Residential_Development_pnt_scag

Residential development activity, including pipeline projects (those in planning, permitting, and construction phases) and newly completed projects (those receiving certificates of occupancy), is developed to support SCAG’s growth forecasting and to enhance information database available to SCAG member jurisdictions and stakeholders. Because residential projects that enter the development pipeline typically complete within three years,[1] we extracted data for projects that received entitlements or building permits in 2022, 2023, and 2024 from local jurisdictions’ APRs, as well as housing units that received a certificate of occupancy or other form of readiness in 2024. Government Code section 65400 requires that local jurisdiction prepare an APR on the status of the housing element of its general plan and progress in its implementation, using forms and definitions adopted by the HCD. A primary function of the housing element APR data is to allow HCD to track each local government’s annual progress towards meeting its Regional Housing Needs Allocation (RHNA) over the 5- or 8-year planning cycle. Table A2 of the APR requires local jurisdictions to report all new housing units and developments that received either an entitlement, a building permit, or a certificate of occupancy during the reporting year. For projects with development activity spanning multiple years, local jurisdictions are instructed to include the project if any activity occurred within the reporting year. Consequently, the same project may appear in multiple APRs. For example, a project included in the 2022 APR for receiving an entitlement would also appear in the 2023 APR for receiving a building permit. In many cases, previous activity information is reported alongside (e.g., entitlement date, units entitled). APR data are not built with unique project identifiers, meaning that a list of residential activity must rely on this repeated information in order to identify duplicate records across years. SCAG staff retrieved the APR data for 2022, 2023, and 2024 and systematically examined the records for duplicates, which were primarily identified by matching the activity dates, project types, tenure, and total units within each jurisdiction. Additional duplicates were identified through careful review of large developments. Due to missing data, potential data entry errors in APRs, and other reporting inconsistencies, some duplicates will likely remain. After removing duplicates, SCAG used three approaches to map the residential developments. First, to address variation in reporting formats, staff standardized the APN field where available. For projects associated with multiple APNs, the first reported APN was designated as the primary APN, and parcel centroid coordinates were used to map the projects with APNs matching SCAG’s parcel-level land use data. Second, staff geocoded project addresses in GIS and used the resulting coordinates when APN matching was not possible (e.g., a development project was not associated with an extant APN). Third, for large developments (50 units or more) that could not be reliably located through APN matching or geocoding, SCAG staff obtained the coordinates by searching the reported addresses in Google Map or consulting publicly available planning documents. The identified coordinates, derived from APN centroids, geocoding, or manual review, reflect approximate project locations and do not represent the exact placement of the development site.Note: This dataset is intended for planning purposes only, and SCAG shall incur no responsibility or liability as to the completeness, currentness, or accuracy of this information. SCAG assumes no responsibility arising from use of this information by individuals, businesses, or other public entities. The information is provided with no warranty of any kind, expressed or implied, including but not limited to the implied warranties of merchantability and fitness for a particular purpose. Users should consult with each local jurisdiction directly to obtain the official residential development information.[1] Recent analysis of proprietary data of current and prospective development projects over the last two decades finds that, from planning to delivery, a multifamily project takes an average of 30.2 months in the U.S. Census Bureau's West Region, which includes California. See Cunninham & Orlando (2024), How Long Does It Take to Building Multifamily Housing? Federal Reserve Bank of Atlanta.本数据集涵盖住宅开发活动，包括开发管线项目（涵盖规划、许可及建设三个阶段）以及已取得入住许可证（certificate of occupancy）的竣工新项目，旨在支撑南加州政府协会（Southern California Association of Governments，SCAG）的增长预测工作，并为SCAG成员辖区及利益相关方提供更完善的信息数据库。 由于进入开发管线的住宅项目通常可在三年内竣工[1]，SCAG工作人员从各辖区的年度进展报告（Annual Progress Report，APR）中提取了2022年、2023年及2024年获得开发许可或建筑许可的项目数据，同时纳入了2024年取得入住许可证或其他竣工认定形式的住宅单元数据。 《政府法典》第65400条要求各辖区依据加州住房与社区发展部（Housing and Community Development，HCD）制定的格式与定义，编制一份关于其总体规划中住房单元现状及实施进展的年度进展报告。 住房单元年度进展报告数据的核心功能之一，是让HCD能够追踪各地方政府在5年或8年规划周期内，达成其区域住房需求分配（Regional Housing Needs Allocation，RHNA）目标的年度进展情况。 年度进展报告的A2表格要求各辖区报告报告期内所有获得开发许可、建筑许可或入住许可证的新建住宅单元及开发项目。 对于开发活动跨多个年度的项目，各辖区需将报告期内存在任何开发活动的项目纳入报告。因此，同一项目可能会出现在多份年度进展报告中。例如，某因获得开发许可而被纳入2022年年度进展报告的项目，也会因获得建筑许可而出现在2023年的年度进展报告中。 在多数情况下，报告中会附带此前的开发活动信息（例如许可获批日期、获批许可的住宅单元数量）。由于年度进展报告数据未设置唯一项目标识符，因此在跨年度识别重复记录时，需依托此类重复出现的信息来整理住宅活动清单。 SCAG工作人员调取了2022年、2023年及2024年的年度进展报告数据，并对记录进行了系统性的重复项排查：主要通过匹配各辖区内的活动日期、项目类型、房屋权属类型及总单元数来识别重复记录，此外还通过对大型开发项目的仔细核查来识别额外的重复项。 由于存在数据缺失、年度进展报告中潜在的录入错误及其他报告不一致问题，仍可能存在部分未被识别的重复记录。在去除重复记录后，SCAG采用了三种方法对住宅开发项目进行空间定位。 其一，为统一报告格式差异，工作人员对可获取的评估地块编号（Assessor's Parcel Number，APN）字段进行了标准化处理。对于关联多个APN的项目，将首个上报的APN指定为主要APN，并通过地块质心坐标，对APN与SCAG地块级土地利用数据匹配的项目进行空间定位。 其二，在无法通过APN匹配的情况下（例如开发项目未关联现存APN），工作人员通过地理信息系统（Geographic Information System，GIS）对项目地址进行地理编码，并将生成的坐标用于空间定位。 其三，对于无法通过APN匹配或地理编码可靠定位的大型开发项目（单元数≥50），SCAG工作人员通过在谷歌地图（Google Map）中检索上报地址或查阅公开的规划文档来获取坐标。 通过APN质心、地理编码或人工核查获取的坐标仅为项目大致位置，并非开发场地的精确坐标。 注意：本数据集仅用于规划用途，SCAG不对本信息的完整性、时效性或准确性承担任何责任。SCAG不对个人、企业或其他公共实体使用本信息所引发的任何问题承担责任。本信息未提供任何明示或默示的担保，包括但不限于适销性及特定用途适用性的默示担保。用户应直接咨询各辖区以获取官方的住宅开发信息。 [1] 近二十年来针对当前及潜在开发项目的专有数据分析显示，在包含加利福尼亚州的美国人口普查局西区，多户住宅项目从规划到交付的平均时长为30.2个月。详见：Cunninham与Orlando（2024），《建造多户住宅需要多长时间？》，亚特兰大联邦储备银行。