According to the 2020 Census, the median household income of Solvang residents is $82,838, five percent above the median statewide household income of $78,672. This higher median household income reflects the changing demographics of Solvang. As of 2020, Solvang’s population has progressed to favor older, higher-income, households that can afford to purchase a home in Solvang. Younger people, often service sector workers at the core of the city’s tourist industry, have fewer affordable housing options and are more willing to share units to reach an affordable price point. Lower income residents have few housing options within the city limits, especially given income, rental history, and credit check requirements associated with accessing market rate housing.
Table H-6 shows income distributions for the City of Solvang. Among families and married couple families, households with income of $200,000 or more occupy the largest percentage of households. Households with income of $200,00 or more make up 25.0 percent of family households and 30.7 percent of married couple family households. Combined with low percentages of low earning households, this illustrates a high level of affluence among these household types. 280
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Table H-6 Income in The Past 12 Months (In 2020 Inflation-Adjusted Dollars) Household Families Married couple
families
Nonfamily
households
Less than $10,000 2.30% 2.40% 3.10% 2.20%
$10,000 to $14,999 2.80% 2.40% 0.00% 3.50%
$15,000 to $24,999 3.80% 3.00% 3.90% 5.20%
$25,000 to $34,999 4.10% 3.40% 4.50% 5.40%
$35,000 to $49,999 8.30% 9.10% 8.30% 7.00%
$50,000 to $74,999 22.70% 14.80% 14.90% 36.40%
$75,000 to $99,999 16.80% 16.80% 12.80% 19.80%
$100,000 to $149,999 13.50% 11.70% 12.30% 13.60%
$150,000 to $199,999 9.10% 11.40% 9.70% 5.10%
$200,000 or more 16.50% 25.00% 30.70% 1.80%
Total 2,392 1,515 1,158 877
Median income
(dollars)
82,838 98,848 111,379 67,044
Source: 2020 American Community Survey 5-Year Estimates Subject Tables, Table S1901.
Household Trends
Household characteristics, such as type and size, income levels, and the presence of special needs populations, determine the type of housing needed by residents. This section details the various household characteristics affecting housing needs.
Household Tenure
Household tenure, or the status of homeownership or renting, is an important indicator of the types of housing issues that can arise in a region and can help determine what programs work best to help the populace. Tenure can also be a determination of a city’s affordability for settling down and owning property.
Solvang’s households are primarily composed of homeowners, with 62 percent of the city owning their homes and 38 percent of the city renting their homes (Table H-7). This high rate of homeownership is similar to other cities in California that are primarily composed of single-family residences, but higher than Santa Barbara County where 52 percent of county residents own their home.
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Table H-7 Existing Households by Tenure
Renters Owners Total
Amount % of
Municipality
Amount % of
Municipality
Amount
Solvang 898 37.7% 1,482 62.3% 2,380
Buellton 585 30.1% 1,356 69.9% 1,941
Santa Barbara County 69,911 47.9% 75,945 52.1% 145,856
Sources: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25003.
Tenure Trends
Over the last ten years, the share of rental households has slightly decreased in Solvang from 40.9 to 37.7 percent, while there has been a substantial increase in the number of owner-occupied households (17.4 percent increase). The increase in owner-occupied households is attributed to the construction of the Skytt Mesa subdivision between 2009 and 2018.
Table H-8 Change in Number of Households by Tenure, 2010-2020 2010 2020 Growth
Number % Number % Number %
Renters 874 40.9% 898 37.7% +24 +2.7%
Owners 1262 59.1% 1482 62.3% +220 +17.4%
Total Households 2136 - 2380 - +244 +11.4%
Sources: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B23003;2010 American Community Survey 5-Year Estimates Tables B25003
Household Size
Household size is a factor that can help inform the types of housing in demand for the planning cycle. It can also signify possible overcrowding. Table H-9 shows the household size in Solvang by tenure. According to the 2020 Census, Solvang has a total of 2,380 households, of which a majority are composed of two to four persons. The high proportion of two to four person households reflects the long history of single-family housing development in Solvang.
Table H-9 Household Size by Tenure
Owner occupied Renter occupied Total
Living Alone 261 201 462
2-4 persons 1,161 650 1,181
5+ persons 60 47 107
Sources: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25009 282
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Overcrowding
Overcrowding occurs when the number of people living in a household is greater than the home was designed to accommodate. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per bedroom. Further, housing units with more than 1.5 occupants per room are defined as being severely overcrowded.
Table H-10 shows Solvang’s rate of overcrowding and severe overcrowding. According to the American Community Survey, there are approximately 26 overcrowded and 98 severely overcrowded households in Solvang, most of which are renter occupied units. Renter occupied units, despite accounting for just a quarter of the city’s housing stock, account for 94 percent of overcrowded households with an occupancy per room rate greater than one. Among renter occupied housing, 2.1 percent are overcrowded and 10.9 percent of renter occupied units are severely overcrowded.
Severe overcrowding among rental households in Solvang reflects a lack of affordable housing in the city. Overcrowding and severe overcrowding are more likely to be experienced by lower wage retail, service, and agricultural jobs that support the tourism and agricultural industry at the heart of Solvang and the Santa Ynez Valley, respectively. As such, there is a high demand for rental housing in the planning period.
Table H-10 Overcrowding in Solvang, 2019
Designed Occupancy
(< 1.00 OPR)
Overcrowding
(1.00 – 1.50 OPR)
Severe Overcrowding
(> 1.51 OPR)
Renters Owners Renters Owners Renters Owners
Solvang 781 2,373 19 7 98 0
Percent of Tenure
Households
87.0% 99.7% 2.1% 0.4% 10.9% 0%
Percent of all Households 94.8% 1.1% 4.1%
OPR = occupants per room
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25014 Housing Growth
Solvang has experienced moderate housing stock growth since 2011. As shown on Table H-11, 205 new units were built, equating to an 8.2 percent increase over ten years. As of 2021, Solvang has 2,699 housing units. Solvang’s growth has been slower than nearby Buellton, which experienced a greater housing stock increase of 12.8 percent, the highest in Santa Barbara County.
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Table H-11 City and County Housing Growth Trends 1990-2010 County/City 2011 2021 Percent
Solvang 2,494 2,699 8.2%
Buellton 1,855 2,093 12.8%
Lompoc 14,410 14,692 2.0%
Santa Barbara 38,000 39,378 3.6%
County Total 153,254 162,547 6.1%
Sources: SBCAG, HCD Pre-approved Data Package, State of California, Department of Finance, Table E-5.
Housing Projections
For the 2023-2031 planning period, as with previous periods, the Santa Barbara County Association of Governments (SBCAG) assigned a portion of its Regional Housing Needs provided by the California Department of Housing and Development to the City of Solvang according to projected regional jobs growth over time, among other factors (for more detailed documentation of the methodology, see the Housing Resources section). The result of the process is Solvang’s Regional Housing Needs Allocation (RHNA), which serves as a projection of housing needs during the 2022- 2031 planning period (Table H-12).
The RHNA states that Solvang is projected to need 191 total units by 2031. The identified housing need is almost evenly split between lower-income and higher-income designations.
Table H-12 Projected Housing Needs in Comparison to Nearby Jurisdictions Lower
Moderate
Above
Moderate
Total Extremely
Low
Very Low Low
Solvang 27 28 39 22 75 191
Buellton 55 37 30 43 165
Lompoc 166 262 311 1,509 2,248
Santa Barbara 2,147 1,381 1,441 3,032 8,001
Santa Barbara County 5,799 3,935 4,397 10,725 24,856
Source: SBCAG, HCD Pre-approved Data Package, State of California Department of Housing and Community Development, 2021.
Employment Trends
Employment also has an important impact upon housing needs. Varying jobs and income levels determine the type and size of housing a household can afford. According to the 2020 Census, 61.2 percent of Solvang residents over the age of 16 (2,877 individuals) are in the labor force. High labor force participation rate has led to a low unemployment rate of
2.6 percent.
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Employment by Industry
Table H-13 shows the types of occupations held by residents in Solvang and Santa Barbara County by industry. The four largest occupational categories in Solvang were arts, entertainment, and recreation, and accommodation and food services (29.6 percent); manufacturing (14.6 percent); educational services, and health care and social assistance (13 percent); and professional, scientific, and management, and administrative and waste management services (12.3 percent). These categories account for 69.5 percent of employed residents. As described previously, given the town's relatively small size, it can be inferred that a majority of those employed in managerial and professional occupations travel to work outside the City. Solvang has a significant share of workers in service industry positions due to its economic base in tourism.
Table H-13 Employment by Industry
Solvang Santa Barbara County
Estimate % Estimate %
Agriculture, forestry, fishing and hunting, and
mining
16 0.50% 19,435 9%
Construction 88 2.90% 12,302 6%
Manufacturing 449 14.60% 14,552 7%
Wholesale trade 36 1.20% 3,889 2%
Retail trade 206 6.70% 20,456 10%
Transportation and warehousing, and utilities 59 1.90% 6,484 3% Information 40 1.30% 3,942 2%
Finance and insurance, and real estate and
rental and leasing
136 4.40% 9,911 5%
Professional, scientific, and management, and
administrative and waste management
services
378 12.30% 25,849 12%
Educational services, and health care and
social assistance
398 13.00% 49,462 23%
Arts, entertainment, and recreation, and
accommodation and food services
908 29.60% 26,591 12%
Other services, except public administration 229 7.50% 11,823 6% Public administration 127 4.10% 8,742 4%
Total Jobs 3,070 213,438
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table DP03. 285
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Solvang's occupational profile is similar to that countywide, with the exception of a larger share of City residents in service occupations and a smaller share in production, transportation, and material moving. These differences reflect Solvang's tourism-based economy as well as its geographic location.
Job Projections
Job projections serve as an important forecasting tool to help plan for future housing need. Over the next thirty years, SBCAG expects that City will gain approximately 3,310 jobs, which matches the same rate of growth (21.4 percent) as Santa Barbara County. Between 2020 and 2030, the period that represents the current Housing Element planning cycle, SBCAG expects the city to gain approximately 1,440 jobs.
Table H-14 Job Forecast, 2020-2050
2020 2025 2030 2035 2040 2045 2050 2020-2050
Growth Rate
Solvang 15,450 16,430 16,890 17,350 17,840 18,290 18,760 21.4% Santa
Barbara
County
231,150 245,900 252,710 259,710 266,900 273,710 280,700 21.4% Source: Forecast 2050 October 2018 Draft, Santa Barbara County Association of Governments.
Given this large growth in jobs, Solvang will need to plan accordingly to meet the demands of future residents who would prefer to live and work in the city. Solvang’s tourism-based economy is set to grow further and represent a large proportion of those 3,310 jobs, which points to a greater need for lower-income housing for tourism-serving commercial and service sector employees.
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Housing Conditions
Housing Type
In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing”, including duplexes, triplexes, townhomes, cottage clusters, and other multifamily housing types compatible in massing and scale with traditional single-family housing types. These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
Figure H-3 provides a breakdown Solvang’s housing stock by type. In Solvang, detached single-family homes are the most common housing type, making up 58.4 percent of housing stock in 2021. By comparison, multifamily dwelling units comprise 36.7 percent of the housing stock and mobile homes account for the remaining 5 percent.
Figure H-3 Housing Units by Type, 2021
Source: SBCAG and State of California, Department of Finance, HCD Pre-approved Data Package, ACS 2015-2019, Table DP04.
Table H-15 shows the change in housing stock in Solvang between 2011 and 2021. During this time, composition of the housing stock stayed essentially the same. Significant gains in single detached (10.6 percent growth) and single attached housing (30.1 percent growth) are the result of the completion of the Skytt Mesa subdivision and The Cottages on Old Mission project during the 2015-2023 planning period.
Single Detached
1573 units
58%
Single Attached
199 units
7%
Two to Four
262 units
10%
Five Plus
529 units
20%
Mobile Homes
136 units
5%
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Table H-15 Housing Units by Type – Change over Time, 2011-2021 2011 2021 Percent Change
Single Detached 1,422 1,573 + 10.6%
Single Attached 153 199 + 30.1%
Two to Four 254 262 + 3.1%
Five Plus 529 529 +/- 0.0%
Mobile Homes 136 136 +/- 0.0%
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, State of California, Department of Finance Vacancy Rate
Vacancy rate is defined as the share of housing units currently without a permanent occupant. It serves as an important measure of the availability of and demand for housing. A low level of vacancy indicates high demand for and relatively limited supply. Solvang’s current vacancy rate is 7.2 percent, a similar rate to the 6.3 percent county-wide vacancy rate reported in the 2020 Census (Table H-16).
Table H-16 Occupancy Status
Units %
Occupied Housing Units 2,380 92.8%
Vacant Housing Units 186 7.2%
Total Housing Units 2,566
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25002 Table H-16 shows the type of vacancies present in Solvang. There are no rental properties that are vacant or available, indicating a high demand that has completely exhausted supply. There is also a low number of for-sale vacancies, indicating a low supply for owner occupied homes with high present demand.
Census data also notes that there are 33 vacant seasonal use units. This use could be of concern for a small touristoriented municipality like Solvang, however, the City actively regulates shortterm rentals through its short-term/vacation rental ordinance. The ordinance was codified into the Municipal Code in 2016, barring short term rentals outside of the Tourist Related Commercial (TRC) Zone, or Village Area, and certain properties between addresses 1506 and 1546 Copenhagen Drive. Such ordinances have kept vacancy rates low despite high tourism demand for short-term rentals (see the Governmental Constraints section for further analysis).
The most common type of vacancy is “other,” which includes properties in some type of transitional process. For example, a housing unit that has been sold and is awaiting a legal transfer or is currently involved in a legal dispute. This classification, however, does not provide much insight into the state of Solvang’s housing market. 288
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Table H-17 Housing Stock by Type of Vacancy
Units Percent
For rent 0 0.0%
Rented, not occupied 0 0.0%
For sale only 56 2.2%
Sold, not occupied 0 0.0%
For seasonal, recreational, or occasional use 33 1.3%
For migrant workers 0 0.0%
All other vacant units 97 3.8%
Occupied Units 2,380 92.8%
Total Units 2,566
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25004 Housing Age and Condition
Housing age can be used as an indicator of housing conditions within a community. Like any other tangible asset, housing is subject to gradual deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress property values, and eventually impact the quality of life in a neighborhood. Given the mostly built out nature of Solvang, most homes are already over thirty years old. Consequently, maintaining and improving housing quality is an important goal for the City of Solvang.
Table H-18 provides a breakdown of the City's housing stock by year built. As of 2020, nearly 90.5 percent of the City's housing units are over 30 years old. A general rule in the housing industry is that structures older than 30 years begin to show signs of deterioration and require reinvestment. Unless properly maintained, homes older than 50 years usually require major renovations to remain in good working order. Given the high amount of capital flowing into Solvang through new residents, it is expected that many older units are being actively rehabilitated by both new homeowners and longtime homeowners to improve property values and resale prospects. For example, a review of listings in August 2022 on Zillow reveals several homes built before 1980 that have had extensive refurbishment to meet the demands of new, wealthier buyers. Many of these refurbished homes, despite their smaller size compared to newer single -family residences, are able to sell for upwards of $750,000 with their modern updates. Given this trend, it could be surmised that around four percent of the City’s housing units need some form of renovation to meet modern housing standards.
Program HE-B is included in the Policy Document to assist residents who may need financial assistance through loans or grants to fund needed renovations and retrofits for their homes. 289
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Table H-18 Solvang Age of Housing Stock
Year Structure Built Estimate Percent
Built 2014 or later 92 3.6%
Built 2010 to 2013 34 1.3%
Built 2000 to 2009 118 4.6%
Built 1990 to 1999 281 11%
Built 1980 to 1989 589 23%
Built 1970 to 1979 592 23%
Built 1960 to 1969 286 11.2%
Built 1950 to 1959 315 12.3%
Built 1940 to 1949 118 4.6%
Built 1939 or earlier 141 5.5%
Total 2,566 100%
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25034.
Affordable Housing At-Risk of Conversion
In Solvang, there are no publicly subsidized housing units, both senior restricted and non-senior restricted, deemed to be at-risk of conversion to market rate units during the 2023-2031 planning period. The City does not have a redevelopment agency and has not used Community Development Block Grant funds for housing. Table H-19 summarizes publicly assisted units in Solvang by income category.
Table H-19 Assisted Units at Risk of Conversion
Low Moderate High Very High
Solvang 44 0 0 0
Source: SBCAG, HCD Pre-approved Data Package, California Housing Partnership Corporation.
These 44 units of deed restricted affordable housing originate from the completion of Solvang Senior Apartments, the first deed restricted affordable housing complex in the city built in 2016. The project was heavily subsidized by in-lieu fees collected from the completion of the Skytt Mesa single-family residential subdivision earlier in the previous planning period. Solvang Senior Apartments also received a density bonus and two incentives in accordance with density bonus law.
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Table H-20 Affordable Unit Inventory
Development Total Units Affordable
Units
Subsidy Type Deed
Restrictions
Expire
Risk of MarketRate Conversion
Solvang Senior Apartments
1758 Laurel Avenue
45 44 Low Income
Housing Tax Credit
(LIHTC)
2068 Low
TOTAL 45 44
Source: SBCAG, HCD Pre-approved Data Package, California Housing Partnership Corporation.
Finally, there are no residences within the city located on land designated for residential use that are targeted for conversion to non-residential uses. No affordable units in the past fifteen years have been converted to non-residential uses.
Cost of New Affordable Housing
According to a March 2020 study by the U.C. Berkeley Terner Center for Housing Innovation, low-income housing funded with Low Income Housing Tax Credit (LIHTC) 9-percent tax credit funding (which includes many deed restricted lowincome properties) has an average cost of over $500,000 per unit statewide. This is a staggering figure that reflects the increasing severity of the housing crisis. The report breaks down this figure into the variables associated with constructing low-income housing, such as location-related costs, development fees, and construction material costs.
The report concludes that currently, material and labor costs are the primary source of rising costs for affordable housing development.
The report also presented information on the costs of construction by region, which influence the total cost of housing tremendously. The study inventoried 71 LITHC 9-percent new construction projects between 2008 and 2019 in the Central Coast region, where Solvang is located. Considering contemporary projects, the study estimates that the current average price per square foot of LIHTC development in the Central Coast region is approximately $500 per square foot.
This valuation equates to nearly $150,000 needed for the development of a 300 square foot studio, or $475,000 for a 950 square foot two-bedroom apartment. Given these high costs of producing new affordable housing, the City of Solvang is committed to preserving existing affordable units and promoting housing rehabilitation (see Programs HE-B and HE-D).
Management and Potential Affordable Housing Funding
Qualified local entities currently acquiring and managing affordable housing include the Housing Authority of Santa Barbara County and non-profit affordable housing operators such as the Rona Barrett Foundation and the Santa Barbara Community Housing Corporation. For more information regarding these entities, see the Community Resources section.
If the City of Solvang does require funding to preserve affordable housing, financial options such as Community Development Block Grant (CDBG) funds will be considered. Financial funding sources are described in further detail in the Community Resources section.
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Overpayment
Between 2006 and 2013, home prices decreased in Solvang, matching nationwide trends following the Great Recession.
Since 2013, however, the median home price has increased greatly, with homes averaging $1.42 million in May 2022 (see Figure H-4 for more details). Home values have increased approximately 199 percent between 2000 and 2022. This drastic increase matches similar home value growth statewide, which has made homeownership much less attainable to young professionals, middle class families, and lower income families. As a result of these increases, residents across the country have been forced to pay for housing that is well beyond their means. The story is the same in Solvang, with both renters and homebuyers facing a challenging housing market with low supply that pushes residents to choose any options available, even if they are suboptimal and/or beyond a third of their monthly income.
Additionally, with Solvang’s rising senior population, senior households may be at more extreme risk of being affected by overpayment. With fixed incomes and low flexibility to provide cash immediately, seniors can easily become housing insecure with market rate changes (see Special Housing Needs).
Cost Burdened Homeowners
Given the extremely high price of housing in Solvang (Figure H-4), homeowners are subject to higher monthly cost burdens from mortgage payments that may make it difficult to make ends meet. In 2021, approximately 30.4 percent of owner-occupied households have a burden greater than 30 percent of median family income. Compared to Santa Barbara County, the proportion of Solvang residents who are cost burdened, particularly at the 50 percent benchmark, is much higher.
Table H-21 Owner Occupied Cost Burdened Households
Greater than 30% of
Area Median Family
Income (HAMFI)
% of Owner
Occupied
Households
Greater than 50% of
Area Median Family
Income (HAMFI)
% of Households
Solvang 450 30.4% 280 18.9%
Santa Barbara County 22,150 29.3% 9,780 12.9%
Source: SBCAG, HCD Pre-approved Data Package, HUD CHAS Dataset, 2021; SBCAG, HCD Pre-approved Data Package, ACS 2015-2019 5 Year, Table B25007
Cost Burdened Renters
Similar to the cost burden faced by homeowners, renters in Solvang have difficulty finding affordable places to live.
Among low-income renters in Solvang, 47.3 percent are cost burdened. This figure reflects a lack of housing supply despite high demand for rental housing in Solvang, which is utilized by workers who support Solvang’s tourist-oriented economy.
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Table H-22 Renter Occupied Cost Burdened Households
Greater than 30% of
HUD Area Median
Family Income
(HAMFI)
% of Renter
Occupied
Households
Greater than 50% of
HUD Area Median
Family Income
(HAMFI)
% of Renter
Occupied
Households
Solvang 425 47.3% 170 18.9%
Santa Barbara County 36,420 48.1% 18,945 25.0%
Source: SBCAG, HCD Pre-approved Data Package, HUD CHAS Dataset, 2021; SBCAG, HCD Pre-approved Data Package, ACS 2015-2019 5 Year, Table B25007
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Special Housing Needs
Certain groups have greater difficulty in finding decent, affordable housing due to their special needs and/or circumstances. Special circumstances may be related to one's employment and income, family or household characteristics, or disability.
State Housing Element Law identifies the following special needs groups: elderly, persons with disabilities, large households, farmworkers, female-headed households, homeless, and other interest populations, such as students and military. Table H-23 summarizes data from the 2020 Census regarding special needs groups residing in Solvang.
Table H-23 Population of Special Needs Groups, 2020
Persons Households
Seniors (65 and over) 1,685 1,087
Persons with a Disability 517 -
Persons Living with Developmental Disabilities 52
Female-headed Household - 324
With Children - 220
Large Households - 107
Farm workers 16 -
Persons Experiencing Homelessness 12
Source: SBCAG, HCD Pre-approved Data Package, 2015-2019 ACS, Tables DP03, DP05, B17012, C18120, S1810; SBCAG, 2020 Census; edhat; Santa Barbara County, 2020 Point-In-Time Homeless Count.
Fifth Cycle Special Needs Housing Programs
The City of Solvang implemented two programs to support the housing needs of people living with disabilities during the fifth cycle. The City implemented a program to identify and remove constraints affecting persons with disabilities and implemented a program to encourage universal design to forward accessibility and safety. The City also codified means for reasonable housing accommodation in Municipal Code Section 11-12-25 and is committed to encouraging the incorporation of universal design features in future development. For more details on the outcomes of the programs, see Appendix B.
Extremely Low-Income Households
Extremely low-income is defined as households with income less than 30 percent of the area median income. The area household median income in Santa Barbara County is $82,850. For extremely low-income households, this results in an income of $24,850 or less for a four-person household or $17,400 or less for a one-person household. Households with extremely low-income have a variety of unique housing situations and needs. For example, most families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance, are considered extremely lowincome households. 294
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Existing Needs
In 2020, approximately 260 extremely low-income households resided in the City of Solvang, representing 11 percent of the total households. Of these households, 185 are currently cost burdened (Table H-24). Among cost-burdened extremely low-income households, 155 of 185 total households (67.3 percent) are renters. Further, Table H-25, shows severely cost burdened households. When comparing extremely low-income households by cost burdened, all households experiencing a cost burden are severely cost burdened.
Table H-24 Housing Cost Burden Greater than 30%
Extremely Low
Income
Very Low
Income
Low Income Moderate Above
Moderate
Percent
Lower
Income
Overpay
Owners 70 30 130 60 160 67.6%
Renters 115 70 135 20 85 77.1%
Total 185 100 265 80 245 72.8%
Source: SBCAG, HCD Pre-approved Data Package, Department of Housing and Urban Development CHAS Dataset.
Table H-25 Housing Cost Burden Greater than 50%
Extremely Low
Income
Very Low
Income
Low Income Moderate Above
Moderate
Percent
Lower
Income
Overpay
Owners 70 30 95 15 70 57.4%
Renters 115 0 55 0 0 41.0%
Total 185 30 150 15 70 48.3%
Source: SBCAG, HCD Pre-approved Data Package, Department of Housing and Urban Development CHAS Dataset.
Projected Needs
To calculate the projected housing needs for extremely low-income households, the City assumed 50 percent (28 units) of its very low-income regional housing need (55 units) are extremely low-income households. This breakdown is shown in Table H-26. To address this projected housing need for extremely low-income households, the City will employ a detailed housing strategy including promoting a variety of housing types and providing direct assistance in support of housing.
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Table H-26 Projected Extremely Low-Income Housing Needs (RHNA) Lower Income Higher Income
Extremely
Low
Very Low Low Moderate Above
Moderate
Total
Santa Barbara
County
5,799 3,935 4,397 10,725 24,856
Solvang 28 27 39 22 75 191
Source: SBCAG, HCD Pre-approved Data Package, California Department of Housing and Community Development.
Senior Households
Senior households typically have special housing needs due to three primary concerns: fixed income, high health care costs, and physical disabilities. According to the 2020 Census, 45.2 percent (1,087) of households in Solvang were headed by persons aged 65 years and older. Approximately 67.3 percent (732) of elderly householders in Solvang live in owner-occupied dwellings while the remaining 32.7 percent (355) are renters.
Table H-27 Senior Households by Tenure, 2020
Households Homeowner Renter
65-74 526 436 90
75-84 460 247 213
85 years and over 101 49 52
Total 65+ Households 1,087 732 355
Total Households 2,392 1,406 986
Source: 2020 American Community Survey 5-Year Estimates Detailed Tables, Table B25007.
Because of physical and/or other limitations, senior homeowners may have difficulty in performing regular home maintenance or repair activities. Further concerns arise with the prevalence of single senior households, which face even more challenges with maintenance, safety, and health. In Solvang, there are approximately 513 seniors living alone .
Additionally, because many seniors have fixed or limited incomes, they may have difficulty making monthly mortgage or rent payments.
A variety of services are required to meet the range of senior needs, including congregate care, supportive services, rental subsidies, shared housing, and housing rehabilitation assistance. For seniors housing with universal design features that accommodate disabilities can help ensure continued independent living. Senior housing with supportive services can also be provided to allow independent living. According to the State Department of Social Services, one large licensed assisted living care facility with 188 beds is located in Solvang, as is one small assisted living facility with a capacity of six located in the city (see Table H-46). Many seniors are also able to live on their own without supportive services. Solvang Senior Apartments provides 44 units of lower-income housing for independent seniors who can benefit from reduced financial burden given fixed incomes.
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Persons with a Disability
Individuals with a disability have special housing needs and are often constrained by a fixed income. The Census defines six types of disability: hearing, vision, cognitive, ambulatory, self-care, and independent living. Disabilities are defined as mental, physical or health conditions that last over six months. For the collection of data on disabled populations, the Census relies on American Community Survey data, as opposed to decennial Census data, which no longer asks questions regarding disabilities. According to the 2020 American Community Survey, a total of 458 persons with a disability reside in Solvang, representing 8.3 percent of the City's population. Solvang’s share of persons with a disability is lower than Santa Barbara County’s 10.1 percent and Buellton’s 10.6 percent.
Table H-28 Persons with Disabilities by Type of Disability, 2020 Estimate Percent of Persons with
Disabilities
Percent of Total
Population
Hearing 71 15.5% 1.3%
Vision 55 12.0% 1.0%
Cognitive 209 45.6% 3.8%
Ambulatory 334 72.9% 6.1%
Self-Care 132 28.8% 2.4%
Independent Living 250 54.6% 5.5%
Total Persons with
Disabilities
458 8.3%
Source: 2020 American Community Survey 5-Year Estimates, Table S1810.
The living arrangement of disabled persons depends on the severity of the disability. Many persons live at home independently or with other family members. To maintain independent living, disabled persons may need assistance.
This can include universal housing design features for the physically disabled, income support for those who are unable to work, and in-home supportive services for persons with medical conditions.
The City implements Title 24 of the California Code of Regulations, which addresses requirements for disabled persons.
These regulations apply to new construction of multifamily residential development in buildings that have three or more units. When there is a conflict between a Title 24 requirement and a zoning ordinance requirement, the State requirement will take precedence.
People with Developmental Disabilities
State law requires housing elements to examine the housing needs of people with developmental disabilities.
Developmental disabilities are defined as an impairment in physical, learning, language or behavior that begins before a person turns 18 years old. Developmental disabilities can be severe and chronic and include Down’s Syndrome, autism, epilepsy, or cerebral palsy.
According to data from California Department of Social Services, there are 52 individuals in Solvang who have a developmental disability. Persons with developmental disabilities account for approximately 11 percent of Solvang’s 297
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disabled population and 0.01 percent of the entire city’s population. The total developmentally disabled population is nearly split equally between adults and children.
Table H-29 People with Developmental Disabilities by Age, Solvang Age Group Total
Age 18+ 27
Age Under 18 25
Total 52
Universe: Population with developmental disabilities
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (January 2022) As shown in Table H-30, the most common residence for people with developmental disabilities are in the home of a parent, family, and/or guardian. Many developmentally disabled people are able to live independently depending on the severity of their condition. An additional challenge for developmentally disabled people is their first transition from livin g with a parent/guardian as a child to an appropriate level of independence as an adult. This transition may require additional support and individualized housing needs to ensure that the individual with developmental disabilities is able to have access to all resources that they need.
Table H-30 People with Developmental Disabilities by Residence, Solvang Residence Type Total
Home of Parent / Family / Guardian 44
Independent / Supported Living <11
Community Care Facility <11
Intermediate Care Facility 0
Foster / Family Home <11
Other <11
Total Residents >78
Universe: Population with developmental disabilities
Source: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (January 2022) Large Households
Large households are defined as having five or more members residing in the home. These households constitute a special need group, because there is often a limited supply of adequately sized, affordable housing units in a community for large households. In order to save for other basic necessities such as food, clothing, and medical care, it is common for lower-income large households to reside in smaller units, which frequently results in overcrowding. Solvang has a total of 107 large households (Table H-31).
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Table H-31 Households by Number of Persons
Owner Households Rental Households Total Households
1 Person 262 201 462
2-4 Persons 1,161 650 1,811
5+ Persons
(Large Households)
60 47 107
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table B25009.
The housing needs of large households are typically met through larger units. Solvang has approximately one hundred units with five or more bedrooms that could reasonably accommodate large families without overcrowding (Table H32). Each of these units is a single-family home, however, data indicates that there is a need for rental multifamily units appropriate for large families.
Table H-32 Number of Bedrooms
Amount Percent
0 Bedroom (Studio) 63 2.5%
1 Bedroom 323 12.8%
2 Bedroom 480 19.0%
3 Bedroom 990 39.3%
4 Bedroom 566 22.4%
5 or More Bedrooms 100 3.7%
Source: 2020 American Community Survey 5-Year Estimates, Table 25041.
To address overcrowding, communities can provide incentives to facilitate the development of multifamily rental developments with three or more bedrooms for large households. A shortage of large rental units can also be alleviated through the provision of affordable ownership housing opportunities, such as first-time homebuyer programs and selfhelp housing (i.e., Habitat for Humanity) to move renters into homeownership. Financial assistance for room additions may also help to relieve overcrowding. Finally, the development of ADUs presents a potential solution to overcrowding for homeowners with multigenerational or large families.
Farm Workers
Farm workers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. These workers are generally considered to have special housing needs because of their very limited income and the historically unstable nature of their employment. Some of the issues related to farm worker housing include residency, limited incomes, overcrowding, and substandard housing conditions. According to the Census Bureau, approximately 16 Solvang residents are employed in farming, forestry, and fishing occupations. Solvang currently allows employee and farmworker housing for six and fewer persons subject to the same standards and permit requirements 299
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as a single-family house in all zones, and as a principal permitted use in residential zones. However, Solvang is currently not in compliance with Health and Safety Code 17021.6, which requires jurisdictions to allow, by-right, group quarter farmworker housing of up to 36 beds or 12 units designed for use by a single family or household in agricultural zones.
Program HE-P commits the City to amending the Zoning Code to comply with state law.
Female-Headed Households
Female-headed households with children often require special consideration and assistance as a result of their greater need for affordable housing, accessible day care, health care, and other supportive services. Because of their relatively lower incomes and higher living expenses, such households may have fewer opportunities for safe and affordable housing.
According to the 2019 American Community Survey, Solvang has 324 female-headed households, of which 220 have children under 18. Approximately 20 percent of Solvang households are female-headed households. These households are particularly vulnerable due to the need to balance the needs of their children with work responsibilities. Among female-headed households in Solvang in 2019, 17.3 percent had incomes below the poverty line. When compared to all households, female-headed households account for approximately a quarter of all households under the poverty level in Solvang.
Persons Experiencing Homelessness
In February 2022, the County of Santa Barbara, in coordination with many volunteers from the community and local nonprofits, conducted the 2022 Point in Time (PIT) count, which documents the number of homeless individuals in the county. The PIT documented 6,250 individuals experiencing homelessness countywide, including 12 in the subregion encompassing the Santa Ynez Valley where Solvang is located. This is an increase from the count of two persons experiencing homelessness in the same area in 2020. Given this rising population locally and the homelessness crisis continuing to affect the entire state, Solvang will continue to assure that regulatory barriers are removed and that appropriate zoning provisions are in place to meet the housing needs of this segment of the population.1 State law requires cities to allow emergency shelters by-right in at least one zone with capacity to serve the identified need. Emergency shelters are allowed in any of the City's Design Residential (DR) zones by right. As of 2022, Solvang does not have any operating emergency shelters. The City actively encourages private efforts at providing assistance to homeless persons. One of the organizations providing needed services is People Helping People (PHP), a local nonprofit organization that assists persons in need of emergency temporary shelter throughout the Santa Ynez Valley. In the 2018-2019 fiscal year, PHP assisted 3,725 people across its wide variety of programs focused on gaining and maintaining housing security, protecting victims of domestic violence, and supporting families. 1 County of Santa Barbara. “2022 Point In Time Homelessness Count Preliminary Results Released.” Edhat. 18 March 2022.
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Non-governmental and Governmental
Constraints to Housing Production
Non-Governmental Constraints
Land costs, construction costs, and market financing contribute to the cost of housing reinvestment and production.
Although many constraints are driven by market conditions, jurisdictions have some leverage in instituting policies and programs to address these constraints. This section addresses potential market constraints to housing in Solvang.
Development Costs
Construction costs vary widely according to the type of development, with multifamily housing generally being less expensive to construct than single-family homes on a per unit basis. However, there is wide variation within each construction type, depending on the size of the unit and the number and quality of amenities provided.
The average cost of a new single-family home being constructed in Solvang, according to personal contact with several local construction companies, ranges between $500 and $750 per square foot. These costs are exclusive of the costs of land, site development, and soft costs, such as entitlements and financing.
A reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sales prices. In addition, prefabricated factory-built or manufactured housing, which is permitted in Solvang, may provide for lower-priced housing by reducing construction and labor costs.
Another factor related to construction costs is the number of units built at one time. As the number of units increases, overall costs generally decrease as builders can benefit from the economies of scale.
Land Costs
Another key component in the cost of development is the price of raw land and any necessary improvements. Solvang, within the city limits, is almost completely built out, leading to a limited supply of residential land. This constraint combined with a high demand for such development keeps land costs high. It should be noted, however, that unlike construction costs and labor costs, the cost of residential and commercial sites is highly variable. Cost considerations include the density of development allowed on a particular site and the location of the site relative to other amenities. In addition, as vacant parcels become rarer to find, builders are beginning to pursue more costly underutilized sites, which often require the demolition of existing uses before a new project can be constructed. For these projects, the price of land can vary significantly based on the redevelopment costs associated with the existing use.
Based on a review of real estate listings on Zillow in August 2022, four vacant residential parcels are for sale. These sites are detailed in Table H-33 below.
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Table H-33 For Sale Vacant Residential Parcels, August 2022 APN Acreage Listed Price Price per Acre
137-660-045 1.12 $459,999 $410,713
139-100-047 .36
$1,750,000
$1,785,715
139-100-048 .35 $1,785,715
139-100-049 .27 $1,785,715
Source: Zillow.com, 24 August 2022.
Note: Parcels 139-100-047 thru 139-100-049 are being sold together for $1.75 million.
Based on this information, the average price of a vacant single-family lot is approximately $20 to $35 per square foot.
Lots appropriate for multifamily housing developments are assumed to be in the same range, though none are currently available.There are very few lots in Solvang, including all those listed in Table H-33. These lots are environmentally constrained by small lot sizes, lack of road access, or extreme slopes. As a result, these sites are not appropriate for affordable multifamily development. The Residential Sites Inventory identifies five sites, totaling 7.12 acres, appropriate for affordable multifamily development. For more information, please see the Housing Resources section of this Needs Assessment.
Financing Costs
Financing costs, in particular, are dependent upon national economic trends and policy decisions. Residential real estate markets across the United States have skyrocketed in 2020 with increasing trends towards remote work and shifts away from urban centers.
In Solvang, as in other California communities, funds for new construction and residential mortgages are available from both banks and savings and loans institutions, and private mortgage brokers. Currently (summer 2022), fixed mortgage rates are trending up at 5.11 percent in the face of high inflation and the fallout from the COVID-19 pandemic. In Solvang, the primary constraint is not in terms of availability of financing, but rather the high cost of purchasing housing. In other words, the sales price of homes, both for existing and new construction, prohibits many residents from even beginning the process of financing their homes.
Requests to Develop Below Identified Densities
Requests by developers to develop below identified densities as prescribed by zoning regulations reduces the amount of housing possible in a region and may lead to further housing insecurity. As such, cities must walk the fine line between taking an overly optimistic outlook on housing growth in terms of density and failing to ministerially allow housing growth to reach its maximum density potential. Government Code 65583(h)(6) requires that the City report all requests to develop Housing Opportunity sites with capacity for lower income housing at densities lower than reported in the Housing Element. During the previous planning period, the City received no requests to develop identified sites below the minimum density as described in the sites inventory. 302
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Affordability of Rental Housing
Table H-34 breaks down rental affordability in Solvang by income level based on the median household income. As discussed previously, housing is generally considered affordable if no more than 30 percent of households income is spent on housing costs. The estimated median household income (MHI) in Solvang is $82,838. Based on the MHI, 30 percent of income would result in monthly housing costs not exceeding $2,071 per month (including utilities) for median income households, $1,656 for low-income households, and $1,035 for very low-income households. In reviewing the average rents for a one-bedroom apartment ($2,300 per month) or a single-family residence ($3,900 per month), it becomes clear that even median income households cannot afford the average cost of rental housing without overpaying. These conditions result in overcrowding and/or substantial overpayment for housing by lower income households, which is reflected in Solvang’s overcrowding and overpayment data reported previously in this document.
Table H-34 Rental Affordability by Income Level, Solvang Extremely Low
(>30% AMI)
Very Low
(30-50% AMI)
Low
(50-80% AMI)
Median
(100% AMI)
Moderate
(120% AMI)
Income Level2 $24,850 $41,400 $66,250 $82,850 $99,400
Max Monthly
Gross Rent3
$621 $1,035 $1,656 $2,071 $2,899
Source: Mintier Harnish, 2022.
Affordability of Homeownership
Due to the high cost of for sale housing in Solvang, homeownership is not a viable option for most lower income or median income renter households in Solvang. Like calculating affordability for renters, using a 30 percent affordability ratio, a household would need an annual income of $310,000 to be able to afford a single-family home worth the typical home value in Solvang of $1.4 million (Figure H-4). This "affordability gap" is one of the largest financial constraints to low- and moderate-income households in Solvang.
2 Assumes that 30 percent (35 percent for moderate and affording purchase) of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners’ insurance. 3 Assumes 95 percent loan at 5.8 percent annual interest rate and 30-year term; assumes taxes, mortgage insurance, and homeowners’ insurance account for 20 percent of total monthly payments. 303
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Figure H-4 Single Family Home Values, 2000-2022
Source: Zillow Home Value Index (ZHVI), Single Family Homes May 2022 Dataset, 2000 -2022.
Overall, the current price of both rental and owner-occupied housing in Solvang is unaffordable to lower and moderateincome residents of Solvang without overpaying. As shown in Table H-35 below, most Solvang residents pay over $3,000 a month for housing, which would account for the entire salary of a low-income household.
Table H-35 Monthly Housing Costs, 2020
Estimated Households Percent of Households
$0 18 0.7%
$1-$499 128 5.4%
$500-$999 160 6.7%
$1,000-$1,499 653 27.3%
$1,500-$1,999 326 13.6%
$2,000 to $2,499 207 8.7%
$2,500 to $2,999 343 14.3%
$3,000 or more 557 23.3%
Source: 2020 American Community Survey, Table B25104
$-
$0.20
$0.40
$0.60
$0.80
$1.00
$1.20
$1.40
$1.60
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 2022 Millions
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Governmental Constraints
Although local governments have little influence on such market factors as interest rates and availability of funding for development, their policies and regulations can affect both the amount of residential development that occurs and the affordability of housing. Since governmental actions can constrain availability and affordability of housing, state law requires the Housing Element “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing.” This section analyses local policies and regulations for constraints to housing production and identifies actions the City is going to take to address them.
Land Use Controls
The General Plan Land Use Element sets forth the City's policies for guiding local land use development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses. As summarized in Table H-36, the 2008 Land Use Element provides for five residential land use categories, as well as three commercial categories that permit residential units as a secondary use. Additionally, the Zoning Ordinance includes districts for Planned Residential Developments and Mobile Home Parks that allow residential uses.
Table H-36 Land Use Categories Permitting Residential Use General Plan Land Use
Designations
Zoning Districts Density (Units per Net
Acre)
Residential Type(s)
Estate Residential 3-E-1 .33 Ranchettes
Low Density Residential 1-E-1 1
Single-family detached
homes
Low/Medium Density
Residential
20-R-1 2
Single-family detached
homes
Medium Density Medium High
Density
10-R-1, 8-R-1, 7-R-1 3 to 7 Single-family, Multifamily
High Density Residential DR-8 to DR-20 7 to 20 Single-family, Multifamily Planned Residential
Development
PRD
.33 to 20
(Must match density
maximums of base zone)
Single-family, multifamily
Mobile Home Park MHP 7 Mobile Homes
Retail Commercial C-2 Up to 20 Secondary Use
Tourist Commercial TRC Up to 20 Secondary Use
Professional/Office PO Up to 20
Secondary Use (requires a
major conditional use permit)
Source: City of Solvang Zoning Code, Title 11, 2022.
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Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance. Zoning regulations are designed to protect and promote the health, safety, and general welf are of residents, as well as implement the policies of the General Plan. More detailed than the General Plan, the Zoning Ordinance sets forth the City's specific residential development standards. Table H-37 describes the general lot coverage, height limit, setbacks, and open space required for residential development.
Table H-37 Residential Development Standards
Zoning
District
Max.
Density
(du/ac)
Min. Lot
Area
Min.
Net Lot
Width
(ft.)
Max. Building
Coverage (%)
Setbacks4 Max. Building
Height
Front Side8 Rear
3-E-1 .33 3 acres 210
None1
50’ from
Centerline
20’ from
Right-ofWay7
10% of
width7
25’ 7 35’
1-E-1 1 1 acre 100
20-R-1 2 20,000 sq. ft. 100
10-R-1 4 10,000 sq. ft. 80
8-R-1 6 8,000 sq. ft. 75
7-R-1 6 7,000 sq. ft. 65
MHP 710
2,800-4,000
sq. ft.2
35-502 15’ 15’ 35’
DR 1.8 to 20
2,178-
24,200 sq. ft.
None 30%5 20’ 10’ 10’ 35’ 5
PRD
Same as
base zone
None None 30-50%9 None None None 35’
TRC 20 None None None1 30’-42’ None
10% &
>10 ft11
35’ 3
C-2 20 None None None1 30’-42’ None
10% &
>10 ft11
PO5 20 None None 40% 15’-45’ 15’ 15’
Source: Zoning Ordinance, City of Solvang. (Note that the Zoning Ordinance shall have precedence over this table). 1 None, but various front and side setbacks are required. 2 To create opportunities for affordable housing, a maximum of 10% of the mobile home sites may be developed for single-wide units.
Minimum requirements for single-wide sites are less than those for double-wide sites. 3 Architectural features may be fifty feet in height.
4 These setbacks are the minimum standards reflected in the zoning district, however, please refer to the Zoning Ordinance for actual setback standards. The Zoning Ordinance shall have precedence. 5 30% maximum building coverage in the DR-20 zone does not include parking requirement and the 35-foot height limit does allow up to three stories in this zone.
6 Housing is a conditional use in the PO district.
7 Lots zoned 7-R-1 to 10-R-1 that are less than 50 feet wide would have a setback of at least five feet. Lots zoned 7 -R-1 to 10-R-1 that are greater than one hundred feet wide would have a setback at most ten feet. 8 For lots that front Mission Dr (SR 246), there must be a front setback of at least 42 feet from the centerline of the highway. 9The 30% building coverage applies to buildings containing dwelling units, 50% building coverage applies to total building cov erage. 10The maximum density for projects that create opportunities for affordable housing is eight units per gross acre. 306
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11Any lot having a rear boundary abutting the rear boundary of a lot zoned residential shall have a minimum rear setback of 25 feet.
Density
The maximum density permitted, defined in terms of the number of dwelling units per acre, varies by zone from one unit per three acres in the Single Family Residential Zone (3-E-1) to twenty units per acre in the higher-density Design Residential District (DR-20). The City also currently (2022) permits secondary residential uses in the TRC, C-2, and PO zones with a density of 20 units per acre, though secondary residential uses in the PO zone also require a major conditional use permit. By permitting a range of densities, the City facilitates the development of a variety of housing types, ranging from low-density single-family residences to apartment and condominium complexes. The City also encourages new housing to be developed at the highest end of the permitted density ranges to maximize the number of units available.
Structural Limits
Zoning Ordinance regulations affect the size of structures by setting limits on lot coverage and height. Solvang’s development standards do not pose overly restrictive limits on single family or multifamily structures. None of Solvang’s single-family residential zoning designations have a restriction on building coverage outside of required setbacks, however, parcels Design Residential (DR) zones are limited to 30 percent lot coverage. All residential zoning districts are subject to the citywide maximum building height of 35 feet, which is also used in nearby Buellton. Setbacks, as described in Table H-38, are comparable to similar jurisdictions and do not pose an undue constraint to housing development.
Multifamily developments, which would use the DR zoning district, have reduced setback standards compared to singlefamily zones.
Table H-38 Residential Setbacks
Zoning District Minimum Lot Area Setbacks
Front Side Rear
3-E-1 3 acres
50’ from Centerline
20’ from Right-ofWay7
10% of width 25’
1-E-1 1 acre
20-R-1 20,000 sq. ft.
10-R-1 10,000 sq. ft.
8-R-1 8,000 sq. ft.
7-R-1 7,000 sq. ft.
MHP 2,800 sq. ft 15’ 15’
DR-20 2,178 sq. ft. 20’ from Right-ofWay
10’ 10’
Source: City of Solvang Zoning Ordinance, 2022.
In addition to single and multifamily residential zones, the City uses the Planned Residential Development (PRD) District, to permit new subdivision development with smaller lot sizes that result in relatively lower land costs and greater housing production.
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Parking Requirements
The City's parking requirements for residential districts vary by housing type and anticipated housing needs. Parking requirements are calculated by unit type and on a per-bedroom basis for multifamily units, as shown in Table H-39. All residential parking spaces, regardless of the type of development, are required to be 8.5 feet wide by 16.5 feet long.
Single-family dwellings require two-car garages, at a minimum. This requirement is not a constraint to the construction of market rate single-family housing.
Parking requirements for multifamily developments are typically based on a per-bedroom basis, which may be considered an excessive parking standard as a two-bedroom dwelling requires two parking spaces within 200 feet of a building. This supply of parking required may be more than what a family that has a two-bedroom unit may require by default. Despite these high standards by default, the City offers flexibility for parking standards based on factors such as unit affordability and connection to senior restricted units. For example, mixed use developments with affordable housing only require half a parking space per unit and mixed used developments with housing reserved for senior citizens in the TRC, C-2, and PO districts require only a third of a parking space per unit. This relaxed parking minimum requirement helps increase density and promote the walkable atmosphere of Solvang’s Village Area. 308
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Table H-39 Parking Requirements
Type of Residential Development Required Parking Spaces Single-family dwellings 2 spaces per dwelling unit, both of which shall be located in a private garage
Two-family dwellings 2 spaces per dwelling unit
Multiple dwelling units
Mixed use developments with housing units reserved for
senior citizens located in TRC, C-2 and PO Zone Districts
0.33 space per unit
Mixed use developments with affordable housing units for low- and very low-income households
0.5 space per unit
Single bedroom or studio dwelling unit 1 space per dwelling unit 2-bedroom dwellings 2 spaces per dwelling unit. Such spaces shall be located within 200 feet from the building served by such spaces
3 or more-bedroom dwellings 2.5 spaces per dwelling unit, located as required for 2-bedroom dwellings above
Visitor parking 1 space per 5 dwelling units
Guesthouses 1 space per guesthouse
Mobile homes in mobile parks 2 spaces per site which may be tandem, and 1 space for every 3 sites for guest parking
Boarding and lodging houses 1 space per 4 bed spaces and 1 space per 2 employees Retirement and special care homes 1 space per guestroom and 1 space per 2 employees Accessory Dwelling Unit As required by State law4
Emergency shelters 1 space per 7 beds and 1 space per employee Source: City of Solvang Zoning Ordinance § 11-11-7-B
Flexibility in Development Standards
The City offers some mechanisms to provide relief from development standards typically required of all residential projects under the Zoning Ordinance. These mechanisms include mixed-use development provisions in the TRC, C-2, and PO zoning districts and the Planned Residential Development (PRD) designation.
Mixed-Use Development
Solvang’s Zoning Ordinance encourages residential mixed uses in the City’s Tourist Related Commercial (TRC), Retail Commercial (C-2), and Professional Office (PO) zones. Residential uses are permitted as “secondary uses” to a commercial use. The maximum residential density allowed for secondary uses is twenty units per acre, and the PO 4 State law does not require parking spaces for accessory dwelling units. The City of Solvang is in the process of codifying it s own accessory dwelling unit ordinance which may have additional regulations regarding required parking spaces for ADUs. 309
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District also requires a discretionary major conditional use permit. The City is committed to promoting the development of secondary uses through maximum floor area bonuses that incentivize twenty- and thirty-year deed restricted low income, moderate income, and senior units. It is not known how many mixed-use residential units are currently located in commercial areas of Solvang, but the City is eager to encourage such uses, especially for housing workers in the Village Area.
Planned Residential Development
The purpose of the Planned Residential Development (PRD) District is to ensure comprehensively planned development of large acreages that are intended primarily for residential use. The PRD designation is intended to promote flexibility and innovative design of residential development and to provide desirable aesthetic and efficient use of space. The PRD also allows for a diversity of housing types and encourages clustering of structures in order to provide open space and preserve areas of aesthetic value or environmental importance. PRD projects are subject to a discretionary development plan.
One of the most significant PRD projects in Solvang’s history, Skytt Mesa, was completed during the past planning period and created a distinctive, new neighborhood of single-family residences boasting over 150 units of housing. The City of Solvang is committed to continuing PRD development wherever flexibility is needed for larger residential developments, however few, if any, of the City’s remaining vacant parcels are large enough to be appropriate for PRD zoning.
Development Permit Procedures
The development review process is an important tool in ensuring that new housing meets all necessary health and safety codes, conforms to architectural and aesthetic design standards for neighborhood compatibility, is supplied with all necessary utilities and infrastructure, and does not have a significant impact on the environment. Yet, the development review process can also constrain opportunities for the development of lower income housing, particularly through the indirect cost of time in the process and fees.
The Building Division is the leady agency is processing ministerial residential development, and the Planning Division is the lead agency in processing discretionary residential development applications. As appropriate, each division coordinates the processing of these applications with other City divisions and County Agencies.
The City uses various development permits to ensure quality housing while minimizing the costs associated with lengthy reviews. The City's permit process is codified in Title 11 of the Solvang Municipal Code and provides for three (3) levels of review: (1) conceptual, (2) ministerial, and (3) discretionary.
Conceptual Review
Conceptual Review is a public discussion whose purpose is to allow Planning Commissioners, and/or Design Review Committee members, and the public to hear the conceptual project as put forth by the potential applicant. The applicant can then hear the concerns and begin to address those concerns early in the process. This process can speed up the application process in a way that also more fully protects environmental and neighborhood concerns. Participating residents also benefit from participation as early attention to their concerns makes a positive outcome more likely.
Through Conceptual Review process, applicants must be aware, however, that they are not obtaining approval and not obtaining any vested right to proceed in any manner. There is also a cost associated with each meeting, e.g., $980 for the Design Review Committee and $3,136 for the Planning Commission. The major benefit from conceptual review is that applicants can save a considerable amount of time by addressing public concerns early in the planning process. 310
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Ministerial Review
A ministerial review is an action taken by a public agency that follows established procedures and rules and does not call for the exercise of judgement in deciding whether to approve a project. Actions taken by Planning Division Staff that do not require Design Review Committee or Planning Commission action are ministerial decisions. Ministerial projects are exempt from the requirements of the California Environmental Quality Act (CEQA). Ministerial projects receive land use clearance in the form of a Land Use Permit (LUP). All housing projects permitted by right are required to receive a Land Use Permit issued by the Planning Division. The purpose of the LUP is to ensure that all residential development proposals conform to applicable provisions in the City's Zoning Ordinance, General Plan, and any other conditions set by the City. The LUP is the final permit required by the Planning Division and cannot be issued until all necessary approvals, except building permits, have been obtained. To obtain an LUP, an applicant submits all required materials in accordance with the Solvang Municipal Code and approval by planning staff. A typical LUP is obtained at staff level without public hearings within ten business days.
Discretionary Review
Projects requiring discretionary review are reviewed by the Design Review Committee (DRC), and Planning Commission, , would undergo the appropriate level of environmental review, according to State law. Projects requiring discretionary review are those that are larger and/or more complex, e.g., those projects that are required to submit a Conditional Use Permit or a Development Plan..
For these projects, the City's development review process focuses on the early identification of resources, zoning, planning, design, and infrastructure issues. Once projects are submitted to the Planning Division, materials are distributed to various city divisions and external agencies, e.g., the Santa Barbara County Fire Department, for staff review. The division has thirty days to respond with the status of the completeness of the application and comments generated by the staff review, which is consistent with the State Permit Streamlining Act. Once a complete application is accepted, environmental review commences.
CEQA Review
Many small projects are exempt from CEQA. If a project is exempt from CEQA, the project proceeds directly to the Design Review Committee then to the Planning Commission for review. If the project is not exempt, an initial study is prepared to identify potential environmental impacts that may be associated with the project, identify mitigation measures, and determine the appropriate environmental review. If a Negative Declaration (ND) or Environmental Impact Report (EIR) is required, staff or a City approved consultant would prepare the document.
The draft environmental document is circulated for public review and comment, as required by State law. If an EIR is required, the Planning Commission holds a public hearing to take public comment on the draft document.
Prior to the public hearing before the Planning Commission on the project, public notice is made. If a Negative Declaration was prepared, the Planning Commission adopts it at this hearing. If an EIR was required, the Planning recommends certification to the City Council, who would then adopt the findings and mitigation measures of the EIR and makes a statement of overriding considerations if it is warranted. For housing projects, affordability can be the basis for a statement of overriding consideration. 311
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Design Review
The City of Solvang is a unique community, which has evolved into a highly popular tourist destination. The City's identity and economic vitality are linked closely to the aesthetic character of the community. Therefore, it is important for the City to establish a community design framework to ensure that the City's Old World Danish design theme be maintained and enhanced. First, there is a need to maintain the distinctive image of the Village Area, so that the "Old World" Danish atmosphere that so critically supports the tourism industry is retained.
Second, there is a need to ensure that development in areas of the City outside of the Village Area is also of high quality and reflects the rural character of the community. To date, most new development projects within the City, including multifamily residential developments, duplex units, townhomes, mixed-use developments, and condominiums, have required review and approval by the Design Review Committee (DRC) as the DRC has authority over all design reviews in the entire city.. Single family residences are exempted from DRC review.
Although the DRC’s review adds addition time and effort in the development application and review process, the need to maintain the Danish/Northern European theme in the Village Area is paramount to the economic vitality of the City and to ensure compatibility with the surrounding neighborhood, without placing undue restrictions on allowed uses of the building. The DRC helps higher density affordable projects to not only be accepted by the community by making sure that they are compatible with the neighborhood, but also ensures that these developments are adhering to the appropriate design standards.
However, the design costs related to conforming to the Northern European design theme can be a burden for affordable housing projects. Provisions for multifamily design standards and an increase in staff-level administrative approvals could decrease the time and expense of the design review process. The City acknowledges these challenges and is committed through Program XX to adopt objective design standards, which will allow the DRC to affirm its commitment to encouraging Northern European design without subjective determinations of conformity that may pose undue constraints on housing production.
Processing Time
The processing time for a residential development project varies depending on its size and complexity. Projects requiring an environmental impact report, special zoning changes, or modifications and those with design problems can take considerably more time than less complex projects. The following table (Table H-40) shows typical processing time for all development applications that require Planning Commission approval. These include subdivisions, condominiums, Planned Unit Developments, Conditional Use Permits, and modifications. Typically, steps one through three are the same for all development projects that need Planning Commission review. Step six splits into three possible outcomes to illustrate the different timelines associated with a project that is exempt from CEQA and one that requires the preparation of an initial study. The estimated timeline for simpler projects, which do not require Planning Commission review, is estimated at 10 to 45 days.
A typical single-family home is expected to take a total of three months to be ministerially approved from initial application submittal. A typical multifamily development, given that it is exempt from CEQA or is referenced in the General Plan EIR, will take approximately six months.
As it can be seen in Table H-40, some steps are dependent on the applicant. An assumption has been made regarding the amount of time an applicant takes to complete those steps, but applicants can take more or less time to complete the steps. Because of holding costs and inflation, the longer the approval process takes, the higher the cost to develop the project. To the extent possible, the City facilitates and expedites affordable housing projects. 312
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Table H-40 Estimated Typical Timeline for Projects Requiring Discretionary Review Event Time Total Time
1. First Application Submittal Begin Timeline Begin Timeline
2. First Application Completeness Review/Project declared incomplete5 30 days 4 weeks 2a. Staff Review Meeting Within 30-day
review period
4 weeks
4. Second Application Submittal/Project declared complete6 30 days 2 months
5. Design Review Committee Review 30 days 3 months
6. Environmental Assessment
▪ If project is exempt from California Environmental Quality Act (CEQA) or references General Plan EIR, proceed to step 7. ▪ If project is not exempt from CEQA and a Negative Declaration (ND) or Mitigated Negative Declaraction (MND) is permissible, proceed to step 6a.
▪ If project is not exempt from CEQA and requires an Environmental Impact Report (EIR), proceed to step 6b.
30 days
4 weeks
4 weeks
4 months
5 months
5 months
6a. Project Not Exempt from CEQA and ND or MND Required i. Preparation of Initial Study and Draft Negative Declaration ii. Public Review Period for the Draft Negative Declaration Proceed to step 7.
8 weeks
30 days
8 months
9 months
6b. Project Not Exempt from CEQA and EIR Required
i. EIR Preparation and Public Comment
ii. Final EIR Certification
Proceed to step 7.
4-6 months
45-day review
9 to 11 months
10.5 to 12.5 months
7. Planning Commission Hearing 30 days Exempt from CEQA:
5-6 months
Negative Declaration:
9 months
EIR Required:
14 months
Source: City of Solvang, 2022.
Conditional Use Permits
The City may require a Conditional Use Permit (CUP) for projects requiring special attention to site planning. Table H-37 illustrates the land uses that require a CUP. To apply for these permits, an applicant must submit an Application as 5 Additional information is usually required of the initial application because first applications are often incomplete. 6 Frequently Applicants submit a complete application on the second submittal. However, this is not always the case. 313
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specified in the Zoning Ordinance. The Planning Manager and/or Director has authority over minor CUPs, and the Planning Commission has jurisdiction over major CUPs. The time frames associated with securing a discretionary permit depends upon the public hearing process and staff review process. Generally, the CUP process takes approximately XX weeks. Due to the CUP requirements and timelines for approval, a CUP requirement is considered to be a constraint to affordable multifamily development in Solvang. Program X commits the City to providing streamlined ministerial review for all multifamily and mixed-use projects that provide a minimum of 20 percent affordability to lower income households, in compliance with State law.
Modifications
Modifications provide a measure of flexibility in the strict application of zoning regulations on land, buildings, and structures where, because of exceptional conditions such as the size, shape, unusual topography, or other extraordinary condition of the property, the literal enforcement of the zoning regulations would impose impractical difficulties or undue hardship on the landowner or developer. A modification cannot be granted to permit a use or activity that is not otherwise permitted in the district in which the property is located. A modification may only be granted from the regulations on land, buildings, and structures, and not from the procedural regulations of the Zoning Ordinance. Typically, modifications are included in the Development Plan Application as 11-16-4(G) allows for modifications when there is a finding that such modifications are justified. In rare cases, the Planning Manager may consider or render decisions on matters of slight modification or minor adjustment of zoning standards provided the modification/adjustment does not increase or reduce a numerical standard by more than ten percent, complies with all applicable life/safety codes, and will not adversely affect neighboring properties (Solvang Municipal Code 11-12-24). The Planning Manager and/or Director and/or the Planning Commission may approve or conditionally approve modifications up to the percentages shown in Table H-41.
Table H-41 Allowable Modifications
Type of Regulation Modification
Minimum lot or building site area or width up to 10%
Front, rear, side yard setback up to 50%
Building height up to 10%
Parking up to 20%
Landscaping up to 10%
Distance between buildings up to 50%
Source: City of Solvang Zoning Ordinance, Title 11, Section 11-16-3.G Development Plans
The purpose of a Development Plan is to provide discretionary action for projects allowed by right within their respective zoning districts, but because of the type, scale, or location of the development, require comprehensive review.
Development plans are required for developments in the following scenarios:
• Any use of the Planned Residential Development (PRD) zoning district, Design Review (DR), or Tourist Commercial District (TRC)
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• Any rezone of a parcel currently zoned as a part of the Mobile Home Park (MHP) district • Any rezone of an existing Industrial (M), Institutional (I), or Professional Office (PO) parcel • Most development, alterations, or additions in Retail (C-2 and C-3), subject to exceptions in 11-7C-1(B)(2) and 11-7B-1(B)(2)
• The subdivision of a parcel, such that the existing underlying zone requires a development plan A Development Plan must include a detailed plot plan, floor plans, elevations, contour map, drainage plan, landscaping plans, and statistical information as specified in the Zoning Ordinance. The Planning Manager and/or Director is responsible for processing the Development Plan through environmental review, and then the Planning Commission must hold at least one public hearing prior to acting on the plan. Approval by the City Council is also required for any rezone application submitted in conjunction with the Development Plan.
The typical Development Plan is processed as follows:
• Submittal of Application;
• Review for Completeness;
• Letter of Complete or Incomplete Determination;
• Determination of Complete Application;
• Review by Development Review Committee (City Staff) for compliance with codes and drafting of Conditions of Approval;
• Review by Design Review Committee;
• Public Hearing before Planning Commission; and
• Public Hearing before City Council, if project involves a General Plan Amendment, Zone Change, financial assistance (in-lieu housing funding), or on Appeal.
Development plans pose an additional constraint to housing development in Solvang’s Tourist Commercial Districts (TRC), however, this process is necessary to preserve the Northern European character of Solvang, which is vital to the economic vitality of the city. Most of the city’s tourist hub is zoned with these three designations, and the review of any alterations or additions to the landscape is of great importance to Solvang residents.
Through the current (2022) General Plan Update the City is revising the Land Use Element to allow residential uses in all commercial and professional office designations with a maximum density of 20 dwelling units per acre. Following the General Plan Update the City will need to update commercial and office zones for consistency and will implement multiple programs to overcome constraints. Program X commits the City to updating the municipal code to allow residential uses up to 20 dwelling units per acre in all commercial and office zones and to increase allowed FAR in these zones from 0.15 to 0.65. Further Program Y commits the City to adopting objective design standards for the City tourist commercial zones, and Program Z to providing a ministerial review process for housing developments in compliance with SB 35 and the Housing Accountability Act.
The City is committed to overcoming constraints by encouraging mixed use developments through subsidies and maximum floor area increases, and by ensuring that any lower-income projects that are submitted to the City will receive priority processing (Program HE-L).
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In the Mobile Home Park (MHP) district, development plans protect housing by creating a discretionary barrier between lower income residents who may reside in mobile home parks and redevelopment interests that may seek to change the land use of their property.
Specific Plans
These regulations are based on the recognition that one parcel or group of parcels, which may be in separate ownership, are suitable for a specific use or combination of uses and should be planned as a unit to ensure protection of valuable resources and to allow maximum flexibility in site planning. The purpose of the Specific Plan is to allow for a more precise level of planning for an area than is ordinarily possible in the General Plan Land Use Element and to provide for a mixture of uses through comprehensive site planning. The review process for a Specific Plan is the same as a Development Plan.
Fees and Exactions
The City of Solvang collects various fees to cover the costs of processing permits. The City's development fees are a flat fee and are comparable to other jurisdictions. Ministerial land use permits range from $196 for additions and remodels, to $1,021 for single-family dwellings and accessory dwelling units. Large development review applications can be charged as deposits, based on an hourly rate of $196, if it is determined that the processing time will significantly exceed the fixed fee. Table H-42 summarizes the major planning fees collected by the City. 316
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Table H-42 Planning Fees, August 2022
Fee Fee Amount
General Plan Amendment $9,800
Zoning Amendment $3,920
Land Use Permit7 $196 to $1,021
Conditional Use Permit (CUP) $3,920
Variance $3,920
Subdivisions
1-4 lots
5+ lots
$7,840
$11,760
Development Plans
Up to 10,000 ft2
10,001 ft2 &over
$7,840
$11,760
Specific Plan Amendments $19,600
Environmental Review
Negative Declaration
Pre-EIR Prep (Initial Study NOP)
$5,880
$5,880
Source: City of Solvang Master Fee Schedule, 2022.
State Law authorizes communities to charge developers for providing specific services as well as meeting the resulting service impacts from new development. Like most California jurisdictions, the City also collects various fees from developments to cover the costs of providing the necessary services and infrastructure related to new development projects. Table H-43 provides a typical cost estimate of development fees for a new 2,500 square foot single-family home in Solvang. As indicated, the total estimated fees, including discretionary permit fees, building and safety permit fees, and utility connection fees, are approximately $43,874, which translates into roughly $17.50 per square foot. 7 For new single-family dwellings and second units.
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Table H-43 Estimated Building Fees for 2000-2500 ft2 Single-family Home, August 2022 Type of Fee Estimated Fee Amount ($)
Fire Protection Certificate $536
Land Use Permit $1,176
Water Connection Fee (3/4 inch) $14,151
Sewer Connection Fee (3/4 inch) $9,040
Electrical Connection Fee $125
Gas Connection Fee $100 to $2,000
Road Improvement Fee (traffic impact) $3,067
Impact Fees $26,000
Planning Fees $11,760
Building Permit Fee $5,904
School Fees $8,375
Total Fees $82,134
Source: City of Solvang, 2022
Note: Estimates including electrical, mechanical, and plumbing permits. The most current school fees were used after communication with school district representatives. Santa Ynez Valley Union High School District levies $1.26 per sq. ft. and Solvang Elementary School District levies $2.09 per sq. ft.
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Table H-44 Estimated Building Fees for a 10-unit Multi-Family Project Type of Fee Estimated Fee Amount ($)
Fire Protection Certificate
Land Use Permit
Water Connection Fee (3/4 inch)
Sewer Connection Fee (3/4 inch)
Electrical Connection Fee
Gas Connection Fee
Road Improvement Fee (traffic impact)
Planning Fees
Impact Fees
Building Permit Fee
School Fees
Total Fees
Source: City of Solvang, 2022
Note: Estimates including electrical, mechanical, and plumbing permits. The most current school fees were used after communication with school district representatives. Santa Ynez Valley Union High School District levies: $1.26 per sq. ft. and Solvang Elementary School District levies $2.09 per ft2.
Building Codes and Site Improvements
The City of Solvang contracts with Willdan for plan check and building inspections. The City defaults to the California Building Code and has most recently adopted the 2019 Edition of the California Building Code (CBC), which establishes standards and requires inspections at various stages of construction to ensure code compliance and minimum health and safety standards.
In 2020, the City administered the Amnesty Program, which offered to bring properties into compliance without fines or penalty fees after unpermitted work and construction. This program, which aimed to improve the community’s health and safety, improve property values, and decrease liability through the permitting process, helped several property owners reach compliance with the Municipal Code.
The City's Building Code also requires new residential construction to comply with the Federal Americans with Disabilities Act (ADA), which specifies a minimum percentage of dwelling units in new developments that must be fully accessible to the physically disabled. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties which are required to be brought up to current code standards, the intent of the codes is to provide structurally sound, safe, and energy-efficient housing.
Site improvements cover a range of water, sewer, circulation, and other services and infrastructure needed to facilitate residential developments. To ensure adequate improvements are in place, Solvang requires pro-rata payments for off319 H-66 | Internal Draft, November 2022
site extension of water, sewer and storm drain systems, and traffic signals. Solvang requires, in total, according to municipal code section 12-5-3, street improvements, utilities, draining facilities, structures, erosion control, fences, planting, right-of-way dedication, and other provisions for public safety, health and general welfare, both within the subdivision and off the site. Requiring developers to make site improvements, pay pro-rata shares toward infrastructure costs, and pay for additional public services will increase the cost of housing and impact the affordability of the homes.
However, these minimum requisite site improvements are necessary to maintain the quality of life desired by City residents and to ensure that public services and facilities are in place at the time of need. Costs associated with site improvements are not an undue constraint on housing production.
As these requirements are quite low, for communities within Solvang that may desire a higher level of site improvement, the City is open to administering maintenance districts. Maintenance districts operate by collecting fees levied upo n residents of a defined community to provide cohesive optional site improvements, such as lighting and landscaping.
Currently, the Skytt Mesa subdivision is a part of the Solvang Mesa Landscape and Lighting Maintenance District, which levies fees from Skytt Mesa residents and maintains a higher standard of site improvements than what the City requires. 8 Locally-Adopted Ordinances
Solvang has passed two development-related local ordinances to help ensure growth of quality housing and to provide quality of life improvements for residents of the City.
Minor Modifications Ordinance
Property owners in Solvang, much like in any other city, might require a minor modification for their property to be used in a way that is just for them, while also not deviating from the City’s General Plan’s goals and policies. A minor modification allows for small deviations from development standards to accommodate projects that are compatible with and appropriate for the area where they are located.
The City of Solvang‘s Minor Modifications Ordinance (Section 11-12-24 of the Solvang Municipal Code) allows flexibility in development standards on a project-by-project basis. According to this ordinance, the planning manager may consider and render decisions on matters of slight modification and minor adjustment of zoning standards as deemed appropriate in connection with the efficient administration of the zoning ordinance, provided the modification/adjustment does not increase or reduce a numerical standard by more than ten percent, complies with all applicable life/safety codes, and will not adversely affect neighboring properties. The ordinance helps ensure development, including residential growth, can occur on parcels with due to irregular parcel size or shape or environmental constraint.
Short-term/Vacation Rental Ordinance
Solvang’s primary industry is tourism and hospitality, which creates sizable demand for short-term living arrangements through hotels, hostels, motels, and more recently, short-term/vacation rentals. Short-term rental sites such as VRBO and Airbnb offer residents a way to easily list their bedrooms or homes for tourists coming into town. Solvang’s City Council has recognized the issues associated with this conversion of housing units into short-term/vacation rentals and has acted to ensure that Solvang’s housing stock is not significantly impacted by this trend.
Adopted in 2016 and updated in 2022, Solvang’s short-term/vacation rental ordinance prohibits short-term/vacation rentals outside of the TRC zone/Village Area and properties between addresses 1506 and 1546 Copenhagen Drive. The 8 Best, Jennifer. “Solvang to continue management of Skytt Mesa landscape maintenance.” Santa Maria Times. 30 May 2019. 320
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ordinance has successfully limited short-term/vacation rentals in the city. For more information, see the vacancy rate analysis in the Housing Conditions section.
Physical Constraints
A variety of physical constraints affect potential land development in the City of Solvang. The potential for development along the Santa Ynez River, Alamo Pintado Creek, and Adobe Creek is constrained due to flood hazard and biological resource considerations. Similarly, steep slopes and other areas of potential geologic hazards limit the extent of potential development in hillside areas within and around the city.
The need to preserve the Old World Danish historical setting and atmosphere of Solvang's Village Area and the rural setting surrounding the community (land uses surrounding the City consist almost entirely of open space, horse ranches, and estate residential), represents an important physical constraint. Various Elements of the General Plan include provisions to ensure that the need to maintain and enhance the City's visual character is reflected in the City's development. Program X commits the City to adopting Objective Design Standards and a ministerial review process for residential development for commercial and office zones. This program will provide developers with clear direction on the City’s expectations regarding design and reduce the time required for review and approval. 321
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Zoning for a Variety of Housing Types
Housing Types Permitted by Zone
Housing Element Law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of housing types for all economic segments of the population. This includes single-family homes, multifamily housing, ADUs, mobile homes, emergency shelters, and transitional housing. Table H-45 summarizes housing types permitted within the City's primary residential and commercial zoning districts.
While the majority (approximately 65 percent) of housing units in Solvang are single-family units, various other housing types are needed to meet the needs of lower income persons, seniors, persons with a disability, and agricultural workers, and other residents with special housing needs. Housing types that meet the needs of those with special housing needs, particularly those on a fixed income, include multifamily housing, second units, secondary mixed-use housing, mobile homes, residential care facilities, and group housing. Table H-45 identifies housing types permitted in Solvang. 322
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Table H-45 Housing Types Permitted by Zone
Residential Commercial
AG
R-1
E-1 DR PRD MHP TRC C PO
Single-family P DP DP Sec Use P
Two-family DP DP
Multifamily1 DP DP
Second Unit/ ADU P
Guesthouse P P
Mixed-use DP2 DP2 CUP2
Mobile Home Park DP
Mobile Homes/Manufactured
Homes (on permanent
foundations)
P
Group Residential (e.g.,
Dormitories, residence halls).
CUP
Family daycare home, small /
group homes or community care
facilities serving six (6) or fewer
individuals
P P
Family daycare homes, large (7
or more individuals)
LUP LUP
Emergency, Homeless, and/or
transitional shelter
P DP
Short-term/ Vacation Rentals3 DP2
Single Room Occupancy CUP CUP CUP CUP CUP CUP CUP
Notations:
P=Permitted (Ministerially) DP=Development Plan CUP=Conditional Use Permit ‘=Design review LUP=Land Use Permit 1Includes row houses, townhouses, condominiums, and cluster developments. 2Permitted only as a Secondary Use to primary commercial use. 3Subject to restrictions in Solvang Municipal Code 11-12-30, subsection E(2) Source: City of Solvang Zoning Ordinance
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Multifamily Housing
Multifamily projects of 16 units or less are a permitted use in the DR zoning district and 20 dwelling units per acres subject to review by the Design Review Committee. Multifamily projects are also allowed in PRD zoning districts with a discretionary development permit. The purpose of the development permit is to ensure that the proposed project is in conformance with applicable General Plan policies and that buildings and structures are clustered to the maximum extent feasible to provide the maximum amount of contiguous open space. Through Program HE-O, the City will create Objective Design Standards and a ministerial review process for multifamily projects that incorporate a minimum of 20 percent of units affordable to lower-income households, in compliance with State law.
Density Bonuses
Per California Government Code Sections 65915 through 65918, local governments are required to provide density bonus provisions to projects that comply with specific standards. Legislation approved in 2020 increased the maximum density bonus amounts for very-low-, low-, and moderate-income housing. The California Government Code describes how maximum densities shall be calculated for very low-, low-, and moderate-income housing in a tabular format.
Additionally, local governments are also required to provide one or more incentives for qualifying projects and are required to accept an incentive proposed by a developer unless the incentive proposal is found to cause environmental harm, a health and safety issue, a cost reduction, a detriment to historical property, or otherwise contrary to law. Both density bonuses and incentives are granted based on the number of affordable units present in each project.
The City has established density bonus provisions for affordable housing that directly defer to California Government Code 65915 in Municipal Code Section 11-12-23 and is incompliance with State law.
Employee and Agricultural Worker Housing
Sections 17021.5 and 17021.6 of the California Health and Safety Code establish specific requirements for the permitting of agricultural employee housing in a jurisdictions’ zoning code. Specifically, Section 17021.5 mandates that “employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use.” Furthermore, designated employee housing, as defined above, cannot be subject to Conditional Use Permit requirements, zoning variance, fees, taxes, or any other requirement other than those pertaining to a traditional single-family structure. Section 17021.6 requires that larger employee housing facilities featuring a maximum of 36 beds in group quarters, or 12 single-family units, should be deemed an agricultural land use and cannot be subject to any restrictions, conditional use requirements, zoning variance, fees, taxes, or other requirements not imposed on other agricultural uses in the same zone.
City of Solvang Municipal Code Section 11-12-26 allows employee and farmworker housing for six (6) and fewer persons subject to the same standards and permit requirements as a single-family house in all zones, and as a principal permitted use in residential zones, in compliance with Section 17021.5 of the Health and Safety Code.
The City is not in compliance with Section 17021.6. Program HE-P commits the city to amending the Zoning Ordinance to allow ministerial review and approval of group quarter employee housing consisting of up to 36 beds or 12 units designed for use by a single household as a principal residential use in the City's AG zone without applying any discretionary actions.
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Currently, the city has employee housing available at the Alisal Ranch, a working ranch encompassing over 10,000 acres with small portion located within the City of Solvang. The Ranch area within Solvang includes guest lodging and recreation facilities as well as 45 units of employee housing. These units are comprised of 25 studio apartments (as defined by Alisal Ranch management: 18 single rooms, three large rooms, four bunk house units), 13 one-bedroom apartments, one two-bedroom apartment, and six three-bedroom apartments. These housing units are available to fulltime employees of the Ranch and their families at an affordable rent. Owners of Alisal Ranch are interested in using a portion of their land to develop more workforce housing in the upcoming planning period.
Emergency Shelters, Transitional Housing, and Supportive Housing
AB-139 requires local government to identify a zone(s) where emergency shelters are allowed by-right without a conditional use or other discretionary permit. Local governments are authorized to impose only those development standards that apply to residential or commercial development within the same zone. However, a local government may impose specified objective standards, including standards for off-street parking based on demonstrated need, as specified. The intent of these regulations is to help streamline the development of varying housing types.
AB-139 requires the need for emergency shelter to be assessed based on the capacity necessary to accommodate the most recent homeless point-in-time count, the number of shelter beds available on a year-round and seasonal basis, the number of beds that go unused on an average monthly basis, and the percentage of those in emergency shelters that move to permanent housing. The bill also requires sufficient parking for employees and one space per two beds in the shelter. Under AB-139 and California Government Code Section 65651, local governments must allow supportive and transitional housing as a by-right use in all districts where single-family and multifamily uses are allowed, subject only to those regulations that apply to other residential dwellings (i.e., single-family dwellings, multiple-family dwellings) of the same type in the same district.
The City allows both supportive and transitional housing by-right in all residential zoning districts in compliance with State law. Additionally, emergency shelters are identified as a by-right use in the DR zoning district.
Low-Barrier Navigation Centers
California Government Code Section 65660 identifies low barrier navigation centers are facilities that focus on moving people into permanent housing and connecting temporary residents with opportunities for income, public benefits, health services, shelter, and housing. Like displaced persons shelters, these facilities are intended to accommodate people with disabilities, pets and their owners, partners (if not a gender-specific site), the storage of possessions, and survivors of domestic violence. Specifically, the State mandates that low barrier navigation centers have services “to meet the diverse needs of (the) population.” In addition, local governments may not impose parking requirements onto low barrier navigation centers.
The City is not currently in compliance. Program HE-P commits the City to amend the Zoning Code for compliance with California Government Code Section 65660. In updating the Code, the City shall list low barrier navigation facilities as allowed by-right wherever multiple-unit dwellings and mixed-use development are allowed. 325
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Single-Room Occupancy Units (SROs)
Single-room occupancy (SROs) residential units are a traditional form of affordable housing for very low- and low-income individuals. These units consist of a single room, often between 80 and 250 square feet in size, with or without cooking and sanitary facilities, which is rented out, often on a daily, weekly, or monthly basis.
The City does not have single-room occupancy residential units as a permitted use in any zone or through conditional use permits. Program HE-O commits the City to providing developers with information to explore the benefits and opportunities that come with building SROs.
Accessory Dwelling Units (ADUs)
Accessory Dwelling Units (ADUs) are defined as attached or detached dwelling units that provide independent living facilities on the same parcel as a legal single-unit or multiple-family unit dwelling, and which include permanent provisions for living, sleeping, eating, cooking, and sanitation. Due to the lower cost of construction and reduced environmental impact, the State has enacted many laws aimed at incentivizing the development of ADUs to help combat the worsening housing crisis. The State requires local governments to treat all ADUs that comply with specific standards as ministerial approvals. Local governments reserve the exclusive right to impose specific design and development standards, which include, but are not limited to setbacks, minimum and maximum parcel size, and maximum height.
Accessory Dwelling Units are intended to encourage more efficient use of residential zones where, because of the decrease in household size as a result of changing social patterns, existing housing resources are being underutilized.
The intent is also to ensure a safe and attractive residential environment by promoting high standards of site development to preserve the integrity of single-family areas.
The Zoning Ordinance does not reference ADUs, however it references second residential units, a traditional term for the dwelling type. A second residential unit is defined as an attached or detached dwelling unit, which provides complete, independent living facilities for one or more persons.
Second residential units are permitted in the R-1 and E-1 zoning districts. However, California State law requires accessory dwelling units to be allowed by-right (without discretionary review) in all zoning districts that allow singlefamily and multifamily residential uses.
Program HE-H commits the City to adopting an Accessory Dwelling Unit Ordinance in compliance with state laws regarding accessory dwelling units. In the meantime, the City of Solvang actively encourages accessory dwelling units and evaluates projects individually for compliance with State law.
Secondary Use/Mixed Use
The Zoning Ordinance defines secondary use as the creation of residential units in conjunction with commercial uses in the Tourist Related Commercial Zone, …. Secondary residential use is defined as two (2) residential bedrooms per one thousand (1,000) square feet of total gross floor area of commercial development. The total gross floor area of residential development cannot exceed the total gross floor area of the commercial use. The maximum residential density for secondary uses is twenty units per acre. Secondary Use is equivalent to mixed-use definitions in other jurisdictions.
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Residences as a secondary use are a permitted use in the in the TRC (Tourist Related Commercial) District and the C-2 (Retail Commercial) District. Residential uses are also allowed in the PO (Professional Office) District with a Conditional Use Permit. The City encourages residential uses in the Village Area by implementing and maintaining zoning standards for residential densities that encourage pedestrian-oriented, mixed-use development to help meet Solvang's fair-share of regional housing needs.
Manufactured Housing and Mobile Homes
The City permits manufactured housing and mobile homes in all single-family residential (R-1/E-1) districts, provided that the units are certified under the National Manufactured Construction and Safety Standards Act of 1974 and on a permanent foundation system. Mobile homes in these zones are subject to design standards for roof overhang and roofing and siding materials and colors, which are regulations permitted under California Government Code 65852.5.
Mobile home parks are permitted subject to a discretionary development plan in the MHP zoning district at a maximum density of seven units per acre. Solvang also allows mobile home parks in the MHP zoning district to reach a maximum density of eight units per acre subject to the requirement of 10 percent of sites being allocated to single-wide units.
According to the California Department of Finance, approximately 5 percent of Solvang's housing stock consists of mobile homes. The City has one mobile home park, Rancho Santa Ynez Estates, a senior-only park with a total of 162 units, as of 2022.
Special Care Facilities
California Government Code Section 65583 requires that housing elements provide a program to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of 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.” In line with encouraging the development of housing for those with disabilities, the State requires that small, licensed residential care facilities (defined as facilities with six or fewer residents) be allowed “by right” in all residential zones. Additionally, the State, through HCD, requires that cities consider constraints to reasonable accommodation for large licensed residential care facilities (defined as facilities with seven or more residents).
Solvang’s Zoning Ordinance currently allows for small residential care facilities by right in the Single-Family Residential and Design Residential Districts. However, they are not allowed by right in the Planned Residential Development (PRD) district, which is defined as a residential district. As such, the City is not in compliance with State law. Program HE-P commits the City to amending the Zoning Code to allow small residential care facilities by-right in the PRD zone.
Regarding large care homes, the Zoning Ordinance uses the term “special care home” to refer to a residential care home licensed to provide 24- hour non-medical care and supervision for seven or more persons. This definition includes group homes, large family homes, and foster homes. Special care homes are expressly permitted in the Institutional District and in residential zones, except the PRD zone, with a discretionary Conditional Use Permit. As the City did not receive any requests for construction of new special care homes in the previous planning period, current regulations are not considered to be a constraint to the development of large licensed residential care facilities.
In Solvang, the only large special care home facility is Atterdag Village of Solvang, which includes 188 total beds. Among these are 18 beds dedicated to patients in need of memory care, 54 beds with skilled nurses, and 14 assisted living 327
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units. One small residential care facility operates in Solvang, Family Connect Memory Care Solvang, which has a capacity of six residents. Overall, there is a total special care capacity of 194 beds within the city limits of Solvang.
Table H-46 List of Special Care Facilities
Facility Address Beds
Solvang Lutheran Home, Inc. d.b.a. Atterdag Village of
Solvang
Including Care Center (formerly Santa Ynez Valley Recovery Residence)
636 Atterdag Road 188
Family Connect Memory Care Solvang 659 Chalk Hill Rd 6
Facility in Alisal Glen
First Street?
TOTAL 194
Source: California Department of Social Services, 2022. 328
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Opportunities for Energy Conservation
Government Code Section 65583(a) (7) requires the “analysis of opportunities for energy conservation with respect to residential development.” This is important due to the key role played by energy efficiency in determining the relative affordability of housing. Lower rates of energy usage decrease utility costs for residents, making housing more affordable. The discussion that follows outlines current State policies and development standards along with local City policies that promote energy conservation for new and existing development in the City of Solvang.
Title 24 Energy Budget Standards
Utility-related costs can directly impact the affordability of housing in California. However, Title 24 of the California Administrative Code sets forth mandatory energy standards for new development and requires adoption of an "energy budget." In turn, the home building industry must comply with these standards while local governments are responsible for enforcing the energy conservation regulations which can increase affordability for residents.
All new buildings in California must meet the standards contained in Title 24, Part 6, of the California Code of Regulations (Building Energy Efficiency Standards for Residential and Nonresidential Buildings). These regulations respond to California’s energy crisis and need to reduce energy bills, increase energy delivery system reliability, and contribute to an improved economic condition for the state. All new construction must comply with the standards in effect on the date a building permit application is made.
The energy requirements of the new State code are significantly more stringent than the prior codes (heat pump requirements for single-family and multi-family homes and businesses; electricity-ready requirements for single-family homes; and new solar power requirements for high-rises, hotels/motels, tenant spaces, offices, stores, restaurants, schools, and civic spaces) and are intended to progress to 100 percent clean electricity and carbon neutrality by 2050 or earlier. In 2019, the City adopted the 2019 edition of the California Building Code (Volumes 1 and 2). Program HE-H commits the City to updating the building code for compliance with the new 2022 edition of the California Building Code.
In addition to the Building Energy Efficiency Standards, Part 11 of Title 24 contains California’s Green Building Standards Code (CALGreen). In 2019, the City of Solvang adopted the most-recently revised standards (2019 California Green Building Standards Code) with amendments to require readily accessible areas for storage and collection of trash and recycle in approved containers.
Southern California Edison Programs
Southern California Edison offers a variety of energy conservation services under the Energy Savings Assistance (ESA) program, which helps qualified homeowners and renters conserve energy and control their electricity costs. Eligible customers receive services from local community agencies and licensed contractors working with Edison. Services include weatherization, efficient lighting and cooling, appliance replacement, and energy education. In addition, PG&E participates in the California Alternative Rates for Energy (CARE) program, which provides a 30 percent discount on electric bills for low-income customers.
Southern California Gas Programs
The Southern California Gas Company (SoCalGas) offers an Energy Savings Assistance Program to limited income customers. The program offers no-cost weatherization that includes attic insulation, weatherstripping, caulking, watersaving devices, and energy-efficient lighting. Additionally offered is a no-cost furnace repair and replacement service 329
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and a clothes washer home improvement. SoCalGas also participates in the State CARE program, providing low-income customers with a 30 percent discount on their gas bills.
Solvang Green Website
The City of Solvang, in partnership with the Solvang Chamber of Commerce, runs solvanggreen.com, a website set up to provide residents and businesses a hub to learn more about and share ways to be more environmentally sustainable and energy efficient. The website includes information about conserving gas, conserving water, conserving electricity, landscaping sustainably, and how to participate in City programs for committing to sustainability.
Central Coast Community Energy
Central Coast Community Energy (CCCE) is a Community Choice Energy agency that allows for residents to enroll for their power to come from renewable resources. The city of Solvang joined this program in December 2019. CCCE seeks to reduce the reliance on fossil fuels and reduce greenhouse gas emissions while having increased electricity delivery efficiency as more people join the program. CCCE utilizes current power infrastructure created by Southern California Edison to deliver the power to residents.
General Plan Goals
Energy conservation is not only a goal for housing in Solvang but is a shared value across the entire General Plan. Energy conservation requires multifaceted solutions to truly make a difference environmentally and financially. The Environmental and Sustainability Element of the General Plan overlaps the shared values of green building practices and renewable energy that support the creation and maintenance of affordable housing. Policies in the Environmental and Sustainability Element include encouraging energy retrofitting for more sustainable appliances, promoting zero waste, and educating the public on sustainability issues. The Mobility Element includes provisions to help improve Solvang’s bike route and bike lane network, which is currently very sparse and in need of expansion. Such improvements can help reduce car dependency for local trips and decrease costs involved with living in the community. 330
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Housing Resources
Future Housing Need
State Housing Element law requires that a local jurisdiction accommodate a share of the region’s projected housing needs for the planning period, called the Regional Housing Needs Allocation (RHNA). Compliance with this requirement is measured by the City’s ability to providing adequate land with adequate density and appropriate development standards to accommodate the RHNA. The Santa Barbara County Association of Governments (SBCAG), as the regional planning agency, is responsible for allocating the RHNA to individual jurisdictions within the region. For the sixth Housing Element cycle, the City of Solvang has been allocated a RHNA of 256 units, divided into four income levels as shown on Table H-47.
Table H-47 Projected Housing Needs (Regional Housing Need Allocation) Extremely
Low
Very Low Low Moderate
Above
Moderate
Total
Solvang 28 27 39 22 75 191
Santa Barbara County 5,799 3,935 4,397 10,725 24,856
Source: SBCAG, HCD Pre-approved Data Package, ACS 2015-2019, Table 25.
The City's Housing Element must demonstrate the availability of sufficiently zoned land to meet the planning targets defined in the RHNA. To provide more granular information on housing needs, the City assumed 50 percent of its very low-income regional housing needs are extremely low-income households. As a result, from the very low-income need of 55 units, the City has a projected need of 28 units for extremely low-income households. Zoning to meet the needs of extremely low, lower, and moderate-income households must be of sufficient density and with reasonable development standards to facilitate development affordable to these groups.
Credits Toward the RHNA
Following the analysis of RHNA credits, specific sites throughout the city were considered for potential for housing development. Site selection for the residential sites inventory started with City owned sites where residential development is in line with short-term City goals, then vacant and nonvacant sites zoned for residential use, and lastly sites that could be rezoned to accommodate residential development or residential development at a higher density.
Several constraints were considered for each site, including environmental concerns, utility or infrastructure access, feasibility of redevelopment during the next planning period, and realistic capacity assumptions. Sites identified for lower income housing must meet certain density and site requirements, including a minimum density of twenty units per acre, parcel size between 0.5 and 10 acres, and access to high performing schools, jobs, amenities, health care facilities, and grocery stores.
Pending/Approved Projects
Solvang currently has three current residential projects projected to provide 85 units of housing, which includes three units of very low-income housing, 45 units of low-income housing, 10 units of moderate-income housing, and 30 units of above moderate-income housing.
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Table H-48 Summary of Pending and Approved Projects
Very Low Low Moderate Above Moderate Total
Old Lumberyard Site 0 42 0 0 42
539 Alisal Road 1 0 10 0 11
670 Alamo Pintado Road 2 0 0 30 32
Total Pending Projects 3 42 10 30 85
Source: City of Solvang, 2022.
Old Lumberyard Site
The Old Lumberyard Site, located at 1793 and 1783 Mission Drive (APN(s): 139-150-017, 139-150-027), is a 2.2-acre site located due east of the Village Area slated for Mission Drive apartments, a 42 unit very low-income apartment complex intended for workforce housing. The site’s housing development application was submitted in July 2020 under SB 330 and is being processed.
9, 10
539 Alisal Road
539 Alisal Road (APN: 139-143-004) is a 0.33-acre site located due north of the Village Area, slated for a 11-unit condominium complex. Ten units are moderate income units, and one unit is a deed restricted very low-income unit. The condominium is expected to have two- and three-bedroom units ranging between 859 and 1,101 square feet. The building is three stories tall and has an exterior that matches the Old World Danish theme of Solvang’s Village Area.
Construction started in the summer of 2022.
670 Alamo Pintado Road
670 Alamo Pintado Road (APN: 139-530-005) is a 1.06-acre site located in northeast Solvang near Rite Aid and Valley Fresh Market. The site is expected to add 32 units of condominium housing. Thirty units are slated for above moderate - income households and two units are deed restricted for very low-income households. The site was approved by the Planning Commission in December 2020 and is expected to begin construction in 2023.
Accessory Dwelling Units (ADUs)
During the fifth cycle, cities across California have found substantial housing growth from the construction of Accessory Dwelling Units (ADUs). Residents have found ADUs to be a cost-effective way to earn extra income, increase the City’s housing stock, and increase their property values. In Solvang, this same trend created 23 additional housing units in the City between 2019 and 2021, which is a small, however important growth source for the city’s housing stock. The City expects that this growth from ADUs will continue in the future to further meet housing needs given further popularity and incentives.
9 Scully, Janene. “Developer Ed St. George’s Latest Proposal: Hotel, Housing for Solvang Site.” Noozhawk. 6 August 2021. 10 Garcia, Karen. “Solvang wants to see Old Lumber Yard property turned into a hotel.” Santa Maria Sun. 26 May 2021. 332
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Table H-49 Accessory Dwelling Units Constructed, 2019-2021 ADUs Constructed
2019 2
2020 8
2021 13
Source: City of Solvang, 2022.
Pursuant to Government Code Section 65583.1, the City can work to meet the regional housing need using ADU and Junior Accessory Dwelling Unit (JADU) trends and existing resources and incentives that promote their development.
As a conservative projection, HCD recommends a minimum assumption equal to the average permitted total for 2019 to 2021. For Solvang, this average equates to eight ADUs per year for a total projection of 64 units over the eight-year planning period.
Affordability of Accessory Dwelling Units and JADUs
In 2021, the U.C. Berkeley Center for Community Innovation released the report “Implementing the Backyard Revolution:
Perspectives of California’s ADU Owners,” which provided information from a study that gathered basic information on construction, permitting, and rental states of ADUs across the state of California through mailed out postcards. The conductors of the study were able to gather sufficient data from several counties and regions across the state, including Santa Barbara County, which is a part of the Central Coast region defined in the study. The researchers found that the median rental price of ADUs was $1,925 in the Central Coast region, equating to about $3.75 per square foot.
Monthly rent of $1,925 is affordable to households making approximately 95 percent of area median income. Given Solvang’s higher cost of living and higher rent in comparison to other North Santa Barbara County areas, to the City has conservatively classified projected accessory dwelling units as moderate- and above moderate-income units, as shown in Table H-51.
Table H-50 compares the selected ADU affordability assumption for the planning period and the affordability suggestion provided by the Association of Bay Area Governments (ABAG) in a draft report on ADU affordability both statewide and in the San Francisco Bay Area.
Table H-50 ADU Affordability Assumptions for the Sixth Cycle RHNA Income Group ABAG Affordability Suggestion Selected ADU Affordability Assumption
Very Low 5% 0%
Low 30% 0%
Moderate 50% 50%
Above Moderate 15% 50%
Source: Association of Bay Area Governments, “Affordability of Accessory Dwelling Units,” 8 September 2021. 333
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Remaining RHNA
Accounting for the entitled, approved, and pending projects, as well as projected ADUs and JADUs, the City has a remaining RHNA of approximately 62 units, including 49 lower- and 13 above moderate-income units. Table H-51 details the existing progress towards the 6th cycle RHNA and the remaining RHNA that the City must demonstrate the availability of sites with appropriate zoning and development standards.
Table H-51 Progress Toward RHNA
Lower Moderate Above Moderate Total
RHNA Allocation 94 22 75 191
Pending or Approved 45 10 30 85
ADUs 0 32 32 64
Remaining RHNA 49 0 13 62
Residential Sites Inventory
Vacant Sites
Solvang is generally built out, and there are only scattered vacant sites remaining that are suitable for residential development. Table H-52 below lists 22 sites which have been identified as suitable residential development sites without a rezone. The majority of these sites are slated for single-family housing development on a single lot. All sites have available water and sewer infrastructure located on roads adjacent to the parcel. All sites have access to or ability to connect to all infrastructure, as stated in the Availability of Infrastructure section below 334
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Figure H-5 Vacant Sites Suitable for Development
335
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-82 | Internal Draft, November 2022
Table H-52 List of Vacant Sites Not Requiring Rezones
Address APN Size (acres) Existing GP
Land Use
Existing
Zoning
Proposed
Zoning
Realistic
Capacity
RHNA Income
Categories Notes Environmental Constraints
928 College
Canyon Road 137
-140-044 1.80
Low Density
Residential (1
du/ac)
1-E-11-E-11
1 Above
Moderate
Vacant residential land
in an established
neighborhood; 5th cycle
above moderate-
income opportunity
site (Site 2)
Parcel on west
side of junction
Rancho Alisal
Drive / 3 Springs
Road
137-410-020 1.00
Low Density
Residential (1
du/ac)
1-E-11-E-11
1 Above
Moderate
Vacant residential land
in the Alisal Valley
Parcel west of 395
Rancho Alisal
Drive
137-410-022 0.72
Low Density
Residential (1
du/ac)
1-E-11-E-11
1 Above
Moderate
Vacant residential land
in the Alisal Valley
Northeast parcel
on 3 Springs Road
at city limits
137-410-036 0.87
Low Density
Residential (1
du/ac)
1-E-11-E-11
1 Above
Moderate
Vacant residential land
in the Alisal Valley
Northeast corner
Rancho Alisal
Drive / 3 Springs
Road
137-410-037 0.78
Low Density
Residential (1
du/ac)
1-E-11-E-11
1 Above
Moderate
Vacant residential land
in the Alisal Valley
Parcel on west
side of junction
Rancho Alisal Dr /
Riley Rd
137-420-039 0.99
Low Density
Residential (1
du/ac)
1-E-11-E-11
1 Above
Moderate
Vacant residential land
in the Alisal Valley
Interior parcel
south of 1673
Kronen Way
137-480-026 0.40
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-11
1 Above
Moderate Extremely steep parcel
Approximately 634
Chalk Hill Road 137
-570-013 0.49
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-11
1 Above
Moderate
Approximately
1680 Overdel Lane 137
-660-016 2.04
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-14
4 Above
Moderate
Approximately
1537 Gamby Way 137
-660-036 1.18
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-12
2 Above
Moderate
4th cycle above
moderate-income
opportunity site (Site
24)
South corner
Viking Way /
Gamby Way
137-660-038 1.33
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-12
2 Above
Moderate
4th cycle above
moderate-income
opportunity site (Site
25)
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Address APN Size (acres) Existing GP
Land Use
Existing
Zoning
Proposed
Zoning
Realistic
Capacity
RHNA Income
Categories Notes Environmental Constraints
781 (785B)
Fredensborg Cyn
Rd
137-660-045 1.12
Low Density
Residential (1
du/ac)
1-E-1 1-E-1 1
1 Above
Moderate
No road access
without crossing
private land; 4th cycle
above moderateincome opportunity
site (Site 44); 5th cycle
above moderateincome opportunity
site (Site 7); For sale
for $459,999 in August
2022
On the side of a
steep hill
235 Alisal Rd 139-234-064 0.17
Medium
Density
Residential (3-
7 du/ac)
7-R-1 7-R-1 1 1 Moderate
4th cycle low-income
opportunity site (Site
32); 5th cycle lowincome opportunity
site (Site 80)
226 Valhalla Dr 139-490-024 0.44
Low Density
Residential (1
du/ac)
1-E-1 1-E-1 1
1 Above
Moderate
4th cycle above
moderate-income
opportunity site (Site
18); 5th cycle above
moderate-income
opportunity site (Site
84)
217 Valhalla Dr 139-490-042 0.49
Low Density
Residential (1
du/ac)
1-E-1 1-E-1 1
1 Above
Moderate
4th cycle above
moderate-income
opportunity site (Site
17); 5th cycle above
moderate-income
opportunity site (Site
85)
581 Oak Ridge Rd 137-750-004 0.23
Medium
Density
Residential (3-
7 du/ac)
10-R-1 10-R-1 1
1 Above
Moderate
750 Chalk Hill
Road 137-132-009 0.27
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-1 1
1 Above
Moderate
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Address APN Size (acres) Existing GP
Land Use
Existing
Zoning
Proposed
Zoning
Realistic
Capacity
RHNA Income
Categories Notes Environmental Constraints
Interior parcel
south of Hillside
Drive, north of
1871 Laurel Ave
139-100-047 0.36
Medium
Density
Residential (3-
7 du/ac)
8-R-1 8-R-1 1 1 Moderate
4th cycle moderateincome opportunity
site (Site 31); 5th cycle
requires infrastructure
connections/nonRHNA categorized
opportunity site (Site
64); For sale with 139-
100-048 and -049 for
$1.75m in August 2022
On the side of a
steep hill
Interior parcel
south of Hillside
Drive, northeast of
1871 Laurel Ave
139-100-048 0.35
Medium
Density
Residential (3-
7 du/ac)
8-R-1 8-R-1 1 1 Moderate
4th cycle moderateincome opportunity
site (Site 31); 5th cycle
requires infrastructure
connections/nonRHNA categorized
opportunity site (Site
65); For sale with 139-
100-047 and -049 for
$1.75m in August 2022
On the side of a
steep hill
Interior parcel east
of 1871 Laurel Ave
and west of 1905
Old Mission Dr
139-100-049 0.27
Medium
Density
Residential (3-
7 du/ac)
8-R-1 8-R-1 1 1 Moderate
4th cycle moderateincome opportunity
site (Site 31); 5th cycle
requiring infrastructure
connections/nonRHNA categorized
opportunity site (Site
66); For sale with 139-
100-047 and -048 for
$1.75m in August 2022
On the side of a
steep hill
1890 Old Mill Road 139-540-040 0.57
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-1 1
1 Above
Moderate
Old Mill Road east
of Santa Ynez
Mission
139-240-013 1.42
Low/Medium
Density
Residential (2
du/ac)
20-R-1 20-R-1 3
3 Above
Moderate
On the side of a
steep hill
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Vacant Sites Requiring Rezoning
The four sites listed in Table H-53 are significant vacant sites that have potential for increased density. Sites 1-3, all on Alamo Pintado Road, are located near amenities, such as supermarkets and pharmacies in a high resourc e area, as described in the Affirmatively Furthering Fair Housing Analysis. Based on State requirements for site size, Sites 1 and 3 can accommodate lower-income capacity, while Site 2, due to its smaller size, can accommodate moderate income units. Currently, the three sites are zoned 20-R-1. The City is proposing to rezone Sites 1 and 3 to accommodate lower income housing based on the density requirements for lower income rezone sites within Government Code 65583.2(h) and 65583.4(i). These provisions require that rezoned parcels planned for very low and low-income households allow a minimum of 20 units per acre with at least 20 units per site. Program HE-K commits the City to applying a minimum density of at least 20 units per acre on Sites 1 and 3 in compliance with State law. At the required density minimum, Sites 1 and 3 provide capacity for 110 units of low-income housing.
The City is proposing to rezone Site 2, to DR with a General Plan designation of High Density Residential allowing eight to 20 dwelling units per acre. The site is assumed to provide moderate income capacity.
Site 4, a vacant site located on Alisal Road has been included due to developer interest in developing housing on the site. The City is currently proposing to change the zoning to DR with a General Plan designation of High Density Residential. At this zoning, the parcels have realistic capacity for 26 units of above moderate-income housing. 339
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Figure H-6 Vacant Sites Requiring Rezoning
340
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Table H-53 List of Vacant Sites Requiring Rezoning
Site Address APN Size (acres) Existing Zoning Proposed
Zoning
Realistic
Capacity
RHNA Income
Categories
Notes
1 741 Alamo
Pintado Road;
739 Alamo
Pintado Rd
139-031-064,
139-031-063 1.0 20-R-1
DR, 20-24 du/ac
(minimum 20
du/ac required
by State law)
20 10 Very Low
10 Low
5th cycle above
moderateincome
opportunity site
(Site 56 and 57)
2 1999 Viborg
Road 139-031-020 0.64 20-R-1 DR, 8-20 du/ac 11 11 Moderate 4th cycle above
moderateincome
opportunity site
(Site 26); 5th
cycle above
moderateincome
opportunity site
(Site 55)
3 Parcel west of
junction Alamo
Pintado Road /
Village Ln;
Northwest
corner Alamo
Pintado Rd / Old
Mission Dr
139-530-002;
139-530-001 5.48 20-R-1
DR, 20-24 du/ac
(minimum 20
du/ac required
by State law)
90 110 units.
45 Very Low
45 Low
4th cycle above
moderateincome
opportunity site
(Site 22-23); 5th
cycle above
moderateincome
opportunity site
(Site 87-88)
4 West of Alisal
Road bisected by
Juniper Avenue
137-260-021 3.71 REC DR, 8-20 du/ac 26 26 Above
Moderate
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Site 1: 739 and 741 Alamo Pintado
Table H-54 Site 1 Summary
Site Description
Site Size 1.00 ac
Existing Zoning 20-R-1
Existing General Plan Land Use Low / Medium Density Residential Proposed Zoning DR
Proposed Land Use Housing Element High Density Residential Current Allowed Density 2 du/ac
Proposed Density 20-24 du/ac by Program HE-K
Maximum Capacity 24
Realistic Capacity 20
Realistic Capacity by Income Category 10 Very Low
10 Low
1 342
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Adjustment Factors
Realistic capacity 85% Based on development standards, demand for residential development, and programs to incentivize development
Land use mix No adjustment Not applicable.
Typical densities 95% Due to the high cost of land and construction, affordable projects are likely to build to maximum density or beyond (due to density bonus)
Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint Site 1 includes adjacent parcels located at 739 and 741 Alamo Pintado Road in northeast Solvang. The two parcels are each half an acre, with both parcels totaling one acre. The site is currently zoned 20-R-1 and allows for two dwelling units per acre. The two vacant parcels and are between Alamo Pintado Road and an existing single-family home at 737 Alamo Pintado Road. Currently, access to this residence runs through 741 Alamo Pintado Road, however, access to the property can be established within the site plans or redirected onto Kanin Hoj, if needed. The site is relatively flat and there are no environmental constraints on the sites.
The City intends to rezone the parcels to DR and apply the required minimum density of 20 du/ac through Program HEK, as required by State law. At the proposed zoning, the site has realistic capacity for a total of 20 units of lower-income housing; 10 for very low-income and 10 for low-income.
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Site 2: 1999 Viborg Road
Table H-55 Site 2 Summary
Site Description
Site Size 0.64 ac
Existing Zoning 20-R-1
Existing General Plan Land Use Low / Medium Density Residential Proposed Zoning DR
Proposed Land Use High Density Residential
Current Allowed Density 2 du/ac
Proposed Density 8-20 du/ac
Maximum Capacity 16
Realistic Capacity 11
Realistic Capacity by Income Category 11 Moderate
Current Use Vacant Land
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Adjustment Factors
Realistic capacity 85% Based on development standards, demand for residential development, and programs to incentivize development
Land use mix No adjustment Not applicable.
Typical densities 95% Due to the high cost of land and construction, affordable projects are likely to build to maximum density or beyond (due to density bonus)
Environmental constraints No adjustment No known site constraint Infrastructure availability No adjustment Not applicable, not a constraint Located due south of Site 1, Site 2 is 0.64 acres in size and currently zoned 20-R-1, or low-density single family residential. The site has no environmental constraints. The site currently has dense foliage which will need to be cleared.
The City intends to rezone the parcels to DR with a General Plan land use designation of High Density Residential, allowing eight to 20 dwelling units per acre. At the proposed zoning, the site has realistic capacity for a total of 11 units of moderate-income housing.
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Site 3: Alamo Pintado at Old Mission
Table H-56 Site 3 Summary
Site Description
Site Size 5.48
Existing Zoning 20-R-1
Existing General Plan Land Use Low / Medium Density Residential Proposed Zoning DR
Proposed Land Use Housing Element High Density Residential Current Allowed Density 2 du/ac
Proposed Density 20-24 du/ac by Program HE-K
Maximum Capacity 131
Realistic Capacity 90
Realistic Capacity by Income Category 45 Very Low
45 Low
Current Use Vacant Land
3 346
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Adjustment Factors
Realistic capacity 90% Based on large lot size, development standards, demand for residential development, and programs to incentivize development Land use mix No adjustment Not applicable.
Typical densities 95% Due to the high cost of land and construction, affordable projects are likely to build to maximum density or beyond (due to density bonus)
Environmental constraints 85% The steep nature of the site is cause for adjustment of units; however, the developer has stated that they are willing to densify wherever building is possible.
Archaeological constraint 95% Approximately one percent of the site, according to the developer, is affected by the historical aqueduct.
Infrastructure availability No adjustment Not applicable, not a constraint The parcels of Site 3 comprise the largest vacant residential site in Solvang, totaling to 5.48 acres. Located at Alamo Pintado Road and Old Mission Drive, the site is located in a high resource area within proximity to transportation routes, stores, and services critical to lower-income households.
The City intends to rezone the parcels to DR and apply the required minimum density of 20 du/ac through Program HEK, as required by State law. At the proposed zoning, the two parcels provide total realistic capacity for 90 units of lowerincome housing: 45 for very low-income, and 45 for low-income.
Environmental Constraints
Site 3 is on a hill that has a change in elevation of approximately 64 feet over a distance of 969 feet from the top of the hill to the bottom, heading south (Figure H-7). The northern parcel has a more dramatic grade, taking up most of the steep grade of the hill, while the southern parcels is flatter and less costly to develop.
The owner of the site has expressed interest in developing the site for multifamily housing through either of the two following methods: grading the site to spread housing throughout the parcels or condensing units into flatter, lower elevation portions of the site.
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Figure H-7 Elevation Profile of Site 3
A bisected view of the hill as it runs through Sites 4 and 5; distance = 969 ft/; rise maximum = 64 ft.
Source: Elevation Profile Tool, Google Earth Pro, 2022.
Archaeological Constraints
In addition to the environmental constraints identified on the parcel, the property owner has been made aware of possible archaeological constraints on the site in the potential presence of a historical aqueduct. According to the property owner, the aqueduct affects approximately one percent of the site, but needs to be investigated to ensure appropriate analysis and preservation. Given this constraint, it is assumed that five percent of the land area of the site (approximately 2,300 square feet) will not be used for construction.
The aqueduct is most likely one that was created to irrigate fields and provide water to Santa Ines Mission in the early 19th century shortly after its establishment in 1804. According to State-acknowledged local research done in 2005 by Santa Ynez Valley High School students, the aqueduct runs through Site 3 mostly underground at around five hundred feet elevation. For a portion of the sites, the aqueduct is above ground between two tunnels that once connected the aqueducts to Alamo Pintado Creek to the northeast and Santa Ines Mission to the southwest.
Northern Parcel Southern Parcel
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Site 4: Alisal Commons
Table H-57 Site 4 Summary
Site Description
Site Size 3.71 acres
Existing Zoning REC - Recreation
Existing General Plan Land Use Open Space / Recreation
Proposed Zoning DR
Proposed Land Use and Zoning High Density Residential
Current Allowed Density 0 du/ac
Proposed Density 8-20 du/ac
Maximum Capacity 74
Realistic Capacity 26
Realistic Capacity by Income Category 26 Above Moderate Current Use Vacant Land
The Alisal Commons site is a 3.71-acre portion of a large open space, recreation zoned parcel that encompasses portions of the right-of-ways for Alisal Road, Juniper Avenue, and Fjord Drive. The site is entirely flat and is part of the landholdings of Alisal Ranch. The property owners have expressed interest in developing the site for housing and potentially workforce housing. Site 4 has realistic capacity to accommodate 26 above moderate-income units. 4 349
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Summary of Capacity to Meet the RHNA
Accounting for all sites identified, the City has identified sufficient capacity to reach and exceed Solvang’s fair share of housing needs for the planning period between 2023 and 2031. A total of 325 units are projected on the identified sites across a variety of income categories. Broken down, these 325 units compose of 100 very low-, 55 low-, 57 moderate-, and 113 above moderate-income units. Solvang has planned for 155 units for lower income households. The City has reached its housing obligations primarily through vacant sites and pending projects.
Table H-58 Sites Inventory
Very Low Low Moderate Above
Moderate
Total
Sixth Cycle RHNA 55 39 22 75 191 Credits
Pending/Approved Projects 45 0 10 30 85
ADU Projections 0 0 32 32 64
Sites
Inventory
Vacant Sites 0 0 4 25 29
Vacant Sites Requiring
Rezoning
55 55 11 26 147
Total Planned Sixth Cycle Units 100 55 57 113 325
RHNA with required 20 percent buffer1 66 47 27 75 230
Surplus (beyond buffered total) + 34 + 8 + 30 + 38 + 95 % of RHNA Planned 152% 117% 211% 151% 141%
1 No-net-loss provisions of Government Code Section 65863 require all jurisdictions to provide an additional 20 percent buffer to ensure capacity is maintained throughout the planning period.
City-Owned Vacant and Underutilized Sites
There are no vacant or underutilized City-owned sites in Solvang appropriate for residential development.
Availability of Infrastructure
Solvang has sufficient access to water, sewer, and dry utilities to meet the needs housing need identified in the RHNA.
Solvang’s water and sewer services comply with the requirements for sufficiency and access for low-income developments now and for the foreseeable future. In addition to basic utilities, the City also is served by numerous telephone/cellular service, cable or satellite television, and internet service providers.
Water Supply
The City of Solvang is served by four water suppliers: the Department of Water Resources (State Water), Upland Wells, River Wells, and the Santa Ynez Water District (ID #1). The City is entitled to 1,500-acre feet per year from State Water, subject to changes based on drought conditions. The City’s multiple water supplies help prevent current and future issues of supply from State Water.
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Water Treatment
The City of Solvang operates twenty miles of sewer pipeline of various sizes and collects wastewater under a Permit issued by the Regional Water Quality Control Board. The City of Solvang operates a Sequencing Batch Reactor (SBR) Wastewater Treatment Plant located at 101 South Alisal Road that has a design capacity of 1.5 million gallons per day (MGD). The City shares the plant with the Santa Ynez Community Services District, which is entitled to 0.30 MGD per day of wastewater treatment processing at the plant.
SB 1087 Compliance
Upon adoption of the housing element, the City distributes copies of the element to water suppliers and sewage treatment providers serving the city. The City of Solvang is committed to compliance with SB 1087 to ensure that any developments, especially lower-income developments often affected by accessibility issues, will be able to have safe, consistent, and reliable access to water and sewer services.
Electricity
The City of Solvang is served by Pacific Gas and Electric (PG&E). PG&E allows for new connections to any property in the City of Solvang.
Telephone
Solvang is served by all four major wireless telephone providers: AT&T, T-Mobile, Verizon, and Sprint. All four telecoms are actively accepting new customers and have capacity for new customers in the future. The City is also served by a variety of Mobile Virtual Network Operators (MVMOs), such as Cricket Wireless, MetroPCS, and Boost Mobile, which offer service to lower income households. Legacy landline telephone service is provided by internet service providers.
Internet
Solvang is served by Xfinity. Xfinity accepts new customers and have capacity for new customers in the future. Xfinity also provides access to landline telephone or VOIP telephone connections.
Financial Resources
Solvang has access to a variety of funding sources available for promoting and supporting the development of affordable housing.
HOME Investment Partnership Program Fund
The County of Santa Barbara leads the Santa Barbara County HOME Consortium, which Solvang is a member. The Consortium receives funding annually from the Federal government with the purpose to provide decent affordable housing to lower-income households. Funding is available for projects through an application process. The Consortium additionally has funds reserved for potential projects that address housing priorities of the community.
Community Development Block Grant (CDBG) Funds
The County of Santa Barbara is the lead agency for Santa Barbara Urban County Partnership, which Solvang helped form.
The Partnership receives Community Development Block Grant (CDBG) funding, which is distributed to members of the partnership. The funds are articulated through a through a Notice of Funding Availability. An Action Plan is additionally 351
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created to create goals for funding local objectives and priorities. The three national objectives for CDBG are to meet urgent community needs, benefit low and moderate-income households and to eliminate blight and slums.
Community Resources
Several organizations are operating across Santa Barbara County to provide holistic resources to people experiencing housing insecurity. Public organizations help administer government-funded programs, such as Section 8, that aim to address homelessness. Many non-profit affordable housing organizations help not only help people have access to housing, but also provide a system of support through community, case workers, and employment.
Public Affordable Housing Resources
Important resources, including housing and healthcare, are available to people experiencing homelessness through public agencies in Solvang.
Housing Authority of the County of Santa Barbara (HASBARCO) The Housing Authority of the County of Santa Barbara, shortened as HASBARCO, is a public agency that provides rental subsidies, manages, and develops affordable housing for residents in need in the county. The Housing Authority operates out of Lompoc and is the largest property management organization in the County. HASBARCO operates several properties in Santa Barbara County. HASBARCO notably also operates the Section 8 Housing Choice Voucher program for the entire county.
HASBARCO also offers educational assistance, health services, employment assistance, and family services to help families keep and maintain their housing to achieve housing security.
Property Management
HASBARCO’s most significant contribution to housing is through its ownership and/or management of several multifamily communities across Santa Barbara County. The direct management of these properties allows the Housing Authority to provide unencumbered access to affordable, subsidized housing in addition to a multitude of resources that promote sustainable long-term housing. The Housing Authority owns no properties within the city limits of Solvang .
However, it operates three properties nearby: Valley Station in Buellton, Vintage Walk in Buellton, and Golden Inn and Village in Santa Ynez.
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Figure H-8 HASBARCO Managed Properties Near Solvang
Source: Housing Authority of Santa Barbara County, 2022; OpenStreetMap Contributors, 2022.
Housing Choice Voucher (Section 8)
The Housing Choice Voucher (HCV) Program is a federal program that provides access to the private housing market to qualified low- and moderate-income individuals or families. HASBARCO is authorized to administer the vouchers, which pay between 30 and 40 percent of adjusted monthly gross rents. The qualified individual must find the housing and submit the proper documentation.
Family Self Sufficiency Program
Family Self Sufficiency (FSS) is a savings program and resource for families using Housing Choice Vouchers to reduce their need for government subsides. Participants must sign a contract to commit to being employed and economically independent within five years. The program features an escrow account, which allows the family to gain money in an effort to be self-sufficient at the end of their contract. For every period in which the family experiences an increase in earned income, the Housing Authority will match a portion of that increase with Housing Authority funds and deposit it into the escrow account, being available in total when the terms of the contract are met.
Resident Opportunities for Self Sufficiency (ROSS)
Resident Opportunities for Self Sufficiency (ROSS) is a program that provides educational services, financial management training, supportive health/disability services and resources for families. ROSS looks to create a positive change for families through this and coordinates local organizations and other institutions to provides services and opportunities for family units.
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Non-Profit Affordable Housing Resources
In addition to public agencies and resources, Solvang is served by many non-profits which aim to help provide and support affordable housing across the city. Many of these agencies have been operating for decades in collaboration with civic leaders and local stakeholders.
Santa Barbara Community Housing Corporation (SBCHC)
Santa Barbara Community Housing Corporation (SBCHC) is a nonprofit corporation looking to help house lower income individuals and is managed day-to-day by an executive director and governed by a volunteer board. SBCHC manages properties totaling more than three hundred units and approximately five hundred residents. The nonprofit rehabilitates and converts existing properties while also taking up new construction of homes.
Coastal Housing Partnership
Coastal Housing Partnership is a program offered for employees of companies that are affiliated with the Coastal Housing Partnership. The partnership offers home buying education, closing cost savings on a home purchase, lender savings on the upfront fees for a mortgage refinance, reduction in market rent on new leases, and access to a local rental search site. These benefits are available to employees of any income level.
Housing Trust Fund of Santa Barbara County
Housing Trust Fund of Santa Barbara County (HTF) is a nonprofit agency certified as a Community Development Financial Institution (CDFI). HTF aims to create more affordable housing for low-to middle- income residents throughout Santa Barbara County. HTF offers programs such as the Revolving Loan fund which provides low interest loans to serve low-income residents who are between zero and 80 percent of Area Median Income. HTF also offers the workforce home buyer program, which provides down payment loans to support people buying a home where they work .
Northern Santa Barbara County United Way
Northern Santa Barbara County United Way (NSBCUW) is a nonprofit organization that primarily serves communities north of the Santa Ynez Mountains, including Santa Maria, Lompoc, Solvang, Guadalupe, and the rest of the Santa Ynez Valley. The NSBCUW specializes in fundraising, regranting, community collaboration, and local partnerships. Select programs of the NSBCUW include Home for Good, United for Literacy, and Financial Literacy. AmeriCorps is a frequent partner of the NSBCUW.
People Helping People
People Helping People is a nonprofit which provides basic needs and services assistance to communities in the Santa Ynez Valley. The nonprofit offers rental assistance based on their standards of imminent eviction is required and income standards with the goal to maintain stable housing. Federal market cost and habitability standards must be met and drug testing for applicants is required.
Legal Aid Foundation of Santa Barbara County
Legal Aid Foundation of Santa Barbara County (LAFSBC) is a nonprofit law firm that provides free legal assistance to Santa Barbara County residents. Their mission is to provide high-quality civil legal services to low-income residents and other vulnerable groups to ensure equal access to justice. They offer direct representation, legal advice, and community education. Their vision is to create a community where low-income people and other vulnerable residents are 354
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empowered to thrive and where all residents have meaningful access to the civil justice system. Since 1959, Legal Aid has provided legal services to those most in need in the community.
Transitions - Mental Health Association
Transitions - Mental Health Association (T-MHA) is a nonprofit organization serving San Luis Obispo and North Santa Barbara Counties. The mission of T-MHA is to eliminate the stigma and promote the recovery and wellness for people with mental illness through work, housing, community, and family support services. T-MHA launched the 50Now program, later renamed to 60Now and then 70Now, to help chronically homeless individuals gain stable housing in collaboration with the Housing Authority and the County of San Luis Obispo Department of Social Services.
Rona Barrett Foundation
The Rona Barrett Foundation (RBF) is a nonprofit organization that is the catalyst behind the Golden Inn & Village, a housing development for low-income seniors. The organization’s namesake, Rona Barrett, is a celebrated former reporter that gained fame through numerous print publications and TV shows such as Good Morning America. The goal of the foundation is to provide a model for senior communities that can be replicated around the United States.
People Self-help housing….
Chumash….
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Appendices
Appendix A: Affirmatively Further Fair Housing (AFFH) ........................................................................ 103 Appendix B: Evaluation of the Previous Housing Element..................................................................... 104 356
Internal Draft, November 2022 | H-103
Appendix A: Affirmatively Further Fair Housing (AFFH)
Insert AFFH here.
357
Appendix B: Evaluation of the Previous Housing Element
Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Housing and Neighborhood Conservation
1. Code Enforcement
Bring substandard
housing units into
compliance with codes.
(Policy 1.1, 1.4)
Planning, Building
Department
Continue to carry out code
enforcement activities.
Ongoing In 2018, created a half time code
compliance position and filled it after
interviewing candidates.
Continue; add actions
related to assisting lowincome household with
addressing code
violations through
technical assistance of
funding, if available.
General Fund
2. Housing Rehabilitation
Assistance Program
Assist residents in
repairing, upgrading, and
improving single-family
and multifamily housing.
(Policy 1.2, 1.3, 1.4)
Planning / Community
Development
Assist 5 homeowners and 3
renter families. Advertise
program.
2015-2023 Under the emPower (CHERP) County
program, 2 homeowners were
assisted in 2018 to upgrade and
improve their household energy
efficiency through this subsidized
program, for a total of 3 homeowners
and 30 energy coach visits.
Continue; identify
potential funding sources
and commit to a minimum
number of funding
pursuits in the planning
period.
HOME
3. Section 8 Rental
Assistance
County Housing
Authority
Continue to participate.
Encourage property owners to
Ongoing Not completed. Continue; change to
reflect new name
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Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Extend rental subsidies to
extremely low and very
low-income households.
(Policy 2.1)
HUD list rentals with the Housing
Authority.
“Housing Choice
Vouchers” and add
specific actions.
4. Mobile Home and
Mobile Home Park
Preservation
Preserve mobile homes
and mobile home parks as
affordable housing
options.
(Policy 2.1, 3.1)
Planning / Community
Development
Maintain MHP designation
and continue to allow mobile
homes in single-family
residential zones ministerially.
Ongoing The Zoning Ordinance was amended
to remove the requirement for a
Conditional Use Permit for mobile
homes with permanent foundations
regardless of lot size.
Continue. Add actions that
meaningfully work
preserve existing mobile
home parks and
affordability.
None
5. Preservation of
Community Character
Planning / Community
Development, BAR
Preserve and maintain the
Danish/Northern European
Ongoing March 2019 RFP released to update
the Design Guidelines, Community
Continue; potential to add
an action to establish
359
Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Administer design
standards in the TRC
zone.
(Policy 1.3, 3.3)
General Fund design theme in the City's
Village area.
Design Element of the General Plan,
and the sign ordinance.
objective design
standards specific to the
TRC zone.
Housing Production
6. Local Workforce
Housing
Increase supply of
affordable housing for the
local workforce.
(Policy 2.1, 2.2, 2.3)
Planning / Community
Development
Provide incentives to increase
the supply of housing
affordable to Solvang’s lowerincome workforce.
At least
annually,
2015-2023
The City has developed a list of
incentives to encourage more interest
in developing workforce housing
through the use of current State Law
and funding through the HOME
Consortium.
Continue; expand with
new actions and
objectives.
General Fund, HOME
7. Density Bonus
Ordinance
Provide incentives
required by State law.
(Policy 2.10, 3.5)
Planning / Community
Development
Amendment of Program 7:
Density Bonus Ordinance
2015 City Attorney determination that
deferring to State Law is adequate.
Continue; add action to
update municipal code to
reflect new State law
requirements.
General Fund
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Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
8. Second Unit
Development
Facilitate development of
second units.
(Policy 2.9, 3.6)
Planning / Community
Development
Encourage the construction of
second units to meet the
needs of the very-low, low,
and moderate-income
households. Provide
information on the City’s
website, and with an
informational brochure.
Ongoing New State laws passed in 2016 (SB
1069 and AB 2299) and the new State
Laws in 2019 superseded previous
ordinance, Staff is following HCD's
guidance on approving ADUs
(Accessory Dwelling Units) as well as
their staff's comments and feedback.
Solvang's ADU ordinance will be
finalized and brought to Council in
2019. Staff is currently processing on
a case-by-case basis. the city has
issued 10 ADU's 2018-2019
Continue; add specific
actions to bring the
municipal code into
compliance with recent
State laws and to
incentivize development
(required).
General Fund
9. N/A
Program 9 was eliminated
in the Fourth Cycle
Housing Element.
N/A N/A N/A Eliminated in the Fourth Cycle
Housing Element
Remove Program 9 from
enumeration.
N/A
10. Mortgage Credit
Certificate
County Housing
Authority
Assist 20 households 2015-2023 County Housing Authority is responsible agency
Continue; add actions to
meet with Housing
361
Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Expand home ownership
opportunities.
(Policy 2.7, 2.8)
Federal Authority annually to
explore additional funding
and other opportunities to
expand the program.
11. Application for Grants
and Loans
Ensure that funds are
available to implement
proposed housing
programs.
(Policy 2.4, 2.5, 2.7)
Planning / Community
Development
Investigate funds available
annually under Proposition 46
and 1C as well as other
sources. Apply to meet City’s
housing needs.
Ongoing Ongoing Continue; add actions
committing the City to
pursue funding, including
partnering with developers
and non-profits in the
pursuit of project-based
grants.
General Fund
Provision Of Adequate Sites For Housing
12. Adequate Sites
Program
Planning / Community
Development
Continue to inventory sites for
ongoing needs.
Ongoing 2018 evaluated inventory for accuracy
(size) and availability (many of the
Continue; add actions
related to State law
compliance related to
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Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Facilitate availability of
sufficient sites to meet
the City’s share of regional
housing needs.
(Policy 3.1, 3.2, 3.4)
General Fund vacant parcels currently are going
through entitlement process).
rezone site requirements,
no-net-loss provisions,
and to provide a publicfacing inventory on the
City website.
13. Mixed-use
Development
Continue to encourage
residential uses in the
Village & commercial
areas by implementing
and maintaining zoning
standards for residential
densities that encourage
pedestrian-oriented,
mixed-use development to
help meet the needs of
Solvang’s fair-share
housing needs.
(Policy 3.2, 3.4, 3.5)
Planning / Community
Development
Continue to encourage
residential uses in the Village
Area that encourage
pedestrian-oriented, mixeduse development to help meet the needs of Solvang’s fairshare housing needs.
Ongoing Ongoing Continue; add actions as
needed; add action
encouraging mixed use
through the General Plan
Update process. This
program work to increase
housing mobility (an HCD
requirement).
General Fund
14. Infill Incentives
Ordinance
Planning / Community
Development
Develop an ordinance that
specifies flexible standards
2016 Planning staff changes in 2016
delayed plan making to achieve this
363
Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Facilitate development on
infill parcels.
(Policy 3.5)
General Fund and incentives for infill
development.
goal. The current goal is to review
infill development as part of a larger
economic development goal to be set
for 2020 with funding from the
General Plan Update process.
Continue; add new actions
and incentives as
appropriate.
15. Lot Consolidation
Consolidate lots to
develop housing to lowerincome households.
(Policy 3.4)
Planning / Community
Development
Encourage non-profit
developers and owners of
small sites to identify and
consolidate parcels to
facilitate the development of
housing affordable to lowerincome households.
Ongoing Although not part of a formalized
lower-income housing program, small
sites are being reconfigured to
accommodate higher densities-i.e., a
lot under 5,000 SF was just approved
to construct a duplex in the DR-20
zoning district where a single-family
unit existed. To approve this, staff
supported several modifications as to
setbacks, as this project was the best
and highest use of this property and
was compatible with surrounding
uses.
Continue; Sites 1 and 2
and Sites 4 and 5 have
potential for lot
consolidation.
General Fund
Removal Of Governmental Constraints
16. Planned Residential
Development (PRD)
District
Planning / Community
Development
Continue to use the PRD
designation.
Ongoing Although this is still a zoning district
designation in Solvang as an overlay,
the availability of large acreages in the
Limited potential, not
required. Suggest delete.
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Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Provide flexibility in
developments and
facilitate creative housing
opportunities.
(Policy 4.1)
General Fund City at this time that could use this
designation for residential projects is
very limited.
17. Affordable Housing
Incentives Program
Facilitate development of
affordable housing.
(Policy 4.2)
Planning / Community
Development
Provide regulatory
concessions and other
incentives, including a density
bonus to encourage
affordable housing.
2015-2023 Density bonus offerings follow State
law. Solvang participates in the HOME
program with a consortium of other
cities that allocate monies among
various jurisdictions. Solvang received
an allocation for the Solvang Senior
Apartment housing in 2016.
Continue; add meaningful
actions and incentives.
General Fund
Equal Housing Opportunity
18. Fair Housing Program
Promote fair housing
practices.
Planning / Community
Development
Continue to support the State
Office of Fair Employment
and Housing, CLRA, and equal
opportunity lending programs.
Ongoing Ongoing Continue; add meaningful
actions and expand
program to includes AFFH
requirements and to add
365
Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
(Policy 5.1, 5.3) General Fund The City will support efforts by the County Housing
Authority.
any remaining meaningful
AFFH actions that do not
fall under another
program.
19. Housing for Disabled
Persons
Identify and remove
constraints affecting
persons with disabilities.
(Policy 2.4, 2.5, 5.3, 5.4)
Planning / Community
Development
The City will conduct an
evaluation and if any
constraints are identified, will
take actions to address
constraints.
2015 Solvang codified an ordinance in 2015
(11-12-25), Reasonable
Accommodation, to address the
process for requesting modifications
or exceptions to rules to remove
regulatory barriers to housing or
housing related facilities with
disabilities.
Continue; add actions and
incentives to encourage
development; add a review
and evaluation of the
Reasonable
Accommodation
ordinance in 2024; add an
action to engage with
developers and nonprofits to identify
constraints in 2024
General Fund
20. Universal Design
Encourage design
features that enhance
accessibility and safety.
(Policy 2.4, 2.5, 5.3, 5.4)
Planning / Community
Development
Work with homebuilders to
offer universal design options
prior to constructions.
Consider State model
ordinance for universal
design, if feasible.
2015-2023 Will place on universal design features
and implementation on City website.
Continue; add actions
related to engagement
with homebuilders to
encourage this housing
General Fund type.
21. Emergency &
Transitional Housing
Facilities and Services
Planning / Community
Development
Meet with homeless service
providers periodically to
evaluate current and future
Ongoing Emergency and Transitional Housing
Facilities added as permitted uses in
Continue; add actions
related to annual
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Program
Responsible Agency
Funding Source
Objective Timeframe Current Status
Recommended Sixth
Cycle Action
Promote and facilitate
Emergency and
Transitional Housing
Facilities
(Policy 3.8, 3.9)
General Fund needs for a homeless or
transitional housing facility.
R-1, E-1, DR, and PRD zoning districts
in 2015.
engagement with
providers.
Energy Conservation
22. Energy Conservation
Alternatives
Incorporation of energy
saving features, energy
saving materials, and
energy efficient systems
and design for residential
development.
(Policy 4.4)
Planning / Community
Development
The City will develop a Green
Building Ordinance and public
outreach awareness.
Ongoing Ongoing Continue; update with new
actions and objectives.
General Fund
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Appendix A: Affirmatively Furthering Fair Housing (AFFH) Insert cover here
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Table of Contents
Introduction and Overview of AB 686 ..................................................................... 1 Approach to Analysis.......................................................................................................................................... 1 Analysis of Impediments Findings..................................................................................................................... 4 Fair Housing Resources and Analysis..................................................................... 5 Fair Housing Enforcement and Outreach Capacity .......................................................................................... 5 Segregation and Integration Patterns and Trends................................................... 8 Race and Ethnicity............................................................................................................................................... 8 Persons with Disabilities .................................................................................................................................. 16 Familial Status................................................................................................................................................... 22 Household Income............................................................................................................................................ 32 Racially and Ethnically Concentrated Areas of Poverty ......................................... 39 Poverty and Segregation .................................................................................................................................. 39 Concentrated Areas of Affluence..................................................................................................................... 45 Disparities in Access to Opportunity..................................................................... 50 Transit Access and Walkability ........................................................................................................................ 50 Access to Education ......................................................................................................................................... 53 Economic Outcomes......................................................................................................................................... 56 Healthy Environment......................................................................................................................................... 64 Disproportionate Housing Needs, Including Displacement.................................... 69 Cost Burden....................................................................................................................................................... 69 Substandard Housing ....................................................................................................................................... 76 Overcrowding .................................................................................................................................................... 77 Homelessness................................................................................................................................................... 81 Displacement..................................................................................................................................................... 82 Contributing Factors ............................................................................................ 86 Local Data and Knowledge ................................................................................... 88 Sites Inventory..................................................................................................... 91 371
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Introduction and Overview of AB 686
In January 2017, Assembly Bill 686 (AB 686) introduced an obligation to (affirmatively further fair housing) AFFH into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components: a summary of fair housing issues and assessment of the city’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions.
Approach to Analysis
The California Government Code Section 65583 (10)(A)(ii) requires the City of Solvang to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.
To conduct this analysis, the City utilized data from a variety of sources, including:
• The Housing and Community Development (HCD) AFFH Data Viewer • Urban Displacement Project (UDP)
• U.S. Housing and Urban Development (HUD)
• CalEnviroScreen 4.0
• California Tax Credit Allocation Committee (TCAC)
• All Transit
• Walkscore
• County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing 2020 (AI) • The Comprehensive House Affordability Strategy (CHAS) • US Census American Community Survey (ACS)
HCD AFFH Viewer
The AFFH Data Viewer is a tool developed by HCD that features census block group and tract-level data from an expansive collection of sources including ACS, HUD, TCAC, UDP, and CHAS. The Data Viewer tool serves as a resource for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation, and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing. The Data Viewer is intended to assist in the creation of policies that alleviate disparities, combat discrimination, and increase access to safe and affordable homes. 375
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Urban Displacement Project
The Urban Displacement Project (UDP) was developed to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college educated residents, non-Hispanic White population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.
CalEnviroScreen 4.0
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution. This tool, called the California Communities Environmental Health Screening Tool (CalEnviroScreen), utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more impacted by pollution burdens and population vulnerabilities compared to other communities. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning that they scored within the highest 25 percent of census tracts across California. Hayward continues to explore programs and policies to address community pollution, environmental health access to open space and government decision making through creation of an Environmental Justice Element of the General Plan.
California Tax Credit Allocation Committee
To assist fair housing analysis, HCD and TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies and departments to further the state’s fair housing goals. The California Fair Housing Task Force created Opportunity Maps to identify resources levels across the state to accompany new policies aimed at increasing access to highopportunity areas for families with children.2 Opportunity Maps are made from composite scores of three different domains made up from a set of indicators data shown in Table 1. The Opportunity Maps include filters 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:
• Poverty Status: census tracts with at least 30 percent of population that earned an income that was below the federal poverty level
• Racial Segregation: census tracts with a location quotient that is higher than 1.25 for Black, Hispanic, Asian, or all non-White populations in comparison to the county
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Table 1 Domains and List of Indicators for Opportunity Maps 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: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps 2020.
AllTransit
AllTransit is an online database that details transit opportunity for communities. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The AllTransit performance score explores metrics that reveal the social and economic impact of transit, such as connectivity, access to jobs, and frequency of service.
Walk Score
Walk Score provides walkability services and apartment search tools to addresses across the United States, with the mission “to promote walkable neighborhoods.” Walk Score measures walkability by assigning a numerical walkability score based on distance to amenities within a 30-minute walk and evaluates pedestrian friendliness by analyzing population density and road metrics, including block length and intersection density. 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
As part of the CDBG program certification process, participating jurisdictions prepare an analysis of impediments to fair housing choice every five years. The 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing (AI) provides an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures to mitigate or remove identified impediments.
Community Engagement and Outreach
As part of the Housing Element Update, the City implemented a community engagement program, soliciting input from the general public, housing stakeholders, and City decision makers. Results and feedback obtained during the community engagement program have been incorporated into the Housing Element, including this section on affirmatively furthering fair housing practices. Please see Chapter 1 for more details on the City’s outreach efforts and the Local Data and Knowledge section at the end of this analysis for a summary of fair housing issues raised from the community. Commented [LT1]: The city did not hold a AFFH workshop ? Do we need to do this?
Commented [LT2R1]: Or can we do this during the
30 day review of the Draft housing Element
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Analysis of Impediments Findings
Regional Trends
As part of the CDBG program certification process, participating jurisdictions must prepare an analysis of impediments to fair housing choice every five years. This analysis, the County of Santa Barbara Analysis of Impediments to Fair Housing Choice (AI), is an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures that will be pursued to mitigate or remove identified impediments. The AI covers the Santa Barbara County Consortium. Consortium jurisdictions include the City of Buellton, City of Carpinteria, City of Goleta, City of Lompoc, City of Santa Maria, City of Solvang, and unincorporated County of Santa Barbara. The AI provides a demographic profile of Santa Barbara County, assesses the extent of housing needs among specific income groups, and evaluates the availability of a range of housing choices for residents. Regionally, the AI identifies the following impediments to fair housing:
• The poverty rate in the Consortium has consistently been higher than the statewide rate, and has increased slightly more than the state as a whole;
• Renters are, by far, the most cost burdened group in the Consortium. The cities of Santa Maria and Lompoc have the highest percentages of cost-burdened renters. Rents have increased by 18.3 percent since 2010; • Addressing the needs of the homeless, disabled, veterans, seniors, and youth is met with delivery services that need greater coordination;
• The housing stock in the Consortium is slightly older than the rest of the state • Lending concerns surrounding Asian applicants and Hispanic applicants. Asian applicants are more likely to be denied, and Hispanic applicants are most likely to be denied financing based on credit history.
Local Trends
A summary of contributing factors identified as impediments to fair housing in Solvang are discussed in detail below.
The AI identified the following trends specific to Solvang that may contribute to impediments to fair housing:
• High old-age dependency ratio (high ratio of residents aged 65 and older compared to residents aged 16 through 64);
• Solvang had one of the highest percentages of residents living with a disability (12 percent) in the County; • Large increase in median household income between 2010 and 2017 (increase of 20 percent) which could indicate risk of displacement;
• Significant increase in the percent of residents below the poverty line, from 6 percent in 2010 to 15 percent in 2017;
• High rates of cost burden, especially among renters (49 percent of renters paid 30 percent or more of their income on rent);
• Thirty (30) percent increase in median rent costs between 2010 and 2017; Commented [LT3]: This does not sound right. Asians
historically have higher incomes ...maybe this should
say new immigrants and first generation Asian and
Hispanics …..
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Fair Housing Resources and Analysis
Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity relates to the ability of a local jurisdiction and fair housing entities to disseminate information related to fair housing and provide outreach and education to assure community members are informed of fair housing laws and tenants’ rights. In addition, enforcement and outreach capacity includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.
Regional Trends
Table 2 below includes a list of key regional stakeholders in Santa Barbara County who conduct fair housing assistance outreach. These organizations collaborate with local governments to address housing and community needs and provide the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Home seeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
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Table 2 Organizations Active in Santa Barbara County
Organization Activities and Capacity
Santa Barbara County: Housing and Community Development Division
Preparation of Consolidated Plan
Housing Authority of the County of Santa Barbara Rental assistance and affordable housing production and preservation
Santa Barbara Community Housing Corporation Affordable housing services including preservation and production
People’s Self-Help Housing Corporation Affordable housing services and production Community Partners in Caring Senior support services for independent living Independent Living Resource Center, Inc. Housing for persons with disabilities Domestic Violence Solutions for Santa Barbara County Housing services for children, victims of domestic violence, and homeless
People Assisting the Homeless (PATH) Housing support services Habitat for Humanity of Southern Santa Barbara Housing support services Women’s Economic Ventures Economic empowerment for Women Just Communities Inclusionary and racial justice education and leadership United Way, Home for Good Homelessness services and advocacy Source: Santa Barbara Consolidated Plan, 2024
Fair Housing Enforcement
HUD maintains a record of all housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. From 2015 to 2019, 56 fair housing complaints in Santa Barbara County were filed with HUD. Nearly 57 percent of complaints filed were from residents of the City of Santa Barbara. Lompoc and Goleta filed a fair number of complaints after the City of Santa Barbara. Overall, disability-related discrimination was the most commonly reported—comprising 46 percent of all cases.
Complaints concerning familial status (26 percent), retaliation (10 percent), race (7 percent), national origin (6 percent), sex (6 percent) were also regularly reported. Half of all complaints filed (55 percent or 31 cases) were deemed to have no cause and another 23 percent (13 cases) were conciliated or settled.
Fair housing testing was conducted in the County with a total of 118 sites tested for familial status, race, and disability (reasonable accommodation). Disparate treatment was found at 16 sites for all variables: five cases for familial status, six cases for race, and five cases for disability.
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Local Trends
The City of Solvang has a long history of communicating and collaborating with other governmental and nongovernmental agencies to address housing, health, and other related issues. The City participates in the HOME Consortium. According to HOME Consortium, there were no official housing complaints between from 2015 to 2019.
However, this does not mean residents were experiencing no fair housing or discrimination issues.
The HOME Consortium partners with the City and other participating jurisdictions to address fair housing issues throughout the region. The HOME Consortium contracts with the Legal Aid Foundation of Santa Barbara County to provide legal advice and information on landlord/tenant rights and responsibilities, training to property managers and tenants, and monitor and report on fair housing issues. The City’s website also provides information on fair housing rights and how to issue a complaint to HUD.
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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.
To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the 2015 – 2019 ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies.
Race and Ethnicity
Regional Trends
Regionally, the more urbanized areas located in the western part of Santa Barbara County contain populations with at least 40 percent non-White residents, as demonstrated in the geographic depiction of 2015-2019 ACS data shown in Figure 1. Comparatively, the urbanized areas located in the southern part of the county contain a higher percentage of White residents. Most of the county is predominantly White, except for census tracts within and to the west of the cities of Guadalupe and Santa Maria and census tracts within the cities of Lompoc, Goleta, Santa Barbara, and Carpinteria, which are predominantly Hispanic, as shown in Figure 2.
HUD utilizes the racial/ethnic dissimilarity index as a measure of segregation. The racial/ethnic dissimilarity index represents the extent of which any two racial/ethnic groups differ across a defined geographical area. The index ranges from 0-100, where 0 represents perfect integration between the two racial/ethnic groups and 100 representing perfect segregation. An index value below 40 is generally considered low segregation, a value between 40 and 54 is considered a moderate level of segregation, and a value above 55 is a high level of segregation. Racial/ethnic segregation in Santa Barbara County increased between 2010 and 2019. Table 3 shows racial/ethnic segregation in Santa Barbara County using the dissimilarity index using data from HUD’s AFFH mapping tool. Black and Asian/Pacific Islander residents are the most segregated in the county compared to other racial and ethnic groups. Segregation between Black and White residents is moderate, since the racial dissimilarity index score is between 40 and 54 for 2019. Segregation between Non-White and White residents, between Hispanic and White residents, and between Asian/Pacific Islander and White residents is considered low, since their racial dissimilarity index scores are below 40 for 2019. Increasing rates of segregation could be attributed to greater concentrations of Black and Asian residents in urban areas due to the presence of services and lower housing costs in urban centers. In addition, wealthier, White residents could afford to move away from urban centers to the outlying areas of cities and rural parts of the county. 382
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Table 3 Racial/Ethnic Dissimilarity Trends (Santa Barbara County) Racial/Ethnic
Dissimilarity Index
1990 2000 2010 2019
Non-White/White 24.05 24.48 22.10 28.93
Black/White 49.03 38.24 33.75 41.95
Hispanic/White 24.03 28.85 24.25 31.11
Asian or Pacific
Islander/White
31.91 29.03 29.17 35.82
Source: Affirmatively Furthering Fair Housing Mapping Tool – Table 3, Version AFFHT0006, 2022 It is also important to see if race and ethnic groups are also related to concentrated poverty and poor housing stock to identify potential inequities that may be a result of discriminatory housing policies or other barriers to affordable housing. In the Consortium, Native Americans/Alaskan Natives and Black and African Americans have the highest poverty rates, followed by Black or African American, then Hispanic population as seen in Table 4Error! Reference source not found.. In areas of predominantly White groups, the poverty trends are less. In comparison to the State, the region makes up about 74 percent White population versus 61 percent of the state, as seen in Table 5. Hispanics make up the largest racial group following White population, with a total of 46 percent Hispanic population in the Consortium, compared to just 39 percent total in the state of California.
Commented [LT4]: Need to fix this
Commented [LT5R4]: What region is this sentence
referring to .
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Table 4 Poverty and Racial/Ethnic Composition
Race/Ethnicity Santa Barbara County California (state)
# in Poverty % in Poverty # in Poverty % in Poverty
Consortium 51,861 15.9% 5,773,408 15.1%
White 36,393 14.8% 3,183,011 13.7%
Black or African American 1,303 21.1% 502,610 23.2%
Am. Indian/Alaska Native 649 22.3% 62,078 21.9%
Asian 3,096 18.8% 607,792 11.2%
N. Hawaiian/Other Pacific Islander 7 1.4% 21,470 14.5%
Some other race 8,331 21.0% 1,141,471 21.8%
Two or more races 2,082 14.4% 254,976 14.3%
Hispanic 29,674 19.5% 3,052,999 20.6%
Data note: “# in poverty” is the estimate of people in poverty in race/ethnicity group and “% in poverty” is the percent of the persons in poverty in the race/ethnicity group.
Source: 2013-2017 American Community Survey 5-Year Estimates Source: 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing Commented [LT6]: This math does not add up … do
people say they are of to wo or three different ethic
groups.
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Figure 1 Percent of Total Non-White Population (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 2 Santa Barbara Predominant Race (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Table 5 Racial and Ethnic Composition
Race Consortium California (state)
Estimate % of Total Estimate % of Total
White 330,827 74.1% 23,607,242 60.6%
Black or African American 8,307 2.0% 2,263,222 5.8%
Am. Indian/Alaska Native 3,869 .9% 292,018 0.7%
Asian 23,927 5.8% 5,503,672 14.1%
N. Hawaiian/Other PI 732 0.2% 152,027 0.4%
Some other race 55,909 12.7% 5,329,952 13.7%
Two or more races 19,425 4.6% 1,834,714 4.7%
Hispanic 198,556 46.0% 15,105,860 38.8%
Source: 2013-2017 American Community Survey 5-Year Estimates, 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
Local Trends
The City of Solvang is predominantly and sizably White, as seen in Figure 3, with the southern area in the city predominantly White. When compared to the Consortium, the City of Solvang is approximately 89 percent White compared to 74 percent of the Consortium, based on the 2013-2017 ACS estimates shown in Table 6. Figure 4 shows the level of diversity in the population in Solvang by Census block group data, showing the areas with the most diversity west of Alisal Road and north and south of Mission Drive in the center of the city. The northern area has the least diversity in the city.
As shown in Figure 3, the southern part of the city had a predominant majority of White residents. This part of the city consists of the Alisal Golf Course and Alisal Ranch, as well as low density single-family housing, while other parts of the city have a greater diversity of land uses and a mix of housing types and density. Additionally, the southern part of the city is part of a large census tract that primarily includes unincorporated parts of the county. The unincorporated areas and the southern part of Solvang are accounted for in the analysis of racial/ethnic diversity. Rural areas of the county tend to have less racial/ethnic diversity.
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Figure 3 Predominant Population – White (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 4 Racial Demographics (Solvang)
Source: AFFH Data Viewer, 2022
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Table 6 Racial and Ethnic Composition in Consortium by Percentage of Population Member
Cities White
Black or
African
American
American
Indian/Alaska
Native Asian
Native
Hawaiian/
Other
Pacific
Some
Other
Race
Two
or
More
Races
Hispanic
Ethnicity
Buellton 85.8 2.7 0.7 0.4 0.0 6.1 4.2 29.4
Carpinteria 73.3 0.4 0.9 3.8 0.0 18.6 3.0 45.1
Goleta 69.1 1.9 0.6 8.7 0.1 14.5 5.1 36.4
Lompoc 64.4 5.1 1.9 3.3 0.3 17.6 7.4 56.7
Santa
Maria
73.4 1.3 0.4 5.2 0.1 16.7 2.8 74.6
Solvang 88.8 0.0 0.3 1.8 0.0 6.5 2.7 27.1
Source: American Community Survey 2015-2019 Estimates, 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
Persons with Disabilities
For persons with disabilities, fair housing choice and access to opportunity includes access to housing in the most integrated setting appropriate to an individual’s special needs and disability-related services as required under federal civil rights law. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice without the presence of housing units with these accessibility features.1
High spatial segregation of persons with disabilities may indicate fair housing issues related to not only physical needs, but also economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureaudesignated poverty line, which is 14.5 percentage points higher than people without a disability.2 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit. In addition to having to overcome barriers such as housing discrimination and accessible housing units, people with disabilities are typically on a fixed income and as a result, will often face financial hardships at higher rates when compared to the average person.
Regional Trends
According to 2015-2019 ACS estimates, approximately 10 percent of Santa Barbara residents had one or more disabilities. An estimated 9.4 percent of the total population of the Consortium (32,314 1 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 2 The Rehabilitation Research and Training Center on Disability Statistics and Demographics 2020. https://disabilitycompendium.org/annualreport
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residents) had a disability of some sort, leaving a large portion of the population out of reach for accessible and affordable housing. Figure 5 shows the spatial distribution of residents living with one or more disabilities across the county. Communities in the central region of the county such as Lompoc, Orcutt, and eastern Santa Maria and some coastal areas in Goleta and Santa Barbara were estimated to have a larger share of residents with disabilities compared to western coastal areas and central southern areas of Santa Ynez. Among those with disabilities, it is also typical across the County and State for those with disabilities to have other constraints. Most tend to be elderly, where roughly half of those with disabilities in the Consortium are 75 years and over, and 21 percent is 65 to 74 years (Table 7). In addition to that, minority groups also experience higher rates of disability across the board, as seen in Table 8.
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Figure 5 Persons with Disabilities (Santa Barbara County) Source: AFFH Data Viewer 2022
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Table 7 Disability and Age (Santa Barbara County and Solvang) Santa Barbara County Solvang
With a Disability % of Age Group With a Disability % of Age Group Persons with a
disability 43,333 9.9% 602 10.6%
Under 5 Years 120 0.4% 7 3.5%
5 to 17 Years 2,770 3.9% 0 0.0%
18 to 34 Years 5,926 4.7% 25 2.4%
35 to 64 Years 14,188 9.6% 123 5.6%
65 to 74 Years 7,014 20.2% 141 22.7%
75 Years and Over 13,315 46.4% 306 50.1%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table S1810, 2015-2019 Estimates Table 8 Disabilities among Racial and Ethnic Groups by Percentage of Population Member
Cities White
Black or
African
American
American
Indian/Alaska
Native Asian
Native
Hawaiian/
Other
Pacific
Some
Other
Race
Two
or
More
Races
Hispanic
Ethnicity
Buellton 9.7 0.0 0.0 0.0 - 12.3 6.5 49.0
Carpinteria 11.6 12.3 16.0 3.8 0.0 18.6 3.0 45.1
Goleta 10.7 5.9 0.0 2.6 53.3 2.6 4.6 5.4
Lompoc 12.7 17.6 19.4 7.2 27.4 7.0 11.0 7.4
Santa
Maria
9.5 15.9 21.1 9.9 15.4 5.1 9.6 5.7
Solvang 12.8 - 0.0 0.0 - 0.0 11.3 5.4
Source: American Community Survey 5-Year Estimates 2019, 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
Local Trends
According to the AI, Solvang is among the top 3 jurisdictions for disability rates throughout the Consortium. ACS 2015-2019 estimates show a total of 602 persons with disabilities reside within the City of Solvang, which is approximately 10.6 percent of the population. A high percentage of those with disabilities are elderly. Approximately 36.3 percent of Solvang residents over the age of 65 have one or more disabilities. Feedback from the City’s Fair Housing Survey identified a need for ADA compliant 393
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housing to accommodate older residents with disabilities. Figure 6 depicts the percentage and even distribution of the population with a disability residing in the city. Throughout the city, there are no areas have a concentration of residents living with a disability. 394
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Figure 6 Population with a Disability (City of Solvang) Source: AFFH Data Viewer, 2022
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Familial Status
According to the Fair Housing Act, 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 marital status of the head of households. Protections to this class is an important requirement in addressing income disparities and economic outcomes for families, especially for households with children, as research shows higher housing discrimination when compared to households without children. HUD provides examples of familial discrimination as (a) refusing to rent to families with children; (b) evicting families once a child joins the family through, e.g., birth, adoption, custody; (c) requiring families with children to live on specific floors or in specific buildings or areas; (d) imposing overly restrictive rules about children’s use of the common areas (e.g., pools, hallways, open spaces); and I advertising that prohibits children.3 Single-parent households are protected by Government Code Section 65583(a)(7). Because of their relatively lower incomes and higher living expenses, single-parent households can have limited options for affordable, decent, and safe housing. As a result, single parents among the groups most at risk of experiencing poverty.
In addition to barriers to fair housing for single-parent households, large families (defined as families with 5 or more persons) can also experience housing discrimination as property owners impose occupancy limitations that can preclude large families with children. HUD data shows that familial status discrimination ranks third in discrimination of protected classes, behind discrimination due to disability and race.4
Regional Trends
According to the AI, familial status was second most common fair housing complaint in the County of Santa Barbara. According to 2015-2019 estimates, Santa Barbara County had a total of 145,856 households. Households with children present comprised approximately 29 percent (41,957) of the total households in the county. Tenure by household type and presence of children is shown in Table
9. High percentages of children living in a female headed household or single parent households reside in areas with higher concentrations of predominantly non-White communities. This includes cities in the northwest and southeast regions, including Santa Maria, Lompoc, Goleta, and Santa Barbara. Figure 8 shows that areas of the county with a higher percentage of children living in female single-parent households were located in more urban areas, in and surrounding the cities of Santa Maria, Lompoc, Solvang, Goleta, and Santa Barbara. Female single-parent households are often living on a single income. Therefore, urban areas which typically have lower housing costs and greater access to services like childcare generally have a higher percentage of female single-parent households.
As shown in Figure 9, areas with the highest percentage of adults living with a spouse were located along the coast, in western and southern parts of the county. Areas with the lowest percentage of adults living with a spouse were located in more urban areas, particularly in the cities of Santa Maria, Lompoc, Goleta, Isla Vista, and Santa Barbara. Isla Vista is located in proximity to the University of 3 U.S. Department of Housing and Urban Development.
https://www.hud.gov/program_offices/fair_housing_equal_opp/discrimination_against_families_children#_ Who_Is_Protected?
4U.S. Department of Housing and Urban Development. “Annual Report on Fair Housing FY 2017.” 396
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California, Santa Barbara which would account for the low percentage of adults living with a spouse.
Figure 10 shows the percentage of adults living alone was highest in the cities of Lompoc and Santa Barbara. This could be due to the lower cost of housing and greater access to jobs in urban areas. 397
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Figure 7 shows that concentrated areas in the cities of Lompoc and Goleta include almost 40-80 percent of children living a single or female household.
Table 9 Tenure by Household Type and Presence of Children (Santa Barbara County) Household Type Owner-Occupied
Percent OwnerOccupied Renter-OccupiedPercent RenterOccupied Married-couple family, with
Children Present
14,947 19.8% 14,680 21.2%
Single-Parent, Male
householder, no
spouse/partner present
1,075 1.4% 2,884 4.2%
Single-Parent, Female
householder, no
spouse/partner present
1,659 2.2% 7,150 10.3%
Total Households with
Children Present
17,681 23.4% 24,714 35.7%
Total Households 75,640 69,322
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.
Figure 8 shows that areas of the county with a higher percentage of children living in female singleparent households were located in more urban areas, in and surrounding the cities of Santa Maria, Lompoc, Solvang, Goleta, and Santa Barbara. Female single-parent households are often living on a single income. Therefore, urban areas which typically have lower housing costs and greater access to services like childcare generally have a higher percentage of female single-parent households.
As shown in Figure 9, areas with the highest percentage of adults living with a spouse were located along the coast, in western and southern parts of the county. Areas with the lowest percentage of adults living with a spouse were located in more urban areas, particularly in the cities of Santa Maria, Lompoc, Goleta, Isla Vista, and Santa Barbara. Isla Vista is located in proximity to the University of California, Santa Barbara which would account for the low percentage of adults living with a spouse.
Figure 10 shows the percentage of adults living alone was highest in the cities of Lompoc and Santa Barbara. This could be due to the lower cost of housing and greater access to jobs in urban areas. 398
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Figure 7 Children in Married – Couple Households (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 8 Female Headed Households with Children, No Spouse/Partner Present (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 9 Population of Adults Living with Spouse/Partner (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 10 Population of Adults Living Alone (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
According to 2015-2019 ACS estimates, Solvang had a total of 2,364 households. Households with children present comprised 30 percent (709) of the total households in the county. Tenure by household type and presence of children is shown in Table 10. In Solvang, around 9.2 percent of children live in a single-parent, female household. Figure 11 shows the distribution of single-parent, female headed households, the highest concentration of which are located in the central areas of the city. Families, particularly female-headed families, are disproportionately affected by poverty. Children living in married-couple households are evenly distributed throughout the city, with 40 to 60 percent of children living in married-couple households, as seen in Figure 12. Additional analysis regarding household characteristics for Solvang is included in the Housing Needs Assessment.
Table 10 Tenure by Household Type and Presence of Children (Solvang) Household Type
OwnerOccupiedPercent OwnerOccupiedRenterOccupiedPercent RenterOccupied Married-couple family, with
Children Present
289 20.0% 115 12.5%
Single-Parent, Male householder,
no spouse/partner present
6 0.4% 81 8.8%
Single-Parent, Female
householder, no spouse/partner
present
59 4.1% 159 17.3%
Total Households with Children
Present
354 24.5% 355 38.6%
Total Households 1,445 919
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates. 403
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Figure 11 Female Headed Households with Children, No Spouse/Partner Present (Solvang) Source: AFFH Data Viewer, 2022
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Figure 12 Children in Married – Couple Households (Solvang) Source: AFFH Data Viewer, 2022
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Household Income
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines a LMI area as a census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the area median income (AMI)). Household income is directly connected to the ability to afford housing. Higher income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases.
Regional Trends
According to 2015-2019 ACS estimates shown in Table 11, Santa Barbara County had a median household income of $74,624. Figure 13 provides median household income data by block group for Santa Barbara County. LMI areas are concentrated throughout the northwestern, central inland and coastal southern areas of the county as seen in Figure 13. In the northwestern county area, LMI areas are highly concentrated in parts of Santa Maria and Lompoc. In the central inland area, concentrations can be seen in Solvang and Buellton. In the southern coastal portion of the county, clusters of LMI areas are seen in the City of Goleta, the City of Santa Barbara, and in some parts of the City of Carpinteria. Households that earn less annually, are typically concentrated within city limits in urban areas, versus rural fringe areas.
Higher income households make up much of the central coastal and inland areas with much of the population earning greater than $125,000 per household annually, exceeding the HCD 2020 State median income (Figure 14). Surrounding areas earn over $87,100 per household annually, which meets the HCD 2020 State median income. Data shown in Figure 14 is represented by block group, and groups meeting or exceeding the state median income are mostly present throughout the City of Santa Barbara, northern Carpinteria, and outer edges of Santa Maria, Lompoc, and Goleta. Higher earners are typically located in rural or fringe areas, and rarely in the city centers. 406
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Figure 13 Lower- and Moderate- Income Areas ( Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 14 Household Income (Santa Babara County)
Source: AFFH Data Viewer, 2022
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Table 11 Median Household Income in Consortium Region
Municipalities 2010 2017 Percent Change 2010-
2017
Unincorporated Santa
Barbara County
$60,078 $68,023 13.2%
Buellton $63,988 $77,462 21.0%
Carpinteria $63,834 $69,834 9.4%
Goleta $67,895 $87,068 28.0%
Lompoc $46,932 $49,074 4.6%
Santa Maria $50,208 $55,485 10.5%
Solvang $61,289 $73,373 19.7%
California $60,883 $67,169 10.3%
Source: 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing Local Trends
According to 2015-2019 ACS estimates, Solvang had a median household income of $83,431 in 2019.
Solvang’s median household income is higher than the county’s median income and is increasing by almost double the rate of surrounding cities with the exception of Buellton and Goleta (Table 11). As shown in Table 12, between 2014 and 2018, approximately 68 percent of Solvang households were considered moderate or above-moderate income, while 32 percent of households were considered lower income.
Table 12 Households by Income Category (2014-2018)
Income Category (% of County AMI) Households Percent
Extremely Low (30% AMI or less) 260 11%
Very Low (31 to 50% AMI) 145 6%
Low (51 to 80% AMI) 350 15%
Moderate (81 to 100% AMI) 195 8%
Above-Moderate (over 100% AMI) 1,415 60%
Total 2,365 100%
Source: Department of Housing and Urban Development (HUD); Comprehensive Housing Affordability Strategy (CHAS), 2014-2018.
As depicted in Figure 15, lower- and moderate-income households are located mostly in the southern area of the city, south of the Santa Ynez River. In this area, between 50 and 75 percent of the population 409
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was comprised of LMI residents. However, this area is predominantly composed of the Alisal Ranch and golf course, a resort and vacation destination, and surrounded by large-lot single-family homes.
Therefore, the limited residents in this southern area of the city are likely not LMI households. Further north, the percentage of LMI populations decreases, with the northern area of the city having the least concentrated LMI. Median household income is also greater in the northern area of the city, where median income exceeds $125,000 annually, compared to central and southern areas of the city, as seen in Figure 16.
By HUD’s definition, households paying more than 30 percent of their monthly household income is cost burdened. According to the AI, renters are by far the most cost burdened group in the consortium.
As seen in Table 13Error! Reference source not found., renters in Solvang earn substantially less in median household income when compared to homeowners. Stakeholders and focus group respondents from community outreach note that rents continue to rise and exceed this figure.
Table 13 Housing Tenure and Median Household Income
Occupied Housing
Units Percent Occupied
Median Household
Income
Owner-occupied 1,482 62.3% 118,483
Renter-occupied 898 37.7% 63,889
Total 2,380 100.0% 83,431
Source: American Community Survey 5-Year Estimates 2019, 2019 Inflation-adjusted dollars Commented [LT7]: Correct this note
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Figure 15 Low to Moderate Income Population (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 16 Median Household Income
Source: AFFH Data Viewer, 2022
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Racially and Ethnically Concentrated
Areas of Poverty
To assist communities in identifying racially and ethnically concentrated areas of poverty (also known as R/ECAPs), HUD developed a definition that relies on a racial and ethnic concentration threshold, as well as a poverty test. For an area to be identified as having a racial and ethnic concentration, the threshold is that a R/ECAP have a non-White population of 50 percent or more, within metropolitan or micropolitan areas. In locations outside these areas, where the non-White populations are likely to be much smaller than 50 percent, the threshold is set at 20 percent. The poverty test defines areas of “extreme poverty” as those where 40 percent or more of the population lives at or below the federal poverty line, or those where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets either the racial or ethnic concentration and also meets the poverty test would be considered a R/ECAP.
Historical discriminatory policies have resulted in neighborhoods with concentrated poverty and poor housing stock, and despite decades long fair housing policy, many neighborhoods have not yet transformed from racially and ethnically concentrated areas to areas of opportunity. Areas with higher concentrations of poverty can be indicative of discriminatory housing policies and other barriers to affordable housing.
Poverty and Segregation
Regional Trends
In Santa Barbara County, there are no R/ECAPs. However, there are areas with concentrated poverty in the cities of Santa Maria, Lompoc, Isla Vista, Goleta, and Santa Barbara, as depicted in Figure 17. In addition, there is one census tract in the City of Lompoc that is identified by TCAC as an area of high segregation and poverty, shown in Figure 18. According to the AI, three cities (Buellton, Carpinteria, and Goleta) experienced a decrease in poverty between 2010 and 2017. The overall county and cities of Lompoc, Santa Maria, and Solvang had an increase in poverty between 2010 and 2017. Solvang had the highest increase in poverty, with a 145 percent increase from 2010 to 2017Error! Reference source not found..
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Figure 17 Concentrated Areas of Poverty (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 18 Areas of High Segregation and Poverty (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Solvang does not have any R/ECAPs. As shown in Figure 19, Solvang does not have any concentrated areas of poverty. Poverty rates are consistent throughout the city, with less than 10 percent of the population living below the poverty level. Figure 20 shows neighborhood segregation in Lompoc using data from UC Berkeley’s Urban Displacement Project (UDP). According to the UDP, the racial/ethnic composition varies throughout the City. The predominant racial/ethnic composition in the northern part of the city is a mix of Latinx/White. The predominant racial/ethnic composition in the southern part of the city is a 3-part mix of Latinx/White/Other. When compared to other jurisdictions in the County, Solvang has experienced the largest poverty percent change from 6 percent in 2010 to 15 percent in 2017, totaling a 145 percent change from 2010 to 2017. Increasing poverty rates in the city could be attributed to the growing senior population. Seniors are often living on a fixed income, such as Social Security, which often is much lower than the area median income.
Commented [LT8]: Why using Latinx as this is not
universally accepted term.
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Figure 19 Poverty Status (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 20 Neighborhood Segregation (Solvang)
Source: AFFH Data Viewer, 2022
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Concentrated Areas of Affluence
While racially R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. HCD defines an RCAA as a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000.5
Regional Trends
According to the AI, median household income in Santa Barbara County ($68,023) is comparable to that of California ($67,169). However, median household income varies widely among the cities within the County. For example, Lompoc ($49,074) and Santa Maria ($55,485) have much lower median household incomes compared to cities such as Goleta ($87,068), Buellton ($77,462) and Solvang ($73,373) which have higher median household incomes. Cities like Carpinteria ($69,834) are more comparable to the MHI of the county and state. Figure 21 highlights the predominantly White census tracts within Santa Barbara County which are concentrated in the central and southeast areas along the coast in areas such as Santa Ynez, portions of Solvang and Buellton, Goleta, Montecito, and Carpinteria. Generally, these predominantly White areas are associated with areas of high median income as seen in Figure 16.
There are several RCAAs within Santa Barbara County located in and around the cities of Goleta and Santa Barbara. These areas are predominantly White and have high median incomes. Figure 22 shows the RCAAs within Santa Barbara County. Areas with the highest concentration of White residents are generally located north of the City of Solvang as well as areas in and around the cities of Goleta and Santa Barbara. This corresponds with the areas that have the highest median incomes in the county.
Areas with a lower concentration of White residents are generally located in and near the cities of Guadalupe, Santa Maria, and Lompoc.
5 HCD. April 2021. AFFH Guidance for all Public Entities and for Housing Elements. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Commented [LT9]: figure 16 states that the 2020
medium income is $87,1000. what and why is there a
difference ?
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Figure 21 Predominant White Population (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 22 Concentrated Areas of Affluence (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Median Household Income in Solvang is comparable to higher Median Household Incomes in the County. While there are no RCAAs areas in Solvang, low density residential zoning correlates with predominant White populations and populations with higher median income. Racial/ethnic diversity is highest in the middle of Solvang, where higher density residential land uses are prevalent (Figure 4) compared to areas in the north with larger, more rural lots.
Areas with higher median incomes are associated with a larger proportion of White residents compared to census tracts with lower median incomes. The northern area of the city has the highest median income and the lowest percentage of non-White residents in the city, as shown in Figure 23. 422
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Figure 23 Percent Total Non-White Population and Median Income (Solvang) Source: AFFH Data Viewer, 2022
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Disparities in Access to Opportunity
Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity often means both improving the quality of life for residents of low income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses access to education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).
Transit Access and Walkability
Access to public transit is of paramount importance to households affected by low incomes and rising housing prices. Public transit should strive to link lower income persons, who are often transit dependent, to major employers where job opportunities exist. Access to employment via public transportation can reduce welfare usage and increase housing mobility, which enables residents to locate housing outside of traditionally low income neighborhoods.6 The lack of a relationship between public transit, employment opportunities, and affordable housing may impede fair housing choice.
Persons who depend on public transit may have limited choices regarding places to live.
Regional Trends
AllTransit is an online database that provides details on transit opportunity throughout the United States. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. Performance score explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The data is scored from 1-9. According to AllTransit, cities with the lowest performance scores in Santa Barbara County were Buellton (1.2), Solvang (1.2), Lompoc (3.2), and Santa Maria (4.3). Overall, low scores were generated from a low number of transit routes within a half mile paired with a low number of jobs accessible. Carpinteria (6.3), the City of Santa Barbara (6.4), and Goleta (5.4), scored a moderate combination of trips per week enabling a moderate number of people to take transit to work.
Figure 24 shows the region’s transit system which provides services to the majority of the populated areas. The Santa Barbara Metropolitan Transit District provides services for the entirety of urbanized areas in the south coast. In the north coast, four different service providers connect the subregion. The northern and southern regions are connected by the Clean Air Express commuter services. This connection is critical as there is a greater diversity and number of jobs in the south coast. An expensive housing market in the south coast leaves many seeking housing on the north coast, where housing is more affordable.
6 Ong, Paul and Evelyn Blumenberg, “Job Accessibility and Welfare Usage: Evidence from Los Angeles”. UCLA Department of Policy Studies, (1998).
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However, having regional access to jobs by means of public transit does not necessarily translate into stable employment. Low-income workers, especially female heads of household with children, have unique travel patterns that may prevent them from obtaining work far from home, regardless of access to public transit. Women in general are disproportionately responsible for household-supporting activities such as trips to grocery stores or accompanying young children to and from schools.
Local Trends
Solvang has an AllTransit performance score of 1.2, with approximately 1.0 percent of commuters using transit. This score is lower than Santa Barbara County, which has a performance score of 8.8.
Walk Score is a tool that produces a walkability index by assigning a numerical walkability score to cities and neighborhoods. Walkability is measured by analyzing population density, distance to amenities, and road metrics such as block length and intersection density. Solvang has a walk score of 19 out of 100, which means the city is considered car dependent and almost all errands require a car.
Santa Ynez Valley Transit provides bus service in the Santa Ynez Valley, and the City of Solvang is the service administrator for the joint powers authority. Santa Ynez Valley Transit has two fixed-routes and Dial-A-Ride services for seniors and Americans with Disabilities Act (ADA) certified patrons. The fixedroute service provides connections between Buellton, Solvang, Santa Ynez, and Los Olivos. Riders are provided a demand response (Dial-A-Ride) service on Sundays, and service from Monday through Saturday between 7:00 AM and 7:00 PM. The City of Lompoc provides a Wine Country Express, servicing Solvang each weekday with three trips throughout the day. Additionally, Amtrak has bus stops in Solvang for regional connection.
Based on the Santa Barbara County Association of Governments, the highest percentage of transit dependent people are those over the age of 65. Solvang contains double the percentage of elderly transit dependent people (21 percent) to other northern county cities (10 percent). Feedback from the City’s Fair Housing Survey identified the importance of public transportation to commercial centers for seniors who may not be able to drive. Other transit dependent people in the area are those aged under
14. Where 17 percent of the population is transit dependent. 425
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Figure 24 Public Transit and Affordable Housing (Santa Barbara County) Source: SBCAG Connected 2050 RTP-SCS
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Access to Education
Educational attainment is directly linked to housing opportunities. TCAC education domain scores measure educational outcomes using math and reading proficiency (the percentage of 4th graders who met or exceed math proficiency standards), high school graduation rates (the percentage of high school cohorts that graduate on time) and student poverty indicators (the percent of students not receiving free or reduced-priced lunch). The TCAC education domain scores are derived from 2018- 2019 Department of Education data. This analysis incorporates demographic and socio-economic measures to spatially evaluate access to educational opportunities at the census tract level.
Regional Trends
An overview of education outcomes across Santa Barbara County is illustrated in Figure 25. Positive education outcomes are common through the central and southeastern coastal areas of Santa Barbara County and lower education outcomes are prevalent in the northwest portion of the county. The areas with the highest educational scores correlate to areas with predominantly White populations, such as areas like Buellton, Solvang, Santa Ynez, Goleta, Montecito, and areas of Orcutt (Figure 21). Areas with lower education outcomes correspond with areas with higher concentrations of poverty (Figure 17) and higher concentrations of low- and moderate income households (Figure 13) such as neighborhoods in Santa Maria and Lompoc.
Local Trends
Solvang is served by the Solvang School District, Ballard School District, and Santa Ynez Union High School District. The Solvang School District consists of one school, Solvang Elementary, which serves grades K-8 and has a student enrollment of approximately 600 students.7 A small portion of the northern area of Solvang is located within the Ballard School District, which consists of one school, Ballard Elementary, for students K-6.8 Santa Ynez Union High School District consists of two schools, Refugio High and Santa Ynez Valley Union high, with a total student population of about 8649.
Figure 26 shows Solvang’s TCAC scores related to access to education on a census tract level. Tracts in the northern portion of the city tend to have more positive education outcomes, while tracts in the middle and southern portion have slightly less of a positive education outcome. 7 National center for Education Statistics
https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=0637110 8 http://www.ed-data.org/district/Santa-Barbara/Santa-Ynez-Valley-Union-High 9 National center for Education Statistics
https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=0635850 Commented [LT10]: Have you contacted the school
district for current enrollment and capacity . What
about the high school district and capacity?
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Figure 25 TCAC Opportunity Areas – Education (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 26 TCAC Opportunity Areas – Education (Solvang)
Source: AFFH Data Viewer, 2022
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Economic Outcomes
Housing opportunities are directly related to economic outcomes. Access to high-quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS, Metropolitan Transportation Commission’s (MTC) Equity Priority Communities (EPC), and the HUD Jobs Proximity Index.
TCAC economic opportunities are measured by census tract and consider poverty (the percent of the population with an income above 200 percent of the federal poverty line), adult education (the percent of adults with a bachelor’s degree or above), employment (the percent of adults between age 20-64 who are employed in the civilian labor force or armed forces), job proximity (the number of jobs filled with less than a bachelor’s degree that fall within a determined radius), and median home values (the value of owner-occupied units). A higher economic index score reflects more positive economic outcomes. The MTC EPC identifies concentrations of underserved populations in order to direct funding for housing and transportation equity. 10 The HUD Jobs Proximity Index measures the accessibility to job opportunities at the census block group level.
Regional Trends
According to the Regional AI, the unemployment rate of Santa Barbara County is steadily decreasing.
However, this trend assessment was made utilizing pre-COVID data. Since then, the Bureau of Labor Statistics reported in February 2022 that the County’s unemployment rate was 5.7 percent. This is still a downward trend in unemployment from 9 percent levels in 2010. 2015-2019 ACS estimates, show Santa Barbara County had a labor force participation rate of 64.1 percent of persons 16 years and older, which is approximately 0.3 percent higher than the labor force participation rate for the county in 2014.
Figure 27 shows a variety of economic outcomes across Santa Barbara County. Areas with more positive economic outcome scores were identified in the western and southern portions of the county, west of Lompoc and near the cities of Goleta, Santa Barbara, and Carpinteria. Conversely, the cities of Guadalupe, Santa Maria, Lompoc and rural areas in the central and eastern portions of the county had concentrations of census tracts with less positive economic outcomes. Estimates from the California Employment Development Department show that the average salary in Santa Barbara County in 2021 was $64,528. An overview of mean salary by occupation is provided in Table 14.
Table 14 Mean Salary by Occupation (Santa Barbara County) Occupation Average Salary
Management Occupations $128,272
Legal Occupations $124,371
Computer and Mathematical Occupations $111,152
10 MTC 2021. https://mtc.ca.gov/planning/transportation/access-equity-mobility/equity-priority-communities 430
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Healthcare Practitioners and Technical Occupations $112,612 Architecture and Engineering Occupations $108,261
Life, Physical, and Social Science Occupations $83,242
Business and Financial Operations Occupations $86,277
Construction and Extraction Occupations $62,859
Arts, Design, Entertainment, Sports, and Media
Occupations $70,789
Protective Service Occupations $78,664
Educational Instruction and Library Occupations $82,548 Community and Social Service Occupations $63,631
Installation, Maintenance, and Repair Occupations $57,852 Sales and Related Occupations $48,551
Office and Administrative Support Occupations $50,389
Production Occupations $44,787
Transportation and Material Moving Occupations $42,201
Building and Grounds Cleaning and Maintenance
Occupations $40,659
Personal Care and Service Occupations $42,397
Farming, Fishing, and Forestry Occupations $34,257
Healthcare Support Occupations $38,900
Food Preparation and Serving Related Occupations $38,101 All Occupations $64,528
Source: California Employment Development Department, Occupational Wage Data, 2022 431
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Figure 27 TCAC Opportunity Areas – Economic (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Known for its rich culture in Danish tradition and architecture, Solvang is a nationwide tourist destination, providing the residents economic opportunity to offer arts and entertainment for tourists.
The largest occupational category in Solvang is arts/entertainment/recreation, followed by manufacturing. These two categories accounted for just under half of all the jobs in Solvang. According to ACS 2015-2019 estimates, education/health/social services and professional services are the next largest categories, which consist of 11.8 percent and 11.5 percent of all jobs, respectively. In contrast to the county, the smallest occupational category in Solvang is agriculture/forestry/hunting/ fishing/mining. Agriculture/forestry/hunting/fishing/mining is the third largest occupational category in Santa Barbara County, making up approximately, 10.3 percent of all jobs in the county. Table 15 summarizes employment characteristics by industry for Solvang and Santa Barbara County.
The Economic Development Strategic Plan for the City of Solvang, updated in 2016, outlined key initiatives for expanding Solvang’s retail and service economy to create year-round opportunity for retail and hospitality sectors in Solvang. The plan worked to complement Solvang’s commercial character while providing revenue for both Solvang and the Santa Ynez valley through regional attractions such as wine touring, cycling and outdoor recreation. Retail and hospitality jobs generally fall under the sales, food preparation and serving, and building and grounds cleaning and maintenance occupational categories which typically have lower mean annual wages compared to the overall county mean salary.
Commented [LT11]: 2020??
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Table 15 2014-2018 Employment Characteristics (Solvang and Santa Barbara County) Industry 2014-2018 ACS
% of City
Employment
% of County
Employment
Agriculture, forestry, hunting, fishing and hunting,
mining
0.8 10.3
Construction 3.4 6.7
Manufacturing 17.8 8.4
Wholesale Trade 1.7 2.5
Retail Trade 6.0 8.0
Transportation and warehousing, Utilities 1.3 3.6
Information 1.2 2.0
Finance, Insurance, and Real Estate 3.5 5.5
Professional Services 11.5 12.8
Education, health, and social services 11.8 20.9
Arts, entertainment, and recreation 25.0 9.1
Other Services, except Public Administration 10.0 4.8
Public Administration 6.1 5.4
Total 100.0 100.0
Source: California Employment Development Department, Occupational Wage Data, 2022 According to the TCAC opportunity map for economic outcomes, shown in Figure 28, economic outcomes varied across Solvang. Areas with the highest economic outcomes were located in the southern and eastern part of the city. The western and parts of the central area of the city had the lowest economic outcomes. The western part of the city primarily consists of residential development, with very little commercial or other development that provide employment opportunities. The central area of the city located north of Mission Drive consists of residential development that is slightly denser than many other parts of the city.
As shown on Figure 29, access to jobs is highest in the center of Solvang, particularly along Mission Drive. This reflects the arts/entertainments/recreation job availability, as this area is central to the tourist downtown area. The index score of 60-80 is the highest jobs proximity for Solvang, where the very northern and southern portions have a score of 40-60. This is consistent with land uses throughout the city. The northern and west areas of Solvang primarily consist of low density residential development, and the southern area consists of low density residential development, Alisal Golf 434
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Course, and Alisal Ranch. The central area of the city along Mission Drive include uses with greater number of jobs, with a mix of lower and moderate density residential development and commercial, professional-office, and industrial development.
Employment status by disability status estimates is provided in Error! Reference source not found.. A bout 3.6 percent of the total employed, and 0.0 percent of total unemployed population had a disability, according to 2010-2014 ACS estimates. ACS estimates for 2015-2019 show those employed who had a disability increase to about 4.1 percent of total employed population and those unemployed who had a disability increased to 3.9 percent.
Table 16 Employment Status by Disability Status (Solvang) 2010-2014 2015-2019
% of Total
Employed
% of Total
Unemployed
% of Total
Employed
% of Total
Unemployed
No Disability 2,245 (96.4%) 293 (100%) 2,664 (95.9%) 148 (96.1%) With a Disability 84 (3.6%) 0 (0%) 113 (4.1%) 6 (3.9%)
Total 2,329 293 2,777 154
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table C18120 Employment Status by Disability Status, 2010-2014, 2015-2019 Estimates.
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Figure 28 TCAC Opportunity Areas – Economic (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 29 Job Proximity Index (Solvang)
Source: AFFH Data Viewer, 2022
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Healthy Environment
Access to a healthy environment is necessary for the communities found within the city to thrive.
Healthy Environment in AFFH addresses patterns in the disparities found within the different neighborhoods and protected area groups. As previously mentioned, these disparities can vary from air quality, water quality, safe neighborhood, environmental hazards, social services, and cultural institutions. The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviroScreen). High scoring census tracts tend to be more burdened by pollution from multiple sources and are most vulnerable to its effects, taking into account their socioeconomic characteristics and underlying health status.
Regional Trends
The CalEnviroScreen map shows the majority of Santa Barbara County has relatively low overall percentile scores, ranging from 1 to 50. Areas with higher CalEnviroScreen percentile scores, are generally located in urban centers, particularly within the cities of Santa Maria, Lompoc, Goleta, and Santa Barbara. These areas with higher percentile scores correspond with areas that have higher nonWhite populations, higher LMI populations, and higher poverty rates. Figure 30 shows that the Northern region within and west of the city of Santa Maria and parts of the cities of Goleta and Santa Barbara have the highest scores of the region and are most impacted by/vulnerable to pollution. Rural areas of the county generally have low percentile scores. The highest score is shown in the areas of the county west of Santa Maria, which could be explained by the air quality impacts from the coastal dunes and activities occurring there.
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Figure 30 CalEnviroScreen 4.0 Percentile Scores (Santa Barbara Region) Source: CalEnviroScreen 4.0
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Local Trends
Solvang has relatively low CalEnviroScreen percentile scores, ranging from 10 to 20 percent, which indicates a healthier environment compared to 80 to 90 percent of census tracts in the state. Compared to other parts of the county, Solvang has a better CalEnviroScreen percentile score than western and northeastern parts of the county. Figure 31 shows CalEnviroScreen percentile scores for Solvang. The northern census tract in the city scores slightly higher than the southern census tract. CalEnviroScreen states the southern census tract contains or is nearby waterbodies containing nine impairments.
However, this census tract is very large and primarily includes rural areas outside of Solvang, within the unincorporated areas of the county. Therefore, residents within Solvang are not necessarily exposed to contaminated waterbodies.
Solvang’s CalEnviroScreen scores are considered low, and no SB 535 disadvantaged communities are present in the city. Figure 32 shows TCAC environmental scores for Solvang and reinforces CalEnviroScreen data suggesting the northern area has more positive environmental outcomes compared to the southern area. However, when accounting for socioeconomic conditions and the presence sensitive populations, the southern tract has a healthier environmental outcome than the northern tract, as shown in Figure 31.
Commented [LT12]: This line should be bolded as
having a lower scores sounds like Solvang is not
healthy
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Figure 31 CalEnviroScreen 4.0 Percentile Scores (Solvang) Source: CalEnviroScreen 4.0
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Figure 32 TCAC Opportunity Areas – Environment (Solvang) Source: AFFH Data Viewer, 2022
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Disproportionate Housing Needs,
Including Displacement
Disproportionate Housing Needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.
Cost Burden
Cost burden is defined as the proportion of a household’s total gross income spent on housing costs.
Households spending a minimum of 30 percent of their total gross income on housing costs are considered cost burdened, whereas households spending over 50 percent on housing costs are considered severely cost burdened. The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low income households and persons in protected classes typically disproportionately experience housing cost burden.
Regional Trends
According to HUD CHAS 2014 – 2018 estimates, there are a total of 144,960 households throughout the Santa Barbara region. Of this total, about 15 percent of owner-occupied and 25 percent of renteroccupied households are cost burdened, respectively. According to the AI, the general trend shows that rent costs continue to increase. The City of Carpinteria saw the largest increase in average rent costs of 32 percent between 2010 and 2017. Table 17 breaks down costs between unit types in Santa Barbara County.
Table 17 Average Rent for Home or Apartment
Santa
Barbara Buellton
Carpinteria Goleta LompocSanta
Maria Solvang
Average Rent $2,758 $2,529 $3,037 $3,620 $1,797 $1,925 $2,967 Studio Apartment $1,403 $1,290 $1,540 $1,840 $1,260 $1,260 $1,450 1 Bedroom Home
or Apartment
$1,667 $1,540 $1,840 $2,190 $1,480 $1,480 $1,730
2 Bedroom Home
or Apartment
$1,951 $1,800 $2,150 $2,560 $1,730 $1,730 $2,020
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3 Bedroom Home
or Apartment
$2,625 $2,420 $2,890 $3,445 $2,350 $2,350 $2,720
4 Bedroom Home
or Apartment
$3,040 $2,810 $3,350 $3,990 $2,730 $2,730 $3,150
Source: 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing Commented [LT13]: Should these l numbers be updated to 2022 rents.? They have gone up a lot?
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Figure 33 shows overpayment by renters throughout the region. Western and urban areas within the cities of Santa Maria, Lompoc, and Santa Barbara have between 60 and 80 percent of renter households paying 30 percent or more of household income on housing. Isla Vista has the highest percent of overpayment by renters in the county, with over 80 percent of renter households in some areas that are cost burdened, likely tied to the University of California Santa Barbara and the low levels of incomes of students.
Commented [LT14]: Fix page break here.
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Figure 33 Overpayment by Renters (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Housing cost burden affects a substantial portion of households in Solvang, as displayed in 447
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Figure 34. In most of the city, between 40 and 60 percent of renter households are overpaying for housing. The southern part of the city has the rate of lowest cost burden, with 20 to 40 percent of households overpaying for housing. However, most of the area consists of Alisal Ranch and Golf Course and the limited number of housing units in this area consist of large, single-family homes. As seen in Table 18, over half of renters and almost one third of homeowners in Solvang are cost burdened. Lower income households and renters are more likely to experience housing problems, including cost burden than owners or moderate/above-moderate income households.
Table 18 Housing Cost Burden (Solvang)
Household by Tenure,
Income, and Housing
Problem
Renters Owners Total Households
Total Percent Total Percent Total Percent
Extremely Low Income
(0-30% AMI)
115 145 260
With any housing
problem
115 100.0% 115 79.3% 230 88.5%
With cost burden >30% 115 100.0% 115 79.3% 230 88.5%
With cost burden >50% 115 100.0% 115 79.3% 230 88.5%
Very Low Income (31-
50% AMI)
125 45 170
With any housing
problem
115 92.0% 0 0.0% 115 67.7%
With cost burden >30% 110 88.0% 0 0.0% 110 64.7%
With cost burden >50% 30 24.0% 0 0.0% 30 17.7%
Low Income (51-80%
AMI)
510 1,115 1,625
With any housing
problem
200 39.2% 240 21.5% 440 27.1%
With cost burden >30% 120 23.5% 239 21.4% 359 22.1%
With cost burden >50% 0 0.0% 74 6.6% 74 4.6%
Moderate & AboveModerate Income (>80%
AMI)
900 1,480 2,380
With any housing
problem
550 61.1% 445 30.1% 995 41.7%
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With cost burden >30% 465 51.7% 449 30.3% 914 38.4%
With cost burden >50% 250 27.8% 259 17.5% 509 21.4%
Note: Housing Problems: There are four housing problems in the CHAS data: 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. A household is said to have a housing problem if they have any 1 or more of these 4 problems.
Cost burden: Monthly housing costs (including utilities) exceeding 30% of monthly income.
Severe cost burden: Monthly housing costs (including utilities) exceeding 50% of monthly income.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release Commented [LT15]: Are there any 2022 numbers that can be added
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Figure 34 Overpayment of Renters (Solvang)
Source: AFFH Data Viewer, 2022
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Substandard Housing
Housing age can be an important indicator of housing condition in a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Many federal and state programs also use the age of housing as a factor in determining housing rehabilitation needs.
Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work, and other repairs.
Regional Trends
As of 2019, approximately 79 percent of all housing units in Santa Barbara County were built before 1990. These older units potentially require minor repairs and modernization improvements. Reflecting the housing boom that occurred during the 1980s, 15 percent of the County’s housing stock was constructed between 1980 and 1989.
Figure 35 Housing Stock Age (2014-2018)
Source: ACS 5-Year Estimates, 2019; Bureau of the Census, American Community Survey, 2014-2018.
Local Trends
In Solvang approximately 80 percent of all housing units were built prior to 1990, which is comparable to Santa Barbara County. Almost half of the city’s housing stock was constructed in the 1970s and 1980s.
Built
2014 or
later
Built
2010 to
2013
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier
Santa Barbara 1.50% 2.00% 7.80% 9.90% 14.90% 18.60% 20.10% 12.80% 3.90% 8.60% Solvang 3.60% 1.30% 4.60% 11% 23% 23.10% 11.10% 12.30% 4.60% 5.50%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
Santa Barbara Solvang
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Table 19 summarizes the availability of plumbing and kitchen facilities for housing units in Solvang. In the past, lack of telephone service was also an indicator of housing conditions. Today, with the widespread availability of cell and internet phone services, many households have chosen not to install land line telephone services, and availability of telephone service is no longer considered an indicator of substandard housing conditions. As shown in Table 19, as little as 1.2 percent of housing lack plumbing and/or kitchen facilities.
Table 19 Substandard Units (2019)
Condition Number Percentage
Lacking complete plumbing facilities 10 <0.0%
Lacking complete kitchen facilities 19 0.8%
Total occupied substandard units 29 1.2%
Total occupied units 2,380
Source: Bureau of the Census, American Community Survey 5-Year Estimates, 2019 Table B25053 and B25049 Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Overcrowding is reflective of various living conditions; some households may not be able to accommodate high-cost burdens for housing but may instead accept smaller housing or reside with other individuals or families in the same home.
Potential fair housing issues emerge if non-traditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding is reflective of various living situations:
(1) a family lives in a home that is too small; (2) a family chooses to house extended family members; or (3) unrelated individuals or families are doubling up to afford housing. However, cultural differences also contribute to the overcrowded conditions since some cultures tend to have a larger household size than others due to the preference of living with extended family members.
Not only is overcrowding a potential fair housing concern, but it can also potentially strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes. As a result, some landlords or apartment managers may be more hesitant to rent to larger families, thus making access to adequate housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with higher proportion of overcrowding.
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Regional Trends
According to the 2015-2019 5-Year ACS estimates, 13.1 percent of households are overcrowded, and
6.3 percent of households are severely overcrowded throughout the county. Table 20 compares the levels of overcrowding of renters and owners in Solvang and Santa Barbara County. A higher proportion of renter households compared to owner households experienced overcrowding.
Table 20 Overcrowding by Tenure
Renter-Occupied
Households
Owner-Occupied
Households
Total Households
Number Percent Number Percent Number Percent
Solvang
Overcrowded (1+ occupants
per room)
72 7.8% 7 0.5% 79 3.3%
Severely Overcrowded (1.5+
occupants per room)
60 6.5% 0 0.0% 60 2.5%
Santa Barbara County
Overcrowded (1+ occupants
per room)
11,837 17.1% 3,573 4.7% 15,410 10.6%
Severely Overcrowded (1.5+
occupants per room)
4,655 6.7% 1,034 1.37% 5,689 3.92%
Source: Bureau of the Census, American Community Survey (ACS), 2015-2019, Table B25014.
Figure 36 shows the percent of households that are overcrowded throughout Santa Barbara County.
The prevalence of overcrowding varies among jurisdictions, with the highest percentage of overall overcrowding occurring in northwestern areas in Santa Maria, and Lompoc, followed by areas in the City of Santa Barbara and areas of Carpentaria and Isla Vista. These areas with the highest percent of overcrowding in the North Coast overlap with high proportions of minority residents and lower median incomes.
Local Trends
Based on 2015-2019 5-Year ACS estimates, 2.5 percent of households are overcrowded in Solvang. A higher proportion of renter households (7.8 percent) are overcrowded compared to owner households (0.5 percent). Figure 37 shows the distribution of overcrowded households in Solvang. Overcrowding throughout Solvang is lower than the statewide average. 453
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Figure 36 Overcrowding (Santa Barbara County)
Source: AFFH Data Viewer 2022
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Figure 37 Overcrowding (Solvang)
Source: AFFH Data Viewer, 2022
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Homelessness
California Government Code Section 65583(1)(6) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes an individual, who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; or • Has a primary nighttime residence that is:
• A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
• An institution that provides a temporary residence for individuals intended to be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.
Regional Trends
According to the 2022 Santa Barbara County Point-In-Time Count, approximately 1,962 persons experiencing homelessness reside in the county, an increase from the previous count in 2020. Pointin-time estimates are generally accepted as an undercount of the total unhoused. The county’s pointin-time count found that 76 percent of the homeless population had been experiencing homelessness for over one year. Additionally, 39 percent of the homeless population had a mental health disability, 26 percent had a physical disability, and 10 percent had a developmental disability. The majority of homeless individuals identified as White (83 percent), followed by Black/African American (8 percent), multiple races (4 percent), and American Indian/Alaska Native (3 percent). An overview of homelessness in Solvang and surrounding cities is provided in Table 21. 456
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Table 21 Homelessness in Solvang and Surrounding Cities (2022) Jurisdiction Count
% of Total Homeless
Population in Santa Barbara County
Carpinteria 22 1.1%
Goleta 91 4.6%
Santa Barbara 822 41.9%
Isla Vista 112 5.7%
Lompoc 290 14.8%
Buellton/Solvang /Santa Ynez Valley 12 0.6%
Santa Maria 457 23.3%
Guadalupe 2 0.1%
Unincorporated 155 7.9%
Santa Barbara County Total 1,962 100%
Source: 2022 Santa Barbara County Point-In-Time Count, Santa Barbara County, 2022 Local Trends
According to the 2022 Santa Barbara County Point-In-Time Count, there are an estimated 12 persons considered to be homeless in Buellton/Solvang/Santa Ynez Valley. This is fewer than many other parts of the County, including the cities of Santa Maria, Lompoc, Goleta, Isla Vista and Santa Barbara.
Compared to areas with higher numbers of persons considered to be homeless, Buellton/Solvang/Santa Ynez Valley has a smaller overall population and are located in further from denser and populated urban areas that have better access to services for those who are homeless.
Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use. These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons at-risk of or experiencing homelessness.
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To analyze displacement risk, the UDP has established categories that reflect varying levels of displacement vulnerability. Areas categorized as susceptible to displacement are predominately low income or mixed income neighborhoods that may have experienced displacement but exhibit characteristics of neighborhood stability and affordability and have the potential to develop an increasing risk of displacement in the future. Areas categorized as at-risk of or experiencing gentrification refer to neighborhoods that demonstrate characteristics of increasing housing costs, changes in housing supply, and are located near communities that have also experienced increasing housing costs and an increasing risk of displacement in the future. The stable moderate/mixed income category refers to neighborhoods that have moderate- to high income residents that are not at-risk of becoming neighborhoods that exclude all but wealthy households. The stable/advanced exclusive category refers to neighborhoods that have exhibited characteristics of exclusion for long periods of time.
Regional Trends
According to the AI, residents located in the central inland, and parts of the South Coast portions of the County are facing relatively less risk of displacement. Households with high cost burdened rates are found in the North Coast area of the county, especially around Santa Maria and Lompoc. Some communities in South Coast also are facing risk of displacement.
Sensitive communities, as shown in Figure 38, represent areas that are vulnerable to gentrification and displacement. Sensitive communities at risk of displacement are concentrated throughout the urban areas in the county. In the northwestern part of the county, census tracts in Santa Maria, Lompoc, and Guadalupe, experience a greater risk of displacement than in more affluent cities such as Buellton. In the southern half of the county, there are some vulnerable communities in the cities of Goleta, Santa Barbara, and Carpinteria. These areas are correlated to tracts that experience higher rates of overcrowding, overpayment, and tracts with higher percentages of non-White populations.
Local Trends
As shown in Figure 39, residents in the northern census tract are at risk of displacement. In the southern census tract, there is lower displacement risk. According to the AI, Solvang is one of three cities in the county that had an increase of median income between 2010 and 2017. Meanwhile, Solvang also experienced one of the largest increases of poverty from 2010 to 2017, indicating an increasing gap in income for residents in Solvang. In addition, the AI states home values decreased by
4.7 percent and median rent costs increased by 29.7 percent between 2010 and 2017. The increasing income gap and increasing rent costs indicate, low income residents in Solvang may be at risk of displacement. Furthermore, nearly half of all renters experience housing cost burden compared to 30 percent of owners (Table 18), and if rent raises for these communities, it could leave them at risk of displacement.
Commented [LT16]: This sounds very scary . These
are very old numbers as sale prices and rental rates
have increase over the last five years.have increases.
What is the poverty level increase?
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Figure 38 Sensitive Communities (Santa Barbara County)
Source: AFFH Data Viewer, 2022
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Figure 39 Displacement Risk (Solvang)
Source: AFFH Data Viewer, 2022
Commented [LT17]: This seems to not make sense
for the city. Why is the whole city displacement.
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Contributing Factors
To inform the goals, policies, and actions in this Housing Element, the contributing factors are prioritized based on their impact on access to fair housing choice and access to opportunity in Solvang.
Enforcement and Outreach
Contributing factors to enforcement and outreach include:
• Limited information on fair housing rights and services: the City’s website provides minimal information on fair housing rights and services available to residents. There are no links to the County’s Housing Resources website or the Fair Housing Resource Guide for Santa Barbara County website (provided by Legal Aid Foundation of Santa Barbara County and Santa Barbara County). While the website does contain a brochure on fair housing and how to file a complaint, the brochure is an older, scanned document and some of the information may be out of date.
The brochure does not include contact information for Legal Aid Foundation of Santa Barbara County, which is contracted to provide fair housing services to the HOME Consortium.
Segregation and Integration Patterns and Trends
Contributing factors to segregation and integration patterns in Solvang include:
• High percentage of those living with disabilities when compared to the county: While there were no areas within Solvang identified with concentrations of residents living with a disability, there is a high percentage of the population with a disability indicating there is a need for affordable and accessible housing options for those with a disability. • Increasing rent costs: Rent cost has significantly increased in Solvang during the past decade, meaning single-parent households, persons on fixed incomes (seniors and persons with a disability), LMI populations, and single adults without a spouse are less likely to have access to affordable housing, afford housing, and could be at risk of displacement. • Dominance of single-family housing and location and type of affordable housing: Residential development in Solvang primarily consists of single-family housing, which is typically more expensive than multi-family units. Slightly higher density residential development is located in the center of the city. There is one affordable housing development in Solvang, located in the center of the city.
Racially and Ethnically Concentrated Areas of Poverty
While no R/ECAPs meeting HCD criteria were identified in Solvang, the AI recognizes multiple contributing factors to segregation patterns including:
• Concentration of higher density housing in the center of the city and single-family residential housing in other parts of the city: Single-family low-density patterns correlate to predominantly White and higher median household income areas located in northern and southern parts of 461
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Solvang. The central area of the city has higher residential density zoning and more racial/ethnic diversity and lower median household income.
Disproportionate Housing Needs
Contributing factors to disproportionate housing needs are:
• Risk of displacement due to an increasing income gap: In addition, overall median household income has increased while the percentage of residents living below the poverty line has also increased. This indicates there is an increasing income gap that could lead to displacement of LMI populations.
• Rising rent costs and cost burden: Rent costs have increased significantly in Solvang over the past decade which causes increased cost burden among renters. Cost burden is prevalent throughout the city, especially in the northern census tract. • Older housing stock: About 80 percent of the city’s housing stock is over 30 years old, indicating there is a large proportion of the housing stock that may be in need of repairs or maintenance.
Disparities in Access to Opportunities
The following contributing factors to disparities in access to opportunities were identified:
• Limited transit and limited connectivity to region: Transit access between Solvang and other parts of the County with larger urban centers and employment opportunity is limited. The Clean Air Express is a weekday commuter program that has a bus stop in Buellton and connects to Santa Maria, Goleta, and Santa Barbara. However, there is no stop in Solvang. Amtrack has bus service from Solvang to Santa Barbara and San Luis Obispo. Dial-A-Ride services are primarily available to seniors (60+) and ADA registered customers who must apply for ridership eligibility.
• Limited access to high paying jobs: The largest employment sectors in Solvang are arts/entertainment/recreation and manufacturing which have lower median salaries. In addition, the Economic Development Strategic Plan for the City of Solvang focuses on adding retail and service jobs which also have lower median salaries. Higher paying jobs are concentrated outside of Solvang in larger employment opportunity areas, such as the city of Santa Barbara.
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Local Data and Knowledge
As shown throughout this AFFH analysis, the central portions of the city generally experience a higher number of fair housing issues than other areas in Solvang. Fair housing issues in this area include higher levels of minority populations, low and moderate median income, and higher rates of cost burden. The predominant population in this area is White, however, between 21 and 60 percent of the population is non-White.
Stakeholder and Community Input
Community workshops were held on two occasions, March 11, 2022 and May 11, 2022. Common concerns raised by participants included the following:
Lack of access to services in Spanish
Traffic and parking issues indicating limited access to public transit and low walkability and bankability Limiting land use policies in the General Plan constrains available land, preventing development of multifamily housing (particularly regarding visual impacts of development) A Housing Needs Survey was conducted from April 20 to May 21, 2022, with 90 respondents (89 in English and one in Spanish). A Fair Housing Survey was with assisted living facilities, senior housing facilities, religious groups, and local non-profits from July 5 to August 22, 2022. This survey was distributed via email. The following comments regarding fair housing concerns were received:
There is a large senior population with low to moderate income Need for senior housing that is affordable
Need for housing that is accessible for persons with disabilities Lack of transit options for seniors and persons with disabilities Desire for housing with access to commercial centers
Residents are at risk of displacement due to economic hardships of landlords during the pandemic Lack of affordable housing options in the city
Other Relevant Factors
Other factors to fair housing issues in Solvang that have not been previously discussed in this analysis include the following:
Farmworker Housing
The Santa Ynez Valley is well known for its wineries and vineyards. The city of Solvang is surrounded by working agricultural land, bringing seasonal and migrant farmworkers to the area during certain times of the year. Farmworkers have unique housing needs as they are often seasonal workers and 463
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living on low income. The number of farmworkers employed in or near Solvang is unknown and there are limited affordable housing options of farmworkers in Solvang.
Access to Transportation for Persons with Disabilities
Solvang has a high percentage of the populating living with one or more disabilities. Persons with disabilities often include older residents who may not be able to drive or who have medical or other needs that require access to services such as medical care. Residents with disabilities have limited transportation opportunities within the city and the region. As discussed earlier, transit connectivity between Solvang and other parts of the county is limited. In addition, while Dial-A-Ride service is available within the Santa Ynez Valley area, persons with disabilities are required to submit ADA certification or apply for eligibility, including information that is to be filled out by a physician. Residents do not all have access to adequate medical care and may not be able to complete the application.
City’s Danish History and Tourism
Solvang was founded by Danish immigrants in the early 20th century. Today, that history is considered an important part of the city’s character and is prominently featured in the architecture and culture of the city. Tourism related to the city’s Danish heritage helps support the economy and culture of the city. The tourism industry provides a number of employment opportunities in the city, however retail and service-related jobs are typically low income. Additionally, tourism drives up property values, increasing housing costs. Low-income jobs combined with increasing property values can lead to displacement for at risk populations.
Subsidized Housing
As shown in Figure 40, there is a higher proportion of Housing Choice Voucher (HCV) recipients in the southern part of the city, with a total of 89 recipients throughout the southern census tract. However, this census tract primarily consists of unincorporated parts of the county, outside city limits. Therefore, this number does not necessarily reflect the number of HCV recipients in the southern census tract that reside within Solvang. Lower income units contained in the Sites Inventory are focused along Alamo Pintado Road, in the northern census tract. This census tract contains fewer housing choice voucher recipients, which improves the balance of distribution of HCV recipients in the city. Commented [LT18]: This is very confusing section and exhibit. The area highlighted in vouchers is a
very high income area at Alisal Ranch estates. This
paragraph and the exhibit needs to be explain more
further on why this is labeled. Hard to imagine that
these homeowners have voucher's.
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Figure 40 Housing Choice Vouchers
Source: AFFH Data Viewer, 2022
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Sites Inventory
The housing element must demonstrate that there are adequate sites zoned for the development of housing for households 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 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.
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 children. The HCD/TCAC Opportunity Areas Map ranks census tracts from 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, meaning opportunity for current and future residents. Most of the city is considered moderate resource while a large area of the northern portion of the city is considered low resource.
The city limit partially encompasses 2 census tracts, which are categorized by the 2021 TCAC/HCD Opportunity Map as entirely high resources areas. For purposes of evaluating fair housing, resource levels designated by the TCAC/HCD map report on access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. This categorization of the 2 census tracts in the city indicates that, across the city, residents have low, moderate, and high access to positive economic outcomes, and high access to educational and environmental outcomes. The 2021 TCAC/HCD Opportunity Map maps influenced the locations of potential lower income sites in the city.
The city’s residential neighborhoods are primarily built out with some residentially zoned vacant land available for development. Therefore, in addition to identifying available vacant sites, the City has identified vacant residential properties that can be rezoned to increase density to accommodate affordable housing development. The lower income sites identified in the Sites Inventory are concentrated along Alamo Pintado Road, north of Mission Drive. This area is designated high resource by TCAC and has high access to educational and environmental resources and low access to economic resources. Five vacant sites were identified in this area to accommodate very low- and low-income housing units, with a total capacity to accommodate 141 lower income units. An additional 22 vacant sites were identified and are spread throughout the city in high resource areas. These additional vacant sites could accommodate 4 moderate units and 25 above-moderate units based on the site’s allowed 466
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density. Figure 41 shows the vacant parcels identified in the Sites Inventory in relation to the TCAC scores of each census tract. Commented [LT19]: Why did the consultant not include the Petersen site in Skytt Mesa.
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Figure 41 Location of Sites to Meet RHNA
Source: AFFH Data Viewer, 2022
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Improved Conditions
Spatial analysis shows that tracts with low- and moderate-income households, concentrated minorities, and housing problems are predominately located in the central areas of the city. All of the sites identified in the Sites Inventory are in high resource areas, with sites accommodating abovemoderate income housing units located throughout the city, including central areas of the city. Sites that accommodate lower income units in the low economic resource areas are located along Alamo Pintado Road.
Exacerbated Conditions
The central area of the city contains census tracts with higher levels of concentrated minorities and cost burdened households. The northern and central areas of the city have lower and moderate TCAC economic resource levels. While sites accommodating lower income housing units are located in an area with lower economic resources, vacant sites that could accommodate moderate and abovemoderate units were also identified in the lower economic resource areas of the city. The Sites Inventory does not exacerbate conditions in vulnerable areas of the city.
Integration and Segregation: Race and Income
Census tracts with the highest concentration of minority races and LMI populations are located in the central part of the city. As stated previously, moderate and above-moderate income sites are identified throughout these areas.
Racially/Ethnically Concentrated Areas of Poverty and Affluence While Solvang has no racially/ethnically concentrated areas of poverty (per HUD’s definition), some census blocks with a high concentration of minorities and lower median income were found in the central part of the city. Several vacant sites are located in these vulnerable areas and could support moderate income units and above-moderate income units. Alternatively, areas east of Alisal Road have a large White population and the higher median income. Several vacant sites are located in these areas of affluence and could support moderate and lower-income units.
Access to Opportunity
The city is categorized into two census tracts, both of which are considered high resource. Housing units in the sites inventory are not disproportionately concentrated in different resource areas. Sites accommodating moderate and above-moderate income units are scattered on vacant parcels throughout the city.
Disproportionate Housing Needs
The site inventory focused sites on vacant areas of the city to reduce potential impacts and exacerbate displacement risks.
.
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Table 22 Fair Housing Issues, Contributing Factors, and Meaningful Actions AFH Identified Fair Housing
Issue Contributing Factors Meaningful Actions
• Fair housing outreach and
housing mobility strategies
• Limited distribution of information on fair
housing rights and services
• Information on fair housing limited to
English
• Program HE-Q: Affirmatively Furthering Fair Housing
• Program HE-W: Housing Information Transparency
• Housing stock that is older
and lacks diversity
• Older housing stock
• Dominance of single-family housing
• Limiting local land use policies
• Program HE-A: Code Enforcement
• Program HE-B: Housing Rehabilitation Assistance Program • Program HE-H: Accessory Dwelling Unit (ADU) Development • Program HE-K: Adequate Sites Program
• Program HE-L: Mixed-Use Development
• Program HE-P: Municipal Code Updates
• Program HE-V: Missing Middle Housing
• Lack of affordable housing • Dominance of single family housing • Location and type of affordable housing
• Lack of farmworker/workforce housing
• Program HE-C: Rental Assistance
• Program HE-F: Local Workforce Housing
• Program HE-G: Density Bonus Program
• Program HE-I: Mortgage Credit Certificate
• Program HE-N: Lot Consolidation
• Program HE-O: Affordable Housing Incentives Program
• Program HE-P: Municipal Code Updates
• Program HE-R: Housing for Disabled Persons
• Residents vulnerable to
displacement
• Increasing income gap
• Rising rent costs
• High levels of cost burden among renter
households
• Program HE-F: Local Workforce Housing
• Program HE-G: Density Bonus Program
• Program HE-J: Application for Grants and Loans
• Program HE-K: Adequate Sites Program
• Program HE-L : Mixed-Use Development
Commented [RR20]: Ryan we found there is
probably a lack of education and knowledge of fair
housing rights in the City (esp with increasing older
adult population) so could we add anything to this
project. Some ideas:
- Provide training to property owners and property
managers on fair housing laws and regulations.
- Provide workshops to residents on fair housing
rights, fair housing resources, and common predatory
practices especially related to older adults. Could be
having a booth and flyers at local events
- Work with the HOME Consortium and Legal Aid of
Santa Barbara County to conduct fair housing testing
Commented [rl21R20]: I added one or two of these.
We will see what HCD says. The City is concerned
about overbooking staff.
Commented [LS22]: Add to Program R: encourage
new affordable housing for seniors/persons with
disabilities near public transit
Commented [rl23R22]: Done.
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• High percentage of residents with a
disability
• High percentage of senior residents
• Limited access to high paying jobs
• Program HE-N: Lot Consolidation
• Program HE-O: Affordable Housing Incentives Program
• Program HE-P: Municipal Code Updates
• Program HE-Q: Affirmatively Furthering Fair Housing
• Program HE-S: Universal Design
• Limited transit access • Limited transit options and poor connectivity to region
• High number of residents with a
disability and senior residents relying on
public transit
• Program HE-Q: Affirmatively Furthering Fair Housing
Commented [RR24]: Ryan- could we add to this
program or a new program related to economic
development opportunities? Maybe we can point to
any econmoic development plans they have but
access to high paying jobs seems to be a fair housing
issue here
Commented [rl25R24]: I provided a program action
pointing to a couple policies in the revised Economic
Development Element.
Commented [LS26]: Add to Program HE-Q:
- Work with Santa Ynez Valley Transit to make the
application for Dial-A-Ride services more accessible,
by potentially removing requirements for ADA
certification and physician sign off
- Work with local organizations, particularly those that serve seniors and persons with disabilities, to
distribute information on transit options
Commented [rl27R26]: Added. Thank you!
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Appendix A: Affirmatively Furthering Fair Housing (AFFH) Insert cover here
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Table of Contents
Introduction and Overview of AB 686 ..................................................................... 1 Approach to Analysis.......................................................................................................................................... 1 Analysis of Impediments Findings..................................................................................................................... 4 Fair Housing Resources and Analysis..................................................................... 5 Fair Housing Enforcement and Outreach Capacity .......................................................................................... 5 Segregation and Integration Patterns and Trends................................................... 8 Race and Ethnicity............................................................................................................................................... 8 Persons with Disabilities .................................................................................................................................. 16 Familial Status................................................................................................................................................... 22 Household Income............................................................................................................................................ 32 Racially and Ethnically Concentrated Areas of Poverty ......................................... 39 Poverty and Segregation .................................................................................................................................. 39 Concentrated Areas of Affluence..................................................................................................................... 45 Disparities in Access to Opportunity..................................................................... 50 Transit Access and Walkability ........................................................................................................................ 50 Access to Education ......................................................................................................................................... 53 Economic Outcomes......................................................................................................................................... 56 Healthy Environment......................................................................................................................................... 64 Disproportionate Housing Needs, Including Displacement.................................... 69 Cost Burden....................................................................................................................................................... 69 Substandard Housing ....................................................................................................................................... 76 Overcrowding .................................................................................................................................................... 77 Homelessness................................................................................................................................................... 81 Displacement..................................................................................................................................................... 82 Contributing Factors ............................................................................................ 86 Local Data and Knowledge ................................................................................... 88 Sites Inventory..................................................................................................... 91 475
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Introduction and Overview of AB 686
In January 2017, Assembly Bill 686 (AB 686) introduced an obligation to (affirmatively further fair housing) AFFH into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components: a summary of fair housing issues and assessment of the city’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities, an assessment of contributing factors, and an identification of fair housing goals and actions.
Approach to Analysis
The California Government Code Section 65583 (10)(A)(ii) requires the City of Solvang to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.
To conduct this analysis, the City utilized data from a variety of sources, including:
• The Housing and Community Development (HCD) AFFH Data Viewer • Urban Displacement Project (UDP)
• U.S. Housing and Urban Development (HUD)
• CalEnviroScreen 4.0
• California Tax Credit Allocation Committee (TCAC)
• All Transit
• Walkscore
• County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing 2020 (AI) • The Comprehensive House Affordability Strategy (CHAS) • US Census American Community Survey (ACS)
HCD AFFH Viewer
The AFFH Data Viewer is a tool developed by HCD that features census block group and tract-level data from an expansive collection of sources including ACS, HUD, TCAC, UDP, and CHAS. The Data Viewer tool serves as a resource for local and regional governments and provides the ability to explore spatial data patterns concerning fair housing enforcement, segregation, and integration, racially and ethnically concentrated areas of poverty, and disparities in access to opportunities and housing. The Data Viewer is intended to assist in the creation of policies that alleviate disparities, combat discrimination, and increase access to safe and affordable homes. 479
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Urban Displacement Project
The Urban Displacement Project (UDP) was developed to track neighborhood change and identify areas that are vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college educated residents, non-Hispanic White population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.
CalEnviroScreen 4.0
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution. This tool, called the California Communities Environmental Health Screening Tool (CalEnviroScreen), utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more impacted by pollution burdens and population vulnerabilities compared to other communities. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning that they scored within the highest 25 percent of census tracts across California. Hayward continues to explore programs and policies to address community pollution, environmental health access to open space and government decision making through creation of an Environmental Justice Element of the General Plan.
California Tax Credit Allocation Committee
To assist fair housing analysis, HCD and TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies and departments to further the state’s fair housing goals. The California Fair Housing Task Force created Opportunity Maps to identify resources levels across the state to accompany new policies aimed at increasing access to highopportunity areas for families with children.2 Opportunity Maps are made from composite scores of three different domains made up from a set of indicators data shown in Table 1. The Opportunity Maps include filters 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:
• Poverty Status: census tracts with at least 30 percent of population that earned an income that was below the federal poverty level
• Racial Segregation: census tracts with a location quotient that is higher than 1.25 for Black, Hispanic, Asian, or all non-White populations in comparison to the county
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Table 1 Domains and List of Indicators for Opportunity Maps 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: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps 2020.
AllTransit
AllTransit is an online database that details transit opportunity for communities. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The AllTransit performance score explores metrics that reveal the social and economic impact of transit, such as connectivity, access to jobs, and frequency of service.
Walk Score
Walk Score provides walkability services and apartment search tools to addresses across the United States, with the mission “to promote walkable neighborhoods.” Walk Score measures walkability by assigning a numerical walkability score based on distance to amenities within a 30-minute walk and evaluates pedestrian friendliness by analyzing population density and road metrics, including block length and intersection density. 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
As part of the CDBG program certification process, participating jurisdictions prepare an analysis of impediments to fair housing choice every five years. The 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing (AI) provides an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures to mitigate or remove identified impediments.
Community Engagement and Outreach
As part of the Housing Element Update, the City implemented a community engagement program, soliciting input from the general public, housing stakeholders, and City decision makers. Results and feedback obtained during the community engagement program have been incorporated into the Housing Element, including this section on affirmatively furthering fair housing practices. Please see Chapter 1 for more details on the City’s outreach efforts and the Local Data and Knowledge section at the end of this analysis for a summary of fair housing issues raised from the community. Commented [LT1]: The city did not hold a AFFH workshop ? Do we need to do this?
Commented [LT2R1]: Or can we do this during the
30 day review of the Draft housing Element
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Analysis of Impediments Findings
Regional Trends
As part of the CDBG program certification process, participating jurisdictions must prepare an analysis of impediments to fair housing choice every five years. This analysis, the County of Santa Barbara Analysis of Impediments to Fair Housing Choice (AI), is an assessment of the regional laws, ordinances, statutes, and administrative policies, as well as local conditions that affect the location, availability, and accessibility of housing. It also analyzes the conditions in the private market and public sector that may limit the range of housing choices or impede a person’s access to housing and provides solutions and measures that will be pursued to mitigate or remove identified impediments. The AI covers the Santa Barbara County Consortium. Consortium jurisdictions include the City of Buellton, City of Carpinteria, City of Goleta, City of Lompoc, City of Santa Maria, City of Solvang, and unincorporated County of Santa Barbara. The AI provides a demographic profile of Santa Barbara County, assesses the extent of housing needs among specific income groups, and evaluates the availability of a range of housing choices for residents. Regionally, the AI identifies the following impediments to fair housing:
• The poverty rate in the Consortium has consistently been higher than the statewide rate, and has increased slightly more than the state as a whole;
• Renters are, by far, the most cost burdened group in the Consortium. The cities of Santa Maria and Lompoc have the highest percentages of cost-burdened renters. Rents have increased by 18.3 percent since 2010; • Addressing the needs of the homeless, disabled, veterans, seniors, and youth is met with delivery services that need greater coordination;
• The housing stock in the Consortium is slightly older than the rest of the state • Lending concerns surrounding Asian applicants and Hispanic applicants. Asian applicants are more likely to be denied, and Hispanic applicants are most likely to be denied financing based on credit history.
Local Trends
A summary of contributing factors identified as impediments to fair housing in Solvang are discussed in detail below.
The AI identified the following trends specific to Solvang that may contribute to impediments to fair housing:
• High old-age dependency ratio (high ratio of residents aged 65 and older compared to residents aged 16 through 64);
• Solvang had one of the highest percentages of residents living with a disability (12 percent) in the County; • Large increase in median household income between 2010 and 2017 (increase of 20 percent) which could indicate risk of displacement;
• Significant increase in the percent of residents below the poverty line, from 6 percent in 2010 to 15 percent in 2017;
• High rates of cost burden, especially among renters (49 percent of renters paid 30 percent or more of their income on rent);
• Thirty (30) percent increase in median rent costs between 2010 and 2017; Commented [LT3]: This does not sound right. Asians
historically have higher incomes ...maybe this should
say new immigrants and first generation Asian and
Hispanics …..
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Fair Housing Resources and Analysis
Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity relates to the ability of a local jurisdiction and fair housing entities to disseminate information related to fair housing and provide outreach and education to assure community members are informed of fair housing laws and tenants’ rights. In addition, enforcement and outreach capacity includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.
Regional Trends
Table 2 below includes a list of key regional stakeholders in Santa Barbara County who conduct fair housing assistance outreach. These organizations collaborate with local governments to address housing and community needs and provide the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Home seeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
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Table 2 Organizations Active in Santa Barbara County
Organization Activities and Capacity
Santa Barbara County: Housing and Community Development Division
Preparation of Consolidated Plan
Housing Authority of the County of Santa Barbara Rental assistance and affordable housing production and preservation
Santa Barbara Community Housing Corporation Affordable housing services including preservation and production
People’s Self-Help Housing Corporation Affordable housing services and production Community Partners in Caring Senior support services for independent living Independent Living Resource Center, Inc. Housing for persons with disabilities Domestic Violence Solutions for Santa Barbara County Housing services for children, victims of domestic violence, and homeless
People Assisting the Homeless (PATH) Housing support services Habitat for Humanity of Southern Santa Barbara Housing support services Women’s Economic Ventures Economic empowerment for Women Just Communities Inclusionary and racial justice education and leadership United Way, Home for Good Homelessness services and advocacy Source: Santa Barbara Consolidated Plan, 2024
Fair Housing Enforcement
HUD maintains a record of all housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. From 2015 to 2019, 56 fair housing complaints in Santa Barbara County were filed with HUD. Nearly 57 percent of complaints filed were from residents of the City of Santa Barbara. Lompoc and Goleta filed a fair number of complaints after the City of Santa Barbara. Overall, disability-related discrimination was the most commonly reported—comprising 46 percent of all cases.
Complaints concerning familial status (26 percent), retaliation (10 percent), race (7 percent), national origin (6 percent), sex (6 percent) were also regularly reported. Half of all complaints filed (55 percent or 31 cases) were deemed to have no cause and another 23 percent (13 cases) were conciliated or settled.
Fair housing testing was conducted in the County with a total of 118 sites tested for familial status, race, and disability (reasonable accommodation). Disparate treatment was found at 16 sites for all variables: five cases for familial status, six cases for race, and five cases for disability.
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Local Trends
The City of Solvang has a long history of communicating and collaborating with other governmental and nongovernmental agencies to address housing, health, and other related issues. The City participates in the HOME Consortium. According to HOME Consortium, there were no official housing complaints between from 2015 to 2019.
However, this does not mean residents were experiencing no fair housing or discrimination issues.
The HOME Consortium partners with the City and other participating jurisdictions to address fair housing issues throughout the region. The HOME Consortium contracts with the Legal Aid Foundation of Santa Barbara County to provide legal advice and information on landlord/tenant rights and responsibilities, training to property managers and tenants, and monitor and report on fair housing issues. The City’s website also provides information on fair housing rights and how to issue a complaint to HUD.
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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.
To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the 2015 – 2019 ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies.
Race and Ethnicity
Regional Trends
Regionally, the more urbanized areas located in the western part of Santa Barbara County contain populations with at least 40 percent non-White residents, as demonstrated in the geographic depiction of 2015-2019 ACS data shown in Figure 1. Comparatively, the urbanized areas located in the southern part of the county contain a higher percentage of White residents. Most of the county is predominantly White, except for census tracts within and to the west of the cities of Guadalupe and Santa Maria and census tracts within the cities of Lompoc, Goleta, Santa Barbara, and Carpinteria, which are predominantly Hispanic, as shown in Figure 2.
HUD utilizes the racial/ethnic dissimilarity index as a measure of segregation. The racial/ethnic dissimilarity index represents the extent of which any two racial/ethnic groups differ across a defined geographical area. The index ranges from 0-100, where 0 represents perfect integration between the two racial/ethnic groups and 100 representing perfect segregation. An index value below 40 is generally considered low segregation, a value between 40 and 54 is considered a moderate level of segregation, and a value above 55 is a high level of segregation. Racial/ethnic segregation in Santa Barbara County increased between 2010 and 2019. Table 3 shows racial/ethnic segregation in Santa Barbara County using the dissimilarity index using data from HUD’s AFFH mapping tool. Black and Asian/Pacific Islander residents are the most segregated in the county compared to other racial and ethnic groups. Segregation between Black and White residents is moderate, since the racial dissimilarity index score is between 40 and 54 for 2019. Segregation between Non-White and White residents, between Hispanic and White residents, and between Asian/Pacific Islander and White residents is considered low, since their racial dissimilarity index scores are below 40 for 2019. Increasing rates of segregation could be attributed to greater concentrations of Black and Asian residents in urban areas due to the presence of services and lower housing costs in urban centers. In addition, wealthier, White residents could afford to move away from urban centers to the outlying areas of cities and rural parts of the county. 486
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Table 3 Racial/Ethnic Dissimilarity Trends (Santa Barbara County) Racial/Ethnic
Dissimilarity Index
1990 2000 2010 2019
Non-White/White 24.05 24.48 22.10 28.93
Black/White 49.03 38.24 33.75 41.95
Hispanic/White 24.03 28.85 24.25 31.11
Asian or Pacific
Islander/White
31.91 29.03 29.17 35.82
Source: Affirmatively Furthering Fair Housing Mapping Tool – Table 3, Version AFFHT0006, 2022 It is also important to see if race and ethnic groups are also related to concentrated poverty and poor housing stock to identify potential inequities that may be a result of discriminatory housing policies or other barriers to affordable housing. In the Consortium, Native Americans/Alaskan Natives and Black and African Americans have the highest poverty rates, followed by Black or African American, then Hispanic population as seen in Table 4Error! Reference source not found.. In areas of predominantly White groups, the poverty trends are less. In comparison to the State, the region makes up about 74 percent White population versus 61 percent of the state, as seen in Table 5. Hispanics make up the largest racial group following White population, with a total of 46 percent Hispanic population in the Consortium, compared to just 39 percent total in the state of California.
Commented [LT4]: Need to fix this
Commented [LT5R4]: What region is this sentence
referring to .
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Table 4 Poverty and Racial/Ethnic Composition
Race/Ethnicity Santa Barbara County California (state)
# in Poverty % in Poverty # in Poverty % in Poverty
Consortium 51,861 15.9% 5,773,408 15.1%
White 36,393 14.8% 3,183,011 13.7%
Black or African American 1,303 21.1% 502,610 23.2%
Am. Indian/Alaska Native 649 22.3% 62,078 21.9%
Asian 3,096 18.8% 607,792 11.2%
N. Hawaiian/Other Pacific Islander 7 1.4% 21,470 14.5%
Some other race 8,331 21.0% 1,141,471 21.8%
Two or more races 2,082 14.4% 254,976 14.3%
Hispanic 29,674 19.5% 3,052,999 20.6%
Data note: “# in poverty” is the estimate of people in poverty in race/ethnicity group and “% in poverty” is the percent of the persons in poverty in the race/ethnicity group.
Source: 2013-2017 American Community Survey 5-Year Estimates Source: 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing Commented [LT6]: This math does not add up … do
people say they are of to wo or three different ethic
groups.
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Figure 1 Percent of Total Non-White Population (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 2 Santa Barbara Predominant Race (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Table 5 Racial and Ethnic Composition
Race Consortium California (state)
Estimate % of Total Estimate % of Total
White 330,827 74.1% 23,607,242 60.6%
Black or African American 8,307 2.0% 2,263,222 5.8%
Am. Indian/Alaska Native 3,869 .9% 292,018 0.7%
Asian 23,927 5.8% 5,503,672 14.1%
N. Hawaiian/Other PI 732 0.2% 152,027 0.4%
Some other race 55,909 12.7% 5,329,952 13.7%
Two or more races 19,425 4.6% 1,834,714 4.7%
Hispanic 198,556 46.0% 15,105,860 38.8%
Source: 2013-2017 American Community Survey 5-Year Estimates, 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
Local Trends
The City of Solvang is predominantly and sizably White, as seen in Figure 3, with the southern area in the city predominantly White. When compared to the Consortium, the City of Solvang is approximately 89 percent White compared to 74 percent of the Consortium, based on the 2013-2017 ACS estimates shown in Table 6. Figure 4 shows the level of diversity in the population in Solvang by Census block group data, showing the areas with the most diversity west of Alisal Road and north and south of Mission Drive in the center of the city. The northern area has the least diversity in the city.
As shown in Figure 3, the southern part of the city had a predominant majority of White residents. This part of the city consists of the Alisal Golf Course and Alisal Ranch, as well as low density single-family housing, while other parts of the city have a greater diversity of land uses and a mix of housing types and density. Additionally, the southern part of the city is part of a large census tract that primarily includes unincorporated parts of the county. The unincorporated areas and the southern part of Solvang are accounted for in the analysis of racial/ethnic diversity. Rural areas of the county tend to have less racial/ethnic diversity.
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Figure 3 Predominant Population – White (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 4 Racial Demographics (Solvang)
Source: AFFH Data Viewer, 2022
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Table 6 Racial and Ethnic Composition in Consortium by Percentage of Population Member
Cities White
Black or
African
American
American
Indian/Alaska
Native Asian
Native
Hawaiian/
Other
Pacific
Some
Other
Race
Two
or
More
Races
Hispanic
Ethnicity
Buellton 85.8 2.7 0.7 0.4 0.0 6.1 4.2 29.4
Carpinteria 73.3 0.4 0.9 3.8 0.0 18.6 3.0 45.1
Goleta 69.1 1.9 0.6 8.7 0.1 14.5 5.1 36.4
Lompoc 64.4 5.1 1.9 3.3 0.3 17.6 7.4 56.7
Santa
Maria
73.4 1.3 0.4 5.2 0.1 16.7 2.8 74.6
Solvang 88.8 0.0 0.3 1.8 0.0 6.5 2.7 27.1
Source: American Community Survey 2015-2019 Estimates, 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
Persons with Disabilities
For persons with disabilities, fair housing choice and access to opportunity includes access to housing in the most integrated setting appropriate to an individual’s special needs and disability-related services as required under federal civil rights law. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice without the presence of housing units with these accessibility features.1
High spatial segregation of persons with disabilities may indicate fair housing issues related to not only physical needs, but also economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureaudesignated poverty line, which is 14.5 percentage points higher than people without a disability.2 Persons with disabilities may be more reliant than persons without disabilities on fixed incomes or access to public transit. In addition to having to overcome barriers such as housing discrimination and accessible housing units, people with disabilities are typically on a fixed income and as a result, will often face financial hardships at higher rates when compared to the average person.
Regional Trends
According to 2015-2019 ACS estimates, approximately 10 percent of Santa Barbara residents had one or more disabilities. An estimated 9.4 percent of the total population of the Consortium (32,314 1 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 2 The Rehabilitation Research and Training Center on Disability Statistics and Demographics 2020. https://disabilitycompendium.org/annualreport
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residents) had a disability of some sort, leaving a large portion of the population out of reach for accessible and affordable housing. Figure 5 shows the spatial distribution of residents living with one or more disabilities across the county. Communities in the central region of the county such as Lompoc, Orcutt, and eastern Santa Maria and some coastal areas in Goleta and Santa Barbara were estimated to have a larger share of residents with disabilities compared to western coastal areas and central southern areas of Santa Ynez. Among those with disabilities, it is also typical across the County and State for those with disabilities to have other constraints. Most tend to be elderly, where roughly half of those with disabilities in the Consortium are 75 years and over, and 21 percent is 65 to 74 years (Table 7). In addition to that, minority groups also experience higher rates of disability across the board, as seen in Table 8.
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Figure 5 Persons with Disabilities (Santa Barbara County) Source: AFFH Data Viewer 2022
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Table 7 Disability and Age (Santa Barbara County and Solvang) Santa Barbara County Solvang
With a Disability % of Age Group With a Disability % of Age Group Persons with a
disability 43,333 9.9% 602 10.6%
Under 5 Years 120 0.4% 7 3.5%
5 to 17 Years 2,770 3.9% 0 0.0%
18 to 34 Years 5,926 4.7% 25 2.4%
35 to 64 Years 14,188 9.6% 123 5.6%
65 to 74 Years 7,014 20.2% 141 22.7%
75 Years and Over 13,315 46.4% 306 50.1%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table S1810, 2015-2019 Estimates Table 8 Disabilities among Racial and Ethnic Groups by Percentage of Population Member
Cities White
Black or
African
American
American
Indian/Alaska
Native Asian
Native
Hawaiian/
Other
Pacific
Some
Other
Race
Two
or
More
Races
Hispanic
Ethnicity
Buellton 9.7 0.0 0.0 0.0 - 12.3 6.5 49.0
Carpinteria 11.6 12.3 16.0 3.8 0.0 18.6 3.0 45.1
Goleta 10.7 5.9 0.0 2.6 53.3 2.6 4.6 5.4
Lompoc 12.7 17.6 19.4 7.2 27.4 7.0 11.0 7.4
Santa
Maria
9.5 15.9 21.1 9.9 15.4 5.1 9.6 5.7
Solvang 12.8 - 0.0 0.0 - 0.0 11.3 5.4
Source: American Community Survey 5-Year Estimates 2019, 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing
Local Trends
According to the AI, Solvang is among the top 3 jurisdictions for disability rates throughout the Consortium. ACS 2015-2019 estimates show a total of 602 persons with disabilities reside within the City of Solvang, which is approximately 10.6 percent of the population. A high percentage of those with disabilities are elderly. Approximately 36.3 percent of Solvang residents over the age of 65 have one or more disabilities. Feedback from the City’s Fair Housing Survey identified a need for ADA compliant 497
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housing to accommodate older residents with disabilities. Figure 6 depicts the percentage and even distribution of the population with a disability residing in the city. Throughout the city, there are no areas have a concentration of residents living with a disability. 498
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Figure 6 Population with a Disability (City of Solvang) Source: AFFH Data Viewer, 2022
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Familial Status
According to the Fair Housing Act, 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 marital status of the head of households. Protections to this class is an important requirement in addressing income disparities and economic outcomes for families, especially for households with children, as research shows higher housing discrimination when compared to households without children. HUD provides examples of familial discrimination as (a) refusing to rent to families with children; (b) evicting families once a child joins the family through, e.g., birth, adoption, custody; (c) requiring families with children to live on specific floors or in specific buildings or areas; (d) imposing overly restrictive rules about children’s use of the common areas (e.g., pools, hallways, open spaces); and I advertising that prohibits children.3 Single-parent households are protected by Government Code Section 65583(a)(7). Because of their relatively lower incomes and higher living expenses, single-parent households can have limited options for affordable, decent, and safe housing. As a result, single parents among the groups most at risk of experiencing poverty.
In addition to barriers to fair housing for single-parent households, large families (defined as families with 5 or more persons) can also experience housing discrimination as property owners impose occupancy limitations that can preclude large families with children. HUD data shows that familial status discrimination ranks third in discrimination of protected classes, behind discrimination due to disability and race.4
Regional Trends
According to the AI, familial status was second most common fair housing complaint in the County of Santa Barbara. According to 2015-2019 estimates, Santa Barbara County had a total of 145,856 households. Households with children present comprised approximately 29 percent (41,957) of the total households in the county. Tenure by household type and presence of children is shown in Table
9. High percentages of children living in a female headed household or single parent households reside in areas with higher concentrations of predominantly non-White communities. This includes cities in the northwest and southeast regions, including Santa Maria, Lompoc, Goleta, and Santa Barbara. Figure 8 shows that areas of the county with a higher percentage of children living in female single-parent households were located in more urban areas, in and surrounding the cities of Santa Maria, Lompoc, Solvang, Goleta, and Santa Barbara. Female single-parent households are often living on a single income. Therefore, urban areas which typically have lower housing costs and greater access to services like childcare generally have a higher percentage of female single-parent households.
As shown in Figure 9, areas with the highest percentage of adults living with a spouse were located along the coast, in western and southern parts of the county. Areas with the lowest percentage of adults living with a spouse were located in more urban areas, particularly in the cities of Santa Maria, Lompoc, Goleta, Isla Vista, and Santa Barbara. Isla Vista is located in proximity to the University of 3 U.S. Department of Housing and Urban Development.
https://www.hud.gov/program_offices/fair_housing_equal_opp/discrimination_against_families_children#_ Who_Is_Protected?
4U.S. Department of Housing and Urban Development. “Annual Report on Fair Housing FY 2017.” 500
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California, Santa Barbara which would account for the low percentage of adults living with a spouse.
Figure 10 shows the percentage of adults living alone was highest in the cities of Lompoc and Santa Barbara. This could be due to the lower cost of housing and greater access to jobs in urban areas. 501
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Figure 7 shows that concentrated areas in the cities of Lompoc and Goleta include almost 40-80 percent of children living a single or female household.
Table 9 Tenure by Household Type and Presence of Children (Santa Barbara County) Household Type Owner-Occupied
Percent OwnerOccupied Renter-OccupiedPercent RenterOccupied Married-couple family, with
Children Present
14,947 19.8% 14,680 21.2%
Single-Parent, Male
householder, no
spouse/partner present
1,075 1.4% 2,884 4.2%
Single-Parent, Female
householder, no
spouse/partner present
1,659 2.2% 7,150 10.3%
Total Households with
Children Present
17,681 23.4% 24,714 35.7%
Total Households 75,640 69,322
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.
Figure 8 shows that areas of the county with a higher percentage of children living in female singleparent households were located in more urban areas, in and surrounding the cities of Santa Maria, Lompoc, Solvang, Goleta, and Santa Barbara. Female single-parent households are often living on a single income. Therefore, urban areas which typically have lower housing costs and greater access to services like childcare generally have a higher percentage of female single-parent households.
As shown in Figure 9, areas with the highest percentage of adults living with a spouse were located along the coast, in western and southern parts of the county. Areas with the lowest percentage of adults living with a spouse were located in more urban areas, particularly in the cities of Santa Maria, Lompoc, Goleta, Isla Vista, and Santa Barbara. Isla Vista is located in proximity to the University of California, Santa Barbara which would account for the low percentage of adults living with a spouse.
Figure 10 shows the percentage of adults living alone was highest in the cities of Lompoc and Santa Barbara. This could be due to the lower cost of housing and greater access to jobs in urban areas. 502
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Figure 7 Children in Married – Couple Households (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 8 Female Headed Households with Children, No Spouse/Partner Present (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 9 Population of Adults Living with Spouse/Partner (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 10 Population of Adults Living Alone (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
According to 2015-2019 ACS estimates, Solvang had a total of 2,364 households. Households with children present comprised 30 percent (709) of the total households in the county. Tenure by household type and presence of children is shown in Table 10. In Solvang, around 9.2 percent of children live in a single-parent, female household. Figure 11 shows the distribution of single-parent, female headed households, the highest concentration of which are located in the central areas of the city. Families, particularly female-headed families, are disproportionately affected by poverty. Children living in married-couple households are evenly distributed throughout the city, with 40 to 60 percent of children living in married-couple households, as seen in Figure 12. Additional analysis regarding household characteristics for Solvang is included in the Housing Needs Assessment.
Table 10 Tenure by Household Type and Presence of Children (Solvang) Household Type
OwnerOccupiedPercent OwnerOccupiedRenterOccupiedPercent RenterOccupied Married-couple family, with
Children Present
289 20.0% 115 12.5%
Single-Parent, Male householder,
no spouse/partner present
6 0.4% 81 8.8%
Single-Parent, Female
householder, no spouse/partner
present
59 4.1% 159 17.3%
Total Households with Children
Present
354 24.5% 355 38.6%
Total Households 1,445 919
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates. 507
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Figure 11 Female Headed Households with Children, No Spouse/Partner Present (Solvang) Source: AFFH Data Viewer, 2022
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Figure 12 Children in Married – Couple Households (Solvang) Source: AFFH Data Viewer, 2022
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Household Income
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines a LMI area as a census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the area median income (AMI)). Household income is directly connected to the ability to afford housing. Higher income households are more likely to own rather than rent housing. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases.
Regional Trends
According to 2015-2019 ACS estimates shown in Table 11, Santa Barbara County had a median household income of $74,624. Figure 13 provides median household income data by block group for Santa Barbara County. LMI areas are concentrated throughout the northwestern, central inland and coastal southern areas of the county as seen in Figure 13. In the northwestern county area, LMI areas are highly concentrated in parts of Santa Maria and Lompoc. In the central inland area, concentrations can be seen in Solvang and Buellton. In the southern coastal portion of the county, clusters of LMI areas are seen in the City of Goleta, the City of Santa Barbara, and in some parts of the City of Carpinteria. Households that earn less annually, are typically concentrated within city limits in urban areas, versus rural fringe areas.
Higher income households make up much of the central coastal and inland areas with much of the population earning greater than $125,000 per household annually, exceeding the HCD 2020 State median income (Figure 14). Surrounding areas earn over $87,100 per household annually, which meets the HCD 2020 State median income. Data shown in Figure 14 is represented by block group, and groups meeting or exceeding the state median income are mostly present throughout the City of Santa Barbara, northern Carpinteria, and outer edges of Santa Maria, Lompoc, and Goleta. Higher earners are typically located in rural or fringe areas, and rarely in the city centers. 510
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Figure 13 Lower- and Moderate- Income Areas ( Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 14 Household Income (Santa Babara County)
Source: AFFH Data Viewer, 2022
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Table 11 Median Household Income in Consortium Region
Municipalities 2010 2017 Percent Change 2010-
2017
Unincorporated Santa
Barbara County
$60,078 $68,023 13.2%
Buellton $63,988 $77,462 21.0%
Carpinteria $63,834 $69,834 9.4%
Goleta $67,895 $87,068 28.0%
Lompoc $46,932 $49,074 4.6%
Santa Maria $50,208 $55,485 10.5%
Solvang $61,289 $73,373 19.7%
California $60,883 $67,169 10.3%
Source: 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing Local Trends
According to 2015-2019 ACS estimates, Solvang had a median household income of $83,431 in 2019.
Solvang’s median household income is higher than the county’s median income and is increasing by almost double the rate of surrounding cities with the exception of Buellton and Goleta (Table 11). As shown in Table 12, between 2014 and 2018, approximately 68 percent of Solvang households were considered moderate or above-moderate income, while 32 percent of households were considered lower income.
Table 12 Households by Income Category (2014-2018)
Income Category (% of County AMI) Households Percent
Extremely Low (30% AMI or less) 260 11%
Very Low (31 to 50% AMI) 145 6%
Low (51 to 80% AMI) 350 15%
Moderate (81 to 100% AMI) 195 8%
Above-Moderate (over 100% AMI) 1,415 60%
Total 2,365 100%
Source: Department of Housing and Urban Development (HUD); Comprehensive Housing Affordability Strategy (CHAS), 2014-2018.
As depicted in Figure 15, lower- and moderate-income households are located mostly in the southern area of the city, south of the Santa Ynez River. In this area, between 50 and 75 percent of the population 513
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was comprised of LMI residents. However, this area is predominantly composed of the Alisal Ranch and golf course, a resort and vacation destination, and surrounded by large-lot single-family homes.
Therefore, the limited residents in this southern area of the city are likely not LMI households. Further north, the percentage of LMI populations decreases, with the northern area of the city having the least concentrated LMI. Median household income is also greater in the northern area of the city, where median income exceeds $125,000 annually, compared to central and southern areas of the city, as seen in Figure 16.
By HUD’s definition, households paying more than 30 percent of their monthly household income is cost burdened. According to the AI, renters are by far the most cost burdened group in the consortium.
As seen in Table 13Error! Reference source not found., renters in Solvang earn substantially less in median household income when compared to homeowners. Stakeholders and focus group respondents from community outreach note that rents continue to rise and exceed this figure.
Table 13 Housing Tenure and Median Household Income
Occupied Housing
Units Percent Occupied
Median Household
Income
Owner-occupied 1,482 62.3% 118,483
Renter-occupied 898 37.7% 63,889
Total 2,380 100.0% 83,431
Source: American Community Survey 5-Year Estimates 2019, 2019 Inflation-adjusted dollars Commented [LT7]: Correct this note
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Figure 15 Low to Moderate Income Population (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 16 Median Household Income
Source: AFFH Data Viewer, 2022
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Racially and Ethnically Concentrated
Areas of Poverty
To assist communities in identifying racially and ethnically concentrated areas of poverty (also known as R/ECAPs), HUD developed a definition that relies on a racial and ethnic concentration threshold, as well as a poverty test. For an area to be identified as having a racial and ethnic concentration, the threshold is that a R/ECAP have a non-White population of 50 percent or more, within metropolitan or micropolitan areas. In locations outside these areas, where the non-White populations are likely to be much smaller than 50 percent, the threshold is set at 20 percent. The poverty test defines areas of “extreme poverty” as those where 40 percent or more of the population lives at or below the federal poverty line, or those where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets either the racial or ethnic concentration and also meets the poverty test would be considered a R/ECAP.
Historical discriminatory policies have resulted in neighborhoods with concentrated poverty and poor housing stock, and despite decades long fair housing policy, many neighborhoods have not yet transformed from racially and ethnically concentrated areas to areas of opportunity. Areas with higher concentrations of poverty can be indicative of discriminatory housing policies and other barriers to affordable housing.
Poverty and Segregation
Regional Trends
In Santa Barbara County, there are no R/ECAPs. However, there are areas with concentrated poverty in the cities of Santa Maria, Lompoc, Isla Vista, Goleta, and Santa Barbara, as depicted in Figure 17. In addition, there is one census tract in the City of Lompoc that is identified by TCAC as an area of high segregation and poverty, shown in Figure 18. According to the AI, three cities (Buellton, Carpinteria, and Goleta) experienced a decrease in poverty between 2010 and 2017. The overall county and cities of Lompoc, Santa Maria, and Solvang had an increase in poverty between 2010 and 2017. Solvang had the highest increase in poverty, with a 145 percent increase from 2010 to 2017Error! Reference source not found..
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Figure 17 Concentrated Areas of Poverty (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 18 Areas of High Segregation and Poverty (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Solvang does not have any R/ECAPs. As shown in Figure 19, Solvang does not have any concentrated areas of poverty. Poverty rates are consistent throughout the city, with less than 10 percent of the population living below the poverty level. Figure 20 shows neighborhood segregation in Lompoc using data from UC Berkeley’s Urban Displacement Project (UDP). According to the UDP, the racial/ethnic composition varies throughout the City. The predominant racial/ethnic composition in the northern part of the city is a mix of Latinx/White. The predominant racial/ethnic composition in the southern part of the city is a 3-part mix of Latinx/White/Other. When compared to other jurisdictions in the County, Solvang has experienced the largest poverty percent change from 6 percent in 2010 to 15 percent in 2017, totaling a 145 percent change from 2010 to 2017. Increasing poverty rates in the city could be attributed to the growing senior population. Seniors are often living on a fixed income, such as Social Security, which often is much lower than the area median income.
Commented [LT8]: Why using Latinx as this is not
universally accepted term.
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Figure 19 Poverty Status (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 20 Neighborhood Segregation (Solvang)
Source: AFFH Data Viewer, 2022
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Concentrated Areas of Affluence
While racially R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. HCD defines an RCAA as a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000.5
Regional Trends
According to the AI, median household income in Santa Barbara County ($68,023) is comparable to that of California ($67,169). However, median household income varies widely among the cities within the County. For example, Lompoc ($49,074) and Santa Maria ($55,485) have much lower median household incomes compared to cities such as Goleta ($87,068), Buellton ($77,462) and Solvang ($73,373) which have higher median household incomes. Cities like Carpinteria ($69,834) are more comparable to the MHI of the county and state. Figure 21 highlights the predominantly White census tracts within Santa Barbara County which are concentrated in the central and southeast areas along the coast in areas such as Santa Ynez, portions of Solvang and Buellton, Goleta, Montecito, and Carpinteria. Generally, these predominantly White areas are associated with areas of high median income as seen in Figure 16.
There are several RCAAs within Santa Barbara County located in and around the cities of Goleta and Santa Barbara. These areas are predominantly White and have high median incomes. Figure 22 shows the RCAAs within Santa Barbara County. Areas with the highest concentration of White residents are generally located north of the City of Solvang as well as areas in and around the cities of Goleta and Santa Barbara. This corresponds with the areas that have the highest median incomes in the county.
Areas with a lower concentration of White residents are generally located in and near the cities of Guadalupe, Santa Maria, and Lompoc.
5 HCD. April 2021. AFFH Guidance for all Public Entities and for Housing Elements. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf Commented [LT9]: figure 16 states that the 2020
medium income is $87,1000. what and why is there a
difference ?
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Figure 21 Predominant White Population (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 22 Concentrated Areas of Affluence (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Median Household Income in Solvang is comparable to higher Median Household Incomes in the County. While there are no RCAAs areas in Solvang, low density residential zoning correlates with predominant White populations and populations with higher median income. Racial/ethnic diversity is highest in the middle of Solvang, where higher density residential land uses are prevalent (Figure 4) compared to areas in the north with larger, more rural lots.
Areas with higher median incomes are associated with a larger proportion of White residents compared to census tracts with lower median incomes. The northern area of the city has the highest median income and the lowest percentage of non-White residents in the city, as shown in Figure 23. 526
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Figure 23 Percent Total Non-White Population and Median Income (Solvang) Source: AFFH Data Viewer, 2022
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Disparities in Access to Opportunity
Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity often means both improving the quality of life for residents of low income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses access to education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).
Transit Access and Walkability
Access to public transit is of paramount importance to households affected by low incomes and rising housing prices. Public transit should strive to link lower income persons, who are often transit dependent, to major employers where job opportunities exist. Access to employment via public transportation can reduce welfare usage and increase housing mobility, which enables residents to locate housing outside of traditionally low income neighborhoods.6 The lack of a relationship between public transit, employment opportunities, and affordable housing may impede fair housing choice.
Persons who depend on public transit may have limited choices regarding places to live.
Regional Trends
AllTransit is an online database that provides details on transit opportunity throughout the United States. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. Performance score explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The data is scored from 1-9. According to AllTransit, cities with the lowest performance scores in Santa Barbara County were Buellton (1.2), Solvang (1.2), Lompoc (3.2), and Santa Maria (4.3). Overall, low scores were generated from a low number of transit routes within a half mile paired with a low number of jobs accessible. Carpinteria (6.3), the City of Santa Barbara (6.4), and Goleta (5.4), scored a moderate combination of trips per week enabling a moderate number of people to take transit to work.
Figure 24 shows the region’s transit system which provides services to the majority of the populated areas. The Santa Barbara Metropolitan Transit District provides services for the entirety of urbanized areas in the south coast. In the north coast, four different service providers connect the subregion. The northern and southern regions are connected by the Clean Air Express commuter services. This connection is critical as there is a greater diversity and number of jobs in the south coast. An expensive housing market in the south coast leaves many seeking housing on the north coast, where housing is more affordable.
6 Ong, Paul and Evelyn Blumenberg, “Job Accessibility and Welfare Usage: Evidence from Los Angeles”. UCLA Department of Policy Studies, (1998).
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However, having regional access to jobs by means of public transit does not necessarily translate into stable employment. Low-income workers, especially female heads of household with children, have unique travel patterns that may prevent them from obtaining work far from home, regardless of access to public transit. Women in general are disproportionately responsible for household-supporting activities such as trips to grocery stores or accompanying young children to and from schools.
Local Trends
Solvang has an AllTransit performance score of 1.2, with approximately 1.0 percent of commuters using transit. This score is lower than Santa Barbara County, which has a performance score of 8.8.
Walk Score is a tool that produces a walkability index by assigning a numerical walkability score to cities and neighborhoods. Walkability is measured by analyzing population density, distance to amenities, and road metrics such as block length and intersection density. Solvang has a walk score of 19 out of 100, which means the city is considered car dependent and almost all errands require a car.
Santa Ynez Valley Transit provides bus service in the Santa Ynez Valley, and the City of Solvang is the service administrator for the joint powers authority. Santa Ynez Valley Transit has two fixed-routes and Dial-A-Ride services for seniors and Americans with Disabilities Act (ADA) certified patrons. The fixedroute service provides connections between Buellton, Solvang, Santa Ynez, and Los Olivos. Riders are provided a demand response (Dial-A-Ride) service on Sundays, and service from Monday through Saturday between 7:00 AM and 7:00 PM. The City of Lompoc provides a Wine Country Express, servicing Solvang each weekday with three trips throughout the day. Additionally, Amtrak has bus stops in Solvang for regional connection.
Based on the Santa Barbara County Association of Governments, the highest percentage of transit dependent people are those over the age of 65. Solvang contains double the percentage of elderly transit dependent people (21 percent) to other northern county cities (10 percent). Feedback from the City’s Fair Housing Survey identified the importance of public transportation to commercial centers for seniors who may not be able to drive. Other transit dependent people in the area are those aged under
14. Where 17 percent of the population is transit dependent. 529
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Figure 24 Public Transit and Affordable Housing (Santa Barbara County) Source: SBCAG Connected 2050 RTP-SCS
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Access to Education
Educational attainment is directly linked to housing opportunities. TCAC education domain scores measure educational outcomes using math and reading proficiency (the percentage of 4th graders who met or exceed math proficiency standards), high school graduation rates (the percentage of high school cohorts that graduate on time) and student poverty indicators (the percent of students not receiving free or reduced-priced lunch). The TCAC education domain scores are derived from 2018- 2019 Department of Education data. This analysis incorporates demographic and socio-economic measures to spatially evaluate access to educational opportunities at the census tract level.
Regional Trends
An overview of education outcomes across Santa Barbara County is illustrated in Figure 25. Positive education outcomes are common through the central and southeastern coastal areas of Santa Barbara County and lower education outcomes are prevalent in the northwest portion of the county. The areas with the highest educational scores correlate to areas with predominantly White populations, such as areas like Buellton, Solvang, Santa Ynez, Goleta, Montecito, and areas of Orcutt (Figure 21). Areas with lower education outcomes correspond with areas with higher concentrations of poverty (Figure 17) and higher concentrations of low- and moderate income households (Figure 13) such as neighborhoods in Santa Maria and Lompoc.
Local Trends
Solvang is served by the Solvang School District, Ballard School District, and Santa Ynez Union High School District. The Solvang School District consists of one school, Solvang Elementary, which serves grades K-8 and has a student enrollment of approximately 600 students.7 A small portion of the northern area of Solvang is located within the Ballard School District, which consists of one school, Ballard Elementary, for students K-6.8 Santa Ynez Union High School District consists of two schools, Refugio High and Santa Ynez Valley Union high, with a total student population of about 8649.
Figure 26 shows Solvang’s TCAC scores related to access to education on a census tract level. Tracts in the northern portion of the city tend to have more positive education outcomes, while tracts in the middle and southern portion have slightly less of a positive education outcome. 7 National center for Education Statistics
https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=0637110 8 http://www.ed-data.org/district/Santa-Barbara/Santa-Ynez-Valley-Union-High 9 National center for Education Statistics
https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=0635850 Commented [LT10]: Have you contacted the school
district for current enrollment and capacity . What
about the high school district and capacity?
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Figure 25 TCAC Opportunity Areas – Education (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Figure 26 TCAC Opportunity Areas – Education (Solvang)
Source: AFFH Data Viewer, 2022
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Economic Outcomes
Housing opportunities are directly related to economic outcomes. Access to high-quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS, Metropolitan Transportation Commission’s (MTC) Equity Priority Communities (EPC), and the HUD Jobs Proximity Index.
TCAC economic opportunities are measured by census tract and consider poverty (the percent of the population with an income above 200 percent of the federal poverty line), adult education (the percent of adults with a bachelor’s degree or above), employment (the percent of adults between age 20-64 who are employed in the civilian labor force or armed forces), job proximity (the number of jobs filled with less than a bachelor’s degree that fall within a determined radius), and median home values (the value of owner-occupied units). A higher economic index score reflects more positive economic outcomes. The MTC EPC identifies concentrations of underserved populations in order to direct funding for housing and transportation equity. 10 The HUD Jobs Proximity Index measures the accessibility to job opportunities at the census block group level.
Regional Trends
According to the Regional AI, the unemployment rate of Santa Barbara County is steadily decreasing.
However, this trend assessment was made utilizing pre-COVID data. Since then, the Bureau of Labor Statistics reported in February 2022 that the County’s unemployment rate was 5.7 percent. This is still a downward trend in unemployment from 9 percent levels in 2010. 2015-2019 ACS estimates, show Santa Barbara County had a labor force participation rate of 64.1 percent of persons 16 years and older, which is approximately 0.3 percent higher than the labor force participation rate for the county in 2014.
Figure 27 shows a variety of economic outcomes across Santa Barbara County. Areas with more positive economic outcome scores were identified in the western and southern portions of the county, west of Lompoc and near the cities of Goleta, Santa Barbara, and Carpinteria. Conversely, the cities of Guadalupe, Santa Maria, Lompoc and rural areas in the central and eastern portions of the county had concentrations of census tracts with less positive economic outcomes. Estimates from the California Employment Development Department show that the average salary in Santa Barbara County in 2021 was $64,528. An overview of mean salary by occupation is provided in Table 14.
Table 14 Mean Salary by Occupation (Santa Barbara County) Occupation Average Salary
Management Occupations $128,272
Legal Occupations $124,371
Computer and Mathematical Occupations $111,152
10 MTC 2021. https://mtc.ca.gov/planning/transportation/access-equity-mobility/equity-priority-communities 534
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Healthcare Practitioners and Technical Occupations $112,612 Architecture and Engineering Occupations $108,261
Life, Physical, and Social Science Occupations $83,242
Business and Financial Operations Occupations $86,277
Construction and Extraction Occupations $62,859
Arts, Design, Entertainment, Sports, and Media
Occupations $70,789
Protective Service Occupations $78,664
Educational Instruction and Library Occupations $82,548 Community and Social Service Occupations $63,631
Installation, Maintenance, and Repair Occupations $57,852 Sales and Related Occupations $48,551
Office and Administrative Support Occupations $50,389
Production Occupations $44,787
Transportation and Material Moving Occupations $42,201
Building and Grounds Cleaning and Maintenance
Occupations $40,659
Personal Care and Service Occupations $42,397
Farming, Fishing, and Forestry Occupations $34,257
Healthcare Support Occupations $38,900
Food Preparation and Serving Related Occupations $38,101 All Occupations $64,528
Source: California Employment Development Department, Occupational Wage Data, 2022 535
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Figure 27 TCAC Opportunity Areas – Economic (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Known for its rich culture in Danish tradition and architecture, Solvang is a nationwide tourist destination, providing the residents economic opportunity to offer arts and entertainment for tourists.
The largest occupational category in Solvang is arts/entertainment/recreation, followed by manufacturing. These two categories accounted for just under half of all the jobs in Solvang. According to ACS 2015-2019 estimates, education/health/social services and professional services are the next largest categories, which consist of 11.8 percent and 11.5 percent of all jobs, respectively. In contrast to the county, the smallest occupational category in Solvang is agriculture/forestry/hunting/ fishing/mining. Agriculture/forestry/hunting/fishing/mining is the third largest occupational category in Santa Barbara County, making up approximately, 10.3 percent of all jobs in the county. Table 15 summarizes employment characteristics by industry for Solvang and Santa Barbara County.
The Economic Development Strategic Plan for the City of Solvang, updated in 2016, outlined key initiatives for expanding Solvang’s retail and service economy to create year-round opportunity for retail and hospitality sectors in Solvang. The plan worked to complement Solvang’s commercial character while providing revenue for both Solvang and the Santa Ynez valley through regional attractions such as wine touring, cycling and outdoor recreation. Retail and hospitality jobs generally fall under the sales, food preparation and serving, and building and grounds cleaning and maintenance occupational categories which typically have lower mean annual wages compared to the overall county mean salary.
Commented [LT11]: 2020??
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Table 15 2014-2018 Employment Characteristics (Solvang and Santa Barbara County) Industry 2014-2018 ACS
% of City
Employment
% of County
Employment
Agriculture, forestry, hunting, fishing and hunting,
mining
0.8 10.3
Construction 3.4 6.7
Manufacturing 17.8 8.4
Wholesale Trade 1.7 2.5
Retail Trade 6.0 8.0
Transportation and warehousing, Utilities 1.3 3.6
Information 1.2 2.0
Finance, Insurance, and Real Estate 3.5 5.5
Professional Services 11.5 12.8
Education, health, and social services 11.8 20.9
Arts, entertainment, and recreation 25.0 9.1
Other Services, except Public Administration 10.0 4.8
Public Administration 6.1 5.4
Total 100.0 100.0
Source: California Employment Development Department, Occupational Wage Data, 2022 According to the TCAC opportunity map for economic outcomes, shown in Figure 28, economic outcomes varied across Solvang. Areas with the highest economic outcomes were located in the southern and eastern part of the city. The western and parts of the central area of the city had the lowest economic outcomes. The western part of the city primarily consists of residential development, with very little commercial or other development that provide employment opportunities. The central area of the city located north of Mission Drive consists of residential development that is slightly denser than many other parts of the city.
As shown on Figure 29, access to jobs is highest in the center of Solvang, particularly along Mission Drive. This reflects the arts/entertainments/recreation job availability, as this area is central to the tourist downtown area. The index score of 60-80 is the highest jobs proximity for Solvang, where the very northern and southern portions have a score of 40-60. This is consistent with land uses throughout the city. The northern and west areas of Solvang primarily consist of low density residential development, and the southern area consists of low density residential development, Alisal Golf 538
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Course, and Alisal Ranch. The central area of the city along Mission Drive include uses with greater number of jobs, with a mix of lower and moderate density residential development and commercial, professional-office, and industrial development.
Employment status by disability status estimates is provided in Error! Reference source not found.. A bout 3.6 percent of the total employed, and 0.0 percent of total unemployed population had a disability, according to 2010-2014 ACS estimates. ACS estimates for 2015-2019 show those employed who had a disability increase to about 4.1 percent of total employed population and those unemployed who had a disability increased to 3.9 percent.
Table 16 Employment Status by Disability Status (Solvang) 2010-2014 2015-2019
% of Total
Employed
% of Total
Unemployed
% of Total
Employed
% of Total
Unemployed
No Disability 2,245 (96.4%) 293 (100%) 2,664 (95.9%) 148 (96.1%) With a Disability 84 (3.6%) 0 (0%) 113 (4.1%) 6 (3.9%)
Total 2,329 293 2,777 154
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table C18120 Employment Status by Disability Status, 2010-2014, 2015-2019 Estimates.
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Figure 28 TCAC Opportunity Areas – Economic (Solvang)
Source: AFFH Data Viewer, 2022
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Figure 29 Job Proximity Index (Solvang)
Source: AFFH Data Viewer, 2022
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Healthy Environment
Access to a healthy environment is necessary for the communities found within the city to thrive.
Healthy Environment in AFFH addresses patterns in the disparities found within the different neighborhoods and protected area groups. As previously mentioned, these disparities can vary from air quality, water quality, safe neighborhood, environmental hazards, social services, and cultural institutions. The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution called the California Communities Environmental Health Screening Tool (CalEnviroScreen). High scoring census tracts tend to be more burdened by pollution from multiple sources and are most vulnerable to its effects, taking into account their socioeconomic characteristics and underlying health status.
Regional Trends
The CalEnviroScreen map shows the majority of Santa Barbara County has relatively low overall percentile scores, ranging from 1 to 50. Areas with higher CalEnviroScreen percentile scores, are generally located in urban centers, particularly within the cities of Santa Maria, Lompoc, Goleta, and Santa Barbara. These areas with higher percentile scores correspond with areas that have higher nonWhite populations, higher LMI populations, and higher poverty rates. Figure 30 shows that the Northern region within and west of the city of Santa Maria and parts of the cities of Goleta and Santa Barbara have the highest scores of the region and are most impacted by/vulnerable to pollution. Rural areas of the county generally have low percentile scores. The highest score is shown in the areas of the county west of Santa Maria, which could be explained by the air quality impacts from the coastal dunes and activities occurring there.
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Figure 30 CalEnviroScreen 4.0 Percentile Scores (Santa Barbara Region) Source: CalEnviroScreen 4.0
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Local Trends
Solvang has relatively low CalEnviroScreen percentile scores, ranging from 10 to 20 percent, which indicates a healthier environment compared to 80 to 90 percent of census tracts in the state. Compared to other parts of the county, Solvang has a better CalEnviroScreen percentile score than western and northeastern parts of the county. Figure 31 shows CalEnviroScreen percentile scores for Solvang. The northern census tract in the city scores slightly higher than the southern census tract. CalEnviroScreen states the southern census tract contains or is nearby waterbodies containing nine impairments.
However, this census tract is very large and primarily includes rural areas outside of Solvang, within the unincorporated areas of the county. Therefore, residents within Solvang are not necessarily exposed to contaminated waterbodies.
Solvang’s CalEnviroScreen scores are considered low, and no SB 535 disadvantaged communities are present in the city. Figure 32 shows TCAC environmental scores for Solvang and reinforces CalEnviroScreen data suggesting the northern area has more positive environmental outcomes compared to the southern area. However, when accounting for socioeconomic conditions and the presence sensitive populations, the southern tract has a healthier environmental outcome than the northern tract, as shown in Figure 31.
Commented [LT12]: This line should be bolded as
having a lower scores sounds like Solvang is not
healthy
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Figure 31 CalEnviroScreen 4.0 Percentile Scores (Solvang) Source: CalEnviroScreen 4.0
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Figure 32 TCAC Opportunity Areas – Environment (Solvang) Source: AFFH Data Viewer, 2022
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Disproportionate Housing Needs,
Including Displacement
Disproportionate Housing Needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.
Cost Burden
Cost burden is defined as the proportion of a household’s total gross income spent on housing costs.
Households spending a minimum of 30 percent of their total gross income on housing costs are considered cost burdened, whereas households spending over 50 percent on housing costs are considered severely cost burdened. The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low income households and persons in protected classes typically disproportionately experience housing cost burden.
Regional Trends
According to HUD CHAS 2014 – 2018 estimates, there are a total of 144,960 households throughout the Santa Barbara region. Of this total, about 15 percent of owner-occupied and 25 percent of renteroccupied households are cost burdened, respectively. According to the AI, the general trend shows that rent costs continue to increase. The City of Carpinteria saw the largest increase in average rent costs of 32 percent between 2010 and 2017. Table 17 breaks down costs between unit types in Santa Barbara County.
Table 17 Average Rent for Home or Apartment
Santa
Barbara Buellton
Carpinteria Goleta LompocSanta
Maria Solvang
Average Rent $2,758 $2,529 $3,037 $3,620 $1,797 $1,925 $2,967 Studio Apartment $1,403 $1,290 $1,540 $1,840 $1,260 $1,260 $1,450 1 Bedroom Home
or Apartment
$1,667 $1,540 $1,840 $2,190 $1,480 $1,480 $1,730
2 Bedroom Home
or Apartment
$1,951 $1,800 $2,150 $2,560 $1,730 $1,730 $2,020
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3 Bedroom Home
or Apartment
$2,625 $2,420 $2,890 $3,445 $2,350 $2,350 $2,720
4 Bedroom Home
or Apartment
$3,040 $2,810 $3,350 $3,990 $2,730 $2,730 $3,150
Source: 2020 County of Santa Barbara HOME Consortium Analysis of Impediments to Fair Housing Commented [LT13]: Should these l numbers be updated to 2022 rents.? They have gone up a lot?
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Figure 33 shows overpayment by renters throughout the region. Western and urban areas within the cities of Santa Maria, Lompoc, and Santa Barbara have between 60 and 80 percent of renter households paying 30 percent or more of household income on housing. Isla Vista has the highest percent of overpayment by renters in the county, with over 80 percent of renter households in some areas that are cost burdened, likely tied to the University of California Santa Barbara and the low levels of incomes of students.
Commented [LT14]: Fix page break here.
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Figure 33 Overpayment by Renters (Santa Barbara County) Source: AFFH Data Viewer, 2022
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Local Trends
Housing cost burden affects a substantial portion of households in Solvang, as displayed in 551
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Figure 34. In most of the city, between 40 and 60 percent of renter households are overpaying for housing. The southern part of the city has the rate of lowest cost burden, with 20 to 40 percent of households overpaying for housing. However, most of the area consists of Alisal Ranch and Golf Course and the limited number of housing units in this area consist of large, single-family homes. As seen in Table 18, over half of renters and almost one third of homeowners in Solvang are cost burdened. Lower income households and renters are more likely to experience housing problems, including cost burden than owners or moderate/above-moderate income households.
Table 18 Housing Cost Burden (Solvang)
Household by Tenure,
Income, and Housing
Problem
Renters Owners Total Households
Total Percent Total Percent Total Percent
Extremely Low Income
(0-30% AMI)
115 145 260
With any housing
problem
115 100.0% 115 79.3% 230 88.5%
With cost burden >30% 115 100.0% 115 79.3% 230 88.5%
With cost burden >50% 115 100.0% 115 79.3% 230 88.5%
Very Low Income (31-
50% AMI)
125 45 170
With any housing
problem
115 92.0% 0 0.0% 115 67.7%
With cost burden >30% 110 88.0% 0 0.0% 110 64.7%
With cost burden >50% 30 24.0% 0 0.0% 30 17.7%
Low Income (51-80%
AMI)
510 1,115 1,625
With any housing
problem
200 39.2% 240 21.5% 440 27.1%
With cost burden >30% 120 23.5% 239 21.4% 359 22.1%
With cost burden >50% 0 0.0% 74 6.6% 74 4.6%
Moderate & AboveModerate Income (>80%
AMI)
900 1,480 2,380
With any housing
problem
550 61.1% 445 30.1% 995 41.7%
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With cost burden >30% 465 51.7% 449 30.3% 914 38.4%
With cost burden >50% 250 27.8% 259 17.5% 509 21.4%
Note: Housing Problems: There are four housing problems in the CHAS data: 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. A household is said to have a housing problem if they have any 1 or more of these 4 problems.
Cost burden: Monthly housing costs (including utilities) exceeding 30% of monthly income.
Severe cost burden: Monthly housing costs (including utilities) exceeding 50% of monthly income.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2015-2019 release Commented [LT15]: Are there any 2022 numbers that can be added
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Figure 34 Overpayment of Renters (Solvang)
Source: AFFH Data Viewer, 2022
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Substandard Housing
Housing age can be an important indicator of housing condition in a community. Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood. Many federal and state programs also use the age of housing as a factor in determining housing rehabilitation needs.
Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work, and other repairs.
Regional Trends
As of 2019, approximately 79 percent of all housing units in Santa Barbara County were built before 1990. These older units potentially require minor repairs and modernization improvements. Reflecting the housing boom that occurred during the 1980s, 15 percent of the County’s housing stock was constructed between 1980 and 1989.
Figure 35 Housing Stock Age (2014-2018)
Source: ACS 5-Year Estimates, 2019; Bureau of the Census, American Community Survey, 2014-2018.
Local Trends
In Solvang approximately 80 percent of all housing units were built prior to 1990, which is comparable to Santa Barbara County. Almost half of the city’s housing stock was constructed in the 1970s and 1980s.
Built
2014 or
later
Built
2010 to
2013
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier
Santa Barbara 1.50% 2.00% 7.80% 9.90% 14.90% 18.60% 20.10% 12.80% 3.90% 8.60% Solvang 3.60% 1.30% 4.60% 11% 23% 23.10% 11.10% 12.30% 4.60% 5.50%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
Santa Barbara Solvang
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Table 19 summarizes the availability of plumbing and kitchen facilities for housing units in Solvang. In the past, lack of telephone service was also an indicator of housing conditions. Today, with the widespread availability of cell and internet phone services, many households have chosen not to install land line telephone services, and availability of telephone service is no longer considered an indicator of substandard housing conditions. As shown in Table 19, as little as 1.2 percent of housing lack plumbing and/or kitchen facilities.
Table 19 Substandard Units (2019)
Condition Number Percentage
Lacking complete plumbing facilities 10 <0.0%
Lacking complete kitchen facilities 19 0.8%
Total occupied substandard units 29 1.2%
Total occupied units 2,380
Source: Bureau of the Census, American Community Survey 5-Year Estimates, 2019 Table B25053 and B25049 Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Overcrowding is reflective of various living conditions; some households may not be able to accommodate high-cost burdens for housing but may instead accept smaller housing or reside with other individuals or families in the same home.
Potential fair housing issues emerge if non-traditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding is reflective of various living situations:
(1) a family lives in a home that is too small; (2) a family chooses to house extended family members; or (3) unrelated individuals or families are doubling up to afford housing. However, cultural differences also contribute to the overcrowded conditions since some cultures tend to have a larger household size than others due to the preference of living with extended family members.
Not only is overcrowding a potential fair housing concern, but it can also potentially strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes. As a result, some landlords or apartment managers may be more hesitant to rent to larger families, thus making access to adequate housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with higher proportion of overcrowding.
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Regional Trends
According to the 2015-2019 5-Year ACS estimates, 13.1 percent of households are overcrowded, and
6.3 percent of households are severely overcrowded throughout the county. Table 20 compares the levels of overcrowding of renters and owners in Solvang and Santa Barbara County. A higher proportion of renter households compared to owner households experienced overcrowding.
Table 20 Overcrowding by Tenure
Renter-Occupied
Households
Owner-Occupied
Households
Total Households
Number Percent Number Percent Number Percent
Solvang
Overcrowded (1+ occupants
per room)
72 7.8% 7 0.5% 79 3.3%
Severely Overcrowded (1.5+
occupants per room)
60 6.5% 0 0.0% 60 2.5%
Santa Barbara County
Overcrowded (1+ occupants
per room)
11,837 17.1% 3,573 4.7% 15,410 10.6%
Severely Overcrowded (1.5+
occupants per room)
4,655 6.7% 1,034 1.37% 5,689 3.92%
Source: Bureau of the Census, American Community Survey (ACS), 2015-2019, Table B25014.
Figure 36 shows the percent of households that are overcrowded throughout Santa Barbara County.
The prevalence of overcrowding varies among jurisdictions, with the highest percentage of overall overcrowding occurring in northwestern areas in Santa Maria, and Lompoc, followed by areas in the City of Santa Barbara and areas of Carpentaria and Isla Vista. These areas with the highest percent of overcrowding in the North Coast overlap with high proportions of minority residents and lower median incomes.
Local Trends
Based on 2015-2019 5-Year ACS estimates, 2.5 percent of households are overcrowded in Solvang. A higher proportion of renter households (7.8 percent) are overcrowded compared to owner households (0.5 percent). Figure 37 shows the distribution of overcrowded households in Solvang. Overcrowding throughout Solvang is lower than the statewide average. 557
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Figure 36 Overcrowding (Santa Barbara County)
Source: AFFH Data Viewer 2022
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Figure 37 Overcrowding (Solvang)
Source: AFFH Data Viewer, 2022
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Homelessness
California Government Code Section 65583(1)(6) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes an individual, who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; or • Has a primary nighttime residence that is:
• A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
• An institution that provides a temporary residence for individuals intended to be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.
Regional Trends
According to the 2022 Santa Barbara County Point-In-Time Count, approximately 1,962 persons experiencing homelessness reside in the county, an increase from the previous count in 2020. Pointin-time estimates are generally accepted as an undercount of the total unhoused. The county’s pointin-time count found that 76 percent of the homeless population had been experiencing homelessness for over one year. Additionally, 39 percent of the homeless population had a mental health disability, 26 percent had a physical disability, and 10 percent had a developmental disability. The majority of homeless individuals identified as White (83 percent), followed by Black/African American (8 percent), multiple races (4 percent), and American Indian/Alaska Native (3 percent). An overview of homelessness in Solvang and surrounding cities is provided in Table 21. 560
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Table 21 Homelessness in Solvang and Surrounding Cities (2022) Jurisdiction Count
% of Total Homeless
Population in Santa Barbara County
Carpinteria 22 1.1%
Goleta 91 4.6%
Santa Barbara 822 41.9%
Isla Vista 112 5.7%
Lompoc 290 14.8%
Buellton/Solvang /Santa Ynez Valley 12 0.6%
Santa Maria 457 23.3%
Guadalupe 2 0.1%
Unincorporated 155 7.9%
Santa Barbara County Total 1,962 100%
Source: 2022 Santa Barbara County Point-In-Time Count, Santa Barbara County, 2022 Local Trends
According to the 2022 Santa Barbara County Point-In-Time Count, there are an estimated 12 persons considered to be homeless in Buellton/Solvang/Santa Ynez Valley. This is fewer than many other parts of the County, including the cities of Santa Maria, Lompoc, Goleta, Isla Vista and Santa Barbara.
Compared to areas with higher numbers of persons considered to be homeless, Buellton/Solvang/Santa Ynez Valley has a smaller overall population and are located in further from denser and populated urban areas that have better access to services for those who are homeless.
Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use. These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons at-risk of or experiencing homelessness.
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To analyze displacement risk, the UDP has established categories that reflect varying levels of displacement vulnerability. Areas categorized as susceptible to displacement are predominately low income or mixed income neighborhoods that may have experienced displacement but exhibit characteristics of neighborhood stability and affordability and have the potential to develop an increasing risk of displacement in the future. Areas categorized as at-risk of or experiencing gentrification refer to neighborhoods that demonstrate characteristics of increasing housing costs, changes in housing supply, and are located near communities that have also experienced increasing housing costs and an increasing risk of displacement in the future. The stable moderate/mixed income category refers to neighborhoods that have moderate- to high income residents that are not at-risk of becoming neighborhoods that exclude all but wealthy households. The stable/advanced exclusive category refers to neighborhoods that have exhibited characteristics of exclusion for long periods of time.
Regional Trends
According to the AI, residents located in the central inland, and parts of the South Coast portions of the County are facing relatively less risk of displacement. Households with high cost burdened rates are found in the North Coast area of the county, especially around Santa Maria and Lompoc. Some communities in South Coast also are facing risk of displacement.
Sensitive communities, as shown in Figure 38, represent areas that are vulnerable to gentrification and displacement. Sensitive communities at risk of displacement are concentrated throughout the urban areas in the county. In the northwestern part of the county, census tracts in Santa Maria, Lompoc, and Guadalupe, experience a greater risk of displacement than in more affluent cities such as Buellton. In the southern half of the county, there are some vulnerable communities in the cities of Goleta, Santa Barbara, and Carpinteria. These areas are correlated to tracts that experience higher rates of overcrowding, overpayment, and tracts with higher percentages of non-White populations.
Local Trends
As shown in Figure 39, residents in the northern census tract are at risk of displacement. In the southern census tract, there is lower displacement risk. According to the AI, Solvang is one of three cities in the county that had an increase of median income between 2010 and 2017. Meanwhile, Solvang also experienced one of the largest increases of poverty from 2010 to 2017, indicating an increasing gap in income for residents in Solvang. In addition, the AI states home values decreased by
4.7 percent and median rent costs increased by 29.7 percent between 2010 and 2017. The increasing income gap and increasing rent costs indicate, low income residents in Solvang may be at risk of displacement. Furthermore, nearly half of all renters experience housing cost burden compared to 30 percent of owners (Table 18), and if rent raises for these communities, it could leave them at risk of displacement.
Commented [LT16]: This sounds very scary . These
are very old numbers as sale prices and rental rates
have increase over the last five years.have increases.
What is the poverty level increase?
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Figure 38 Sensitive Communities (Santa Barbara County)
Source: AFFH Data Viewer, 2022
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Figure 39 Displacement Risk (Solvang)
Source: AFFH Data Viewer, 2022
Commented [LT17]: This seems to not make sense
for the city. Why is the whole city displacement.
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Contributing Factors
To inform the goals, policies, and actions in this Housing Element, the contributing factors are prioritized based on their impact on access to fair housing choice and access to opportunity in Solvang.
Enforcement and Outreach
Contributing factors to enforcement and outreach include:
• Limited information on fair housing rights and services: the City’s website provides minimal information on fair housing rights and services available to residents. There are no links to the County’s Housing Resources website or the Fair Housing Resource Guide for Santa Barbara County website (provided by Legal Aid Foundation of Santa Barbara County and Santa Barbara County). While the website does contain a brochure on fair housing and how to file a complaint, the brochure is an older, scanned document and some of the information may be out of date.
The brochure does not include contact information for Legal Aid Foundation of Santa Barbara County, which is contracted to provide fair housing services to the HOME Consortium.
Segregation and Integration Patterns and Trends
Contributing factors to segregation and integration patterns in Solvang include:
• High percentage of those living with disabilities when compared to the county: While there were no areas within Solvang identified with concentrations of residents living with a disability, there is a high percentage of the population with a disability indicating there is a need for affordable and accessible housing options for those with a disability. • Increasing rent costs: Rent cost has significantly increased in Solvang during the past decade, meaning single-parent households, persons on fixed incomes (seniors and persons with a disability), LMI populations, and single adults without a spouse are less likely to have access to affordable housing, afford housing, and could be at risk of displacement. • Dominance of single-family housing and location and type of affordable housing: Residential development in Solvang primarily consists of single-family housing, which is typically more expensive than multi-family units. Slightly higher density residential development is located in the center of the city. There is one affordable housing development in Solvang, located in the center of the city.
Racially and Ethnically Concentrated Areas of Poverty
While no R/ECAPs meeting HCD criteria were identified in Solvang, the AI recognizes multiple contributing factors to segregation patterns including:
• Concentration of higher density housing in the center of the city and single-family residential housing in other parts of the city: Single-family low-density patterns correlate to predominantly White and higher median household income areas located in northern and southern parts of 565
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Solvang. The central area of the city has higher residential density zoning and more racial/ethnic diversity and lower median household income.
Disproportionate Housing Needs
Contributing factors to disproportionate housing needs are:
• Risk of displacement due to an increasing income gap: In addition, overall median household income has increased while the percentage of residents living below the poverty line has also increased. This indicates there is an increasing income gap that could lead to displacement of LMI populations.
• Rising rent costs and cost burden: Rent costs have increased significantly in Solvang over the past decade which causes increased cost burden among renters. Cost burden is prevalent throughout the city, especially in the northern census tract. • Older housing stock: About 80 percent of the city’s housing stock is over 30 years old, indicating there is a large proportion of the housing stock that may be in need of repairs or maintenance.
Disparities in Access to Opportunities
The following contributing factors to disparities in access to opportunities were identified:
• Limited transit and limited connectivity to region: Transit access between Solvang and other parts of the County with larger urban centers and employment opportunity is limited. The Clean Air Express is a weekday commuter program that has a bus stop in Buellton and connects to Santa Maria, Goleta, and Santa Barbara. However, there is no stop in Solvang. Amtrack has bus service from Solvang to Santa Barbara and San Luis Obispo. Dial-A-Ride services are primarily available to seniors (60+) and ADA registered customers who must apply for ridership eligibility.
• Limited access to high paying jobs: The largest employment sectors in Solvang are arts/entertainment/recreation and manufacturing which have lower median salaries. In addition, the Economic Development Strategic Plan for the City of Solvang focuses on adding retail and service jobs which also have lower median salaries. Higher paying jobs are concentrated outside of Solvang in larger employment opportunity areas, such as the city of Santa Barbara.
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Local Data and Knowledge
As shown throughout this AFFH analysis, the central portions of the city generally experience a higher number of fair housing issues than other areas in Solvang. Fair housing issues in this area include higher levels of minority populations, low and moderate median income, and higher rates of cost burden. The predominant population in this area is White, however, between 21 and 60 percent of the population is non-White.
Stakeholder and Community Input
Community workshops were held on two occasions, March 11, 2022 and May 11, 2022. Common concerns raised by participants included the following:
Lack of access to services in Spanish
Traffic and parking issues indicating limited access to public transit and low walkability and bankability Limiting land use policies in the General Plan constrains available land, preventing development of multifamily housing (particularly regarding visual impacts of development) A Housing Needs Survey was conducted from April 20 to May 21, 2022, with 90 respondents (89 in English and one in Spanish). A Fair Housing Survey was with assisted living facilities, senior housing facilities, religious groups, and local non-profits from July 5 to August 22, 2022. This survey was distributed via email. The following comments regarding fair housing concerns were received:
There is a large senior population with low to moderate income Need for senior housing that is affordable
Need for housing that is accessible for persons with disabilities Lack of transit options for seniors and persons with disabilities Desire for housing with access to commercial centers
Residents are at risk of displacement due to economic hardships of landlords during the pandemic Lack of affordable housing options in the city
Other Relevant Factors
Other factors to fair housing issues in Solvang that have not been previously discussed in this analysis include the following:
Farmworker Housing
The Santa Ynez Valley is well known for its wineries and vineyards. The city of Solvang is surrounded by working agricultural land, bringing seasonal and migrant farmworkers to the area during certain times of the year. Farmworkers have unique housing needs as they are often seasonal workers and 567
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living on low income. The number of farmworkers employed in or near Solvang is unknown and there are limited affordable housing options of farmworkers in Solvang.
Access to Transportation for Persons with Disabilities
Solvang has a high percentage of the populating living with one or more disabilities. Persons with disabilities often include older residents who may not be able to drive or who have medical or other needs that require access to services such as medical care. Residents with disabilities have limited transportation opportunities within the city and the region. As discussed earlier, transit connectivity between Solvang and other parts of the county is limited. In addition, while Dial-A-Ride service is available within the Santa Ynez Valley area, persons with disabilities are required to submit ADA certification or apply for eligibility, including information that is to be filled out by a physician. Residents do not all have access to adequate medical care and may not be able to complete the application.
City’s Danish History and Tourism
Solvang was founded by Danish immigrants in the early 20th century. Today, that history is considered an important part of the city’s character and is prominently featured in the architecture and culture of the city. Tourism related to the city’s Danish heritage helps support the economy and culture of the city. The tourism industry provides a number of employment opportunities in the city, however retail and service-related jobs are typically low income. Additionally, tourism drives up property values, increasing housing costs. Low-income jobs combined with increasing property values can lead to displacement for at risk populations.
Subsidized Housing
As shown in Figure 40, there is a higher proportion of Housing Choice Voucher (HCV) recipients in the southern part of the city, with a total of 89 recipients throughout the southern census tract. However, this census tract primarily consists of unincorporated parts of the county, outside city limits. Therefore, this number does not necessarily reflect the number of HCV recipients in the southern census tract that reside within Solvang. Lower income units contained in the Sites Inventory are focused along Alamo Pintado Road, in the northern census tract. This census tract contains fewer housing choice voucher recipients, which improves the balance of distribution of HCV recipients in the city. Commented [LT18]: This is very confusing section and exhibit. The area highlighted in vouchers is a
very high income area at Alisal Ranch estates. This
paragraph and the exhibit needs to be explain more
further on why this is labeled. Hard to imagine that
these homeowners have voucher's.
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Figure 40 Housing Choice Vouchers
Source: AFFH Data Viewer, 2022
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Sites Inventory
The housing element must demonstrate that there are adequate sites zoned for the development of housing for households 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 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.
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 children. The HCD/TCAC Opportunity Areas Map ranks census tracts from 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, meaning opportunity for current and future residents. Most of the city is considered moderate resource while a large area of the northern portion of the city is considered low resource.
The city limit partially encompasses 2 census tracts, which are categorized by the 2021 TCAC/HCD Opportunity Map as entirely high resources areas. For purposes of evaluating fair housing, resource levels designated by the TCAC/HCD map report on access to economic and educational opportunities such as low-cost transportation, jobs, and high-quality schools and the quality of environmental factors in the area such as proximity to hazards and air quality. This categorization of the 2 census tracts in the city indicates that, across the city, residents have low, moderate, and high access to positive economic outcomes, and high access to educational and environmental outcomes. The 2021 TCAC/HCD Opportunity Map maps influenced the locations of potential lower income sites in the city.
The city’s residential neighborhoods are primarily built out with some residentially zoned vacant land available for development. Therefore, in addition to identifying available vacant sites, the City has identified vacant residential properties that can be rezoned to increase density to accommodate affordable housing development. The lower income sites identified in the Sites Inventory are concentrated along Alamo Pintado Road, north of Mission Drive. This area is designated high resource by TCAC and has high access to educational and environmental resources and low access to economic resources. Five vacant sites were identified in this area to accommodate very low- and low-income housing units, with a total capacity to accommodate 141 lower income units. An additional 22 vacant sites were identified and are spread throughout the city in high resource areas. These additional vacant sites could accommodate 4 moderate units and 25 above-moderate units based on the site’s allowed 570
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density. Figure 41 shows the vacant parcels identified in the Sites Inventory in relation to the TCAC scores of each census tract. Commented [LT19]: Why did the consultant not include the Petersen site in Skytt Mesa.
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Figure 41 Location of Sites to Meet RHNA
Source: AFFH Data Viewer, 2022
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Improved Conditions
Spatial analysis shows that tracts with low- and moderate-income households, concentrated minorities, and housing problems are predominately located in the central areas of the city. All of the sites identified in the Sites Inventory are in high resource areas, with sites accommodating abovemoderate income housing units located throughout the city, including central areas of the city. Sites that accommodate lower income units in the low economic resource areas are located along Alamo Pintado Road.
Exacerbated Conditions
The central area of the city contains census tracts with higher levels of concentrated minorities and cost burdened households. The northern and central areas of the city have lower and moderate TCAC economic resource levels. While sites accommodating lower income housing units are located in an area with lower economic resources, vacant sites that could accommodate moderate and abovemoderate units were also identified in the lower economic resource areas of the city. The Sites Inventory does not exacerbate conditions in vulnerable areas of the city.
Integration and Segregation: Race and Income
Census tracts with the highest concentration of minority races and LMI populations are located in the central part of the city. As stated previously, moderate and above-moderate income sites are identified throughout these areas.
Racially/Ethnically Concentrated Areas of Poverty and Affluence While Solvang has no racially/ethnically concentrated areas of poverty (per HUD’s definition), some census blocks with a high concentration of minorities and lower median income were found in the central part of the city. Several vacant sites are located in these vulnerable areas and could support moderate income units and above-moderate income units. Alternatively, areas east of Alisal Road have a large White population and the higher median income. Several vacant sites are located in these areas of affluence and could support moderate and lower-income units.
Access to Opportunity
The city is categorized into two census tracts, both of which are considered high resource. Housing units in the sites inventory are not disproportionately concentrated in different resource areas. Sites accommodating moderate and above-moderate income units are scattered on vacant parcels throughout the city.
Disproportionate Housing Needs
The site inventory focused sites on vacant areas of the city to reduce potential impacts and exacerbate displacement risks.
.
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Table 22 Fair Housing Issues, Contributing Factors, and Meaningful Actions AFH Identified Fair Housing
Issue Contributing Factors Meaningful Actions
• Fair housing outreach and
housing mobility strategies
• Limited distribution of information on fair
housing rights and services
• Information on fair housing limited to
English
• Program HE-Q: Affirmatively Furthering Fair Housing
• Program HE-W: Housing Information Transparency
• Housing stock that is older
and lacks diversity
• Older housing stock
• Dominance of single-family housing
• Limiting local land use policies
• Program HE-A: Code Enforcement
• Program HE-B: Housing Rehabilitation Assistance Program • Program HE-H: Accessory Dwelling Unit (ADU) Development • Program HE-K: Adequate Sites Program
• Program HE-L: Mixed-Use Development
• Program HE-P: Municipal Code Updates
• Program HE-V: Missing Middle Housing
• Lack of affordable housing • Dominance of single family housing • Location and type of affordable housing
• Lack of farmworker/workforce housing
• Program HE-C: Rental Assistance
• Program HE-F: Local Workforce Housing
• Program HE-G: Density Bonus Program
• Program HE-I: Mortgage Credit Certificate
• Program HE-N: Lot Consolidation
• Program HE-O: Affordable Housing Incentives Program
• Program HE-P: Municipal Code Updates
• Program HE-R: Housing for Disabled Persons
• Residents vulnerable to
displacement
• Increasing income gap
• Rising rent costs
• High levels of cost burden among renter
households
• Program HE-F: Local Workforce Housing
• Program HE-G: Density Bonus Program
• Program HE-J: Application for Grants and Loans
• Program HE-K: Adequate Sites Program
• Program HE-L : Mixed-Use Development
Commented [RR20]: Ryan we found there is
probably a lack of education and knowledge of fair
housing rights in the City (esp with increasing older
adult population) so could we add anything to this
project. Some ideas:
- Provide training to property owners and property
managers on fair housing laws and regulations.
- Provide workshops to residents on fair housing
rights, fair housing resources, and common predatory
practices especially related to older adults. Could be
having a booth and flyers at local events
- Work with the HOME Consortium and Legal Aid of
Santa Barbara County to conduct fair housing testing
Commented [rl21R20]: I added one or two of these.
We will see what HCD says. The City is concerned
about overbooking staff.
Commented [LS22]: Add to Program R: encourage
new affordable housing for seniors/persons with
disabilities near public transit
Commented [rl23R22]: Done.
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• High percentage of residents with a
disability
• High percentage of senior residents
• Limited access to high paying jobs
• Program HE-N: Lot Consolidation
• Program HE-O: Affordable Housing Incentives Program
• Program HE-P: Municipal Code Updates
• Program HE-Q: Affirmatively Furthering Fair Housing
• Program HE-S: Universal Design
• Limited transit access • Limited transit options and poor connectivity to region
• High number of residents with a
disability and senior residents relying on
public transit
• Program HE-Q: Affirmatively Furthering Fair Housing
Commented [RR24]: Ryan- could we add to this
program or a new program related to economic
development opportunities? Maybe we can point to
any econmoic development plans they have but
access to high paying jobs seems to be a fair housing
issue here
Commented [rl25R24]: I provided a program action
pointing to a couple policies in the revised Economic
Development Element.
Commented [LS26]: Add to Program HE-Q:
- Work with Santa Ynez Valley Transit to make the
application for Dial-A-Ride services more accessible,
by potentially removing requirements for ADA
certification and physician sign off
- Work with local organizations, particularly those that serve seniors and persons with disabilities, to
distribute information on transit options
Commented [rl27R26]: Added. Thank you!
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10Glossary
Attachment I
Attachment J
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#
100-Year Flood. A flood event that would occur on average every 100 years, or that has a one percent chance of occurring in any given year. 500-Year Flood. A flood event that would occur on average every 500 years, or that has a 0.2 percent chance of occurring in any given year.
A
Accessory Dwelling Unit. An accessory dwelling unit is a detached or attached dwelling unit. It shall include permanent provisions for li ving, sleeping, eating, cooking, and sanitation and is generally smaller and located on the same parcel as a proposed or exiting primary dwelling. An accessory dwelling unit also includes efficiency units and manufactured homes.
Active Recreation. Active recreation tends to involve facilities and usually larger groups of people. Some examples of active recreation include items such as community centers, a skate park, tennis courts, sports fields, and a swimming pool.
Adaptation . Adaptation is preparing for climate change impacts that are expected to occur by making adjustments in natural or human systems in response to actual or expected climatic stimuli or their effects that are aimed at minimizing harm or taking advantage of beneficial opportunities.
Annual Average Daily Traffic (AADT) . The annual average number of motor vehicles traversing a given roadway over a 24-hour period.
Arterials . Primary arterials serve major activity centers and neighboring areas; they are highest traffic volume corridors and provide a continuous network to facilitate both local and regional travel. Secondary arterials provide access from collectors and local roads to the primary arterial network and facilitate travel for moderate length trips. Mission Drive (SR 246) is the maj or east -west route through the city that has two travel lanes with intermittent center turn lanes.
Mission Drive serves as the city’s main street where many local businesses, restaurants, and hotels are located. Pedestrians and cyclists are common Mission Drive users within Solvang. Alisal Road is one of the main north -south arterials in Solvang, classified as a Primary Arterial south of Mission Drive, and as a Secondary Arterial north of Mission Drive. South of Solvang, Alisal Road terminates to the southw est near US 101. Alamo Pintado Road, at the east end of Solvang, is a two -lane north-south Primary Arterial that starts in Solvang at Mission Drive and terminates at SR 154 in Los Olivos and Buellton at US 101. 579
Average Daily Traffic (ADT). The average number of motor vehicles traversing a given roadway over a 24-hour period.
A-Weighted Sound Level. All sound levels referred to in this policy document are in A-weighted decibels. A weighting de -emphasizes the very low and very high frequencies of sound in a manner like the human ear. Most community noise standards utilize A -weighting, as it provides a high degree of correlation with human annoyance and health effects
B
Biological Resources . The amount of a lot that is covered by buildings, which is expressed as a percentage.
Building Coverage . A term that includes plant and animal species (including those defined as “special-status species”) and their habitats, plant communities, and ecosystems that include habitat linkages and wildlife corridors. c
Californi a Environmental Quality Act (CEQA). State law that requires state and local agencies to evaluate and disclose the significant environmental impacts of discretionary actions and to avoid or mitigate those impacts, if feasible.
City Boundary. The political boundary that defines land that has been incorporated into a city. Solvang has land use authority over all land within its city boundary.
Class I Bikeway. Class I Bikeway (Bike Path) is a completely separated right-ofway designated for the exclusive use of bicycles and pedestrians, with crossflows by motorists minimized.
Class II Bikeway. Class II Bikeway (Bike Lane) provide a restricted right -of-way designated for the exclusive or semi-exclusive use of bicycles with through travel by motor vehicles or pedestrians prohibited, but with vehic le parking and crossflows by pedestrians and motorist.
Class III Bikeway. Class III Bikeway (Bike Route) provide a right-of-way on-street or off -street, designated by signs or permanent markings and shared with pedestrians and motorists.
Class IV Bikeway. Class IV Cycle Tracks or Separated Bikeways promote active transportation and provide a right -of-way designated exclusively for bicycle travel adjacent to a roadway and which are protected from vehicular traffic. 580
Climate. Climate, in a narrow sense, is usually defined as the "average weather," or more rigorously, as the statistical description in terms of the mean and variability of relevant quantities over a period of time ranging from months to thousands of years. The classical period is three decades, a s defined by the World Meteorological Organization. These quantities are most often surface variables such as temperature, precipitation, and wind. Climate in a wider sense is the state, including a statistical description, of the climate system.
Climate Change. Climate change refers to any significant change in measures of climate (such as temperature, precipitation, or wind) lasting for an extended period (decades or longer). Climate change may result from: natural factors, such as changes in the sun's intensity or slow changes in the earth's orbit around the sun; natural processes within the climate system (e.g., changes in ocean circulation); human activities that change the atmosphere's composition (e.g., through burning fossil fuels); and the land s urface (e.g., deforestation, reforestation, urbanization, desertification, etc.).
Collectors . Major and minor collectors provide local access to the overall roadway network, channeling traffic from local roadways into the arterial network. Fredensborg Canyon Road, Chalk Hill Road, Laurel Avenue, Oak Street, Viborg Road, and Fjord Drive are all examples of Collectors in Solvang. Chalk Hill Road is a two -lane local road that connects to Ballard Canyon Road. Ballard Canyon Road provides a connection from SR 246 west of Solvang to the north at SR 154 in Los Olivos.
Commercial. Retail, service, and enter tainment uses (e.g., shopping centers, smaller stores, restaurants).
Community Noise Equivalent Levels (CNEL). The average A-weighted noise level during a 24 -hour day, obtained after addition of five decibels to noise levels occurring in the evening from 7 :00 p.m. to 10:00 p.m. and the addition of 10 decibels to sound levels measured in the night between 10:00 p.m. and 7:00 a.m.
Complete Street. Refers to a balanced, multimodal transportation network that meets the needs of all users of streets - including pedestrians, bicyclists, children, seniors, persons with disabilities, motorists, movers of commercial goods, and public transit.
Conservation. The management of resources, including natural resources, cultural resources (includes archaeological and historic resources), and man - made resources in a manner that avoids waste, destruction, or neglect.
Critical Habitat . A term defined and used in the Endangered Species Act. It is a specific geographic area(s) that contains features essential for the conservation of a threatened or endangered species and that may require special 581
management and protection. Critical habitat may include an area that is not currently occupied by the s pecies but that will be needed for its recovery.
Cultural Resources . Any prehistoric or historic remains or indicators of past human activities, including artifacts, sites, structures, landscapes, and objects of importance to a culture or community for scientific, traditional, religious, or other reasons.
D
Day/Night Average Soun d Level (Ldn) . The average A -weighted noise level equivalent sound level during a 24 -hour day, obtained after the addition of ten decibels to sound levels in the night after 10:00 p.m. and before 7:00 a.m.
Decibel (db). A physical unit commonly used to des cribe noise. It is a unit for describing the amplitude of sound as heard by the human ear.
Defensible Space. An area around a building in which vegetation, debris, and other types of combustible fuels have been treated, cleared, or reduced to slow the spread of fire to and from the building.
Density. Residential developments are regulated by an allowed density range (minimum and maximum) measured in “dwelling units per acre.” Residential density is calculated by dividing the number of housings units on th e site (excluding accessory dwelling units) by the gross acreage of the site. State planning law requires general plans to include standards for measuring population density. Population density is determined by multiplying the maximum number of units allo wed within a land use designation by the average number of persons per household (as determined by the California Department of Finance).
Development. The subdivision of land; construction or alteration of structures, roads, utilities, and other facilities ; installation of septic systems; grading activities; depositing of refuse; disposal of any material; dredging or mineral extraction, debris or fill materials; and the clearing of natural vegetation except for agricultural activities. This does not include routine repair and maintenance activities.
Discharge. A rate of water flow, typically expressed as a unit volume of water per unit of time [e.g., cubic feet per second (cfs)].
Dwelling Unit. A room or group of rooms (including sleeping, eating, cooking, and sanitation facilities, but not more than one kitchen), which constitutes an 582
independent hous ekeeping unit, occupied, or intended for occupancy by one hous ehold on a long‐term bas is .
E
Environmental Justice . According to California Code Section 65040.12, environmental justice is the fair treatment of people of all races, cultures, and incomes with respect to the development, adoption, implementation, and enforcement of environmental laws, regulations, and policies.
Equivalent Noise Level (Leq) . The average A-weighted noise level during the measurement period.
F
Fault. A fracture in the earth’s crust along which rocks on one side have moved relative to those on the other side. Most faults are the result of repeated displacements over a long period of time. A fault trace is the line of the earth’s surface defining the fault. An active fault is one that has ruptured in the past 11,000 years.
Fault Rupture . A crack or breaking of the ground along a fault during an earthquake.
Federal Emergency Management Agency (FEMA) . The agency that oversees floodplain management and the national flood insurance program.
Fire Hazard. A measure of the likelihood of an area burning, and how it burns (e.g., intensity, speed, embers produced), without considering modifications such as fuel reduction efforts. Fire hazard is a way to measure the physical fire behavior so that people can predict the damage a fire is likely to cause.
Fire Hazard Severity Zones . Areas identified by California Department of Forestry and Fire Prevention (CAL FIRE) that describe fire hazard severity. based on three factors: fuel, slope, and weather
Fire Risk. A measure of the potential for damage a fire can do to the area under existing conditions, including any modifications such as defe nsible space, irrigation and sprinklers, and ignition resistant building construction.
Flood Insurance Rate Map (FIRM) . Prepared by FEMA for flood insurance and floodplain management purposes.
Floodplain. The area adjacent to a watercourse or other body of water that is subject to recurring floods.
583
Floodplain Management . The implementation of policies and programs to protect floodplains and maintain their flood control function.
Floor Area Ratio (FAR). The intensity of non-residential development, which can be regulated by total building size and lot coverage, is measured by Floor Area Ratio (FAR). FAR means the gross floor area of a building or buildings on a parcel divided by the area of the parcel
G
Gateway. A defining element, type of development, or signage that creates the clear distinction of entering a community or place.
Goal. A broad statement that provides a blueprint for the future.
Greenhouse Gases (GHGs). Gases that contribute to the greenhouse effect of the planet by absorbing infrared radiation. Common greenhouse gases are carbon dioxide, methane, nitrous oxide, and fluorinated gases, among others.
Gross Acres. An acre is a measurement of land area equal to 43,560 square feet.
The gross acreage of a lot includes all land withi n the boundaries of the lot and is defined as the total area, measured on a horizontal plane, and is the measure used for determination of density and intensity calculations.
Groundwater. Water present beneath Earth’s surface in soil pore spaces and in rock formation fractures.
H
Hazardous Waste. An ignitable, corrosive, reactive, or toxic waste.
I
Implementation Program . An action, activity, or strategy to be taken by the City to carry out an adopted policy to achieve a specific goal or objective.
Inundation. Means to cover by flooding either by river, creak, or stream, or by collapse of a dam.
Infill Development . Development of vacant or underutilized land (usually individual lots or leftover properties) within areas that are already largely developed
584
Intensity. Intensity is a measure of the extent to which a land parcel is developed in conformity with the zoning ordinance.
J
None.
K
None.
L
Landslide. The sliding movement of masses of loosened rock and soil down a hillside or slope. Fundamentally, slope failures occur when the strength of the soils forming the slope exceeds the pressure, such as weight or saturation, acting upon them.
Land Use Designation. A specific geographic designation with associated land use or management policies and regulations.
Level of Service (LOS). A quantitative measure used to rate a roadway segment’s traffic flow characteristics during peak hours. LOS acts as an indicator of roadway performance relative to locally established standards for quality of service based on measures of speed, density, and congestion that are designated using letters from “A” (good) to “F” (poor). LOS can assist in determining when roadway capacity improvements are needed.
Liquefaction . Liquefaction occurs when soil grains consolidate during groundshaking, pushing water towards the surface and causing a loss of strength in the soil. The soil surface may sink or spread laterally. The three conditions necessary for liquefaction to occur include: a high -water table; layers of loose sand; and moderate or greater earthquake groundshaking.
Local Agency Formation Commission (LAFCo) . Means the Santa Barbara County Local Agency Formation Commission (LAFCo) appointed pursuant to the Cortese-Knox Local Government Reorganization Act.
Local Roads. Local roads provide direct access to neighboring land and primarily facilitate local travel. Examples of Local Roads include Sky Mesa Drive, Old Mission Drive, Maple Avenue, and Elm Avenue.
Lot Coverage. Lot coverage is the percentag e of a lot that is covered by all buildings compared to the total area of the lot.
585
Low Impact Development . Development that incorporates a combination of drainage design features and pollution reduction measures to reduce development impacts on hydrology (peak runoff flow rates) and water quality.
M
Mixed-Use. Development projects where a variety of uses such as office, commercial, institutional, and residential are combined in a single building or on a single site in an integrated project. These developments are regulated by both the maximum residential density (units per acre) and maximum FAR standard that incorporates both the residential and non-residential building floor areas.
Modified Mercalli Intensity (MMI) Scale . A 12-point scale of earthquake intensity based on local effects experienced by people, structures, and earth materials.
Each succeeding step on the scale describes a progressively greater amount of damage at a given point of observation. Effects range from those that are detectable only by seismicity recording instruments (I) to total destruction (XII).
Multi -modal. This term refers to transportation planning that considers various modes (i.e., vehicles, bicycles, walking, public transit) and the connections between these modes.
Multi-Family Residential. Residential buildings containing units built one on top of another and those built side -by-side which do not have a ground -to-roof wall and/or have common facilities (i.e., attic, basement, heating plant, plumbing, etc.). Accessory dwelling units (ADUs) are not considered multi -family residential.
N
Neighborhood Parks . Neighborhood parks typically serve nearby populations consisting of one or more neighborhoods. According to National Recreation and Parks Association standards, a nei ghborhood park may range in size from roughly five to ten acres. In general, neighborhood parks are within walking distance from the people they are primarily intended to serve, i.e. one mile or less. Neighborhood parks usually include passive recreation a s well as some active recreation. Typical facilities might include children’s play equipment, a court game (such as basketball, tennis or handball), a turf area and individual picnic areas.
586
Noise Sensitive Land Uses . Land uses where noise exposure could re sult in health‐related ris ks to individuals , as well as places where quiet is an es s ential element of their intended purpos e. Thes e us es include res idences ; s chools ; nurs ing homes ; his toric s ites ; cemeteries ; parks , recreation, and open s pace areas ; hos pitals and care facilities ; s ens itive wildlife habitats , including the habitat of rare, threatened, or endangered s pecies ; hotels and other s hort‐term lodging (e.g., bed and breakfas ts , motels ); places of wors hip; and libraries).
Non-Point Pollution . A pollution s ource that cannot be defined at a dis crete location; a dis pers ed s ource area.
O
Open Space. A parcel or area of land that is es s entially undeveloped for human us e and devoted to an open s pace us e, s uch as the pres ervation of natural res ources , managed production of res ources , outdoor recreation, and pres ervation of public health and s afety.
P
Particulate Matter . Particulate matter is fine metal, s moke, s oot, and dus t particles s us pended in the air. Particulate matter is meas ured by two sizes :
cours e particles (PM10), or particles between 2.5 and 10 micrometers in diameter; and fine particles (PM2.5), or particles les s than 2.5 micrometers in diameter.
Passive Recreation. Pas s ive recreation tends to be more tranquil and involve activities that are more individual or involve a s mall group. Examples of pas s ive recreation include s uch items as a walking trail, individual picnic s ites , nature appreciation, and birding.
Pedestrian-Oriented. An approach to architectural des ign intended to facilitate movement on foot in an area, as oppos ed to des ign that primarily s erves automobile movement. Examples of pedes trian-oriented des ign include pathways following the mos t direct route from s idewalk to front door, continuous building s treet-walls with s hop windows , outdoor cafes , s treet trees and benches , and architectural enhancement in the firs t two floors that are at humans cale.
Planning Area . A general plan, purs uant to State law, mus t addres s all areas within the juris diction’s Planning Area. The Planning Area encompas s es all incorporated and unincorporated territory that bears a phys ical relations hip to the long-term planning of the city.
587
Policy. A policy is a statement that guides a specific course of action for decision-makers to achieve a desired goal.
Q
None.
R
Recycled Water. Wastewater that has been treated for beneficial purposes such as agricultural and landscape irrigation, industrial processes, and replenishing ground water basins.
Regional Housing Need Allocation (RHNA) . A State -mandated process to identify the total number of housing units (by affordability level) that each jurisdiction must accommodate in its Housing Element.
Regulatory Floodplain . The channel of a river or other watercourse and the adjacent land areas that must be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height. Communities must regulate development in these floodways to ensure that there are no increases in upstream flood elevations.
Renewable Energy. Energy produced from natural resources, including solar, wind, rain, tides, geothermal, and biomass.
Renewable Sources . Self-perpetuating types of resources; living or biotic resources and resources that are finite in quantity but can be reused, such as air and water. Other renewable natural resources include solar, wind, biomass, and water resources.
Richter Scale. A logarithmic scale developed by Dr. Charles F. Richter and Dr.
Beno Gutenberg to measure earthquake magnitude (M) by the amount of energy released, as opposed to earthquake intensity as determined by local effects on people, structures, and earth materials. Each whole number on the Richter scale represents a 10 -fold increase in amplitude of the waves rec orded on a seismogram and about a 32 -fold increase in the amount of energy released by the earthquake.
Riparian Area . A zone of transitional habitat between terrestrial and aquatic ecosystems, dependent on the existence of perennial, intermittent, or ephemeral surface or subsurface water, such as the bank of stream, river, or lake. 588
Runoff. Precipitation (rain or snowmelt) that is not used by plants, evaporated or infiltrated to soils, and flows across land surfaces to streams or other surface water bodies.
S
Seiche. An earthquake-generated wave within an enclosed or restricted body of water.
Seismic. Geologic movement or vibrations of the earth and its crust.
Setback. The minimum distance required by zoning to be maintained between two structures or between a structure and a property line.
Shall. Term used to signify a mandatory requirement that the City will follow.
Should. Term used to define the intentions of the City relative to these components.
Single-Family Residential . Single-family residential incl udes fully detached, semidetached (semi -attached, side-by-side), row houses, and townhouses. In the case of attached units, each must be separated from the adjacent unit by a ground-to-roof wall in order to be classified as a single -family structure. Also , these units must not share heating/air -conditioning systems or utilities.
Sphere of Influence (SOI) . A sphere of influence (SOI) is the probable physical boundary and service area of the city, as adopted by a Local Agency Formation Commission (LAFCO). An SOI typically includes both incorporated and unincorporated areas within which the City will have primary responsibility for the provision of public facilities and services.
State Highways Caltrans State Route 246 (SR 246) is the major east-west route through Solvang. SR 246 is classified as a State Highway at the east and west ends of the city and is classified as a Primary Arterial within the city limits.
State Responsibility Areas (SRA). Areas classified by the State Board of Forestry and Fire Protection as being the primary financial responsibility of the State for preventing and suppressing fires. These lands include: lands covered wholly or in part by timber, brush, undergrowth or grass , whether of commercial value or not; lands that protect the soil from erosion, retard run off of water, or accelerated percolation; lands used principally for range or forage purposes; lands not owned by the Federal government; and lands not incorporated. Lands are removed from SRA when housing densities average more than three units per acre over an area of 250 acres.
Stormwater. Large surface water quantity resulting from heavy rain or snow falls. 589
Streetscape. The elements within and along the street rig ht-of-way that define its appearance, identity, and functionality. These can include, but are not limited to, adjacent buildings and land uses, street furniture, landscaping, trees, sidewalks, and pavement treatments.
Structure. A shelter, building, dwelling unit, or other physical development upon the land to house, protect, store, or cover persons or things.
Subsidence. The sinking of land, usually occurring over broad areas, which typically results from extraction of groundwater, gas, oil, and geothermal energy, or hydrocompaction, peat oxidation, and fault rupture.
Sustainability . The physical development and operating practices that meet the needs of present users without compromising the ability of future generations to meet their own needs, particularly with regard to use and waste of natural resources. Sustainability presumes that resources are finite, and therefore should be used conservatively and wisely with a view to the long -term priorities and consequences.
T
Transportation Demand Management (TDM). TDM strategies are used to reduce vehicle travel, with an emphasis on reducing travel during peak periods. TDM is intended to reduce congestion and improve traffic flow without having to increase the capacity or physical size of a section of transportation infrastructure. TDM strategies and programs could include, but are not limited to, measures such as alternative work schedules, bicycle parking, showers, and route maps for employees, subsidized transit passes, and future measures as programs and technologies evolve.
Tribal Cultural Resources . A Tribal Cultural Resource as defined in AB 52 are sites, features, place s, cultural landscapes, sacred places, and objects with cultural value to a California Native American Tribe(s).
U
Unincorporated Areas. Lands under the jurisdiction of the Santa Barbara County.
Urban Growth Boundary (UGB). Cities use urban growth boundaries (UGBs) to establish where they intend to encourage and discourage land development through public -infrastructure investments, land -use regulations, land acquisitions, and other actions. Within the UGB, cities typically ad opt land use policies that encourage urban development. Outside the UGB, cities set aside 590
lands to be us ed for les s urban land us es , s uch as agriculture and open s pace.
Solvang adopted its UGB in J une 2020. The UGB is the s ame boundary as the Solvang city boundary.
V
Vacant/Underutilized Sites . Vacant/underutilized sites includes undeveloped and underdeveloped parcels. A majority of a parcel must be undeveloped for a parcel to be considered underutilized.
Vehicle Miles Traveled (VMT) . VMT measures the tota l amount of vehicular travel by the population of a specific area and is used to analyze potential air quality and greenhouse gas impacts. VMT is also the required method used for the evaluation of environmental impacts as required under CEQA.
W
Wastewater. Water (either treated or untreated) that has been affected by human use, including household, commercial, industrial, and agricultural activities.
Water Quality. The chemical, physical, and biological characteristics of water, usually in respect to its suitability for a particular purpose.
Wildland. Land in an uncultivated natural state that is covered by vegetation.
Wildland Urban Interface (WUI) . The wildland –urban interface (WUI) is commonly described as the zone where structures and other human development meet and intermingle with undeveloped wildland or vegetative fuels. Often a WUI is an area extending one half mile to one- and one-half miles from the boundary of an at risk community, or an area adjacent to an evacuation route for an at risk comm unity.
X
None.
Y
None.
591
Z
Zoning Code. The legislative code enacted by the City or County to regulate the physical development and use of land.
592
Administration
The Adminis tration chapter includes all the Implementation Programs that implement each of the individual General Plan element goals and policies . Each Implementation Program outlined in this Chapter includes the as s ociated goal and/or policy in which the program is implementing as well as the res pons ible party or parties who would lead the implementation effort.
11 Attachment J
593
This page is intentionally left blank.
594
Land Use Element Programs
Land Use Element Implementation Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
A Update the Zoning Code
The City update the Zoning Code to implement and
maintain cons is tency with the General Plan, including the following:
1. Permitted us e and development s tandards for
all zoning dis tricts ;
2. Mixed-us e development;
3. Objective res idential des ign;
4. Acces s ory dwelling units ;
5. Water-efficient lands caping; and
6. Vehicle and bicycle parking;
(Source: New Implementation Program)
LU-1.2
LU-1.3
LU-1.4
Lu-1.5
LU-1.5
LU-1.7
LU-1.8
LU-1.9
LU-3.3
LU-4.2
LU-4.4
LU-5.2
LU-6.2
LU-6.3
LU-9.3
Planning and Building
B Objective Design Standards
The City shall prepare objective residential and mixeduse design and development standards. (Source: New Implementation Program)
LU-5.1
LU-5.2
LU-5.3
Planning and Building
C Greenbelt Separators
The City shall, in cooperation with Santa Barbara County and the City of Buellton, prepare an analysis of options and methods for creating permanent greenbelt
separators between communities in the Santa Ynez
Valley.
(Source: New Implementation Program)
LU-8.1 Planning and Building
D Five-year General Plan Review
The City shall conduct a technical review of the General Plan every five years and revise and update as
necessary to assure compliance with State law and
responsiveness to current City needs, including a
jobs/housing balance and adequate municipal revenues
to maintain adequate level of public services.
(Source: New Implementation Program)
LU-10.1 Planning and Building
595
Community Design Element Programs
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
A Citywide Beautification Plan
The City s hall prepare a Citywide Beautification Plan.
The Beautification Plan s hould focus on enhanced
gateway entry treatments into the city and Village Area, median treatments , public art, s treets cape amenities , methods of improving the public realm, and potential
incentives for property owners to continue routine
maintenance.
(Source: New Implementation Program)
CD-1.1
CD-1.3
CD-1.8
CD-1.11
CD-1.17
Planning and Building
B Historic Designation Study
The City shall prepare a study on the viability of
designating the Village Area as a recognized Historic
District in order to preserve the Danish heritage and
identity of the community.
(Source: New Implementation Program)
CD-1.1
CD-2.2
Planning and Building
C Commercial Development Maintenance Requirements
The City shall establish minimum maintenance
requirements for all commercial developments in order
to maintain a cohesive design style and aesthetic
citywide.
(Source: New Implementation Program)
CD-1.7 Planning and Building
D Citywide Streetscape Standards
The City shall identify and establish citywide
streetscape standards that focus on consistent use of
materials, pavings, and methods of feasible
implementation.
(Source: Existing General Plan Policy, 3.b, modified)
CD-1.12
CD-1.13
CD-1.14
Public Works
Planning and Building
E Streetscape and Public Realm Catalog
The City shall establish a system and consistent catalog of street furniture, energy efficient lighting, signage, directories, district signs and city identification symbols for installation on major arterials in the city.
(Source: Existing General Plan Policy, 3.d, modified)
CD-1.13
CD-1.17
CD-1.19
CD-2.47
Public Works
Planning and Building
F Design Criteria for Nodes
The City shall establish design criteria and features that shall enhance focal points, or high activity areas which enhance the viability of recreation, commercial without detrimental impact to rural and residential areas.
(Source: Existing General Plan Policy, 1.c, modified)
CD-1.15 Planning and Building
596
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
G Hillside and Scenic Development Ordinance
The City s hall prepare a Hills ide and Scenic
Development Ordinance within the Zoning Code. The
Ordinance at a minimum s hould define and identify
des ignated s cenic views heds and include hills ide
development s tandards .
(Source: New Implementation Program)
CD-1.47
CD-1.48
CD-1.49
CD-1.50
CD-1.51
Planning and Building
H Village Area Multifamily and Mixed -Use Objective
Design and Development Standards
The City shall establish a comprehensive set of
objective design and development standards for
multifamily and mixed -use development within the
Village Area. At a minimum the objective design and
development standards should include:
• Architectural criteria that adequately and
accurately reflects the Old-World Danis h des ign
theme
• Site Orientation
• Private and public open s pace
• Mas s ing and articulation
• Parking
• Street Activation
• Required Amenities
• Sus tainable Des ign Principles
• Lands caping
• Lighting
(Source: New Implementation Program)
CD-2.2 Planning and Building
I Mission Design District Sign Standards
The City s hall prepare s ign des ign s tandards for
incorporation into Chapter 13 of the Municipal Code that require all s ignage in the Mis s ion Des ign Dis trict to emulate the Spanis h Colonial Revival architectural s tyle. (Source: New Implementation Program)
CD-2.36
CD-2.37
Planning and Building
597
Economic Development Element Programs
Economic Development Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
A Recreational Vehicle Parking
The City s hall prepare an analys is of potential locations for overnight recreational vehicle parking.
(Source: New Implementation Program)
ED-1.1 Planning and Building
Public Works
B Marketing Danish Heritage
The City shall establish a tourism and economic
development marketing program to promote Solvang’s
Danish heritage while also reaching the diverse market
segments present in the community including the Latino
community .
(Source: New Implementation Program)
ED-1.4 City Manager
Economic Development
C Light Industrial Zone Amendments
The City shall review, and if appropriate, amend zoning and development standards in the Light Industrial zone
to ensure that support activities for local industries such as wine, olive oil, beer, cannabis, or other artisan
manufacturing can be accommodated .
(Source: New Implementation Program)
ED-2.4 Planning and Building
D Comprehensive Economic Development Strategy
The City shall participate in REACH regional planning
efforts to prepare a Comprehensive Economic
Development Strategy for the Central Coast.
(Source: New Implementation Program)
ED-4.1 City Manager
Economic Development
E Public Art
The City shall develop guidelines and incentives to
promote public art in suitable locations, particularly
alleys and pedestrian walkways, to enhance downtown
attractiveness.
(Source: New Implementation Program)
ED-4.1 Planning and Building
City Manager
F Economic Council
The City shall establish an Economic Council to help
coordinate diverse business and public agency
economic development activities.
(Source: New Implementation Program)
ED-4.1 City Manager
Economic Development
G Businesss Diversification
The City shall conduct a study to identify potential
incentives to encourage business diversification in new mixed-use developments.
(Source: New Implementation Program)
ED-4.2 Planning and Building
City Manager
598
Economic Development Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
H Broadband Collaborative
The City s hall participate in the efforts of the Broadband Collaborative of the Pacific Coas t and with other
partners s uch as the Chumas h Tribe to bring high s peed broadband s ervice to all areas in Solvang.
(Source: New Implementation Program)
ED-4.2 City Manager
Mobility Element Programs
Mobility Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
A Capital Improvements.
The City shall establish and maintain through regular
updates a capital improvement program (CIP) that
prioritizes projects that improve safety and facilitates alternatives to Mission Drive.
(Source: Existing General Plan, Policies 1.3 and 1.3A)
MOB-1.1
MOB-1.7
MOB-1.12
Public Works
City Manager
B VMT Program Creation.
The City shall coordinate with SBCAG to establish a
program to mitigate vehicle miles travelled for new
development that follows the framework put forward by
the Governor’s Office for Planning and Research and
guidance from Caltrans. The City shall also update its
traff ic impact analysis guidelines to reflect VMT
thresholds and screening criteria for CEQA purposes as
well as operational and safety analyses associated with Local Traffic Studies when requested by City. The City’s CEQA Guidelines shall also be reviewed and updated as
appropriate to reflect legislative changes to the CEQA
process.
(Source: New Implementation Program)
MOB-1.4
Public Works
C Local and Regional Bicycle Network
The City shall coordinate with SBCAG and participating
local jurisdictions to update the Santa Ynez Bicycle
Master Bikeway Plan every five years to maintain an
adequate system for the safe and efficient movement of
bicyclists.
(Source: New Implementation Program)
MOB-2.1
MOB-2.2
MOB-2.3
MOB-2.4
Public Works
599
Mobility Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
D Parking Evaluation.
The City s hall conduct a s tudy exis ting parking patterns to ens ure that there is s ufficient parking provided even as parking needs change acros s the city. The evaluation
program s hould contain the following elements :
1) As s es s ment of exis ting parking s tudies
2) As s es s ment of the City’s in-lieu parking model
3) Res pons es to recommendations from the Downtown
Solvang Parking Study, including the feas ibility of a
parking s tructure and the need for time-limited and
paid parking.
(Source: New Implementation Program)
MOB-2.4
MOB-3.1
MOB-3.2
MOB-3.3
MOB-3.6
Public Works
Planning and Building
E Parking Monitoring Program
The City shall develop parking occupancy threshold rates and monitor parking capacity to determine when design
and construction of new parking facilities needs to begin as part of the parking management program.
(Source: Existing General Plan, Action 4.2. C)
MOB-3.1
MOB-3.2
MOB-3.3
Public Works
F Complete Streets.
The City shall prepare complete streeets guidelines to
assist with the improvement of the non -automobile
transportation network. Possible solutions can range
from traffic calming to closing streets to automotive
traffic.
(Source: New Implementation Program)
MOB-4.1
MOB-4.2
MOB-4.3
Public Works
Public Facilities, Services, and Infrastructure Element Programs Public Facilities, Services, and Infrastructure Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
A Water System Master Plan
The City shall update every five-years the Water System Master Plan to address the development of multiple
sources of water, water conservation and groundwater
management to accommodate projected water demand
and provide for water supply security.
(Source: Existing General Plan Action 2.2A)
PFS-1.1 Public Works
600
Public Facilities, Services, and Infrastructure Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
B Wastewater Annual Review
The City s hall annually review the was tewater collection, treatment, and dis pos al s ys tem to ens ure the financing s tructure and viability of the s ys tem.
(Source: New Implementation Program)
PFS-2.1 Public Works
C Community Partnerships
The City shall prepare a study of potential projects that could benefit from a partnership arrangement such as a
community aquatic facility, youth, community center,
senior center, and new or improved sports fields.
(Source: Existing General Plan Action 2.2.B, modified)
PFS-7.2
PFS-7.3
Public Works
Planning and Building
City Manager
D Future Park Improvements
The City shall facilitate opinion surveys and/or public workshops every five years to update and adapt the
ongoing project list for park and facili ty improvements. (Source: Existing General Plan Action 2.4.A, modified)
PFS-7.10 City Manager
Parks and Recreation
Public Works
E Recreation Program Participation Report
The City shall prepare an annual report on recreation
program participation changes, review regional trends,
and evaluate user response to the recreation programs
and services in order to adapt and develop the City’s
yearly recreation program offerings.
(Source: Existing General Plan Action 3.1.A, modified)
PFS-8.1 Parks and Recreation
F Passive Recreation and Trails Plan
The City shall prepare a Passive Recreation and Trails
Plan for undeveloped natural areas. The Plan will include an evaluation of the effects of new uses, services, and trails in the undeveloped natural areas on natural
resources such as native vegetation, wildlife habitats, and other natural resources, in order to minimize land
use conflicts, native vegetation loss, and wetland
sedimentation.
(Source: Existing General Plan Actions 4.1.A and 4.2.A, modified)
PFS-8.4
PFS-8.6
Parks and Recreation
Planning and Building
Public Works
City Manager
G Park Funding Program
The City shall prepare an analysis and
recommendations for potential park and recreation
facility funding. The analysis Investigate the potential benefits of a Quimby Act ordinance based on remaining
vacant residential land in the city. The funding program must balance community need with available resources.
(Source: Existing General Plan policy 6.3 and Action
6.2.A)
PFS-10.3
PFS-10.4
PFS-10.5
Parks and Recreation
Planning and Building
City Manager
601
Environment and Sustainability Element Programs
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
H Open Space/Recreation and Agriculture
Apply and periodically evaluate the Open
Space/Recreation and/or Agriculture land us e
des ignations to properties that s upport s ens itive
res ources . Such res ources may include, but are not
limited to, the following:
• Creek corridors , including open channels with
natural banks and vegetation.
• Undeveloped land within the City’s Plan Area not
intended for urban us es .
• Wildlife habitat and corridors for the health and
mobility of individuals and of the s pecies .
• The habitat of s pecies lis ted as threatened or
endangered by the State or Federal
governments .
• Prime agricultural s oils and economically viable
farmland.
• Groundwater recharge areas .
• His torically open-s pace s ettings for cultural
res ources , native and traditional lands capes .
• Hills and ridgelines .
(Source: Existing General Plan Action 8.1.A)
ENV-1.1
ENV-1.2
ENV-3.1
Planning and Building
602
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
I Unsafe Development Areas
Des ignate as open s pace areas where development
would be uns afe. Thes e areas include, but are not
limited, the following:
• Land s traddling active or potentially active
earthquake faults .
• Land where ris ks of ground s haking, s lope
instability, s ettlement, or liquefaction cannot be
adequately mitigated.
• Areas s ubject to flooding, where the frequency,
depth, or velocity of floodwaters pos es an
unacceptable ris k to life, health, or property.
• Areas of high or extreme wildland fire hazard.
(Source: Existing General Plan Action 8.1.B)
ENV-1.1 Planning and Building
Public Safety
J Open Space Funding
Pursue available County, State, federal and private
funding for the acquisition and maintenance of
appropriate open space and parkland.
(Source: Existing General Plan Action 8.1.H)
ENV-1. Parks and Recreation
City Manager
K Permanent Open Space/Greenbelt
Investigate strategies for the acquisition of properties (and/or the acquisition of the development rights to
properties) by the City or private and nonprofit partners from willing sellers surrounding the City’s Plan Area for the purpose of establishing a permanent open
space/greenbelt around the City.
(Source: Existing General Plan Action 8.1.I)
ENV-1.1 Planning and Building
City Manager
L Regional Open Space Plans
Implement and participate in regional open space and
environmental management plans.
(Source: New Implementation Program)
ENV-1.3
ENV-1.4
Parks and Recreation
City Manager
M Open Space Contract Education
Work with Santa Barbara County to educate private
landowners with properties in and surrounding Solvang
on the benefits of entering into open space contracts for long-term protection of open space and agricultural
resources.
(Source: New Implementation Program)
ENV-1.3
ENV-1.4
ENV-3.2
Parks and Recreation
City Manager
603
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
N Tree Ordinance
Evaluate and update the City’s tree ordinance to protect the City’s urban fores t and s et s tandards for native and drought-tolerant s pecies .
(Source: New Implementation Program)
ENV-2.2 Planning and Building
Public Works
O Tree Inventory
Complete and maintain a citywide public tree inventory
that includes species type, diameter, health, and
maintenance.
(Source: New Implementation Program)
ENV-2.2 Public Works
Planning and Building
P Approved Trees List
Update the list of approved trees and plants for
landscaping on the City’s website.
(Source: New Implementation Program)
ENV-2.2 Public Works
Planning and Building
Q USDA Grants
Apply for United States Department of Agriculture
(USDA) grants to provide funding for stabilization of
creeks and creek banks.
(Source: Existing General Plan Action 3.1.G)
ENV-3.1 Planning and Building
Public Works
City Manager
R Regional Conservation Efforts
Participate in any area-wide conservation planning
efforts such as Habitat Conservation Plans under the
U.S. Endangered Species Act.
(Source: New Implementation Program)
ENV-3.1
ENV-3.4
Planning and Building
Public Works
City Manager
S Wildlife and Habitat Education
Work with local organizations to provide education on
the importance of natural wildlife populations and
habitat conservation.
(Source: New Implementation Program)
ENV-3.2 Planning and Building
Parks and Recreation
T State and Federal Compliance
Require new development to provide evidence of
compliance with the relevant provisions of state and
federal laws relating to the preservation of rare,
threatened, or endangered species and their habitat
prior to project approval and/or p rior to and during
construction as determined by the requirements set
forth in the federal and state Endangered Species Acts, the federal Clean Water Act, and the federal Rivers and Harbors Act.
(Source: Existing General Plan, Action 3.1.B)
ENV-3.3 Planning and Building
604
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
U Biological Resources Mitigation
Require project proponents to identify and map s ens itive biological and wetland res ources on each development
parcel and identify the meas ures neces s ary to avoid
and/or minimize impacts on s uch resources prior to
approving the development. Mitigation for impacts to
s ens itive biological and wetland res ources s hall addres s replacement of the functions and values of the
res ources as well as gros s acreage.
(Source: Existing General Plan, Action 3.1.F)
ENV-3.3 Planning and Building
V Project Review Guidelines
The City shall develop guidelines for project review to ensure potential impacts to archaeological and/or
cultural resources are minimized.
(Source: New Implementation Program)
ENV-4.1 Planning and Building
W Archaeological Surveys
The City shall establish guidelines for determining when archaeological surveys would be deemed necessary for
projects that include ground disturbing and/or
excavation activities on previously undisturbed land or sites located in areas with known archaeological or
tribal cultural resources.
(Source: New Implementation Program)
ENV-4.1 Planning and Building
X Archaeological Site Records
The City shall establish and maintain archaeological site records about known sites. Specific archaeological site information shall be kept confidential to protect the
resources. Maintain, for public use, generalized maps
showing known areas of archaeological sensitivity.
(Source: Existing General Plan Action 4.1.F)
ENV-4.1
ENV-4.4
Planning and Building
Y Significant Buildings/Site Inventory
The City shall identify and maintain an inventory of
structures and sites that are historically or
architecturally significant to the City of Solvang.
(Source: New Implementation Program)
ENV-5.1 Planning and Building
Z Mineral Extraction Sites
The City shall apply land use designations for old
mineral-extraction sites that reflect the associated risks.
These should generally be limited to “Open Space”, or
“Agriculture” designations on the Land Use Element
map.
(Source: Existing General Plan,Action 7.1.A)
ENV-6.1 Planning and Building
605
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
AA Mineral Extraction Site Reclamation
The City s hall secure and reclaim previous ly active
mineral extraction s ites in conjunction with any
development approvals for the land on which they are
located. “Securing” means preventing acces s that
entails unacceptable ris k. “Reclamation” means
rees tablis hing ground contours and vegetation to the
extent feas ible, us e of eros ion control meas ures to enhance and protect s oil s tability, water and air quality, wildlife habitat values and views.
(Source: Existing General Plan, Action 7.1.B)
ENV-6.1 Planning and Building
BB Water Education Programs
The City shall implement watershed awareness and
water quality educational programs for City staff,
community groups, potential developers, and the public. (Source: Existing General Plan,Action 2.1.F)
ENV-7.1
ENV-8.1
Public Works
CC Water Quality Testing
The City shall regularly monitor water quality in City
wells for evidence of toxics, saltwater intrusion, and
other contaminants.
(Source: Existing General Plan, Action 2.1.E)
ENV-7.1 Public Works
DD Groundwater Recharge Protection
The City shall identify important groundwater recharge
areas and protect those areas through open space
designations or development requirements, as
appropriate. In addition, update the municipal code to
require a buffer surrounding identified groundwater
recharge areas for uses that would negatively impact
groundwater recharge or groundwater quality.
(Source: New Implementation Program)
ENV-7.2 Public Works
EE Repair Water Lines
The City shall systematically replace or repair leaking and deteriorated water lines.
(Source: Existing General Plan, Action 2.2.E)
ENV-7.2 Public Works
FF Recycled Water
The City shall implement recycled water for municipal
buildings and landscaping where appropriate and
encourage recycled water use for private landowner and
businesses.
(Source: New Implementation Program)
ENV-7.2 Public Works
606
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
GG Air Quality Education
The City s hall provide educational programs for s chools , bus ines s es , and res idents regarding air quality, s ources of air pollution, and air quality s tandards .
(Source: New Implementation Program)
ENV-8.4 Planning and Building
Public Works
City Manager
HH Park and Ride Lots
The City shall work with SBCAG to plan park and ride
lots at suitable locations serving long distance and local commuters.
(Source: Existing General Plan, Action 5.3.B)
ENV-9.3 Planning
Public Works
II Bicycle and Pedestrian Infrastructure Funding
The City shall seek funding to implement bicycle and
pedestrian infrastructure, including new bike lanes and sidewalks.
(Source: New Implementation Program)
ENV-9.3 Public Works
City Manager
JJ Electric Chargers
The City shall seek funding to install electric charging stations at existing City buildings and facilities.
(Source: New Implementation Program)
ENV-9.3 Public Works
City Manager
KK Alternative Fuel Strategy
The City shall adopt an Alternative Fuel Strategy and set a fuel efficiency standard for the City fleet. The strategy should present a funding plan and timeline for
replacement of the City vehicle fleet and Recreation and Community Services and Public Works Department
equipment.
(Source: New Implementation Program)
ENV-9.6 Administration
City Manager
LL Electric Vehicle Charging Requirements
The City shall update the municipal code to include
electric vehicle charging requirements for commercial
and multifamily development projects.
(Source: New Implementation Program)
ENV-9.4 Planning and Building
607
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
MM Sensitive Land Uses
The City s hall update the municipal code to include
requirements for res idential development projects and
projects categorized as s ens itive receptors to be
located an adequate dis tance from exis ting and
potential s ources of toxic emis s ions s uch as major
arterials , indus trial s ites , and hazardous material locations . For purpos es of compliance with this policy, the City will be guided by the recommendations
provided in the Air Quality and Land Us e Handbook: A
Community Health Pers pective publis hed by the
California Air Res ources Board.
(Source: Existing General Plan, Action 5.4.A modified)
ENV-8.7 Planning and Building
NN GHG Inventory
The City shall conduct a greenhouse gas emissions
inventory and update at least once every five years.
(Source: New Implementation Program)
ENV-10.7 Planning and Building
Public Works
OO GHG Reduction in Development
During development application review, the City shall
require the implementation of measures to reduce the
emission of greenhouse gases from new development
to the greatest extent feasible. Such measures may
include, but are not limited to, the following:
• Dis couraging auto-dependent patterns of
development
• Promoting compact, mixed-us e, pedes trianfriendly, and trans it oriented development; • Promoting energy-efficient building des ign and
s ite planning us ing either Build It Green and
LEED≠ Silver s tandards for res idential and nonres idential buildings , res pectively; and • Working to improve the ratio of jobs to hous ing.
(Source: Existing General Plan, Action 5.5.B)
ENV-10.1 Planning and Building
608
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
PP City Facilities Retrofits
The City s hall develop a funding and implementation
s trategy to outline City infras tructure improvements for energy efficiency retrofits and renewable energy
infras tructure projects .
(Source: New Implementation Program)
ENV-12.3 City Manager
Administration
Public Works
QQ Renewable Energy Funding
The City shall seek funding as it becomes available to
install renewable energy infrastructure at City facilities and municipal properties.
(Source: New Implementation Program)
ENV-12.3 Public Works
RR Waive Permit Fees
The City shall waive building permit fees for retrofit
projects that make an existing home or business more
energy-efficient. Eligible projects may include, but are not limited to, the installation of solar panels, tankless water heaters, and highly energy efficient heating,
ventilation, and air-conditioning systems.
(Source: Existing General Plan, Action 5.5.E)
ENV-12.4
ENV-12.5
ENV-12.6
Planning and Building
SS Renewable Energy Awareness
The City shall provide updated information on the City’s website and at City Hall on incentives and benefits of
renewable energy options, such as solar panels, and
clearly identify requirements and permitting process for businesses and property owners.
(Source: New Implementation Program)
ENV-12.4
ENV-12.5
Planning and Building
Administration
TT Renewable Energy in Open Space
The City shall update the municipal code to allow
renewable energy projects on sites designated as open
space.
(Source: New Implementation Program)
ENV-12.7 Planning and Building
UU Recycling Access
The City shall revise recycling facility requirement to expand the variety of waste-reduction facilities,
including food
and garden composting and hazardous waste.
(Source: New Implementation Program)
ENV-13.1
ENV-13-2
Planning and Building
Public Works
VV Zero Waste Plan
The City shall develop and adopt a zero waste action
plan to maximize waste diversion from landfills.
(Source: New Implementation Program)
ENV-13.1 Planning and Building
Public Works
609
Environment and Sustainability Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
WW Waste Reduction Education
The City s hall provide educational programs about the
environmental benefits of reducing was teful
cons umption and avoiding products with exces s ive
packaging, recycling, refilling empty containers ,
s eparating food and yard was te for compos ting, and
us ing rechargeable batteries , among other topics .
(Source: New Implementation Program)
ENV-13.1 Planning and Building
XX Green Building Incentives
The City shall develop incentives such as rebates, fee
waivers, or permit streamlining to facilitate the
installation of renewable energy, energy efficient, or
water conservation equipment.
(Source: New Implementation Program)
ENV-14.1
ENV-14.3
Planning
Building
YY Co-Generation Incentives
The City shall develop incentives for co-generation in
building design and update building and development
standards within the municipal code.
(Source: New Implementation Program)
ENV-14.5 Planning
Building
610
Hazard and Safety Element Programs
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
A Disaster Exercises
The City s hall participate in regularly s cheduled dis as ter exercis es to prepare Sheriff, Fire, and other City
agencies for dis as ter res pons ibilities.
(Source: New Implementation Program)
SAF-1.1 Public Safety
Public Works
City Manager
Emergency Preparedness
B Seek Funding
The City shall take advantage of available funding to
ensure the readiness of response teams, including
pursuing state and federal hazard mitigation grant
programs such as the Hazard Mitigation Grant Program
and Emergency Operations Center Grant Program.
(Source: Existing General Plan, Action 2.1.A)
SAF-1.1 Public Safety
City Manager
Administration
C Emergency Management Plan
The City shall regularly maintain, periodically update, and test the effectiveness of the Emergency
Management Plan. As part of the periodic update, the
City shall review County and State emergency response
plans and procedures to ensure coordination with the
City’s plan.
(Source:Existing General Plan, Action 2.1.D)
SAF-1.2
SAF-1.10
Public Safety
City Manager
Administration
D Evacuation Plan and Emergency Response Procedures
The City shall develop and regularly update an
evacuation plan and emergency reponse procedures for
different types of disasters within the Emergency
Management Plan. (Source: New Implementation
Program)
SAF-1.2
SAF-1.5
Public Safety
City Manager
Administration
E Volunteer Registry
The City shall create a registry of volunteers who live and work in the city and can assist in the event of an
emergency. (Source: New Implementation Program)
SAF-1.3 Public Safety
City Manager
Administration
F GIS Data
The City shall fund and maintain a Geographic
Information System (GIS) that includes the data layers
of this safety element. Continue to build the GIS with
additional information as it becomes available and refer to the information when making development and land
use decisions.
(Source: Existing General Plan, Action 2.4.A)
SAF-1.4 Planning and Building
611
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
G Evacuation Routes
The City s hall identify and provide evacuation routes to the public and local bus ines s es .
(Source: New Implementation Program)
SAF-1.3
SAF-1.5
Planning and Building
City Manager
H Minimum Roadway Width
The City shall enforce minimum roadway widths and
clearances for evacuation and emergency access.
(Source: New Implementation Program)
SAF-1.6 Public Works
Planning and Building
I Roadway Capacity Evaluation
The City shall evaluate existing roadways, particularly along evacuation and emergency access routes, to
ensure roads will have adequate capacity during times
of emergency.
(Source: New Implementation Program)
SAF-1.5
SAF-1.6
Public Works
Planning and Building
J Designate Command Center
The City shall designate a command center and outline
procedures for use during emergencies within the
Emergency Management Plan.
(Source: Existing General Plan, Action 2.1.A)
SAF-1.9 Public Safety
City Manager
Administration
K California Building Code
The City shall adopt new California Building Code
requirements, when necessary, to promote the use of
updated design standards.
(Source: Existing General Plan, Action 3.1.D)
SAF-2.1 Planning and Building
L National Flood Insurance Program
The City shall continue to participate in the National
Flood Insurance Program. To this end, the City shall
ensure that its regulations are in full compliance with standards adopted by the Federal Emergency
Management Agency.
(Source: Existing General Plan, Action 4.1.A)
SAF-4.1 Planning and Building
M Runoff Control
The City shall require all new urban development to
incorporate runoff control measures to minimize peak
flows of runoff and/or assist in financing or otherwise implementing comprehensive drainage plans. All such
control measures shall consider potential affects to
adjacent property owners.
(Source: Existing General Plan, Action 4.2.B)
SAF-4.2
SAF4.4
Planning and Building
612
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
N Low Impact Development
The City s hall require new development to incorporate
provis ions for Low Impact Development, as des cribed in Order R3-2013-0032 adopted by the Regional Water
Quality Control Board. Require new development to
minimize or eliminate pollutants in s torm water through natural proces s es and maintain pre-development
hydrologic characteris tics , s uch as flow patterns ,
s urface retention, and recharge rates .
(Source: Existing General Plan, Action 4.2.C)
SAF-4.2
SAF4.4
Planning and Building
O Capital Improvement Projects
The City shall seek funding to implement capital
improvement projects for low -lying, flood prone areas. (Source: Existing General Plan, Action 4.2.H)
SAF-4.2 Public Works
Planning and Building
City Manager
P Dam Failure Evacuation Plan
The City shall maintain a dam failure evacuation plan
with guidance for public officials on emergency
notification and evacuation instructions, including use of the emergency alert system to notify the public.
(Source: Existing General Plan, Action 4.3.A)
SAF-4.3 Planning and Building
Q Emergency Access and Evacuation
The City shall require new residential development to
have at least two emergency access and evacuation
routes.
(Source: New Implementation Program)
SAF-5.1 Public Works
Planning and Building
Public Safety
R Fire Equipment Access and Resources
The City shall require new development provide all
necessary water service, fire hydrants, and roads
consistent with Fire Department standards.
(Source: Existing General Plan, Action 5.1.B)
SAF-5.2 Planning and Building
S Homeowner Fire Safety
The City shall require property owners to remove fire
hazards, including vegetation, hazardous structures and materials, and debris, as directed by the Fire
Department.
(Source: Existing General Plan, Action 5.1.D)
SAF-5.4 Public Safety
Planning and Building
T Evaluate Existing Structures
The City shall provide information on the City’s website on recommended fire safety improvements and
permitting requirements for such improvements.
(Source: New Implementation Program)
SAF-5.5 Planning and Building
Public Safety
613
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
U County Fire Contract
The City s hall regularly evaluate the City’s contracts with the County to ens ure adequate fire department s ervices are maintained.
(Source: NewImplementation Program)
SAF-6.1 Public Safety
V Fire Flow Evaluation
The City shall regularly evaluate fire-flows to ensure they are adequate to serve the community.
(Source: New Implementation Program)
SAF-6.3 Public Safety
Public Works
W Hazardous Waste Information
The City shall provide the public, industry, agriculture, and local government with the available information
needed to enable them to take rational and cost
effective actions to minimize, recycle, treat, dispose of or otherwise manage hazardous wastes, including
medical waste, within the county.
(Source: Existing General Plan, Action 6.1.E)
SAF-7.1 Public Works
X Safe Routes
The City shall designate and regularly evaluate safe
routes to transport hazardous materials within the City. (Source: New Implementation Program)
SAF-7.2 Planning and Building
Public Works
Y Land Use Restrictions
The City shall evaluate and update the Land Use
Element and Zoning Ordinance to ensure compatibility
of uses and development standards with the Santa Ynez
Airport Land Use Plan.
(Source: New Implementation Program)
SAF-9.3 Planning and Building
Z Tree Maintenance Program
The City shall implement a program to review tree
maintenance and tree root expansion and broken
sidewalks.
(Source: New Implementation Program)
SAF-11.1
SAF-11.2
Public Works
AA Tree Hazard Notification
The City shall create and maintain a submission box on
the City’s website to allow the public to notify the City of issues regarding potential tree hazards and request
maintenance of City trees.
(Source: New Implementation Program)
SAF-11.2 Public Works
614
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
BB Noise Level Thresholds
The City s hall evaluate and update nois e level
thres holds in the city’s Municipal Code to provide
meas urable criteria for appropriate nois e levels
throughout the city.
(Source: New Implementation Program)
SAF-12.1 Planning and Building
CC Construction Noise and Vibration
The City shall evaluate construction activities for
anticipated noise and vibration levels and require
reduction measures and/or limitations on timing of
activities if necessary. (Source: Existing General Plan, Action 3.2)
SAF-12.2
SAF-12.3
SAF-12.4
SAF-12.5
SAF-12.6
Planning and Building
DD Noise Control Coordinator
The City shall designate one department in the City to
act as the noise control coordinator in order to ensure the continued operation of noise enforcement efforts of the City. (Source: Existing General Plan, Action 3.3.A) SAF-12.4 Planning and Building
EE City Purchasing Policy
The City shall establish noise guidelines for City
purchasing policy to take advantage of federal
regulations and labeling requirements.
(Source: Existing General Plan, Action 3.5)
SAF-12.4 Administration
FF Vibration Impact Assessment
The City shall require project specific vibration impact assessments and vibration impact reduction measures
for new development projects using major vibration
generating equipment.
(Source: New Implementation Program)
SAF-12.6 Planning and Building
GG Vegetation and Irrigation Regulations
The City shall establish guidelines and conduct code
enforcement for vegetation and irrigation/water
management to minimize potential habitat for mosquito
larvae. Management strategies include vegetation
thinning, controlling algae, and filling ruts and irrigation ditches.
(Source: New Implementation Program)
SAF-13.1 Administration
Planning and Building
615
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
HH Surveillance and Preventative Measures
The City s hall work with the Santa Barbara County
Mos quito and Vector Management Dis trict to conduct
routine mos quito and virus s urveillance and preventative activities , including identifying environmental conditions that would indicate high ris k of growing mos quito
populations or virus trans mis s ion. Activities may include obs erving and tes ting mos quito and larvae populations , eliminating s tanding water on city properties , and
conducting an inventory of pes ticides and application
equipment.
(Source: NewImplementation Program)
SAF-13.1 Administration
Planning and Building
Public Works
II Public Health Emergency Response
The City shall update the Emergency Management Plan
to include response measures for public health
emergencies such as pandemics.
(Source: New Implementation Program)
SAF-14.3 Administration
Public Safety
JJ Water Conservation Education
The City shall distribute information to the public on
incentives for water conservation best practices.
(Source: New Implementation Program)
SAF-15.1 Planning and Building
Public Works
KK Recycled Water
The City shall implement recycled water for municipal
buildings and landscaping where appropriate and
encourage recycled water use for private landowner and
businesses. (Source: New Implementation Program)
SAF-15.1 Public Works
LL Water Conservation
The City shall update the City’s Zoning Ordinance to
enforce and implement water conservation measures
such as native landscaping, low-impact design, and
recycled water where appropriate.
(Source: New Implementation Program)
SAF-15.1 Planning and Building
MM Public Facilities Improvement Plan
The City shall develop a public facilities improvement
plan to outline public facilities improvement projects to adapt to climate change stressors including fire, flood, extreme heat, and drought.
(Source: New Implementation Program)
SAF-15.2 Public Works
Administration
616
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
NN Capital Improvement Plan
The City s hall incorporate public facilities improvements into the Capital Improvement Plan and s eek funding for public facilities improvements to adapt to climate
change s tres s ors including fire, flood, extreme heat, and drought.
(Source: New Implementation Program)
SAF-15.2 Planning and Building
Public Works
Administration
OO Building Retrofit Incentives
The City shall develop and promote incentives for
building improvements such as insulation
improvements, heat pumps, and micro-grid energy
storage systems to increase power reliability. Vulnerable populations such as seniors, low-income, and homeless
services providers should be prioritized.
(Source: New Implementation Program)
SAF-15.4 Planning and Building
PP City Tree Inventory
The City shall develop and maintain an inventory of City trees to identify areas with disproportionately fewer
trees. The tree inventory shall be used to prioritize areas for new tree plantings with prioritization of
neighborhoods with vulnerable populations.
(Source: New Implmentation Program)
SAF-15.5 Planning and Building
QQ Green Infrastructure Regulations
The City shall update the municipal code and design
guidelines to incorporate low impact landscaping and
green infrastructure for new and renovated development
projects.
(Source: New Implementation Program)
SAF-15.5 Planning and Building
Public Works
RR Climate Change Vulnerability Analysis
The City shall update the City’s Climate Change
Vulnerability analysis over time and as new data
becomes available.
(Source: New Implementation Program)
SAF-15.7 Planning and Building
SS Climate Change Emergency Response
The City shall update the Emergency Management Plan
to include response measures for climate change
impacts, including increased heat days.
(Source: New Implementation Program)
SAF-15.7 Planning and Building
617
Safety Element Programs
Implements Which
Policy(ies)
Responsible
Supporting Department(s)
TT Climate Adaptation Coordination
The City s hall coordinate with the County of Santa
Barbara and other juris dictions to implement climate
adaptation s trategies at the regional level and
participate in updates to the Santa Barbara County
Multi-Hazard Mitigation Plan. (Source: New
Implementation Program)
SAF-15.7 Planning and Building
UU Water System Master Plan
The City shall regularly update the Water System Master Plan to evaluate water supply and demand.
(Source: New Implementation Program)
SAF-15.7 Public Works
618
1 DISCLAIMER: This document is intended solely as a technical overview of the provisions of certain provisions of the Housing Accountability Act. It is not intended to serve as legal advice regarding any jurisdiction's specific policies or any proposed housing development project. Local staff should consult with their city attorney or county counsel when determining the applicability of these provisions to any proposed housing development project in their jurisdiction.
The “Builder’s Remedy” and Housing Elements
There have recently been press reports regarding the so-called “Builder’s Remedy” that can be used to avoid local zoning requirements when a locality’s housing element does not substantially comply with state law. These reports have stated that, if a locality has a noncompliant housing element the city or county must approve the housing development project, regardless of the local zoning.
The “Builder’s Remedy” arises from the Housing Accountability Act (Government Code Section 65589.51 ; the HAA). This
paper describes the provisions of the HAA that constitute the “Builder’s Remedy” and how they may apply to a proposed housing development project.
How Does the “Builder’s Remedy” Work?
The HAA requires that cities and counties make one of five findings to deny, or to apply conditions that make infeasible, a housing development project “for very low, low- or moderate-income households” or an emergency shelter. (Section 65589.5(d).) A housing development project with 20 percent of the total units available to lower income households or with all of the units available for moderate or middle income households may qualify as housing “for very low, low- or moderate income households” (see detailed description below). The five findings which would allow denial of an eligible project can be summarized as follows:
1. The city or county has met or exceeded its Regional Housing Needs Allocation (RHNA) for the proposed income categories in the development.
2. The housing development or emergency shelter would have a specific adverse impact on public health and safety, and there is no way to mitigate or avoid the impact without making the development unaffordable. The impact must be based on objective, written public health or safety standards in place when the application was deemed complete.
3. The denial or condition is required to meet state or federal law, and there is no feasible method to comply without making the development unaffordable.
4. The project is proposed on land zoned for agriculture or resource preservation that is surrounded on at least two sides by land being used for agriculture or resource preservation or there are not adequate water or sewage facilities to the serve the project.
1 All future references are to the Government Code unless otherwise specified.