HomeMy WebLinkAbout1990-06-26; City Council; 10695; SANDAG's draft 1991-1996 Regional HousingCIp" OF CARLSBAD - AGENC- BILL 6f
SANDAG'S DRAFT 1991 - 1996
REGIONAL HOUSING NEEDS
STATEMENT IEPT. PLN
RECOMMENDED ACTION:
ADOPT City Council Resolution No. %-A//, recognizing the 1991-
1996 Regional Housing Needs Statement (RHNS) for use in preparing
revisions to the City's housing element; requesting SANDAG to further update the R"S to incorporate results of the 1990 census and modified calculation methodologies; and accepting as interim
five-year goals a Itregional share" of 6,273 dwelling units and a "fair share" of 1,125 low income households until specific, and perhaps different, numerical objectives can be developed and adopted as part of a revised housing element.
ITEM EXPLANATION
Under California State Law, each jurisdiction must update its
general plan housing element at least once every five years. San Diego county jurisdictions are on a state schedule requiring new revisions to be completed by July 1991, for the period 1991-1996.
State law also requires regional councils of government to prepare
a Regional Housing Needs Statement (RHNS) to assist local jurisdictions in preparing the updates of their housing elements.
SANDAG has just completed revisions to the existing 1985-1990 R"S and is requesting local jurisdictions to take formal action on the changes.
The Regional Housing Needs Statement undertakes two major functions.
First, it provides a detailed analysis of existing and projected
general housing needs by income group, the needs of special client
groups, housing costs, housing and demographic characteristics, and the identification of market indictors. This information is extremely useful to local jurisdictions in preparing the extensive amount of background information required by state law to be included in the housing element.
Housing law also requires local housing elements to include goals, auantified objectives, and a five-year schedule of specific actions which the jurisdiction indicates it will undertake to
assure that its stated goals and objectives will be attained. A second function of SANDAGIs R"S then is to develop key quantified regional housing objectives for inclusion in housing elements. The R"S includes for each City two key candidate/numerical objectives which SANDAG proposes each City adopt for the period 1991-1996:
a) the Itregional share", which is each city's targeted share of the total regional need for all types of housing for each income group. SANDAG suggests, Carlsbadls five-year goal should be 6,273 dwelling units;
PAGE 2 OF AGENDA BILL NO. /+ 6 yg
b) the lafair share", which is the number of lower income
households for which each City should provide housing assistance
in order to meet its fair share of the existing and projected regional need. SANDAG suggests Carlsbad's Votal fair share" is
an additional 9,000 low income households. SANDAG further
recognizes that it is unlikely that jurisdictions will have the
resources to meet the needs of the I1total fair share". Instead
each jurisdiction is assigned an annual llgood faithg1 target of assisting 2.5 percent of the lltotal fair share". For the five
year period 1991-1996 the target goal for Carlsbad is 1,125 households.
The Planning Department has critically reviewed both the R"S text
and the methodologies usedto calculate the numerical goals. While
written comments have been submitted to SANDAG suggesting changes
to both the text and especially the methodologies, the SANDAG
staff has declined to make any substantive changes to the current
R"S draft. However, they have agreed that at some later time a
discussion of the methodologies may be desired.
In particular, the proposed #Ifair shareg1 goal of providing housing
assistance to 1,125 additional households is of concern. Relative
to Carlsbadls past production, 321 low income households over the
last five years, SANDAGIs proposed objective would represent an
extraordinary challenge to the City. Staff believes it would be
imprudent to commit to such an objective until an analysis is
undertaken to determine l1howl1, and even llifll, such an objective
can be achieved. The proper source for this analysis in the
housing element.
Staff therefore recommends that the City accept the Regional Housing Needs Statement now only for its wealth of background data
and as a statement of interim, generalized goals, and defer any
commitment to specific numerical housing objectives until the
housing element is brought forward for policy consideration.
In addition, the Planning Department believes that the City
Council should request the SANDAG Board to consider an addition
to its 1991 Overall Work Program to provide further revisions to
the R"S based upon a) a rigorous re-evaluation of the
methodologies used to estimate llregional shareg1 and "fair share"
housing goals and b) the incorporation of the results of the U.S.
1990 Census. This program should be undertaken with the full
participation of staffs from local San Diego County jurisdictions and appropriate state agencies.
FISCAL IMPACT
Recognizing SANDAGIs Regional Housing Needs Statement has no
direct fiscal impacts.
EXHIBITS
2. Report to the City Manager from Principal Planner,
1. City Council Resolution No. %-R //
dated June 8, 1990
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL, CITY OF CARLSBAD, CALIFORNIA, RECOGNIZING THE REGIONAL HOUSING NEEDS STATEMENT ESTABLISHED BY THE SAN DIEGO ASSOCIATION
OF GOVERNMENTS.
WHEREAS, the City of Carlsbad and the San Diego Association
of Governments adopted the existing Regional Housing Needs
Statement for the period 1985 to 1990, which recommended the
"regional share" and "fair share" of housing needs; and
WHEREAS, the existing Regional Housing Needs Statement
relied upon the 1980 Census, Series 6 Regional Growth Forecasts,
and other information available at that time; and
WHEREAS, the effective period ofthe Regional Housing Needs
Statement (1985-1990) is about to lapse: and
WHEREAS, the State Housing Law, Government Code Section
65588, requires all lllocal governments within the regional
jurisdiction of the San Diego Association of Governments*@ to adopt
the second comprehensive revisions of their general plan housing
elements by July 1, 1991; and
WHEREAS, the State Housing Law requires each jurisdiction
to identify its share of the region's housing need as part of its
housing element and to avoid the concentration of lower income
households; and
WHEREAS, the San Diego Association of Governments has
proposed revisions to the Regional Housing Needs Statement for
1991-1996 which uses updates to the 1980 Census, Series 7 Regional
Growth Forecasts, and other information currently available: and
WHEREAS, the City of Carlsbad staff has reviewed the
proposed revision to the Regional Housing Needs Statement and
submitted comments to the San Diego Association of Governments
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tncluding: a) a request to incorporate further revisions once the
:esults of the 1990 U.S. Census are made available, and b) a
:equest to review and make specified changes to the methodologies
ised by SANDAG to estimate candidate Itregional share" and "fair
;hare" housing goals for Carlsbad; and
WHEREAS, notwithstanding the validity of City staffls
:omments, the adoption by the San Diego Association of Governments
md the recognition by local jurisdictions of a revised Regional
lousing Needs Statement would provide information, goals, and
>bjectives useful to the formulation of both regional housing
>lans and local general plan housing elements:
NOW, THEREFORE, the City Council of the City of Carlsbad
ioes
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...
...
hereby resolve as follows:
The above recitations are true and correct.
The City of Carlsbad recognizes the Regional Housing Needs
Statement as set forth in the exhibit titled _(draft)- Reaional Housina Needs Statement/San Dieao Reaion, dated February, 1990, on file in the City Clerk's Office, as an information source for use in preparing revisions to the City of Carlsbad's housing element.
The City of Carlsbad accepts as interim five-year goals for
the period July 1991 through June 1996 a "regional share"
of 6,273 dwelling units and a "fair share" of 1,125 low
income households, until specific, and perhaps differing,
numerical objectives can be developed and adopted as part
of a revised general plan housing element.
The City of Carlsbad hereby requests the Executive Board of
the San Diego Association of Governments to consider an
addition to its 1991 Overall Work Program to provide further
revisions to the Regional Housing Needs Statement based upon: 1) the results of the 1990 U.S. Census, and 2) a rigorous re-evaluation of the methodologies usedto estimate "regional share" and '*fair sharen1 housing goals, to be undertaken with the full participation of appropriate state and local jurisdictions and their staffs.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the
:ity Council of the City of Carlsbad, held on the 26th day of
June , 1990, by the following vote, to wit:
AYES:. Council Members Lewis, Kulchin, Pettine, Mamaux and Larson
NOES: None
ABSENT: None
ABSTAIN:
ITTEST:
ILETHA L. RAUTENKRANZ, City C1e)rk
(SEAL)
-3-
JUNE 8, 1990
TO: CITY MANAGER
FROM: Principal Planner
VIA: Planning Director
RECOGNIZING SANDAG'S 1991-1996 REGIONAL HOUSING NEEDS STATEMENT
Backcrround
Under California State Law, each jurisdiction must update its
general plan housing element at least once every five years. San Diego County jurisdictions are on a state schedule requiring new
revisions to be completed by July 1991, for the period 1991-1996. State law also requires regional councils of government to prepare
a Regional Housing Needs Statement (RHNS) to assist local
jurisdictions in preparing the updates of their housing elements.
SANDAG has just completed revisions to the existing 1985-1990 R"S
and is requesting local jurisdictions to take formal action on the
changes.
Discussion
The Regional Housing Needs Statement (RHNS) undertakes two major
functions.
First, it provides a detailed analysis of existing and projected
general housing needs by income group, the needs of special client
groups, housing costs, housing and demographic characteristics, and
the identification of market indictors. This information is
extremely useful to local jurisdictions in preparing the extensive
amount of background data required by the state to be included in
the housing element. Attachment 1 provides a summary profile of
the findings of the proposed 1991-1996 R"S for Carlsbad.
Housing law also requires local housing elements to include goals,
auantified objectives, and a five-year schedule of specific actions
which the jurisdiction indicates it will undertake to assure that
its stated goals and objectives will be attained. Among other things each City must tlestablish the maximum number of housing
units that can be constructed, rehabilitated, and conserved over
a five-year time frame It(Govt. Code 658839(b)). The second
function of the R"S then is to develop key quantified regional
housing objectives and derivative local quantified objectives for
inclusion in housing elements. These key objectives are intended
to assure the development of local housing programs which will meet the existing and projected housing needs of all households income groups. The R"S includes for each City two key objectives for the
period 1991-1996:
JUNE 8, 1990
CITY MANAGER
PAGE 2
1. I1Reaional Share"
The "regional share" is each Cityls targeted share of the total regional need for all types of housing for each income
group. It is calculated not only from each City's forecasted
growth (as determined by the California Department of Finance
and corroborated by SANDAG's Series 7 Forecasts), but also by
use of other factors, including employment generation and
total (as opposed to residential only) vacant land.
Attachment 2 shows the proposed *Iregional share" for each
jurisdiction in the county. Carlsbadls assigned five-year
goal is 6,273 dwelling units.
2. "Fair Share"
The "fair share" identifies the number of lower income
households for which each City should provide housing
assistance in order to meet its fair share of the existing and
projected regional need. The 'Ifair share" calculation for
each City includes five factors, including weightings for
exceptional or poor performance in meeting past housing
assistance goals. SANDAG recognizes that it is unlikely that jurisdictions will have the resources necessary to meet the assistance needs of the lltotal fair share!' allocation. Instead, each jurisdiction is assigned an annual llgood faith effort@@ target of assisting 2.5 percent of the "total fair
share". Attachment 3 shows the proposed Votal fair share"
allocation and five-year "fair sharev1 goal for each
jurisdiction. Carlsbadls "total fair share" is 9,000
households, and our assigned five-year goal is 1,125
households.
Attachment 4 provides a comparison of Carlsbad's 1985-1990 Regional Housing Needs Statement goals, the level of City achievement in
attaining these goals, and the proposed 1991-1996 R"S goals.
For 1985 through 1990 our "regional sharef1 was to supply 9,789 new
housing units. We actually built 8,049, missing our goal by 1,740
units or 18 percent. For 1991 through 1996 our Itregional sharevv
is to supply 6,273 new housing units. This new, lower figure seems
attainable given the current status of our growth management plan.
For 1985 through 1990 our "fair share" for providing low-income housing assistance was 567 households. We actually provided for
only 321, missing our goal by 246 households or 43 percent. Due
in part to our past performance, our 1991-1996 "fair sharetv has
been boosted to 1,125 households, nearly a doubling of our previous goal. In order for Carlsbad to meet this goal, the level at which
JUNE 8, 1990
CITY MANAGER
PAGE 3
we provide new housing assistance would have to be accelerated more than 3 1/2 times the rate at which we have provided assistance in the past. Clearly this would be an extraordinary challenge.
Carlsbad is not alone in having had difficulty in meeting the fair share goals of the last Regional Housing Needs Statement. The
achievements of many other jurisdictions in San Diego county
suggest they also have had difficulties. Attachment 5 is based
upon data published by SANDAG giving the achievements of all
jurisdictions in the county for the years 1986 and 1987 (data for
later years have not yet been published). While 87 percent of the county-wide two-year goal was met, nine individual jurisdictions
failed to meet even 50 percent of their respective goals. The two- year achievements should not be taken necessarily to predict how well individual jurisdictions will be shown to have done for the full five-year period 1985-1989, however. Note, for example, that although Carlsbad achieved 99 percent of its two-year goal,
Attachment 4 shows that we met only 57 percent of our five-year
goal. Nevertheless, the data in Attachment 5 suggest that
providing housing for the low-income households is a significant
challenge not only for Carlsbad, but for many jurisdictions.
The Planning Department has critically reviewed both the text and
the methodologies used in the Regional Housing Needs Statement to
calculate the numerical goals. Staff has submitted to SANDAG a
number of comments on both. In particular, staff has questions
about some of the assumptions used in the numerical methodologies,
and would like to see SANDAG re-evaluate these methodologies with
the assistance of the member agencies. Staff is also concerned
that the R"S is unable to include the results of the 1990 U.S.
Census. Much of the base data in the document come either directly
or indirectly from the 1980 census, information which is clearly
badly dated. The document should be updated as soon as the 1990
Census data becomes available. SANDAG staff members have declined to make any substantive changes in the current R"S draft in response to these points. However, they have agreed that at some
later time a discussion on the methodologies may be desirable.
Recommendations
The Planning Department recommends that the City Council adopt a
resolution recognizing the 1991-1996 Regional Housing Needs
Statement for use in preparing revisions to the City's Housing
Element. However, staff has reservations about formally adopting the proposed numerical objectives for Ifregional share" and "fair share". There are many obstacles which will have to be overcome
to achieve these ambitious goals. City staff and the Council need
to explore the many policy issues associated with the grhow'v of
meeting these goals to determine if they are even achievable. The
proper forum for this exploration is the development of the housing
JUNE 8, 1990
CITY MANAGER
PAGE 4
element, a process that is now getting underway. Therefore, staff
recommends that the Council resolve to accept SANDAGIs candidate goals as interim goals, until specific, and perhaps differing but
attainable numerical objectives can be developed and adopted as
part of the revising housing element.
Staff also recommends that Council resolve to request the SANDAG
Board to consider an addition to its 1991-1992 Overall Work Program
to provide further revisions to the R"S, based upon a) a rigorous re-evaluation of the methodologies used to estimate "regional
share" and "fair shareg1 housing goals, and b) the incorporation of the results of the U.S. 1990 Census. This program should be undertaken with the full participation of the staffs from local San
Diego County jurisdictions and appropriate state agencies.
DENNIS A. TURNER
Principal Planner
arb
Attachments:
1. Summary Profile for Carlsbad, 1991-1996 Regional Needs
2. Regional Share by Jurisdiction
3. Fair Share by Jurisdictions
4. Comparison of Previous and Proposed Housing Goals
5. Fair Share Performance 1986 and 1987
Statement
ATTACHMENT 1
Profile Table
CARLSBAD
Total
6,273
Future Housing Need by Income Category
Very All % % Moderate Moderate Other Lower and Above Low -- Low - -
1,443 1,066 1,317 2,447 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share'' Factors - Five-Year Goals
Total Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % House holds Goals
5.1 6.2 5.2 9,000 1,125 (Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
OwnedRenter: In 1980, the City of Carlsbad had a total of 13,586 occupied housing units, of which 63.8% were owner occupied and 36.2% were renter occupied.
Applying these percentages to the City's 1989 total occupied housing units would
result in the following estimates: owner - 16,178; and renter - 9,180,
Housing Indicators/Special Needs
Elderly: Based on 1980 Census data, 11.5% of Carlsbad's total population was 65
years or older. Applying this percentage to the City's 1989 population; would result
in: 7,133 elderly individuals.
Family/Large Households: Large households are defined as those households with five or more persons. In 1980, Carlsbad had 13,586 total households, of which 1,196
were large households, accounting for 8.8% of the City's total households. Applying this percentage to arrive at a 1989 estimate would result in: 2,232 large households.
Single-Parent/Female Headed Households: The housing needs of single-parent households have increased in recent years. The most significant portion of this group is the female-headed households. In 1980, Carlsbad had 635 female headed households with one or more children, accounting for 4.7% of the City's total households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 1,192 female-headed households.
Handicapped: The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The Department of Health and Human Services estimates that 10% of the total population in the United States is handicapped. Applying the national figures to the City's 1989 population would result in an estimate of 6,203 handicapped persons.
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Students: Student housing is a significant factor that affects housing availability. Although students may produce temporary housing needs, the impact upon housing demand and post-study residence is critical in the immediate university areas.
Military: The major concentrations of military population center around Camp Pendleton and the Miramar Naval Air Station.
Minority: Based upon 1980 Census data, the Hispanic population accounted for
13.5% of the City's total population, Asian 2.4% and Black .6%. In 1988, the City had the following distribution: Hispanic 1696, Black 1%, and Asian 6%.
Farmworkers: The number of farmworkers in the San Diego Region is difficult to estimate due to the number of undocumented residents. A large number of farmworkers account for a significant number of the homeless population, many of whom can be found in the hills and canyons of the North County. In 1980, individuals employed in the Agriculture/Forestry/Fisheries and Mining industries accounted for 7.8% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 2.5% of its workforce employed in these
industries.
Homeless: The homeless is another group that is difficult to quantify. However,
the City of Carlsbad has estimated its homeless population to include
approximately one half dozen transients that can be considered residents.
from Regional Housing Needs Statement
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Attachment 5: Fair Share (low Income) Performance 1986 and 1987
Jurisdiction
Carlsbad
Chula Vista Coronado
Dei Mar El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove National City
Oceanside
Poway
San Diego
San Marcos
San tee
Sotana Beach
Vista
Unincorporated
Housing Needs Housing Needs Percentage
Provided in to Meet Achievement of Five-Year Goal 1986 and 1987 Two-Year Goal Two-Year Goal 1985-19b9
223
375
12
2
1 47
5
528
11
85
19
69
48'7
32
2,887
22
48
34
29
782
226
296
60
20
216 150
226
46
152
66
94
278
132 3,040
90
156
40
112 1.248
99 Yv
128%
20%
10%
6s X 3%
234%
24%
56%
292 r3 h
175%
24%
952 24%
31%
85%
26%
63 %
-SI
567
740
150 50
542 368
565
11.1
3?9
163 235
693
330
7,60 1
225
391
98 2so 3,122
REGION TOTAL 5,800 6,648 87% 16,613
Source: Tabte F-3. (draft) Regional Housing Needs Statement. (Catsbad data changed to reflect. corrected counts of housing production during this period!
L
PROJECT FUTURE P. 0. Box 4650 Carlsbad, CA 92008
June 26, 1990
Dear Mayor Lewis and Councilmembers:
RE: SANDAG'S Draft 1991-1996 Regional
Housing Needs Statement
FUTURE supports staff's recommendations $0 ldefer
any commitment to specific numerical housing objec-
tives until the housing element is brought forward
for policy consideration; and to request that SANDAG
further update the RHNS to incorporate results of
the 1990 census and modify their calculation method-
ologies.
Our planning consultant has some experience in this
area and has offered to confer with the City in the
resolution of these issues with SANDAG.
Very truly yours,
PROJECT FUTURE
Anne Mauch, Secretary
DRAFT
REGIONAL
HOUSING NEEDS STATEMENT
SAN DIEGO REGION
FEBRUARY 1990
SanJDiego
ASSOCIATION OF
401 B Street • Suite 800
San Diego, California 921 01
(619)236-5300
Prepared for
the San Diego Association of Governments
as part of the
COMPREHENSIVE REGIONAL PLAN
(HOUSING)
MEMBER AGENCIES: Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa,
Lemon Grove, National City, Oceanside, Poway, San Diego, San Marcos, Santee, Solana Beach, Vista and County of San Diego.
ADVISORY/LIAISON MEMBERS: California Department of Transportation, U.S. Department of Defense and Tijuana/Baja California Norte.
Board of Directors
SAN DIEGO ASSOCIATION OF GOVERNMENTS
The San Diego Association of Governments (SANOAG) is a public agency formed voluntarily by
local governments to assure overall areawide planning and coordination for the San Diego region.
Voting members include the Incorporated Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon,
Encinitas, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside,
Poway, San Diego, San Marcos, Santee, Solana Beach, Vista, and the County of San Diego.
Advisory and Liaison members include CALTRANS, U.S. Department of Defense,
and Tijuana/Baja California Norte.
CHAIR: Hon. LoisEwen
VICE-CHAIR: Hon. Jack Doyle
SECRETARY-EXECUTIVE DIRECTOR: Kenneth E Sulzer
CITY OF CARLSBAD
Hon. John Mamaux, Councilmember
(A) Hon. Ann Kulchin, Mayor Pro Tern
CITY OF CHULA VISTA
Hon. Greg Cox, Mayor
(A) Hon. Leonard Moore, Councilmember
CITY OF CORONADO
Hon. Lois Ewen, Mayor Pro Tem
(A) Hon. Michel Napolitano, Councilmember
CITY OF DEL MAR
Hon. John Gillies, Councilmember
(A) Hon. Jan McMillan, Deputy Mayor
CITY OF EL CAJON
Hon. Harriet Stockwell, Councilmember
(A) Hon. Joan Shoemaker, Councilmember
CITY OF ENCINITAS
Hon. Marjorie Gaines, Councilmember
(A) Hon. Gail Hano, Deputy Mayor
CITY OF ESCONDIDO
Hon. Jerry Harmon, Mayor Pro Tem
(A) Hon. Ernie Cowan, Councilmember
CITY OF IMPERIAL BEACH
Hon. John Mahoney, Councilmember
(A) Hon. Henry Smith, Mayor
CITY OF LA MESA
Hon. Ed Senechal, Councilmember
(A) Hon. Ernest W. Ewin, Councilmember
(A) Hon. Fred Nagel, Mayor
CITY OF LEMON GROVE
Hon. James V. Dorman, Mayor
(A) Hon. Brian Cochran, Councilmember
CITY OF NATIONAL CITY
Hon. Jess E. Van Deventer, Vice Mayor
(A) Hon. Fred Prurtt, Councilmember
CITY OF OCEANSIDE
Hon. Lawrence M. Bagley, Mayor
(A) Hon. Sam Williamson, Councilmember
CITY OF POWAY
Hon. Carl Kruse, Councilmember
(A) Hon. Linda Brannon, Councilmember
(B) Hon. Jan Goldsmith, Deputy Mayor
CITY OF SAN DIEGO
Hon. Judy McCarty, Councilmember
(A) Hon. Linda Bernhardt, Councilmember
CITY OF SAN MARCOS
Hon. Lee Thibadeau, Mayor
(A) Hon. Mike Preston, Councilmember
CITY OF SANTEE
Hon. Jack Doyle, Mayor
(A) Hon. Roy A. Woodward, Vice Mayor
CITY OF SOLANA BEACH
Hon. Margaret Schlesinger, Councilmember
(A) Hon. Richard Hendlin, Deputy Mayor
CITY OF VISTA
Hon. Gloria E. McClellan, Mayor
(A) Hon. Bernie Rappaport, Councilmember
COUNTY OF SAN DIEGO
Hon. Brian Bilbray, Supervisor
(A) Hon. Susan Golding, Chairman
(A) Hon. John MacDonald, Supervisor
STATE DEPT. OF TRANSPORTATION
(Advisory Member)
Robert Best, Director
(A) Jesus Garcia, District Eleven Director
U.S. DEPARTMENT OF DEFENSE
(Liaison Member)
Captain David Schlesinger, USN, CEC
Commanding Officer Southwest Division
Naval Facilities Engineering Command
TIJUANA/BAJA CALIFORNIA NORTE
(Advisory Member)
Hon. Carlos Montejo Favela
Presidente Municipal de Tijuana
Revised January 11,1990
11
ABSTRACT
TITLE:
AUTHOR:
SUBJECT:
DATE:
LOCAL PLANNING AGENCY:
SOURCE OF COPIES:
NUMBER OF PAGES:
ABSTRACT:
Regional Housing Needs Statement
(Draft)
San Diego Association of Governments
Housing needs for San Diego Region
including the identification of needs
mandated by the state housing law
February 1990
San Diego Association of Governments
San Diego Association of Governments
401 B Street, Suite 800
San Diego, California 92101
224
The Regional Housing Needs Statement
(RHNS) contains a description of housing
needs in the San Diego Region. The
RHNS summarizes the market conditions
of supply and demand based on the most
current available information. The
outline of the RHNS parallels the re-
quirements for the contents of housing
elements. Each jurisdiction must update
their elements every five years; thus the
RHNS provides important data & data
sources to assist local governments.
The RHNS identifies two important
inputs for use in the elements: (1) re-
gional share (number of housing units
that should be constructed in the next
five years to meet the housing needs of
all economic segments) and (2) fair share
(number of lower income households
requiring assistance, existing & pro-
jected). Most information is provided for
the region and individual jurisdictions.
in
ACKNOWLEDGEMENTS
The following staff of the San Diego Association of Governments participated in
preparation of this report:
Kenneth E. Sulzer, Executive Director
Stuart Shaffer, Deputy Executive Director
Rick Alexander, Director of Land Use and Public Facilities
Michael McLaughlin, Senior Regional Planner (Project Manager)
Sylvia Alvarez, Project Manager Assistant
TABLE OF CONTENTS
ABSTRACT iii
ACKNOWLEDGEMENTS v
EXECUTIVE SUMMARY xvii
CHAPTER I INTRODUCTION 1
A. REQUIREMENTS 3
B. REGIONAL HOUSING NEEDS STATEMENT 4
1. Regional Share 4
2. Fair Share 4
C. DATA SOURCES 4
1. Existing Needs , 4
2. Projected Needs 5
3. Planning Factors in Allocations 5
D. SCHEDULE 5
CHAPTER II NEEDS ASSESSMENT 7
A. PROFILE 9
B. MARKET ANALYSIS 11
1. Demand 11
a. Existing Population 11
b. Race/Ethnicity 11
c. Special Needs 14
(1) Minority 14
(2) Farmworkers 17
(3) Single Parents 19
(4) Elderly 21
(5) Handicapped 25
(6) Students 27
(7) Military 30
(8) Homeless 32
d. Households 35
(1) Existing 35
(2) Projected 35
e. Household Size 39
f. Age 41
g. Income 44
h. Employment 48
vn
TABLE OF CONTENTS (Cont'd)
i. Commuting Patterns 51
2. Supply 53
a. Existing Housing 53
b. Projected Housing , 57
c. Manufactured Homes 59
d. Housing Costs 62
(1) Owner 62
(2) Renter 65
e. Tenure 67
f. Condition 68
g. Age 70
3. Supply/Demand Indicators 72
a. Overcrowding 72
b. Affordability (Overpayers) 73
(1) Owner 74
(2) Renter 77
(3) Cost of Living 78
c. Vacancy Rates 79
4. Constraints 81
a. Governmental 81
(1) Growth Management 81
(2) Building Codes 81
(3) Processing Fees 81
(4) Article 34 88
b. Non-Governmental 89
(1) Land 89
(2) Construction 89
(3) Financing 89
c. Environmental Concerns 91
d. Availability of Suitable Sites 93
CHAPTER III REGIONAL NEEDS 97
A. INTRODUCTION 99
B. REGIONAL SHARE 99
C. FAIR SHARE 102
1. Formula Factors 103
2. Method of Fair Share Determination 105
Vlll
TABLE OF CONTENTS (Cont'd)
APPENDICES 115
A. Profile Tables 117
B. HCD Data & Methodology 157
C. Opinion of State Attorney General 167
D. State Housing Element Law 181
E. Housing Element Worksheet 197
F. Performance Report Tables 203
G. Facility Impact Fees 213
H. Homeless Funding Sources 217
IX
LIST OF TABLES
Table A Regional Share By Jurisdiction San Diego Region
1/89 - 7/96 xviii
Table B Fair Share By Jurisdiction San Diego Region
1991 - 1996 xix
Table 1 Population By Jurisdiction San Diego Region
1989 - 1995 12
Table 2 Immigrants Admitted By Country of Birth San Diego Region
Annual Average From 1985 - 1987 13
Table 3 Race of Householder By Jurisdiction San Diego Region
1980 15
Table 4 Ethnicity By Jurisdiction San Diego Region 1988 16
Table 5 Employment By Agriculture, Forestry, Fishing, and
Mining by Jurisdiction San Diego Region 1988 18
Table 6 Single Parent With Children By Jurisdiction
San Diego Region 1980 20
Table 7 Residence Characteristics of Elderly Households
San Diego Region 1980 22
Table 8 Elderly Householder By Jurisdiction San Diego Region
1980 23
Table 9 Elderly Population Projections San Diego Region
1990, 2000 and 2020 24
Table 10 Elderly Estimated Income San Diego Region 1980 24
Table 11 Work Disability San Diego Region 1988 25
Table 12 Transportation Disability San Diego Region 1988 26
Table 13 Elderly and Disabled Persons San Diego Region
1980 - 2010 26
Table 14 Student Population By Jurisdiction San Diego Region
1980 28
LIST OF TABLES (Contd)
Table 15 Student Population By Jurisdiction San Diego Region
1989 29
Table 16 Military Family Housing San Diego Region
(January 1988) 30
Table 17 Military Family Housing Survey Results
San Diego Region 1988 31
Table 18 Existing Households By Jurisdiction
San Diego Region 1989 37
Table 19 Projected Households By Jurisdiction
San Diego Region 1995 38
Table 20 Household Size By Jurisdiction San Diego Region 1980 40
Table 21 Age and Sex Distribution By Jurisdiction
San Diego Region 1980 42
Table 22 Income Limits By Category San Diego Region 1989 45
Table 23 Household Income By Jurisdiction
San Diego Region 1988 46
Table 24 Per Capita Income By Jurisdiction
San Diego Region 1985 47
Table 25 Total Employment By Jurisdiction
San Diego Region 1980 and 1988 49
Table 26 Employment By Industry by Jurisdiction
San Diego Region 1988 50
Table 27 Mean Trip Length By Trip Type San Diego Region 1987 52
Table 28 Housing Units By Jurisdiction
San Diego Region 1980 and 1989 53
Table 29 Housing Units Completed By Jurisdiction
San Diego Region 1980 - 1988 54
Table 30 Population By Housing Type By Jurisdiction
San Diego Region 1989 56
XI
LIST OF TABLES (Contd)
Table 31
Table 32
Table 33
Table 34
Table 35
Table 36
Table 37
Table 38
Table 39
Table 40
Table 41
Table 42
Table 43
Table 44
Table 45
Table 46
Table 47
Projected Occupied Housing Units By Jurisdiction
San Diego Region 1989 - 2000 58
Manufactured Housing Parks San Diego Region 1989 59
, 60
Mobile Home Parks By Jurisdiction San Diego Region
1986
Existing/Projected Supply of Mobile Homes By Jurisdiction
San Diego Region 1988 - 1995 61
Cost of Resale Homes San Diego Region July 1989 62
Median and Average Housing Prices
San Diego Region 1980 - 1989 63
Average Home Price Selected Metropolitan Areas 1988 64
Average Rents San Diego Region 1989 66
Tenure By Jurisdiction San Diego Region 1980 67
Units Needing Rehabilitation (Tenure and Occupancy Status
By Plumbing Facilities) By Jurisdiction San Diego Region
1980 69
Year Housing Built By Jurisdiction
San Diego Region 1988 71
Overcrowded Housing Units By Jurisdiction
San Diego Region 1980 72
Housing Costs as Percent of Income By Jurisdiction
San Diego Region 1980 73
Housing Market Affordability
Selected Metropolitan Areas 1988 75
Housing Affordability San Diego Region 1989 76
Rent Affordability Metropolitan Areas 1989 77
Cost of Living Index Selected Major Urban Areas
Third Quarter 1988 78
xii
LIST OF TABLES (Contd)
Table 48
Table 49
Table 50
Table 51
Table 52
Table 53
Table 54
Table 55
Table 56
Table 57
Table 58
Table 59
Table 60
Table 61
Table 62
Table 63
Vacancies By Jurisdiction San Diego Region 1985 & 1989 80
Growth Management Activities By Jurisdiction
San Diego Region 1988 - 1989 82
Regional Development Fees By Jurisdiction
San Diego Region 1988 86
Mortgage Interest Rates San Diego Region June 1989 90
Land Constrained From Private Development By MSA
San Diego Region 1988 91
Unusable Acres By Jurisdiction San Diego Region 1986 92
Land Use Acres By Jurisdiction San Diego Region 1986 94
Gross and Developable Acres (Cordon Area)
San Diego Region 1986 96
Regional Share By Jurisdiction San Diego Region
1989 - 1996 100
Vacant Land/Employment Change By Jurisdiction
San Diego Region 1986 - 1995 101
Fair Share By Jurisdiction San Diego Region
1991 - 1996 104
"Fair Share" Existing Factors By Jurisdiction
San Diego Region 1989 107
"Fair Share" Growth Factors By Jurisdiction
San Diego Region 1988 - 1995 108
Lower Income Balance By Jurisdiction San Diego Region
1988 - 1995 109
Occupied Housing By Jurisdiction San Diego Region
1989 - 1995 110
Employment By Jurisdiction
San Diego Region 1988 and 1995 Ill
xiii
LIST OF TABLES (Contd)
Table 64 Population By Jurisdiction
San Diego Region 1989 - 1995 112
Table 65 Housing Income Distribution By Jurisdiction
San Diego Region 1988 113
Table A-l Profile Table CARLSBAD 119
Table A-2 Profile Table CHULA VISTA 121
Table A-3 Profile Table CORONADO 123
Table A-4 Profile Table DEL MAR 125
Table A-5 Profile Table EL CAJON 127
Table A-6 Profile Table ENCINITAS 129
Table A-7 Profile Table ESCONDIDO 131
Table A-8 Profile Table IMPERIAL BEACH 133
Table A-9 Profile Table LA MESA 135
Table A-10 Profile Table LEMON GROVE 137
Table A-ll Profile Table NATIONAL CITY 139
Table A-12 Profile Table OCEANSIDE 141
Table A-13 Profile Table POWAY 143
Table A-14 Profile Table SAN DIGEO CITY 145
Table A-15 Profile Table SAN MARCOS 147
Table A-16 Profile Table SANTEE 149
Table A-17 Profile Table SOLANA BEACH 151
Table A-18 Profile Table VISTA 153
Table A-19 Profile Table UNINCORPORATED 155
XIV
LIST OF TABLES (Contd)
Table F-l Summary Housing Needs Performance By Jurisdiction
San Diego Region 1980 - 1988 206
Table F-2 Housing Needs Performance By Jurisdiction
San Diego Region 1980 - 1988 207
Table F-3 Housing Needs Performance By Jurisdiction San Diego
Region, 1986 & 1987 208
Table F-4 Housing Needs Performance By Jurisdiction
(Household Type: Elderly/Family)
San Diego Region 1980 - 1988 209
Table F-5 Housing Needs Performance By Jurisdiction Assisted
By Local Programs San Diego Region 1980 - 1988 210
Table F-6 Housing Needs Performance Guaranteed San Diego
Region 1980 Through 1986 & 1987 211
Table F-7 Housing Needs Performance By Jurisdiction Section 8.
Leases (Urban County) San Diego Region 1988 212
Table G-l Facility Impact Fees By Community
City of San Diego 1988 215
Table H-l Funding Sources San Diego Region 1989 219
Table H-2 Homeless Assistance Programs Sponsored or Co-Sponsored
By the City of San Diego 1989 220
xv
LIST OF FIGURES
Figure 1 Where the Homeless Are Found/Who the Homeless Are
San Diego Region 1988 34
Figure 2 Age/Sex Pyramid (In 1,000's) San Diego Region
1985 - 2010 43
LIST OF MAPS
Map 1 San Diego Region 1989 10
Map 2 Major Statistical Areas San Diego Region 1989 95
xvi
EXECUTIVE SUMMARY
The Housing Element is a required component of the General Plan. Jurisdictions
must revise their elements to ensure their compliance with the requirements of
state law. The San Diego Association of Governments has prepared the Regional
Housing Needs Statement (RHNS) to assist the cities and county in the San Diego
Region as they prepare their revised housing elements.
In response to the statutory requirements identified in the Government Code,
SANDAG began preparation of the Regional Housing Need Statement (RHNS) in
early March 1989. The RHNS serves two purposes: (1) identifies the regional
housing needs and; (2) serves as a reference document for the local agencies.
The RHNS consists of three sections and an appendice. The RHNS is structured to
parallel the contents of a local housing element to the extent possible. Much of the
information can be used directly in the elements and provides a starting point for
analysis at the local level.
• The first section summarizes the relationship of the RHNS to the housing
element, identifies data sources and presents a schedule culminating with the
approval of local housing elements.
• The second section presents a detailed analysis of existing and projected
housing needs, special needs, housing costs, and the identification of market
indicators that serves as "warnings" to communities.
• The third section identifes the regional housing needs. These needs consist of
two important sets of numbers.
•Regional Share: The projected number of housing units that would meet a
jurisdiction's share of housing for all income groups (See Table A); and
•Fair Share: The existing and projected number of lower income households
that need assistance (See Table B).
Finally, the Appendice includes: (1) Profile Tables of Jurisdictions that summarize
regional share, fair share, and other important conditions and needs; (2) HCD Data
& Methodolgy ; (3) Opinion of State Attorney General; (4) State Housing Element
Law; (5) Housing Element Worksheet; (6) Performance Report Tables; (7) Facility
Impact Fees; and (8) Homeless Funding Sources.
xvn
Table A
Regional Share By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1/89 - 7/96
Allocation
Factor
5.8
3.3
0.6
0.3
1.9
1.3
6.2
0.2
1.3
0.7
1.0
6.9
2.3
40.5
3.4
1.8
0.4
3.6
19.1
(1)
Total
Regional
Share
(1/89 to 7/96)
9,409
5,354
973
487
3,082
2,109
10,058
324
2,109
1,136
1,622
11,194
3,731
65,703
5,516
2,920
649
5,840
30,986
(162,229)
(2)
5-Year
Regional
Share
Income Distribution (Growth Only)
Very Low
(7/91 to 7/96) 23%
6,273
3,569
649
325
2,055
1,406
6,705
216
1,406
757
1,081
7,463
2,487
43,802
3,677
1,947
433
3,893
20,657
(108,801)
(3)
1,443
821
149
75
473
323
1,542
50
323
174
249
1,716
572
10,074
846
448
100
895
4.751
(25,024)
(4)
Low
17%
1,066
607
110
55
349
239
1,140
37
239
129
184
1,269
423
7,446
625
331
74
662
3.512
(18,497)
(5)
Moderate
21%
1,317
749
136
68
432
295
1,408
45
295
159
227
1,567
522
9,198
772
409
91
818
4,338
(22,846)
(6)
All Other
39%
2,447
1,392
254
127
801
549
2,615
84
549
295
421
2,911
970
17,084
1,434
759
168
1,518
8.056
(42,434)
(7)
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Column 1: From Table 57 (Column 5)
Column 2: Column 1 Percent x Control Total Housing Needs 162,229 (See Text: Regional Share)
Column 3: (Column 2) x (5 Years-: 7.5 Years)
Columns 4/5/6/7: Column 3 Needs x .23 (Col. 4), .17 (Col. 5), .21 (Col. 6), and Balance (Col. 7)
Source: SANDAG Regional Housing Needs Statement Tables and Series 7 Regional Growth Forecast
11 c*ii j gj i j ii 11 ii ii ii ii
I 1 • 1 I I f } { I I I llli»ltiflitii»III
Fair Share By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1991 - 1996
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Existing
"Fair Share"
(Percent)
5.1
4.9
1.2
0.3
2.2
2.5
3.9
0.2
2.1
0.8
0.2
4.4
2.6
43.0
2.4
3.0
0.9
2.1
18.2
(1)
Existing
"Fair Share"
(Households)
8,227
7,905
1,936
484
3,549
4,033
6,291
323
3,388
1,291
323
7,098
4,194
69,368
3,872
4,840
1,452
3,388
29,360
(161,320)
(2)
Growth
"Fair Share"
(Percent)
6.2
4.5
1.1
0.3
1.7
2.2
3.8
0.1
1.8
0.8
-0.3
5.1
2.6
41.4
2.8
3.2
0.8
2.2
19.8
(3)
Growth
"Fair Share"
(Households)
773
561
137
37
212
274
474
12
224
100
(-37)
636
324
5,161
349
399
100
274
2,468
(12,467)
(4)
Total
"Fair Share"
(Percent)
5.2
4.9
1.2
0.3
2.2
2.5
3.9
0.2
2.1
0.8
0.2
4.4
2.6
42.9
2.4
3.0
0.9
2.1
18.3
(5)
Total
"Fair Share"
(Households)
9,000
8,466
2,073
521
3,761
4,307
6,765
335
3,612
1,391
298
7,734
4,518
74,529
4,221
5,239
1,552
3,662
31,828
(173,787)
(6)
Five-Year
Goals
1,125
1,058
259
65
470
538
846
42
452
174
37
967
565
9,316
528
655
194
458
3,979
(21,728)
(7)
Column 1: From Table 59, Column 6
Column 2: Column 1 x Control Total: 161,320 (From Existing Need For All Housing Assistance Plans in San Diego Region)
Column 3: From Table 60
Column 4: Column 3 x Control Total: 12,467 (Existing Need (161,320)-: Existing Occupied 876,717 = (.184) x Household
Growth 1989 to 1995 (81,306) x 5 Years-! 6 Years for 5 Year Total = 67,755).
Column 5: Column 2 + Column 4-1 Regional Total: 173,787 (161,320 + 12,467)
Column 6: Column 2 + Column 4
Column 7: Column 6 x 2.5% Per Year (Good Faith Effort)
Source: SANDAG Housing Needs Statement Tables
Chapter 1
INTRODUCTION
A. REQUIREMENTS
Each city in the State of California must have an approved general
plan to guide its development. Housing has been one of the state's
required elements of the general plan since 1967. The housing element
is an important planning guide to local jurisdictions: it identifies the
housing needs of the city and recommends ways to meet these needs
while balancing community objectives and resources.
The preparation of the housing element is guided by state law, Chapter
10.6 (and 10.7 for coastal communities) of the Government Code. The
law governing the contents of housing elements is among the most
detailed of all elements of the general plan. According to Section
65583 of the Government Code, "The housing element shall consist of
an identification and analysis of existing and projected housing needs
and a statement of goals, policies, quantified objectives, and scheduled
programs for the preservation, improvement, and development of
housing and shall make adequate provision for the existing and
projected needs of all economic segments of the community."
The assessment of housing needs must include seven areas of analysis:
existing and projected housing needs for all income levels (including
the city's share of regional housing), demographic and housing
characteristics, identification of sites for residential development,
governmental and non-governmental constraints, special housing needs,
and energy conservation.
The second major component of a housing element that the law
requires is "a statement of the community's goals, quantified
objectives, and policies relative to the maintenance, improvement and
development of housing" (Sec. 65583(b)). The law recognizes that the
needs will likely exceed the resources and city's ability to meet the
needs. The city must, however, "establish the maximum number of
housing units that can be constructed, rehabilitated, and conserved
over a five year time frame" (Sec. 65883(b)).
The final component that must be included in a housing element is "a
program which sets forth a five year schedule of actions ... to imple-
ment the policies and achieve the goals and objectives of the housing
element" (Sec. 65583(c)). This program must do several things:
identify potential housing sites "for all income levels, including rental
housing, factory-built housing, mobile homes, emergency and
transitional housing"; assist the housing needs of low and moderate
income people; address governmental constraints that impact housing;
conserve and improve existing affordable housing; and promote equal
opportunities for housing.
lit
B. REGIONAL HOUSING NEEDS STATEMENT
This state law also requires SANDAG to prepare a Regional Housing
Need Statement (RHNS) for agencies within SANDAG's regional
boundaries. The statutory requirements described in Section 65584 of
the government code require that the existing and projected housing
needs be quantified by household income group for all jurisdictions
within the region. The RHNS contains a thorough analysis of the
region's housing needs. Two important categories of need are
contained in the RHNS: (1) Regional Share and (2) Fair Share. Each
jurisdiction must include its share of the regional housing needs for all
income level in its housing elements (regional share). The distribution
of housing needs has to avoid further concentration in those
jurisdictions with relatively high proportions of lower income
households (fair share).
The purpose of this RHNS is to not only identify the regional housing
needs but also provide a reference document for the local agencies as
they prepare their housing elements. Jurisdictions should incorporate
the regional needs in their housing elements in order to develop local
housing programs which will meet the existing and projected housing
needs of all household income groups.
1. Regional Share
The regional share identifies the need for new housing units for
each jurisdiction and distributes the projected housing need to all
income groups: very low (income not exceeding 50% of the
region's median income), low (income between 50 and 80%),
moderate (80 to 120%), and above moderate (more than 120%).
2. Fair Share
"Fair share" identifies the number of lower income households
that each jurisdiction should assist in order to meet its fair share
of the existing and projected housing needs of lower income
households that need assistance. Fair share requirements are
identified by the regional housing allocation formula which was
first adopted by SANDAG in 1979 and updated in 1984.
C. DATA SOURCES
The Regional Housing Needs Statement is a comprehensive assessment
of the region's housing needs that identifies the supply and demand for
housing in the San Diego region for households of all income groups.
The Regional Housing Needs Statement summarizes the indicators of
housing needs for two categories.
1. Existing Needs
The existing data base uses a number of sources of information.
The 1980 Census is the most detailed regionwide information for
housing and population. However, since the 1980 census
information has become outdated, the RHNS uses a variety ofm more current data sources from Series 7 (1989), SourcePoint
reports and information base, Department of Finance Estimates,
Chamber of Commerce reports and materials, Building Industry
» Association reports and materials, Board of Realtors information,
Park-Weaver realty reports, Federal Home Loan Bank Board,
** Housing Assistance Plans for entitlement entities in the region,
m service provider data and reports, State Department of Housing
and Community Development data and reports, and other special
•MI studies.
* 2. Projected Needs
** The primary source of data for the projected housing needs for
«•> the San Diego Region comes from the SANDAG regional growth
forecasts. It is important to note the forecasts for the entire
*" region are used in the analysis of the region's need. However,
^ allocation of that need to the jurisdictions is not determined
solely by Series 7 allocation of occupied housing units for each
m jurisdiction. If they were, the process would violate the state
law and a recent Attorney General's opinion (see appendice).
Ml
SANDAG has been providing both short and long range forecasts
** of regional growth (population, housing, employment, and land
m use) since 1971. SANDAG began the production of the Series 7
Forecasts in the June of 1986. The forecasts are a two step
«*» process: (1) production of total regional population forecasts by
year from the base year (in Series 7, 1986) to the "horizon year"
**" (in Series 7, 2010), and (2) determination of the spatial
distribution of the future population based on local plans and
policies. The forecasts are used by the region's cities, the
•« County, other public agencies (such as the County Water
Authority, the California Department of Transportation, and the
San Diego Unified School district), and private companies (such
as real estate and marketing firms and financial institutions).
*,* 3. Planning Factors in Allocations
*" The model that SANDAG employs in producing the forecasts
takes into account household growth and trends (market demand
** for housing), employment growth and trends (employment
«H opportunities), land use trends (availability of sites), input from
local agencies regarding existing and projected improvements
«•* (the availability of public facilities), transportation networks and
^ transit facilities (commuting pattern), and types of existing and
projected housing structures and household types (type and tenure
^ of housing need). Thus, the model addresses the factors
identified in the State requirements.•v
D. SCHEDULE**
w The 1989 preparation of the RHNS began in early March of 1989 with
the gathering of data and the determination of existing and projected
m need for the various jurisdictions. SANDAG approved the RHNS in the
winter of 1990.
The RHNS becomes one of several inputs that must be in place as
member agencies prepare their housing elements for submission to the
state. Pursuant to Section 65588 of Government Code, local
governments within the regional jurisdiction of SANDAG must have
their revised housing elements approved no later than July 1, 1991. In
order to meet this schedule, allowances must be made for drafting the
element, local review, state review, and local approval. Normally,
these steps should take about 12 months. Thus, local jurisdictions
should initiate the revision of their elements no later than spring or
early summer of 1990.
Chapter 2
NEEDS ASSESSMENT
A. PROFILE
The San Diego Region has become a nationally recognized metropolitan
area due to its natural amenities, strong economic base and growth.
These factors shape the housing market and determine the type and
extent of housing needs for the region. This section will discuss the
San Diego market from the perspective of supply and demand.
The San Diego Region is 4,261 square miles in size, approximately the
same size as the State of Connecticut. The San Diego Region is
located in the southwestern corner of the continental United States
and adjacent to the Mexican border. On the north, the region is
bordered by Orange and Riverside Counties, on the east by the
agricultural communities of Imperial County, on the west the region
extends seventy miles along the Pacific Shoreline and eighty miles over
the mountains to encompass the Anza-Borrego Desert State Park.
The area's unique geographical characteristics have influenced the
physical, social and economic development of the San Diego Region.
The attractive setting and climate of the region, along with the
proximity to the Mexican border, are factors to be considered in the
evaluation of housing needs. The majority of the region's population is
concentrated in the western third of the San Diego Region. The
concentration of residents in the coastal portion of the region, along
with the demand for housing associated with growth, have direct
impact upon the housing market.
Several other influences also shape the region's housing market. The
presence of two large military installations (Marine Base Camp
Pendleton and the San Diego Naval Base) affect the demand for
housing. The geographic constraints in East County force demand to
the western third of the County.
The region developed slowly from its origin as the first permanent
settlement on the west coast. The growth was accelerated as a result
of the establishment of the military bases. After WW II, San Diego
established itself as a metropolitan area.
MAPI
SAN DIEGO REGION
REGIONAL HOUSING NEEDS STATEMENT
1989
P|3 INCORPORATED
kj AREAS
D UNINCORPORATED ,mp.ri.( B..ch
AREAS
1" = 8 Miles
SOURCE: SANDAG: Land-Use Patterns in the San Diego Region
10
B. MARKET ANALYSIS
1. Demand
a. Existing Population
The population in the San Diego Region was 1,861,846 in
1980. Based upon the Department of Finance estimates
(1989), San Diego's population has increased to 2,418,181.
The region's population has grown by 556,355 individuals
from 1980-1989, an increase of 30%. Cities including
Carlsbad (75%), Chula Vista (53%), Escondido (54%),
Oceanside (53%), San Marcos (94%), and Vista (72%) have
had population increases of more than 50%.
The San Diego Region consists of eighteen incorporated
cities in addition to several communities in the
unincorporated portions of the county. Based upon 1989
population figures, 44.9% of the region's total population,
(1,086,592), lives in the City of San Diego. The remaining
incorporated cities approximately 38.9% of the region's
residents, with a population of 939,901. The remaining
16.2% of 391,688 residents live in the unincorporated area
of the region. The population estimates for 1995 reflect an
increase over 1989 figures for most areas. Between 1989
and 2010, the population in most cities will increase from
fifteen percent to forty-two percent.
b. Race/Ethnicity
The San Diego area is comprised of many different ethnic
groups. The most predominant groups include Hispanics,
which have increased from 15% of the total population in
1980 to 17% in 1988; Blacks which remained at 5% from
1980 to 1988; and Asians which increased from 6% in 1980
to 9% in 1988. The rise in the number of immigrants from
Southeast Asian countries have affected housing
availability in the San Diego Region. In 1987, the majority
of immigrants coming to the region were born in either
Mexico or the Phillipines.
Race/ethnicity of the population is important to an analysis
of housing needs and conditions for several reasons. The
cultural influences of races are often reflective of
preferences for housing type, location of housing,
associated services, and household composition. For
example, the concept of "extended family" can have
implications on the definitions of overcrowding and housing
conditions. The racial and ethnic composition of a
community's population should be carefully examined at the
neighborhood level.
11
Table 1
Population By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989 - 1995
m
III
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Totals
1989
62,030
128,026
24,595
5,131
86,403
53,120
99,007
25,970
53,004
22,749
56,475
117,597
43,121
1,086,592
33,835
52,402
14,694
61,742
391,688
2,418,181
(1)
1995
77,310
132,304
25,475
5,223
85,353
55,890
105,136
26,241
53,798
23,661
55,409
130,664
44,591
1,138,675
40,725
57,185
15,055
67,728
444,711
2,585,134
(2)
Percent Increase
24.6
3.3
3.6
1.8
-1.2
5.2
6.2
1.0
1.5
4.0
-1.9
11.1
3.4
4.8
20.4
9.1
2.5
9.7
13.5
6.9
(3)
Source: Series 7 Regional Growth Forecast 1986-2010, and January 1, 1989
Population and Housing Estimates
"I
Ml
PI
Ml
12
• I • i I I f » • I i » f I f 1 f »rabHJ Illiflflfliflllfll
Immigrants Admitted by Country of Birth
Regional Housing Needs Statement
San Diego Region
Annual Average From 1985 to 1987
Rank
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
Country
Mexico
Philipines
Vietnam
Iran
Kampuchea (Cambodia)
Laos
Canada
United Kingdom
Korea
China Mainland
Taiwan
India
Poland
Thailand
Germany, Fed. Rep.
Japan
Cuba
Lebanon
Hong Kong
Columbia
El Salvador
Peru
Israel
Romania
Guatemala
Pakistan
Jamaica
Dominican Republic
Honduras
Ecuador
Portugal
Guyana
USSR
Haiti
Other Countries
1985
2,245
1,873
772
355
333
226
195
219
188
144
109
90
78*
65*
23*
*
31
26*
*
*
*
*
12
10*
*
*
1
12
0
1,366
1986
3,080
2,086
931
370
370
284
203
183
195
152
94
90
94
138
67
102
57
47
35
28
41
29
32
34
33
31
7
9
12
9
9
7*
7
1,029
1987
4,156
3,543
732
349
326
324
301
210
211
202
125
122
100
133
113
120
33
63
70
37
27
47
30
27
25
22
17
10
12
15
13
5*
4
1,182
Annual Percent Change
1985 - 1986 1986 - 1987
37.2%
11.4%
20.6%
4.2%
11.1%
25.7%
4.1%
-16,4%
3.7%
5.6%
-13.8%
0.0%
20.5%*
3.1%*
147.8%*
*
-9.7%
57.7%*
*
*
*
*
-41.7%
-10.0%*
**
600.0%*
*
-24.7%
34.9%
69.8%
-21.4%
-5.7%
-11.9%
14.1%
48.3%
14.8%
8.2%
32.9%
33.0%
35.6%
6.4%
-3.6%
68.7%
17.6%
-42.1%
34.0%
100.0%
32.1%
-34.1%
62.1%
-6.3%
-20.6%
-24.2%
-29.0%
142.9%
11.1%
0.0%
66.7%
44.4%
-28.6%*
-42.9%
14.9%
TOTAL 8,373 9,895 12,706
Fiscal Year
*Not reported separately, included in other countries.
Source: U.S. Immigration and Naturalization Service.
18.2%28.4%
c. Special Needs
The following groups have a significant impact upon the
demand for housing. The demand relationship is important
because these groups often "compete" for the same type of
housing. The lack of affordable housing for each of these
groups is compounded by the relatively lower incomes
associated with the special needs. The importance of
identifying special housing needs is necessary in order to
fully assess regional housing needs and to meet housing
element requirements. Many of these groups overlap; for
example, many migrant workers are homeless as well.
These needs suggest that a variety of programs, actions,
and resources should be implemented within the San Diego
Region.
(1) Minority
The region's population is comprised of several races
and groups of Spanish origin. The 1980 Census and
1988 updates (household) revealed the population to
be predominantly white. However, minorities
comprise a significant protion of the San Diego
Region's population: Blacks (5.4%), Asian (8.9%) and
Hispanic (17.2%). The levels of minority
concentration vary throughout the region.
Approximately 30 percent or more of the Hispanic
population reside in the south suburban, central, and
county areas. These areas include the cities of Chula
Vista and Imperial Beach (south suburban), National
City, parts of central and southeast San Diego
(central), and unincorporated areas of the county. In
addition to the Hispanic population, these same areas
include a significant percentage of Blacks and Asians.
The housing market has been significantly influenced
by other minority related populations. These
additional factors are difficult to assess due to the
lack of reliable data and information.
The undocumented/illegal alien population has special
housing needs and impacts the availability of lower
income housing. Many of these individuals are
employed as farmworkers and seek permanent or
temporary residence. The Census Bureau has
estimated that approximately 2.5 to 3.5 million illegal
aliens were living in the U.S. at the time of the 1980
census. It is estimated that one-half of all illegal
aliens live in California.
14
f I f i f 1 I I f 1 I | I I if I I I i 1 f t I i • » I I I I • I I I 1 I I I
Table 3
Race of Householder by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas**
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway**
San Diego
San Marcos
Santee**
Solana Beach**
Vista
Unincorporated
Totals
Percent
White
12,697
26,314
6,559
2,169
26,953
4,034
23,294
6,626
20,309
6,447
8,828
24,232
9,506
264,041
5,882
14,842
4,748
12,266
98,736
578,483
Total
2.2
4.5
1.1
0.4
4.7
0.7
4.0
1.1
3.5
1.1
1.5
4.2
1.6
45.6
1.0
2.6
0.8
2.1
17.1
Black
95
625
66
8
271
15
96
230
387
299
1,337
1,951
110
25,161
28
91
14
147
1,700
32,631
American
Indian,
Percent Eskimo,
Total
0.3
1.9
0.2
(0.02)
0.8
(0.05)
0.3
0.7
1.2
0.9
4.1
6.0
0.3
77.1
0.1
0.3
0.04
0.5
5.2
and Aleut
59
180
27
12
217
15
222
75
113
48
98
215
64
1,678
33
111
12
100
1.330
4,609
Percent
Total
1.3
3.9
0.6
0.3
4.7
0.3
4.8
1.6
2.5
1.0
2.1
4.7
1.4
36.4
0.7
2.4
0.3
2.2
28.9
Asian and
Pacific
Islander
240
1,200
84
38
306
92
319
343
274
157
1,524
831
202
13,312
68
141
71
266
1.659
21,127
Spanish Origin*
Percent
Total
1.1
5.7
0.4
0.2
1.4
0.4
1.5
1.6
1.3
0.7
7.2
3.9
1.0
63.0
0.3
0.7
0.3
1.3
7.9
Other
495
2,079
87
26
717
133
1,115
493
480
325
2,503
1,793
167
16,868
231
384
221
911
4,216
33,244
Percent
Total
1.5
6.3
0.3
0.1
2.2
0.4
3.4
1.5
1.4
1.0
7.5
5.4
0.5
50.7
0.7
1.2
0.7
2.7
12.7
White
678
3,100
174
37
1,086
188
1,267
689
617
454
2,153
1,524
224
17,941
278
461
180
685
5.347
37,083
Percent
Total
1.8
8.4
0.5
0.1
2.9
0.5
3.4
1.9
1.7
1.2
5.8
4.1
0.6
48.4
0.7
1.2
0.5
1.8
14.4
Black
8
21
2
-
4
-
2
6
3
3
34
50
3
417
-
2
3
2
43
603
Percen
Total
1.3
3.5
0.3
-
0.7
-
0.3
1.0
0.5
0.5
5.6
8.3
0.5
69.2
-
0.3
0.5
0.3
7.1
* Spanish origin is an ethnic, rather than a racial category. Persons of Spanish origin are counted in the Spanish Origin category,
regardless of race.
**These cities were Census Designated Places and unincorporated at the time of the 1980 Census.
Source: Compiled from 1980 Census Summary Report
Table 4
Jurisdiction Hispanic
Carlsbad 9,137
Chula Vista 36,620
Coronado 1,412
Del Mar 215
El Cajon 8,192
Encinitas 7,273
Escondido 17,286
Imperial Beach 5,944
La Mesa 3,987
Lemon Grove 3,688
National City 23,426
Oceanside 22,786
Poway 2,515
San Diego 183,179
San Marcos 4,351
Santee 4,366
Solatia Beach 2,083
Vista 12,197
Unincorporated Area 51,820
Regional Totals 400,477
Ethnicity by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
Ethnicity
Percent
16
29
6
4
10
14
19
23
8
16
42
21
6
17
17
8
14
22
14
White
45,954
73,054
19,768
4,717
71,890
42,181
70,526
16,567
45,409
16,541
20,313
66,295
35,883
660,360
20,576
44,711
11,902
39,202
289,061
Percent
78
59
84
92
85
81
76
65
87
73
37
61
87
62
78
86
82
70
77
Percent Asian/Other Percent Total
1
2
5
0
1
0
0
3
2
5
7
8
1
9
0
1
0
1
3
17 1,594,910 68 125,733
3,384
11,412
1,319
168
3,552
2,182
5,005
2,294
1,905
1,248
7,604
10,047
2,385
123,350
1,244
2,406
454
4,132
23,135
207,226
6
9
6
3
4
4
5
9
4
6
14
9
6
12
5
5
3
7
6
58,845
124,160
23,591
5,117
84,562
51,806
93,235
25,592
52,297
22,605
55,238
107,802
41,275
1,057,929
26,283
51,836
14,470
56,360
375,343
9 2,328,346
Source: SANDAG 1988 - Comparison of Ethnicity by City
f J CJI I..JI 1 J
(2) Farm Workers
The housing needs of farm workers represents another
important category that has an impact upon the availability
of housing especially for low income housing. The special
needs of this group are not expressed as broadly as other
special housing group lobbyists because: (a) the farm
worker is often a migratory laborer who has not established
a permanent legal residence; and (b) a substantial number
of undocumented aliens perform agriculture related
activities. Thus, the farm workers are provided the least
habitable housing as well as the lower level of priorities
when housing needs of special groups are being addressed.
The migrant homeless population is significant in the North
County area, where the county estimates there are
approximately 12,000 people living mostly in the hills and
canyons.
Local Immigration and Naturalization Service officials
have estimated that up to 80% of "migrants" in North San
Diego County received temporary work pursuant to the
Immigration Reform and Control Act's amnesty
provisions. The approval rate for adjustment to permanent
residence is extremely high — currently running at 95% of
all amnesty applications. The high cost of housing and low
wage scale has forced a significant population to seek
housing alternatives (spider holes and underbrush
encampments). Several trends will aggravate this special
housing need: (1) the families are increasingly joining the
workers and (2) the year-round nature of the region's
agricultural base.
The farm workers needs are difficult to quantify due to,
among others, the language barrier, the fear of job loss, the
fear of authority, and living conditions. The Cities of
Encinitas, Lemon Grove, Oceanside, Poway, San Marcos,
Solana Beach, Vista, and the unincorporated area reflect a
high percentage of individuals employed in the agriculture,
forestry, fishing, and mining industries (see Table 5).
In addition to a growth in flower and foliage production,
fruit production has experienced a rapid expansion in San
Diego County over the past decade. Moreover, the work
force involved was so largely-undocumented prior to
employer sanctions taking effect (December 1, 1988) that
ten-year-old Census numbers are not reliable indicators to
gauge farmworking housing needs. For example, Dun &
Bradstreet data has estimated that at least 1,000
agricultural employees are in Encinitas. (Since the lowest
employee size range was used for this purpose, the actual
number is likely to be significantly higher.) A significant
portion of the information and discussion of farm worker
needs is based on comments and data provided by the
California Rural Legal Assistance.
17
Table 5
Employment by Agriculture, Forestry, Fishing,
and Mining by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Agriculture
Forestry
Fishing
Mining
767
243
44
139
270
3,164
1,190
52
239
331
60
1,483
421
5,415
661
226
308
718
11,276
27,007
Percent
Jurisdiction's
Employment Base
2.5
0.5
0.3
2.6
0.6
14.5
2.5
1.5
1.0
4.5
0.3
5.0
4.4
0.9
3.1
1.7
4.1
3.9
14.0
Percent of
Region's
Workforce
2.8
0.9
0.
0.
.2
.5
68.0
1.0
11.7
4.4
0.2
0.9
1.2
0.2
5.5
1.6
20.1
2.4
0.8
1.1
2.7
41.8
100.0%
Source: SANDAG 1988 Regional Employment INFO Bulletin
18
ft*
1ft
(3) Single Parents
Single individuals with dependent children represent
another important group with special housing needs.
Although information concerning income for single-
parent households with children is unavailable. The
poverty status of female-headed families is
illustrative of the needs of this special group. The
proportion of single-parent households with children
forms a significant portion of lower-income
households "in need." Although no direct
measurement of this need has been provided, the
census information provides an indication of the
magnitude of such needs. Single parent households
require special consideration and assistance because
they have a greater need for day care, health care,
and related facilities.
In the San Diego Region, the 1980 Census identified
45,212 female-headed households, with children
accounting for 6.7% of the region's households. The
housing needs of this group are of special concern
because women tend to earn lower wages, which
impacts the need for affordable housing.
19
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
oEscondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Region Total
Total
Households
13,510
30,419
6,879
2,248
28,449
4,284
25,076
7,715
21,570
7,243
14,219
29,077
10,086
321,598
6,223
15,555
5,149
13,749
107.045
670,094
Table 6
Single Parent With Children by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Male Householder
With Children
204
377
40
22
390
23
282
163
167
153
219
346
124
3,441
56
170
60
137
1.317
7,691
Percent
Total
Households
1.5
1.2
0.6
1.0
1.4
0.5
1.1
2.1
0.8
2.1
1.5
1.2
1.2
1.1
0.9
1.1
1.2
1.0
1.2
1.1
Female Householder
With Children
635
2,230
387
55
2,505
183
1,592
751
1,353
474
1,596
1,782
647
22,351
329
1,160
312
1,033
5.837
45,212
*These cities were Census Designated Places and unincorporated at the time of 1980 Census.
Source: 1980 Census Summary Report
i M
Percent
Total
Households
4.7
7.3
5.6
2.4
8.8
4.3
6.3
9.7
6.3
6.5
11.2
6.1
6.4
6.9
5.3
7.5
6.1
7.5
5.4
6.7
14 c.J
Below
Female
Householder
With Children
28
145
17
7
185
17
115
108
71
39
258
198
37
2,026
6
89
5
124
480
3,955
1 I.JI II
Poverty
Percent
of Total
Households
0.2
0.5
0.2
0.3
0.7
0.4
0.5
1.4
0.3
0.5
1.8
0.7
0.4
0.6
0.1
0.6
0.1
0.9
0.4
0.6
il i 1
(4) Elderly
Based on census data, approximately 358,000 San
Diegans were over 55 years of age in 1980, accounting
for slightly more than 19 percent of the county's
population. The 55+ population had increased by 61.5
percent between 1970 and 1980. During the same
time period, individuals in the 65-74 age group,
increased by 61.0 percent, while those groups of
individuals aged 75 years and older increased by 63.9
percent, close to twice the rate of growth for the non
senior population. The California Department of
Finance has estimated that by the year 2000, 20
percent of the county's population will be 55 years or
older; and by 2020, the figure will rise to 29.8%.
In 1980, 253,879 persons received Social Security
benefits, representing a rise of 58.5 percent from
160,179 persons in 1971. In 1980, the average
monthly retiree benefit payments were $338,
representing a 154 percent increase from $133 in
1971. Within the San Diego Region, the elderly spend
a higher percentage of their income for food, housing,
medical care, and personal care than non-retired
families.
Many elderly households need smaller "efficiency"
units to make independent living possible. The
limited incomes of elderly persons make it difficult to
find affordable housing. Where elderly persons can
live with other family members or can afford to
maintain their own home, their housing needs can be
met. Many single elderly persons need some form of
housing assistance.
21
Table 7
Residence Characteristics of
Elderly Households
Regional Housing Needs Statement
San Diego Region
1980
Ml
m.
65 and Over
Single Family Dwellings1
oMultiple Dwellings
2 Units3
3 and 4 Units
5 to 9 Units
10 to 49 Units
50 or more Units
Mobile Home, Trailer, Etc.
Total
Heads of
Households
67,158
7,927
3,372
4,689
11,501
8,428
16,965
120,040
Percent
56.0%
14.1%
100.0%
% for All
Age Groups
62.1%
6.6%
2.8%
3.9%
9.6%
7.0%
6.7%
4.0%
5.1%
11.2%
5.8%
5.1%
100.0%
•I
m
^Owner and renter-occupied housing units
^Renter-occupied housing units
Includes owner-occupied, 2 or more units
Source: 1980 Census, U.S. Department of Commerce, Bureau of the Census, San
Diego Economic Development, Vol. 33, No. 9, September 1985
hi
22
Table 8
Elderly Householder by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated Area
Regional Total
Total
Householders
65 Years +
118,163
Percent
Jurisdiction's
Households
17.7
17.2
23.6
15.5
15.8
20.1
26.1
7.8
19.2
18.0
16.5
22.9
7.2
16.9
26.6
12.6
14.2
26.3
17.4
17.6
Percent
Region's
Households
0.4
0.8
0.2
0.1
0.7
0.1
1.0
0.1
0.6
0.2
0.3
1.0
0.1
8.1
0.2
0.3
0.1
0.5
2.8
17.6
*These cities were Census Designated Places and unincorporated at the time of the
1980 Census.
Source: Compiled from 1980 Census Summary Report
23
Table 9
Elderly Population Projections
Regional Housing Needs Statement
San Diego Region
1990, 2000 and 2020
Age Group
55 to 59 years
60 to 64 years
65 to 69 years
70 to 74 years
75 to 79 years
80 to 84 years
85 years or more
Total 55 years or more
Percent of all age groups
1990
94,465
95,697
86,905
69,554
53,851
34,591
24,691
459,754
19.3%
2000
131,972
107,382
89,715
84,864
69,205
46,832
40,047
570,017
20.0%
2020
230,909
251,103
219,998
166,982
96, 445
61,930
60,581
1,087,948
29.8%
Source: California Department of Finance Report 86-P-3
San Diego Economic Bulletin, Vol. 33, No. 9, September 1985
Total
Table 10
Elderly Estimated Income
Regional Housing Needs Statement
San Diego Region
1980
Income
Less than $5,000
$5,000 to $9,999
$10,000 to $14,999
$15,000 to $19,999
$20,000 to $24,999
$25,000 to $34,999
$35,000 to $49,999
$50,000 or more
Age
55 to 59
1,198
2,946
4,005
4,948
5,971
8,785
6,380
4,208
Age
60 to 64
1,420
3,305
4,622
4,970
4,953
6,490
4,105
2,587
Age
65+
3,144
15,286
14,816
10,709
6,972
7,570
4,144
2,948
% of 55+
Households
4.2%
14.7%
16.6%
15.2%
13.5%
17.4%
11.1%
7.3%
38,441 32,452 65,589 100.0%
*Income derived by multiplying lower bracket income by number of households,
except at the lowest range where 2,500 was used.
Source: 1980 Census, U.S. Department of Commerce, Bureau of the Census,
Economic Research Bureau, Greater San Diego Chamber of Commerce.
24
(5) Handicapped/Disabled
One of the most difficult housing needs category to
quantify is that of the handicapped/disabled. The
proportion of these needs is increasing due to lower
fatality rates and/or higher longevity rates resulting
from advances in the medical sciences.
Available census data (1980) include responses to two
disability related questions: (a) work disability, and
(b) transportation disability. These needs were
updated in the 1988 Housing Assistance Plans (HAP's).
These plans estimate 45,902 handicapped persons in
1988 (work disability), and 20,326 with a
transportation disability.
Although cross-tabulations of income, household
sizes, or race with disability are not available, a
significant portion of the handicapped household
income would fall within Section 8 income limits,
especially those households not in the labor force. A
significant portion of the lower income handicapped
fall into the "in need" category. The combination of
design and location requirements which are limited in
supply and are more expensive affect the housing
needs of the handicapped.
Table 11
Work Disability
Regional Housing Needs Statement
San Diego Region
1988
Disability Total
A. With Work Disability 45,902
1. In labor force 17,024
2. Not in labor force 28,878
a. Prevented from working 22,984
b. Not prevented from working 5,894
B. No Work Disability 545,391
Total 591,293
Source: Housing Assistance Plans (1988-1991)
25
Table 12
Ml
Transportation Disability
Regional Housing Needs Statement %
San Diego Region ^
1988
m
Age . Total **
A. Age 16-64 *
«#
With a public transportation disability 8,331
No public transportation disability 580,418 *
wtB. Age 65+
With a public transportation disability " 11,995 *!
No public transportation disability 70,644 **
Source: Housing Assistance Plans (1988-1991) ^
«*
HUD's definition of handicapped is defined as "a physical or mental impairment *•
which substantially limits one or more major life activities; a record of such an 5
impairment; or being regarded as having such an impairment." HUD's definition
does not coincide with the census definition; however, transportation and work
disabilities certainly constitute the main ingredients to determine independent
living.
Table 13
Elderly and Disabled Persons I
Regional Housing Needs Statement ***
San Diego Region
1980 - 2010
Age 1980 1985 2000 2010 *
60-64 195,089 225,948 229,120 421,793 **
75+ 73,669 96,230 151,465 189,606
60+ 268,758 322,181 450,585 189,606
% of Total Population 14.6% 15.1% 16.2% 19.4% *•
Total 425,000 491,400 640,400 725,500 ^
Persons Using Wheelchairs 14,900 17,100 22,275 25,250 .*
Developmentally Disabled 73,850 85,500 111,375 126,175
Total: Mobility Impaired 83,800 96,150 125,300 142,000 «•
Source: SANDAG's Regional Transportation Plan - 1989
26
(6) Studentsw
Student housing is another significant factor that
** affects housing demand. Although students may
«* produce a temporary housing need, the impact upon
housing demand and post-study residence is critical in
m the immediate university areas. San Diego State
University, the largest university in the region, has an
*^ enrollment of 35,309 students, but only provides
housing for 2,489 students on campus. The University
of San Diego houses approximately 2,000 students on
* campus for a student enrollment of 5,300. The
University of California at San Diego provides on
** campus housing for 4,700 students for a student
m enrollment of 16,187. Other smaller universities and
junior colleges in the region have similar housing
«* problems.
1* The same market forces that impact the lower
income housing population will influence studentm housing. The high cost of housing, condominium
M conversions, and student restrictions make it difficult
for students to find affordable housing. This
w influence is extended beyond graduation and has a
m detrimental impact upon the region's economy. The
recent graduates provide a specialized pool of skilled
^ labor that is vital to the region; however, the lack of
affordable housing often leads to their departure from
** the region.
HI
pf
27
Table 14
Student Population by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Population
35,490
83,927
16,859
5,017
73,892
10,796
64,355
22,689
50,308
20,780
48,772
76,698
32,263
875,538
17,479
47,080
13,047
35,834
331,022
1,861,846
(1)
Nursery
School
530
1,040
204
18
993
175
803
341
401
279
420
746
528
10,286
314
771
194
448
4,355
22,846
(2)
Kindergarten
% & Elementary %
1.5
1.2
1.2
0.4
1.3
1.6
1.2
1.5
0.8
1.3
0.9
1.0
1.6
1.2
1.8
1.6
1.5
1.3
1.3
1.2
(3)
4,025
11,427
1,527
370
9,018
1,092
8,208
3,097
4,494
2,665
6,419
8,881
5,843
106,007
2,642
7,940
1,469
4,408
45,350
234,882
(4)
11.3
13.6
9.1
7.4
12.2
10.1
12.8
13.6
8.9
12.8
13.2
11.6
18.1
12.1
15.1
16.9
11.3
12.3
13.7
12.6
(5)
High
School %
2,109
6,195
803
199
4,447
697
3,831
1,456
2,666
1,203
2,657
3,829
2,848
48,898
974
3,350
903
1,952
22,503
111,520
(6)
5.9
7.4
4.8
4.0
6.0
6.5
6.0
6.4
5.3
5.8
5.4
5.0
8.8
5.6
5.6
7.1
6.9
5.4
6.8
6.0
(7)
College
2,503
6,322
1,245
961
5,181
848
3,541
1,289
5,966
1,090
2,106
4,941
2,309
86,878
1,283
2,544
1,385
2,167
18,464
151,023
(8)
%
7.1
7.5
7.4
19.2
7.0
7.9
5.5
5.7
11.9
5.2
4.3
6.4
7.2
9.9
7.3
5.4
10.6
6.0
5.6
8.1
(9)
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Regional Total
These cities were Census Designated Places and unincorporated at the time of the 1980 Census.
Source: 1980 Census Summary Report
28
Table 15
Student Population* by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989
1989
Population
62,030
128,026
24,595
5,131
86,403
53,120
99,007
25,970
53,004
22,749
56,475
117,597
43,121
1,086,592
33,835
52,402
14,694
61,742
391,688
2,418,181
(1)
Nursery
School
930
1,536
295
21
1,123
850
1,188
390
424
296
508
1,176
690
13,039
609
838
220
803
5,092
30,028
(2)
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Source: *Based on estimates from Table 14, e.g., Carlsbad 1.5% (Table 14, Col. 3) x 62,030
(Table 15, Col. 1)
Kindergarten
& Elementary
7,009
17,412
2,238
380
10,541
5,365
12,673
3,532
4,717
2,912
7,455
13,641
7,805
131,478
5,109
8,856
1,660
7,594
53,661
304,038
(3)
High
School
3,660
9,474
1,181
205
5,184
3,453
5,940
1,662
2,809
1,319
3,050
5,880
3,795
60,849
1,895
3,721
1,014
3,334
26,635
145,060
(4)
College
4,404
9,602
1,820
985
6,048
4,196
5,445
1,480
6,307
1,183
2,428
7,526
3,105
107,573
2,470
2,830
1,558
3,705
21,935
194,600
(5)
IK
flfc.
29
(7) Military
The military populations influence on the demand for
housing takes two forms: (a) the existing military
household trying to find housing, and (b) the former
(either retirement or non-retirement separation)
military households trying to find housing. According
to the latest military statistics, approximately 40,000
military families that are eligible for housing and only
6,439 government owned family housing units are
available. The major concentrations of military
population center around Camp Pendleton, Miramar
Naval Air Station, and other Navy stations in the
central and southbay areas of the cities of San Diego,
Coronado, National City, Chula Vista and Imperial
Beach.
Table 16
Military Family Housing
Regional Housing Needs Statement
San Diego Region
January 1988
Total Military Personnel Strength 108,651
Total Permanent Party Strength 81,211
Number of Military with Families
43,899
Officers 5,860
Eligible Enlisted E4 & Above 33,258
Other Enlisted Under E4 4,781
Total Living with Family in Area
38,981 If
MlOfficers 5,611
Eligible Enlisted E4 & Above 29,919 *
Other Enlisted Under E4 3,451 I
Ml
Types of Housing:
Military Housing 5,888
Owner Occupied Housing 14,690
Off-Base Rental Housing 17,784 ,
Owner Occupied Mobile Homes 619 *•
Off -Base Rental Housing 1" "OA
Source: Military Family Housing Study (1988)
30
1 « f I 1 • I i i 1 f t i i II i i I i f I i t I I f I «€ t • 1
Table 17
Military Family Housing Surrey Results
Regional Housing Needs Statement
San Diego Region
1988
OJ
Family
Housing
Survey Results
Year Rec'd
FY 1990 Aug 88
FY 1989 Oct 87
FY 1988 Sep 85
FY 1987 Sep 84
FY 1986 Sep 83
FY 1985 Sep 82
FY 1984 Jan 82
FY 1983 Jan 81
FY 1982 Jan 80
Number
Military
With
Families
43,899
45,876
46,114
43,588
42,579
38,502
37,175
37,947
38,605
# Living
W/Family
Officer
5860
5992
6231
6366
5957
5933
5713
5972
5956
E4-E9
33,258
35,146
34,624
31,964
31,202
28,121
27,583
27,738
28,821
E1-E3
4781
4738
5259
5258
5420
4448
3879
4237
3824
in Area
38,981
40,774
38,784
36,648
36,000
32,832
31,916
31,502
33,022
Officer
5611
5737
5954
6063
5683
57Z4
5500
5789
5688
E4-E9
29,919
31,617
29,811
27,317
27,068
24,575
24,138
23,359
25,196
E1-E3
3451
3420
3019
3268
3249
2533
2278
2354
2138
Military
Housing
5888
5912
5907
5023
5469
5774
5739
5697
5478
Owner
Owner Off
Occupied Base
Occupied Mobile
Housing
14,690
15,546
13,266
13,641
13,339
13,310
13,029
12,305
14,414
Homes
619
655
876
931
646
342
483
452
522
Rental
Housing
17,784
18,661
18,735
17,053
16,546
13,406
12,665
13,048
12,608
Total
Military
Strength
108,651
110,307
104,388
92,099
105,986
101,016
100,793
101,464
98,486
Total Pro-
Permanent gramming
Party
Strength
81,211
84,769
85,704
83,552
85,513
79,697
78,394
79,651
77,927
Housing
Deficit
2,668
3,322
3,607*
2,271
2,518
7,260
7,276
5,751
12,582
* Includes E-3 and below
Source: Military Family Housing Report
(8) Homeless
(a) Definitions
The most recent legislation governing housing
element (65583(a)(6)) mandates municipalities to
address the special housing needs of the
homeless within their jurisdictional boundaries.
The homeless are defined as individuals that
lack a fixed and adequate nighttime residence.
The primary residences of the homeless are:
1. Publicly or privately operated emergency
shelter.
2. In the street, park, abandoned building,
automobile, or in any other public or
private place not intended to be used as
regular sleeping accommodations for
humans.
3. In temporary makeshift arrangements in
the accommodations of others.
(b) Demographics
The homeless population in San Diego region
includes a variety of people such as families,
single parents with children, single women,
single men, farm workers, Vietnam veterans,
employed, unemployed and the unemployable,
mentally ill, developmentally disabled,
alcoholics and drug abusers, runaways and
throwaway youth, and victims of domestic
violence. Families are considered to be the
largest growing sector of the homeless
population. According to nationwide statistics,
40 percent of the homeless are families with
children. Based upon this percentage, the
number of children living on the streets could
equal 2,000. Half of these children are under
the age of six years.
Exact figures cannot be used to quantify the
region's homeless; however, estimates can be
made based upon information supplied by
service providers and those who work with this
population. It is important to recognize that
these homeless individuals may fall into more
than one category (e.g., a homeless individual
may be a veteran and a substance abuser) thus,
making it difficult to accurately quantify and
categorize (e.g., elderly, veterans, etc.) the
homeless. The homeless population in the San
Diego Region is estimated to be 5,000 people,
with 3,000 located in downtown San Diego
32
(Regional Homeless Task Force). Most
communities within the San Diego region have
experienced some type of homeless problem in
their jurisdiction.
Approximately 950 of these individuals spend
the evening in an emergency shelter operated by
public or private agencies, and it is believed
that as many as 2,000-2,500 sleep outside. An
additional 2,000 persons are believed to be
doubled up with an acquaintance or a relative.
According to a report by the County of San
Diego, the homeless that are employed account
for more than 20 percent of the homeless
population. Generally both parents work, but
their combined incomes do not make it possible
to secure a month's rent and deposits.
Due to the reduced funding for mental health
services, it is estimated that 25-30 percent of
the homeless are mentally ill. It is assumed
that 7 out of every 10 mentally ill persons
suffer from personality disorders that affect
their ability to deal with daily expectations and
demands. An estimated 2 of every 10 mentally
ill suffer from anxiety and phobic disorders and
milder depressive conditions. Approximately
1,000 individuals (20%) are believed to be active
substance abusers. A majority of these are
among the mentally ill population. One of every
10 suffers from major mental illnesses of
schizophrenia and depressive disorders.
Anxiety, depression, sleeplessness, and loss of
appetite are often attributed to their homeless
condition. Many of the mentally ill have
become homeless because of their disorders and
inadequate treatment and support.
A significant number of homeless women and
children are thought to be escaping from
abuse. A number of these women are
inadequately prepared for earning an income,
and it appears to be safer for them to be in the
streets than to live in their own homes. An
estimated 70 percent of the homeless population
(3,500) are single adults. The majority (75%)
are young males seeking either permanent
employment or casual labor, who are considered
transients, and are constantly moving from one
area to another seeking employment. An
increasing number of employed homeless adults
are earning incomes that do not meet housing
expenses.
33
30%
FIGURE 1
WHO THE HOMELESS ARE
REGIONAL HOUSING NEEDS STATEMENT
SAN DIEGO REGION
1988
15%
Youth
Family Members
Single Men
Single Women
50%
SOURCE: Regional Task Force on the Homeless
WHERE THE HOMELESS ARE FOUND
REGIONAL HOUSING NEEDS STATEMENT
SAN DIEGO REGION
1988
18%
40%
In Emergency Shelters
On the Streets
Doubled-up with Others
42%
SOURCE: Regional Task Force on the Homeless
34
5*
f*
Of the estimated homeless single men, at least
40 percent (1,000) are veterans. A small
percentage of the single adults (5%) is elderly
individuals. A majority of the homeless elderly
are periodically homeless due to low fixed
incomes and high housing costs.
The last group to be addressed is the
vagrants/transients. Vagrants/transients seldom
have roots. They steal or panhandle in order to
support their substance abuse or daily
sustenance. Vagrants, in addition to the
"regulars" seen rummaging through trash,
generally have little or no contact with
homeless service providers.
d. Households
(1) Existing
In 1980, household population was measured at
1,861,846 and projected to increase to 2,453,300 by
1995. The projected increase of more than 500,000
people over a fifteen year time frame constitute a
thirty-two percent increase in population. In 1980,
there were 670,094 households. By 1989, households
grew to 876,717, an increase of 30.8 percent. The
City of San Diego contains almost half of the existing
households, while almost 14 percent of the region's
households are located in the unincorporated areas.
The remaining 39.6 percent of all households reside in
the other seventeen cities.
(2) Projected
By 1995, the number of households is projected to
reach 958,023, an increase of 9.3% from 1989
(876,717 households). Household population was
measured at 2,298,105 in 1989, and is expected to
grow to 2,453,300 by 1995, representing an increase
of 6.3%. During this time, the persons per household
rate will have declined to under 2.7. The impact of
this gradual incline generates a greater demand for
housing with the same population base. The projected
growth in households parallels the population growth.
The growth areas in North County, South Bay, and
selected unincorporated communities will experience
the largest increase in households.
35
Distribution Estimates by Jurisdiction
The following list is based upon each jurisdictions response to a 8ANDAG survey to
determine the order of magnitude of the homeless and their geographic distribution.
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Response
Approximately one half dozen transients can be considered
residents.
In the South Bay, an estimated 350-500 are considered homeless.
Breakdown:
Families:
Single Persons:
Children:
Alcohol and Substance Abusers:
Mentally 111:
60%
25%
5%
5%
5%
Information not available
Information not available
Majority of homeless are mentally ill and/or substance abusers.
Information not available
Information not available
Information not available
Approximately 35-40 homeless individuals
Information not available
Information not available
Families:
Mentally 111
25%
25% -33%
Approximately 300 homeless individuals
Approximately 3,000 homeless individuals (located Downtown)
Information not available
Approximately 30-45 homeless individuals
Information not available
Information not available
San Diego County Approximately 5,000 homeless individuals.
36
Table 18
Existing Households by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989
¥
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Total
Population
62,030
128,026
24,595
5,131
86,403
53,120
99,007
25,970
53,004
22,749
56,475
117,597
43,121
1,086,592
33,835
52,402
14,694
61,742
391,688
Household
Population
61,104
126,222
16,438
5,101
83,675
52,541
97,597
25,333
51,753
21,967
45,003
115,884
42,910
1,030,050
33,436
51,505
14,496
61,106
361,984
Households
25,358
47,007
7,560
2,383
33,110
20,112
39,459
8,869
22,781
8,190
15,062
43,911
13,414
408,462
12,610
17,695
5,752
23,723
121,259
Percent of
Households
in Region
2.9
5.4
0.9
0.3
3.8
2.3
4.5
1.0
2.6
0.9
1.7
5.0
1.5
46.6
1.4
2.0
0.7
2.7
13.8
2,418,181 2,298,105 876,717 100.0%
Source: Department of Finance and January 1, 1989 Population and Housing
Estimates
37
Table 19
Projected Households By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1995
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Total
Population
77,310
132,304
25,475
5,223
85,353
55,890
105,136
26,241
53,798
23,661
55,409
130,664
44,591
1,138,675
40,725
57,185
15,055
67,728
426,770
Household
Population
76,349
131,574
17,763
5,187
83,552
55,542
104,112
25,599
52,489
22,859
44,247
128,926
44,328
1,084,483
40,486
56,547
14,881
66,182
398,194
Households
31,800
50,251
8,151
2,380
34,087
21,448
42,265
9,277
23,484
8,741
15,341
50,456
14,461
438,040
15,399
19,951
5,909
26,159
140,423
Percent
of Households
in Region
3.3
5.2
0.9
0.2
3.6
2.2
4.4
1.0
2.5
0.9
1.6
5.3
1.5
45.7
1.6
2.1
0.6
2.7
14.7
2,567,193 2,453,300 958,023 100%
Source: Series 7 Regional Growth Forecast
38
e. Household Size
Due to the declining birth rates, the average number of
persons per household is anticipated to continue its decline
(from 3.1 in 1960 to 2.7 in 1985), to 2.5 by 2010. Another
trend of the baby boom generation includes the passing of
its prime child-bearing years. Births are anticipated to
peak in the latter part of this decade to the highest level,
since the early 1960's.
Household size is a significant factor in shaping housing
demand. The small household (1-2 persons per household)
traditionally can find suitable housing in units with 0-2
bedrooms while family households (3-4 persons per
household) can find suitable housing in units with 3-4
bedrooms, and large households (5 or more persons per
household) can find suitable housing in units with 4 or more
bedrooms. However, the choices also reflect preference
and economics. Thus, many small households prefer, and
obtain, large units. Household size is also related to choice
of locations. For example, the small household (single
person/elderly) is usually not concerned with the quality of
the school system.
39
Table 20
Household Size By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Households by Persons in Unit
6+TotalJurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Regional Total 159,098 231,213 112,288 92,374 43,323 31,798 670,094
2,863
6,684
2,130
727
6,937
1,091
6,131
1,315
6,120
1,391
2,999
6,250
959
89,478
987
2223
1,136
3,098
16,579
5,439
9,879
2,618
834
9,838
1,647
9,279
2,318
8,652
2,520
3,990
11,418
2,876
107,414
29,494
4,863
1,921
5,088
11,125
2,224
5,322
993
342
5,240
679
3,979
1,775
3,412
1,428
2,788
4,966
2,070
50,310
990
3,034
842
2,281
19,613
1,864
4,576
675
234
3,938
516
3,206
1,379
2,133
1,085
2,106
3,389
2,401
39,432
982
3,196
705
1,782
18,775
759
2,274
279
80
1,634
212
1,438
556
839
505
1,186
1,649
1,089
19,107
494
1,424
307
818
8,673
437
1,663
128
36
877
144
1,013
424
407
347
1,221
1,350
654
15,319
295
829
155
623
5,876
13,586
30,398
6,823
2,253
28,464
4,289
25,046
7,767
21,563
7,276
14,290
29,022
10,049
321,060
33,242
15,569
5,066
13,690
80,641
These cities were Census Designated Places and unincorporated at the time of the
1980 census.
Source: 1980 Census Summary Report
40
f. Age
Age distribution is a significant market characteristic,
because housing demand within the market is determined by
the housing preferences of certain age groups.
Traditionally, the young adult population (20-34 year olds)
tend to favor apartments, low to moderate cost
condominiums, and smaller single-family units. The 35 to
65 year old group provides the major market for moderate
to high-cost apartments and condominiums and larger
single-family units because they tend to have higher
incomes and larger household size. The elderly population
demands are similar to young adults.
The median age of the total resident population is projected
to rise sharply. The median age in 1980 was 30.5 years, and
by 1990, it is expected to rise to 36 years. By 1990, the 35
to 64 year old age group will be the fastest growing. The
increase in this age group is attributed to anticipated
employment opportunities and the aging of the baby boom
generation.
Based upon the median age of each jurisdiction, the range
varies from 24.0 years in Imperial Beach to 33.6 years in
Coronado. These figures reflect the economic profile of
the communities. The concentration of retirees and elderly
raises the median age figures. The distribution of age
groups is an important factor to consider in the
development of housing strategies.
As the households mature, the housing choices vary
dramatically. The region, and each jurisdiction, must
assess its population characteristics to determine its
housing demand constituency.
41
Table 21
Age and Sex Distribution by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Age
Median
Age
32.2
30.5
33.6
32.2
28.6
30.8
24.0
33.0
30.9
24.3
28.6
30.6
28.4
31.2
27.6
29.6
29.1
28.8
i
Total
Population
35,490
83,927
16,859
5,017
73,892
64,355
22,689
50,308
20,780
48,772
76,698
42,730
875,538
17,479
40,039
35,834
351,439
1,861,846
Sex
Male
17,787
40,738
8,769
2,576
35,362
30,851
11,661
23,668
10,067
26,459
38,166
21,368
450,654
8,540
19,762
17,355
183,763
947,546
50.9%
Female
17,703
43,189
8,090
2,441
38,530
33,504
11,028
26,640
10,713
22,313
38,532
21,362
424,884
8,939
20,277
18,479
167,676
914,300
49.1%
Under
5
2,286
5,745
686
125
5,795
4,913
2,658
2,296
1,589
4,914
6,412
2,948
55,994
1,445
3,562
2,891
24,700
128,959
6.9%
5-9
2,120
5,893
787
170
4,935
4,349
1,861
2,234
1,430
3,706
4,903
3,727
55,785
1,464
3,612
2,386
24,557
123,919
6.7%
10-17
3,938
11,600
1,537
405
8,608
7,451
2,655
4,930
2,464
5,210
8,135
7,194
99,653
2,137
6,045
4,162
46,711
222,835
12.0%
18-24
4,363
11,248
2,837
1,005
12,586
8,844
4,922
8,207
2,613
11,682
13,629
4,039
161,768
1,699
4,650
5,344
54,603
314,039
16.9%
25-59
16,908
37,002
7,589
2,552
31,095
25,448
9,091
22,330
8,896
18,002
29,382
20,447
382,649
7,175
18,066
13,772
152,932
803,336
43.1%
60-64
1,810
3,830
1,085
231
2,919
2,879
580
2,898
1,052
1,377
3,727
1,615
34,376
838
1,248
1,565
14,984
77,014
4.1%
65-74
2,768
5,201
1,482
352
4,399
5,896
652
4,244
1,491
2,251
6,895
2,032
51,626
1,841
1,863
3,192
21,890
118,075
6.3%
75 &
Over
1,297
3,408
856
177
3,555
4,575
270
3,169
1,245
1,630
3,615
728
33,687
880
993
2,522
11,062
73,669
4.0%
Area
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Vista
Un incorporate d
Areas**
Total San Diego
County
Percent of
Total Population
*These cities were Census Designated Places and unincorporated at the time of the 1980 Census.
**Encinitas and Solana Beach are reflected in the unincorporated area's figures.
Source: U.S. Department of Commerce, Bureau of the Census
Compiled by the Economic Research Bureau of the Greater San Diego Chamber of Commerce
i I i *tut i J
FIGURE 2
AGEXSEX PYRAMID (IN 1 .GOO'S)
REGIONAL HOUSING NEED STATEMENT
SAN DIEGO REGION
1985-2010
.«*>
M
300 200 300
1985 2010
m
A,
SOURCE: INFO Series 7 Regional Growth Forecast
43
g. Income
Income characteristics are considered to be one of the most
important market indicators, because they influence the
range of housing prices in the community and the ability of
the population to afford housing.
In comparison with the past twenty-five years, personal
income for those residing in the San Diego Region is
expected to increase, but at a slower rate. The region's
distribution of household income significantly impacts the
housing market. Household income ranges are directly
related to housing tenure and type. As the income of
households increases, the number of homeowners increases.
The growth of household income and increases in housing
costs are also linked to the number of households that pay
disproportionate amounts of their income for housing and
increases in households occupying unsound and overcrowded
housing. Housing quality and conditions are therefore
directly related to income.
Four income categories are used in the RHNS: very low,
other low, moderate, and above moderate. These
categories are recommended by the State Department of
Housing and Community Development and are consistent
with a State Attorney General's Opinion. Separate income
limits exist for each household size for each income
category. The income limits for a four-person household
are those shown below. The limits for other household sizes
are determined by household size adjustment factors.
HOUSEHOLD MEDIAN INCOME CATEGORIES
1989 Median Household Income of $30,583
• Very Low Income Households:
Those households whose income is not more than fifty
percent of the region's median income, adjusted for
household size. ($0 - $15,292 in 1989.)
• Other Low Income Households!
Those households whose income is between fifty
percent and eighty percent of the median income.
($15,293 - $24,466 in 1989.)
• Moderate Income Households;
Those households whose income is between eighty
percent and one-hundred-twenty percent of the
region's median income. ($24,467 - $36,700 in 1989.)
44
• Above Moderate Income;
Those households whose income is more than one-
hundred-twenty percent or more of the region's
median income. (Over $36,701 in 1989.)
The U.S. Department of Housing and Urban Development
(HUD) estimates "area median family income." A set of
factors is used to calculate income limits by "family" size.
In HUD regulations, family has the same meaning as
household. These income limits are used to categorize
households by income.
The same circumstances apply to the moderate income
level: HCD multiplies HUDS's area median family income
by a set of factors to determine a set of moderate income
limits by household size.
Table 22
Income Limits By Category
Regional Housing Needs Statement
San Diego Region
1989
Income Category*Limit By Size
•»
My
1 Person 2 Person 3 Person 4 Person 5 Person 6 Person
Very Low
Low
Moderate
Above Moderate
*Based on Median Income of $36,700 (2/89)
Source: U.S. Housing & Urban Development and State Housing & Community
Development
$13,250
$20,550
$30,825
$30,825
$15,100
$23,500
$35,250
$35,250
$17,000
$26,400
$39,600
$39,600
$18,900
$29,350
$44,025
$44,025
$20,400
$31,200
$46,800
$46,800
$21,900
$33,000
$49,500
$49,500
45
Table 23
Household Income By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
Household Income Distribution
City
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
<£. Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Totals
$0-9,999
1,358
4,629
698
229
4,733
1,741
4,153
1,157
2,596
757
3,224
4,494
328
48,291
638
775
455
2,735
8.496
$10,000-
14.999
1,293
4,397
576
170
3,976
1,641
3,995
1,341
2,360
729
2,500
4,712
404
40,444
756
785
332
2,634
7,693
$15,000-
24,999
3,484
10,182
1,240
367
7,914
3,829
8,756
2,681
5,096
1,975
4,312
10,064
1,425
84,974
2,172
2,946
806
5,349
19,732
$25,000-
34.999
3,864
9,029
1,124
341
6,042
3,557
7,294
1,783
4,265
1,919
2,585
7,967
2,012
71,117
2,257
4,134
841
4,079
20,578
$35,000-
49,999
5,095
9,006
1,297
408
5,351
3,897
6,908
1,228
4,138
1,796
1,644
7,131
3,156
71,156
2,352
5,340
1,093
3,583
25.120
$50,000-
and up
8,990
8,444
2,514
866
4,562
5,014
6,291
589
4,101
980
692
6,042
5,573
80,966
1,727
3,574
2,169
3,053
36,112
Total
Households
24,084
45,687
7,449
2,381
32,578
19,679
37,397
8,779
22,556
8,156
14,957
40,410
12,898
396,948
9,902
17,554
5,696
21,433
117,731
91,487 80,738 177,304 154,788 159,699 182,259 846,275
Source: SANDAG - 1988 Estimates of Household Income By City
*»*>4 m IK t
Table 24
Per Capita Income
Income By Jurisdiction (By Rank)
Regional Housing Needs Statement
San Diego Region
1985
Percent Percent
1985 of State Change
Rank City 1985 Average 1985/1979
1 Del Mar $18,954 159.5% 44.3%
2 Coronado 16,357 137.6% 52.2%
3 Carlsbad 15,640 131.6% 52.2%
4 Poway 13,396 112.7% 56.7%
5 Solana Beach 12,651 106.4% 42.3%
6 La Mesa 12,455 104.8% 42.2%
7 San Diego City 11,766 99.0% 46.8%
8 San Marcos 10,537 88.7% 45.2%
9 Chula Vista 10,485 88.2% 46.2%
10 Escondido 10,428 87.7% 50.6%
11 Oceanside 10,407 87.6% 47.8%
12 Santee 10,266 86.4% 46.7%
13 Vista 10,212 85.9% 41.7%
14 El Cajon 10,048 84.5% 40.2%
15 Lemon Grove 9,639 81.1% 36.9%
16 Imperial Beach 7,655 64.4% 43.9%
17 National City 6,977 58.7% 38.3%
San Diego
Unincorporated $11,600 97.6% 45.7%
California $11,885 - 43.3%
Note: Encinitas became incorporated in 1986
Source: U.S. Department of Commerce, Bureau of Labor Statistics
San Diego Economic Bulletin, Vol. 37, No. 2, February 1989
47
h. Employment
The employment factor is significant in planning for
housing. The issues of jobs and housing balance is becoming
increasingly more important. The recognition of the
concept that as jurisdictions promote employment they
should also promote the housing for such employees has
brought attention to this issue. In 1988, nearly 1.16 million
people were employed, the major component was wage and
salary workers, including nearly 131,000 active duty
military personnel. By the year 2000, the employment
figure is expected to increase to 1.3 million, and close to
1.6 million by 2010. The unemployment rate is expected to
fluctuate slightly. The 1985 unemployment rate (5%) was
considerably lower than the 1980 figure; however, it is
expected to reach 7.5 over the next ten years.
Between 1980 and 1988, employment growth in the cities of
Carlsbad, Chula Vista, Coronado, Escondido, and San
Marcos had annual average rates over ten percent. The
largest portion of the region's employment was held by the
City of San Diego (641,158), registered a 28.1 percent
increase between 1980 and 1988. The unincorporated area
accounted for the second largest share of total
employment. The decrease in employment by the City of
Imperial Beach is attributed to the loss of city employees
when the police department was eliminated, along with the
closing of a service firm with over 200 employees.
48
Table 25
Total Employment By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980 and 1988
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway**
San Diego
San Marcos
Santee**
Solana Beach*
Vista
Unincorporated*
Regional Total
1980
16,189
30,165
16,198
3,104
35,071
26,664
3,631
18,535
5,383
24,880
22,941
6,644
500,401
10,246
7,492
10,931
101,932
840,407
1988
30,252
47,233
40,263
5,450
43,208
21,765
48,402
3,432
24,884
7,283
32,610
29,934
9,513
641,158
21,662
12,920
7,460
18,400
117,327
1,163,156
Annual Average
Growth Rate
10.9%
11.3%
18.6%
9.4%
2.9%
10.2%
-0.7%
4.3%
4.4%
3.9%
3.8%
5.4%
3.5%
13.9%
9.1%
8.5%
1.9%
4.8%
*Encinitas and Solana Beach were incorporated in 1986. Their 1980 data are included
in unicorporated.
**These cities were Census Designated Places and unincorporated at the time of the
1980 Census.
Source: SANDAG 1988 INFO - Regional Employment Inventory
49
Table 26
Employment by Industry
by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
tno
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Agriculture,
Forestry,
Fishing,
Mining
767
243
44
139
270
3,164
1,190
52
239
331
60
1,483
421
5,415
661
226
308
718
11.276
Construction
1,621
1,637
163
109
4,621
1,266
6,796
129
2,148
1,117
1,334
1,620
959
26,471
3,524
2,702
570
1,425
12.817
Manufacturing
Transportation
Communication
Utilities
1,047
1,199
181
152
744
345
820
69
504
373
426
604
165
25,235
473
295
137
621
5.305
Wholesale
Trade
1,117
1,602
42
61
2,187
732
1,757
18
505
315
1,498
870
199
26,405
2,035
653
238
805
3.015
Retail
Trade
6,972
11,946
1,964
1,064
11,340
6,418
14,414
922
7,510
1,787
7,544
7,639
2,525
93,679
3,201
2,073
1,632
4,256
12.239
Finance,
Insurance,
Real Estate
2,743
2,306
344
531
2,057
1,444
2,947
192
2,557
214
1,416
1,595
493
47,407
705
306
1,018
1,417
3.943
Services
7,886
9,874
3,233
1,644
9,017
5,995
12,061
736
9,168
1,897
4,874
8,575
2,945
175,447
3,207
2,174
2,462
5,255
16.152
Government
Military
1,827
7,001
34,188
1,674
6,158
1,806
4,170
1,282
1,820
823
12,471
3,861
1,597
158,531
2,098
2,434
504
2,877
48.704
Total
30,252
47,233
40,263
5,450
43,208
21,765
48,402
3,432
24,884
7,283
32,610
29,934
9,513
641,158
21,662
12,920
7,460
18,400
117.327
Regional Totals 27,007 71,029 133,183 38,695 44,054 199,125 73,635 282,602 293,826 1,163,156
Source: SANDAG INFO Regional Employment Inventory 1989
I Jl 4-JI L > 4** 1 it
m
to
m
m
i. Commuting Patterns
Commuting patterns relate primarily to the relation of
housing to employment opportunities and is a component in
allocation of growth to localities.
As a result of the increase in the economic base,
employment levels, and physical separation of housing and
employment sites, the number of people commuting to work
has increased. Since 1980, traffic on the region's freeway
system has increased by fifty percent, while traffic on local
streets and roads has increased thirty percent. The past
twenty years have seen a fifty-four percent increase in
motor vehicle ownership. The number of households
without a vehicle decreased from eleven percent in 1966 to
five percent in 1986, while those with two or more vehicles
increased from forty-four percent to sixty-three percent.
The combination of increased vehicle ownership, higher
employment levels, and the greater number of residents of
driving age are contributing factors to the twenty-five
percent increase that has occurred in vehicle trips per
household. Travel forecasts indicate that vehicle miles of
travel will continue to grow at a rate somewhat less than
twice the growth rate of the population (see Figure 1).
51
Table 27
Mean Trip Length
By Trip Type
Regional Housing Needs Statement
San Diego Region
1987
Minutes Distance
1977 1986 1977 1986
Home to Work 14.5 16.9 8.8 10.6
Home to Shop 6.4 8.4 3.5 4.9
Home to Other 8.9 10.0 5.3 6.1
Work to Other 10.7 12.2 6.4 7.6
Other to Other 7.5 8.8 4.3 5.3
All Trip Types 9.3 10.6 5.5 6.4
Source: SANDAG INFO Number 2 - Travel Behavior in the San Diego Region
52
2. Supply
a. Existing Housing
Since 1980, approximately 200,000 housing units have been
added to the region's housing stock. In 1989, there were
920,000 housing units in the region. The housing stock is
predominantly single-family (56%); multi-family units
account for 39% of total units in the region. Mobile homes
comprise 5% of the total housing stock. The 1988 total of
28,120 completed units represented the lowest since 1984,
and represented a decline of 22 percent from 1987. This
slowdown may be attributed to a combination of factors
including rising interest rates, a softening of the economy
and/or development restrictions imposed by local growth
management policies.
Table 28
Housing Units by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980 and 1989
Total Housing Units
1980
Census
15,352
31,888
8,397
2,482
30,097
N/A
27,153
8,197
22,616
7,555
14,748
32,733
10,716
341,928
6,508
13,800
N/A
14,962
131,214
January 1, 1989
Current
Estimate
26,492
48,691
9,152
2,648
34,508
20,925
40,815
9,647
23,791
8,634
15,272
48,223
13,629
426,451
13,971
17,973
6,330
25,394
128,504
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Regional Total 720,346 921,050
*These cities were Census Designated Places and unincorporated at the time of the 1980 Census.
Source: SANDAG January 1, 1989 Population and Housing Estimates (Department of Finance)
53
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas**
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway**
San Diego
San Marcos
Santee**
Solana Beach**
Vista
Unincorporated
REGION
1980*
Table 29
Housing Units Completed by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980 - 1988
1981 1982 1983 1984 1985 1986 1987 1988 1980-1988
191
219
131
10
647
N/A
566
70
149
83
49
872
145
5,009
184
144
N/A
350
2,237
477
497
52
22
393
N/A
603
16
234
48
39
760
84
7,105
43
410
N/A
238
2,147
365
133
29
23
146
N/A
214
51
61
64
8
492
10
4,012
45
190
N/A
276
1,252
491
283
37
46
368
N/A
446
163
59
36
24
724
192
6,246
309
594
N/A
646
1,488
1,793
519
35
11
594
N/A
759
219
228
123
44
1,805
355
10,323
535
1,095
N/A
797
3,638
1,985
1,764
86
20
1,008
N/A
2,230
274
137
242
22
2,330
703
13,188
556
582
N/A
1,391
7,429
2,624
1,130
168
21
835
1,075
3,440
206
101
386
178
2,104
336
15,228
586
613
300
1,471
4,617
1,885
2,520
101
10
593
558
2,812
454
48
108
248
3,602
519
14,019
1,191
232
56
2,392
4,823
1,046
887
161
10
336
433
1,914
166
172
213
70
2,808
502
11,280
718
76
98
2,435
4,795
10,857
7,952
800
173
4,920
2,066
12,984
1,619
1,189
1,303
682
15,497
2,846
86,410
4,167
3,936
454
9,996
32,426
11,056 13,168 7,371 12,152 22,873 33,947 35,419 36,171 28,120 200,277
*1980 figure is April 1 through December 31. All others are full calendar year.
**These cities were Census Designated Places and unincorporated at the time of the 1980 Census; Santee &
Poway Incorporated in 1980 and Encinitas & Solana Beach in 1986.
Source: January 1, 1989 Population and Housing Estimates
4.J il i j * m
Regionwide, the housing stock grew by 27.9%, or 3.1% per year,
(200,704 units) from 1980 to 1989, while the population increased by
30%. By January 1, 1989, there were 521,807 single-family units and
359,869 multi-family units.
The total existing housing units estimates are further broken down by
type of housing unit as illustrated in the following table. The region
accounted for approximately 876,717 occupied units with a 4.9%
vacant rate. The cities of Coronado, Del Mar, Imperial Beach, Lemon
Grove, Oceanside, San Marcos, Solana Beach, Vista and the
unincorporated area reflected vacancy rates exceeding 5% (see Table
28).
m
m
55
Table 30
Population by Housing Type by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989
Housing Units
Population
City
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
San tee
Solana Beach
Vista
Unincorporated
Total
62,030
128,028
24,594
5,131
86,402
53,120
99,006
25,970
53,002
22,748
56,474
117,589
43,122
1,086,593
33,836
52,402
14,694
61,743
391,692
Household
61,104
126,222
16,438
5,101
83,675
52,541
97,597
25,333
51,753
21,967
45,003
115,884
42,910
1,030,050
33,436
51,505
14,496
61,106
361.984
Group
Quarter
926
1,806
8,156
30
2,727
579
1,409
637
1,249
781
11,471
1,705
212
56,543
400
897
198
637
29.708
Single Family
Total
26,492
48,691
9,152
2,648
34,508
20,925
40,815
9,647
23,791
8,634
15,272
48,223
13,629
426,451
13,971
17,973
6,330
25,394
128.504
Detached
13,213
22,369
4,201
1,249
12,939
11,151
18,667
4,110
11,208
5,651
6,757
21,912
10,341
206,761
6,111
10,013
2,820
12,101
84.846
Attached
2,235
2,969
647
249
1,732
3,191
1,813
616
1,061
492
809
5,962
443
25,170
452
750
939
2,019
3.838
Multi
2 to 4
2,696
3,784
694
302
1,637
3,350
2,615
997
1,503
876
1,700
3,781
372
41,284
397
999
493
1,577
7.037
Family
5 plus
7,349
16,003
3,580
814
16,236
2,532
14,269
3,730
9,579
1,575
5,765
13,866
1,885
149,078
3,454
4,000
2,038
8,092
19.930
Mobile
Homes
999
3,566
30
34
1,964
701
3,453
194
440
40
238
2,702
588
5,049
3,558
2,210
40
1,605
12.853
Occupied
25,358
47,007
7,560
2,383
33,110
20,112
39,459
8,869
22,781
8,190
15,062
43,911
13,414
408,462
12,610
17,695
5,752
23,723
121.259
Percent
Vacant
4.28
3.46
17.40
10.01
4.05
3.89
3.33
8.06
4.25
5.14
1.36
8.94
1.58
4.42
9.74
1.54
9.13
6.58
5.63
Person
Per
Household
2.410
2.685
2.174
2.141
2.527
2.612
2.473
2.856
2.272
2.682
2.988
2.639
3.199
2.522
2.651
2.911
2.520
2.576
2.985
Regional Totals 2,418,176 2,298,105 120,071 921,050 466,420 55,387 76,094 283,775 40,264 876,717 4.90 2.621
Source: Department of Finance
i M v j L j L j mm mm mm
b. Projected Housing
In 1990, San Diego will have an estimated 880,000
households, which is projected to increase to 1.2 million
households by July 1, 2010. Close to 200,000 residents will
live in group quarters such as college dormitories, military
barracks, homes for the aged, and prisons. Growth in
multiple family units will average approximately 2.2
percent per year to the year 2000, exceeding the increase
of 1.7 percent per year in single family units. The increase
in housing units in certain areas will be more pronounced
than in other areas within the region. During the forecast
period, the Cities of Carlsbad, Escondido, Oceanside,
Poway, San Diego, San Marcos, and Santee will have the
largest percentage increase in housing units.
For a more detailed discussion of the need for housing units
during the next five years, please refer to Chapter EQ.
57
Table 31
Projected Occupied Housing Units by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989 - 2000
Jurisdiction 1989 1995 2000
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
25,358
47,007
7,560
2,383
33,110
20,112
39,459
8,869
22,781
8,190
15,062
43,911
13,414
408,462
12,610
17,695
5,752
23,723
121,259
31,800
50,251
8,151
2,380
34,087
21,448
42,265
9,277
23,484
8,741
15,341
50,456
14,461
438,040
15,399
19,951
5,909
26,159
140,423
35,576
54,027
8,539
2,429
35,037
22,685
45,891
9,729
24,462
9,292
15,532
56,748
15,295
476,981
18,164
22,503
6,113
27,947
164,056
876,717 958,023 1,051,006
Source: Series 7 Regional Growth Forecast and January 1, 1989 Population and
Housing Estimates
58
c. Manufactured Homes
Manufactured homes are self-contained structures
constructed in factories to meet a nationwide federal
standard. These units are then transported to a site and
installed as a finished unit. Due to the potential cost
advantage of mobile homes and factory built housing, state
and federal housing policy have attempted to ease the
regulatory, financing, and buyer attitude barriers to the
wider use of these forms of affordable housing. To promote
the use of manufactured housing as an affordable housing
strategy, it is necessary for local governments to allow and
encourage developers and home buyers to utilize it.
•* Table 32
Manufactured Housing Parks
,. Regional Housing Needs Statement
San Diego Region
- 1989
*"" San Diego County:
M Total Manufactured Housing Parks 487
«• Corporated and Unincorporated Areas:
Total Manufactured Housing Spaces 46,384
^ Manufactured Housing Park Development (Since 1986)
Spaces
*» Incorporated Areas:
Carlsbad 504
""" Oceanside 161
^ Oceanside (Sphere) 105
San Diego:
,— Rancho Bernardo 108
San Marcos 169
- Vista 140
*"" Unincorporated Areas:
am Alpine (2 developments) 333
222
<•» Bonsall (proposed) 160
Campo 282
Fallbrook 816
m Valley Center 615
Warner Springs 178
m
Source: Based upon conversation with the California Manufactured Housing
*• Institute
59
Mobile homes account for approximately 5 percent of the
total housing stock, and as Table 31 indicates, mobile
homes will remain relatively stable throughout the
forecasted years. Mobile home parks represent an
affordable source of housing. However, some parks may be
operating on a conditional use permit in areas which may
not have been zoned for permanent residential use. These
parks may occupy valuable commercial or industrial sites
that represent an economic incentive for higher intensity
development. A permanent residential zoning designation
would be the most effective method of ensuring long-term
use.
Table 33
Mobile Home Parks by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1986
Jurisdiction Acres
Carlsbad 194
Chula Vista 394
Coronado -
Del Mar
El Cajon 150
Encinitas 74
Escondido 493
Imperial Beach 20
La Mesa 24
Lemon Grove 13
National City 37
Oceanside 357
Poway 99
San Diego (by CPA)* 545
San Marcos 304
Santee 269
Solana Beach 6
Vista 223
Unincorporated (by CPA)* 1,508
Regional Total 4,710
These figures represent the total of mobile home parks within that jurisdiction by
community plan areas.
Source: Final Series 7 Regional Growth Forecast Land Use Inputs
60
m Oceanside
Table 34
Existing/Projected Supply of Mobile Homes by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1995
Occupied Mobile Homes
Jurisdiction 1989 1995
Carlsbad 995 752
Chula Vista 3,408 3,214
Coronado 0 0
Del Mar 34 33
El Cajon 1,831 1,867
Encinitas 665 695
Escondido 3,211 3,198
Imperial Beach 193 194
La Mesa 368 400
Lemon Grove 29 73
National City 233 240
Poway 765 807
San Diego 5,078 5,190
San Marcos 3,359 2,230
Santee 2,145 2,142
Solana Beach 37 80
Vista 1,438 1,569
Unincorporated 10,675 13,026
Regional Total 35,892 38,056
Source: Series 7 Regional Growth Forecasts, and January 1, 1989 Population and
Housing Estimates
61
d. Housing Costs
(1) Owner
The most overwhelming problem facing the San Diego
Region is the cost affordability of housing. Based
upon the Chamber Residential Market Price Index,
the average price of a home in San Diego jumped 9.1
percent between May and November of 1988. In
November 1988, the average price of a previously
occupied single-family detached home in the County
of San Diego was $179,500. Between November 1987
and November 1988, housing prices increased by 13.3
percent. During the latter half of 1988, housing
increases had been substantial but were not expected
to continue into 1989 at the same rate. An increasing
demand, a limited supply and tax incentives for home
ownership are major factors in housing price
appreciation in the San Diego Region.
Table 35
Cost of Resale Homes
Regional Housing Needs Statement
San Diego Region
July 1989
North County Coastal Median
Carlsbad $243,000
Del Mar 430,000
Encinitas 267,500
Oceanside 147,000
Solana Beach 395,000
North County Inland Median
Escondido $176,000
Poway 194,000
San Marcos 157,500
Vista 170,000
East County
El Cajon
La Mesa
Lemon Grove
Santee
159,000
165,000
131,500
139,000
South Bay
Bonita
Chula Vista
Imperial Beach
National City
299,000
164,500
131,000
115,000
San Diego*$90,000-590,000 Unincorporated* $125,000-1,395,000
*Ranges (low-high) reflect the median housing cost of resale homes by communities.
Source: San Diego Union, August 27, 1989 - July Home Resales in San Diego County
62
Table 36
Median and Average Housing Prices
Regional Housing Needs Statement
San Diego Region
1980 - 1989
Annual
Apr., 1989
% Chg. last 6 mos.
% Chg. last 12 mos.
1980
1981
1982
1983
1984
1985
1986
1987
1988
Median
Price
Average
Price
$175,000 $204,700
90,000
104,500
106,000
103.400
111,500
118,500
123,500
133,300
$144,500
116,800
127,000
124,500
124,400
131,200
135,000
146,200
155,100
$172,000
% Chg.
Avg.
Price
14.0
24.4
12.5
8.7
-2.0
-0.1
5.5
2.9
8.3
6.1
10.9
% Chg.
Adjusted
for
Inflation
N/A
N/A
-2.3
-4.2
-8.2
-2.9
-0.4
-2.3
5.3
2.5
5.6
% Chg.
in San
Diego
CPI
N/A
N/A
15.2
13.5
6.8
2.9
5.9
5.4
2.8
3.5
5.0
Source: Economic Research Bureau, Greater San Diego Chamber of Commerce
63
Table 37
Average Home Price
Regional Housing Needs Statement
Selected Metropolitan Areas
1988
Rank Area
United States
1 San Francisco Bay area
2 Boston area
3 New York City area
4 Washington, D.C.
5 Los Angeles area
6 San Diego
7 Atlanta
8 Philadelphia area
9 Baltimore
10 Minneapolis - St. Paul
11 Denver - Boulder
12 Seattle - Tacoma
13 Phoenix
14 Dallas - Fort Worth
15 Chicago - Gary
16 Houston
17 Kansas City
18 Salt Lake City
19 Miami - Ft. Lauderdale
20 Greensboro area
21 Columbus
22 Indianapolis
23 Detroit - Ann Arbor area
24 Portland
25 St. Louis
26 Cleveland area
27 Tampa Bay area
Average
Price
$130,800
$198,500
$195,700
$193,000
$186,600
$186,000
$169,100
$142,100
$141,100
$138,100
$137,600
$131,000
$129,100
$126,800
$123,100
$122,000
$109,000
$108,200
$103,700
$103,400
$101,000
$ 99,600
$ 99,100
$ 97,000
$ 96,600
$ 96,500
$ 94,900
$ 94,500
Percent
Change
88/87
7.3%
10.4%
5.2%
6.2%
17.1%
10.9%
8.2%
8.8%
24.5%
- 1.1%
- 1.1%
- 6.2%
1.1%
-4.3%
-4.3%
4.9%
2.2%
2.3%
-11.7%
- 0.1%
- 8.1%
7.4%
5.1%
6.7%
-10.5%
6.2%
7.4%
- 3.4%
Source: Federal Home Loan Bank Board, U.S. Housing Markets, Lomas Mortgage
USA
64
(2) Renter
The 1980 Census showed an average rent of $290.00
for the San Diego County. A study by Park Weaver
Realty reported an average rent of $609 on January 1,
1989. Median household income in 1989 was
approximately $30,583, an increase of 79 percent
from 1980's household income of $17,107.
As the cost of homes increases, the demand for rental
units will increase generating an increase in rents. As
expected, the lower-income households are hardest
hit by rising rents and a tight supply of available
rental units. The future expiration of federal
government subsidy contracts on existing low-income
housing projects in California will add to the problem
of rental housing.
Currently, average monthly rents in San Diego County
range from a high of $800 in Pacific Beach to a low of
$510 in Ramona. Rent in San Diego takes 21.1
percent of median household income, the highest of
the 25 metro areas.
65
Table 38
Average Rents
Regional Housing Needs Statement
San Diego Region
1989
Community Average
North County
La Jolla $717
University City $721
Cardiff/Encinitas $707
Del Mar $736
Solana Beach $687
Carlsbad $651
La Costa $748
Oceanside $597
Vista $578
Bonsall $587
Escondido $566
Fallbrook $521
San Marcos $587
Carmel Mountain Ranch $699
Mira Mesa $605
Poway $582
Ramona $510
Rancho Bernardo $728
Rancho Penasquitos $670
Scripps Ranch $682
South County
Pacific Beach $800
Point Loma/Coronado $698
Downtown San Diego $613
Clairemont $600
Linda Vista $580
Mission Valley $631
Tierrasanta $771
Golden Hill/Kensington/
Normal Heights $550
Hillcrest/Old Town/Mission Hills $559
East San Diego City $559
Alpine $530
Casa de Oro $540
El Cajon $517
Lakeside $557
La Mesa $560
Lemon Grove $590
Rancho San Diego $642
San Carlos/Grantville/Del Cerro $642
Santee $565
Spring Valley $538
Bonita $651
Chula Vista $543
Imperial Beach $577
National City $471
Palm/South San Diego $608
Paradise Hills/Southeast San Diego $548
San Ysidro $583
Total San Diego County $604
Source: Market Profiles - San Diego Union
(Survey of 94,231 apartments in 766 complexes of 25 units or more in 48
communities.)
66
e. Tenure
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Region Total
In 1980, there were 670,094 occupied housing units, over
half of the units (55.1%) were owner occupied units.
Ownership rates are important because they are directly
related to housing types and turnover rates.
The rates of ownership within the region varied from 77.4%
(Poway) to 33.3% (Imperial Beach); other cities had high
owner percentages: Carlsbad (63.8%), Chula Vista (58.2%),
Encinitas (55.9%), Lemon Grove (64.1%), Oceanside
(55.4%), San Marcos (76.0%), Santee (74.7%), Solana Beach
(60.2%), and Vista (58.6%).
Based on the same information, several cities experienced
high renter percentages: Coronado (55.7%), Del Mar
(54.0%), El Cajon (56.6%), Imperial Beach (66.7%), National
City (64.1%), and San Diego (50.9%).
Table 39
Tenure by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Occupied Housing Units
Owner Percent Renter's Percent Total
8,664
17,706
3,021
1,037
12,353
2,399
13,669
2,589
11,402
4,664
5,130
16,066
7,780
157,595
4,744
11,628
3,050
8,021
77,729
369,247
Percent
63.8
58.2
44.3
46.0
43.4
55.9
54.6
33.3
52.9
64.1
35.9
55.4
77.4
49.1
76.0
74.7
60.2
58.6
38.2
55.1
Renter's
4,922
12,692
3,802
1,216
16,111
1,890
11,377
5,178
10,161
2,612
9,160
12,956
2,269
163,465
1,498
3,941
2,016
5,669
29,912
300,847
Percent
36.2
41.8
55.7
54.0
56.6
44.1
45.4
66.7
47.1
35.9
64.1
44.6
22.6
50.9
24.0
25.3
39.8
41.4
44.9
44.9
13,586
30,398
6,823
2,253
28,464
4,289
25,046
7,767
21,563
7,276
14,290
29,022
10,049
321,060
6,242
15,569
5,066
13,690
107,641
670,094
These cities were Census Designated Places and unincorporated at the time of the 1980
Census.
Source: 1980 Census Summary Report
67
f. Condition
The condition of the housing stock in the region is a result
of a composite of factors including: age of housing stock,
extent of overcrowding, and availability of certain
facilities age (e.g., complete plumbing for exclusive use).
These factors would help explain the low level of
deterioration/substandard housing found in the region.
Substandard units, as defined by the U.S. Department of
Housing and Urban Development, refers to those units
which fail to meet the Section 8 Existing Housing Quality
Standards. The extent of deterioration can be estimated by
the correlation of certain census data to the incidence of
substandardness: (1) lack complete plumbing facilities,
which means the units contain (a) complete plumbing
facilities that are shared with another household, (b) some,
but not all, plumbing facilities, or (c) no plumbing
facilities; (2) occupied housing units with more than 1.01
persons per room were considered substandard; and (3)
owner-occupied units built before 1940 with a value less
than $35,000. A specific unit can only be determined to be
substandard by direct evaluation for its compliance with
certain pre-determined standards of condition (surveys/
inspections).
These units would need to be evaluated to determine which
substandard units are considered suitable for rehabilitation
if they can meet certain criteria which would include
structural soundness and economic feasibility.
The following table identifies one of the most commonly
used factors to indicate the potential for substandard
housing in communities (availability of plumbing).
However, it must be noted that the number of substandard
units would be substantially higher and this data would only
provide some 'comparative indication of the extent of
substandard units by city.
In 1980, the Cities of Chula Vista, El Cajon, Escondido,
National City, Oceanside, San Diego and the unincorporated
area had a significant number of persons living in units
lacking complete plumbing facilities.
68
I I II I i ii li li li II li II li ii ti ii ii ii
Table 40
Units Needing Rehabilitation by Jurisdiction
(Tenure and Occupancy Status by Plumbing Facilities)
Regional Housing Needs Statement
San Diego Region
1980
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Regional Total
Units Lacking
Complete
Plumbing
Facilities
Units With Complete Plumbing for Exclusive Use
Total
Units
15,237
31,671
8,075
2,422
29,886
4,531
26,956
8,105
22,458
7,507
14,468
32,384
10,410
336,376
6,484
16,130
5,740
14,812
116,181
Occupied
Units
13,534
30,226
6,755
2,232
28,283
4,261
24,895
7,715
21,448
7,234
14,018
28,807
10,035
316,350
6,231
15,538
5,047
13,583
106,764
Renters
Occupied
Units
4,879
12,557
3,769
1,197
15,957
1,869
11,254
5,135
10,067
2,589
8,911
12,772
2,259
159,169
1,490
3,919
2,001
5,588
29,389
Units Lacking
Complete Plumbing for
Exclusive Use
Renters
Total Occupied Occupied
Units Units Units
14,393 709,833 662,956 294,771 8,073
52
172
68
21
181
28
151
52
115
42
272
215
14
4,710
11
31
19
107
877
7,138
43
135
33
19
154
21
123
43
94
23
249
184
10
4,296
8
22
15
81
523
6,076
These cities were Census Designated Places and unincorporated at the time of the 1980 Census.
Source: Compiled from 1980 Census Summary Report
g. Age
The age of housing is an important characteristic of supply
because it is an indicator of the conditions of housing.
Many federal and state programs use age of housing as one
factor to determine housing needs and the availability of
funds for housing and/or community development. For
those purposes, the most significant measure of the age of
housing is the number or percentage of units built before
1940. Regionwide, 7.0% of the total housing stock was
constructed prior to 1940.
Most of the housing stock in the San Diego Region has been
recently constructed. Regionwide, 71.1% of the total
housing stock was built from 1970 to 1989 and 86.3% from
1950 to 1989.
Several jurisdictions within the San Diego Region have
experienced dramatic increases in their housing stock in the
last twenty years as a result of the region's growth. The
portion of recently constructed housing is substantial:
Carlsbbad (90.6%), Chula Vista (72.9%), Coronado (51.9%),
Del Mar (54.2%), El Cajon (74.7%), Encinitas (78.2%),
Escondido (85.6%), Imperial Beach (64.2%), La Mesa
(57.4%), Lemon Grove (48.4%), National City (53.5%),
Oceanside (84.6%), Poway (92.2%), San Diego (64.5%), San
Marcos (94.9%), Santee (86.7%), Solana Beach (80.8%),
Vista (83.1%), Unincorporated (65.7%).
70
Table 41
Year Housing Built by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
Number of Units Built
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway*
San Diego
San Marcos
Santee*
Solana Beach*
Vista
Unincorporated
Regional Total 63,567
Before
1940
1940-
1949
1950-
1959
1960-
1969
1970-
1979
1980-
1988
61,241
1,432 2,860 9,863 10,857
7,232 9,992 10,301 7,952
1,423 984 2,775 800
795 510 724 173
6,644 8,566 12,479 4,920
807 914 2,134 2,066
3,710 7,671 13,315 12,984
2,333 2,293 2,342 1,619
6,219 5,321 6,786 1,189
2,819 1,601 1,333 1,303
3,363 4,024 3,495 682
3,907 7,173 17,554 15,497
909 2,492 6,841 2,846
72,414 77,111 108,946 86,410
329 815 5,050 4,167
2,175 3,975 9,314 3,936
672 958 3,572 454
2,777 4,018 6,526 9,996
18,966 26,091 56,430 32,426
138,926 167,369 279,780 200,277
These cities were Census Designated Places and unincorporated at the time of the
1980 Census.
Source: 1980 Census Summary Report, San Diego County Building Report,
January 1, 1989 Population and Housing Estimates
71
3. Supply/Demand Indicators
a. Overcrowding
The combination of low income and high housing costs has
forced many households to live in overcrowded housing
conditions. The term "overcrowded" is applied to units with
1.01 or more persons per room. Identifying the extent of
overcrowding problems can serve as a warning sign that a
community does not have an adequate supply of affordable
housing and/or housing units for large families.
Table 42
Overcrowded Housing Units by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1980
Overcrowded
Housing Units Hi
Jurisdiction (1.01+ Persons per room) ^
Carlsbad 416 mChula Vista 1,763
Coronado 150 **
Del Mar 62
El Cajon 1,197 »
Encinitas* 183 «•
Escondido 1,174
Imperial Beach 802 pp
La Mesa 430 ^
Lemon Grove 350
National City 2,509
Oceanside 1,884 *i
Poway* 273 W
San Diego 19,072
San Marcos 230 •»
Santee* 471 ^
Solana Beach* 167
Vista 729 M
Unincorporated 5,192 Mf
Regional Total 37,054 M|
These cities were Census Designated Places and unincorporated at «*
the time of 1980 Census.
Source: 1980 Census Summary Reports
72
•f
Ml
b. Affordability (Overpayers)
The dynamics of demand and supply can be indicated by
measuring the portion of a household's income that is spent
for housing. This measurement is often expressed in terms
of overpayers - households paying an excessive amount of
income for housing. This indicator is an important
measurement of local housing market conditions because it
not only reflects the affordability of housing in the
community but it is also a standard that federal and state
agencies use to determine the extent and level of funding
and support from housing and community development
programs that should be allocated.
State law defines affordable housing costs for lower income
households as 25% of household income. This standard is
often used in local housing elements in measuring housing
affordability problems.
Table 43
Housing Costs as Percent of Income by Jurisdiction
Regional Housing Needs Statement
San Diego
1980
Households Paying More Than 25% of Income
for Housing Costs
Jurisdiction Renters Owners
Carlsbad 1,980 529
Chula Vista 6,193 1,248
Coronado 1,569 214
Del Mar 540 53
El Cajon 8,395 1,007
Encinitas* 782 266
Escondido 5,947 1,283
Imperial Beach 2,763 305
La Mesa 5,094 1,012
Lemon Grove 1,173 525
National City 4,669 580
Oceanside 6,831 1,798
Poway* 880 545
San Diego 79,317 14,777
San Marcos 402 345
Santee* 1,673 870
Solana Beach* 880 193
Vista 2,922 912
Unincorporated 12,604 6,676
Regional Total 144,614 33,138
These cities were Census Designated Places and unincorporated at the time of the
1980 Census.
Source: 1980 Census Summary Reports
73
A recent study by Lomas Mortgage revealed that the San
Diego Region remains as one of the least affordable
markets for home buyers and renters. According to Lomas,
affordability is measured by the percentage of average
household income consumed by a mortgage based upon the
average price of homes.
(1) Owner
In 1988, the average monthly mortgage payment in
the San Diego Region was 33.4 percent of average
household income. The San Diego Region placed 23rd
out of 27 metropolitan areas that had incomes high
enough to qualify for an average priced house. The
Federal Home Loan Bank Board (FHLBB) reported
that the average price of all home mortgages closed
in the region was $169,100. The San Francisco Bay
area ranked first, with the highest average of
$198,500. The nation's average price of a home was
$130,800.
The Region's average monthly mortgage payment of
$1,258.00 was slightly higher than the nation's
average monthly mortgage payment of $1,003, and
slightly lower than New York's average monthly
payment of $1,640.00. Unfortunately, the San Diego
Region's household income has been unable to keep up
with the increase of housing prices. Approximately
23.8 percent of the region's households had qualifying
incomes that allowed the purchase of an average
priced, conventionally financed home. A 20 percent
downpayment for an average home in the region was
$33,820, in comparison to the nation's average of
$26,100.
74
Table 44
Housing Market Affordability
Regional Housing Needs Statement
Selected Metropolitan Areas
1988
Least Affordable
1 New York City area
2 San Diego
3 Los Angeles area
4 Boston area
5 San Francisco Bay area
6 Washington, B.C.
7 Philadelphia area
8 Atlanta
9 Baltimore
10 Seattle - Tacoma
Monthly
Payment
Percent
of Income
35.5%
33.4%
33.2%
31.9%
31.3%
28.8%
28.4%
27.8%
27.3%
26.8%
Most Affordable
1 St. Louis
2 Cleveland area
3 Miami - Ft. Lauderdale
4 Tampa Bay area
5 Kansas City
6 Indianapolis
7 Portland
8 Greensboro area
9 Detroit - Ann Arbor area
10 Salt Lake City
Monthly
Payment
Percent
of Income
18.2%
20.4%
20.7%
21.6%
22.2%
22.6%
23.0%
23.0%
23.2%
23.5%
U.S. Average 28.2%
Source: U.S. Housing Markets, Lomas Mortgage USA
75
Table 45
Housing Affordability
Regional Housing Needs Statement
San Diego Region
1989
P
to
Average household income
1984 1985 1986 1987 1988
36,600 38,800 40,700 43,200 $45,200
NEW HOMES
Home price
Monthly payment
As % of income
EXISTING HOMES
Home price
Monthly payment
As % of income
$128,200
$1180.42
38.7%
$120,900
$1112.37
36.4%
149,600
1358.89
42.0%
139,800
1207.78
37.4%
157,600
1279.70
37.7%
143,900
1159.73
34.2%
162,900
1236.20
34.3%
151,900
1121.43
31.1%
180,100
1342.43
35.7%
164,100
1220.11
32.4%
Monthly payment (average all homes)
Qualifying income (average all homes)
Households qualifying
CPI rent index (1982-84 = 100)
Percent change in past year
Source: U.S. Housing Markets - San Diego Union
$1147.39
$41,300
264,400
108.9
9.4%
1285.89
55,100
106,200
120.7
10.8%
1222.43
52,400
152,500
129.9
7.6%
1168.35
50,100
217,500
134.9
3.8%
1258.24
53,900
210,000
138.4
2.6%
*T»
w»
19
Ik
1
•»
a
76
Mi
m
(2) Renter
San Diego ties Boston as the least-affordable of
25 metro-areas in rent affordability. Rent
affordability is described as annual rent cost as
a percentage of median-family income.
Table 46
Rent Affordability
Regional Housing Needs Statement
Metropolitan Areas
1989
Rent
Affordability
Median Monthly
City/Rank Rent
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
U.S.
19.
20.
21.
22.
23.
24.
25.
Houston
Cincinnati
Cleveland
Detroit
Pittsburgh
Dallas-Fort Worth
Milwaukee
Chicago
Seattle
Denver
Kansas City
Minneapolis
St. Louis
Buffalo
Baltimore
Portland
Washington, D.C.
Atlanta
AVERAGE
Philadelphia
Miami
New York
San Francisco
Los Angeles
San Diego
Boston
$348
$321
$383
$399
$355
$384
$426
$437
$418
$418
$396
$460
$409
$362
$432
$374
$597
$477
$424
$481
$421
$440
$584
$522
$518
$573
Median (annual rent as
Household a percent of median
Income household income)
$31,965
$28,547
$32,943
$34,111
$29,616
$31,656
$34,294
$35,015
$32,876
$32,815
$30,040
$34,759
$30,120
$26,423
$31,475
$27,171
$39,101
$31,223
$27,440
$30,565
$25,871
$26,704
$35,159
$30,150
$29,519
$32,536
13.1%
13.5%
13.9%
14.0%
14.4%
14.6%
14.9%
15.0%
15.3%
15.3%
15.8%
15.9%
16.3%
16.4%
16.5%
16.5%
18.3%
18.3%
18.6%
18.9%
19.5%
19.8%
19.9%
20.8%
21.1%
21.1%
Source: Sound Advice - San Diego Union
77
(3) Cost of Living
Based upon a San Diego Economic Bulletin
report, the region's Housing Index figure of
180.7 is the main reason for the area's high
ranking in living costs. The housing index is
based upon two factors: rent for a two-bedroom
apartment; and an average monthly mortgage
payment on a new 1800 sq. ft. home.
Table 47
.1
Rank Urban Area. State
1 Boston, MA
2 New York, NY2
3 San Francisco, CA
4 Philadelphia, PA
5 Washington, D.C.
6 Los Angeles, CA
7 San Diego, CA
8 Atlanta, GA
9 Miami, FL
10 Denver, CO
11 Seattle, WA
12 Dallas, TX
13 Milwaukee, WI
14 Phoenix, AZ
15 Baltimore, MD
16 St. Paul, MN
17 Cleveland, OH
18 Houston, TX
19 Portland, OR
20 St. Louis, MO
21 Indianapolis, IN
22 Salt Lake City, UT
23 New Orleans, LA
24 Kansas City, MO - KSZ
25 Oklahoma City, OK
Average 25 Cities
Cost of Living Index'
Regional Housing Needs Statement
Selected Major Urban Areas
Third Quarter 1988
Composite
Index
164.1
154.5
144.7
127.7
127.2
123.9
123.0
109.0
108.6
105.3
105.2
104.6
104.1
104.1
104.0
103.7
102.5
102.0
101.6
99.1
99.0
97.3
95.7
95.2
94.0
112.0
Grocery
Items
110.8
111.1
107.2
110.1
107.5
101.8
104.6
100.9
99.3
90.6
111.1
105.8
99.5
101.4
104.6
106.2
101.5
109.5
97.4
99.5
97.1
96.0
94.3
102.9
98.4
102.8
Housing
325.5
249.9
246.3
142.0
168.0
185.8
180.7
115.5
113.21
126.4
108.6
101.8
115.0
103.8
113.0
105.0
101.7
82.0
102.0
95.6
98.2
89.6
92.6
92.7
80.0
133.4
Utilities
130.8
189.3
73.8
171.3
111.8
74.3
79.2
117.3
132.4
90.7
62.8
111.4
109.8
91.1
104.1
105.6
92.6
117.6
71.5
108.4
98.4
93.9
118.3
94.5
95.8
105.9
Trans-
portation
105.1
108.0
132.9
107.7
118.3
105.5
128.7
102.0
103.7
106.9
110.1
112.2
104.6
103.6
104.3
108.4
107.7
112.2
107.4
98.4
106.1
102.5
93.6
92.7
89.4
106.9
Health
Care
142.6
140.0
164.0
138.1
131.6
125.5
120.4
120.1
108.1
116.8
120.0
107.0
105.7
121.4
111.1
110.7
109.6
103.3
131.0
99.8
101.0
103.3
93.9
90.5
96.1
116.5
Misc.
Goods
and
Services
118.8
120.0
117.9
117.4
117.1
116.7
105.1
106.2
104.1
100.1
109.4
99.6
96.2
106.7
95.1
97.0
103.2
102.1
105.2
98.2
97.4
101.4
91.7
95.1
102.4
105.0
1U.S. Average equals 100.0LData is for Second Quarter, 1988
Source: American Chamber of Commerce Researchers Association
78
c. Vacancy Rates
The balance between supply and demand in a housing
market is another indicator of market dynamics. One of
the characteristics that is most often used to measure this
balance is vacancy rates. High vacancy rates usually
indicate low demand and/or high supply conditions in the
housing market. Conversely, low vacancy rates usually
indicate high demand and/or low supply conditions in the
housing market. However, vacancy rates are not the sole
indicator of market conditions. They must be viewed in the
context of all the characteristics of the local and regional
market.
Several sources exist that monitor vacancy rates:
California Department of Finance, Census Bureau, Park
Weaver Realty, and the Federal Home Loan Bank of San
Francisco.* The vacancy rates determined by the U.S.
Census Bureau, and the California Department of Finance
are census driven. The Federal Home Loan Bank Board
(FHLBB) sponsors annual vacancy surveys of the cities in
the region. The survey relies on reports of postal carriers.
The FHLBB vacancy data is not comparable to the U.S.
Census data because the surveys use different
methodologies.
The region experienced low vacancy rates from 1974 to
1984. The increase in vacancy rates after 1984 were
attributed to 1981 tax incentives that resulted in the
construction of rental properties. The increase in new units
caused the vacancy rate for multi-family units to rise to a
high 8.9 percent in 1987. As of January 1, 1989, the
vacancy rate for all units in the region fell to 4.8 percent.
Based on the Department of Finance's survey of 33,399
units, a total of 1,812 vacancies (5.4%) was reported for
Fall 1989.
The FHLBB reported a vacancy rate of 3.2 percent for
October 1988 for all units. The FHLBB survey found 7,982
vacant single-family detached units, a vacany rate of 1.8
percent. Single-family attached units accounted for a
vacancy rate of 3.7 percent and multi-family units had a
vacancy rate of 5.1 percent.
*The Federal Home Loan Bank Board (FHLBB) of San Francisco was abolished by
the Financial Institutions Reform, Recovery, and Enforcement Act of 1989. It was
replaced by the Office of Thrift Supervision (Department of the Treasury).
79
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas*
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach*
Vista
Unincorporated
Regional Total
Table 48
Vacancies by Jurisdiction.
Regional Housing Needs Statement
San Diego Region
1985 & 1989
Total
Housing
Units
1985
Total
Vacant
Units
1985
Percent
Vacant
1985
Total
Housing
Units
1989
Total
Vacant
Units
1989
Percent
Vacant
1989
18,536
33,544
8,667
2,598
32,001
964
921
1,485
281
1,201
30,292
8,649
23,373
7,890
14,859
37,277
11,575
373,665
7,900
17,147
1,135
456
755
292
284
2,781
342
19,193
670
632
17,291
141,594
1,114
11,394
786,858 43,900
5.2
2.7
17.1
10.8
3.8
3.7
5.3
3.2
3.7
1.9
7.5
3.0
5.1
8.5
3.7
6.4
8.0
5.6
26,492
48,691
9,152
2,648
34,508
20,925
40,817
9,647
23,791
8,634
15,272
48,223
13,629
426,451
13,971
17,973
6,330
25,394
128,504
1,134
1,684
1,592
265
1,398
813
1,356
778
1,010
444
210
4,312
215
17,989
1,361
278
578
1,671
7.245
921,052 44,333
4.3
3.5
17.4
10.0
4.1
3.9
3.3
8.1
4.3
5.1
1.4
8.9
1.6
4.4
9.7
1.5
9.1
6.6
5.6
4.8
*Encinitas and Solana Beach were incorporated in 1985. Their 1985 data are
included in Unincorporated.
Source: Department of Finance - Population and Housing Estimates Jan. 1, 1985
& Jan. 1, 1989
80
4. Constraints
a. Governmental
Governmental constraints include: land use controls/
growth management, building codes, processing fees, and
site improvement costs. These constraints must be
identified in the housing element. In addition, the
jurisdictions must identify the steps that they will take to
remove such constraints to the extent possible (as those
constraints impact the cost of housing).
(1) Growth Management
In response to the growth related issues, a number of
cities have adopted a variety of policies and
approaches, that may include residential building
permit caps that can affect housing affordability.
Requirements of various growth management plans
range from housing building permit limits to
infrastructure improvements. See Table 49 for a
jurisdiction by jurisdiction description.
(2) Building Codes
All jurisdictions within the San Diego Region have
adopted and enforce the Uniform Building Code which
ensures that all housing units are built to specified
standards. The code is determined by the
International Conference of Building Officials and the
State of California.
(3) Processing Fees
Many jurisdictions in the post-Proposition 13 era,
have sought to recover local planning and processing
costs through a fee structure. Table 50 illustrates the
range of fees in the region based on a survey by the
Building Industry Association.
81
City
Carlsbad
Chula Vista
Del Mar
El Cajon
Encinitas
Table 49
Growth Management Activities By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1989
Limits number of residential units for each quadrant of City and
reduces units/acre for each housing type; divides City into 25
management zones, with facility standards and public service
requirements which must be in place at time of new development;
additional 15% open space requirements. The ordinance was the
result of a City Council sponsored ballot initiative effective
November 1987. Since implementation, of the 25 zones, seven local
plans have been adopted, one sponsored by the private sector, the
remainder by the City, basically for infill areas.
Interim Moratorim on General Plan Amendments and Tentative
'Maps east of 1-805 (exempting Otay Rio Business Park) expired
December 1987; development scenarios for Eastern Territories
currently being evaluated; consultant to be retained to prepare
growth management program, facilities financing/phasing, tracking
system, completion targeted for late 1988; thresholds and levels of
service standards developed by Consortium (citizens/developers
group) adopted by Council; completion of General Plan update
anticipated in late 1988.
Requires specific plan and popular vote for commercial
development in central commercial area on lots of 25,000 square
feet or more, 11,500 or more square feet of floor area.
Temporary prohibition on accepting, processing or approving multi-
family dwelling units, reclassifications to multi-family uses;
exempts low-income in process prior to January 1, 1986; expires
January 1988. Council reviewing policy to consider projects at the
lowest density range under the multi-family designation, with
bonuses for low and moderate income projects. General Plan
update anticipated in Spring, 1988.
The City's General Plan, adopted March 29, 1989, includes an
annual residential building limitation along with growth
management policies and guidelines. The building limitation is
based on the unbuilt development potential of the City at mid-
range density divided by the remaining years of the 25 year built-
out period (January 1989 - January 2014). The limit includes a
number of permits that are set aside for low and moderate income
units and units for senior citizens. Unallocated units from any year
are added back to the total remaining permits before the next
year's annual allocation is calculated.
82
City
Encinitas
(Continued)
Escondido
Oceanside
Poway
San Diego
Table 49 (Contd)
Growth Management Activities By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1989
General Plan policies require that the City develop a system which
gives preference to proposed projects which meet or exceed the
goals and policies of the Element. City staff has developed an
interim interpretation of the guidelines while issuing an RFP for a
consultant to develop a growth management ordinance. Those
proposals are currently being reviewed.
Residential limitations, restricting rezoning to next higher level of
density; 4-year restriction on requests for second density increase
and on amending prezoned annexed land approved after effective
date of Ordinance (8/1/87); prohibits incompatible zoning; open
space requirements. Draft EIR on General Plan update/revision,
incorporating these provisions, tentatively scheduled for hearing in
late Spring 1988.
Residential limitations, reducing projected population from 350,000
to 173,000-225,000 at buildout; limits residential to 800
permits/year from 1988-1999, minor exemptions; establishes
allocation board, point/criteria system based on infrastructure,
design, etc. Litigation for damages in the amount of approximately
$100 million has been filed to overturn this ordinance which was the
result of a citizen-sponsored ballot initiative and became effective
May 1987.
Of the 1,000 units available for allotment in 1987, 1,096 were
awarded to 29 projects out of 43; mix of residential types. 1988
allotment hearings scheduled for February - 30 projects applied for.
704 allotments available for allocation (reduced by 96 overage in
1987); applicants have two years to pull building permits.
The City is currently updating its Circulation and Community
Facilities Element.
Moratorium on sewer availability imposed in early 1987 has been
lifted and residential capacity was exhausted 9/89. A moratorium
was reinstated 10/89.
In May, 1989, the Interim Development Ordinance (IDO) was phased
out after being in effect for 18 months. The IDO had imposed an
over City cap of 8,000 building permits/year with several
exemptions.
83
Table 49 (Contd)
Growth Management Activities By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1989
San Diego The Resource Protection Ordinance (RPO) was adopted in February,
(Continued) 1989 as an outgrowth of the sensitive lands provisions included in
Proposition H which was one of four growth management
propositions which were defeated at the polls in November, 1988.
RPO regulates development on hillsides, floodplains, wetlands,
biologically sensitive lands, and significant prehistoric and historc
sites and resources. RPO is applicable to both discretionary and
ministerial projects, although there are exemptions for certain
types of projects and in certain geographic areas.
The Single Family Preservation Ordinance was initially adopted in
August, 1988 then was extended to August, 1990. It is intended to
preserve the character of neighborhoods which are predominately
single-family but are zoned for multi-family or nonresidential
development. It is an interim measure until the appropriate
community plans and zoning can be amended to permanently
preserve these neighborhodds.
A Mobility Planning program was adopted in July, 1989 to promote
the use of Transportation Demand Management (TDM). A
companion Performance Program ordinance was also adopted which
requires employees and building owners to prepare TDM plans so
that employees and building tenants can choose from a variety of
TDM options.
Other growth management related actions taken this year include:
(1) A program to bring zoning conformance with the City's adopted
community plans. As of August, 1989, 26 communities, had been
completed. (2) A new Council policy was adopted to encourage
construction of public facilities by private developers.
The City has requested that SANDAG perform quarterly audits of
the impacts of the IDO, commencing with the third quarter, 1987.
The data for the first reporting period will be available in January
1988, and the first report will be transmitted to the City in
February. In addition, the City has contracted with the Center for
Real Estate and Urban Economics, Berkeley, for a socioeconomic
analysis of proposed growth management options developed by the
CAC and City staff. City staff is performing a parallel
environmental analysis of the proposed options. Completion of
these reports is anticipated in the Spring, 1988.
San Marcos Moratorium on multi-family residential, minor exemptions; in
effect until early 1988, scheduled for public hearing 2/9/88; task
force to study and make recommendations. Study still underway,
concurrent with General Plan update.
84
Table 49 (Contd)
Growth Management Activities By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1989
Solana Beach
Vista
County of
San Diego
Moratorium on new subdivision development, rezones; exemptions
including single family and duplexes, some approved Master/
Specific Plans, until completion of General Plan, Ordinances,
anticipated in mid 1988.
Residential limitation of 500 permits/year, some minor exemptions;
mandates voter approval of all General Plan Amendments which
increase population (no requests for such GPA's have been filed to
date); no residential development without adequate facilities/
services; specifies adoption of Community Facilities Element,
design review guidelines within nine months (both scheduled for
hearing in late spring); in effect until December 1999. Ordinance
was the result of a City Council sponsored ballot initiative in March
1987. Approximately 500 permits were granted in 1987.
In late 1986, the County Board of Supervisors commenced work on
the joint growth management project and appointed a task force to
evaluate the County's growth management plans and policies. Since
that time, the Board of Supervisors has taken the following actions
relative to growth management: (1) adopted an interim prohibition
on General Plan Amendments, Specific Plans and Zone
Reclassifications; (2) enacted a community design review program
related to quality of life and community character for some
communities and is preparing guidelines for others; (3) revised
residential clustering policies and ordinances; (4) adopted an
ordinance allowing use of development agreements if a clear public
benefit can be demonstrated; (5) coordinated planning in the Route
78 Corridor to ensure compatability with adjacent cities; (6)
established an interjurisdictional task force for United Enterprise's
24,000 acres in the South Bay; (7) increased park fees and adopted
fire mitigation fees to ensure adequacy to serve new development;
(8) adopted Policy 1-107, limiting development for projects
requiring sewer service from Rancho San Diego interceptor to
projects within the urban limit line; (9) established a historic site
review board; (10) restricted development in the East Otay Mesa
area until adequate facilities and funding are guaranteed; and (11)
adopted an urgency ordinance on indiscriminate grading and
clearing, directing staff to return within six months with permanent
regulations. These regulations will apply a sensitive resource
protection designator and strengthen grading, zoning and
subdivision ordinances.
Source: SANDAG Agenda Report R-4 (Jan. 1988)
85
Table 50
OO
Regional Development Fees by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
SUBDIVISION
PLANNING FEES
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
San tee
Solana Beach
Vista
Unincorporated
Prototype Home:
General
Plan
Parcel Parcel
Map: Map:
Amendment Tentative Final
$ 765f
Z.OOOd
l.OOOf
N/A
ZSOf
950d
600f
SSOf
470f
300f +
l.OOOd
400f
4,700f
l.OOOf
Up to
ZS.OOOd
500-1, 000 f
l.OOOf
N/A
1,3 lOf
l,300f
3-bdrm, 2-bth
$ 400f $ 400f
2, SOOd 0
700f 300f
595 t 120f
120/LOT f per LOT
200 + $ Z/
Lot f -0
700d 700d
300/sheet
4ZOf+$ZO/LOT f
SSOd 400d
356+$Z5
/Lot f Z60f
400ft
600d l.OOOf
300f N/A
100+ 400+
$10/LOT f 35/LOT f
l.OOOf
SOOf per sheet
3,500d 3,500d
300f lOOf
900 +
100/LOT f 700f
550 +
N/A 20/lot f
536f N/A
l,200f l,000d
detached single-family
Planned
Development
$ 255f
l.OOOd
N/A
N/A
lOOf
3,300d
600f
0
470 +
$10/LOT f
1 00-400 f
400f
N/A
N/A
2,600d
Rezone
$ 655f
l.OOOd
l.OOOf
N/A
100ft
$1/LOT
l.SOOd
600f
SOOd
6Z5f
300+
$ 8/acre
SSOf
1,100 to
Z,200f
l,600f
2,900d
ZOOf 500-1, OOOf
N/A
l.SOOf
140f
Z.OOOd
home (1,500 sq.
1,550 f
N/A
700f
Z,300f
ft.) with
Site
Plan
Design
Review
(Permit
Review Stage)
$ N/A
100,150
or ZSOf
N/A
N/A
0
l.ZOOd
175f
300d
220f
N/A
lOOf
N/A
N/A
0
ZOf
N/A
SOOf
57Zf
SOOf
a 400 sq.
$ N/A
SOOf
N/A
ISOf
40f
SOOd
4ZOf
150d
N/A
N/A
lOOf
N/A
Z25f
ZOOf
ZOOf
.00075 to
.003 of
BP value
+ 450f
N/A
N/A
SOOf
ft. garage and
Conditional
Use
Permit
$ 4ZOf
750d
SOOf
715f
SOf
l,700d
N/A
650d
315f
ZSOf
400f
600f
l,600f
Z.SOOd
3 SOf
.00075 to
.003 of
BP Value
+ l,130f
l.SOOf
700f
Z.OOOd
a Z40 sq. ft.
ENVIRONMENTAL
Initial
Study
$ 175f
400d
ZSOf
295f
SOf
400d
230f
ISOf
190f
IZSf
lOOf
SOOf
lOOf
l,300d
SOOf
300f+
108%
of bid
cost
185f
l.OOOd
Fvn
EIR
$ 700d
Z.SOOd
l.OOOf
595t
lOOf
Cost of
bid + Z5%
105% of
bid +
$910f
SSOd
Bid cost
+415f
l,750d
SSOf
3,400f
Scost of
bid + 20%
N/A
115% of
bid +
$100 f
1,250-2,500
120% of bid
108%
of bid
cost
110% of
bid + 915f
S.OOOd
Application fee/deposit
for a 10 acre project
(50 parcels/units -
$750,000 total improve-
ment valve-200,000
cubic yards grading)
Tentative
Map
$ 765f
Z.OOOd
l.SOOf
l,780f
300f
Z.OOOd
845f
SOOf
970f
$865f
+2.450D
SOOf
Z.SOOf
1,650
not
provided
Z.lOOf
900 +
110/lOt f
N/A
780f
3,000d
Final Map
$ 3Z5f
S.OOOd
400f
l,780f
SOOf
3, SOOd
$300/sheet
+ $l,000f
600f
3,OZ5f
5,000-6,0000
3% of public
and Grading
improvements
Z.lSOf
1,000
per sheet
5, SOOd
650f
700 +
20/LOT f
1,7 SOf
39Zf
5, SOOd
covered patio. Type V wood frame
construction throughout. 100 A single phase electrical, 100,000 BTU, FAU gas service, and a common set of fixtures.
Key; F: Fee, D: Deposit, N/A: Not Applicable
SoJfe^Conitalionli«^y F fei J^evefciitUnt
I I t I ff I I I • 1 I 1 f I I I II f 1 II
Table 50 (Contd)
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Development Fees by JurisdictionRe8ional Housing Needs Statement
San Diego Region
1988
Public Facilities
Residential
Non-Residential
3.5% of Building
Permit Valuation
SPD: $425+$25 P/bdrm
MFD: 225+25 P/bdrm
Residential
Construction Tax
Traffic Mitigation
Listed as Total Fee
Per SFD - Divide by 10
To Get Fee Per ADT
- By 12 ADTs for Santee
$600 - Area 1
670 - Area 2
530 B&T Area
800 - Area 1
1450 - Area 2
2101 -East of 1-805
Sewer/Water
Capacity Fee Per EDU
Sewer Water
1250
-2400
600
850
1590
2961
300-
5100
$1,136 P/Dwelling unit
$.59 P/Sq.Ft.
Non-Residential
900
1930
Oceanside
Poway
*San Diego
(Please see Table 52)
$503 P/Dwelling unit 1570
660 - Area 1
990 - Area 2
2% of building permit
valuation, housing &
non-residential
$142 P/unit:
938 Acre Co mm.
502 Acre Indus t
2052
1200
2260
3960
170
600
1565
2356-
3356
1483
2400
185
2000
3000
1700
2000
1700-
3095
2228
0
0
1095
300-
500
565
1900
490
390
225
Pbd
Fire Mitigation
Imposed By
Fire Protection
Districts
Park
Lands
P/SF Detached
Home
$786 - Areas 1-3
983 - Area 4
40« sq.ft-Indust
1,680
5, 10, or 15«
per sq. ft.
Housing &
Non-Residential
300
1686 - CAB 1
1840 - CAB 2
2000 - CAB 3
2321 - CAB 4
1526 - CAB 5
1,731
1,100
275
145 - 200
185
956
1,910
$258 P/single
family unit
10.3t sq.ft.-comm
15.45t-sq.ft.-Indust
5,113 or 16tP/sq.
ft. housing &
non-residential
$61 P/Sq.Ft. unit
405 P/non-res. acre
5,11 or 16C per sq.
ft. housing &
non-residential
3,258
600
1230
400 East
800 Middle
1000 Coast
Drainage
Fee Levels Range
Widely Because
Drainage Facility
Needs Vary By Location
10-Areas $200 - 4445
P/Gross Areas
Avg. Fee: $2363
$.21 P/Sq.Ft. of new
impervious surface area
Fees up to $8636
P/Gross Acre -
Depending on location
9 - Areas w/fee range
of $1406 - 8903 per gross
Acre - Avg. fee: $4190
$900-1570 P/Acre
depending on location
$46,000 P/Acre,
100-yr floodplain only
9 - drainage basins w/fees
from $1151-3725 P/acre
Keyj Pbd: Provided by District; ADT: Average Daily Trip; EDU: Equivalent Dwelling Unit; MFD: Multiple-family Dwelling; SFD; Single-family Dwelling
(4) Article 34
In 1950, the voters of California added Article 34 to
the State Constitution which requires that low rent
housing projects "developed, constructed, or acquired
in any manner" by any state public agency receive
voter approval. Application of the Article 34
referendum is conditioned upon the existence of a
particular actor ("any state public body") a particular
action ("develop, construct, or acquire"), and a
particular object ("low rent housing project for
persons of low income"). All three conditions must be
met for a development to be subject to the
referendum requirement; if any one of the conditions
is met, no referendum is required.
Status Report - Article 34 Referenda
(1978 - June 1988)
Jurisdiction
San Diego
Carlsbad
Chula Vista
Imperial Beach
La Mesa
National City
Oceanside
San Diego (City)
Vista
Election
Date
1978
1980
1978
1980
1978
1980
1980
1981
1980
Number and
Type of Units
1000 E/F
250 E/LI
400 E/H/F
Unspec., E/H
200 E/H
50F
No more than 2%
2500 E/F
Up to 95 per year
Grant
of Authority
NA
NA
Open
HA/PA
Open
HA/PA
HA/PA
Open
HA/PA
Units
Remaining
1000
NA
317
NA
72
NA
Approx. 600
3768
NA
E: Elderly
F: Family
H: Handicapped
PA: Public Agency
NA: Not Available
Open: Any private or public entity may develop the housing
HA: Housing Authority
88
b. Non-Governmental
Non-governmental proximity to natural/man made
amenities are important considerations. Coastal land
values are substantially higher than most comparable inland
parcels. Constraints refer to land, construction and
financing costs that influence residential activity.
(1) Land
Residential land prices contribute significantly to the
cost of new housing. Raw land and improvement
costs comprise approximately 24 percent of the total
development costs of a residential dwelling. Land
prices in the San Diego Region have risen
significantly in recent years. Land values vary from
community to community as well as within the
community. Existing & proposed land use and zoning
impact land costs.
(2) Construction
Basic construction costs for residential developments
have increased rapidly. Construction costs together
with land prices have pushed up the cost of housing
greatly, making home ownership unattainable for
many households. These costs are relatively constant
over the region. The basic components of labor and
material do not fluctuate by area. Site preparation
costs can be substantial but the variations are a
function of the site, not jurisdictional.
(3) Financing
The cost of borrowing money for the planning and
construction of a development is a major component
of the cost of housing. In fact, financing is the
largest component of housing cost when both
construction and long-term financing are considered.
Many buyers and renters are not fully aware of
financing costs as a component of housing costs.
More familiar to potential buyers are the financing
costs associated with a home mortgage. Interest
rates become an important ingredient in determining
the affordability of for sale housing. As interests
rates rise, significant portions of households fail to
qualify for housing.
89
mi
Table 51
Mortgage Interest Rates
Regional Housing Needs Statement
San Diego Region
June 1989
III
FIXED RATE FIRSTS
Lender Int. Rate
Norwest Mtg. 9.875
Nationwide 10.25
Sears Mtg. 10.125
FIXED RATE SECONDS
Home Federal 11.375
Wells Fargo 12.25
ADJUSTABLE RATE FIRST
Lender
Union Bank
Wells Fargo
Bank of America
Int. Rate
9.25
9.25
8.875
APR
10.28
10.63
10.42
11.79
12.30
Pts.
2.0
1.875
2.125
2.0
0
Max
Years Loan
15
15
30
15
15
187,600
187,600
187,600
93,800
93,800
APR Pts. Index Margin
11.42
11.48
11.93
2.00
1.5
2.0
6 MTB
6 MTB
1 YTB
2.75
2.875
2.75
Rate
Adj.
6 Mo.
6 Mo.
6 Mo.
Neg
Amort.
No
No
Poss.
Max
Rate
14.625
16.375
12.875
m
m
The rates quoted are for prime, single-family, owner-occupied homes, purchased with a 20
percent down payment.
The fixed-rate loans are competitive based on a combination of the qualifying interest rates
and points for each kind of loan. APR is the Annual Percentage Rate based on a $100,000
loan.
Source: San Diegon Union - June 4, 1989 m
mt
90
c. Environmental Concerns
m
m
Environmental concerns serve to constrain housing in two
ways: (1) land availability is limited from development and
(2) costs are increased due to efforts to mitigate
environmental impacts. The San Diego Region has many
environmental features that constrain development:
coastal areas (sensitive bluffs/lagoons/wetlands), habitat
for threatened/endangered species, steep slopes,
floodplains/wetlands, geologic contraints and historic
preservation.
In addition, several undevelopable plan areas are
completely constrained from development during the RHNS
period. These plan areas consist mainly of public land,
military land, or areas subject to voter approval. (See
Table 52)
Table 53 indicates the number of unusable acreage, by
jurisdiction. The unusuable areas include vacant land as
identified in the general plans of jurisdictions, as well as
land that cannot be developed due to constraints.
Constrained areas include any acreage considered not
developable for reasons of steep slopes, public ownership,
flood areas, riparian habitat, transmission line easements,
flood channels and airport noise.
Table 52
Series 7
Land Constrained from Private Development by MSA
Regional Housing Needs Statement
San Diego Region
1988
Major Statistical
Area (MSA)
0 Central
1 North City
2 South Suburban
3 East Suburban
4 North County West
5 North County East
Cordon Area
Gross
Acres
51,484
182,987
66,200
370,545
222,297
338,397
1,231,910
Constrained
Acres
13,736
87,829
21,807
187,812
152,013
100,948
564,145
Percent
Constrained
26.7
48.0
32.9
50.7
68.4
29.8
45.8
Source: SANDAG Final Series 7 Regional Growth Forecast Land Use Inputs
91
m
m
Table 53 - *mi
Unusable Acres by Jurisdiction
Regional Housing Needs Statement ^*
San Diego Region w
1986
Jurisdiction Unusable Acres* y
Carlsbad 7,186 «,
Chula Vista 3,657
Coronado 1,920 ***
Del Mar 262
El Cajon 1,314 **
Encinitas 3,129 *i
Escondido 3,711
Imperial Beach 1,402 mi
La Mesa 600 y
Lemon Grove 299
National City 984
Oceanside 5,585 ™,
Poway 10,812 *
San Diego 91,541
San Marcos 1,331 **!
Santee 4,341 ^j
Solana Beach 188
Vista 1,358 «,
Unincorporated 424,527 j
Regional Total 564,147 - WF
w
*Does not relate to vacant land used to distribute the regional share. (See Table 54).
m
Source: Series 7 Regional Growth Forecast - 1986 - 2010 _wf
«
^
1
92
d. Availability of Suitable Sites
Available sites are significant in determining where, how
much, and at what density land is available for housing.
The table below reflects land use patterns for the
jurisdictions found in the San Diego Region. Significant
portions of all land in the cities of Carlsbad, Poway, San
Marcos, and Santee, and seventy percent of the
unincorporated area, remains vacant. Vacant land includes
land with projects under construction, but not yet
completed as of 1986. Land use in the newly incorporated
cities of Solana Beach and Encinitas is primarily
residential. Less than ten percent of the land area found in
El Cajon, Imperial Beach, La Mesa, Lemon Grove, National
City, and Solana Beach remains vacant.
The cordon area the urbanized area of San Diego, contains
the western half of San Diego County (See Map 2). The
remaining half of the region is not included because it does
not significantly change from year to year and seventy
percent of the land is publicly owned. Less than one
percent of the region's total population resides within that
area.
93
Table 54
Land Use Acres by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1986
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
San tee
Solana Beach
Vista
Unincorporated
San Diego Bay*
Residential
4,734
6,873
1,132
525
5,254
5,144
7,610
1,047
3,880
1,758
2,005
6,976
5,041
54,679
2,411
3,433
1,344
5,477
73,741
Commercial
& Office
Space
504
1,0.12
110
59
1,079
477
1,136
125
737
276
671
899
356
8,745
341
282
190
599
1,944
Industrial
504
998
243
0
627
45
828
13
65
36
755
947
30
8,309
851
331
27
328
2,054
Trans.,
Comm., &
Utilities
703
646
11
7
551
212
382
218
236
95
240
383
25
9,180
263
200
54
201
4,996
Education &
Institution
143
701
717
7
558
200
465
330
314
83
502
391
228
7,997
214
217
65
229
8,027
Parks &
Recreation
1,276
636
599
266
189
955
778
934
131
23
193
959
234
20,203
151
541
216
574
10,611
Agriculture
2,849
1,269
0
0
20
1,050
2,596
0
0
0
0
5,908
1,375
17,246
2,057
12
23
1,236
136,741
Water
884
0
3
12
0
0
71
0
6
0
0
96
70
3,653
14
70
0
0
4,719
10,227
Vacant
10,629
5,184
644
268
879
3,402
7,521
196
438
215
438
9,493
16,370
82,138
7,135
5,422
215
2,614
589,726
Total
Area
22,226
17,319
3,459
1,144
9,157
11,485
21,387
2,863
5,807
2,486
4,804
26,052
23,729
212,150
13,437
10,508
2,134
11,258
832,559
10,227
Regional Total 193,064 19,542 16,991 18,603 21,388 39,469 172,382 19,825 742,927 1,244,191
*San Diego Bay lies partly within the cities of San Diego, Coronado, National City and Chula Vista, therefore, it is tabulated separately.
Source:SANDAG INFO Number 7 - Land Use Patterns in the San Diego Region
il ii it t j t i I l f i i I i i «
MAP 2
MAJOR STATISTICAL AREAS
REGIONAL HOUSING NEEDS STATEMENT
San Diego Region
1989
4 NORTH
COUNTY WEST
5 NORTH COUNTY EAST
6 EAST COUNTY
1 NORTH CITY
3 EAST SUBURBAN
0 CENTRAL
2 SOUTH SUBURBAN
if*
m
SOURCE: Final Series 7 Regional Growth Forecast - Land Use Inputs
95
Approximately thirty-five percent of the cordon area
(429,000 acres) is still available for development. The
majority of developable land is classified for low density
residential use, which leaves 99,800 acres to accommodate
activities which develop at typical urban densities.
According to the forecast based upon regionwide population
and economic activity, it is anticipated that a majority of
the developable land, except for low density single family,
will be used by the year 2010. Land reserved for low
density single family development has the highest
percentage of developable acres, while multiple family has
the lowest.
Approximately sixty percent of all vacant land is privately
owned and holds the potential for development. Thirty-four
percent of all vacant land is federally owned, while less
than four percent is state government or locally controlled.
Fifty-three percent of the privately owned land remains
vacant and twenty-two percent is claimed for residential
use.
Table 55
Gross and Developable Acres (Cordon Area)
Regional Housing Needs Statement
San Diego Region
1986
Gross Developable Percent
Land Use Acres Acres Developable
Low Density Single Family 441,800 329,200 75.0
Single Family 174,600 63,400 36.3
Multi-Family 37,300 8,000 21.4
Mixed Use 3,400 800 23.5
Local Serving 33,500 8,000 23.9
Basic 41,600 19,600 47.1
Undevelopable 499,500 0 0.0
Cordon Area 1,231,700 429,000 34.8
Source: SANDAG Final Series 7
96
Chapter 3
REGIONAL NEEDS
A. INTRODUCTION.«
The two most important sets of data contained in the Regional Housing
"* Needs Statement are Regional Share and Fair Share. SANDAG has
*• developed these figures to assist local jurisdictions in determining
equitable distribution of housing unit needs and lower income household
* assistance. This information will be used by the cities and County as
m an integral part of their housing element revision as required by the
State laws that govern the preparation of housing elements. This
«, section of the RHNS presents this information and explains the
methods used to generate the Regional Share and Fair Share.«
B. REGIONAL SHARE
m The housing elements must identify each jurisdiction's share of the
region's total need for housing units. Regional Share is summarized in
m Table 56. The data in this table was based on the Series 7 Regional
Growth Forecasts and other currently available sources of information.
"* The State Department of Housing & Community Development (HCD)
^ working in conjunction with SANDAG and the State Department of
Finance projections identified a household increase of 125,772 from
"* January 1, 1989 to July 1, 1996. These projections were consistent
with Series 7 Regional Growth Forecasts for households for the same
** time frame.
«M
The household increase was converted to housing unit increase in order
«» to respond to the state requirements. Using the approved HCD
methodology, adjustments for vacancy (1989 - 13,151 and 1996 - 8,372)
** and replacements (14,934) were made and the total need for housing
^ units from January 1, 1989 to July 1, 1996 for the San Diego Region
** was established at 162,229. (See Appendix B HCD Data and
*• Methodology). This figure (162,229 units) is the control total that was
allocated to each jurisdiction to determine housing unit needs (See
•* Column 2).
The distribution of this need was accomplished through the
44 establishment of an allocation factor as described in Table 57. The
proportions of household growth as identified in the Series 7 Regional
*" Growth Forecasts could not be used because they are based on the
local general plans and would not comply with the State Law and the
** State Attorney General's opinion of these procedures (See Appendix B
• & C). The allocation factor is a composite of the two most direct
indicators of the ability and need to provide new housing units: vacant
m available land and employment. Thus, total land availability would not
only provide a measure of capacity for residential growth but, since it's
"* not determined by local zoning & plans, it would also meet the State
^ requirements. The second indicator ties the projected generation of
new jobs directly to the projected need for new housing for these new
** employees. These two factors are averaged (Column 5, Table 57) and
used to allocate the regional need to each jurisdiction (Columns 1 & 2,
** Table 56).
99
oo
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Table 56
Regional Share By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1/89 - 7/96
Total
Regional
Allocation Share
Factor (1/89 to 7/96)
5-Year
Regional
Share Very Low
(7/91 to 7/96) 23%
Income Distribution (Growth Only)
Low
17%
Moderate
21%
5.8
3.3
0.6
0.3
1.9
1.3
6.2
0.2
1.3
0.7
1.0
6.9
2.3
40.5
3.4
1.8
0.4
3.6
19.1
(1)
9,409
5,354
973
487
3,082
2,109
10,058
324
2,109
1,136
1,622
11,194
3,731
65,703
5,516
2,920
649
5,840
30,986
(162,229)
(2)
6,273
3,569
649
325
2,055
1,406
6,705
216
1,406
757
1,081
7,463
2,487
43,802
3,677
1,947
433
3,893
20,657
1,443
821
149
75
473
323
1,542
50
323
174
249
1,716
572
10,074
846
448
100
895
4,751
(108,801)
(3)
(25,024)
(4)
(18,497)
(5)
(22,846)
(6)
Column 1: From Table 57 (Column 5)
Column 2: Column 1 Percent x Control Total Housing Needs 162,229 (See text Regional Share)
Column 3: (Column 2) x (5 Years^ 7.5 Years)
Columns 4/5/6/7: Column 3 Needs x .23 (Col. 4), .17 (Col. 5), .21 (Col. 6), and Balance (Col. 7)
Source: SANDAG Regional Housing Needs Statement Tables and Series 7 Regional Growth Forecast
All Other
39%
(42,434)
(7)
t J ii «,*mm • i §it § i
Table 57
Vacant Land/Employment Change By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1986 - 1995
1986
Vacant
Land
7,893
3,551
263
36
729
1,929
5,548
156
1,133
929
638
9,483
2,226
30,849
4,206
1,903
142
4,272
29,173
105,059
(1)
Percentage
of
Region's
Vacant
Land
7.5
3.4
0.3
0.0
0.7
1.8
5.3
0.1
1.1
0.9
0.6
9.0
2.1
29.4
4.0
1.8
0.1
4.1
27.8
100.0
(2)
1986 - 1995
Employment*
Change
9,201
7,431
1,838
705
7,037
1,795
16,032
675
3,363
1,130
3,296
10,869
5,739
118,234
6,144
4,171
1,358
7,140
23,580
229,738
(3)
Percentage
of Region's
Employment
Change
4.0
3.2
0.8
0.3
3.1
0.8
7.0
0.3
1.5
0.5
1.4
4.7
2.5
51.5
2.7
1.8
0.6
3.1
10.3
100.0
(4)
Allocation
Factor
5.8
3.3
0.6
0.3
1.9
1.3
6.2
0.2
1.3
0.7
1.0
6.7
2.3
40.5
3.4
1.8
0.4
3.6
19.1
100.0
(5)
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
Column 1: Series 7 Regional Growth Forecast Land Use inputs (unpublished files); Total
Vacant Plus Redevelopment and Infill Acres
Column 2: Column 1-s 105,059 (Total Column 1)
Column 3: Series 7 Regional Growth Forecast (City Profiles)
Column 4: Column 3-s 229,738 (Total Column 3)
Column 5: Column 2 + Column 4-* 2 (Average)
""Civilian Employment
101
Two other steps are provided in Table 56 that are components of the
Regional Share: conversion of the housing needs to the five-year
increment of the housing elements and distribution of the needs to
income categories.
The first step enables the member agencies to assess the status of its
need for new construction at the time the revised housing elements
would become effective (July 1, 1991). Thus, if the units produced
from January 1, 1989 to July 1, 1991 were more than the gap identified
in this Table (Column 3 - Column 2), the 5-Year Regional Share should
be reduced by the net surplus; conversely if less units were produced,
the 5-Year Regional Share should be increased by the net shortfall.
The second step involves the distribution of the housing needs by
income category. The four categories are required by the State Law
and consist of very low, low, moderate, and all others as defined in
Chapter II (Section B, 1, g. - Income). The percentages used to
allocate each jurisdiction's Regional Share to the four income
categories are based on HCD's estimates (See Appendix B) of Regional
percentages for each category: very low, (23 percent), low (17
percent), moderate (21 percent), and all others (39 percent).
C. FAIR SHARE
Fair share identifies the lower income households that need assistance
and consists of two sets of needs: existing and growth (Table 58). The
fair share is allocated to each jurisdiction based on the population,
housing, income, employment characteristics of each jurisdiction (the
fair share formula). The total needs for each jurisdiction are then
translated into a five year goal.
Thus, a standard is provided that defines the level of effort by a local
agency that would be accepted as reasonable progress towards meeting
its lower income household needs. The provision of assistance to lower
income households should be a regionwide concern; this assistance
should be provided throughout the region in an equitable manner in
order to respond to the entire area's lower income household needs.
Each community should accept its share of the region's housing
responsibilities in proportions similar to the demand that has been
generated by existing lower income housing needs and by new demands
resulting from growth.
If current fair share commitments are to be fulfilled, local programs
must continue to be developed (including incentives for private sector
involvement) to achieve a higher level of production. This need will
become increasingly important now that federal housing assistance has
been reduced and/or rescinded, especially new construction.
Many jurisdictions have developed local programs in response to this
situation. Programs such as density bonuses, revenue bonds, land
write-downs, CDBG assistance, inclusionary zoning, and coastal zone
units have produced opportunities for affordable housing. However,
these programs do not guarantee affordable housing for lower income
households, and the needs will still exceed the available resources.
102
Additional efforts will be required during the next few years,
especially for those programs such as the Proposed Housing Trust Fund,
that are being developed to address affordable housing.
1. Formula Factors
The fair-share factors consist of two sets of criteria existing
"fair share" (Columns 1 and 2, Table 58) and "growth" fair share
(Columns 3 and 4). These factors are characteristics of each
jurisdiction as described by Tables 59 through 65. The region's
lower income households that need assistance are then
distributed based upon the "fair share" factor of each
jurisdiction. The existing "Fair Share" percent (Column 1, Table
58) is computed by adding the existing factor percentages (for
each jurisdiction): 1988 lower income, 1989 housing, 1986
employment, 1989 population, and 1988-1995 lower income
balance (Tables 59 through 65) and dividing by five to arrive at
the existing "fair share" percentages. These percentages are
then multiplied by the total number of existing lower income
households that need assistance (161,320) for the region to arrive
at the existing "fair share" households in Column 2. The level of
need (161,320) was determined in the region's 1988-1991 housing
assistance plans (HAP's). The growth "fair share" percent
(Column 3) is calculated in a similar manner. The growth in "fair
share" households (Column 4) is calculated by dividing the total
number of existing fair share households (161,320) by the total
1989 occupied housing units (876,717), and multiplying that
percent by the six-year (1989-1995) growth in households
(81,306). This figure is "normalized" (multiplied by 5/6) to
represent a 5 year planning period. This result (12,467), is then
multiplied by the percentages in Column 3 to distribute the
regional need to jurisdictions.
Columns 2 and 4 are added to arrive at the figures in Column 6.
The total "fair share" percent (Column 5) is calculated by
dividing the total "fair share" households in Column 6 by the
control total (173,787).
The five-year goals (Column 7) is calculated by multiplying the
jurisdiction's total "fair share" households (Column 6) by .125 (5
year planning period multiplied by 2.5 percent per year "good
faith" effort). The five-year goal represents a "good faith" effort
that addresses 2.5* percent of the total housing need in each
year of the five-year period in the housing elements. "Good
Faith" effort is the concept that recognizes that a jurisdiction
cannot be reasonably expected to address all of its needs lower
This level varies from region to region. In most areas, the level was set at 5.0
percent per year; a few regions had a 3.0 percent level. In negotiations with the
state and federal governments, a 2.5 percent standard was set for the San Diego
Region.
103
Table 58
Fair Share By Jurisdiction
Regional Housing Needs Statement
San Diego Region
1991 - 1996
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solatia Beach
Vista
Unincorporated
Regional Total
Existing
"Fair Share"
(Percent)
Existing
"Fair Share"
(Households)
5.1
4.9
1.2
0.3
2.2
2.5
3.9
0.2
2.1
0.8
0.2
4.4
2.6
43.0
2.4
3.0
0.9
2.1
18.2
(1)
8,227
7,905
1,936
484
3,549
4,033
6,291
323
3,388
1,291
323
7,098
4,194
69,368
3,872
4,840
1,452
3,388
29,360
(161,320)
(2)
Growth
"Fair Share"
(Percent)
6.2
4.5
1.1
0.3
1.7
2.2
3.8
0.1
1.8
0.8
-0.3
5.1
2.6
41.4
2.8
3.2
0.8
2.2
19.8
Growth
"Fair Share"
(Households)
Total
"Fair Share"
(Percent)
5.2
4.9
1.2
0.3
2.2
2.5
3.9
0.2
2.1
0.8
0.2
4.4
2.6
42.9
2.4
3.0
0.9
2.1
18.3
(3)
(12,467)
(4)(5)
Total
"Fair Share"
(Households)
9,000
8,466
2,073
521
3,761
4,307
6,765
335
3,612
1,391
298
7,734
4,518
74,529
4,221
5,239
1,552
3,662
31,828
(173,787)
(6)
Five-Year
Goals
1,125
1,058
259
65
470
538
846
42
452
174
37
967
565
9,316
528
655
194
458
3.979
(21,728)
(7)
Column 1: From Table 59, Column 6
Column 2: Column 1 x Control Total: 161,320 (From Existing Need For All Housing Assistance Plans in San Diego Region)
Column 3: From Table 60
Column 4: Column 3 x Control Total: 12,467 (Existing Need (161,320)-: Existing Occupied 876,717 = (.184) x Household
Growth 1989 to 1995 (81,306) x 5 Years-: 6 Years for 5 Year Total = 67,755).
ColumnS: Column 2 + Column 4-: Regional Total: 173,787(161,320 + 12,467)
Column 6: Column 2 + Column 4
Column 7: Column 6 x 2.5% Per Year (Good Faith Effort)
m income households that need assistance within the next five
years. Thus, a standard was developed that defines the level of
«* effort by a local agency that would be accepted as reasonable
progress towards meeting this need.
^ 2. Method of "Fair Share" Determinations
«• The factors and methods taken into consideration for each
jurisdiction consist of the following information.
M
m Table 59, "Fair Share" Existing Factors. The Existing Fair Share
Factors are averaged by taking the five factors (obtained from
„, Tables 61 through 64) and dividing by five to arrive at the
Existing "Fair Share" Factor for each jurisdiction.
Table 60, "Fair Share" Growth Factors. This Table follows the
** same methodology as Table 59 but covers growth impacts.
%Table 61, Lower Income Balance. The 1988 Lower Income
•» households are those households that have income up to 80% of
the median household income (very low and low) (see Table 65).
The regional total of lower income households (317,029) is then
m divided by the regional total of 1988 households (846,275). This
percentage (37.5) is multiplied by each jurisdictions 1995 total
•"I occupied housing unit (Table 62; Column 3) to arrive at a
projected "fair share" estimate of lower income households for
** 1995 (Column 3). The increase/decrease (Column 5) is calculated
m by subtracting Column 1 from Column 3. The figures in Column
6 are calculated by dividing the figures in Column 5 by the
«*, regional total of 42,233.
** Table 62, Occupied Housing. The occupied housing totals in
Column 1 are divided by the total regional occupied housing
** figure 876,717 to arrive at the percentages in Column 2. Column
«• 4 is calculated in the same manner. The "occupied housing
increase" represents the subtraction of Columns 1 and 3 for each
*** jurisdiction. Each jurisdiction's "occupied housing increase"
,p figure is then translated into percentages by dividing each
jurisdiction's "occupied housing increase" by the region total
^ (81,306).
*" Table 63, Employment. This Table uses the most current (1988)
^ and complete employment information; the civilian employment
for each jurisdiction was added to arrive at a regional total
*» (1,032,542) for Column 1 and (1,137,354) for Column 3. Each
jurisdiction's employment figure Column 1 and Column 3 is then
*» divided by the total regional employment figure to arrive at the
various percentages for 1989 and 1995 (Columns 2 and 4).
** "Employment Increase" (Column 3), is simply the subtraction of
i—i employment figures in Column's 1 and 3.
*» Table 64, Population. Population estimates for each jurisdiction
are totaled to arrive at a regional total for 1989 (2,418,181) and
**• 1995 (2,567,193) Columns 1 and 3. Each jurisdiction's population
%»
• 105
estimate is then divided by the regional total to arrive at the
various percentages for 1989 and 1995, Columns 2 and 4.
"Population increase" (Column 5) is simply the difference
between the 1989 and 1995 population estimates (Columns 1 and
3), which are totaled to arrive at a regional total (149,012). Each
figure in Column 5 is then divided by the regional total to arrrive
at the various jurisdictional percentages for the region (Column
6).
Table 65, Household Income Distribution. This Table uses the
most current and complete household income information (1988).
Households for each jurisdiction are distributed into the four
income categories (very low, low, moderate, and above
moderate). Each category is totaled to arrive at regional totals
and regional percentages.
tm
1
m
g
106 —*1
Table 59
"Fair-Share" Existing Factors by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
1988
Lower Income
1.7
5.4
0.7
0.2
4.7
2.0
4.8
1.5
2.8
1.0
2.9
5.4
0.6
49.4
1.0
1.2
0.5
3.0
11.0
(1)
1989
Housing
2.9
5.4
0.9
0.3
3.8
2.3
4.5
1.0
2.6
0.9
1.7
5.0
1.5
46.6
1.4
2.0
0.7
2.7
13.8
1988
Employment
2.9
4.6
1.7
0.5
4.2
2.1
4.7
0.3
2.4
0.7
2.1
2.9
0.9
56.2
2.1
1.3
0.7
1.8
7.8
1989
Population
2.6
5.3
1.0
0.2
3.6
2.2
4.1
1.1
2.2
0.9
2.3
4.9
1.8
44.9
1.4
2.2
0.6
2.6
16.2
(2)(3)(4)
1988-1995
Lower Income
Balance
15.4
4.0
1.9
0.5
-5.3
3.8
1.6
-2.8
0.5
0.5
-8.1
3.9
8.4
17.9
6.3
8.4
1.9
0.4
42.0
(5)
Column 1, see Table 61 Column 2
Column 2, see Table 62 Column 2
Column 3, see Table 63 Column 2
Column 4, see Table 64 Column 2
Column 5, see Table 61 Column 6
Column 6, [Col. 1 + Col. 2 + Col. 3 + Col. 4 + Col. 5]-s 5
(e.g., for Carlsbad, [1.7 + 2.9 + 2.9 + 2.6 + 15.4]-; 5 = 5.1 (Existing Fair Share Factor)
Source: Series 7 Regional Growth Forecast
Existing
"Fair-Share"
Factor
5.1
4.9
1.2
0.3
2.2
2.5
3.9
0.2
2.1
0.8
0.2
4.4
2.6
43.0
2.4
3.0
0.9
2.1
18.2
(6)
107
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
1988
Lower
Income
Total
1.7
5.4
0.7
0.2
4.7
2.0
4.8
1.5
2.8
1.0
2.9
5.4
0.6
49.4
1.0
1.2
0.5
3.0
11.0
1995
Housing
Total
3.3
5.2
0.9
0.2
3.6
2.2
4.4
1.0
2.5
0.9
1.6
5.3
1.5
45.7
1.6
2.1
0.6
2.7
14.7
(1)
Table 60
"Fair-Share" Growth Factors by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1995
1989-1995
Housing
Increase
7.9
4.0
0.7
0
1.2
1.6
3.5
0.5
0.9
0.7
0.3
8.0
1.3
36.4
3.4
2.8
0.2
3.0
23.6
(3)
1995
Employment
Total
2.9
4.0
1.2
0.4
4.4
1.5
4.6
0.3
2.5
0.8
2.0
3.1
1.1
57.8
1.9
1.3
0.8
1.8
7.8
1988-1995
Lower
Income
Balance
15.4
4.0
1.9
0.5
-5.3
3.8
1.6
-2.8
0.5
0.5
-8.1
3.9
8.4
17.9
6.3
8.4
1.9
0.4
42.0
(2)(4)(5)
Column 1, see Table 61 Column 2
Column 2, see Table 62 Column 4
Column 3, see Table 62 Column 6
Column 4, see Table 63 Column 4
Column 5, see Table 61 Column 6
Column 6, [Col. 1 + Col. 2 + Col. 3 + Col. 4 + Col. 5]-s 5
(e.g., for Carlsbad, [1.7 + 3.3 + 7.9 + 2.9 + 15.4]-s 5 = 6.2 (Growth Fair Share Factor))
Source: Series 7 Regional Growth Forecast
Growth
"Fair-Share"
Factor
6.2
4.5
1.1
0.3
1.7
2.2
3.8
0.1
1.8
0.8
-0.3
5.1
2.6
41.4
2.8
3.2
0.8
2.2
19.8
(6)
108
Table 61
Lower Income Balance by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 - 1995
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
1988
Lower
Income
Households
5,438
17,172
2,266
693
15,040
6,445
15,153
4,643
9,033
3,066
9,174
17,257
1,872
156,714
3,132
3,917
1,432
9,648
34,934
% Region
1.7
5.4
0.7
0.2
4.7
2.0
4.8
1.5
2.8
1.0
2.9
5.4
0.6
49.4
1.0
1.2
0.5
3.0
11.0
Projected
Lower-Income
Households
1995*
11,925
18,844
3,057
893
12,783
8,043
15,849
3,479
8,807
3,278
5,753
18,921
5,423
164,265
5,775
7,482
2,216
9,810
52,659
% Region
Increase/Decrease
1988-1995
for
"Fair-Share" % Region
3.3
5.2
0.9
0.2
3.6
2.2
4.4
1.0
2.5
0.9
1.6
5.3
1.5
45.7
1.6
2.1
0.6
2.7
14.7
6,487
1,672
791
200
-2,257
1,598
696
-1,164
-226
212
-3,421
1,664
3,551
7,551
2,643
3,565
784
162
17,725
15.4
4.0
1.9
0.5
-5.3
3.8
1.6
-2.8
0.5
0.5
-8.1
3.9
8.4
17.9
6.3
8.4
1.9
0.4
42.0
Regional Total 317,029
(1)(2)
359,262
(3)(4)
42,233
(5)(6)
* 37.5 Percent of 1995 household forecast (958,023 occupied housing units); Total lower income households
1988 (317,029) divided by Total 1988 households (846,275) equals 37.5 percent.
Column 1: See Table 65 Column 5
Column 2: Column 1-; 317,029
Column 3: Table 62 - Column 3 x 37.5 (e.g., Carlsbad 31,800 x 37.5)
Column 4: Column 3-: 359,262
Column 5: Column 3 - Column 1
Column 6: Column 5-: 42,233
Source: Series 7 Regional Growth Forecast, and 1988 Estimate of Household Income by City
109
Table 62
Occupied Housing by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989 - 1995
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Occupied
Housing 1989
25,358
47,007
7,560
2,383
33,110
20,112
39,459
8,869
22,781
8,190
15,062
43,911
13,414
408,462
12,610
17,695
5,752
23,723
121,259
1989
Percent
Region
2.9
5.4
0.9
0.3
3.8
2.3
4.5
1.0
2.6
0.9
1.7
5.0
1.5
46.6
1.4
2.0
0.7
2.7
13.8
Occupied
Housing 1995
31,800
50,251
8,151
2,380
34,087
21,448
42,265
9,277
23,484
8,741
15,341
50,456
14,461
438,040
15,399
19,951
5,909
26,159
140,423
1995
Percent
Region
3.3
5.2
0.9
0.2
3.6
2.2
4.4
1.0
2.5
0.9
1.6
5.3
1.5
45.7
1.6
2.1
0.6
2.7
14.7
Occupied
Housing
Increase
1989-1995
6,442
3,244
591
-3
977
1,336
2,806
408
703
551
279
6,545
1,047
29,578
2,789
2,256
157
2,436
19,164
89-95
Percent
Region
7.9
4.0
0.7
0
1.2
1.6
3.5
0.5
0.9
0.7
0.3
8.0
1.3
36.4
3.4
2.8
0.2
3.0
23.6
Regional Total 876,717
(1)(2)
958,023
(3)(4)
81,306
(5)(6)
Column 1: January 1, 1989 Population and Housing Estimates
Column 2: Column l-« 876,717 (Regional Total)
Column 3: Series 7
Column 4: Column 3-* 958,023 (Regional Total)
Column 5: Column 3-1
Column 6: Column 5-s 81,306 (Regional Total)
Source: January 1, 1989 Population and Housing Estimates, and Series 7 Regional Growth Forecast
110
Table 63
Employment by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988 and 1995
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Employment*
1988
30,252
47,233
17,563
5,450
43,208
21,765
48,402
3,406
24,884
7,283
21,899
29,934
9,513
580,750
21,662
12,920
7,460
18,400
80,558
Percent
Region
2.9
4.6
1.7
0.5
4.2
2.1
4.7
0.3
2.4
0.7
2.1
2.9
0.9
56.2
2.1
1.3
0.7
1.8
7.8
Employment*
1995
Percent
Region
32,461
45,677
14,051
4,583
49,797
16,499
51,762
3,807
28,046
9,463
22,741
35,342
12,767
654,881
21,885
15,137
8,738
20,534
89,183
2.9
4.0
1.2
0.4
4.4
1.5
4.6
0.3
2.5
0.8
2.0
3.1
1.1
57.8
1.9
1.3
0.8
1.8
7.8
Regional Total 1,032,542
(1)(2)
1,137,354
(3)(4)
*Military not included
Column 1: SANDAG, 1988 Employment Inventory (Unpublished Tabulations)
Column 2: Column 1-: 1,032,542 (Regional Total)
Column 3: SANDAG, Series 7, Regional Growth Forecasts
Column 4: Column 3-: 1,137,354 (Regional Total)
Source: Series 7 Regional Growth Forecast
111
Table 64
Population by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1989 - 1995
Jurisdiction
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Pop.
1989
62,030
128,026
24,595
5,131
86,403
53,120
99,007
25,970
53,004
22,749
56,475
117,597
43,121
1,086,592
33,835
52,402
14,694
61,742
391,688
Percent
Region
2.6
5.3
1.0
0.2
3.6
2.2
4.1
1.1
2.2
0.9
2.3
4.9
1.8
44.9
1.4
2.2
0.6
2.6
16.2
Pop.
1995
77,310
132,304
25,475
5,223
85,353
55,890
105,136
26,241
53,798
23,661
55,409
130,664
44,591
1,138,675
40,725
57,185
15,055
67,728
426,770
Percent.
Region
3.0
5.2
1.0
0.2
3.3
2.2
4.1
1.0
2.1
0.9
2.2
5.1
1.7
44.4
1.6
2.2
0.6
2.6
16.6
Pop.
Increase
1989-1995
15,280
4,278
880
92
-1,050
2,770
6,129
271
794
912
-1,066
13,067
1,470
52,083
6,890
4,783
361
5,986
35,082
Percent
Region
10.3
2.9
0.6
0.1
-0.7
1.9
4.1
0.2
0.5
0.6
-0.7
8.8
1.0
35.0
4.6
3.2
0.2
4.0
23.5
Regional Total
E.g., for Carlsbad,
2,418,181
(1)
Column 1:
Column 2:
Column 3:
Column 4:
Column 5:
Column 6:
(2)
2,567,193
(3)(4)
149,012
(5)(6)
SANDAG, January 1, 1989 Population and Housing Estimate
Column !-« 2,418,181 (Regional Total)
SANDAG Series 7
Column 3-s 2,567, 193 (Regional Total)
Column 3 - Column 1
Column 5-s 149,012 (Regional Total)
Source: January 1, 1989 Population and Housing Estimate, and Series 7 Regional Growth Forecast
112
f t t i I f i I I f I i I t • I if f 9 f F I 9 • t * i i t ii si 11
Housing Income Distribution by Jurisdiction
Regional Housing Needs Statement
San Diego Region
1988
Jurisdiction Very Low Moderate All Other Total
Carlsbad
Chula Vista
Coronado
Del Mar
El Cajon
Encinitas
Escondido
Imperial Beach
La Mesa
Lemon Grove
National City
Oceanside
Poway
San Diego
San Marcos
Santee
Solana Beach
Vista
Unincorporated
Regional Total
E.g., for Carlsbad,
1,924
6,553
950
303
6,473
2,459
5,901
1,744
3,629
1,076
4,318
6,556
505
65,985
969
1,118
600
3,887
11,863
126,813
(1)
8.0
14.3
12.8
12.7
19.9
12.5
15.8
19.9
16.1
13.2
28.9
16.2
3.9
16.6
9.8
6.4
10.5
18.1
10.1
(15.0)
(2)
3,514
10,619
1,316
390
8,567
3,986
9,252
2,899
5,404
1,990
4,856
10,701
1,367
90,729
2,163
2,799
832
5,761
23,071
190,216
(3)
14.6
23.2
17.7
16.4
26.3
20.3
25.0
33.0
24.0
24.4
32.5
26.5
10.6
22.9
21.8
15.9
14.6
26.9
19.6
(22.5)
(4)
5,438
17,172
2,266
693
15,040
6,445
15,153
4,643
9,033
3,066
9,174
17,257
1,872
156,714
3,132
3,917
1,432
9,648
34,934
317,029
(5)
22.6
37.5
30.4
29.1
46.2
32.8
40.5
52.9
40.0
37.6
61.3
42.7
14.5
39.5
31.6
22.3
25.1
45.0
29.7
(37.5)
(6)
4,368
10,614
1,316
397
7,323
4,145
8,680
2,230
5,070
2,218
3,318
9,582
2,196
84,556
2,578
982
961
4,945
20,536
176,015
(7)
18.1
23.2
17.7
16.7
22.5
21.1
23.2
25.4
22.5
27.2
22.2
23.7
17.0
21.3
26.0
5.6
16.9
23.1
17.4
(20.8)
(8)
14,278
17,901
3,867
1,291
10,215
9,089
13,564
1,906
8,453
2,872
2,465
13,571
8,830
155,678
4,192
12,655
3,303
6,840
62,261
353,231
(9)
59.3
39.2
52.0
54.2
31.4
46.2
36.3
21.7
37.5
35.2
16.5
33.6
68.5
39.2
42.3
72.1
58.0
32.0
52.9
(41.7)
(10)
24,084
45,687
7,449
2,381
32,578
19,679
37,397
8,779
22,556
8,156
14,957
40,410
12,898
396,948
9,902
17,554
5,696
21,433
117,731
846,275
(11)
Column 2:
Column 4:
Column 6:
Column 8:
Column 10:
Column l-« Column 11
Column 3-t Column 11
Column 5-s Column 11
Column 7-: Column 11
Column 9-: Column 11
Figures in Columns 1, 3, 7, 9 and 11 were obtained from SANDAG's Estimates of 1988 Household Income by City
*Lower reflects very low and low income households and these figures are not added in Column 11 Totals.
Source: SANDAG - Estimates of 1988 Household Income by City
APPENDICES
1(0
Appendix A
PROFILE TABLES
Table A-lr •
w. Profile Table
"" CARLSBAD
"* Future Housing Need by Income Category
Very All % % Moderate
y> Total Low Low Moderate Other Lower and Above
* 6,273 1,443 1,066 1,317 2,447 40.0 60.0
j, (Housing units for all households 1991-1996)
•»
Existing/Growth "Fair Share" Factors - Five-Year Goals
M,
m Total
Total "Fair Share" Five-Year
*.„ Existing % Growth % "Fair Share" % Households Goals
*" 5.1 6.2 5.2 9,000 1,125
^ (Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
w«
Owner/Renter; In 1980, the City of Carlsbad had a total of 13,586 occupied housing
*•* units, of which 63.8% were owner occupied and 36.2% were renter occupied.
Applying these percentages to the City's 1989 total occupied housing units would
*** result in the following estimates: owner - 16,178; and renter - 9,180.
Housing Indicators/Special Needs
v
Elderly; Based on 1980 Census data, 11.5% of Carlsbad's total population was 65
""' years or older. Applying this percentage to the City's 1989 population; would result
«H in: 7,133 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Carlsbad had 13,586 total households, of which 1,196
*" were large households, accounting for 8.8% of the City's total households. Applying
this percentage to arrive at a 1989 estimate would result in: 2,232 large
households.
<r»Single-Parent/Female Headed Households; The housing needs of single-parent
* households have increased in recent years. The most significant portion of this
^ group is the female-headed households. In 1980, Carlsbad had 635 female headed
households with one or more children, accounting for 4.7% of the City's total
M households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 1,192 female-headed households.
<*y
Handicapped; The information on handicapped housing needs is difficult to obtain.
** The census data is limited to work/transportation related disabilities. The
m Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
•* City's 1989 population would result in an estimate of 6,203 handicapped persons.
v
119
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post-study residence is critical in the immediate university areas. ~
Military; The major concentrations of military population center around Camp •
Pendleton and the Miramar Naval Air Station.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
13.5% of the City's total population, Asian 2.4% and Black .6%. In 1988, the City
had the following distribution: Hispanic 16%, Black 1%, and Asian 6%. ^
IFarmworkers; The number of farmworkers in the San Diego Region is difficult to *
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 7.8% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 2.5% of its workforce employed in these
industries.
Homeless; The homeless is another group that is difficult to quantify. However,
the City of Carlsbad has estimated its homeless population to include
approximately one half dozen transients that can be considered residents.
120
I
1
_ Table A-2•jp
A Profile Table
** CHULA VISTA
*" Future Housing Need by Income Category
*»Very All % % Moderate
* Total Low Low Moderate Other Lower and Above
** 3,569 821 607 749 1,392 40.0 60.0
* (Housing units for all households 1991 - 1996)
m
Existing/Growth "Fair Share" Factors - Five-Year Goals
!•*
^ Total
Total "Fair Share" Five-Year
*-, Existing % Growth % "Fair Share" % Households Goals
** 4.9 4.5 4.9 8,466 1,058
^ (Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
«*»i
Owner/Renter: In 1980, the City of Chula Vista had a total of 30,398 occupied
»-* housing units, of which 58.2% were owner occupied and 41.8% were renter
^ occupied. Applying these percentages to the City's 1989 total occupied housing
units would result in the following estimates: owner - 27,358 and renter - 19,649.
•Mk
Housing Indicators/Special Needs
v
Elderly; Based on 1980 Census data, 10.3% of Chula Vista total population was 65
~* years or older. Applying this percentage to the City's 1989 population would result
w. in: 13,187 elderly individuals.
* Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Chula Vista had 30,398 total households, of which
*"* 3,937 were large households, accounting for 13% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 6,111 large
""** households.
t^
Single-Parent/Female Headed Households; The housing needs of single-parent
* households have increased in recent years. The most significant portion of this
m group is the female-headed households. In 1980, Chula Vista had 2,230 female-
headed households with one or more children, accounting for 7.3% of the City's
.„ total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 3,432 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
** The census data is limited to work/transportation related disabilities. The
m Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
r*» City's 1989 population would result in an estimate of 12,803 handicapped persons.
w
^ 121
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around the
southbay areas of the Cities of National City, Chula Vista, and Imperial Beach.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
23.4% of the City's total population, Asian 6% and Blacks 1.9%. In 1988, the City
had the following distribution: Hispanic 29%, Black 2%, and Asian 9%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.1% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately .5% of its workforce employed in these industries.
Homeless; The homeless is another group that is difficult to quantify. However,
the City of Chula Vista has an estimated 350 - 500 homeless individuals.
122
,m Table A-3
„, Profile Table
'** CORONADO
Future Housing Need by Income Category
Very All % % Moderate
«*» Total Low Low Moderate Other Lower and Above
** 649 149 110 136 254 40.0 60.0
«. (Housing units for all households 1991-1996)
at
Existing/Growth "Fair Share" Factors - Five-Year Goals
in Total
Total "Fair Share" Five-Year
M* Existing % Growth % "Fair Share" % Households Goals
"* 1.2 1.1 1.2 2,073 259
^ (Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
w*l
Owner/Renter; In 1980, the City of Coronado had a total of 6,823 occupied housing
units, of which 44.3% were owner occupied and 55.7% were renter occupied.
,„, Applying these percentages to the City's 1989 total occupied housing units would
result in the following estimates: owner - 3,349; and renter - 4,211.
fm
Housing Indicators/Special Needs«•
^ Elderly; Based on 1980 Census data, 13.9% of Coronado's total population was 65
"* years or older. Applying this percentage to the City's 1989 population would result
•*- in: 3,419 elderly individuals.
Family/Large Households; Large households are defined as those households with
^ five or more persons. In 1980, Coronado had 6,823 total households, of which 407
**** were large households, accounting for 6% of the City's total households. Applying
„„ this percentage to arrive at a 1989 estimate would result in: 454 large households.
** Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
*" group is the female-headed households. In 1980, Coronado had 387 female-headed
.« households with one or more children, accounting for 5.7% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
•» the following: 431 female-headed households.
*"* Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
-«w population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 2,460 handicapped persons.
123
1Ml
Students; Student housing is a significant factor that affects housing availability. 5
Although students may produce temporary housing needs, the impact upon housing
demand and post-study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Navy
Stations in the Cities of San Diego and Coronado.
Minority; Based upon 1980 Census data, the Hispanic population accounted for I
4.6% of the City's total population, Asian 2.8% and Blacks 1.8%. In 1988, the City ^
had the following distribution: Hispanic 6%, Black 5%, and Asian 6%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 2.3% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 0.3% of its workforce employed in these
industries.
Homeless; The number of homeless in the City of Coronado is not available at this T
time. IP
*
*
1
124
Table A-4
Profile Table
DEL MAR
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
325 75 55 68 127 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five- Year Goals
Total
Total "Fair Share" Five- Year
Existing % Growth % "Fair Share" % Households Goals
0.3 0.3 0.3 521 65
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of Del Mar had a total of 2,253 occupied housing
units, of which 46% were owner occupied and 54% were renter occupied. Applying
these percentages to the City's 1989 total occupied housing units would result in the
following estimates: owner - 1,096; and renter - 1,287.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 10.5% of the City's total population was 65
years or older. Applying this percentage to the City's 1989 population would result
in: 539 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Del Mar had 2,253 total households, of which 116
were large households, accounting for 5.1% of the City's total households. Applying
this percentage to arrive at a 1989 estimate would result in: 122 large households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, the City had 55 female-headed
households with one or more children, accounting for 2.4% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 57 female-headed households.
Handicapped: The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 513 handicapped persons.
125
• *lStudents; Student housing is a significant factor that affects housing availability. j
Although students may produce temporary housing needs, the impact upon housing ^
demand and post-study residence is critical in the immediate university areas.
'1
Spring 1989 # Students Provided «•*
Institution Enrollment With Campus Housing
University of California at San Diego 16,187 4,700
Military; The major concentrations of military population center around Camp
Pendleton, and the Miramar Naval Air Station.
<4
Minority; Based upon 1980 Census data, the Hispanic population accounted for *
3.8% of the City's total population, Asian 2% and Blacks .4%. In 1988, the City had
the following distribution: Hispanic 4%, Black 0%, and Asian 3%. »*
Farmworkers; The number of farmworkers in the San Diego Region is difficult to m
estimate due to the number of undocumented residents. A large number of ^
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980, the ^
Agriculture/Forestry/Fisheries and Mining industries accounted for 3.1% of the *j
City's total work force. SANDAG estimates show that in 1988 the City had *
approximately 2.6% of its workforce employed in these industries.
Homeless; The number of homeless in the City of Del Mar is not available at this m
time.
*
^
It
M
«*
^
126
Table A-5
Profile Table
EL CAJON
Future Housing Need by Income Category
Very All % % Moderate
Low Low Moderate Other Lower and Above
473 349 432 801 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth ''Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
2.2 1.7 2.2 3,761 470
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of El Cajon had a total of 28,464 occupied housing
units, of which 43.4% were owner occupied and 56.6% were renter occupied.
Applying these percentages to the City's 1989 total occupied housing units would
result in the following estimates: owner - 14,370; and renter - 18,740.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 10.8% of El Cajon's total population was 65
years or older. Applying this percentage to the City's 1989 population would result
in: 9,332 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, El Cajon had 28,464 total households, of which 2,511
were large households, accounting for 8.8% of the City's total households. Applying
this percentage to arrive at a 1989 estimate would result in: 2,914 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Del Mar had 2,505 female-headed
households with one or more children, accounting for 8.8% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 29,137 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 8,640 handicapped persons.
127
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand post-study residence is critical in the immediate university areas.
Spring 1989 # Students Provided
Institution Enrollment With Campus Housing
San Diego State University 35,309 2,489
Military; The major concentrations of military population center around central
areas of San Diego.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
7.9% of the City's total population, Asian 2% and Blacks 1%. In 1988, the City had
the following distribution: Hispanic 10%, Black 1%, and Asian 4%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals in the Agriculture/Forestry/Fisheries and Mining industries accounted
for 1.3% of the City's total work force. SANDAG estimates show that in 1988, the
City had approximately 0.6% of its workforce employed in these industries.
Homeless; The number of homeless in the City of El Cajon is not available at this
time.
128
^ Table A-6
M, Profile Table
"• ENCINTTAS
* Future Housing Need by Income Category
m
Very All % % Moderate
M Total Low Low Moderate Other Lower and Above
* 1,406 323 239 295 549 40.0 60.0
^ (Housing units for all households 1991-1996)
«
Existing/Growth "Fair Share" Factors - Five-Year Goals
urn
& Total
Total "Fair Share" Five-Year
** Existing % Growth % "Fair Share" % Households Goals
*" 2.5 2.2 2.5 4,307 538
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)-^m
m
Owner/Renter; In 1980, the Census Designated Place of Encinitas had a total of
-" 4,289 occupied housing units, of which 55.9% were owner occupied and 44.1% were
^ renter occupied. Applying these percentages to the City's 1989 total occupied
housing units would result in the following estimates: owner - 11,243; and renter -
8,869.
Housing Indicators/Special Needs
*"* Elderly; Based on 1980 Census data, 13.2% of Encinitas1 total population was 65
» years or older. Applying this percentage to the City's 1989 population would result
in: 7,012 elderly individuals.
Family/Large Households; Large households are defined as those households with
"* five or more persons. In 1980, Encinitas had 4,289 total households, of which 356
^ were large households, accounting for 8.3% of the City's total households. Applying
this percentage to arrive at a 1989 estimate would result in: 1,669 large
*"* households.
*~* Single-Parent/Female Headed Households; The housing needs of single-parent
m households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Encinitas had 183 female-headed
** households with one or more children, accounting for 4.3% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
** the following: 865 female-headed households.
** Handicapped; The information on handicapped housing needs is difficult to obtain.
m The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
«•> population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 5,312 handicapped persons.
129
Students; Student housing is a significant factor that affects housing availability. ,
Although students may produce temporary housing needs, the impact upon housing ^
demand and post-study residence is critical in the immediate university areas. ^
Military; The major concentrations of military population center around Camp «**
Pendleton.
'*!
Minority; Based upon 1980 Census data, the Hispanic population accounted for ^
12.4% of the City's total population, Asian 3.1% and Blacks .3%. In 1988, the City
had the following distribution: Hispanic 14%, Black 0%, and Asian 4%. ^
I
Farmworkers; The number of farmworkers in the San Diego Region is difficult to **
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of **
whom can be found in the hills and canyons of the North County. In 1980, *i
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 7.4% of the City's total work force. SANDAG estimates show that in «ir
1988, the City had approximately 14.5% of its workforce employed in these j
industries. **
Homeless; The number of homeless in the City of Encinitas is not available at this .
time. •»
H|
f
i
m
130
Table A-7
Profile Table
ESCONDIDO
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
6,705 1,542 1,140 1,408 2,615 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five- Year Goals
Total
Total "Fair Share" Five- Year
Existing % Growth % "Fair Share" % Households Goals
3.9 3.8 3.9 6,765 846
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of Escondido had a total of 25,046 occupied
housing units, of which 54.6% were owner occupied and 45.4% were renter
occupied. Applying these percentages to the City's 1989 total occupied housing
units would result in the following estimates: owner - 21,545; and renter - 17,914.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 16.3% of Escondido's total population was 65
years or older. Applying this percentage to the City's 1989 population would result
in: 16,138 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Escondido had 25,046 total households, of which
2,451 were large households, accounting for 9.8% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 3,867 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Escondido had 1,592 female-
headed households with one or more children, accounting for 6.4% of the City's
total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 2,525 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 4,312 handicapped persons.
131
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing need, the impact upon housing
demand and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Camp
Pendleton and the Mir a mar Naval Air Station.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
14.6% of the City's total population, Asian 2.5% and Blacks .4%. In 1988, the City
had the following distribution: Hispanic 19%, Black 0%, and Asian 5%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 3.3% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 2.5% of its workforce employed in these
industries.
Homeless; The number of homeless in the City of Escondido is unavailable at this
time.
I
*?tti
3
i
•i
132
Table A-8
Profile Table
IMPERIAL BEACH
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
216 50 37 45 84 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five- Year Goals
Total
Total "Fair Share" Five- Year
Existing % Growth % "Fair Share" % Households Goals
0.2 0.1 0.2 335 42
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of Imperial Beach had a total of 7,767 occupied
housing units, of which 33.3% were owner occupied and 66.7% were renter
occupied. Applying these percentages to the City's 1989 total occupied housing
units would result in the following estimates: owner - 2,953; and renter - 5,916.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 4.1% of Imperial Beach's total population was
65 years or older. Applying this percentage to the City's 1989 population would
result in: 1,065 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Imperial Beach had 7,767 total households, of which
980 were large households, accounting for 12.6% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 1,117 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Imperial Beach had 751 female-
headed households with one or more children, accounting for 9.7% of the City's
total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 860 female-headed households.
Handicapped: The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 2,597 handicapped persons.
133
J
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing ***
demand any post-study residence is critical in the immediate university areas. .
1Military; The major concentrations of military population center around Navy ii
Stations in the southbay areas of National City, Chula Vista, and Imperial Beach.
1Minority; Based upon 1980 Census data, the Hispanic population accounted for m
21.3% of the City's total population, Asian 7.2% and Blacks 2.8%. In 1988, the City
had the following distribution; Hispanic 23%, Black 3%, and Asian 9%. ^
Farmworkers; The number of farmworkers in the San Diego Region is difficult to "
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of ft
whom can be found in the hills and canyons of the North County. In 1980, H
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.3% of the City's total work force. SANDAG estimates show that in •
1988, the City had approximately 1.5% of its workforce employed in these S
industries.
Homeless; The number of homeless in the City of Imperial Beach is not available at •
this time. •
1
I
134
Table A-9
m Profile Table
*" LA MESA
"*" Future Housing Need by Income Category
Very All % % Moderate
•* Total Low Low Moderate Other Lower and Above
*" 1,406 323 239 295 549 40.0 60.0
^ (Housing units for all households 1991-1996)
m
Existing/Growth "Fair Share" Factors - Five-Year Goals
«•
« Totalw Total "Fair Share" Five-Year
«* Existing % Growth % "Fair Share" % Households Goals
"• 2.1 1.8 2.1 3,612 452
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
w Owner/Renter; In 1980, the City of La Mesa had a total of 21,563 occupied housing
*•* units, of which 52.9% were owner occupied and 47.1% were renter occupied.
^ Applying these percentages to the City's 1989 total occupied housing units would
result in the following estimates: owner - 12,051; and renter - 10,730.
Housing Indicators/Special Needs«•»
Elderly; Based on 1980 Census data, 14.7% of La Mesa's total population was 65
*"* years or older. Applying this percentage to the City's 1989 population would result
,„ in: 7,792 elderly individuals.
•** Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, La Mesa had 21,563 total households, of which 1,246
*" were large households, accounting for 5.8% of the City's total households. Applying
this percentage to arrive at a 1989 estimate would result in: 1,321 large
households.
»» ,
Single-Parent/Female Headed Households: The housing needs of single-parent
:* households have increased in recent years. The most significant portion of this
|— group is the female-headed households. In 1980, La Mesa had 1,353 female-headed
households with one or more children, accounting for 6.3% of the City's total
|MR households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 1,435 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
'** The census data is limited to work/transportation related disabilities. The
« Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
am City's 1989 population would result in an estimate of 2,597 handicapped persons.
•m»
135
w
Students: Student housing is a significant factor that affects housing availability. 1
Although students may produce temporary housing needs, the impact upon.housing "C
demand and post-study residence is critical in the immediate university areas.
"
Spring 1989 # Students Provided *
Institution Enrollment With Campus Housing
San Diego State University 35,309 2,489
Military: The major concentrations of military population center around the Navy
Stations in the central area of San Diego.
Minority: Based upon 1980 Census data, the Hispanic population accounted for
6.3% of the City's total population, Asian 1.9% and Blacks 1.8%. In 1988, the City
had the following distribution: Hispanic 8%, Black 2%, and Asian 4%.
Farmworkers: The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.4% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 1.0% of its workforce employed in these
industries.
Homeless; The homeless is another group that is difficult to quantify. However,
the City has an estimated 35 - 40 homeless individuals.
136
Table A-10*f
^ Profile Table
•• LEMON GROVE
•* Future Housing Need by Income Category
Very All % % Moderate
-* Total Low Low Moderate Other Lower and Above
""• 757 174 129 159 295 40.0 60.0
(Housing units for all households 1991-1996)
&*
oW
Existing/Growth "Fair Share" Factors - Five-Year Goals
mm
Total
Total "Fair Share" Five-Year
^ Existing % Growth % "Fair Share" % Households Goals
** 0.8 0.8 0.8 1,391 174
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
WWW
** Owner/Renter; In 1980, the City of Lemon Grove had a total of 7,276 occupied
•— housing units, of which 64.1% were owner occupied and 35.9% were renter
occupied. Applying these percentages to the City's 1989 total occupied housing
"" units would result in the following estimates: owner - 5,250; and renter - 2,940.
Housing Indicators/Special Needs
MM
Elderly; Based on 1980 Census data, 13.2% of Lemon Grove's total population was
*•> 65 years or older. Applying this percentage to the City's 1989 population would
m result in: 3,002 elderly individuals.
^ Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Lemon Grove had 7,276 total households, of which
** 852 were large households, accounting for 11.7% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 958 large
*"" households.
Single-Parent/Female Headed Households: The housing needs of single-parent
«** households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Lemon Grove had 474 female-m headed households with one or more children, accounting for 6.5% of the City's
total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 532 female-headed households.m
Handicapped; The information on handicapped housing needs is difficult to obtain.
** The census data is limited to work/transportation related disabilities. The
m Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
„ City's 1989 population would result in an estimate of 2,275 handicapped persons.
•f
137
Students; Student housing is a significant factor that affects housing availability. 1
Although students may produce temporary needs, the impact upon housing demand "*
and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Navy »
Stations in the central area of San Diego.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
14.0% of the City's total population, Asian 3.2% and Blacks 4.6%. In 1988, the City
had the following distribution: Hispanic 16%, Black 5%, and Asian 6%. *
Farmworkers; The number of farmworkers in the San Diego Region is difficult to "
estimate due to the number of undocumented residents. A large number of -
farmworkers account for a significant number of the homeless population, many of <t|
whom can be found in the hills and canyons of the North County. In 1980, tl
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.6% of the City's total work force. SANDAG estimates show that in m
1988, the City had approximately 4.5% of its workforce employed in these ^
industries. s
Homeless; The number of homeless in the City of Lemon Grove is not available at
this time. *
m
«-
138
m Table A-llV
„* Profile Table
U NATIONAL CITY
<i' Future Housing Need by Income Category
•
Very All % % Moderate
•* Total Low Low Moderate Other Lower and Above
1,081 249 184 227 421 40.0 60.0
^ (Housing units for all households 1991-1996)
•t
Existing/Growth "Fair Share" Factors - Five-Year Goalsm
H) Total
Total "Fair Share" Five-Year
m Existing % Growth % "Fair Share" % Households Goals
* 0.2 -0.2 0.2 298 37
^ (Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
v
Owner/Renter; In 1980, the City of National City had a total of 14,290 occupied
*"" housing units, of which 35.9% were owner occupied and 64.1% were renter
fc occupied. Applying these percentages to the City's 1989 total occupied housing
units would result in the following estimates: owner - 5,407; and renter - 9,655.
-«*wi
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 8.0% of National City's total population was
"*" 65 years or older. Applying this percentage to the City's 1989 population would
IM result in: 4,518 elderly individuals.
<** Family/Large Households: Large households are defined as those households with
five or more persons. In 1980, National City had 14,290 total households, of which
"" 2,407 were large households, accounting for 16.8% of the City's total households.
^ Applying this percentage to arrive at a 1989 estimate would result in: 2.530 large
households.
v
Single-Parent/Female Headed Households; The housing needs of single-parent
*3 households have increased in recent years. The most significant portion of this
H group is the female-headed households. In 1980, National City had 1,596 female-
headed households with one or more children, accounting for 11.2% of the City's
MI total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 1,687 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
in Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
f» City's 1989 population would result in an estimate of 5,648 handicapped persons.
V
« 139
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Navy
Stations in the southbay areas of National City, Chula Vista, and Imperial Beach.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
38.4% of the City's total population, Asian 11.1% and Blacks 8.7%. In 1988, the
City had the following distribution: Hispanic 42%, Black 7%, and Asian 14%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 2.0% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 0.3% of its workforce employed in these
industries.
Homeless; The number of homeless in the City of National City is not available at
this time.
140
Table A-12
Profile Table
m OCEANSIDE
"* Future Housing Need by Income Category
Very All % % Moderate
„ Total Low Low Moderate Other Lower and Above
* 7,463 1,716 1,269 1,567 2,911 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
*•
m Total
> Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
** 4.4 5.1 4.4 7,734 967
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)••
**" Owner/Renter; In 1980, the City of Oceanside had a total of 29,022 occupied
M housing units, of which 55.4% were owner occupied and 46.5% were renter
occupied. Applying these percentages to the City's 1989 total occupied housingm units would result in the following estimates: owner - 24,327; and renter - 20,419.
*" Housing Indicators/Special Needs
an
Elderly; Based on 1980 Census data, 13.7% of Oceanside's total population was 65
m years or older. Applying this percentage to the City's 1989 population would result
^ in: 16,111 elderly individuals.
m Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Oceanside had 29,022 total households, of which
<* 2,999 were large households, accounting for 11.3% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 4,523 largem households.
<•»Single-Parent/Female Headed Households; The housing needs of single-parent
M households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Oceanside had 1,782 female-
headed households with one or more children, accounting for 6.1% of the City's
total households. Applying this percentage to arrive at a 1989 estimate wouldm result in the following: 2,679 female-headed households.m
Handicapped; The information on handicapped housing needs is difficult to obtain.
* The census data is limited to work/transportation related disabilities. The
— Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
M, City's 1989 population would result in an estimate of 11,760 handicapped persons.
<p
141
Students; Student housing is a significant factor that affects housing availability. J
Although students may produce temporary housing needs, the impact upon housing "
demand and post study residence is critical in the immediate university areas. _3Military; The major concentrations of military population center around Camp "•
Pendleton.
"IMinority; Based upon 1980 Census data, the Hispanic population accounted for ^
18.4% of the City's total population, Asian 5.1% and Blacks 7.3%. In 1988, the City
had the following distribution: Hispanic 21%, Black 8%, and Asian 9%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to "™
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of i
whom can be found in the hills and canyons of the North County. In 1980, «*
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 7.1% of the City's total work force. SANDAG estimates show that in m
1988, the City had approximately 5% of its workforce employed in these industries. *i
Homeless; The number of homeless in the City of Oceanside is not available at this .
time. "I
kl
1
142
Table A-13
Profile Table
POWAY
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
2,487 572 423 522 970 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
2.6 2.6 2.6 4,518 565
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the Census Designated Place of Poway had a total of
10,049 occupied housing units, of which 77.4% were owner occupied and 22.6% were
renter occupied. Applying these percentages to the City's 1989 total occupied
housing units would result in the following estimates: owner - 10,382; and renter -
3,032.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 4.2% of Poway's total population was 65 years
or older. Applying this percentage to the City's 1989 population would result in:
1,811 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Poway had 10,049 total households, of which 1,743
were large households, accounting for 17.3% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 2,321 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Poway had 647 female-headed
households with one or more children, accounting for 6.4% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 858 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 4,312 handicapped persons.
143
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Miramar
Naval Air Station.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
5.2% of the City's total population, Asian 3.2% and Blacks 1.3%. In 1988, the City
had the following distribution: Hispanic 6%, Black 1%, and Asian 6%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.2% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 4.4% of its workforce employed in these
industries.
Homeless; The homeless is another group that is difficult to quantify. The City of
Poway has approximately 300 homeless individuals.
if
to
Pit.
I
pi
in
144
Table A-14
Profile Table
SAN DIEGO CITY
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
43,802 10,074 7,446 9,198 17,084 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
43.0 41.4 42.9 74,529 9,316
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of San Diego had a total of 321,060 occupied
housing units, of which 49.1% were owner occupied and 50.9% were renter
occupied. Applying these percentages to the City's 1989 total occupied housing
units would result in the following estimates: owner - 200,554; and renter -
207,907.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 9.7% of San Diego's total population was 65
years or older. Applying this percentage to the City's 1989 population would result
in: 105,399 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, San Diego had 321,060 total households, of which
34,426 were large households, accounting for 10.7% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 43,705 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, San Diego had 22,351 female-
headed households with one or more children, accounting for 7.0% of the City's
total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 28,592 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 108,659 handicapped persons.
145
Students: Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post study residence is critical in the immediate university areas.
Spring 1989 # Students Provided
Institution Enrollment With Campus Housing
San Diego State University 35,309 2,489
University of San Diego 5,300 2,000
University of California at San Diego 16,187 4,700
Military; The major concentrations of military population center around the Navy
'Stations in the central area of San Diego and Coronado.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
14.9% of the City's total population, Asian 6.4% and Blacks 8.7%. In 1988, the City
had the following distribution: Hispanic 17%, Black 9%, and Asian 12%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.5% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 0.9% of its workforce employed in these
industries.
Homeless; The homeless is another group that is difficult to quantify. However,
the City of San Diego has an estimated 3000 homeless individuals that are primarily
located in the downtown area.
146
Table A-15
Profile Table
SAN MARCOS
Future Housing Need by Income Category
Very All % % Moderate
Low Low Moderate Other Lower and Above
846 625 772 1,434 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
2.4 2.8 2.4 4,221 528
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of San Marcos had a total of 6,242 occupied
housing units, of which 76.0% were owner occupied and 24% were renter occupied.
Applying these percentages to the City's 1989 total occupied housing units would
result in the following estimates: owner - 9,584; and renter - 3,026.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 15.6% of San Marcos' total population was 65
years or older. Applying this percentage to the City's 1989 population would result
in: 5,278 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, San Marcos had 6,242 total households, of which 789
were large households, accounting for 12.6% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 1,589 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, San Marcos had 329 female-headed
households with one or more children, accounting for 5.3% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 668 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 3,384 handicapped persons.
147
I
k
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impace upon housing "
demand and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Camp «
Pendleton.
m
Minority; Based upon 1980 Census data, the Hispanic population accounted for
12.8% of the City's total population, Asian 2.1% and Blacks .4%. In 1988, the City ""
had the following distribution; Hispanic 17%, Black 0%, and Asian 5%. m
Farmworkers; The number of farmworkers in the San Diego Region is difficult to «•
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of M
whom can be found in the hills and canyons of the North County. In 1980, m
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 5.9% of the City's total work force. SANDAG estimates show that in *
1988, the City had approximately 3.1% of its workforce employed in these
industries. *"
Homeless; The number of homeless in the City of San Marcos is not available at "
this time. M
P
i
ffm
t
I
m
m
148
Table A-16
Profile Table«•
• SANTEE
•* Future Housing Need by Income Category
"* Very All % % Moderate
m Total Low Low Moderate Other Lower and Above
"• 1,947 448 331 409 759 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
«M
Total
** Total "Fair Share" Five-Year
^ Existing % Growth % "Fair Share" % Households Goals
- 3.0 3.2 3.0 5,239 655
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
*«•
Owner/Renter; In 1980, the City of Santee had a total of 13,800 occupied housing
mm units, of which 74.7% were owner occupied and 25.3% were renter occupied.
Applying these percentages to the City's 1989 total occupied housing units would
** result in the following estimates: owner - 13,218; and renter - 4,477.
** Housing Indicators/Special Needs
-m
Elderly; Based on 1980 Census data, 7.5% of Santee's total population was 65 years
**» or older. Applying this percentage to the City's 1989 population would result in:
m 3,930 elderly individuals.
^ Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Santee had 15,569 total households, of which 2,253
** were large households, accounting for 14.5% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 2,566 large
*" households.
•m Single-Parent/Female Headed Households; The housing needs of single-parent
•*. households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Santee had 1,160 female-headed
** households with one or more children, accounting for 7.5% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
"* the following: 1,327 female-headed households.
.m
Handicapped; The information on handicapped housing needs is difficult to obtain.
** The census data is limited to work/transportation related disabilities. The
m Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
,M City's 1989 population would result in an estimate of 3,384 handicapped persons.
•MM
149
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post study residence is critical in the immediate university areas.
Military; The major concentrations of military population center around Miramar
Naval Air Station.
Minority; Based upon 1980 Census data, the Hispanic population accounted for
7.3% of the City's total population, Asian 2.1% and Blacks .7%. In 1988, the City
had the following distribution: Hispanic 8%, Black 1%, and Asian 5%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980,
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 1.1% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 1.7% of its workforce employed in these
industries.
Homeless: The homeless is another group that is difficult to quantify. However,
the City of Santee has estimated in its housing element that it contains
approximately 30-45 homeless individuals.
*»
Hi
150 m
•i
Table A-17
Profile Table
SOLANA BEACH
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
433 100 74 91 168 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
0.9 0.8 0.9 1,552 194
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the Census Designated Place of Solana Beach had a total
of 5,066 occupied housing units, of which 60.2% were owner occupied and 39.8%
were renter occupied. Applying these percentages to the City's 1989 total occupied
housing units would result in the following estimates: owner - 3,463; and renter -
2,289.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 9.0% of Solana Beach's total population was 65
years or older. Applying this percentage to the City's 1989 population would result
in: 1,322 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Solana Beach had 5,066 total households, of which
462 were large households, accounting for 9.1% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 523 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Solana Beach had 312 female-
headed households with one or more children, accounting for 6.2% of the City's
total households. Applying this percentage to arrive at a 1989 estimate would
result in the following: 357 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 1,469 handicapped persons.
151
1
Ml
Students; Student housing is a significant factor that affects housing availability. ]
Although students may produce temporary housing needs, the impact upon housing *"*
demand and post study residence is critical in the immediate university areas.^
Military; The major concentrations of military population center around Camp w*
Pendleton.
"IMinority; Based upon 1980 Census data, the Hispanic population accounted for .
11.8% of the City's total population, Asian 2% and Blacks .2%. In 1988, the City
had the following distribution: Hispanic 14%, Black 0%, and Asian 3%.
Farmworkers; The number of farmworkers in the San Diego Region is difficult to "•
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of "]
whom can be found in the hills and canyons of the North County. In 1980, ^
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 3.0% of the City's total work force. SANDAG estimates show that in
1988, the City had approximately 4.1% of its workforce employed in these
industries.
Homeless; The number of homeless in the City of Solana Beach is not available at
this time.
Mf
m
152
Table A-18
Profile Table
VISTA
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
3,893 895 662 818 1,518 40.0 60.0
(Housing units for all households 1991-1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
2.1 2.2 2.1 3,662 458
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the City of Vista had a total of 13,690 occupied housing
units, of which 58.6% were owner occupied and 41.4% were renter occupied.
Applying these percentages to the City's 1989 total occupied housing units would
result in the following estimates: owner - 13,902; and renter - 9,821.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 15.9% of Vista's total population was 65 years
or older. Applying this percentage to the City's 1989 population would result in:
9,817 elderly individuals.
Family/Large Households; Large households are defined as those households with
five or more persons. In 1980, Vista had 13,690 total households, of which 1,441
were large households, accounting for 10.5% of the City's total households.
Applying this percentage to arrive at a 1989 estimate would result in: 2,491 large
households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, Vista had 1,033 female-headed
households with one or more children, accounting for 7.5% of the City's total
households. Applying this percentage to arrive at a 1989 estimate would result in
the following: 1,779 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
City's 1989 population would result in an estimate of 6,174 handicapped persons.
153
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing
demand and post study residence is critical in the immediate university areas.m
Military: The major concentrations of military population center around Camp <•!
Pendleton.
"!Minority; Based upon 1980 Census data, the Hispanic population accounted for ^
17.2% of the City's total population, Asian 3.5% and Blacks 1.1%. In 1988, the City
had the following distribution: Hispanic 22%, Black 1%, and Asian 7%. „,
Farmworkers; The number of farmworkers in the San Diego Region is difficult to •" '
estimate due to the number of undocumented residents. A large number of
farmworkers account for a significant number of the homeless population, many of *f
whom can be found in the hills and canyons of the North County. In 1980, MJ
individuals employed in the Agriculture/Forestry/Fisheries and Mining industries
accounted for 6.0% of the City's total work force. SANDAG estimates show that in H;
1988, the City had approximately 3.9% of its workforce employed in these J
industries.
Homeless: The number of homeless in the City of Vista is not available at this rf" •"• • • j&^ytime. "
HI
m
Htf
154 m
Table A-19
Profile Table
UNINCORPORATED
Future Housing Need by Income Category
Very All % % Moderate
Total Low Low Moderate Other Lower and Above
20,657 4,751 3,512 4,338 8,056 40.0 60.0
(Housing units for all households 1991 - 1996)
Existing/Growth "Fair Share" Factors - Five-Year Goals
Total
Total "Fair Share" Five-Year
Existing % Growth % "Fair Share" % Households Goals
18.2 19.8 18.3 31,828 3,979
(Lower-Income Households Needing Assistance: Existing/Growth 1991-1996)
Owner/Renter; In 1980, the unincorporated area had a total of 107,045 occupied
housing units, of which 72.1% were owner occupied and 27.9% were renter
occupied. Applying these percentages to the City's 1989 total occupied housing
units would result in the following estimates: owner - 87,428; and renter - 33,831.
Housing Indicators/Special Needs
Elderly; Based on 1980 Census data, 16.3% of the unincorporated area's total
population was 65 years or older. Applying this percentage to the unincorporated
areas 1989 population would result in: 63,845 elderly individuals.
Family/Large Households: Large households are defined as those households with
five or more persons. In 1980, the unincorporated areas had 107,045 total
households, of which 14,549 were large households, accounting for 13.6% of the
unincorporated area's total households. Applying this percentage to arrive at a
1989 estimate would result in: 16,491 large households.
Single-Parent/Female Headed Households; The housing needs of single-parent
households have increased in recent years. The most significant portion of this
group is the female-headed households. In 1980, the unincorporated area had 5,837
female-headed households with one or more children, accounting for 5.5% of the
City's total households. Applying this percentage to arrive at a 1989 estimate
would result in the following: 6,669 female-headed households.
Handicapped; The information on handicapped housing needs is difficult to obtain.
The census data is limited to work/transportation related disabilities. The
Department of Health and Human Services estimates that 10% of the total
population in the United States is handicapped. Applying the national figures to the
unincorporated areas 1989 population would result in an estimate of 39,169
handicapped persons.
155
I
I
Students; Student housing is a significant factor that affects housing availability.
Although students may produce temporary housing needs, the impact upon housing *
demand and post-study residence is critical in the immediate university areas.
Spring 1989 # Students Provided i
Institution Enrollment With Campus Housing
•
San Diego State University 35,309 2,489
University of San Diego 5,300 2,000 *
University of California at San Diego 16,187 4,700 f
Military; The major concentrations of military population center around Camp *
Pendleton, Miramar Naval Air Station, and other Navy Stations in the Central and
Southbay areas of the cities of San Diego, Coronado, National City, Chula Vista, *
and Imperial Beach. m
Minority; Based upon 1980 Census data, the Hispanic population accounted for M
13.0% of the City's total population, Asian 4% and Blacks 3%. In 1988, the City had
the following distribution; Hispanic 14%, Black 3%, and Asian 6%. "
Farmworkers; The number of farmworkers in the San Diego Region is difficult to *
estimate due to the number of undocumented residents. A large number of *«
farmworkers account for a significant number of the homeless population, many of
whom can be found in the hills and canyons of the North County. In 1980, the **
Agriculture/Forestry/Fisheries and Mining industries accounted for 1.7% of the —
City's total work force. Series 7 data shows that in 1988 the City had
approximately 14% of its workforce employed in this industry. *
Homeless; The homeless is another group that is difficult to quantify. However, "
the San Diego County has an estimated 5,000 homeless individuals.
s
156
1i
Appendix B
HCD DATA AND METHODOLOGY
STATt W CAlffC*NIA OEOBGt
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy Development
P. 0. Box 952053
Sacramento, CA 94252-2053*
(916) 445-4728
June 27, 1989
Kenneth Sulzer
Executive Director
San Diego Association of Governments
Security Pacific Plaza
1200 Third Avenue, Suite 524
San Diego, CA 92101
Dear Mr. Sulzer:
Government Code Section 65584 requires the Department of Housing and Community
Development to provide to SANDAG by July 1,1989, HCD's determinations of existing
and projected housing needs. Those determinations, which are for your use in
preparing a new regional housing needs plan, are enclosed.
Attachment 1 contains county population and household estimates for January 1,1989
and population and household projections for July 1, 1996. These estimates and
projections were prepared by the Department based on the most recent Department of
Finance (DOF) figures.
Attachment 2 contains county estimates of the number and percentage of households in
each of four income groups for January 1, 1989 and July 1, 1996. The projected
increase in the number of households by income group is also shown. The income
groups "Very Low", 'Other Lower", and "Moderate" are defined in Health and Safety
Code Sections 50079.5, 50093, and 50105, and Chapter 6.5 of Title 25 of the
California Code of Regulations. "Above Moderate' households are households which do
not meet the definitions for the other categories.
Attachment 3 contains, by county, city, and unincorporated area, the most recent DOF
population, housing unit, and household estimates. The figures show, as of January 1,
1989, the existing number of households and the current vacancy rates. Depending on
your schedule, SANDAG may use the DOF January 1,1989 estimates as the base year
data for its regional housing needs plan, or you may use the DOF estimates for January
1,1990, when those become available.
Attachment 4 contains Basic Construction Needs for the period January 1, 1989 to
July 1,1996. The attachment shows the components of the total construction need,
including an existing need ('1989 Vacancy Need") which represents a current
shortage of units. Attachment 4 also shows the total construction need by income
group.
159
Kenneth Sulzer
Page2
HI
If you have any Information which Indicates that any of these determinations should be PI
modified, please let us know, and we will be pleased to discuss it with you. Don Crow —
of my staff (916-323-3175) is available to answer any questions you may have.
HIIn 1988, we sent to you a copy of a regional housing needs planning manual — J
"Development of a Regional Housing Needs Plan" — which we hope you may find helpful **
in preparing your new plan. Mr. Crow is available to answer any questions which you
may have about the manual or preparation of your new plan. "*
wi
We look forward to cooperating with you in your preparation of a new regional housing
needs plan. MI
Sincerely,
•iic{y ni
Development
M
m
Attachments
NJJ:DRC
e
i
I
160
ATTACHMENT 1
REGION: SAN DIEGO ASSOCIATION OF GOVERNMENTS
POPULATION AND HOUSEHOLD ESTIMATES AND PROJECTIONS
JANUARY 1, 1989 AND JULY 1, 1996
January 1. 1989 July 1. 1996
County Population Households Population Households
San Diego 2,418,176 876,728 2,781,900 1,002,500
Prepared by the Department of Housing and Community Development using Department of Finance (DOF)
1086 baseline population projections and DOF household projections published February 1089. The DOF
projections were modified by differences between DOF's projections and estimates for January 1,
1989.
Issued 6/89
161
ATTACHMENT 2
REGION: SAN DIEGO ASSOCIATION OF GOVERNMENTS
HOUSEHOLD PROJECTIONS BY INCOME GROUP
JANUARY 1, 1989 TO JULY 1, 1996
Income Group
January 1. 1989
Number
July 1. 1896 Jan. 1989 to July 1996
Number {%\ Number
Very Low
Other Lower
Moderate
Above Moderate
201,647 (23)
149,044 (17)
184,113 (21)
341.924 (39)
230,575 (23)
170,425 (17)
210,525 (21)
390,975 (39)
28,928 (23)
21,381 (17)
26,412 (21)
49,051 (39)
Total 876,728(100) 1,002,500(100) 125,772(100)
The household projections were prepared by the Department of Housing and Community Development
(HCD) using Department of Finance (DOF) household projections published February 1989. The OOP
projections were modified by the differences between DOF's projections and estimates for January 1,
1989.
The income group estimates were prepared by HCD using definitions contained in State and federal law
as implemented by HUD and HCD. The definitions Involve relationships to median incomes and family
•ize adjustment factors. These relationships and factors were applied to 1980 income data.
Issued 6/89
162
ATTACHMENT 3
DEPARTMENT OF FINANCE ESTIMATES
FOR JANUARY 1, 1989
163
REPORT » -
PAGE 42
CONTROLLED
CITY
CARLSBAD
CHULA VISTA
CORONAOO
DEL MAR
EL CAJON
ENCIN1TAS
ESCONOIOO
IMPERIAL BEACH
LA MESA
LEMON GROVE
^NATIONAL CITY
OCEANS1DE
POWAV
SAN O1EGO
SAN MARCOS
SANTEE
SOLANA BEACH
TOTAL
62O3O
128O28
24594
5131
B64O2
631 2O
99006
2597O
63CO2
22748
56474
117589
43122
IO86593
33836
524O2
14694
SAN
OPULATION
HOUSE -
HOLD
611O4
126222
16438
5101
83675
52541
97697
25333
51753
21967
. 4SOO3
1 16884
429 1O
1O3OO5O
33436
51 505
14496
VISTA 61743 61IO6
•**••»•»••«•***•••*•••••»••••••»•••••*•<
TOTAL INCORPORATED 2O26484 1936121
•*•••*•»••*••••»•••«*••••••*•••••••••••<
UNINCORPORATED 391692 361984
••«••••••*«»•••••»•»»«••»•»••••••••••••«
•••••••••••*•••«•*••••••»••••••••••••••«
COUNTY TOTAL 241*176 22981OS
DIEGO COUNTY POPULATION At*. BUSING EST
JANUARY 1. 1989
GROUP
QUARTER
926
1806
8156
3O
2727
579
I40S
637
1249
781
11471
17O5
212
56543
400
897
198
637
>•*••••»•*<
9O363
>••••»••**<
297O8
>•••***•**<
>»•»••*»*•<
12O071
- SINGLE FAMILY -
TOTAL DETACHED ATTACHED
26492 13213 2235
48691
9152
2648
34SO8
2O92S
4O8I7
9647
23791
6634
15269
48223
13629
427342
13972
17972
633O
25394
»»«••»•«•••
793436
»*••*••••••
1285O4
»*»•••••*••
»•«*••»••»•
92194O
22369
42O1
1249
12939
11151
18667
41 1O
112O8
5651
6757
. 21912
1O341
2O6761
6111
1OO13
282O
121O1
»•••»»•••
381574
»**»»•*#*
84846
*•••*•••*
•••••••»•
46642O
2969
647
249
1732
3191
1813
616
1061
492
8O9
6962
443
2517O
452
760
939
1MATES
HOUSING
- MULT 1-1
2 TO 4
2696
3784
694
302
1637
335O
26 IS
997
15O3
876
17OO
3781
372
41284
397
999
493
FAMILY -
S PLUS
7349
16OO3
358O
814
16236
2532
14269
373O
9579
1575
5766
13866
1885
149O7*
3454
4OOO
2O38
CA. DEPARTMENT OF »
DEMOGRAPHIC RESEARCI
PRINTED 04/25/89
MOBILE
HOMES
999
3566
30
34
1964
7O1
3433
194
44O
40
238
2702
586
5O49
3558
22 1O
4O
OCCU-
PIED
25358
47006
756O
2383
33100
2O112
39458
8869
22781
6190
1SO62
439 1O
13414
4O6472
12611
17696
5752
X
VACANT
4.28
3.46
17. 4O
1O.O1
4.O6
3.69
3.33
B.06
4.25
5.14
1.36
6.94
1.56
4.42
9.74
1.64
9.13
•NCE
i IT
PERSON
PER
HOUSE -
HOLD
2.41O
2.665
2.174
2.141
2.527
2.612
2.473
2.656
2.272
2.662
2.968
2.639
3.199
2.522
2.651
2.911
2.52O
2019 1577 8092 16O5 23723 6.58 2.576
•*•**••*••••••**»•***•*•••••«••••••••»••••••••••••*••••••••••••
51649 69057 263645 27411 755466 4.79 2.563
3638 7037 1993O 12853 121263 5.63 2.965
«••••»•••••••«•••••»•••»•••••••••»•••••»•••••••••••••••«••••«••
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ATTACHMENT 4
REGION: SAN DIEGO ASSOCIATION OF GOVERNMENTS
BASIC CONSTRUCTION NEEDS
JANUARY 1, 1989 TO JULY 1, 1996
BY COMPONENTS*:
Household Increase
1989 Vacancy Need
1996 Vacancy Need
Replacement Need 1989-1996
Total
Housing Units
125,772
13,151
8,372
14,934
162,229
BY INCOME GROUP:
Very Low
Other Lower
Moderate
Above Moderate
Total
Housing Units
37,313
27,579
34,068
63,269
: 162,229
• Basic Construction Needs were calculated using the formulas shown in Appendix 3 of the
HCD publication "Developing a Regional Housing Needs Plan." The following were used in
the calculations: a homeownership percentage of 55.1, a vacant-not-for-sale-or-rent
percentage of 2.5, and an annual removal rate of .002.
165
Appendix C
OPINION OF
STATE ATTORNEY GENERAL
TO BE PUBLISHED IN THE OFFICIAL REPORTS
m
OFFICE OF THE ATTORNEY GENERAL
State of California
JOHN K. VAN DE KAMP
Attorney General
m
OPINION
Of
JOHN K. VAN DE KAMP
Attorney General
ROD1-IEY 0. LILYQUIST
Deputy Attorney General
No. 87-20G
SEPTEMBER 29, 1987
THE IIOI50HALLE DAVID ROEERTI, MEMBER, CALIFORNIA STATE
SENATE, has requested an opinion on the following questions
concerning the determination of a locality's share of the
regional housing needs by a council of governments:
1. Must the determination include both the existing
and projected housing needs of the locality?
2. Must the availability of suitable housing sites be
considered based upon the existing zoning ordinances and land use
restrictions of the locality or based upon the potential for
increased residential development under alternative zoning
ordinances and laud use restrictions?
3. Must the income categories of sections 6910-6932 of
title 25 of the California Administrative Code be used?
.CONCLUSIONS
1. The determination of a locality's share of the
regional housing needs by a council of governments must include
both the existing and projected housing needs of the locality.
2. The availability of suitable housing sites must be
considered based not only upon the existing zoning ordinances anc
land use restrictions of the locality but also based upon the
potential for increased residential development under alternative
zoning ordinances and land use restrictions.
3. The income categories of sections 69\0-<>932 of
title 25 of the California Administrative Code must be used.
87-2CH
169
ANALYSIS ' —
'The three questions presented for analysis concern— a
city's or county's share of regional housing needs as determinljp
by a council of governments and set forth in its general plaW.
In analyzing these questions we preliminarily note that everv
city and county operates under a comprehensive and long-teBt:
general plan to guide its future physical development. (GolJ.
Code, § 65300; Duenn Vista Garden Apartments Assn. v. City of Sar
Dieoo Planning Deot. (1985) 175 Cal.App.3d 209, 2947p2
general plan is atop the hierarchy of local government
regulating land use." f Neighborhood Action Group v. Countv _Trf
Calavcras (1984) 156 -Cal.App.3d 1176, 1183.) Section 6530C
states: ^1
"Each planning agency shall prepare and the
legislative body of each county and city shall adopt a
comprehensive, long-term general plan for the physical
development of the county or city, and of any land
outside Its boundaries which ' in the planning agency's
judgment bears relation to its planning. Chartered
cities shall adopt general plans which contain the
mandatory elements specified in Section 65302."
Section 65302 provides:
"The general plan shall consist of a* statement of
development policies and shall include a diagram or
diagrams and text setting forth objectives, principles,
standards, and plan proposals. The plan shall include
the following elements:
"(c) A housing element as provided in Article 10.6
(commencing with Section 65580).
The 'housing element as provided in Article 10.6
(§S 65580-65589.8) must meet detailed requirements. Sect.%
65583 provides: **
•The housing element shall consist of an m
identification and analysis of existing and projected g|
.housing needs and a statement of goals, policies,
quantified objectives, and scheduled programs for the
preservation, improvement, and development of housing.
The housing element shall identify adequate sites for
1.. All section references hereafter to the Government C
are by section number only.
87-j
170 '•
i
housing, including rental housing, factory-built
housing, and mobilehomes, and shall make adequate
provision for the existing and projected needs of all
economic segments of the community. The element shall
contain all of the following:
• "(a) An assessment of housing needs and an
inventory of resources and constraints relevant to the
meeting of these needs. The assessment and inventory
shall include the following:
"(1) Analysis of population and employment trends
and documentation of projections and a quantification
of the locality's existing and projected housing needs
for all income levels. These existing and projected
needs shall include the locality's share of the
regional housing need in accordance with Section 65584.
Section 65504 states:
"(a) For purposes of subdivision (a) of Section
65503, a locality's share of the regional housing needs
includes that share of the housing need of persons at
all income levels within the area significantly
affected by a jurisdiction's general plan. The
distribution of regional housing needs shall, based
upon available data, take into consideration market
demand for housing, employment opportunities, the
availability of suitable sites and public facilities,
commuting patterns, type and tenure of housing need,
and the housing needs of farmworkers. The distribution
shall seek to avoid further ijnpaction of localities
with relatively high proportions of lower income
households. Based upon data provided by the Department
of Finance, in consultation with each council of
government, the Department of Housing and Community
Development shall determine the regional share of the
statewide housing need .at least two years prior to the
second revision, and all subsequent revisions as
required pursuant to Section 65508. Based upon data
provided by the Department of Housing and Community
Development relative to the statewide need for housing,
each council of governments shall determine the
existing and projected housing need for its region.
Within 30 days following notification of this
determination, the Department of Housing and Community
Development shall ensure that this determination is
consistent with the statewide housing need and may
revise the determination of the council of governments
if necessary to obtain' this consistency. Each
locality's share shall ba determined by the appropriate
. 87-206
171 •'•
council of governments consistent with the criteria
above with the advice of the department subject to the
procedure established pursuant to subdivision (c) at
least one year prior to the second revision, and at
five-year Intervals following the second revision
pursuant to Section 65588.
"(b) For areas with no council of governments, the
Department of Housing and Community Development shall
determine housing market areas and define the regional
housing need for localities within these areas. Where
the department determines that a local government
possesses the capability and resources and has agreed
to accept the responsibility/ with respect to its ^
jurisdiction, for the identification and determination '.1
of housing market areas and regional housing needs, the *'
department shall delegate- this responsibility to the
local governments within these areas. ^
Section 65584 gives the Department of Housing &
Community Development ("Department*} various responsibility!
including the duty to define the regional housing need fo
localities!' in areas not covered by a council of government
unless it has delegated such authority to a local government
For cities and counties located in areas served by a council o
governments, the council performs this function. M
y||
Section 65584 requires the Department or a council t.
act when a housing element of a city or county is revise
"pursuant to Section 65588.* The latter statute designate
various dates for housing element revisions, including for arik
covered by specified councils of governments:
"(1) Local governments within the regional J
jurisdiction of the Southern California Association of
Governments: July 1, 1984, for the first revision and
July 1, 1989, for the second revision. if
*(2) Local governments within the regional
jurisdiction of the Association of Bay Area •
Governments: January 1, 1985, for the first revision, j||
and July 1, 1990, for the second revision.
•(3) Local governments within the regional •
jurisdiction of the San Diego Association of »
2. Throughout the statutory scheme "locality" is U||E
interchangeably with 'community,*, "local government,* ar
"jurisdiction" and means either the city or the county (or
Francisco which is a city and county). (S 65502, subd. (a).)
Ulf
87-21
172
1
i
Governments, the Council of Fresno County Governments,
the K.ern County Council of Governments, the Sacramento
Council of Governments/ and the Association of Monterey
Bay Area Governments: July 1, 1985, for the first
revision, and July 1, 1991, for the second revision."
Thereafter a housing element revision is required "not less than
every five years." (§ 65588, subd. (b).)
The focus of the three inquiries is directed at both
sections 65583 and 65584. Several well-recognized principles of
statutory construction aid our analysis of these legislative
enactments. In construing statutory language, we are to
"ascertain the intent of the Legislature so as to effectuate the
purpose of the law.* (Select Base Materials v. Board of Equal.
(1959) 51 Cal.2d 640, 645; accord "People v. Davis (1981) 29
Cal.3d 814, 828.) "In determining such intent, the court 'turns
first to the words themselves for the answer' [citations]."
(Poopjn. v. Craft (1986) 41 Cal.3d 554, 560.) The words are to be
giv&u "their ordinary and generally accepted meaning." (Peon.I e
v. Castro (1985) 38 Cal.3d 301, 310.) Moreover, "legislation
should be construed so as to harmonize its various elements
without doing violence to its language or spirit." (Wells v.
Marina City PrnngrbLas. Inc. (1981) . 29 Cal.3d 781, 708.)
"Wherever reasonable*, interpretations which produce internal
harmony, avoid redundancy and accord significance to every word
and phrase are preferred." (Pacific Legal Foundation v.
Unemployment Ins. Anneals Bd. (1981) 29 Cal.3d 101, 114.)
"Interpretive constructions which render some words surplusage,
defy common sense, or lead to mischief or absurdity, are to be
avoided." {California Mfrs. Assn. v. Public Utilities Com.
(1979) 24 Cal.3d 836, 844.)
1. Existing and Projected Housing Needs
The first question posed is whether the council's
determination of a locality's share is to include both the
existing and projected.*/ housing needs of the locality. We
conclude that it does.
Section 65584 directs a council to "determine the
existing and projected housing need for its region." The purpose
of such determination is to calculate and apportion shares of
this need to all cities and counties in the region. "Each
locality's share shall be determined by the appropriate council
of governments." (S65584, subd. (a).)
Two components thus comprise the regional housing need:
the existing housing need and the projected housing need. When
^
3. A locality's "projected* housing needs would be those
for the next five-year period. (S«« § 65583, subds. (b), (c).)
. 87-206
. ' 173
shares of the regional housing need are apportioned to the **
communities in the area, each share contains both components.
provision of the statute remotely suggests that one of the jm
necessary components is to be omitted when apportioning shares!
•Such construction of section 65584 is supported by t
language of section 65503. As previously quoted, the latter ft
statute requires that the housing element of a city or county •
contain "a .quantification of the locality's existing and
projected housing needs for all income levels." It then
provides: "These existing and projected needs shall include
locality's share of the regional housing need in accordance wit
Section 65584." Hence the reference in section 65583 to
"existing and projected housing needs" in conjunction with "tn[
locality's share of the regional housing need" clearly indies*!:
that the latter incorporates both components.
m
One of the purposes of the legislation governing ^
housing elements is "[tjo ensure that each local government
cooperates with other local governments in order to address M
regional housing needs." (§ 65581/ subd. (d).) Regional housj:
needs include both existing and projected needs. (§ 65584/ sJCc
(a).) Both components are "addressed* by apportioning shares
thereof to each community in the region. By so construing
section 6558-1, we give each of its provisions moaning and car:
out the apparent intent of the Legislature.
In answer to the first question, therefore, we concJ||c
that the determination of a locality's share of the regional
housing needs by a council of governments must include both thji
existing and projected housing needs of the locality. i|
2. Current Zoning Ordinances
The second question concerns whether in making its 11
determination of a locality's share of the regional housing
needs, a council of governments is to consider the availability
of suitable housing sites based upon the existing zoning m
ordinances and land use restrictions of the locality or upon
alternative zoning ordinances and land use restrictions that
would allow the potential for increased residential development!.
We conclude that both existing and alternative zoning ordinance
and land use restrictions must be considered.
The council of governments is directed to determine jg>
locality's share of the regional housing needs based upon the
following criteria: <*
.J"The market demand for housing, employment
opportunities, the availability of suitable sites and
public facilities, commuting patterns, type and tenure "1
of housing need, and the 'housing needs of farmworkers —*
[and the avoidance of] further impaction of localities
07-J
174 •' ^
with relatively high proportions of lower income
houaohoj.dc." (S 65504, subd. (a).)
-We find no indication in section 65584 that current
zoning ordinances and land use restrictions are to limit the
factor of "the availability of suitable sites.* A housing site
would be unsuitable based upon its physical characteristics, not
because of some governmental control of an artificial and
external nature. The planning process of sections 65503 and
65584 contemplates an identification of adequate sites that could
be made available through different policies and development
standards. Existing zoning policies would be only one aspect of
the "available data" upon which the factor of "the availability
of suitable sites* is to be considered under section 65584. To
argue that this part of the general plan is required to conform
to existing zoning practices would be anomalous and circuitous,
since section 65860 requires the zoning ordinances of a locality
to be consistent with its general plan. Subdivision (d) of
section 655G4 emphasizes this fact by expressly providing that a
local government's shares of the regional housing need is not
subject to reduction, except in one narrow circumstance, by:
*. any ordinance, policy, or standard of a
city, county, or city and county which directly limits,
by number, the building permits which may be issued for
residential construction, or which limits for a set
period of timo the number of buildable lots which may
be developed for residential purposes."
Our construction of section 65584 is consistent with
the goals of the statutory scheme as a whole (§§ 65580-65589.8}
and the particular requirements specified for housing elements
(§ 65583). The legislation has as its primary purpose "to
expand housing opportunities and accommodate the housing needs of
Califomians of all economic levels." (S 65580, subd. (b).)
Cities and counties are directed to "recognize their
responsibilities in contributing to the attainment of the state
housing goal." (S 65580, subd. (a).) Each local government is
"to cooperate with other local governments and the state in
addressing regional housing needs." (S 65580, subd. (e).)
Allowing a city or county to prevent being allocated a share of
the regional housing needs through restricted zoning ordinances
would be contrary to the manifest intent of the Legislature.4-/
The housing element of a local government must
specifically include:
4. The only authorized exception is a locality's
"moratorium on residential construction for a set period of time
in order to preserve and protect the public health and safety."
(S G5584, subd. (d)(2).)
87-206
175
3
"'An inventory of land suitable for residential
development, including vacant sites and 'sites having
potential for redevelopment, and an analysis of the
relationship of zoning and public facilities and
services to these sites." (§ 65583, subd. (a) (3).)
It is the "relationship* of current zoning ordinances that :
be considered with respect to suitable housing sites. Mo hint c
ji.mltnf.ion. may be found in the use of the term "relationship."
Section 65583 also requires that a housing element include
five-year program that will:
"Identify adequate sites which will be made
available through appropriate zoning and development "^
standards' and with public services and facilities •*(
neciiiid to facilitate and encourage the development of a
variety of types of housing for all income levels <*
. . . ." (S 65583, subd. (c)(l).) J
Such -language unmistakably contemplates that zoning ordinances
and land use restrictions may require modification during th~
five-year period to accommodate a locality's projected housin
needs. Consistent with this interpretation is the requirement
that the five-year program: H
•Address and, where appropriate and legally
possible, remove governmental 'constraints to the
maintenance, improvement, and development of housing." if
(S 65583, subd. (c)(3).) W
These 'governmental constraints* must be analyzed in detail i
the housing element; the element must contain:
•Analysis of potential and actual governmental
constraints upon the maintenance, improvement, or
development of housing for all income levels, including
land use controls, building codes and their
enforcement, site improvements, fees and other
exactions required of developers, and local processing
and permit procedures.' (S 65583, subd. (a)(4).)
In sum, a local government must provide in its housin A
element for the existing and projected housing needs of alii
economic segments of the community. (S 65583.) In doing so, it
is required to identify suitable housing sites. (S 65583, subdlf
(a) (3).) The city or county must identify those sites "whicH
will be made available through appropriate zoning and development
standards* during the ensuing five-year period. ($65583, subd,
(c)(l).) It must 'undertake to implement the policies anil
achieve the goals and objectives of the housing element througfP
the administration of land use and development controls."
(S 65583, subd. (c).) The required consideration and evaluation
of zoning changes necessary to meet the identified needs of th|J
87-20
176
1
community would be precluded by allowing existing zoning
limitations to define what housing sites are "suitable."
A council of governments thus would not be able to
perform the task mandated for it without consideration of land
uyus that are possible despite existing zoning restrictions. The
"snitnble sites" factor to be considered by a council pursuant to
section 65504 must be read in conjunction with the phrase "land
suitable for residential development" of section 65583 that
requires consideration of zoning limitations but is not limited
to lands presently zoned for such development.
In answer to the second question, therefore, we conclude
that a council of governments must consider the availability of
suitable housing sites based not only upon the existing zoning
ordinances and land use restrictions of the locality but also
based upon the potential for increased residential developmsnt
under alternative zoning ordinances and land use restrictions
when determining a locality's share of the regional housing
needs.
3. Calculation of Income Levels
The third question presented is whether a council of
governments is required to follow the regulations (Cal. Admin.
Code, tit. 25, §§ 6910-6932) of the Department defining income
categories when determining a locality's share of the regional
housing needs. We conclude that it must.
Regulation 6926 states in part:
"'Very low income households' means persons and
families whose gross incomes do not exceed the
qualifying limits for very low income families
established and amended from time to time pursuant to
Section 8 of the United States Housing Act of 1937.
The qualifying limits are set forth in Section 6932.
These limits are equivalent to 50 percent of the area
median income, adjusted for family size by the United
States Department of Housing and Urban Development."
(Cal. Admin. Code, tit. 25, S 6926, subd.(a).)
Regulation 6928 provides in part:
"'Lower income households' means persons and
families whose gross incomes do not exceed the
qualifying limits for lower income families as
established and amended from time to time pursuant to
Section 8 of the United States Housing Act of 1937.
The qualifying limits are set forth in Section 6932.
These limits are equivalent to 80 percent of the area
median income, adjusted for family size and other
adjustment factors by the United States Department of
" 07-206
177
Housing and Urban Development." (Cal. Admin. Code, ?
tit- 25, 5 6920; subd. (a):) •**
Regulation 6930 states in part: *|«4
"'Moderate income households' means persons and
families who are not 'lower income households' and ^
whose gross incomes do not exceed 120 percent of the |
area median income adjusted for family size in *•
accordance with adjustment factors adopted by the
United States Department of Housing and Urban *!
Development in establishing income limits for lower ^
income families. For purposes of this subchapter, the
income limits are set forth in Section 6932." (Cal. „*
Admin. Code, tit. 25, S 6930, subd. (a).) ]„!!
These regulations are authorized by and are consistent wit!
Health and Safety Code sections 50079.5 (lower incc*|<
households), 50093 (moderate income households), and 50105 (vyp;
low income households). •
A council of governments must determine a localitH'
share of the regional housing needs "of persons at all indSrr
levels within the are-a." (S 65584, subd. (a).) Thi
determination is to bo *[b]ased upon data provided by ffe-
Department." (Ibid. l It is the Department that assesses Up-
state housing needs upon which the regional housing needs ai
calculated. The Department is also required to revise A:
determination of regional housing needs made by a council thatffl:
inconsis'tent with the state housing needs. (Ibid. 1 Ti
Department follows state law (Health £ Saf. Code, SS 50079.!
50093, 50105; Cal. Admin. Code, tit. 25, SS 6910-6932)11.
categorizing income levels for its calculations and the dl
provided to the councils. For a council to "base" i
determinations upon the Department's data, we believe that it»
directed to use the income categories selected by the Departing
No other definitions of moderate income, lower income, or ve
low income may be found in state law governing this issue.
We note also that the Legislature has specif icH
referred to 'persons and families of low or moderate income,
defined in Section 50093 of the Health and Safety Code" mr.
mandating the review and revision of housing elements. (S 65118
subd.(d).)
Requiring a council of governments to follow the irffc
classifications established by the Legislature and DepartPe
provides consistency between sections 65584 and 65588. Si
interpretation of the terms of section 65584 facilitatesgjt
administration of the state housing laws. Allowing each cov|§<
of governments, on the other hand, to create its own ina
classifications would be impractical and would defeat the purzx
of meeting the state housing needs in a consistent and e£fem
87-
178
1
manner. Uniformity of classification allows the local
governments "to cooperate with, other local governments and the
state in addressing regional housing needs." (§ 65500, subd.
(e).)
In answer to the third question, therefore, we conclude
that the income categories of sections 6910-6932 of title 25 of
the California Administrative Code must be used by a council of
governments when determining a locality's share of the regional
housing needs.
07-206
179 .
Appendix D
STATE HOUSING ELEMENT LAW
STATE HOUSING ELEMENT LAW
— Article 10.6. Housing Elements
Policy 65580. The Legislature finds and declares as
m follows:
(a) The availability of housing is of vital
* statewide importance, and the early attainment of
j decent housing and a suitable living environment
183
Intent
Definiti
for every California family is a priority of the
highest order.
(b) The early attainment of this goal requires
the cooperative participation of government and
the private sector in an effort to expand housing
opportunities and accomcdate the housing needs
of Californians of all economic levels.
(c) The provision of housing affordable to low-
and moderate-income households requires the
cooperation of all levels of government.
(d) Local and state governments have a
responsibility to use the powers vested in them
to facilitate the improvement and development of
housing to make adequate provision for the
housing needs of all economic segments of the
community.
(e) The Legislature recognizes that in carrying
out this responsibility, each local government
also has the responsibility to consider economic,
environmental, and fiscal factors and community
goals set forth in the general plan and to
cooperate with other local governments and the
state in addressing regional housing needs.
(Added by Stats. 1980, Ch. 1143.)
65581. It is the intent of the Legislature in
enacting this article:
(a) To assure that counties and cities
recognize their responsibilities in contributing
to the attainment of the state housing goal.
(b) To assure that counties and cities will
prepare and implement housing elements which,
along with federal and state programs, will move
toward attainment of the state housing goal.
(c) To recognize that each locality is best
capable of-determining what efforts are required
by it to contribute to the attainment of the
state housing goal, provided such a determination
is compatible with the state housing goal and
regional housing needs.
(d) To ensure that each local government
cooperates with other local governments in order
to address regional housing needs.
(Added by Stats. 1980, Ch. 1143.)
65582. As used in this article:
(a) "Community," "locality," "local
government," or "jurisdiction," means a city,
city and county, or county.
(b) "Department" means the Department of
Housing and Ccmnunity Development.
(c) "Housing element" or "element" means the
housing element of the comunity's general plan,
as required pursuant to this article and
subdivision (c) of Section 65302.
(Added by Stats. 1980, Ch. 1143.)
184
«• Housing element 65583. The housing element shall consist of an
content identification and analysis of existing and
» projected housing needs and a statement of goals,
policies, quantified objectives, and scheduled
** programs for the preservation, improvement, and
development of housing. The housing element
*** shall identify adequate sites for housing,
«• including rental housing, factory-built housing,
and mobilehomes, and shall make adequate
<•» provision for the existing and projected needs of
all economic segments of the community. The
element shall contain all of the following:
(a) An assessment of housing needs and an
** inventory of resources and constraints relevant
m to the meeting of these needs. The assessment
and inventory shall include the following:
<** (1) Analysis of population and employment
trends and documentation of projections and a
** quantification of the locality's existing and
^ projected housing needs for all income levels.
These existing and projected needs shall
«M include the locality's share of the regional
housing need in accordance with Section 65584.
'- (2) Analysis and documentation of household
characteristics, including level of payment
""" compared to ability to pay, housing
characteristics, including overcrowding, and
housing stock condition.
— (3) An inventory of land suitable for
residential development, including vacant sites
- and sites having potential for redevelopment, and
w an analysis of the relationship of zoning and
*"" public facilities and services to these sites.
^ ' (4) Analysis of potential and actual
governmental constraints upon the maintenance,
— improvement, or development of housing for all
income levels, including land use controls,
*•* building codes and their enforcement, site
w improvements, fees and other exactions required
of developers, and local processing and permit
«* procedures.
(5) Analysis of potential and actual
«• nongovernmental constraints upon the maintenance,
improvement, or development of housing for all
«•• income levels, including the availability of
^ financing, the price of land, and the cost of
construction.
^ (6) Analysis of any special housing needs, such
as those of the handicapped, elderly, large
*• families, farmworkers, families with female
heads of households, and families and persons in
""" need of emergency shelter.
185
(7) Analysis of opportunities for energyconservation with respect to residentialdevelopment.
(b) A statement of the community's goals,quantified objectives, and policies relative to
the maintenance, improvement, and development ofhousing.
It is recognized that the total housing needsidentified pursuant to subdivision (a) may exceed
available resources and the community's ability
to satisfy this need within the content of thegeneral plan requirements outlined in Article 5(commencing with Section 65300). Under these
circumstances, the quantified objectives need not
be identical to the identified existing housingneeds, but should establish the maximum number of
housing units that can be constructed,
rehabilitated, and conserved over a five-year
tine frame.(c) A program which sets forth a five-year
schedule of actions the local government is
undertaking or intends to undertake to implementthe policies and achieve the goals and objectives
of the .housing element through the administration
of land use and development controls, provisionof regulatory concessions and incentives, and the
utilization of appropriate federal and statefinancing and subsidy programs when available.
In order to make adequate provision for the
housing needs of all economic segments of the
community, the program shall do all of the
following*
(1) Identify adequate sites which will be made
available through appropriate zoning and
development standards and with public services
and facilities needed to facilitate and encourage
the development of a variety of types of housingfor all income levels, including rental housing,
factory-built housing, mobilehomes, emergency
shelters and transitional housing in order
to aeet the community's housing goals as
identified in subdivision (b).(2) Assist in the development of adequate
housing to meet the needs of low- and moderate-
income households.
(3) Address and, where appropriate and legally
possible, remove governmental constraints to the
maintenance, improvement, and development of
housing.(4) Conserve and improve the condition of the
existing affordable housing stock.(5) Promote housing opportunities for all
persons regardless of race, religion, sex,
marital status, ancestry, national origin, orcolor.
186
Unoodif led policy
Uncodif led Policy
The program shall include an identification of
the agencies and officials responsible for the
implementation of the various actions and the
means by which consistency will be achieved with
other general plan elements and conrunity goals.
The local government shall make a diligent effort
to achieve public participation of all economic
segments of the community in the development of
the housing element, and the program shall
describe this effort.
(Amended by Stats. 1984, Ch. 1691. Urgency;
effective October 1, 1984; Amended by Stats.
1986, Ch. 1383.)
Note: Stats. 1984, Ch. 1691, also reads:
SEC. 1. The Legislature finds and declares
that because of economic, physical, and mental
conditions that are beyond their control,
thousands of individuals and families in
California are homeless. Churches, local
governments, and nonprofit organizations
providing assistance to the homeless have been
overwhelmed by a new class of homeless: families
with children, individuals with employable
skills, and formerly middle-class families and
individuals with long work histories.
The programs provided by the state, local, and
federal governments, and by private institutions,
have been unable to meet existing needs and
further action is necessary. The Legislature
finds and declares that two levels of housing
assistance are needed: an emergency fund to
supplement temporary shelter programs, and a fund
to facilitate the preservation of existing
housing and the creation of new housing units
affordable to very low income households. It is
in the public interest for the State of
California to provide this assistance.
The Legislature further finds and declares that
there is a need for more information on the
numbers of homeless and the causes of
homelessness, and for systematic exploration of
more comprehensive solutions to the problem.
Both local and state government have a role to
play in identifying, understanding, and devising
solutions to the problem of homelessness.
Notes Stats. 1986, Ch. 1383, also reads:
Sec* 3. The amendments to paragraph (1) of
•ubdivision (c) of Section 65583 of the
Government Code made by the act adding this
section during the 1986 Regular Session of the
Legislature shall require an identification of
sites for emergency shelters and transitional
housing by January 1, 1988, or by the next
periodic review of a bousing element pursuant to
187
Regional housing needs
Section 65588 of the Government Code, whichever
ia later/ in order to give local govermentsadequate tine to plan for, and to assist in thedevelopment of, housing for homeless persons, if
it is determined that there is a need for
emergency shelter pursuant to paragraph (6) ofsubdivision (a) of Section 65583 of the
Government Code.65584. (a) For purposes of subdivision (a) of
Section 65583, a locality's share of the regional
housing needs includes that share of the housing
need of persons at all income levels within thearea significantly affected by a jurisdiction's
general plan. The distribution of regional
housing needs shall, based upon available data,
take into consideration market demand for
housing, employment opportunities, the
availability of suitable sites and publicfacilities, comuting patterns, type and tenure
of housing need, and the housing needs offarmworkers. The distribution shall seek to
avoid further impaction of localities withrelatively high proportions of lower income
households. Based upon data provided by the
Department of Finance, in consultation with each
council of government, the Department of Housing
and Community Development shall determine the
regional share of the statewide housing need at
least two years prior to the second revision, and
all subsequent revisions as required pursuant to
Section 65588. Based upon data provided by the
Department of Housing and Community Development
relative to the statewide need for housing, each
council of governments shall determine the
existing and projected housing need for its
region. Within 30 days following notification of
this determination, the Department of Housing and
Community Development shall ensure that this
determination is consistent with the statewide
housing need and may revise the determination of
the council of governments if necessary to obtain
this consistency. Each locality's share shall bedetermined by the appropriate council of
governments consistent with the criteria above
with the advice of the department subject to the
procedure established pursuant to subdivision (c)
at least one year prior to the second revision,
and at five-year intervals following the second
revision pursuant to Section 65588.
(b) For areas with no council of governments,
the Department of Housing and Community
Development shall determine housing market areas
and define the regional housing need forlocalities within these areas. Where the
188
Bousing element
guidelines and
state review
the number of units specified as its share of the
regional housing need would prevent the
mitigation of that impact.(e) Any authority to review and revise a local
government's share of the regional housing need
granted under this section shall not constitute
authority to revise, approve, or disapprove the
manner in which the local government's share of
the regional housing need is implemented through
its housing program.
(f) A fee may be charged interested parties for
any additional costs caused by the amendments to
subdivision (c) at the 1983-84 Regular Session ofthe Legislature reducing from 45 to seven days
the time within which materials and data shall be
made available to interested parties.
(g) Determinations made by the department, a
council of governments, or a local government
pursuant to this section are exempt from the
provisions of the California Environmental
Quality Act, which is provided for in Division 13
(commencing with Section 21000) of the Public
Resources Code.
(Amended by Stats. 1984, Ch. 1684.)
65585. (a) Each local government shall
consider the guidelines adopted by the department
pursuant to Section 50459 of the Health and
Safety Code in the preparation and amendrent of
its housing element pursuant to this article.
Those guidelines shall be advisory to each local
government in order to assist it in the
preparation of its housing element.
(b) At least 90 days prior to adoption of the
housing element, or at least 45 days prior to
the adoption of an amendment to this element, the
planning agency of a local government shall
submit a draft of the element or amendment to the
department. The department shall review drafts
submitted to it and report its findings to the
planning agency within 90 days of receipt of the
draft in the case of adoption of the housing
element pursuant to this article, or within
45 days of receipt of the draft in the case of an
amendment. The legislative body shall consider
the department's findings prior to final adoption
of the housing element or amendment unless the
department's findings are not available within
the above prescribed time limits. If the
department's findings are not available within
those prescribed time limits, the legislative
body may take the department's findings into
consideration at the time it considers future
amendments to the housing element.
189
Deadline for adoption
Extension of adaption
deadline
Judicial standard
of review
Enfc nt of
compliance with
judicial action
(c) Each local government shall provide the
department with a copy of its adopted housing
element or amendments. The department may review
adopted housing elements or amendments and report
its findings.
(d) Except as provided in Section 65586, any
and all findings made by the department pursuant
to subdivisions (b) and (c) shall be advisory to
the local government.
(Amended by Stats. 1983, Ch. 1250 [effective
January 1, 1984]; Stats. 1984, Ch. 1009.)
65586. Local governments shall conform their
housing elements to the provisions of this
article on or before October 1, 1981.
Jurisdictions with housing elements adopted
before October 1, 1981, in conformity with the
housing element guidelines adopted by the
Department of Housing and Community Development
on December 1, 1977, and located in Subchapter 3
(commencing with Section 6300) of Chapter 6 of
Part 1 of Title 25 of the California
Administrative Code [repealed in 1982], shall be
deemed in compliance with this article as of its
effective date. A locality with a housing
element found to be adequate by the department
before October 1, 1981, shall be deemed in
conformity with these guidelines.
(Added by Stats. 1980, Ch. 1143.)
65587. (a) Each city, county, or city and
county shall bring its housing element, as
required by subdivision (c) of Section 65302,
into conformity with the requirements of this
article on or before October 1, 1981. No
extension of time for such purpose may be granted
pursuant to Section 65361, notwithstanding
its provisions to the contrary.
(b) Any action brought by any interested party
to review the conformity with the provisions of
this article of any housing element or portion
thereof or revision thereto shall be brought
pursuant to Section 1085 of the Code of Civil
Procedure; the court's review of compliance with
the provisions of this article shall extend to
whether the housing element or portion thereof or
revision thereto substantially complies with
the requirements of this article.
(c) If a court finds that an action of a city,
county, or city and county, which is required to
be consistent with its general plan, does not
comply with its housing element, the city,
county, or city and county shall bring its action
into compliance within 60 days. However, the
court shall retain jurisdiction throughout the
period for compliance to enforce its decision.
190
Upon the court's determination that the 60-day
period for compliance would place an undue
hardship on the city, county, or city and county,the court may extend the time period forcompliance by an additional 60 days.
(Amended by Stats. 1984, Ch. 1009.)Note: Stats. 1984, Ch. 1009, also reads:
Uncodified policy SEC. 44. It is the intent of the Legislaturethat the term "substantially complies," as used
in subdivision (b) of Section 65587, be given the
same interpretation as was given that term by the
court in Camp v. Board of Supervisors, 123 Cal.
App. 3d 334, 348.
Policy: 65587.1. (a) The Legislature finds and
Increasing housing declares that local policies and programs which
opportunities increase housing opportunities through a tax-
exempt revenue bond program or through a
requirement that the approval of a housing
related project be tied to the provision of
assistance for housing are consistent with the
intent of this article. The Legislature further
finds and declares that actions which have the
effect of impeding or halting such policies and
programs or the direct production of housing run
contrary to the goals of increased housing
opportunities and balanced commercial and
residential development embodied in this article.
(b) Notwithstanding any other provision of law,
neither a mortgage revenue bond program subjectto subdivision (b) of Section 52053.5 of the
Health and Safety Code nor a local approval, made
prior to Nay 1, 1983, of a housing related
project shall be invalidated due to the failure
or alleged failure of a city and county to comply
with this article, subdivision (c) of Section
65302 of the Government Code, or any regulations
or guidelines adopted pursuant thereto, or any
other provision of law requiring or claimed to
require consistency with the housing element of a
local general plan. For purposes of this
section, a "housing related project" means (a) a
residential project or (b) a nonresidential
project, the local approval of which was
conditioned upon the nonresidential developer
(1) developing or rehabilitating or causing to be
developed or rehabilitated housing units, or
(2) providing funds for the development or
rehabilitation of housing units, or (3) investing
in a mortgage revenue bond program subject to
subdivision (b) of Section 52053.5 of the Health
and Safety Code, under a formula or guidelines
adopted by the planning commission or local
governing body of the city and county. For
purposes of this section, "housing related
191
Periodic review and
revision
Deadlines for
completing housing
element revisions
project" shall not include a project, the
construction or development of which requires
either the demolition or conversion of low- or
moderate-rental residential units and the local
approval of which does not provide for the
replacement of such units and for the maintenance
in such units of rents affordable to low- and
moderate-income persons for a period of not less
than 20 years.
(Added by Stats. 1982, Ch. 312. Effective June
28, 1982.)
65588. (a) Each local government shall review
its housing element as frequently as appropriate
to evaluate all of the following:
(1) The appropriateness of the housing goals,
objectives, and policies in contributing to the
attainment of the state housing goal.
(2) The effectiveness of the housing element in
attainment of the community's housing goals and
objectives.
(3) The progress of the city, county, or city
and county in implementation of the housing
element.
(b) The housing element shall be revised as
appropriate, but not less than every five years,
to reflect the results of this periodic review.
In order to facilitate effective review by the
department of housing elements, local governments
following shall prepare and adopt the first two
revisions of their housing elements no later than
the dates specified in the following schedule,
notwithstanding the date of adoption of the
housing elements in existence on the effective
date of the act which amended this section during
the 1983-84 session of the Legislature.
(1) Local governments within the regional
jurisdiction of the Southern California
Association of Governments: July 1, 1984, for
the first revision and July 1, 1989, for the
second revision.
(2) Local governments within the regional
jurisdiction of the Association of Bay Area
Governments: January 1, 1985, for the first
revision, and July 1, 1990, for the second
revision.
(3) Local governments within the regional
jurisdiction of the San Diego Association of
Governments, the Council of Fresno County
Governments, the Kern County Council of
Governments, the Sacramento Council of
Governments, and the Association of Monterey Bay
Area Governments: July 1, 1985, for the first
revision, and July 1, 1991, for the second
revision.
'192
(4) All other local governments: January 1,
1986, for the first revision, and July 1, 1992,
for the second revision.
(5) Subsequent revisions shall be ocnpleted not
less often than at five-year intervals followingthe second revision.
(c) The review and revision of housing elements
required by this section shall take into account
any low- or moderate-income housing which has
been provided or required pursuant to Section
65590.
(d) The review pursuant to subdivision (c)
shall include, but need not be limited to, the
following:(1) The number of new housing units approved
for construction within the coastal zone after
January 1, 1982.
(2) The number of housing units for persons and
families of low or moderate income, as defined
in Section 50093 of the Health and Safety Code,
required to be provided in new housing
developments either within the coastal zone or
within three miles of the coastal zone
pursuant to Section 65590.
(3) The number of existing residential dwelling
units occupied by persons and families of low or
moderate income, as defined in Section 50093 of
the Health and Safety Code, that have been
authorized to be demolished or converted since
January 1, 1982, in the coastal zone.
(4) The number of residential dwelling units
for persons and families of low or moderate
income, as defined in Section 50093 of the Health
and Safety Code, that have been required for
replacement or authorized to be converted or
dsnolished as identified in paragraph (3). The
location of the replacement units, either onsite,
elsewhere within the locality's jurisdiction
within the coastal zone, or within three miles of
ths coastal zone within the locality's
jurisdiction, shall be designated in the review.
(Amended by Stats. 1984, Ch. 208. Effective
June 20, 1984.)
Legal effect 65589. (a) Nothing in this article shallrequire a city, county, or city and county to do
any of the following:
(1) Expend local revenues for the construction
of housing, housing subsidies, or land
acquisition.
(2) Disapprove any residential development
which is consistent with the general plan.
(b) Nothing in this article shall be construed
to be a grant of authority or a repeal of any
authority which may exist of a local government
Findings to reject
ovals
Action to challenge
validity of project
Affordable housing
to impose rent controls or restrictions on the
sale of real property.
(c) Nothing in this article shall be construed
to be a grant of authority or a repeal of any
authority which may exist of a local government
with respect to measures that may be undertaken
or required by a local government to be
undertaken to implement the housing element of
the local general plan.
(d) The provisions of this article shall be
construed consistent with, and in promotion of/
the statewide goal of a sufficient supply of
decent housing to meet the needs of all
Califomians.
(Added by Stats. 1980, Ch. 1143.)
65589.5. When a proposed housing development
project complies with the applicable general
plan, zoning, and development policies in effect
at the time that the housing development
project's application is determined to be
complete/ but the local agency proposes to
disapprove the project or to approve it upon the
condition that the project be developed at a
lower density, the local agency shall base its
decision regarding the proposed housing
development project upon written findings
supported by substantial evidence on the record
that both of the following conditions exist:
(a) The housing development project would have
a specific, adverse impact upon the public health
or safety unless the project is disapproved or
approved upon the condition that the project be
developed at a lower density.
(b) There is no feasible method to
satisfactorily mitigate or avoid the adverse
impact identified pursuant to subdivision (a),
other than the disapproval of the housing
development project or the approval of the
project upon the condition that it be developed
at a lower density.
(Added by Stats. 1982, Ch. 1438.)65589.6. In any action taken to challenge thevalidity of a decision by a city, county, or city
and county to disapprove a project or approve aproject upon the condition that it be developedat a lower density pursuant to Section 65589.5,the city, county, or city and county shall bearthe burden of proof that its decision hasconformed to all of the conditions specified in
Section 65589.5.
(Added by Stats. 1984, Ch. 1104.)
65589.8. A local government which adopts a
requirement in its housing element that a housing
development contain a fixed percentage of
194
affordable housing units, shall permit a
developer to satisfy all or a portion of that
requirement by constructing rental housing at
affordable monthly rents, as determined by thelocal government.
Nothing in this section shall be construed to
expand or contract the authority of a local
government to adopt an ordinance, charter
amendment, or policy requiring that any housing
development contain a fixed percentage of
affordable housing units.
(Added by Stats. 1983, Ch. 787.)
Article 10.7. Low- and Moderate-Income
Housing Within the Coastal
Zone
Requirements for 65590. (a) In addition to the requirements ofhousing Article 10.6 (commencing with Section 65580), the
provisions and requirements of this section shall
apply within the coastal zone as defined and
delineated in Division 20 (commencing with
Section 30000) of the Public Resources Code.
Each respective local government shall comply
with the requirements of this section in that
portion of its jurisdiction which is located
_ within the coastal zone.
Replacement •housing (b) The conversion or demolition of existing
** residential dwelling units occupied by persons
and families of low or moderate income, as
^ defined in Section 50093 of the Health and Safety
Coder •hall not be authorized unless provision
has been made for the replacement of those
^ dwelling units with units for persons and
families of low or moderate income. Replacement
— dwelling units shall be located within the same
city or county as the dwelling units proposed to
— be converted or demolished. The replacement
dwelling units shall be located on the site of
*" the converted or demolished structure or
elsewhere within the coastal sons if feasible,
or, if location on the site or elsewhere within
m the coastal zone is not feasible, they shall be
located within three miles of the coastal zone.
«• The replacement dwelling units shall be provided
and available for use within three years from the
*• date upon which work commenced on the conversion
or demolition of the residential dwelling unit.
""* In the event that an existing residential
dwelling unit is occupied by more than one person
or family, the provisions of this subdivision
shall apply if at least one such person or
195
affordable housing units, shall permit a
developer to satisfy all or a portion of that
requirement by constructing rental housing at
affordable monthly rents, as determined by the
local government.
Nothing in this section shall be construed to
expand or contract the authority of a local
government to adopt an ordinance, charter
amendment/ or policy requiring that any housing
development contain a fixed percentage of
affordable housing units.
(Added by Stats. 1983, Ch. 787.)
Article 10.7.
Requirements
housing
for
Replacement housing
Low- and Hoderate-Income
Housing Within the Coastal
Zone
65590. (a) In addition to the requirements of
Article 10.6 (ccntnencing with Section 65580), the
provisions and requirements of this section shall
apply within the coastal zone as defined and
delineated in Division 20 (commencing with
Section 30000) of the Public Resources Code.
Each respective local government shall comply
with the requirements of this section in that
portion of its jurisdiction which is located
within the coastal zone.(b) The conversion or demolition of existing
residential dwelling units occupied by persons
and families of low or moderate income, as
defined in Section 50093 of the Health and SafetyCode, shall not be authorized unless provisionhas been made for the replacement of thosedwelling units with units for persons andfamilies of low or moderate income. Replacement
dwelling units shall be located within the samecity or county as the dwelling units proposed tobe converted or demolished. The replacementdwelling units shall be located on the site ofthe converted or demolished structure or
elsewhere within the coastal zone if feasible,or, if location on the site or elsewhere within
the coastal zone is not feasible, they shall be
located within three miles of the coastal zone.
The replacement dwelling units shall be provided
and available for use within three years from the
date upon which work commenced on the conversion
or demolition of the residential dwelling unit.
In the event that an existing residential
dwelling unit is occupied by more than one person
or family, the provisions of this subdivision
shall apply if at least one such person or
196
Appendix E
HOUSING ELEMENT WORKSHEET
HOUSING ELEMENT REVIEW WORKSHEET
Locality_ Draft Adopted HCD Receipt Date.
Contact Person Phonetf Coastal Zone
•" Section numbers refer to the Government Code Article 10.6. Please provide the information referred to and the
w element page number(s) where the information is located. Additional information regarding each statutory requireiEnt
can be found in the HCD Housing Element Qjestions and Answers Paper on the page numbers following each requirement .
- I. Housing Needs (65583(a)) (QA-6)
^ Owner Renter Total Page*
A. Number of existing households and housing units (QA-7)
1. Households ____ ___ __ ___
** 2. Housing units ___ _____
** B. Lower income households overpaying (QA-6)
«P for housing
^ 1. Total number ___ __ __ __
2. % lower income _
C. List pages where special housing needs groups are
analyzed and provide the estimated number of
households: (QA-13)
1. Handicapped
2. Elderly
3. Large households
4. Farmworkers
5. Families with female head
6. Homeless
7. Other _
D. Number of overcrowded households (QA-7)
E. Number of housing units needing rehabilitation (QA-7)
F. Number of housing units needing replacement (QA-7)
^ G. Five-year projected new construction needs, including the locality's share of the regional
housing needs as determined by COG or HCD; specify the time frame of the projections
JM and enter the construction need figures in the table below. (QA-4)
fb Five-Year
Income Category New Construction Needs
** Very low (0-50% of median income)
*• Other Lower (50%-80%)
^ Moderate (80-120%)
, Above Moderate (over 120%)
Total Units
r* H. If the regional housing needs provided by the Council of Governments or HCD has been
*• revised, has the COG or HCD accepted the revision? (65584 (c))
List page(s) where the revision is justified. (QA-4)
I. Unless the employment and population trends are included in the regional housing needs
*"" figures provided by the COG or HCD, list the page(s) where these factors are analyzed.
-, 199
II. Land Inventory (Sections 65583,65583(a)) (QA-8)
Summarize in the table below the information on sites suitable for residential development within
the five year planning period of the element. List page(s) where this topic is discussed, including
the discussion of availability of services and facilities for the sites identified in the land inventory.
Page!
«
Zoning/permitted
housing type
Single family
Multiple-family
and rental
Mobilehomes, mfd.
housing, mobilehome
parks
Emergency shelter or
transitional housing
Sites with residential
redevelopment potential
(within time frame of
element)
Currently
non-residential
Other
TOTAL
Number of acres Density range
(units/acre)
Availability of services& facilities
(e.g. infrastructure)
•IDwelling unit
capacity m— 3
i\
!
j
i
J
1
i
200
I
I
III. Constraints on Housing (65583(a)(4) and (5)) m
List pages where the housing constraints listed below are discussed: Page #
A. Governmental Constraints (QA-10)
1. Land use controls (e.g. zoning, growth controls, open space requirements)
2. Codes and enforcement (e.g. any local amendments to UBC, degree or type of
enforcement) " -»
3. On/off-site improvements (e.g. curbing requirements, street widths, circulation improv) ^
4. Fees and exactions (permit fees & land dedication or other requirements imposed onv*^ ^developers; *»
5. Processing and permit procedures (e.g. processing times, approval procedures)
6. Other governmental constraints
B. Nongovernmental Constraints (QA-12) "*
1. Availability of financing *"*
2. Price of land —
3. Cost of construction ^
4. Other nongovernmental constraints
IV. Quantified Objectives (Section 65583(b))
List quantified objectives for the maximum number of housing units over the five year
time frame of the element to be: (QA-16) "*
A. Constructed —
B. Rehabilitated •»
C. Conserved
V. Other Topics
List pages where the following topics are discussed:
A. Efforts to achieve public participation of all economic segements of the community
in the development of the element (Section 65583(c)) (QA-33)
B. Analysis of opportunities for energy conservation in residential development
(Section 65583(a)(7)) (QA-15)
C. Description of means by which consistency will be achieved with other general
plan elements (Section 65583(c)) (QA-34)
D. Evaluation and revision of the previous element according to the criteria of Section
65588(a) and (b): (QA-1)
1. "Effectiveness of the element" (Section 65588(a)(2)): A review of the actual
result of the earlier element's goals, objectives, policies, and programs.
The results should be quantified where possible (e.g., rehabilitation results), but
may be qualitative where necessary (e.g., mitigation of governmental constraints).
2. "Progress in implementation" (Section 65588 (a)(3)): An analysis of the
significant differences between what was projected or planned in the earlier
element and what was achieved.
3. "Appropriateness of goals, objectives, and policies" (Section 65588 (a)(1)): A
description of how the goals, objectives, policies, and programs of the updated
element incorporate what has been learned from the results of the prior element.
E. For Coastal Zone localities, list the pages where the required information regarding
construction, demolitions and conversions within the costal zone is provided (Section
65588(C) and (d)). (QA-35)
201
f
tm VI. Housing Programs (65583(c)). Summarize programs in the element. (QA-18)
Program Purpose Program action(s)Agency
responsible Time frame Page#
Provide adequate sites
(655S3 (c)(J)
1. Insure total dwelling
capacity equal to new
construction need
(QA-22)
2. Provide sites suitable for a
variety of types of housing
for all income levels, including
rental housing and
manufactured housing
(QA-22)
Assist in the development of
adequate housing to meet the
needs of low and moderate
income households
(655S3(c)(2))
1. Utilize federal and state
financing and subsidies
2. Provide regulatory
concessions and incentives
(Qfc-26)
Address and, where appropriate
and legally possible, remove
governmental constraints
(655S3(c)(3))
1. Land use controls
2. Building codes
3. Site improvements
4. Fees and exactions
5. Processing and permit
procedures
(QA-28)
Conserve and improve the
condition of the existing
affordable housing stock
(65583(0(4))
(QA-30)
Program to promote equal
housing opportunity
(65583 (c) (5))
' (QA-32)
Other housing programs
202
Appendix F
PERFORMANCE REPORT TABLES
APPENDIX F
SANDAG's annual report of "Housing Needs Performance" (1980-1988), assesses the
region's performance in providing housing assistance to lower income households.
The report helps jurisdictions monitor the implementation of their housing elements
and Housing Assistance Plans (HAPS). The annual report, however, does not
measure the housing needs or performance for moderate and upper income
households (more than $27,600 for a family of four in 1988) nor the rehabilitation of
existing units for these households. Although these issues are important
components of the jurisdictions' housing elements, the annual report considers only
assistance that produces additional housing for lower income households.
The Summary Table compares for each jurisdiction the Housing Needs Performance
to the Housing Needs Statement. The comparisons are made for the years 1980 to
1985, and for 1986 and 1987. The total assisted housing needs units for 1980
through 1985 in each jurisdiction are shown as a total (column 1) and a percent
(column 2) of the assisted housing needs units provided for the region from 1980 to
1985. In addition, the Summary Table also identifies the Housing Needs Units
assisted in 1986 and 1987 (column 3) as well as the percent of the Region's Housing
Needs for 1986 and 1987 (column 4). Finally, comparisons are made between the
Housing Needs Performance with the percent recommended in the Regional Housing
Needs Statement (column 5).
205
Table F-l
Summary
Housing Needs Performance By Jurisdiction
San Diego Region
1980 - 1988
Jurisdiction
Carlsbad*
Chula Vista
Coronado*
Del Mar*
El Cajon
Encinitas*
Escondido
Imperial Beach*
La Mesa
Lemon Grove*
National City
Oceanside
Poway*
San Diego
San Marcos*
Santee*
Solana Beach*
Vista*
Unincorporated*
Urban County*
REGION TOTAL
Lower Income
Affordable
Housing
Provided
1980-1985
322
719
15
6
331
29
417
254
97
197
338
315
67
3,082
270
129
5
434
2,069
(3,797)
9,096
Percent of
Region Total
1980-1985
3.5
7.9
0.2
(0.06)
3.6
0.3
4.6
2.8
1.1
2.2
3.7
3.5
0.7
33.9
3.0
1.4
(0.05)
4.8
22.7
(41.7%)
100.0%
3 4
Lower Income
Affordable
Housing
Provided
1986 & 1987
Guaranteed +
20
134
12
2
147
5
121
11
65
19
69
87
32
1,139
22
48
2
29
485
(687)
2,449
Potential
0
244
0
0
0
0
407
0
20
0
0
400
0
1,748
0
0
32
0
297
(329)
3,148
= Total
20
378
12
2
147
5
528
11
85
19
69
487
32
2,887
22
48
34
29
782
(1,016)
5,597
Percent of
Region's Total
1986 & 1987
0.3
6.7
0.2
(0.03)
2.6
0.1
9.4
0.2
1.5
0.3
1.2
8.6
0.5
51.6
0.4
0.9
0.6
0.5
14.0
(18.0%)
100.0%
Percent of
Fair Share
in Region
1986 & 1987
3.4
4.5
0.9
0.3
3.3
2.2**
3.4
0.7
2.3
1.0
1.4
4.2
2.0
45.8
1.4
2.4
0.6**
1.7
18.9**
(33.4%)
100.0%
* Communities participating in the Urban County Community Development Block Grant Program; "Urban County" totals are
not included in "Region Total" to avoid double counting.
* The fair share needs and goals were adopted by SANDAG before the incorporation of the Cities of Encinitas and Solana
Beach. The figures for these cities were derived from the 1980 census and the SANDAG Regional Housing Needs
Statement. Fair share figures for Encinitas and Solana Beach have been subtracted from the adopted figures for the
M f^l;orfLJIedl^-. «aft P« £T* t^| 1S| «H «9 M I M
I 1 € I / I I I I \ I 1 I I I I I I I 1
Table F-2
Housing Needs Performance By Jurisdiction
San Diego Region
1980 - 1988
Carlsbad*
Chula Vista
Coronado*
Del Mar*
El Cajon
Encinitas*
Escondido
Imperial Beach*
La Mesa
Lemon Grove*
National City
Oceanside
Poway*
San Diego
San Marcos*
San tee*
Solana Beach*
Vista*
Unincorporated *
Urban County*
REGION TOTAL
* Communities
1
Housing
Needs
Provided
to 1980
240
936
258
0
974
0
867
124
488
70
1,878
562
60
17,995
104
472
0
214
555
(2,097)
25,797
oarticiDatinc
2
Housing
Needs
Provided
1980 to 1985
322
719
15
6
331
29
417
254
97
197
338
315
67
3,082
270
129
5
434
2,069
(3,797)
9,096
1 in the Urban C.c
3
Housing
Needs
Provided
in 1986
20
216
2
0
42
0
440
5
33
7
0
287
10
1,565
5
17
0
9
93
(168)
2,751
iimtv Commt
4
Housing
Needs
Provided
in 1987
0
162
10
2
105
5
88
6
52
12
69
200
22
1,322
17
31
34
20
689
(848)
2,846
mitv Develnn
5
Housing
Needs
Provided
1980 to 1988
342
1,097
27
8
478
34
945
265
182
216
407
802
99
5,969
292
177
39
463
2,851
(4,813)
14,693
impnt Blnrk firai
6
Total
Housing
Needs
Provided
1988
(1 + 5)
582
2,033
285
8
1,452
34
1,812
389
670
286
2,285
1,364
159
23,964
396
649
39
677
3,406
(6,910)
40,490
nt Program:
7
Total
Housing
Units
1988
25,379
47,696
9,021
2,641
34,222
20,504
38,942
9,496
23,632
8,475
15,219
45,418
13,130
415,248
11,220
17,905
6,273
22,929
125,876
(272,849)
893,226
"Urban Cou
8
Percent
Housing Needs
Provided
of Total
Housing Units
1988
2.3
4.3
3.2
0.3
4.2
0.2
4.7
4.1
2.8
3.4
15.0
3.0 .
1.2
5.8
3.5
3.6
0.6
3.0
2.7
(2.5%)
4.5%
jitv" totals are no
9
Percent
Housing Needs
Provided
of Region's
Housing Needs
1986 & 1987
0.3
6.7
0.2
(0.03)
2.6
0.1
9.4
0.2
1.5
0.3
1.2
8.6
0.5
51.6
0.4
0.9
0.6
0.5
14.0
(18.0%)
100.0%
t included in "Rei
10
Percent
Fair
Share in
Region
1986 & 1987
3.4
4.5
0.9
0.3
3.3
2.2 **
3.4
0.7
2.3
1.0
1.4
4.2
2.0
45.8
1.4
2.4
0.6 **
1.7
18.9 **
(33.4%)
100.0%
?ion Total" to
avoid double counting.
** The fair share needs and goals were adopted by SANDAG before the incorporation of theCities of Encinitas and Solana Beach. The figures for these cities
were derived from the 1980 Census and the SANDAG Regional Housing Needs Statement. Fair share figures for Encinitas and Solana Beach have been subtracted
from the adopted figures for the Unincorporated areas.
Table F-3
Housing Needs Performance By Jurisdiction
San Diego Region
1986 & 1987
C"Jo00
Jurisdiction
Carlsbad*
Chula Vista
Coronado*
Del Mar*
El Cajon
Encinitas*
Escondido
Imperial Beach*
La Mesa
Lemon Grove*
National City
Oceanside
Poway*
San Diego
San Marcos*
Santee*
Solana Beach*
Vista*
Unincorporated*
Urban County*
REGION TOTAL
Housing
Needs
Provided
1986 & 1987
20
378
12
2
147
5
528
11
85
19
69
487
32
2,887
22
48
34
29
782
(1,016)
5,597
Housing Needs
to Meet
Two-Year Goal
226
296
60
20
216
150
226
46
152
66
94
278
132
3,040
90
156
40
112
1,248
(1,172)
6,648
Housing Needs
to Meet
Five-Year Goal
567
740
150
50
542
368
565
114
379
163
235
693
330
7,601
225
391
98
280
3,122
(5,858)
16,613
4
Percent
Housing
Needs of
Region's Total
1986 & 1987
0.3
6.7
0.2
(0.03)
2.6
0.1
9.4
0.2
1.5
0.3
1.2
8.6
0.5
51.6
0.4
0.9
0.6
0.5
14.0
(18.0%)
100.0%
Percent
Fair Share
in Region
1986 & 1987
3.4
4.5
0.9
0.3
3.3
2.2**
3.4
0.7
2.3
1.0
1.4
4.2
2.0
45.8
1.4
2.4
0.6**
1.7
18.9 **
(33.4%)
100.0%
* Communities participating in the Urban County Community Development Block Grant Program; "Urban County" totals are
not included in "Region Total" to avoid double counting.
** The fair share needs and goals were adopted by SANDAG before the incorporation of theCities of Encinitas and Solana
Beach. The figures for these cities were derived from the 1980 Census and the SANDAG Regional Housing .Needs Statement.
Fair share figures for Encinitas and Solana Beach have been subtracted from the adopted figures for the Unincorporated areas.
mm mm tm i a mm
Table F-4
Housing Needs Performance By Jurisdiction
(Household Type: Elderly/Family)
San Diego Region
1980 - 1988
Carlsbad*
Chula Vista
Coronado*
Del Mar*
El Cajon
Encinitas*
Escondido
Imperial Beach*
La Mesa
Lemon Grove*
National City
Oceanside
Poway*
San Diego
San Marcos*
Santee*
Solana Beach*
Vista*
Unincorporated*
Urban County*
REGION TOTAL
1
Housing
Needs
Provided
For
Elderly
186
559
8
4
165
13
811
113
60
122
216
152
19
1,036
63
42
32
145
963
(1,710)
4,709
2
Housing
Needs
Provided
For
Families
156
538
19
4
313
21
134
152
122
94
191
650
80
4,933
229
135
7
318
1,888
(3,103)
9,984
3
Total
1980 - 1988
342
1,097
27
8
478
34
945
265
182
216
407
802
99
5,969
292
177
39
463
2,851
(4,813)
14,693
4
Ratio
Elderly/
Family
54/46
51/49
30/70
50/50
35/65
38/62
86/14
43/57
33/67
56/44
53/47
19/81
29/81
17/83
22/78
24/76
82/18
31/69
34/66
(36/64)
32/68
5
Elderly/
Family Needs
(1985 HAPs)
17/83
26/74
32/68
13/87
22/78
4/96
30/70
9/91
28/72
17/83
11/89
21/79
17/83
23/77
24/76
17/83
5/95
26/74
19/81
(17/83)
18/82
Communities participating in the Urban County Community Development Block Grant
Program; "Urban County" totals are not included in "Region Total" to avoid double
counting.
209
Table F-5
Housing Needs Performance By Jurisdiction
Assisted by Local Programs*
San Diego Region
1980 - 1988
Carlsbad*
Chula Vista
Coronado*
Del Mar*
El Cajon
Encinitas*
Escondido
Imperial Beach*
La Mesa
Lemon Grove*
National City
Oceanside
Poway*
San Diego
San Marcos*
Santee*
Solana Beach*
Vista*
Unincorporated*
Urban County*
REGION TOTAL
Housing
Needs
Provided
To 1980
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Housing
Needs
Provided
1980 - 1985
137
313
0
0
0
12
275
43
20
34
0
51
0
694
188
0
0
335
1,028
(1,777)
3,130
Housing
Needs
Provided
1986 & 1987
0
244
0
0
0
0
407
0
20
0
0
400
0
1,820
0
0
32
0
297
(329)
3,220
4
Housing
Needs
Provided
Total
1980 - 1988
137
557
0
0
0
12
682
43
40
34
0
451
0
2,514
188
0
32
335
1,325
(2,106)
6,350
iii
*Communities participating in the Urban County Community Development Block Grant
Program; "Urban County" totals are not included in "Region Total" to avoid double count-
ing.
210
I
Table F-6
Housing Needs Performance
Guaranteed
San Diego Region
1980 through 1986 & 1987
1980 through 1986 1987
Jurisdiction
Carlsbad*
Chula Vista
Coronado*
Del Mar*
El Cajon
Encinitas*
Escondido
Imperial Beach*
La Mesa
Lemon Grove*
National City
Oceanside
Poway*
San Diego
San Marcos*
Santee*
Solana Beach*
Vista*
Unincorporated*
Urban County*
REGION TOTAL
Housing
Needs
Guaranteed
236
430
17
6
373
17
175
216
90
170
338
321
77
3,032
87
146
5
108
1,133
(2,218)
6,977
Total
Housing
Needs
Provided
342
935
17
6
373
29
857
259
130
204
338
602
77
4,647
275
146
5
443
2,162
(3,965)
11,847
Percent
Guaranteed
69.0
46.1
100.0
100.0
100.0
58.6
20.4
83.4
69.2
83.3
100.0
53.3
100.0
65.2
31.6
100.0
100.0
24.4
52.4
(55.9%)
58.9%
Housing
Needs
Guaranteed
0
99
10
2
105
5
88
6
52
12
69
30
22
495
17
31
2
20
393
(520)
1,458
Total
Housing
Needs
Provided
0
162
10
2
105
5
88
6
52
12
69
200
22
1,322
17
31
34
20
689
(848)
2,846
Percent
Guaranteed
N/A
61.1
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
100.0
15.0
100.0
37.4
100.0
100.0
5.9
100.0
57.0
(61.3%)
51.4%
Communities participating in the Urban County Community Development Block Grant
Program; "Urban County" totals are not included in "Region Total" to avoid double counting.
Guaranteed: Housing Assistance for households that is guaranteed to be affordable (no
more than 30% of thier income) to a lower income household regardless of their income (as
opposed to housing that potentially could be affordable (e.g. based on rents) but does not
guarantee that the household will spend no more than 30% of its income on housing).
211
HI
Table F-7
Housing Needs Performance By Jurisdiction
Section 8. Leases (Urban County)*
San Diego Region
1988
Elderly Family Total ^
Chula Vista 54 165 219 "'
Coronado 6 18 24
Del Mar 1 2 3 (ft
ElCajon 53 142 195 •
Encinitas 156
Escondido 42 122 164 m
Imperial Beach 6 24 30 1
La Mesa 28 75 103 *
Lemon Grove 10 23 33 _
Oceanside 000 if
Poway 10 37 47 P
San Marcos 10 28 38
Santee 16 55 71 "|
Solana Beach 022 J
Vista 15 46 61 ^
Unincorporated 130 393 523 *«
382 1,137 1,519 j
"•Leased as of 1/1/88. f
NOTE: Totals include remaining balance of previously reported allocations
for two 1985 vouchers and one 1983 Moderate Rehabilitation J|
contracts. Data provided by the Office of Housing and Urban jj
Development (HUD), Los Angeles.
3
212
3
Appendix G
FACILITY IMPACT FEES
Table G-l
Facility Impact Fees by Community
Regional Housing Needs Statement
City of San Diego
1988
Urbanized Areas
Barrio Logan
Centre City
Clairemont Mesa
Golden Hill
La Jolla
La Jolla Shores
Linda Vista
Mid City
Midway
Mission Beach
Mission Valley
Navajo
North Park
Ocean Beach
Old San Diego
Otay Mesa-Nestor
Pacific Beach
Pacific Highway
Peninsula
San Ysidro
Scripps Miramar
Serra Mesa
Skyline Paradise
State University
Southeast San Diego
TJ River Valley
Torrey Pines
S. University City
Uptown
Jper ADT
ZPer 1,000 Sq. Ft.
Residential
(per unit)
920
400
1,050
1,820
1,230
1,245
1,145
1,880
1,760
1,590
2,307
1,320
1,920
1,480
1,110
980
2,270
180
2,510
1,875
3,326
950
970
970
2,430
2,240
1,910
290
800
Commercial
Industrial
Traffic1 Fire'
51
66
23
86
118
58
126
83
73
148
143
94
46
113
148
91
129
25
138
112
145
27
77
77
194
163
184
41
49
$ 0
0
5
55
55
0
20
5
0
0
65
5
40
0
30
20
40
0
25
0
63
30
30
30
25
0
0
0
0
Source: Construction Industry Federation - 1988 Regional Development Fee Survey
215
Table G-l (Contd)
Facility Impact Fees by Community
Regional Housing Needs Statement
City of San Diego
1988
Urbanizing Areas
Carmel Mountain
Fairbanks
Mira Mesa
N. Mira mar Ranch
N. City West North
N. City West South
N. City West JPA
N. University City
Otay Mesa
Penasquitos
Rancho Bernardo
Sabre Springs
Scripps - Miramar
Sorrento Hills
Tierrasanta
Via de la Valle
Residential
(Per SFD)
$ 259
7,224
8,175
n/a
7,630
7,630
8,710
5,668
2,975
7,900
854
3,380
2,450
5,855
2,672
1,408
Commercial
(Per Acre)
$ 0
22,382
40,771
0
31,853
31,853
0
228/ADT
48,602
47,400
1,077
10,299
48,371
38,542
14,361
0
Industrial
(Per Acre)
$ 0
0
8,000-16,690
13,944
29,576
29,576
0
228/ADT
12,369
0
308
6,505
29,159
30,355
0
0
School Fees
In 1987, state law established maximum limits for school impact fees. Fee ceilings
applicable through 1989 are:
Residential: districts may charge up to $1.56 per square foot of habitable
space. Carports, garages, overhangs, patios, walkways, accessory structures
and similar areas are exempt.
Senior housing, commercial and industrial: up to $ .26 per square foot. The
fee authority provides that districts must first make a specific finding of
impact and relate that to the fees assessed.
Key
Pbd: Provided by district
ADT: Average Daily Trip
EDU: Equivalent Dwelling Unit
MFD: Multiple-Family Dwelling
SFD: Single-Family Dwelling
Source: Construction Industry Federation - 1988 Regional Development Fee Survey
216
m
Appendix H
HOMELESS FUNDING SOURCES
Table H-l
Funding Sources
Regional Housing Needs Statement
San Diego Region
1989
Services to the Homeless
Department of Social Services
San Diego Region
Program
AFDC Homeless Assistance Program
m San Diego City
Other Countym
General Relief
m San Diego City
m Other County
MB Food Stamps
Non-Assistancem
County Outstation Staff
•i Contractor Outstationing Services
m Emergency Shelters (3)
HE
*• Emergency Shelter Expansion
Armories (East County/North County)
** Juvenile Residential Programs (5)
t*~*
Services to the Economically
*" Disadvantaged Contractors (CAP)
Food Need
v
Food Bank (North County)
m Project Home Base
Interfaith Shelter Network
Cost of Volunteer Hours
Dollar Amount
(Annual)
$6,483,600
(2,982,456)
(3,501,144)
2,500,000
(2,075,000)
(425,000)
1,298,481
50,592
29,089
393,572
20,845
20,000
581,336
177,000
2,280
24,000
50,000
30,000
109,352
Ocean Beach Case Management 20,000
SUBTOTAL $11,790,147
Source: Homelessness - County of San Diego Report
219
Number of Homeless Served
1,400 clients monthly
647 monthly
753 monthly
1,090 clients monthly
906 monthly
184 monthly
460 cases monthly
500 Preapplications (monthly)
1,259 clients
22,698 bednights/48 beds/
3,000 clients
1,155 bednights/7 beds/
234 clients
1,000 bednights
5,800 bednights to
1,182 clients
4,500 clients
5 agencies serving 373 clients
9,101 clients
1,450 contacts to
285 clients
6,800 bednights;
264 clients
520 clients
Table H-2
Homeless Assistance Programs
Sponsored or Co-Sponsored by
the City of San Diego
1989
Project Title:
Funding Level:
Description:
Project Title:
Description:
Community Shelter Project
$60,000 (City, County, San Diego Housing Commission)
A joint effort of the City, County, and the San Diego Housing
Commission. This project is designed to enlist churches,
synagogues, and community organizations to participate in
sheltering homeless individuals during the cold/winter season.
Each host facility provides shelter to 12-14 homeless individuals
for a two-week period. The project staff provides technical
assistance, the coordination of dates when the sites are to be
open, and makes community presentations about the program.
Emergency Response Plan for the Homeless
On August 10, 1987, the City Council adopted Council Policy
000-50 entitled, "Emergency Response Plan for the Homeless".
The policy is designed to prevent the loss of life during periods of
extreme cold weather. This policy calls for the opening of a
public facility to augment existing shelter providers when
temperatures are forecast to reach life-threatening cold ranges.
Project Title:
Funding Level:
Emergency Shelter Program
$65,000 (2-year period - Emergency Shelter Grant Funds, San
Diego Housing Commission)
Description: The project, operated by Episcopal Community Services, is
designed to assist homeless individuals by making a minimum of 9
double occupancy rooms available per month at their leased
downtown facility. The period of residency is limited to 30
days. In addition to physical shelter, support services, such as job
search/assistance, showers, clothing, and identification
assistance, are an integral part of the program.
220
Project Title:
Funding Levels:
Description:
Employment Assistance Program for the Downtown Homeless
$220,749 (City and PIC/RETC)
A joint effort of the City and the Private Industry Council/
Regional Employment Training Consortium (PIC/RETC) to
provide employment services to the homeless through Episcopal
Community Services. The program has three (3) components,
identified as Tract I - Casual/Temporary Labor; Tract II - Pre-
Employment Training; and Tract III - On-the-Job Training.
Appropriate supportive services (mail and message services,
transportation, identification assistance, shelter and clothing) are
provided within each Tract.
Project Title:
Funding Level:
Description:
Federal Emergency Management Agency (FEMA)
$1,000,000
A Federal grant program which provides emergency assistance in
the form of food and shelter. Funds are distributed to
community agencies for approved shelter and food programs for
the homeless.
Project Title:
Funding Level:
Homeless Shelter Facilities Program
$294,000 (2-year period beginning January 1, 1989 - Emergency
Shelter Grant Funds, San Diego Housing Commission)
Description: St. Vincent de Paul will renovate a warehouse attached to their
existing shelter facility that will add a minimum of 75 new beds
to their sheltering capacity. It is anticipated that the renovation
work will be completed in time to accept residents in early
1989. The agency will offer supportive services to include:
employment services; medical screening; referral resource
counseling; financial planning; independent living skills
counseling; clothing and hygiene services.
221
Project Title:
Funding Level:
Description:
Project Title:
Funding Level:
Description:
Project Title:
Funding Level:
Description:
Project Title:
Funding Level:
Description:
Housing Assistance
$22,735 (City)
A portion of this contract with the Community Service Center
for the Disabled assists disabled clients (including clients who are
disabled and homeless), in locating affordable and accessible
housing through its Housing Assistance component.
Info Line
$328,715 (City, County, United Way)
A joint effort of the City, County, and United Way. The City's
portion of the contract maintains a telephone helpline service
which is operational 5 days a week, Monday through Friday,
between the hours of 5:00 p.m. and 11:00 p.m., and on weekends
and holidays between the hours of 10:00 a.m. and 11:00 p.m. The
helpline provides lodging information as well as referrals to other
agencies for emergency medical, food, or transportation services.
Legal Aid Society
$300,590 (City)
This project provides legal services in civil and criminal matters
to persons who cannot afford legal services.
(Neighborhood House Association) Food Bank
$75,000 (City)
This project assists agencies in providing food to low income
clients.
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Project Title:
Funding Level:
Description:
San Diego Housing Commission
$463,412
The Housing Commission provides funding for several homeless
projects, including the St. Vincent de Paul Warehouse/Shelter
Conversion Project, Episcopal Community Services Transitional
Housing Project, and the YWCA Transitional Housing Project.
Project Title:
Funding Level:
Description:
Staff Assistance Project
$100,000 (City, County, United Way)
A joint effort of the City, County, and United Way. The project's
goal is to provide assistance to the Regional Task Force on the
Homeless so as to aid them in their endeavor to expand the
number of emergency night shelter facilites available in the San
Diego area. In addition, the project is charged with the task of
planning and coordinating the delivery of services designed to
assist the homeless population in San Diego County.
Source: City of San Diego - Community Services
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ADDITIONAL HOMELESS INFORMATION; |i
The San Diego Coalition for the Homeless has recently obtained two vacant I
parcels of federal property to construct temporary housing for homeless II
families. The advocacy group received a 20-year lease under the Stuart B.
McKinney Homeless Assistance Act, which will allow the construction of two *j
multi-story transitional shelters for homeless families. The shelters will j
each contain 22 living units, housing two to four family members each. The
shelters are expected to be completed by Fall 1991 and will be located on _
Aero Road near Murphy Canyon and Stone Canyon Roads. In addition to j
providing shelter, the program will include medical care and counseling, and *"
will establish a fund to aid the homeless in acquiring first and last month's
rent for more permanent housing. H
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