Housing Element Update - 2 - Community Profile
Draft April 2013 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, policies, and
programs for the City to implement during the 2013-2020 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 process. These changes resulted in the
development of the American Community Survey (ACS), which was the main instrument in
conducting the 2010 census. The ACS sent to most households requested a limited amount of
information as compared to the previous 2000 Census. As a result, some of the information
provided in this chapter was calculated differently. In addition, data that may have been
included in the previous Housing Element, was not collected for the 2010 Census. In summary,
a true comparative analysis between data from 2000 to 2010 is not achievable for some data.
Demographic information for this Housing Element Update was also collected from the San
Diego Association of Governments (SANDAG). In 2011, SANDAG adopted an update to the
2050 Regional Transportation Plan (RTP). The update included a state-mandated Sustainable
Communities Strategy (SCS) pursuant to the requirements of Senate Bill (SB) 2. The RTP
included a Regional Growth Forecast that was developed by SANDAG and the individual cities
in the region. The 2050 Regional Growth Forecast included in the RTP 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. The following section describes and
analyzes the various population characteristics and trends that affect housing need in Poway.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-2
1. Population Trends
Between 2000 and 2010, Poway’s population decreased by 233 people, or -0.5 percent (Table
2-1). This decrease followed a slower growth trend than was expected throughout the region,
due to the 2008 economic recession, although Poway was one of only a few jurisdictions that
actually experienced a decrease in population. Other cities in the region also experienced
modest changes to their population. Santee’s increase was very modest (0.8 percent), while
Escondido (7.8 percent), San Diego (6.4 percent) Vista (4.4 percent) more closely followed the
growth of the region as a whole (7.2 percent). San Marcos, on the other hand, had the largest
percentage increase (52.4 percent). In addition to Poway, a few other cities in the region
experienced a decrease in population as well.
Table 2-1
Population Trends and Projected Growth
Poway and Surrounding Jurisdictions
Jurisdiction 2000 2010 2020*
Change
2000 to
2010
Projected
Change
2010 to
2020*
Escondido 133,559 143,911 154,329 7.8% 7.2%
Poway 48,044 47,811 54,070 -0.5% 13.1%
San Diego 1,223,400 1,301,617 1,542,528 6.4% 18.5%
San Marcos 54,977 83,781 90,802 52.4% 8.4%
Santee 52,975 53,413 64,517 0.8% 20.8%
Vista 89,857 93,814 100,016 4.4% 6.6%
San Diego Region 2,813,833 3,015,313 3,535,000 7.2% 17.2%
Source: US Census 2000 and 2010. *SANDAG 2050 Regional Growth Forecast
According to SANDAG population forecasts, Poway’s population will reach approximately
54,070 by 2020, a 13.1 percent increase over the 2010 population. Poway’s forecasted growth
is larger than its neighboring jurisdictions of Escondido (7.2 percent), San Marcos (8.4 percent)
and Vista (6.6 percent). However, Poway’s forecasted growth is smaller than its neighboring
jurisdictions of San Diego (18.5 percent) and Santee (20.8 percent), and the region as a whole
(17.2 percent).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
1 Source: SANDAG 2050 Regional Growth Forecast (2010)
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-3
demand for low to 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 2000 and 2010, the City of Poway experienced population changes within several age
groups. For the most part, there has been a decrease in the percentage of families, with
children under five and those aged 5 to 18 dropping (-15.7 percent and -18.5 percent,
respectively) as well as adults ages 35 to 44, which showed the largest decrease (-34.8
percent) (Table 2-2). There was significant growth among young adults ages 19 to 24 (29.7
percent). The largest increases were among people ages 55 to 64 (62.8 percent) and 65 and
older (42.7 percent).
Table 2-2
Poway Age Characteristics
2000 and 2010
Age
Group
2000 2010 Percent
Change Persons Percent Persons Percent
<5 2,896 6.0% 2,441 5.1% -15.7%
5 to 18 13,209 27.5% 10,767 22.5% -18.5%
19-24 2,044 4.3% 2,652 5.5% 29.7%
25-34 4,557 9.5% 4,659 9.7% 2.2%
35-44 8,958 18.6% 5,837 12.2% -34.8%
45-54 8,166 17.0% 8,914 18.6% 9.2%
55-64 4,080 8.5% 6,641 13.9% 62.8%
65+ 4,134 8.6% 5,900 12.3% 42.7%
Total 48,044 100.0% 47,811 100.0% -0.5%
Source: US Census, 2000 and 2010.
Although the percentage of children has decreased from 2000 to 2010, while the percentage of
young adults has increased, Poway still has a larger share of people under 18 years of age
(27.6 percent) compared with the San Diego region (23.4 percent) (Table 2-3). Poway also has
a larger share of people aged 65 and older (12.3 percent) than the San Diego region (11.4
percent). The median age of Poway residents (41.3) is quite a bit higher than the San Diego
region’s median age (34.6).
Table 2-3
Poway Age Compared to Region
2010
Poway Region
Share under 18 27.6% 23.4%
Share 65 and older 12.3% 11.4%
Median age 41.3 34.6
Source: US Census 2010.
The majority (80.2 percent) of households in the City of Poway are families, with 13 percent
being over age 65 (Table 2-4). 8.1 percent of Poway’s householders are non-family
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-4
householders over the age of 65. Owners make up 74.4 percent of Poway’s householders, and
16.5% are over 65, while Renters make up 25.6 percent with 4.6% being over 65.
Table 2-4
Poway Households by Age of Householder and Tenure
2010
Number Percent
of Total
Total households 16,128 100.0%
Family households 12,940 80.2%
Householder under age 65 10,837 67.2%
Householder age 65-74 1,372 8.5%
Householder age 75+ 731 4.5%
Non-Family households 3,188 19.8%
Householder under age 65 1,888 11.7%
Householder age 65-74 500 3.1%
Householder age 75+ 800 5.0%
Owner 12,000 74.4%
Householder under age 65 9,341 57.9%
Householder age 65+ 2,659 16.5%
Renter 4,128 25.6%
Householder under age 65 3,384 21.0%
Householder age 65+ 744 4.6%
Source: US Census 2010
3. Race and Ethnicity
Race/ethnicity of the population is important to an analysis of housing needs and conditions for
several reasons. 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 2000 Census (Table 2-5). Whites decreased from 77.2 percent of the
population in 2000 to 69.1 percent of the population in 2010. The Latino population increased
as a proportion of total population from 10.4 percent in 2000 to 15.7 percent in 2010. Similarly,
Asian or Pacific Islanders increased from 7.6 percent to 10.1 percent of the population, African
Americans decreased slightly from 1.6 percent to 1.5 percent, and people who identified
themselves as being of other races increased from 2.9 percent to 3.2 percent. Native
Americans remained steady at 0.3 percent.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-5
Table 2-5
Poway Race and Ethnicity
2000 and 2010
Race/Ethnicity 2000 2010
Persons Percent Persons Percent
White 37,092 77.2% 33,041 69.1%
African American 752 1.6% 722 1.5%
Native American 159 0.3% 149 0.3%
Asian or Pacific Islander 3,657 7.6% 4,851 10.1%
Other Race 1,410 2.9% 1,540 3.2%
Hispanic or Latino 4,974 10.4% 7,508 15.7%
Total 48,044 100.0% 47,811 100.0%
Source: US Census, 2000 and 2010.
Poway’s proportion of non-Hispanic Whites is much higher compared to that of the San Diego
region, with 69.1 percent to 48.5 percent (Table 2-6). Poway’s African American percentage is
lower, with 1.5 percent as compared to the region’s 4.7 percent. Poway’s Asian and Pacific
Islander percentage is fairly similar with 10.1 percent as compared to the region’s 11.0 percent.
Poway’s Hispanic percentage is 15.7, with the region having 32.0 percent.
Table 2-6
Poway Race and Ethnicity Compared to Region
Race/Ethnicity Poway Region
White 69.1% 48.5%
African American 1.5% 4.7%
Asian or Pacific Islander 10.1% 11.0%
Other Race 3.5% 3.7%
Hispanic or Latino 15.7% 32.0%
Source: US Census 2010.
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.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-6
The number of Poway households increased between 2000 and 2010 by 4.3 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
2010 (80.2 percent). While the number of total households increased by 661, the percentage of
family households decreased since 2000 (3.0 percentage points). This decrease occurred
amongst both married couple families without children (3.6 percentage points) and married
couple families with children (6.8 percentage points). Also, the proportion of female households
without a spouse decreased (0.1 percentage points), as did the proportion of single female
householders with children (0.6 percentage points). The proportion of non-family households
increased (3.0 percentage points).
Table 2-7
Poway Changes in Household Type
2000 and 2010
Household By Type 2000 2010
Number Percent Number Percent
Average Household Size 3.1 -- 3.0 --
Family Household (families) 12,874 83.2% 12,940 80.2%
Married Couples Families 10,641 68.8% 10,523 65.2%
With Children 5,899 38.1% 5,051 31.3%
Female Householder, No Spouse 1,629 10.5% 1,675 10.4%
With Children 1,019 6.6% 968 6.0%
Non-Family Households 2,593 16.8% 3,188 19.8%
Total Households 15,467 100.0% 16,128 100.0%
Source: US Census, 2000 and 2010.
While the household population has decreased by 0.7 percent from 2000 to 2010, it still makes
up the vast majority in Poway with 98.8 percent (Table 2-8). The group quarter population has
risen 29.1 percent due to the dramatic increase (294.4 percent) in the non-institutionalized
population.
Table 2-8
Poway Population by Household/Group Quarters Status
2000 and 2010
Household Status 2000 2010 Change 2000-2010
Number Percent Number Percent Number Percent
Household Population 47,618 99.1% 47,261 98.8% -357 -0.7%
Group Quarters 426 0.9% 550 1.2% 124 29.1%
Institutionalized 354 0.7% 266 0.6% -88 -24.9%
Non-institutionalized 72 0.1% 284 0.6% 212 294.4%
Total Population 48,044 100.0% 47,811 100.0% -233 -0.5%
Source: US Census, 2000 and 2010
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-7
5. Household Incomes
Household income is one indicator of the wealth 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):
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
Above Moderate Income: households earning over 120 percent of the AMI
Between 2000 and 2008, approximately 58 percent of Poway households earned moderate or
above moderate incomes (Table 2-9), while 30 percent of households had incomes in the
extremely low, very low, and 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
Draft April 2013 Housing Element Update | Page 2-8
Table 2-9
Household Income (inflation-adjusted to 1999 dollars)
2000, 2008, 2020
Poway and Region
2000 2008 2020
Total households 15,467 15,910 16,881
Less than $10,000 408 807 632
$10,000 to $19,999 862 1,396 1,305
$20,000 to $29,999 1,039 1,879 1,715
$30,000 to $39,999 1,253 1,920 1,843
$40,000 to $49,999 1,403 1,940 1,785
$50,000 to $59,999 1,301 2,540 2,596
$60,000 to $74,999 1,879 1,787 2,022
$75,000 to $99,999 2,392 1,166 1,491
$100,000 to $149,999 2,846 1,180 1,815
$150,000 or more 2,084 1,295 1,677
Poway Median household income (1999 dollars) $71,715 $75,128 $86,176
Regional Median Income (AMI) (1999 dollars) $47,268 $51,920 $58,746
Extremely Low Income (ELI) Threshold (1999 dollars)* $14,180 $15,576 $17,624
Extremely Low Income Households** 768 1,585 1,627
Source: US Census 2000, SANDAG current estimates 2008, 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 (70.2 percent) of households in Poway are in the above moderate income
level, with owners making up 59.9 percent and renters 10.3 percent (Table 2-10). The higher
median income in Poway is due to: 1) a relatively higher proportion of white -collar 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 neighboring communities and require higher incomes to
afford. Owner-occupied households in the above moderate income category mak e up 59.9
percent of all owner-occupied households in Poway, with households in the extremely low, very
low, low and moderate owner-occupied households having shares of 8.0 percent or less. The
largest proportion of renter households in Poway have above moderate incomes with 42.6
percent, with the other income categories making up between 12.1 percent and 16.8 percent.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-9
Table 2-10
Poway Number of Households by Tenure and Income Level (HAMFI)
2006-2008
Income
Category
Owner Renter Total
Number Owner
Percent
Percent
of Total Number Renter
Percent
Percent
of Total Number Percent
of Total
Extremely Low 500 4.1% 3.1% 500 13.0% 3.1% 1,000 6.3%
Very Low 455 3.8% 2.9% 465 12.1% 2.9% 920 5.8%
Low 965 8.0% 6.1% 645 16.8% 4.1% 1,610 10.1%
Moderate 615 5.1% 3.9% 600 15.6% 3.8% 1,215 7.6%
Above
Moderate 9,530 79.0% 59.9% 1,640 42.6% 10.3% 11,170 70.2%
Total 12,065 100.0% 75.8% 3,850 100.0% 24.2% 15,915 100.0%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006-08.
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 22.2 percent
(Table 2-11). This figure is much smaller than the region as whole (39.4 percent).
Table 2-11
Extremely Low, Very Low, & Low Income Households Compared with Region
2006-2008
Number Percent
Poway 3,530 22.2%
Region 410,475 39.4%
Source: Comprehensive Housing
Affordability Strategy 2006-2008
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-10
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 2006-2010 American Community
Survey, 4.3 percent of the population of Poway lived in poverty compared to 4.6 percent in 2000
(Table 2-12).
Table 2-12
Poway Poverty Status by Age
2006-2010
2000 2006-2010
Number Percent
of Total Number Percent
of Total
Above Poverty 45,434 95.4% 45,030 95.7%
Under age 18 -- -- 11,592 24.6%
Age 18-64 -- -- 28,629 60.9%
Age 65-74 -- -- 2,640 5.6%
Age 75+ -- -- 2,169 4.6%
Below Poverty 2,184 4.6% 2,012 4.3%
Under age 18 -- -- 722 1.5%
Age 18-64 -- -- 1,007 2.1%
Age 65-74 -- -- 137 0.3%
Age 75+ -- -- 146 0.3%
Total 47,618 47,042 100.0%
Source: US Census 2000, American Community Survey 2006-2010.
Approximately 1.5 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 countywide rate of 12.3
percent (Table 2-13).
Table 2-13
Poverty Status Compared with Region
2006-2010
Poway Region
Poverty rate 4.3% 12.3%
Source: American Community Survey 2006-2010
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-11
B. Housing Characteristics
1. Housing Type
Total housing saw a modest increase overall from 2000 to 2010 in Poway (Table 2-14). Single-
family units increased by 409 units. Multi-family units saw a modest increase of 103 units
during that time. Overall, the total increase in housing units was 762 between 2000 and 2010.
Table 2-14
Poway Housing Type
Housing Type 2000 2010 Change
2000-2010
Numeric Numeric Numeric
Single family 12,644 13,053 409
Single family (1 unit,
detached)
11,770 12,359 589
Single family (1 unit,
attached)
874 694 -180
Multifamily 2,374 2,271 103
2 to 4 units 317 -- --
5 to 9 units 226 -- --
10 units or more 1,831 -- --
Mobile home and other 696 702 6
Total housing units 15,714 16,476 762
Source: US Census 2000, American
Community Survey (ACS) 2006-2010.
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.
2. Housing Population and Tenure
Poway’s rate of homeownership experienced a very slight decrease from 2000 to 2010 (Table
2-15). As the number of dwelling units increased between 2000 and 2010, the proportion of
owners decreased and renters increased. Homeowners represented 77.7 percent of
households in Poway in 2000 and 74.4 percent in 2010, while renters increased from 22.2
percent in 2000 to 25.6 percent in 2010.
Total household population saw a modest decrease from 2000 to 2010 in Poway of less than
one percent (Table 2-15). Owner-occupied units decreased by six percent while renter-
occupied units increased by almost three percent. Structure type is no longer reported as part
of the Census. Population in renter-occupied units by structure type is estimated from the 2006-
2010 American Community Survey as a proportion of total households indicated in Households
by Tenure in Table 2-15. Household population differs from Total Population (included in Table
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-12
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. As a result of the change in source, 2000 and 2010 renter by structure type data are
not comparable
Table 2-15
Poway Households and Population by Tenure
2000 and 2010
2000 2010 Change
2000-2010
Number Number Number %
Tenure of Households
Owner-Occupied 12,021 12,000 -21 -0.1%
Renter-Occupied 3,446 4,128 682 19.0%
Total 15,467 16,128 661 4.5%
Tenure of Population 47,618 47,261 -357 -1.0%
Owner-Occupied 37,450 35,111 -2,339 -6.0%
Renter Occupied 10,168 12,150 1,982 2.7%
Renter Occupied Single-Family* 3,798 12,150 8,352 ---
Renter Occupied Multi-Family* 6,370 0 --- ---
Source: US Census, 2000 and 2010. and estimates based on 2006-2010
ACS*
Family Households represent approximately 80 percent of all households in Poway. Over 60
percent of the family households in Poway are under the age of 65 (Table 2-16).
Table 2-16
Poway Households by Age of Householder and Tenure
2010
Number Percent of
Total
Family households 12,940 80.2%
Householder under age 65 10,837 67.2%
Householder age 65-74 1,372 8.5%
Householder age 75+ 731 4.5%
Non-Family households 3,188 19.8%
Householder under age 65 1,888 11.7%
Householder age 65-74 500 3.1%
Householder age 75+ 800 5.0%
Owner 12,000 74.4%
Householder under age 65 9,341 57.9%
Householder age 65+ 2,659 16.5%
Renter 4,128 25.6%
Householder under age 65 3,384 21.0%
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-13
Householder age 65+ 744 4.6%
Total households 16,128 100.0%
Source: US Census 2010
3. Housing Vacancy
The effective vacancy rate was 0.8 percent of all Poway dwelling units in 2000 and 2.1 percent
in 2010 (Table 2-17). The majority of the observed increase in vacancy rate since 2000 took
place among dwelling units for sale (0.3 percent in 2000 and 0.9 percent in 2010) or for rent (0.5
percent in 2000 and 1.2 percent in 2010). This trend suggests an increase in the availability of
vacant housing on the market for those seeking to purchase or rent a dwelling. The number of
properties that were rented or sold, but not occupied, and seasonal, recreational, or occasional
use properties increased from 0.2 percent in 2000 to 0.7 percent in 2010.
Table 2-17
Poway Unit Vacancy and Rate by Tenure
2000 and 2010
Vacant Units 2000 2010
Number Percent Number Percent
For Rent 87 0.5% 204 1.2%
For Sale Only 47 0.3% 144 0.9%
Rented or Sold, Not Occupied 68 0.4% 124 0.7%
For Seasonal, Recreational, or Occasional Use 39 0.2% 117 0.7%
For Migrant Workers 0 0.0% 0 0.0%
Other Vacant 5 0.0% 73 0.4%
Total Vacant Units 246 1.6% 662 4.0%
Effective Vacancy Rate -- 0.8% -- 2.1%
Source: US Census 2000, American Community Survey 2006-2010.
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 2000 to 2010, Single family housing vacancy rates ticked up from 1.4 percent to 3.0
percent, Multifamily housing from 2.6 percent to 6.9 percent, and Mobile home and other
housing from 1.6 percent to 8.1 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 very low in 2000, at 0.8 percent, but it
increased in 2010, to 2.1 percent, due to the increase in the number of dwelling units for rent or
for sale.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-14
Table 2-18
Poway Vacancy Rate by Housing Type
Housing Type 2000 2010
% %
Single family 1.4% 3.1%
Single family (1
unit, detached) 1.3% 3.3%
Single family (1
unit, attached) 1.8% 0.0%
Multifamily 2.6% 6.9%
2 to 4 units 2.8% 0.0%
5 to 9 units 1.3% 0.0%
10 units or more 2.7% 9.7%
Mobile home and
other 1.6% 8.1%
Total housing units 1.6% 3.5%
Source: US Census 2000, American
Community Survey (ACS) 2006-2010.
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
Poway’s home values fell mostly within the $200,000 to $299,999 category in 2000 with 32.5
percent of the housing stock total (Table 2-19). However, by 2010, only 2.7 percent of homes in
Poway were within that value range. By 2010, the largest housing value category was $500,000
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-15
to $999,999 with 48.6 percent. The median housing value (adjusted for inflation) rose from
$393,693 in 2000 to $606,000 in 2010, a gain of 53.9 percent.
Table 2-19
Poway Housing Value 2000 and 2010
Housing Value 2000 2010 Change
Number Percent Number Percent Number Percent
Less than $150,000* 600 5.1% 767 6.3% 167 27.8%
$150,000 to $199,999* 1,983 16.7% 136 1.1% -1,847 -93.1%
$200,000 to $299,999* 3,860 32.5% 327 2.7% -3,533 -91.5%
$300,000 to $499,999* 3,301 27.8% 3,209 26.4% -92 -2.8%
$500,000 to $999,999* 1,854 15.6% 5,909 48.6% 4,055 218.7%
$1,000,000 or more* 279 2.3% 1,813 14.9% 1,534 549.8%
Total (selected owner-
occupied units) 11,877 100.0% 12,161 100.0% 284 2.4%
Median housing value
(nominal dollars) $280,803 $606,000 $325,197 115.8%
Median housing value
(adjusted for inflation) $393,693 $606,000 $212,307 53.9%
Source: US Census 2000, American Community Survey 2006-2010
Notes: Ranges are in nominal dollars, not adjusted for inflation (1999 dollars for 2000 Census, 2009 dollars for
ACS).
Home sales values in Poway were average of $448,750 as of December 2011, which was
higher than many surrounding areas in North County East, at $265,000 (Table 2-20). Poway’s
home values were higher than most jurisdictions in San Diego County, below only Del Mar,
Solana Beach, Coronado, Encinitas and Carlsbad.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-16
Table 2-20
Average Home Sales Values by Jurisdiction 2011
Jurisdiction Value
Carlsbad $534,563
Chula Vista $334,800
Coronado $740,000
Del Mar $1,009,000
El Cajon $267,917
Encinitas $639,000
Escondido $300,250
Imperial Beach $229,000
La Mesa $326,750
Lemon Grove $234,000
National City $249,500
Oceanside $258,500
Poway $448,750
North County East $265,000
San Diego $310,000
San Marcos $365,000
Santee $262,250
Solana Beach $831,000
Vista $280,485
Source: San Diego Union-Tribune 2011,
SANDAG calculations
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. The regional building costs per square foot for a low-rise building are $140, $170 for a
mid-rise building and $200 for a high-rise building (Table 2-21).
Table 2-21
Building Cost per Square Foot (Regional Average)
2007
Low-rise Mid-Rise High-Rise
Cost $140 $170 $200
Source: RS Means Costworks (2007) Construction Cost
Estimating Software
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-17
Rental Market
From 2000 to 2010, there was a 36.8 percent increase in the number of renter -occupied units,
from 3,446 to 4,714 (Table 2-22). In 2000, 58.0 percent of rents were between $500-$999
(unadjusted for inflation), and in 2010, 61.2 percent of rents were above $1,500. The median
rent, adjusted for inflation, rose 12.1 percent in Poway from 2000 to 2010. However, more
recently, mean market rents fell from 2009 to 2010: -1.9 percent in One bedroom units and -5.2
percent in Two or more bedroom units (Table 2-23).
Table 2-22
Poway Contract Rent 2000-2010
Rent 2000 2010 Change
Number Percent Number Percent Number Percent
Less than $500 264 7.7% 108 2.3% -156 -59.1%
$500 to $999 2,000 58.0% 242 5.1% -1,758 -87.9%
$1,000 to $1,499 703 20.4% 1,413 30.0% 710 101.0%
$1,500 to $1,999 237 6.9% 1,444 30.6% 1,207 509.3%
$2,000 or more 110 3.2% 1,444 30.6% 1,334 1,212.7%
No cash rent 132 3.8% 63 1.3% -69 -52.3%
Total (renter-occupied units) 3,446 100.0% 4,714 100.0% 1,268 36.8%
Median contract rent (nominal
dollars) $852 $1,339 $487 57.2%
Median contract rent (adjusted
for inflation) $1,195 $1,339 $144 12.1%
Source: US Census 2000, American Community Survey 2006-2010
Notes: Ranges are in nominal dollars, not adjusted for inflation (1999 dollars for 2000 Census, 2009 dollars for ACS).
Table 2-23
Poway Mean Market Rents by Bedroom Type
2009-2010
Bedroom Type 2009 2010 Change
Studio 870 N/A N/A
One bedroom 999 980 -1.9%
Two or more bedroom 1359 1288 -5.2%
Source: San Diego County Apartment Association Vacancy and
Rental Rate Survey (Fall 2009 and 2010)
Online data resources were also used to understand the current rental housing market in Poway
(Table 2-24). Websites were searched in December 2012 and rental price information was
collected for seven apartment complexes within the City. One bedroom units rented for $985 to
$1,141 per month. Two and three bedroom apartment units are generally more expensive and
rented at a range from $1,150 to $1,502 per month for a two-bedroom units and from $1,525 to
$1,724 for a three bedroom unit.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-18
Table 2-24
Poway Apartment Rental Rates (Monthly)
December 2012
Apartment Complex Rental
Price
Parkview Village Apartments
1 BR $1010
2 BR $1381
3 BR $1699
Oak Creek Apartments
1 BR $1050
2 BR $1240
Willow Creek
1 BR $1098
2 BR $1328
Countryside Apartments
1 BR $1090
2 BR $1345
3 BR $1595
La Privada Valle Apartments
1 BR $1025
2 BR $1325
3 BR $1525
Summerlyn Apartments
1 BR $1141
2 BR $1502
3 BR $1724
Pomerado Apartments
1 BR $985
2 BR $1150
Source: for-rent.com, December 2012.
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
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-19
affordability, loan 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 2006-2008 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)
2006-2008
Income
Category
Owner Renter Total
Number Owner
Percent
Percent
of Total Number Renter
Percent
Percent
of Total Number Percent
of Total
Extremely Low 500 4.1% 3.1% 500 13.0% 3.1% 1,000 6.3%
Very Low 455 3.8% 2.9% 465 12.1% 2.9% 920 5.8%
Low 965 8.0% 6.1% 645 16.8% 4.1% 1,610 10.1%
Moderate 615 5.1% 3.9% 600 15.6% 3.8% 1,215 7.6%
Above
Moderate 9,530 79.0% 59.9% 1,640 42.6% 10.3% 11,170 70.2%
Total 12,065 100.0% 75.8% 3,850 100.0% 24.2% 15,915 100.0%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006-08.
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 22.2 percent
(Table 2-26). This figure is much smaller than the region as whole (39.4 percent).
Table 2-26
Extremely Low, Very Low, & Low Income Households Compared with Region
2006-2008
Number Percent
Poway 3,530 22.2%
Region 410,475 39.4%
Source: Comprehensive Housing
Affordability Strategy 2006-2008
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-20
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.
The market-affordability of the City’s housing stock for each income group is discussed below:
Very-Low Income Households: HCD estimated the 2012 San Diego Area Median Income
(AMI) to be $75,900 for a family of four. Very-low income households are classified as those
earning 50 percent or less of the AMI.
Low Income Households: Low income households earn 51 to 80 percent of the County AMI.
Moderate Income Households: Moderate income households earn up to 120 percent of the
County AMI.
Above-Moderate Income Households: Based on the range of prices and median sales prices
for single-family homes and condominiums in Poway, 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, 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
Draft April 2013 Housing Element Update | Page 2-21
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 36.7 percent by 2008
(Table 2-27). Overpayment affected 10.4 percent of renter households and 26.3 percent of
owner households. Overpayment was much more prevalent among households in the above
moderate income category, making up 18.3 percent of total households, 17.0 percent of which
were owner households. The rest of the income categories of owner households had
overpayment rates between 1.8 and 3.4 percent. Extremely low income renter households had
the highest overpayment rate of 3.0 percent compared to other renter households, and these
rates steadily decreased with an increase in income category to 1.4 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 480 3.0% 425 2.7% 905 5.7%
Very Low 390 2.5% 290 1.8% 680 4.3%
Low 320 2.0% 540 3.4% 860 5.4%
Moderate 250 1.6% 220 1.4% 470 3.0%
Above Moderate 215 1.4% 2705 17.0% 2920 18.3%
Total 1655 10.4% 4180 26.3% 5835 36.7%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006-08
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-22
6. Overcrowding
Overcrowding, usually defined as more than one person per room, exists in only 1.9 percent of
all households in Poway (Table 2-28). Renter households made up a larger share of
overcrowded housing in Poway with 1.5 percent of all households being overcrowded,
compared to owner households of 0.4 percent.
Table 2-28
Poway Overcrowding by Tenure
Income Category Owner Renter Total
Number Percent Number Percent Number Percent
Extremely Low 0 0.0% 0 0.0% 0 0.0%
Very Low 15 0.1% 0 0.0% 15 0.1%
Low 20 0.1% 55 0.3% 75 0.5%
Moderate 0 0.0% 90 0.6% 90 0.6%
Above Moderate 35 0.2% 95 0.6% 130 0.8%
Total 70 0.4% 240 1.5% 310 1.9%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006-08
In terms of tenure, overcrowding is more prevalent in the higher income categories, with
moderate and above moderate income levels making up 71.0 percent of overcrowded
households in Poway. The number of households increased from 2000 to 2010, but the number
(as well as the percentage) decreased for all categories of overcrowding over that time span
(Table 2-29).
Table 2-29
Poway Overcrowding in Households (Occupants per Room)
2000 and 2006-2010
Households Census 2000 ACS 2006-2010
Number Percent Number Percent
1.00 occupant per room or less 14,707 95.1% 15,672 98.0%
1.01 to 1.50 occupants per room 406 2.6% 228 1.4%
1.51 to 2.00 occupants per room 252 1.6% 98 0.6%
2.01 or more occupants per room 102 0.7% 0 0.0%
Total 15,467 100.0% 15,998 100.0%
Source: US Census 2000, American Community Survey 2006-2010.
Notes: Overcrowding is defined as a unit being occupied by 1.01 persons or more per room.
In 2000, 4.9 percent of Poway’s households had more than 1 person per room, but in 2010 that
number fell to 2.0 percent. Poway’s 90 overcrowded households with extremely low, very low
and low income make up 0.6 percent of its housing stock, as compared to the San Diego
region’s 4.0 percent of housing being overcrowded within the same income categories (Table 2-
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-23
30). Overcrowding is significantly higher among renters because they tend to have lower
incomes than homeowners, and because renters often cannot secure housing of adequate size.
Table 2-30
Extremely Low, Very Low, Low Income Household Overcrowding
Compared to Region
Number Percent
Poway 90 0.6%
Region 41,890 4.0%
Source: Comprehensive Housing
Affordability Strategy (CHAS) 2006-08
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 2010, 58.7 percent of the housing stock in Poway was over 30
years old, with 20.1 percent over 40 years of age (Table 2-31).
Table 2-31
Poway Age of Housing
Year Structure Built Number Percent
2000 or later 1,414 8.5%
1990 to 1999 1,640 9.8%
1980 to 1989 3,833 23.0%
1970 to 1979 6,432 38.6%
1960 to 1969 2,127 12.8%
1950 to 1959 1,131 6.8%
1949 or earlier 83 0.5%
Total Housing Units 16,660 100.0%
Source: Census 2000 and ACS 2006-2010
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 2006-2010
American Community Survey including occupied housing units without complete plumbing
facilities, kitchen facilities or telephone service. Additional data was reviewed from the City
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-24
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.
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.
The three largest occupational categories employing Poway’s Labor Force are Manufacturing
(12.1 percent), Professional, Scientific, Management and Administration (15.2 percent) and
Educational, Social and Health Services (17.3 percent) (Table 2-32). The industries with the
largest gains in residents in Poway were Wholesale trade (42.3 percent), Construction (27.0
percent), and Professional, Scientific, Management and Administration (23.1 percent). The
industries with the largest losses of Poway residents were Agriculture, Forestry and Mining (-
457.1 percent), Armed Forces (-84.3 percent), and Information and Communications (-62.5
percent).
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-25
Table 2-32
Poway Employment Profile (Labor Force)
Industry 2000 2010 Change
Number Percent Number Percent Number Percent
Agriculture, forestry,
mining 78 0.3% 14 0.1% -64 -457.1%
Construction 1,367 5.7% 1,872 7.3% 505 27.0%
Manufacturing 3,163 13.1% 3,090 12.1% -73 -2.4%
Wholesale trade 671 2.8% 1,163 4.6% 492 42.3%
Retail trade 2,718 11.2% 2,275 8.9% -443 -19.5%
Transportation and
warehousing and utilities 906 3.7% 868 3.4% -38 -4.4%
Information and
communications 762 3.2% 469 1.8% -293 -62.5%
Finance, insurance, and
real estate 1,837 7.6% 1,841 7.2% 4 0.2%
Professional, scientific,
management, admin 2,992 12.4% 3,892 15.2% 900 23.1%
Educational, social, and
health services 4,580 18.9% 4,413 17.3% -167 -3.8%
Art, entertainment, rec.,
accommodations, food 1,700 7.0% 1,880 7.4% 180 9.6%
Other services 1,081 4.5% 1,135 4.4% 54 4.8%
Public administration 1,025 4.2% 977 3.8% -48 -4.9%
Armed forces 459 1.9% 249 1.0% -210 -84.3%
Unemployed 848 3.5% 1,402 5.5% 554 39.5%
Total 24,187 100.0% 25,540 100.0% 1,353 5.3%
Source: US Census 2000, ACS 2006-2010
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-26
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 sales occupations are the lowest paid (Table 2-33).
Table 2-33
Average Yearly Salary by Occupation
San Diego Region
Occupations Mean Annual Wage
Management $117,046
Legal $105,882
Healthcare Practitioners and Technical $89,872
Architecture and Engineering $83,115
Computer and Mathematical $82,631
Life, Physical, and Social Science $77,716
Business and Financial Operations $71,815
Education, Training, and Library $60,992
Arts, Design, Entertainment, Sports, Media $56,963
Construction and Extraction $51,871
Total all occupations $50,800
Protective Service $50,581
Community and Social Services $49,734
Installation, Maintenance, and Repair $45,202
Sales and Related $38,263
Office and Administrative Support $37,260
Production $34,324
Transportation and Material Moving $32,255
Healthcare Support $30,880
Building, Grounds Cleaning, Maintenance $26,928
Personal Care and Service $26,240
Farming, Fishing, and Forestry $26,009
Food Preparation and Serving-Related $22,133
Source: California Employment Development Department (1st Quarter 2011)
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 1.91, significantly higher than the San Dieg o Region
as whole, which is at 1.24 as of 2008 (Table 2-34).
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-27
Table 2-34
Existing and Projected Jobs/Housing Ratio Compared to Region
2008 and 2020
Existing (2008) Projected (2020)
Jobs Housing
Units Ratio Jobs Housing
Units Ratio
Poway 31,176 16,313 1.91 32,386 17,233 1.88
Region 1,411,811 1,140,654 1.24 1,515,346 1262488 1.20
Source: SANDAG 2050 Regional Growth Forecast 2008, 2020
According to SANDAG’s Regional Growth Forecast, Poway’s jobs/housing ratio will drop to 1.88
in 2020, while the San Diego Region’s jobs/housing ratio will also drop to 1.20, showing that
housing unit production will grow faster than jobs in the next decade. All of Poway’s 31,176 jobs
in 2008 were civilian, non-military jobs (Table 2-35).
Table 2-35
Poway Total Jobs by Place of Work, 2008
Job Type Number
Civilian 31,176
Military 0
Total 31,176
Source: SANDAG Inventory 2008
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 17,000 employees. Larger employers in the City
include General Atomics Aeronautical Systems Inc., First American Credco, Geico, Teledyne,
Delkin Devices, and SYSCO Food Services.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-28
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 2013-2020
housing element cycle is 161,980 units. As described in the Executive Summary, a jurisdiction’s
share of affordable housing for the new RHNA 2010-2020 cycle is allocated by the San Diego
Association of Governments (SANDAG) based on the maximum number of affordable
units/opportunities a jurisdiction can provide given the financial resources and regulatory
measures available during the housing element cycle. Poway was assigned a future housing
need of 1,253 units for the 2013-2020 housing element cycle, representing 0.8 percent of the
total regional housing need. Of the 1,253 units allocated to the City, Poway must plan for units
affordable to all income levels (Table 2-36).
Table 2-36
Regional Housing Needs Assessment (RHNA)
1/1/2010-12/31/2020
Poway
Percent of
Total* Region
Percent of
Total**
Total housing units 1,253 100% 161,980 100%
Very Low*** 201 16.0% 36,450 22.5%
Low 152 12.1% 27,700 17.1%
Moderate 282 22.5% 30,610 18.9%
Above Moderate 618 49.3% 67,220 41.5%
*SANDAG Final RHNA
**HCD RHNA Determination
***50% to be Extremely Low
Income
Note: Income categories are based on Area Median Income (AMI) and include:
Extremely Low Income (less than or equal to 30% of the AMI)
Very Low Income (greater than 30% and less than or equal to 50% of the AMI)
Low Income (greater than 50% and less than or equal to 80% of the AMI);
Moderate Income (greater than 80% and less than 120% of the AMI);
Above-Moderate Income (greater than 120% of the AMI).
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,
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-29
persons with disabilities, agricultural workers, students, and homeless (Table 2-37). 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 2-37
Special Needs Groups Compared to Region
Special Needs Group Poway San Diego
County
# % # %
Senior-Headed Households (65+) 2,246 14.5% 191,189 19.2%
Single-Parent Households 1,377 8.9% 90,063 9.1%
Large Households 1,819 11.4% 133,592 13.4%
Persons with Disabilities 5,397 12.1% 448,590 18.0%
Agricultural Workers* 14 <1% 6,502 <1%
College Students 3,627 7.8% 242,117 8.6%
Homeless 7 <1% 9,667 <1%
Source: Census, 2000; and San Diego Regional Task Force on the Homeless, 2011.
Notes: Data derived from Census 2000 reported as percent of households or
population in 2000. Neither 2010 Census nor ACS data is available. Estimate is from
2000 Census.
*Based on Census estimate for number employed in farming, fishing or forestry
occupations.
Senior Headed Households
Senior-headed households 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; and
(2) Health Care: Because the elderly have a higher rate of illness, health care is
important; and
(3) Transportation: Many seniors use public transit; and
(4) Housing: Many live alone and rent.
Elderly family households make up 12.1 percent of the population. Approximately 3.5 percent of
the population is elderly family householders who have incomes in the extremely low, very low,
and low categories (Table 2-38). Elderly non-family households make up 9.7 percent of the
population, with 6.7 percent of the population being elderly non-family householders with
extremely low, very low, and low income levels.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-30
Table 2-38
Poway Elderly Households by Tenure and Income Level (HAMFI)
2006-2008
Elderly Family households (2 persons, with
either/both age 62 or over)
Elderly non-Family households (age 62 or
over)
Owner Renter Total Owner Renter Total
Income %
%
To
t
a
l
To
t
a
l
%
%
To
t
a
l
To
t
a
l
Extremely
Low 35 0.2% 0 0.0% 35 0.2% 235 1.5% 340 2.1% 575 3.6%
Very Low 150 0.9% 15 0.1% 165 1.0% 100 0.6% 125 0.8% 225 1.4%
Low 370 2.3% 0 0.0% 370 2.3% 130 0.8% 130 0.8% 260 1.6%
Moderate
and Above 1,280 8.0% 75 0.5% 1,355 8.5% 385 2.4% 95 0.6% 480 3.0%
Total 1,835 11.5% 90 0.6% 1,925 12.1% 850 5.3% 690 4.3% 1,540 9.7%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006-2008
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).
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 10.8 percent of Poway’s family households were headed by single parents in
2010, the large majority of which were headed by females (69.5 percent) (Table 2-39).
However, single fathers increased by 6.5 percent from 2000 to 2010, while single mothers
decreased 15.2 percent.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-31
Table 2-39
Poway Households by Type and Presence of Children Under 18
2000-2010
Households
2000 2010 Change 2000-2010
Number Number Numeric
Change
Percent
Change
Family households 12,874 12,940 66 0.5%
Married couple family 10,641 10,523 -118 -1.1%
Married couple family, with children -- 5,051 -- --
Other family, with children 2,233 2,417 184 8.2%
Male householder, no wife 604 742 138 22.8%
with children 399 425 26 6.5%
without children 205 317 112 54.6%
Female householder, no husband 1,629 1,675 46 2.8%
with children 1,142 968 -174 -15.2%
without children 487 707 220 45.2%
Nonfamily households 2,593 3,188 595 22.9%
Householder living alone 1,951 2,469 518 26.6%
Other nonfamily households 642 719 77 12.0%
Total households 15,467 16,128 661 4.3%
Source: US Census 2000, 2010
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
2 persons, with 27.8 percent. Approximately 6.6 percent of renter households had sizes of just
one person, the most of all renter households (Table 2-40). With owner and renter numbers
combined, a two person household was the most common with 32.3 percent.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-32
Table 2-40
Poway Household Size by Tenure
2006-2010
Household Size Owner Renter Total
Number Percent Number Percent Number Percent
1 person 1,364 8.5% 1,062 6.6% 2,426 15.2%
2 person 4,444 27.8% 724 4.5% 5,168 32.3%
3 person 2,474 15.5% 913 5.7% 3,387 21.2%
4 person 2,571 16.1% 627 3.9% 3,198 20.0%
5 person 924 5.8% 304 1.9% 1,228 7.7%
6 person 287 1.8% 130 0.8% 417 2.6%
7+ person 97 0.6% 77 0.5% 174 1.1%
Total 12,161 76.0% 3,837 24.0% 15,998 100.0%
Source: American Community Survey 2006-2010
Large households (with five or more members) make up 11.4 percent of the City of Poway
(Table 2-41).
Table 2-41
Poway Number of Large Households
2006-2010
Household Size Number Percent
4+ person 5,017 31.4%
5+ person 1,819 11.4%
Source: American Community Survey 2006-2010
Because over 81 percent of the City’s housing stock has three or more bedrooms, and because
only 11.4 percent of Poway households are large households, Poway’s housing stock is roughly
adequate to meet the needs of larger households (Table 2-42). However, lower income large
renter-households may have greater difficulty securing adequately sized units than other large
renter-households.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-33
Table 2-42
Poway Median Household Income by Household Size
2006-2010
Household Size Number
1 person $37,109
2 person $89,306
3 person $110,427
4 person $128,789
5 person $120,788
6 person $106,250
7+ person $130,156
Median Household Income $97,285
Source: American Community Survey 2006-2010
Owners of small family households make up 44.1 percent of total households in the City of
Poway, and 40.4 percent of total households are owner-occupied small family households that
have income levels of moderate and above (Table 2-43). Small family households occupied by
renters make up 10.6 percent of all households. Owner occupied large family households make
up 8.2 percent of total households, and renter occupied large family households make up only
3.5 percent of all households.
Nearly 12 percent of Poway households were classified as “large households” from 2006-2008.
A large majority (79.5 percent) of these households owned the units they occupied. The
housing needs of large households are typically met through larger units. While over 78 percent
of occupied housing units in the City had more than three bedrooms (adequate size for larger
households), only a small portion of these units (3.5 percent) were occupied by renters.
Because over 78 percent of the City’s housing stock has three or more bedrooms, and because
only 16 percent of Poway households are large households, Poway’s housing stock is roughly
adequate to meet the needs of larger households. However, lower income large renter -
households may have greater difficulty securing adequately sized units than other large renter-
households.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-34
Table 2-43
Poway Household Size by Tenure and Income Level (HAMFI)
2006-2008
Income Level by Tenure
Small Family
households*
Large Family
households**
Number Percent Number Percent
Owner 7,015 44.1% 1,310 8.2%
Extremely Low 120 0.8% 45 0.3%
Very Low 90 0.6% 15 0.1%
Low 370 2.3% 55 0.3%
Moderate and Above 6,435 40.4% 1,195 7.5%
Renter 1,680 10.6% 560 3.5%
Extremely Low 75 0.5% 50 0.3%
Very Low 180 1.1% 90 0.6%
Low 265 1.7% 0 0.0%
Moderate and Above 1,160 7.3% 420 2.6%
Total 8,695 54.6% 1,870 11.7%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006 -2008.
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).
* Two persons, neither person 62 years or over, or 3 or 4 persons.
** Five or more persons.
Owner occupied households make up 76.0 percent of the household stock, and renter occupied
households the other 24.0 percent. The most common household size by owners is 4
bedrooms, making up 35.9 percent of the household stock. Renter occupied households are
typically smaller, with 2 bedrooms making up the largest share with 7.4 percent of the
household stock (Table 2-44).
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-35
Table 2-44
Poway Household Stock by Number of Bedrooms
2006-2010
Households Owner Renter Total
Number Percent Number Percent Number Percent
No bedroom 0 0.0% 15 0.1% 15 0.1%
1 bedroom 66 0.4% 1,040 6.5% 1,106 6.9%
2 bedroom 685 4.3% 1,180 7.4% 1,865 11.7%
3 bedroom 4,488 28.1% 812 5.1% 5,300 33.1%
4 bedroom 5,740 35.9% 604 3.8% 6,344 39.7%
5+ bedroom 1,182 7.4% 186 1.2% 1,368 8.6%
Total 12,161 76.0% 3,837 24.0% 15,998 100.0%
Source: American Community Survey 2006-2010
Persons with Disabilities (including Developmental 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.
No updated data on disabilities is available from the 2010 Census or 2006-2010 ACS for
Poway . The 2005-2007 ACS defines six types of disabilities: sensory, physical, mental, self-
care, go-outside-home, and employment. The Census defines sensory and physical disabilities
as “long-lasting conditions.” Mental, self-care, go-outside-home, and employment disabilities
are defined as conditions lasting six months or more that make it difficult to perform certain
activities. A more detailed description of each disability is provided below:
Sensory disability: Refers to blindness, deafness, or severe vision or hearing
impairment.
Physical disability: Refers to a condition that substantially limits one or more basic
physical activities, such as walking, climbing stairs, reaching, lifting, or carrying.
Mental disability: Refers to a mental condition lasting more than six months that
impairs learning, remembering, or concentrating.
Self-care disability: Refers to a condition that restricts ability to dress, bathe, or get
around inside the home.
Go-outside-home: Refers to a condition that restricts ability to go outside the home
alone to shop or visit a doctor’s office.
Employment disability: Refers to a condition that restricts ability to work at a job or
business.
The Census estimates that 12 percent of Poway residents over 5 years of age had a disability in
2000. The Census 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, 10.2
percent were sensory disabilities, 22.0 percent were physical disabilities, 15.8 percent were
mental disabilities, 7.4 percent were self-care disabilities, 18.0 percent were disabilities that
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-36
limited the ability to go outside the home, and 26.5 percent were employment disabilities (Table
2-45). Specific data for this category was not provided for the 2010 Census.
Table 2-45
Poway Disability Status
2000
Disability by Age and Type
Disabilities Tallied
5 to 15
years
16 to 64
years
65 years
and over
Total
(5+ years) Total (%)
Sensory disability 76 375 448 889 10.2%
Physical disability 49 1,023 843 1,915 22.0%
Mental disability 498 579 298 1,375 15.8%
Self-care disability 105 283 253 641 7.4%
Go-outside-home disability* -- 992 570 1,562 18.0%
Employment disability** -- 2,305 -- 2,305 26.5%
Overall 728 5,557 2,412 8,697 100.0%
Source: Census, 2000. No 2010 Census data available.
Notes: * tallied only for persons 16 years and over
** tallied only for persons 16 years to 64 years
Of the 47,669 people in Poway where disability status can be determined, 5.4 percent have a
disability, and 71 percent of those are 16 and older. (Table 2-46). Of all Poway residents over
the age of 16 that have a disability, 59 percent are employed, 2 percent are unemployed, and
39 percent are not in the labor force.
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. While there is no
reported data available from the 2010 Census, 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
Draft April 2013 Housing Element Update | Page 2-37
Table 2-46
Poway Disability Status by Employment and Disability Type
2008-2010
Number Percent of Total
Total population* 47,669 --
No disability 45,093 94.6%
With a disability (all ages 5+) 2,576 5.4%
With a disability (ages 16+) 1,830 3.8%
Employed 1,084 2.3%
With hearing difficulty 111 0.2%
With vision difficulty 206 0.4%
With cognitive difficulty 345 0.7%
With ambulatory difficulty 419 0.9%
With self-care difficulty 0 0.0%
Independent living difficulty 106 0.2%
Unemployed 39 0.1%
With hearing difficulty 0 0.0%
With vision difficulty 0 0.0%
With cognitive difficulty 39 0.1%
With ambulatory difficulty 17 0.0%
With self-care difficulty 0 0.0%
Independent living difficulty 0 0.0%
Not in the labor force 707 1.5%
With hearing difficulty 1,364 2.9%
With vision difficulty 110 0.2%
With cognitive difficulty 321 0.7%
With ambulatory difficulty 341 0.7%
With self-care difficulty 113 0.2%
Independent living difficulty 287 0.6%
Source: American Community Survey 2006-2010
Notes: * Population for whom disability status is identified
Persons with Developmental Disabilities
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;
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-38
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.
Location of housing is also an important factor for many persons with disabilities, as they often
rely upon public transportation. Furthermore, the 2010 San Diego Regional Analysis of
Impediments to Fair Housing Choice prepared by the San Diego Fair Housing Resources Board
concluded: “Discrimination against people with disabilities has become an increasing fair
housing concern…”
Services are typically provided by both public and private agencies. State and federal
legislation mandate that a specified proportion of units in new or rehabilitated multifamily
apartment complexes be accessible to individuals with limited physical mobility.
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
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-39
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 2006-2010 American Community Survey, only 14
residents of Poway were employed in farming, forestry, or fishing 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 will amend the Zoning Ordinance 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.
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),
Nearly eight percent of Poway residents were enrolled in college in 2000, which is slightly lower
than the proportion of college students countywide (nine percent). San Diego State University is
the largest university in the San Diego region, with approximately 30,000 students. The
university provides housing for an estimated 10 percent 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.
Homeless
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-40
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 homeless needs.
Section 65583(a)(7) of the Government Code mandates that municipalities address the special
needs of homeless persons 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).
Assessing a region’s homeless population 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 region’s homeless
is estimated to be in the urban areas, but a sizeable number of homeless persons make their
temporary residence in rural areas (Table 2-47). RTFH compiles data from a physical Point-In-
Time (PIT) count of sheltered (emergency and transitional) and street homeless persons. The
2012 RTFH Count provided a statistically adjusted homeless population of seven (7) persons in
Poway.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-41
Table 2-47
Homeless Population by Jurisdiction
2012
SHELTERED UNSHELTERED
CITY ES SH TH TOTAL INDIV V* H* TOTAL TOTAL % OF
TOTAL
ESCONDIDO 78 10 215 303 73 22 5 127 430 4.5%
POWAY 0 0 0 0 7 0 0 7 7 0.1%
SAN
MARCOS
0 0 0 0 13 8 4 37 37 0.4%
SANTEE 0 0 0 0 8 8 1 26 26 0.3%
TOTAL 78 10 215 303 101 38 10 197 500 5.3%
*MULTIPLIED BY 2 IN TOTAL UNSHELTERED COLUMN TO ACCOUNT FOR SURVEY
SAMPLE METHODOLOGY ERROR
TOTAL 500
SOURCE: San Diego Regional Task Force on the Homeless, 2012
ES – Emergency Shelter, SH – Safe Heaven, TH – Transitional Housing, Indiv – Individual,
V – Cars/Trucks/Vans, H – Hand-Built Structure
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 2006-2008 CHAS and are displayed in Table 2-48.
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:
Overall, 38.8 percent of all households experienced some type of defined housing
problem.
Roughly 92 percent of extremely-low income households and 73.4 percent of low
income households experienced housing problems.
About 48.4 percent of all renters and 35.8 percent of all owners experienced housing
problems.
The percentage of both owners and renters experiencing housing problems decreases
with every increase in income level.
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-42
Table 2-48
Poway Number of Households with Defined Housing Problems by Tenure and Income
2006-2008
Income Category
Owner Renter Total
Pr
o
b
l
e
m
s
Pr
o
b
l
e
m
Pe
r
c
e
n
t
Pe
r
c
e
n
t
o
f
To
t
a
l
Pr
o
b
l
e
m
s
Pr
o
b
l
e
m
Pe
r
c
e
n
t
Pe
r
c
e
n
t
o
f
To
t
a
l
Pr
o
b
l
e
m
s
Pr
o
b
l
e
m
Pe
r
c
e
n
t
Pe
r
c
e
n
t
o
f
To
t
a
l
Extremely Low (0-30%
AMI) 440 88.0% 2.8% 480 96.0% 3.0% 920 92.0% 5.8%
Very Low (31-50% AMI) 285 62.6% 1.8% 390 83.9% 2.5% 675 73.4% 4.2%
Low (51-80% AMI) 560 58.0% 3.5% 340 52.7% 2.1% 900 55.9% 5.7%
Moderate (81-100%
AMI) 235 38.2% 1.5% 345 57.5% 2.2% 580 47.7% 3.6%
Above Moderate
(100+% AMI) 2,795 29.3% 17.6% 310 18.9% 1.9% 3,105 27.8% 19.5%
Total 4,315 35.8% 27.1% 1,865 48.4% 11.7% 6,180 38.8% 38.8%
Source: Comprehensive Housing Affordability Strategy (CHAS) 2006-08
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
Draft April 2013 Housing Element Update | Page 2-43
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
cannot be built without 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, this section discusses the availability of Section 8 vouchers within Poway. As of
2012, Poway had 11 assisted housing developments that provided 742 affordable housing units
(Table 2-49).
Table 2-49
Inventory of Assisted Housing
Project Name Assisted
Units
Funding
Source
Earliest Date of
Conversion
# Units
At Risk
Existing Developments
Poway Villas 59 Tax Credit,
Bonds 2067 0
Hillside Village 71 Tax Credit
(2001)
55 years +
4 10-year extensions 0
Haley Ranch Estates 65
Redevelopment
Housing Set
Aside
Rents to remain in
perpetuity per
purchase and sales
agreement
0
Park View Terrace
Apartments 92 Tax Credit
(1997)
55 years +
4 10-year extensions 0
Brookview Senior
Apartments 102 Tax Credit
(1999)
55 years +
4 10-year extensions 0
Los Arcos 83 Multifamily
Revenue Bond 2032 0
Solara 56 Tax Credit
(2006) 02/16/2105 0
The Meadows 33 Low Mod
(2009) 2050-2057
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
Total Assisted Units 742 0
Source: City of Poway, 2012.
1. 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, 2013
City of Poway
Community Profile
Draft April 2013 Housing Element Update | Page 2-44
through December 31, 2022. 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 2013-2022 “at-risk” housing analysis period, no properties are considered at risk of
converting to market-rate housing.