Item 14 - Draft Housing Element - Attachment ACITY OF POWAY
Villa de Vida
HOUSING ELEMENT
2020 - 2029
April 2021
Adopted ___________ Resolution No. _____________
Table of Contents
Page
CHAPTER 1: INTRODUCTION ............................................................................... 1-1
A. Purpose and Content of Housing Element .............................. 1-1
B. Community Context................................................................. 1-2
C. State Requirements ................................................................ 1-5
D. Housing Element Components ............................................. 1-11
E. Relationship to Other General Plan Elements ....................... 1-18
F. Data Sources and Methodology ............................................ 1-18
G. Summary of Findings and Programs ..................................... 1-19
H. Public Participation................................................................ 1-19
CHAPTER 2: COMMUNITY PROFILE .................................................................... 2-1
A. Population and Housing Characteristics ................................. 2-1
B. Housing Characteristics ........................................................ 2-13
C. Employment Trends .............................................................. 2-26
D. Housing Needs ..................................................................... 2-31
E. Affordable Housing Inventory ................................................ 2-43
F. Affirmatively Furthering Fair Housing………………………….2-44
CHAPTER 3: CONSTRAINTS ................................................................................. 3-1
A. Governmental Constraints ...................................................... 3-1
B. Environment, Infrastructure and
Public Service Constraints .................................................... 3-38
C. Market Constraints ................................................................ 3-41
CHAPTER 4: HOUSING RESOURCES .................................................................. 4-1
A. Regional Housing Needs Assessment .................................... 4-1
B. Available Sites for Housing ..................................................... 4-2
C. Financial Resources .............................................................. 4-29
D. Administrative Resources ..................................................... 4-30
E. Opportunities for Energy Conservation ................................. 4-31
CHAPTER 5: PROGRAM EVALUATION/ACCOMPLISHMENTS .......................... 5-1
CHAPTER 6: HOUSING PLAN ............................................................................... 6-1
A. Fiscal Caveat .......................................................................... 6-1
B. Goals and Policies .................................................................. 6-2
C. Housing Programs .................................................................. 6-9
D. Quantified Objectives ............................................................ 6-32
Appendix A: Additional Above-Moderate Sites .................................................. A-1
City of Poway
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A.Purpose and Content of Housing Element
The California State Legislature enacted legislation to assure the attainment of the State housing
goal by requiring that counties and cities prepare and implement housing elements. The Housing
Element Update (2020-2029) for the City of Poway is a required component of the City’s General
Plan and covers the time period from June 30, 2020 to April 15, 2029. The Housing Element
Update is designed to provide the City with a coordinated and comprehensive strategy for
promoting the production of safe, decent and affordable housing within the community. This
document presents a plan to achieve the City’s housing goal while meeting the requirements of
the State of California (Article 10.6 of the Government Code) and includes:
•Analysis of the previous Housing Element (2010-2020) and current housing factors
(physical, fiscal, regulatory);
•Identification of constraints to achieving the housing goal; and
•Proposed modifications and refinements to the objectives, policies and programs identified
in the previous Housing Element.
A priority of both State and local governments, Government Code Section 65580 states the intent
of creating housing elements is as follows:
a.The availability of housing is of vital statewide importance, and the early
attainment of decent housing and a suitable living environment for every
Californian is a priority of the highest order.
b.The early attainment of housing goals requires the cooperative participation
of government and the private sector in an effort to expand housing
opportunities and accommodate 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.
f.Designating and maintaining a supply of land and adequate sites suitable, feasible,
and available for the development of housing sufficient to meet the locality’s housing
need for all income levels is essential to achieving the state’s housing goals and the
purposes of this article.
According to state law, the Housing Element has two main purposes:
a.To provide an assessment of both current and future housing needs and
constraints in meeting these needs; and
b.To provide a strategy that establishes housing goals, policies and programs.
State law requires that all cities adopt a Housing Element and describe in detail the necessary
contents of the housing element. This Housing Element Update responds to those requirements,
and responds to the special characteristics of Poway’s housing environment. This Housing
City of Poway
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Element Update incorporates the most current data and information readily available at the time
of writing. It also includes an evaluation of the previous Housing Element (2010-2020) adopted
in 2013, an assessment of the current and potential housing actions, and an assessment of
resources of the private sector and all levels of the public sector.
The City of Poway Housing Element update is includes an over eight-year plan for the 2020-2029
housing cycle that includes all 19 jurisdictions in the San Diego region. The Housing Element
Update serves as an integrated part of the General Plan, but is updated more frequently, as
required by State law, to ensure its relevancy and accuracy. The Housing Element identifies
strategies and programs that focus on:
• Matching housing supply with need;
• Maximizing housing choices throughout the community;
• Assisting in the provision of affordable housing;
• Removing governmental and other constraints to housing investment; and
• Promoting fair and equal housing opportunities.
The Housing Element Update consists of the following Chapters:
• Chapter 1 - Introduction: Provides a brief overview of the purpose and background for
the Housing Element Update.
• Chapter 2 – Community Profile: A profile and analysis of the City's demographics,
housing characteristics, and existing and future housing needs, including socio-economic
characteristics of the City in comparison to the region.
• Chapter 3 – Constraints: An analysis of constraints to housing production and retention,
including various market, governmental and environmental limitations to meeting Poway's
identified housing needs, including constraints to the provision of fair and equitable
housing choices.
• Chapter 4 – Housing Resources: An overview of resources available to accommodate
and provide housing for all income levels to promote fair housing and social equity,
including land available for new construction and financial and administrative resources
available for housing in Poway.
• Chapter 5 – Program Accomplishments: An assessment of past accomplishments and
an evaluation of programs that should be continued, modified or added.
• Chapter 6 – Housing Plan: Outlines the City’s overall housing goals, objectives, policies,
and programs over the housing cycle (2020-2029), and addresses the City's identified
housing needs and the requirement to comply with State law.
B. Community Context
The City of Poway incorporated in December 1980 as a full-service, general law City and operates
under the Council/Manager form of government. Poway, with a population of approximately
49,842 (2014-2018 ACS 5-Year Data Profiles) residents, is a unique community in San Diego
County. Located in northeast San Diego County, Poway is known as “The City in the Country”
and prides itself on the fact that over half of the City’s 39.4 square-mile area is preserved as
dedicated open space. The community offers a diverse range of housing options, an outstanding
school district, a thriving business park with over 19,000 jobs, a broad range of dining and
shopping opportunities, beautiful parks, over 82 miles of trails, and over 50 community events
each year for all to enjoy. Figure 1-1 depicts a Vicinity Map of Poway.
City of Poway
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Within the City limits are approximately 16,465 (2014-2018 ACS 5-Year Data Profiles) housing
units. The City’s vacancy rate is approximately 4.2 percent, or 699 units. There is a broad
continuum of housing options available, ranging from higher density multi-family apartments with
access to essential services to single-family homes on large rural parcels. Single-family dwellings
make up 78.6 percent of the City’s housing units, however, recent trends show the majority of
new development to be multi-family dwelling units and accessory dwelling units (ADUs).
The City of Poway faces important challenges in its planning for sufficient housing, obtaining
resources for affordable housing, and implementing housing programs for City residents. Rising
housing costs, expanding employment opportunities, limited funding resources, and changing
demographics require that the City develop an approach and strategy to producing housing that
matches the needs of existing and future residents of the community.
Since the 1990’s, Poway has experienced substantial changes in demographics and employment.
One especially significant change is the decline in the number of younger households and families
with children. In 2013, family households with children accounted for 38.5 percent of total
households, whereas nonfamily households accounted for 20.4 percent of total households. In
2018, on the other hand, family households with children accounted for 36.4 percent of total
households, whereas nonfamily households accounted for 18.2 percent of total households (ACS
Supplemental Tables). While new employment opportunities have been created in Poway in
recent years with the continued development of the Poway Business Park and other retail and
services for local residents, many of the jobs pay wages that are equivalent to low- and moderate-
incomes.
Another challenge the City is facing is the rising cost of housing in relation to San Diego County
incomes. This combination has led to increasing rates of overcrowding among lower-income
renters and overpayment among both renters and homeowners. Relieving the City’s challenge
in planning for adequate housing is that the primary growth in housing over the past decade has
been multi-family homes, which includes ADUs that are generally unaffordable to many
households in San Diego County. During the same period, the construction of single-family
housing was a fraction (38 percent) of overall housing construction , although the City has made
significant progress in encouraging the development of affordable housing through the City’s
former Redevelopment Agency. Since 1983, the City, the former Poway Redevelopment Agency,
and Poway Housing Authority have developed or facilitated the rehabilitation of 799 affordable
housing units in the community, 225 of which, were built within the previous Housing Element
cycle (2010-2020). and assisted nearly 150 other low- and moderate-income households through
various affordable housing programs.
City of Poway
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Figure 1-1
City of Poway and Vicinity
City of Poway
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California’s housing market peaked in the summer of 2005 when a dramatic increase in the State’s
housing supply was coupled with low interest rates. The period between 2006 and 2010,
however, reflects a time of significant change as the lending market collapsed and home prices
saw significant decreases, resulting in the 2008 economic recession. Since the recession, the
median sale prices has increased dramatically throughout the State. With the adoption of the
Poway Road Specific Plan (PRSP) in 2017, housing production in Poway in the last few years
has been given new life and the needs for affordable housing in accordance with the Regional
Housing Needs Assessment (RHNA) are on pace to be met for this cycle. The PRSP allows for
the development of 1,148 housing units. Of which 406 housing units are entitled for development,
and, in most cases, construction has commenced (Poway Commons, Outpost, and Fairfield
developments). In 2020, the Farm in Poway was approved by the City Council and subsequently
by the voters in Poway allowing for a mixed-use “agrihood” with 160 housing units including single-
family residences and twinhomes with multigenerational ADUs and various community facilities
and amenities.
The San Diego Association of Governments (SANDAG) developed the RHNA Plan for the San
Diego region utilizing an estimated housing stock projection for the region that was accepted by
the State’s Housing and Community Development Department (HCD). The RHNA Plan covers
an over eight-year projection cycle (June 30, 2020, through April 15, 2029). In consultation with
the community stakeholders, the County, and the cities within the region, SANDAG assigned a
housing production goal to each jurisdiction in the region. The SANDAG RHNA Plan covers the
planning cycle from June 30, 2020 to April 15, 2029. As a result of the RHNA allocation, Poway
must accommodate 1,319 additional housing units during this housing element cycle, of which 45
percent should be affordable to households earning low- and very-low income households
(generally 80 percent or less of the San Diego County median income) and 18 percent affordable
to moderate-income households (generally earning between 80 and 120 percent of the area
median income).
The 2020-2029 Housing Element Update, also known as the 2021 Housing Element Update,
addresses these issues by identifying affordable housing sites in a revised Residential Sites
Inventory (Chapter 4) and implementing housing goals and objectives through a comprehensive
housing strategy, including goals for furthering social equity and fair housing. The creation of a
suitable and effective housing strategy is a complex process, but one defined by the needs of
those living and working within the community. This requires an approach that can produce an
equally diverse range of housing choices, including single-family homes, townhomes,
condominiums, apartments, ADUs, housing for special needs groups, and many others.
C. State Requirements
The California Legislature has identified the attainment of a decent home and suitable living
environment for every resident as the State’s major housing goal. Recognizing the important role
of local planning programs in pursuing this goal, the Legislature has mandated that all cities and
counties prepare housing elements as part of their comprehensive general plans. Section
65302(c) of the Government Code (GC) sets forth the specific components to be contained in a
community’s housing element.
State law requires housing elements to be updated every four to eight years to reflect a
community’s changing housing needs. State law allowed eleven years for the last cycle. Poway’s
Housing Element was last updated in 2013 for the 2010-2020 planning cycle. A critical measure
City of Poway
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of compliance with State Housing Element law is the ability of a jurisdiction to accommodate its
share of the regional housing as determined by a regional housing needs plan.
The 2021 Housing Element Update was prepared to comply with State law and guidelines for the
6th housing element cycle) and all other Federal, State and local requirements, as necessary to
demonstrate compliance with State law and gain State certification. Multiple changes to California
Housing Element law have become effective since processing of the City’s 5th Cycle Housing
Element. Table 1-1 below is a list of amendments to State law since the adoption of the previous
housing element, with a brief analysis and recommendations:
Table 1-1
State Law Amendments Summary
STATE REQUIREMENT ANALYSIS/RESPONSE
GC Section 54220 – 54233 (AB 2135 Statute
of 2014 – Local Agency Surplus Land and
Affordable Housing): Prioritizes use of
surplus property sites to increase the supply
of housing affordable to lower income
households. Requires that the qualified entity
proposing purchase or lease of the surplus
land for affordable housing to agree to
make available to lower income households a
minimum of 25 percent of the total units at an
affordable housing cost for a period of at
least 55 years. Requires any surplus property
developed with 10 or more residential units to
include at least 15 percent of the units as
housing affordable to lower income
households.
The City does not have surplus land sites,
but future land to be disposed will be
declared either “surplus land” or “exempt
surplus land” before any action to dispose
of it occurs. Future surplus land will
comply with AB 2135.
GC Sections 54220, 54221, 54222, 54222.3,
54223, 54225, 54226, 54227, 54230,
54230.5, 54230.6, 54233, 54233.5, 54234,
65583.2, 65400.1, and 65585.1 (AB 1255
and AB 1486 Statutes of 2019 - Surplus
Land Inventory): Requires jurisdictions to
inventory and report surplus and excess
local public lands to a statewide inventory
with other notification requirements including
reporting on the Housing Element Annual
Progress Report (APR) form. Seeks to
identify and prioritize State and local surplus
lands available for housing development
affordable to lower-income households.
The City does not have surplus land sites, but
future land to be disposed will be declared
either “surplus land” or “exempt surplus land”
before any action to dispose of it occurs. The
City will report on future surplus lands
annually through the APR with required
notifications.
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GC Section 65863 (SB 166 Statute of 2017 –
No Net Loss): Requires sufficient adequate
sites to be available at all times to meet a
jurisdiction’s remaining unmet housing needs
for each income category throughout the
planning period. Requires a jurisdiction to
identify additional low-income housing sites in
their housing element when market-rate
housing is developed on a site currently
identified for low-income housing.
The “No Net Loss” analysis began as a part
of the City’s 2019 APR and all sites have
been identified to accommodate any shortfall
from sites listed in the Affordable Sites
Inventory for the 2013 Housing Element.
Sites were chosen from the PRSP Town
Center and/or Mixed Use Zoning Districts.
For the 2021 Housing Element, the
Affordable Sites Inventory identifies all sites
to adequately meet the RHNA for very-low,
low, and moderate income household
categories and the new list will be updated
annually also with new sites as applicable to
accommodate any shortfall from development
or other constraints and appropriate findings
will be written as a part of the approval of any
applicable development including
identification of new sites to meet any
shortfall or within 180 days of approval.
GC Section 65650 (AB 1505 Statute of 2017
– Rental Inclusionary Housing): Authorizes
the legislative body of any jurisdiction to
adopt an inclusionary housing ordinance that
includes residential rental units affordable to
lower and moderate income households and
allows the State to require evidence that the
ordinance does not unduly constrain the
production of housing by submitting an
economic feasibility study that meets
specified standards.
The City’s inclusionary requirements meet
State requirements and a feasibility study
may be provided to the State upon request.
GC Section 65585 (AB 72 Statute of 2017 –
Enforce Housing Element Law Constraints
Analysis): Authorizes HCD to find a
jurisdiction out of compliance with State
housing law at any time (instead of the
current 8 year time period), and refer any
violations of state housing law to the
Attorney General if it determines the
jurisdiction’s action is inconsistent with the
locality’s adopted housing element after 30
day notice.
Acknowledged.
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GC Sections 65580, 65583, and 65583.2
(AB 1397 Statute of 2017 - Adequate
Housing Element Sites): Changes how a
jurisdiction establishes its housing element
site inventory including:
• Requires cities to demonstrate
realistic capacity for their share of
regional housing needs,
• Requires stronger justification when
non-vacant sites are used to meet
housing needs, and
Requires parcels to have sufficient
water, sewer, and dry utilities or part
of a mandatory program to provide
such utilities.
The Affordable Sites Inventory includes a site
specific justification demonstrating realistic
capacity for each site.
GC Sections 65400, 65582.1, and 65913.4
(SB 35 Statute of 2017 – Streamline
Approval Process): At the request of the
developer, provides a ministerial approval
for multi-family housing projects where 10
percent of the units are affordable to low-
income households provided objective
standards by the City are met with other
stipulations and allowances.
The City has not received a SB 35 streamline
request, but is prepared to process
expeditiously, if received. A program is
added to establish written procedures for
compliance with SB 35.
GC Sections 65833, 65852.2, 65852.22,
65852.36 (AB 68, AB 587, AB 671, AB 881,
and SB 13 Statutes of 2019 - Accessory
Dwelling Units) Further incentivizes the
development of ADUs, through allowing
additional ADUs and a junior ADU and
requiring ministerial review, reduced
setback requirements, increased allowable
square footage, reduced parking
requirements, and reduced fees.
The City has amended its regulations and
procedures to comply making it easier and
less expensive to build ADUs including
incentives for deed-restricting ADUs to low-
income households and allowances for larger
up to 1,500 square-foot ADUs which are
poised to be affordable to low-income
households.
GC Sections 30035.7, 65400, 65582,
65583, 65584.04, 65584.06, 65585, 65588,
65913.4, 65589.9 and 65589.11 (AB 101
and AB 139 Statutes of 2019, AB 2162
Statute of 2018, and SB 745 Statute of
2013 - Housing Element Penalties,
Emergency Shelters, Transitional and
Supportive Housing, and Low Barrier
Navigation Centers). Requires the Attorney
General to request that the court issue an
order or judgment directing a violating
Housing element penalties for non-
compliance are acknowledged. The Housing
Element has been updated accordingly.
In 2017, the City amended its regulations
and procedures to comply with special needs
housing legislation related to homeless
shelters, transitional and supportive housing,
and agricultural workers housing. The City
has not received an AB 101 or AB 2162
request for supportive housing or a low
barrier navigation center, but is prepared to
City of Poway
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jurisdiction to bring its housing element into
substantial compliance and would require
the court to retain jurisdiction to ensure that
its order or judgment is carried out with
penalties to the jurisdiction including issuing
fines, the appointment of an agent of the
court to bring the jurisdiction’s housing
element into substantial compliance, and list
programs for which the jurisdiction is
ineligible. Requires each jurisdiction to
review the effectiveness of the housing
element goals, policies, and related actions
to meet its’ special housing needs.
Expands definitions of supportive housing,
target population, and transitional housing.
Defines a low barrier navigation center as a
service-enriched shelter focused on moving
people into permanent housing. Expands
the purpose of the housing needs to include
families and individuals experiencing
homelessness. Requires a jurisdiction to
base needs for emergency shelter on the
most recent homeless point in time count
conducted before the start of the planning
period, number of beds available on a year-
round and season basis, number of shelter
beds that go unused on an average monthly
basis within a one-year period, and the
percentage of those in emergency shelters
that move to permanent housing solutions.
Requires ministerial approval of supportive
housing and low barrier navigation centers
in multi-family and mixed-use zones if the
proposed housing development meets
specified criteria and parking requirements
are restricted.
process expeditiously, if received. A
program is added to update the PMC
consistent with current supportive housing
and low barrier navigation center law.
GC Sections 65583 and 65583.2 (AB 686
Statute of 2018 - Further Fair Housing):
Requires the goals and objectives of the
housing element to affirmatively further fair
housing; Requires an assessment of fair
housing in the housing element including
furthering fair housing within the housing
sites inventory analysis. Affirmatively
furthering fair housing includes taking
meaningful actions that transition
concentrated areas of poverty into areas of
opportunity; and fostering and maintaining
The City assesses fair housing needs
through the impediments analysis within the
housing element and programs and analysis
is added herein to affirmatively further fair
housing. The Legal Aid Society of San Diego
(LASSD) provides fair housing services
including fair housing outreach and education
of services for the rights of community groups
and tenants to increase awareness of their
rights and the workings of the judicial system.
City of Poway
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compliance with civil rights and fair housing
laws.
GC Sections 65589.5, 65905.5, 65913.10,
65940, 65941.1, 65943, and 65950 (SB 330
Statute of 2019 - Housing Crisis Act):
Enacts changes to housing project policies,
permitting, and processes through January
1, 2025, but does not apply to housing
projects within a very high fire hazard
severity zone. Requires that a housing
project be subject only to the ordinances,
policies, and standards adopted and in effect
when a “preliminary application” is first
submitted including those relating to
development impact fees, capacity or
connection fees or charges, permit or
processing fees, and other exactions.
Jurisdictions must compile an exhaustive
checklist and application form for housing
projects that details the information required
for the submittal of a “preliminary
application” and may not require any
information beyond that expressly identified
in the checklist. Subsequent reviews of a
housing project must be limited to the
information required by the initial
incompleteness determination. Places new
criteria on the application requirements and
processing times for housing projects.
Prevents jurisdictions from decreasing the
housing capacity of any site and from
establishing non-objective design standards.
Requires that any proposed demolition of
housing units be accompanied by a project
that would replace or exceed the total
number of units demolished and any
demolished units that were occupied by
lower-income households must be replaced
with new units affordable to households with
those same income levels.
Restrictions and procedures are
acknowledged. The City has amended its
procedures to comply including ensuring that
an exhaustive checklist is available to
development proponents to expedite housing
project submittals.
GC Sections 65400 and 65915 (AB 2345
Statute of 2020 - Density Bonus Law):
Modifies the calculations for awarding
density bonuses relative to the number of
units of affordable housing included in the
proposal. AB 2345 includes a maximum
density bonus of up to 50 percent for
projects with 15 percent very low-income
In 2009 and 2012, the City amended its
regulations and procedures to comply with
density bonus legislation. The City has not
received an AB 2345 request for a density
bonus, but is prepared to process
expeditiously, if received. A program is
added to update the PMC consistent with
current density bonus law.
City of Poway
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units, 24 percent lower income units, and 44
percent moderate income units. In addition
to an increased density bonus, AB 2345
reduces the threshold required to qualify for
incentives/concessions. The current
threshold to qualify for two incentives and
concessions is 20 percent for lower income
households, and as of January 1, 2021 the
threshold will be reduced to 17 percent. The
current threshold to qualify for three
incentives/concessions is 30 percent for
lower income households, and will be
reduced to 24 percent. Specifically, it
authorizes an applicant to receive two
incentives or concessions for projects that
include at least 17 percent of the total units
for lower income households, at least 10
percent of the total units for very low-income
households, or at least 20 percent for
persons or families of moderate income in a
common interest development. It authorizes
an applicant to receive three incentives or
concessions for projects that include at least
24 percent of the total units for lower income
households, at least 15 percent of the total
units for very low-income households, or at
least 30 percent for persons or families of
moderate income in a common interest
development. The requirement to include a
“financial analysis or report” is specifically
prohibited. While the applicant may have to
provide a basic explanation showing why the
application is eligible for an incentive or
concession with reasonable documentation,
the City cannot require any report or study of
any sort to support this.
D. Housing Element Components
Section 65302(c) of the Government Code (GC) sets forth the specific components to be
contained in a community’s housing element. Table 1-2 summarizes these State requirements
and identifies the sections in the Poway Housing Element Update (2020-2029) where these
requirements are addressed. The City of Poway used the HCD’s Building Blocks website to assist
in this method. Section numbers in the table refer to the Government Code (Article 10.6):
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Table 1-2
State Housing Requirements California, 2021
Required Housing Element Components Page #
I. Public Participation (GC 65588(c)(8))
A. Diligent efforts to achieve public participation of all economic segments of the
community in the development and adoption of the element.
B. Description of how public input was or will be considered and incorporated in the
Housing Element.
II. Review and Revision (GC 65583, 65584.09 and 65588)
A. Evaluation and revision of the previous element:
1. Progress in implementation (GC 65588(a)(3)) - A description of the actual results or
outcomes of the previous element’s goals, objectives, policies, and programs.
2. Effectiveness of the housing element (GC 65588(a)(2)) - For each program,
include an analysis comparing the differences between what was projected or
planned in the element and what was achieved. The results should be quantified
where possible (i.e., number of housing units rehabilitated).
3. Appropriateness of goals, objectives, policies, and programs (GC 65588(a)(2)) - A
description of how the previous element’s goals, objectives, policies, and programs
in the updated element are being changed or adjusted to incorporate what has been
learned from the results of the previous element (e.g., continued, modified, or
deleted).
4. Special needs populations (GC 65588(a)(2)) - Provide a description of how past
programs were effective in addressing the housing needs of the special populations.
Provide a summary of the cumulative results of the programs in addressing the
housing need terms of units or services by special need group.
B. Shortfall of sites from the 5th housing element cycle (GC 65584.09); if needed.
Failure to implement rezoning required due to a shortfall of adequate sites to
accommodate the 5th cycle planning period RHNA for lower-income households
triggers the provisions of GC 65584.09.
III. Housing Needs Assessment (GC 65583(a)(1, 2, 7, and 9) and 65583.1(d))
A. Population and Employment Trends.
B. Household Characteristics:
1. Trends.
2. Tenure.
3. Overcrowded households.
4. Overpayment by income and tenure.
C. Housing Stock Characteristics:
1. Housing costs (for sale and rental).
2. Housing units by type.
3. Vacancy rates.
4. Housing conditions: number of units needing rehabilitation/replacement.
D. Projected housing needs: Regional Housing Needs Allocation (RHNA) by income group,
including extremely low-income households
1-19
1-20
1-20
5-1
5-1
5-1
5-2
5-5
5-5
5-18
N/A
2-1
2-1
2-2
2-4
2-24
2-23
1-19
2-1
2-13
2-25
2-15
2-13
2-30
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E. Special Housing Needs Analyses:
1. Extremely low-income households.
2. Elderly.
3. Persons with disabilities, including Development Disabilities.
4. Large households.
5. Farmworkers (seasonal and permanent).
6. Female headed households.
7. Persons experiencing homelessness.
8. Single Parents.
9. Students.
E. Analysis of opportunities for energy conservation in residential development (provide
incentives to encourage green building practices, promote higher density, compact infill
development and passive solar design).
F. Analysis of existing assisted housing projects “At-Risk” of converting to non-low income
uses:
1. Inventory of “At-Risk” units.
2. Assessment of risk.
3. Estimate of replacement vs. preservation costs.
4. Identify qualified entities to acquire and manage affordable housing.
5. Identify potential funding sources to preserve affordable housing.
G. Projected housing need, including the locality’s share of the regional housing needs for
all income levels as determined by the COG or HCD.
IV. Fair Housing Assessment Affirmatively Furthering Fair Housing (GC
65583(c)(10)(A)
A. Outreach - Describe and incorporate meaningful engagement that represents all
segments of the community into the development of the housing element, including
goals and actions.
B. Assessment of Fair Housing:
1. A summary of fair housing enforcement and capacity in the jurisdiction.
2. Integration and segregation patterns and trends over time including review and
analysis at a local and regional level.
3. Racially or ethnically concentrated areas of poverty.
4. Disparities in access to opportunity.
5. Disproportionate housing needs within the jurisdiction, including displacement risk.
6. Other relevant factors, including other local data and knowledge.
7. Conclusion and findings with a summary of fair housing issues.
C. Sites Inventory:
1. Identify and evaluate (e.g., maps) the number of units, location and assumed
affordability of identified sites throughout the community (i.e., lower, moderate,
and above moderate income RHNA) relative to all components of the
assessment of fair housing; and
2. Analyze and conclude whether the identified sites improve or exacerbate
conditions for each of the fair housing areas (integration and segregation, racially
2-40
2-31
2-36
2-34
2-38
2-32
2-39
2-32
2-39
2-31
4-31
2-44
2-44
2-44
2-44
2-44
2-44
2-1
2-30
2-44
2-44
2-45
2-47
2-48
2-49
2-51
2-60
2-69
2-74
2-64
2-63
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1 - Introduction
April 2021 Housing Element Update | Page 1-14
and ethnically concentrated areas of poverty, areas of opportunity,
disproportionate housing needs including displacement).
D. Identification of Contributing Factors - Identify, evaluate, and prioritize the
contributing factors to fair housing issues.
E. Goals and Actions – Identify significant, meaningful, and sufficient goals and
actions based on the identified and prioritized contributing factors to overcome
identified patterns of segregation and affirmatively furthering fair housing.
Include addressing mobility enhancement, new housing choices, affordability in
high opportunity areas, place-based strategies for preservation and revitalization,
displacement protection, and other program areas. Establish metrics and
milestones for evaluating progress on programs/actions and fair housing results.
V. Constraints on Housing (GC 65583(a)(5) and (6))
A. Governmental Constraints (GC 65583)(a)(5)):
1. Land-use controls (e.g., zoning-development standards including parking, height,
setback, lot coverage, unit size, open space, floor area, and ADU regulations,
growth controls, inclusionary requirements, consistency with State Density Bonus
Law and Housing Accountability Act, and consistency with website content).
2. Processing and permit procedures (e.g., permit and approval process by type
and zone including discretionary review procedures, description of permitted
uses, design review process, processing times, decision making
criteria/findings). Include a process to accommodate SB 25 streamline
applications and by-right applications for permanent supportive housing and
navigation centers.
3. Building codes and enforcement (e.g., any local amendments to California Code
of Regulations, enforcement process and programs).
4. On/Off-site improvement requirements (e.g., curbing, street width, and
circulation improvement requirements).
5. Fees & exactions (e.g., permit and impact fees & land dedication or other
requirements imposed on developers regardless of entity) and proration to total
development costs per square-foot, and consistency with website content.
6. Housing for persons with disabilities (e.g., definition of family,
concentrating/siting and zoning requirements for group homes and community
care facilities, reasonable accommodation procedures, application of building
codes and ADA requirements, zoning and land use, building codes).
7. Transitional housing and supportive housing as a residential use of property and
subject only to those restrictions that apply to other residential dwellings of the
same type in the same zone
8. Analysis of adopted ordinances that directly impact the cost and supply of
housing (e.g. inclusionary ordinance, short-term rental ordinance).
9. Federal and State Regulatory Constraints.
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2-74
3-1
3-1
3-31
3-33
3-22
3-25
3-15
3-17
3-40
3-37
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1 - Introduction
April 2021 Housing Element Update | Page 1-15
B. Nongovernmental Constraints (GC 65583(a)(6)):
1. Availability of financing.
2. Price of land.
3. Cost of construction.
4. Requests to develop housing below identified densities in the sites inventory and
analysis.
5. Typical timeframes between approval for a housing development project and
application for building permits.
6. Market-demand.
C. Analysis of mitigation to constraints demonstrating the jurisdiction’s actions to mitigate
constraints that create a gap between planning for housing to accommodate all income
levels and the construction of housing to accommodate all income levels.
VI. Sites Inventory and Analysis and Zoning for a Variety of Housing Types (GC
65583 and 65583.2)
A. Zoning for a Variety of Housing Types (GC 65583(c)(1) and 65583.2(c)):
1. Multi-family rental housing.
2. Housing for agricultural employees (permanent and seasonal).
3. Emergency shelters.
4. Low Barrier Navigation Centers
5. Transitional housing.
6. Supportive housing.
7. Single-room occupancy.
8. Mobile homes/Factory-built housing.
9. Mobile home parks.
10. Accessory Dwelling Units.
B. Sites Inventory (GC 65583 and 65583.1) - An electronic copy of the site inventory on the
prescribed HCD form is due at the time the adopted housing element is submitted to
HCD for review:
1. Listing of properties by assessor parcel number.
2. Listing of properties by size.
3. Listing of properties by general plan designation and zoning.
4. For non-vacant sites, description of existing uses.
5. Realistic capacity.
6. Level of affordability by income group.
7. Publicly owned sites.
8. Identification of sites listed inventory from 2013 Housing Element Sites Inventory and
address whether these sites are adequate to accommodate lower income needs.
9. Map of sites included in the inventory (GC 65583.2(b)(7)).
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3-14
3-14
3-14
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3-18
3-18
3-18
3-19
3-19
3-16
4-7
4-7
4-7
4-7
4-19
4-7
4-7
4-7
4-4
4-10
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1 - Introduction
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C. Sites Inventory Analysis of Methodology (GC 65583.2):
1. RHNA Progress - List the number of pending, approved or permitted units by
income group based on actual or anticipated sales prices and rents since the
beginning of the projection period.
2. Environmental constraints - Address any known environmental or other constraints,
conditions or circumstances, including mitigation measures, that impede
development in the planning period.
3. Appropriate density - Identification of zoning to accommodate RHNA for lower-
income households:
a. Identify zones meeting the “default” density (GC 65583.2(c)(3)(B)); or
b. Identify and analyze zones with densities less than the “deemed appropriate”
(default) density that are appropriate to accommodate lower RHNA.
4. Capacity - Describe the methodology used in quantifying the number of units that
can be accommodated on each APN:
a. If development is required to meet a minimum density, identify the minimum
density, or
b. Describe the methodology used to determine realistic capacity accounting for
land use controls and site improvement requirements, typical density trends
for projects of similar affordability, and current or planned infrastructure.
c. For sites with zones allowing non-residential uses, demonstrate the likelihood
of residential development.
5. Infrastructure - Existing or planned infrastructure to accommodate the regional
housing need, including water, sewer and dry utilities.
6. Small and large sites - Sites identified to accommodate lower RHNA that are less
than one-half acre or larger than 10 acres require analysis to establish they are
adequate to accommodate the development of affordable units.
7. Affirmatively Furthering Fair Housing - Identified sites throughout the community
that affirmatively further fair housing.
8. Nonvacant Sites Analysis - For nonvacant sites, demonstrate the potential and
likelihood of additional development within the planning period based on extent to
which existing uses may constitute an impediment to additional residential
development, past experience with converting existing uses to higher density
residential development, current market demand for the existing use, any existing
leases or other contracts that would perpetuate the existing use or prevent
redevelopment of the site for additional residential development, development
trends, market conditions, and regulatory or other incentives or standards to
encourage additional residential development on these sites. If nonvacant sites
accommodate 50 percent or more of the lower-income RHNA, demonstrate the
existing use is not an impediment to additional development and will likely
discontinue in the planning period, including adopted findings based on
substantial evidence.
9. Accessory Dwelling Units - Analyze the number and affordability level of ADU
units projected to be built within the planning period, including resources and
incentives and other relevant factors such as potential constraints, and the
likelihood of availability for rent.
VII. Other Topics
A. Description of means by which consistency will be achieved and maintained with other
general plan elements (GC 65583(c)(8)).
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1 - Introduction
April 2021 Housing Element Update | Page 1-17
B.Construction, demolition, and conversion of housing for lower and moderate income
households in the Coastal Zone (GC 65588(c) and (d)).
C.Description of opportunities for energy conservation in residential development (GC
65583(a)(8)).
D.Description of consistency with water and sewer priority requirements (GC 65589.7).
E.Safety Elements of local general plans must be revised, upon the next update to the
Housing Element, to address state responsibility areas and very high fire hazard
severity zones. The revision must include information about wildfire hazards, as well as
goals, policies, and objectives and feasible implementation measures for the protection
of the community from the unreasonable risk of wildfire (GC Sections 65302; and
65302.5).
IX. Housing Programs (GC 65583(c)) that specify a specific clear commitment and
meaningful actions that will have beneficial impacts within the planning period and
identify timing, objectives (quantified where appropriate), and responsible parties, if
appropriate for implementation.
A.Provide adequate sites (GC 65583(c)(1)):
1.If applicable, program to accommodate a shortfall of adequate sites to accommodate
the lower RHNA. This program must meet the specific criteria identified in GC
65583.2(h) and (i).
2.If applicable, program to accommodate an unaccommodated need from the previous
planning period pursuant to GC 65584.09.
3.If applicable, program when vacant/nonvacant sites to accommodate lower RHNA
have been identified in multiple housing elements.
4.If applicable, program to provide replacement units when occupied by, or deed
restricted to lower-income households within the last five years (GC 65583.2(g)(3)).
B.Program(s) to assist in the development of housing to accommodate extremely-
low, very-low, low or moderate-income households, including special needs
populations.
C.Program(s) to address governmental and nongovernmental constraints to the
maintenance, improvement, and development of housing.
D.Program(s) to conserve and improve the condition of the existing affordable housing
stock.
E.Program(s) to promote and affirmative further fair housing opportunities.
F.Program(s) to preserve units at-risk of conversion from affordable to market-rate rents.
G.Program(s) to incentivize and promote the creation of accessory dwelling units that
can be offered at an affordable rent.
VII. Quantified Objectives (GC 65583)
A.Provide statement of quantified objectives. Estimate the number of units likely to be
constructed, rehabilitated and conserved or preserved by income level, including
extremely low-income, during the planning period.
N/A
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6-23
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1 - Introduction
April 2021 Housing Element Update | Page 1-18
E.Relationship to other General Plan Elements
The Housing Element is a component of the General Plan, which in part, provides guiding policy
for residential land use and development in Poway. The General Plan is divided into six master
elements that address both the State-mandated planning issues plus optional subjects that are of
particular concern within Poway. The master elements include: Community Development, Public
Facilities, Transportation, Natural Resources, Public Safety, and Housing. Some of these master
elements are further divided into elements: Community Development includes Land Use and
Community Design; Transportation includes Roadways, Public Transit, Bikeways and Pedestrian
Facilities; Resources includes Natural Resources and Prehistoric and Historic Resources; and
Public Safety includes Emergency Services and Hazard Management. State law requires
consistency among elements of the General Plan. Goals and policies contained within the
Housing Element should be interpreted and implemented in a consistent manner with the goals
and policies of the other General Plan elements. To ensure consistency of the Housing Element
with the remainder of the General Plan, a consistency analysis of the entire document was
conducted.
The City will continue to ensure consistency between the Housing Element and other General
Plan elements so that policies introduced in one element are consistent with other elements. At
this time, the Housing Element proposes an update to the Public Safety Element within a year of
adoption to address state responsibility areas and very high fire hazard severity zones. The
revision must include information about wildfire hazards, as well as goals, policies, and objectives
and feasible implementation measures for the protection of the community from the unreasonable
risk of wildfire. No other significant changes to any other element of the General Plan are
proposed. If any elements of the General Plan are amended during the Housing Element
Update cycle (2020-2029), the City will ensure that the Housing Element will be reviewed and
modified, if necessary, to ensure continued internal consistency among elements.
F.Data Sources and Methodology
In preparing the Housing Element, various sources of information were used. Wherever possible,
data from the 2010 U.S. Census and American Community Survey (ACS) provided the baseline
for all demographic information. Additional sources included population and housing data from
the California Department of Finance, SANDAG, housing market data from Dataquick,
employment data from the Employment Development Department, lending data from financial
institutions provided under the Home Mortgage Disclosure Act (HMDA), San Diego County
Regional Taskforce on the Homeless (RTFH) and the most recent data available from social
service and other nonprofit and governmental agencies.
Since the 2000 Census, the Bureau of the Census has completely restructured the way it
enumerates the U.S. population. Specifically, the 2010 Census no longer contains the long form
that provided detailed information on socioeconomic and housing characteristics. To replace the
“long form” that occurs only once every decade, the Census Bureau conducted the American
Community Survey, which takes a snapshot of the communities based on a small sample, though
relatively frequently. Survey results were then averaged to provide a description of the community
over time.
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1 - Introduction
April 2021 Housing Element Update | Page 1-19
G. Summary of Findings and Programs
To address community conditions and housing needs identified within this Housing Element
Update, the City has adopted actions to facilitate the development of housing. The actions seek
to accommodate the City’s regional housing needs allocation, affirmatively further fair housing,
assist in the production and rehabilitation of a wide range of housing and shelter, and establish
supportive services for all income levels and special interest groups. Programs included within
the Housing Element Update include some of the following provisions to achieve the intended
goals of the planning effort:
• Amend the City’s Zoning Ordinance to further facilitate the development of housing for
persons with special needs commensurate with State law requirements;
• Amend the City’s Zoning Ordinance to update the density bonus program commensurate
with State law requirements;
• Provide adequate sites for housing through monitoring and updating the Affordable Sites
Inventory encouraging furthering fair housing, the consolidation of properties and rezoning
when applicable;
• Pursue state and federal funding opportunities;
• Continue and strengthen collaborative relationships with other public agencies, nonprofit
organizations, community stakeholders, and developers that can assist the City in
implementing its housing strategy;
• Continue to reduce regulatory barriers to the location and development of housing for
persons with disabilities and special needs;
• Continue to increase the availability of housing with emphasis on meeting the needs of
and providing affordable housing to local workers while affirmatively furthering fair
housing;
• Preserve affordable housing resources in Poway, including older rental housing and
existing subsidized housing; and
• Promote equal housing opportunity through collaborative efforts with community
organizations.
• Updating the Public Safety Element for the protection of the community from the
unreasonable risk of wildfire.
H. Public Participation
As part of the Housing Element Update process, the City utilized several public outreach methods
to engage community involvement including workshops, a Housing Element Update webpage, a
community survey, public review of the draft document, and public workshops and hearings prior
to adoption. Questions to participants were reviewed by HCD staff prior to public release.
Housing Advocates and local and regional organizations serving low-income and special needs
housing groups, all in-City apartment complexes, all persons on email distribution list for City
water bill, and those participating in City social media outlets were invited to attend public
workshops and hearings on the Housing Element Update and participate in the community
survey. The City has provided information on its website to inform the general public of the
importance of affordable housing to the community. Staff presented a comprehensive overview
of the Housing Element Update process, the purpose and contents of the Housing Element, key
issues for the Housing Element Update, and state requirements including requirements for the
Residential Sites Inventory at the workshop and as a part of the website content. Open-ended
comment cards were also available at the workshops and via the website.
City of Poway
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April 2021 Housing Element Update | Page 1-20
On Wednesday, November 4, 2020, the City released an online public survey regarding housing
and public safety in Poway (available on the dedicated webpage at www.poway.org/hpse). This
survey was available through November 30, 2020. There were 529 survey
respondents. Respondents were asked to respond only one time per household, however, there
were no limitations on the number of survey responses provided the responses were not from
the same IP Address (typically the same device could not respond more than once). When asked
where responders first heard about the questionnaire, the top source was direct email (69
percent) and Facebook, Nextdoor, and the Chieftan accounted for other significant marketing
resources. Except for six respondents, almost all of respondents were Poway residents including
79 percent who identified themselves as property owners and 4 percent who identified
themselves as renters. Other respondents included Poway business owners (7 percent) and
housing advocates (1 percent). Related to household income, 46 percent identified their
household income as more than $150,000, 29 percent as $75,000 to $149,999, 5 percent as
$50,000 to $74,999, and 3 percent as less than $50,000. The survey then had questions about
safety within the City. While 92 percent of respondents felt safe in Poway, 8 percent felt unsafe
due largely to increased racism, new low-income and multi-unit homes leading to crime, slow
sheriff response time, and wildfires. As it relates to public safety, respondents ranked wildfire
prevention and crime prevention as most important. Respondents called for more traffic
management and less neighborhood growth as potential safety solutions. Related to housing,
88 percent believed current housing options met their needs; however many respondents called
for more affordable housing options. Correlated to affordable options, responders were asked
what most likely prevented them or others they know from owning a house in Poway; the top four
answers were property taxes, not having enough money for a down payment, homes not fitting
the quality standards in the target price range, and not having enough money for the monthly
mortgage payment. When discussing new housing opportunities, the top responses called for
the preservation of natural open space, trees and landscaping, single-family housing, reduced
building heights, connectivity, and private open space. The respective top responses to existing
neighborhood improvements were crime prevention, reduced wildfire risk, rehabilitating existing
neighborhoods, and enforcing proper maintenance of private residences. The majority of
respondents believed preserving open space, the high cost of construction, and the availability
and cost of land were the most significant constraints effecting the construction of housing. As it
relates to architectural styles for new multi-family housing developments, most respondents felt
that compatibility with surrounding developments and allowing owners to choose the styles were
most important. There was very little desire for modern architectural styles. All of the survey
responses can be reviewed at https://www.surveymonkey.com/results/SM-QMSHH92Z7/.
On Thursday, November 19, 2020, the City hosted a Virtual Housing and Public Safety Element
Workshop regarding housing and public safety in Poway. The workshop is the first in a series of
two workshops and included moderation by the City’s Planners, Fire Marshal, and Crime
Prevention Specialist. At least 16 persons were in attendance despite a robust outreach
program. Several attendees were proud of the City being safe and many attendees felt that more
affordable housing opportunities would be a good change for the City. Comments included, but
were not limited to, retaining the City’s rural character/motto, preserving open space, providing
housing within the urban core and more ADA accessible, multigenerational, and affordable
housing, providing diverse designs compatible with surrounding areas and with the City’s rural
character, promoting outdoor, walking, and biking opportunities, reducing risks from wildfires and
providing more education, enforcing defensible space regulations, reducing traffic speeds, and
increasing pedestrian lighting. The Chieftain newspaper also published an article summarizing
the workshop that can be viewed at https://www.sandiegouniontribune.com/pomerado-
City of Poway
1 - Introduction
April 2021 Housing Element Update | Page 1-21
news/news/story/2020-11-25/residents-poway-lacks-affordable-housing-needs-wildfire-
education.
In response to the feedback provided, the public participation revealed that maintaining current
policies and programs with additional emphasis is essential to address community member and
housing stakeholder concerns. Keeping the status-quo regarding the General Plan policies and
programs is essential including maintaining policies related to preserving the rural “City in the
Country” character and aesthetics, preserving open space, promoting and providing for
affordable housing. Additional policies added as a part of the Housing Element Update to further
address concerns include:
1.Encourage additional housing choices through the development of the Poway Road
Specific Plan which provides mixed use housing development, apartments,
condominiums, and townhomes adjacent to essential services.
2.Encourage reduced building heights and increased landscape and trees and private and
common active and passive open space in housing projects with consideration to
maximizing density.
3.Encourage connections (connectivity) between housing and essential services, parks,
trails and related amenities promoting outdoor walking and biking opportunities.
4.Encourage traffic safety and reduced congestion with appropriate analysis as a part of
new housing projects.
5.Encourage the development of multigenerational housing through ADUs and JADUs.
6.Encourage diverse housing design with varying architectural styles, roof and siding
materials, colors, and architectural projections while maintaining compatibility and
unifying elements with the architecture in the surrounding area.
7.Encourage safety within housing developments through Crime Prevention Through
Environmental Design (CPTED) and increased lighting including pedestrian scale
lighting.
8.Continue to encourage the development of larger two or more bedroom ADUs to provide
affordable housing opportunities to large families and affirmatively furthering fair housing
in an equitable manner.
9.Encourage financiers to provide opportunities for low down payments for new
construction, especially construction of multi-family housing units, ADUs, and JADUs.
10.Encourage State and Federal agencies to reduce constraints to the provision of housing.
11.Encourage sustainable maintenance and rehabilitation of existing neighborhoods
including enforcing appropriate maintenance of private residences and residential
neighborhoods.
Existing policies and the policies above will be considered as regulatory updates are made to the
PMC and specific plans.
Feedback provided via the survey and workshop were considered as a part of the drafting of the
Housing Element Update. A second public workshop and a City Council public workshop will be
conducted after the draft Housing and Public Safety Element Updates are released to the public
for review and a summary will be added here. The Housing Element Update will also be reviewed
by the State Department of Housing and Community Development and the City Council and
appropriate corrections will be made.
April 2021 Housing Element Update | Page 2-1
Chapter 2
Community Profile
The availability of decent and affordable housing for residents in the City of Poway is an important
housing goal, consistent with State law. This section of the Housing Element discusses the major
components of housing need in Poway. A comprehensive assessment of housing needs provides
the basis for developing responsive policies and programs to accomplish this goal. This Chapter
presents and analyzes Poway’s community profile, which consists of its demographic, economic,
and housing characteristics and their impact on housing needs. The major components of this
assessment are the City’s population, household, land use, economic, and housing stock
characteristics. Each of these components is presented in a regional context, and, where
relevant, in the context of the North County Inland cities. This needs assessment also serves as
the basis for identifying the appropriate goals, objectives, policies, and programs for the City to
implement during the 2020-2029 Housing Element cycle. The Housing Plan of Chapter 6 provides
a strategy and implementation to address identified housing needs.
Leading up to the development of the 2010 Census, the United States Census Bureau modified
its policies and elected to introduce a more efficient data collection process. These changes
resulted in the development of the American Community Survey (ACS), which was the main
instrument in conducting the 2010 Census. The American Community Survey (ACS) is an
ongoing survey that provides vital information on a yearly basis about our nation and its people.
Information from the survey generates data that help determine how more than $675 billion in
federal and state funds are distributed each year. Through the ACS, we know more about jobs
and occupations, educational attainment, veterans, whether people own or rent their homes, and
other topics. Public officials, planners, and entrepreneurs use this information to assess the past
and plan the future.
Some demographic information for the 2021 Housing Element Update was also collected from
the San Diego Association of Governments (SANDAG). In October 2013, SANDAG adopted an
updated Series 13 2050 Regional Growth Forecast (RGF). The update was developed by
SANDAG and the individual cities in the region and are utilized in the planning of appropriate
facilities, services, and development practices over a long term. The Series 13 2050 Regional
Growth Forecast is the basis for some of the data included in this chapter.
A.Population and Housing Characteristics
Understanding the characteristics of a population is vital in the process of planning for the future
needs of a community. Population characteristics affect the type and amount of housing need
in a community. Issues such as population growth, race/ethnicity, age, and employment trends
are factors that combine to influence the type of housing needed in a community and a
household’s ability to afford housing especially as it relates to affirmatively furthering fair housing.
The following section describes and analyzes the various population characteristics and trends
that affect housing need in Poway.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-2
1. Population Trends
Between 2010 and 2020, Poway’s population was anticipated to increase by 2,215 people, or 4.6
percent (Table 2-1). This increase reflects a slower growth trend than was expected throughout
the region. Other cities in the region also experienced modest changes to their population. Vista’s
increase was even more modest (3.4 percent), when compared to Poway, while Escondido (14.8
percent), San Diego (11.7 percent), and Santee (11.4 percent) more closely followed the growth
of the region as a whole (13.9 percent). San Marcos, on the other hand, had the largest
percentage increase (18.1 percent). Overall, all jurisdictions in the region experienced increases
in their population.
Table 2-1
Population Trends and Projected Growth
Poway and Surrounding Jurisdictions
Jurisdiction 2010 2020* 2035*
Projected
Change
2010 to 2020*
Projected
Change
2020 to
2035*
Escondido 143,911 165,214 172,892 14.8% 4.6%
Poway 47,811 50,026 52,062 4.6% 4.1%
San Diego 1,301,617 1,453,267 1,665,609 11.7% 14.6%
San Marcos 83,781 98,915 109,095 18.1% 10.3%
Santee 53,413 59,497 63,812 11.4% 7.3%
Vista 93,814 96,993 111,771 3.4% 15.2%
San Diego
Region 3,015,313 3,435,713 3,853,698 13.9% 12.2%
Source: US Census 2010, *SANDAG 2050 Regional Growth Forecast.
According to SANDAG population forecasts, Poway’s population will have reached approximately
52,062 by 2035, a 4.1 percent increase over the 2020 population. Poway’s forecasted growth is
smaller than that of all other jurisdictions in the region. San Marcos (10.3 percent), Vista (15.2
percent), the city of San Diego (14.6 percent), Santee (7.3 percent), and the region as a whole
(12.2 percent) all exhibit higher forecasted change from 2020 to 2035.1
2. Age Characteristics
A community’s current and future housing needs are determined in part by the age characteristics
of residents. Typically, each age group has distinct lifestyles, family types and sizes, ability
to earn incomes, and therefore, housing preferences. As people move through each stage of
life, housing needs and preferences change. Traditional assumptions are that the young adult
population (20 to 34 years old) tends to favor apartments, low to moderate cost
townhomes/condominiums, and smaller single-family units. The adult population (35 to 64 years
old) represents the major market for moderate to relatively high cost condominiums and single-
family homes. The senior population (65 years and older) tends to generate demand for low to
1 Source: SANDAG 2050 Regional Growth Forecast (2013)
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-3
moderate cost apartments and condominiums, small single-family homes, group housing, and
mobile homes. In order to create a balanced community, it is important to provide housing
options that suit the needs of various age groups.
Between 2010 and 2018, the City of Poway experienced population changes within several age
groups. For the most part, there has been both an increase and a slight decrease in the
percentage of families, with children ages 5 to 19 dropping by 5.5 percent. Children under the
age of 5, on the other hand, increased by 22.6 percent (Table 2-2). Of the adult groups, there
was moderate, yet significant growth among young adults aged 20 to 24 (4.2 percent), adults
ages 25 to 34 (15.2 percent), adults ages 35 to 44 (8 percent), and adults ages 55 to 64 (2.9
percent). The only adult age group that experienced a decreased were those aged 45 to 54 (18.2
percent). The largest increase was among people ages 65 and older (36.1 percent).
Table 2-2
Poway Age Characteristics
2010 and 2018
Age Group
2010 2018*
Persons Percent Persons Percent Percent
Change
Under 5 2,472 5.17% 3,030 6.1% 22.6%
5 to 19 10,730 19.79% 10,137 20.3% -5.5%
20-24 2,618 8.13% 2,727 5.5% 4.2%
25-34 4,667 9.76% 5,377 10.8% 15.2%
35-44 5,916 12.37% 6,388 12.8% 8%
45-54 8,817 18.44% 7,223 14.5% -18.1%
55-64 6,623 13.85% 6,817 13.7% 2.9%
65+ 5,968 12.48% 8,123 16.3% 36.1%
Total 47,811 100.0% 49,842 100.0% 4.2%
Source: SANDAG 2010 Estimates, *ACS 2018 5-Year Demographic and Housing Estimates.
Overall, the percentage of younger children has increased and the percentage of older children
has decreased from 2010 to 2018. All other age groups, except for those ages 45 to 54, has
increased. Within the context of the rest of the region, Poway has roughly the same share of
people under 18 years of age (24.3 percent) compared with the San Diego region (24.0 percent)
(Table 2-3). The median age of Poway residents (39) is slightly higher than the San Diego region’s
median age (36.4). Poway has a larger share of people aged 65 and older (16.8 percent) than
the San Diego region (14.4 percent). With the 65 and older age group increasing dramatically it
is important to plan for housing for this group specifically and consider housing options and
amenities.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-4
Table 2-3
Poway Age Compared to Region
2018
Poway Region
Age under 18 24.3% 24.0%
Age 65 and older 16.3% 14.4%
Median age 39 36.4
Source: SANDAG 2018 Estimates.
The vast majority (81.8 percent) of households in the City of Poway are families with 16.3 percent
of the population being age 65 and over (Table 2-4). Of the total householders (head of
household), 7.6 percent are non-family householders over the age of 65. Non-family includes
households where members are not related. Owners make up 73.8 percent of Poway’s
householders, and 21.6 percent are aged 65 and over, while renters make up 26.2 percent with
4 percent being 65 and over.
Table 2-4
Poway Households by Age of Householder and Tenure
2018
Number Percent
of Total
Total households 15,766 100.0%
Family households 12,890 81.8%
Householder age 15-34 1,378 8.7%
Householder age 35-64 8,683 55.1%
Householder age 65+ 2,829 17.9%
Non-Family households 2,876 18.2%
Householder age 15-34 354 2.2%
Householder age 35-64 1,317 8.4%
Householder age 65+ 1,205 7.6%
Owner 11,643 73.8%
Householder under age 65 8,244 52.3%
Householder age 65+ 3,399 21.6%
Renter 4,123 26.2%
Householder under age 65 3,488 22.1%
Householder age 65+ 635 4.0%
Source: American Community Survey: 2018 5-year Detailed
Estimates Data Profiles (Table ID B25011).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-5
3.Race and Ethnicity
Race/ethnicity of the population is important to an analysis of housing needs and conditions for
several reasons in order to affirmatively further fair housing needs. A community’s racial and
ethnic composition may have implications for housing needs to the extent that different groups
have different household characteristics, income levels, and cultural backgrounds that may affect
their housing needs and preferences. Poway’s population is predominately composed of non-
Hispanic Whites, but has become more diverse since the 2010 Census (Table 2-5). Whites
decreased from 69.1 percent of the population in 2010 to 62 percent of the population in 2018
furthering fair housing and shows the City’s goals and policies are progressing to be more
inclusive. The Latino population increased as a proportion of total population from 15.7 percent
in 2010 to 20.3 percent in 2018. Similarly, Asian or Pacific Islanders increased from 10.1 percent
to 12.2 percent of the population, African Americans decreased slightly from 1.5 percent to 1.2
percent, and people who identified themselves as being of other races increased from 3.2 percent
to 3.8 percent. Native Americans, lastly, increased slightly from 0.3 percent to 0.4 percent.
Table 2-5
Poway Race and Ethnicity
2010 and 2020
Race/Ethnicity 2010 2018
Persons Percent Persons Percent
White 33,041 69.1% 31,107 62%
Hispanic or Latino 7,508 15.7% 10,180 20.3%
African American 722 1.5% 695 1.2%
Native American 149 0.3% 210 0.4%
Asian or Pacific
Islander 4,851 10.1% 6,120 12.2%
Other Race 1,540 3.2% 1,895 3.8%
Total 47,811 100.0% 50,207 100.0%
Source: US Census, 2010, SANDAG 2018 Estimates.
Poway’s proportion of non-Hispanic White is higher compared to that of the San Diego region,
with 64 percent compared to 44 percent, however, trends show that Poway is becoming more
inclusive (Table 2-6). The non-Hispanic White population decreased from 2000 to 2020 by 5,236
persons in Poway (from 77 percent to 64 percent), whereas, during the same duration, the region
only experienced a three percent decrease. Many nearby cities even had increases in non-
Hispanic White population over the same time period. Between 2000 and 2020, Poway
experienced a large increase in the Hispanic or Latino population, but there were also marginal
increases in the Other or Two or More Race category and the Asian or Pacific Islander
populations. Poway’s Hispanic or Latino population is 19.3 percent for 2020 (up from 10.4 percent
in 2000), with the region having 36.1 percent (up from 26.7 percent). This shows that Poway is
inclusive for the Hispanic or Latino population at a similar rate as with population trends for the
region. The African American population decreased slightly (3.8 percent) within the region during
the same time period, but increased by 3 percent in Poway.
April 2021 Housing Element Update | Page 2-6
Table 2-6
Poway Race and Ethnicity Compared to Region
Race/Ethnicity
by Year Escondido Poway San
Diego
San
Marcos Santee Vista
San
Diego
Region
White - 2000 69,305
(51.9%)
37,092
(77.2%)
603,892
(49.4%)
29,617
(53.9%)
42,803
(80.8%)
44,844
(49.9%)
1,548,833
(55%)
2010 58,142
(40.4%)
33,041
(69.1%)
586,804
(45.1%)
40,736
(48.6%)
39,312
(73.6%)
38,287
(40.8%)
1,500,047
(48.5%)
2020* 55,129
(33.4%)
31,856
(63.7%)
598,766
(41.2%)
44,643
(45.1%)
41,868
(70.4%)
45,495
(36.5%)
1,502,911
(43.7%)
Hispanic or
Latino - 2000
51,693
(38.7%)
4,974
(10.4%)
310,752
(25.4%)
20,271
(36.9%)
6,016
(11.4%)
34,990
(38.9%)
750,965
(26.7%)
2010 70,326
(48.9%)
7,508
(15.7%)
374,968
(28.8%)
30,697
(36.6%)
8,699
(16.3%)
45,380
(48.4%)
991,348
(32.0%)
2020* 92,955
(56.3%)
9,662
(19.3%)
464,700
(32.0%)
40,038
(40.5%)
11,388
(19.1%)
51,498
(53.1%)
1,241,085
(36.1%)
African American
-2000
2,734
(2.0%)
752
(1.6%)
92,830
(7.6%)
1,001
(1.8%)
751
(1.4%)
3,535
(3.9%)
154,487
(5.5%)
2010 3,046
(2.1%)
722
(1.5%)
81,340
(6.3%)
1,756
(2.1%)
971
(1.8%)
2,753
(2.9%)
146,600
(4.7%)
2020* 3,425
(2.1%)
774
(1.5%)
80,069
(5.5%)
2,013
(2.0%)
1,092
(1.8%)
2,454
(2.5%)
148,548
(4.3%)
Native American -
2000
776
(.6%)
159
(.3%)
4,267
(.3%)
214
(.4%)
325
(.6%)
440
(.5%)
15,253
(.5%)
2010 577
(.6%)
149
(.3%)
3,469
(.3%)
255
(.3%)
290
(.5%)
336
(.4%)
14,098
(.4%)
2020* 521
(.3%)
174
(.3%)
4,160
(.3%)
284
(.3%)
296
(.4%)
278
(.3%)
13,612
(.4%)
Asian or Pacific
Islander - 2000
6,063
(4.6%)
3,657
(7.6%)
170,206
(13.9%)
2,622
(4.8%)
1,490
(2.8%)
3,732
(4.2%)
257,461
(9.1%)
2010 8,797
(6.1%)
4,851
(10.1%)
209,146
(16.0%)
7,652
(9.1%)
2,206
(4.1%)
4,421
(4.8%)
341,562
(11.0%)
2020* 9,955
(6.0%)
5,710
(11.4%)
250,605
(17.2%)
9,007
(9.1%)
2,675
(4.5%)
4,669
(4.8%)
408,787
(11.9%)
Other or Two+
Races - 2000
2,988
(2.2%)
1,410
(2.9%)
41,453
(3.4%)
1,252
(2.3%)
1,590
(3.0%)
687
(2.6%)
17,986
(3.1%)
2010 3,023
(2.1%)
1,540
(3.3%)
45,890
(3.6%)
2,685
(3.2%)
1,935
(3.7%)
2,657
(2.8%)
101,658
(3.3%)
2020* 3,229
(2.0%)
1,850
(3.7%)
54,967
(3.8%)
2,930
(3.0%)
2,228
(3.7%)
2,730
(2.8%)
120,770
(3.5%)
Total - 2000 133,559
(100%)
48,044
(100%)
1,223,400
(100%)
54,977
(100%)
52,975
(100%)
89,228
(100%)
2,744,985
(100%)
2010 143,911
(100%)
47,811
(100%)
1,301,617
(100%)
83,781
(100%)
53,413
(100%)
93,834
(100%)
3,095,313
(100%)
2020* 165,214
(100%)
50,026
(100%)
1,453,267
(100%)
98,915
(100%)
59,497
(100%)
107,124
(100%)
3,435,713
(100%)
Source: SANDAG FAST FACTS (2000 to 2010), SANDAG Regional Growth Forecast* (2020 Data)
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-7
4.Household Types
The Census defines a household as all persons who occupy a housing unit. Given this
definition, single persons living alone, families related through marriage or blood and unrelated
individuals living together all constitute a household. Persons living in retirement or convalescent
homes, dormitories, or other group living situations are not considered households. Household
type and size, income levels, the presence of special needs populations, and other household
characteristics determine the type of housing needed by residents, their preferences, and their
ability to obtain housing that meets their needs. For example, single-person households, often
seniors or young adults, tend to reside in apartment units or smaller single-family homes.
Families typically prefer and occupy single-family homes. This section details several household
characteristics affecting housing needs.
The number of Poway households decreased between 2010 and 2018 by 2.3 percent (Table 2-
7). Families, which are defined by the Census as two or more persons sharing a dwelling unit
who are related in some way, comprised an overwhelming majority of Poway households in 2018
(81.8 percent). While the number of total households decreased by 362, the percentage of family
households slightly increased since 2010 (1.6 percent). This increase occurred amongst married
couple families without children (1.7 percent). Married couple families with children, on the other
hand, decreased by 2.2 percent. Additionally, the proportion of female households without a
spouse decreased slightly (0.5 percent), as did the proportion of single female householders with
children (1.5 percentage points). The proportion of non-family households decreased (1.6
percent).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-8
Table 2-7
Poway Changes in Household Type
2010 and 2020
Household By Type 2010 2018*
Number Percent Number Percent
Average Household Size 3.0 -- 3.12
Family Household (families) 12,940 80.2% 12,890 81.8%
Married Couples Families 10,523 65.2% 10,548 66.9%
With Children 5,051 31.3% 5,732 29.1%
Female Householder, No Spouse 1,675 10.4% 1,566 9.9%
With Children 968 6.0% 706 4.5%
Non-Family Households 3,188 19.8% 2,876 18.2%
Total Households 16,128 100.0% 15,766 100.0%
Source: US Census, 2010, *2018 ACS 5-Year Social Characteristics Estimates.
The household population has increased by 5.2 percent from 2010 to 2018. It makes up the vast
majority in Poway with 98.9 percent (Table 2-8). The group quarter population remained the same
since 2010. Data was not available for institutionalized versus non-institutionalized group
quarters.
Table 2-8
Poway Population by Household/Group Quarters Status
2010 and 2018
Household Status 2010 2018 Change 2010-2018
Number Percent Number Percent Number Percent
Household Population 47,261 98.8% 49,657 98.9% 2,396 5.2%
Group Quarters 550 1.2% 550 1.1% 0 0
Institutionalized 266 0.6% -- -- -- --
Non-institutionalized 284 0.6% -- -- -- --
Total Population 47,811 100.0% 50,207 100.0% 2,396 5.2%
Source: US Census, 2010, *SANDAG 2018 Estimates.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-9
5.Household Incomes
Household income is one indicator of the financial status of a community and therefore is directly
connected to the ability to afford housing. As household income increases, the more likely that
household is to be a homeowner. As household income decreases, households tend to pay a
disproportionate amount of their income for housing and the number of persons occupying
unsound and overcrowded housing increases.
For planning and funding purposes, the California State Department of Housing and Community
Development (HCD) has developed the following income categories based on the Area Median
Income (AMI) of a metropolitan area (such as San Diego County). The following limits are
adjusted based on family size and by geography through State income limits established by HCD.
•Extremely Low Income: households earning up to 30 percent of the AMI,
•Very Low Income: households earning between 31 and 50 percent of the AMI,
•Low Income: households earning between 51 percent and 80 percent of the AMI,
•Moderate Income: households earning between 81 percent and 120 percent of the AMI,
and
•Above Moderate Income: households earning over 120 percent of the AMI.
Between 2010 and 2018, approximately 69 percent of Poway households earned low, moderate
or above moderate incomes (Table 2-9), while 31 percent of households had incomes in the
extremely low and very low-income levels. It should be noted that many households may be
considered lower income even if they are rich in assets. In other words, a household could have
a fairly low level of annual earnings, but still be wealthy in other assets.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-10
Table 2-9
Household Income (inflation-adjusted to 2010 dollars)
2010, 2018, 2020
Poway and Region
2010 2018 2020
Total households 16,128 16,452 16,881
Less than $15,000 823 868 632
$15,000 to $29,999 972 1,451 1,305
$30,000 to $44,999 1,137 1,396 1,715
$45,000 to $59,999 1,295 1,444 1,843
$60,000 to $74,999 1,628 1,418 1,785
$75,000 to $99,999 2,527 2,162 2,596
$100,000 to $124,999 1,967 2,076 2,022
$125,000 to $149,999 1,351 1,418 1,491
$150,000 to $199,999 2,441 1,846 1,815
$200,000 or more 1,987 2,373 1,677
Poway Median household
income (2010 dollars) $85,471 $94,068 $86,176
Regional Median Income (AMI)
(2010 dollars) $63,586 $68,489 $58,746
Extremely Low Income (ELI)
Threshold (2010 dollars)* $19,075 $20,547 $17,624
Extremely Low Income
Households** 1,627
Source: SANDAG 2010 Census Profiles, SANDAG 2018 Estimates, SANDAG Regional Growth Forecast 2050.
*Extremely Low Income is 30% of AMI (Area Median Income)
** Number below 30% of regional median income
The vast majority (60.3 percent) of households in Poway are in the above-moderate income level,
of which, the owners making up 52 percent and renters 8.3 percent (Table 2-10). The higher
median income in Poway is due to: 1) a relatively higher proportion of degreed professionals who
reside in the community when compared to the region as a whole, and 2) home prices in Poway
are, on average, higher than in most other communities in San Diego County and require higher
incomes to afford. Owner-occupied households in the above-moderate income category make
up 70.6 percent of all owner-occupied households in Poway, however, this is down from 79
percent during the prior eight-year statistical analysis. The largest proportion of renter households
in Poway have above-moderate incomes with 31.6 percent, with the other income categories
ranging between 11.9 and 21.4 percent.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-11
Table 2-10
Poway Number of Households by Tenure and Income Level (HAMFI)
2012-2016
Income
Category
Owner Renter Total
Number Owner
Percent
Percent
of Total Number Renter
Percent
Percent
of Total Number Percent
of Total
Extremely Low 635 5.5% 4% 745 17.9% 4.7% 1,380 8.7%
Very Low 680 5.8% 4.3% 720 17.3% 4.6% 1,400 8.9%
Low 1,155 9.9% 7.3% 890 21.4% 5.6% 2,045 13%
Moderate 955 8.2% 6% 495 11.9% 3.1% 1,450 9.2%
Above
Moderate 8,210 70.6% 52% 1,315 31.6% 8.3% 9,525 60.3%
Total 11,630 100.0% 73.6% 4,165 100.0% 26.4% 15,795 100.0%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2012-16.
Notes: HAMFI is defined as HUD's Area Median Family Income (HAMFI) and is calculated based on the median income
for a metropolitan area, assuming that the income is for 4-person household. HAMFI is the median family income
calculated by HUD for each jurisdiction, in order to determine Fair Market Rents (FMRs) and income limits for HUD
programs. HAMFI will not necessarily be the same as other calculations of median incomes (such as HCD’s State Income
Limits), due to a series of adjustments that are made. State HCD revises its income limits compared to the HAMFI to
reflect certain adjustments per State law and to update HCD’s income limit levels established for California’s moderate
and above moderate income households. HAMFI is adjusted for family size. Income Categories Include: Extremely Low
Income (less than or equal to 30% of HAMFI), Very Low Income (greater than 30% but less than or equal to 50%); Low
Income (greater than 50% but less than or equal to 80% of the HAMFI); Moderate Income (greater than 80% but less than
or equal to 100% of the HAMFI); Above Moderate Income (greater than 100% of HAMFI).
The percentage of extremely low-, very low-, and low-income households in Poway is 30.6
percent (Table 2-11). This figure is much smaller than the region as whole (45.6 percent).
Table 2-11
Extremely Low, Very Low, and Low Income Households Compared with Region
2012-2016
Number Percent
Poway 4,825 30.6%
Region 502,825 45.6%
Source: Comprehensive Housing
Affordability Strategy (CHAS)
2012-2016
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-12
6. Poverty Rate
Poverty is measured by the federal government according to a minimum level of income
necessary to sustain a subsistence lifestyle. According to the 2014-2018 American Community
Survey, “Poverty Status in the Past 12 Months,” 6.6 percent of the population of Poway lived in
poverty compared to 4.3 percent in the 2006-2010 ACS (Table 2-12).
Table 2-12
Poway Poverty Status by Age
2014-2018
2006-2010 2014-2018
Number Percent
of Total Number Percent
of Total
Above Poverty 45,030
95.7% 46,057 93.4%
Under age 18 11,592 24.6% 11,113 22.5%
Age 18-64 28,629 60.9% 27,592 55.9%
Age 65-74 2,640 5.6% -- --
Age 65+ -- -- 7,352 14.9%
Age 75+ 2,169 4.6% -- --
Below Poverty 2,012 4.3% 3,262 6.6%
Under age 18 722 1.5% 909 1.8%
Age 18-64 1,007 2.1% 1,869 3.8%
Age 65-74 137 0.3% -- --
Age 65+ -- -- 484 1.0%
Age 75+ 146 0.3% -- --
Total
(population for
whom poverty
status has been
determined)
47,042
100.0%
49,319 100.0%
Source: American Community Survey 2006-2010 and 2014-2018.
Approximately 1.8 percent of Poway’s population is under the age of 18 and living below the
poverty level. Poway’s poverty rate was also significantly lower than the County-wide rate of 12.5
percent (Table 2-13).
Table 2-13
Poverty Status Compared with Region
2014-2018
Poway Region
Poverty Rate 6.6% 12.5%
Source: American Community Survey 2014-2018
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-13
B. Housing Characteristics
1. Housing Type
Total housing increased by 413 housing units according to the data shown Table 2-14. The data
shows single-family units increased by 164 units and multi-family units increased by 192 units
during that time. The increase in multi-family units occurred in 2019 and 2020, and a majority of
those units are located within the Poway Road Specific Plan area subsequent to its’ adoption in
2017.
Table 2-14
Poway Housing Type Trends
Housing Type 2010 2018 Change
2010-2018
Numeric Numeric Numeric
Mobilehomes 589 589 0
Single-Family 12,246 12,410 164
Duplex or 2 Houses 30 66 36
Multi 2 to 4 houses 60 60 0
Multi 5 to 15 units 99 99 0
Multi 16 to 60 units 884 1,076 192
61 units and up 1,073 1,094 21
Transitional 3 3 0
Total 14,984 15,397 413
Source: San Diego County Recorder 2019 Inventory of Parcels; City of Poway
Annual Housing Progress Reports (2010-2020).
Note: The 2019 Inventory of Parcels was used for the base data and the sum of
building permits for each type of housing unit for 2010-2018 was subtracted from
the 2019 base data to determine the 2010 data. The sum of building permits for
each type of housing unit was added to the 2019 base data to determine the 2020
figures.
2. Housing Population and Tenure
Poway’s rate of homeownership remained constant from 2010 to 2018 (Table 2-15).
Homeowners represented 74.4 percent of households in Poway in 2010 and 73.8 percent in 2018,
while renters increased from 25.6 percent in 2010 to 26.2 percent in 2018.
Total household population increased from 2010 to 2018 in Poway by 5.4 percent (Table 2-15).
Population tenure by structure type is no longer reported as part of the Census or ACS data and
is no longer included in this table. Population by tenure differs from the Total Population, included
in Table 2-1, because Total Population includes persons that are not necessarily living in a
household and that may be living in temporary quarters such as facility care homes, or considered
transients. The data sources also differ (ACS versus Census).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-14
Table 2-15
Poway Households and Population by Tenure
2010 and 2018
2010 2018 Tenure as a Percent of
Total
Number Number 2010 2018
Tenure of Households
Owner-Occupied 12,000 11,643 74% 74%
Renter-Occupied 4,128 4,123 26% 26%
Total 16,128 15,766 100% 100%
Tenure of Population 47,261 49,842 100% 100%
Owner-Occupied 35,111 36,8831 74% 74%
Renter Occupied 12,150 12,9591 26% 26%
Source: US Census, 2010; 2014-2018 ACS: Selected Housing Characteristics.
1Estimated based on Tenure of Households.
Family households represent approximately 81.8 percent of all households in Poway. Over 60
percent of the total households in Poway are family households under the age of 65 (Table 2-16).
Table 2-16
Poway Households by Age of Householder and Tenure
2018
Number Percent of
Total
Family households 12,890 81.8%
Householder age 15-34 1,378 8.7%
Householder age 35-64 8,683 55.1%
Householder age 65+ 2,829 17.9%
Non-Family households 2,876 18.2%
Householder age 15-34 354 2.2%
Householder age 35-64 1,317 8.4%
Householder age 65+ 1,205 7.6%
Owner 11,643 73.8%
Householder under age 65 8,244 52.2%
Householder age 65+ 3,399 21.6%
Renter 4,123 26.2%
Householder under age 65 3,488 22.2%
Householder age 65+ 635 4.0%
Total households 15,766 100.0%
Source: ACS 2018 5-Year Detailed Estimates (Table ID B25011).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-15
3.Housing Vacancy
The effective vacancy rate was 2.1 percent of all Poway dwelling units in 2010 and 0.9 percent in
2018 (Table 2-17). This is a decrease in units for sale and for rent. The majority of the observed
increase in vacancy rate since 2010 took place among dwelling units rented or sold, but not
occupied (0.7 percent in 2010 and 1.6 percent in 2018) or for those listed as “Other Vacant” (0.4
percent in 2010 and 1.2 percent in 2018). The trend suggests an increase in the availability of
unspecified vacant housing as well as an increase in unoccupied rented and sold properties.
Seasonal, recreational, or occasional use properties decreased from 0.7 percent in 2010 to 0.5
percent in 2018.
Table 2-17
Poway Unit Vacancy and Rate by Tenure
2010 and 2018
Vacant Units 2010 2018
Number Percent Number Percent
For Rent 204 1.2% 100 0.6%
For Sale Only 144 0.9% 48 0.3%
Rented or Sold, Not Occupied 124 0.7% 265 1.6%
For Seasonal, Recreational, or Occasional Use 117 0.7% 87 0.5%
For Migrant Workers 0 0.0% 0 0.0%
Other Vacant 73 0.4% 199 1.2%
Total Vacant Units 662 4.0% 699 4.2%
Effective Vacancy Rate -- 2.1% -- 0.9%
Source: American Community Survey (ACS) 2006-2010 and 2014-2018 (Table ID B25004).
Notes: The effective vacancy rate is calculated by dividing the combined number of dwelling units for rent and sale
by the total number of dwelling units.
From 2010 to 2018, single-family housing vacancy rates remained constant at 3 percent and
multi-family housing slightly increased from 6.9 percent to 8.9 percent. Mobile home and other
housing, on the other hand, decreased from 8.1 percent to 3.7 percent (Table 2-18). One
measure of the balance between the supply and demand for housing is the effective vacancy rate,
which indicates the actual percentage of year-round housing units available for sale or rent at a
given time, excluding seasonal housing, second homes, and other unoccupied units that are not
on the market for sale or rent. The effective vacancy rate in Poway was low in 2010 at 2.1 percent,
but it decreased even further in 2018 to 0.9 percent, due to a decrease in the number of dwelling
units for rent or for sale.
For the 6th Cycle RHNA, HCD assumed the region would have a balanced housing market with a
five percent vacancy rate. Because the region had a 2.48 percent vacancy rate at the time the
RHNA was adopted, HCD applied a vacancy adjustment to the RHNA adding additional housing
units to the needs for the region to account for the low vacancy rates. The adjustment is the
difference between the standard 5 percent vacancy rate and the County’s current vacant rate
based on the 2012-2016 ACS data. This equated to an additional 2.52 percent increase in the
RHNA for the region or 31,500 additional housing units that were distributed amongst the
jurisdictions in the San Diego region as a part of the RHNA.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-16
Table 2-18
Poway Vacancy Rate by Housing Type
Housing Type 2010 2018
Single family 3.1% 3.2%
Single family (1
unit, detached) 3.3% 3.3%
Single family (1
unit, attached) 0.0% 2.4%
Multifamily 6.9% 8.9%
2 to 4 units 0.0% 0.0%
5 to 9 units 0.0% 11.9%
10 units or more 9.7% 10.7%
Mobile home and
other 8.1% 3.7%
Total housing units 3.5% 4.2%
Source: American Community Survey (ACS)
2006-2010 and 2014-2018. Notes: Structure
type for 2010 is estimated using proportions from
the 2006-2010 American Community. Size of
dwelling units in multi-family for 2010 was not
reported in ACS 2006-2010.
4. Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems (cost burden and
overcrowding) in a community. If housing costs are relatively high in comparison to household
income, there will be a correspondingly higher prevalence of housing cost burden and
overcrowding. This section summarizes the cost and affordability of the housing stock to Poway
residents.
The data contained in Tables 2-19 and 2-20 include housing values and home sales values.
Housing values represent a point-in-time value of the property and based on data collected by
the County Tax Assessor office for individual properties. Home sales values are based on sales
price transactions. The values in these tables are also expressed in either median (described as
the numeric value separating the higher half of a sample, from the lower half) or average
(described as the mean of a set of numbers, or distribution) number values. Table 2-19 includes
median housing value and Table 2-20 includes average homes sales value.
Homeownership Market
The number of homes sold in the $300,000 to $499,999 range decreased by 27 percent between
2010 and 2018 in Poway (Table 2-19). The number of homes sold increased in the over $500,000
categories by 8.3 percent in the $500,000 to $999,999 range and by 13.7 percent in the over
$1,000,000 range denoting the rising home prices during this time period since the recession. By
2018, the number of homes sold in the $500,00 to $999,999 range represented a significant
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-17
majority amongst other categories at 54.9 percent of homes in Poway. The median housing value
rose from $606,000 in 2010 to $658,200 in 2018, a modest gain of 8.6 percent.
Table 2-19
Poway Housing Value 2010 and 2018 by Number of Homes Sold
Housing Value 2010 2018 Change
Number Percent Number Percent Number Percent
Less than $150,000* 767 6.3% 496 4.3% -271 -35.3%
$150,000 to $199,999* 136 1.1% 114 1.0% -22 -16.2%
$200,000 to $299,999* 327 2.7% 242 2.1% -85 -26%
$300,000 to $499,999* 3,209 26.4% 2,332 20.0% -877 -27.3%
$500,000 to $999,999* 5,909 48.6% 6,397 54.9% 488 8.3%
$1,000,000 or more* 1,813 14.9% 2,062 17.7% 249 13.7%
Total (selected owner-
occupied units) 12,161 100.0% 11,643 100.0% -518 -4.3%
Median housing value
(nominal dollars) $606,000 658,200 $52,200 8.6%
Source: American Community Survey 2006-2010 and 2014-2018.
Notes: Ranges are in nominal dollars, not adjusted for inflation (2009 dollars for ACS).
Home sales values in Poway averaged $840,154 as of January 2021, which was higher than all
inland jurisdictions in San Diego County (Table 2-20). Prices almost doubled since 2011
($448,750).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-18
Table 2-20
Average Home Sales Values by Jurisdiction 2021
Jurisdiction Value
Carlsbad $997,720
Chula Vista $689,361
Coronado $2,026,284
Del Mar $2,603,926
El Cajon $610,001
Encinitas $1,296,533
Escondido $614,769
Imperial Beach $684,984
La Mesa $671,598
Lemon Grove $565,507
National City $513,098
Oceanside $622,547
Poway $840,154
San Diego $741,195
San Marcos $671,848
Santee $612,751
Solana Beach $1,591,322
Vista $625,694
Source: Zillow Home Value Index January
2021, www.zillow.com.
High home prices in Poway can be explained by the community’s many desirable characteristics
as well as the City’s prevalence of lower density/larger lot zoning and construction of custom
homes which is due largely because of limitations related open space preservation, habitat
impacts, and construction within the Very High Fire Hazard Area. A June 2020 analysis by
Homeadvisor.com estimates that the cost per square-foot for builders ranges between $126 and
$250 for new homes and, higher, between $252 and $626 per square-foot, for custom and luxury
homes. The regional building costs per square-foot for construction ranges between a low-rise
building are $365, $413 for a mid-rise building, and $554 for a high-rise building (Table 2-21).
Table 2-21
Building Cost per Square Foot (Regional Average)
2020
Low-rise Mid-Rise High-Rise
Cost $365 $413 $554
Source: Cumming (2020) US Construction Costs Per Square
Foot.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-19
Rental Market
From 2010 to 2018, there was a 12.5 percent decrease in the number of renter-occupied units,
from 4,714 to 4,123 (Table 2-22). In 2010, 61.2 percent of rents were above $1,500. By 2018,
the percentage decreased to 49 percent, while the number of rents between $1,000 and $1,499
remained constant. The median rent, in nominal dollars, rose 14.6 percent in Poway from 2010
to 2018 to $1,534 per month. However, more recently, mean market rents increased from 2011
to 2021 by 59 percent for one-bedroom units and by 44 percent for two-bedroom units (Table 2-
23).
Table 2-22
Poway Contract Rent 2010-2018
Rent 2010 2018 Change
Number Percent Number Percent Number Percent
Less than $500 108 2.3% 292 7.1% 184 170.4%
$500 to $999 242 5.1% 400 9.7% 158 65.3%
$1,000 to $1,499 1,413 30.0% 1,219 29.6% -194 -13.7%
$1,500 to $1,999 1,444 30.6% 813 19.7% -631 -43.7%
$2,000 or more 1,444 30.6% 1,208 29.3% -236 -16.3%
No cash rent 63 1.3% 191 4.6% 128 203.2%
Total (renter-occupied units) 4,714 100.0% 4,123 100.0% -591 -12.5%
Median contract rent
(nominal dollars) $1,339 $1,534 $195 14.6%
Source: American Community Survey 2006-2010 and 2014-2018.
Notes: Ranges are in nominal dollars, not adjusted for inflation (2009 dollars).
Table 2-23
Poway Mean Market Rents by Bedroom Type
2011 to 2021
Bedroom Type 2011 2021 Change
One bedroom $1057 $1683 +59%
Two or more bedroom $1391 $2006 +44%
Source: forrent.com 2011 and 2021; Zillow.com 2021. Note: Rents
compared and averaged amongst four complexes.
Online data resources were also used to understand the current rental housing market in Poway
(Table 2-24). Websites were searched in February and March 2021 and rental price information
was collected for eight apartment complexes within Poway that were available for rent. Studio
units rented for $1,348 to $1,598 per month within one apartment complex. One-bedroom units
rented for $1,592 to $2,013 per month amongst seven comparable complexes. Two-bedroom
apartment units rented for $1,750 to $2,583 per month amongst six comparable complexes.
There were no three-bedroom units shown to be available.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-20
Table 2-24
Poway Available Apartment Rental Rates (Monthly)
February-March 2021
Apartment Complex Rental
Price
Parkview Village Apartments
1 BR $1625
Olive Tree Apartments
1 BR $1700-
$1800
Scripps Poway Villas
1 BR $1855
2 BR $2045-
$2155
Canary Palms
1 BR $1850
2 BR $2145
Sofi Poway
1 BR $2013
2 BR $1819-
$1961
La Privada Valle Apartments
1 BR $1592
2 BR $1822-
$1850
Legacy Hills
Studio $1348-
$1598
1 BR $1720-
$1877
2 BR $1877-
$2583
Pomerado Garden Apartments
2 BR $1750
Source: forrent.com, March 2021; Zillow.com,
February 2021.
Housing Affordability by Household Income
The affordability of housing is usually expressed as a percentage of one’s gross income.
Most government agencies define affordability to mean that a household spends no more
than 30 percent of its gross income from all household members on housing costs.
Housing costs typically include monthly rent or mortgage payment, monthly utilities, and
(for homeowners) insurance, property taxes, and association fees (if any). Although this
30 percent rule-of-thumb is the most widely used measure of affordability, loan
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-21
underwriters, rental property owners, and others may use additional factors in evaluating
a household’s ability to afford housing. These factors may include the ratio of long-term
debt to income, unreimbursed medical expenses (particularly recurring expenses), and
other financial obligations that impact a household’s ability to devote a defined share of
its income to housing costs. Taken together, this information can generally show who
can afford what size and type of housing and indicate the type of households most likely
to experience overcrowding and overpayment. A summary of household income for
2012-2016 is provided below (Table 2-25). It shows the tenure of the household
(Owner/Renter) and the income level.
Table 2-25
Poway Number of Households by Tenure and Income Level (HAMFI)
2012-2016
Income
Category
Owner Renter Total
Number Owner
Percent
Percent
of Total Number Renter
Percent
Percent
of Total Number Percent
of Total
Extremely Low 635 5.5% 4% 745 17.9% 4.7% 1.380 8.7%
Very Low 680 5.8% 4.3% 720 17.3% 4.6% 1,400 8.9%
Low 1,155 9.9% 7.3% 890 21.4% 5.6% 2,045 13%
Moderate 955 8.2% 6% 495 11.9% 3.1% 1,450 9.2%
Above
Moderate 8,210 70.6% 52% 1,315 31.6% 8.3% 9,525 60.3%
Total 11,630 100.0% 73.6% 4,165 100.0% 26.4% 15,795 100.0%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2012-16.
Notes: HAMFI is defined as HUD's Area Median Family Income (HAMFI) and is calculated based on the median income
for a metropolitan area, assuming that the income is for 4-person household. HAMFI is the median family income
calculated by HUD for each jurisdiction, in order to determine Fair Market Rents (FMRs) and income limits for HUD
programs. HAMFI will not necessarily be the same as other calculations of median incomes (such as HCD’s State Income
Limits), due to a series of adjustments that are made. State HCD revises its income limits compared to the HAMFI to
reflect certain adjustments per State law and to update HCD’s income limit levels established for California’s moderate
and above moderate-income households. HAMFI is adjusted for family size. Income Categories include: Extremely Low
Income (less than or equal to 30% of HAMFI), Very Low Income (greater than 30% but less than or equal to 50%); Low
Income (greater than 50% but less than or equal to 80% of the HAMFI); Moderate Income (greater than 80% but less than
or equal to 100% of the HAMFI); Above Moderate Income (greater than 100% of HAMFI).
The percentage of extremely low-, very low-, and low-income households in Poway is 30.6
percent (Table 2-26). This figure is less than the region as whole (45.6 percent).
Table 2-26
Extremely Low-, Very Low-, & Low-Income Households Compared with Region
2012-2016
Number Percent
Poway 4,825 30.6%
Region 502,825 45.6%
Source: Comprehensive Housing
Affordability Strategy (CHAS)
2012-2016.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-22
The Federal Department of Housing and Urban Development (HUD) conducts annual household
income surveys nationwide to determine a household’s eligibility for federal housing assistance.
Based on this survey, the California Department of Housing and Community Development (HCD)
developed income limits that can be used to determine the maximum price that could be
affordable to households in the upper ranges of their respective income categories. Households
in the lower end of each category can afford less by comparison than those at the upper end.
HCD estimated the 2020 San Diego County Area Median Income (AMI) to be $92,700 for a family
of four. The market-affordability of the City’s housing stock for each income group is discussed
below:
Extremely Low-Income Households: Extremely low-income households earn less than or equal
to 30 percent of the AMI.
Very Low-Income Households: Very low-income households are classified as those earning
between 30 and 50 percent or less of the AMI. For purposes of the RHNA, Extremely Low-Income
and Very Low-Income categories are combined to only be the Very Low-Income category.
Low-Income Households: Low-income households earn 51 to 80 percent of the AMI.
Moderate-Income Households: Moderate-income households earn up to 120 percent of the
AMI.
Above Moderate-Income Households: Above moderate-income households earn above 120
percent of the AMI.
Based on the range of prices and median sales prices for single-family homes and condominiums
in Poway, all income categories, even many above-moderate income households, face limited
choices in purchasing a home in the City. Depending on household size and the number of
bedrooms required, even above moderate-income households earning as much as twice the
median household income may face difficulties in finding adequately size homes to purchase that
are affordable.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-23
5. Overpayment
A household is considered to overpay for housing if it spends more than 30 percent of its gross
income on housing. Problems of housing cost burden occur when housing costs rise faster than
incomes and/or when households are forced to pay more than they can afford for housing of
adequate size, condition, and amenities to meet their needs. The prevalence of overpayment
often varies by income, tenure, household type, and household size.
The percentage of Poway households which overpaid for housing was at 33.7 percent by 2016
(Table 2-27). Overpayment affected 11.9 percent of renter households and 21.7 percent of owner
households. Overpayment was more prevalent among households in the above moderate-
income category, making up 8.6 percent of total households, 8.1 percent of which were owner
households. The rest of the income categories of owner households had overpayment rates
between 2.9 and 4.4 percent. Very low-income renter households had the highest overpayment
rate of 3.7 percent compared to other renter households similar to that of the low income and
extremely low-income categories. These rates steadily decreased with an increase in income
category to 0.5 percent (the above moderate-income category percentage).
Table 2-27
Poway Households Overpaying for Housing by Income Level and Tenure
Income Category Renter Owner Total
Number Percent Number Percent Number Percent
Extremely Low 565 3.5% 530 3.4% 1095 6.9%
Very Low 590 3.7% 470 3.0% 1060 6.7%
Low 485 3.1% 695 4.4% 1180 7.5%
Moderate 160 1.0% 460 2.9% 620 3.9%
Above Moderate 85 0.5% 1280 8.1% 1365 8.6%
Total 1885 11.9% 3435 21.7% 5320 33.7%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2012-16.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-24
6. Overcrowding
Overcrowding, defined as more than one person per room, increased to 4.2 percent in 2018, up
from two percent in 2010. Similarly, severe overcrowding, defined as more than 1.5 persons per
room, increased to 1.3 percent in 2018, up from 0.6 percent in 2010 (Table 2-28). The California
Department of Finance estimated 3.08 persons per household in Poway in 2019.
Table 2-28
Poway Overcrowding in Households (Occupants per Room)
2006-2010 and 2014-2018
Households ACS 2006-2010 ACS 2014-2018
Number Percent Number Percent
1.00 occupant per room or less 15,672 98.0% 15,096 95.8%
1.01 to 1.50 occupants per room 228 1.4% 458 2.9%
1.51 or more per room 98 0.6% 212 1.3%
Total 15,998 100.0% 15,766 100.0%
Source: American Community Survey 2006-2010 and 2014-2018.
Notes: Overcrowding is defined as a unit being occupied by 1.01 persons or more per room.
The incidence of overcrowded and severely overcrowded households can lead to neighborhood
deterioration due to the intensive use of individual housing units leading to excessive wear and
tear, and the potential cumulative overburdening of community infrastructure and service
capacity. Furthermore, overcrowding in neighborhoods can lead to an overall decline in social
cohesion and environmental quality. Such decline can often spread geographically and impact
the quality of life and the economic value of property and the vitality of commerce within a city.
The combination of lower incomes and high housing costs result in many households living in
overcrowded housing conditions.
According to SANDAG’s 6th Cycle Regional Housing Needs Assessment Plan, HCD used the
2012-2016 ACS to determine the rate of overcrowding in the San Diego region when making its
RHNA Determination. HCD then compared the San Diego region’s overcrowding rate (6.43% of
all households) to the national rate (3.34% of all households). To address the needs of
overcrowding in the region, HCD’s RHNA Determination included an overcrowding adjustment of
3.09%, which added 38,700 housing units to the regional housing need to alleviate overcrowding
in the region. Therefore, this factor has already been accounted for in the RHNA allocations by
jurisdiction.
7. Age and Condition of Housing
Homes that are 30 years old or older are generally at the greatest risk of being substandard and/or
subject to deterioration associated with improper maintenance and repair. Homes with the
greatest need for rehabilitation or replacement are likely to be: 1) older mobile homes, 2)
multifamily rental housing constructed prior to 1970, and 3) single-family homes constructed prior
to 1960 and occupied by lower-income households. Homes in potential need of replacement are
most likely to be mobile homes built before 1960 and other housing constructed prior to 1940. In
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-25
2018, 76.4 percent of the housing stock in Poway was over 30 or around 30 years old, with 55.9
percent over 40 or around 40 years of age (Table 2-29).
Table 2-29
Poway Age of Housing
Year Structure Built Number Percent
2000 or later 1,623 9.9%
1990 to 1999 2,298 14.0%
1980 to 1989 3,351 20.4%
1970 to 1979 5,733 34.8%
1960 to 1969 2,100 12.8%
1950 to 1959 1,085 6.6%
1949 or earlier 275 1.7%
Total Housing Units 16,465 100.0%
Source: American Community Survey 2014-2018.
The City has not conducted a housing condition survey to estimate the number of housing units
needing rehabilitation or replacement. Because nearly 80 percent of the City’s housing was built
since 1970, Poway is not likely to have a significant housing rehabilitation or replacement need
in the immediate future. The need for rehabilitation or replacement of older residences at the end
of the current planning period will become greater. Dwelling units that have building materials
such asbestos and lead-based paints as well as failing plumbing fixtures are the most likely to
require rehabilitation or replacement in the coming years. The City has evaluated selected
characteristics related to existing housing conditions collected from the 2014-2018 American
Community Survey including occupied housing units without complete plumbing facilities, kitchen
facilities or telephone service. Additional data was reviewed from the City building permit records
over the last five years pertaining to additions, remodels or replacement of kitchen, bathroom or
other plumbing facilities within a dwelling unit. The City analyzed this data and estimates that
approximately one and one-half percent of existing dwelling units currently need rehabilitation or
replacement.
For the 6th Cycle RHNA, HCD applied a replacement adjustment of 0.5 percent to total housing
stock based on the current 10-year annual average percent of demolitions, applied to length of
the projection period. Data is from the San Diego County local government housing survey
reports to the Department of Finance. This equated to an additional 0.5 percent increase in the
RHNA for the region or 6,255 additional housing units that were distributed amongst the
jurisdictions in the San Diego region as a part of the RHNA.
C.Employment Trends
Employment has an important impact on housing needs. Incomes associated with different jobs
and the number of workers in a household determine the type and size of housing a household
can afford. In some cases, the types of employment themselves can affect housing needs and
demand (such as in communities with military installations, college campuses, and large amounts
of seasonal agriculture). Employment growth typically leads to strong housing demand, while
employment contractions lead to a decline in housing demand.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-26
The three largest occupational categories employing Poway’s Labor Force are Manufacturing
(12.3 percent), Professional, Scientific, Management, and Administration (15.6 percent), and
Educational, Social, and Health Services (22.7 percent) (Table 2-30). The industries with the
largest gains in residents in Poway were Agriculture, Forestry, and Mining (364.3 percent), Art,
Entertainment, Recreation, Accommodations, and Food (28.8 percent), and Educational, Social,
and Health Services (19.5 percent). The industries with the largest losses of Poway residents
were Wholesale Trade (-55 percent), Construction (-29.4 percent), and Armed Forces (-26.9
percent).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-27
Table 2-30
Poway Employment Profile (Labor Force)
Industry 2010 2018 Change
Number Percent Number Percent Number Percent
Agriculture, forestry,
mining 14 0.1% 65 0.3% 51 364.3%
Construction 1,872 7.3% 1,322 5.7% -550 -29.4%
Manufacturing 3,090 12.1% 2,868 12.3% -222 -7.2%
Wholesale trade 1,163 4.6% 523 2.2% -640 -55.0%
Retail trade 2,275 8.9% 2,414 10.4% 139 6.1%
Transportation,
warehousing, and utilities 868 3.4% 1,017 4.4% 149 17.2%
Information and
communications 469 1.8% 479 2.1% 10 2.1%
Finance, insurance, and
real estate 1,841 7.2% 1,458 6.3% -383 -20.8
Professional, scientific,
management, and admin 3,892 15.2% 3,624 15.6% -268 -6.9%
Educational, social, and
health services 4,413 17.3% 5,273 22.7% 860 19.5%
Art, entert., rec., food, and
accommodations 1,880 7.4% 2,421 10.4% 541 28.8%
Other services 1,135 4.4% 910 3.9% -225 -19.8%
Public administration 977 3.8% 884 3.6% -93 -9.5%
Armed forces 249 1.0% 182 0.5% -67 -26.9%
Unemployed 1,402 5.5% 1,408 5.7% 6 0.43%
Total 25,540 100.0% 24,848 100.0% -692 -2.7%
Source: ACS 2006-2010 and 2014-2018.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-28
According to the California Employment Development Department, management occupations are
the highest paid occupations in the San Diego region, while food preparation, service-related, and
farming, fishing, and forestry are the lowest paid (Table 2-31).
Table 2-31
Average Yearly Salary by Occupation
San Diego Region
Occupations Mean Annual Wage
Management $131,550
Legal $125,772
Computer and Mathematical $101,629
Architecture and Engineering $98,760
Healthcare Practitioners and Technical $97,702
Life, Physical, and Social Science $86,073
Business and Financial Operations $80,510
Education, Training, and Library $66,335
Arts, Design, Entertainment, Sports, Media $61,635
Total all occupations $59,401
Protective Service $58,798
Construction and Extraction $58,011
Community and Social Services $57,077
Installation, Maintenance, and Repair $53,025
Sales and Related $43,543
Office and Administrative Support $43,266
Production $42,499
Healthcare Support $38,858
Transportation and Material Moving $38,450
Building, Grounds Cleaning, Maintenance $33,718
Farming, Fishing, and Forestry $32,871
Personal Care and Service $31,530
Food Preparation and Serving-Related $30,209
Source: California Employment Development Department (1st Quarter 2019).
Compared to the larger San Diego Region, the occupational composition of Poway has a greater
percentage of residents with higher yearly average salaries relative to the County. Poway’s
existing jobs to housing ratio is at 1.42, moderately higher than the San Diego Region as whole,
which is at 1.36 as of 2018 (Table 2-32).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-29
Table 2-32
Existing and Projected Jobs/Housing Ratio Compared to Region
2018 and 2035
Existing (2018) Projected (2035)*
Jobs Housing
Units Ratio Jobs Housing
Units Ratio
Poway 23,440 16,465 1.42 35,708 17,685 2.02
Region 1,638,224 1,204,884 1.36 1,769,938 1,394,783 1.27
Source: American Community Survey 2014-2018; SANDAG Series 13 Regional Growth
Forecast.
According to SANDAG’s Regional Growth Forecast, Poway’s jobs/housing ratio will rise to 2.02
in 2035, while the San Diego Region’s jobs/housing ratio will drop to 1.27. This shows that
housing unit production will grow faster than jobs in the next decade for the region, but vice versa
for Poway. Nearly all of Poway’s 23,440 jobs in 2018 were civilian, non-military jobs (Table 2-33).
Table 2-33
Poway Total Jobs by Place of Work, 2018
Job Type Number
Civilian 23,258
Military 182
Total 23,440
Source: American Community
Survey 2014-2018
The occupations of Poway residents are not necessarily an accurate indicator of the City’s local
economy, the types of employers and jobs they offer, and the pay levels of these jobs. Because
Poway seeks to provide housing opportunities for individuals who work in the City, it is important
to understand who these workers might be and their income levels. According to the City of
Poway, the Poway Business Park, a 700-acre complex, is the largest employment center in the
City with over 500 businesses and more than 21,000 employees. Larger employers in the City
include General Atomics Aeronautical Systems Inc., First American Credco, Geico, Teledyne,
Delkin Devices, and SYSCO Food Services. SANDAG’s 2021 Regional Plan identifies where
employment centers are in the region and what industries are located there. The Poway Business
Park is identified as a Tier 3 employment center with 21,575 employees or 1.4 percent of the
region’s jobs.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-30
D. Housing Needs
1. Regional Housing Needs Allocation
The California Department of Housing and Community Development (HCD) has determined that
the San Diego County regional fair-share of the statewide forecasted growth for the 6th housing
element cycle, 2020-2029, is 171,685 units. As described in the Executive Summary, the region’s
priorities for growth have changed. San Diego Forward: The 2015 Regional Plan sets a strategy
for sustainability that focuses housing and job growth in urban areas where there is existing and
planned transportation infrastructure, protecting the environment and helping ensure the success
of smart growth land use policies by preserving sensitive habitat and open space, and addressing
the housing needs of all economic segments of the population. State law requires SANDAG’s
housing unit allocation further multiple objectives. In addition to the existing requirements to
promote infill development and improve the regional jobs/housing relationship, new legislation
requires the allocation to reduce greenhouse gases (GHGs) and provide a more equitable
distribution of housing units that furthers fair housing for all persons regardless of race, religion,
sex, marital status, ancestry, national origin, color, familial status, or disability, and other
characteristics protected by FEHA. and overcomes patterns of discrimination. Poway was
assigned a future housing need of 1,319 units for the 2020-2029 housing element cycle,
representing 0.8 percent of the total regional housing need. Of the 1,319 units allocated to the
City, Poway must plan for units affordable to all income levels (Table 2-34).
Table 2-34
Regional Housing Needs Assessment (RHNA)
6/30/20-04/15/2029
Poway
Percent
of Total1 Region
Percent of
Total2
Total housing units 1,319 100% 171,685 100%
Very Low3 468 35.5% 42,332 24.7%
Low 268 20.3% 26,627 15.5%
Moderate 241 18.3% 29,734 17.3%
Above Moderate 342 25.9% 72,992 42.5%
1SANDAG Final RHNA for the City of Poway 2HCD RHNA Determination for the San Diego region
350% to be Extremely Low Income Note: Income categories are based on Area Median Income (AMI) and include:
• Extremely Low Income (generally less than or equal to 30% of the AMI);
• Very Low Income (generally greater than 30% and less than or equal to 50% of the
AMI);
• Low Income (generally greater than 50% and less than or equal to 80% of the AMI);
• Moderate Income (generally greater than 80% and less than 120% of the AMI); and
• Above-Moderate Income (generally greater than 120% of the AMI).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-31
2. Special Needs Groups
Some segments of the population may have more difficulty than others in finding decent,
affordable housing due to their special needs. Special circumstances may be related to one’s
employment and income, family characteristics, disability, and household characteristics, among
other factors. Consequently, certain residents in Poway may experience a higher prevalence of
housing overpayment, overcrowding, or other housing problems. “Special needs” groups include
the following: senior-headed households, single-parent households, large households, persons
with disabilities, agricultural workers, students, and persons experiencing homelessness (Table
2-35). This section provides a detailed discussion of the housing needs facing each particular
group as well as programs and services available to address their housing needs.
Table 2-35
Special Needs Groups Compared to Region
Special Needs Group Poway San Diego
County
# % # %
Senior-Headed Households (65+) 1,021 6.5% 98,272 8.8%
Single-Parent Households 1,143 7.3% 92,411 8.2%
Large Households 2,238 14.2% 132,588 11.8%
Persons with Disabilities 5,022 10.2% 314,897 9.8%
Agricultural Workers* 65 0.3% 13,471 0.9%
College/Graduate Students 3,751 27.2% 296,600 34.0%
Persons Experiencing
Homelessness 9 <1% 8,102 <1%
Source: ACS 2014-2018; and San Diego Regional Task Force on the Homeless, 2019.
*Based on ACS estimate for number employed in agriculture, forestry, fishing, hunting,
and mining occupations.
Households including Seniors
Households including seniors often have special needs due to their relatively low incomes,
disabilities or limitations, and dependency needs. The population over 65 years of age is
considered senior and has four main concerns:
(1) Income: People over 65 are usually retired and living on a fixed income;
(2) Health Care: Because the elderly have a higher rate of illness, health care is
important;
(3) Transportation: Many seniors use public transit; and
(4) Housing: Many live alone and rent.
Specific housing needs of the senior population include housing design that meets accessibility
needs, smaller units, affordable housing, supportive housing (such as intermediate care facilities),
group homes, and other housing that includes a planned service component. The limited income
of many senior persons often makes it difficult for them to find affordable housing. Table 2-36
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-32
shows that 8,109 persons were age 65 and over in Poway in 2019. This accounted for about 16
percent of residents, which is higher compared to the other cities shown and the regional average.
Table 2-36
Senior Population
Poway and Surrounding Jurisdiction, 2019
Jurisdiction Total
Population Age 65+1 Percent Age
65+
Escondido 151,300 17,975 11.9%
Poway 49,701 8,109 16.3%
San Diego 1,409,573 176,057 12.5%
San Marcos 95,355 12,202 12.8%
Santee 57,797 7,815 13.5%
Vista 100,686 9,688 9.6%
San Diego
Region 3,316,073 446,771 13.5%
Source: American Community Survey 2019.
1Civiian Noninstitutionalized Population.
In 2019, about 32 percent of the City’s households included someone 65 years or older. Of these
households, 19 percent were single-person households with someone 65 years or older. Many
seniors experience various disabilities and self-care limitations. Approximately 34 percent of
Poway’s senior population identified one or more disabilities in 2019 according to the American
Community Survey. According to the California Department of Social Services, in March 2021,
Poway was home to 18 State licensed assisted living facility for seniors. Licensed community
care facilities serving six or fewer persons are permitted by right in all residential zones. Facilities
serving more than six persons are conditionally permitted.
Three of Poway’s apartment complexes (Brookview Village, Los Arcos Senior Apartments, and
Apollo Apartments) provide affordable housing for seniors (230 total units).
Single-Parent Households
Single-parent households require special consideration and assistance because of their greater
need for day care, health care, and other facilities. Female-headed households with children in
particular tend to have lower incomes, thus limiting housing availability for this group.
Approximately 7.3 percent of Poway’s family households were headed by single parents in 2018,
the large majority of which were headed by females (61.8 percent) (Table 2-37). However, single
fathers increased by 2.8 percent from 2010 to 2018, while single mothers decreased by 27.1
percent.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-33
Table 2-37
Poway Households by Type and Presence of Children Under 18
2010-2018
Households
2010 2018 Change 2000-2010
Number Number Numeric
Change
Percent
Change
Family households 12,940 12,890 -50 -0.4%
Married couple family 10,523 10,548 25 0.2%
Married couple family, with children 5,051 4,589 -462 -9.1%
Other family, with children 1,393 1,143 -250 -18.0%
Male householder, no wife 742 776 34 4.6%
with children 425 437 12 2.8%
without children 317 339 22 6.9%
Female householder, no husband 1,675 1,566 -109 -6.5%
with children 968 706 -262 -27.1%
without children 707 860 153 21.6%
Nonfamily households 3,188 2,876 -312 -9.8%
Householder living alone 2,469 2,123 -346 -14%
Other nonfamily households 719 753 34 4.7%
Total households 16,128 15,766 -362 -2.2%
Source: US Census 2010 and American Community Survey 2014-2018.
Large Households
Large households (with five or more members) are identified as a group with special housing
needs based on the limited availability of adequately sized, affordable housing units. Large
households are often of lower income, frequently resulting in the overcrowding of smaller dwelling
units and, in turn, accelerating unit deterioration. Most Owner households had sizes of two
persons, with 27.3 percent. Similarly, approximately eight percent of renter households had sizes
of just two persons, making it the largest category of all renter households (Table 2-38). With
owner and renter numbers combined, a two-person household was also the most common with
35.3 percent.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-34
Table 2-38
Poway Household Size by Tenure
2014-2018
Household Size Owner Renter Total
Number Percent Number Percent Number Percent
1-person 1,381 8.8% 742 4.7% 2,123 13.5%
2-person 4,307 27.3% 1,266 8.0% 5,573 35.3%
3-person 2,205 14.0% 828 5.3% 3,033 19.2%
4-person 2,263 14.4% 536 3.4% 2,799 17.8%
5-person 990 6.3% 559 3.5% 1,549 9.8%
6-person 318 2.0% 75 0.5% 393 2.5%
7+ person 179 1.1% 117 0.7% 296 1.9%
Total 11,643 73.8% 4,123 26.2% 15,766 100.0%
Source: American Community Survey 2014-2018.
Large households (with five or more members) make up 14.2 percent of households within the
City of Poway (Table 2-39).
Table 2-39
Poway Number of Large Households
2014-2018
Household Size Number Percent
4+ person 5,037 31.9%
5+ person 2,238 14.2%
Source: American Community Survey 2014-2018.
Because over 51 percent of the City’s housing stock has three or more bedrooms, and because
only 14.2 percent of Poway households are large households, Poway’s housing stock is adequate
to meet the needs of larger households (Table 2-40). However, lower income large renter-
households may have greater difficulty securing adequately sized units than other large renter-
households. To accommodate the housing needs of distressed lower-income large households,
the City allows for 1,500 square-foot ADU’s with no limit on bedrooms, 300 square-feet more than
State requirements and larger than other jurisdictions allow in the region.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-35
Table 2-40
Poway Median Household Income by Household Size
2014-2018*
Household Size Number
1 person $42,321
2 person $103,442
3 person $120,781
4 person $145,245
5 person $110,906
6 person $114,568
7+ person $104,583
Median Household Income $105,732
Source: American Community Survey 2014-2018.
* In 2018 inflation-adjusted dollars
Owner occupied households make up 73.8 percent of the household stock, and renter occupied
households the other 26.2 percent. The most common household size by owners is four
bedrooms, making up 32.6 percent of the household stock. Renter occupied households are
typically smaller, with two bedrooms making up the largest share with 10 percent of the household
stock (Table 2-41).
Table 2-41
Poway Household Stock by Number of Bedrooms
2014-2018
Households Owner Renter Total
Number Percent Number Percent Number Percent
No bedroom 39 0.2% 120 0.8% 159 1.0%
1-bedroom 34 0.2% 733 4.6% 767 4.9%
2-bedroom 838 5.3% 1,583 10.0% 2,421 15.4%
3-bedroom 4,200 26.6% 1,233 7.8% 5,433 34,5%
4-bedroom 5,133 32.6% 406 2.6% 5,539 35.1%
5+ bedroom 1,399 8.9% 48 0.3% 1,447 9.2%
Total 11,643 73.8% 4,123 26.2% 15,766 100.0%
Source: American Community Survey 2014-2018.
Persons with Disabilities
Disability is a physical or mental condition that substantially limits one or more major life activity.
Physical disabilities can hinder access to housing units of conventional design, as well as limit
the ability to earn adequate income.
Updated data on disabilities is available from the 2014-2018 American Community Survey for
Poway. The ACS currently defines six types of disabilities: hearing difficulty, vision difficulty,
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-36
cognitive difficulty, self-care difficulty, ambulatory difficulty, and independent living difficulty.
Respondents who report any one of the six disability types are considered to have a disability. A
more detailed description of each disability sourced from the Census website is provided below:
• Hearing difficulty: Deaf or having serious difficulty hearing (DEAR).
• Vision difficulty: Blind or having serious difficulty seeing, even when wearing glasses
(DEYE).
• Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty
remembering, concentrating, or making decisions (DREM).
• Self-care difficulty: Refers to a condition that restricts ability to dress, bathe, or get around
inside the home.
• Ambulatory difficulty: Having difficulty bathing or dressing (DDRS).
• Independent living difficulty: Because of a physical, mental, or emotional problem, having
difficulty doing errands alone such as visiting a doctor’s office or shopping (DOUT).
Approximately 10.2 percent of Poway residents had a disability according to the 2014-2018
American Community Survey. The ACS tallied the number of disabilities by type for residents
with one or more disabilities; a person may have more than one disability. Among the disabilities
tallied, 12.9 percent were hearing disabilities, 8.4 percent were vision disabilities, 18.5 percent
were cognitive disabilities, 11.9 percent were self-care disabilities, 28.5 percent were ambulatory
disabilities, and 19.7 percent were independent living disabilities (Table 2-42).
Table 2-42
Poway Disability Status
2014-2018
Disability by Age and Type
Disabilities Tallied
Under 18
years
18 to 64
years
65 years
and over Total Total (%)
Hearing difficulty 33 403 846 1,282 12.9%
Vision difficulty 23 357 452 832 8.4%
Cognitive difficulty 366 747 725 1,838 18.5%
Self-care difficulty 78 280 823 1,181 11.9%
Ambulatory difficulty 19 950 1,864 2,833 28.5%
Independent living difficulty* -- 656 1,304 1,960 19.7%
Overall 519 3,393 6,014 9,926 100.0%
Source: American Community Survey 2014-2018.
*Tallied only for persons 18 years and over.
Of the 49,251 people in Poway where disability status can be determined, 10.2 percent have a
disability, and 90.9 percent of those are 19 and older (Table 2-43).
Senate Bill 812 requires that the Housing Element discuss the housing needs of persons with
disabilities, including developmental disabilities. Many developmentally disabled persons can live
and work independently within a conventional housing environment. The City contacted the San
Diego Regional Center (SDRC) and requested current available information. The SDRC reported
that in 2012, a total of 235 disabled residents living in Poway were serviced.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-37
Table 2-43
Poway Disability Status by Age
2014-2018
Number Percent of Total
Total population* 49,251 --
No disability 44,229 90.0%
With a disability (all ages 5+) 5,022 10.2%
With a disability (ages 18+) 4,566 9.3%
Source: American Community Survey 2014-2018.
Notes: * Population for whom disability status is identified.
A recent change in State law requires that the Housing Element discuss the housing needs of
persons with developmental disabilities. As defined by federal law, “developmental disability”
means a severe, chronic disability of an individual that:
•Is attributable to a mental or physical impairment or combination of mental and physical
impairments;
•Is manifested before the individual attains age 22;
•Is likely to continue indefinitely;
•Results in substantial functional limitations in three or more of the following areas of major
life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e)
self- direction; f) capacity for independent living; or g) economic self- sufficiency; and
•Reflects the individual’s need for a combination and sequence of special, interdisciplinary,
or generic services, individualized supports, or other forms of assistance that are of
lifelong or extended duration and are individually planned and coordinated.
The Census does not collect or report statistics for developmental disabilities and no other source
is known to have this data for Poway. Many developmentally disabled persons can live and work
independently within a conventional housing environment. More severely disabled individuals
require a group living environment where supervision is provided. The most severely affected
individuals may require an institutional environment where medical attention and physical therapy
are provided. Because developmental disabilities exist before adulthood, the first issue in
supportive housing for the developmentally disabled is the transition from the person’s living
situation as a child to an appropriate level of independence as an adult. Four factors –
affordability, design, location, and discrimination – significantly limit the supply of housing
available to households of persons with disabilities. The most obvious housing need for persons
with disabilities is housing that is adapted to their needs. Most single-family homes are
inaccessible to people with mobility and sensory limitations. Housing may not be adaptable to
widened doorways and hallways, access ramps, larger bathrooms, lowered countertops, and
other features necessary for accessibility. The cost of retrofitting a home often prohibits
homeownership, even for individuals or families who could otherwise afford a home. Few lenders
and/or programs will combine mortgage financing with affordable financing for accessibility
improvements. Furthermore, some providers of basic home buying services do not have offices
or materials that are accessible to people with mobility, visual, or hearing impairments.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-38
Location of housing is also an important factor for many persons with disabilities, as they often
rely upon public transportation. Furthermore, the 2020 San Diego Regional Analysis of
Impediments to Fair Housing Choice prepared by the San Diego Fair Housing Resources Board
concluded: “Discrimination against persons with disabilities continues to be the largest category
of complaints HUD receives each year…”
Services are typically provided by both public and private agencies. State and federal legislation
mandates that a specified proportion of units in new or rehabilitated multi-family apartment
complexes be accessible to individuals with limited physical mobility. Incorporating ‘barrier-free’
design in all, new multi-family housing (as required by California and Federal Fair Housing laws)
is especially important to provide the widest range of choices for residents with disabilities.
Agricultural Workers
Agricultural workers are traditionally defined as persons whose primary incomes are earned
through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields,
processing plants, or support activities on a generally year-round basis. When workload
increases during harvest periods, the labor force is supplemented by seasonal labor, often
supplied by a labor contractor. For some crops, farms may employ migrant workers, defined as
those whose travel distance to work prevents them from returning to their primary residence every
evening.
Determining the true size of the agricultural labor force is problematic. For instance, the
government agencies that track farm labor do not consistently define farm-workers (e.g. field
laborers versus workers in processing plants), length of employment (e.g. permanent or
seasonal), or place of work (e.g. the location of the business or field). There are no agricultural
businesses in Poway. According to the 2014-2018 American Community Survey, only 65
residents of Poway were employed in agriculture, forestry, fishing, hunting, and mining
occupations.
Pursuant to the State Employee Housing Act (Section 17021.5 and 17021.6 of the Health and
Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a
group quarters or 12 units or spaces designed for use by a single-family or household is permitted
by right in an agricultural land use designation. Any employee housing providing
accommodations for six or fewer employees shall be deemed a single-family structure within a
residential land use designation, according to the Employee Housing Act. Employee housing for
six or fewer persons is permitted wherever a single-family residence is permitted. To comply with
State law no conditional use permit, variance, or other permit can be required for employee
housing that is not required for a single-family residence in the same zone.
The City has no agricultural zones. The City’s Zoning Ordinance permits agricultural uses in all
residential zoning districts. The City amended the Zoning Ordinance in 2017 to add a definition
for agricultural housing as well as clarify the provision for agricultural worker housing in the City’s
residential zones pursuant to State law.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-39
Students
Poway is located in a region with numerous community colleges and universities. Closest to
Poway are Miramar Community College (eight miles), California State University at San Marcos
(19 miles), Palomar Community College (20 miles), San Diego State University (20 miles), and
Grossmont Community College (22 miles),
Approximately 7.5 percent of Poway residents were enrolled in college in 2018, which is slightly
lower than the proportion of college students Countywide (8.9 percent). San Diego State
University and the University of California San Diego are the largest universities in the San Diego
region, with both having approximately 33,000-35,000 students. San Diego State University
provides housing for an estimated 3,500 of enrolled students, whereas the University of California,
San Diego provides housing for an estimated 14,569 of enrolled students. Typically, students
have low incomes and therefore can be impacted by a lack of affordable housing, which can often
lead to overcrowding within this special needs group.
Many State and federal programs are not available to students. However, City housing programs
designed to expand affordable rental housing opportunities in the City will help expand housing
options for students.
Persons Experiencing Homelessness
With the long-lasting recession, homelessness is a persistent issue in the San Diego region.
However, budget cuts at the federal, State, and local levels have impaired the ability of local
governments in addressing the needs of persons experiencing homelessness.
Section 65583(a)(7) of the Government Code mandates that municipalities address the special
needs of persons experiencing homelessness within their jurisdictional boundaries.
“Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD),
describes an individual (not imprisoned or otherwise detained) who:
• Lacks a fixed, regular, and adequate nighttime residence; and
• Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to provide temporary
living accommodations (including welfare hotels, congregate shelters, and
transitional housing for the mentally ill);
o An institution that provides a temporary residence for individuals intended to be
institutionalized; or
o A public or private place not designed for, or ordinarily used as, a regular sleeping
accommodation for human beings.
This definition does not include persons living in substandard housing, unless it has been officially
condemned; persons living in overcrowded housing (for example, doubled up with others);
persons being discharged from mental health facilities (unless the person was homeless when
entering and is considered to be homeless at discharge); or persons who may be at risk of
homelessness (for example, living temporarily with family or friends).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-40
Assessing a region’s population of persons experiencing homelessness is difficult because of the
transient nature of the population. The Regional Task Force on the Homeless (RTFH) is San
Diego County’s leading resource for information on issues of homelessness. RTFH is a
public/private effort to build a base of understanding about the multiple causes and conditions of
homelessness.
Based on information provided by individual jurisdictions, the majority of the persons experiencing
homelessness in the region is estimated to be in the urban areas, but a sizeable number of
persons experiencing homelessness make their temporary residence in rural areas (Table 2-44).
RTFH compiles data from a physical Point-In-Time (PIT) count of sheltered (emergency and
transitional) and persons experiencing homelessness on the street. The 2018 RTFH Count
provided a statistically adjusted population of fifteen persons experiencing homelessness in
Poway making up 0.2 percent of the total for the San Diego County.
Table 2-44
Persons Experiencing Homelessness - Population by Jurisdiction
2018 SHELTERED UNSHELTERED
CITY ES SH TH SUBTOTAL INDIV V* H* SUBTOTAL TOTAL % OF
TOTAL1
ESCONDIDO 87 8 53 148 154 51 58 263 411 4.8%
POWAY 0 0 0 0 5 10 0 15 15 0.2%
SAN
MARCOS
0 0 0 0 15 45 2 62 62 0.7%
SANTEE 0 0 0 0 18 2 26 46 46 0.5%
TOTAL 87 8 53 148 192 108 86 386 534 6.2%
*MULTIPLIED BY 2 IN TOTAL UNSHELTERED COLUMN TO ACCOUNT FOR SURVEY SAMPLE
METHODOLOGY ERROR TOTAL 534
SOURCE: San Diego Regional Task Force on the Homeless, 2018
ES – Emergency Shelter, SH – Safe Haven, TH – Transitional Housing, Indiv – Individual,
V – Cars/Trucks/Vans, H – Hand-Built Structure
1Percentage of Total of the San Diego County Region.
3. Disproportionate Needs
The US Census Bureau developed the Comprehensive Housing Affordability Strategy (CHAS) for
HUD to provide detailed information on housing needs by income level for different types of
households. These data are based on the 2012-2016 CHAS and are displayed in Table 2-45.
The CHAS details the following housing problems: 1) units with physical defects (lacking a
complete kitchen or bathroom); 2) overcrowded conditions (housing units with more than one
person per room); 3) housing cost burden, including utilities, exceeding 30 percent of gross
income; or 4) severe housing cost burden, including utilities, exceeding 50 percent of gross
income.
The types of problems vary according to household income, type, and tenure. Some highlights
include:
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-41
• Overall, 35.3 percent of all households experienced some type of defined housing
problem;
• Roughly 81.5 percent of extremely low-income households and 77.1 percent of very low-
income households experienced housing problems;
• About 49.3 percent of all renters and 30.2 percent of all owners experienced housing
problems; and
• The percentage of both owners and renters experiencing housing problems decreases
with every increase in income level.
Table 2-45
Poway Number of Households with Defined Housing Problems by Tenure and Income
2012-2016
Income
Category
Owner Renter Total Problems Problem Percent Percent of Total Problems Problem Percent Percent of Total Problems Problem Percent Percent of Total Extremely
Low (0-30%
AMI) 535 84.3% 3.4% 590 79.2% 3.7% 1,125 81.5% 7.1%
Very Low
(31-50%
AMI) 475 69.9% 3.0% 605 84.0% 3.8% 1,080 77.1% 6.8%
Low (51-
80% AMI) 690 60.0% 4.4% 520 58.4% 3.3% 1,210 59.2% 7.7%
Moderate
(81-100%
AMI)
465 48.7% 2.9% 200 40.4% 1.3% 665 45.9% 4.2%
Above
Moderate
(100+% AMI)
1,35
0 16.4% 8.5% 140 10.6% 0.9% 1,490 15.6. 9.4%
Total 3,51
5 30.2% 22.3% 2,055 49.3% 13.0% 5,570 35.3% 35.3%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2012-16.
Notes: Housing problems include, but are not limited to, 1 or more of the 4 housing unit problems: units with physical defects
(lacks complete kitchen or plumbing facilities); overcrowded conditions (has more than 1 person per room); housing cost
burden (including utilities, exceeding 30 percent of gross income); and severe housing cost burden (including utilities
exceeding 50 percent of gross income).
Notes: HAMFI is defined as HUD's Area Median Family Income (HAMFI) and is calculated based on the median income for
a metropolitan area, assuming that the income is for 4-person household. HAMFI is the median family income calculated
by HUD for each jurisdiction, in order to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI
will not necessarily be the same as other calculations of median incomes (such as HCD’s State Income Limits), due to a
series of adjustments that are made. State HCD revises its income limits compared to the HAMFI to reflect certain
adjustments per State law and to update HCD’s income limit levels established for California’s moderate and above
moderate-income households. HAMFI is adjusted for family size. Income Categories Include: Extremely Low Income (less
than or equal to 30% of HAMFI), Very Low Income (greater than 30% but less than or equal to 50%); Low Income (greater
than 50% but less than or equal to 80% of the HAMFI); Moderate Income (greater than 80% but less than or equal to 100%
of the HAMFI); Above Moderate Income (greater than 100% of HAMFI).
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-42
E. Affordable Housing Inventory
Market housing prices in Poway are often too high for lower income households to afford. In
many communities such as Poway, housing affordable to low- and moderate-income households
often requires governmental assistance. Because of its significance, this section identifies the
publicly assisted rental housing in Poway, evaluates the potential for those units to convert to
market rates during the current period, and analyzes the cost to preserve those units. In addition,
Section 8 vouchers are accepted amongst many housing developments within Poway. As of
March 2021, Poway had 13 assisted housing developments that provided 840 affordable housing
units, two of which are under construction (Table 2-46).
Table 2-46
Inventory of Assisted Housing
Project Name Assisted
Units
Funding
Source
Earliest Date of
Conversion
# Units
At Risk
Poway Villas Apartments 59 Tax Credit,
Bonds 2067 0
Hillside Village 71 Tax Credit
(2001) 2097 0
Haley Ranch Estates 65
Redevelopment
Housing Set
Aside
Rents to remain in
perpetuity 0
Park View Terrace
Apartments 92 Tax Credit
(1997) 2092 0
Brookview Senior
Apartments 102 Tax Credit
(1999) 2095 0
Los Arcos 83 Multi-family
Revenue Bond 2032 0
Solara 56 Tax Credit
(2006) 2105 0
The Meadows (ownership) 33 Low Mod
(2009) 2050 0
Oak Knoll Villas 52 Tax Credit
(2009) 2064 0
Orange Gardens 52 Tax Credit
(2012) 2067 0
Brighton Place 77 Tax Credit
(2012) 2067 0
Villa De Vida
(under construction) 54
Home Fund,
PHA,
Vouchers,
Tax Credits,
Donations
2076 0
Apollo Senior Apartment
(under construction) 44
Tax-Exempt
Bonds,
Tax Credits
2076 0
Total Assisted Units 840 0
Source: City of Poway, 2021.
Note: Poway Housing Authority (PHA)
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-43
At-Risk Multifamily Units
State law requires that the City identify, analyze, and propose programs to preserve existing
affordable multi-family rental units that are eligible to convert to market rate uses due to
termination of subsidy contract, mortgage prepayment, or expiring use restrictions during the next
ten years. Thus, this at-risk housing analysis covers the period from January 1, 2021 through
December 31, 2030. Consistent with State law, this section identifies publicly assisted housing
units in Poway and analyzes their potential to convert to market rate housing uses.
Within the 2021-2030 “at-risk” housing analysis period, no properties are considered at risk of
converting to market-rate housing.
F. Affirmatively Furthering Fair Housing (AFFH)
According to AB 686, all housing elements passed after January 1, 2021 are required to
affirmatively further fair housing by including a fair housing assessment that analyzes and
addresses hindrances to fair housing choice. The bill defines affirmatively furthering fair housing
as “taking meaningful actions, in addition to combating discrimination, that overcome patterns of
segregation and foster inclusive communities free from barriers that restrict access to opportunity
based on protected characteristics.” Protected characteristics include race, color, religion, sex,
gender, gender identity, gender expression, sexual orientation, marital status, national origin,
ancestry, familial status, source of income, disability, or genetic information.
SANDAG’s Social Equity Analysis for the 2021 Regional Plan notes that it takes both land use
and transportation planning to fix historic inequities created by all levels of government and to
prioritize the ability to access basic needs and economic opportunities for those with the lowest
access. Initial performance results show a three-fold increase in social equity focused populations
(people with low-income, people of color, and seniors) living within one-half mile of a commuter
rail, light rail, or Rapid transit stop. While currently just 16 percent of low-income residents can
access Tier 1 employment centers in 30 minutes via transit, that number doubles by 2050 with
implementation of the Regional Plan.
As a member city of the San Diego Regional Alliance of Fair Housing (SDRAFH), the City of
Poway is committed to ensuring fair access to housing choice within the jurisdiction. SDRAFH’s
Draft San Diego Regional Analysis of Impediments (AI) to Fair Housing Choice for the years 2020-
2025 provides the basis for the City of Poway’s own analysis of fair housing. By using the AI,
among other data sources, the Housing Element identifies potential constraints to fair housing
choice within the Poway.
As part of the development of the FY 2020-25 AI, six community workshops were held in
communities throughout the County in October and November 2019 to gather input regarding fair
housing issues in the region. Key issues identified by participants, service providers, housing
professionals and various staff include:
• Experience with housing discrimination by protected classes,
• Issues and barriers to reporting housing discrimination incidents,
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Community Profile
April 2021 Housing Element Update | Page 2-44
• Barriers to access of housing in communities,
• Protected classes that need improved services,
• Misconceptions and misunderstandings about fair housing, and
• Importance of finding new ways to build community awareness about fair housing.
Additionally, residents throughout San Diego County were surveyed to learn more about fair
housing issues in each jurisdiction. The County received approximately 1,100 total individual
responses.
1. Impediments to Fair Housing
The AI identifies multiple potential impediments to fair housing choice within the City of Poway.
This includes linguistic isolation, which occurs when a significant language barrier impedes the
process of obtaining housing, particularly with regards to communicating with landlords, property
owners, real estate agents, and more. According to the AI, 42.6 percent of Poway residents who
speak a language other than English at home speak English less than “very well”. Although this
vulnerable population comprises 11.1 percent of the total population, potential hindrances to fair
housing choice still arise.
Another impediment to fair housing choice within the City included hate crimes, which are acts of
violence motivated by prejudice on the basis of race, religion, sexual orientation, or other grounds.
According to the AI, the City of Poway experienced three hate crimes from 2013 to 2018. Two
crimes were because of religious discrimination, and one was because of sexual orientation.
These crimes made up 0.6 percent of the total hate crimes within the San Diego region. In 2019,
a hate crime shooting in Poway made national news that was related to religious discrimination.
A region’s housing stock generally includes three categories: single-family dwellings, multi-family
dwellings, and other types of units such as mobile homes. According to AI, approximately 60
percent of housing units in the San Diego County region are single-family dwellings, with Poway
having a much larger proportion of this housing type in comparison to other cities like El Cajon
and Imperial Beach. In 2019, 79.1 percent of the housing stock in Poway were single-family
dwellings with 75.1 percent detached and 4.1 percent attached. There were also 16 percent multi-
family dwellings in Poway with 2.4 percent being 2 to 4 units and 13.6 percent having more than
five units within the residence.
On Table 2-47, the AI discovered that when looking at the lending outcomes by race/ethnicity and
income in San Diego County, White applicants at all income levels generally had the highest
approval rates. Similarly, high approval rates were recorded for Asian applicants, although there
was some variation by jurisdiction. Approval rates for Black and Hispanic applicants, however,
were well below the approval rates for White and Asian applicants in the same income group in
2012. These gaps had narrowed somewhat in 2017, but were still present. Specifically, Black
applicants consistently had the lowest approval rates compared to other racial/ethnic groups in
the same income groups.
However, it is essential to note that the AI’s analysis provides a more in-depth look at lending
patterns but does not explain any of the discrepancies observed. It notes how many factors can
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Community Profile
April 2021 Housing Element Update | Page 2-45
contribute to the availability of financing, including credit history, the availability and amount of a
down payment, and knowledge of the homebuying process. Home Mortgage Disclosure Act
(HMDA) data does not provide insight to these other factors.
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Community Profile
April 2021 Housing Element Update | Page 2-46
Table 2-47
Lending Patterns by Race/Ethnicity and Income
2012 to 2017
San Diego County Approved Denied Withdrawn /
Incomplete
2012 2017 2012 2017 2012 2017
WHITE
Low (0-49% AMI) 55.7% 41.6% 27.3% 30.4% 17% 27.9%
Moderate (50-79%
AMI) 65.2% 54% 17.3% 19.9% 17.5% 26%
Middle (80-119%
AMI) 69.8% 64% 13.3% 13.1% 16.8% 22.9%
Upper (>120% AMI) 70.9% 66.9% 11.8% 11.2% 17.4% 21.9%
Unknown / NA 75.3% 55.7% 9.6% 13.1% 15.1% 31.2%
BLACK
Low (0-49% AMI) 45.5% 31.7% 38.8% 49.2% 15.8% 19.1%
Moderate (50-79%
AMI) 54.9% 45.2% 24.7% 27.6% 20.5% 27.2%
Middle (80-119%
AMI) 61.6% 57.5% 19.3% 17.9% 19.1% 24.6%
Upper (>120% AMI) 60.6% 59.5% 19.9% 18.1% 19.5% 22.5%
Unknown / NA 74.3% 58.8% 9% 9.3% 16.7% 31.9%
HISPANIC
Low (0-49% AMI) 49.2% 30.7% 31.5% 38.1% 19.3% 31.2%
Moderate (50-79%
AMI) 57.5% 47.4% 21.7% 23.8% 20.8% 28.8%
Middle (80-119%
AMI) 62% 58.8% 18.4% 15.4% 19.6% 25.8%
Upper (>120% AMI) 63.1% 61.7% 16.2% 13.5% 20.7% 24.8%
Unknown / NA 68.9% 50% 12.7% 14.2% 18.4% 25.8%
ASIAN
Low (0-49% AMI) 47.4% 31.5% 34.6% 38.5% 17.9% 30%
Moderate (50-79%
AMI) 58.7% 51.7% 22.3% 22.7% 19% 25.6%
Middle (80-119%
AMI) 66.5% 58.8% 15.3% 16.5% 18.2% 24.7%
Upper (>120% AMI) 70% 63.7% 12.4% 12% 17.6% 24.3%
Unknown / NA 72.2% 48.8% 10% 12.3$ 17.8% 38.9%
Source: DRAFT 2020 San Diego Regional Analysis of Impediments to Fair Housing Choice.
2. Fair Housing Enforcement and Outreach Capacity
Currently, the Legal Aid Society of San Diego (LASSD) contracts with the City of San Diego to
provide fair housing services to most of the San Diego region, including the City of Poway. This
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Community Profile
April 2021 Housing Element Update | Page 2-47
includes fair housing outreach, education, and services for the rights of community groups and
tenants to increase awareness of their rights and the workings of the judicial system.
The purpose of fair housing testing is to determine if, and to what extent, discriminatory business
practices exist in apartment rental housing and related markets. According to the AI, HUD
maintains a record of all housing discrimination complaints filed in local jurisdictions. Between
2014 and 2018, on the basis for discrimination of fair housing, the City of Poway received a total
of five complaints and four cases. Two complaints were filed on the basis of disability
discrimination, two were filed for religious discrimination, and one was for gender discrimination.
When resolving the five cases, three resulted in a “No Cause Determination,” and one case was
withdrawn by the complaint after resolution.
Locally, for FY 2020-2021, the City of Poway allocated Community Development Block Grant
(CDBG) funds to perform the following referral services:
•Referral Services (211 San Diego); and
•Referral services and home share matching services for the elderly (Home Share and
Community Connections); and
In addition, the City refers complaints related to fair housing to San Diego Department of Housing
and Community Development.
3.Integration and Segregation Patterns and Trends
The Dissimilarity Indices are the most commonly used measure of segregation between two
race/ethnic groups, reflecting their relative distributions across neighborhoods (as defined as
Census Tracts). The index represents the percentage of the race/ethnic group that would have
to move to new neighborhoods to achieve perfect integration within the subject area, up to 100
percent. An index number above 60 is considered to show high similarity, many people of the
same group within an area, and a more segregated community. An index number of 40 to 50 is
considered moderate segregation, and values of 30 or below are considered low levels of
segregation.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced
by many factors. Individual choices can be a cause of segregation, with some residents choosing
to live among people of their own race or ethnic group. For instance, recent immigrants often
depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country.
Other factors, including housing market dynamics, availability of lending to different ethnic groups,
availability of affordable housing, and discrimination can also cause residential segregation.
Figure 2-1 shows the dissimilarity between each of the identified race and ethnic groups. The
White (not Hispanic or Latino) population within Poway shows an index score of 64.6 percent,
according to the 2019 U.S. Census population estimates. The score indicates that 64.6 percent
of this group would need to move out of the area in order to achieve perfect integration within
Poway as it relates to this race/ethnic group. Low levels of segregation within Poway are found
amongst the Hispanic or Latino (17.4 percent) group and the Asian alone (11.6 percent) group.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-48
Figure 2-1
Dissimilarity Index with Whites
Source: 2019 U.S. Census population estimates.
4. Racially or Ethnically Concentrated Areas of Poverty (RECAP)
In an effort to identify racially/ethnically-concentrated areas of poverty (RECAPs), HUD has
identified Census Tracts with a majority non-White population (greater than 50 percent) and has
a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the
metro/micro area, whichever threshold is lower. An analysis of racially and ethnically
concentrated areas of poverty is important because families who live in such neighborhoods
encounter challenges and stresses that hinder their ability to reach their full potential, and such
neighborhoods impose extra costs on neighboring communities and the region. In San Diego
County, there are RECAPs scattered in small sections of Escondido, El Cajon, La Mesa, Lemon
Grove, National City, and Chula Vista. Larger RECAP clusters can be seen in the
central/southern portion of the City of San Diego. Further analysis using the US Department of
Housing and Urban Developments RECAP GIS mapping tools confirms that all Census Tracts
within Poway have a RECAP value of 0, indicating that the Census Tracts within Poway do not
meet the defined parameters for a racially or ethnically concentrated area of poverty as defined
by HUD.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-49
Figure 2-2
Poverty Concentration Areas
Source: DRAFT 2020 San Diego Regional Analysis of Impediments to Fair Housing Choice.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-50
5. Disparities in Access to Opportunity
The UC Davis Center for Regional Change and Rabobank partnered to develop the Regional
Opportunity Index (ROI) intended to help communities understand local, social, and economic
opportunities. The goal of the ROI is to help target resources and policies toward people and
places with the greatest needs to foster thriving communities. The ROI incorporates both people
and place components, integrating economic, infrastructure, environmental, and social indicators
into a comprehensive assessment of the factors driving opportunities.
As shown in Figure 2-3 and Figure 2-4 below, the City of Poway is mostly classified as a high
opportunity zone. This indicates a high level of opportunities for people within Poway as well as
a high level of opportunities that Poway provides. While the majority of the Census Tracts within
the City are areas of high opportunities, there are two orange areas of low opportunity. While the
underlying methodology does not attach specific metrics to the color designations, it can be
inferred that these Census Tracts are measured at lower levels of opportunity than the other
Census Tracts within the City. The ROI Report for Poway notes air quality, health and
environment, and access to supermarkets as areas that would strengthen Poway’s ROI. As of
March, 2021, northern Poway’s (along Espola Road) closest supermarket is at Pomerado Road
and Espola Road, which is generally one to two miles from most of the two orange areas of low
opportunity and likely the cause for the “low” rating. Providing a supermarket within this area
would likely strengthen the ROI in these areas. As a part of The Farm in Poway project additional
recreational, retail, and restaurant opportunities will be introduced within these two orange areas.
It is also important to note that northern Poway is subject to many constraints and is largely within
Very High Fire Hazard Areas, biologically sensitive habitat areas, and open space resource areas
where low density residential is required.
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Community Profile
April 2021 Housing Element Update | Page 2-51
Figure 2-3
Regional Opportunity Index - Place
Source: UC Davis Center for Regional Change and Rabobank, 2014.
Note: Blue line represents City of Poway.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-52
Figure 2-4
Regional Opportunity Index - People
Source: UC Davis Center for Regional Change and Rabobank, 2014.
Note: Blue line represents City of Poway.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-53
Additionally, the Department of Housing and Community Development together with the California
Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to
provide research, evidence-based policy recommendations, and other strategic
recommendations to HCD and other related State agencies further the fair housing goals (as
defined by HCD). The Task force developed the TCAC/HCD Opportunity Area Maps to
understand how public and private resources are spatially distributed. The Task force defines
opportunities as pathways to better lives, including health, education, and employment. Overall,
opportunity maps are intended to display which areas, according to research, offer low-income
children and adults the best chance at economic advancement, high educational attainment, and
good physical and mental health.
According to the task force’s methodology, the tool allocates 20 percent of the Census Tracts in
each region with the highest relative index scores to the “Highest Resource” designation and the
next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent
of its total tracts as “Highest” or “High” resources. These two categories are intended to help
State decision-makers identify Census Tracts within each region where low-income families are
most likely to thrive, and where they typically do not have the option to live, but might, if given the
choice. As shown in Figure 2-5 below, most of Poway is classified as “High Resource,” with only
one area within the business park in the southern portion of Poway classified as “Moderate
Resource (Rapidly Changing).” Because the business park includes largely industrial uses,
including General Atomics, who manufactures the “Predator” spy planes, housing is not permitted
in the industrial zones and largely the reason for the moderate score. There is a limited number
of retailers and hoteliers in the business park, but no public transit despite petitions to SANDAG,
CALTRANS and MTS to include multi-modal corridors along Scripps Poway Parkway and the
Highway 67.
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Community Profile
April 2021 Housing Element Update | Page 2-54
Figure 2-5
TCAC/HCD Opportunity Area Map, Poway (2020)
Source: TCAC and HCD, 2020.
HUD developed the opportunity indicators to help inform communities about disparities in access
to opportunity. The scores are based on nationally available data sources and assess resident’s
access to key opportunity assets in the City. Table 2-48 and Table 2-49 provides the index scores
(ranging from 0 to 100) for the following opportunity indicator indices:
•Low Poverty Index: This index captures poverty in a given neighborhood. The poverty
rate is determined at the Census Tract level. The higher the score, the less exposure to
poverty in a neighborhood.
•School Proficiency Index: This index uses school-level data on the performance of 4th
grade students on State exams to describe which neighborhoods have high-performing
elementary schools nearby and which are near lower performing elementary schools. The
higher the score, the higher the school system quality is in the neighborhood.
•Labor Market Engagement Index: This index provides a summary description of the
relative intensity of labor market engagement and human capital in a neighborhood. This
index is based upon the level of employment, labor force participation, and educational
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Community Profile
April 2021 Housing Element Update | Page 2-55
attainment in a Census Tract. The higher the score, the higher the labor force participation
and human capital in a neighborhood.
• Transit Trips Index: This index is based on estimates of transit trips taken by a family
that meets the following description: a three-person single-parent family with income at 50
percent of the median income for renters for the region (i.e., the Core-Based Statistical
Area (CBSA)). The higher the score, the more likely residents in that neighborhood utilize
public transit.
• Low Transportation Cost Index: This index is based on estimates of transportation
costs for a family that meets the following description: a three-person single-parent family
with income at 50 percent of the median income for renters for the region/CBSA. The
higher the index, the lower the cost of transportation in that neighborhood.
• Job Proximity Index: This index quantifies the accessibility of a given residential
neighborhood as a function of its distance to all job locations within a region/CBSA, with
larger employment centers weighted more heavily. The higher the index value, the better
the access to employment opportunities for residents in a neighborhood.
• Environmental Health Index: This index summarizes potential exposure to harmful
toxins at a neighborhood level, where a neighborhood is a Census Block-Group. The
higher the index value, the less exposure to toxins harmful to human health. Therefore,
the higher the value, the better the environmental quality of a neighborhood.
In Table 2-48, the AI analysis indicates that access to opportunity is a somewhat substantial issue
within San Diego County and more so amongst minority groups. In San Diego County, Native
American, Black, and Hispanic residents were more likely (compared to other racial/ethnic
groups) to be impacted by poverty, limited access to proficient schools, and lower labor
participation rate. Black residents were most likely to reside in areas with the lowest
environmental quality levels, the lowest accessibility to employment centers, and the lowest cost
of transportation. Black and Asian residents scored highest as most likely to utilize public
transportation.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-56
Table 2-48
Opportunity Indicators by Race/Ethnicity – San Diego County
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
San Diego County
Total Population
White,
Non-
Hispanic
61.91 64.61 48.93 70.89 55.42 52.89 54.81
Black,
Non-
Hispanic
51.74 53.72 35.21 78.11 63.07 49.79 43.66
Hispanic 51.71 53.49 37.87 75.68 60.19 51.28 47.15
Asian or
Pacific
Islander,
Non-
Hispanic
65.75 64.96 55.06 78.19 59.63 51.68 47.98
Native
American,
Non-
Hispanic
50.41 48.00 31.93 54.60 47.68 56.76 67.85
Population Below Federal Poverty Line
White,
Non-
Hispanic
51.94 58.45 41.93 72.79 58.18 52.36 51.65
Black,
Non-
Hispanic
42.16 42.08 33.28 86.15 69.30 48.05 36.75
Hispanic 39.99 46.71 32.57 79.68 65.00 48.70 42.87
Asian or
Pacific
Islander,
Non-
Hispanic
60.01 60.14 48.58 75.21 59.26 51.72 50.68
Native
American,
Non-
Hispanic
45.10 37.12 34.42 64.82 54.52 51.65 57.91
Source: San Diego Regional Analysis of Impediments to Fair Housing 2020 Draft.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-57
These indicators were not provided for Poway in the AI, however, some of the background
analysis was. Table 2-49 shows that 6.7 percent of Poway’s population is below the federal
poverty and more so amongst Black or African American alone, Native American, and other
populations.
Table 2-49
Opportunity Indicator by Race/Ethnicity
Population Below Federal Poverty Line – City of Poway
Race/Ethnicity Total
Below Poverty
Rate Percent Below
Poverty Level
Population for
whom poverty
status is
determined
49,353 3,331 6.7%
White alone 37,575 2,390 6.4%
Black or African
American alone 607 55 9.1%
American Indian
and Alaskan
Native alone
461 219 47.5%
Asian alone 6,480 263 4.1%
Native Hawaiian
and Other
Pacific Islander
alone
18 0 0.0%
Some other
race alone 1,670 231 13.8%
Two or more
races 2,542 173 6.8%
Source: San Diego Regional Analysis of Impediments to Fair Housing 2020 Draft.
Note: Population is based on the data source.
Additionally, analysis within the AI shows in Poway, four of its 12 schools (33 percent) are Title I
Schools. Title I schools help low-achieving children meet state standards in core academic
subjects. These schools coordinate and integrate resources and services from Federal, State,
and local sources. To be considered for Title 1 school funds, at least 40 percent of the students
must be considered low-income.
Also, commutes for over 40 percent of Poway residents were shown to be greater than 30 minutes
(over 5 percent had commutes greater than one hour). Due to the limited transit routes and limited
jobs within a 30-minute trip (15,312 jobs) in Poway, only 1.29 percent of Poway residents used
public transit. Poway’s transit performance score was roughly half of other cities noted in the AI
with 432 transit trips within a half mile of the City and only two transit routes within a half mile of
the City.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-58
When considering labor market participation, the AI shows that the unemployment rates of the
Urban County show that Poway had slightly lower unemployment rates (2.2 percent) than overall
San Diego County (2.8 percent) in 2017.
According to the AI, “the California Office of Environmental Health Hazard Assessment (OEHHA)
developed a screening methodology to help identify California communities disproportionately
burdened by multiple sources of pollution called the California Communities Environmental Health
Screening Tool (CalEnviroScreen). In addition to environmental factors (pollutant exposure,
groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors
(seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes
into consideration socioeconomic factors. These factors include educational attainment, linguistic
isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people
of color and lower socioeconomic status to environmental pollutants.” The Urban County’s
CalEnviroScreen scores by census tract in Poway ranges from 3.73 to 16.25 amongst the 10
census tracts in Poway which are low in comparison to low- and moderate-income areas as shown
on Figure 2-6. High scoring communities tend to be more burdened by pollution from multiple
sources and most vulnerable to its effects, taking into account their socioeconomic characteristics
and underlying health status. As expected, the areas indicated as having higher EnviroScreen
scores generally matched the geographic distribution of minorities, low- and moderate-income
persons, and poverty concentrations.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-59
Figure 2-6
Environmental Exposure
Source: San Diego Regional Analysis of Impediments to Fair Housing 2020 Draft.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-60
6. Disproportionate Housing Needs
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is
consistent with its duty to affirmatively further fair housing. The site identification requirement
involves not only an analysis of site capacity to accommodate the RHNA, but also whether the
identified sites serve the purpose of replacing segregated living patterns with truly integrated and
balanced living patterns, transforming racially and ethnically concentrated areas of poverty into
areas of opportunity. The analysis of disproportionate housing needs within Poway evaluated
existing housing need, need of the future housing population, units within the community at-risk
of converting to market-rate, and integrating communities for balanced living patterns and areas
of opportunity.
The City’s future growth need is based on the RHNA production of 468 very low income, 268 low
income units within the 2020 to 2029 planning period for the 6th cycle. Figure 2-7 shows that both
existing and proposed affordable units are well dispersed throughout the community and do not
present a geographic barrier to obtaining affordable housing. As shown, the majority of the City
is constrained because of areas within the Very High Fire Hazard Area, the Habitat Conservation
Plan Mitigation area, the Proposition FF (voter approval for higher density) area, and areas within
the Open Space Resource Management (OS-RM) zone. While some of these constrained areas
allow for low density single-family residences, much of the area is preserved open space.
However, because of the prevalence of large lot single-family residences, these constrained areas
present an opportunity to construct ADUs and JADUs within these low density areas (PC-1, PC-
2, PC-3, PC-4, PC-6, RS-2, RS-4, RR-A, RR-B, RR-C, PRD-1, PRD-2, and PRD-3 zones). It’s
important to note that many of these constrained areas have limited or no access to sewer or
water and are missing essential services and access to employment centers, transit, commercial
retailers with grocers, medical services, community facilities and services like libraries and senior
centers, and parks, etc. While the ADU’s will help further fair housing, they are largely away from
essential services and areas of opportunity.
For the period June 30, 2020 thru February 11, 2021, the City issued building permits for 23
ADUs. This is 24 percent of the total unit constructed during this same timeframe. Averaged
throughout the over eight-year planning cycle, this equates to 326 prospective ADUs anticipated
during the 6th housing element cycle in areas anticipated to further fair housing. Development of
ADUs after the adoption of the updated ADU regulations in accordance with State Law in late
2019 equated to approximately double the number of ADUs being permitted. The City also
adopted regulations allowing for larger, up to 1,500 square-foot ADUs to accommodate large
families in need of housing. In addition, based on comparable analysis, ADUs are anticipated to
be affordable to low- and moderate-income households as discussed in the 2020 General Plan
Annual Progress Report. In particular, larger ADUs that are two or more bedrooms were found
to be affordable to low-income households. As shown in Figures 2-8, 2-9, and 2-10, the inclusion
of ADUs in these low-density areas will help further fair housing and allow the City to continue to
become more inclusive.
In addition to ADU, Figures 2-8, 2-9, and 2-10 show that the Proposed RHNA sites were carefully
placed to help further fair housing by placing housing required for the RHNA in either an area that
is more predominantly White or that is of lower income which continues to encourage inclusion
within the City.
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Community Profile
April 2021 Housing Element Update | Page 2-61
Figure 2-7
Existing and Proposed Affordable Housing Locations in Poway
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-62
Figure 2-8 shows the proposed candidate sites to meet the very low and low income RHNA for
Poway (Proposed RHNA) in relation to the location of residents of Hispanic origin. As shown, the
Proposed RHNA sites are predominantly located in areas with a low or moderate percent of
residents of Hispanic Origin. Similarly, the Prominent ADU areas are also located in areas with
a low percent of residents of Hispanic Origin. These objectives for the affordable sites inventory
will help proposed very low and low income RHNA candidate sites coupled with prospective ADU
sites within Prominent ADU Areas to be located in areas in need of inclusion and will help further
fair housing and are well dispersed throughout the City and will not further concentrate low- and
moderate-income residents.
Figure 2-9 shows the Proposed RHNA sites in relation to the location of Non-White residents. As
shown, none of the Proposed RHNA sites are located in areas with a high percent of Non-White
residents and are predominately located in areas of low and moderate concentrations of Non-
White residents. Similarly, the Prominent ADU areas are also located in areas with a low percent
of Non-White residents. These objectives for the affordable sites inventory will help proposed
very low and low income RHNA candidate sites coupled with prospective ADU sites within
Prominent ADU Areas to be located in areas in need of inclusion and will help further fair housing
and are well dispersed throughout the City and will not further concentrate low- and moderate-
income residents.
Figure 2-10 shows the Proposed RHNA sites in relation to the location of Low/Moderate (LMI)
block groups within the City of Poway. The LMI block groups represent areas with the highest
concentration of low- and moderate-income residents within the City. As shown, the Proposed
RHNA sites are predominantly located in areas not within LMI block groups despite historic trends
showing the majority of existing affordable housing units are located within these LMI block
groups. Similarly, the Prominent ADU areas are also located in areas not within LMI block groups.
These objectives for the affordable sites inventory will help proposed very low and low income
RHNA candidate sites coupled with prospective ADU sites within Prominent ADU Areas to be
located in areas in need of inclusion and will help further fair housing and are well dispersed
throughout the City and will not further concentrate low- and moderate-income residents.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-63
Figure 2-8
Candidate Sites – Ethnicity Analysis
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-64
Figure 2-9
Candidate Sites – Racial Analysis
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-65
Figure 2-10
Candidate Sites – Low/Moderate Income Block Group Analysis
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-66
7. Displacement Risk
There are no units currently at-risk of converting to market-rate within the next 26 years. The City
has a past history of successfully negotiating extensions with the owners of existing affordable
units to allow units to remain affordable for long time periods through different funding methods.
Many units within the City are designated affordable in perpetuity. Based on this, there is not a
displacement risk associated with the City’s current affordable housing stock. None of the
housing strategy sites (Proposed RHNA in Figure 2-7) contain existing housing with deed
restricted low-income tenants who will be displaced if the sites redevelop. This is discussed
further in the Site Analysis of the Residential Sites Inventory in Chapter 4. To the extent that
there is existing housing, all housing must be replaced under the City's Zoning Ordinance and SB
330's replacement housing provisions (Government Code Section 66300). SB 330 also provides
relocation payments to existing low-income tenants. The State has also adopted just cause
eviction provisions and statewide rent control to protect tenants from displacement.
The potential for economic displacement risk can result from a variety of factors, including large-
scale development activity, neighborhood reinvestment, infrastructure investments, and changes
in local and regional employment opportunity. Economic displacement can be an inadvertent
result of public and private investment, where individuals and families may not be able to keep
pace with increased property values and market rental rates. While the City acknowledges that
economic displacement can be a factor in reducing opportunity, there is not sufficient data sources
nor any current studies that analyze the extent to which economic displacement is occurring in
Poway, the causes of displacement, if it is occurring, and specific actions to address these
potential risks. As discussed in Table 2-27, over one-third of household are overpaying for
housing. Almost twice the number of owners are overpaying compared to renters. This suggests
that rentals are more affordable then ownership units. Table 2-23 shows rents have increased
by 59 and 44 percent for one- and two or more-bedroom apartments between 2011 and 2021.
Conversely, Table 2-9 shows household income Poway has only increase by less than one
percent over a similar 10-year span, 2010 to 2020. This shows that housing costs continue to
increase at a significantly higher rate than the incomes. To combat this trend, the San Diego
region accepted the maximum possible RHNA allocation for this 6th housing element cycle to help
build sufficient housing to bring down housing costs and to boost the economy with construction
jobs. The City of Poway was allocated its equitable share of the RHNA based on the chosen
methodology for distribution.
8. Socioeconomic Comparison Between the City of Poway and San Diego County
According to the 5-year ACS, in 2018, households in Poway have a median annual income of
$105,732, which is $30,832 more than the County of San Diego, $74,900. One potential reason
behind this wage gap could be because the County is made up of 18 cities with median household
incomes ranging from $38,849 (National City) to $157,446 (Del Mar). The racial/ethnic wage gap
between Whites and non-Whites, specifically Hispanics, could also be an issue. In both the City
and County, the top three highest average salaries are given to Asians, Whites, and those with
two or more races, respectively. In Del Mar and Poway, the cities had low Hispanic populations,
7.28% and 18.1% respectively, and high median income levels. This contrasts with National City,
a city with a Hispanic population of 63.8%, who had the lowest income levels within the County.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-67
In the County of San Diego, the three largest ethnic groups in order are White (Non-Hispanic),
White (Hispanic), and Asian. In the City of Poway, the three largest ethnic groups in order are
White (Non-Hispanic), Asian, and White (Hispanic). After comparing the Hispanic population in
the City and County, interestingly San Diego County’s Hispanic population continues to slowly
grow each year at a similar rate with the City of Poway.
With Whites being the largest population in the City and County, the racial group was more likely
to experience more significant impacts than other groups. They were the most common
racial/ethnic group living below the poverty line in Poway and San Diego County. Approximately
403,000 out of the 3.22 million living in the County of San Diego are unhoused, and the largest
demographic living in poverty is women aged 25-34. Approximately 3,260 out of the 49,300 living
in the City of Poway are unhoused, and the largest demographic living in poverty is women aged
55-64. One hypothesis as to why women were more likely to be unhoused was because, in the
City and County, women made approximately $16,000 less than their male counterparts. Poway’s
2018 median property value was $658,000 while San Diego’s was $606,200.
Summary Assessment of Contributing Factors to Fair Housing Issues
Regional Contributing Factors to Fair Housing Issues
The AI identifies the following regional impediments to fair housing within jurisdictions in San
Diego County:
• Fair housing information needs to be disseminated through many media forms to reach
the targeted groups;
• Hispanics and Blacks continue to be under-represented in the homebuyer market and
experience large disparities in loan approval rates;
• County Housing Choice Voucher holders tend to be concentrated in El Cajon and National
City;
• Housing choices for special needs groups, especially persons with disabilities and seniors,
are limited;
• Fair housing enforcement activities, such as random testing, are limited;
• Patterns of racial and ethnic concentration exist in the region; and
• Access to opportunity is a somewhat substantial issue within San Diego County and more
so amongst minority groups. In San Diego County, Native American, Black, and Hispanic
residents were more likely (compared to other racial/ethnic groups) to be impacted by
poverty, limited access to proficient schools, and lower labor participation rate. Black
residents were most likely to reside in areas with the lowest environmental quality levels,
the lowest accessibility to employment centers, and the lowest cost of transportation.
Black and Asian residents scored highest as most likely to utilize public transportation.
The AI also identified jurisdiction-specific impediments. The AI identified impediments specific to
Poway. The AI stated zoning amendments are needed to comply with State law related to density
bonuses, accessory dwelling units, and emergency shelters, Low Barrier Navigation Centers
(LBNC), transitional and supportive housing, and farmworker employee housing.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-68
Local Contributing Factors to Fair Housing Issues in Poway
As discussed previously in this Chapter’s fair housing analysis, the contributing factors to fair
housing issues in Poway are listed below. These contributing factors are listed in order of priority
by the City, from highest contributing factor to lowest contributing factor, to assist the City in
furthering fair housing for all persons regardless of race, religion, sex, marital status, ancestry,
national origin, color, familial status, or disability, and other characteristics protected by FEHA..
Thereafter, factors not found to contribute to fair housing issues in Poway are listed in no particular
order.
Local Contributing Factors to Fair Housing Issues in Poway
1. Poway’s proportion of non-Hispanic White is higher compared to that of the San Diego
region, with 64 percent compared to 44 percent, however, trends show that Poway is
becoming more inclusive (Table 2-6). The non-Hispanic White population decreased from
2000 to 2020 by 5,236 persons in Poway (from 77 percent to 64 percent), whereas, during
the same duration, the region only experienced a three percent decrease. Many nearby
cities even had increases in non-Hispanic White population over the same time period.
Between 2000 and 2020, Poway experienced a large increase in the Hispanic or Latino
population, but there were also marginal increases in the Other or Two or More Race
category and the Asian or Pacific Islander populations. Poway’s Hispanic or Latino
population is 19.3 percent for 2020 (up from 10.4 percent in 2000), with the region having
36.1 percent (up from 26.7 percent). The African American population decreased slightly
by 3.8 percent within the region during the same time period, but increased in Poway
(three percent).
2. Poway’s White (not Hispanic or Latin) racial or ethnic group scored higher than 60 on the
dissimilarity index, indicating that this group is identified as a segregated group. A
segregated group has a larger disparity or separation in statistical populations for any one
race/ethnic group in comparison to regional averages. Figure 2-1 shows the dissimilarity
between each of the identified race and ethnic groups. The White (not Hispanic or Latino)
population within Poway shows an index score of 64.6 percent, according to the 2019 U.S.
Census population estimates. Low levels of segregation within Poway are also found
amongst the Hispanic or Latino (17.4 percent) group and the Asian alone (11.6 percent)
group.
3. Table 2-49 shows that 6.7 percent of Poway’s population is below the federal poverty level
and more so amongst Black or African American alone, Native American, and other
populations.
4. As discussed in Table 2-27, over one-third of households in Poway are overpaying for
housing. Almost twice the number of owners are overpaying compared to renters. This
suggests that rentals are more affordable then ownership units. Table 2-23 shows rents
have increased by 59 and 44 percent for one- and two or more-bedroom apartments
between 2011 and 2021. Conversely, Table 2-9 shows household income in Poway has
only increase by less than one percent over a similar 10-year span, 2010 to 2020.
5. Figure 2-7 shows that both existing and proposed affordable units are well dispersed
throughout the community and do not present a geographic barrier to obtaining affordable
housing. As shown, the majority of the City is constrained because of areas within the
Very High Fire Hazard area, the Habitat Conservation Plan Mitigation area, the Proposition
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-69
FF (voter approval for higher density) area, and areas within the Open Space Resource
Management (OS-RM) zone. While some of these constrained areas allow for low density
single-family residences, much of the area is preserved open space. However, because
of the prevalence of large lot single-family residences, these constrained areas present
an opportunity to construct ADUs and JADUs. Approximately 325 prospective ADUs are
anticipated to be constructed during the 6th housing element cycle in areas anticipated to
further fair housing. With ADUs and the adoption of the Poway Road Specific Plan, the
City has the ability to meet the anticipated future affordable housing needs of the
community. However, it’s important to note that many of the constrained areas have
limited or no access to sewer or water and are missing essential services and access to
employment centers, transit, commercial retailers with grocers, medical services,
community facilities and services like libraries and senior centers, and parks, etc. While
the ADU’s will help further fair housing by integrating multi-family uses in single-family
residential areas, most prospective ADU sites are away from essential services and areas
of opportunity. Conversely, the PRSP area is surrounded by essential services and is
considered an ideal area of opportunity. The proposed affordable sites within the PRSP
from Table 4-4 coupled with ADUs are dispersed throughout the community to further fair
housing for all persons regardless of race, religion, sex, marital status, ancestry, national
origin, color, familial status, or disability, and other characteristics protected by FEHA.
6. Commutes for over 40 percent of Poway residents were shown to be greater than 30
minutes (over 5 percent had commutes greater than one hour). Due to the limited transit
routes and limited jobs within a 30-minute trip (15,312 jobs) in Poway, only 1.29 percent
of Poway residents used public transit. Poway’s transit performance score was roughly
half of other cities noted in the AI with 432 transit trips within a half mile of the City and
only two transit routes within a half mile of the City.
7. The AI identifies Poway experienced three hate crimes from 2013 to 2018. Two crimes
were because of religious discrimination, and one was because of sexual orientation.
These crimes made up 0.6 percent of the total hate crimes within the San Diego region.
In 2019, a hate crime shooting in Poway made national news that was related to religious
discrimination.
8. The AI identifies linguistic isolation impediments where 42.6 percent of Poway residents
who speak a language other than English at home speak English less than “very well”.
Although this vulnerable population comprises 11.1 percent of the total population within
the City, potential hindrances to fair housing choice still arise.
9. The AI discovered that when looking at the lending outcomes by race/ethnicity and income
in San Diego County, approval rates for Black and Hispanic applicants, were well below
the approval rates for White and Asian applicants in the same income group in 2012.
These gaps had narrowed somewhat in 2017, but were still present. Black applicants
consistently had the lowest approval rates compared to other racial/ethnic groups in the
same income groups.
10. According to AI, approximately 60 percent of housing units in the San Diego County region
are single-family dwellings, with Poway having a much larger proportion of this housing
type in comparison to other cities in the region (e.g., El Cajon). In 2019, 79.1 percent of
the housing stock in Poway were single-family dwellings. Also, 16 percent of dwellings in
Poway were multi-family (e.g., duplexes, apartments, townhomes). Of which, 2.4 percent
were in projects with 2 to 4 units and 13.6 percent had more than five units.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-70
Local Factors Not Found to Contribute to Fair Housing Issues in Poway
1. The City does not have any racially or ethnically concentrated Census Tracts (RECAPs)
as identified by HUD.
2. As shown in Figure 2-5 below, most of Poway is classified as “High Resource,” with only
one area within the business park in the southern portion of Poway classified as “Moderate
Resource (Rapidly Changing).” The moderate score within business park area is because
the area includes largely industrial uses, including General Atomics, where housing is not
permitted. There is a limited number of retailers and hoteliers in the business park, but
no public transit despite petitions to SANDAG, CALTRANS and MTS to include multi-
modal corridors along Scripps Poway Parkway and the Highway 67.
3. The UC Davis Regional Opportunity Index (ROI) shows that the majority of residents within
Poway have a high level of access to opportunity throughout the majority of the City, with
only two Census Tract showing a low level of access to opportunity. No Census Tracts
were shown as having the lowest level of access to opportunity. Additionally, analysis of
the TCAC/HCD opportunity Area Maps show that all Census Tracts in Poway are
classified with either “High” or “Moderate Resource (Rapidly Changing)” designation. The
ROI Report for Poway notes air quality, health and environment, and access to
supermarkets as areas that would strengthen Poway’s ROI. The area of concern, northern
Poway, has its closest supermarket is at Pomerado Road and Espola Road, which is
generally one to two miles from most areas of low opportunity and likely the cause for the
“low” rating. It is also important to note that northern Poway is subject to many constraints
and is largely within Very High Fire Hazard Areas, biologically sensitive habitat areas, and
open space resource areas.
4. The Urban County’s CalEnviroScreen scores by census tract in Poway range from 3.73
to 16.25 amongst the 10 census tracts in Poway. This is low in comparison to low- and
moderate-income areas throughout the region as shown on Figure 2-6 denoting that
Poway has low environmental health issues.
5. Analysis within the AI shows that in Poway, four of its 12 schools (33 percent) are Title I
Schools.
6. The unemployment rates of the Urban County indicated in the AI show that Poway had
slightly lower unemployment rates (2.2 percent) than overall San Diego County (2.8
percent) in 2017.
7. County HCD determines qualifications for Section 8 Housing Choice Voucher requests for
all residents who apply and the program is funded federally.
8. There are no existing affordable units at-risk of converting to market-rate within the next
26 years.
State and Federal Contributing Factors to Fair Housing Issues for Consideration
Other contributing factors to fair housing and social equity issues not discussed in this analysis
that the State and region should consider analyzing to further fair housing include:
1. Fair housing legislation may effect Smart-Growth. Smart growth includes building denser
housing units near transit and walkable areas with access to essential services. The
objectives for fair housing in Poway suggest that new affordable housing developments
should be placed away from smart growth areas, also considered to be areas of
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-71
opportunity, in order to create less segregation in low-density residential areas that are
away from public transit and essential services. Low-income households may be effected
financially if they live farther away from these services without access to public transit.
2. Fair housing legislation may impact habitats and increase wildfire risk when affordable
housing developments are encouraged to be constructed in areas where housing would
typically be limited to low-density single-family residences. These constrained areas have
limited or no access to sewer or water and are often missing essential services and access
to employment centers, transit, commercial retailers with grocers, medical services,
community facilities and services like libraries and senior centers, and parks, etc.
Construction within rural areas is also more expensive due to access and utility
improvements and mitigation requirements.
3. Fair housing legislation may impact industrial parks where housing is currently limited.
Fair housing initiatives suggest that housing should be built within areas like the South
Poway Business Park near military aircraft manufacturing and other potentially obtrusive
industrial businesses.
4. Fair housing legislation should help guide new public transit infrastructure funding,
especially transit to job centers (South Poway Business Park). This will provide better
access to job centers for all people. Despite Poway requesting that the SANDAG Regional
Transportation Plan include funding for a multi-modal corridor along Scripps Poway
Parkway providing regional access to Poway’s Business Park, a designated Tier 3
Employment Center, no funding was provided.
5. Fair housing legislation should help locate tenants of affordable housing projects
regionally near their place of work in order to reduce commute times and transportation
costs. Over 90 percent of workers who live in Poway commute to areas outside of Poway
for work with an average commute time of 24 minutes according to a recent SANDAG
commuting survey.
6. Fair housing legislation may guide funding to construct deed-restricted affordable housing.
The criteria, may not be appropriate, however, if it brings tenants away from essential
services and areas of opportunity.
7. Current State legislation subsidizes affordable housing projects in high-income areas to
promote fair housing and social equity. However, these subsidies could be used in lower-
income communities to help provide more essential services or two to ten times more
housing units than one housing unit in an affluent community. In 2019, Poway Planning
Division staff analyzed affordable housing subsidies. The analysis showed that a larger
RHNA allocation of affordable housing units in affluent cities will result in a substantially
reduced amount of housing units built in the region. There is a fixed amount of housing
subsidies for affordable housing regionally and using that money to fund affordable
housing projects in affluent cities results in a significantly less number of affordable
housing units built in the region. For example, a two bedroom/two bathroom condominium
in an affluent community selling for $900,000 ($5,000 mortgage) requires a $4,000
monthly housing subsidy for a low-income household that is required to pay no more than
$1,000 per month towards housing. Conversely, a $250,000 condominium ($1,500
mortgage) in a less affluent community only requires a $500 subsidy. In this scenario,
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-72
eight housing units can be built in the less affluent community for every one housing unit
built in the more affluent community. The legislation is diverting funds away from the areas
that need it most and this appropriation of funds could be increasing the racial/ethnic
disparity. By providing funds into less affluent areas, these areas become more attractive
to all prospective tenants to further fair housing. SANDAG representatives stated “The
regional housing needs allocation plan (RHNA) shall further all of the following objectives”
including “allocating a lower proportion of housing need to an income category when a
jurisdiction already has a disproportionately high share of households in that income
category, as compared to the Countywide distribution of households in that category from
the most recent American Community Survey.”
8. Sufficient funding to cities to construct the affordable housing requirements of the RHNA
is desperately needed. Lack of funding is the primary constraint to the provision of
affordable housing construction.
9. The State and Federal government need to analyze constraints to the provision of housing
at both the State and Federal level. There are numerous State constraints to the provision
of housing related to Prevailing Wages, California building and fire codes, stormwater and
landscape requirements, unfunded State mandates, and requirements of the California
Environmental Quality Act (CEQA). Requirements for Development Impact Fees (e.g.,
affordable housing in-lieu fees), solar, larger framing, ADA requirements, fire sprinklers
and hydrant requirements are all housing constraints that are mandated by the State.
10. The State should consider providing down payment subsidies for the construction of new
housing units so property owners and developers do not have to pay between a 30 and
40 percent down payment in order to construction a house or apartment complex which is
a significant barrier to entry for housing construction.
11. When will the State address solutions for the provision of single- and double-occupancy
housing units (studios and one-bedrooms) that generally require more subsidies to be
considered affordable?
12. The State should analyze density bonus law requirements that affordable housing units
are on the same lot or at the same or similar floor area to market-rate housing units. For
example, a 3,000 square-foot four-bedroom affordable unit could be two 1,600 square-
foot 4-bedroom twin-homes to allow for more housing units to be constructed. This allows
developers to earn more revenue on the housing project. Typically, developers are not
able to mix financing of deed restricted affordable housing and market rate housing units,
and allowing for developers to build affordable units off-site, but within the same
jurisdiction, would increase the use of the program.
13. The State continues to impose zoning regulations on cities (e.g., ADUs and JADUs on
single-family residential lots, Density Bonus Law, increased density in transit areas). The
RHNA is designed to be the tool to meet the housing needs of the State and allow cities
to determine their zoning regulations and density based on the unique circumstances of
the cities and the State should allow cities to meet their needs without State intervention.
14. State ADU laws also drive up housing prices up. Allowing multi-family residences in
single-family residential zones lures investors to compete with homebuying families and
are partly the reason for housing price increases.
City of Poway
Community Profile
April 2021 Housing Element Update | Page 2-73
15.Low-mortgage interest rates also drive up housing prices and subsequently rental rates
thereafter rise. Caution should be taken when reducing interest-rates and rising prices
should be considered.
16.In the United States, deed restrictions and restrictive covenants on certain races in certain
areas were an instrument for enforcing racial segregation in most cities and regions,
becoming widespread in the 1920s, and proliferating until they were declared
unenforceable in 1948 when the Supreme Court struck down racial covenants (Shelley v.
Kraemer). The State should analyze how these covenants have affected fair housing and
segregations throughout regions in the State.
Conclusions and Actions to Further Fair Housing
Trends in race and ethnicity show that Poway is becoming inclusive for minority groups at a similar
rate as the region and comparatively is becoming more inclusive than other cities in the region.
Housing costs continue to increase at a significantly higher rate than the incomes. To combat
this trend, the San Diego region accepted the maximum possible RHNA allocation for this 6th
housing element cycle to help build sufficient housing to bring down housing costs and to boost
the economy with construction jobs. The City of Poway was allocated its equitable share of the
RHNA based on the chosen methodology for distribution. Development of ADUs after the
adoption of the updated ADU regulations in accordance with State Law in late 2019 equated to
approximately double the number of ADUs being permitted. The City also adopted regulations
allowing for larger, up to 1,500 square-foot ADUs to accommodate large families in need of
housing. In addition, based on comparable analysis, ADUs are anticipated to be affordable to
low- and moderate-income households as discussed in the 2020 General Plan Annual Progress
Report. In particular, larger ADUs that are two or more bedrooms were found to be affordable to
low-income households. As shown in Figures 2-8, 2-9, and 2-10, the inclusion of ADUs in these
low-density areas will help further fair housing and allow the City to continue to become more
inclusive. Further, as shown in Table 4-4, the Proposed RHNA sites were carefully placed in
areas throughout the City to provide a balanced mix of housing options and choices and to help
further fair housing. Racial/ethnic inclusion within the City is encouraged by placing housing
required for the RHNA in either an area that is more predominantly White or that is not
lower income. Providing a supermarket within this area would likely strengthen the ROI in
these areas. As a part of The Farm in Poway project additional recreational, retail, and
restaurant opportunities will be introduced within this area. Specific actions to further fair
housing are discussed in Chapter 6. These actions promote and affirmatively further fair
housing opportunities and promote housing throughout the City for all persons regardless of
race, religion, sex, marital status, ancestry, national origin, color, familial status, or
disability, and other characteristics protected by FEHA. These actions overcome patterns of
segregation and foster an inclusive Poway free from barriers that restrict access to
opportunity based on these protected characteristics.
April 2021 Housing Element Update | Page 3-1
Chapter 3
Constraints
An important goal for the City of Poway is the provision of an adequate supply and range of
housing opportunities. Market, governmental, infrastructure, and environmental factors may
constrain the provision of adequate and affordable housing. These constraints may result in
housing that is not affordable or available to low- and moderate-income and special needs
households or may render residential construction economically infeasible for developers.
Actual or potential constraints to the provision of housing affect the development of new housing
and the retention of existing units for all income levels. Both governmental and non-governmental
constraints can affect the cost, supply, and demand for housing. Governmental constraints can
include such factors as government land use controls and development standards, while non-
governmental constraints would encompass factors such as market mechanisms, physical or
environmental constraints, and the health of the economy. This Chapter addresses those
constraints that are relevant to the people who live and work in Poway.
A. Governmental Constraints
The intent of a jurisdiction’s regulations is to protect the public health and safety and ensure a
decent quality of life for the community. The City’s General Plan supports the community's desire
to retain Poway’s rural character, as well as provide adequate housing needs while limiting
constraints. The City’s basic land use philosophy is to retain the rural character, preserve open
space, limit wildfire risk, and provide places where residents can live, work, and play. Within the
framework of this broad philosophy, the City also fulfills its responsibility under State law to
accommodate its share of the County-wide housing need for all income groups.
Local policies and regulations can affect the cost and availability of housing and, in particular, the
provision of housing affordable to low- and moderate-income households. Land use controls, site
improvement requirements, fees and exactions, permit processing procedures, and other factors
can constrain the development, retention, and improvement of housing. This section discusses
potential governmental constraints as well as policies that encourage housing development in
Poway.
State and federal regulations also affect the availability of land for housing and the cost of
producing housing. Regulations related to environmental protection, prevailing wages for publicly
assisted construction projects, construction defect liability, building codes, and other topics have
significant, often adverse impacts on housing cost and availability. Perhaps one of the greatest
constraints to the production of housing affordable to lower-income households is the chronic
shortage of State and federal financial assistance for such housing.
While constraints exist at other levels of government, the City has little or no control over these
regulations and no ability to directly mitigate their effects on housing. This section of the Housing
Element, therefore, largely focuses only on policies and regulations that can be mitigated by the
City.
City of Poway
Constraints
April 2021 Housing Element Update | Page 3-2
1. General Plan Land Use Policies and Categories
Poway’s land use policies and development regulations for new housing developments for this
housing element cycle are set forth primarily in five documents: the Land Use Element of the
General Plan, the Zoning Ordinance, the Subdivision Ordinance, The Poway Road Specific Plan
(PRSP), and The Farm in Poway Specific Plan (FIPSP). Except for specific plan areas, the Land
Use Element contains the majority of City policies that guide residential development, although
other elements of the General Plan (Circulation, Safety, Conservation, Open Space, and Noise)
also affect land uses to varying degrees. General Plan policies are implemented through several
local ordinances, primarily the Zoning and Subdivision ordinances. Other City ordinances, such
as those relating to health and safety and noise, also affect land uses to a lesser extent. This
subsection focuses on the General Plan land use categories and their relationship to the City’s
zoning districts.
Table 3-1 summarizes the general land use and corresponding residential zones, but excludes
specific plan areas. The next subsection describes these zones in greater detail.
Table 3-1
Land Use Categories Permitting Residences
Land Use Zoning Density
(du/ac)
Minimum Net
Lot Area
Typical Residential
Types(s)
Very Low
Density
RR-A, RR-B &
RR-C
0.25 - 1 units/
acre 1-40 acre Rural single-family
detached homes
Low Density RS-1 1 unit/ acre 1 acre Single-family detached
homes
Low Density RS-2 2 units/ acre 20,000 sq. ft. Single-family
detached homes
Low/ Medium
Density RS-3 3 units/ acre 15,000 sq. ft. Single-family
detached homes
Medium Density RS-4 4 units/ acre 10,000 sq. ft. Single-family
detached homes
Medium/ High
Density RS-7 8 units/ acre 4,500 sq. ft. Single-family detached or
attached homes
High Density
RC 12 units/acre 2 acres Single-family
attached homes
RA 20 units/acre 3 acres Multi-family homes or
apartments
Commercial CO, CB, and CG -- -- Apartments on top of or
adjacent to commercial
Source: City of Poway, 2019.
City of Poway
Constraints
April 2021 Housing Element Update | Page 3-3
Table 3-2 summarizes the general land use and corresponding residential land use designations
for the PRSP and the FIPSP. The FIPSP is a planned development and the floor plans for each
land use designation have been approved. The next subsection describes these land use
designations in greater detail.
Table 3-2
New Specific Plan Land Use Categories Permitting Residences
Land Use Land Use
Designation
Density
(du/ac)
Minimum Net
Lot Area
Typical Residential
Types(s)
Low Density1 R-G, R-H, &
R-M
2.5 – 4.7 units/
acre
7,000 to 12,100
sq. ft.
Single-family
detached homes
Low/ Medium
Density1 R-C 5.4 unit/acre 6,630 sq. ft. Four single-family detached
homes in a Motor Court
Medium Density1 R-T 10.7 units/acre 3,200 sq. ft. Twin Homes
High Density2 TC, MU, CO4,
and CG4 35 units/acre3 1.5 acres Multi-family homes or
apartments
Mixed Use2 TC, MU, CO4,
and CG4 35 units/acre3 1.5 acres High Density on top of or
adjacent to commercial
Source: City of Poway, 2021; 2017 Poway Road Specific Plan; 2020 The Farm in Poway Specific Plan.
1The Farm in Poway Specific Plan, 2021. Density is based on number of units divided by the total area for
the given land use designation.
2Poway Road Specific Plan, 2017.
3Requires consolidation of two lots and two Community Benefits, of which, 10 percent or more of units
affordable to low and very-low income households can be one Community Benefit.
4Requires conditional use permit; no density restrictions.
Proposition FF, Ordinance No. 283
In November 1988, the voters of Poway adopted an initiative (Proposition FF) that requires a vote
of the people before lands in the rural residential, open space, and planned community categories
can be re-designated to a denser category or before any changes can be made to slope or other
criteria that would result in the allowance of greater density. Proposition FF was enacted by the
City Council as Ordinance 283. The Ordinance affects the City Council's ability to rezone land to
densities that are compatible with the development of affordable housing or to attach the
Affordable Housing (AH) overlay to parcels in these categories.
The vacant land covered by Proposition FF is primarily environmentally sensitive, steeply sloping
land at the edge of the urban area (Figure 3-1). This also includes almost all of the Constrained
Areas identified in Figures 2-7 through 2-10. It has been identified as regionally important open
space under the Multiple Species Conservation Plan. As such, it would not be an appropriate
location for higher density housing. Most land with access to sewers, City water, and public
transportation, including the sites identified for lower and moderate-income housing in the new
Residential Sites Inventory in Table 4-4 in Chapter 4, are not located within the area subject to
the provisions of Proposition FF. As a result, Proposition FF will not impact the City’s ability to
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meet its obligation to provide adequate sites to accommodate its fair share of regional housing
needs for lower and moderate-income households.
Figure 3-1
Proposition FF Lands
2. Zoning Standards
Zoning ordinances establish the amount and distribution of different land uses within Poway, while
subdivision regulations establish requirements for the division and improvement of land and
associated easements and right-of-ways.
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Residential uses in Poway are permitted in a number of zones. Excluding planned developments
and communities, the Zoning Ordinance identifies eight residential zones and three commercial
zones that permit residential uses. Table 3-1 above groups these zones by the generalized land
use category. Related to new planned communities, there are five residential land use
designations as a part of The Farm in Poway Specific Plan and four mixed-use and commercial
land use designations allowing for residential uses as a part of the Poway Road Specific Plan.
Table 3-2 above groups these land use designations by the generalized land use category.
The RR-A, RR-B, and RR-C Rural Residential zones are areas of very low-density residential
uses with minimum lot sizes ranging from 40 net acres to one net acre and maximum densities of
one unit per acre. These zones are regulated by Ordinance No. 283 (Proposition FF), which was
described previously in this Chapter. These are areas with a high propensity for ADUs and
JADUs.
The RS-1, RS-2, RS-3, RS-4, and RS-7 zones are intended for single-family residential uses, but
include allowances for both ADUs and JADUs. RS-1 is a low-density residential designation,
which allows for single-family housing at a density of one dwelling unit per net acre of land. RS-
2 is also a low-density residential designation, but allows for single-family residential development
at densities of two units per net acre. The RS-3 low to medium-density residential designation
allows for single-family residential development with minimum lot sizes of 15,000 square feet and
a maximum density of three units per net acre. The RS-4 zone is intended as a low to medium-
density area for single-family residential development on minimum lot sizes of 10,000 square feet
and maximum densities of four units per net acre. The RS-7 medium density zone is intended as
an area for single-family residential development on minimum lot sizes of 4,500 square feet and
a maximum density of eight units per net acre. The RS-1, RS-2, RS-3, RS-4, and RS-7 zones
are areas with a moderate to high propensity for ADUs and JADUs with a higher likelihood of ADU
and JADU construction on lower density zoned lots since there is more space for a second and
third unit. Over 90 percent of recent ADU construction was in lower density zones.
The Residential Condominium (RC) zone permits up to 12 units per acre, and the Residential
Apartment (RA) zone permits up to 20 units per acre. In addition to these residential zoning
designations, the City also conditionally permits mixed-use developments which include dwelling
units with any other permitted or conditional use in several commercial zones: Commercial Office
(CO); Community Business (CB); and Commercial General (CG). The Poway Municipal Code
has some specific development standards for residential uses in the commercial zones. The City
requires the commercial and residential components of a mixed-use development to be planned
and implemented together. Additionally, each residential unit within a mixed-use development
shall be provided with one covered parking space reserved for its’ use. Residential and
commercial uses may be integrated into the same buildings, or into the same development in
separate buildings, or both. In any case, the overall height shall not exceed 35 feet nor two stories
The use of a specific plan in planned development and community zones will be used to establish
development standards as well.
As a part of The Farm in Poway Specific Plan (FIPSP), the R-T land use designation is intended
for twin home (e.g., duplex) residential uses at a density of one dwelling unit per 3,200 square
feet of land (medium density). The R-G, R-H, R-M, and R-C land use designations are intended
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for single-family residential uses, but include allowances for both ADUs and JADUs. The single-
family residential designations allow for single-family housing at a density of one dwelling unit per
6,630 to 12,100 square-feet of land (low to medium density). These lots are a part of a planned
community with the architectural floor and site plans approved by City Council in June of 2020.
The R-G, R-H, R-M, and R-C land use designations are areas with a moderate to high propensity
for ADUs and JADUs with a higher likelihood of ADU and JADU construction on lower density
zoned lots.
As a part of Poway Road Specific Plan (PRSP), the TC and MU land use designations are
intended for high density stand-alone townhome and apartment/condominium units in addition to
allowing for commercial uses below or street adjacent on the same lot as residential uses. The
TC and MU designations require a lot consolidation and a minimum lot area of 1.5 acres to
achieve the maximum density of 35 dwelling units per acre. Two Community Benefits are also
required to achieve the maximum density, one of which can be restricting 10 percent or more of
the units to be affordable to low and very-low income households. Without lot consolidation or
community benefits, the maximum density is 24 dwelling units per acre, but is permitted by-right
subject to development review. The increased density in exchange for the affordable housing
Community Benefit has helped entice development of the PRSP with affordable housing. To date,
43 affordable apartments are under construction in the PRSP area. The CO and CG land use
designations do not have density restrictions or development standards for residential uses
specifically but is subject to a conditional use permit and development standards for commercial
designations. The assumption is the CO and CG designations would permit housing at densities
at or below that of the TC and MU designations, but because of the ambiguity towards housing
for the CO And CG designations, only sites within the TC and MU designations were included in
the Residential Sites Inventory for prospective affordable housing in Chapter 4. As further
discussed in Chapter 4, the PRSP has a housing unit capacity (cap) for the number of residential
units that may be built within the PRSP area. Refer to Section 8.1 - Residential Housing Bank of
the PRSP. The residential housing bank was developed assuming a density of 30 dwelling units
per acre in the Town Center (TC) district and 25 dwelling units per acre in the Mixed-Use (MU)
district. The PRSP allows a maximum of 1,399 total residential units, representing a net increase
of up to 1,148 residential units. The residential housing bank is available on a first-come, first-
served basis which increases demand for housing development with the PRSP area. To date,
406 housing units are entitled or under construction and no housing units are to be demolished
as a part of these projects. As such, there is capacity for 742 additional housing units (284 very-
low, 159 low, 43 moderate, and 256 above-moderate) within the PRSP area.
The City regulates the type, location, density, and scale of residential development primarily
through its Zoning Ordinance, but also through the General Plan and applicable specific plans.
Zoning regulations are designed to protect and promote the health, safety, and general welfare
of residents as well as implement the policies of the General Plan. The Zoning Ordinance and
related documents also help preserve the character and integrity of existing neighborhoods.
The development standards described in Table 3-3 can affect the ability of landowners to
construct and maintain housing. The following section examines each of the standards and
reaches conclusions regarding their impact, if any, on housing within Poway.
Residential Density: The Poway General Plan allows for residential densities ranging from less
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than one dwelling unit per acre up to 20 dwelling units per acre. Densities are set forth in the
General Plan as well as the Zoning Ordinance. Based on the City’s experience with acquiring
sites for affordable housing, increasing baseline residential density alone is not an effective way
to provide affordable housing. The City has found that as allowable density increases, land value
also increases, making it more difficult for the City and affordable housing developers to acquire
sites. As discussed below, the Density Bonus and an Affordable Housing Overlay Zone (AHOZ)
provide the opportunity to increase density while eliminating potential for land speculation and
ensuring the provision of affordable housing. Related to the PRSP, densities can be achieved up
to 35 units per acre and there is currently sufficient market demand to construct these units at or
close to the maximum density.
Lot Size: The Zoning Ordinance and applicable specific plans set minimum lot sizes for
residentially zoned properties. The minimum lot size for residential zones vary from 4,500 square
feet in the RS-7 zone to four acres for the RR-A zone (based on slope criteria). Minimum lot sizes
within the RC and RA zones are two and three acres, respectively. If an existing lot does not
conform to the minimum lot size, a single unit can still be constructed if other requirements, such
as setbacks, are maintained or a variance is granted. It is important to note that the RC and RA
zones do not allow single-family dwellings. Minimum lot sizes to achieve maximum density in the
PRSP area is 1.5 acres.
Yards and Setbacks: Yard and setback requirements established in Poway's Zoning Ordinance
and FIPSP range from 18 to 40 feet for front yards, zero to 20 feet for side yards, and 15 to 50
feet for rear yards. Exceptions exist for corner lots, with setbacks increasing for homes adjacent
to two streets. In the RC and RA zones, any building exceeding 15 feet in height must be setback
50 feet from any single-family zone, while buildings less than 15 feet in height must maintain a
minimum setback of 25 feet from any single-family zone to provide for an adequate buffer between
uses. Landscaping is also required to buffer RC and RA lots adjacent to single-family zones. In
the PRSP, new residential must be setback 10 feet (side) or 15 feet (rear) from any residential
use, except a 25-foot setback (rear only) is required in the CO and CG designations. The front
and rear yard setbacks in the PRSP are 10 feet minimum and there is no side setback
requirement. These setback requirements are similar to those of many communities, and do not
pose a significant constraint to housing development.
Building Coverage: The City imposes reasonable limits on building coverage. In the RR-A, RR-
B, RR-C, RS-1, RS-2, RS-3, and RS-4 zones, 35 percent of the lot may be covered by one-story
buildings. In zone RS-7, 50 percent of the lot may be occupied by buildings. In RC and RA zones,
the maximum coverage is 50 percent. With consideration of minimum lot sizes in each of these
zones, this coverage allowance is sufficient to accommodate the range of permissible densities
within each zone on most lots. There are approximately two to three square miles of RS-7 land
in Poway, most of which is in already developed areas. There is more RS-7 land than there is
land in the RS-1, RS-2, RS-3, and RS-4 zones individually, and less RS-7 land than there is land
in the RR-A and RR-C zones individually. The amount of land in the RS-7 zone is comparable to
the amount of land in the RR-B zone. While the RS-7 zone allows for greater lot coverage than
the other zones, much of the land in this zone is already developed. Much of the undeveloped
land in Poway is in the RR-A zone. The maximum lot coverage in the FIPSP land use
designations range from 50 to 75 percent with the twin home designation allowing the highest
coverage. The maximum lot coverage in the PRSP land use designations range from 50 to 65
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percent with the TC and MU zoning having the least restrictive regulations.
Affordable housing is most feasible in the PRSP area due to the area’s larger minimum lot size
and larger maximum lot coverage, the availability of water and sewer and adjacency to essential
services, transit, and Poway Road (a major arterial street).
Building Height: Zoning standards allow for residences up to 35 feet or two stories in height,
whichever standard results in a lower height, in all residential zones and other zones that permit
residential uses, except for in the PRSP area. The Solara project is an example of a development
that achieved a density of 22.4 units per acre within the height limit. Many other projects built in
recent years including Hillside Village and Brighton Place have achieved higher densities within
the height limit as well. In preliminary workshops regarding the future Monte Vista development,
the City Council expressed a willingness to allow 3 stories within the 35 feet height limit for
portions of the development. More recently, Villa De Vida is under construction at a density of 25
units per acre and the Poway Commons Tarascan site within the PRSP area is under construction
at a density of 38 dwelling units per acre. The maximum height in the PRSP area is 38 feet with
some areas allowing for additional height. Therefore, the height limit does not constrain property
owners’ ability to achieve maximum densities in any residential zone on regular shaped lots.
Parking: Two off-street parking spaces per unit are required for RR-A, RR-B, RR-C, RS-1, RS-2,
RS-3, RS-4, and RS-7 zones and within the FIPSP residential land use designations. Parking
must be provided within the same lot as the main building or structure. For residential uses,
parking cannot be located in required front or side yard setback areas, however, this is typically
where a two-car driveway is located. Based on review of parking standards from other
jurisdictions in the region, Poway’s parking requirements for single-family units are consistent with
other jurisdictions.
Parking standards vary by unit size within the RC and RA zones. In the RC zone, 1.75 spaces
per one-bedroom unit, 2.25 spaces per two-bedroom unit, and 3.0 spaces per three-bedroom or
larger unit are required. Requirements within the RA zone are less stringent, demanding 1.5
spaces per one-bedroom unit, 2.25 spaces per two-bedroom unit, and 2.75 spaces per three
bedroom or larger unit.
Poway’s parking standards for one-bedroom multi-family units are lower than standards for similar
units in other San Diego region jurisdictions. Moreover, the City’s requirements for two-bedroom
multi-family units are highly comparable to the requirements of its neighbors. However, the
requirements for multi-family units with three or more bedrooms are substantially higher in
comparison to other jurisdictions in the region.
An example of the City’s flexibility in applying parking standards is the Affordable Housing Overlay
Zone (AHOZ). This zone may be applied in areas near services and public transportation, which
enables lower income households to be less auto-dependent and can also allow a reduction in
the required parking while increasing development density. The City has demonstrated a
willingness to reduce these standards where appropriate to facilitate the development of
affordable housing. For example, the Solara development, built in 2007, was approved with a 30
percent reduction in parking. Without this reduction, the 56-unit project for low and very low-
income households would have required 130 parking spaces, but the project was approved with
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a 90-space requirement.
Poway’s parking standards for multi-family units in the PRSP area allow for shared parking
reductions and transit reductions with allowances for off-site parking. Parking is required as
follows: Studio and one-bedroom units require 1.25 spaces per dwelling unit; two-bedroom units
require 2.25 spaces per dwelling unit; three bedroom units require 2.5 spaces per dwelling unit;
and four or more bedroom units require 3.5 spaces per unit. The requirements for multi-family
units with three or more bedrooms are substantially higher in comparison to other jurisdictions in
the region, however, with the reductions allowed, the actual parking required is typically less than
two spaces per unit. For example, Fairfield is entitled with 212 residential apartments with only
373 parking spaces with a mixed-use component along Poway Road.
Affordable Housing Overlay Zone (AHOZ): To provide adequate sites for affordable housing
development and to ensure that any increased densities allowed are used for the provision of
affordable housing, an Affordable Housing Overlay Zone (AHOZ) was established in the Zoning
Code for Low Income (AH-L) and Moderate Income (AH-M) households. This included providing
flexible development standards that will allow the densities up to 30 dwelling units per acre.
Placement of an AHOZ designation was completed in 2012 on six (6) publicly-owned sites, three
of which remain in the Residential Sites Inventory for the provision of affordable housing. An
AHOZ may be applied to property within any land use category, including non-residential
categories, but not including the Open Space or Rural Residential categories so as to not interfere
with Proposition FF. Additionally, AHOZ development standards allow for development
concessions consistent with density bonus regulations.
The Poway Municipal Code (PMC) was amended in 2012 to provide development incentives on
AHOZ sites to encourage affordable housing that is consistent with State law. As described
above, development standards include allowing densities up to 30 dwelling units per acre on
properties that have the AHOZ applied on them. These properties may also be designed as part
of a mixed-use development as described in Chapter 4. AHOZ properties that include Very Low-
and Low-Income households (AH-L) will use development and performance standards consistent
with the Residential Apartment (RA) zone. AHOZ properties that include Moderate-Income
Households (AH-M) will use development and performance standards consistent with the
Residential Condominium (RC) zone. Waivers or reduced standards, incentives and concessions
may also be applied to AHOZ sites and shall be consistent with density bonus provisions as stated
in PMC Sections 17.26.680 through 17.26.720. As described under the parking section above,
reduced parking standards were included in the Solara affordable housing development, built in
2007. Under application of density bonus provisions, reduced parking standards are provided at
the following rate - zero to one bedroom dwelling unit: one on-site parking space; two to three
bedrooms: one and one-half on-site parking spaces; and four or more bedrooms: two and one-
half parking spaces. Current PMC regulations are inconsistent with the recent 2019 changes to
State law. A program is added to update the PMC consistent with current State Density Bonus
law. Where appropriate, the City will continue to consider reduced parking standards. Other
development standards for AHOZ sites include: street design standards to be consistent with City
specifications; provision of on-site amenities such as community buildings, common open space
areas, tot lots or playgrounds, outdoor barbeques, and family picnic areas and incorporation of
seating areas such as patios or balconies at individual units.
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Table 3-3 on the following page summarizes the relevant residential development standards for
both single-family and multi-family residential development established in Title 17 of the Poway
Municipal Code and the PRSP. The development standards for the FIPSP are not included
because this planned development has preset architectural plans that are already
approved/entitled and the development standards did not impose a constraint on housing.
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Table 3-3
Residential Development Standards
General Requirements
RR-A,B,C
RS-1
RS-2
RS-3
RS-4 RS-7 RC RA
PRSP:
TC
MU
PRSP:
CO
CG
Density – Max. dwelling units
per acre 0.25 - 2.0 3.0 – 4.0 8.0 12.0 20.0 24 - 35 CUP
Minimum Lot Size
40 acre –
20,000
sq. ft.
10,000 -
15,000
sq. ft.
4,500
sq. ft. 2 acres 3 acres 0 - 1.5
acres CUP
Lot width
• Standard
• Cul-de-sac or odd-shaped
lot width
• Flag lots
100 ft. -
110 ft.
30 ft.
20 ft.
70 ft. -
80 ft.
30 ft.
20 ft.
50 ft.
30 ft.
20 ft.
135 ft. - corner
165 ft.- interior
--
--
N/A
Lot depth 150 ft. 100 ft. 80 ft. 135 ft.- corner
165 ft. - interior N/A
Front yard setback 30 - 40 ft. 25 ft. 18 ft. 20 ft. 20 ft. 10 ft. 10 ft.
Side yard setback each side 15/15 ft. -
20/20 ft. 10/10 ft. 5/5 or
0/10 ft.3 15/15 ft. 15/15 ft. 10/10
ft.
0/0 ft.2
or
10/10 ft.
Side yard, setback street side 15 – 20 ft. 10 ft. 10 ft. 20 ft. 20 ft. 10 ft. 10 ft.
Rear yard setback 40 – 50 ft. 25 – 40 ft. 20 ft. 15 ft. 15 ft. 0 – 10
ft.2 0 ft.2
Lot coverage, maximum 35% 35% 50% 50% 50% 55% -
65% 50%
Building and structure height
(maximum in feet)
35 ft. or 2 stories, whichever is less or as expressly authorized pursuant to
an adopted specific plan; for instance PRSP allows up to 38 to 45 feet
maximum.
Parking spaces per unit 21 21 21 * ** *** CUP
Distance between buildings,
not exceeding 15 ft. in height – – – 15 ft. 15 ft. - -
Distance between building,
where one or more exceed 15
ft. in height
– – – 25 ft. 15 ft. - -
Source: City of Poway, 2021; 2017 Poway Road Specific Plan.
Notes: CUP means Conditional Use Permit required and development standards is at the discretion of the City Council;
*1.75 spaces (1 garage)/1-bedroom unit; 2.25 spaces (1 carport)/2 bedroom unit; 3.00 spaces (2 garages)/3 bedroom or
larger unit; ** 1.5 spaces (1 carport)/1-bedroom unit; 2.25 spaces (1 carport)/2 bedroom unit; 2.75 spaces (1 carport)/3
bedroom or larger unit; ***1.25 spaces/Studio and 1-bedroom units; 2.25 spaces/2-bedroom units; 2.5 spaces/3-bedroom
units; and 3.5 spaces/ 4+ bedroom units with reductions for shared use and transit.
1Garages are required in all residential zones, except the RA zones.
210, 15, or 25 feet minimum when adjacent to a single-family residential zone (varies side or rear yard and designation).
3The 5/5 interior side yard setback in the RS-7 zone only applies to properties not in a planned development approved
with 0/10 or zero lot line interior side setback. The 0/10 interior side yard setback in the RS-7 zone only applies to
planned developments approved with 0/10 or zero lot line interior side setback.
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3. Permitted Residential Uses
Housing Element law requires jurisdictions to identify adequate sites through appropriate zoning
and development standards to encourage the development of various types of housing for all
economic segments of the population. The City implements this State law requirement through
zoning standards for various types of housing. Residential types analyzed below include single-
family dwellings, second dwelling units, manufactured housing, mobile home parks, special needs
housing, residential care facilities, multi-family dwellings, and mixed-use.
Single-Family Dwellings: Detached single-family dwelling units are permitted in all residential
zones, except the PRSP area and RC and RA.
Accessory Dwelling Units (ADUs): Since the approval of the 2013 Housing Element, the State
Legislature has enacted several new laws that aim to facilitate the process of ADU approval and
construction. The passage of SB 1069, AB 2299, AB 68, AB 881, SB 13, and SB 330 eliminated
barriers to ADU construction in an effort to encourage infill development and cost effective
housing development amidst the affordable housing crisis in California. Accessory dwelling units
may be located on the same lot as a main residence (attached or detached) and shall comply with
the setback, height, and lot coverage requirements as contained in Table 3-3 except as provided
in this section. ADUs are now permitted in all residential zones including multi-family zones.
ADUs are allowed up to 1,500 sq. ft., 300 sq. ft. higher than State restrictions in order to encourage
larger ADUs that have been found to be affordable to lower income households. ADUs are also
permitted at the same height as the main residence in excess of State limitations provided
setbacks for the main residence are met. Setback deviations are also permitted in accordance
with State provisions up to four feet from the side and rear property lines. The ADU or JADU is
required to be similar and compatible to the main residence in exterior color, architectural style,
window treatments and siding and roof materials. Kitchen facilities are optional in excess of State
limitations. Garages are also permitted to be converted without replacement in accordance with
State provisions. One off-street parking space is typically required for an ADU. Recent State
legislation also introduced junior accessory dwelling units (JADUs), accessory dwelling units that
are no more than 500 square feet in size and contained entirely within a single-family residence,
which can be constructed in combination with an ADU provided the requirements listed in PMC
section 17.08.180 are met consistent with State law. The City’s standards for ADUs and JADUs
do not constitute a constraint on the provision of this type of housing.
Manufactured Housing: Manufactured homes certified under the National Manufactured Housing
Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401 et seq.) installed on a
foundation system pursuant to Section 18551 of the California Health and Safety Code on
individual lots are treated as a standard single-family residential development. No additional
standards required for approval or construction of units. The City’s standards for manufactured
housing do not constitute a constraint on the provision of this type of housing.
Mobile Home Parks: The City's Zoning Ordinance permits mobile home parks in all residential
zones with the granting of a Conditional Use Permit subject to development standards described
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in the Mobile Home Park (MHP) Zone. The (MHP) zone only allows mobile home parks and very
limited other uses as detailed in the PMC section 17.16.020. Requirements for mobile home
parks include the submittal of a preliminary drainage plan, undergrounding of all utility lines, four
to six-foot fencing surrounding the development, and street signs at all intersections. Additional
requirements include 150 square feet of open recreational area for each mobile home space (200
square feet if children under the age of 18 are permitted within the development), on-site laundry
facilities, and supplemental parking for large items (boats, RVs, trailers) at a rate of one space
per 10 mobile home lots. Required parking for residents is identical to the requirements for multi-
family residential development, which requires two spaces per dwelling unit (one space for one-
bedroom units), plus one guest parking space per four units..
The development standards for mobile home parks are consistent with the health and safety
needs of residents of the community and surrounding developments and are not overly
burdensome or restrictive. These standards allow for development of mobile home parks in most
zones and offer flexibility in design and scale of development. These restrictions are not
considered a constraint to the production of mobile home parks. The requirement for a conditional
use permit is consistent with State law. The City’s standards for mobile home parks do not
constitute a constraint on the provision of this type of housing.
Residential Care Facilities: State law defines residential care facilities as any family home, group
care facility or similar facility for 24-hour non-medical care of persons in need of personal services,
supervision or assistance essential for sustaining activities in daily living for the protection of the
individual. Such uses are permitted by law and subject to the same standards as described in the
residential zone it is permitted. Per California Government Code 1267.8, 1566.3 and 1568.08,
residential care facilities with 6 or fewer residents must be allowed by right in all residential zones
and treated as any other residential use for all zoning purposes. Residential care facilities with
seven or more residents shall be allowed through the same process as a multi-family dwelling
units. Residential care facilities may not be subject to a conditional use permit (CUP) within
residential zones. The Municipal Code will be updated to clearly define a new use category for
“Residential Care Facilities” to provide greater consistency with the definitions described in State
Law. This will involve amendments to the City’s existing zoning regulations for community care
facilities (small and large). Through the amendment process, the City will increase the number
of zones where this use type is allowed and modify the associated permit process and
development regulations as necessary to bring the City’s regulations into compliance with State
Housing law requirements for greater accommodation of housing needs for persons with
disabilities. Licensed residential care facilities serving six or fewer persons are currently included
in the City’s definition of “family” and are therefore permitted in all residential zones in accordance
with the provisions of State law. Licensed residential care facilities for seven to 15 persons are
conditionally permitted in the RS-2, RC, and RA zones and these regulations will be updated
within 12 months of adoption of this Housing Element consistent with State law. The City’s
standards for residential care facilities do constitute a constraint on the provision of this type of
housing and appropriate revisions will be conducted.
Special Needs Housing: State law requires that localities identify sites that are adequately
zoned for the placement of special needs housing. Additionally, cities must not unduly discourage
or deter these uses. The City will continue to comply with the provisions of Government Code
Section 65583(a)(4(A)) as it pertains to special needs housing.
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.
• Temporary Shelters: A temporary shelter is a facility that provides shelter to families
and/or individuals experiencing homelessness on a limited short-term basis. The Zoning
Ordinance permits temporary emergency shelters as a Temporary Use in all residential
and commercial zoning districts. Only 12 individuals may be sheltered at any given time
by a participating institution; the maximum length of stay within the program is limited to
six weeks total, two weeks maximum at each church; and persons experiencing
homelessness shall remain on church property only during the hours of 5:00 p.m. to 8:00
a.m. and must be supervised by church personnel during those hours. The Poway City
Council has waived the fees associated with the Temporary Use Permit process for
Emergency Shelters in Poway. Religious facilities have used this provision in the past to
provide temporary emergency shelters during inclement weather. Because many religious
facilities have halls with kitchen and restroom facilities, they are able to serve as inclement
weather housing without structural modification. The City participates in the North County
Regional Winter Shelter Program to provide shelter, case management, and social
services to persons experiencing homelessness. The program includes permanent and
rotating/temporary sites.
• Emergency Shelters: To comply with the Government Code Section 65583(a)(4(A)),
jurisdictions must identify one or more zoning districts that allow year-round emergency
shelters without discretionary review. The identified zone must have sufficient capacity
to accommodate at least one year-round shelter and accommodate the City’s share of
the regional unsheltered unhoused population. The City Council approved Ordinance 805
in 2017, which amended PMC Chapter 17.26, Article VII, to include emergency shelter
standards and identified zones appropriate for emergency shelter use. The City permits
emergency shelters by-right, without discretionary review, within the Residential
Apartment (RA) Zone, which is consistent with State law. Many properties zoned RA are
located along transit corridors and are in proximity to community services, employment
areas and shopping centers. Several parcels in the RA zone are underutilized and can
be redeveloped in the future to include a year-round emergency shelter to accommodate
the City’s population of persons experiencing homelessness. There are also RA zoned
properties containing existing residential developments that can be modified to add a
year-round emergency shelter to accommodate the City’s population of persons
experiencing homelessness, as required by State law.
Objective development and management standards established in the Zoning Ordinance
regarding emergency shelters include, but are not limited to, the following:
o Maximum Unit Density. Emergency shelters shall be subject to the underlying zoning
district’s maximum unit density standard regarding units per acre. The total number
of beds in all shelters shall not exceed twice the number of people experiencing
homelessness living in the City of Poway as identified in the most recent San Diego
County Regional Task Force for the Homeless annual count.
o Parking. Parking requirements shall be based on a demonstrated need and approved
by the City and shall use, at a minimum, those standards identified for the RA zone.
To comply with AB 139 of 2019, the City will update the Zoning Ordinance within 12
months of adoption to comply with State law including providing only sufficient parking
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to accommodate all staff working in the emergency shelter, provided that the standards
do not require more parking for emergency shelters than other residential or
commercial uses within the same zone.
o Intake Areas. The design of the facility shall denote the size and location of exterior
and/or interior waiting and intake areas, if any.
o Property Maintenance. The applicant shall ensure that the facility is clean and litter
free at all times. The grounds shall be landscaped with materials that are compatible
with the surrounding neighborhood, and maintained in a trim- and weed-free state.
The structure shall be painted and maintained such that it is compatible with structures
existing in the surrounding neighborhood.
o Concentration of Uses. No more than one homeless shelter shall be permitted within
a radius of 300 feet from another such shelter.
o Maximum Client Stay. Tenants shall be limited to a maximum stay of no more than
six months.
o Lighting. Adequate external lighting shall be provided for security purposes. The
lighting shall be stationary, directed away from adjacent properties and public rights-
of-way, be of an intensity compatible with the neighborhood, and consistent with PMC
17.08.220(L).
o Security. Emergency shelters shall incorporate adequate security measures within
the structure, parking lot, and outdoor areas, such as appropriate fencing and cameras
deemed necessary to ensure the safety of the tenants and employees within the
emergency shelter, visitors, and those residing in adjoining residential units or
complexes.
Unless otherwise specific in Article VII of Chapter 17.26 of the PMC, emergency shelters shall
follow the development standards of the RA zone. To comply with AB 139 of 2019, a program
is added for the City to update the Zoning Ordinance within 12 months of adoption to comply
with State law including providing only sufficient parking to accommodate all staff working in
the emergency shelter, provided that the standards do not require more parking for emergency
shelters than other residential or commercial uses within the same zone.
Transitional and Supportive Housing and Low Barrier Navigation Centers: This type of
housing (including Single Room Occupancy) is defined in Section 50675 of the State
Government Code in the definition of “Family” and “Household.” Senate Bill 2, which took
effect in January 2008, sought to ensure that jurisdictions do not unreasonably deny
approval for transitional housing or supportive housing and clarifies that jurisdictions must
treat transitional housing and supportive housing meeting the Health and Safety Code
definition of regular housing in the same manner as any other residential use within the same
zone. In 2017, the City Council implemented Ordinance 805, which amended Title 17,
Chapter 17.04 (Definitions) and 17.26 (Special Uses), of the Poway Municipal Code, to comply
with State law and implement the program objectives identified in the 2013 Housing Element.
AB 2162 of 2018 and AB 101 of 2019 require ministerial approval of supportive housing and
low barrier navigation centers in multi-family and mixed-use zones if the proposed housing
development meets specified criteria including parking restrictions. The City has not received
an AB 2162 or AB 101 request for supportive housing or a low barrier navigation center, but
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is prepared to process expeditiously, if received. A program is added to update the PMC
consistent with current supportive housing and low barrier navigation center statutes.
• Transitional Housing is a type of supportive housing used to facilitate the movement of
persons or families experiencing homelessness to permanent housing. The time frame
for Transitional Housing is typically at least six months. This housing type can be similar
to group quarters with beds, single-family homes and multi-family units, but may also
include supportive services to gain necessary skills with the goal of independent living.
Transitional housing with up to six tenants is a residential use subject to the same
regulations and procedures that apply to other residential uses of the same type in the
same zone.
• Supportive housing links the provision of housing and social services for persons
experiencing homelessness, people with disabilities, and a variety of other special needs
populations. State law defines “supportive housing” as housing with no limit on length
of stay, that is occupied by low-income persons with disabilities, including
developmental disabilities, and that is linked to on-site or off-site services that assist the
supportive housing resident in retaining housing, improving his or her health status, and
maximizing his or her ability to live and, when possible, work in the community (California
Health and Safety Code Section 50675.2). Supportive housing with up to six tenants is a
residential use subject to the same regulations and procedures that apply to other
residential uses of the same type in the same zone, except that ministerial approval is
required in multi-family and mixed-use zones if certain criteria is met.
• Low barrier navigation centers are generally defined as service-enriched shelters focused
on moving people into permanent housing. Low barrier navigation centers provide
temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing. State law
provisions have recently been modified to require approval by-right of low barrier
navigation centers in multi-family and mixed-use zones that meet the requirements of
State law.
State law also requires that jurisdictions do not unreasonably deny approval for transitional
housing or supportive housing and clarifies that jurisdictions must treat transitional housing
and supportive housing in the same manner as any other residential use within the same
zone. Transitional and supportive housing are considered residential uses. As such, they are
allowed in all zones allowing residential uses subject only to the same standards that apply
to the same type of housing in the same zone. The City’s Zoning Ordinance directly
addresses supportive and transitional housing following the passage of Ordinance 805.
Thereafter, AB 2169 of 2018 and AB 101 of 2019 included that supportive housing and low
barrier navigation centers shall be a use by right in zones where multi-family and mixed uses
are permitted provided the requirements of Government Code 65651(a) and 65662
respectively are met. A program is added to update PMC Chapter 17.04 (Definitions) to
include these allowances and define low barrier navigation centers within a year of adoption.
The City will adopt policies, procedures, and regulations for processing these uses including
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to clarify that a non-discretionary local permit approval process must be provided to
accommodate supportive housing and lower barrier navigation centers per State law. In the
interim, any submitted application for these use types will be processed in accordance with
State law. The City will continue to annually monitor the effectiveness and appropriateness
of existing adopted policies. Should any amendments be required to existing policies
pursuant to State law, the City will modify its existing policies, as appropriate.
Single Room Occupancy (SRO) Units: SRO units are one-room units intended for occupancy
by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a
one-room unit that must contain a kitchen and bathroom. Although SRO units are not required
to have a kitchen or bathroom, many SROs have one or the other. The City’s Zoning Code
allows SRO’s, along with hotels and motels, in certain commercial zones subject to the same
development standards as other residential uses in Poway’s commercial zones. The City has
amended its Zoning Code to clarify the definition of Single Room Occupancy and facilitate the
provision of SRO’s pursuant to AB 2634 (Housing for Extremely Low-Income Households).
In past years, the City has worked with local service organizations to provide transitional and other
special needs housing units within the City. Currently, the City provides 60 special needs housing
units including 54 units under construction.
Agricultural Worker Housing (Employee Housing Act)
Pursuant to the State Employee Housing Act (Section 17021.5 and 17021.6 of the Health and
Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a
group quarters or 12 units or spaces designed for use by a single-family or household is permitted
by-right in an agricultural land use designation. Any employee housing providing
accommodations for six or fewer employees shall be deemed a single-family structure within a
residential land use designation, according to the Employee Housing Act. Agricultural worker
employee housing for six or fewer persons is permitted wherever housing is permitted. To comply
with State law, no conditional use permit, variance, or other permit can be required for employee
housing that is not required for a single-family residence in the same zone.
The City defines agricultural worker housing as any portion of any house or housing
accommodation that is maintained in connection with any agricultural work or place where
agricultural work is being performed, whether rent is involved or not, and shall be deemed a
residential use if it exists in structures that are single-family houses or apartment houses.
Agricultural worker housing is identified as a permitted accessory use in all residential zones
where agricultural land uses and activities are permitted, as per section 17.08.140 of the PMC.
Multi-family Units: Multi-family units are permitted in the RC and RA zones. Rental multi-family
housing is a permitted use in both zones, but condominiums are only permitted in the RC zone.
Condominium conversions are conditionally permitted in the RC zone. The RC zone has a
maximum of 12 units per acre and a minimum lot size of two acres, while the RA zone has a
maximum of 20 units per acre and a minimum lot size of three acres. The RC zone also has
slightly higher minimum parking requirements per unit. In both zones, uses that “are
complimentary to, and can exist in harmony with” the primary use of each zone are permitted, but
excluding single-family dwellings. The allowance of multi-family rental housing in the RC zones
prevents the existence of this zone from being a constraint on multi-family rental housing.
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As a part of PRSP, the TC and MU land use designations permits by-right high-density stand-
alone townhome and apartment/condominium units in addition to allowing for commercial uses
below or street adjacent on the same lot as residential uses. The TC and MU designations require
a lot consolidation and a minimum lot area of 1.5 acres to achieve the maximum density of 35
dwelling units per acre. Two Community Benefits are also required to achieve the maximum
density, one of which can be restricting 10 percent or more of the units to be affordable to low and
very-low-income households. Without lot consolidation or community benefits, the maximum
density is 24 dwelling units per acre, but is permitted by-right subject to development review. The
increased density in exchange for the affordable housing Community Benefit has helped entice
development of the PRSP with affordable housing as described previously. The CO and CG land
use designations do not have density restrictions or development standards for residential uses
specifically but is subject to a conditional use permit and development standards for commercial
designations. The assumption is the CO and CG designations would permit housing at densities
at or below that of the TC and MU designations, but because of the ambiguity towards housing
for the CO And CG designations, only sites within the TC and MU designations were included in
the Residential Sites Inventory for prospective affordable housing in Chapter 4. Residential uses
are subject to discretionary design review by the City Council. As discussed previously and further
discussed in Chapter 4, the PRSP has a housing unit cap.
Mixed-Use: Residential uses are conditionally permitted within the commercial zones CO, CB,
and CG. As per Section 17.140.140 of the PMC, the commercial and residential components of
a mixed-use development shall be planned and implemented together. Each residential unit shall
be provided with one covered parking space reserved for its use. Additional parking shall be
provided on a shared basis with commercial uses on the site on the basis of highest hourly
cumulative demand. Residential and commercial uses may be integrated into the same buildings
or into the same development in separate buildings or both. In any case, the overall height shall
not exceed 35 feet nor two stories. The use of specific plans in commercial zones may also
include specific development standards and land uses, including for residential uses, within those
zones. There has been little to no residential development in commercial zones in Poway in the
past, so there is no precedent on which the City can base standards for current or future
development of this nature.
As a part of PRSP, the TC and MU land use designations permits by-right high-density stand-
alone townhome and apartment/condominium units in addition to allowing for commercial uses
below or street adjacent on the same lot as residential uses. The TC and MU designations require
a lot consolidation and a minimum lot area of 1.5 acres to achieve the maximum density of 35
dwelling units per acre. Two Community Benefits are also required to achieve the maximum
density, one of which can be restricting 10 percent or more of the units to be affordable to low and
very-low-income households. Without lot consolidation or community benefits, the maximum
density is 24 dwelling units per acre, but is permitted by-right subject to development review. The
increased density in exchange for the affordable housing Community Benefit has helped entice
development of the PRSP with affordable housing as described previously. The CO and CG land
use designations do not have density restrictions or development standards for residential uses
specifically but is subject to a conditional use permit and development standards for commercial
designations. The assumption is the CO and CG designations would permit housing at densities
at or below that of the TC and MU designations, but because of the ambiguity towards housing
for the CO And CG designations, only sites within the TC and MU designations were included in
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the Residential Sites Inventory for prospective affordable housing in Chapter 4. Residential uses
are subject to discretionary design review by the City Council. As discussed previously and further
discussed in Chapter 4, the PRSP has a housing unit cap. Demand has been high for housing
within the PRSP area with two developments having densities at 29 (Fairfield) and 34 (Outpost)
dwelling units per acre with a mix of commercial uses. Poway Commons has a density of 16.4
dwelling units per acre, but much of the site is designated for commercial development fronting
on Poway Road as required in a development agreement with the City. Aside from commercial
infill and remodels, there has been no commercial development within the PRSP area since it
was established in 2017.
Table 3-4 shows the permitted residential uses for each zoning designation. Residential uses
are permitted where the symbol “P” appears and subject to a conditional use permit where the
symbol “C” appears. Where the symbol “X” appears the use is prohibited. A use that is not listed
is not permitted.
As a part of The Farm in Poway Specific Plan (FIPSP), the R-T land use designation permits twin
home (e.g., duplex) residential uses. The R-G, R-H, R-M, and R-C land use designations permit
single-family residential uses, but include allowances for both ADUs and JADUs. These lots are
a part of a planned community with the architectural floor and site plans approved by City Council
in June of 2020. The R-G, R-H, R-M, and R-C land use designations are areas with a moderate
to high propensity for ADUs and JADUs with a higher likelihood of ADU and JADU construction
on lower density zoned lots.
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Table 3-4
Housing Types by Zone Category
Residential Uses
RR-A
through C,
RS-1, RS-3
through 7,
OS-1DU
RS-
2 RC RA
MHP
CO CB,
CG CN
PRSP
TC
MU
PRSP
CO
CG
Single-family dwellings P P X X P X X X X X
Accessory dwelling units P P P P X X X X P P
Junior accessory dwelling units P P X X X X X X X X
Manufactured homes P P P P X X X X X X
Mobile home parks C C C C P2 X X X X X
Group residential4 X X C C X C X X C3 X
Residential care facilities (6 or
fewer persons) P P P P X X X X X X
Residential care facilities (7 to 15
persons) X C C C X X X X C3 X
Multi-Family dwellings:
•Rental
•Individual unit ownership
•Condominium
conversions
X
X
X
X
X
X
P2
P2
C
P2
X
X
X
X
C
X
X
X
X
X
X
X
X
X
P2
P2
P2
C
C
C
Mixed-Use X X X X X C C X P2 C
Temporary Uses (Emergency
Shelters) P* P* P* P* P* P* P* P* P* P*
Transitional Housing P P P2 P2 P2 C C X P2 C
Supportive Housing P P P1 P1 P P1 P1 X P1 P1
Low Barrier Navigation Centers X X P1 P1 X P1 P1 X P1 P1
Agricultural Worker Housing P P P P P P P P X X
Source: City of Poway, 2020
Note: PRSP is a land use designation, not a zone.
*Requires a Temporary Use Permit (TUP)
1Permitted per State law, but will be permitted in the PMC as a part of a Zoning Ordinance Amendment within a year of
adoption of this Housing Element.
2Subject to discretionary design review by the City Council.
3Prohibited in TC land use designation.
4Includes independent living, board and care, and intermediate care for more than seven residents.
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4. Site Improvement Standards
Site improvements and property dedications are important components of new development. The
following list summarizes required dedications for new subdivisions:
• Reservation of sites by the subdivider on or off of the subdivision site for parks,
recreational facilities, libraries, or other public uses. Where a park, recreational facility,
fire station, library, or other public use is shown on an adopted specific or general plan,
adequate sites must be reserved in accordance with applicable policies and standards.
• Dedication for streets, alleys, drainage, and water easements, public utility easements,
easements for recreation trails, equestrian trails, open space, sewers, bicycle paths, and
transit facilities (including bus turnouts, benches, shelters, and landing pads). The need
for trail dedications is determined by designated trail connections included in the
Transportation Element of the General Plan, amended in 2010 and 2012.
• Dedication of parkland at a ratio of five acres per 1,000 residents or payment of in-lieu
fees (or a combination of both) sufficient to acquire five acres per 1,000 residents,
consistent with the Quimby Act. Land for the park must be conveyed directly to the City
prior to or concurrent with final map/parcel map approval. A ratio of five park acres to
every 1,000 residents, in accordance with the adopted Park and Recreation Element of
the City’s General Plan is used to compute the amount of land to be dedicated. Dedicated
parkland must be at least two acres and include at least four of the following amenities:
Children’s Play Apparatus Area, Landscape Park-like and Quiet Areas, Family Picnic
Area, Game Court Area, Turf Playfield, Swimming Pool (42 feet by 75 feet with adjacent
deck and lawn areas), Recreation Center Building. The following formula is used to
calculate the fee for each proposal: Fee per dwelling unit = (total cost for year for parks &
recreation development) divided by (General Plan’s designated ultimate population minus
current population; difference divided by average population per dwelling unit). At the time
of filing a tentative tract map or a tentative parcel map for approval, the City determines
whether dedication of property for park and recreational purposes or in-lieu fees are
necessary. If the City desires dedication, the area is designated on the tentative tract map
or tentative parcel map when deemed complete for submission. The decision to require
land dedication, payment of fee in lieu thereof, or a combination of both, includes
consideration of the following:
o Parks and recreation element of the general plan;
o Topography, geology, access and location of land in the subdivision available
for dedication; and
o Size and shape of the subdivision and land available for subdivision.
Improvements required of new subdivisions are summarized as follows:
• Improvement of public and private streets to provide suitable access and traffic circulation,
including the construction and paving of streets, alleys, paths, accessways, private streets
and easements, and the construction of sidewalks, curbs and gutters, driveway
approaches, transitions and other street work appurtenant thereto, and the execution of a
Road Maintenance Agreement covering the maintenance of all non-dedicated streets and
accessways;
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• Sewerage system, consisting of either a gravity sanitary sewerage system or a septic
system (approved by the County Health Department), to provide adequate collection of
waste from each lot, parcel, or structure within the area being divided or developed;
• Water supply system, capable of supplying adequate supplies of potable water, either
from the City’s water system or from domestic wells;
• Fire protection system, consisting of hydrants and appurtenances, including storage tanks
capable of providing fire protection to the lots, parcels, and structures;
• Storm drain systems, capable of adequately collecting and disposing of storm runoff to
protect the area of development from flooding, inundation, and damage caused by erosion
or sedimentation;
• Street lighting system;
• Traffic control and warning signs, pavement striping, and markings;
• Traffic signal facilities, including controllers, sensors, safety lighting, and interconnecting
facilities and appurtenances;
• Landscaping and irrigation facilities and improvements in conjunction with highway slopes,
median islands, and parkway beautification;
• Installation of trails, hiking trails, bicycle paths, equestrian trails, and other facilities as
required on any element of the General Plan;
• Installation of underground utilities, including telephone, electrical power, gas, and cable
television systems and facilities to each lot, parcel, or structure in the area of development;
and
• Masonry, wood, or composite material fences and walls, for sound attenuation, separation,
beautification, or for the control of erosion and sloughage onto public sidewalks or streets.
Street improvement standards typically include significant costs. The cost of providing streets for
new residential developments is primarily influenced by the existing improvements compared to
the required right-of-way width, pavement width, pavement improvement, landscaping standards,
and other street improvements described above which can reduce the gross lot area and the
buildable area of the lot if the required street dedication for the ultimate right-of-way width has not
been completed.
Title 12 of the Poway Municipal Code (Streets and Sidewalks) includes the City’s standards for
construction of streets. Streets are classified as Urban, Semi-Rural, Dedicated Rural, and Non-
dedicated Rural. Typical residential development will include provisions for minor streets and
collector streets, each of which has a right-of-way of 50 to 60 feet, including pavement, curbs,
gutters, and sidewalks (Table 3-5).
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Table 3-5
Poway Street Standards
Street Type Required
Right-of-Way
Required
Pavement Width
Urban (Dedicated or Non-dedicated)
Local Collector (1200-
2400 vpd) 60 feet 40 feet
Local (up to 1200 vpd) 54 feet 36 feet
Semi-Rural (Dedicated or Non-dedicated)
Local Collector (1200-
2400 vpd) 56 feet 40 feet
Local (up to 1200 vpd) 50 feet 36 feet
Dedicated Rural
Local Collector (800-
2400 vpd) 52 feet 28 feet
Local (up to 800 vpd) 44 feet 24 feet
Non-dedicated Rural (Paved)
Local Collector (800-
2400 vpd)
52 feet 26 feet
Local (up to 800 vpd) 40 feet 20 feet
Local (serves 10 or
fewer parcels)
28 feet 20 feet
Source: Poway Municipal Code (PMC), 2020.
5. Permit and Impact Fees
Requiring developers to construct on-site improvements and/or pay pro rata shares toward the
provision of infrastructure, public services, and school facilities will increase the cost of developing
homes and the final sales price or rent of housing. However, the payment of fees is necessary to
maintain an adequate level of services and facilities, and more importantly, to protect public health
and safety.
Development impact fees offset the costs of improvements serving the development. Permit fees
cover administrative review of the development by the planning, building, and engineering staff.
The City's fee schedule is based on anticipated costs associated with review and approval of
proposed projects. Poway’s current development fee schedule, approved in 2010, is summarized
in Table 3-6.
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Table 3-6
City of Poway Planning and Development Fees
Fee Type
Development Impact Fees Single-Family Multi-Family*
Traffic Mitigation $2,244-$2,260 $2,209-$2,221
Park Mitigation $4,562 $3,318-$3,594
Fire Protection $122.03 $88.75-$96.15
Drainage $0-$2,168.19**
Water 3/4" 1" Varies by Meter Size
Meter $130 $270 $130-$1,775
Lateral $1,350 $1,430 $1,350-$1,430
Base Capacity $3,026 $5,488 $3,026-$156,757
San Diego County Water Authority $4,326 $6,922
Sewer Connection $2,356(South) $6,470(North)
Cleanout $50
Inspection $25
Indirect Benefit $500
Line Charge $2,000-$5,600
Inclusionary Housing In-Lieu Fee $500
Planning Fees
Conditional Use Permit $3,299
Development Review (Residential) $1,622
Minor Development Review $823-$2,366
Variance^ $319-$799
Specific Plan^ $5,000
General Plan Amendment^ $1,917
Zone Change^ $1,917
Development Agreement^ $2,000-$5,000
Plan Check^ $659-$5,000
Tentative Parcel Map^ $2,711
Tentative Tract Map^ $4,174
Legal Publication $225
Environmental Review
Categorical Exemption $79***
Negative Declaration $635***
Environmental Impact Report Deposit equivalent to contract cost plus
10% for staff time, full cost recovery
Source: City of Poway, 2012
Notes: *Based on structure type.
**Based on size of land area
***Subject to annual review by San Diego County
^Legal Publication Fee required
The San Diego Building Industry Association (BIA) prepares a survey of development impact and
permit issuance fees for San Diego region jurisdictions. Typically, this survey is conducted every
year. As part of its most recent survey conducted in 2020, the BIA compared the permit issuance
fees of the region’s jurisdictions for a 4-bedroom/3-bath 2700 square-foot prototypical single-
family home (Table 3-7). The total of all impact fees for Poway was $26,579, which excluded
school fees imposed by the Poway Unified School District (PUSD). Among seven nearby
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participating jurisdictions in San Diego County, fees in San Diego County were the lowest
($21,797), while fees for the prototype home in the City of San Diego were the highest ($155,367).
Although development fees are a constraint on the provision of housing, Poway’s fees for single-
family residences are consistent with other jurisdictions with low fees. The City’s Inclusionary
Housing In-Lieu Fee it collects on single-family residential development was reduced in 2010 prior
to the 2013 housing cycle. Poway also imposes a Habitat Mitigation In-Lieu Fee ($17,000 per
acre of impact), which is applicable as mitigation if a property impacts natural biological habitat.
If the parcel is located within the Mitigation Area, as recognized by the Poway Subarea Habitat
Conservation Plan (PSHCP), then on-site mitigation may be applicable by preserving open space
that exists on the property.
Fees that Poway imposes for subdivision processing, plan check application processing,
development impacts, building permit issuance are used to pay for the necessary local
infrastructure needed to support the development and cover the costs of processing the
necessary permits. As stated above, Poway’s fees for a typical home are comparable to the fees
required by other jurisdictions with low fees and, in many cases, substantially less than other
County jurisdictions. Based on project valuation, an analysis of permit costs and fees was
conducted, which shows that the cost of permits and fees is approximately seven percent of the
total project cost. As a result, the analysis suggests that Poway’s fees are not considered a
constraint to housing development.
The BIA survey conducted for 2020 also included a comprehensive analysis for multi-family
prototypes for San Diego County jurisdictions for purposes of fee comparisons. When comparing
100-unit townhome and 250-unit apartment and condominium projects amongst the seven
jurisdictions in San Diego County, Poway’s fee per housing unit are moderate. Poway’s fees
range from $18,861 to $20,411 per unit, which other jurisdictions have fees as low as $707 per
unit and as a high as $103,122 per unit. The typical range is between $10,000 and $30,000 per
unit. As noted in Table 3-6, multi-family projects in Poway are also subject to development impact
fees for traffic mitigation, park mitigation, fire protection drainage, water service improvements,
and sanitary sewer service improvements in addition to planning and building fees. These fees
are needed to cover the costs associated for the project development. The City analyzed the fee
information for multi-family in Table 3-6 along with the current building valuation fees that the
City’s Building Division collects for multi-family developments. Based on that data and estimated
project valuation, it is estimated that the cost of permits and fees imposed by the City is
approximately nine percent of total development costs for townhome projects and 18 and 17
percent respectively for 250 unit condominium and apartment projects. This analysis, similar to
the single-family development costs, suggests that the City’s fees are not considered a constraint
to housing development in comparison to other jurisdictions. It’s important to note that each
housing unit has an impact on services needed for a jurisdiction (e.g., road, sewer, water and
drainage infrastructure and services related to police, fire, hospital, schools, parks, libraries), thus
the need for infrastructure and services to support housing is a constraint on housing production.
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Table 3-7
2020 Permit Issuance Fees: Prototype Home
Fee Type Fee Santee San Diego
City
San Diego
County Escondido Poway San
Marcos Vista Permit Fees Initial Plan and Fire
Plan Checks $2,790 $3,536 $2,704 $1,195 $2,826 $957 $3,235
Master/Subsequent
Check Fee $1693 -- $2,771,
$8477 $70 -- -- --
Building Permit and
Inspection Fees1 $2,9593 $2,424
$2,4888,
$2,0747,
$1,3207
$1,309 $2,531 $1,392 $4,041
MPE Permits $1,062 -- -- $360 $524 -- --
Energy -- -- -- Incl.9 $380 Incl.9 --
CA Building Standards
Commission Dep.4 -- -- -- $16 $13 --
Seismic Dep.4 $53 $51 $31 $50 $30 $46 Impact/Capacity Fees Sewer Paid WD5 $3476 -- $7,500 $5,836 -- $4,797
Water Paid WD5 $3476 -- $7,930 $5,448 -- --
Public Facilities $6,767 $125,378 -- $4,624 -- -- $1,218
Traffic2 $6,734 $2,892 $4,062 $6,433 $2,584 $10,030 $2,794
Parks $8,147 -- $5,794 $6,500 $4,562 $6,251 $7,800
Fire -- -- $1,914 -- $122 $1,122 $379
Drainage/Flood $3,023 -- $2,013 $1,092 $1,200 $1,298 $427
School -- -- -- -- -- -- --
Inclusionary Housing -- $18,981 -- -- $500 $9,300 --
Special District Fees -- -- -- -- -- -- --
Other -- $1,756 -- -- $2 $468 $2,809
TOTAL $31,313 $155,367 $21,797 $37,044 $26,579 $30,761 $27,546
Source: San Diego Building Industry Association 2020 Fee Survey 2020 and 2021 Poway DRAFT Results
1Combined
2Combined Traffic Local, Traffic SANDAG, and Traffic SR-78
3Hourly Rate for Inspections 4Valuation Dependent
5Paid to Water District
6Combines sewer and water
7Plan check fees for Model Home/Subsequent fee for Production Home
8Permit fees for custom home 9Included
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6. Development Permit Procedures and Timeframes
Development review and permit processing are necessary steps to ensure that residential
construction proceeds in an orderly manner. However, the time and cost of permit processing
and review can be a constraint to housing development if they place an undue burden on the
developer.
The City applies a relatively uniform permitting and review process for all residential applications,
tentative maps, conditional use permits, development reviews, and variances. The City does not
have a Planning Commission or other review discretionary committees or commissions, thus
reducing the time involved in the project application and approval process. Applications are
reviewed by a Development Review Committee (DRC) which is a weekly joint meeting amongst
various department staff members to help expedite permits. Staff level review and approval is
acceptable for permits for the construction of one dwelling unit and minor proposals that are
considered incidental to the existing building or surrounding community. This process only
applies to projects that are consistent with zoning and General Plan land use designations. The
majority of single-family homes are processed under a Minor Development Review Permit
(MDRA) which is staff approved. The processing timeline for a staff approved MDRA varies
depending on the complexity of the site to be developed. As the City nears build out, easily
developed sites are becoming rare. The processing time for a staff-approved MDRA typically
ranges from four to six weeks, but allows for expedited building permit approval.
Tentative subdivision maps require City Council approval. The process from submittal of a
complete application to City Council hearing typically takes 12 weeks for a tentative subdivision
map and is summarized in Figure 3-2 below.
Applications for multi-family developments require a similar process as single-family applications,
except that a Development Review (DR) approval by the City Council is required pursuant to the
City’s Municipal Code, aka PMC. The process, from submittal of a complete application to City
Council hearing, is the same as the single-family application process, but typically takes six to ten
weeks due to the additional time needed for the City Council public hearing. Multi-family
developments for affordable housing will be allowed by right pursuant to California Government
Code Section 65583.2(h) and 65583.2(i). The City’s General Plan and Municipal Code will be
amended to ensure it complies with State Law.
During the consideration of a multi-family development project, subject to a DR, the City Council
evaluates the project application against the qualitative objectives described in the DR procedure
listed in PMC Section 17.52.010. These objectives ensure that the proposed project supports the
implementation of the City’s General Plan including maintaining importance of visual appeal and
aesthetics, environmental soundness, economic stability, property values, and the harmonious
appearance of structures and property (e.g., landscaping, signage, streets, parking areas, etc.)
The City has been very successful in approving high quality projects for years and has maintained
a long track record for approving projects. In addition, development projects are not burdened by
unreasonable development conditions and developers find that there are no general constraints
to development.
All development applications are routed to the DRC, after the initial application submittal. The
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DRC is comprised of the City’s Planning staff, Engineering staff, and one representative from
Safety Services and Public Works. Within 30 days from the date the application is submitted, the
applicant is notified of any deficiencies. The applicant prepares the additional information and
resubmits the application. The City has another 30 days to review the resubmittal for
completeness. When the application is deemed complete, the plans are distributed to the
appropriate City departments for conditions of approval. If the project is a staff level approval, the
staff planner issues a letter of approval, typically within a week of receiving the conditions. If City
Council approval is required, the staff report is prepared and the item is heard within two to three
weeks of completion of the staff report.
In the past few years, the City has made changes to the Municipal Code to streamline several
development review processes. These modifications resulted in savings of time and cost for
applicants. Changes include allowing for working meetings where staff will meet with the
applicant’s development team to make the corrections and conduct the review at the same time.
Staff is also available before and after reviews to meet and discuss questions from the applicant’s
development team. Revised application guidelines were created to ensure applicants are aware
of all of the regulatory documents that the application is compared against. The City continues to
evaluate its codes and procedures to reduce processing time and costs.
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Figure 3-2
Application Processing Timeline
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7. Building Code and Enforcement
The City has adopted the 2019 California Administrative Code, Part 1, Title 24 of the California
Code of Regulations with the deletion of the 1997 Uniform Administrative Code. Additionally, the
City has adopted the 2019 California Building Code, Part 2, Title 24 of the California Code of
Regulations with minor amendments regarding permit exemptions and roof coverings. The City
has also adopted the 2019 California Electrical Code, the 2019 California Plumbing Code, the
2019 California Mechanical Code, and the 2019 California Energy Code, the 2019 Historical
Building Code, the 2019 Existing Building Code, the 2019 Referenced Standards code, and the
2019 Green Building Standards Code. Lastly, the 2019 Residential Code and the 2019 Fire Code
were adopted with local amendments regarding permit exemptions and ignition-resistant
construction - Class 1 building materials, Class A roof covering materials and residential fire
sprinkler system installation. The local amendments are largely for increased fire protection
because of the City’s increased exposure to wildfire risk when compared to other jurisdictions in
the region. The California Building Standards Codes are determined by the California Building
Standards Commission and the State of California, and are based on the 2018 International
Building Code, the 2018 International Residential Code, the 2018 International Existing Buildings
Code, the 2018 International Fire Code, the 2018 Uniform Plumbing Code, the 2018 Uniform
Mechanical Code, and the 2017 National Electrical Code.
When a PMC code violation is suspected, residents may file a complaint with the City Code
Compliance Division to determine whether the complaint is a code violation or another type of
violation. Reports of code violations are assigned to a Code Compliance Officer (Officer) for
investigation. Prior to issuing a citation for violation of the PMC that does not create an immediate
danger to health or safety, the enforcement officer may serve a pre-citation or courtesy notice to
the responsible person for the violation. A copy of the pertinent code section is also left with the
notice. The notice includes a compliance date, which is determined by the degree of the violation.
The goal is to achieve voluntary compliance by having the property owner address the violation
without further City involvement.
After the compliance date has lapsed of a pre-citation or courtesy notice, the Officer may serve a
written notice on the violation personally or via mail. In addition to notice issued to the responsible
person, when time permits and when practical, the owner of the property on which the violation
occurred shall be sent notice(s) at the same time as the notices to the responsible person to the
address of the said property owners as it appears on the last equalized assessment roll or,
alternatively, as it appears from such other records of the Assessor or City Treasurer that contains
more recent addresses. For the first violation, there is a fine not exceeding $100.00 for the first
violation. If the violation has been addressed, the case is closed. A second notice of violation is
issued with a threat of sanction if the problem is still not addressed. For the second violation,
there is a fine not exceeding $200.00 within one year from the date of the first violation. Thereafter,
it is $500.00 for a third violation within the same year and $1,000 for each additional violation after
the third violation of the same ordinance, term, or condition within one year from the date of the
first violation. If the violation is not addressed after subsequent notices of violation and fines, the
City could deem the property a public nuisance to allow the City to address the issue and/or abate
the nuisance and attach a lien for payment of fines and the costs for the abatement including
attorney fees. A recorded notice of violation is also placed on the title of the property in these
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situations. In Poway’s experience, compliance issues are typically resolved after the courtesy
notice which allows for a reasonable timeline to resolve the violation.
Enforcement of City codes is necessary to protect the health, safety, and welfare of residents and
are therefore a necessary constraint on housing development. The City’s code compliance
procedures provide residents with the opportunity to appeal notices of violation.
8. Wildfire Risk
Protecting human lives, structures and personal property from wildfires is a high priority in Poway
where many areas of the City are susceptible to the impacts of wildfires. CAL FIRE maps out
areas known as Fire Hazard Severity Zones (FHSZ) that designate zones with varying degrees
of fire hazards (moderate, high, very high) based on factors such as fuel, slope, and fire weather.
A significant portion of Poway was designated with FHSZs. The City of Poway has taken a
conservative approach to the FHSZs and decided to classify all zones as very high. The Very
High Fire Hazard Severity Zone (VHFSZ), also known as Very High Fire Hazard Areas, covers
approximately 75 percent of the total land area of the City. These areas are included as
“Constrained Areas” in Figures 2.7, 2.8, 2.9, and 2.10. Development in the VHFSZ is subject to
more restrictive development standards that are outlined in the City’s Fire Code (Chapter 15.24
of the Poway Municipal Code). For example, structures locating in the VHFSZ shall be setback
a minimum of 30 feet from property lines and biological open space easements, even if the zoning
for the property allows for a setback of a shorter distance.
Additionally, the State is discouraging housing development in VHFSZs with the adoption of SB
1241 in 2012. More specifically, jurisdictions are now required to update their Safety Element
and include goals and policies to avoid or minimize new residential development in VHFSZs and
to require development standards that meet or exceed the State’s Fire Code. Furthermore,
Appendix G of the California Environmental Quality Act (CEQA) was updated in 2018 to require
an analysis of wildfire-related impacts for projects located in State Responsibility Areas or
VHFSZs. In early 2021, three separate lawsuits were filed against San Diego County by the
California Attorney General’s Office, the Sierra Club, and the Center for Biological Diversity. The
lawsuits claimed that the County Board of Supervisor’s did not adequately analyze and mitigate
wildfire risks pursuant to CEQA prior to approving a housing development for the Otay Ranch
Resort Village master planned community.
Much of the remaining undeveloped land in the City lies in areas designated as a VHFSZ creating
a challenging environment to develop housing in these low density rural residential and open
space areas. The City will continue to look at ways to provide housing throughout the City while
being cautious of the risks associated with developing housing in VHFSZs.
9. Relief from Governmental Constraints
Density Bonus Ordinance
Developers of affordable housing are entitled to a density bonus and/or equivalent concessions
or incentives under certain conditions. State law regarding density bonus was amended in 2020
to allow for an increased density bonus and reducing the amount of units that a developer
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required for certain regulatory concessions or incentives (i.e. reduction of development
standards), depending upon the percentage of affordable units that the developer provides. State
law continues a sliding scale for determining the density bonus developers are eligible to receive.
The maximum density bonus a developer can receive is 50 percent when a project provides either
15 percent very low-income units, 24 percent low-income units, or 44 percent moderate-income
units of a proposed project. Density Bonus law also imposes incentives for housing with childcare
facilities, allows for donations, and provides more lenient parking standards. The requirement to
include a “financial analysis or report” is specifically prohibited. While the applicant may have to
provide a basic explanation showing why the application is eligible for an incentive or concession
with reasonable documentation, the City cannot require any report or study of any sort to support
this. The City revised its density bonus ordinance in 2009 and 2012 to be consistent with State
law, but is not consistent with AB 2345 which revised Density Bonus law as described herein
effective January 1, 2021. The City has not received an AB 2345 request for a density bonus,
but is prepared to process expeditiously, if received. A program is added to update the PMC
consistent with current Density Bonus law.
Nonconforming Uses
Existing homes located in non-residential areas are considered non-conforming uses. Whenever
a non-conforming structure is destroyed by fire, or any other calamity, to the extent of 50 percent
or less, the structure may be restored. When the destruction exceeds 50 percent or the structure
is voluntarily razed or is required by law to be razed, the structure may not be restored. The City
allows an expansion of a nonconforming single-family residence to help preserve and renovate
existing housing stock.
Variances
A variance is a discretionary permit issued by the City Council allowing deviation from provisions
of the Zoning Ordinance. The Zoning Ordinance allows for the issuance of variances for
properties subject to special conditions related to size, topography, location, or surroundings.
Variances are only granted in the event that special conditions exist and the strict application of
the Zoning Ordinance requirements prevents the property from participating in the privileges of
surrounding properties that are subject to the same zoning ordinances. There are also provisions
for minor variances that approved by the Director of Development Services under certain
conditions.
Reasonable Accommodations for Housing for Persons with Disabilities
As part of the Housing Element update, the City conducted a comprehensive review of its
development ordinances and planning policies for their potential to affect persons with disabilities.
Poway permits residential care facilities serving six or fewer persons and licensed by the State
within all of its residential zoning districts by-right. State licensed residential care facilities serving
seven or more persons are conditionally permitted in the RC and RA zones. Residential care
facilities include facilities that provide 24-hour non-medical care to persons in need, emergency
shelters, home finding agencies, or residential service facilities for persons experiencing
homelessness, persons with disabilities, or infirmed or mentally challenged adults and children.
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The City does not have any siting requirements between group home facilities.
Accessory uses such as wheelchair ramps are permitted within all residential zones as incidental
structures related to the residence. Building procedures within the City are also required to
conform to the California Building Code, as adopted in the City's Municipal Code. Standards
within the Code include provisions to ensure accessibility for persons with disabilities including
provisions for by-right administrative variances for reasonable accommodations.
Reasonable accommodation refers to the need for disabled and special needs residents to alter
their homes or be permitted exceptions to the strict application of zoning standards to allow for
access, mobility, and use of their homes. Persons with disabilities or their representatives may
request reasonable accommodations, including exceptions to zoning standards (setback, yard,
parking, height, lot coverage, etc.). Zoning and building codes, and the City's approach to code
enforcement, allow for special features that meet the needs of persons with disabilities without
the need for zoning variances. City staff is available to provide assistance regarding the
procedures for special accommodations under the City's Zoning Ordinance. In 2009, the City
amended the PMC to add regulations and procedures for reasonable accommodations consistent
with Government Code Section 65583.
Affordable Housing Overlay Zone (AHOZ)
To provide adequate sites for affordable housing development, the AHOZ has been established
in the Land Use Element of the General Plan and the Zoning Ordinance for low- and moderate-
Income households. The General Plan and Zoning Ordinance were amended in 2012 to create
an AHOZ for the Moderate-Income category and to modify the provisions in the Low-Income
category. This included providing flexible development standards that will allow the densities up
to 30 dwelling units per acre noted in the Residential Sites Inventory in Chapter 4. Also, the
General Plan designation and zone were amended to apply an AHOZ on some publicly-owned
sites in 2012. A total of six (6) properties now include an AHOZ. Subsequently, three of the sites
were developed as Poway Commons, which includes the Apollo Senior Affordable Apartments,
and Villa De Vida affordable apartments. The combination of the deed restricted affordable
housing units built during the 5th RHNA Cycle and the capacity of sites carried over with the AHOZ
(three total) meets the quantified objectives for very low- and low-income households within the
City for the 5th RHNA Cycle. The capacity for the six sites with the AHOZ provided sufficient
capacity to accommodate the affordable housing needs for the 5th RHNA cycle, but only after they
were rezoned to allow for 30 du/ac (capacity previously showed less than 30 du/ac in the
Residential Sites Inventory). The AHOZ of the three remaining sites will allow the densities
required to meet the City’s Regional Housing Needs allocation. A specific site analysis for these
three remaining AHOZ sites that are carried over into this 6th Housing Element Cycle is provided
in Chapter 4. The underlying zoning on these sites will not change.
An AHOZ may be applied to property within any land use category, including non-residential
categories, but not including the Open Space or Rural Residential categories. In order to ensure
both the initial and continued affordability of housing constructed under the AHOZ, deed
restrictions are required which guarantees that resale prices or rents will not exceed affordable
levels and that future residents will have appropriate incomes to correspond with the price or rent
restrictions.
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10. State and Federal Government Constraints to the Provision of Housing
Thus far, we have discussed mostly local constraints to the provision of housing, but there are
also significant governmental constraints at the State and Federal government level.
State and Federal Mandates on Local Jurisdictions
Every year new laws are passed at the State and Federal level that require a local jurisdiction,
such as Poway, to update its Municipal Code and/or General Plan. In 2021 alone, State mandates
will result in a required update to the Housing and Safety elements of the General Plan. Also,
HCD is requiring most programs to be implemented within one year of adoption (previously three
years). Most localities in the San Diego region have hired consultants to update their General
Plans and likely will require consultants to further update any requirements from adopted
programs. Localities will spend hundreds of thousands to millions of dollars in staff time or
consultant fees to accomplish requirements at the State and Federal level.
Prevailing wages is another cost that jurisdictions must bear. Infrastructure like affordable
housing and new streets, curb, gutter, sidewalk, and undergrounding overhead utilities are
typically costs that are borne by the developer to avoid prevailing wage rates and because of
budget shortages.
Compliance with the California Department of Fish and Wildlife Habitat Conservation Plan for
Poway requires developers to pay $17,000 per acre of habitat impacted as a part of a project
within the mitigation area.
Local jurisdictions can either pass these costs onto developers through fees or deduct the costs
from the General Fund.
Direct Costs to Developers
In the 2019 California Building Standards Codes (CBSC) includes the 2019 California
Administrative Code, the 2019 California Building Code, the 2019 California Residential Code,
the 2019 California Electrical Code, the 2019 California Mechanical Code, the 2019 California
Plumbing Code, the 2019 California Energy Code, the 2019 California Historical Building Code,
the 2019 California Fire Code, the 2019 California Existing Building Code, the 2019 California
Green Building Standards Code, and the 2019 Referenced Standards Code. The CBSC stacked
together vertically are taller than an average sized person. These updates are required every
three years regardless of how significant the changes. Architects, designers, plan checkers, and
inspectors all must know and understand these regulations. A typical room addition just for the
plans can range from $5,000 to $100,000 just for the design costs. In addition to being
complicated, the CBSC is adding material, labor, and design costs to developers.
Some examples from the 2019 CBSC update include (in no particular order):
• Requires electric vehicle charging infrastructure for new parking areas and additions to
existing parking areas;
• Requires shade trees to provide shade to 50 percent of new surface parking areas and
additions to surface parking areas within 15 years, and shade to 20 percent of landscape
areas and hardscape areas within 15 years; • Requires minimum energy conservation standards to be met including minimum
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insulation, HVAC and water heating equipment efficiencies, and other requirements;
• Requires solar to be installed on new dwelling units; and
• Requires two-inch by six-inch framing on the exterior of new dwelling units instead of two-
inch by four-inch framing.
Since the effective date of the 2019 CBSC update, the cost of lumber has more than doubled.
This is likely to be affiliated, in part, with the amount of lumber now required to be 50 percent more
in mass for framing as described above. Local agencies are required to adopt these codes, but
may make amendments to address geological, climatic, or topographical conditions in the
community provided the modifications are no less restrictive than the State standards.
Related to jurisdictions that use federal housing funds, in addition to meeting CBSC regulations
and accessibility standards, projects must meet federal accessibility guidelines. For new
construction and substantial rehabilitation, at least five percent of the units must be accessible to
persons with mobility impairments and an additional two percent of the units must be accessible
to persons with hearing or visual impairments. New multi-family housing must also be built so
that: 1) the public and common use portions of such units are readily accessible and usable by
persons with disabilities; 2) doors allowing passage into and within such units can accommodate
wheelchairs; and 3) all units contain adaptive design features. The City enforces all Federal and
State accessibility laws.
Related to the California Environmental Quality Act (CEQA), most major development requires
an environmental impact report or EIR. In 2020, Poway approved The Farm in Poway project
which includes 160 single-family homes. The cost for the EIR was $230,470. This excludes other
“soft” costs including the architectural and civil drawings, landscape plans, a geotechnical
investigation, hydrology and water quality technical studies, traffic analysis, a fire fuels
management plan, the specific plan, costs associated with required mitigation measures, and fees
for City staff to review the EIR and affiliated documents. The water quality technical studies are
required due to the State affiliated Regional Water Quality Control Board requirements. A biology
report is required because of State and Federal Department of Fish & Wildlife requirements. The
fire fuels management plan is associated with the Federal Wildland Urban Interface (WUI) and
Cal Fire requirements. There are also more recent State requirements for tribal resource, carbon
monoxide hotspot, construction health risk, air quality, and greenhouse gas emission studies.
Typical environmental constraints to development of housing in Poway include physical features
such as floodplains, sensitive biological habitat, and very high fire hazard areas. In many cases,
development of these areas is constrained by State and Federal laws (e.g., FEMA floodplain
regulations, the Clean Water Act and the Endangered Species Act, and the State Fish and Wildlife
Code and Alquist-Priolo Act). Floodplains Official floodplain maps are maintained by the Federal
Emergency Management Agency (FEMA). FEMA determines areas subject to flood hazards and
designates these areas by relative risk of flooding on a map for each community, known as the
Flood Insurance Rate Map (FIRM). FEMA requires developers to obtain a flood zone elevation
certificate when developers apply for a building permit. These certificates require elevating the
developed area (i.e., house pad) above the known flood level of that particular flood zone.
Surface parking and recreational and open areas are allowed in the Floodway which can assist
the development of housing. However, anything above grade level would not be allowed, such
as wheel stops and new curbs. Landscape islands would be allowed, as long they do not have
curbing on their perimeter. Shrubs and grasses and small plants would be acceptable within the
Floodway. Also, new parking lot light posts would not be allowed in the Floodway. Areas in the
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Floodway may be appealed to FEMA and the developer’s engineer can process a Letter of Map
Revision (LOMR) with FEMA that reduces the Floodway area. Related to sensitive biological
habitat, there are severe restrictions on the amount of land that may be developed in rural
residential areas and mitigation is required for impact areas. Mitigation may include development
limitations and monitoring during nesting seasons. Habitat restoration may also be required.
VHFSZ, also WUI, areas are subjected to increased California Fire Code requirements which
reduce the buildable area and increase construction costs because of defensible space, fire walls,
insulation, fire sprinkler, water service, and access requirements among others.
In addition to cost constraints, these requirements also add significant time constraints which also
effect a developer’s holding cost and often option agreements expire after a shorter duration and
are expensive to renew.
Lack of State and Federal Funds
Localities have limited sources of revenue. The RHNA allows for jurisdictions to upzone to meet
their RHNA, but there are not sufficient funds to develop deed restricted affordable housing
without significant government assistance. On December 29, 2011, the California Supreme Court
upheld Assembly Bill (“AB”) 1X 26, requiring the elimination of all California redevelopment
agencies (“RDAs”). The Court also overturned AB 1X 27, a companion bill that would have
allowed RDAs to survive if they paid an annual fee to the State. The Court’s decision secured
funds for the State’s General Fund for fiscal year 2011-12 eliminating hundreds of RDAs
throughout the State and numerous jobs. The City has expended much of the housing funds
available towards the construction of affordable housing, but the RHNA requirements continue to
increase, while funding decreases. Without significant subsidies from the State and Federal
government, it is unlikely that any jurisdiction in the State will meet it’s RHNA. There are also
limited funds to support services needed for a jurisdiction (e.g., road, sewer, water and drainage
infrastructure and services related to transit, police, fire, hospital, schools, parks, libraries).
However, the production of housing requires these support services.
State funds currently subsidize affordable housing projects in high-income areas. These funds
could be used in lower-income communities to help provide more essential services or two to ten
times more housing units than in affluent communities which would allow the region to meet its
housing objectives easier given the limited amount of funding. In 2019, Poway Planning Division
staff analyzed affordable housing subsidies. The analysis showed that a larger RHNA allocation
of affordable housing units in affluent jurisdictions will result in a substantially reduced amount of
housing units built in the region. There is a fixed amount of housing subsidies for affordable
housing regionally and using that money to fund affordable housing projects in affluent
jurisdictions results in a significantly less number of affordable housing units built in the region.
For example, a two bedroom/two bathroom condominium in an affluent community selling for
$900,000 ($5,000 mortgage) requires a $4,000 monthly housing subsidy for a low-income
household that is required to pay no more than $1,000 per month towards housing. Conversely,
a $250,000 condominium ($1,500 mortgage) in a less affluent community only requires a $500
subsidy. In this scenario, eight housing units can be built in the less affluent community for every
one housing unit built in the more affluent community. In keeping with the goal to meet the
Regional Housing Needs, City staff recommended reducing the equity share distribution in order
to provide more subsidies to lower income households assisting more low income households
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and providing a better chance at ending persons experiencing homelessness in the region. City
staff also recommended that the equity share pertain only to very low, low- and moderate-income
categories, not above moderate-income categories. Affluent jurisdictions have the greatest
chance at meeting their housing needs in the above moderate category and reducing this
allocation will disincentivize jurisdictions from building housing units after they have met their
needs in that category. Less affluent jurisdictions can count market rate apartments and
accessory dwelling units towards meeting their RHNA in the moderate and low-income categories
so providing a higher allocation to these jurisdictions in these categories will give them the best
opportunity to meet their housing needs without using housing subsidies. In order meet the RHNA
objective in Government Code 65584(d), SANDAG applied an equity factor to Poway allocating
proportionally more very-low-income households for Poway than lower-income communities in
the region where these same units would require less funding subsidies. SANDAG
representatives stated “The regional housing needs allocation plan (RHNA) shall further all of the
following objectives” including the State’s initiative that “allocating a lower proportion of housing
need to an income category when a jurisdiction already has a disproportionately high share of
households in that income category, as compared to the countywide distribution of households in
that category from the most recent American Community Survey.” Excess funding could also be
used for sufficient essential services and infrastructure to convert low-income communities into
areas of opportunities to further fair housing.
Related to lending, FHA allows for mortgage loans of developed housing units, but there are
limited funding sources for new build construction and construction loans typically require a down
payment of 30 to 40 percent and a high interest rate.
Other State and Federal Constraints
State Density Bonus law requirements that affordable housing units are the same or similar to
market-rate housing units impact development costs. For example, a 3,200 square-foot four-
bedroom affordable unit could be two 1,600 square-foot four-bedroom twin homes to assist two
households and provide added revenue to the developer.
State ADU laws also drive housing prices up. By providing multi-family uses in single-family
residential zones, investors are more inclined to purchase these single-family residential
properties competing with homebuying families. Since the adoption of the new ADU laws effective
January 1, 2020, housing prices in the San Diego region have increased 15 percent according to
Zillow home value estimates.
According to Bankrate, the Federal Reserve announced in March 2021 that it’s keeping interest
rates steady, leaving the federal funds rate at a range of 0 to 0.25 percent. This follows the Fed’s
decision to hold rates near zero until the economy has weathered the effects of the coronavirus.
As discussed previously, since January 1, 2020, housing prices in the San Diego region have
increased 15 percent according to Zillow home value estimates with low interest rates a
contributing factor.
According to the Congressional Budget Office, in fiscal year 2020, the Federal government’s net
outlays for interest totaled $345 billion, equal to 1.6 percent of gross domestic product (GDP) and
accounting for 5.3 percent of total spending. The interest the government pays on debt held by
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the public has remained low as a percentage of GDP, even though that debt has risen to
historically high levels. Interest costs are projected to grow steadily as interest rates rise and the
size of the debt increases. The lack of Federal budgeting leads to less opportunities for affordable
housing funds.
B. Environmental, Infrastructure, and Public Service Constraints
Environmental factors and a lack of necessary infrastructure or public services can constrain
residential development in a community by increasing costs and reducing the amount of land
suitable for housing construction. This section summarizes and analyzes the most pertinent
constraints to housing. Future residential development will be faced with challenges regarding
supportive public infrastructure extensions and expansions.
1. Environmental Constraints
Environmental concerns can constrain housing in two ways: (1) land availability is limited from
development and (2) costs are increased due to efforts to mitigate environmental impacts. Many
environmental features may constrain development in Poway: habitat for threatened/endangered
species, steep slopes, floodplains/wetlands, geologic constraints, and cultural resources (historic
or pre-historic structures or sites).
The City is responsible for implementing flood control measures within Poway. Significant
portions of the City are affected by the Federal Emergency Management Agency's (FEMA) 100-
year floodplain designation. Approximately 1,810 residential properties are impacted by a
floodway within the City.
The vast majority of Poway’s undeveloped land is located within the Poway Subarea Habitat
Conservation Plan/Natural Community Conservation Plan (PSHCP) Mitigation Area. The
Mitigation Area comprises approximately 53 percent of the 25,047 total City acreage. These
areas are included as “Constrained Areas” in Figures 2.7, 2.8, 2.9, and 2.10. The PSHCP is
necessary to allow for the incidental take of listed species by public projects and private projects.
The PSHCP fulfills requirements pursuant to Section 10(a) of the Federal Endangered Species
Act (ESA); Sections 2081 and 2835 of the State Fish and Game Code and the California
Endangered Species Act (CESA); and the State of California’s Natural Communities Conservation
Planning (NCCP) Act of 1991. It is also consistent with regional and subregional planning efforts
within San Diego County pursuant to the NCCP Act. Collectively, these laws and planning efforts
require protection and management of sufficient, interconnected habitat areas to support listed
species in exchange for allowing limited take of the species or its habitat.
Because these areas are designated for very low-density residential uses, habitat constraints
within these areas are minimal as individual homes and limited access roads are permitted
provided construction avoids environmentally sensitive areas. However, the habitat conservation
requirements mean that 13,307 acres of potentially developable residential land can only be built
at densities that would make housing unaffordable to all but above-moderate income households,
however, the provision of ADUs and JADUs within these areas will be affordable to moderate and
lower income households.
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Based on development patterns and the constraint of undevelopable land area within areas of the
City that are impacted by Proposition FF and the PSHCP, the City moves closer to build-out.
Sites identified for higher density development in Chapter 4, Housing Resources, are located in
urbanized areas and not unduly constrained by floodplains, biological resources, or other
environmental constraints. Steep slopes, geologic constraints, and cultural resources are listed
as potential constraints, but there is not information with which to reach a conclusion as to whether
these are actual constraints. Based on the best available data provided through SANDAG in 2015
using the City’s Geographic Information System, the City has approximately 6,201 acres of vacant
developable land remaining in Poway.
2. Infrastructure and Public Service Constraints
Water Service
The City of Poway relies on two surface water sources: water imported from the San Diego
County Water Authority and local rainfall captured by Lake Poway. The imported water comprises
the majority of Poway’s water supply, accounting for 99.5 percent of the raw water
supply. Additionally, recycled water is used in the Poway Business Park for landscape irrigation,
accounting for approximately four percent of Poway’s overall water use.
The majority of the raw water purchased from the San Diego County Water Authority is imported
from the Northern California Aqueduct and Colorado River Systems. These sources of water are
pumped to the Lester J. Berglund Water Treatment Plant and Lake Poway for storage. The
Treatment Plant has a capacity of 24 million gallons per day (mgd) and the lake has a storage
capacity of approximately 3,300 acre-feet of water. For calendar year 2014, average Water
Treatment Plant daily potable water production was approximately 10.5 mgd.
The City of Poway Water Master Plan, revised in 2007, assumed a build-out population of 50,011
persons by 2020, consistent with the City of Poway General Plan. At that time, water
consumption of 210 gallons per capita per day was assumed. Therefore, approximately 10.5 mgd
of water is currently required. Based on Poway’s estimated population of 52,860in 2050 (based
upon SANDAG Series 13 2050 Growth Forecast), at 210 gallons per capita per day, 11.1 mgd
would be required.
However, based on significant water cost increases in recent years and an emphasis on
maximizing water efficiency, Poway’s overall water use has decreased significantly since 2009.
Additionally, a recent California law mandates urban water suppliers reduce overall water use by
20 percent by 2020. Based on this legislation, Poway’s 2020 water use efficiency target,
established in the City’s 2015 Urban Water Management Plan, adopted in June 2016, is 210
gallons per capita per day.
Adequate facilities and supply exist in place to meet forecasted water needs.
Sewer Service
The City maintains and operates nearly one million linear feet of wastewater conveyance pipeline
and five (5) active lift stations within its service area. For wastewater treatment, the City is part
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of the Metropolitan Wastewater Joint Powers Authority, which includes the City of San Diego and
11 other municipalities and special districts. The City of San Diego operate the regional
wastewater conveyance and treatment facilities.
Poway owns 5.894 mgd of capacity in the City of San Diego’s Metropolitan Wastewater System,
and 5.0 mgd in the City of San Diego municipal system. Poway also has 0.05 mgd of capacity at
the City of Escondido’s Hale Avenue Recovery & Reclamation Facility (HARRF), which handles
wastewater treatment for Rancho Bernardo and a portion of flow from two small areas in the
northern portion of Poway.
For FY 2020, Poway’s average daily wastewater flow conveyed to the City of San Diego Trunk
Sewer for conveyance to regional treatment facilities was 2.844 MGD. In addition, approximately
0.05 MGD was treated at HARRF.
Using conservative growth assumptions and SANDAG population projections, City flows in 2040
are estimated to be 2.81mgd. Poway’s current contracted capacity is adequate to accommodate
the additional flow.
Drainage Facilities
In Poway, runoff from storm drains enters eight drainage basins, but the majority of drainage is
collected in three major creeks: Poway, Green Valley and Sycamore. Water from all of the creeks
eventually flows into three Poway watersheds.
Developers of property located within a designated planned local drainage (PLD) area pay a fee
to provide necessary storm drainage facilities including underground storm drain pipelines, catch
basins, detention basins, and other facilities that may be needed to serve proposed development.
The fees are based upon estimated costs of necessary facilities and are apportioned within each
PLD area based on benefits accrued to a property or need for facilities created by a project.
Stormwater pollution prevention and flood control facilities are necessary to promote public safety
and welfare and are therefore not an undue constraint on housing production.
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C. Market Constraints
Market constraints include the cost of land, cost of construction, and availability of financing within
a community. These market constraints can result in housing that is not affordable to low- and
moderate-income households or may render residential construction economically infeasible.
Knowledge of non-governmental constraints can assist a jurisdiction in developing and
implementing responsive housing programs.
California’s housing market peaked in the summer of 2005 when a dramatic increase in the State’s
housing supply was coupled with low interest rates. The period between 2006 and 2010,
however, reflects a time of significant change as the lending market collapsed and home prices
saw significant decreases, resulting in the 2008 economic recession. Double-digit decreases in
median sale prices were recorded throughout the State until recently. Since then, the San Diego
County region have essentially doubled since the market low in 2012 with a typical home value
of $703,000 according to Zillow. Compared to home sales values in Poway which averaged
$840,154 as of January 2021, which was higher than all inland jurisdictions in San Diego County
(Table 2-20). As such, housing production in the last few years has increased based on market
demand coupled with the approval of the PRSP which included significant increases in the
development of affordable housing.
1. Availability and Cost of Financing
The availability and cost of financing affects both the developer’s ability to construct housing and
the consumer’s ability to purchase or improve a home.
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose
information on the disposition of loan applications by the income, gender, and race/ethnicity of
the applicants. This applies to all loan applications for home purchases and improvements,
whether financed at market rate or with government assistance.
The disposition of loan applications submitted to financial institutions for home purchase and
home improvement loans within Poway is shown in Table 3-8 (most recent available data).
Included is the number of loans that are approved and denied based on type of loan. The status
of other loans indicates loan applications that were neither approved nor denied, but were
incomplete or were withdrawn by the applicant.
Home Purchase Loans
In 2019, 4,434 Poway households, including many households within adjacent Census Tracts,
applied for a new loan. These included Federal Housing Authority (FHA) or Veterans
Administration (VA) purchase loans, Conventional Loans, Refinance Loans or Loans for Home
Improvement. Of this total, 2,909 were approved, 536 were denied and 989 were either not
accepted, deemed incomplete or withdrawn.
As mortgage rates have decreased, more individuals have applied for home loans. When
comparing 2020 to 2021, housing rates significantly increased in 2021, and housing prices
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increased 36 percent from 2020 to 2021. Other market constraints such as loan requirements
and income instability have had an impact on attracting more homebuyers into the housing
market.
Table 3-8
Disposition of Home Purchase Loan Applications
City of Poway and Adjacent Census Tract Areas
2019
Application
Type
Poway
Total
Apps. Approved. Denied Other*
FHA, VA 194 143 9 42
Conventional
Purchase 1036 734 82 220
Refinance 2837 1860 303 674
Home
Improvement 367 172 142 53
Total 4434 2909 536 989
Source: Home Mortgage Disclosure Act (HMDA), 2019.
*”Other” includes applications approved but not accepted, files closed for incompleteness, and
applications withdrawn.
2. Development Costs
Development costs are key factors in determining housing affordability. Development costs
include the price of raw land, improvements, labor, and construction.
Land Costs
A sample review (Table 3-9) of property listings for land in Poway indicates that few unimproved
residential lots are available for purchase. Properties with the lowest values in Poway are typically
larger lots in outlying areas with no urban services and low physical capability for residential
development. Property with the highest values in Poway are typically those that are "ready to
build" with urban services and/or zoning entitlements. The sample listings in Table 3-9 are all
single-family lots that may not be ready-to-build (point in time). The average per acre price of
these properties is $137,292 in January 2021.
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Table 3-9
Vacant Land Prices
City of Poway
Housing Type
and Acres
Lot Size
(acres) Advertised
Price Average
$/acre
Single-Family
Residential
7.68 $759,000
$137,292
7.43 $759,000
2.00 $250,000
1.94 $374,900
1.00 $465,000
0.22 $175,000
Source: Land Watch listings, January 2021 .
Labor Costs
Labor Code Section 1720, which applies prevailing wage rates to public works projects over
$1,000, defines public works to mean construction, alteration, installation, demolition, or repair
work done under contract and paid for in whole or in part out of public funds. For example, public
transfer of an asset for less than fair market value, such as a land write-down, would be construed
to be paid for in part out of public funds and trigger prevailing wage requirements.
While the cost differential in prevailing and standard wages varies based on the skill level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of
affordable housing projects, prevailing wage requirements could effectively reduce the number of
affordable units that can be achieved with public subsidies. The following types of projects are
not required to pay prevailing wages:
• Residential projects financed through issuance of bonds that receive an allocation through
the State; or • Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
Construction Costs
Construction factors such as type of construction, custom versus tract development, materials,
site conditions, finishing details, amenities, square footage, and structural configuration, can
increase the cost of housing. The International Code Council (ICC) provides estimates for the
average cost of labor and materials for typical Type V wood frame housing. Estimates are based
on “good” quality construction, providing for materials and fixtures well above the minimum
required by State and local building codes. As discussed in Chapter 2, the average per square-
foot cost for good quality housing is approximately $126 to $250 per square-foot for single-family
housing, $252 to $626 per square-foot for custom and luxury homes, and $365 to $554 per
square-foot for multi-family housing (low-rise to high-rise).
A reduction in amenities and the quality of building materials can result in lower sales prices and
rental rates. The increased use of prefabricated factory-built or manufactured housing, which is
permitted in all residential districts in the City (consistent with California law), may provide for
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lower-priced housing by reducing construction and labor costs.
Although construction costs are the most significant portion of the overall development cost, the
City can do little to mitigate its impact. Because construction costs in Poway are similar to those
in the area, the cost of construction is not considered a major constraint to housing production.
April 2021 Housing Element Update | Page 4-1
Chapter 4
Housing Resources
This Chapter summarizes the resources available for the development, rehabilitation, and
preservation of housing in Poway. The analysis includes an evaluation of the adequacy of the
City’s Residential Sites Inventory to accommodate Poway’s regional housing needs goals for the
2020-2029 housing cycle. Financial resources available to support housing activities and the
administrative resources available to assist in implementing the City’s housing programs are
also analyzed in this Chapter.
A. R e g i o n a l H o u s i n g N e e d s A s s e s s m e n t ( R H N A )
Future housing need refers to the share of the regional housing need that has been allocated to
Poway. The State Department of Housing and Community Development (HCD) assigns a numeric
regional housing goal to the San Diego Association of Governments (SANDAG). State law requires
that individual communities play an active role in ensuring that enough housing is available to
meet expected population growth in San Diego County. Approximately every five to ten years, the
San Diego Association of Governments (SANDAG) is authorized to set forth specific goals for the
amount of new housing that should be produced in each member jurisdiction over a specified
time period, in this case from June 30, 2020 to April 15, 2029. SANDAG is then mandated to allocate
the housing goal to jurisdictions in the region. In allocating the region’s future housing needs to
jurisdictions, SANDAG is required to take the following factors into consideration pursuant to Section
65584 of the State Government Code:
• Market demand for housing;
• Employment opportunities;
• Availability of suitable sites and public facilities;
• Commuting patterns;
• Type and tenure of housing;
• Loss of units in assisted housing developments;
• Over-concentration of lower income households; and
• Geological and topographical constraints.
The new Regional Housing Needs Assessment (RHNA) for the SANDAG region was adopted in
September 2019 . This RHNA covers an over 8-year planning period (2020-2029). The major goal
of the RHNA is to assure a fair distribution of housing among localities within the San Diego region,
so that every community provides an opportunity for a mix of housing for all economic segments.
The housing allocation targets are not building requirements, but goals for each community to
accommodate through appropriate planning policies and land use regulations. Allocation targets are
intended to assure that adequate sites and zoning are made available to address anticipated housing
demand during the planning period. Overall, the region needs to plan for an additional 171,685
units for the 2020-2029 cycle. This number was adopted by SANDAG in conjunction with the
California Department of Housing and Community Development (HCD) in July 2018. The allocation
is based on the maximum number of affordable housing units/opportunities each jurisdiction can
provide given the financial resources and regulatory measures available during the housing element
cycle. The City of Poway’s share of regional future housing needs is a total of 1,319 new units
representing 0.8 percent of the total regional housing need. The 1,319 units allocated to Poway
must be planned for units affordable to all income levels. This allocation is distributed into four (4)
income categories as shown in Table 4-1. The RHNA includes a fair share adjustment which
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April 2021 Housing Element Update | Page 4-2
allocates future (construction) need by each income category in a way that meets the State mandate
to reduce the over-concentration of lower income households in one community. The City is not
required to build these units, but must show it has sites with adequate zoning and development
standards that could accommodate the housing units during the current cycle.
Table 4-1
Regional Housing Needs Assessment (RHNA)
6/30/2020-4/15/2029
Poway
Percent of
Total1 Region
Percent of
Total2
Total housing units 1,319 100% 171,685 100%
Very Low3 468 35.5 % 42,332 24.7 %
Low 268 20.3 % 26,627 15.5 %
Moderate 241 18.3 % 29,734 17.3 %
Above Moderate 342 25.9 % 72,992 42.5 %
1SANDAG Final RHNA for the City of Poway 2HCD RHNA Determination for the San Diego region
350% to be Extremely Low Income Note: Income categories are generally based on Area Median Income (AMI) and include:
• Extremely Low-Income (less than or equal to 30 percent of the AMI);
• Very Low-Income (greater than 30% and less than or equal to 50 percentof the AMI);
• Low-Income (greater than 50% and less than or equal to 80 percent of the AMI);
• Moderate-Income (greater than 80% and less than or equal to 120 percent of the AMI); and
• Above Moderate-Income (greater than 120 percent of the AMI).
B. Available Sites for Housing
1. Credits towards the RHNA
Since the RHNA uses June 30, 2020, as the baseline for growth projections for the Housing Element
planning period of 2020-2029, jurisdictions may count the number of new units built or issued
certificates of occupancy since June 30, 2020, toward their RHNA. According to City of Poway’s
Building Division data, building permits were issued for 137 new residential housing units (including
Accessory Dwelling Units (ADUs)) between June 30, 2020 and December 31, 2020 as follows:
• 2020: 137 Units (this includes 15 units permitted as ADUs, 53 units permitted for Outpost,
65 of the 141 units for Poway Commons, and four single-family residences as shown in Table
4-2)
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These units will apply as credits toward meeting the RHNA in the 2020-2029 Housing Cycle. Table
4-2 summarizes Poway’s credits and the remaining housing need through April 15, 2029:
Table 4-2
RHNA Credits and Remaining Need
Income RHNA
New
Construction
Credits
(2020)
Remaining
Need
Very Low (<50% AMI) 468 14 454
Low (51-80% AMI) 268 68 200
Moderate (81%-120%
AMI) 241 30 211
Above Mod (>120% AMI) 342 25 317
Total 1,319 137 1,182
Over the last few years, affordable housing projects in Poway that have been built include Apollo
Apartments (Poway Commons) and Villa de Vida. The densities of the projects described here are
listed in Table 4-3 below.
Table 4-3
Sample Densities of Constructed Affordable Housing Projects
Project Units per Acre
Apollo Apartments (Poway Commons) 53
Villa de Vida 24
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2. Residential Sites Inventory
Pursuant to State law, the City must show that it has adequate sites with proper zoning and
development standards that could accommodate Poway’s regional housing goal identified in
Table 4-1. The new Residential Sites Inventory (Table 4-4) is an important component of the
Housing Element Update and lists sites for Very Low-Income (includes Extremely Low Income), Low-
Income, Moderate-Income, and Above Moderate-Income households. Additional sites for Above
Moderate-Income household properties are included as Table A-1 in Appendix A. In preparing the
inventory, the City completed a thorough analysis of properties in the City. This included conducting
a review of vacant and underutilized properties within the City using the City’s Geographic
Information System (GIS), County Assessor’s parcel data, aerial photos, and field surveys. The
focus of the Residential Sites Inventory was on properties that have the following characteristics:
• Sites located in areas that are either not an area of poverty or not an area with prominent
minority race or ethnicity populations to further fair housing;
• Sites located in areas of opportunity with access to essential services;
• Sites already entitled or under construction;
• Sites within the PRSP to encourage a diverse mix of housing types (e.g., townhomes,
condominiums, apartments) with access to essential services;
• Vacant residentially zoned sites;
• Vacant non-residentially zoned sites that allow residential uses;
• Underutilized residentially zoned sites, which may be developed at a higher density; and
• Non-residentially zoned sites that could be redeveloped or rezoned for residential use.
Several sites were abandoned because they were both in an area of poverty and an area with
prominent race or ethnicity populations to further fair housing. Three sites were carried over from
the 2013 Housing Element because: 1) the sites were owned by either the City or the Poway
Housing Authority; 2) the sites included the AHOZ allowing up to 30 dwelling units per acre; and 3)
the sites were not located in an area of poverty or an area with prominent minority race or ethnicity
populations to further fair housing. Of these three sites, a Request for Proposals was prepared for
the Monte Vista North site and proposals were received to develop the site for affordable housing.
Two sites (Poway Commons and Villa De Vida) were under construction and included deed restricted
affordable housing. The Big Stone Lodge site is also owned by the Poway Housing Authority and
included in the inventory. Two privately-owned sites (13667 Twin Peaks Rd and Meadowbrook)
were included in the Residential Sites Inventory because pre-development applications were
received at the densities proposed. ADUs present an opportunity to both meet housing needs and
further fair housing. The focus of the remaining Residential Sites Inventory was targeted on available
vacant and underutilized properties zoned residential and mixed-use that allow residential
development that could accommodate housing densities to meet the City’s RHNA, and are located
in areas of opportunity that further fair housing. These remaining sites are all located within the
PRSP area.
On December 5, 2017, the City adopted the Poway Road Specific Plan (PRSP). The adoption
included the Poway Road Corridor Study which assessed existing land use and transportation
conditions along Poway Road. Incorporated into the revised Poway Road Specific Plan are
incentives that allow projects to achieve a higher density or an increased building height by
accommodating additional housing units that would help meet the City’s RHNA. Figure 4-1 shows
the Poway Road Specific Plan area.
City of Poway
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April 2021 Housing Element Update | Page 4-5
Figure 4-1
Poway Road Specific Plan Area
A goal for the identification of Very Low-, Low-, and Moderate-Income households was to identify
publicly owned properties as a priority and minimize the number of privately-owned properties in the
new Residential Sites Inventory. All of the properties were evaluated in accordance with State law
(Government Code Section 65583) and the Adequate Sites Program. The City’s analysis for the
sites for Very Low-, Low- and Moderate-Income households identified those sites with the greatest
potential for multi-family housing development. The sites included in the Residential Sites Inventory
exhibited one or more of the following characteristics on each property:
• Owned by the City of Poway or the Poway Housing Authority;
• Adequately sized to accommodate multi-family housing (including parcels that could be
combined);
• Limited amount of physical environmental constraints, including lands with sensitive habitat,
wetlands, floodplains, steep topography, and archeological resources;
• Accessible to and from the local circulation system and neighborhood community services;
• Accessible to water and wastewater lines and other public infrastructure; and
• Located in areas that would affirmatively further fair housing.
The majority of remaining vacant residential land in the City is within the rural areas and is not
appropriate for the higher densities required for very low-, low-, and moderate-income housing units.
These properties have significant development constraints such as steep topography, are located
within the Habitat Mitigation Area of the Poway Subarea Habitat Conservation Plan (PSHCP), have
poor access, may not be served by City water as currently planned, are not served by City sewer,
and/or are not located in close proximity to transit service or neighborhood commercial services.
Many of these properties are also subject to Proposition FF, which would require a vote by the
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April 2021 Housing Element Update | Page 4-6
residents of Poway for any density increases in the Rural Residential zones and Open Space zones,
or to add additional residential units in the Business Park (South Poway Specific Plan). Due to these
constraints, there is limited vacant land in the City suitable for the development of multi-family
housing.
The site inventory will work to meet the City’s goal to furthering fair access to housing. The City is
using both the tools of land use planning to fix historic inequities created by all levels of government.
In additional to located housing in areas that are either not an area of poverty or not an area with
prominent minority race or ethnicity populations, the site inventory prioritizes the ability to access
basic needs and economic opportunities for those with the lowest access to these resources. Initial
performance results from a social equity analysis performed by SANDAG, shows a three-fold
increase in social equity focused populations (people with low-income, people of color, and seniors)
living within 0.5 miles of a commuter rail, light rail, or Rapid transit stop.
The new Residential Sites Inventory for Very Low-, Low-, Moderate, and Above Moderate-Income
households identifies the individual properties and includes other parcel information for each
property. Table 4-4 shows the Assessor’s Parcel Number, zoning, owner and/or current use,
address or location, anticipated number of dwelling units per acre, and total unit capacity per
income category for each site. The Net Site Acreage field in Table 4-4 refers to the amount of land
on the parcel which does not have physical constraints that limits development from occurring. The
physical land constraints include presence within the floodway, presence of easements and/or
rights-of-way, or steep slopes. The “Site #” field in Table 4-4 refers to the number representing each
individual site in Figures 4-2 through 4-9.
The additional Residential Sites Inventory for Above Moderate-Income households is identified in
Table A-1 of Appendix A. This list identifies mainly vacant land within a variety of residentially-
zoned areas including Rural Residential-A (RR-A), Rural Residential-B (RR-B), Rural Residential-C
(RR-C), Residential Single Family-1 (RS-1), Residential Single Family-2 (RS-2), Residential Single
Family-3 (RS-3), Residential Single Family-4 (RS-4) and Residential Single Family-7 (RS-7). There
are some properties on the list that are zoned Planned Community (PC), Planned Residential
Development (PRD), Residential Condominium (RC) and Open Space – 1 Dwelling Unit (OS-1DU).
These zoning districts all allow residential uses. Several entitled projects are shown on this list,
including Fairfield (212 units), The Farm in Poway (160 units), and Outpost (53 units). Fairfield and
the Outpost are both within the PRSP area. Overall, this inventory is not needed to accommodate
the Above Moderate-Income units required by the RHNA, but will assist the City in ensuring the
RHNA is met.
City of Poway
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April 2021 Housing Element Update | Page 4-7
Table 4-4
Residential Sites Inventory (Land Available for Very-Low, Low, Moderate, and Above-Moderate Income Housing Units)
Site Name Site # APN Location Owner
Site Acres Zoning/Land Use/
Density (Existing) Income Category/Overlay Zone
TOTAL
Gross Net Zone/Land Use Designation Units/Acre Potential Units Target Density Very Low Units Low Units Mod Units Above Mod Units Overlay Applied
Big Stone Lodge 1 31723222
31723236
12237 and 12207
Old Pomerado Rd
POWAY HOUSING
AUTHORITY 1.7 1.21 CG 20 29 0 18 0 0 11 No 29
Poway Promenade 2 3171514700 12305 Poway Rd POWAY INVESTMENT
CO 0.57 0.56 CB up to
35* 19 30 8 3 3 3 No 17
Poway Promenade 3 3171515100 12313 Poway Rd POWAY INVESTMENT
CO 1.53 1.53 CB up to
35* 53 30 19 8 7 11 No 45
Poway Promenade 4 3171515000 12317 Poway Rd POWAY INVESTMENT
CO 0.47 0.47 CB up to
35* 16 30 6 2 3 3 No 14
Poway Promenade 5 3171514400 12339 Poway Rd POWAY PROMENADE
LLC 1.92 1.92 CB up to
35* 67 30 24 10 8 15 No 57
Poway Promenade 6 3171514300 12373 Poway Rd POWAY INVESTMENT
CO 1.44 1.44 CB up to
35* 50 30 18 7 7 11 No 43
Poway Promenade 7 3171514200 12373 Poway Rd POWAY INVESTMENT
CO 0.16 0.16 CB up to
35* 5 30 1 1 1 1 No 4
Town Center West 8 3174905400 12819 Poway Rd ANTOINETTE CORP 0.55 0.55 TC up to
35* 19 30 6 3 3 4 No 16
Town Center West 9 3174905700 12957-63 Poway Rd.
(car rent/RV)
DARR, RICHARD M
TRUST 1.24 0.93 TC up to
35* 32 30 17 10 0 0 No 27
Town Center West 10 3171010200 13020 Poway Rd POWAY PARTNERS
LLC 0.88 0.88 TC up to
35* 30 30 12 4 4 6 No 26
Town Center West 11 3171010300 13036 Poway Rd.
(wood lot)
DARR, RICHARD M
TRUST 0.44 0.33 TC up to
35* 11 30 6 3 0 0 No 9
Town Center West 12 3171010400 13044 Poway Rd.
(Rental)
O'CONNER, MANN,
WRIGHT 1.34 1 TC up to
35* 35 30 19 11 0 0 No 30
City of Poway
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Table 4-4 (Continued)
Site Name Site # APN Location Owner
Site Acres
Zoning/Land Use/
Density (Existing) Income Category/Overlay Zone
TOTAL Gross Net Zone/Land Use Designation Units/ Acre Potential Units Target Density Very Low Units Low Units Mod Units Above Mod Units Overlay Applied Town Center
West 13 3171010500 13056 Poway Rd.
(Rental)
O' CONNER, MANN,
WRIGHT 0.92 0.69 TC up to
35* 24 30 13 7 0 0 No 20
Town Center
East 14 3174730200 13205 Poway Rd POWERS TRUST 0.62 0.016 TC up to
35* 0 30 0 0 0 0 No 0
Town Center
East 15 3174730100 13205 Poway Rd POWERS TRUST 0.28 0.065 TC up to
35* 2 30 1 1 0 0 No 2
Town Center
East 16 3174730500 13119 Bowron Rd POWERS TRUST/
LOKEN TRUST 0.35 0.34 TC up to
35* 12 30 4 2 2 2 No 10
Town Center
East 17 3174730300 13215 Poway Rd POWERS TRUST 0.2 0.066 TC up to
35* 2 30 1 1 0 0 No 2
Town Center
East 18 317430400 13219 Poway Rd POWERS TRUST 0.3 0.26 TC up to
35* 9 30 4 2 1 1 No 8
Town Center
East 19 3174730600 13243 Poway Rd MORTUARY
SERVICES INT. 0.71 0.71 TC up to
35* 24 30 9 6 3 3 No 21
Town Center
East 20 3171011100 13210 Poway Rd 24 SAC SELF
STORAGE LTD 2.71 0.8 TC up to
35* 28 30 12 5 6 5 No 28
Town Center
East 21 3171014200 13232 Poway Rd LIVELY TRUST 3.54 3.22 TC up to
35* 112 30 48 22 23 19 No 112
Town Center
East 22 3171014300 13312 Poway Rd LIVELY TRUST 3.32 2.57 TC up to
35* 89 30 38 18 18 15 No 89
Meadowbrook 23 3160204400 0 Meadowbrook Ln K&M INVESTMENTS
L P 25.23 23.19 RR-C Up to
0.5 11 17 2 0 0 15 No 17
Park and Ride 24 3144346600 Community/Twin Peaks CITY OF POWAY 6.77 2 RS-7/
AHOZ
Up to
30 60 30 45 15 0 0 Yes 60
13667 Twin
Peaks Rd 25 3141920200 13667 Twin Peaks Rd MCCOY, M. H. 4.77 3.91 RS-4 Up to
4 15 5 1 0 0 19 No 20
City of Poway
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Table 4-4 (Continued)
Site Name Site # APN Location Owner
Site Acres Zoning/Land Use/
Density (Existing) Income Category/Overlay Zone
TOTAL Gross Net Zone/Land Use Designation Units/ Acre Potential Units Target Density Very Low Units Low Units Mod Units Above Mod Units Overlay Applied Twin Peaks 26 3211902800 Twin Peaks west
of Espola
POWAY HOUSING
AUTHORITY 2.15 1.80 RS-4 /
AHOZ
Up to
30 54 30 41 13 0 0 Yes 54
Monte Vista
North 27 2754606100 Monte Vista Road POWAY HOUSING
AUTHORITY 2.06 2.06 CO /
AHOZ
Up to
30 51 30 39 12 0 0 Yes 51
ADU's1 12,335 0 62 152 100 No 314
UNDER CONSTRUCTION2
Villa de Vida 28 3171521400 12341 Oak Knoll Rd.
(Villa De Vida)
POWAY HOUSING
AUTHORITY 3.18 2.2 CB 24-30 54 30 42 11 0 1 No 54
Poway
Commons
(Tarascan)
29 3171010600 13100 Poway Rd.
(Poway Commons)
MC POWAY 97 LLC;
POWAY COMMONS
AFFORDABLE CIC LP
1.54 1.54 TC up to
35* 53 30 14 29 0 15 No 58
Poway
Commons
(South)
30
3174721800
3174721900
3174722300
3174722600
3174723100
13033 Poway Rd
13126 Quate Ct.
0 Poway Rd
13117 Quate Ct.
0 Poway Rd
POWAY
COMMONS LLC;
MC POWAY 97 LLC
5.45 4.5 TC up to
35* 157 30 0 0 0 82 Yes 82
TOTAL 468 268 241 342 1319
2020-2029
RHINA 468 268 241 342 1319
*A cap, limit not to exceed, is established for the number of residential units that may be built within the Poway Road Specific Plan area (PRSP Section 8.1- Residential Housing Bank). The
PRSP allows a maximum of 1,399 total residential units, representing a net increase of up to 1,148 residential units, relative to 2017 conditions. The Residential Housing Bank is available
on a first-come, first-served basis. To date, units entitled or demoed include Poway Commons (141; 0), Outpost (53; 0), and Fairfield (212; 0) or 406 housing units built and 0 demolished
housing units. As such, there is capacity for 742 additional housing units within the PRSP area. This Residential Sites Inventory identifies 580 units to be constructed within the PRSP area.
The density, up to 35 du/ac, requires lot consolidation and selection of two community benefits (e.g., providing affordable housing) as outlined in the PRSP.
1Potential Units of ADU’s is based on how many single-family residential parcels there are in Poway (2019 County Assessor Inventory of Parcels and Values). Affordability is based on
comparables analysis in 2020 Housing Element Annual Progress Report.
2 Excludes other sites (entitled or building permits issued) in the 2020 Housing Element Annual Progress Report identified to meet the RHNA (June 30, 2020 to December 31, 2020), including
Fairfield (212 units), The Farm in Poway (160 units), Outpost (53 units), four single-family homes, and 15 ADUs.
City of Poway
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FIGURE 4-2
RESIDENTIAL SITES INVENTORY (SITE 1)
City of Poway
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FIGURE 4-3
RESIDENTIAL SITES INVENTORY (SITES 2-7 and 28)
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FIGURE 4-4
RESIDENTIAL SITES INVENTORY (SITES 8-13 and 29-30)
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FIGURE 4-5
RESIDENTIAL SITES INVENTORY (SITES 14-22)
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FIGURE 4-6
RESIDENTIAL SITES INVENTORY (SITE 23)
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FIGURE 4-7
RESIDENTIAL SITES INVENTORY (SITES 24 and 25)
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FIGURE 4-8
RESIDENTIAL SITES INVENTORY (SITE 26)
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FIGURE 4-9
RESIDENTIAL SITES INVENTORY (SITE 27)
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3. Realistic Density Calculation
Sites for Very Low-, Low-, Moderate-, and Above Moderate-Income Housing
All of the properties identified in Table 4-4 allow residential development. The assessment of
each of the sites contained later in this section is a response to the State requirements for site
analysis. Because the City of Poway and the Poway Housing Authority control several of the sites in
the Table, it is expected that the maximum unit yields will be met for these sites. As is shown in the
site inventory analysis later in this section, the City can meet the Housing Element requirements
with the current site inventory as proposed.
The Housing Element Update identifies a maximum density of 35 dwelling units per acre for most of
the very low-, low-, moderate-, and above moderate-income sites. The City analyzed three recent
developments that are entitled or under construction within the Poway Road Specific Plan. Outpost
yielded 29 du/ac, Poway Commons yielded 23 du/ac, and Fairfield yielded 29 du/ac. The average
density of the three sites was 27 du/ac. Similar densities were achieved for affordable housing
projects. Villa De Vida yielded 27 du/ac. The Residential Sites Inventory conservatively estimates
30 dwelling units per net acre for most PRSP sites. Several sites include large portions of floodway
that cannot include improvements above the floodway elevation, but parking, recreation areas, and
open space areas all potentially can be improved within these floodway areas providing opportunities
for developers to provide these improvements within the floodway and maximize the unit yield within
the areas that aren’t within the floodway. Recent developers, like Fairfield, have sought to maximize
unit yield, which shows there is demand for high density apartments and condominiums in Poway.
In addition, the City will continue to evaluate development standards for residential development in
the MU, TC, and CO zones. The City adopted the Poway Road Specific Plan which established
development standards for mixed-use projects in each of these zones to facilitate the conversion
of commercial sites to mixed-use commercial and residential sites. The PRSP also provides
incentives to projects that provide affordable housing as a community benefit , including
maximizing density.
The sites listed in Table 4-4 represent a realistic unit yield for the reasons stated above and
summarized below:
• The majority of the sites identified are infill properties with access to existing public
infrastructure (streets, sewer, water, etc.). The others are vacant and may need sewer and
water service line extensions.
• While individual environmental review will be conducted prior to development of each site,
some of the sites listed have environmental constraints that would limit the unit yield,
however, these factors have been considered and the unit yield is based on the net lot area.
• Demand for housing is greater than commercial construction. The City’s retail areas are
generally oversaturated, and developers seek to minimize commercial development and
maximize residential development on these housing sites.
Other Sites for Above Moderate-Income Housing
Consistent with HCD Guidelines, methodology for determining realistic capacity on each identified
site must account for land use controls and site improvements. The Residential Sites Inventory for
Above Moderate-Income, Table A-1 in Appendix A, utilizes a conservative estimate to
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demonstrate realistic capacity for development in residential zones. This estimate is based on
existing patterns of development in residential areas and was derived using analysis of densities on
properties in residential areas.
Most residential zone districts in Poway establish a maximum range of allowable density. For
example, density within the R-4 zone has a maximum of four (4) dwelling units per acre. For
purposes of calculating the realistic capacity of sites in Table A-1 of Appendix A, Residential Sites
Inventory for Above Moderate-Income, the maximum allowable density was used in these districts
but site constraints were also considered.
4. Site Analysis
Site 1 Big Stone Lodge (Figure 4-2)
This site is zoned Commercial General (CG). This site is owned by the Poway Housing
Authority and is the site of a historical stagecoach stop that was later converted to a
restaurant. This use has been discontinued and the buildings have deteriorated into a state
beyond repair.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, this site is located in an area not within LMI block groups and shouldn’t further
concentrate low- and moderate-income residents.
• Environmental Constraints: The southern portion of the site is within an area
mapped by the Federal Emergency Management Agency (FEMA) as a 100-Year
Floodway resulting in developable net acreage of approximately 1.2 acres. A
historical survey has been conducted in preparation for the redevelopment of
the site. Preservation of cultural and historical resources is under consideration.
• Existing and Planned Infrastructure Capacity: The site is currently vacant. It is
adjacent to one other commercial site along with surrounding residential
development. Water and sewer utilities are available at the site.
• Access to Public Transportation and Other Community Amenities: A bus stop
that provides a connecting service to a Metropolitan Transit System (MTS) Bus
Rapid Transit station is located within a quarter mile of the site. A public park
facility is within a quarter mile of the site. The South Poway Business Park, which
SANDAG has identified as a Tier 3 employment center, is within two miles and
easily accessible by bike.
• Method used to calculate Realistic Capacity: The existing CG allows mixed use
development with a Conditional Use Permit. While the site is over 1.6 acres in
size, 1.2 net acres was used to calculate the unit yield due to floodway
constraints. This site is targeted for 29 dwelling units including 18 Very Low-
Income affordable housing dwelling units.
Sites 2-7 Poway Promenade (Figure 4-3)
These sites are located within the Poway Road Specific Plan and are zoned Planned
Community (PC) with a Mixed Use (MU) designation. Together, these sites compose the
Poway Promenade, an older commercial center at the southwest corner of Poway and
Pomerado Roads, with the exception of a gas station located directly at the corner of Poway
Road and Pomerado Road. These properties are privately owned. Five of the six properties
have the same owner. These five parcels have not had any recent significant improvements.
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In 2013, the sixth parcel was significantly remodeled for a new grocery store. All of the
spaces in the shopping center are currently leased.
Within the past several years, Poway has experienced significant interest from developers
interested in acquiring properties that allow mixed use development for the purpose of
building multi-family housing. The opportunity for mixed-use development in the commercial
areas of Poway was established in the mid 1990’s in response to economic studies that
showed the amount of commercially zoned land on Poway Road exceeds the retail demand
of the local population. There is limited infill retail potential along Poway Road due to small
size lots, parking requirements, irregular parcel configurations, and ingress/egress issues.
The demand to re-develop underutilized commercial properties with multi-family residential
has increased significantly due to the lack of residential land in the region. The PRSP
provides increased height and density incentives for properties that provide affordable
housing as a community benefit.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, this site is located in an area not within LMI block groups and should further concentrate
low- and moderate-income residents.
• Environmental Constraints: These properties are currently developed and are
considered infill properties appropriate for conversion to mixed or residential
uses. There may be contaminated soils on portions of the parcels adjacent to the
gas station, due to leaking underground fuel tanks at the gas station. Soil
remediation of this area may be necessary mitigation.
• Existing and Planned Infrastructure Capacity: These sites are infill properties
surrounded by developed parcels. Water and sewer are currently provided to all
sites and they have access off of a major arterial, Poway Road.
• Access to Public Transportation and Other Community Amenities: A bus route
that provides a connecting service to a Metropolitan Transit System (MTS) Bus
Rapid Transit station is located adjacent to the site. Public park facilities and a
grocery are within a quarter mile of the site. A public elementary school is within
a half-mile of the site. The South Poway Business Park, which SANDAG has
identified as a Tier 3 employment center, is within two miles.
• Method used to calculate Realistic Capacity: The capacity assumptions for
these properties take into account the development standards provided in the
PRSP which allows up to 35 dwelling units per acre.
▪ Site 2 is 0.56 net acres and is targeted for 17 units, including 8 Very Low-
Income and 3 Low-Income dwelling units.
▪ Site 3 is 1.53 net acres and is targeted for 45 units, including 19 Very
Low-Income and 8 Low-Income dwelling units.
▪ Site 4 is 0.47 net acres and is targeted for 14 Units, including 6 Very Low-
Income and 2 Low-Income dwelling units.
▪ Site 5 is 1.92 net acres and is targeted for 57 dwelling units, including 24
Very Low-Income and 10 Low-Income dwelling units.
▪ Site 6 is 1.44 net acre and is targeted for 43 dwelling units, including 18
Very Low-Income and 7 Low-Income dwelling units.
▪ Site 7 is 0.16 net acres and is targeted for 20 dwelling units, including 1
Very Low-Income and 1 Low-Income dwelling unit.
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Sites 8-13 Town Center West (Figure 4-4)
These parcels are located within the PRSP and are zoned Planned Community (PC) with a
Town Center (TC) designation. Site 8 is the site of an older small strip center with five spaces
that are being leased. Site 9 is currently being used as an existing Recreational Vehicle
storage and a car rental business. Site 10 is developed with an older commercial building
that leased to a thrift store. Site 11 contains a firewood sales lot with a small shed/office
structure. Sites 12-13 are the location of an equipment and RV rental business. With the
exception of Sites 8 and 10, these sites were identified for affordable housing in the previous
Housing Element. All of these properties within Town Center West are privately owned and
are considered underutilized with the current land uses on them. As discussed for the Sites
2 through 7 analysis, developers are interested in acquiring properties that allow mixed use
development for the purpose of building multi-family housing and the PRSP provides
increased height and density incentives for properties that provide affordable housing as a
community benefit.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, this site is located in area not within LMI block groups and should not further concentrate
low- and moderate-income residents.
• Environmental Constraints: These properties are currently developed and are
considered infill properties appropriate for conversion to mixed or residential
uses.
• Existing and Planned Infrastructure Capacity: These sites are infill properties
surrounded by developed parcels. Water and sewer are currently provided to all
sites and they have access off of a major arterial, Poway Road.
• Access to Public Transportation and Other Community Amenities: A bus route
that provides a connecting service to a MTS Bus Rapid Transit station is located
adjacent to these sites. Public park facilities, the Poway Senior Center, Poway
Library, a public elementary school, and a grocery store are within a quarter mile
of these sites. The South Poway Business Park, which SANDAG has identified
as a Tier 3 employment center, is within two miles.
• Method used to calculate Realistic Capacity: The capacity assumptions for these
properties take into account the development standards provided in the Poway
Road Specific Plan which allows up to 35 dwelling units per acre.
▪ Site 8 is 0.55 acres and is targeted for 16 units, including 6 Very Low-
Income and 3 Low-Income dwelling units.
▪ Site 9 is 0.93 net acres and is targeted for 27 units, including 17 Very
Low-Income and 10 Low-Income dwelling units.
▪ Site 10 is 0.88 net acres and is targeted for 26 Units, including 12 Very
Low-Income and 4 Low-Income dwelling units.
▪ Site 11 is 0.33 net acres and is targeted for 9 dwelling units, including 6
Very Low-Income and 3 Low-Income dwelling units.
▪ Site 12 is 1 net acre and is targeted for 30 dwelling units, including 19
Very Low-Income and 11 Low-Income dwelling units.
▪ Site 13 is 0.69 net acres and is targeted for 20 dwelling units, including
13 Very- Low Income and 7 Low-Income dwelling units.
City of Poway
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Sites 14-22 Town Center East (Figure 4-5)
These parcels are located within the PRSP and are zoned Planned Community (PC) with a
Town Center (TC) designation. Sites 14-18 are under the same ownership and are leased
to a tire shop/garage, an outdoor storage lot, a small retail building, and a social club lodge.
Site 19 is the site of a mortuary. Site 20 is owned by the on-site operator of a self-storage
facility and truck rental business. Sites 21-22 share common ownership and are the
locations of on older shopping center that currently has a low vacancy of spaces for lease, a
self-storage facility, and a Recreational Vehicle storage lot. All of the sites within Town
Center East are privately owned and are considered underutilized with the current land uses
on them. As discussed for the Sites 2 through 7 analysis, developers are interested in
acquiring properties that allow mixed use development for the purpose of building multi-family
housing and the PRSP provides increased height and density incentives for properties that
provide affordable housing as a community benefit.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, sites 14 through 19 are located in an area not within LMI block groups and should not
further concentrate low- and moderate-income residents. Sites 20 through 22 are located in
area within LMI block groups.
• Environmental Constraints: These properties are currently developed and are
considered infill/redevelopment properties appropriate for conversion to
residential uses. The combined gross areas of these sites is 12.03 acres.
Portions of the Town Center West sites have been mapped by the Federal
Emergency Management Agency (FEMA) as a 100-Year Floodway resulting in
developable net acreage of approximately 8.7 net acres. A historical survey
has been conducted in preparation for the redevelopment of the site. The
floodway, however, does present opportunities for parking and recreational and
open space areas which help to achieve maximum density on these sites.
• Existing and Planned Infrastructure Capacity: These sites are
infill/redevelopment properties surrounded by developed parcels. Water and
sewer capacity are sufficient for these sites. These sites have good access off
of a major arterial, Poway Road.
• Access to Public Transportation and Other Community Amenities: A bus route
that provides a connecting service to a MTS Bus Rapid Transit station is located
adjacent to these sites. Public park facilities, the Poway Senior Center, Poway
Library, a public elementary school, and a grocery store are within a quarter mile
of these sites. The South Poway Business Park, which SANDAG has identified
as a Tier 3 employment center, is within two miles.
• Method used to calculate Realistic Capacity: The capacity assumptions for these
properties take into account the development standards that have been
approved on previously built affordable housing projects within the City.
▪ Sites 14-18 have the same owner and is 0.75 net acres and is targeted
for 22 dwelling units, including 10 Very Low-Income and 6 Low-Income
dwelling units. Portions of the sites that are in the Floodway can be used
as a surface parking lot or open space for the redevelopment of Sites 19-
City of Poway
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April 2021 Housing Element Update | Page 4-23
22.
▪ Site 19 is 0.71 net acres and is targeted for 21 dwelling units, including 9
Very Low-Income and 6 Low-Income.
▪ Site 20 is 0.8 net acres and is targeted for 28 dwelling units, including 12
Very Low-Income and 5 Low-Income dwelling units.
▪ Sites 21-22 5.79 net acres and is targeted for 201 dwelling units, including
86 Very Low-Income and 40 Low-Income dwelling units.
Site 23 Meadowbrook (Figure 4-6)
This site is zoned Rural Residential-C (RR-C). This site is vacant and under private
ownership. This City is reviewing a current application for a subdivision that using an
affordable housing density bonus which will yield 2 very low-income lots. The site is located
adjacent to other residential neighborhoods and open space.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, this site is located in an area within LMI block groups.
• Environmental Constraints: The site has been identified to contain protected
biological resource habitat that will be mitigated with an on-site biological
conservation easement. Since the property is in the Mitigation Area of the City’s
Habitat Conservation Plan, each residential parcel is limited to two acres of habitat
removal. The sloping topography of the site will subject grading to the limits of the
City’s hillside development requirements.
• Existing and Planned Infrastructure Capacity: The site is vacant and the project
is proposing to extend Water and Sewer along with dry utilities onto the site. There
is sufficient utility capacity for these extensions.
• Access to Public Transportation and Other Community Amenities: A bus stop
that provides a connecting service to a MTS Bus Rapid Transit station is located
with a quarter-mile of the site. A public middle school is adjacent to the site and
a public elementary school is within a quarter mile of the site. The site will have
access to the City public trail system.
• Method used to calculate Realistic Capacity: Based on the natural grade existing
RR-C zone allows for up to 11 dwelling units per acre. This site is targeted for
17 dwelling units, including 2 Very Low-Income affordable housing dwelling units.
Site 24 Park and Ride (Figure 4-7)
This site is zoned Residential Single Family (RS-7). This site is vacant and owned by the
City of Poway. This site was identified for affordable housing in the 2013 Housing Element.
The site is located adjacent to other residential neighborhoods.
As discussed in Chapter 2, this proposed site is located in an area with a low or moderate
percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of low
concentrations of Non-White residents (Figure 2-8). As shown in Figure 2-9, this site is
located in area not within LMI block groups and should not further concentrate low- and
moderate-income residents.
• Environmental Constraints: None
• Existing and Planned Infrastructure Capacity: The site is vacant. but is considered
an infill property that is surrounded by residential development. Water and
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sewer will be extended at the time of construction.
• Access to Public Transportation and Other Community Amenities: A bus route
that provides a connecting service to a MTS Bus Rapid Transit station is located
adjacent to the site. A City park (Old Poway Park), a convenience store, retailers,
restaurants, and a public elementary school is within a half-mile of the site. Old
Poway Park hosts a weekly Farmer’s Market and many City-sponsored events.
The South Poway Business Park, which SANDAG has identified as a Tier 3
employment center, is within two miles.
• Method used to calculate Realistic Capacity: The existing RS-7 zone allows for
up to 8 dwelling units per acre. While the site is over 6 acres in size, two net
acres were used to calculate the unit yield due to the irregular shape of the parcel
and the fact that a portion of the property is located within City right-of-way. An
AHOZ was placed on the site in 2012, which allows for up to 30 dwelling units
per acre and development by-right. This site is targeted for 60 dwelling units,
including 45 Very Low- and 15 Low-Income affordable housing dwelling units.
Site 25 13667 Twin Peaks Rd (Figure 4-7)
This site is zoned Residential Single Family (RS-7). This site is vacant and owned by the
City of Poway. This site was identified for affordable housing in the previous Housing
Element. The site is located adjacent to other residential neighborhoods.
As discussed in Chapter 2, this proposed candidate site is located in an area with a higher
percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of low and
moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure 2-9, this
site is located in area not within LMI block groups and should not further concentrate low-
and moderate-income residents.
• Environmental Constraints: None
• Existing and Planned Infrastructure Capacity: The site is developed with a single-
family dwelling unit and is surrounded by residential development. Water and
sewer are available and will be extended onto the site at the time of construction.
• Access to Public Transportation and Other Community Amenities: A bus route
that provides a connecting service to a MTS Bus Rapid Transit station is located
adjacent to the site. A public middle school is with a quarter mile of the site. A
City park (Old Poway Park), a convenience store, retailers, restaurants, and a
public elementary school are within a half-mile of the site. The South Poway
Business Park, which SANDAG has identified as a Tier 3 employment center, is
within two miles.
• Method used to calculate Realistic Capacity: The existing RS-4 zone allows for
up to 4 dwelling units per acre. The site is over 4.77 acres in size. The City has
received a proposal for a subdivision that will incorporate a Density Bonus
through the inclusion of affordable housing. This site is targeted for 20 dwelling
units, including 1 Very Low-Income affordable housing dwelling unit.
Site 26 Twin Peaks (Figure 4-8)
This site is zoned Residential Single Family (RS-4). This site was identified for affordable
housing in the previous Housing Element. This site is vacant and is owned by the Poway
Housing Authority.
As discussed in Chapter 2, this proposed candidate site is located in an area with a higher
percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of low and
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moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure 2-9, this
site is located in an area not within LMI block groups and should not further concentrate low-
and moderate-income residents.
• Environmental Constraints: Approximately 0.38 acres of the 2.15-acre site is
located within a flood plain. As a result, approximately 1.8 acres is developable.
The site is a current brownfield site and has an active remediation process
associated with it.
• Existing and Planned Infrastructure Capacity: The site is an infill property that
is surrounded by development. Water and sewer will be extended at the time of
construction.
• Access to Public Transportation and Other Community Amenities: A bus route
that provides a connecting service to a MTS Bus Rapid Transit station is located
adjacent to the site. A public middle school is within a quarter mile of the site. A
public elementary school is within a half-mile of the site. Convenience stores and
restaurants are located near the site.
• Method used to calculate Realistic Capacity: A net acreage of 1.8 acres, which
excludes the area in the flood plain, was used to calculate the density. An AHOZ
was placed on the site in 2012, which allows for up to 30 dwelling units per acre
and development by-right. This site is targeted for 54 dwelling units, including
41 Very Low- and 13 Low-Income affordable housing dwelling units.
Site 27 Monte Vista (Figure 4-9)
This site is zoned Commercial office (CO). This site was identified for affordable housing in
the previous Housing Element. This vacant site is owned by the Poway Housing Authority.
Predevelopment planning of this site has occurred and a RFP for an affordable housing
developer was released with proposals received. The goal is to have an Exclusive
Negotiating Agreement (ENA) completed and architectural design commenced in 2021.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, this site is located in area not within LMI block groups and should not further concentrate
low- and moderate-income residents.
• Environmental Constraints: None
• Existing and Planned Infrastructure Capacity: The site is an infill property that is
surrounded by office, hospital, and residential uses. Water and sewer will be
extended at the time of construction.
• Access to Public Transportation and Other Community Amenities: A bus stop
that provides a connecting service to a MTS Bus Rapid Transit station is located
with a quarter-mile of the site. This site is adjacent to Pomerado Hospital and
numerous medical office complexes. A connection to the City’s trail system is
with a quarter mile of the site.
• Method used to calculate Realistic Capacity: A gross/net acreage of 2.06 acres
was used to calculate the density. An AHOZ was placed on the site in 2012, which
allows for up to 30 dwelling units per acre and development by-right. This site is
targeted for 51 dwelling units, including 39 Very Low- and 12 Low-Income
affordable housing dwelling units.
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Site 28 Villa de Vida (Figure 4-3)
This site is zoned Community Business (CB) which allows mixed-use developments with
residential uses. This site is owned by a non-profit affordable housing partner and was
formerly used as a public bus yard. An affordable housing development for residents with
special needs is currently under construction. The site is located adjacent to single-family
homes, office uses, a convenience store, and a day care center.
As discussed in Chapter 2, this proposed candidate site is located in an area with a low or
moderate percent of residents of Hispanic Origin (Figure 2-7). It is located within areas of
low and moderate concentrations of Non-White residents (Figure 2-8). As shown in Figure
2-9, this site is located in area not within LMI block groups and should not further concentrate
low- and moderate-income residents.
• Environmental Constraints: The southern portion of the site is within the 100-year
floodway, resulting in a developable net acreage of approximately 2.2 acres.
• Existing and Planned Infrastructure Capacity: The site is an infill property that is
surrounded by development. Water and sewer are provided to the site and the site
has access off of both a major arterial street and a collector street, Pomerado Road
and Oak Knoll Road.
• Access to Public Transportation and Other Community Amenities: A bus stop that
provides a connecting service to a MTS Bus Rapid Transit station is located within
a quarter-mile of this site. Shopping centers are within a quarter mile of these sites.
The South Poway Business Park, which SANDAG has identified as a Tier 3
employment center, is within two miles.
• Method used to calculate Realistic Capacity: Construction of 14 Very Low-Income,
29 Low-Income, and 1 Moderate-Income dwelling unit has commenced as entitled.
Site 29 Poway Commons - Tarascan (Figure 4-4)
This site is zoned TC, which allows for residential uses. This site is privately owned with the
southerly site owned by a non-profit affordable housing partner. It is part of the Poway
Commons (South) site development project. The site is under construction. It is located
adjacent to single family homes, fast food restaurants, and an equipment rental business.
As discussed in Chapter 2, this site is located in an area with a low or moderate percent of
residents of Hispanic Origin (Figure 2-7). It is located within areas of low and moderate
concentrations of Non-White residents (Figure 2-8). As shown in Figure 2-9, this site is
located in area not within LMI block groups and should not further concentrate low- and
moderate-income residents.
• Environmental Constraints: None • Existing and Planned Infrastructure Capacity: The site is an infill property that is
surrounded by development. Water and sewer are provided to the site and the
site has its access off Poway Road and Tarascan Drive.
• Access to Public Transportation and Other Community Amenities: A bus stop
that provides a connecting service to a MTS Bus Rapid Transit station is located
adjacent to these sites. Public park facilities, the Poway Senior Center, Poway
Library, a public elementary school, and a grocery store are within a quarter mile
of these sites. The South Poway Business Park, which SANDAG has identified
as a Tier 3 employment center, is within two miles.
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• Method used to calculate Realistic Capacity: Construction of 14 Very Low-
Income, 29 Low-Income, and 15 Above-Moderate Income dwelling units has
commenced as entitled.
Site 30 Poway Commons - South (Figure 4-4)
This site is zoned TC, which allows for residential uses. This site is currently owned by a
private developer and it is part of the Poway Commons (Tarascan) site development project.
It is located adjacent to Rattlesnake Creek, the City’s Community Park, the Poway Senior
Center, and also the Poway Library.
As discussed in Chapter 2, this site is located in an area with a low or moderate percent of
residents of Hispanic Origin (Figure 2-7). It is located within areas of low and moderate
concentrations of Non-White residents (Figure 2-8). As shown in Figure 2-9, this site is
located in area not within LMI block groups and should not further concentrate low- and
moderate-income residents.
• Environmental Constraints: None
• Existing and Planned Infrastructure Capacity: The site is an infill property that is
surrounded by development. Water and sewer are provided to the site and the site
has its access off Poway Road and Tarascan Drive.
• Access to Public Transportation and Other Community Amenities: A bus stop that
provides a connecting service to a MTS Bus Rapid Transit station is located at
these sites. Public park facilities, the Poway Senior Center, Poway Library, a public
elementary school, and a grocery store are within a quarter mile of these sites.
The South Poway Business Park, which SANDAG has identified as a Tier 3
employment center, is within two miles.
• Method used to calculate Realistic Capacity: Construction of 82 Above Moderate-
Income dwelling units has commenced as entitled.
Affordable Housing Overlay Zone (AHOZ)
As indicated above, an Affordable Housing Overlay Zone (AHOZ) was placed on three of the
properties in the site inventory (Sites 24 - Park and Ride, 26 – Twin Peaks, and 27 – Monte Vista
North) to ensure they will develop at the densities identified. The General Plan and Zoning Code
were amended in 2012 to create an AHOZ for the Moderate-Income category and to modify the
provisions in the Low-Income category. This included providing flexible development standards that
will allow the densities by-right noted in Table 4-4. In order to ensure both the initial and continued
affordability of housing constructed under the AHOZ, deed restrictions are required. This obligates
resale prices or rents to not exceed affordable levels and that future residents will have appropriate
incomes to correspond with the price or rent restrictions. Application of the AHOZ on existing sites
will be implemented pursuant to the regulations of the City’s Municipal Code and California
Government Code Section 65583.2(h) and 65593.2(i). At least 22 percent of the very low- and low-
income housing need shall be accommodated on these AHOZ sites.
Mixed Use
Another technique for increasing the affordability of housing is to allow residential units in addition
to commercial development on property zoned commercial. Sites 1 through 22 and Sites 27
through 30 in Table 4-4 allow mixed-use development. In the PRSP, there is a Mixed Use District
comprising approximately 50 acres and there is a Town Center District comprising approximately
54 acres, both located on Poway Road and both allowing up to 35 dwelling units per acre as
described previously. In addition to the Mixed Use and Town Center Districts, “mixed use
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development” is allowed with a conditional use permit in the City’s Commercial Office, Community
Business, and Commercial General Districts. All existing commercially zoned property is served
by necessary and adequate public facilities and services. Mixed-use development can work very
well because it makes commercial services more easily accessible to the residents and provides a
core of customers for the businesses. It can be particularly appropriate for affordable housing
because the unit yield associated with the housing is more compatible with commercial areas than
with many other land uses. In addition, it can reduce the residents’ reliance on automobiles, which
can reduce living costs.
Any project approved for mixed-use sites will be required to comply with the regulations of the PRSP,
the City’s Municipal Code, and the California Government Code Section 65583.2(h) and 65583.2(i)
as applicable. For the undeveloped properties that are zoned mixed-use in the PRSP area, it was
assumed that 30 of the maximum 35 dwelling units per acre in the Mixed-Use and Town Center
Districts would develop as residential based on demand and recent development trends with some
commercial and open space components along Poway Road. Sites 20 through 22 in Table 4-4 show
the maximum 35 dwelling unit per acre yield because the adjacent floodway can be used for parking,
open space, and recreational areas. These PRSP sites provide a balance of affordability amongst
each income category to meet all the needs of the RHNA. No developers have expressed interest
in building commercial amongst these sites. There is some commercial infill (e.g., restaurants) and
rehabilitation occurring amongst some of the City’s more popular shopping centers that are not within
the Residential Sites Inventory. For the sites not within the PRSP, Site 28, Villa De Vida, was owned
by the Poway Housing Authority and under construction at 27 of the maximum 30 dwelling units per
acre allowable. The remaining sites, Sites 1 and 27, also include maximum density because they
are owned by the Poway Housing Authority.
Trends will continue to be analyzed and the City is required to find new sites to make up any shortfall
as sites within the Residential Sites Inventory are developed (“No Net Loss” provisions). This will
require additional analysis and may be determined on a case-by-case basis for individual
developments.
ADUs
ADUs are listed in the Residential Sites Inventory. With the recent changes to the California Code
of Regulations, demand for ADUs continue to increase. Most ADUs are built within constrained
areas (e.g., PSHCP area, Proposition FF, Rural Residential, VHFHA), but this presents an
opportunity to further fair housing since these single-family residential areas, especially lower density
areas, are almost entirely within areas with a low percent of residents of Hispanic Origin (Figure 2-
7), a low concentration of Non-White residents (Figure 2-8), and, as shown in Figure 2-9, areas not
within LMI block groups and should not further concentrate low- and moderate-income and minority
groups to meet goals to further fair housing. Potential Units of ADU’s are based on how many single-
family residential parcels there are in Poway (2019 County Assessor Inventory of Parcels and
Values). Affordability is based on the comparables analysis in the 2020 Housing Element Annual
Progress Report, however, 100 of the 314 ADUs are shown to be affordable to above-moderate
income households in case the comparables analysis over-estimated the number of ADUs affordable
to low- and moderate-income households. Only 314 of the 325 projected ADUs are shown in Table
4-4. Projected ADUs are estimated to be 37 ADUs per year.
Other Sites for Above-Moderate Income Housing
The above-moderate income remaining, not needed for the RHNA needs, are listed in Table A-1
are mostly vacant lower-density single-family sites, but other sites listed, including mixed-use sites,
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are applied for, entitled, or under construction (e.g., The Farm in Poway, Outpost). The assumed
density on each of these lower-density single-family sites is at the lower end of the allowable
density range for each zone. The density factor for the RR zones shows the permitted densities
that were calculated by averaging the RR-A, RR-B and RR-C zones density factor for the
steepness of the slopes (0.5 and 0.25 respectively) and the presence of City water on any given
lot.
5. Adequacy of Sites to Meet Regional Fair Share Allocation
The sites listed in Table 4-4 do have the capacity to meet the RHNA for very low-, low-, moderate-,
and above moderate-income households under existing conditions.
6. Suitability of Sites and Availability of Infrastructure
All of the sites listed in Table 4-4 can be provided with water, sewer, drainage, and other facilities
and services between 2020 and 2029 (See Chapter 3.0, Constraints) and adequate water supply,
water filtration capacity, and sewer treatment capacity exists to serve these sites through 2029.
Currently, City services exist on or can be extended to each site. Public infrastructure
improvements required of new developments, impact fees, and planned city improvements of
facilities helps ensure that services and facilities are available to both current and future residents.
Parks, schools, emergency services facilities, and other public facilities are also extended in this
manner.
C. Financial Resources
The City of Poway has access to several federal and local resources to achieve its housing and
community development goals. Specific funding sources will be utilized based on the eligibility and
requirements of each project or program.
The State Legislature took action to eliminate California redevelopment agencies in June 2011. The
City of Poway anticipated the State’s intent to eliminate redevelopment agencies and formed the
Poway Housing Authority in 2011. In 2012, the City designated the Poway Housing Authority as
successor agency to the former Poway Redevelopment Agency and the recipient of the housing
assets and liabilities of the former redevelopment agency. Redevelopment monies were one of the
three main funding sources used to make affordable developments viable statewide. The others are
State bond funds and Federal funds administered through the Department of Housing and Urban
Development. The City cannot directly apply for Federal housing funds as they are administered
through the County of San Diego.
Unfortunately, there were no provisions when redevelopment was eliminated to provide ongoing
funding for affordable housing. It is anticipated that new avenues for funding economic development
and affordable housing will be created and tested in the coming years, but because of the
uncertainty of available funds at this time, a conservative approach to affordable housing programs
is recommended.
1. Section 8 Tenant-Based Rental Assistance
The Housing Choice Voucher Program is funded by HUD and administered by the County of San
Diego. According to the County, 167 households in Poway continued to receive Section 8 assistance
through the end of 2012. Among these voucher recipients, 151 were small families and 16 were
large families. These numbers include 79 elderly individuals. In addition to the County program,
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Poway Villas, a Project-Based Section 8 program, has 59 households that have Section 8
assistance.
2. Redevelopment Agency Set-Aside Funds
As discussed above, the Poway Redevelopment Agency was eliminated in 2011. Prior to elimination
of redevelopment agencies, State law required the City of Poway to set aside a minimum of 20
percent of all tax increment revenue for low- and moderate-income affordable housing. The set-
aside of the Lower and Moderate-Income Housing Fund was used for activities that increase,
improve, or preserve the supply of affordable housing. Redevelopment law required that all new or
substantially rehabilitated housing units developed or otherwise assisted with the agency’s set aside
funds must remain affordable to the targeted income group for at least 55 years for rental and 45
years for ownership housing. Funds from redevelopment were the primary funding source for the
City to assist in the development of affordable housing. Until new funding resources are identified,
availability of funding for new affordable housing projects is unknown.
3. Inclusionary Housing In-Lieu Fund
The City of Poway has an Inclusionary Housing Ordinance which requires that 15 percent of all new
dwelling units constructed must be affordable to very low-income households for multi-family
construction, and low-income households for single-family construction. The developer of for- sale
or rental housing may, in lieu of providing required inclusionary housing on-site or off-site, pay a fee
to the City as established by City Council resolution. Any payment made pursuant to this section
shall be deposited in a Low-Moderate Income Housing Fund to be used only for the development or
acquisition of very low-, low-, and moderate-income housing. The City has also used these funds
for the Supporting Home Ownership in Poway (SHOP) First Time Homebuyer Assistance
Program. The option to pay an in-lieu fee for multi-family rental developments by the City was
introduced in 2018 in response to State legislation.
D. Administrative Resources
In past years, several public and private sector organizations have been involved in housing and
community development activities in Poway. Organizations that have been involved include, the
North County Interfaith Council, Community Housing Works, San Diego Interfaith Housing
Foundation, Wakeland Housing and Development Corporation and Community Housing of North
County. These organizations are involved in the improvement of the housing stock, expansion of
affordable housing opportunities, preservation of existing affordable housing, and/or provision of
housing assistance to households in need. In Poway, the primary agency that administers housing
programs is now the Development Services Department, which serves as staff to the Poway Housing
Authority.
E. Opportunities for Energy Conservation
1. General Design Standards
There are many opportunities for conserving energy in new and existing homes. New buildings, by
design, are required to incorporate energy efficient techniques into the construction. According
to the Department of Energy, the concept of energy efficiency in buildings is the building envelope,
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which is everything that separates the interior of the building from the outdoor environment: the
doors, windows, walls, foundation, roof, and insulation. All the components of the building envelope
need to work together to keep a building warm in the winter and cool in the summer.
Constructing new homes with energy-conserving features, in addition to retrofitting existing
structures, will result in a reduction in monthly utility costs. There are many ways to determine
how energy efficient an existing building is and, if needed, what improvements can be made.
Examples of energy conservation opportunities include installation of insulation and/or storm
windows and doors, use of natural gas instead of electricity, installation, or retrofitting of more
efficient appliances and mechanical or solar energy systems, and building design and orientation
which incorporates energy conservation considerations. The California Green Building Standards Code (Cal Green), Title 24 of the California Administrative
Code, effective in January 2020, establishes energy conservation standards that must be applied
to all new residential and commercial buildings. The regulations specify energy saving design for
walls, ceilings and floor installations, as well as heating and cooling equipment and systems, gas
cooling devices, conservation standards, and the use of non-depleting energy sources, such as solar
energy or wind power. Compliance with the energy standards is achieved by satisfying certain
conservation requirements and an energy budget.
Many modern building design methods are used to reduce residential energy consumption and
are based on proven techniques. These methods can be categorized in three ways:
1. Building design that keeps natural heat in during the winter and keeps natural heat out during
the summer. Such design reduces air conditioning and heating demands. Proven building
techniques in this category include: • Location of windows and openings in relation to the path of the sun to minimize
solar gain in the summer and maximize solar gain in the winter;
• Use of “thermal mass,” earthen materials such as stone, brick, concrete, and
tiles that absorb heat during the day and release heat at night;
• Use of window coverings, insulation, and other materials to reduce heat
exchange between the interior of a home and the exterior;
• Location of openings and the use of ventilating devices that take advantage of
natural air flow (particularly cool evening breezes);
• Use of eaves and overhangs that block direct solar gain through window
openings during the summer but allow solar gain during the winter; and
• Zone heating and cooling systems, which reduce heating and cooling in the
unused areas of a home.
2. Building orientation that uses natural forces to maintain a comfortable interior temperature.
Examples include:
• North-south orientation of the long axis of a dwelling;
• Minimizing the southern and western exposure of exterior surfaces;
• Location of dwellings to take advantage of natural air circulation and evening
breezes; and
• Use of landscaping features to moderate interior temperatures. Such techniques
include:
o Use of deciduous shade trees and other plants to protect the home;
o Use of natural or artificial flowing water; and
o Use of trees and hedges as windbreaks.
3. In addition to natural techniques, a number of modern methods of energy conservation have
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been developed or advanced during the present century. These include: • Use of solar energy to heat water;
• Use of radiant barriers on roofs to keep attics cool;
• Use of and requirements for solar panels and other devices to generate electricity;
• High efficiency coating on windows to repel summer heat and trap winter warmth;
• Weather-stripping and other insulation to reduce heat gain and loss;
• Use of natural gas for dryers, stovetops, and ranges;
• Use of energy efficient home appliances; and
• Use of low-flow showerheads and faucet aerators to reduce hot water use.
2. California Building Code Standards for Energy Efficiency
The City of Poway began following the Cal Green Codes (CGC), which was last updated in 2019. It applies to all occupancies that applied for a building permit on or after January 1, 2020, and remains in effect until the next edition is complete and adopted. The CGC covers sustainable practices in the following topics: • Planning and design, • Energy efficiency, • Water efficiency and conservation, • Material conservation and resource efficiency, and • Environmental Quality.
3. State Energy Conservation Programs
The California Department of Community Services and Development is partnered with a
network of local community service agencies that assist low-income households to administer two
energy conservation programs for low income households. These are the Low-Income Home
Energy Assistance Program (LIHEAP) and the Energy Low-Income Weatherization Assistance
Program (DOE WAP). LIHEAP provides financial assistance to low-income households to offset the
costs of heating and/or cooling their residences. DOE WAP provides installation and weatherization
measures that increase the energy efficiency of residences occupied by low-income persons.
4. SDG&E Residential Energy Conservation Programs
SDGE/MAAC Weatherization Program
The Metropolitan Area Advisory Committee (MAAC) and San Diego Gas & Electric (SDG&E) jointly
facilitate a weatherization program for residences in the San Diego region. The City Building
Division refers homeowners and tenants to this program if their units lack heat or have broken or
single pane windows.
AC Savings Program
SDG&E offers the AC Saver program where you can earn credits on energy bills for conserving
energy. After you sign up, SGG&E installs a device on the central air conditioning unit at no cost.
On select hot days, when conservation is needed, the device is activated to cycle the central air
conditioner "on and off" for a period of two to four hours.
Energy Savings Assistance Program
SDG&E offers an Energy Savings Assistance Program to renters and owners to receive free energy-
efficient home improvements that can make homes more comfortable and energy efficient. Eligibility
for the no-cost energy efficient home improvement program is based on income and household size
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or by your household participation in certain public assistance programs.
Residential Energy Standards Training
SDG&E offers seminars on technologies that result in greater energy efficiency and can reduce
the cost of complying with State energy standards. The training program is marketed to architects,
designers, builders, energy consultants, engineers, HVAC contractors, building department
inspectors, and plans examiners.
Sustainable Communities Program This program promotes green building design practices in SDG&E’s service area and provides
incentives for qualified projects that greatly exceed the 2019 California Energy Efficiency Standards
and obtain LEED® certification. This program is voluntary and not required.
5. Energy Efficient Development in Poway
An example of the City’s commitment to encouraging energy efficient development is the Solara
apartment development, which opened in 2009. This 56-unit complex is affordable to low- and
very low-income families. The project incorporates energy efficient and on-site renewable energy
infrastructure. Solar photovoltaic panels, producing a target of 100% of the project’s annual
electricity load, were installed. The project was one of the first in the State of California to
implement renewable energy systems at this level. The benefits include stable utility costs over
time with the resulting lower utility costs paid by residents providing the ability to set unit rents at a
higher level without increasing net housing costs. The design and construction of the project
incorporates all five of the traditional green building categories: site location, water efficiency,
energy and the atmosphere, materials and resources, and indoor environmental quality. In 2009,
City Council approved the 77-unit Brighton Place affordable housing project that generates between
85 to 90 percent of its energy from solar panels. The new CalGreen code, effective January 1,
2020, requires minimum efficiencies for new construction. The CalGreen code requirements were
included in the construction of Poway Commons (Apollo Apartments). This includes vehicle
charging capabilities and solar panels on new dwelling units.
April 2021 Housing Element Update | Page 5-1
Chapter 5
Program Evaluation/Accomplishments
Government Code Section 65588(a) requires each jurisdiction to review its Housing Element
frequently to evaluate:
•The appropriateness of the housing goals, objectives, policies, and programs in
contributing to the attainment of the State housing goal;
•The effectiveness of the Housing Element in attainment of the community’s housing goals
and objectives; and
•The progress of the jurisdiction in implementation of the Housing Element.
This section documents the City’s programs under the 2013 Housing Element with respect to the
actions and objectives contained therein. This section describes the relative success of the City’s
efforts to implement the 2013 programs, and contains recommendations for program retention,
revision, deletion, or addition to address current and projected needs and State requirements
between 2020 and 2029.
Table 5-1 summarizes the quantified objectives and accomplishments under the 2013 Housing
Element programs.
Table 5-1
Summary of Quantified Objectives
2010-2020
Income Regional
Sharing
New
Dwelling
Units
Homebuyer
Assistance
(SHOP)
Rehab
(HELP)
Conservation of
Affordable Housing
Special
Needs
Housing
Rental
Housing
Mobile
Housing
Transitional
& Supportive
Extremely
Low
100 10 6 580 316 4
Very Low 101 103
Low 152 154
Moderate 282 37 40
Above
Moderate
618 184
Total 1,253 488 40 6 580 316 4
Notes:
1.Quantified objectives in this table summarized the individual program objectives contained in this
Chapter.
2.Quantified objectives for homebuyer assistance include the City’s First Time Homebuyer Program
and the homeownership housing program.
3.The quantified objective for rental housing preservation assumes continued preservation of existing
subsidized rental units that are not at risk of conversion to market rate housing through the end of
the housing cycle.
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-2
Analysis of Unaccommodated Housing in the 5th RHNA Cycle
In the 2013 Housing Element, unaccommodated housing was emphasized in the 5th RHNA Cycle.
This inspired the City to include Program 12 in their Housing Element, which required the City to
amend the General Plan’s Land Use Designation and Zoning on properties identified in the
Residential Sites Inventory. Most of these sites included the AHOZ for lower- and moderate-
income households. Of the sites identified, six were rezoned in 2012 with the AHOZ with sufficient
capacity to meet the affordable housing objectives for the 5th RHNA Cycle. Subsequently, three
of the sites were developed as Poway Commons, which included Apollo Senior Affordable
Apartments, and Villa De Vida affordable apartments. As shown in Table 5-2, the combination of
the deed restricted affordable housing units built during the 5th RHNA Cycle and the capacity of
sites carried over with the AHOZ met the quantified objectives for very-low and low-income
households within the City for the 5th RHNA Cycle.
The remaining sites that were to be rezoned with the AHOZ overlay were abandoned since the
Poway Road Specific Plan (PRSP) was adopted with a capacity of 1,148 dwelling units within the
specific plan area and a maximum density of 35 du/ac. These sites were not needed, since the
capacity for the six sites with the original AHOZ had sufficient capacity to accommodate the
affordable housing needs for the 5th RHNA cycle after they were rezoned to allow for 30 du/ac
(capacity previously showed less than 30 du/ac). Application of the AHOZ on existing sites will
be implemented pursuant to the regulations of the Poway Municipal Code (PMC) and California
Government Code Section 65583.2(h) and 65583.2(i). The City’s General Plan and the PMC
were amended in 2012 to include the AHOZ in compliance with State Law. Projects using the
AHOZ accommodated over 100 percent of the very low- and low-income housing need identified
for the sites in the Residential Sites Inventory. These sites permitted owner-occupied and rental
multi-family residential uses by right, a minimum density of 30 dwelling units per acre, and a
minimum of 16 units per site. The underlying zoning on the AHOZ sites did not change.
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-3
Table 5-2
Unaccommodated Housing (UHN) - 5th RHNA Cycle 1/1/10 to 12/31/20 (11 Year)
Very
Low
Low Mod.5 Above
Mod.5
Total
Deed6 Non-
deed6
Deed6 Non-
deed6
Deed6 Non-
deed6
1) Units Constructed 113 0 112 42 0 37 184 488
2) Previously identified
sites currently available
(Capacity)1
125 40 0 0 165
3) Sites rezoned
pursuant to Housing
Element Program2
0 0 0 89 89
4) Sites Rezoned
(other)3 0 284 0 159 0 43 256 742
Total 238 284 152 201 0 80 529 1484
Total Capacity to Meet
RHNA 522 353 80 1058 2013
January 1, 2010 to
December 31, 2020
RHNA
201 152 282 618 1253
Shortfall (all units)4 321 201 -202 440 760
Shortfall (deed
restricted by-right
permitted units)4
37 0 N/A N/A 37
Source: 2013 City of Poway Housing Element; 2020 Housing Element Annual Progress Report; PRSP.
1Three sites will be carried over from the previous 2013 Housing Element Cycle that were rezoned with the Affordable
Housing Overlay Zone (AHOZ) in 2012 allowing for by-right affordable housing at densities up to 30 du/ac. These sites
are owned by the PHA or the City and are identified as "Park and Ride," "Twin Peaks," and "Monte Vista North" in both
this Housing Element and the 2013 Housing Element Update. With the AHOZ, these sites have a maximum capacity
of 165 dwelling units at 30 du/ac and are by-right with no discretionary approval required if and when affordable housing
is built on any of these sites. Additional details are available as a part of the Residential Sites Inventory in Chapter 4.
2Sites were rezoned to allow maximum 35 du/ac as a part of the PRSP, but is not zoned for by-right administrative
permit processing. Sites in Poway at maximum 30 du/ac or more meet affordable housing objectives for very low- and
low-income households. 3A cap is established for the number of residential units that may be built within the PRSP area. Refer to Section 8.1-
Residential Housing Bank. The residential housing bank was developed assuming a density of Expected development
is 30 dwelling units per acre in the Town Center district and 25 dwelling units per acre in the Mixed-Use district, which
is compatible with the density of many of the residential areas surrounding the Poway Road corridor. The Specific Plan
allows a maximum of 1,399 total residential units, representing a net increase of up to 1,148 residential units, relative
to 2017 conditions. The residential housing bank is available on a first-come, first-served basis. Subtract units to be
constructed and units demoed for Poway Commons (141; 0), Outpost (53; 0) and Fairfield (212; 0) totals 406 housing
units built and 0 demolished housing units through 2021. As such, there is capacity for 742 additional housing units
(284 very-low, 159 low, 43 moderate, and 256 above-moderate) within the PRSP area, excludes the 58 affordable and
market-rate units constructed on the Poway Commons (Tarascan) site.
4Positive numbers indicate no shortfall.
5Mod. means Moderate.
6Deed means Deed Restriction.
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-4
1. Overall Effectiveness
The City did not meet the goals and objectives of the 2013 Housing Element for total dwelling unit
production. With the adoption of the 2017 PRSP, the City has sought to increase the amount of
housing production through increasing affordable units. The City was able to meet over 75
percent of the very low- and low-income household needs from the RHNA. This includes
exceeding the needs for low-income households (154 units constructed of the 152-unit RHNA
goal). Of the 282 moderate-income units allocated, 37 dwelling units were constructed (13
percent). Finally, of the 618 above moderate-income units allocated, 184 dwelling units were
constructed from the 2010-2020 RHNA. For 2021 and 2022, 613 housing units are anticipated to
be constructed including 74 ADUs, 200 single-family residences (includes The Farm in Poway),
76 townhomes (Poway Commons), and 263 condominium apartments (Fairfield and Monte Vista
North). Of which, 458 housing units are already entitled with anticipated construction in 2021
(288 of which are within the PRSP area). Combined with the housing units constructed in 2020
(159 units), 772 housing units are anticipated to be constructed before 2023 equating to meeting
59 percent of the total RHNA for Poway for the 6th Housing Element Cycle from 2020 to 2029
(1,319 units).
Also, the City made a significant start toward its affordable housing goals by implementing a
number of programs including the establishment of Affordable Housing Overlay Zones (AHOZ),
PMC amendments including flexible development standards to facilitate the development of
accessory dwelling units and affordable housing, and to attract supportive businesses and other
community services. Although the actual production fell short of goals, much of the effort in the
2010-2020 Housing Element cycle has set the stage for the meeting the RHNA for the 6th Cycle
and implementation of potential affordable housing expansion to key areas of the City including
the PRSP Areas and areas to further fair housing, which will be a key program during the 2020-
2029 Housing Element cycle.
2. Goals, Objectives, Policies, and Strategies
The goals, objectives, policies, and strategies contained in this section describe the general vision
for Poway during the 2013 Housing Element cycle to satisfy the community’s housing needs and
meet the requirements of State law. These goals, objectives, policies, and policies were followed
by the programs that were proposed to be implemented to meet this vision.
The 2013 Housing Element’s primary goal for the City of Poway was to “provide adequate
appropriate housing opportunities to meet the needs of current and future residents.” To this end,
the City strived to maintain a reasonable balance between rental and ownership housing
opportunities and to encourage a variety of individual choices of tenure, type, and location of
housing throughout the City. To achieve this goal, the policies and strategies outlined in the 2013
Housing Element were incorporated into the Housing Programs.
3. Program Review
Overall, these goals, objectives, policies, and programs were retained, but some modifications
were conducted. To meet the needs of the region and, in consideration that the City has a
proportionally higher very low-income allocation, the recent Needs Assessment shows that Poway
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-5
has a greater need for very low-income housing. Most dwelling units constructed during the last
Housing Element cycle were affordable to low-income and above moderate income households
and thus the secondary greatest need is for housing affordable to moderate-income households.
Due to elimination of redevelopment agencies, available funding is not known at this time, which
will have a significant impact on retention of many programs. In order to address this funding
shortfall, the City will continue to consider all potential funding resources including annually
referring to the State of California’s Department of Housing and Community Development’s (HCD)
Program Directory to expand its potential funding sources and determine the availability of
funding. The City will also utilize land by the City and the Poway Housing Authority (PHA) to
subsidize costs to build affordable housing.
Table 5-3 below lists the 2013 Housing Element programs and describes specific actions the City
of Poway proposed to carry out during the 2013 Housing Element cycle to satisfy the community’s
housing needs and meet the requirements of State law. These also include accomplishments to
certain programs. Each housing need and requirement in the 2013 Housing Element was
followed by programs that were proposed to be implemented.
Table 5-3
2013-2020 Programs
Program Evaluation/Accomplishments
EXISTING HOUSING
Program 1 – Rehabilitation Loans for
Low and Moderate Income
Households
(Rehabilitation Loan Program)
During the previous housing cycle, due to funding
unavailability, the City was unable to continue the
Residential Rehabilitation Loan Program for low-
and moderate-income households, which
provided loans of up to $10,000 for rehabilitation
of single-family homes or mobile homes occupied
by low-income homeowners. This was an on-
going program funded by Community
Development Block Grant (CDBG) funds until
2011. This City will consider resuming this
program if funding becomes available. The City
will continue to semi-annually refer to the HCD
Program Directory to expand its potential funding
sources and determine the availability of funding.
Addresses Policy A1.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-6
Program 2 – Condominium Conversion
Regulations
The City continued this program to enforce
existing condominium conversion regulations
and maintain the Residential Apartment (RA)
zone as an exclusively rental zone in order to
minimize the conversion of affordable rental
housing into condominium ownership housing.
The City will continue this program in the future
to ensure maintaining the RA Zone exclusively
for rentals to maintain housing affordability for
the rental market. This program addresses
Policy A3 and sets to preserve current rental
housing stock.
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Program 3 – Mobile Home Park Zoning
This program was continued in order to maintain
the Mobile Home Park zone, which allows mobile
home parks as the only allowable use.
City has maintained the Mobile Home Park zone
in the PMC and applicable PMC sections, which
governs existing mobile home parks in Poway. A
total of 695 mobile home spaces continue to be
preserved. This maintenance shall continue
through the next planning period. Addressed
Policy A3.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-7
Program 4 – Construction Codes
The City continued to enforce the adopted
construction codes for all new construction and
reconstruction and the City’s substandard
housing ordinance, particularly as it relates to
illegal units.
This program will continue and the City, through
the Building Services Division, will continue to
monitor all residential construction, ensuring
implementation of all applicable building codes,
ensure a safe, durable housing stock for Poway,
and prevent the occupancy of substandard
dwelling units. It also encourages opportunities
for increased use of energy conservation and
other sustainable best practices in building
construction. Addresses Policy A1.
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Program 5 – Neighborhood
Revitalization
This program was directed to study the value
of targeting the City’s rental and owner financial
assistance programs to areas where affordable
housing exists or is developed in the interest
of providing resources to enhance the impact of
community development efforts in such areas.
The objective was to investigate options to link
infrastructure improvements with affordable
housing developments or rehabilitation to
maximize the revitalization results of such efforts.
This City will consider resuming this program if
funding becomes available, but with emphasis on
furthering fair housing. The City will continue to
semi-annually refer to the HCD Program Directory
to expand its potential funding sources and
determine the availability of funding. Addresses
Policies A1 and A2.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-8
Program 6 – Maintain and Enhance
Resident Services
During the previous cycle, the City maintained
programs for seniors and students and
enhanced resident services programs at all
Poway affordable housing complexes. The
Mickey Cafagna Center, a community center for
all ages, will be completed in the summer of
2021. This program is also administered through
all of the individual housing developments.
Poway continues to offer a wide range of
programs for youth and adults provided by the
Community Services Department.
The City will maintain this program by ensuring
that requirements of regulatory agreements for
each project are being met. Addresses Policies
A4 and A5.
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Program 7 – Capacity Building for
Nonprofit Housing Development
Corporations
In past years, the City has provided funding to
nonprofit housing development corporations to
assist in the provision of affordable housing
development including pre-development studies
and construction loans.
Grants are no longer available from the Housing
Special Program Fund because the program no
longer exists due to a Department of Finance
determination. The City will continue to semi-
annually refer to the HCD Program Directory to
expand its potential funding sources and
determine the availability of funding. Addresses
Policies A4, B4, and B5.
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City of Poway
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April 2021 Housing Element Update | Page 5-9
Program 8 – Monitoring Affordable
Housing Projects
The City and PHA will continue monitoring the
annual rent and income certifications at
affordable housing developments to ensure that
affordability restrictions and regulatory
agreements are honored and loans are repaid. It
assures affordability for the longest feasible time,
not less than required by law. Addresses Policy
A8.
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Program 9 – Development of
Comprehensive Maintenance
Agreements for Affordable Housing
Developments
During the previous housing cycle, as
developments were completed, the City’s
conditions of approval and regulatory
agreements keep affordable housing
developments in a safe, functional, well-
maintained, code-compliant state.
The City will ensure that similar requirements
will be included in regulatory agreements and
conditions of approval for all future affordable
housing developments. Addresses Policy A6.
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April 2021 Housing Element Update | Page 5-10
NEW HOUSING
Program 10 – Development of New
Rental Housing
During the previous housing cycle, the PHA
administered development agreements for the
construction of 225 new rental units. There are
659 existing affordable housing rental units in the
City. In June 2015, the PHA approved an
Exclusive Negotiating Rights Agreement (ENRA)
with Villa de Vida and Mercy Housing California
to explore the concept of developing a 54-unit
multi-family rental development for
developmentally disabled adults. Of these 54
units, seven are affordable at the extremely low-
income level, 35 at the very-low income level,
and 11 at the low-income level. The proposed
project site is owned by the PHA and is located
on Oak Knoll Road. A Disposition and
Development Agreement (DDA) was approved
by the City Council and PHA in 2016 and
subsequently amended in 2017 to allow Mercy
Housing California additional opportunities to
apply for tax credits for the project. The
entitlements for the project was approved by the
City Council in 2017 and construction started in
2019. Additionally, the entitlements for Poway
Commons, a new mixed-use project, was
approved 2019 and construction began in 2020
for 141 multi-family residential units and
approximately 584 square feet of commercial
space to Poway Road. Of these 141 units, 43 are
senior affordable housing at the low and very-low
income level. Based on a comparables analysis
for the 2020 Housing Element Annual Progress
Report, market-rate studios and one-bedrooms
are anticipated to be affordable to moderate-
income households and two- and three-bedroom
apartments are anticipated to be affordable to
low-income households. In December 2020, a
Request for Qualifications was released for the
Monte Vista North site to partner with a developer
for the development of at least 41 affordable
apartment units targeted for veterans.
The City’s former Redevelopment Agency
provided financial assistance for the
development of multi-family sites under its
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-11
ownership. The City and former Redevelopment
Agency provided support for developers’ tax
credit applications and modified various
development standards during project
entitlement to maximize unit yield and make
projects more viable.
While the City has been able to maintain this
program in the past, the elimination of
redevelopment agencies has made available
funding limited at this time. The City will semi-
annually refer to the HCD Program Directory to
expand its potential funding sources and
determine the availability of funding that may
assist with the development of additional sites for
new construction of affordable rental housing.
As future funding sources are identified, the City
will continue to dedicate resources for further
development of affordable housing in partnership
with non-profit affordable housing developers.
Addresses Policies B1 and B2.
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City of Poway
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April 2021 Housing Element Update | Page 5-12
Program 11 – New Ownership Housing In the previous housing cycle, no ownership units
were constructed that were deed restricted to be
affordable to low-income households. Six
properties were included with the Affordable
Housing Overlay Zone (AHOZ) designation.
Three of which were developed with affordable
rental units and market-rate ownership units. The
remaining three are carried over to this housing
cycle. With the adoption of the PRSP in 2017,
market-rate ownership townhome and
condominiums were entitled and developed. The
212 condominium units for the Fairfield
development are anticipated to rent at rates
affordable to low- and moderate-income
households. The Farm in Poway, 160 single-
family residential specific plan community was
also entitled. The City focused on rental units for
the previous housing cycle for the provision of
affordable housing. Addresses Policies B1 and
B2.
In past housing element cycle’s, the City’s former
Redevelopment Agency provided financial
assistance through the Supporting Home
Ownership in Poway (SHOP) program. While the
City has been able to maintain this program in
the past, the elimination of redevelopment
agencies has made available funding unknown
at this time. The City and PHA will encourage
non-profit partners and eligible applicants to seek
funding assistance from CalHFA, HOME, and the
County of San Diego Downpayment and Closing
Cost Assistance (DCCA) Program. The City will
also semi-annually refer to the HCD Program
Directory to expand its potential funding sources
and determine the availability of funding that may
assist with the development of additional sites for
new construction of affordable ownership
housing. As future funding sources are
identified, the City and PHA will continue to
consider dedicating resources for further
development of affordable housing for home-
ownership if it is determined to be feasible
based on market conditions.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-13
Program 12 – Amend the General Plan
Land Use Designation and Zoning on
the Properties Identified in the new
Residential Sites Inventory to include
an Affordable Housing Overlay Zone
(AHOZ) for Lower Income Households
and Moderate Income Households
To provide adequate sites for affordable housing
development, the AHOZ has been established in
the Land Use Element of the General Plan and the
Zoning Ordinance for low- and moderate-Income
households. The General Plan and Zoning
Ordinance were amended in 2012 to create an
AHOZ for the Moderate-Income category and to
modify the provisions in the Low-Income category.
This included providing flexible development
standards that will allow the densities up to 30
dwelling units per acre noted in the Residential
Sites Inventory in Chapter 4 to be built by-right.
Also, the General Plan designation and zone were
amended to apply an AHOZ on some publicly-
owned sites in 2012. A total of six (6) properties
now include an AHOZ. Subsequently, three of the
sites were developed as Poway Commons, which
includes the Apollo Senior Affordable Apartments,
and Villa De Vida affordable apartments. The
combination of the deed restricted affordable
housing units built during the 5th RHNA Cycle and
the capacity of sites carried over with the AHOZ
(three total) meets the quantified objectives for
very low- and low-income households within the
City for the 5th RHNA Cycle. The capacity for the
six sites with the AHOZ provided sufficient
capacity to accommodate the affordable housing
needs for the 5th RHNA cycle, but only after they
were rezoned to allow for 30 du/ac (capacity
previously showed less than 30 du/ac in the
Residential Sites Inventory). The AHOZ of the
three remaining sites will allow the densities
required to meet the City’s Regional Housing
Needs allocation. A specific site analysis for these
three remaining AHOZ sites that are carried over
into this 6th Housing Element Cycle is provided in
Chapter 4. The underlying zoning on these sites
will not change. The adoption of the PRSP in
2017 allows for the development of 742 additional
multi-family housing units at densities up to 35
du/ac. Addresses Policy B1.
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City of Poway
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April 2021 Housing Element Update | Page 5-14
Program 13 – Mixed-Use Development
Standards
In 2017, the PRSP was adopted which allows for
mixed-use development. Market demand has
shown there is more interest in housing
development then commercial development. A
mixed-use development consisting of 40,000
square feet of commercial space and 53
apartment units is currently under construction
(Outpost). Additionally, the entitlements for
Poway Commons, a new mixed-use project, was
approved December 2019 and construction
began in 2020 for 141 multi-family residential units
and approximately 584 square feet of commercial
space to Poway Road. Of these 141 units, 43 are
senior affordable housing at the low- and very low-
income level. In December 2020, a mixed-use
development consisting of 212 apartment units
(Fairfield) was also approved along the Poway
Road corridor. Conversely, commercial
development within this same area has been
limited to minor additions and remodels to
shopping centers during the previous housing
cycle. The adoption of the PRSP included
amendments to development standards for mixed
use developments to facilitate and encourage the
development of affordable housing in the City’s
commercial and mixed-use zones. The City will
continue to assess development standards where
mixed-use development is currently allowed with
a Conditional Use Permit. Addresses Policy B1.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-15
Program 14 – Inclusionary Housing
Ordinance
This program is on-going. The City will continue
to implement the Inclusionary Housing Ordinance,
which requires that 15 percent of all new dwelling
units constructed must be affordable to very low-
income households, for multi-family construction,
and moderate- or low-income households, for
single-family construction. As an option, the
Ordinance also allows payment of an in-lieu fee to
meet the 15 percent requirement.
The City will continue to collect in-lieu fees on
housing development to be used in support of
affordable housing projects and programs
described in Chapter 6. Addresses Policies B1
and B3.
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Program 15 – (Former) Redevelopment
Agency Implementation Plan
The City continues to evaluate legislation and
legal interpretations on State Redevelopment Law
and determine the need and extent of the former
Redevelopment Implementation Plan in the
future. The City and PHA continue to work with
the County Oversight Board on statutory
requirements. The Redevelopment
Implementation Plan included goals and
objectives for future affordable housing,
commercial revitalization, and capital
improvements. Addresses Policy A6.
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Program 16 – Zoning Amendments for
Special Needs Housing
This program will be retained, but modified to
reflect amendments completed and required
amendments. The City Council approved
Ordinance 805 in 2017, which amended PMC
Chapter 17.26, Article VII, to include emergency
shelter standards and identified zones
appropriate for emergency shelter use. The City
permits emergency shelters by-right, without
discretionary review, within the Residential
Apartment (RA) Zone, which is consistent with
State law. Many properties zoned RA are located
along transit corridors and are in proximity to
community services, employment areas, and
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-16
shopping centers. Several parcels in the RA zone
are underutilized and can be redeveloped in the
future to include a year-round emergency shelter
to accommodate the City’s population of persons
experiencing homelessness. There are also RA
zoned properties containing existing residential
developments that can be modified to add a year-
round emergency shelter to accommodate the
City’s population of persons experiencing
homelessness, as required by State law.
Objective development and management
standards established in the Zoning Ordinance
regarding emergency shelters include, but are not
limited to, the following:
o Maximum Unit Density. Emergency shelters
shall be subject to the underlying zoning
district’s maximum unit density standard
regarding units per acre. The total number of
beds in all shelters shall not exceed twice the
number of people experiencing homelessness
living in the City of Poway as identified in the
most recent San Diego County Regional Task
Force for the Homeless annual count.
o Parking. Parking requirements shall be based
on a demonstrated need and approved by the
City and shall use, at a minimum, those
standards identified for the RA zone. To
comply with AB 139 of 2019, the City will
update the Zoning Ordinance within 12
months of adoption to comply with State law
including providing only sufficient parking to
accommodate all staff working in the
emergency shelter, provided that the
standards do not require more parking for
emergency shelters than other residential or
commercial uses within the same zone.
o Intake Areas. The design of the facility shall
denote the size and location of exterior and/or
interior waiting and intake areas, if any.
o Property Maintenance. The applicant shall
ensure that the facility is clean and litter free at
all times. The grounds shall be landscaped
with materials that are compatible with the
surrounding neighborhood, and maintained in
a trim- and weed-free state. The structure shall
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April 2021 Housing Element Update | Page 5-17
be painted and maintained such that it is
compatible with structures existing in the
surrounding neighborhood.
o Concentration of Uses. No more than
one homeless shelter shall be permitted within
a radius of 300 feet from another such shelter.
o Maximum Client Stay. Tenants shall be
limited to a maximum stay of no more than six
months.
o Lighting. Adequate external lighting shall be
provided for security purposes. The lighting
shall be stationary, directed away from
adjacent properties and public rights-of-way,
be of an intensity compatible with the
neighborhood, and consistent with PMC
Section 17.08.220(L).
o Security. Emergency shelters shall
incorporate adequate security measures
within the structure, parking lot, and outdoor
areas, such as appropriate fencing and
cameras deemed necessary to ensure the
safety of the tenants and employees within the
emergency shelter, visitors, and those
residing in adjoining residential units or
complexes.
Unless otherwise specified in Article VII of
Chapter 17.26 of the PMC, emergency shelters
shall follow the development standards of the RA
zone. To comply with AB 139 of 2019, a program
is added for the City to update the Zoning
Ordinance within 12 months of adoption to comply
with State law including providing only sufficient
parking to accommodate all staff working in the
emergency shelter, provided that the standards
do not require more parking for emergency
shelters than other residential or commercial uses
within the same zone.
Ordinance 805 amended Title 17, Chapter 17.04
(Definitions) and 17.26 (Special Uses), of the
PMC to comply with State law. AB 2162 of 2018
and AB 101 of 2019 require ministerial approval of
supportive housing and low barrier navigation
centers in multi-family and mixed-use zones if the
proposed housing development meets specified
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-18
criteria including parking restrictions. The City has
not received an AB 2162 or AB 101 request for
supportive housing or a low barrier navigation
center, but is prepared to process expeditiously, if
received. A program is added to update the PMC
consistent with current supportive housing and
low barrier navigation center statutes.
Transitional housing with up to six tenants is a
residential use subject to the same regulations
and procedures that apply to other residential
uses of the same type in the same zone.
Supportive housing with up to six tenants is a
residential use subject to the same regulations
and procedures that apply to other residential
uses of the same type in the same zone, except
that ministerial approval is required in multi-family
and mixed-use zones if certain criteria is met.
Low barrier navigation centers are generally
defined as service-enriched shelters focused on
moving people into permanent housing. Low
barrier navigation centers provide temporary living
facilities while case managers connect individuals
experiencing homelessness to income, public
benefits, health services, shelter, and housing.
State law provisions have recently been modified
to require approval by-right of low barrier
navigation centers in multi-family and mixed-use
zones that meet the requirements of State law.
Transitional and supportive housing are
considered residential uses. As such, they are
allowed in all zones allowing residential uses
subject only to the same standards that apply to
the same type of housing in the same zone. The
City’s Zoning Ordinance directly addresses
supportive and transitional housing following the
passage of Ordinance 805. Thereafter, AB 2169
of 2018 and AB 101 of 2019 included that
supportive housing and low barrier navigation
centers shall be a use by right in zones where
multi-family and mixed uses are permitted
provided the requirements of Government Code
65651(a) and 65662 respectively are met. A
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-19
program is added to update PMC Chapter 17.04
(Definitions) to include these allowances and
define low barrier navigation centers within a year
of adoption. The City will adopt policies,
procedures, and regulations for processing these
uses including to clarify that a non-discretionary
local permit approval process must be provided to
accommodate supportive housing and lower
barrier navigation centers per State law. In the
interim, any submitted application for these use
types will be processed in accordance with State
law. The City will annually monitor the
effectiveness and appropriateness of existing
adopted policies. Should any amendments be
required to existing policies pursuant to State law,
the City will modify its existing policies, as
appropriate.
The City’s Zoning Code allows Single-Room
Occupancy (SRO) units, along with hotels and
motels, in certain commercial zones subject to the
same development standards as other residential
uses in Poway’s commercial zones. The City has
amended its Zoning Code to clarify the definition
of Single Room Occupancy and facilitate the
provision of SRO’s pursuant to AB 2634 (Housing
for Extremely Low-Income Households).
The City defines agricultural worker housing as
any portion of any house or housing
accommodation that is maintained in connection
with any agricultural work or place where
agricultural work is being performed, whether rent
is involved or not, and shall be deemed a
residential use if it exists in structures that are
single-family houses or apartment houses.
Agricultural worker housing is identified as a
permitted accessory use in all residential zones
where agricultural land uses and activities are
permitted, as per section 17.08.140 of the PMC.
The Zoning Ordinance permits temporary
emergency shelters as a Temporary Use in all
residential and commercial zoning districts. Only
12 individuals may be sheltered at any given time
by a participating institution; the maximum length
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April 2021 Housing Element Update | Page 5-20
of stay within the program is limited to six weeks
total, two weeks maximum at each church; and
persons experiencing homelessness shall remain
on church property only during the hours of 5:00
p.m. to 8:00 a.m. and must be supervised by
church personnel during those hours. The Poway
City Council has waived the fees associated with
the Temporary Use Permit process for
Emergency Shelters in Poway. Religious facilities
have used this provision in the past to provide
temporary emergency shelters during inclement
weather. Because many religious facilities have
halls with kitchen and restroom facilities, they are
able to serve as inclement weather housing
without structural modification. The City
participates in the North County Regional Winter
Shelter Program to provide shelter, case
management, and social services to persons
experiencing homelessness. The program
includes permanent and rotating/temporary sites.
The City continues to coordinate with the Regional
Task Force on the Homeless. Addresses Policy
B3.
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Program 17 – Provision of Special
Needs Housing
This program will be retained, but modified to
reflect amendments completed and required
amendments. As funding allows, the City will
continue to work with community groups and
agencies to provide additional housing for special
needs.
In 2015, the PHA approved an ENRA with Villa de
Vida and Mercy Housing California to explore the
concept of developing an affordable rental
development for the developmentally disabled on
a 2.06-acre site owned by the PHA. The
Development Review for the project was
approved by the City Council in February 2017
and construction started in 2019. The 54-unit
project will provide 53 units for developmentally
disabled adults with extremely low, very low, and
low incomes.
City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-21
In 2020, the City closed escrow and finalized
documents for City-owned properties that are
associated with the Poway Commons
development for the construction of 141
residential units, 43 of which will be affordable to
seniors within very-low and low-income
households. Preference will be given to veterans
for 15 of the units.
In 2020, a Request for Qualifications was released
for the Monte Vista North housing site to partner
with a developer for the development of at least
41 affordable apartment units targeted for
veterans and adults with developmental
disabilities.
Providing for Transitional and Supportive housing
in the next housing cycle is dependent on
available funding. While the City was been able
to maintain this program in the past, the
elimination of redevelopment agencies has made
available funding unknown at this time. The City
will semi-annually refer to the HCD Program
Directory to expand its potential funding sources
and determine the availability of funding that may
assist with the implementation of housing
programs. Several zoning amendments were
conducted to provide for housing for special needs
as described in the Program 16 evaluation above.
Addresses Policy B3.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-22
Program 18 – First Time Homebuyer
Assistance Program (SHOP)
The primary source of funds for assistance to the
First Time Homebuyer Assistance program
(SHOP) was inclusionary (in-lieu) housing funds
and low-moderate income housing funds
administered through the City’s former
Redevelopment Agency. In past years, SHOP
provided financial assistance to low- and
moderate-income households to purchase a
home in Poway. The future of potential new loans
is uncertain as funding will be limited. Existing
loans will be reissued as participating households
are sold to new income-qualified homebuyers.
Addresses Policy A7.
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Program 19 – Home Enhancement
Loan Program (HELP)
The primary source of funds for rehabilitation
loans with the Home Enhancement Loan Program
(HELP) was inclusionary (in-lieu) housing funds
and low- and moderate-income household funds
administered through the City’s former
Redevelopment Agency. In past years, the HELP
funding, in conjunction with the SHOP program,
provided financial assistance to low- and
moderate-income households in an amount of up
to $20,000 for homes acquired with City
assistance. The funds for rehabilitation were
given in the form of a loan that is non-interest
bearing and is forgiven over a ten-year period.
The future of potential new loans is uncertain as
funding will be limited. In-lieu housing funds have
been used largely for the development of new
affordable housing units. The City and PHA will
continue to reissue loans as participating
households are sold. Addresses Policy A1.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-23
Program 20 – Maintain Zoning
Categories in the General Plan
This program will be retained. With the adoption
of the PRSP, the City has entitled several multi-
family apartment, condominium and townhome
projects providing a diverse mix of housing types.
The ADU and JADU regulations also provide
diverse housing types amongst single-family
residences and furthers fair housing. The Zoning
Ordinance also includes provisions for flexible
development standards and density provisions for
affordable housing. The City will maintain the
current land use and zoning categories in the
General Plan and Zoning Ordinance to allow a
diversity of housing types to be built in accordance
with the City’s General Plan. Maintaining land use
and zoning is also directed to provide for the
actual needs of residents while minimizing
conflicts with existing development and
unnecessary erosion of residents’ quality of life
and investment in their homes. Addresses Policy
B3.
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Program 21 – Evaluate Community
Land Trusts
Land Trusts are allowed to compete for affordable
housing projects associated with City and PHA
properties. Other opportunities to involve land
trusts are evaluated annually. Addresses Policy
B4.
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Program 22 – Provide Priority for
Provision of Services to Lower Income
Households
This Program coordinates with Poway’s Public
Works Department to ensure service priority is
provided to potential affordable housing
developments. Addresses Policy B2.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-24
Program 23 – Enforce City Codes,
General Plan Policies, and Zoning
Regulations
The City will continue to enforce all City codes,
General Plan and other appropriate plan policies,
and zoning regulations for the development of
housing constructed for very low-, low-, and
moderate-income households.
The City approved development plans and
completed construction of affordable housing
developments that included high quality design
and construction and neighborhood land use
compatibility. For example, the Villa de Vida
affordable housing project that was approved in
2017 exhibits a high-quality design with a Spanish
Colonial Revival architectural style with
architectural detailing that is comparable to a
market-rate development. Also, the Poway
Commons project includes the development of
44-unit senior affordable apartment building that
was approved with similar design quality that a
market-rate development would have.
All affordable housing developments include
management plans that ensure compliance with
City codes and operational standards. Addresses
Policy B1.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-25
Program 24 – Assemble Available Land
in the Mixed-Use District
The PRSP, adopted in 2017, provides density
bonuses and incentives for lot assemblage and
supersedes the zoning regulations on the
previously referenced Mixed-Use District. The
former Redevelopment Agency acquired several
parcels in the Mixed-Use zone, specifically in the
Town Center area, for affordable housing and
mixed-use development. These areas offer
potential infill development and are located in
proximity to public transit, commercial, and other
community services. Three of these properties
had an Affordable Housing Overlay Zone (AHOZ)
established on them, provided for assemblage,
and were part of the Poway Commons project that
includes the development of 44-unit senior
affordable apartment building which is currently
under construction. Addresses Policy B1.
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Program 25 – Monitor Ordinances, User
Charges, and Fees
The City will continue to monitor its ordinances,
user charges, and fees to ensure that government
constraints do not deter the development of
affordable housing in the City. The City will also
continue to evaluate costs incurred by the City,
and, where possible and appropriate, will
introduce measures to remove constraints to the
development of affordable housing. The City has
also initiated other steps to streamline the
application processing for certain residential
projects and will continue to evaluate further
efficiencies in this program. Addresses Policy B1.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-26
Program 26 – Ensure Density Bonus
Ordinance to Comply with New State
Law
Developers of affordable housing are entitled to a
density bonus and/or equivalent concessions or
incentives under certain conditions. State law
regarding density bonus was amended in 2020 to
allow for an increased density bonus and reducing
the amount of units that a developer required for
certain regulatory concessions or incentives (i.e.
reduction of development standards), depending
upon the percentage of affordable units that the
developer provides. State law continues a sliding
scale for determining the density bonus
developers are eligible to receive. The maximum
density bonus a developer can receive is 50
percent when a project provides either 15 percent
very low-income units, 24 percent low-income
units, or 44 percent moderate-income units of a
proposed project. Density Bonus law also
imposes incentives for housing with childcare
facilities, allows for donations, and provides more
lenient parking standards. The requirement to
include a “financial analysis or report” is
specifically prohibited. While the applicant may
have to provide a basic explanation showing why
the application is eligible for an incentive or
concession with reasonable documentation, the
City cannot require any report or study of any sort
to support this. The City revised its density bonus
ordinance in 2009 and 2012 to be consistent with
State law, but is not consistent with AB 2345
which revised Density Bonus law as described
herein effective January 1, 2021. The City has not
received an AB 2345 request for a density bonus,
but is prepared to process expeditiously, if
received. A program is added to update the PMC
consistent with current Density Bonus law within
12 months of adoption. The City will continue to
evaluate City’s Density Bonus Ordinance so the
Ordinance is in compliance with State law. This
will ensure that State law is being followed for
housing development in Poway. Addresses
Policy B1.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-27
Program 27 – Public Outreach and
Education
As funding permits, the City will continue to
conduct an on-going public outreach and
education program that engages residents,
affordable housing advocates, local housing
developers, the business community, and the
media to help maintain an understanding of and
support for affordable housing. It raises public
awareness of and public support for affordable
housing. The City continued to develop a
significant amount of affordable housing
information on its on-line website. Other forms of
public outreach for affordable housing have
included public meetings and news articles in
Poway Today, a quarterly newsletter delivered to
all households within the City, and the Poway
Chieftain, the local newspaper of general
circulation. The City will continue to utilize the
City’s website and newsletter for affordable
housing outreach. The City no longer utilizes
Poway Housing Solutions, but still coordinates
with developers through the RFP process.
Addresses Policies B4 and B5.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-28
Program 28 – Transit Priority Projects The City does not have Transit Priority Areas per
SB 743 (Transportation Impacts). There are
several bus stops that allow for transit-oriented
development. The 2017 PRSP provides mixed-
use development along a bus route within the
City. Projects along this corridor under
construction or entitled include The Outpost,
Poway Commons, and Fairfield. The Farm in
Poway is also entitled adjacent to a bus stop off
Espola Road. Combined this is 566 housing
units adjacent to transit stops. The City has
encouraged and will continue to encourage
SANDAG and Caltrans to create mobility
corridors and hubs along Scripps Poway
Parkway to allow transit access to the City’s Tier
3 Employment Center and along SR-67 to
provide safe routes into Poway from Ramona
and other east County areas. This program will
be modified to reflect these changes. Addresses
Policies A1 and A2.
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Program 29 – Provision of Housing for
Extremely-Low-Income Households
A total of 10 housing units for extremely low-
income households were developed during the
previous cycle. This includes seven of the 54
units of the Villa De Vida project that are
affordable at the extremely low-income level.
This affordability is encouraged as a part of the
RFP process which includes outreach to
developers. As funding becomes available, the
City will consider applying for or supporting
applications for funding on an ongoing basis.
Addresses Policies A1 and A2.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-29
Program 30 – Provision of No Net Loss
(Government Code Section 65863)
The City monitored the land inventory as a part
of the Housing Element Annual Progress Report.
Sites developed with less than the designated
affordable units were replaced with new sites to
accommodate the shortage of available sites.
The AHOZ was not required of the new sites
since they allowed up to 35 dwelling units per
acre. The City will continue to annually update
an inventory that details the amount, type, and
size of vacant and underutilized parcels to assist
developers in identifying land suitable for
residential development and that also details the
number of extremely low-, very low-, low-, and
moderate-income units constructed annually in
accordance with Government Section 65863.
Addresses Policies A1 and A2.
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Program 31- Preserve Potential At-Risk
Housing Units
The City will monitor potential At-Risk affordable
housing units, coordinate with existing property
owners, seek assistance from non-profit entities
capable of assisting with preserving At-Risk
affordable housing units, and identify funding as
it becomes available. Within the 2010-2020 “at-
risk” housing analysis period, no properties are
considered at-risk of converting to market-rate
housing. Addresses Policies A1 and A2. .
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Program 32 – Monitor and Evaluate
AHOZ Ordinance Development
Standards
The City monitors development of AHOZ
properties. Three were developed during the 5th
cycle. The City monitors AHOZ development
standards and Development Review procedures
for consistency. If necessary, the City will amend
AHOZ General Plan guidelines and Municipals
Code regulations to ensure housing units are
built by-right at the density provided. The City
provides an analysis and evaluation of this
program annually to HCD in the Housing Element
Annual Report. Addresses Policies A1, A2, and
A3.
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Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-30
Fair Housing
Program 33 – Provide Information on
Fair Housing in Quarterly Newsletter
The City continues to include an article in at least
one of its quarterly newsletters per year providing
information concerning housing discrimination,
Fair Housing law and available assistance. This
assists Poway residents to be aware of these
issues, laws, and available services for fair
housing. Addresses Policies C1 and C2.
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Program 34 – Obtain and Distribute
Flyers on Fair Housing from San Diego
County
The City will continue to obtain information from
HCD and make these flyers available at
appropriate locations in the City. This promotes
the awareness of the housing services provided
by the County. Addresses Policies C1 and C2.
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Program 35 – Obtain and Display
Posters on Fair Housing from the
State of California
The City will continue to acquire posters from the
California Fair Housing and Employment
Department and display them in appropriate
locations in public buildings. This promotes the
awareness of these services and laws.
Addresses Policies C1 and C2.
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Program 36 – Include Anti-
Discrimination Clauses in Deed
Restrictions for Affordable Housing
The City will continue to require inclusion of an
anti-discrimination clause in all deed restrictions
required of affordable housing developments. A
mechanism is provided for complaints against
housing discrimination in deed transactions.
Addresses Policy C1.
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City of Poway
Program Evaluation/Accomplishments
April 2021 Housing Element Update | Page 5-31
Program 37 – Continue to Assist in
Addressing Referring Fair Housing
Questions
The City continues to assist in addressing Fair
Housing questions when applicable and refers
questions to other agencies as appropriate. The
City promotes knowledge of Fair Housing law and
services and ensures residents have access to
appropriate Fair Housing Services. Addresses
Policy C2.
Chapter 6
Housing Plan
April 2021 Housing Element Update | Page 6-1
This Chapter of the Housing Element Update sets out the City's long-term housing goals and
identifies a menu of shorter-term objectives, policy positions, and action programs which can be
utilized to achieve these long-term goals. The goals, objectives, policies, and programs comprise
a broad-based program for the creation of housing opportunities throughout the City. Through this
element, the City demonstrates its understanding of the existing housing conditions, as well as its
understanding of the need for a substantial commitment of City resources to provide additional
housing opportunities.
A. Fiscal Caveat
The City acknowledges that the housing program is but one of a large number of programs
competing for limited fiscal resources of the City. Because of this, it is not possible to subject this
program to strict budgetary scrutiny. In addition, there may be legal requirements affecting future
encumbrances of funds, as well as demands in other areas requiring the City to make difficult
decisions on budgetary priorities.
Since previous Housing Element cycles, State legislation on primary funding sources for
affordable housing have been significantly impacted. The State Legislature took action in 2011
to eliminate California redevelopment agencies. Ultimately, the legislation was challenged and
taken up for immediate review by the California Supreme Court. While the matter was pending
judicial review, all new redevelopment activity (including housing) was prohibited. The City of
Poway anticipated the State’s intent to eliminate redevelopment agencies, and formed the Poway
Housing Authority (PHA) in 2011. In 2012, the City designated the PHA as successor agency to
the former Poway Redevelopment Agency and the recipient of all housing assets and liabilities in
the City.
For years, redevelopment monies were one of the three main funding sources used to make
affordable housing developments viable statewide. The others are State bond funds and Federal
funds administered through the Department of Housing and Urban Development. The City cannot
directly apply for Federal housing funds as they are administered through the County of San
Diego.
Unfortunately, there were no provisions when redevelopment was eliminated to provide ongoing
funding for affordable housing. The City is hopeful that new avenues for funding economic
development and affordable housing will be created and tested in the coming years, but
because of the uncertainty of available funds at this time, a conservative approach to affordable
housing programs is recommended throughout this Chapter.
While the City embraces the housing programs contained in this Chapter, it should be recognized
that these programs are intended to provide the most opportunities possible for housing rather than
any set minimum of housing units. The City will continually research and evaluate potential funding
sources including referral to the State of California’s Department of Housing and Community
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-2
Development’s (HCD) Program Directory to expand its potential funding sources and determine
the availability of funding. Nothing in this observation should be construed to mean that the City
has any diminished commitment or diminished obligation to responding to Poway's housing needs.
B. Goals and Policies
This section establishes a policy framework to guide City decision making to meet identified goals.
Housing Programs (subsection C) contains the actions the City of Poway will take to promote
housing and shelter opportunities for all segments of the community.
There is one Goal stated in this section, which is referenced from the General Plan Introduction
Chapter. The Goal is described as a general desire to achieve opportunities for housing. It reflects
a final statement of what the City hopes to achieve. How the goal will be achieved is established
via the policies, strategies, and, most importantly, action programs.
Policies are statements on the position the City takes to implement an objective. Policies contained
in the Housing Element are important statements as they reflect the City's official position on a
matter. Future development must be consistent with these policies.
Strategies are general courses of action the City follows from which it crafts specific actions
implemented in the programs.
The goal, policies, and strategies shown below are those that relate directly to issues discussed
in the Housing Element. The various elements of the General Plan are intended to be consistent
with each other and should be interpreted to be consistent. Goals and policies contained in other
elements will also support those included here. A complete listing of all goals, policies, and
strategies is contained in Section II of the General Plan.
GOAL 1. IT IS THE GOAL OF THE CITY OF POWAY TO PROVIDE ADEQUATE
APPROPRIATE HOUSING OPPORTUNITIES TO MEET THE NEEDS OF
CURRENT AND FUTURE RESIDENTS.
A. Existing Housing
Policies
1. Preserve and maintain existing housing and neighborhood character to ensure that housing
is both sound and safe for its occupants and to revitalize Poway’s older neighborhoods.
2. Meet as much of the housing needs of current and future residents of Poway as possible
through the existing housing stock.
3. Preserve and ensure the long-term viability of affordable housing in Poway.
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-3
4. Support the needs of Poway’s affordable housing residents by ensuring the availability of
service programs to such residents.
5. Ensure that resident service programs are comprehensive and support the economic,
educational, and personal growth of all participants.
6. Provide safe, well-maintained affordable housing properties.
7. Help residents to transition from affordable to market-rate housing, and from rental to
ownership housing.
8. Assure that affordable housing units meet all regulatory and ground lease requirements.
Strategies
1. Implement the action programs set forth in the Housing Element to make adequate provision
for the housing needs of all economic segments of the community as outlined in Government
Code Section 65583(c).
2. The retention and maintenance of all existing mobile home parks shall be encouraged
through use of the mobile home park zone regulations and through operation of parks by
independent private ownership entities.
3. The retention of an adequate supply of rental housing shall be encouraged by maintaining
ordinance provisions that restrict condominium conversions in the Residential Apartment
category (RA zone) and which require that new developments in this category be for rental
only.
4. Promote increased awareness among property owners and residents of the importance of
property maintenance for long-term housing quality.
5. Encourage maintenance and rehabilitation of existing neighborhoods, including enforcing
appropriate maintenance of private residences and residential neighborhoods.
6. If funding is available, assist low- and moderate-income homeowners whose homes are in
need of repair through access to the Residential Rehabilitation Loan Program.
7. Maintain ordinance provisions prohibiting the occupancy of substandard dwelling units and
requiring that such units be made to comply with all applicable zoning, building, safety, and
housing codes or, when this cannot be achieved, that such units be demolished.
8. Investigate opportunities and funding sources to assist households with members who are
disabled to appropriately retrofit existing housing.
9. Continue to support the HomeShare and Community Connections Program which offers
shared housing matching services and social service agency referrals.
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-4
10. Continue to participate in housing programs administered by HCD, which provide housing
assistance.
11. Investigate opportunities and funding sources to provide assistance to low- and moderate-
income households to reduce the incidence of housing overpayment.
12. Employ effective affordability controls for the longest feasible time, but not less than required
by applicable law.
13. Improve infrastructure and amenities surrounding rehabilitated affordable housing
development.
14. As funding is available, provide preference to qualified renters of Poway’s affordable
housing developments for future Supporting Homeownership Opportunity in Poway (SHOP)
opportunities.
15. Support programming that helps residents excel academically and become financially self-
sufficient.
16. Continue an asset management system that reviews income and rental certifications
annually and assures that all loans are repaid and that all regulatory agreements are fulfilled.
17. Discourage short term rental of one or more rooms or whole homes on a daily or weekly
basis to preserve permanent housing.
B. New Housing
Policies
1. Preserve neighborhood character with new housing developments to ensure that housing
is both compatible and safe for its occupants.
2. Promote opportunities for high quality affordable housing through information provided on
printed materials and Poway’s website.
3. Leverage investments with other local, State, and Federal sources to produce affordable
housing units.
4. Address the needs of all households who need affordable housing, including families,
seniors, and those with special needs.
5. As funding is available, support the increased capacity of local, non-profit housing
developers with grant funds to implement staff training, conduct strategic planning, and
pursue predevelopment studies.
6. Promote understanding and create awareness of the importance and value of affordable
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-5
housing to increase community support for such housing.
7. Support the Poway Unified School District by coordinating affordable housing activities with
the school district.
Strategies
1. Implement the action programs set forth in the Housing Element to make adequate provision
for the housing needs of all economic segments of the community as required by
Government Code Section 65583(c).
2. Ensure that housing constructed for very low-, low-, and moderate-income households be
high quality in terms of design and construction and be compatible in design with
surrounding development.
3. Maintain land use and zoning categories in the General Plan and Zoning Ordinance that
allow a diversity of housing types to be built to provide for the actual needs of residents while
minimizing conflicts with existing development and unnecessary erosion of residents' quality
of life and investment in their homes.
4. In-fill development shall be encouraged to make efficient use of existing public infrastructure.
5. Encourage the use of innovative site development techniques and the use of alternative
building materials that both meet the intent of City policies and ordinances and reduce the
cost of site preparation or construction.
6. Regularly review development fee schedules to ensure that user charges and fees are
consistent with costs incurred by the City.
7. The City shall require coaches and lots within newly created mobile home parks to be held
in common ownership, except in cases where the coaches and/or lots are owned by a public
agency or non-profit housing entity.
8. Encourage the development of affordable housing in proximity to public transportation and
community services including areas that further fair housing.
9. Encourage the development of residential units that are accessible to disabled persons or
are adaptable for conversion to use by disabled persons.
10. As funding is available, continue to service the first-time homebuyer program “Supporting
Home Ownership in Poway (SHOP).”
11. Encourage the development of childcare facilities concurrently with new housing
development, and consider the use of incentives such as density bonus, reduced
development fees, and/or financial assistance.
12. Require deed restrictions for new affordable units provided under this policy in order to
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-6
ensure their long-term affordability.
13. As funding is available, assist new construction on available sites to the extent possible.
14. Apply for all available federal, State, and private housing funds to leverage local funds and
programs.
15. Encourage energy efficient design of affordable housing.
16. As funding is available, improve infrastructure and amenities surrounding new affordable
housing development.
17. As funding is available, continue to work with nonprofit partners to conduct a public outreach
and education program that engages the business community and the media to help create
understanding of and support for affordable housing.
18. As funding is available, issue grants from the City’s Housing Special Program Fund to build
capacity among local, non-profit, affordable housing developers that will enhance their
ability to preserve, enhance, and increase affordable housing in the region and provide
resident services to local housing residents.
19. Implement appropriate management plans, guidelines, and policies for all affordable
housing developments.
20. Ensure that programming is in place to support academic tutoring for all school age children.
21. Encourage financiers to provide opportunities for low down payments for new construction,
especially construction of multi-family housing units, ADUs, and JADUs.
22. Encourage additional housing choices through the development of the Poway Road Specific
Plan (PRSP) which provides mixed-use housing development, apartments, condominiums,
and townhomes adjacent to essential services.
23. Encourage diverse housing design with varying architectural styles, roof and siding
materials, colors, and architectural projections while maintaining compatibility and unifying
elements with the architecture in the surrounding area.
24. Encourage reduced building heights, increased landscape and trees, and private and
common active and passive open space in housing projects with consideration to
maximizing density.
25. Encourage connections (connectivity) between housing and essential services, parks, trails
and related amenities promoting outdoor walking and biking opportunities.
26. Encourage traffic safety and reduced congestion with appropriate analysis as a part of new
housing projects.
27. Encourage the development of multigenerational housing through ADUs and JADUs.
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April 2021 Housing Element Update | Page 6-7
28. Encourage safety within housing developments through Crime Prevention Through
Environmental Design (CPTED) and increased lighting including pedestrian scale lighting.
29. Encourage State and Federal agencies to reduce constraints to the provision of housing.
30. Require new housing units in Very High Fire Hazard Areas to provide adequate fire access
and suppression. Wildfire risk shall be reduced to the maximum extent feasible. Overhead
utility poles shall be undergrounded to reduce fire risk for new subdivisions. Multiple
evacuation routes shall be encouraged.
31. When rezoning for higher density residential land uses, encourage higher density residential
in areas with sufficient access and proximity to transit and essential services (areas of
opportunity) and areas that do not have a higher propensity of minority racial or ethnic
groups or low- and moderate-income households.
32. Ensure housing construction includes sufficient access including adequate street widths and
load capacity along rural streets and curb, gutter, and sidewalk with street trees along non-
rural streets. Bike lanes shall be provided along collector streets.
33. Require trail easements and related trail improvements and connections for appropriate use
as a part of new housing unit construction to promote health and wellness and connectivity.
C. Fair Housing Practices
Policies
1. Address the needs of all households who need affordable housing, including families,
seniors, and those with special needs.
2. Assure that all housing, whether market or assisted, is sold or rented in conformance with
open housing policies free of discriminatory practices.
3. Maintain management practices that support fair housing laws.
4. Promote fair housing objectives through information provided on printed materials and
Poway’s website.
5. Promote understanding and create awareness of the importance and value of fair housing
to foster community support to further this objective.
Strategies
1. Make every reasonable effort to ensure that the provisions of all applicable Federal and
State laws and regulations concerning non-discrimination are enforced.
2. Disseminate information on fair housing and refer housing discrimination complaints to
City of Poway
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April 2021 Housing Element Update | Page 6-8
appropriate agencies.
3.Ensure housing discrimination complaints are reviewed and resolved. Assist in the
facilitation of equitable dispute resolution, and, where necessary, refer complainants to
appropriate State or Federal agencies for further investigation, action and resolution.
4.Support ongoing efforts by Federal and State agencies and continue City efforts, in the
enforcement of fair housing laws prohibiting discrimination in the development, financing,
rental, or sale of housing.
5.Educate residents, landlords, decision-makers, and City staff on fair housing laws and
practices through the distribution of written materials and workshops.
6.Encourage local lending institutions to comply with the Community Reinvestment Act to
meet the community member’s credit needs and develop partnerships where appropriate.
7.Periodically review City policies, ordinances, and development standards, and modify, as
necessary, to accommodate housing for persons with disabilities.
8.Ensure all new multi-family construction meet accessibility requirements through local
permitting and approval processes.
9.Support programs and housing developments that support inclusive, racially and ethnically
diverse, and mixed-income residential communities throughout the City.
10.Encourage affordable housing options for intergenerational housing and large families.
11.Encourage the construction of ADUs to further fair housing throughout all City
neighborhoods.
12.Develop and maintain development standards for ADUs that ensure the safe placement of
fair housing in Very High Fire Hazard areas.
13.Encourage the use of innovative site development techniques and the use of alternative
building materials that both meet the intent of City policies and ordinances and contributes
to social and environmental equity.
14.Continue to support State laws related to eliminating barriers for access and function for
persons with disabilities.
15.Continue to encourage SANDAG and Caltrans to provide a multi-modal transit corridor along
Scripps Poway Parkway and the SR-67 corridors to increase access to jobs and areas of
opportunity.
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16. Continue to encourage the development of larger two or more bedroom ADUs and two- and
three-bedroom multi-family developments to provide affordable housing opportunities to
large families.
17. As funding is available, support fair housing enforcement, education, and technical
assistance activities.
18. Build networks and relationships with local organizations that support fair housing.
C. Housing Programs
The goals and policies contained in the Housing Element address Poway’s identified housing needs
and are implemented through a series of housing programs offered by the City. Housing programs
define the specific actions the City will undertake to achieve the stated goals and policies. Each
program identifies the following:
FUNDING: Indicates the source of funds to be used for each program. Where a funding source
indicates General Fund it is to mean that the program uses existing staff or resources and is
funded by the General Fund. Some funding sources indicate the use of State or Federal funds.
Where these funds might become unavailable, implementation of these programs may not be
possible. It is important to note the elimination of redevelopment funds, the primary source of
funds used for affordable housing in Poway, as described earlier in this chapter. As a result,
implementation of some programs may not be possible.
RESPONSIBLE PARTY: Indicates the agency, department, or authority responsible for the
program. When more than one agency is listed, it is a joint or cooperative effort.
TARGET YEARS: Indicates the time span for most of the programs, usually from 2020 until
2029.
CONSERVATION OF EXISTING HOUSING
The preservation of existing housing and neighborhoods is vital to the attainment of the Housing
Element Goal and should be accomplished through programs that protect the integrity of
neighborhoods and encourage housing rehabilitation. It is as important to maintain existing
affordable situations as it is to create new housing opportunities, because the loss of existing
affordable housing only exacerbates existing unmet needs. The maintenance of housing in terms
of minimum safety and sanitary conditions is also important. The following programs are aimed
at maintaining the affordability and livability of the City's housing stock.
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Program 1 – Rehabilitation Loans for Low- and Moderate-Income Households
(Rehabilitation Loan Program)
As funding is available, continue the Affordable Rehabilitation Loan Program for low- and
moderate-income households, which provides loans for rehabilitation of single-family homes
occupied by low-income homeowners. The funds for rehabilitation are given in the form of a loan
that is non-interest bearing and is forgiven over a ten-year period. This program was funded with
County Community Block Grant Funds, but was discontinued in 2011 due to reductions in funding.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Resume program if funding becomes available. Addresses Policy
A1.
Funding Source: Unknown (formerly CDBG)
Program 2 – Condominium Conversion Regulations
The City will continue to enforce existing condominium conversion regulations and will maintain
the Residential Apartment (RA) zone as an exclusively rental zone in order to minimize the
conversion of affordable rental housing into condominium ownership housing.
Responsible Party: Development Services Department
Target years: 2020-2029
Objective: Preserve current rental housing stock. Addresses Policy A3.
Funding Source: General Fund
Program 3 – Mobile Home Park Zoning
The City will continue to maintain the Mobile Home Park (MHP) zone, which allows mobile home
parks as the only allowable use.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Preserve all existing mobile home spaces in MHP zone. Addresses
Policy A3.
Funding Source: General Fund
Program 4 – Construction Codes
The City will continue to enforce the adopted construction codes for all new construction and
reconstruction and the City’s substandard housing ordinance, particularly as it relates to illegal
units. The City will also encourage opportunities for energy conservation and sustainable best
practices in building construction.
Responsible Party: Development Services Department
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Target Years: 2020-2029
Objective: Ensure a safe, durable housing stock for Poway and prevent the
occupancy of substandard dwelling units. Also encourage
increased use of energy conservation and other sustainable best
practices in building construction. Addresses Policy A1.
Funding Source: General Fund
Program 5 – Neighborhood Revitalization
The City will study the value of targeting its rental and owner financial assistance programs to
emphasize furthering fair housing including efforts to revitalize neighborhoods where disparities
exist. The extent of contribution associated with this program is dependent on future availability
of funding.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Investigate opportunities to link furthering fair housing efforts to
maximize the revitalization results of such efforts. Addresses
Policies A1, A2, and C2.
Funding Source: Unknown
Program 6 – Maintain and Enhance Resident Services
Maintain programs for seniors and students and enhance resident services programs at all Poway
affordable housing complexes. Review resident service programming and outcomes through
annual reports submitted by each property owner. Solicit input from local residents and
recommend program changes as needed.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Help local students excel academically, help youth stay connected
with positive leaders, help adults plan for their future and achieve
financial goals, and help seniors make new friends and stay
connected. Addresses policies A4 and A5.
Funding Source: Project Revenues
Program 7 – Capacity Building for Nonprofit Housing Development Corporations
As funding is available, the City will evaluate its ability to provide grants to local nonprofit housing
development corporations through the Housing Special Program Fund. Areas of assistance
include predevelopment studies for affordable housing development activities, funding of social
services for pilot positions and programs to benefit residents of local affordable housing
developments, public outreach and education, and organizational capacity building activities such
as staff training and financial planning. The City will continue to semi-annually refer to the HCD
Program Directory to expand its potential funding sources and determine the availability of
funding. Grants are approved by the City and are drawn down upon demonstration of activity
completion.
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Responsible Party: Development Services Department
Target Years: Semi-annual review, 2020-2029
Objective: The City will semi-annually refer to the HCD Program Directory to
expand its potential funding sources and determine the availability
of funding to provide affordable housing and related services to
Poway residents. Addresses policies A4, B4, and B5.
Funding Source: Housing Special Program Fund
Program 8 – Monitoring Affordable Housing Projects
The PHA will continue monitoring the annual rent and income certifications to ensure that
affordability restrictions and regulatory agreements are honored and loans are repaid.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Assure affordability for the longest feasible time, not less than
required by law. Addresses Policy A8.
Funding Source: Project Revenues, General Fund
Program 9 – Development of Comprehensive Maintenance Agreements for Affordable
Housing Developments
With the review and processing of future Affordable Housing developments, the City will develop
comprehensive maintenance agreements to be included in regulatory agreements.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Keep affordable housing developments in a safe, functional, well-
maintained, code-compliant state. Addresses Policy A6.
Funding Source: Unknown
DEVELOPMENT OF NEW HOUSING
Program 10 – Development of New Rental Housing
As funding is available, the PHA will assist the development of new rental housing. The Housing
Authority will consider the provision of land through partnerships with local non-profit developers
should additional sources of financing become available to develop Housing Authority owned sites
earmarked for affordable housing. The improvement of infrastructure and amenities surrounding
each new development project will be addressed to ensure these are functional and sufficient to
serve any proposed project as well as to provide for the revitalization of neighborhoods when
possible. City staff always works closely with all developers to leverage financing, maximize site
yield, and expedite processing for affordable housing developments. City staff will work closely
with nonprofit developers to assure that they have all resources necessary to successfully build
and manage existing and future affordable housing.
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Any Housing Authority participation towards the development of affordable housing will require a
regulatory agreement or other form of enforceable affordability control stipulating the long-term
use restrictions will be recorded against each property. Structuring the financial assistance such
that the property cannot be sold without the consent of the Housing Authority provides further
assurance that the affordability controls on the property are protected. Management plans for
each development will be required to assure proper management and maintenance. Affordable
housing developments will employ energy efficient design principles and provide on-site energy
generation to the extent possible. The design of new rental housing shall comply with the City’s
General Plan and be sensitive to the surrounding neighborhoods. The target income levels of
this program are households earning up to 80 percent AMI. When possible, amenities including
childcare facilities, units designed for disabled persons, and transitional and supportive housing
units will be provided. The Housing Authority will continue to contact affordable housing
developers active in Poway and in San Diego County to solicit development proposals as funds
become available.
The City will monitor the development of new rental housing, including an assessment of
affordability for all new rental housing units, including ADU and JADU development annually as a
part of the Housing Element Annual Progress Report.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Assist development of affordable rental housing units. Addresses
policies B4 and B5.
Funding Source: Unknown. Could include Affordable housing loan repayments, 9%
Low Income Housing Tax Credits (in limited situations), Tax-
Exempt Bonds with 4% Low Income Housing Tax Credits, San
Diego County HOME, Affordable Housing Program (AHP), Multi-
family Housing Program (MHP)
Program 11 – New Affordable Housing on Parcels with the Affordable Housing Overlay
Zone (AHOZ) Designation
As funding is available, the PHA will facilitate the construction and development of new affordable
housing on the three remaining parcels designated with the AHOZ throughout the City. A specific
site analysis for these three remaining AHOZ sites that are carried over into this 6th Housing
Element Cycle is provided in Chapter 4. The underlying zoning on these sites will not change.
The City will also assist affordable housing developers with application to any potential leverage
funding sources, include local, State and Federal grant programs. The City will also semi-annually
refer to the HCD Program Directory to expand its potential funding sources and determine the
availability of funding that may assist with the development of additional sites for new construction
of affordable housing. As future funding sources are identified, the City and PHA will continue
to consider dedicating resources for further development of affordable housing if it is
determined to be feasible based on market conditions.
Responsible Party: Development Services Department
Target Years: 2020-2029
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Objective: Encourage new affordable housing. Addresses policies B4 and B5.
Funding Sources: Unknown. Could include CalHFA, HOME, County of San Diego
Downpayment and Closing Cost Assistance (DCCA) Program,
Mortgage Credit Certificates (MCC’s)
Program 12 – Mixed-Use Development Standards
The City adopted the PRSP that includes amendments to development standards for mixed-use
developments in the City’s commercial and mixed-use zones where mixed-use development is
currently allowed. The mixed-use development standards include a minimum residential
development ratio and provide tiered density and building height incentives for projects providing
community benefits, to promote the inclusion of affordable housing. The City will continue to
monitor the progress of affordable housing in the PRSP.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Facilitate the development of housing on sites designated for
mixed-use development. Addresses Policy B4 and B5.
Funding Source: General Fund
Program 13 – Inclusionary Housing Ordinance
The City of Poway has an Inclusionary Housing Ordinance which requires that 15 percent of all
new dwelling units constructed must be affordable to very low-income households, for multi-family
construction, and moderate- or low-income households, for single-family construction. This
Ordinance is discussed in Chapter 3 of this Element. As an option, the Ordinance also allows
payment of an In-Lieu fee to meet the requirement. The Housing Element identifies the purpose
of the In-Lieu fee to include buying down above market rate housing, and making it affordable to
households with very low-incomes. Above market rate housing is highly priced. Therefore,
buying down these properties to make them affordable to very low- and low-income households
would result in the production of a very limited number of dwelling units with the In- Lieu fees
collected. The Inclusionary Ordinance allows for the In-Lieu fees to be used to buy down housing
or to assist development of new housing that are affordable to very low-, low-, and moderate-
income households.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Continue to collect In-Lieu fees to be used in support of affordable
housing projects and programs described in this chapter. Consider
evaluating the City’s Inclusionary Ordinance with respect to the
Palmer/Sixth Street Properties vs. City of Los Angeles ruling
requirements on rental developments. Addresses policies B4 and
B6.
Funding: General Fund
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Program 14 – Poway Housing Authority (PHA)
Prior to the dissolution of redevelopment agencies in California in October 2011, the primary
source of funds for assistance to the development of low- and moderate-income housing was the
former Poway Redevelopment Agency. Part of the dissolution of redevelopment agencies was
to allocate uncommitted redevelopment housing funds to the “local housing authority.” The City
did not have a housing authority at that time and any uncommitted funds would have gone to the
San Diego County Housing Authority. This resulted in the City forming the Poway Housing
Authority in March 2011 to assure that Poway’s housing assets would remain under local control.
This provided the City legal authority to continue monitoring ongoing rent and compliance at
affordable housing developments and partner with developers to construct and operate affordable
housing in Poway. Pursuant to Health and Safety Code Sections 34176 and 34176.1(f)
(Dissolution Law), each year the PHA must prepare a report regarding the Low- and Moderate-
Income Housing Asset Fund (LMIHAF) which details the Housing Successor's activities during
the prior fiscal year. The PHA assisted the development of two recent affordable housing projects
(Villa De Vida and Poway Commons – Apollo Apartments).
Responsible Party: PHA
Target Years: 2020-2029
Objective: To retain, promote, and provide affordable housing and maintain
reporting. Addresses Policy A6, B4, and B5.
Funding: City Housing Funds
Program 15 – Zoning Amendments for Special Needs Housing
The City amended its Zoning Ordinance during the 5th housing cycle to address the provision of
special needs housing, which includes but is not limited to, emergency shelters for persons
experiencing homelessness, transitional and supportive housing, housing for persons with
disabilities (including developmental disabilities), and agricultural worker housing. The City will
continue to comply with State law as it pertains to special needs housing and amend the Zoning
Ordinance as necessary.
Transitional and Supportive Housing and Low Barrier Navigation Centers: Transitional housing
is a type of supportive housing used to facilitate the movement of homeless individuals and
families to permanent housing. Supportive housing provides social services, either on-site or off-
site to persons experiencing homelessness, people with disabilities, and other special needs
populations. New structures for transitional and supportive housing with up to six tenants are
subject to the same regulations that apply to similar residential structures in the same zone. Low
barrier navigation centers are generally defined as service-enriched shelters focused on moving
people into permanent housing. Low barrier navigation centers provide temporary living facilities
while case managers connect individuals experiencing homelessness to income, public benefits,
health services, shelter, and housing. AB 2162 of 2018 and AB 101 of 2019 require ministerial
approval of supportive housing and low barrier navigation centers in multi-family and mixed-use
zones if the proposed housing development meets specified criteria including parking restrictions.
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Emergency Shelters: The Zoning Ordinance permits homeless shelters in the Residential
Apartment (RA) zone and as a Temporary Use in all residential and commercial zoning districts.
The City’s Zoning Ordinance does not include any discretionary review process for homeless
shelters or transitional housing. In addition, the City Council has waived the fees associated with
the Temporary Use Permit process for Emergency Shelters in Poway. To comply with AB 139
of 2019, a the City will update the Zoning Ordinance within 12 months of adoption to comply with
State law including providing only sufficient parking to accommodate all staff working in the
emergency shelter, provided that the standards do not require more parking for emergency
shelters than other residential or commercial uses within the same zone.
Residential Care Facilities: The Zoning Ordinance provides under Section 17.08.090 (G)
Residential Uses, the following land use: "Residential Care Facilities licensed by the State for
seven to fifteen residents" in the Residential Single-Family 2, Residential Condominium, and
Residential Apartment zones with an approved Conditional Use Permit. In addition, Residential
Care Facilities with six or fewer residents are permitted by right in residential zones.
Agricultural Worker Housing: This housing type is permitted in all residential zones as an
accessory use. Any proposed structures for agricultural worker housing is subject to the same
review process as single-family residential dwelling in the same zone.
Single-Room Occupancy (SRO): The City’s Zoning Code allows SRO units, along with hotels
and motels, in certain commercial zones subject to the same development standards as other
residential uses in Poway’s commercial zones. The City has amended its Zoning Code to clarify
the definition of SRO and facilitated the provision of SRO’s pursuant to AB 2634 (Housing for
Extremely Low-Income Households).
Responsible Party: Development Services Department
Target Years: Amend the City’s General Plan and Municipal Code within one year
of adoption of the Housing Element.
Objective: To amend the City’s zoning requirements for Special Needs
housing, Low Navigation Barriers, and Emergency Shelters
consistent with State law, including compliance with AB 139, AB
2162, and AB 101. Addresses Policy B4.
Funding Source: General Fund
City of Poway
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Program 16 – Provision of Special Needs Housing
The City will continue to address the provision of special needs housing, which includes but is
not limited to, emergency shelters for homeless persons, transitional and supportive housing, and
housing for persons with disabilities (including developmental disabilities). State law requires
that cities identify sites that are adequately zoned for the placement of special needs housing.
Additionally, cities must not unduly discourage or deter these uses.
Emergency Shelters:
Through the use of Community Development Block Grant (CDBG) funds, the City participates in
the North County Regional Winter Shelter Program. The program operates from November to
March annually to provide shelter, case management and social services to homeless persons.
The program includes permanent and rotating/temporary sites.
Additionally, religious facilities in the City host temporary shelters for approximately six weeks
each year. At least three (3) shelters are available in Poway during inclement weather. This effort
is part of the Interfaith Shelter Network’s Rotational Shelter Program, which involves
approximately 120 congregations county-wide.
As described in Program 15, the City amended its Zoning Code to explicitly address compliance
with SB 2 with provisions for permanent shelters for persons experiencing homelessness.
Transitional and Supportive Housing, Housing for Persons with Disabilities, including
Developmental Disabilities and Single Room Occupancy:
Transitional Housing may be used for a person experiencing homelessness or family transitioning
to permanent housing. The time frame for Transitional Housing is typically at least six months.
This housing type can be similar to group housing or multi-family units, but may include supportive
services to gain necessary skills with the goal of independent living. Supportive Housing typically
has no limit on length of stay and is typically linked to either on-site or off-site supportive services.
Supportive Housing may also include Persons with Disabilities, including Developmental
Disabilities. Services for Supportive Housing includes assistance in housing, living and working
within the community and/or improving health, monitoring case management treatment and life
skills. As funding is available, the City will continue to work with appropriate support agencies to
provide this Transitional and Supportive Housing. Currently, the City provides 54 Special Needs
Housing Units.
Single Room Occupancy (SRO) units are one-room units intended for occupancy by a single
individual. The City’s Zoning Code allows SRO’s, along with hotels and motels, in certain
commercial zones subject to the same development standards as other residential uses in
Poway’s commercial zones. The City will amend its Zoning Code to clarify the definition of Single
Room Occupancy and facilitate the provision of SRO’s pursuant to AB 2634 (Housing for Extremely
Low-Income Households).
Agricultural Worker Housing
As described in Program 15, the City amended the Zoning Code to add a definition for agricultural
housing as well as clarify the provision for agricultural worker housing in the City’s residential
zones pursuant to State law.
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Responsible Party: Development Services Department
Target Years: Semi-annual review of the HCD Program Directory, 2020-2029
Objective: The City will semi-annually refer to the HCD Program Directory to
expand its potential funding sources and determine the availability
of funding that may assist with the implementation of housing
programs. Provide Emergency Shelters, maintain Special Needs
housing units, and ensure provision for Agricultural Worker
Housing. Addresses Policy B4.
Funding Source: General Fund, CDBG, Private donations
Program 17 – First Time Homebuyer Assistance Program (SHOP)
As funding is available, the City will continue the First Time Homebuyer Assistance (Supporting
Home Ownership in Poway – SHOP) program. SHOP provides financial assistance to low- and
moderate-income households earning between 70 percent and 120 percent of area median
income, adjusted for household size, to purchase a home in Poway. Low-income households
below 70 percent of area median income are not eligible for this program. Assistance is provided
in the form of a deferred payment loan, which carries restrictions requiring that the home be sold
to other qualifying buyers. In doing so, the house is required to remain affordable for a minimum
of 45 years. The sale price will be less than the fair market value of the home and is calculated
using the annual percent increase or decrease of the Area Median Income. Staff will continue to
service the existing loans and ensure re-sales are sold in conformance with Program requirements.
The future of potential new loans is uncertain as funding will be limited.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Assist existing Program participants with loan servicing and resale
processing. Addresses Policy A7.
Funding Source: Funds from Loan Repayment, Inclusionary Housing (In-Lieu) Fund,
General Fund
Program 18 – Home Enhancement Loan Program (HELP)
As funding is available, in conjunction with the SHOP Program, continue offering single-family
rehabilitation loans with the Home Enhancement Loan Program (HELP) in an amount of up to
$20,000 for homes acquired with City assistance. The funds for rehabilitation were given in the
form of a loan that is non-interest bearing and is forgiven over a ten-year period. This program is
also for low- and moderate-income households earning between 70 to 120 percent of area median
income, adjusted for household size. Low income households below 70 percent of area median
income are not eligible for this program. Future funding for this program is uncertain.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Assist with rehabilitation of existing homes acquired with City
assistance. Addresses Policy A1.
Funding Source: Inclusionary Housing (In-Lieu) Funds, General Fund
City of Poway
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Program 19 – Maintain Zoning Categories in the General Plan
Maintain the current land use and zoning categories in the General Plan and Zoning Ordinance
to allow a diversity of housing types to be built to provide for the actual needs of residents while
minimizing conflicts with existing development and unnecessary erosion of residents’ quality of
life and investment in their homes.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Encourage diversity of development to serve as many types of
residents as possible while minimizing land-use related conflict.
Addresses Policy B1 and B4.
Funding Source: General Fund
Program 20 – Evaluate Community Land Trusts
The City may explore the potential of community land trusts that may serve as stewards for
additional owner-occupied affordable housing for low- and moderate-income households. A
community land trust is a nonprofit organization formed to hold title to land to preserve its long-
term availability for affordable housing and other community uses. A land trust typically receives
public or private donations of land or uses government subsidies to purchase land on which
affordable housing can be built. In this model, homes are sold to lower-income families, but the
community land trust retains ownership of the land and provides long-term ground leases to
homebuyers. The City may evaluate potential community land trusts through such actions as: (1)
offering Housing Authority-owned properties; (2) directing local, State and Federal funds
designated for first-time homebuyer subsidies; (3) encouraging partnerships with local affordable
housing developers; (4) providing grant funds; and (5) consideration of developing a partnership
to monitor compliance of outstanding City first-time homebuyer loans and other agreements with
long term affordability requirements that are enforceable by the City.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Evaluate options for use of community land trust model. Addresses
Policy B3, B4, and B5.
Funding Source: Unknown
Program 21 – Provide Priority for Provision of Services to Lower Income Households
Maintain compliance with Senate Bill 1087 (Government Code 65589.7) that requires jurisdictions
to provide priority service of water and sewer to low-income households.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Coordinate with Poway’s Public Works Department to ensure
service priority to potential affordable housing developments.
Addresses Policy B2 and B4.
Funding Source: General Fund
City of Poway
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Program 22 – Enforce City Codes, General Plan Policies, and Zoning Regulations
Enforce all City codes, General Plan and other appropriate plan policies, and zoning regulations
for the development of housing constructed for very-low, low, and moderate income households.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Ensure high quality design and construction and design
compatibility with surroundings for new affordable housing
developments. Addresses Policy B1.
Funding Source: General Fund
Program 23 – Monitor Ordinances, User Charges, and Fees
The City will continue to monitor its ordinances, user charges, and fees to ensure that these are
consistent with costs incurred by the City, and, where possible and appropriate, will introduce
measures to remove constraints to the development of housing.
Responsible Party: Development Services Department
Target Years: Annual Review, 2020-2029
Objective: Ensure unnecessary and/or inappropriate financial and/or
regulatory constraints do not hamper the development of housing,
especially affordable housing, in Poway. Ensure that funds
collected through charges and fees are appropriate and sufficient
to fund City activities supported by these charges and fees.
Addresses Policy B4.
Funding Source: General Fund
Program 24 – Update the Poway Municipal Code to Comply with current Density Bonus
law, including Assembly Bill 2345
The City will amend Chapter 17.26 (Special Uses and Conditions), Article V (Affordable Housing
Incentives), of the Poway Municipal Code to comply with current Density Bonus law, including
Assembly Bill (AB) 2345. This will include a reference to the new laws so that changes over time
do not require future amendments. On September 28, 2020, the Governor signed into law AB
2345, which made significant changes to the State Density Bonus Law and housing law generally
with an effective date of January 1, 2021. Most importantly, the bill modifies the calculations for
awarding density bonuses relative to the number of units of affordable housing included in the
proposal. AB 2345 includes a maximum density bonus of up to 50 percent for projects with 44
percent moderate-income units, 24 percent lower-income units, and 15 percent very low-income
units. In addition to an increased density bonus, AB 2345 reduces the threshold required to qualify
for incentives/concessions. The current threshold to qualify for two incentives/concessions is 20
percent for lower income households, and as of January 1, 2021 the threshold was reduced to 17
percent. The current threshold to qualify for three incentives/concessions is 30 percent for lower
income households, was reduced to 24 percent.
Responsible Party: Development Services Department
City of Poway
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Target Years: Amend the City’s Municipal Code within 12 months of adoption of
the Housing Element.
Objective: Amend the City’s Municipal Code to ensure it complies with State
law regarding density bonus. Addresses Policy B1, B3, and B4.
Funding Source: General Fund
Program 25 – Public Outreach and Education
As funding is available, the City will continue to work with its non-profit partners to conduct a public
outreach and education program that engages local housing developers, the business
community, and the media to help create understanding of and support for affordable housing.
The Housing Authority will work with local developers to present information to local civic and
business organizations, provide information to local residents and businesses and seek
supporters of affordable housing goals. The City will issue press releases to local newspapers,
conduct events to celebrate affordable housing success stories and develop factual information
about Poway’s affordable housing communities. The effort will be combined with the Housing
Special Program and funded through the City’s Housing Special Program Fund to the extent funds
are available.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Raise public awareness of and public support for affordable
housing. Addresses Policies B2 and B6.
Funding Source: Housing Special Program Fund
Program 26 – Transit-Oriented Projects
The City does not have Transit Priority Areas per SB 743 (Transportation Impacts). There are
several bus stops that allow for transit-oriented development. The 2017 PRSP provides mixed-
use development along a bus route within the City. The City has encouraged and will continue to
encourage SANDAG and Caltrans to increase transit service in Poway and create mobility
corridors and hubs along Scripps Poway Parkway to allow transit access to the City’s Tier 3
Employment Center and along SR-67 to provide safe routes into Poway from Ramona and other
east County areas.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Promote transit-oriented development, increase transit service, and
encourage mobility corridors and hubs in Poway and along Scripps
Poway and SR-67. Addresses policies B4.
Funding Source: General Fund
Program 27 – Provision of Housing for Extremely-Low Income Households
Encourage the development of housing units for households earning 30 percent or less of the
region’s Area Median Income. Specific emphasis for this income category shall be placed on the
provision of family housing and non-traditional housing. The City will encourage development of
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housing for extremely-low income households through a variety of activities such as outreaching
to housing developers on at least an annual basis, providing financial or in-kind technical
assistance or land write-downs (as funding becomes available), identifying grant funding
opportunities, applying for or supporting applications for funding on an ongoing basis, reviewing
and prioritizing local funding (as funding becomes available) at least twice during the planning
period and/or offering additional incentives beyond the density bonus provisions.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Outreach to developers on at least an annual basis; As funding
becomes available, apply for or support applications for funding on
an ongoing basis; Review and prioritize local funding at least twice
in the planning period. Addresses policies B2, B3, B4, B5, and B6.
Funding Source: Unknown. Could include Affordable housing loan repayments, 9%
Low Income Housing Tax Credits (in limited situations), Tax-
Exempt Bonds with 4% Low Income Housing Tax Credits, San
Diego County HOME, Affordable Housing Program (AHP), Multi-
family Housing Program (MHP)
Program 28 – Provision of No Net Loss (Government Code Section 65863)
The City will monitor the Residential Sites Inventory to ensure adequate sites are available
throughout the planning period to meet the City’s RHNA. The City will continue to annually update
an inventory that details the amount, type, and size of vacant and underutilized parcels to assist
developers in identifying land suitable for residential development and that also details the number
of extremely low-, very low-, low-, and moderate-income units constructed annually. If the
inventory indicates a shortage of available sites, the City shall identify alternate sites sufficient to
accommodate the City’s RHNA. To ensure sufficient residential capacity is maintained to
accommodate the RHNA, the City will develop and implement an ongoing project-by-project
evaluation procedure pursuant to Government Code Section 65863. Should an approval of
development result in a reduction of capacity below the residential capacity needed to
accommodate the RHNA, the City will identify sufficient sites to accommodate the shortfall by
adjusting the Residential Sites Inventory and applying newly identified sites.
Responsible Party: Development Services Department
Target Years: Annually, 2020-2029
Objective: Monitor and evaluate No Net Loss requirements per State law. The
Residential Sites Inventory list will be updated, as a part of the
annual Housing Element Progress Report, with new sites, as
applicable, to accommodate any shortfall from development or
other constraints and appropriate findings will be written as a part
of the approval of any applicable development, including
identification of new sites to meet any shortfall. Addresses policies
B2 and B4.
Funding Source: General Fund
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-23
Program 29 – Preserve Potential At-Risk Housing Units
The City will monitor potential At-Risk affordable housing units to ensure that adequate sites are
available throughout the planning period to meet the City’s RHNA. While the City does not
currently have any At-Risk Housing units, the City will continue to coordinate with property owners
of affordable housing. If any potential loss of At-Risk units arises, the City will seek the assistance
of non-profit corporations or non-profit housing organizations that may be able to assist in the
preservation of At-Risk affordable housing units. As funding becomes available, the City will seek
out funding sources to offer incentives to extend terms of affordability restrictions.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Monitor and evaluate potential At-Risk housing units, coordinate
with existing property owners, seek assistance from non-profit
entities capable of assisting with preserving At-Risk affordable
housing units and identify funding as it becomes available.
Addresses policies A1, A2, and A3.
Funding Source: General Fund
Program 30 – Monitor and Evaluate the AHOZ Ordinance Development Standards
The City will monitor and evaluate development of the three AHOZ designated properties in the
Residential Sites Inventory to confirm AHOZ development standards are not a constraint to
reaching maximum densities allowed. The City will also monitor the Development Review (DR)
process to ensure the process provides consistent application which is objective in nature and
provides certainty to developers. If either the development standards or the DR process are
shown to constrain development, the City will amend, if necessary, development standards or
procedures, as appropriate, to mitigate the constraint. The City will also conduct on-going
monitoring and provide reporting annually to HCD in the City’s General Plan Annual Report.
Responsible Party: Development Services Department
Target Years: Annually, 2020-2029
Objective: Monitor development of AHOZ properties and AHOZ development
standards and DR procedures for consistency. If necessary,
amend AHOZ General Plan guidelines and Municipal Code
regulations. Provide analysis and evaluation of program to HCD in
General Plan Annual Report. Addresses policies B1, B2, B3, and
B4.
Funding Source: General Fund
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-24
Program 31 – Update Public Safety Element to Ensure Consistency with the Adopted
Housing Element
The City will update the Public Safety Element of the General Plan and ensure consistency with
all other elements of the General Plan. Safety Elements of local General Plans must be revised,
upon the next update to the Housing Element, to address public safety, including wildfire risk in
Very High Fire Hazard Areas. The revision must include information about wildfire hazards, as
well as goals, policies, and objectives and feasible implementation measures for the protection of
the community from the unreasonable risk of wildfire (GC Sections 65302; and 65302.5).
Responsible Party: Development Services Department
Target Years: Amend the City’s General Plan and Municipal Code within one year
of adoption of the Housing Element
Objective: To update the Public Safety Element of the General Plan so that it
is consistent with State law and address wildfire risks and other
hazards to the community. Addresses policies A1, A6, and B1.
Funding Source: General Fund
Program 32 – Implementation of SB35 Permit Streamlining Process for New Affordable
Housing
The City will update its procedures to comply with new California regulations, and publish these
procedures for the public, as appropriate, when the City of Poway does not meet the State
mandated requirements for Housing Element progress and reporting on Regional Housing Needs
Assessment (RHNA). Currently, the City of Poway is subject to SB 35 and is required to process
development projects with at least 10 percent affordable units through a streamlined permit
process (i.e., 90 days for projects with up to 150 units). All projects covered by SB 35 are still
subject to the objective development standards of the City of Poway Municipal Code and Building
Code. Qualifying projects cannot be subject to Design Review or public hearings; and in many
cases the City only one parking space per unit may be required. Per SB 35 requirements, no
parking requirements may be imposed on a SB 35 qualified streamlining project if it is located:
1. Within a half-mile of public transit;
2. Within an architecturally and historically significant historic district;
3. In an area where on-street parking permits are required but not offered to the occupants
of the development; or
4. Where there is a car-share vehicle located within one block of the proposed project.
The City’s status with regard to SB 35 can change over time with a record of good progress
towards RHNA and timely reporting to the State. This Program complies with the requirements of
SB 35 - Planning and zoning: affordable housing: streamlined approval process (GC Section
65913.4).
Responsible Party: Development Services Department
Target Years: Within one year of the adoption the Housing Element update.
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-25
Objective: Adopt procedures for processing of new affordable housing projects
that are qualified for SB 35 streamlining. Addresses Policies B2 and
B4.
Funding Source: General Fund
Program 33 – Objective Design Standards
California Senate Bill (SB) 35 (Government Code Section 65913.4) became effective on January
1, 2018, that allows eligible housing projects to be processed through a streamlined, ministerial
review process. This law includes various exemptions for projects with an affordable housing
component, which limit the City’s ability to apply the discretionary design standards to such
projects. Jurisdictions are recommended to adopt objective design standards that would apply to
projects utilizing the new law. The design standards could also apply to other housing projects
as determined by the City Council. Absent adoption of these design standards, State statutes,
such as SB 35, would eliminate a jurisdictions ability to regulate design. Chapter 17.52
(Development Review Procedure) of the Poway Municipal Code sets forth the process for new
developments, including residential, commercial, industrial, and public/quasi-public developments
in which the intent is to focus on design principles which can result in creative imaginative
solutions for the project and quality design for the City ultimately implementing the General Plan.
Chapter 17.52 applies to the discretionary review of projects. Through this program, the City
will prepare and process a new set of objective design standards for adoption under the PMC
Title 17 Zoning Ordinance regulations specifying applicability to ministerial projects processed
under State Law. The ordinance will be subject to review by the City Council.
Responsible Party: Development Services Department
Target Years: Amend the City’s General Plan and Municipal Code within one year
of adoption of the Housing Element.
Objective: Amend the City’s General Plan and Municipal Code to establish
objective design standards for affordable housing projects where
the City’s discretion over design review is preempted by State law.
Addresses Policies B1.
Funding: General Fund
Program 34 – Adopt Development Standards for Parking, Open Space, and Recreational
Areas in Floodways
The City will amend Chapter 17.42 of the Municipal Code to adopt development standards for
parking, open space, and recreational areas within the Floodway. Surface parking, open space,
and recreational areas are currently allowed in the Floodway which can assist the development
of housing. Anything above grade level would not be allowed (e.g., wheel stops, curbs, parking
lot light posts, recreational structures, trees). Landscape islands would be allowed, as long they
do not have curbing on their perimeter. Shrubs and grasses and small plants would be acceptable
within the Floodway. Areas in the Floodway may be appealed to FEMA and the developer’s
engineer can process a Letter of Map Revision (LOMR) with FEMA that reduces the Floodway
area if allowed by FEMA.
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-26
Responsible Party: Development Services Department
Target Years: Amend the Municipal Code and, if necessary, the General Plan
within three years of adoption of the Housing Element.
Objective: Amend the Municipal Code and, if necessary, the General Plan to
adopt standards for parking, open space, and recreational areas in
the Floodway to provide more usable land and open space for
residential development. Addresses Policies B1, B2, and B4.
Funding: General Fund
AFFIRMATIVELY FURTHERING FAIR HOUSING
Program 35 – Provide Information on Fair Housing in Quarterly Newsletter
The City will continue to include an article in at least one of its quarterly newsletters per year
providing information concerning housing discrimination, Fair Housing law and available
assistance.
Responsible Party: Development Services Department
Target Years: Annual Review, 2020-2029
Objective: Make Poway residents aware of these issues, laws, and available
services for fair housing. Addresses policies C1 and C2.
Funding Source: General Fund
Program 36 – Obtain and Distribute Flyers on Fair Housing from San Diego County
The City will obtain flyers from HCD and make these available at appropriate locations in the City.
Responsible Party: Development Services Department
Target Years: Ongoing, 2020-2029
Objective: Promote the awareness of the housing services provided by the
County. Addresses policies C1 and C2.
Funding Source: General Fund
Program 37 – Obtain and Display Posters on Fair Housing from the State of California
The City will request posters from the California Fair Housing and Employment Department and
display them in appropriate locations in public buildings.
Responsible Party: Development Services Department
Target Years: Ongoing, 2020-2029
Objective: Promote the awareness of the services and laws discussed by the
posters. Addresses policies C1 and C2.
Funding Source: General Fund
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-27
Program 38 – Include Anti-Discrimination Clauses in Deed Restrictions for Affordable
Housing
In all deed restrictions required of affordable housing developments, the City will require inclusion
of an anti-discrimination clause.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Ensure a legal City mechanism for complaints against housing
discrimination in deed transactions. Addresses Policy C1.
Funding Source: General Fund
Program 39 – Continue to Assist in Addressing Fair Housing Questions
Continue to assist with Fair Housing questions when possible and to refer questions to other
agencies as appropriate. This service is intended to assist in the awareness of Fair Housing
throughout the County. The City will also provide this information on its website to gain additional
public outreach.
Responsible Party: Development Services Department
Target Years: 2020-2029
Objective: Promote knowledge of Fair Housing law and services and ensure
Poway residents have access to appropriate Fair Housing services.
Addresses Policy C2.
Funding Source: General Fund
Program 40 – Reduce Impediments to Furthering Fair Housing
Pursuant to AB 686, the City will affirmatively further fair housing by taking meaningful actions in
addition to resisting discrimination, that overcomes patterns of segregation and foster inclusive
communities free from barriers that restrict access to opportunity based on protected classes, as
defined by State law. Chapter 2 of the Housing Element contains an analysis of the City’s existing
conditions as it relates to furthering fair housing. The City prioritized 10 factors, from highest
contributing factor to lowest contributing factor, that contribute to fair housing in Poway as shown
below. Each factor is outlined, provided a metric to evaluate results, provided strategies and
actions to implement goals to resolve issues, and goals and policies from this Housing Element
that support and address resolving the related issues are referenced. Addressing these
contributing factors assists the City in furthering fair housing for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other
characteristics protected by FEHA.
Contributing Factor 1: Disparity Between White and Minority Populations.
A. Poway’s proportion of non-Hispanic White is higher compared to that of the San Diego
region, with 64 percent compared to 44 percent, however, trends show that Poway is
becoming more inclusive (Table 2-6). Also, Poway’s White (not Hispanic or Latin)
racial or ethnic group scored higher than 60 on the dissimilarity index, indicating that
this group is identified as a segregated group (Figure 2-1).
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-28
Metric: Reduce disparities between White and Minority populations (base year: 2020)
Program 40(A) - Milestone: Every three years, monitor race and ethnicity
demographics as a part of the annual program report to ensure actions and trends
continue to reduce the disparity (2023, 2026, and 2029 Housing Element Annual
Progress Reports).
Supporting Policies: Policies C1-C5.
Contributing Factor 2: Populations Include Increased Levels of Poverty.
B. Table 2-49 shows that 6.7 percent of Poway’s population is below the federal poverty
and more so amongst Black or African American alone, Native American, and other
populations.
Metric: Increase income within Poway, particularly amongst Black or African American
alone, Native American, and other increased poverty populations (base year: 2020).
Program 40(B) - Milestone: Continue to encourage and provide opportunities for
employment through current economic development efforts and monitor household
income by race/ethnicity every three years (2023, 2026, and 2029 Housing Element
Annual Progress Reports).
Supporting Policies: Policies C1-C5.
Contributing Factor 3: Overpaying for Housing.
C. As discussed in Table 2-27, over one-third of household are overpaying for housing.
Table 2-23 shows rents have increased by 59 and 44 percent for one- and two or
more-bedroom apartments between 2011 and 2021. Conversely, Table 2-9 shows
household income Poway has only increase by less than one percent over a similar
10-year span, 2010 to 2020.
Metric: Decrease overpayments for housing (base year: 2018).
Program 40(C) - Milestone: Continue to provide housing to meet the City’s housing
needs, encourage and provide opportunities for employment, and monitor household
income by race/ethnicity every three years (2023, 2026, and 2029 Housing Element
Annual Progress Reports).
Supporting Policies: Policies C1-C5
Contributing Factor 4: Disbursement of Affordable Housing Locations.
D. Figure 2-7 shows that both existing and proposed affordable units are well disbursed
throughout the community and do not present a geographic barrier to obtaining
affordable housing. Because of the prevalence of large lot single-family residences
in “constrained areas,” these low-density areas present an opportunity to construct
ADUs and JADUs. Approximately 326 prospective ADUs are anticipated to be
constructed during the 6th housing element cycle. Most of which will be in areas
anticipated to further fair housing. It’s important to note that many of these
constrained areas have limited or no access to sewer or water and are missing
essential services and access to employment centers, transit, commercial retailers
with grocers, medical services, community facilities and services like libraries and
senior centers, and parks, etc. While the ADU’s will help further fair housing, they
are largely away from essential services and areas of opportunity. Conversely, the
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-29
PRSP area is surrounded by essential services and is considered an ideal area of
opportunity. These proposed affordable sites coupled with ADUs are dispersed
throughout the community to further fair housing for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial status, or
disability, and other characteristics protected by FEHA.
Metric: Ensure affordable housing units constructed are well dispersed throughout
the City (base year: 2020).
Program 40(D) - Milestone: Monitor location of housing units constructed in
relationship to areas of poverty and with prominent minority race and ethnicity groups
every three years (2023, 2026, and 2029 Housing Element Annual Progress
Reports).
Supporting Policies: Policies C1 and C5.
Contributing Factor 5: Limited Multi-modal Transportation Resources.
E. Commutes for over 40 percent of Poway residents were shown to be greater than 30
minutes (over 5 percent had commutes greater than one hour). Due to the limited
transit routes and limited jobs within a 30-minute trip in Poway, only 1.29 percent of
Poway residents used public transit. Poway’s transit performance score was roughly
half of other cities noted in the AI with 432 transit trips within a half mile and only two
transit routes within a half mile.
Metric: Establish multi-modal corridors and hubs within and near Poway (base year:
2020).
Program 40(E) - Milestone: Continue to encourage additional transit services in
Poway; Continue to encourage Caltrans and SANDAG to improve the Scripps Poway
Parkway (Tier 3 Employment Center) and SR-67 corridors as multi-modal corridors
with appropriate multi-modal hubs to improve walking, biking, and public transit to and
from the City every year (2021 through 2029 Housing Element Annual Progress
Report).
Supporting Policies: Policies C1-C5.
Contributing Factor 6: Hate Crimes within the City.
F. The AI identifies Poway experienced three hate crimes from 2013 to 2018. Two
crimes were because of religious discrimination, and one was because of sexual
orientation. In 2019, a hate crime shooting in Poway made national news and was
also related to religious discrimination.
Metric: Decrease hate crimes within the City (base year: 2018).
Program 40(F) - Milestone: Continue to promote education and outreach against
hate crimes and monitor number of hate crimes every three years (2023, 2026, and
2029 Housing Element Annual Progress Reports).
Supporting Policies: Policies C1-C5.
Contributing Factor 7: Linguistic Isolation Impediments
G. The AI identifies linguistic isolation impediments where 42.6 percent of Poway
residents who speak a language other than English at home speak English less than
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-30
“very well.” Although this vulnerable population comprises 11.1 percent of the total
population, potential hindrances to fair housing choice still arise.
Metric: Decrease linguistic discrimination (base year: 2018).
Program 40(G) - Milestone: Encourage Poway Adult School to continue to offer
English education and diploma programs in Poway, continue to provide opportunities
for persons with linguistic barriers to participate in all City programs, and monitor
linguistic impediments every three years (2023, 2026, and 2029 Housing Element
Annual Progress Reports).
Supporting Policies: Policies C1-C5.
Contributing Factor 8: Lending Patterns
H. The AI discovered that when looking at the lending outcomes by race/ethnicity and
income in San Diego County, approval rates for Black and Hispanic applicants, were
well below the approval rates for White and Asian applicants in the same income
group in 2012. These gaps had narrowed somewhat in 2017, but were still present.
Black applicants consistently had the lowest approval rates compared to other
racial/ethnic groups in the same income groups.
Metric: Decrease disparities in lending patterns (base year: 2018).
Program 40(H) - Milestone: Encourage the State and Federal government to review
lending laws to further fair housing and monitor lending patterns every three years
(2023, 2026, and 2029 Housing Element Annual Progress Reports).
Supporting Policies: Policies C1-C5.
Contributing Factor 9: Lack of Diversity in Housing Types
I. According to AI, approximately 60 percent of housing units in the San Diego County
region are single-family dwellings, with Poway having a much larger proportion of this
housing type in comparison to other cities like El Cajon. In 2019, 79.1 percent of the
housing stock in Poway were single-family dwellings. There were also 16 percent
multi-family dwellings.
Metric: Increase Diversity in Housing types (base year: 2019).
Program 40(I) - Milestone: Continue to promote and encourage multi-family
residential construction within the City, including ADUs, JADUs, apartments,
condominiums, and townhomes. Housing types are monitored every year (2021
through 2029 Housing Element Annual Progress Reports).
Supporting Policies: Policies C1-C5.
Contributing Factor 10: State and Federal Legislation and Programs
J. Current legislative and programs administered by the State and Federal governments
include impediments to furthering fair housing as further discussed in Chapter 2. For
instance, fair housing legislation implies housing should be built in rural areas away
from essential services subjecting more residents to wildfire risk, longer commute
times, and damaging open space areas and habitats which is counterintuitive to
smart-growth principles.
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-31
Metric: Reduce State and Federal impediments to furthering fair housing (base year:
2021).
Program 40(J) - Milestone: Every year and as legislation is proposed, encourage the
State and Federal governments to: a) improve all communities with infrastructure,
places of interest, and employment centers, especially areas of poverty and areas
with prominent minority race and ethnicity groups, to increase the areas of
opportunities regionally; b) encourage smart-growth to provide housing adjacent to
essential services and areas of opportunity; c) allow cities to implement their RHNA
and implement their visions for their communities without State intervention (e.g.,
Density Bonus laws, ADU legislation, Permit Streamlining Act) to provide housing to
meet the needs of the community and further fair housing; d) promote opportunities
for citizens to live and work in the same community to reduce commute times; e)
provide sufficient funding for cities to meet their housing needs
objectives/requirements, including down payment assistance and loans for new
construction; f) analyze State and Federal governmental constraints to the provision
of housing, including fair housing (e.g., interest rates, prevailing wages, agency
restrictions and requirements, California Code of Regulations) (2021 through 2029
Housing Element Annual Progress Reports).
Supporting Policies: Policies C1-C5.
The City will continue to work with the community to address potential constraints to fair housing.
This may include actions such as an analysis of barriers to entry into homeownership or securing
rental units, review of historic policies or restrictions that may have prevented or may still prevent
disadvantaged groups from locating in Poway, or specific actions and factors that contribute to
Poway being a more inclusive to all racial, social and economic groups.
Responsible Party: Planning Division
Target Years: 2021-2029
Objective: To ensure that Poway has an environment where housing
opportunities are fair for all racial, ethnic, social, and economic
groups and further fair housing pursuant to AB 686. Addresses
Policies C1-C5.
Funding: General Fund and PHA funds
City of Poway
6 ▪ Housing Plan
April 2021 Housing Element Update | Page 6-32
D. Quantified Objectives
The City of Poway has established quantified (numerical) objectives for several program
categories (Table 6-1) to provide measurable standards for monitoring and evaluating program
achievements. Quantified objectives have been established for accommodating the City’s share
of future housing needs under the SANDAG Regional Housing Allocation Plan, new housing
construction, housing rehabilitation, the preservation of existing affordable housing, and
homebuyer assistance. The future housing needs objective addresses the City’s ability to
accommodate housing based on the availability of appropriately zoned vacant and underutilized
land, with public services and facilities. These homes may or may not be built depending on
market trends and the availability of funding to developers of affordable housing.
Table 6-1
Summary of Quantified Objectives
2020-2029
Income
Regional
Share
New
Dwelling
Units
Homebuyer
Assistance
(SHOP)
Rehab.
(HELP)
Conservation of
Affordable
Housing
Special Needs
Housing
Rental
Housing
Mobile
Homes
Transitional &
Supportive
Extremely Low
6
659
316
54 Very Low 468 468
Low 268 268
Moderate 241 241 40
Above Moderate 342 342
Total 1,319 1,319 40 6 659 316 54
Notes:
1. Quantified objectives in this table summarize the individual program objectives contained in this chapter.
2. Quantified objectives for homebuyer assistance include the City’s First Time Homebuyer Program and the home
ownership housing program.
3. The quantified objective for rental housing preservation assumes continued preservation of existing
subsidized rental units that are not at risk of conversion to market rate housing through the end of the housing
cycle.
Appendix A
Additional Above-Moderate Sites
April 2021 Housing Element Update | Page A-1
Table A-1
Residential Sites Inventory
(Additional Land Available for
Above Moderate-Income Housing Units)
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing Constraints
32002004 0 BEELER CANYON RD OS-1DU 27.00 1 1 Vacant Flood Way
32002003 0 BEELER CANYON RD OS-1DU 7.22 N/A 1 Vacant Flood Way
31728003 0 COMMUNITY RD OS-1DU 40.00 N/A 1 Vacant None
32002102 0 CREEK RD OS-1DU 7.61 N/A 1 Vacant None
31748007 0 GATE DR OS-1DU 30.70 N/A 1 Vacant None
31472235 0 SILVERSET ST PC-2 0.28 4.0 1 Vacant None
27720223 14150 Bryce Point PC-4 1.67 1.0 1 Vacant None
27720210 14100 Biscayne Pl PC-4 1.39 0.25 1 Vacant None
27707116 0 OLD COACH RD PC-4 30.57 0.25 1 Vacant None
27707114 0 OLD COACH RD PC-4 5.00 0.25 1 Vacant None
27707119 0 OLD COACH RD PC-4 8.08 0.25 1 Vacant None
27707105 0 OLD COACH RD PC-4 40.00 0.25 1 Vacant None
27708004 0 OLD COACH RD PC-4 40.00 0.25 1 Vacant None
27708022 0 Green Valley Truck TRL PC-6 20.00 0.05 1 Vacant None
27724016 0 HIDDEN VALLEY RANCH RD PC-6 1.01 1.0 1 Vacant None
27724004 0 HIDDEN VALLEY RANCH RD PC-6 1.00 1.0 1 Vacant None
27724101 0 SOUTH VALLEY RANCH DR PC-6 1.21 1.0 1 Vacant None
27724010 0 HIDDEN VALLEY RANCH RD PC-6 1.03 1.0 1 Vacant None
27724110 0 SOUTH VALLEY RANCH DR PC-6 1.57 1.0 1 Vacant None
27724007 0 HIDDEN VALLEY RANCH RD PC-6 1.36 1.0 1 Vacant None
27724011 0 HIDDEN VALLEY RANCH RD PC-6 1.01 1.0 1 Vacant None
27724009 0 HIDDEN VALLEY RANCH RD PC-6 1.03 1.0 1 Vacant None
27724102 0 SOUTH VALLEY RANCH DR PC-6 1.10 1.0 1 Vacant None
27724108 0 SOUTH VALLEY RANCH DR PC-6 1.37 1.0 1 Vacant None
27724104 0 SOUTH VALLEY RANCH DR PC-6 1.07 1.0 1 Vacant None
27724113 0 OLD COACH RD PC-6 7.74 0.05 1 Vacant None
27724103 0 SOUTH VALLEY RANCH DR PC-6 1.21 1.0 1 Vacant None
27724107 0 SOUTH VALLEY RANCH DR PC-6 1.13 1.0 1 Vacant None
27724014 0 HIDDEN VALLEY RANCH RD PC-6 1.01 1.0 1 Vacant None
27724105 0 SOUTH VALLEY RANCH DR PC-6 1.02 1.0 1 Vacant None
27724112 0 SOUTH VALLEY RANCH DR PC-6 7.59 0.25 1 Vacant None
27724008 0 HIDDEN VALLEY RANCH RD PC-6 1.03 1.0 1 Vacant None
27724001 0 HIDDEN VALLEY RANCH RD PC-6 1.18 1.0 1 Vacant None
27724002 0 HIDDEN VALLEY RANCH RD PC-6 1.27 1.0 1 Vacant None
27724015 0 HIDDEN VALLEY RANCH RD PC-6 1.05 1.0 1 Vacant None
27724109 0 SOUTH VALLEY RANCH DR PC-6 2.51 1.0 1 Vacant None
27724115 0 OLD COACH RD PC-6 1.02 1.0 1 Vacant None
27724114 0 OLD COACH RD PC-6 1.09 1.0 1 Vacant None
27724012 0 HIDDEN VALLEY RANCH RD PC-6 1.03 1.0 1 Vacant None
27724006 0 HIDDEN VALLEY RANCH RD PC-6 1.09 1.0 1 Vacant None
27724111 0 SOUTH VALLEY RANCH DR PC-6 1.47 1.0 1 Vacant None
27724005 0 HIDDEN VALLEY RANCH RD PC-6 1.00 1.0 1 Vacant None
27724106 0 SOUTH VALLEY RANCH DR PC-6 1.11 1.0 1 Vacant None
Address
Page A-2
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
27724013 0 HIDDEN VALLEY RANCH RD PC-6 1.01 1.0 1 Vacant None
27724003 0 HIDDEN VALLEY RANCH RD PC-6 1.32 1.0 1 Vacant None
27311008 16605 ESPOLA RD PC 13.33 1.4 17 Vacant None
27311007 16605 ESPOLA RD PC 92.09 1.4 127 Vacant None
2731101800 16605 ESPOLA RD PC 11.76 1.4 16 Vacant None
27842332 14376 Twisted Branch Rd PRD-1 2.53 0.5 1 Vacant None
32127150 13975 Rancho de Oro Rd RR-A 9.48 0.025 1 Vacant None
32127152 13925 Rancho de Oro Rd RR-A 14.48 0.025 1 Vacant None
27702017 0 DEER VALLEY ESTS RR-A 14.10 0.025 1 Vacant None
32204143 0 HIGHWAY 67 RR-A 44.54 0.05 2 Vacant None
27820020 0 COYOTE CREEK TRL RR-A 11.31 0.025 1 Vacant None
32127057 17150 Dos Amigos Way RR-A 19.70 0.025 1 Vacant None
27723003 18035 Sunset Point Rd RR-A 5.55 0.25 1 Vacant None
27723008 14875 Sunset Ridge Ct RR-A 4.95 0.25 1 Vacant None
27723002 18010 Sunset Point Rd RR-A 4.44 0.25 1 Vacant None
27723005 18075 Sunset Point Rd RR-A 4.79 0.25 1 Vacant None
27723010 14860 Sunset Ridge Ct RR-A 5.47 0.25 1 Vacant None
27723006 18140 Sunset Point Rd RR-A 8.56 0.125 1 Vacant None
27723004 0 SUNSET POINT RD RR-A 4.62 0.25 1 Vacant None
27723009 14880 Sunset Ridge Ct RR-A 4.26 0.25 1 Vacant None
27821029 0 HIGHWAY 67 RR-A 3.63 0.05 1 Vacant None
27722001 14355 Stage Coach Rd RR-A 7.68 0.25 1 Vacant None
31606303 0 COBBLESTONE CREEK RD RR-A 2.72 0.25 1 Vacant Flood Way
31606301 0 COBBLESTONE CREEK RD RR-A 9.15 0.25 1 Vacant Flood Way
32204107 0 HIGHWAY 67 RR-A 32.76 0.025 1 Vacant None
27215028 18390 Sycamore Creek Rd RR-A 6.44 0.25 1 Vacant None
32204020 0 DOS HERMANOS RD RR-A 2.76 0.05 1 Vacant None
32204029 0 HIGHWAY 67 RR-A 64.16 0.05 2 Vacant None
31465002 0 MIDLAND RD RR-A 5.00 0.25 1 Vacant None
27713019 0 OLD COACH RD RR-A 7.43 0.25 1 Vacant None
27820021 0 QUAIL MOUNTAIN RD RR-A 17.17 0.025 1 Vacant None
27614022 0 OLD COACH WAY RR-A 32.88 0.025 1 Vacant None
32111032 0 MISTY MEADOW RD RR-A 5.01 0.05 1 Vacant None
32204142 0 HIGHWAY 67 RR-A 61.36 0.025 1 Vacant None
32136005 14830 Highway 67 RR-A 141.00 0.05 7 Vacant None
27523221 0 EVA DR RR-A 26.98 0.05 1 Vacant None
32127147 0 MILLARDS RANCH LN RR-A 4.17 0.125 1 Vacant None
27547002 0 BOULDER MOUNTAIN RD RR-A 6.63 0.025 1 Vacant None
32127071 0 MUREL TRLS RR-A 4.64 0.25 1 Vacant None
32127078 0 MUREL TRLS RR-A 4.10 0.25 1 Vacant None
32127090 0 BLUE CRYSTAL TRLS RR-A 8.11 0.05 1 Vacant None
31606302 0 COBBLESTONE CREEK RD RR-A 4.10 0.25 1 Vacant None
32307103 0 HIDDEN VALLEY RD RR-A 30.12 0.05 1 Vacant None
Page A-3
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
27821028 0 COYOTE CREEK TRL RR-A 5.36 0.05 1 Vacant None
32127130 0 DOS AMIGOS WAY RR-A 4.64 0.05 1 Vacant None
32127132 0 DOS AMIGOS TRL RR-A 4.93 0.05 1 Vacant None
32127131 0 DOS AMIGOS WAY RR-A 4.91 0.05 1 Vacant None
27607034 0 HIGHLAND VALLEY RD RR-A 28.02 0.05 1 Vacant None
31614039 0 DORATHEA TER RR-A 2.11 0.25 1 Vacant None
27722024 18773 Heritage Dr RR-A 8.49 0.125 1 Vacant None
32204135 0 IRON MOUNTAIN DR RR-A 2.51 0.05 1 Vacant None
31602024 0 IOLA WAY RR-A 20.44 0.05 1 Vacant None
32110046 0 TOOTHROCK RD RR-A 5.93 0.05 1 Vacant None
32110045 0 TOOTHROCK RD RR-A 6.46 0.125 1 Vacant None
32111103 0 POWAY RD RR-A 40.00 0.025 1 Vacant Slope
32116022 0 POWAY RD RR-A 37.29 0.025 1 Vacant None
32136001 0 POWAY RD RR-A 170.00 0.05 7 Vacant None
32116023 0 POWAY RD RR-A 76.42 0.025 1 Vacant None
32111049 0 HIGHWAY 67 RR-A 2.90 0.05 1 Vacant None
27526028 0 LAKE POWAY RD RR-A 1.84 0.125 1 Vacant None
27547024 0 MONTE VISTA RD RR-A 17.12 0.125 1 Vacant None
27547021 0 BOULDER MOUNTAIN RD RR-A 14.66 0.05 1 Vacant None
31484009 0 DEL PONIENTE RD RR-A 5.20 0.25 1 Vacant None
32111030 0 MISTY MEADOW RD RR-A 6.25 0.05 1 Vacant None
32201048 0 CHAPARRAL WAY RR-A 19.60 0.05 1 Vacant None
27702011 0 BIG BUCKS TRL RR-A 41.56 0.025 1 Vacant Slope
32307053 0 SYCAMORE CANYON RD RR-A 1.25 0.25 1 Vacant None
32204102 0 HIGHWAY 67 RR-A 40.00 0.05 2 Vacant None
27702029 18372 DEER VALLEY ESTATES RR-A 18.58 0.125 2 Vacant None
27702026 0 DEER VALLEY ESTATES RR-A 8.48 0.125 1 Vacant None
27523222 0 STONE CYN RR-A 2.87 0.05 1 Vacant None
27614013 0 OLD COACH WAY RR-A 42.00 0.025 1 Vacant Slope
27702105 0 OLD COACH WAY RR-A 63.75 0.025 1 Vacant None
27701105 0 OLD COACH WAY RR-A 56.92 0.025 1 Vacant Slope
27702107 0 STAGE COACH RD RR-A 21.38 0.025 1 Vacant None
27701104 0 OLD COACH WAY RR-A 13.29 0.125 1 Vacant None
27702110 0 STAGE COACH RD RR-A 35.30 0.025 1 Vacant None
27702108 0 STAGE COACH RD RR-A 42.27 0.025 1 Vacant None
27702109 0 STAGE COACH RD RR-A 21.66 0.025 1 Vacant None
31444038 0 Ahwahnee Way RR-A 10.22 0.125 1 Vacant None
31761101 0 CREE DR RR-A 7.34 0.25 1 Vacant None
27820017 0 HIGHWAY 67 RR-A 2.41 0.05 1 Vacant None
32204118 0 HWY 67 RR-A 2.66 0.05 1 Vacant None
27713005 18111 Old Coach Rd RR-A 2.50 0.25 1 Vacant None
27702020 0 WILD HORSE CREEK RR-A 4.39 0.05 1 Vacant None
32127135 13887 Millards Ranch Ln RR-A 8.16 0.125 1 Vacant None
Page A-4
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
32127119 0 MILLARDS RD RR-A 21.80 0.05 1 AR None
27215036 18385 Sycamore Creek Rd RR-A 3.36 0.25 1 Vacant None
27820028 0 RUNNING DEER TRL RR-A 36.43 0.025 1 Vacant None
27820029 0 RUNNING DEER TRL RR-A 9.43 0.025 1 Vacant None
31602008 0 DOROTHEA TERR RR-A 10.00 0.05 1 Vacant None
32204116 0 IRON MOUNTAIN DR RR-A 10.05 0.05 1 Vacant None
27829012 0 OAK CANYON RD RR-A 8.34 0.05 1 Vacant None
32111122 0 RIDGECREST RD RR-A 24.61 0.05 1 Vacant None
32110038 0 WINDING CANYON RD RR-A 27.47 0.05 1 Vacant None
27614007 0 OLD COACH WAY RR-A 16.45 0.05 1 Vacant None
27614006 0 OLD COACH WAY RR-A 18.37 0.05 1 Vacant None
27614008 0 OLD COACH WAY RR-A 48.48 0.05 1 Vacant None
31702116 0 9th ST RR-A 1.99 0.05 1 Vacant None
32201109 0 HIGHWAY 67 RR-A 20.02 0.05 1 Vacant None
27614005 0 OLD COACH WAY RR-A 20.46 0.05 1 Vacant None
27608051 15051 Highland Valley Rd RR-A 2.80 0.05 1 Vacant None
32201107 0 HIGHWAY 67 RR-A 26.42 0.05 1 Vacant None
32204106 0 HIGHWAY 67 RR-A 20.71 0.05 1 Vacant None
32204016 0 HIGHWAY 67 RR-A 15.07 0.05 1 Vacant None
32204004 0 HIGHWAY 67 RR-A 45.26 0.05 2 Vacant None
32204003 0 HIGHWAY 67 RR-A 34.96 0.05 1 Vacant None
27820019 0 SKYRIDGE RD RR-A 10.11 0.05 1 Vacant None
27820018 0 SKYRIDGE RD RR-A 10.11 0.05 1 Vacant None
27722031 18711 Heritage Dr RR-A 5.68 0.25 1 Vacant None
31602023 0 IOLA WAY RR-A 20.44 0.05 1 Vacant None
32204121 0 CRESTLINE DR RR-A 2.57 0.05 1 Vacant None
31602025 0 IOLA WAY RR-A 20.44 0.05 1 Vacant None
32111105 0 POWAY RD RR-A 35.89 0.05 1 Vacant None
27713021 0 OLD COACH WAY RR-A 6.90 0.25 1 Vacant None
27702032 0 WILD HORSE CREEK RR-A 9.40 0.05 1 Vacant None
27310004 0 OLD WINERY RD RR-A 40.00 0.05 2 Vacant None
32120048 0 POWAY RD RR-A 28.73 0.05 1 Vacant None
32111023 0 CLEARVIEW RD RR-A 42.83 0.05 2 Vacant None
27722027 18745 Heritage Dr RR-A 5.04 0.25 1 Vacant None
32111025 0 MISTY MEADOW RD RR-A 41.30 0.05 2 Vacant None
31403110 0 MIDLAND RD RR-A 10.00 0.05 1 Vacant None
31403111 0 MIDLAND RD RR-A 10.00 0.05 1 Vacant None
32137008 0 CEDAR RIDGE CT RR-A 4.66 0.05 1 Vacant None
27702016 0 OLD COACH RD RR-A 9.50 0.25 2 Vacant None
32307102 0 SYCAMORE CANYON RD RR-A 40.00 0.025 1 Vacant None
27821006 0 HIGHWAY 67 RR-A 1.58 0.05 1 Vacant None
31710218 0 COYOTERO DR RR-A 15.89 0.05 1 Vacant None
32310001 0 SYCAMORE CANYON RD RR-A 40.00 0.05 2 Vacant None
Page A-5
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
31722221 0 MONTAUK ST RR-A 7.66 0.25 1 Vacant None
31484017 0 DEL PONIENTE RD RR-A 8.29 0.05 1 Vacant None
27702105 0 Stage Coach RD RR-A 63.75 0.25 4 Vacant Water Availability; Slope Analysis
27702106 15555 Stage Coach RD RR-A 146.03 0.25 8 One Home Water Availability; Slope Analysis
27702107 0 Stage Coach RD RR-A 21.38 0.25 2 Vacant Water Availability; Slope Analysis
27702108 0 Stage Coach RD RR-A 42.27 0.25 3 Vacant Water Availability; Slope Analysis
27702109 0 Stage Coach RD RR-A 21.66 0.25 1 Vacant Water Availability; Slope Analysis
27702110 0 Stage Coach RD RR-A 35.3 0.25 2 Vacant Water Availability; Slope Analysis
27701104 0 Stage Coach RD RR-A 13.29 0.25 1 Vacant Water Availability; Slope Analysis
27701105 0 Stage Coach RD RR-A 56.92 0.25 3 Vacant Water Availability; Slope Analysis
27614013 0 Stage Coach RD RR-A 42 0.25 2 Vacant Water Availability; Slope Analysis
27614014 0 Stage Coach RD RR-A 56.39 0.25 3 Vacant Water Availability; Slope Analysis
32307023 15270 Sycamore Canyon Rd RR-A / RR-B 40.00 0.05 2 Vacant None
32307127 0 CINCHRING DR RR-A / RR-C 8.56 0.025 1 Vacant None
31437005 0 LARCHMONT DR RR-A / RR-C 40.61 .5/0.025 3 Vacant Slope
32118074 0 ADRIAN ST RR-A / RR-C 1.06 0.25/ 1 1 Vacant None
32103037 0 HIGH VALLEY RD RR-B 4.39 0.5 2 Vacant None
27830104 0 Eastvale Rd RR-B 2.60 0.5 1 Vacant None
32307039 0 SYCAMORE CANYON RD RR-B 1.23 0.5 1 Vacant None
27818046 0 MARKAR RD RR-B 2.26 0.5 1 Vacant None
27818047 0 MARKAR RD RR-B 2.35 0.5 1 Vacant None
31403143 0 DEL PONIENTE RD RR-B 2.05 0.5 1 Vacant None
27830046 15250 Skyridge Rd RR-B 4.18 0.25 1 Vacant None
27830072 15134 Oak Canyon Rd RR-B 3.35 0.5 1 Vacant None
32101258 0 ESPOLA RD RR-B 4.03 0.25 1 Vacant None
32108052 15100 VALI HAI RD RR-B 0.76 0.5 1 Vacant None
27527035 13651 Paseo De La Huerta RR-B 2.00 0.5 1 Vacant None
27818131 14924 Gavan Vista Rd RR-B 2.00 0.5 1 Vacant None
32109001 0 VALI HAI RD RR-B 1.55 0.5 1 Vacant None
32108032 0 HIGH VALLEY RD RR-B 2.69 0.5 1 Vacant None
32108038 0 VALI HAI RD RR-B 1.85 0.5 1 Vacant None
27830118 15106 Eastvale Rd RR-B 3.14 0.5 1 Vacant None
32307051 0 GARDEN RD RR-B 4.10 0.25 1 Vacant None
32307047 0 SYCAMORE CANYON RD RR-B 6.32 0.25 1 Vacant None
32307050 0 GARDEN RD RR-B 3.60 0.5 1 Vacant None
32310009 0 SYCAMORE CANYON RD RR-B 7.50 0.5 3 Vacant None
32307025 14952 GARDEN RD RR-B 80.00 0.5 33 Vacant 9 acres in OS-RM
32307022 14958 Garden Rd RR-B 40.00 0.5 18 Vacant Flood Way
32103074 0 HIGH VALLEY RD RR-B 11.50 0.5 5 Vacant None
31484004 0 DEL PONIENTE RD RR-B 6.40 0.25 1 Vacant None
32101253 0 ESPOLA RD RR-B 1.94 0.5 1 Vacant None
27714029 0 ESPOLA RD RR-B 4.01 0.25 1 Vacant None
27824039 0 EASTVALE RD RR-B 2.14 0.5 1 Vacant None
Page A-6
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
27824040 0 EASTVALE RD RR-B 2.68 0.5 1 Vacant None
32103073 0 ESPOLA RD RR-B 3.43 0.5 1 Vacant None
32108051 0 VALI HAI RD RR-B 3.67 0.5 1 Vacant None
32307016 0 GARDEN RD RR-B 4.30 0.5 2 Vacant Flood Way
32307017 0 GARDEN RD RR-B 4.30 0.5 2 Vacant Flood Way
32307015 0 GARDEN RD RR-B 4.80 0.5 2 Vacant Flood Way
27526030 13311 Summit Cir RR-B 2.00 0.5 1 Vacant None
27830067 0 SKYRIDGE RD RR-B 2.86 0.5 1 Vacant None
27818071 0 MARKAR RD RR-B 2.19 0.5 1 Vacant None
27714010 0 ESPOLA RD RR-B 2.54 0.5 1 Vacant None
32108058 0 VALI HAI RD RR-B 2.36 0.5 1 Vacant None
32103123 0 ORCHARD VIEW LN RR-B 2.16 0.5 1 Vacant None
32103106 0 ORCHARD VW RR-B 3.98 0.5 1 Vacant None
32107020 0 MARKAR RD RR-B 13.85 0.5 6 Vacant None
31465036 0 MIDLAND RD RR-C 1.84 1.0 1 Vacant None
31420125 0 SYCAMORE AVE RR-C 0.21 1.0 1 Vacant Flood Way
32329019 0 VISTA VIEW DR RR-C 2.63 0.5 1 Vacant None
27534101 0 ESPOLA RD RR-C 0.50 1.0 1 Vacant None
32328038 0 CLAIR DR RR-C 1.08 1.0 1 Vacant None
32328040 12901 GOLDEN WAY RR-C 1.00 1.0 1 Vacant None
31752005 0 LEONA LN RR-C 3.07 0.5 1 Vacant None
31752006 0 LEONA LN RR-C 4.11 0.5 2 Vacant None
32328031 0 MEADOW CREEK LN RR-C 1.24 1.0 1 Vacant None
32104021 0 CROCKER RD RR-C 1.04 1.0 1 Vacant None
27510214 0 WILLOW RUN RD RR-C 1.02 1.0 1 Vacant None
32104047 0 CROCKER RD RR-C 1.12 1.0 1 Vacant None
32326234 0 ADAH LN RR-C 1.22 1.0 1 Vacant None
32326235 0 ADAH LN RR-C 1.34 1.0 1 Vacant None
32326236 0 ADAH LN RR-C 2.10 1.0 2 Vacant None
31465014 0 BUDWIN LN RR-C 1.01 1.0 1 Vacant None
27817098 0 LAKEVIEW RD RR-C 1.26 1.0 1 Vacant None
27817099 0 LAKEVIEW RD RR-C 1.25 1.0 1 Vacant None
27538030 0 CORTE JUANA RR-C 0.76 1.0 1 Vacant None
27579427 0 WILDERNESS RD RR-C 1.40 1.0 1 Vacant None
31607046 0 BOULDER VIEW DR RR-C 1.01 1.0 1 Vacant None
27520121 0 ACORN PATCH RD RR-C 0.61 1.0 1 Vacant None
27390008 0 CORTE LOMAS VERDES RR-C 1.08 1.0 1 Vacant None
32328033 12987 Welton Ln RR-C 1.00 1.0 1 Vacant Flood Way
31607111 0 BEELER CREEK TRL RR-C 0.75 1.0 1 Vacant None
31606229 0 POWAY RD RR-C 1.32 1.0 1 Vacant Flood Way
31712244 0 MELISSA LN RR-C 0.59 1.0 1 Vacant None
32121051 0 Mountain RD RR-C 0.57 1.0 1 Vacant None
32128016 0 EZRA LN RR-C 3.96 0.5 1 Vacant None
Page A-7
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
27503110 16630 Avenida Florencia RR-C 1.04 1.0 1 Vacant Flood Way
32301029 0 PUTNEY DR RR-C 1.65 1.0 1 Vacant None
27524066 15700 Bowl Creek Rd RR-C 2.57 1.0 2 Vacant None
27844242 0 Northcrest LN RR-C 1.32 1.0 1 Vacant None
32117210 0 IPAVA DR RR-C 0.77 1.0 1 Vacant None
32301020 0 BELVEDERE DR RR-C 1.24 1.0 1 Vacant None
32318052 0 OLIVE TREE LN RR-C 2.10 1.0 2 Vacant None
32318051 0 OLIVE TREE LN RR-C 0.50 1.0 1 Vacant None
31712259 0 MELISSA LN RR-C 0.64 1.0 1 Vacant None
32118061 0 SAVAGE WAY RR-C 0.51 1.0 1 Vacant None
32307125 0 CINCHRING DR RR-C 1.36 1.0 1 Vacant None
32307124 0 CINCHRING DR RR-C 1.46 1.0 1 Vacant None
32307123 0 CINCHRING DR RR-C 1.35 1.0 1 Vacant None
32307106 0 HIDDEN VALLEY DR RR-C 6.16 1.0 6 Vacant None
32307109 14952 Garden Rd RR-C 19.75 1.0 17 Vacant Flood Way
32306078 0 CLAIR DR RR-C 0.43 1.0 1 Vacant None
32306077 0 CLAIR DR RR-C 0.29 1.0 1 Vacant None
32306044 12947 Claire Dr RR-C 2.48 0.5 1 Vacant Flood Way
32306076 0 CLAIR DR RR-C 0.39 1.0 1 Vacant None
27844252 0 UMBRIA PL RR-C 1.00 1.0 1 Vacant None
32328013 0 GOLDEN WY RR-C 2.00 0.5 1 Vacant None
32328010 0 GOLDEN WY RR-C 0.98 1.0 1 Vacant None
27844263 0 UMBRIA WAY RR-C 1.31 1.0 1 Vacant None
27844261 0 UMBRIA WAY RR-C 1.19 1.0 1 Vacant None
31607038 0 POWAY RD RR-C 1.26 1.0 1 Vacant Flood Way
27549004 0 ORCHARD GATE RD RR-C 1.24 1.0 1 Vacant None
32327048 0 WELTON LN RR-C 0.57 1.0 1 Vacant Flood Way
27570025 0 SAGEWOOD LN RR-C 1.62 1.0 1 Vacant Flood Way
32120041 0 ESPOLA RD RR-C 2.93 0.5 1 Vacant None
32118055 0 IRIS LN RR-C 1.49 1.0 1 Vacant None
32328009 0 GOLDEN WY RR-C 0.96 1.0 1 Vacant None
27570056 0 OAK CREEK TRL RR-C 1.55 1.0 1 Vacant None
27570057 0 OAK CREEK TRL RR-C 1.70 1.0 1 Vacant None
27570058 0 OAK CREEK TRL RR-C 2.49 1.0 2 Vacant None
27276110 0 HIGHLANDS RANCH TER RR-C 2.22 0.5 1 Vacant None
32121071 14238 Mountain Rd RR-C 1.30 1.0 1 Vacant None
32328021 0 WELTON LN RR-C 6.10 0.5 3 Vacant Flood Way
32309215 12870 WELTON LN RR-C 10.00 0.5 5 Vacant None
32307105 0 HIDDEN VALLEY RD RR-C 2.35 1.0 2 Vacant None
31437027 0 POMERADO RD RR-C 2.10 0.5 1 Vacant None
31436030 0 POMERADO RD RR-C 8.16 0.5 4 Vacant None
32142002 14470 Southern Hills Ln RR-C 1.16 1.0 1 Vacant None
32318053 0 OLIVE TREE LN RR-C 0.75 1.0 1 Vacant None
Page A-8
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
27310225 17827 Old Winemaster Way RR-C 1.00 1.0 1 Vacant None
31465026 0 MIDLAND RD RR-C 5.52 1.0 5 Vacant None
31420124 0 SYCAMORE AVE RR-C 0.11 1.0 1 Vacant Flood Way
31420123 0 SYCAMORE AVE RR-C 0.21 1.0 1 Vacant Flood Way
32118095 0 TIERRA BONITA RD RR-C 1.22 1.0 1 Vacant None
32326107 0 VISTA VIEW DR RR-C 0.31 1.0 1 Vacant None
32121067 0 CROCKER RD RR-C 0.48 1.0 1 Vacant None
32121068 0 CROCKER RD RR-C 1.20 1.0 1 Vacant None
32121061 0 GOLDEN SUNSET LN RR-C 1.29 1.0 1 Vacant None
32327060 0 GOLDEN WAY RR-C 6.96 1.0 1 Vacant Flood Way
32118046 0 TEMPLE ST RR-C 0.39 1.0 1 Vacant None
27556013 0 VALLEY VERDE RD RR-C 0.80 1.0 1 Vacant None
32104025 0 CROCKER RD RR-C 2.61 1.0 2 Vacant None
32119122 0 TIERRA BONITA RD RR-C / RR-A 4.62 1.0 4 Vacant None
32307126 0 CINCHRING DR RR-C / RR-A 2.94 1.0 2 Vacant None
31702119 0 9TH AVE RR-C / RR-A 1.98 1.0 1 Vacant None
32340137 0 WHITEWATER DR RR-C / RR-A 2.10 1.0 2 Vacant None
31702117 0 9TH ST RR-C / RR-A 1.99 1.0 1 Vacant None
32326128 0 POWAY RD RS-1 1.30 1.0 1 Vacant None
31766201 0 GATE DR RS-1 2.76 1.0 1 Vacant Flood Way
31725123 0 POMERADO RD RS-2 0.22 2.0 1 Vacant Flood Way
31725122 0 POMERADO RD RS-2 0.27 2.0 1 Vacant Flood Way
31725124 0 POMERADO RD RS-2 0.20 2.0 1 Vacant None
32102059 0 ESPOLA RD RS-2 0.49 2.0 1 Vacant None
31711114 0 AGSTEN LN RS-2 1.40 2.0 2 Vacant None
32326202 13965 Poway Rd RS-2 0.95 2.0 1 Vacant None
32101146 0 ESPOLA RD RS-2 2.09 2.0 4 Vacant None
32123029 0 PEBBLE CANYON DR RS-2 0.51 2.0 1 Vacant None
32327025 0 GOLDEN WAY RS-2 0.49 2.0 1 Vacant None
31724136 0 POMERADO RD RS-2 0.23 2.0 1 Vacant None
32123030 0 PEBBLE CANYON Rd RS-2 0.51 2.0 1 Vacant None
31724137 0 POMERADO RD RS-2 0.23 2.0 1 Vacant None
31724170 0 OLD STONE RD RS-2 0.81 2.0 1 Vacant None
32123067 0 PEBBLE CANYON DR RS-2 0.51 2.0 1 Vacant None
32123082 0 PEBBLE CANYON DR RS-2 1.02 2.0 2 Vacant None
31724208 0 ARABIAN WAY RS-2 1.00 2.0 1 Vacant Flood Way
31724176 12353 Old Stone Rd RS-2 2.96 2.0 5 Vacant None
32123094 0 TWIN PEAKS RD RS-2 0.50 2.0 1 Vacant None
32123095 0 TWIN PEAKS RD RS-2 0.51 2.0 1 Vacant None
32327053 0 GOLDEN WAY RS-2 1.22 2.0 2 Vacant None
32327052 0 GOLDEN WAY RS-2 1.51 2.0 3 Vacant None
31482027 0 ICARUS LN RS-3 0.78 3.0 2 Vacant None
31419402 0 VICTORIA ESTATES LN RS-4 0.35 4.0 1 Vacant None
Page A-9
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
27312206 17720 ST Andrews Dr RS-4 0.30 4.0 1 Vacant None
31762047 13049 Tuscarora Dr RS-4 0.33 4.0 1 Vacant None
31762046 0 TUSCARORA DR RS-4 0.34 4.0 1 Vacant None
27313405 0 ST ANDREWS DR RS-4 0.27 4.0 1 Vacant None
31419434 0 NORWALK ST RS-4 0.42 4.0 1 Vacant None
27576013 0 PEDRIZA DR RS-4 1.45 4.0 3 Vacant None
31757308 0 COYOTERO DR RS-7 0.19 8.0 1 Vacant None
31711063 13611 Agsten LN RS-7 0.54 8.00 2.00 One SFR None
31711068 13623 Agsten LN RS-7 0.41 8.00 2.00 Vacant None
31711069 13623 Agsten LN RS-7 0.47 8.00 2.00 One SFR None
31424101 0 EASTERN RD RS-7 0.21 8.0 1 Vacant None
31723226 0 OLD POMERADO RD RS-7 0.93 8.0 7 Vacant None
3171516100 12270 OAK KNOLL RD MU 0.87 up to 35*26.00 Commercial Flood Way
3171516200 12280 OAK KNOLL RD MU 0.69 up to 35*20.00 Commercial None
3171516400 12316 OAK KNOLL RD MU 0.32 up to 35*9.00 Residential None
3171516500 12320 OAK KNOLL RD MU 0.40 up to 35*12.00 Commercial None
3171516300 12324 OAK KNOLL RD MU 0.27 up to 35*8.00 Commercial None
3171515200 12334 OAK KNOLL RD MU 0.29 up to 35*8.00 Commercial None
3171515300 12344 OAK KNOLL RD MU 0.29 up to 35*8.00 Commercial None
3171515400 12350 OAK KNOLL RD MU 0.29 up to 35*8.00 Commercial None
3171514000 12365 POWAY RD MU 0.51 up to 35*15.00 Commercial None
3175406200 12411 POWAY RD MU 0.50 up to 35*15.00 Commercial None
3175406100 12427 POWAY RD MU 0.88 up to 35*26.00 Commercial None
3175403000 12439 POWAY RD MU 0.32 up to 35*9.00 Commercial None
3175402700 12443 POWAY RD MU 0.42 up to 35*12.00 Commercial None
3175402600 12455 POWAY RD MU 1.00 up to 35*30.00 Commercial None
3175406400 12509 POWAY RD MU 0.92 up to 35*27.00 Commercial None
3175406300 12511 POWAY RD MU 0.68 up to 35*20.00 Commercial None
3171305200 13408 POWAY RD MU 0.68 up to 35*20.00 Commercial None
3171305400 13510 POWAY RD MU 2.07 up to 35*62.00 Commercial None
3171306300 13414 POWAY RD MU 1.10 up to 35*33.00 Commercial None
3171306400 13438 POWAY RD MU 4.02 up to 35*120.00 Commercial None
3171306500 13464 POWAY RD MU 0.50 up to 35*15.00 Commercial None
3171305500 13504 POWAY RD MU 0.27 up to 35*8.00 Commercial None
3171303400 13520 POWAY RD MU 1.31 up to 35*39.00 Commercial None
3171303100 13536 POWAY RD MU 2.33 up to 35*69.00 Commercial None
3171303200 13556 POWAY RD MU 0.51 up to 35*15.00 Commercial None
3171304100 13616 POWAY RD MU 0.51 up to 35*15.00 Commercial None
3171304700 13644 POWAY RD MU 9.07 up to 35*272.00 Commercial None
3171515500 12906 POMERADO RD MU 0.32 up to 35*9.00 Commercial None
3175403700 12915 POMERADO RD MU 0.18 up to 35*5.00 Commercial None
3175405400 12921 POMERADO RD MU 0.51 up to 35*15.00 Commercial None
3175405500 12937 POMERADO RD MU 0.35 up to 35*10.00 Commercial None
Page A-10
DRAFTAPN
Land
Use/Zoning
(Existing)
Acreage
Allowable
Density
(DU/AC)
Realistic
Capacity
(Units)
Current
Use Existing ConstraintsAddress
3174905100 12805 POWAY RD TC 0.44 up to 35*13.00 Commercial None
3171010100 13010 POWAY RD TC 1.12 up to 35*33.00 Commercial None
3171010700 13112 POWAY RD TC 0.94 up to 35*28.00 Commercial None
3171013200 13132 POWAY RD TC 0.09 up to 35*2.00 Commercial None
3171013100 13138 POWAY RD TC 1.62 up to 35*48.00 Commercial None
3171015000 13168 POWAY RD TC 0.80 up to 35*24.00 Commercial None
3171014900 13202 POWAY RD TC 0.23 up to 35*6.00 Commercial None
3171014000 13230 POWAY RD TC 0.22 up to 35*6.00 Commercial Flood Way
3171014100 13236 POWAY RD TC 0.45 up to 35*13.00 Commercial Flood Way
3171011500 13314 POWAY RD TC 2.30 up to 35*69.00 Commercial None
3174905500 12845 Poway RD TC 4.47 up to 35*142.00 Commercial None
3174906900 12941 Poway RD TC 2.21 up to 35*70.00 Commercial None
Total:2105
Page A-11