Housing Element Update - 6 - Housing PlanChapter 6
Housing Plan
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This Chapter of the Housing Element Update sets out the City's long-term housing goals and
identifies a menu of shorter-term objectives, policy positions, and action programs which can be
utilized to achieve these long-term goals. The goals, objectives, policies, and programs comprise
a broad-based program for the creation of housing opportunities throughout the City. Through this
element, the City demonstrates its understanding of the existing housing conditions, as well as its
understanding of the need for a substantial commitment of City resources to provide additional
housing opportunities.
A. Fiscal Caveat
The City acknowledges that the housing program is but one of a large number of programs
competing for limited fiscal resources of the City. Because of this, it is not possible to subject this
program to strict budgetary scrutiny. In addition, there may be legal requirements affecting future
encumbrances of funds, as well as demands in other areas requiring the City to make difficult
decisions on budgetary priorities.
Since the previous Housing Element cycle, State legislation on primary funding sources for
affordable housing have been significantly impacted. As discussed in the Executive Summary
of this document, the State Legislature took action in 2011 to eliminate California redevelopment
agencies. Ultimately, the legislation was challenged and taken up for immediate review by the
California Supreme Court. While the matter was pending judicial review, all new redevelopm ent
activity (including housing) was prohibited. 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 for mer Poway
Redevelopment Agency and the recipient of all housing assets and liabilities in the City.
For years, redevelopment monies were one of the three main funding sources used to make
affordable housing developments viable statewide. The others are State bond funds and
Federal funds administered through the Department of Housing and Urban Development. The
City cannot directly apply for Federal housing funds as they are administered through the
County of San Diego.
Unfortunately, there were no provisions when redevelopment was eliminated to provide ongoing
funding for affordable housing. The City is hopeful that new avenues for funding economic
development and affordable housing will be created and tested in the coming years, but
because of the uncertainty of available funds at this time, a conservative approach to affordable
housing programs is recommended throughout this chapter.
While the City embraces the housing programs contained in this chapter, it should be recognized
that these programs are intended to provide the most opportunities possible for housing rather
than any set minimum of housing units. The City will continually research and evaluate potential
funding sources including referral to the State of California’s Department of Housing and
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Community Development’s (HCD) Program Directory to expand its potential funding sources
and determine the availability of funding. Nothing in this observation should be construed to
mean that the City has any diminished commitment or diminished obligation to responding to
Poway's housing needs.
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B. Goals and Policies
This section establishes a policy framework to guide City decision making to meet identified goals.
Housing Programs (subsection C) contains the actions the City of Poway will take to promote
housing and shelter opportunities for all segments of the community.
There is one Goal stated in this section, which is referenced from the General Plan Introduction
Chapter. The Goal is described as a general desire to achieve opportunities for housing. It
reflects a final statement of what the City hopes to achieve. How the goal will be achieved is
established via the policies, strategies, and, most importantly, action programs.
Policies are statements on the position the City takes to implement an objective. Policies
contained in the Housing Element are important statements as they reflect the City's official
position on a matter. Future development must be consistent with these policies.
Strategies are general courses of action the City follows from which it crafts specific actions
implemented in the programs.
The goal, policies, and strategies shown below are those that relate directly to issues discussed
in the Housing Element. The various elements of the General Plan are intended to be
consistent with each other and should be interpreted to be consistent. Goals and policies
contained in other elements will also support those included here. A complete listing of all
goals, policies, and strategies is contained in Section II of the General Plan.
GOAL 11. IT IS THE GOAL OF THE CITY OF POWAY TO PROVIDE ADEQUATE
APPROPRIATE HOUSING OPPORTUNITIES TO MEET THE NEEDS
OF CURRENT AND FUTURE RESIDENTS.
A. Existing Housing
Policies
1. Preserve and maintain existing housing and neighborhood character to ensure that
housing is both sound and safe for its occupants and to revitalize Poway’s older
neighborhoods.
2. Meet as much of the housing needs of current and future residents of Poway as possible
through the existing housing stock.
3. Preserve and ensure the long-term viability of affordable housing in Poway.
4. Support the needs of Poway’s affordable housing residents by ensuring the availability of
service programs to such residents.
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5. Ensure that resident service programs are comprehensive and support the economic,
educational, and personal growth of all participants.
6. Provide safe, well-maintained affordable housing properties.
7. Help residents to transition from affordable to market-rate housing, and from rental to
ownership housing.
8. Assure that affordable housing units meet all regulatory and ground lease requirements.
Strategies
1. Implement the action programs set forth in the Housing Element to make adequate
provision for the housing needs of all economic segments of the community as outlined in
Government Code Section 65583(c).
2. The retention and maintenance of all existing mobile home parks shall be encouraged
through use of the mobile home park zone regulations and through operation of parks by
its independent private ownership entity.
3. The retention of an adequate supply of rental housing shall be encouraged by maintaining
ordinance provisions that restrict condominium conversions in the Residential Apartment
category (RA zone) and which require that new developments in this category be for rental
only.
4. Promote increased awareness among property owners and residents of the importance of
property maintenance for long-term housing quality.
5. If funding is available, assist low and moderate income homeowners whose homes are in
need of repair through access to the Residential Rehabilitation Loan Program.
6. Maintain ordinance provisions prohibiting the occupancy of substandard dwelling units and
requiring that such units be made to comply with all applicable zoning, building, safety,
and housing codes or, when this cannot be achieved, that such units be demolished.
7. Investigate opportunities and funding sources to assist households with members who are
disabled to appropriately retrofit existing housing.
8. Continue to support the HomeShare and Community Connections Program which offers
shared housing matching services and social service agency referrals.
9. Continue to participate in housing programs administered by the San Diego County
Department of Housing and Community Development, which provide housing assistance.
10. Investigate opportunities and funding sources to provide assistance to low and moderate
income households to reduce the incidence of housing overpayment.
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11. Employ effective affordability controls for the longest feasible time, but not less than
required by applicable law.
12. Improve infrastructure and amenities surrounding rehabilitated affordable housing
development.
13. As funding is available, provide preference to qualified renters of Poway’s affordable
housing developments for future Supporting Homeownership Opportunity in Poway
(SHOP) opportunities.
14. Support programming that helps residents excel academically and become financially self -
sufficient.
15. Continue an asset management system that reviews income and rental certifications
annually and assures that all loans are repaid and that all regulatory agreements are
fulfilled.
B. New Housing
Policies
1. Promote opportunities for high quality affordable housing through information provided on
printed materials and Poway’s website.
2. Leverage investments with other local, State and federal sources to produce affordable
housing units.
3. Address the needs of all households who need affordable housing, including families,
seniors, and those with special needs.
4. As funding is available, support the increased capacity of local, non-profit housing
developers with grant funds to implement staff training, conduct strategic planning, and
pursue predevelopment studies.
5. Promote understanding and create awareness of the importance and value of affordable
housing to increase community support for such housing.
6. Support the Poway Unified School District by coordinating affordable housing activities
with the school district.
Strategies
1. Implement the action programs set forth in the Housing Element to make adequate
provision for the housing needs of all economic segments of the community as required by
Government Code Section 65583(c).
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2. Ensure that housing constructed for very-low, low, and moderate income households be
high quality in terms of design and construction and be compatible in design with
surrounding development.
3. Maintain land use and zoning categories in the General Plan and Zoning Ordinance that
allow a diversity of housing types to be built to provide for the actual needs of residents
while minimizing conflicts with existing development and unnecessary erosion of residents'
quality of life and investment in their homes.
4. In-fill development shall be encouraged to make efficient use of existing public
infrastructure.
5. Encourage the use of innovative site development techniques and the use of alternative
building materials that both meet the intent of City policies and ordinances and reduce t he
cost of site preparation or construction.
6. Regularly review development fee schedules to ensure that user charges and fees are
consistent with costs incurred by the City.
7. The City shall require coaches and lots within newly created mobile home parks to be held
in common ownership, except in cases where the coaches and/or lots are owned by a
public agency or non-profit housing entity.
8. Encourage the development of affordable housing in proximity to public transportation and
community services.
9. Encourage the development of residential units that are accessible to disabled persons or
are adaptable for conversion to use by disabled persons.
10. As funding is available, continue to service the first-time homebuyer program “Supporting
Home Ownership in Poway (SHOP)”.
11. Encourage the development of child care facilities concurrently with new housing
development, and consider the use of incentives such as density bonus, reduced
development fees, and/or financial assistance.
12. Require deed restrictions for new affordable units provided under this policy in order to
ensure their long-term affordability.
13. As funding is available, assist new construction on available sites to the extent possible.
14. Apply for all available federal, State, and private housing funds to leverage local funds and
programs.
15. Encourage energy efficient design of affordable housing.
16. As funding is available, improve infrastructure and amenities surrounding new affordable
housing development.
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17. As funding is available, continue to work with nonprofit partners to conduct a public
outreach and education program that engages the business community and the media to
help create understanding of and support for affordable housing.
18. As funding is available, issue grants from the City’s Housing Special Program Fund to
build capacity among local, non-profit, affordable housing developers that will enhance
their ability to preserve, enhance, and increase affordable housing in the region and
provide resident services to local housing residents.
19. Implement appropriate management plans, guidelines, and policies for all affordable
housing developments.
20. Ensure that programming is in place to support academic tutoring for all school age
children.
C. Fair Housing Practices
Policies
1. Assure that all housing, whether market or assisted, is sold or rented in conformance with
open housing policies free of discriminatory practices.
2. Maintain management practices that support fair housing laws.
Strategies
1. Make every reasonable effort to ensure that the provisions of all applicable federal and
State laws and regulations concerning non-discrimination are enforced.
2. Disseminate information on fair housing and refer housing discrimination complaints to
appropriate agencies.
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C. Housing Programs
The goals and policies contained in the Housing Element address Poway’s identified housing
needs and are implemented through a series of housing programs offered by the City. Housing
programs define the specific actions the City will undertake to achieve the stated goals and
policies. Each program identifies the following:
FUNDING: indicates the source of funds to be used for each program. Where a funding
source indicates General Fund it is to mean that the program uses existing staff or resources
and is funded by the General Fund. Some funding sources indicate the use of State or
Federal funds. Where these funds might become unavailable, implementation of these
programs may not be possible. It is important to note the elimination of redevelopment funds,
the primary source of funds used for affordable housing in Poway, as described earlier in this
chapter. As a result, implementation of some programs may not be possible.
RESPONSIBLE PARTY: indicates the agency, department, or authority responsible for the
program. When more than one agency is listed, it is a joint or cooperative effort.
TARGET YEARS: indicates the time span for most of the programs, usually from 2013 until
2020.
CONSERVATION OF EXISTING HOUSING
The preservation of existing housing and neighborhoods is vital to the attainment of the Housing
Element Goal and should be accomplished through programs that protect the integrity of
neighborhoods and encourage housing rehabilitation. It is as important to maintain existing
affordable situations as it is to create new housing opportunities, because the loss of existing
affordable housing only exacerbates existing unmet needs. The maintenance of housing in
terms of minimum safety and sanitary conditions is also important. The following programs are
aimed at maintaining the affordability and livability of the City's housing stock.
Program 1 – Rehabilitation Loans for Low and Moderate Income Households
(Rehabilitation Loan Program)
As funding is available, continue the Affordable Rehabilitation Loan Program for low and
moderate income households, which provides loans of up to $10,000 per loan for rehabilitation
of single-family homes occupied by low income homeowners. The funds for rehabilitation are
given in the form of a loan that is non-interest bearing and is forgiven over a ten-year period.
This program was funded with County Community Block Grant Funds but was discontinued in
2011 due to reductions in funding. If funding becomes available, the City will consider resuming
this program and issuing rehabilitation loans.
Responsible Party: Development Services Department
Target Years: 2013-2020
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Objective: Resume program if funding becomes available. Addresses Policy
A1.
Funding Source: Unknown (formerly CDBG)
Program 2 – Condominium Conversion Regulations
The City will continue to enforce existing condominium conversion regulations and will maintain
the Residential Apartment (RA) zone as an exclusively rental zone in order to minimize the
conversion of affordable rental housing into condominium ownership housing.
Responsible Party: Development Services Department
Target years: 2013-2020
Objective: Preserve current rental housing stock. Addresses Policy A3.
Funding Source: General Fund
Program 3 – Mobile Home Park Zoning
The City will continue to maintain the Mobile Home Park (MHP) zone, which allows mobile
home parks as the only allowable use.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Preserve all existing mobile home spaces in MHP zone.
Addresses Policy A3.
Funding Source: General Fund
Program 4 – Construction Codes
The City will continue to enforce the adopted construction codes for all new construction and
reconstruction and the City’s substandard housing ordinance, particularly as it relates to illegal
units. The City will also encourage opportunities for energy conservation and sustainable best
practices in building construction.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Ensure a safe, durable housing stock for Poway and prevent the
occupancy of substandard dwelling units. Also encourage
increased use of energy conservation and other sustainable best
practices in building construction. Addresses Policy A1.
Funding Source: General Fund
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Program 5 – Neighborhood Revitalization
The City will study the value of targeting its rental and owner financial assistance programs and
infrastructure improvements to areas where affordable housing exists or is developed in the
interest of providing resources to enhance the impact of community development efforts in such
areas. The extent of contribution associated with this program is dependent on future
availability of funding.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Investigate opportunities to link infrastructure improvements with
other affordable housing development or rehabilitation to
maximize the revitalization results of such efforts. Addresses
Policies A1 and A2.
Funding Source: Unknown
Program 6 – Maintain and Enhance Resident Services
Maintain programs for seniors and students and enhance resident services programs at all
Poway affordable housing complexes. Review resident service programming and outcomes
through annual reports submitted by each property owner. Solicit input from local residents and
recommend program changes as needed.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Help local students excel academically, help youth stay connected
with positive leaders, help adults plan for their future and achieve
financial goals, and help seniors make new friends and stay
connected. Addresses policies A4 and A5.
Funding Source: Project Revenues
Program 7 – Capacity Building for Nonprofit Housing Development Corporations
As funding is available, the City will evaluate its ability to provide grants to local nonprofit
housing development corporations through the Housing Special Program Fund. Areas of
assistance include predevelopment studies for affordable housing development activities,
funding of social services for pilot positions and programs to benefit residents of local affordable
housing developments, public outreach and education, and organizational capacity building
activities such as staff training and financial planning. Proposals for qualified activities are
accepted annually and reviewed by City staff. Grants are approved by the City and are drawn
down upon demonstration of activity completion.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Enhance the ability of local nonprofit housing development
corporations to provide affordable housing and related services to
Poway residents. Addresses policies A4, B4, and B5.
Funding Source: Housing Special Program Fund
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Program 8 – Monitoring Affordable Housing Projects
The Poway Housing Authority will continue monitoring the annual rent and income certifications
to ensure that affordability restrictions and regulatory agreements are honored and loans are
repaid.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Assure affordability for the longest feasible time, not less than
required by law. Addresses Policy A8.
Funding Source: Project Revenues, General Fund
Program 9 – Development of Comprehensive Maintenance Agreements for
Affordable Housing Developments
With the review and processing of future Affordable Housing developments, the City will develop
comprehensive maintenance agreements to be included in regulatory agreements.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Keep affordable housing developments in a safe, functional, well-
maintained, code-compliant state. Addresses Policy A6.
Funding Source: Unknown
DEVELOPMENT OF NEW HOUSING
Program 10 – Development of New Rental Housing
As funding is available, the Poway Housing Authority will assist the development of new rental
housing. The Housing Authority will consider the provision of land through partnerships with
local non-profit developers should additional sources of financing become available to develop
Housing Authority owned sites earmarked for affordable housing. The improvement of
infrastructure and amenities surrounding each new development project will be addressed to
ensure these are functional and sufficient to serve any proposed project as well as to provide for
the revitalization of neighborhoods when possible. City staff always works closely with all
developers to leverage financing, maximize site yield, and expedite processing for affordable
housing developments. City staff will work closely with nonprofit developers to assure that they
have all resources necessary to successfully build and manage existing and future affordable
housing.
The 77-unit Brighton Place housing development, completed in 2012, is a good example of this
in action. Early site due diligence was enabled by a predevelopment loan provided by the
former Poway Redevelopment Agency to the nonprofit developer, San Diego Interfaith Housing
Foundation (Interfaith). The Agency’s total investment of more than $5 Million plus land
donation and intense support for the tax credit application, allowed the project to qualify for
approximately $11 Million in Federal tax credit funding. Additionally, City staff worked diligently
with the development team to ensure entitlements, permits, inspections and Certificates of
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Occupancy were expedited, allowing the project to be completed on time and under budget.
The investment and process described for the Brighton Place project are typical of Poway’s
involvement with affordable housing and will be applied to other future affordable housing
projects to the extent possible.
Any Housing Authority participation towards the development of affordable housing will require a
regulatory agreement or other form of enforceable affordability control stipulating the long -term
use restrictions will be recorded against each property. Structuring the financial assistance
such that the property cannot be sold without the consent of the Housing Authority provides
further assurance that the affordability controls on the property are protected. Management
plans for each development will be required to assure proper management and maintenance.
Affordable housing developments will employ energy efficient design principles and provide on-
site energy generation to the extent possible. The design of new rental housing shall comply
with the City’s General Plan and be sensitive to the surrounding neighborhoods. The target
income levels of this program are households earning up to 80 percent AMI. When possible,
amenities including childcare facilities, units designed for disabled persons, and transitional
housing units will be provided. The Housing Authority will continue to contact affordable
housing developers active in Poway and in San Diego County to solicit development proposals
as funds become available.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Assist development of affordable rental housing units. Addresses
policies B1 and B2.
Funding Source: Unknown. Could include Affordable housing loan repayments, 9%
Low Income Housing Tax Credits (in limited situations), Tax-
Exempt Bonds with 4% Low Income Housing Tax Credits, San
Diego County HOME, Affordable Housing Program (AHP), Multi-
family Housing Program (MHP)
Program 11 – New Ownership Housing
As funding is available, the Poway Housing Authority will facilitate the construction and
development of new affordable ownership housing through placement of the Affordable Housing
Overlay Zone (AHOZ) designation on several parcels throughout the City. The optional
increased density would allow property owners to consider affordable housing ownership
development. The City will also assist affordable housing developers with application to any
potential leverage funding sources, include local, State and Federal grant programs.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Encourage new ownership housing. Addresses policies B1 and
B2.
Funding Sources: Unknown. Could include CalHFA, HOME, County of San Diego
Downpayment and Closing Cost Assistance (DCCA) Program,
Mortgage Credit Certificates (MCC’s)
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Program 12 – Amend the General Plan Land Use Designation and Zoning on the
Properties Identified in the new Residential Sites Inventory to include an Affordable
Housing Overlay Zone (AHOZ) for Lower Income Households and Moderate Income
Households
The City will amend the General Plan and Land Use Designation on properties identified in the
new Residential Sites Inventory (Table 4-4) in Chapter 4 to place an Affordable Housing Overlay
Zone (AHOZ) for Low Income households or Moderate income households. 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 65583.2(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 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. With the application of
the AHOZ, these sites will permit densities 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. The AHOZ
will allow the densities required to meet the City’s Regional Housing Needs allocation. A total of
six properties were assigned an AHOZ in 2012. The appropriate AHOZ will be placed on all
remaining sites in order to achieve the unit yield identified in Table 4-4 in Chapter 4. The
underlying zoning on these sites will not change. During this process, evaluation of the current
development standards within the AHOZ for Low Income and Moderate Income households will
be analyzed and amended as necessary.
Responsible Party: Development Services Department
Target Years: Amend the City’s General Plan and Municipal Code within one
year of adoption of the Housing Element. Apply AHOZ’s on
properties within 2 years of adoption of Housing Element.
Objective: Amend the City’s General Plan and Municipal Code to ensure it
complies with State Law. Facilitate the development of affordable
housing on the sites identified in the Residential Sites Inventory by
applying the appropriate AHOZ. Addresses Policy B1.
Funding: General Fund
Program 13 – Mixed Use Development Standards
The City will amend the Zoning Ordinance to include development standards for mixed use
developments in the City’s commercial and mixed use zones where mixed use development is
currently allowed with a Conditional Use Permit. The mixed use development standards will
include a minimum residential development ratio. The City will also amend the Zoning
Ordinance to include flexible development standards for projects within the City’s Mixed Use
Zone to encourage the development of affordable housing in these areas.
Responsible Party: Development Services Department
Target Years: Adopt the Zoning Ordinance and General Plan amendments within 2
years of adoption of Housing Element.
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Objective: Facilitate the development of housing on sites designated for mixed use
development. Addresses Policy B1.
Funding Source: General Fund
Program 14 – Inclusionary Housing Ordinance
The City of Poway has an Inclusionary Housing Ordinance which requires that 15 percent of all
new dwelling units constructed must be affordable to very low income households, for multi-
family construction, and moderate or low income households, for single-family construction.
This Ordinance is discussed in Chapter 3 of this Element. As an option, the Ordinance also
allows payment of an In-Lieu fee to meet the requirement for single-family developments. There
is no In-Lieu fee option for multi-family construction, therefore, the units must be provided as
part of each individual development. The Housing Element previously identified the purpose of
the In-Lieu fee to buy down above market rate housing, and make it affordable to households
with very low incomes. Above market rate housing is highly priced. Therefore, to buy down
these properties and make them affordable to very low and low income households would result
in the production of a very limited number of dwelling units with the In- Lieu fees collected. The
Inclusionary Ordinance allows for the In-Lieu fees to be used to buy down housing or to assist
development of new housing that are affordable to very low, low, and moderate income
households.
In 2009, the Palmer/Sixth Street Properties vs. City of Los Angeles court ruling found that
inclusionary housing requirements on rental developments violate the Costa-Hawkins Rental
Act of 1995, thereby invalidating many local jurisdictions’ inclusionary requirements for rental
housing. The City will continue to collect In-Lieu fees to be used in support of affordable
housing projects and programs described in this chapter. As of January 2013, the City has an
In-Lieu Fee balance of $618,698. The City reduced the In-Lieu Fee it collects during the
previous housing cycle. As a result of the Palmer/Sixth Street Properties vs. City of Los
Angeles court ruling and the increased cost of inclusionary housing to developers, the City will
continue to evaluate its existing inclusionary housing ordinance with respect to future affordable
housing rental properties.
Responsible Party: Development Services Department
Target Years: 2013 – 2020.
Objective: Continue to collect In-Lieu fees to be used in support of affordable
housing projects and programs described in this chapter.
Evaluate the City’s Inclusionary Ordinance with respect to the
Palmer/Sixth Street Properties vs. City of Los Angeles ruling
requirements on rental developments. Addresses policies B1 and
B3.
Funding: General Fund
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Program 15 – (Former) Redevelopment Agency Implementation Plan
Prior to the dissolution of redevelopment agencies in California in 2011, the primary source of
funds for Poway assistance to the development of low and moderate income housing was the
former Poway Redevelopment Agency. The former Redevelopment Agency adopted a
Redevelopment Implementation Plan, 2010 through 2014 in December 2009. The plan included
goals and objectives for future redevelopment activity and affordable housing development.
Unfortunately, when redevelopment agencies were eliminated, there were no provisions to
provide ongoing funding for affordable housing or redevelopment activity. The City is hopeful
that new avenues for funding economic development and affordable housing will be created
and tested in the coming years.
Responsible Party: Development Services Department
Target Years: 2013 – 2020.
Objective: Continue to evaluate legislation and legal interpretations on State
Redevelopment Law and determine the need and extent of the
former Redevelopment Implementation Plan in the future.
Addresses Policy A6.
Funding: General Fund
Program 16 – Zoning Amendments for Special Needs Housing
The City will amend its Zoning Ordinance to address the provision of special needs housing ,
which includes but is not limited to, emergency shelters for homeless persons, transitional and
supportive housing, housing for persons with disabilities (including developmental disabilities)
and agricultural worker housing. State law requires that cities identify sites that are adequately
zoned for the placement of special needs housing. Additionally, cities must not unduly
discourage or deter these uses. The City will continue to comply with the provisions of Senate
Bill 2 as it pertains to special needs housing.
Emergency Shelters:
The Zoning Ordinance permits homeless shelters as a Temporary Use in all residential and
commercial zoning districts. The City’s zoning ordinance does not include any discretionary
review process for homeless shelters or transitional housing. In addition, the Poway City
Council has waived the fees associated with the Temporary Use Permit process for Emergency
Shelters in Poway.
The Zoning Code also provides under Section 17.08.090 (G) Residential Uses, the following
land use: "Residential Care Facilities licensed by the State for seven to fifteen residents" in the
Residential Single-Family 2, Residential Condominium, and Residential Apartment zones with
an approved Conditional Use Permit. In addition, Residential Care Facilities with six or fewer
residents are permitted by right in residential zones.
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Homeless Shelters:
To comply with the Senate Bill 2, local governments must identify one or more zoning districts
that allow year-round homeless shelters without discretionary review. The identified zone must
have sufficient capacity to accommodate at least one year-round shelter and accommodate the
City’s share of the regional unsheltered homeless population. The City will amend its Zoning
Code within one-year of adoption of the Housing Element to explicitly address compliance with
SB 2 and homeless shelters. Objective development and management standards will also be
established in the Zoning Code
The City will permit homeless shelters by right within the Residential Apartment (RA) Zone
consistent with State law. RA zones are located in several areas around the City. Many
properties zoned RA are located along transit corridors and are in proximity to community
services, employment areas and shopping centers. Several parcels in the RA zone are
underutilized and can be redeveloped in the future to include a year-round homeless shelter to
accommodate the City’s homeless population. There are also RA zoned properties containing
existing residential developments that can be modified to add a year-round homeless shelter to
accommodate the City’s homeless population, as required by State law.
Transitional and Supportive Housing, Housing for Persons with Disabilities, including
Developmental Disabilities and Single Room Occupancy:
The City will also include as defined in Section 50675 of the State Government Code the
definition of “Family” and “Household.” The City will amend the Zoning Ordinance to add
definitions for Transitional and Supportive Housing pursuant to the Health and Safety Code
Section 50675.14(a)(B)(2). Transitional and Supportive housing is currently permitted by right
where all residential housing is permitted, and subject to the same development standards as
other residential housing development. Single Room Occupancy (SRO) units are one-room
units intended for occupancy by a single individual. The City’s Zoning Code allows SRO’s,
along with hotels and motels, in certain commercial zones subject to the same development
standards as other residential uses in Poway’s commercial zones. The City will amend its
Zoning Code to clarify the definition of Single Room Occupancy and facilitate the provision of SRO’s
pursuant to AB 2634 (Housing for Extremely Low Income Households).
Agricultural Worker Housing
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 the
all residential zoning districts. The City will amend the Zoning Ordinance to add a definition for
City of Poway
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agricultural housing as well as clarify the provision for agricultural worker housing in the City’s
residential zones pursuant to State law.
Responsible Party: Development Services Department
Target Years: 2013-2020 - Amend the Zoning Ordinance within 1 year of
adoption of the Housing Element
Objective: Amend Zoning Code to provide for regulations that comply with
State Law regarding special housing needs. Addresses Policy B3.
Funding Source: General Fund
Program 17 – Provision of Special Needs Housing
The City will continue to address the provision of special needs housing , which includes but is
not limited to, emergency shelters for homeless persons, transitional and supportive housing,
and housing for persons with disabilities (including developmental disabilities). State law
requires that cities identify sites that are adequately zoned for the placement of special needs
housing. Additionally, cities must not unduly discourage or deter these uses. As stated in
Program 16 above, the City will continue to comply with the provisions of Senate Bill 2 as it
pertains to special needs housing.
Emergency Shelters:
The Zoning Ordinance permits emergency shelters as a Temporary Use in all residential and
commercial zoning districts. The City’s zoning ordinance does not include any discretionary
review process for homeless shelters or transitional housing. In addition, the Poway City
Council has waived the fees associated with the Temporary Use Permit process for Emergency
Shelters in Poway.
Through the use of Community Development Block Grant (CDBG) funds, the City participates in
the North County Regional Winter Shelter Program. The program operates from November to
March annually to provide shelter, case management and social services to homeless persons.
The program includes permanent and rotating/temporary sites.
Additionally, religious facilities in the City host temporary shelters for approximately six weeks
each year. At least three (3) shelters are available in Poway during inclement weather. This
effort is part of the Interfaith Shelter Network’s Rotational Shelter Program, which involves
approximately 120 congregations county-wide.
Homeless Shelters:
To comply with the Senate Bill 2, local governments must identify one or more zoning districts
that allow year-round homeless shelters without discretionary review without discretionary
review. The identified zone must have sufficient capacity to accommodate at least one year -
round shelter and accommodate the City’s share of the regional unsheltered homeless
population. As described in Program 16, the City will amend its Zoning Code within one-year of
adoption of the Housing Element to explicitly address compliance with SB 2 and homeless
City of Poway
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shelters. Objective development and management standards will also be established in the
Zoning Code
Transitional and Supportive Housing, Housing for Persons with Disabilities, including
Developmental Disabilities and Single Room Occupancy:
The City will continue with the provision of Transitional and Supportive Housing (including
Single Room Occupancy) as defined in Section 50675 of the State Government Code in the
definition of “Family” and “Household.” As described in Program 16, the City will amend the
Zoning Ordinance to add definitions for Transitional and Supportive Housing. Transitional
Housing may be used for a homeless individual or family transitioning to permanent housing.
The time frame for Transitional Housing is typically at least six months. This housing type can
be similar to group housing or multi-family units, but may include supportive services to g ain
necessary skills with the goal of independent living. Supportive Housing typically has no limit on
length of stay and is typically linked to either on-site or off-site supportive services. Supportive
Housing may also include Persons with Disabilities, including Developmental Disabilities.
Services for Supportive Housing includes assistance in housing, living and working within the
community and/or improving health, monitoring case management treatment and life skills. As
funding is available, the City will continue to work with appropriate support agencies to provide
this Transitional and Supportive Housing. Currently, the City provides four (4) Transitional and
eight (8) Special Needs Housing Units. Single Room Occupancy (SRO) units are one-room
units intended for occupancy by a single individual. The City’s Zoning Code allows SRO’s,
along with hotels and motels, in certain commercial zones subject to the same development
standards as other residential uses in Poway’s commercial zones. The City will amend its
Zoning Code to clarify the definition of Single Room Occupancy and facilitate the provision of SRO’s
pursuant to AB 2634 (Housing for Extremely Low Income Households).
Agricultural Worker Housing
As described in Program 16, 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.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Provide Homeless/ Emergency Shelters, Maintain four (4)
Transitional and eight (8) Special Needs Housing Units, and
ensure provision for Agricultural Worker Housing. Addresses
Policy B3.
Funding Source: General Fund, CDBG, Private donations
Program 18 – First Time Homebuyer Assistance Program (SHOP)
As funding is available, the City will continue the First Time Homebuyer Assistance (Supporting
Home Ownership in Poway – SHOP) program. SHOP provides financial assistance to low and
moderate income households earning between 70 percent and 120 percent of area median
income, adjusted for household size, to purchase a home in Poway. Low income households
below 70 percent of area median income are not eligible for this program. Assistance is
City of Poway
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provided in the form of a deferred payment loan, which carries restrictions requiring that the
home be sold to other qualifying buyers. In doing so, the house is required to remain affordable
for a minimum of 45 years. The sale price will be less than the fair market value of the home
and is calculated using the annual percent increase or decrease of the Area Median Income.
Staff will continue to service the existing loans and ensure re-sales are sold in conformance with
Program requirements. The future of potential new loans is uncertain as funding will be limited.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Assist existing Program participants with loan servicing and resale
processing. Addresses Policy A7.
Funding Source: Funds from Loan Repayment, Inclusionary Housing (In-Lieu)
Fund, General Fund
Program 19 – Home Enhancement Loan Program (HELP)
As funding is available, in conjunction with the SHOP Program, continue offering single-family
rehabilitation loans with the Home Enhancement Loan Program (HELP) in an amount of up to
$20,000 for homes acquired with City assistance. The funds for rehabilitation were given in the
form of a loan that is non-interest bearing and is forgiven over a ten-year period. This program
is also for low and moderate income households earning between 70 to 120 percent of area
median income, adjusted for household size. Low income households below 70 percent of area
median income are not eligible for this program. Future funding for this program is uncertain.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Assist with rehabilitation of existing homes acquired with City
assistance. Addresses Policy A1.
Funding Source: Inclusionary Housing (In-Lieu) Funds, General Fund
City of Poway
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Program 20 – Maintain Zoning Categories in the General Plan
Maintain the current land use and zoning categories in the General Plan and Zoning Ordinance
to allow a diversity of housing types to be built to provide for the actual needs of residents while
minimizing conflicts with existing development and unnecessary erosion of residents’ quality of
life and investment in their homes.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Encourage diversity of development to serve as many types of
residents as possible while minimizing land-use related conflict.
Addresses Policy B3.
Funding Source: General Fund
Program 21 – Evaluate Community Land Trusts
The City may explore the potential of community land trusts that may serve as stewards for
additional owner-occupied affordable housing for Low and Moderate Income households. A
community land trust is a nonprofit organization formed to hold title to land to preserve its long -
term availability for affordable housing and other community uses. A land trust typically
receives public or private donations of land or uses government subsidies to purchase land on
which affordable housing can be built. In this model, homes are sold to lower-income families,
but the community land trust retains ownership of the land and provides long-term ground
leases to homebuyers. The City may evaluate potential community land trusts through such
actions as: (1) offering Housing Authority-owned properties; (2) directing local, State and
Federal funds designated for first-time homebuyer subsidies; (3) encouraging partnerships with
local affordable housing developers; (4) providing grant funds; and (5) consideration of
developing a partnership to monitor compliance of outstanding City first-time homebuyer loans
and other agreements with long term affordability requirements that are enforceable by the City.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Evaluate options for use of community land trust model.
Addresses Policy B4.
Funding Source: Unknown
City of Poway
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Program 22 – Provide Priority for Provision of Services to Lower Income Households
Maintain compliance with Senate Bill 1087 (Government Code 65589.7) that requires
jurisdictions to provide priority service of water and sewer to low income households.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Coordinate with Poway’s Public Works Department to ensure
service priority to potential affordable housing developments.
Addresses Policy B2.
Funding Source: General Fund
Program 23 – Enforce City Codes, General Plan Policies, and Zoning Regulations
Enforce all City codes, General Plan and other appropriate plan policies, and zoning regulations
for the development of housing constructed for very-low, low, and moderate income
households.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Ensure high quality design and construction and design
compatibility with surroundings for new affordable housing
developments. Addresses Policy B1.
Funding Source: General Fund
Program 24 – Assemble Available Land in the Mixed Use District
With the elimination of redevelopment agencies in California, the City’s ability to continue to
assemble available land in the Mixed-Use Zone and the Town Center Planning Area will be
very limited. However the former Poway Redevelopment Agency acquired several parcels in
the Mixed Use Zone, specifically in the Town Center area for the development of affordable
housing and mixed use. These areas offer potential infill development and are located in
proximity to public transit, commercial and other community services. Some of these properties
are owned by the City of Poway and others are owned by the Poway Housing Authority. All of
these, in addition to properties identified in the Residential Sites Inventory will have an AHOZ
applied. This will help facilitate mixed use development in the future. It is unknown, how many,
if any, of the City-owned parcels will be retained by the City. The City will encourage mixed-use
with affordable housing, pursuant to the AHOZ on the properties. The City continues to focus on
properties in the Mixed Use Zone and Town Center area. As funding becomes available, the
City will evaluate acquiring additional properties in these areas and will continue to evaluate this
program.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: As funding is available, evaluate acquisition of infill sites in the
Mixed Use Zone and Town Center. Addresses Policy B1.
Funding Source: Unknown
City of Poway
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Program 25 – Monitor Ordinances, User Charges, and Fees
The City will continue to monitor its ordinances, user charges, and fees to ensure that these are
consistent with costs incurred by the City, and, where possible and appropriate, will introduce
measures to remove constraints to the development of housing.
Responsible Party: Development Services Department
Target Years: Annual Review, 2013-2020
Objective: Ensure unnecessary and/or inappropriate financial and/or
regulatory constraints do not hamper the development of housing,
especially affordable housing, in Poway. Ensure that funds
collected through charges and fees are appropriate and sufficient
to fund City activities supported by these charges and fees.
Addresses Policy B1.
Funding Source: General Fund
Program 26 – Ensure Density Bonus Ordinance Complies with New State Law
The City will ensure its Density Bonus Ordinance remains consistent with State law.
Responsible Party: Development Services Department
Target Years: Ongoing, 2013-2020.
Objective: Ensure that State law is being followed in housing development in
Poway. Addresses Policy B1.
Funding Source: General Fund
Program 27 – Public Outreach and Education
As funding is available, the City will continue to work with its non-profit partners to conduct a
public outreach and education program that engages local housing developers, the business
community, and the media to help create understanding of and support for affordable housing.
Through the Housing Solutions Alliance, the Housing Authority will work with local developers to
present information to local civic and business organizations, provide information to local
residents and businesses and seek supporters of affordable housing goals. The group will
issue press releases to local newspapers, conduct events to celebrate affordable housing
success stories and develop factual information about Poway’s affordable housing communities.
The effort will be combined with the Housing Special Program and funded through the City’s
Housing Special Program Fund to the extent funds are available.
Responsible Party: Development Services Department
Target Years: Ongoing, 2013-2020
Objective: Raise public awareness of and public support for affordable
housing. Addresses Policies B4 and B5.
Funding Source: Housing Special Program Fund
City of Poway
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Program 28 – Transit Priority Projects
The City will evaluate the provision of incentives for projects that comply with a sustainable
communities strategy, create jobs, reduce vehicle miles travelled, and meet regional housing
needs. This program complies with Senate Bill 310 - Transit Priority Project Program;
Government Code Section 53393.3.5 and 53395.14. Investigate opportunities to link
infrastructure improvements with other affordable housing development or rehabilitation to
maximize the revitalization results of such efforts.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: The City will evaluate this provision within two years of Housing
Element Update adoption. Addresses policies A1 and A2.
Funding Source: General Fund
Program 29 – Provision of Housing for Extremely-Low Income Households
Encourage the development of housing units for households earning 30 percent or less of the
region’s Area Median Income. Specific emphasis for this income category shall be placed on
the provision of family housing and non-traditional housing. The City will encourage
development of housing for extremely-low income households through a variety of activities
such as outreaching to housing developers on at least an annual basis, providing financial or in-
kind technical assistance or land write-downs (as funding becomes available), identifying grant
funding opportunities, applying for or supporting applications for funding on an ongoing basis,
reviewing and prioritizing local funding (as funding becomes available) at least twice during the
planning period and/or offering additional incentives beyond the density bonus provisions.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Outreach to developers on at least an annual basis; As funding
becomes available, apply for or support applications for funding on
an ongoing basis; Review and prioritize local funding at least twice
in the planning period. Addresses policies A1 and A2.
Funding Source: Unknown. Could include Affordable housing loan repayments, 9%
Low Income Housing Tax Credits (in limited situations), Tax-
Exempt Bonds with 4% Low Income Housing Tax Credits, San
Diego County HOME, Affordable Housing Program (AHP), Multi-
family Housing Program (MHP)
Program 30 – Provision of No Net Loss (Government Code Section 65863)
The City will ensure adequate sites are available throughout the planning period to meet the
City’s RHNA. The City will continue to annually update an inventory that details the amount,
type, and size of vacant and underutilized parcels to assist developers in identifying land
suitable for residential development and that also details the number of extremely low-, very
low-, low-, and moderate-income units constructed annually. If the inventory indicates a
shortage of available sites, the City shall identify alternate sites sufficient to accommodate the
City of Poway
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City’s RHNA. To ensure sufficient residential capacity is maintained to accommodate the
RHNA, the City will develop and implement an ongoing project-by-project evaluation procedure
pursuant to Government Code Section 65863. Should an approval of development result in a
reduction of capacity below the residential capacity needed to accommodate the RHNA, the City
will identify sufficient sites to accommodate the shortfall by adjusting the Residential Sites
Inventory and applying the appropriate AHOZ to newly identified sites.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Monitor and evaluate No Net Loss requirements per State law.
Develop evaluation procedure to implement Government Code
Section 65863 by December 2013.
Addresses policies A1 and A2.
Funding Source: General Fund
Program 31 – Preserve Potential At-Risk Housing Units
The City will monitor potential At-Risk affordable housing units to ensure that adequate sites are
available throughout the planning period to meet the City’s RHNA. While the City does not
currently have any At-Risk Housing units, the City will continue to coordinate with property
owners of affordable housing. If any potential loss of At-Risk units arises, the City will seek the
assistance of non-profit corporations or non-profit housing organizations that may be able to
assist in the preservation of At-Risk affordable housing units. As funding becomes available,
the City will seek out funding sources to offer incentives to extend terms of affordability
restrictions.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Monitor and evaluate potential At-Risk housing units, coordinate
with existing property owners, seek assistance from non-profit
entities capable of assisting with preserving At-Risk affordable
housing units and identify funding as it becomes available.
Addresses policies A1 and A2.
Funding Source: General Fund
Program 32 – Monitor and Evaluate AHOZ Ordinance Development Standards
The City will monitor and evaluate development of all properties assigned with an existing or
future AHOZ in the Residential Sites Inventory to confirm AHOZ development standards are
not a constraint to reaching maximum densities allowed. The City will also monitor the
Development Review process to ensure the process provides consistent application which is
objective in nature and provides certainty to developers. If either the development
standards or the DR process is shown to constrain development, the City will amend, if
necessary, development standards or procedures, as appropriate, to mitigate the constraint.
The City will also conduct on-going monitoring and provide reporting to HCD in the City’s
General Plan Annual Report.
City of Poway
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Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Monitor development of AHOZ properties; monitor AHOZ
development standards and DR procedures for consistency. If
necessary, amend AHOZ General Plan guidelines and Municipal
Code regulations. Provide analysis and evaluation of program to
HCD in General Plan Annual Report.
Addresses policies A1, A2 and A3.
Funding Source: General Fund
PROMOTION OF FAIR HOUSING
Program 33 – Provide Information on Fair Housing in Quarterly Newsletter
The City will continue to include an article in at least one of its qua rterly newsletters per year
providing information concerning housing discrimination, Fair Housing law and available
assistance.
Responsible Party: Development Services Department
Target Years: 2013-2020, Annual Review
Objective: Make Poway residents aware of these issues, laws, and available
services for fair housing. Addresses policies C1 and C2.
Funding Source: General Fund
Program 34 – Obtain and Distribute Flyers on Fair Housing from San Diego County
The City will obtain flyers from the San Diego County Department of Housing and Community
Development and make these available at appropriate locations in the City.
Responsible Party: Development Services Department
Target Years: Ongoing, 2013-20102
Objective: Promote the awareness of the housing services provided by the
County. Addresses policies C1 and C2.
Funding Source: General Fund
Program 35 – Obtain and Display Posters on Fair Housing from the State of California
The City will request posters from the California Fair Housing and Employment Department and
display them in appropriate locations in public buildings.
Responsible Party: Development Services Department
Target Years: Ongoing, 2013-2020
City of Poway
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Objective: Promote the awareness of the services and laws discussed by the
posters. Addresses policies C1 and C2.
Funding Source: General Fund
Program 36 – Include Anti-Discrimination Clauses in Deed Restrictions for Affordable
Housing
In all deed restrictions required of affordable housing developments, the City will require
inclusion of an anti-discrimination clause.
Responsible Party: Development Services Department
Target Years: 2013-2020
Objective: Ensure a legal City mechanism for complaints against housing
discrimination in deed transactions. Addresses Policy C1.
Funding Source: General Fund
Program 37 – Continue to Assist in Addressing Fair Housing Questions
Continue to assist with Fair Housing questions when possible and to refer questions to other
agencies as appropriate. This service is intended to assist in the awareness of Fair Housing
throughout the County. The City will also provide this information on its website to gain
additional public outreach.
Responsible Party: Development Services Department
Target Years: 2012-2020
Objective: Promote knowledge of Fair Housing law and services and ensure
Poway residents have access to appropriate Fair Housing
services. Addresses Policy C2.
Funding Source: General Fund
City of Poway
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D. Quantified Objectives
The City of Poway has established quantified (numerical) objectives for several program
categories (Table 6-1) to provide measurable standards for monitoring and evaluating program
achievements. Quantified objectives have been established for accommodating the City’s share
of future housing needs under the SANDAG Regional Housing Allocation Plan, new housing
construction, housing rehabilitation, the preservation of existing affordable housing, and
homebuyer assistance. The future housing needs objective addresses the City’s ability to
accommodate housing based on the availability of appropriately zoned vacant and underutilized
land, with public services and facilities. These homes may or may not be built depending on
market trends and the availability of funding to developers of affordable housing.
Table 6-1
Summary of Quantified Objectives
2013-2020
Income
Regional
Share
New
Dwelling
Units
Homebuyer
Assistance
(SHOP)
Rehab.
(HELP)
Conservation of
Affordable
Housing
Special Needs
Housing
Rental
Housing
Mobile
Homes
Transitional &
Supportive
Extremely Low 100 100
6
580
316
4 Very Low 101 101
Low 152 138
Moderate 282 38 48
Above Moderate 618 305
Total 1,253 682 48 6 580 316 4
Notes:
1. Quantified objectives in this table summarize the individual program objectives contained in this chapter.
2. Quantified objectives for homebuyer assistance include the City’s First Time Homebuyer Program and the
home ownership housing program.
3. The quantified objective for rental housing preservation assumes continued preservation of existing
subsidized rental units that are not at risk of conversion to market rate housing through the end of the housing
cycle.