These identified issues were prioritized as outlined in Table 31 below. The table also outlines identifies the contributing factors associated with the identified each priority issue s and the programs and actions to overcome the challenges they present.

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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 Santa Clarita – Housing Element May December 2022

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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

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Fair
Housing
Issues
Contributing
Factors
City Programs & Actions Metrics and
Milestones
Outreach and Enforcement
Low rates
of
community
participatio
n 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

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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
/Committees 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
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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Canyon
Country
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
/Committees 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
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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
Disparities in Access to Opportunity
Discrepanci
es in
lending
patterns by
race/ethnic
ity
identified in
Analysis of
Impedimen
ts (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
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178
Environmen
tal 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
communitie
s 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
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179
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
Communiti
es sensitive
to
investment
-driven
displaceme
Availability of
affordable
units in a
range of sizes
Potential
displacement-
risk due to
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 Santa Clarita – Housing Element May December 2022

180
nt in
Newhall

redevelopment
in Old Town
Newhall
Lack of renter
protections
Lack of rental
relief
programs for
people at risk
of
homelessness

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
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181
Communiti
es sensitive
to disaster-
driven
displaceme
nt 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/material
s to residents on
emergency
preparedness
Update Santa Clarita
Emergency website
to promote disaster
preparedness every
6 months
Higher
rates of
overcrowdi
ng and
overpayme
nt in
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
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182
Newhall
and Canyon
Country
Census
Tracts
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 Table 32: Fair Housing Issues, Contributing Factors, and Programs & Actions Prioritized Fair Housing
Issues and Contributing
Factors (CFs)
Meaningful Actions

Issue: Low rates of community
participation
CF: Awareness of fair housing
issues, participation
opportunities, and lack of
language access
Priority: High

The City will undertake strategies to proactively promote housing resources and fair housing information, especially to historically underrepresented and underserved communities and areas:

• 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. (Program HP-2.10)
• 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. (Program HP-2.10)
• The City will seek to establish an affirmative marketing campaign aimed at promoting equal access to available
assisted housing. (Program HP-2.10)
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183
Issue: Environmental Health
Hazards in older housing stock,
mainly in in Newhall and
Canyon Country

CF: Age of housing stock

Priority: High
The City will implement the following programs to address environmental health hazards, including place-based strategies:

• The City will continue to fund and proactively promote the Handyworker Program which includes lead
abatement and education and the property
rehabilitation program. (Program HP-2.10, 3.2, 3.3)
• The City will continue to dedicate funding to prioritize basic infrastructure improvements in Newhall and
Canyon Country through the Proactive Community
Preservation Program (Program HP- 4.10)
• 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. (Program HP-

4.8)
Issues: Lower Resource areas
in Newhall and Canyon Country
have higher rates of
segregation, overcrowding, and
overpayment

CF: Availability, location, size,
and access to affordable
housing

Priority: High

The City will take the following actions to address these issues by increasing the supply of affordable housing and better integrating affordable housing within the community:

• The City will prepare a feasibility study for an
inclusionary housing ordinance (Program HP-1.7),
which would provide affordable units within market-
rate developments.
• 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. (Program HP-2.10)
• 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. (Program HP-2.10)
• The City will develop an outreach strategy that
proactively connects tenants and those seeking rental
housing with the information and resources they need.

The City will seek to establish an affirmative marketing campaign aimed at promoting equal access to
government assisted housing. (Program HP-2.10)
•
Issue: Communities (especially
Newhall) sensitive to
investment-driven
displacement
The City will take actions to increase the availability of affordable housing, while implementing anti-displacement programs, including place-based strategies:

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184

CF: Displacement of residents
due to economic pressures

Priority: High

• 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). (Program HP-1.6)
• The City will require replacement housing units subject to the requirements of Government Code Section
65915(c)(3) for sites on the City’s Sites Inventory
(Program HP-2.7)
• The City will continue to promote the State’s rental and mortgage relief programs on the City website.
(Program HP-2.10)
• The City will proactively promote the services of the Housing Rights Center in communities who are
vulnerable to displacement, and maintain year-round
informational postings at community centers and other
municipal buildings near vulnerable communities
(Program HP-2.10)
• The City will implement programs designed to increase the supply of affordable units in a range of sizes.
(Programs HP-1.4: Affordable Housing Density Bonus,
HP-1.7: Inclusionary Housing Ordinance, HP- 2.1: Code
Changes for Consistency with State Law, HP-3.7:

Workforce Housing Program)

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. In California, the Fair Employment and Housing Act (FEHA) and the Unruh Civil Rights 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 Housi ng (DFEH) maintains the authority to investigate complaints of Santa Clarita – Housing Element May December 2022

185
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 processe s, 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, discrimination auditing and testing, and education and outreach, including the dissemination of fai r 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 Ho using 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 r egulations, 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 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 federal, 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.

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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 33). 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 33: 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%
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.

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Units are inspected, repaired, and maintained 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 allow 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, assisting 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 20). While Housin g Choice Vouchers are distributed evenly across multiple opportunity index locations, stakeholder 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 2.10 contains actions to conduct educational outreach regarding source of income discrimination and Housing Choice Voucher programs . source of income discrimination.

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Figure 21: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 servi ces 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 S ignal, 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 a nd 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/Spani sh); 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 (Eng lish/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 (E nglish/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 th e 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 included 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 cons traint to affordable housing development. 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 to address the stigma of affordable housing to overcome community opposition.

Local Data, Knowledge, and Other Relevant Factors
Local data and knowledge provide local c ontext for data provided by HCD and HUD.

Where appropriate and when available, the Assessment 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 ob tained 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
The primary fair housing issue relat ed to enforcement and outreach is a low rate of community participation. The main factors that contribute to this issue are lack of awareness of fair housin g issues, participation opportunities, and language access.

In addition to the work done by the HRC and the City’s support of the Committee on Housing and Bridge to Home, the City will take the following actions:
• Engage and outreach to residents from lower resource areas to serve on boards, committees, task forces, and other local government decision-making bodies. (Program HP-2.10)
• 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. (Program HP-2.10)
• Seek to establish an affirmative marketing campaign aimed at promoting equal access to government assisted housing. (Program HP-2.10) • 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 34 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.

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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/Latino, Black or African American, and Asians overall, the growth rates of these populations outpace both the County and State (Table 35).

Table 34: 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
Islander alone

0.13% 0.13%

0.00%
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 35: 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

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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.

The model identifies indicators which are research based and represent neighborhood conditions and develops m easures which can transform data to represent opportunity. These indicators are assigned to a set of domains (Table 36), such as Education, Economics and Health, which c apture 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 36: 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 22: 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 with 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 23: Racial Dot Density Map of Santa Clarita

Source: ESRI, ACS 5-Year Estimates 2015-2019

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Figure 24: 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 25: 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 37, 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 26: HUD Minority Census Tracts and Hispanic/Latino Population Predominance

Table 37: 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 38 below demonstrates how HUD views various levels of the index.

Table 38: 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 Othe r 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 39).

Table 39: 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 housing 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 40).

Table 40: 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
Change
2010 2019 Rate of
Change
Total
Households
57,328

69,046

+20.4%

3,217,88
9 3,316,79
5 +3.1
%

12,392,85
2 13,044,2
66 +5.3%

Family
Households
42,455
(74.1%)
1 52,297
(75.7%)1
+23.2%

2,170,227
(67.44%)
1 2,210,93
9 (66.65%)
1 +1.9%

8,495,322
(68.55%)1
8,958,436
(68.67%)1
+5.5%

Average
Family Size

3.43 3.50

+2.0%

3.64 3.66

+0.6%

3.48 3.53 +1.4%
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Married-
Couple
Family
Households
32,763
(57.2%)
1 41,122
(59.6%)1

+25.5%

1,465,486
(45.54%)
1 1,495,65
8 (45.09%)
1 +2.1%

6,166,334
(49.75%)1
6,491,236
(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
1,690,625
(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%

1,047,662
(32.55%)
1 1,105,85
6 (33.34%)
1 +5.6%

3,897,530
(31.44%)1
4,085,830
(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-4.112.10 addresses the need for place-based strategies to provide information about housing rights and services available to vulnerable populationsadditional services in these areas through actions which offer free services at the community centers in Newhall and Canyon Country.

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Figure 27: 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 28: 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 29: 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 h ousing 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 41).

Persons with physical and mental disabilities may face additional barriers while seeking housing, including discrimination. Landlords/owners sometimes fear that a unit may sustain wheelchair 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 pe rsons, 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 41: 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. According to ACS 2015 – 2019 estimates, between 10 to 20 percent of the population residing in c ensus tracts located south of Santa Clarita (Sylmar, Granada Hills, San Fernando and Pacoima) had one or more disabilities. Similarly, urbanized communities north of Santa Clarita , near the cities of Lancaster and Palmdale, exhibited identical disability rates per census tract. 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 30: 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 knowledge 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 42, 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 31: Households Living with a Disability by Census Tract in Santa Clarita

Source: HCD AFFH Data Viewer, 2021

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Figure 32: Location of Licensed Care Facilities in Santa Clarita Source: Santa Clarita Analysis of Impediments, 2021

Table 42: 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 33: 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 34: 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 35: 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). Potential contributing factors that may affect the concentration of lower median incomes in Santa Clarita include the location and type of affordable housing available and access to economic opportunities within the city. Neighborhoods with lower median incomes concentrated in the southern part of the city had a disproportionate share of renter -occupied housing and mobile home parks, compared to areas with higher median incomes and census block groups with lower median incomes were more likely to have a greater share of subsidized rental units, permanent supportive hous ing and emergency shelters for persons experiencing homelessness. Additionally, while there are no low resource areas within Santa Clarita city limits, areas with lower median incomes had the lowest opportunity scores in Santa Clarita.

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Figure 36: Median Income Block Groups in Santa Clarita

Source: HCD AFFH Data Viewer, 2021

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 37: 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
Various metrics show higher rates of segregation in the Newhall and Canyon Country areas, with higher concentrations of lower and moderate-income households, female-headed households with children, and Hispanic residents. The primary contributing factor to these issues is the location and type of affordable housing. To address this, the City will take the following actions:
• The City will prepare a feasibility study for an inclusionary housing ordinance (Program HP-1.7), which would provide affordable units within market-rate developments.

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• 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. (Program HP-2.10)
• 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. (Program HP-2.10)
• The City will develop an outreach strategy that proactively connects tenants and those seeking rental housing with the information and resources they need. The City will seek to establish an affirmative marketing campaign aimed at promoting equal access to government assisted housing. (Program HP-

2.10)
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 equitable access to opportunities and identify 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 43 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 t he 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. T his is based upon the level of employment, labor force participation, and educational attainment in Santa Clarita – Housing Element May December 2022

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a census tract. 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 residenti al 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. 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 43: 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,

69.81 71.23 63.96 71.04 68.20 43.16 53.70
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Non-
Hispanic
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
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 36) 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, ove rpayment for housing costs, transportation 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.

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Figure 38: TCAC Opportunity Area Index Map of Santa Clarita Census Tracts

Source: TCAC, 2021

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 39: 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 T itle 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 40: Schools and Title 1 Status in Low- and Moderate-Income Areas of Santa Clarita
Source: HUD, 2020

Schools perform universally well in Santa Clari ta 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 44).

Table 44: 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 45).

Table 45: 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 will implemented Program HP-

4.113.2, HP-3.3, HP -4.10, and HP -2.10 which includes place-based strategies to address the aging housing stock in these areas.

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Figure 41: CalEnviroScreen 4.0 Index Scores in Santa Clarita Source: California Office of Environmental Health Hazard Assessment, 2021

Table 46: 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 42: 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 persons, who are often t ransit 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.

Santa Clarita City CouncilJune 27, 2023

Santa Clarita City Council
June 27, 2023