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FIFTH WORKING DRAFT
JANUARY 9, 2006
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This information, or this document ( or portions thereof), will be made available in alternative formats upon request.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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City of San Diego Housing Element
FY 2005 - FY 2010
January 9, 2006
DEPUTY MAYOR
Toni Atkins
CITY COUNCIL
Scott Peters, First Council District
Tony Young, Fourth Council District
Brian Maienshein, Fifth Council District
Donna Frye, Sixth Council District
Jim Madaffer, Seventh Council District
CITY MANAGER
P. Lamont Ewell
CITY ATTORNEY
Michael Aguirre
Prepared by:
Planning Department
San Diego Housing Commission
Adopted by City Council, ____________
Resolution Number R- ____________
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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PLANNING COMMISSION
Barry Schultz, Chair
Kathleen Garcia, Vice- Chair
Carolyn Chase, Commissioner
Robert Griswold, Commissioner
Gil Ontai, Commissioner,
Dennis Otsuji, Commissioner
Mark Steele, Commissioner
PLANNING DEPARTMENT
S. Gail Goldberg, Planning Director
Betsy McCullough, Deputy Planning Director, Community Planning
Coleen Clementson, Program Manager
Bill Levin, Senior Planner, Project Manager
John Kenyon, Intern
Anna Shepherd, Associate Planner
Tait Galloway, Associate Planner
Mike Klein, Information Systems Analyst II
SAN DIEGO HOUSING COMMISSION
Sal Salas, Chair
Jennifer Adams- Brooks, Commissioner
Tyler W. Cramer, Commissioner
Robert A. Grinchuk, Commissioner
Leeandrus Knight, Commissioner
Alice Tumminia, Commissioner
Tony Yip, Commissioner
Elizabeth Morris, President and CEO
Carol M. Vaughan, Chief Operating Officer
Cissy Fisher, Housing Finance and Development Director
Ann Kern, Senior Program Analyst
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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HOUSING ELEMENT WORKING GROUP
Scott Malloy, alternate Matt Adams: Building Industry Association
Susan Baldwin: San Diego Association of Governments
Mike Conroy: Accessibility Advocate
Cyndi Jones: Accessibility Advocate
Hannah Cohen: Homeless Advocate
Alan Pentico: San Diego Apartment Association
Matt Jumper: Non Profit Housing Developer
Tom Scott: San Diego Housing Federation
Richard Lawrence: San Diego Housing Coalition
Martuza Baxa: Center for Policy Initiatives
Kevin Malone, alternate: Martin Akinfosile, San Diego Organizing Project
Ann Menashe: SRO Advocate
Ann Fathy: Farm Worker Housing Advocate
Mike Nagy: Chamber of Commerce
Sherm Harmer: Housing Developer
Susan Tinsky, alternate: Liz Higgins, San Diego Association of Realtors
Jack McGrory: Housing Task Force Member
Robert Ilco: Community Planners Committee
Michael Sprague: Community Planners Committee
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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INTRODUCTION................................................................................................................... ............................ 3
EXECUTIVE SUMMARY........................................................................................................................ ......... 7
Purpose of Housing Element ................................................................................................................ 7
Relationship of Housing Element to Remainder of General Plan......................................................... 7
Plan Organization and Content............................................................................................................. 8
Regional Share Goal........................................................................................................................... 10
Maximum Feasible Units for New Construction, Rehabilitation and Conservation........................... 11
Impediments to Housing Affordability............................................................................................... 12
GOAL 1: Ensure the Provision of Sufficient Housing for All Income Groups .................................................. 17
Quantified Objective: Provision of an Adequate Site Inventory ........................................................ 17
Changes to Quantified Objective From Previous Housing Element................................................... 17
Policies ............................................................................................................................... ............... 17
Programs....................................................................................................................... ..................... 18
Implementation Chart ......................................................................................................................... 19
Quantified Objective: New Construction ........................................................................................... 20
Changes to ............................................................................................................................... .......... 20
Policies ............................................................................................................................... ............... 20
Programs....................................................................................................................... ..................... 24
Implementation Chart ......................................................................................................................... 36
GOAL 2: Maintain at a High Level and Upgrade, Where Necessary, the Quality, Safety and Livability of San
Diego's Housing Stock, with Emphasis on Preservation of San Diego's Affordable Housing Stock .45
Quantified Objective: Maintenance and Conservation ....................................................................... 45
Changes to Quantified Objective From Previous Housing Element................................................... 45
Policies ............................................................................................................................... ............... 45
Programs....................................................................................................................... ..................... 45
Implementation Chart ......................................................................................................................... 47
Quantified Objective: Preservation of Existing Low- Income Housing .............................................. 49
Housing Element Requirements ......................................................................................................... 49
Time Frame of Preservation Amendment........................................................................................... 49
Overview - Preservation of “ At- Risk” Assisted Housing Projects ..................................................... 50
Financing Programs....................................................................................................................... .... 55
City of San Diego ............................................................................................................................... 56
Resources for Preservation ................................................................................................................. 56
Financing Sources........................................................................................................................ ...... 57
Federal Incentives..................................................................................................................... ......... 59
Preservation Objective...................................................................................................................... . 61
Programs....................................................................................................................... ..................... 61
Implementation Chart ......................................................................................................................... 63
Quantified Objective: Rehabilitation .................................................................................................. 64
Changes to Quantified Objective From Previous Housing Element................................................... 64
Policies ............................................................................................................................... ............... 64
Programs....................................................................................................................... ..................... 65
Implementation Chart ......................................................................................................................... 67
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GOAL 3: Minimize Government Constraints in Development, Improvement and Maintenance of Housing.... 71
Quantified Objective: Reduction of Government Constraints ............................................................ 71
Changes to Quantified Objective From Previous Housing Element................................................... 71
Policies....................................................................................................................... ........................ 71
Programs....................................................................................................................... ..................... 72
Implementation Chart ......................................................................................................................... 76
GOAL 4: Provide Affordable Housing Opportunities, Both for Low- Income Renters and Low- to Moderate-
Income Homebuyers..................................................................................................................... ..... 81
Quantified Objective: Affordability for Low- Income Renters ........................................................... 81
Quantified Objective: Affordable Homeownership Opportunities ..................................................... 81
Changes to Quantified Objective From Previous Housing Element................................................... 81
Policies....................................................................................................................... ........................ 82
Programs....................................................................................................................... ..................... 83
Implementation Chart ......................................................................................................................... 88
GOAL 5 Facilitate Compliance with All Applicable Federal, State and Local Laws and Regulations............. 93
Quantified Objective: Affordable Housing Goals and Community Balance ...................................... 93
Changes to Quantified Objective From Previous Housing Element................................................... 93
Community Balance ........................................................................................................................... 93
Affordable Housing Goals .................................................................................................................. 94
Policies....................................................................................................................... ........................ 97
Programs....................................................................................................................... ..................... 98
Implementation Chart ....................................................................................................................... 100
Quantified Objective: Use of Redevelopment Agency Low and Moderate- Income Set- Aside Fund101
Changes to Quantified Objective From Previous Housing Element................................................. 101
Policies....................................................................................................................... ...................... 101
Programs....................................................................................................................... ................... 102
Implementation Chart ....................................................................................................................... 104
Quantified Objective: Reduction of Housing Discrimination........................................................... 105
Changes to Quantified Objective From Previous Housing Element................................................. 105
Background Information................................................................................................................... 105
Policies....................................................................................................................... ...................... 106
Programs....................................................................................................................... ................... 107
Implementation Chart ....................................................................................................................... 108
Quantified Objective: Energy Conservation ..................................................................................... 109
Changes to Quantified Objective From Previous Housing Element................................................. 109
Policies....................................................................................................................... ...................... 109
Programs....................................................................................................................... ................... 110
Implementation Chart ....................................................................................................................... 113
COMMUNITY PROFILE........................................................................................................................ ...... 117
Population, Housing and Employment Conditions........................................................................... 117
Population Forecasts...................................................................................................................... .. 117
National and State Forecasts............................................................................................................. 117
Local Forecasts ............................................................................................................................... . 118
Population Characteristics ................................................................................................................ 119
Age ............................................................................................................................... ................... 119
Household Size and Composition..................................................................................................... 119
Income ............................................................................................................................... .............. 120
Race and Ethnicity...................................................................................................................... ..... 121
Population Subgroups...................................................................................................................... 122
Elderly ............................................................................................................................... .............. 122
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Persons with Disabilities .................................................................................................................. 123
Housing Characteristics................................................................................................................ ... 141
Size and Types.......................................................................................................................... ....... 141
Age of Housing........................................................................................................................ ........ 142
Tenure......................................................................................................................... ..................... 143
Condition ............................................................................................................................... .......... 143
Vacancy ............................................................................................................................... ............ 143
Cost, Income and Affordability ........................................................................................................ 144
Employment Trends and Forecasts................................................................................................... 149
Redevelopment ............................................................................................................................... . 150
Preservation of Existing Affordable Housing................................................................................... 153
CONSTRAINTS TO DEVELOPMENT ........................................................................................................ 159
Governmental Constraints ................................................................................................................ 159
Nongovernmental Constraints .......................................................................................................... 165
Adequate Sites Inventory— Capacity Assumptions.......................................................................... 215
Housing Element Environmental Constraints................................................................................... 216
Coastal Zone Analysis ...................................................................................................................... 218
Public Participation Process ............................................................................................................. 219
Map 1. Industrial and Commercial Zones Suitable for Emergency Shelters........................................................ 34
Map 2. Multifamily and Commercial Zones Suitable for Transitional Housing .................................................. 35
Table 1 Maximum Feasible Units for New Construction, Rehabilitation and Conservation by Income Level. 11
Table 2 Seasonal Weather Shelter Beds ............................................................................................................ 29
Table 3 Permanent Bed Capacity ...................................................................................................................... 29
Table 4 Inventory and Cost Analysis of At- Risk Affordable Units................................................................... 51
Table 5 Potential Sources of Funds to Preserve or Replace " At- Risk" Funds................................................... 59
Table 6 Use of Affordable Housing Tools by Phased Development Area ........................................................ 95
Table 7 Affordable Housing Tools Likely to be Used in Specific Communities .............................................. 96
Table 8 Race and Ethnicity...................................................................................................................... ....... 121
Table 9 Elderly Profile ............................................................................................................................... .... 123
Table 10 Bedroom Distribution of Section 8 Program...................................................................................... 128
Table 11 Homeless Population..................................................................................................................... .... 132
Table 12 Transitional Housing and Services for the Homeless......................................................................... 139
Table 13 Number of Temporary Beds in Winter Shelter Programs .................................................................. 140
Table 14 Permanent Supportive Housing.......................................................................................................... 140
Table 15 Number and Types of Housing Units, City of San Diego, 2004 vs. 2010.......................................... 141
Table 16 Units Completed by Size of Structure, City of San Diego, 1998- 2003 .............................................. 142
Table 17 Age of Housing Stock, City of San Diego.......................................................................................... 142
Table 18 Rental Rates in San Diego County ..................................................................................................... 146
Table 19 Rental Rates in Comparison to Affordability, San Diego, Fall 2003 ................................................. 147
Table 20 Income and Affordability Rent Calculation ....................................................................................... 148
Table 21 City of San Diego Low- Income Renters Overpaying for Housing..................................................... 149
Table 22 Goals and Objectives of the 1999 Housing Element .......................................................................... 167
Table 23 Adequate Housing Sites Inventory Summary Table by Community Plan Area................................. 205
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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INTRODUCTION
Despite the many efforts to address the housing needs of San Diego residents outlined in
previous City of San Diego Housing Elements, the overall housing situation in the City has
markedly worsened during the five years that have passed since the 1999- 2004 Housing
Element was adopted.
In the past, the lack of affordable housing was primarily a problem for low- and very low-income
residents and for people with special needs. Today a large majority of San Diegans
cannot afford to purchase the median price home in this City or region ($ 608,300 in May
2005 according to California Association of Realtors) and a large number of working people
cannot afford any housing in the region— rental, or for sale. People have responded to this
situation in several ways including doubling up, moving further from jobs and relocating
away from the City and region. Increased homelessness, longer commute times, increased
congestion, energy ( gasoline) use and pollution are unwelcome results of the lack of
affordable housing in San Diego.
San Diego got into this situation gradually and it will take a concerted multi- year effort to
begin to resolve the problem. The housing shortage is similar in most other coastal California
counties. The underlying problems are limited land supply available for housing,
infrastructure deficiencies and community opposition or resistance to increased density on
the land that is available. Competing priorities such as the need to protect environmentally
sensitive land and to reduce development in the vicinity of airports have further limited the
land available for housing in recent years. This City and region no longer have enough land
to allow traditional single- family housing to be the dominant form of housing. Gradually,
more and more of the housing that is built is in multifamily units at varying densities but not
nearly enough has been built to satisfy demand. The single- family units being built are
increasingly only for the top end of the market.
As the supply of available land has dwindled, strategies for providing affordable units have
had to change. Only a decade or two ago, detached mobile homes and garden- style
apartments with surface parking were viewed as key elements of an affordable housing
strategy. Current land prices make it difficult to produce affordable units in low- density
projects while the expense of constructing concrete and steel buildings with underground or
structured parking limits affordability in high- rise construction. Currently, most affordable
housing is being provided in three- to four- story wood construction buildings with recessed
or surface parking.
The increased difficulty of building new affordable units in San Diego has been occurring at
a time when federal programs to assist low- income residents with housing needs has been
steadily decreasing. Section 8 rental assistance and other federal programs are gradually
being reduced or phased out. Money to allow acquisition and rehabilitation of existing
housing for low- and moderate- income residents has also been decreasing. It has become
much more difficult for the Housing Commission to find and acquire units to be rehabilitated
because of the rapid run up in prices and the competition for older rental units, with
developers interested in upgrading them into higher priced rental units or converting them to
condominiums.
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During the past five years there has been a very rapid increase in the number of rental units
converted to condominiums and applications for condominium maps to allow more
conversions. This trend has had the positive effect of increasing the supply of relatively
affordable for- sale housing ( relative to the price of new housing and older single- family
housing units— still not affordable for many San Diego residents). At the same time, the
condominium conversions have had the negative effect of reducing the rental housing supply.
Due to the severe housing crisis in the City, the Mayor and City Council created an
Affordable Housing Task Force in 2002. The Task Force had 20 members representing a
wide range of interests. In June 2003, the Task Force published a comprehensive report
recommending a wide range of measures to address the shortage of housing affordable and
accessible to lower income and special needs populations. Some of these measures, including
an Inclusionary Housing requirement and an expedite program for processing affordable
housing projects, have been adopted and implemented. Other recommendations, including
proposals to provide revenue to fund affordable housing and the infrastructure needed to
support housing have not yet been adequately addressed.
One encouraging trend in the past five years has been a dramatic increase in the pace of
housing development in the downtown area. 6,344 units have been completed downtown
since 2001 and another 4,623 units are currently under construction. Downtown’s population
is anticipated to rise from 27,000 currently to 80,000 in the next 15- 20 years. Similar, though
less dramatic increases in housing are underway in other inner city redevelopment areas. A
variety of efforts to ensure that a significant portion of the new housing being built in
redevelopment areas are affordable to low- and moderate- income people are outlined in this
Housing Element.
The City of San Diego currently has enough land zoned and designated for housing to meet
its RHNA ( Regional Housing Needs Assessment) housing supply goals for the next five
years. However, eventually it will be necessary to rezone and redesignate more land to allow
higher- density housing. It is anticipated that this process will take place beginning in 2006 as
individual community plans are updated. Current goals are to update approximately four to
five community plans per year over the next decade. Gaining community acceptance of the
higher- density housing that will need to be built will be our most challenging task. A variety
of tools and methods to achieve this goal will be necessary, some of which are described in
this Housing Element.
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EXECUTIVE SUMMARY
A. Purpose of Housing Element
The Housing Element is one of seven elements of the Progress Guide and General Plan
( General Plan) mandated by state law. The law states that a Housing Element shall be
updated at five- year intervals and shall “ consist of standards and plans for the
improvement of housing and for the provision of adequate sites for housing,” and shall
“ make adequate provision for the housing needs of all segments of the community.”
More specifically, the Housing Element is intended to identify and analyze the City’s
housing needs, establish reasonable goals, objectives and policies based on those needs,
and set forth a comprehensive five- year program of actions to achieve, as fully as
possible, the identified goals and objectives.
Implementation of the Housing Element will be primarily the responsibility of the San
Diego Housing Commission, Planning Department and Development Services
department. However, other City departments and agencies will also be involved
including the redevelopment corporations, Community and Economic Development
department, Office of Neighborhood Code Compliance, Engineering and Capital
Facilities department, Real Estate Assets department and Water Utilities department. In
addition, various state and federal agencies will be asked to supply funding assistance.
On the private sector side, developers, lending institutions and individual property
owners will be prime participants. Also, the not- for- profit sector will have a vital role in
providing affordable housing.
This Housing Element recognizes that it is not possible to meet San Diego’s total housing
needs within the five- year timeframe. With respect to this point, Section 65583( b) of the
California Government Code states in part:
It is recognized that the total housing needs . . . may exceed available
resources and the community’s ability to satisfy the need . . . Under these
circumstances, the quantified objectives need not be identical to the
identified existing housing needs, but should establish the maximum
number of housing units that can be constructed, rehabilitated and
conserved over a five- year time frame.
B. Relationship of Housing Element to Remainder of General Plan
State law requires the Housing Element to be consistent with other elements of the
General Plan. Since the Housing Element must normally be updated every five to seven
years and the remainder of the General Plan is updated less frequently, it is difficult to
assure perfect consistency between the Housing Element and other elements.
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In October 2002, the City adopted a new element of the General Plan called the Strategic
Framework. This new element provides principles and guidelines for guiding San
Diego’s anticipated growth through 2020. The Strategic Framework Element lays out a
vision for the next 20 years in San Diego and addresses critical issues relating to
infrastructure adequacy and funding, appropriate density levels and the relationship
between economic growth and population growth. This Housing Element update is
intended to be consistent with and help implement the goals of the Strategic Framework
Element. Concurrent with this update of the Housing Element, the City is revising the
Strategic Framework Element and creating a new Land Use Element to standardize land
use categories, incorporate density and intensity ranges for each land use category and
identify commercial sites that can incorporate housing in mixed use developments. In
addition, a new Economic Prosperity Element will address potential to reuse some
commercial land for housing or mixed use incorporating residential use.
To assure consistency of the Housing Element with other elements of the General Plan,
the City commits to two actions: ( 1) evaluate each proposed community plan and General
Plan amendment for impacts on the Housing Element; and ( 2) prepare an annual report
summarizing progress made toward achieving Housing Element goals and summarizing
cumulative impacts of community and General Plan amendments adopted during the year
on the Housing Element.
C. Plan Organization and Content
This Housing Element includes objectives, policies and programs for each of the
following five major goals:
1. Provision of an Adequate Site Inventory and New Construction
2. Maintenance and Conservation ( including preservation of existing low- income
housing and rehabilitation)
3. Reduction of Governmental Constraints
4. Affordable Housing Opportunities
5. Administrative ( including fair share and community balance, use of redevelopment
set- aside funds, reduction of housing discrimination and energy conservation)
Qualitative and quantitative goals and objectives which the City has identified based on
the level of resources anticipated to be available to achieve each of the goals are
provided. The quantified objectives cumulatively add up to the “ Maximum Feasible Units
for New Construction, Rehabilitation and Conservation” which the City believes can be
accomplished during this five- year Housing Element cycle. Section E of this Introduction
and Executive Summary provides more information on the “ Maximum Feasible Units.”
Following the detailed description of the five goals, additional background information
and technical appendices are provided. The Background Information section includes
information on the demographic characteristics of the population, the overall existing and
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projected housing needs among all economic segments of the City’s population,
including subpopulations, such as seniors, people with disabilities, the military, students,
farm workers, the homeless, etc., and existing governmental and nongovernmental
constraints to development.
A lack of affordable housing opportunities often results in renter and homeowner
households “ overpaying” for housing. In 2000, the City of San Diego has approximately
181,572 low- income ( 0- 80 percent AMI) households. 1 This was an increase from 160,500
low- income households in 1993. Approximately 71 percent of these households are renter
households and the remainder are homeowner households. The following is a breakdown
of the very low- income2 and low- income3 renter and homeowner households
“ overpaying” 4 for housing.
• In 2000 there were 81,113 very low- income ( 0- 50 percent AMI) renter households.
Of these, approximately 78 percent paid more than 30 percent of their income toward
housing costs and 64 percent spent more than 50 percent of their income toward
housing costs.
• There were another 47,383 low- income ( 51- 80 percent AMI) renter households.
Of these, 46 percent paid more than 30 percent of their income on housing costs and
eight percent spent more than 50 percent.
• There were 25,371 very low- income ( 0- 50 percent AMI) homeowner households.
Of these, approximately 72 percent paid more than 30 percent of their income on
housing costs and 59 percent paid more than 50 percent.
• There were another 27,705 low- income ( 51- 80 percent AMI) homeowner households.
Of these, approximately 52 percent paid more than 30 percent of their income on
housing costs and 24 percent paid more than 50 percent.
Approximately 65 percent of all low- income households paid more than 30 percent of
their income on housing.
The Technical Appendices section of this document provides additional support for the
information contained in the first two sections.
1. U. S. Department of Housing and Urban Development, Comprehensive Housing Affordability Data Book,
2000
2. Very Low- income households have gross income between ( 0- 50 percent) of the AMI
3. Low- income households have gross income between ( 51- 80 percent) of the AMI
4. Households who spent over 30 percent of their income on housing costs
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D. Regional Share Goal
State law requires regional councils of government throughout the state to determine
“ regional share goals” for each local jurisdiction within their region. These goals are the
projected share of regional housing needs for all income groups for the next five- year
housing element cycle. The regional share goals are based on “ market demand for
housing, employment opportunities, the availability of suitable sites and public facilities,
commuting patterns, type and tenure of housing need, the loss of low- income units
eligible to convert to market rate status and the housing needs of farm workers5.” State
law also states that the distribution of regional share goals shall seek to reduce the
concentration of low- income households in cities and counties which already have
disproportionately high proportions of low- income households.
San Diego’s regional share goal for the 7.5- year period January 1, 2003- June 30, 2010
has been determined by SANDAG to be 45,741. This goal is further broken down by
income group as follows:
Very Low- Income 10,645
Low- Income 8,090
Moderate- Income 8,645
Above Moderate- Income 18,362
The regional share goal does not mean that San Diego must provide these numbers of
housing units affordable in each income category. Instead, San Diego must have
sufficient vacant and potentially redevelopable land zoned for residential use in various
density categories to potentially meet the goals in each income group. The state
Department of Housing and Community Development generally utilizes a threshold of 30
units per acre as the minimum density needed to potentially provide housing units for
low- and very low- income households in urban areas. Fortunately, for the FY 2005- 2010
period, San Diego does have sufficient land available that is designated for 30 units per
acre or higher.
In spring 2005 a comprehensive adequate sites inventory was undertaken in accordance
with state law. The inventory results, which are summarized by community planning area
in Table 22 on page 207 indicate that as of January 1, 2003 there was an overall
inventory of land planned and zoned for residential use to accommodate approximately
119,000 units in San Diego of which approximately 58,000 were on land zoned and
planned at an intensity that could support low and very low- income units ( 30 dwelling
units per acre or more).
In recent years San Diego has permitted an average of approximately 6,000- 7,000 new
residential units per year while losing a few hundred units per year due to demolitions.
Between January 1, 2003 and July 1, 2005 the overall housing stock increased by
approximately 14,000 to 16,000 units. Approximately 2,500 to 3,000 low- and very low-income
units were produced from 2003- early 2005. San Diego’s portion of the 7.5- year
regional share goal that remained unbuilt ( and not under construction) as of July 1, 2005
5. Section 65584 of the California Government Code
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is approximately 30,000 units, including approximately 9,000 very low- income units,
7,000 low- income units, 8,000 moderate- income units and 6,000 above moderate- income
units. Units produced since 2000 have been primarily above moderate- income units
reflecting high land and construction costs. The low- and very low- income units that have
been built used a variety of subsidies. Very few moderate- income units have been built
during this period because subsidies are very limited for this income group and costs do
not permit them to be built without subsidies.
E. Maximum Feasible Units for New Construction, Rehabilitation and Conservation
State Housing Element law requires an identification of the maximum number of housing
units which can feasibly be constructed, rehabilitated and conserved during the Housing
Element cycle. The table below provides these estimates, in summary form, for the City.
The estimates are based on the quantified objectives and program targets proposed in the
body of the Element.
The estimates are also based on a comprehensive assessment of current economic and
market conditions and resources anticipated to be available through the conclusion of this
Housing Element cycle.
TABLE 1
MAXIMUM FEASIBLE UNITS FOR NEW CONSTRUCTION,
REHABILITATION AND CONSERVATION BY INCOME LEVEL
Income Group New Construction Rehabilitation Conservation
Extremely low- income 0 550 0
Very low- income 2,065 1,110 0
Low- income 1,915 450 500
Subtotal 3,980 2,110 500
Moderate- Income 8,869 200 0
Above Moderate- Income 19,057 0 0
Subtotal 27,926 200 0
Total 31,906 2,310 500
For New Construction, figures for the extremely low, very low and low- income
categories are based on an assessment of government resources anticipated to be
available. For the moderate- and above moderate- income categories, the numbers in the
new construction column of the table reflect actual regional share figures for those
income groups. It is assumed that most of those households will be served by the private
sector. While the table reflects an anticipated 27,926 units in the moderate and above
moderate categories, the actual number produced will, in part, be a function of economic
conditions. Recently, the private sector has produced few moderate- income units and
only very limited government subsidy programs are available to help moderate- income
households with their housing needs.
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The City acknowledges that the total of 3,980 new units for the low- and very low-income
groups is substantially below its regional share goal of 18,735 units for these
same groups. However, a realistic appraisal of resources anticipated to be available,
based on current and anticipated funding allocations and economic conditions yields this
estimate of units. In its adopted Consolidated Plan, the City has set forth a policy of
emphasizing acquisition, rehabilitation and rent subsidies as the most cost effective way
of meeting the housing needs of low- and very low- income households. This policy
reflects the fact that in many instances, new construction is not the most cost- effective
method of providing affordable housing, given land costs and housing prices in San
Diego. The City will continue to work in partnership with the private and nonprofit
sectors to help generate affordable housing opportunities for low- and very low- income
households through these activities and others during the current Housing Element cycle.
In addition, there will be an ongoing effort to identify new funding sources to augment
and replace those that are no longer available. The 2,310 units proposed for rehabilitation
are based on the number of units which could potentially be rehabilitated with available
and projected program resources over the five- year Housing Element period. The
estimate of units potentially targeted to the low-, very low-, and extremely low- income
groups are based on ( 1) the affordability restrictions built into the HOME program which
is the source of funding for the rental rehabilitation program; ( 2) for the Housing
Commission’s zero interest deferred loans for owner- occupied rehabilitation and mobile
home grants, eligibility is limited to owners whose income is 50 percent or less of AMI
and average income of participants in both these programs is 30 percent of AMI.
Therefore, for these programs, it is assumed that half of the participants will be extremely
low- income and half will be very low- income, and ( 3) projected use of Redevelopment
set- aside funds, based on a projection of approximately $ 25 million in set- aside funds
generated during the five- year housing element cycle and an average subsidy of
approximately $ 25,000 per unit.
The 500 units proposed for Conservation in the low- and very low- income categories
combined are based on achievement of the objective of preservation of ten percent of the
units at risk of converting to market- rate status during the first five- year period of the ten-year
at- risk analysis.
F. Impediments to Housing Affordability
This Housing Element Update identifies a number of impediments to housing
affordability. They include:
• Land costs
• Infrastructure deficiencies in older urbanized communities
• Permit processing and development review procedures
• Construction defect litigation
• Community opposition to higher- density and affordable housing developments
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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During this Housing Element cycle, progress has been made locally toward addressing
some of these impediments with a net effect of reducing housing development costs in all
income categories. This progress includes:
• Implementation of Process 2000 and Project Management procedures and a Project
Tracking System to streamline project processing
• Establishment of a Technical Advisory Committee to advise Council on policies and
regulations that impact the development process allowing more condominium
construction
• Reduction of water and sewer fees, with a further reduction for affordable housing
developments
• Establishment of Affordable Housing Expedite Program
• Adoption of the Land Development Code, which includes several provisions that
facilitate housing affordability.
It is anticipated that the General Plan update process will address other remaining
impediments to housing affordability. These include:
• Infrastructure deficiencies in older urbanized communities
• Fees
• Identification of potential additional development opportunities for residential and
mixed- use development
• Continued education of the public on the need for affordable housing and how higher-density
and affordable housing developments can “ fit in” with prevailing design
characteristics without causing undue unmitigated impacts
Section I
Policies, Programs and Implementation Charts
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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GOAL 1
ENSURE THE PROVISION OF SUFFICIENT HOUSING FOR ALL INCOME
GROUPS TO ACCOMMODATE SAN DIEGO’S ANTICIPATED SHARE OF
REGIONAL GROWTH OVER THE NEXT HOUSING ELEMENT CYCLE,
FY 2005 - FY 2010
QUANTIFIED OBJECTIVE
Provision of an Adequate Site Inventory
Maintain an inventory of both vacant and redevelopable land which is distributed throughout
the City in such a way that the City can achieve its 7.5 year regional share goal of 45,741
units, as allocated by SANDAG in the Regional Housing Needs Statement during the period
January 1, 2003- June 30, 2010. The inventory shall not fall below the number of sites
required to accommodate 75,000 single- family and multifamily housing units even by the
end of this period.
CHANGES TO QUANTIFIED OBJECTIVE FROM PREVIOUS HOUSING
ELEMENT
No change from the previous Housing Element, except for the changed regional share goal
and slightly reduced anticipated inventory at the end of the planning period. An adequate site
inventory was done during the first half of 2005 which shows that as of January 1, 2003, the
City had a sufficient site inventory to accommodate approximately 119,000 additional
housing units, thus easily exceeding the quantified objective. The inventory is summarized in
Table 21.
POLICIES
1. The Planning Department shall monitor residential development for its impact upon
remaining development capacity and ability to provide public facilities and services and
to ameliorate deficiencies in such facilities and services in a timely manner.
2. Through community plan updates, plan amendments, action plans and other community-oriented
planning documents, the City shall continue to identify areas appropriate for
both single- family and multifamily development, as well as already developed areas
where existing development patterns should either be maintained or altered.
3. Through the community plan update process, the City shall designate land for a variety of
residential densities sufficient to meet its housing needs for a variety of household sizes,
with higher densities being focused in the vicinity of major employment centers and best
transit service.
4. Ensure efficient use of remaining land available for residential development and
redevelopment by requiring that new development meet the density minimums, as well as
maximums, of applicable zone and plan designations.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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PROGRAMS
1. Development Monitoring System
As part of the City’s development review process, a project tracking system has been
created which enables the City to track the status of any development permit at any point
in the permit process and, as a by- product, also enables the City to adjust its community
capacity estimates to take into account new units coming on line and vacant land
removed from the site inventory. This system should continue to be expanded and
refined.
2. Identification of Locations for Urban Villages and Mixed- Use Developments
Since the basic land use pattern in most parts of San Diego has now been established and
little vacant land remains in the City, there will be reduced need for comprehensive
updates to community plans and more attention to finer scale redevelopment. Future
modifications to community plans will be focused on creating more pedestrian- and
transit- oriented mixed- use environments in specific locations. It is expected that over the
five years of this Housing Element cycle a number of locations will be identified for
mixed- use development throughout the City. The larger ones will be designated as urban
villages. These are the areas where opportunities for new housing construction will be
concentrated in the future. In some instances it will be necessary to adjust densities and
land uses in and near the villages and other locations designated for mixed- use
development. These policies will be described in more detail in the Land Use Element.
3. Enforcing Adopted Density Ranges in Community Plans
A policy has been adopted by the Planning Department to require applicants for
discretionary development approvals to build within the density ranges specified in
applicable community plans and not to allow densities below the density range minimum
unless site specific topographic or other constraints preclude this. In addition, policies
adopted by the Planning and Development Services departments and the Housing
Commission require a Housing Impact Statement to be included in all reports to the
Planning Commission, Housing Commission and City Council, that explains how a
proposed project compares to the density ranges in applicable plans and zones.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
PROVISION OF AN ADEQUATE SITE INVENTORY
Program Policy
5- Year
Target
Responsible
Agency Timing Financing
Primary
Beneficiary
Development
Monitoring
Monitor residential development
for remaining development
capacity and ability to provide
facilities and services in a timely
manner
Ongoing
monitoring
program
Development
Services Dept. and
Planning Department
Ongoing General Fund and Fees General Public and
Project Applicants
Urban Villages and
Mixed- Use
Developments
Identify locations appropriate
for Urban Villages and mixed-use
developments incorporating
housing as well as employment
and retail uses
Establish five
urban villages
including 3,000
housing units.
Planning Department By 2010 Mix of private and
redevelopment funds,
state and federal grants
General Public
Through the community plan
update process, the City shall
designate land for a variety of
residential densities sufficient to
meet its housing needs for a
variety of household sizes, with
higher- densities being focused
in the vicinity of transit stops
and in proximity to significant
concentrations of low- income
job opportunities
Goal 1: Ensure the provision of sufficient housing for all income groups to accommodate San Diego’s anticipated share of regional growth over the next Housing Element cycle,
FY 2005- 2010
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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QUANTIFIED OBJECTIVE
New Construction
Provide at least 935 additional units for moderate- income households, 1,915 additional units
for low- income households and approximately 2,065 additional units of housing for very
low- income households during the plan period July 1, 2005 - June 30, 2010. This objective
does not include new units constructed with the assistance of Low- and Moderate- Income
Redevelopment Set- Aside Funds. A separate objective under Goal 5 covers these units.
CHANGES TO QUANTIFIED OBJECTIVE FROM PREVIOUS HOUSING
ELEMENT
Like the previous Housing Element, policies and programs which call for new construction
have been grouped under a New Construction objective. Due to extremely high land costs in
San Diego, which have escalated dramatically since the previous Housing Element, it is
increasingly difficult to provide new units for low- and very low- income residents without
large per unit subsidies. Despite the challenges, due to increased resources in redevelopment
areas, low and very low construction goals are slightly increased from the previous Housing
Element. However, in most instances in San Diego, it is more cost- efficient to acquire and
rehabilitate units for low- income households than it is to build new units for this income
group.
POLICIES
General
1. The City shall continue to utilize federal and state subsidies to the fullest in order to meet
the needs of low- income residents.
2. The City shall promote publicly and privately sponsored programs aimed at the
development of affordable housing for low- income households. Such housing should
offer a range of bedroom composition proportionate to the household sizes of low- income
households.
3. The City shall utilize its regulatory powers ( e. g., land use, fees, etc.) to promote
affordable and accessible housing.
4. The City shall ensure that the development of low- income housing meets applicable
standards of health, safety and decency.
5. The City shall emphasize the provision of affordable housing in proximity to emerging
low- income job opportunities in the high cost areas of San Diego.
6. The City shall support research efforts of the state and other agencies to identify and
adopt new construction methods and technologies to facilitate affordable housing.
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7. The City shall support research efforts of the lending industry and state and federal
government agencies to identify and adopt innovative financing methods to facilitate
affordable housing.
8. The Housing Commission shall maintain an informational resource of housing developments
in the City which have units reserved for low- income households.
9. The City shall encourage new construction of Single Room Occupancy hotels ( SROs) in
helping to meet the housing needs of the elderly, students and low- income individuals.
10. In order to achieve a broader dispersal of SRO hotels, the City shall promote their
development within transit- oriented developments citywide in commercially zoned districts.
This policy is intended to assist in implementing the City’s community balance objectives by
facilitating a dispersal of affordable housing.
11. The City shall facilitate a new class of housing called a Living Unit, which offers additional
amenities beyond a traditional SRO, to provide low- cost housing units smaller than a studio
in multifamily and mixed- use residential zones.
12. The City, working through its lobbyists, shall seek legislative changes to make state and
federal affordable housing programs more responsive to needs of low- income households.
13. The City shall foster affordable development by continuing to implement an inclusionary
housing program aimed at increasing the supply of rental and for- sale units available to low-and
moderate- income residents.
Elderly and People with Disabilities
14. The City shall focus its resources for elderly housing at the low- income end of the elderly
population.
15. The City shall encourage housing for the elderly and people with disabilities near public
transportation, shopping, medical and other essential support services and facilities.
16. The City shall support the integration of persons with disabilities into the private housing
market as much as possible.
17. The City shall augment state requirements that multifamily dwellings contain accessible and
adaptable features by adopting an ordinance aimed at increasing visitablity to single- family
dwellings and duplexes.
18. The City shall maintain an Affordable Housing Resources Guide that includes a list of
projects that serve people with disabilities.
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Military Housing
19. The City shall cooperate with the military and the private sector to identify opportunities
for additional military family housing throughout the City such that the occupants may
have the opportunity to become an integral part of those communities.
20. The City shall cooperate with the military through the community plan update process to
ensure that potential future military housing sites are readily accessible to public services
and facilities.
Student Housing
21. Local universities shall provide as much student housing as possible. The universities
should consider the use of incentives to encourage maximum use of university housing.
22. The City shall promote SROs designed as dormitories as a resource in providing housing
off- campus for those students who cannot or do not want to be housed on campus.
Mobile Home Parks and Manufactured Housing
23. Development of new mobile home parks in San Diego is no longer recommended or
likely due to high land prices and the greater efficiency of providing affordable housing
at higher multifamily densities.
24. The City shall encourage the use of manufactured housing as a tool to provide less
expensive units in infill situations ( replacement units or units on vacant lots) in
established single- family neighborhoods as a means of providing housing more
affordable to moderate- and middle- income households. There is an estimated 20 percent
construction cost savings compared to conventional stick- built housing. Such housing
shall be compatible in design with nearby market rate housing. This policy is intended to
provide more affordable housing while not compromising community design standards.
Housing for Farm Workers and the Rural Homeless
25. The City shall monitor the number of farm worker employees in San Diego and the need
for additional housing for farm workers. The City shall seek to provide this housing with
mobile home units on City- owned land.
Housing for the Homeless
26. The City has adopted a “ Comprehensive Homeless Policy” Number 000- 51 effective July
12, 1995, which provides guidelines for the City’s response to the homeless problem.
27. The City supports the concept of providing a continuum of housing for the homeless
ranging from short- term beds to affordable low- cost permanent housing.
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28. The City actively supports providers of homeless services in establishing additional short-term
beds. These beds may be provided through a variety of emergency shelter and safe-haven
options including temporary shelters associated with the provision of services during
periods of extreme weather conditions.
29. The City shall actively support providers of homeless services in establishing additional
winter seasonal shelter and entry- level beds.
30. The City encourages interagency efforts to provide services and housing to specialized
subgroups with disabilities. This support focuses on provision of permanent, supported
housing space and services.
31. The City encourages the dispersal of potential shelter sites throughout the community where
the need is warranted.
32. The City encourages the development of resources to help “ at- risk” families and individuals
with temporary assistance to avoid evictions leading to the need for more short- and long-term
bed requirements.
33. The City encourages affordable housing opportunities are given to those individuals and
family groups that have successfully completed case managed recovery and traditional
programs.
The City shall ensure that all homeless facilities comply with all applicable standards with
respect to accessibility for disabled persons.
The City support projects in which individual and collaborative efforts to fund and develop
existing and innovative solutions which address the need for transitional and permanent
housing for individuals and families moving through the continuum of care to self
sufficiency.
Preference will be given to projects which demonstrate definitive links to appropriate and
progressive support services that move individuals and families through the continuum of
care to self sufficiency.
34. The City will cooperate with other jurisdictions and coalitions in conducting regional, goal-oriented
planning and coordination that will identify gaps in service, and seek methods to
improve the responsiveness of existing homeless service systems.
35. The City will promote interagency communications, collaborations and partnerships to
achieve an efficient and cost- effective delivery of services to the homeless and those at risk
of becoming homeless.
36. The City Council expects other government jurisdictions to meet their statutory obligations
with regard to addressing human service needs of populations who are homeless or at risk of
homelessness.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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37. The City will develop a method to ensure an equitable distribution of housing options and
co- located support service facilities based on need, throughout the City to improve
accessibility. Site selection will be focused on the needs of the neighborhood and the
requirements for accessibility stated in the Comprehensive Homeless Policy.
38. The City will direct staff to work with neighborhoods, businesses, community
organizations, private sector partnerships and service providers to facilitate the site
selection and approval process for homeless facilities.
39. The City will develop Site Selection Guidelines and Program Design Criteria in
accordance with “ Fair Housing Practices” and the “ Americans with Disabilities Act” to
mitigate potential impacts of homelessness on the community while ensuring access to,
and the continuity of the City of San Diego’s Continuum of Care.
40. The City currently permits homeless facilities through a conditional use permit process
pursuant to a Residential Care Facility ordinance. Currently, pursuant to state law, the
City’s Residential Care Facility Ordinance allows transitional housing and emergency
shelters to be sited in residential areas of the City by right, i. e., without a conditional use
permit, if there are six or fewer beds. Larger facilities may be sited by right if they
comply with the underlying zoning and do not offer any services on- site to the residents.
Other residential buildings may be sited by right if they comply with the underlying
zoning and do not meet the definition of residential care facilities.
41. The City Council will review its Comprehensive Homeless Policy on a periodic basis and
make modifications as necessary.
Workforce Housing
42. The City shall encourage school districts and other employers to set up programs to
provide housing for employees that might not be able to otherwise afford living in San
Diego.
47. The City shall identify City- owned properties and work with other public entities such as
school districts and the state to identify other publicly- owned land that has potential to be
used for affordable housing.
PROGRAMS
1. Density Bonus
The City is in the process of revising its Density Bonus regulations to conform with
revised state law. In addition, the City is considering adoption of a local density bonus
( On- Site Building Bonus) for projects that build required inclusionary units on- site. The
City shall encourage use of the available Housing Density Bonus Programs. Based on
recent trends and projects now in process, it is anticipated that approximately 375
affordable housing units will be added through FY 2010. Of these, approximately 125
will be affordable to moderate- income homebuyers, 125 units will be affordable to low-income
renters and approximately 125 units will be affordable to very low- income
renters.
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The density bonus program has not been economically attractive to many developers in
recent years but the recent changes in state law may increase interest. It is too early to
accurately gauge interest in the revised state density bonus programs.
2. Tax Credits and Tax- Exempt Bonds
The Housing Commission will promote the use of federal and state tax credits and
multifamily mortgage revenue bonds to assist in the development of housing for low- income
households. Based on past trends and assuming that San Diego will obtain the necessary
bond and tax credit allocation from the state, the City projects that at least 300 units
affordable to very low- income households will be built.
3. Coastal Zone Program
State law provides that conversion or demolition of existing residential units occupied by
low- and moderate- income households within the Coastal Zone shall only be authorized if
provision has been made for the replacement of those units. The City Council Policy to
implement the state law requires that such replacement units be affordable to the occupant for
a minimum of five years. Pursuant to these requirements, it is anticipated that approximately
30 units of replacement housing will be provided which would be affordable to low- income
households and ten units will be provided that will be affordable to moderate- income
households. This estimate is based on in- lieu fees currently available for investment.
4. Single Room Occupancy Hotel Units and Living Units
The City shall continue to support development of new Single Room Occupancy ( SRO)
hotels by providing incentives that simplify the permitting process, expanding the zones
where these units are allowed, and offering financial incentives such as water/ sewer impact
fee discounts and reduced parking requirements for rent restricted units. It is anticipated that
financial assistance will be available to assist in developing units affordable to low- and very
low- income individuals.
In 2000, the City established a new class of housing called Living Units which are allowed in
downtown residential and mixed- use areas. These units are smaller than most studio
apartments but have more amenities than traditional SRO hotel rooms. Since 1999,
approximately 600 SRO units and Living Units have been completed or are under
construction. Between 1985 and 1999, approximately 2,400 new SRO units were developed
and another 400 units were rehabilitated. Most of these new units are concentrated in the
downtown area. A target of constructing 400 additional new SRO and Living Units by 2010
has been established.
The Zoning Code Update included creation of a new mixed- use zone for use in areas near
major transit nodes where SROs can be located. In order to maximize retention of existing
SROs, achieve a broader dispersal of SROs beyond downtown and to help implement
community balance objectives, the City is currently preparing comprehensive revisions to the
SRO ordinance. A variety of incentives are currently being examined for inclusion in the new
ordinance to encourage the construction of new SROs and Living Units.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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5. Sections 202 and 811
The Section 202 ands 811 programs allow non- profit corporations to apply for direct loans
from HUD to finance the construction or acquisition and rehabilitation of housing for the
very- low income elderly or hindered/ disabled. Rents are restricted to 30 percent of gross
income. The City anticipates that approximately 50 units will be constructed through these
programs during this Housing Element cycle.
6. Military Housing
The military proposes to develop approximately 1,600 new housing units for military
families by the end of FY 2010. These will be located at Miramar MCAS, immediately north
of the Tierrasanta Community. Planning for this project is ongoing with construction
expected in 2008- 2010. Replacement of existing military housing units with new units at
Cabrillo Heights in Serra Mesa and Gateway in Point Loma is underway but will not result in
a net increase in units.
It is anticipated that most military family housing will continue to be provided by the private
sector, with financial incentives from the military. Military housing is available to enlisted
personnel with a rank of E- 1 and above. Families of enlisted personnel pay no rent for
military housing; rather, they receive the housing in- lieu of their military housing allowance.
Based on current occupancies by rank, it is projected that approximately 40 percent of the
units would be affordable to very low- income households and 60 percent would be
affordable to low- income households.
7. Student Housing
Current plans on the part of local universities call for adding approximately 5,000 new beds
by the end of FY 2010 to serve students. This number includes approximately 2,500 beds
projected by the University of California at San Diego, approximately 1,600 off- campus beds
planned by San Diego State University through their College Area Redevelopment Plan, 500
beds at the University of San Diego and 400 beds at Alliant International University to
replace beds lost when the San Diego Unified School District took a portion of their campus
by eminent domain. Pt. Loma Nazarene is built out and plans no more student housing.
8. Mobile Home Parks and Manufactured Housing
Mobile home parks have in the past provided affordable housing units both for rent and for
sale. In San Diego, mobile home parks are regulated through the Mobile Home Park Overlay
Zone. High land costs and lack of vacant land now make it infeasible to construct new
mobile home parks in San Diego and pressure to convert existing mobile home parks to more
intensive uses has increased in recent years. Remaining residential land can house more
people and provide more affordable units if developed with multifamily housing. However, it
may be possible for mobile home parks to be reorganized as nonprofit community land trusts
or limited equity cooperatives to enable mobile home park residents to purchase their own
spaces, thereby converting to tenant ownership. Such efforts could enable resident
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acquisition of a minimum of 200 mobile home park spaces, many of which would be
affordable to low- and moderate- income households.
Manufactured housing also has limited benefit in a high land cost urban environment like San
Diego. The primary cost and efficiency advantages of manufactured housing versus on- site
construction are for single- family units which are increasingly difficult to provide at a price
affordable to moderate- and even middle- income residents. However, manufactured units can
offer up to a 20 percent construction savings over conventional stick- built units and are,
therefore, encouraged for replacement and infill units in established single- family
neighborhoods.
9. Farm Worker Housing
Intensive agriculture ( primarily on leased lands) currently exists in several communities in
the extreme northern and southern portions of the City. These include Otay Mesa, Tijuana
River Valley, San Pasqual Valley and Pacific Highlands Ranch. The San Pasqual Valley Plan
calls for retaining agriculture as a long term use in the San Pasqual Valley. Elsewhere,
community plans call for agriculture to be phased out and replaced with urban uses and
restored natural open space. This conversion will occur over the next 5- 10 years.
36 units of City- owned farm worker housing occupied by an estimated 123 farm workers
( including family members) is currently being provided in San Pasqual Valley. However, a
significant number of farm workers are unhoused migrants living in canyons in the northern
part of the City. These migrants include day laborers as well as farm workers. Some do farm
work during part of the year and day labor at other times. Approximately 200 unhoused farm
workers lived in San Diego in 2004 with the number rising to more than 500 during the peak
growing season. This number has decreased from an estimated 1.000 in previous years as
farming is gradually being phased out in most areas of San Diego.
The City is currently seeking funding from the State’s Joe Serna Jr. Farm Worker Housing
Grant Program to provide up to 20 mobile home housing units for 50+ farm workers on one
or more additional City- owned sites in the North City area. Provision of these units is
expected to be needed for the next five to ten years or until leased fields are gradually
replaced by development. If necessary, the units can be relocated to other City property as
needed.
The City will continue to annually monitor the number and location of permanent and
seasonal farm worker employees in San Diego and their housing needs. If the annual surveys
show that additional farm worker housing is needed, the City will seek to provide additional
mobile homes on City- owned land. The City will also work with leaseholders in San Pasqual
Valley to determine whether additional farm worker housing units are needed in that area.
The City has incorporated provisions of the State Employee Housing Act into its zoning
code. These provisions specify that employee housing for six or fewer employees shall be
processed as a single- family use and that employee housing for 12 or fewer employees shall
be processed as an agricultural use.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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10. Housing for the Homeless
The City’s program for housing for the homeless has three components: short- term shelter
facilities, long- term shelter facilities and permanent supportive housing. Short- term shelter
facilities are subcategorized into three types: seasonal spaces ( available only during the
winter months); vouchers ( to pay for homeless persons to stay in commercial hotels/ motels);
and ongoing 24- hour shelters ( available year round).
As noted in Tables 2 and 3, in fiscal years 2003 and 2004, service providers and the City
provided 36,000 shelter bed- nights. It is anticipated, based on current funding levels, that
40,500 bed- nights will be provided annually through the next five- year Housing Element
cycle.
Vouchers can serve an important role with respect to providing shelter for those homeless
individuals and especially families who cannot be accommodated in a shelter for various
reasons such as short- term illness, family size or other special circumstances. The City joined
the county of San Diego and other local jurisdictions in a regional voucher program. It is
expected that this model will be used in future years in serving families and others who
cannot be accommodated at existing or temporary shelter sites.
Based on consultations with area providers, the following three goals have been set:
a goal for short- term bed spaces is set at 325 beds or an increase of 200 above the 2004 level;
a goal for long- term bed spaces is set at 2,040 or an increase of 300 above the 2004 level; a
goal for special needs beds is set at 1,200 beds or an increase of 700 above the 2004 level.
There has been a decrease in the emphasis on short- term emergency facilities which offer
minimal services. Instead, there is an increasing emphasis on programs offering
comprehensive, coordinated services for a longer term. This emphasis has occurred at both
the local level and federal level with respect to policy. The emphasis on longer- term beds is
predicated on the belief that homeless shelter guests receiving supportive services will
achieve greater self- sufficiency and have a higher potential for successful transition to
independent living. HUD’s funding priorities have reflected this emphasis.
However, because of the emphasis on longer- term beds, as Table 3 shows, the number of
short- term beds has decreased significantly. The need for short- term beds is expected to
increase dramatically in the next few years with the full implementation of the “ Welfare to
Work” program. Local homeless providers also anticipate that HUD’s priorities may shift
more toward the short- term end of the spectrum in the near future. Consequently, the
City’s quantified objective reflects this greater emphasis on short- term beds.
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TABLE 2
SEASONAL WEATHER SHELTER BEDS
Service 2003 Actual per
RTFH*
2010 Goal Net Change
Seasonal 36,000 bed- nights 40,500 bed- nights 4,500 bed- nights
* Regional Task Force on the Homeless
Seasonal Shelter: A program providing shelter and support services during a limited portion of late fall and winter months.
Source: City of San Diego, Office of the Homeless Coordinator
TABLE 3
PERMANENT BED CAPACITY
Service
2004 Actual per
RTFH* 2010 Goal
Net Change
2004 - 2010
Short- term Beds** 125 325 200
Long- term Beds*** 1,740 2,040 300
Special Needs Beds**** 502 1,202 700
Total 2,367 3,567 1,200
* Regional Task Force on the Homeless
** Short- term Beds: Basic, temporary overnight sleeping accommodations with minimal screening and support services
*** Long- term Beds: Temporary housing and support services to return people to independent living as soon as possible
and generally not longer than 24 months
**** Special Needs Beds: Temporary housing for persons with disabilities including individuals who require special needs
due to mental and physical disabilities
Source: City of San Diego, Office of the Homeless Coordinator
The City and the not- for- profit homeless provider community have had a long- term relationship
in providing shelter/ housing for the homeless. It is the provider of homeless services that the City
consulted with in developing realistic and achievable goals to meet the unmet need of sheltering
the homeless. The targets presented in Tables 2 and 3 are based on past experience, projected
resources, and changing funding policies with respect to HUD’s funding priorities among short-and
long- term beds. The targets are aggressive in that they represent an increase in the number of
beds to be provided to reduce the gap in unmet need. But they are also achievable if the City and
the provider community work in concert with the business and faith communities to seek a fair
share of federal funding for San Diego and to continue to encourage private and corporate
giving.
The City’s development of a comprehensive homeless plan has occurred concurrently with
several other systemic planning efforts. The City’s plan shares strategy with other efforts such as
the federally mandated Consolidated Plan of HUD, and the Regional Task Force on the
Homeless. Parallel planning efforts should maximize the impact of resources on the homeless
problem.
Although short- and long- term housing facilities will continue to be allowed wherever residential
development is permitted, Map 1 on page 34 and Map 2 on page 35 depict areas where the City
encourages such uses to be located. Map 1 depicts industrial and commercial zones as being
suitable for emergency shelters while Map 2 depicts higher- density and multifamily zones as
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being suitable for transitional housing. These maps show specific areas throughout the City
which provide a significant number of adequate sites to meet the City’s quantified objectives for
emergency shelters and transitional housing.
In 1998 the City amended its processing and development regulations for emergency shelters
and transitional housing to facilitate more expeditious processing and remove regulatory
impediments. The following changes were made at that time:
a) The permit approval process for emergency shelter and transitional housing conditional
use permit applications was modified to allow them to proceed directly to the City
Council with no appeals from a lower decision- making hearing body. Additionally, the
City removed the requirement for a recommendation from the Planning Commission in
order to further expedite the process.
b) The requirement for a one- quarter mile separation between emergency shelters or
transitional housing and other similar facilities was removed.
c) The City has published a list of potential sites for emergency shelters and transitional
housing which is available to the public in the office of the City Clerk. This list will be
periodically updated.
In response to the need for short- term emergency beds, the City in FY 2004 had a dispersed
24- hour seasonal shelter program which served approximately 1,275 people with 400 beds
and was targeted to specific homeless populations. One site was specifically for homeless
single men and women; another was for homeless veterans; and a third site was designated
for homeless women with children. This model is to be used again throughout the next five-year
period. Efforts are underway to increase available beds to 450.
HUD’s Continuum of Care Homeless Assistance Program encourages the addressing of
homeless needs in a comprehensive and coordinated manner. Consequently, the City has
coordinated the annual planning process for identifying gaps in service pursuant to the
Continuum of Care concept. This coordination has resulted in a well- integrated, seamless
provision of services to the homeless, as outlined in the City’s Supportive Housing Program.
Each provider has a role to play and expertise and resources to bring to bear.
The Continuum of Care Program has resulted in approximately $ 15 million per year in
federal, state and local funds being dispersed to local providers and the City for homeless
services. The program has become the principal funding vehicle for transitional housing and
case management assistance and has resulted in extensive collaboration among the provider
community in order to maximize service delivery.
11. Study of Space and Parking Standards for Emergency Shelters
The Planning and Development Services departments will reexamine the space standards and
parking requirements currently required for emergency shelters to ensure that they are
reasonable and specifically relate to the needs of emergency shelters.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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12. Support for Regional Task Force on the Homeless
In conjunction with the county of San Diego and other local jurisdictions in the region, the
City provides funding for the Regional Task Force on the Homeless. The RTFH serves as a
central repository of information on homeless needs and assistance, and promotes a
coordinated approach to planning for homeless services throughout the region. Working
through the RTFH, the City will work to identify gaps in services and promote interagency
collaborations and partnerships to achieve the most efficient and cost- effective delivery of
services. The City will also encourage other local jurisdictions that have homeless people or
people at risk of being homeless to address their specific human service needs.
13. Listing of Affordable Housing Units
The Housing Commission publishes and maintains a comprehensive listing of housing
developments in the City which have units reserved for low- income households.
14. Support for Research and Legislation for Affordable Housing
Through the efforts of its lobbyists, the Department of Intergovernmental Relations and the
Housing Commission, the City will support research by the state and other agencies to
identify and adopt new construction methods and technologies to provide affordable housing,
and research by the lending industry to adopt innovative financing methods to facilitate
affordable housing. Additionally, the City shall seek legislative changes at the state and
federal levels to make affordable housing programs more responsive to the needs of low-income
households.
15. Pursuit of State and Federal Funding for Affordable Housing
Through the efforts of its lobbyists, the Department of Intergovernmental Relations and the
Housing Commission, the City will monitor the status of all existing and potential state and
federal funding resources for affordable housing and apply for all competitive state and
federal housing monies which would contribute toward meeting San Diego’s affordable
housing goals.
16. Inclusionary Housing Programs
The City has two inclusionary housing programs. Since 1992, a requirement has been in
effect in portions of the North City that are now designated for urban uses. These areas were,
until the 1990s, designated as future urbanizing areas. In these areas 20 percent of residential
units constructed must be affordable to families earning no more than 65 percent of AMI.
Projects with more than ten units must build these affordable units on- site or near the site of
the market rate units. Smaller projects may pay an in- lieu fee. This inclusionary program is
expected to result in 500 for- sale units and 1,025 rental units for very low-, low- and
moderate- income families by 2010.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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In 2003, San Diego adopted a citywide Inclusionary Housing Program that is applicable in all
portions of the City not included in the North City program discussed above. Developers are
required to provide at least ten percent of the total dwelling units affordable to rental
households earning no more than 65 percent of Area Median Income ( AMI) or homebuyers
earning no more than 100 percent of AMI. Developers may pay an in- lieu fee rather than
build units. The in- lieu fees will be used to build new affordable housing units, to acquire and
rehabilitate multifamily units or for first time homebuyer assistance. Housing that will be
priced at a level affordable to households earning less than 150 percent of AMI is exempt
from these requirements. It is estimated that this program will provide up to 1,000 affordable
housing units by 2010. Each year the City reexamines this program and will continue to do
so. Revisions to the program such as increasing the in lieu fee or limiting use of the in lieu
fee will be reassessed each year to assure that the intent of the program to create affordable
housing units is being met.
The in- lieu fee was initially set at a low level because the inclusionary requirement was
phased in gradually. By July 2005, the fee was $ 2.50 per square foot. In 2006 and thereafter
the fee will be set each year using a formula intended to set the fee at a level corresponding
more closely to the cost of constructing an affordable unit on site.
Inclusionary rental units are required to remain affordable for a period of 55 years.
Inclusionary for- sale units are restricted in a manner that allows the City to recapture, at the
time of resale, the initial subsidy provided to make the unit affordable to families who earn
100 percent or less of the area median income. There is also a 15- year sliding scale equity
sharing provision. If the initial buyer resides in the unit for one year they would receive only
15 percent of the equity, with the City receiving the remaining 85 percent. The proportion of
equity going to the buyer increases gradually for 15 years, at which time the owner would be
eligible to receive 100 percent of the equity.
Incentives are offered to offset the cost to developers of providing inclusionary housing.
These include expedited permit processing, reduced sewer and water connection fees,
multifamily bond financing for certain projects and density bonus. In addition, the City is
considering an on- site density bonus for all projects that meet the inclusionary requirement
on site.
17. Low- Interest Loans
The Housing Commission will provide low- interest loans for the development of affordable
rental housing targeted to extremely low-, very low- and low- income households including
families, seniors and persons with special needs. Assuming that San Diego will continue to
receive Home and Housing Trust Fund revenues, approximately 750 affordable units will be
created by 2010.
18. Universal Design
The City has a goal that 70 percent of newly constructed housing units have universal design
features intended to increase visitability and accessibility for people with disabilities. This
includes all units in multifamily projects with 4 or more units. In addition, the City is
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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currently working with the disabled community and the building industry to establish a new
ordinance addressing visitability and accessibility in new single- family and duplex dwellings.
This ordinance would augment state regulations that mandate universal design features
including fully accessible common facilities in new multifamily housing.
19. City- Owned Land for Housing
The City will continue an ongoing effort to identify City- owned parcels that have potential to
be used for affordable workforce housing. The Council will be periodically informed of
available properties and their suitability and feasibility for housing. A goal of creating
affordable housing on a minimum of two City- owned sites during the 2005- 2010 housing
cycle has been established.
20. Employer- Assisted Housing
The City will explore methods to partner with and assist area employers who are interested in
providing affordable housing for their employees. An area of particular focus will be
employer- developed housing opportunities.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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Map 1. Industrial and Commercial Zones Suitable for Emergency Shelters
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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Map 2. Multifamily and Commercial Zones Suitable for Transitional Housing
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Density Bonus Promote publicly and privately sponsored
programs aimed at the development of
affordable housing for low- income
households
Units 375 Housing Commission
Private Developers
Development Services
Dept.
75/ year Conventional Low-, very low-and
moderate-income
households
Tax Credits and
Bonds
See Above Policy Units 500 Housing Commission
Not- for- Profit- Corps.
Private Developers
100/ year Tax Credits
Tax- Exempt Bonds
Low- and very
low- income
households
Low- Interest Loans See Above Policy Units 750 Housing Commission 150/ year Home funds
Local and State Housing
Trust funds
Coastal Zone
Program
Continue to utilize federal and state subsidies
to the fullest to meet the needs of low- income
residents
Units 30 Private Developers 6/ year Conventional Low- income
households
SROs Simplify the construction project approval
process for SROs and Living Units
Units 400 Redevelopment Agency
Housing Commission
Planning Commission
80/ year Redevelopment Agency
Housing Commission
Tax Credits
Tax- Exempt
Bonds
Conventional
Low- income
persons
Elderly
Low- income
Students
Military
Personnel
Expand permitted zones for new class of
housing called a “ living unit” which offers
more amenities than an SRO, to provide
affordable, entry- level housing in mixed- use
and multifamily residential zones citywide
Provide incentives to builders such as
discounts on water/ sewer impact fees and
reduced parking requirements for projects that
provide affordable, rent- restricted units
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Section 202
Section 811
Focus resources for elderly housing at the
lower end of the income spectrum. Support
integration of persons with disabilities into
private housing market to extent possible
Units 50 Not- for Profit Corps.
Housing Commission
10/ year
average
HUD Low- income
elderly and
disabled
Inclusionary
Housing
The City shall promote provision of
affordable housing throughout all areas of the
City and near all major employment centers.
Units 2,525
( includes units
in former
“ future
urbanizing
area”.
Housing Commission
Private Developers
Development Services
Dept.
505/ year mix Very low-, low-and
moderate-income
households
The City shall annually review the results of
the inclusionary program to adjust the in lieu
fee requirement and consider restricting the in
lieu option if necessary to assure construction
of affordable units
Annual
review
Military The City shall cooperate with the military and
the private sector to identify opportunities for
additional military family housing throughout
the City such that the occupants have the
opportunity to become an integral part of
communities
Units 1,600 Military
Private Sector
FY 2005- 10 Military
Private Sector
Military families
The City shall cooperate with the military
through the community plan update process to
ensure future sites are readily accessible to
public services and facilities
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Student Housing Local universities shall provide or partner
with others to provide as much student
housing as possible on and adjacent to
campuses. The universities should consider
the use of incentives to encourage maximum
use of university housing
Beds 5,000 UCSD
Pt. Loma Naz.
SDSU
USD
Alliant International
State
Private
FY 2005- 10 UCSD
Pt. Loma Naz.
SDSU
USD
Alliant International
State
Private
Students
The City shall promote SROs designed as
dormitories as a resource in providing housing
off- campus for those students who cannot or
do not want to be housed on campus
Manufactured
Housing
The City shall encourage the use of
manufactured housing as one means of
providing housing affordable to moderate-income
households on single- family infill
sites. Such housing shall be comparable in
design with nearby market rate housing
200 units Private Sector Ongoing Average of 40 units per
year
Moderate- and
middle- income
families
Farm Worker
Housing
The City shall seek to provide 20 additional
mobile home units on City- owned land
20 additional
mobile home
units for
permanent and
seasonal farm
workers and
day laborers
Farmers and Growers
Housing Commission
Real Estate Assets
Dept.
Community and
Economic Development
Dept.
10 units by
2007
20 units by
2010
Conventional SB/ HOME
Housing Trust Fund
SERNA funds
HCD funding
Farm workers
Day laborers
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Farm Worker
Housing ( cont.)
The City will annually monitor the number of
farm workers and their housing needs and
seek to adjust the amount of housing units
provided accordingly.
Annual
surveys
Real Estate Assets
Dept.
Housing Commission
Ongoing Farm workers
Day laborers
The City will work with leaseholders in the
San Pasqual Valley to determine whether
additional farm worker housing is needed and
if so where it should be located.
Real Estate Assets
Dept.
Housing Commission
By 2008 Farm workers
Housing for the
Homeless
Supports the concept of providing a
continuum of housing for the homeless
ranging from short- term beds to affordable
low- cost permanent housing. Support
providers of homeless services in establishing
additional short- term beds. These beds may
be provided through a variety of emergency
shelter and safe haven options including
temporary shelters associated with the
provision of services during periods of
extreme weather conditions
Full spectrum
of services
Increase of
200 short- term
beds
Homeless Providers
City Homeless
Coordinator
By 2010 McKinney
Super NOFA
HOME ESG
Housing Trust Fund
CDBG
Regional
Hotel/ Motel
Vouchers
Spectrum of
homeless
throughout the
City
Give primary emphasis to the provision of
homeless facilities in the development of
service enhanced longer- term beds
Increase of
300 permanent
supportive
housing units
Homeless Providers
By 2010 Same as above Homeless single
adults, families,
youth, special
needs
Retain support for winter seasonal shelter and
entry- level beds
Annual bed-night
capacity
of 40,500 bed-nights
Homeless Providers
Housing Commission
Ongoing McKinney
Housing Commission
Regional
Hotel/ Motel Vouchers
Port District
Priority for
single women,
with children,
elderly disabled
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Housing for the
Homeless ( cont.)
Provide permanent supportive housing
opportunities for special needs populations
including those with mental illness,
disabilities and substance abuse problems
Increase of
200 units
Homeless Providers
Housing Commission
By 2010 SAMSA/ HHSA
HUD
redevelopment bond
funds
tax credits SDHA funds
Section 8
Individuals with
mental illness,
disabilities and
substance abuse
problems
Reexamine space
and parking
standards for
emergency shelters
The City shall continue to regulate emergency
shelters and transitional housing through a
conditional use permit process. In accordance
with the 4th District Court of Appeals decision
in the case “ Hoffmaster v. City of San
Diego,” the City shall continue to implement
measures it has adopted to accelerate the
Permit approval process for these facilities
and not apply a separation requirement.
Additionally, in accordance with the Court’s
decision, the City shall publish a listing of
potential sites for emergency shelter and
transitional housing and maintain on file at
the City Clerk’s office
Report to
Planning
Comm & City
Council
Planning Dept City
Homeless Coordinator
Ongoing General Fund Homeless
Providers
Housing for the
Homeless
Encourage interagency efforts to provide
services and housing to specialized homeless
groups such as the mentally ill and
chronically disabled. Support will focus on
permanent supported housing space
Increase of
204 Special
Needs Beds
City/ County w/ private
nonprofits
FY 2010 HOPWA
Sect. 8 set McKinney
HOME
Hsg. Trust Fd.
CDBG
Redevelopment
Set- Aside
Youths, families,
disabled and
other special
needs
populations
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Regional Task
Force on Homeless
The City Manager will cooperate with other
jurisdictions and coalitions in conducting
regional goal- oriented planning and
coordination that will identify gaps in service
and seek methods to improve the
responsiveness of existing homeless service
systems
Annual
funding
City of San Diego
RTFH
Ongoing General Fund Spectrum of
homeless
throughout
region
The City Manager will promote interagency
communications, collaborations and
partnerships to achieve an efficient and cost-effective
delivery of services to the homeless
and those at risk of becoming homeless
The City Council expects other government
jurisdictions to meet their statutory
obligations with regard to addressing human
service needs of populations who are
homeless or at risk of homelessness
Listing of
Affordable
Housing Units
The Housing Commission shall maintain a
comprehensive listing of housing
developments in the City which have units
reserved for low- income households
Quarterly
listing
Housing Commission Updated
quarterly
Housing Comm Funds Very low-, low-and
moderate-income
households
Support for
Research
Legislation for
Affordable
Housing
Through its lobbyists, the Department of
Intergovernmental Relations and the Housing
Commission, the City will support research
by the state and other agencies to identify and
adopt new construction methods and
technologies to provide affordable housing,
and research by the lending industry to adopt
innovative financing methods to facilitate
affordable housing
Ongoing Legislative Svcs.
Housing Commission
Planning Dept.
Ongoing General Fund
Housing Comm
Very low- and
low- income
households
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
NEW CONSTRUCTION
Program Policy 5- Year
Target
Responsible
Agency Timing Financing Primary
Beneficiary
Pursuit of state and
federal funding
Additionally, the City shall seek legislative
changes at the state and federal levels to make
affordable housing programs more responsive
to the needs of low- income households
Encourage new
construction to
incorporate
Universal Design
features
The City anticipates that a majority of new
residential units will incorporate universal
design features including fully accessible
common facilities in multifamily dwellings
70% of newly
constructed
units will
incorporate
universal
design
features
Planning Dept.
Development Services
Dept.
Ongoing Private sector Disabled,
handicapped and
elderly citizens
Encourage
visitability in
single- family and
duplex homes
Prepare an ordinance to address visitability in
new single- family and duplex dwellings
Adoption of
ordinance
Development Services
Dept. Planning Dept.
2006 General Fund
Development Services
Enterprise Fund
Disabled,
handicapped and
elderly citizens
Identify City-owned
property
suitable for
affordable housing
Determine the suitability and feasibility of
utilizing City- owned properties for affordable
housing
Create
housing on
two or more
City- owned
sites by 2010
Planning Dept.
Real Estate Assets Dept.
Housing Commission
Ongoing Undetermined Low and
moderate income
citizens
Encourage
employer- assisted
and employer-developed
housing
opportunities
Partner with area employers to develop
employer- assisted housing programs and
employer- developed housing opportunities
Employer-assisted
housing
projects by
2010
Housing Commission Ongoing Employer financed Employees that
participate in
employer-assisted
housing.
Goal 1: Ensure the provision of sufficient housing for all income groups to accommodate San Diego’s anticipated share of regional growth over the next Housing Element cycle,
FY 2005- 2010
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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GOAL 2
MAINTAIN AT A HIGH LEVEL AND UPGRADE, WHERE NECESSARY, THE
QUALITY, SAFETY AND LIVABILITY OF SAN DIEGO’S HOUSING STOCK, WITH
EMPHASIS ON PRESERVATION OF SAN DIEGO’S AFFORDABLE HOUSING
STOCK
QUANTIFIED OBJECTIVE
Maintenance and Conservation
Develop and maintain programs that identify substandard housing and provide a wide spectrum
of options to correct housing code violations.
CHANGES TO QUANTIFIED OBJECTIVE FROM PREVIOUS HOUSING ELEMENT
This Housing Element retains the same maintenance and conservation objective from the
previous Element.
POLICIES
1. The City shall encourage the maintenance and repair of existing renter- and owner- occupied
housing to prevent deterioration by promoting educational and training programs on basic
housing maintenance procedures and techniques.
2. The City shall promote the replacement of substandard housing units which cannot feasibly
be rehabilitated.
3. The City shall support neighborhood cleanup programs.
4. The City shall coordinate code enforcement efforts with housing rehabilitation programs.
5. The City shall implement inspection programs for unique housing types such as farm worker
housing and mobile homes to assure compliance with minimum health and safety standards.
PROGRAMS
1. Housing Code Enforcement
The City shall continue to support and, where possible, expand its code enforcement
activities. Such activities shall emphasize amelioration of defects which threaten the basic
health and safety of the occupants and community.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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2. Farm Worker Housing Inspection Program
The Real Estate Assets department and Neighborhood Code Compliance department shall
jointly undertake an annual inspection program of the 36 City- owned farm worker houses
in San Pasqual Valley to ensure that they meet minimum health and safety standards.
Such inspection program costs shall be recoverable. Buildings which are beyond
economical repair or a hazard to the public health, safety and welfare shall be repaired or
replaced. If additional City- owned farm worker housing is provided, as intended, the
inspection program will be expanded to cover the new units.
3. Mobile Home Inspection Program
Continue to implement a five- year inspection program in which all mobile home parks
will be inspected for compliance with minimum health and safety standards.
Approximately 1,300 mobile home park spaces shall be inspected annually.
4. Housing Maintenance Educational and Training Programs
Self- help training workshops and classes are offered by a variety of organizations and
institutions including the San Diego Apartment Association, San Diego Board of
Realtors, community colleges and other entities. The City will encourage new and
existing property owners to participate in the programs through a variety of outreach
efforts. The Housing Commission has a Universal Design Awareness program to provide
all affordable housing developers with guidelines for incorporating universal design
features. Attendance is mandatory for developers seeking rental housing financial
assistance. The intent is to increase use of universal design features in affordable housing
projects.
5. Code Enforcement/ Rehabilitation Coordination
The Neighborhood Code Compliance department shall refer owners of multifamily
housing with multiple code violations to the Housing Commission for possible
amelioration with the assistance of Housing Commission rehabilitation programs. The
Neighborhood Code Compliance department will also refer owners of multifamily
housing with multiple violations in designated redevelopment areas to the appropriate
redevelopment entity for possible correction with the assistance of redevelopment funds.
6. Neighborhood Cleanup Programs
The Housing and Code Enforcement Division of the Neighborhood Code Compliance
department and the Environmental Services department will cooperate with
neighborhood and trade associations in neighborhood cleanup campaigns. Such
campaigns will be coordinated with systematic code enforcement and rehabilitation
programs.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
MAINTENANCE AND CONSERVATION
Program Policy
5- Year
Target
Responsible
Agency Timing Financing
Primary
Beneficiary
Housing Code
Enforcement
The City shall continue to implement a housing code
enforcement program on a complaint basis. Such a
program shall emphasize amelioration of defects
which threaten the basic health and safety of the
occupants and community
Inspect approx.
25,000 units
Neighborhood
Code Compliance
Division
5,000 units annually General Fund Occupants of
older, multifamily
rental housing
The City shall promote the replacement of
substandard housing units which cannot feasibly be
rehabilitated
The City shall coordinate code enforcement efforts
with housing rehabilitation programs
Farm Workers
Housing
Inspection
Program
The City shall implement inspection programs for
unique housing types such as farm worker housing,
mobile homes, and SROs to assure compliance with
minimum health and safety standards
Inspect all City-owned
units
annually
Neighborhood
Code Compliance
Division
Inspect all City-owned
units annually
Enterprise Fund Permanent
employees of
farms and growers
and their families
Mobile Home
Inspection
Program
Same as Above Policy Inspect all mobile
home spaces
every 5 years
Neighborhood
Code Compliance
Division
Inspect 1,300 mobile
homes
Mobile Home
Inspection Fee
Occupants of
mobile home
parks
Housing
Maintenance
Education
Training
Program
The City shall encourage the maintenance and repair
of existing renter and owner- occupied housing to
prevent deterioration by promoting educational and
training programs on basic housing maintenance
procedures and techniques
At least 2
programs annually
SD Apt. Assoc.
SD Board of
Realtors
Community
Colleges
At least two programs
annually
Private Owners of rental
and owner-occupied
housing
Universal
Design
Awareness
Program
The City shall require affordable housing developers
seeking financial assistance to attend programs
which describe guidelines for incorporating universal
design components in projects
1200 new
affordable units
incorporating
universal design
features
Housing
Commission
Ongoing Housing
Commission
Very low- and
low- income
people with
disabilities
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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IMPLEMENTATION CHART
MAINTENANCE AND CONSERVATION ( continued)
Program Policy
5- Year
Target
Responsible
Agency Timing Financing
Primary
Beneficiary
Code
Enforcement/
Rehabilitation
Coordination
The City shall coordinate code enforcement efforts
with housing rehabilitation program
Ongoing Neighborhood
Code Compliance
Division
Housing
Commission
Ongoing General Fund Owners of rental
and owner-occupied
housing
Neighborhood
Cleanup
Program
The City shall support neighborhood cleanup
programs
50 neighborhood
cleanup programs
Environmental
Services
Ten per year General Fund Residents of older
neighborhoods
Goal 2: Maintain at a high level and upgrade, where necessary, the quality, safety and liability of San Diego’s housing stock, with emphasis on preservation of San Diego's
affordable housing stock
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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QUANTIFIED OBJECTIVE
Preservation of Existing Low- Income Housing
HOUSING ELEMENT REQUIREMENTS
Section 65583 of the California Government Code requires local governments to include in their
Housing Elements an analysis and programs for the preservation of assisted housing
developments.
The purpose of the analysis is to identify actions that the jurisdiction can take to preserve “ at-risk”
units, to adequately plan for preventing or minimizing tenant displacement and to preserve
the local affordable housing stock.
The analysis is required to cover a ten- year period but for ease of planning, the state Department
of Housing and Community Development recommends dividing the period into two five- year
groups, coinciding with the planning periods of the housing element. The analysis should include
five essential components:
1. Inventory of existing multifamily rental units at- risk of losing use restrictions, termination of
subsidy contract, or mortgage prepayment ( including units assisted by federal, state and local
sources of financing or subsidy);
2. An analysis estimating the total replacement cost of producing new rental housing
comparable in size and rent levels to the units that could convert, and the estimated cost of
preserving the existing assisted units;
3. Identification of all resources available for preservation activities:
a. public and private nonprofit corporations capable of acquiring and managing existing
multifamily housing developments
b. federal, state and local financing and subsidy programs available to preserve “ at- risk”
units;
4. Establishment of a preservation objective, which is a quantified objective for the number of
“ at- risk” units to be preserved during the first seven- year planning period;
5. Local programs for preservation activities.
TIME FRAME OF PRESERVATION AMENDMENT
For this Housing Element, the Preservation of Assisted Housing analysis will encompass all
housing projects “ at- risk” during a ten- year period from July 2005 to June 2015. The first five-year
subset will cover the period from July 2005 to June 2010, referred to herein as Group 1. The
next five- year subset will cover the period from July 2010 to June 2015, referred to herein as
Group 2.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
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OVERVIEW - PRESERVATION OF “ AT- RISK” ASSISTED HOUSING PROJECTS
Beginning in the 1960s, the federal government provided various incentives to private
developers including low- interest loans and rent subsidies administered by the Department of
Housing and Urban Development ( HUD) and Farmers Home Administration ( FHA). Owners
who secured these subsidies entered into contracts with HUD agreeing to build or operate
multifamily rental housing developments that reserved the units for low- income households
as long as the projects participated in the federal programs.
Many of the programs gave owners the option of prepaying their mortgages or opting out of
their project- based Section 8 rental assistance contracts. When an owner elects to exercise
this option, the project’s subsidy and the accompanying use restrictions are terminated. At
this point units may be converted to market- rate units and tenants may become displaced
without any assurance of securing permanently affordable housing elsewhere. Additionally,
the inventory of low- income housing declines as units are taken out of the affordable housing
stock and converted to market- rate rents.
The potential loss of affordable units is compounded when considering “ at- risk” low- income
units produced by state and local programs, such as Low- Income Housing Tax Credit
Program, state Density Bonus, CHFA- issued bonds, Multifamily Revenue Bonds, and Low-and
Moderate- Income Set Aside Funds provided through redevelopment agencies. Like their
federal counterparts, these programs have regulatory agreements or other use restrictions for
terms of limited duration.
Inventory and Cost Analysis of “ At- Risk” Affordable Units
Table 4 contains an inventory and comparative analysis of the costs involved in replacing
units at risk of conversion from affordable housing to market rents during both the Group 1,
FY 2006 through FY 2010, and Group 2, FY 2010 through FY 2015 analysis periods. The
Analysis calculates the cost to replace, through new construction or acquisition and rehab,
the same “ at- risk” units in comparable size and rent levels. San Diego Housing Commission
staff used most current development, acquisition and rehabilitation costs in the analysis.
The purpose of this analysis is to compare the cost of options available to the jurisdiction
when faced with a potential conversion problem, and to determine the level of local subsidies
required to assist in preservation efforts. The cost analysis will enable the City to use a
“ bottom line” approach as programs are developed and available resources targeted to
preserve units at risk of conversion.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
- 5 1 -
TABLE 4
INVENTORY AND COST ANALYSIS OF AT- RISK AFFORDABLE UNITS
Sorted by Expiration Date of Mortgage Affordability Restrictions ( Pre- Pay), or Section 8 Contracts Renewals ( Opt- Out)
Project Fed/ State/ Local Expiration Dates Units Contract Units - Bedrooms
Name Address N1 Programs Pre- Pay Opt- Out2 Total Assisted 0 1 2 3 4
Group 1 Projects: July 1, 2005 - June 30, 2010*
Euclid Avenue Apts 4115 Euclid Avenue N2 236( j)( l) 8/ 1/ 1990 5/ 31/ 1999 12 12 0 3 5 4 0
Westminster Manor 1730 Third Avenue N2 236( j)( l)/ 202 ( Elderly) 2/ 1/ 1992 6/ 30/ 1999 155 121 35 62 0 0 0
Grace Tower 3955 Park Blvd N2 202 ( Elderly) 6/ 30/ 1998 6/ 30/ 1999 169 20 5 15 0 0 0
Trinity Manor 3940 Park Blvd N2 202 ( Elderly) 1/ 1/ 2000 12/ 9/ 1999 100 100 0 99 1 0 0
Cathedral Arms 3911 Park Blvd N2 236( j)( l)/ 202 ( Elderly) 8/ 1/ 1992 5/ 31/ 2000 206 82 79 3 0 0 0
Wesley Terrace 5343 Monroe Avenue N2 236( j)( l)/ 202 ( Elderly) 7/ 1/ 1993 5/ 31/ 2000 160 160 41 42 0 0 0
Cathedral Plaza 1551 Third Avenue N2 236( j)( l) 3/ 1/ 1996 5/ 31/ 2000 222 172 54 30 0 0 0
Luther Tower 1455 Second Avenue N2 202 ( Elderly) 5/ 31/ 2000 198 32 22 10 0 0 0
Green Manor 4041 Ibis Avenue N2 202 ( Elderly) 5/ 31/ 2000 152 124 84 40 0 0 0
Bay Vista Methodist Hgts 4888 Logan Avenue N2 223 © / 221( d)( 3) 1/ 1/ 1991 5/ 31/ 2000 268 268 0 0 100 168 0
Lakeshore Villa 6888 Golfcrest Drive 221( d)( 4) Mkt. Rate 11/ 1/ 1998 6/ 4/ 2000 126 124 0 124 0 0 0
Imperial Villa Apts 620 67th Street 236( j)( l) 6/ 1/ 1995 6/ 30/ 2000 38 37 0 12 18 7 0
Sorrento Tower 2875 Cowley Way N2 236( j)( l)/ 202 Eld. Hsg. 2/ 1/ 1997 6/ 30/ 2000 198 165 130 35 0 0 0
Peñasquitos Village 10955 Carmel Mt Road 221( d)( 3) BMIR 5/ 1/ 1990 7/ 31/ 2000 332 213 0 62 151 0 0
Delta Arms 4245 Delta Street N2 236( j)( l) 12/ 1/ 1992 7/ 31/ 2000 22 21 0 6 10 5 0
Pres. John Adams III 3829 Marlborough Avenue 236( j)( l) 8/ 1/ 1992 9/ 30/ 2000 19 19 0 19 0 0 0
San Diego Square 1055 9th Avenue N2 202 ( Elderly) 2/ 1/ 2001 10/ 26/ 2000 156 154 0 154 0 0 0
Horton House 333 G Street N2 221( d)( 3) Mkt. Rate 8/ 1/ 2001 4/ 26/ 2001 150 150 49 101 0 0 0
Lions Community Manor 310 Market Street N2 202 ( Elderly) 4/ 1/ 2002 9/ 30/ 2001 129 129 0 129 0 0 0
Cerro Pueblo 2835 Clairmont Drive 221( d)( 4) Mkt. Rate 6/ 1/ 2003 11/ 10/ 2001 46 46 0 46 0 0 0
Villa Merced 1148 Beyer Way N2 202 ( Elderly) 8/ 1/ 2002 1/ 14/ 2002 100 100 0 100 0 0 0
Big Sister Residency 3360 4th Avenue N2 811 Disabled 7/ 31/ 2002 15 15 0 15 0 0 0
Guadalupe Plaza 4142 42nd Street N2 202 ( Elderly) 9/ 1/ 2003 11/ 30/ 2002 126 126 0 126 0 0 0
Mariners Cove Apts 4392 W. Point Loma Blvd. N2 221( d)( 4) Mkt. Rate 8/ 1/ 1995 3/ 22/ 2004 500 100 0 24 68 8 0
University Canyon Apts 2098 Via Las Cumbres P4 221( d)( 4) Mkt. Rate, MF Bonds 2/ 1/ 2005 7/ 5/ 2004 120 120 0 30 82 8 0
Redwood Villas 3060 53rd Street N2 MOD Rehab 90 74 0 60 14 0 0
4566- 72 Oregon Street MOD Rehab 6 6 0 6 0 0 0
3709- 15 T Street MOD Rehab 5 5 0 0 5 0 0
4122- 26 C Street MOD Rehab 6 6 0 2 4 0 0
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
- 5 2 -
TABLE 4
INVENTORY AND COST ANALYSIS OF AT- RISK AFFORDABLE UNITS ( continued
Sorted by Expiration Date of Mortgage Affordability Restrictions ( Pre- Pay), or Section 8 Contracts Renewals ( Opt- Out)
Project Fed/ State/ Local Expiration Dates Units Contract Units - Bedrooms
Name Address N1 Programs Pre- Pay Opt- Out2 Total Assisted 0 1 2 3 4
Redwood Villas ( cont.) 3606- 90 Del Sol Blvd MOD Rehab 87 87 0 3 11 62 11
4206- 16 Keeler Avenue MOD Rehab 5 5 0 5 0 0 0
6202- 08 Brooklyn Avenue MOD Rehab 8 1 7
6202- 08 Brooklyn Avenue MOD Rehab 8 1 7
4773- 89 Lantana Drive MOD Rehab 8 2 6
4970- 72 Holly Drive MOD Rehab 2 1 1
344- 348 S. Willie James Jones MOD Rehab 20 8 12
5266- 74 Naranja Street MOD Rehab 5 1 3 1
331- 333 S. 49th Street MOD Rehab 2 1 1
3038 Broadway MOD Rehab 5 1 2 2
Paseo Point 10024 Paseo Montril Multifamily Bonds 7/ 1/ 2005 12/ 1/ 2022 250 50 0 37 13 0 0
Nobel Court 3707 Nobel Drive Multifamily Bonds 7/ 1/ 2005 12/ 1/ 2022 685 137 0 110 27 0 0
La Cima 7503 Charmant Drive Multifamily Bonds 7/ 1/ 2005 12/ 1/ 2022 514 103 0 75 28 0 0
Hillside garden Apts 5802 University Avenue Multifamily Bonds 8/ 8/ 2005 4/ 1/ 2025 380 144 0 19 125 0 0
Mirada at La Jolla Colony Apts 7568 Charmant Drive Multifamily Bonds 11/ 3/ 2006 4/ 1/ 2026 444 89 0 82 7 0 0
Lusk Mira Mesa Apts 11102 Caminito Alvarez Multifamily Bonds 10/ 1/ 2009 3/ 1/ 2032 752 153 151 16 26 109 0
Las Flores Apts 7039 Charmant Drive Multifamily Bonds 10/ 1/ 2009 3/ 1/ 2032 312 63 0 44 19 0 0
Maya Apts 10101 Maya Linda Drive N4 Multifamily Bonds 5/ 15/ 2010 8/ 1/ 2025 132 41 0 12 26 3 0
Density Bonus Scattered Density Bonus Program 132 545 0 69 383 81 11
Group 1 Total: 11,430 4,168 650 1,833 1,151 475 28
Group 2 Projects: July 1, 2010 - June 30, 2015
Bridgeport Properties Scattered Sites N1 Multifamily Bonds 10/ 1/ 2013 7/ 20/ 2028 421 421 146 157 106 12 0
President John Adams Manor Apts 5471 Bayview Heights Place N1 Multifamily Bonds 10/ 1/ 2013 10/ 1/ 2033 300 300 0 44 208 48 0
Creekside Villa Apts 4685 Nogal Street N3 Multifamily Bonds 6/ 24/ 2014 6/ 15/ 2019 144 43 0 0 29 0 14
Archstone ( La Jolla Pointe Apts) 7396 Avenida Navidad Multifamily Bonds 8/ 1/ 2014 8/ 1/ 2014 328 66 0 21 45 0 0
Density Bonus Scattered Sites Density Bonus Program 290 47 1 5 27 9 2
Group 2 Total: 1,483 877 147 227 415 69 16
Total Group 1 and 2: 12,913 5,045 797 2,060 1,566 544 44
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
- 5 3 -
TABLE 4
INVENTORY AND COST ANALYSIS OF AT- RISK AFFORDABLE UNITS ( continued)
Sorted by Expiration Date of Mortgage Affordability Restrictions ( Pre- Pay), or Section 8 Contracts Renewals ( Opt- Out)
Units Contract Units - Bedrooms
Costs Assisted 0 1 2 3 4
COST ANALYSIS
Total New Construction Costs for Group 1: $ 732,175,000 4,168 70,200,000 307,944,000 244,012,000 103,075,000 6,944,000
Total Acquisition and Rehab Costs for Group 1: $ 366,412,000 4,168 41,600,000 159,471,000 108,194,000 53,675,000 3,472,000
Total New Construction Costs for Group 2: $ 160,933,000 877 15,876,000 38,136,000 87,980,000 14,973,000 3,968,000
Total Acquisition and Rehab Costs for Group 2: $ 77,948,000 877 9,408,000 19,749,000 39,010,000 7,797,000 1,984,000
Total New Construction Costs for Groups 1 and 2: $ 893,108,000 5,045 86,076,000 346,080,000 331,992,000 118,048,000 10,912,000
Total Acquisition and Rehab Costs for Groups 1 and 2: $ 444,360,000 5,045 51,008,000 179,220,000 147,204,000 61,472,000 5,456,000
Footnotes:
1. Projects owned by Non- Profit Organizations, and although eligible for conversion, are generally regarded as being at low risk for conversion to market- rate housing.
2. Contains projects which are being renewed year to year from original expiration date of section 8 contract.
3. Limited Partnership with a Nonprofit General Partner.
4. Project owned by Public Agency.
City of San Diego General Plan Housing Element FY 2005- 2010 ( January 9, 2006 DRAFT)
- 5 4 -
A total of 4,168 affordable units are eligible to convert to market rate rents during the
FY 2006 through FY 2010 reporting period. Most of these units are at risk due to options
available to current owners to prepay existing federal mortgages. Estimates indicate that it
would cost the City over $ 732 million to replace those units through new construction and
over $ 366 million to replace those units through acquisition and re