Housing Element Update - 1 - IntroductionCity of Poway
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A. Purpose and Content of Housing Element
The California State Legislature enacted legislation to assure the attainment of the State
housing goal by requiring that counties and cities prepare and implement housing elements.
The Housing Element Update (2013-2020) for the City of Poway is a required component of the
City’s General Plan and covers the time period from January 1, 2010 to December 31, 2020.
The Housing Element Update is designed to provide the City with a coordinated and
comprehensive strategy for promoting the production of safe, decent and affordable housing
within the community. This document presents a plan to achieve the City’s housing goal while
meeting the requirements of the State of California (Article 10.6 of the Government Code) and
includes:
Analysis of the previous Housing Element (2005-2010) and current housing factors
(physical, fiscal, regulatory);
Identification of constraints to achieving the housing goal; and
Proposed modifications and refinements to the objectives, policies and programs
identified in the previous Housing Element.
A priority of both State and local governments, Government Code Section 65580 states the
intent of creating housing elements:
The availability of housing is of vital statewide importance, and the early
attainment of decent housing and a suitable living environment for every
California family is a priority of the highest order.
According to state law, the Housing Element has two main purposes:
a. To provide an assessment of both current and future housing needs and
constraints in meeting these needs; and
b. To provide a strategy that establishes housing goals, policies and programs.
State law requires that all cities adopt a Housing Element and describe in detail the necessary
contents of the housing element. This Housing Element Update responds to those
requirements, and responds to the special characteristics of Poway’s housing environment.
This Housing Element Update incorporates the most current data and information readily
available at the time of writing. It also includes an evaluation of the previous Housing Element
(2005-2010) adopted in 2008, an assessment of the current and potential housing actions, and
an assessment of resources of the private sector and all levels of the public sector.
The City of Poway Housing Element Update is an eight-year plan for the 2013-2020 housing
cycle for jurisdictions in the San Diego region. The Housing Element Update serves as an
integrated part of the General Plan, but is updated more frequently, as required by state law, to
ensure its relevancy and accuracy. The Housing Element identifies strategies and programs
that focus on:
Matching housing supply with need;
Maximizing housing choices throughout the community;
Assisting in the provision of affordable housing;
Removing governmental and other constraints to housing investment; and
Promoting fair and equal housing opportunities.
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The Housing Element Update consists of the following Chapters:
Chapter 1 - Introduction: Provides a brief overview of the purpose and background for
the Housing Element Update.
Chapter 2 – Community Profile: A profile and analysis of the City's demographics,
housing characteristics, and existing and future housing needs.
Chapter 3 – Constraints: An analysis of constraints to housing production and
retention, including various market, governmental and environmental limitations to
meeting Poway's identified housing needs.
Chapter 4 – Housing Resources: An overview of resources available to accommodate
and provide housing for all income levels, including land available for new construction
and financial and administrative resources available for housing in Poway.
Chapter 5 – Program Accomplishments: An assessment of past accomplishments
and an evaluation of programs that should be continued, modified or added.
Chapter 6 – Housing Plan: Outlines the City’s overall housing goals, objectives,
policies, and programs over the housing cycle (2013-2020), and addresses the City's
identified housing needs and the requirement to comply with State law.
B. Community Context
The City of Poway incorporated in December 1980 as a full-service, general law City and
operates under the Council/Manager form of government. Poway, with a population of
approximately 47,811 (2010 U.S. Census) residents, is a unique community in San Diego
County. Located in northeast San Diego County, Poway is known as “The City in the Country”
and prides itself on the fact that over half of the City’s 39.4 square-mile area is preserved as
dedicated open space. The community offers a diverse range of housing options, an
outstanding school district, a thriving business park with over 19,000 jobs, a broad range of
dining and shopping opportunities, beautiful parks, over 82 miles of trails, and over 50
community events each year. Figure 1-1 depicts a Vicinity Map of Poway.
Within the City limits are approximately 16,660 (2006-2010 American Community Survey)
housing units. The City’s vacancy rate is approximately less than 4 percent. There is a broad
continuum of housing options available, ranging from multi-family apartments to single-family
homes on large rural parcels. Single-family dwellings make up 79.3 percent of the City’s
housing units.
The City of Poway faces important challenges in its planning for sufficient housing, obtaining
resources for affordable housing, and implementing housing programs for City residents. Rising
housing costs, expanding employment opportunities, limited funding resources, and changing
demographics require that the City develop an approach and strategy to producing housing that
matches the needs of existing and future residents of the community.
Since the 1990’s, Poway has experienced substantial changes in demographics and
employment. One especially significant change is the decline in the number of younger
households and families with children. While new employment opportunities have been created
in Poway in recent years with the development of the Poway Business Park and retail and
services for local residents, many of the jobs pay wages are equivalent to low and moderate
incomes.
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Figure 1-1
City of Poway and Vicinity
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Another challenge the City is facing is the rising cost of housing in relation to San Diego County
incomes. This combination has led to increasing rates of overcrowding among lower income
renters and overpayment among both renters and home owners. Compounding the City’s
challenge in planning for adequate housing is that the primary growth in housing over the past
decade has been single-family homes that are generally unaffordable to many households in
San Diego County. During the same period, the construction of multifamily housing has
remained a small fraction of overall housing construction, although the City has made significant
progress in encouraging the development of affordable housing through the City’s former
Redevelopment Agency. The City and the former Redevelopment Agency were able to assist in
the construction of over 700 affordable housing units since 1999 and assist nearly 150 other low
and moderate income households through various affordable housing programs.
California’s housing market peaked in the summer of 2005 when a dramatic increase in the
State’s housing supply was coupled with low interest rates. The period between 2006 and
2010, however, reflects a time of significant change as the lending market collapsed and home
prices saw significant decreases, resulting in the 2008 economic recession. Double-digit
decreases in median sale prices were recorded throughout the State until recently. As such,
housing production in the last few years has been limited while the need for affordable housing
increased along with high unemployment rates and foreclosure rates.
The San Diego Association of Governments (SANDAG) developed the Regional Housing Needs
Assessment (RHNA) Plan for the San Diego region utilizing an estimated housing stock
projection for the region that was accepted by the State’s Housing and Community
Development Department (HCD). The RHNA Plan covers an eleven-year projection cycle
(January 1, 2010, through December 31, 2020). In consultation with the County and the cities
within the region, SANDAG assigned a housing production goal to each jurisdiction in the
region. These regional plans typically cover a period that begins two years before the deadline
for the update of a housing element. Therefore, the SANDAG plan covers the planning cycle
from January 1, 2013, through June 30, 2020. As a result of the RHNA allocation, Poway must
accommodate 1,253 additional housing units through the end of 2020, of which 28 percent
should be affordable to households earning 80 percent or less of the San Diego County median
income and 22.5 percent affordable to households earning between 80 and 120 percent of
median income.
The 2013-2020 Housing Element Update addresses these issues by identifying affordable
housing sites in a new Residential Sites Inventory (Chapter 4) and implementing housing goals
and objectives through a comprehensive housing strategy. The creation of a suitable and
effective housing strategy is a complex process, but one defined by the needs of those living
and working within the community. This requires an approach that can produce an equally
diverse range of housing choices, including single-family homes, apartments, housing for
special needs groups, and many others.
C. State Requirements
The California Legislature has identified the attainment of a decent home and suitable living
environment for every resident as the State’s major housing goal. Recognizing the important
role of local planning programs in pursuing this goal, the Legislature has mandated that all cities
and counties prepare housing elements as part of their comprehensive general plans. Section
65302(c) of the Government Code sets forth the specific components to be contained in a
community’s housing element.
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State law requires housing elements to be updated at least every eight years to reflect a
community’s changing housing needs. State law has allowed eleven years for the current cycle.
Poway’s Housing Element was last updated in 2008 for the 2005-2010 planning cycle. A critical
measure of compliance with State Housing Element law is the ability of a jurisdiction to
accommodate its share of the regional housing as determined by a regional housing needs
plan. Table 1-1 below is a list of amendments to State law since the adoption of the previous
housing element, with a brief analysis and recommendations:
Table 1-1
State Law Amendments Summary
STATE REQUIREMENT
ANALYSIS/RESPONSE
1. Section 65589.7 (SB1087 - Water and
Sewer Priority): Deliver housing elements
to agencies and provide priority for
provision of services to lower income
households.
The City’s Public Works Department will be sent a
copy of the Housing Element Update. Poway’s
Public Works Department will provide priority
provision of these services to lower income
household developments. Written policies and
procedures will be adopted and implemented (See
Program 22 in Chapter 6).
2. Section 65302 (AB162- Safety and
Conservation/Flood Data): Local
jurisdictions are required to amend the
safety and conservation elements to include
analysis and policies regarding flood hazard
and management information.
Revised data implemented as a part of the adopted
Multi-Jurisdictional Hazard Mitigation Plan Year
Three, (2008-2009) San Diego County.
3. Section 65584 (SB2 - Emergency Shelters
and Transitional and Supportive Housing):
At least one zone shall permit emergency
shelters without a discretionary action.
Transitional and supportive housing shall
be considered a residential use without
additional restrictions. Denial of emergency
shelters and/or transitional and supportive
housing shall be based on specific findings.
Amend the Code within one year of the
Housing Element adoption.
State law requires that cities identify sites that are
adequately zoned for the placement of special
needs housing, which includes homeless shelters
and transitional and supportive housing.
Additionally, cities must not unduly discourage or
deter these uses. The Poway 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 City Council
waived the permit fees associated with the
Temporary Use Permit process for Emergency
Shelters in Poway. To comply with Senate Bill 2,
local governments must identify one or more zo ning
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. Program 16 in Chapter 6 will require the
City to amend its Zoning Code within one-year of
adoption of the Housing Element to explicitly
address compliance with SB 2 and homeless
shelters. State law also requires that local
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governments do not unreasonably deny approval for
transitional housing or supportive housing and
clarifies that jurisdictions must treat transitional
housing and supportive housing in the same manner
as any other residential use within the same zone.
Currently, the City’s Zoning Ordinance does not
directly address supportive housing. The Zoning
Code will be amended to specifically define
Transitional and Supportive Housing.
Process an amendment to the Poway Municipal
Code (PMC) to clarify the allowance for emergency
homeless shelters as “by-right” permitted uses in at
least one zoning district.
This amendment would also add “Emergency
Shelter” as a definition into the PMC in accordance
with Government Code Section 65584. This
amendment will also add Transitional and
Supportive housing as defined in Section 50675 of
the Government Code (includes group homes) in
the definition of “Family” and “Household” within the
Poway Municipal Code (See Programs 18 and 22).
4. Section 65583 (SB520 - Reasonable
Accommodation): Housing elements shall
analyze and remove constraints of housing
for persons with disabilities.
This program pertained to the City adopting a
formal procedure for processing requests for
reasonable accommodation for persons with
disabilities, including developmental disabilities as
well as special housing needs that is in compliance
with State law. This program addresses Policies A8
and B3.
In 2009, the City amended the Municipal Code to
add regulations for reasonable accommodations.
This code section includes procedures for
processing requests for reasonable
accommodations.
5. Section 65583 (SB520 - Constraints
Analysis): Housing elements shall analyze
governmental housing constraints.
Chapter 3 – Constraints, provides analysis of the
governmental constraints for this section of the
Housing Element.
6. Section 65583 (SB 812 - Persons with
Developmental Disabilities): Housing
elements shall analyze the needs of this
special needs group.
The “Needs Assessment” section of the Housing
Element added “Persons with Disabilities” as a
special needs group and includes an analysis of
the needs of persons with disabilities residing in
Poway.
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7. Section 65584 (SB375- Climate Change):
Local jurisdictions are encouraged to
reduce greenhouse gas emissions and are
required to rezone their properties to be
consistent with their updated housing
element within three years of adoption.
During the 2005-2010 Housing Element cycle, the
City adopted water efficient landscape regulations,
amending development regulations to allow for
pervious surfaces. In 2010, the City amended its
General Plan, Circulation Element that
encourages Complete Streets and the use of public
transit and pedestrian and bicycle pathways.
Program 4 in Chapter 6 encourages opportunities
for energy conservation and sustainable best
practices. A rezone will not be required as existing
densities are sufficient to accommodate the City’s
RHNA.
8. Section 65583 (AB2634 - Extremely Low
Income Households): Housing elements
shall contain an analysis of the needs of
households with extremely low incomes.
The “Needs Assessment” section of the Housing
Element added “Extremely Low Income
Households” as a special needs group and includes
an analysis of the needs of the extremely low
income households residing in Poway. The
“Housing Resources” section of the Housing
Element shows that Poway has sufficient capacity
and approved projects to meet the needs of
extremely low income households.
9. Section 65583.1 (AB1103 – Conversion of
Foreclosed Properties): Foreclosures may
be used in limited instances to
accommodate a portion of the City’s RHNA.
Acknowledged.
10. Section 65302.1 (AB244 - Sphere of
Influence Analysis): On or before the
adoption of this Housing Element, the City
shall review and update the land use
element of its general plan to include an
analysis of the City’s Sphere of Influence
area and would require the updated plan to
include specified information.
The City’s Sphere of Influence Area is included on
its General Plan and Zoning Map. This area has a
median household income greater than $60,000
and is not considered disadvantaged (less than 80
percent of the statewide median income or
$46,166). This requirement is not applicable to the
City.
11. Section 53393.3.5 and 53395.14 (SB310-
Transit Priority Project Program): Provision
providing incentives for projects that comply
with a sustainable communities strategy,
create jobs, reduce vehicle miles travelled,
and meet regional housing needs.
The City may consider utilizing this provision
provided the development industry identifies an
interest to comply with project requirements. A local
ordinance must be adopted prior to exercising this
provision. Program 28 addresses the requirement
to evaluate this provision.
D. Housing Element Components
Section 65302(c) of the Government Code (GC) sets forth the specific components to be
contained in a community’s housing element. Table 1-2 summarizes these State requirements
and identifies the sections in the Poway Housing Element Update (2013-2020) where these
requirements are addressed. The City of Poway used the HCD’s Building Blocks website to
assist in this method. Section numbers in the table refer to the Government Code (Article 10.6):
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Table 1-2
State Housing Requirements California, 2012
Required Housing Element Components Page #
I. Public Participation (GC 65588(c)) 1-12
A. Diligent efforts to achieve public participation of all economic segments of the
community in the development and adoption of the element.
1-13
B. Description of how public input was or will be considered and incorporated in the
Housing Element.
1-13
II. Review and Revision (GC 65588(a) & (b)) 5-1
A. Evaluation and revision of the previous element:
1. “Effectiveness of the element” (Section 65588(a)(2)): A review of the actual results
of the previous element’s goals, objectives, policies, and programs. The results
should be quantified where possible (i.e., number of housing units rehabilitated).
2. “Progress in implementation” (Section 65588(a)(3)): An analysis of the significant
differences between what was planned in the previous element and what was
achieved.
5-1
5-2
5-3
B. Adequate sites implementation/rezone program (GC Section 65584.09); if needed. N/A
III. Housing Needs Assessment (GC 65583(a)) 2-1
A. Population and Employment Trends. 2-2
B. Household Characteristics:
1. Number of existing households
2. Total households overpaying for housing
3. Lower income households overpaying
4. Total number of existing extremely low income households
5. Total number of projected extremely low income households
2-4
2-11
2-21
2-21
2-19
2-8
C. Housing Stock Characteristics:
1. Housing conditions: number of units needing rehabilitation/replacement
2. Overcrowded households
3. Housing costs (for sale and rental)
4. Housing units by type
5. Vacancy rates
2-23
2-23
2-22
2-15
2-11
2-13
D. Special Housing Needs Analyses:
1. Persons with disabilities
2. Elderly
3. Large households
4. Farmworkers (seasonal and permanent)
5. Female headed households
6. Homeless
7. Single Parents
8. Extremely Low Income Households
9. Students
2-28
2-29
2-29
2-31
2-37
2-38
2-39
2-35
2-35
2-39
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E. Analysis of opportunities for energy conservation in residential development (provide
incentives to encourage green building practices, promote higher density, compact infill
development and passive solar design).
4-26
F. Analysis of existing assisted housing projects “At-Risk” of converting to non-low income
uses:
1. Inventory of “At-Risk” units
2. Assessment of risk
3. Estimate of replacement vs. preservation costs
4. Identify qualified entities
5. Identify potential funding
2-43
2-43
2-43
2-43
2-43
2-43
G. Projected housing need, including the locality’s share of the regional housing needs as
determined by the COG or HCD.
4-1
IV. Sites Inventory and Analysis and Zoning for a Variety of Housing Types (GC
Sections 65583(a)(3), 65583(c)(1) and 65583.2)
4-4
A. Sites Inventory (GC 65583.2(a) and (b)):
1. Listing of properties by parcel number or unique reference (GC 65583.2(b)(1))
2. Listing of properties by size (GC 65583.2(b)(2))
3. Listing of properties by general plan designation and zoning (GC 65583.2(b)(2))
4. For non-vacant sites, description of existing uses (GC 65583.2(b)(3))
5. Map of sites (GC 65583.2(b)(7))
4-4
4-6/4-7
4-6/4-7
4-6/4-7
4-15
4-8 to 4-14
B. Sites Inventory Analysis of Suitability and Availability (GC 65583.2):
1. Realistic development capacity calculation accounting for site improvements and
land-use controls (GC 65583.2(c)(1&2))
2. Analysis of non-vacant and underutilized lands (GC 65583.2(g))
3. Identification of zoning appropriate for housing for lower income households (GC
65583.2(c)(3))
4. Environmental constraints (GC 65583.2(b)(4))
5. Infrastructure including planned water, sewer, and other dry utilities supply (GC
65583.2(b)(5))
4-15
4-15
4-16
4-16
C. Zoning for a Variety of Housing Types (GC 65583(c)(1) and 65583.2(c)):
1. Multi-family rental housing
2. Housing for agricultural employees (permanent and seasonal)
3. Emergency shelters
4. Transitional housing
5. Supportive housing
6. Single-room occupancy
7. Mobile homes/Factory-built housing
3-5
3-11
3-11
3-10
3-11
3-11
3-11
3-9/3-10
V. Constraints on Housing (GC Section 65583(a)(4) and (5)) 3-1
A. Governmental Constraints (GC 65583)(a)(4)):
1. Land-use controls (e.g., zoning-development standards, including parking, height
limits; setbacks, lot coverage, minimum unit sizes, growth controls).
2. Codes and enforcement (e.g., any local amendments to UBC, degree or type of
enforcement).
3-1
3-5
3-22
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3. On/Off-site improvements (e.g., curbing requirements, street widths, circulation
improvements).
4. Fees & exactions (permit and impact fees & land dedication or other requirements
imposed on developers).
5. Processing and permit procedures (e.g., permit and approval process including
discretionary review procedures; description of permitted uses; design review
process; planned development, processing times).
6. To housing for persons with disabilities (reasonable accommodation procedure,
zoning and land use, building codes).
3-13
3-17
3-20
3-24
B. Nongovernmental Constraints (GC Section 65583(a)(5)):
1. Availability of financing.
2. Price of land.
3. Cost of construction.
3-28
3-29
3-30
VI. Quantified Objectives (GC Section 65583(b)(1)) 6-23
A. Estimate quantified objectives for the number of housing units (by income level) over
the time frame of the element (GC Section 65583(b)(1)).
6-23
VII. Other Topics
A. Description of means by which consistency will be achieved and maintained with other
general plan elements (GC Section 65583(c)(6)(B)).
1-11
B. Construction, demolition and conversion of housing for lower and moderate income
households in the coastal zone (GC Section 65588(c) and (d)).
N/A
C. Priority water and sewer services procedures for developments with units affordable to
lower income households (GC Section 65589.7).
6-19
VII. Housing Programs (GC 65583(c)) 6-1
A. Provide adequate sites (65583(c)(1)):
1. Programs to provide capacity to accommodate regional need.
2. Programs to provide sites to accommodate all income levels.
6-3
6-3
3. Program for a variety of housing types. 6-3
B. Assist in the development of adequate housing to meet the needs of extremely low,
very low, low and moderate income households (65583(c)(2)):
1. Utilize Federal, State, and local financing and subsidies.
2. Provide regulatory concessions and incentives.
3. Describe the amount and uses of monies in the redevelopment agency’s L&M
Fund.
6-3
6-3
6-3
6-1
C. Address governmental constraints (65583(c)(3)):
1. Land-use controls.
2. Building codes.
3. Site improvements.
4. Fees and exactions.
5. Processing and permit procedures.
6. Housing for persons with disabilities.
3-1
3-2
3-13
3-16
3-20
3-10
D. Conserve and improve the condition of the existing affordable housing stock
(65583(c)(4)).
6-8
E. Program to promote equal housing opportunities (65583(c)(5)). 6-23
F. Preserve units “At-Risk” (65583(c)(6)(d)). 6-24
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E. Relationship to other General Plan Elements
The Housing Element is a component of the General Plan, which in part, provides guiding policy
for residential land use and development in Poway. The General Plan is divided into six master
elements that address both the State-mandated planning issues plus optional subjects that are
of particular concern within Poway. The master elements include: Community Development,
Public Facilities, Transportation, Natural Resources, Public Safety and Housing. Some of these
master elements are further divided into elements: Community Development includes Land Use
and Community Design; Transportation includes Roadways, Public Transit, Bikeways and
Pedestrian Facilities; Resources includes Natural Resources and Prehistoric and Historic
Resources; and Public Safety includes Emergency Services and Hazard Management. State
law requires consistency among elements of the General Plan. Goals and policies contained
within the Housing Element should be interpreted and implemented in a consistent manner with
the goals and policies of the other General Plan elements. To ensure consistency of the
Housing Element with the remainder of the General Plan, a consistency analysis of the entire
document was conducted.
The City will continue to ensure consistency between the Housing Element and other General
Plan elements so that policies introduced in one element are consistent with other elements. At
this time, the Housing Element does not propose significant changes to any other element of the
General Plan. If any elements of the General Plan are amended during the Housing
Element Update cycle (2013-2020), the City will ensure that the Housing Element will be
reviewed and modified, if necessary, to ensure continued internal consistency among elements.
F. Data Sources and Methodology
In preparing the Housing Element, various sources of information were used. Wherever
possible, information from the U.S. Census 2010 data provided the baseline for all demographic
information. Additional sources included population and housing data from the California
Department of Finance, SANDAG, housing market data from Dataquick, employment data from
the Employment Development Department, lending data from financial institutions provided
under the Home Mortgage Disclosure Act (HMDA), San Diego County Regional Taskforce on
the Homeless (RTFH) and the most recent data available from social service and other nonprofit
and governmental agencies.
Since the 2000 Census, the Bureau of the Census has completely restructured the way it
enumerates the U.S. population. Specifically, the 2010 Census no longer contains the long
form that provided detailed information on socioeconomic and housing characteristics. To
replace the “long form” that occurs only once every decade, the Census Bureau conducted the
American Community Survey for the 2010 Census that took a snapshot of the communities
based on a small sample but relatively frequently. Survey results were then averaged to
provide a description of the community over time.
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G. Summary of Findings and Policies
To address community conditions and housing needs identified within this Housing Element
Update, the City has adopted actions to facilitate the development of housing. The actions seek
to accommodate the City’s regional housing needs allocation, assist in the production and
rehabilitation of a wide range of housing and shelter, and establish supportive services for all
income levels and special interest groups. Programs included within the Housing Element
Update include some of the following provisions to achieve the intended goals of the planning
effort:
Amend the City’s Zoning Ordinance to further facilitate the development of affordable
housing;
Amend the City’s Zoning Ordinance to update the density bonus program commensurate
with state law requirements;
Provide adequate sites for housing through consolidation of properties and rezoning;
Pursue state and federal funding opportunities;
Continue and strengthen collaborative relationships with other public agencies and
nonprofit organizations that can assist the City in implementing its housing strategy;
Continue to reduce regulatory barriers to the location and development of housing for
persons with disabilities;
Adopt a strategy to increase the availability of housing, meeting the needs of, and
affordable to, local workers;
Preserve affordable housing resources in Poway, including older rental housing and
existing subsidized housing; and
Promote equal housing opportunity through collaborative efforts with community
organizations.
H. Public Participation
As part of the Housing Element Update process, the City utilized several public outreach
methods to engage community involvement including workshops, a Housing Element Update
webpage, public review of the draft document, and public hearings prior to adoption. Local and
regional organizations serving low-income and special needs housing groups and housing
advocates were invited to attend public workshops on the Housing Element Update. The City
has provided information on its website to inform the general public of the importance of
affordable housing to the community.
City Staff held a workshop with the City’s former Redevelopment and Housing Advisory
Committee (RDHAC) on August 8, 2012, and presented a comprehensive overview of the
Housing Element Update process. Staff also held a meeting on September 12, 2012, with
owners of the private properties identified in the Residential Sites Inventory. A broader
Community Workshop was held on September 25, 2012 and provided an overview of the
purpose and contents of the Housing Element, state requirements, the update process, and key
issues for the Housing Element Update, which included the Residential Sites Inventory.
Twenty-six people attended the workshop. During the discussion, several comments were
made related to impacts from traffic, affordable housing density, future funding for new housing,
region-wide “Best Practices” to encourage affordable housing, mixed use regulations and
locating housing near community services.
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A follow up meeting with the RDHAC was held on October 8, 2012, and provided the committee
with the comments and feedback from the Community Workshop. Staff also described the
questions and comments received from private property owners at the meeting held on
September 12, 2012. RDHAC members discussed some of the proposed locations for potential
affordable housing sites to be included in the Housing Element, as well as constraints to future
funding sources. The City Council also conducted a public workshop on November 13, 2012, to
discuss the purpose and contents of the Housing Element Update, new state requirements, the
update process, and the new Residential Sites Inventory.
For the last several years, the City of Poway has utilized Poway Housing Solutions, a
partnership effort with nonprofit housing organizations that joined together and have been
dedicated to education and outreach related to affordable housing in Poway. The nonprofit
organizations that have joined the City in this effort are W akeland Housing, Community
Housing Works and San Diego Interfaith Housing Foundation. As of 2012, the group continues
to conduct studies and outreach efforts to educate local residents about the economic, social
and public safety benefits associated with affordable housing.
A summary of comments provided by the community and other interested parties during the
public outreach portion of this process includes:
1. The potential impact of increased densities on schools, parks, and other public
services.
2. The impact of the elimination of redevelopment funding sources from the State.
3. The impacts of traffic congestion and parking near affordable housing sites.
4. Utilizing region-wide “best practices” to encourage affordable housing.
5. Avoiding the concentration of affordable housing sites in south Poway.
6. Mixed-use development regulations.
7. Goal to locate housing near community and public services.
Due to the economic constraints that qualify a family for affordable housing, the City has
traditionally located its affordable housing sites in proximity to community services that include
food stores, public transportation, and general retail shopping. In this way, people may choose
to walk or take public transit to the surrounding stores and facilities. The commercial center of
Poway includes a vast combination of general retail, service business, specialty shops, and
restaurants, as well as the public library and other government offices. The proximity and
number of businesses also serves as a good source for local jobs. The local 30-acre Poway
Community Park contains many recreation opportunities for residents of all ages. By City park
standards, the Poway Community Park is classified in the Public Facilities Element of the
General Plan as a community park and has a service radius of two miles. This radius extends
from Oak Knoll Road to Garden Road, north to Twin Peaks Road and South to the Poway
Business Park and includes a majority of Poway’s existing affordable housing projects.
With regard to potential impacts on schools, the City of Poway and the Poway Unified School
District (PUSD) continue to coordinate on-going development activities within the City. Staff
from the City and PUSD worked collaboratively to evaluate potential housing sites and the
impacts on surrounding schools. Valley Elementary School is centrally located within the
Poway Road/Town Center commercial corridor area. While the addition of the children from the
affordable housing complexes has increased attendance, the PUSD maintains the position that
the school is not compromised by the potential for additional students. To reduce potential
City of Poway
1 - Introduction
Draft April 2013 Housing Element Update | Page 1-14
future impacts, the City is proposing to locate additional affordable housing sites outside the
enrollment boundaries of Valley Elementary. Proposed locations in Table 4-4 of Chapter 4 are
in Old Poway, along Twin Peaks Road, and on Monte Vista Road, next to Pomerado Hospital.
With regard to reduced parking standards for affordable housing projects, Section 17.08.200 of
the Poway Municipal Code provides for regulatory concessions, including reduced parking
ratios, for affordable housing projects. State law also limits the City’s a bility to require parking
for affordable projects. The City has surveyed its existing affordable housing projects and found
that the proportion of single adult households is higher than that in a similar market rate housing
project, contributing to a lower parking demand. Recognizing this, the City has historically
reduced the parking requirements for its affordable housing projects by 20 to 30 percent. The
City has evaluated this reduction and found that these projects function without parking
problems.
On February 5, 2013, the Poway City Council reviewed the Draft Housing Element Update at a
noticed public meeting and authorized the document to be submitted to the California
Department of Housing and Community Development (HCD) for its 60-day review period. The
City submitted the document to HCD on February 7, 2013. Comments from HCD were received
in March 2013 after which several conference calls were held between HCD and City staff. A
revised Draft Housing Element Update document was submitted to HCD in April 2013 that
addressed their comments to ensure compliance with State Housing Law. Some of these
revisions included additional programs being added to comply with newer State mandates. On
April 5, 2013, the City was advised by HCD that it may proceed with the Housing Element
Update adoption process. The City of Poway, as the lead agency, prepared a Negative
Declaration (ND) in accordance with the California Environmental Quality Act (CEQA) and
proceeded with the required 30-day public review and comment period. The City will schedule a
public hearing on May 21, 2013, for the City Council to consider adopting the Housing
Element.