Housing Element Update - 4 - Housing Resources
DRAFT April 2013 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 land inventory to accommodate Poway’s regional housing needs goals for the 2013-2020
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. Regional Housing Needs Assessment (RHNA)
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 eight
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 2013-2020. SANDAG is then mandated to allocate the
housing goal to city and county 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
October 2011. This RHNA covers an 11-year planning period (January 2010 through December
2020). The major goal of the RHNA is to assure a fair distribution of housing among cities and
counties 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 161,980 units for the 2013-2020 cycle. This number was
adopted by SANDAG in conjunction with the Regional Transportation Plan (RTP) in 2011. 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
1,253 new units representing 0.8 percent of the total regional housing need. The 1,253 units
allocated to Poway must be planned for units affordable to all income levels. This allocation is
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-2
distributed into four (4) income categories as shown (Table 4-1). The RHNA includes a fair share
adjustment which 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)
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 or equal to 120% of the AMI);
Above-Moderate Income (greater than 120% of the AMI).
B. Available Sites for Housing
1. Credits towards the RHNA
Since the RHNA uses January 1, 2010, as the baseline for growth projections for the Housing
Element planning period of 2013-2020, jurisdictions may count the number of new units built or
issued certificates of occupancy since January 1, 2010, toward their RHNA. According to City of
Poway’s Building Division data, 162 building permits for new residential housing units (including 52
acquisition/rehabilitation units) were issued since January 1, 2010 as follows:
2010: 90 dwelling units [77 – Brighton Place (31 Very Low and 46 Low); [13 Above
Moderate]
2011: 10 dwelling units [10 Above Moderate]
2012: 62 dwelling units [52 - Orange Gardens (26 Very Low and 26 Low); [10 Above
Moderate]
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-3
These units will apply as credits toward meeting the RHNA in the 2013-2020 Housing Cycle.
Table 4-2 summarizes Poway’s credits and the remaining housing need through December 31,
2020:
Table 4-2
RHNA Credits and Remaining Need
Income RHNA
New
Construction
Credits
(2010-2012)
Remaining
Need
Very Low (<50% AMI) 201 57 144
Low (51-80% AMI) 152 72 80
Moderate (81%-120%
AMI) 282 0 282
Above Mod (>120% AMI) 618 33 585
Total 1,253 162 1,091
The New Construction Credits in the above Table 4-2 include the construction of two affordable
housing developments. Brighton Place was newly constructed in 2010 and included a total of 77
affordable housing units (31 Very Low Income and 46 Low Income). Orange Gardens, which was
previously a market-rate apartment development, was recently converted to a 52 unit affordable
housing development (26 Very Low Income and 26 Low Income) through an
acquisition/rehabilitation program and is eligible for site credits through the State’s Adequate Site
Program Alternative.
Over the last several years, affordable housing projects in Poway that have been built include
Parkview Terrace, Brookview Village, Hillside Village, Los Arcos Senior Housing and Solara.
Recently built projects include Orange Gardens and Brighton Place. These two developments
have similar densities to those projects built in previous years. Many of these developments were
approved with the Affordable Housing Overlay Zone (AHOZ), which originally allowed up to 25
dwelling units per acre. The densities of the projects described above are listed in Table 4-3
below.
Table 4-3
Sample Densities of Constructed Affordable Housing Projects
Project Units per Acre
Parkview Terrace 20.9
Brookview Village 19
Hillside Village 8.9 *
Los Arcos 25
Solara 22.4
Orange Gardens 26
Brighton Place 25.6
*The reduced unit density at Hillside Village compared to the other listed projects was due to the steep topography
and habitat preservation requirements of the site.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-4
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) table is an important component of
the Housing Element Update and lists sites for Very Low Income (includes Extremely Low
Income), Low Income and Moderate Income households. The Residential Sites Inventory for
Above Moderate Income properties is included as Table 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 land inventory was on properties that have the following characteristics:
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.
The focus of the land inventory was targeted on available vacant and underutilized properties
zoned residential, mixed use, or commercial that allows residential development, and could
accommodate additional housing densities to meet the City’s RHNA. 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 identified 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 new 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;
Located adjacent to properties with similar densities and could maintain land use
compatibility; and
Zoned for or allows residential development.
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 moderate, low, or very low income housing units.
These properties have significant development constraints such as steep topography, are located
within the Habitat Mitigation Area of the PSHCP, have poor access, may not be served by City
water as currently planned, are not served by City sewer, and are not located in 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 residents of Poway for any density increases
in the Rural Residential zones and Open Space zones, or to add 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.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-5
The new Residential Sites Inventory for Very Low, Low and Moderate Income households
identifies the individual properties and includes other parcel information for each property. Of the
28 parcels identified in the inventory, ten (10) of the properties were included in the previous
Housing Element Update cycle. Five of those ten are privately-owned and are split among three
ownerships. The inventory includes 18 new properties, of which 12 parcels are privately owned;
however, the 12 parcels are split among only five ownerships. All of the sites in the inventory are
proposed to have an Affordable Housing Overlay Zone (AHOZ) applied on them. Six (6) of the
sites already have an AHOZ. 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 parcel. The “Net Acreage” field in Table 4-4 refers to
the amount of land on the parcel which does not have physical constraints that prevent
devel opment from occurring. The physical land constraints include presence within the floodway,
presence of easements and/or right-of-ways, or steep slopes. The “Parcel” field in Table 4-4
refers to the number representing each individual parcel in Figures 4-1 through 4-7.
The new Residential Sites Inventory list for Above Moderate Income households is identified in
Table 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. Overall this inventory has the
capacity to accommodate the 618 Above Moderate Income units required by the RHNA.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-6
Table 4-4
Residential Sites Inventory (Land Available for Very-Low, Low, and Moderate Income Housing Units)
Site Parcel APN Location Owner
Site Acres Zoning/Land Use/Density
(Existing) Income Category/Overlay Zone
TOTAL
Gr
o
s
s
Ne
t
Zo
n
e
/L
a
n
d
Us
e
De
s
i
g
n
a
t
i
o
n
Un
i
t
s
/
Ac
r
e
Po
t
e
n
t
i
a
l
Un
i
t
s
Ta
r
g
e
t
De
n
s
i
t
y
Ve
r
y
L
o
w
Un
i
t
s
Lo
w
U
n
i
t
s
Mo
d
U
n
i
t
s
Ab
o
v
e
Mo
d
U
n
i
t
s
Ov
e
r
l
a
y
Ap
p
l
i
e
d
Park and Ride 1 3144346600 Community/Twin
Peaks CITY OF POWAY 6.77 2.00 RS-7 8 16 8-12 0 0 16 0 Existing 16
Twin Peaks 2 3211902800 Twin Peaks west of
Espola
POWAY HOUSING
AUTHORITY 2.15 1.80 RS-4 4 8 12-20 0 0 22 0 Existing 22
Monte Vista North 3 2754606100 Monte Vista Rd. POWAY HOUSING
AUTHORITY 2.06 2.06 CO 25 51 20-30 0 41 0 0 Existing 41
Community Business
(Town Center) 4 3174906900 12941 Poway Rd.
(Poway Fun Bowl)
POWAY
ENTERTAINMENT
CO. LLC
2.21 1.64 CB 12-20 19-32 30 0 0 49 0 Future 49
Mixed Use South
(Town Center) 5 3174905700 12957-63 Poway Rd.
(car rent/RV)
DARR, RICHARD M
TRUST 1.24 0.93 MU 12-20 11-18 30 0 0 28 0 Future 28
Mixed Use South
(Town Center) 6 3174720100 13021-25 Poway Rd. POWAY HOUSING
AUTHORITY 2.60 2.00 MU 12-20 24-20 20-30 0 40 0 0 Existing 40
Mixed Use North 7 3171010300 13036 Poway Rd.
(wood lot)
DARR, RICHARD M
TRUST 0.44 0.33 MU 12-20 4-6 30 0 0 10 0 Future 10
Mixed Use North 8 3171010400 13044 Poway Rd.
(Rental)
O'CONNER, MANN,
WRIGHT 1.34 1.00 MU 12-20 12-20 30 0 0 30 0 Future 30
Mixed Use North 9 3171010500 13056 Poway Rd.
(Rental)
O' CONNER,
MANN, WRIGHT 0.92 0.69 MU 12-20 8-13 30 0 0 21 0 Future 21
County Yard 10 3171521400 12341 Oak Knoll Rd. POWAY HOUSING
AUTHORITY 3.18 2.20 CB 12-20 44 24-30 54 0 0 0 Existing 54
Mixed Use North
(Tarascan) 11 3171010600 13100 Poway Rd. CITY OF POWAY 1.54 1.54 MU 12-20 30 22-30 34 0 0 0 Future 34
Mixed Use South
(Town Center) 12 3174721800 13033 Poway Rd. CITY OF POWAY 1.83 1.83 MU 12-20 22-37 22-30 40 0 0 0 Future 40
Mixed Use South
(Town Center) 13 3174722400 13053 Poway Rd. CITY OF POWAY 0.33 0.33 MU 12-20 4-6 30 7 0 0 0 Future 7
Mixed Use South
(Town Center) 14 3174720600 13031 Poway Rd. POWAY HOUSING
AUTHORITY 0.31 0.31 MU 12-20 4-6 30 0 4 0 0 Existing 4
(Table continued on the next page)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-7
Table 4-4 (continued)
Site Parcel APN Location Owner
Site Acres Zoning/Land Use/Density
(Existing) Income Category/Overlay Zone
TOTAL
Gr
o
s
s
Ne
t
Zo
n
e
/L
a
n
d
Us
e
De
s
i
g
n
a
t
i
o
n
Un
i
t
s
/
Ac
r
e
Po
t
e
n
t
i
a
l
Un
i
t
s
Ta
r
g
e
t
De
n
s
i
t
y
Ve
r
y
L
o
w
Un
i
t
s
Lo
w
U
n
i
t
s
Mo
d
U
n
i
t
s
Ab
o
v
e
Mo
d
U
n
i
t
s
Ov
e
r
l
a
y
Ap
p
l
i
e
d
Mixed Use South
(Town Center) 15 3174722500 13029 Poway Rd. CITY OF POWAY 0.29 0.29 MU 12-20 5 30 9 0 0 0 Future 9
Mixed Use South
(Town Center) 16 3174906800 12947 Poway Rd. LG ENTERPRISES
POWAY 0.69 0.69 CB 12-20 10 12-20 0 0 10 0 Future 10
Oak Knoll Rd. 17 3175001000 0 Oak Knoll Rd.
(12702)
HARMON FAMILY
TRUST B 07-02-90 1.33 1.33 RS-7 8 10 8-12 0 0 11 0 Future 11
Oak Knoll Rd. 18 3175000200 0 Oak Knoll Rd.
(12702)
HARMON FAMILY
TRUST B 07-02-90 1.36 1.36 RS-7 8 10 8-12 0 0 11 0 Future 11
Oak Knoll Rd. 19 3175000900 0 Oak Knoll Rd.
(12702)
HARMON FAMILY
TRUST B 07-02-90 1.45 1.45 RS-7 8 11 8-12 0 0 12 0 Future 12
Oak Knoll Rd. 20 3175000300 0 Oak Knoll Rd.
(12702)
HARMON FAMILY
TRUST B 07-02-90 1.36 1.36 RS-7 8 11 8-12 0 0 11 0 Future 11
Oak Knoll Rd. 21 3175001200 0 Oak Knoll Rd.
(12702)
HARMON FAMILY
TRUST B 07-02-90 0.99 0.50 RS-7 8 4 8-12 0 0 4 0 Future 4
Oak Knoll Rd. 22 3175001400 12702 Oak Knoll Rd. HARMON FAMILY
TRUST B 07-02-90 1.00 1.00 RS-7 8 8 8-12 0 0 10 0 Future 10
Oak Knoll Rd. 23 3175001300 12650 Oak Knoll Rd. HARMON FAMILY
TRUST B 07-02-90 0.80 0.80 RS-7 8 6 8-12 0 0 9 0 Future 9
Oak Knoll Rd. 24 3175001100 12624 Oak Knoll Rd. HARMON FAMILY
TRUST B 07-02-90 0.99 0.99 RS-7 8 8 8-12 0 0 9 0 Future 9
Espola @
Twin Peaks 25 3211903100 14530 Espola Rd.
(Soccer Site) 14530 ESPOLA LLC 4.85 2.20 RS-4 4 8 8-12 0 0 10 0 Future 10
Midland @ Hilleary
Pl. 26 3171224200 13505 Midland Rd. JACKSON DONNA L 1.00 1.00 CO 12-20 15 8-12 0 0 9 0 Future 9
Constructed Projects
Orange Gardens 27 3175406900 12510 Oak Knoll Rd.
POWAY FAMILY
HOUSING
PARTNERS, LLC
1.98 1.98 RA 12-20 55 30 26 26 0 0 -- 52
Brighton Place 28 3142206900
3142207000 14045 Brighton Ave. POWAY HOUSING
AUTHORITY 3.97 3.97 RA 12-20 48-79 22 31 46 0 0 -- 77
TOTAL 201 157 282 --- -- 640
2013-2020 RHNA 201 152 282 618 -- 1,253
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-8
FIGURE 4-1 LAND INVENTORY (SITE 1)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-9
FIGURE 4-2 LAND INVENTORY (SITES 2 & 25 )
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-10
FIGURE 4-3 LAND INVENTORY (SITE 3)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-11
FIGURE 4-4 LAND INVENTORY (SITES 4-9 & 11-16)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-12
FIGURE 4-5 LAND INVENTORY (SITES 10, 17-24 and 27)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-13
FIGURE 4-6 LAND INVENTORY (SITE 26)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-14
FIGURE 4-7 LAND INVENTORY (SITE 28)
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-15
3. Realistic Density Calculation
Sites for Very Low, Low and 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 feasible unit yields will be met. 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 30 dwelling units per acre for some
of the very low, low and moderate income sites. The City will utilize the site plan evaluation
completed for the Solara affordable housing project, built in 2007, as a realistic density calculation
tool, which is representative of the other properties in the inventory. The Solara site is irregular in
shape, but has good access and did not require additional dedications for public improvements.
Solara was constructed at a net density of 22.4 dwelling units per acre, with a height limit of 35 feet
within 2 stories, lot coverage of 50%, reduced setbacks, and a reduced parking ratio of 1.6 spaces
per unit.
Similar concept designs were prepared in past years on other affordable housing sites identified in
the previous Housing Element utilizing modified development standards similar to Solara.
Placement of AHOZs on the sites will allow a maximum density of 30 units per acre, which will
allow the potential of reduced development standards to achieve that density.
In addition, the City will continue to evaluate establishing standards for residential development in
the MU, TC, and CO zones. The City will amend the zoning ordinance to establish development
standards for mixed use projects in each of these zones to facilitate the conversion of
commercial sites to commercial and residential (see Program 16 in Chapter 6).
The sites listed in Table 4-4 represent a realistic unit yield for the reasons 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.
As an added incenti ve, the AHOZ den sities of up to 30 dwelling units per acre would be
allowed on the properties that allow mixed use development. It is highly likely that the
highest economic potential will be residential development as part of a mixed use
development given the scarcity of vacant land in Poway as well as the San Diego region
that would support multi-family development.
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 1 in Appendix A, utilizes a conservative estimate to
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-16
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 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 (Park and Ride)
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.
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 sewer will be extended at the time of construction.
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, 2 net
acres was 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. This site is targeted for 16 Moderate Income affordable
housing dwelling units.
Site 2 (Twin Peaks)
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.
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.
Method used to calculate Realistic Capacity: It is anticipated that this site
would be developed with moderate income housing at a density of 12-20
dwelling units per acre which is comparable to the City’s density for
townhome/condominium developments that have been built in the City. A net
acreage of 1.8 acres, which excludes the area in the flood plain, was used to
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-17
calculate the density. An AHOZ was placed on the site in 2012. This site is
targeted for 22 Moderate Income affordable housing dwelling units.
Site 3 (Monte Vista)
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 had occurred and an Exclusive Negotiating
Agreement (ENA) had been completed, but since expired.
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.
Method used to calculate Realistic Capacity: The capacity assumptions take
into account the development standards that have been approved on
previousl y built affordable housing projects within the City. As discussed
earlier in this section under Realistic Density Calculation, a maximum density
of 30 dwelling units could be met with a portion of the project at 3 stories or 35
feet in height and with underground parking. A targeted density range of 20-30
units per acre is proposed for this site. An AHOZ was placed on the site in
2012. This site is targeted for 41 Low Income affordable housing dwelling units.
Sites 4 and 5 (Community Business/Mixed Use South - Town Center Planning
Area)
These parcels are located within the Town Center Planning Area (Figure 4-7). Site 4 is
zoned Community Business (CB) and contains an existing Bowling Alley. Site 5 is zoned
Mixed Use and contains an existing Recreational Vehicle storage and a car rental business.
These sites were identified for affordable housing in the previous Housing Element. Both
properties are privately owned. Both properties are considered underutilized with the
current land uses on them. Within the past several years, Poway has experienced
significant interest from development teams 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,
irregular parcel configurations and ingress/egress issues. Because of these geographic
constraints these properties do not yield enough contiguous developable property to meet
the demands of many types of commercial developments. 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.
Site 4, which is zoned Community Business, allows mixed use development including
residential uses. The adjacent Site 5 is zoned Mixed Use and also allows for residential
uses. Both sites are located immediately to the west of other sites discussed below.
Environmental Constraints: None. Both properties are currently developed
and are considered infill properties appropriate for conversion to residential
uses.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-18
Existing and Planned Infrastructure Capacity: Both sites are infill properties
surrounded by developed parcels. Water and sewer is currently provided to
both sites and both have good access off of a major arterial, Poway Road.
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. As
part of this Housing Element Update, these sites are proposed for
AHOZs to be applied to allow densities of up to 30 dwelling units per acre.
Site 4 is targeted for 49 Moderate Income units and Site 5 is targeted for 28
Moderate Income dwelling units.
Figure 4-8
Town Center Planning Area
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-19
Site 6 (Mixed Use South/Town Center Planning Area)
This site is zoned Mixed Use (MU), which allows for residential uses. This site was
identified for affordable housing in the previous Housing Element. This vacant site is
owned by the Poway Housing Authority . I t is also located within the Town Center
Planning Area.
Environmental Constraints: None. While currently vacant, the property was
previously developed.
Existing and Planned Infrastructure Capacity: This property is an infill parcel
and is surrounded by developed parcels. Water and sewer is currently provided
to both sites and both have good access off of a major arterial, Poway Road.
Method used to calculate Realistic Capacity: The capacity assumptions take into
account the development standards that have been approved on previously built
affordable housing projects within the City. An AHOZ was placed on the site in
2012 allowing up to a maximum of 30 dwelling units per acre. A targeted
density range of 20-30 units per acre is proposed for this site. This site is
targeted for 40 Low Income affordable housing dwelling units.
Sites 7, 8, and 9 (Mixed Use North)
These properties are all zoned Mixed Use (MU), which allows for residential uses. These
sites were identified for affordable housing in the previous Housing Element. All three of
these properties are also privately owned. Site 7 contains an existing wood lot and
firewood sales are conducted from the site. Sites 8 and 9 are under the same ownership
and are occupied by existing equipment and RV rental businesses.
Environmental Constraints: None
Existing and Planned Infrastructure Capacity: All of the sites are considered infill
properties that are surrounded by commercial and residential development.
Water and sewer will be extended at the time of construction.
Method used to calculate Realistic Capacity: The capacity assumptions take
into account the development standards that have been approved on
previousl y built affordable housing projects within the City. As part of this
Housing Element Update, these sites are proposed for AHOZs to be
applied to allow densities of up to 30 dwelling units per acre. Site 7 is targeted
for 10 Moderate Income units. Site 8 is targeted for 30 Moderate Income units.
Site 9 is targeted for 21 Moderate Income dwelling units.
Site 10 (County Yard)
This site is zoned Community Business (CB) which allows mixed use developments with
residential uses. This site is owned by the Poway Housing Authority and was formerly
used as a public bus yard. It is currently being used as a commercial business and
storage yard. The site is located adjacent to single family homes, office uses, a
convenience store, and a day care center.
Environmental Constraints: The southern portion of the site is within the 100
year floodway, resulting in a developable net acreage of approximately 2.2
net acres.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-20
Existing and Planned Infrastructure Capacity: The site is an infill property that is
surrounded by development. Water and sewer is provided to the site a nd the
site has access off of both a major arterial and collector streets, Pomerado and
Oak Knoll Roads.
Method used to calculate Realistic Capacity: The capacity assumptions take
into account the development standards that have been approved on
previousl y built affordable housing projects within the City. An AHOZ was
placed on the site in 2012 allowing up to a maximum of 30 dwelling units per
acre. A targeted density range of 24-30 units per acre is proposed for this site.
This site is targeted for 54 Very Low Income affordable housing units.
Site 11 (Mixed Use North-Tarascan)
This site is zoned Mixed Use (MU), which allows for residential uses. This site is owned by
City of Poway and currently used as an overflow parking lot for the Poway Community
Park. It is located adjacent to single family homes, fast food restaurants, and an
equipment rental business.
Environmental Constraints: None
Existing and Planned Infrastructure Capacity: The site is an infill property that is
surrounded by development. Water and sewer is provided to the site and the
site has its access off Poway Road and Tarascan Drive.
Method used to calculate Realistic Capacity: The capacity assumptions take
into account the development standards that have been approved on
previousl y built affordable housing projects within the City. As part of this
Housing Element Update, this site is proposed for an AHOZ to be applied
to allow densities of up to a maximum of 30 dwelling units per acre. A targeted
density range of 22-30 units per acre is proposed for this site. This site is
targeted for 34 Very Low Income affordable housing units.
Sites 12-16 (Mixed Use South)
All of these sites, except for Site 16, are zoned Mixed Use (MU), which allows for
residential uses. Site 16 is zoned Community Business (CB), which also allows for mixed
use, including residential uses. These properties are within the Town Center Plan area.
Site 12, 13, 14, and 15, are either owned by the City of Poway or the Poway Housing
Authority, while site 16 is privately owned. Site 12 is currently used as a storage facility,
while sites 13, 14, and 15 are occupied by office and other professional uses. Site 16 is
currently used as an automotive repair center. Site 12 is approximately 1.8 acres. Site
13 is approximately 0.3 acres. Site 14 is approximately 0.3 acres. Site 15 is
approximately 0.3 acres. Site 16 is approximately 0.7 acres.
Environmental Constraints: A small portion of the southeast corner of Site 12 is
located within the floodway and 100 year floodplain.
Existing and Planned Infrastructure Capacity: These developed sites are
located adjacent to the Poway Community Park and other developed
commercial properties. The sites are served by water and sewer and have their
access off of Poway Road, a prime arterial.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-21
Method used to calculate Realistic Capacity: The capacity assumptions take into
account the development standards that have been approved on previously
built affordable housing projects within the City. An AHOZ was placed on Site
14 in 2012 allowing up to 30 dwelling units per acre. As part of this Housing
Element Update, all of the other site s are proposed for an AHOZ to be
applied to allow densities of up to a maximum of 30 dwelling units per acre. A
targeted density range of 20-30 units per acre is proposed for Site 12. Site 12 is
targeted for 40 Very Low Income units. Site 13 is targeted for 7 Very Low
Income units. Site 14 is targeted for 4 Low Income units. Site 15 is targeted for
9 Very Low Income units. Site 16 is targeted for 10 Moderate Income affordable
housing units.
It is anticipated that these parcels will be developed as a mixed use project. Any
project approved for these sites will be required to comply with the regulations of
the City’s Municipal Code and California Government Code Section 65583.2(h)
and 65583.2(i). The project will accommodate the housing need for very low,
low and moderate income households. The site, with the application of the
AHOZ, will permit owner-occupied and rental multifamily residential uses. To
comply with State law, these sites require a minimum density of 20 dwelling
units per acre and a minimum of 16 units per site. The AHOZ will permit
densities up to 30 units per acre. Sites 13, 14 and 15 will be combined to total
20 affordable units (16 very low income and 4 low income) to ensure compliance
with State law. At least 50 percent of the very low and low-income housing need
shall be accommodated on sites designated for residential use and for which
nonresidential uses or mixed-uses are not permitted
Sites 17-24 (Oak Knoll)
All of these sites are zoned Residential Single Family (RS-7), which allows for densities of
up to 8 dwelling units per acre. The parcels range from approximately 0.5 net acres to 1.5
net acres in size. All of the sites are privately owned by one owner. Sites 17, 18, 19,
20, and 21 are vacant and remain undeveloped, while sites 22, 23, and 24 are occupied by
single family homes. The sites are adjacent to commercial uses and residential uses
including single family homes, apartments, and vacant parcels.
Environmental Constraints: Site 18 has a small area of riparian habitat upon it,
while Site 20 is on a hill with elevations ranging from 462 to 514 feet. A portion
of Site 21 is within the 100 year floodplain. To the north of Site 21 is a known
archaeological site. A portion of Site 20 contains archaeological resources.
Existing and Planned Infrastructure Capacity: As stated above, Sites 17, 18, 19,
20, and 21 are vacant and remain undeveloped, while sites 22, 23, and 24 are
occupied by single family homes. The undeveloped sites are not currently
served by water or sewer, while the developed sites are. All of the sites have
access off of Oak Knoll Road.
Method used to calculate Realistic Capacity: As part of this Housing
Element Update, all of these site s are targeted for an AHOZ to be applied to
allow densities of up to 30 dwelling units per acre. Target densities will be 8-12
units per acre to maintain land use compatibility with surrounding densities and
the underlying zoning of RS-7. All of the sites are proposed for Moderate
Income dwelling units and will have a range of 4 to 12 units each. A total of 77
Moderate Income units are proposed on a total of approximately 9.25 acres.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-22
Site 25 (Espola at Twin Peaks)
This site is zoned Residential Single Family (RS-4). The site is approximately 4.85 acres,
however due to an existing floodway/floodplain on the southern portions of the site,
approximately 2.2 acres are developable. This site is privately owned and is currently
developed as a soccer park. It is located adjacent to a church, gas station, and single
family homes.
Environmental Constraints: Slightly more than half of the property is located
within the 100 year floodway, as a result approximately 2.2 acres is
developable.
Existing and Planned Infrastructure Capacity: The site is a developed property
that is surrounded by institutional, commercial and residential development.
The site is served by water and sewer and has its access off of Espola Road.
Method used to calculate Realistic Capacity: The capacity assumptions take
into account the development standards that have been approved on
previousl y built affordable housing projects within the City. As part of this
Housing Element Update, this site is proposed for an AHOZ to be applied
to allow densities of up to 30 dwelling units per acre. The site is adjacent to
another site (Site 2) identified for Moderate Income affordable housing. As the
site has an underlying zoning category of RS-4, the Site is targeted for 8-12
dwelling units per acre to maintain land use compatibility with the surrounding
neighborhood. This site is targeted for 10 Moderate Income affordable housing
units.
Site 26 (Midland at Hilleary)
This site is zoned Commercial Office (CO), which allows mixed use development including
residential uses. The site is 1.0 acre in size. This site is privately owned and is currently
developed with office uses. It is located adjacent to retail uses, single family and multi-
family homes. The site is considered underutilized for its current land use.
Environmental Constraints: None
Existing and Planning Infrastructure Capacity: The site is a developed property
surrounded by commercial development, single-family and multi-family
residential uses. The site is served by water and sewer and has its access off
of a collector street, Midland Road.
Method used to calculate Realistic Capacity: The capacity assumptions take
into account the development standards that have been approved on
previousl y built affordable housing projects within the City. As part of this
Housing Element Update, this site is proposed for an AHOZ to be applied
to allow densities of up to 30 dwelling units per acre. As the site has an
underlying zoning category of CO, the site is targeted for 8-12 dwelling units per
acre to maintain land use compatibility due to other residential uses adjacent to
it. This site is targeted for 9 Moderate Income affordable housing units.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-23
Site 27 (Orange Gardens)
This site is zoned Residential Apartments (RA). As part of the site inventory, this existing
project, which contained 55 market -rate apartments, was recently converted to 52
affordable housing units (26 very low Income and 26 Low Income) through an
acquisition/rehabilitation program and is eligible for site credits through the Adequate Sites
Program Alternative pursuant to Government Code Section 65583.1.
Site 28 (Brighton Place)
This site is zoned Residential Apartments (RA) and includes two parcels. Both parcels on
the site total approximately 4.0 acres. This site was included in the previous Housing
Element, however, was not built during the previous RHNA cycle. As part of the site
inventory, this project was newly constructed in 2010. The development includes a total of
77 affordable housing dwelling units, which includes 31 Very Low Income units and 46
Low Income units and is eligible for site credits in the new RHNA.
Affordable Housing Overlay Zone (AHOZ)
As indicated above, an Affordable Housing Overlay Zone (AHOZ) will be placed on the properties
in the site inventory to ensure they will develop at the densities identified. An AHOZ for the Low
Income category was previously established in the Land Use Element of the General Plan. As part
of the previous Housing Element implementation in Program 15, 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 noted in Table 4-4 of this chapter. Also, Program 17 in the previous
Housing Element resulted in an amendment to the General Plan designation and zoning on some
publicly-owned sites in 2012. A total of six (6) properties now include an AHOZ. 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.
The AHOZ for the Moderate Income category is designed to function much like a density bonus
through a specific plan. Typically, a specific plan is processed concurrently with all other land use
entitlements, so there is no additional processing time. The original amendment to the General
Plan and Zoning Code removed the requirement for a specific plan for the Low and Very Low
Income category. In order to ensure both the initial and continued affordability of housing
constructed under the AHOZs, 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.
Application of the AHOZ on existing and future 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). The City’s General Plan and Municipal Code will be amended to ensure it complies
with State Law. Projects using the AHOZ will accommodate 100 percent of the housing need
identified for the sites in the Residential Sites Inventory. These sites will also permit owner-
occupied and rental multifamily residential uses by right. To comply with State law, these sites
require a minimum density of 20 dwelling units per acre and a minimum of 16 units per site. The
placement of an AHOZ on these sites will allow a density of up to 30 dwelling units per acre . At
least 50 percent of the very low and low-income housing need shall be accommodated on sites
designated for residential use and for which nonresidential uses or mixed-uses are not permitted.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-24
Mixed Use
Another technique for increasing the affordability of housing is to allow residential units
in addition to commercial development on property zoned commercial. In Poway, there is a Mixed
Use District comprising approximately 17 acres and located on Poway Road. Sites 5, 6, 7, 8, and
9 and 12-16 in Table 4 -4 are zoned Mixed Use. I n addition to the Mixed Use District, “mixed use
development” is allowed with a conditional use permit in the City’s Commercial Office, Community
Business, Town Center 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. I t 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.
The properties that allow mixed use development are located on Poway Road in the center of the
City. They are located within or adjacent to the City’s Town Center Planning Area that is the
subject of a future master planning effort intended to stimulate redevelopment of this area as
discussed above. It is anticipated that parcels on the south side of Poway Road (Sites 12-16) will
be developed as a mixed use project. Any project approved for these sites will be required to
comply with the regulations of the City’s Municipal Code and comply with California Government
Code Section 65583.2(h) and 65583.2(i). For the properties that are zoned Mixed Use, it was
assumed that 75 percent of the parcel would develop as residential and 25 percent as comm ercial.
However, the actual ratio will be determined on a case-by-case basis. A retail/commercial
component exceeding 20 to 25 percent of the building square footage or lot area is generally
considered not supportable due to the lack of remaining area for developing housing. Therefore, a
ratio of 75 percent residential, coupled with 25 percent retail/commercial, is the generally
accepted threshold for Mixed Use development in the San Diego region but would not be required.
This will require additional analysis and may be determined on a case-by-case basis for individual
developments. A zoning ordinance amendment will be processed to include development
standards for the mixed use zone and for mixed use development (see Program 16 in Chapter 6).
Sites for Above-Moderate Income Housing
The above -moderate income remaining RHNA needs will all be accommodated by vacant lower-
density single-family sites. The assumed density on each of these 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.
4. Adequacy of Sites to Meet Regional Fair Share Allocation
The sites listed in Table 4-4 do not have the capacity to meet the RHNA for very low, low, and
moderate income households under existing conditions. These sites will have the capacity to
meet the regional housing goal for very low, low, and moderate income households with
implementation of the Programs in Chapter 6. The sites in Table 4-4 have the capacity to meet
the regional housing goal for above-moderate income households.
5. Suitability of Sites and Availability of Infrastructure
All of the sites l isted in Table 4-4 can be provided with water, sewer, drainage, and other facilities
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-25
and services between 2013 and 2020 (See Chapter 3.0, Constraints) and adequate water supply,
water filtration capacity, and sewer treatment capacity exists to serve the RHNA through 2020.
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 a nd 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.
As discussed in the Executive Summary of this document, 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 t he
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, 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 affordable housing.
The set-aside of 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
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-26
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. Whereas multi-family
developments must provide the Inclusionary units as part of each individual development,
developers of single-family units may elect to pay an “in-lieu” fee to meet the 15 percent
requirement. The In-Lieu Fee collected from single-family developments by the City was reduced
in 2009. The City has used these funds for the Supporting Home Ownership in Poway (SHOP)
First Time Homebuyer Assistance Program. A total of approximately $618,698 remains in the
City’s Inclusionary Housing In-Lieu Fund balance as of January 2013.
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 I nterfaith 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 D evelopment Services Department, which serves as staff to the
Poway Housing Authority.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-27
E. Opportuni ties for Energy Conservation
1. General Design Standards
There are many opportunities for conserving energy in new and existing homes. New buildings,
by design, can easily incorporate energy efficient techniques into the construction. According
to the Department of Energy, the c oncept of energy efficiency in buildings is the building
envelope, 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 2011, 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.
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-28
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; and
Location of dwellings to take advantage of natural air circulation and
evening breezes.
Use of landscaping features to moderate interior temperatures. Such
techniques include:
Use of deciduous shade trees and other plants to protect the home;
Use of natural or artificial flowing water; and
Use of trees and hedges as windbreaks.
3. In addition to natural techniques, a number of modern methods of e nergy conservation
have 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 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. Californi a Building Code Standards for Energy Efficiency
The California Energy Code (CEC) (California Code of Regulations, Title 24, Part 6 is part of the
California Building Code (Title 24). It applies to all occupancies that applied for a building permit
on or after January 1, 2011, and remains in effect until the next edition is complete and adopted.
The CEC covers the following topics:
Requirements for the manufacturing, construction, and installation of systems, equipment,
and building components;
Mandatory requirements for space-conditioning and service water- heating systems and
equipment;
Mandatory requirements for lighting systems and equipment for nonresidential, high-rise
residential, and hotel/motel occupancies;
Performance for prescriptive compliance approaches in non-residential, residential high-
rise, and hotel/motel occupancies;
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-29
Additions, alterations, and repairs in non-residential, residential high-rise, and
hotel/motel occupancies;
Mandatory features and devices in low-rise residential buildings;
Performance and prescriptive compliance approaches for residential buildings; and
Additions and alterations in existing low-rise residential buildings.
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-LIWAP). LIHEAP provides financial assistance to low-income households to offset
the costs of heating and/or cooling their residences. DOE-LIWAP 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.
2010 California ENERGY STAR® New Homes Program
SDG&E administers the California ENERGY STAR® New Homes Program. This is a program
intended to encourage builders to construct single family and multi- family dwelling units that
use a minimum of 15 percent less energy than the standard design required by the 2010
California Energy Efficiency Standards. EPA also currently uses this same standard of using 15
percent less energy as the new ENERGY STAR® Homes baseline for California.
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.
Lighting Turn-In Program
SDG&E’s Lighting Turn-I n Program replaces resident’s incandescent bulbs with more energy-
efficient compact fluorescent bulbs (CFLs) for free, as funding is available. Residents can access
the program via community events that are held throughout SDG &E’s service area and
coordinated through an extensive network of community organizations and government agencies.
SDG&E also offers rebates for single-family and multi-family dwelling unit residents for certain
improvements in their units that lead to greater energy efficiency. These improvements include
City of Poway
4 ▪ Housing Resources
DRAFT April 2013 Housing Element Update | Page 4-30
the purchase and installation of energy efficient appliances and the replacement of old light bulbs
with Energy Star energy efficient light bulbs.
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 2010 California Energy Efficiency
Standards and obtain LEED® certification. This program is voluntary and not required.
5. Energy Efficient Development i n 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 onsite 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.