CITY OF SOLANA BEACH
GENERAL PLAN
AMENDED THROUGH NOVEMBER 20, 2001
1 of 371
GENERAL PLAN
TABLE OF CONTENTS
• Introduction
• Land Use Element
• Housing Element
• Circulation Element
• Noise Element
• Safety Element
• Open Space/ Conservation
• Economic Development
• General Plan Index and Amendment History 2 of 371
Introduction
City of Solana Beach General Plan Program
Phillips Brandt Reddick 3 of 371
CITIZENS ADVISORY COMMITTEE FOR GENERAL PLAN
Roger Boyd, Community Design Element Chairperson
Tom Campbel1
Margaret Drivers* Area 7 Chairperson Ken Gross, Area 1 Chairperson
R. W. tucker
Bob Lundborg, Conservation, Open Space, Safety Element Chairperson Bob Mancuso, Area 3 Chairperson Chuck Murphy
Joe 01 son
Jack Peek, General Plan Advisory/ General Plan Reports Chairperson
Ann Pogue, Local Coastal Plan Element Chairperson
Peggy Potter, Housing Element Chairperson
Frank Renteria
Norma Ruhm, Area 6 Chairperson Alien Ryan, Noise Element, Chairperson
Veronica Seay, Area 4 Chairperson Ellen Stephenson, Area 5 Chairperson
Bill Stone Frank Tharp, Circulation Element, Chairperson
Pat Vollman Sjirk Zijlstra, Area 2 Chairperson 4 of 371
TABLE OF CONTENTS
Page Number
1.0 THE CITY OF SOLANA BEACH - AN OVERVIEW 1
2.0 PURPOSE OF THE GENERAL PLAN 2
3.0 LEGAL AUTHORITY AND REQUIREMENTS 2
3.1 Government Code Sections ' 2
3.2 Mandated Elements 4
3.3 Optional Elements 4
3.4 Internal Consistency 5
3.5 Relationship to Other Planning Documents 5
3.6 Environmental Assessment 8
4.0 THE GENERAL PLAN PROCESS 8
4.1 Preparation Process 8
4.2 General Plan Implementation 9
4.3 General Plan Amendment Procedures 10 5 of 371
INTRODUCTION 1.0 CITY OF SOLANA BEACH ~ AN OVERVIEW
Solana Beach is a small city located in southern California on the central coast of San Diego County. It overlooks the Pacific Ocean to the west from sloping green hills and sandstone bluffs. It is bounded on the north by the San Eli jo Lagoon and the city of Encinitas. To the east lies the San Dieguito County Park, rural residences and the San Dieguito River Valley. The cities of San Diego and Del Mar form the southern boundary.
The majority of the citizens are year- round residents. There are churches and synagogues of many denominations, public and private schools and numerous recreational facilities. The city is approximately 95 percent developed and is undergoing reconstruction in a few areas.
In 1986, the citizens of Solana Beach voted to incorporate as a city to preserve a way of life and self determine goals for the future. Subsequent to being incorporated, a group of citizens were designated by the City Council to initiate the process for preparing the state- mandated general plan for the city.
More than eighty dedicated individuals from all walks of life were organized into a cohesive, active group called the " Citizens Advisory Committee." They divided the city into seven areas for purposes of defining and evaluating land use, both existing and future. In addition, they formed committees to establish guidelines for each of the eight general plan elements. The end product is this document.
This general plan evaluates, defines, and sets goals for development pre- servation and rehabilitation of distinct neighborhoods and commercial areas. Furthermore, it is the spirit and intent of this plan to achieve and sustain a high quality of life for citizens and visitors alike through harmonious integration of pedestrians and vehicles, social and civic activities, recreational and economic opportunities and by the preservation of the city's natural beauty, now and in the future. 6 of 371
Corporate Boundaries
SOLANA BEACH GENERAL PLAN
"&?"' CITY OF SOLANA BEACH
0 tOO 1000 15OO
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EXHIBIT 1 7 of 371
2.0 PURPOSE OF THE GENERAL PLAN
The major purposes of this general plan are:
1. To articulate goals for the future physical, social, and economic development of the city of Sol ana Beach;
2. To describe public policies adopted to attain community goals; and
3. To provide the basis for informed decisionmaking and to establish a basis for subsequent planning efforts such as the preparation of specific plans and special studies.
As a whole, the goals, objectives, and policies set forth in this general plan provide the framework for guiding the long- term development of the city. Section 4.2 of this Introduction discusses the range of measures available to the city for implementing its adopted goals, objectives, and policies.
3.0 LEGAL AUTHORITY AND REQUIREMENTS
3.1 GOVERNMENT CODE SECTIONS
State Law ( Section 65300) requires each city to adopt a comprehensive, long term and internally consistent general plan for the physical development of the city and any land outside the city's boundaries which is felt to bear relation to the city's planning. The state requires cities to
adopt general plans based on the belief that the future growth of the state is determined largely through local actions.
State policies pertaining to general plans can be summarized as follows:
To improve the quality of life in California by preserving and using the resources of the land in economically and socially desirable ways. ( Adapted from Government Code Section 65030.) 8 of 371
To maintain, improve, and enhance the quality of air, water, and land according to state and national standards and local needs. ( Adapted from Public Resources Code Sections 21000 et seq.)
To ensure the preservation of open space for scenic beauty, recrea- tion, the conservation of natural resources, and the protection of public health and safety. ( Adapted from Government Code Sections 65560 and 65561.)
To ensure the provision of " decent housing and a suitable living environment for every California family." ( Adapted from Health and Safety Code Section 37112 and Government Code Section 65580( a).)
To conserve water, air, and energy by considering the effect of future development on these resources and by encouraging new development which uses public facilities currently available and minimizes the need to travel. ( Adapted from Public Resources Code Section 21001.)
To provide transportation facilities and services that are adequate and efficient and that significantly reduce hazards to human life, pollution, noise, disruption of community organization, and damage to the natural environment. ( Adapted from Government Code Section 14000.)
To identify and reduce hazards to health and property from natural and man- made conditions, including floods, fires, landslides, soil erosion, seismic activity, airplane crashes, excessive noise, haz- ardous wastes, and congested and unsanitary living conditions. ( Adapted from Water Section Code 8401, Government Code Section 26215, Public Utility Code Section 21670, and Health and Safety Code Sections 25101, 33071, and 37121.)
To use reasonable and practical means in carrying out the general plan so that it will serve as a pattern and guide for orderly phys- ical development and the preservation and conservation of open 9 of 371
space land and as a basis for the efficient expenditure of public funds. ( Adapted from Government Code Section 65400( a).)
To ensure that land use decisions are made with full knowledge of the long- and short- term economic and fiscal implications, as well as environmental effects. ( Adapted from Government Code Section 65030.2.)
3.2 MANDATED ELEMENTS
Government Code Section 65302 specifies that every city and county shall include the following seven elements in its general plan:
Land Use Element Circulation Element Housing Element Conservation Element Open Space Element Noise Element Safety Element
Although these elements are mandatory, they may be combined at the discretion of the city as long as the city complies with all requirements governing the content and adoption of mandatory elements.
3.3 OPTIONAL ELEMENTS
Government Code Section 65303 states that local governments may adopt " any other elements or address any other subjects which... relate to the physical development of the... city."
The city of Sol ana Beach has determined that an Economic Development Element, which is an optional element, is appropriate for inclusion in this general plan. It should be noted that optional elements have the same force and effect as required elements. 10 of 371
3.4 INTERNAL CONSISTENCY
Since all elements of the general plan have equal status, no element may supersede another element. Therefore, as required by Government Code 65300.5, the general plan and elements and parts thereof must comprise an integrated, internally consistent, and compatible statement of policies for the adopting agency. All baseline data, goals, objectives, and policies adopted in the general plan must be consistent. Exhibit 2 provides a matrix which reflects the consistency of the elements comprising this general plan.
3.5 RELATIONSHIP TO OTHER PLANNING DOCUMENTS
To make the long- range comprehensive planning of the general plan more meaningful, a link between the general plan and day- to- day actions of the city is required. In California, the general plan has been institutionalized through the enactment of statutes requiring consistency of certain local actions with the general plan. Additional statutes, while not mandating consistency, require findings or a report on whether proposed actions conform to the general plan. The state's general rule for consistency determination is stated as:
An action, program, or project is consistent with the general plan if it, considering all aspects, will fur- ther the objectives and policies of the general plan and not obstruct their attainment.
Following is a list of provisions in state law that require local actions and documents to be consistent with the general plan:
Zoning:
Government Code Section 65860 requires that city and county zoning ordinances be consistent with the general plan. 11 of 371
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NOISE
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Internal Consistency Matrix
VSQLANA BEACH ^ GENERAL PLAN
C
ITY OF SOLANA BEACH 12 of 371
Subdivisions:
Government Code Sections 66473.5 and 66474 require that subdivision and parcel map approvals in all jurisdictions be consistent with the general plan.
Reservations of Land Within Subdivisions:
Government Code Section 66479 requires that reservations of land for parks, recreational facilities, fire stations, libraries, and other public uses within a subdivision conform to the general plan.
Open Space:
Government Code Section 65566 requires that acquisition, disposal, restriction, or regulation of open space land by a city or county be consistent with the open space element of the general plan.
Government Code Section 65567 prohibits the issuance of building per- mits, approval of subidivision maps, and adoption of open space zoning ordinances that are inconsistent with the open space element of the general plan.
Government Code Section 65910 requires that every city and county adopt open space provisions in their zoning ordinances consistent with the open space element of the general plan.
Government Code Section 51084 requires cities and counties accepting or approving an open space easement to make a finding that preserva tion of the open space land is consistent with the general plan.
Capital Improvements:
Government Code Sections 65401 and 65402 require the review of and report on the consistency of proposed city, county, and special district capital projects, including land acquisition and disposal, with the applicable general plan. 13 of 371
Development Agreements;
Government Code Section 65867.5 requires that development agreements between developers and local governments be consistent with the general plan.
Special Housing Programs:
Health and Safety Code Section 50689.5 requires that housing and housing programs developed under Health and Safety Code Sections 50680 et seq. for the developmentally disabled, mentally disordered, and physically disabled be consistent with the housing element of the general plan.
Parking Authority Projects:
Street and Highway Code Section 32503 requires that parking authorities, in planning and locating any parking facility, are " subject to the relationship of the facility to any officially adopted master plan or sections of such master plan for the development of the area in which the authority functions to the same extent as if it were a private entity."
Project Review Under CEQA:
Title 14, California Administrative Code Section 15080 requires examin- ation of projects subject to the provisions of the California Environ- mental Quality Act for consistency with the general plan.
Mineral Resources:
Public Resources Code Section 2763 requires that city and county land use decisions affecting areas with minerals of regional or statewide significance be consistent with mineral resource management policies in the general plan. 14 of 371
Transmission Lines:
Public Utilities Code Section 12808.5 requires cities and counties approving electrical transmission and distribution lines of municipal utility districts to make a finding concerning the consistency of the lines with the general plan.
3.6 ENVIRONMENTAL ASSESSMENT
The California Environmental Quality Act ( CEQA) requires that environmental issues related to the adoption of a general plan be addressed either in the general plan itself or through the preparation of an Environmental Impact Report ( EIR). As defined by Section 15206 of the State CEQA Guidelines, a proposed general plan shall be considered as a project of statewide, regional, or areawide significance if it involves the preparation of an EIR and shall be subject to review by state agencies. Pursuant to CEQA, an EIR has been prepared for the Solana Beach General Plan and is provided as a companion document.
4.0 THE GENERAL PLAN PROCESS
4.1 PREPARATION PROCESS
This general plan is the product of a team effort involving the citizens of Solana Beach, the Solana Beach City Council, city staff, and a multi- disciplined team of consultants. As illustrated by Exhibit 3, the general plan process involved the following key aspects:
1. The identification and analysis of issues.
2. The establishment of goals and objectives.
3. The development and evaluation of alternative land use plans.
4. The selection of a preferred alternative and the establishment of an implementation program.
Continuous opportunities for citizen participation were provided throughout the process. The primary arena for public involvement was an extensive series of General Plan Advisory Committee meetings and workshops.
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Monitor Implementation and Amend the Plan
Select and Adopt the Preferred Plan
Develop and Evaluate Alternative PI
Revise Goals and Determine Objectives
Collect and Analyze Data
Identity Issues, Opportunities and Assumptions
General Plan Preparation Process
SOLANA BEACH GENERAL PLAN
CITY OF SOLANA BEACH 16 of 371
This citizen participation was essential to the identification of community values and goals which served as the foundation of the plan. Further, the General Plan Advisory Committee reviewed work in progress and provided recommendations concerning key decisions to be reached during the process.
4.2 GENERAL PLAN IMPLEMENTATION
The city of Solana Beach has several implementation measures available to carry out its adopted goals and objectives. Within the general plan itself, each element contains policies which call for specific implementing actions to be taken by the city. Other polices are set forth which call for subsequent programs and actions to be taken which will implement the provisions of the general plan.
In addition to the measures established in the general plan itself, other implementation measures are derived from the city's corporate and police powers granted by state law. The adoption of a zoning ordinance is the city's principal instrument for implementing the general plan and is derived from the police power given to the city. This ordinance regulates land use by dividing the city into zones and specifying permitted uses, allowable development intensities, minimum lot size, building height and setback limits, and other development parameters within each land use zone.
Other implementation measures derived from the city's police power include the city's power to regulate subdivisions, to adopt specific plans, to enforce building and housing codes, to establish park dedication require- ments, and to utilize environmental and design review procedures when con- sidering development proposals.
Implementation measures derived from the city's corporate powers include the construction of streets, water, and sewer facilities, the acquisition and development of parkland, the acquisition of sites for low income housing, and the acquisition of open space, conservation, or scenic easements. 17 of 371
4.3 GENERAL PLAN AMENDMENT PRDGEI^ E S
A. Notwithstanding anything in Subsection ( b) of Section 65358 of the Government Code to the contrary, no Element of this General Plan shall be amended more than twice per calendar year,** except for ( i) amendments necessary to comply with State or Federal law; ( ii) amendments to implement or obtain certification of a local coastal plan; or ( iii) amendments specified in Subsections ( c) or ( d) of Section 65358.
B. Notwithstanding anything in Section 65356 of the Government Code to the contrary, any amendment to, or repeal or readoption of, the Land Use Element ( including the Land Use Map) shall be subject to paragraph E, below.*, ****
C. Notwithstanding anything in Section 65356 of the Government Code to the contrary, any amendment to, or repeal and readoption of, any other element requiring an amendment to the Land Use Element in order to maintain internal consistency between the various Elements of this General Plan, shall be subject to paragraph E, below.***, ****
D. Notwithstanding anything in Sections 65090, 65091, 65353 or 65355 of the Government Code to the contrary, if a proposed General Plan Amendment would affect the permitted uses or intensity of uses of one or more parcels of real property, mailed notice of the public hearing shall be given to the owner ( as identified pursuant to Government Code Section 65091) of each parcel of real property located within ^ mile of the real property.***
E. No General Plan Amendment, including Specific Plan adoptions or changes, shall be adopted which would:
1. change, alter or increase the General Plan Residential Land Use categories; or
2. change any land use designation to any other, except changes to land already designated residential that clearly result in a reduction in intensity or density of said land use designated as residential:
unless and until such action is approved by a majority of voters in the City.
This provision shall not apply to^ amendments which are necessary to comply with state or federal law or which are necessary to implement or obtain certification of the local coastal program.****
* Resolution 93- 5, adopted Jan. 19, 1993 ( see B. above)
** Resolution 96- 45 adopted May 6, 1996 ( see A. above)
*** Resolution 97- 5, adopted Jan. 7, 1997 ( see C. and D. above)
**** Ordinance 266, General Plan Amendment language effective 5- 27- 98, adopted as a citizens' initiative, Proposition T, the Solana Beach Community Protection Act, at the 11- 7- 2000 General Municipal Election and by the City Council on 12- 5- 00 ( see B, C and E above)
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Land Use Element
City of Solana Beach General Plan Program
Phillips Brandt Reddick 19 of 371
SOLANA BEACH GENERAL PLAN LAND USE ELEMENT
CITY OF SOLANA BEACH
380 Stevens Avenue, Suite 120
Sol ana Beach, California 92075
( 619) 755- 2998
Solana Beach City Council
Margaret Schlesinger, Mayor
Jack Moore, Deputy Mayor
Marion Dodson, Council Member
Richard Hendlin, Council Member
Celine Olson, Council Member
Adopted November 14, 1988 20 of 371
TABLE OF CONTENTS
Page Number
1.0 INTRODUCTION 1
1.1 Overview 1
1* 2 Purpose 2
1.3 Authorization 2
2.0 EXISTING CONDITIONS/ ISSUE ANALYSIS 4
2.1 Existing Land Use Conditions 4
2.2 Land Use Issues 5
3.0 GOALS, OBJECTIVES AND POLICIES 10
4.0 THE LAND USE PLAN 17 21 of 371
LAND USE ELEMENT
1.0 INTRODUCTION
1.1 OVERVIEW
1.1.1 Contents of Element
The land use element describes existing land use characteristics and devel- opment patterns in Solana Beach. This element also identifies the issues ( such as locational factors and physical constraints) affecting land use planning in Solana Beach. The land use element also articulates the goals, objectives, and policies designed to facilitate Solana Beach's development pursuant to the land use plan. The land use plan ( Exhibit 2) provided in this element is based upon existing land use characteristics and land use planning issues as. well as the city's goals, objectives, and policies.
1.1.2 Key Issues
A primary issue affecting Solana Beach's development is the need to ensure that land development in the city provides an appropriate range of residential and non- residential uses, recognizing the importance of minimizing potential conflicts involving adjacent land uses.
Other key issues affecting Solana Beach's land use planning include physical constraints ( eg., environmental limitations, and lot size and configuration), fiscal constraints limiting the provision of public services, and other constraints such as the need to maintain an appropriate balance of land use types within the city.
1.1.3 Overview of Goals, Objectives, and Policies
The goals of this element are to promote the development of a well- balanced and functional combination of separate land uses and to ensure that development in the city is consistent with the city's character and image. To achieve these goals, a complete set of objectives and policies is pro- 22 of 371
vided. These objectives and policies set forth specific approaches to encouraging the development of appropriate types and adequate amounts of various land uses.
1.2 PURPdSE
1.2.1 Response to Key Issues
This land use element is . intended to reflect the opportunities and constraints affecting land use in Solana Beach. The overall purpose of this element is to establish a balanced pattern of land use that is consistent with the values of the community and is responsive to the opportunities and constraints identified.
1.2.2 The Land Use Plan
The land use plan established in this element sets forth the general loca- tion and general development intensities for a variety of land uses within the city. The prime consideration in establishing this land use plan is to ensure that Solana Beach is able to maintain its residential and recreational character while ensuring the continued economic health of the community.
The process of evaluating the city's strengths, weaknesses, opportunities, and constraints has resulted in the adoption of a land use plan that bal- ances the city's need to enhance its economic vitality with the need to preserve the cultural and environmental factors contributing to the character of the city. The land use plan serves as the long- range guide for Solana Beach's future growth and development.
1.3 AUTHORIZATION
This land use element is required by state law. As specified in Government Code Section 65302( a), the general plan shall include:
A land use element which designates the proposed general distribution and general location and extent of the uses of the land for housing, business, industry, open space, including agriculture, natural resources, recreation, and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid 23 of 371
waste disposal facilities, and other categories of public and private uses of land. The land use element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan. The land use element shall also identify areas covered by the plan which are subject to flooding and shall be reviewed annually with respect to those areas. 24 of 371
2.0 EXISTING CONDITIONS/ ISSUE ANALYSIS
2.1 EXISTING LAND USE AND CONDITIONS
The city of Sol ana Beach is located on the central coast of San Diego County. To the north, the San Elijo Lagoon is partially within and adjacent to the city, beyond which is the city of Encinitas. To the east are unincorporated areas of San Diego County which include San Dieguito Regional Park and the inland communities of Rancho Santa Fe and Fairbanks Ranch. To the south, Solana Beach is bounded by the cities of San Diego and Del Mar.
The city is bisected by Interstate 5 ( 1- 5), which provides the principal transportation link between the Los Angeles and San Diego metropolitan areas. Amtrak provides rail service through Solana Beach as it spans the distance from San Diego to Los Angeles and other northbound destinations.
As shown on Exhibit 1, existing land uses within Solana Beach are predomi- nantly residential, which account for approximately 54 percent of Solana Beach's existing land area. There are approximately 6,245 dwelling units in Solana Beach as of 1988. Other predominant land uses include recreation/ open space ( approximately 12 percent) and commercial land areas which account for about 5 percent of Solana Beach's existing land area. Table 1 summarizes Solana Beach's existing land use mix.
Table 1
EXISTING LAND USE MIX Land Use Acres Percent
Residential 1,200.4 54
Commercial 119.2 5nal
Office/ Professio30.8 1
Light Industry 38.9 2
Agriculture 18.8 1263.0 12
Recreation/ Open Space Public/ Quasi- Public/ Institutional 122.4 6
Vacant 13.9 1
Roads and Right- of- Way 404.1 18
Total 2,211.5 100 25 of 371
[ | SINGLE FAMILY RESIDENTS MULTI FAMILY RESIDENTIAt
[; ji;;;; i[ COMMERCIAL
||[ [| ||[ OFFICE/ PROFESSIONAL fSS^ jj LIGHT INDUSTRY liiiji} AGRICULTURE |: v::; 4 OPEN SPACE/ RECREATION [ x/^| VACANT
fP^ gJJ RIGHT- OF- WAY
$££$ PUBLIC/ QUASI- PUBLIC
PS3 INSTITUTIONAL
Existing Land Use
SOLANA BEAGH GENERAL PLAN
CITY OF SOLANA BEACH
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EXHIBI
1000 1900
LEGEND
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Solana Beach's predominant commercial land uses are located along Highway 101 and Lomas Santa Fe Drive and are the key focus of Solana Beach's business activity. Cedros Avenue offers a mix of commercial, office/ professional, and light industrial land uses and also represents an important focus of Solana Beach's business activity. Commercial uses also exist on Stevens and Valley Avenues. Other business- related land uses such as office/ professional and light industrial uses represent a minor proportion of Solana Beach's existing land use and amount to approximately three percent of Solana Beach's existing land area.
2.2 LAND USE ISSUES 2.2.1 Historical Context
Solana Beach's history dates back to the early 20th century. In 1908, George Jones acquired 220 acres on what was then known as Lockwood Mesa. This acreage was used by Jones for more than a decade to cultivate grain and lima beans. The other early activities which influenced the formation of Solana Beach were the Santa Fe Railroad operations and the development of Highway 101 prior to World War I.
In 1922, Colonel Ed Fletcher of the Santa Fe Land and Improvement Company acquired the Jones property. On March 5, 1923 Fletcher filed the original subdivision map of Solana Beach. Fletcher then proceeded to cut an opening through the bluffs so that the beach could be viewed from the townsite. Following several months of hydraulic operations, an opening to the beach was created at what is now known as the Plaza just west of the Highway 101/ Lomas Santa Fe Drive intersection.
The availability of an adequate water supply from Lake Hodges enabled Fletcher and his associates to begin developing the community. About one- half of the townsite had been sold prior to the onset of the Great Depression in 1929. Following the Depression and World War II, Solana Beach and several other nearby communities continued to grow with residential and commercial development. 27 of 371
In the late 1960s and in response to requests from major community organi- zations in the San Dieguito area. l the county of San Diego initiated pre- paration of the San Dieguito General Plan. This general plan was followed by the more detailed San Dieguito Community Plan ( adopted in 1974) which was intended to regulate and control growth in the area's unincorporated communities. Urban development in Solana Beach continued in the area west of 1- 5 generally on a parcel- by- parcel basis. Conversely, most of the area east of 1- 5 has been developed pursuant to the Lomas Santa Fe Master Plan. By the mid- 1980s, Solana Beach had become highly urbanized with only a few remaining acres of undeveloped property.
On April 30, 1985, a committee of Solana Beach residents named " Citizens Intending to Incorporate11 ( CITI) filed a formal application for incorporation as the city of Solana Beach. Following approval by the county's Local Agency Formation Commission and the affirmative vote by the citizens, the city of Solana Beach was officially incorporated on July 1, 1986.
2.2.2 Land Use Compatibility Considerations *
As noted previously, Solana Beach has already been developed extensively. Thus, the land use compatibility considerations affecting development in Solana Beach relate primarily to future development which involves the recycling of currently developed parcels and infill development of the city's few remaining vacant parcels.
In general, such development is expected to occur in the area west of 1- 5. This is primarily due to the age and mix of this area's existing develop- ment. Further, most of the area east of 1- 5 and north of Lomas Santa Fe Drive has been developed according to a master plan and is expected to experience very little new development activity over the next twenty years.
The San Dieguito area encompasses Solana Beach, Leucadia, Encinitas, Rancho Santa Fe, and other portions of San Diego County bounded by the Pacific Ocean to the west, Carlsbad to the north, San Marcos and Escon- dido to the east, and San Diego and Del Mar to the south. 28 of 371
The areas where future redevelopment of developed parcels and infill devel- opment are most likely to occur include areas along Highway 101, Cedros Avenue and Lomas Santa Fe Drive. A key land use compatibility issue affecting new development in these areas in particular, and throughout the city in general, is the need to minimize the potential for conflicts involving adjacent land uses. For example, the generally quiet nature of residential neighborhoods can be maintained through measures that minimize the potential for conflicts involving adjacent land uses. Such measures may involve locating commercial land uses along arterial roadways to buffer traffic noise from residential areas, and provide an adequate circulation system and sufficient parking to minimize the spillover of traffic into residential areas.
2.2.3 Physical Constraints
The city includes a variety of physical constraints affecting potential land development. For example, slope stability problems along Solana Beach's entire coastal bluff area pose a significant constraint to bluff- top development ( as discussed in Section 2.2 of the safety element). Similarly, steep slopes in other areas limit the extent of potential development in hillside areas within the city.
As discussed in the open space and conservation element, the potential for new development along the northwestern edge of the city is limited by the presence of the San Eli jo Lagoon and concerns involving the sensitivity of the lagoon's biological resources.
The potential for new development in other areas of the city also can be constrained by small and/ or irregular parcel configurations. For example, the extent of new commercial development along Highway 101 or Cedros Avenue is contingent upon the availability of lots with adequate depth and width to accommodate proposed developments which meet municipal code requirements.
A key constraint to future development is the physical capacity of the city's traffic circulation system. It is important that the carrying capacity of Solana Beach's roadways be adequate to accommodate the traffic gen- 29 of 371
erated pursuant to buildout of the general plan. An inadequate circulation system can limit the city's ability to provide for a more appropriate distribution and density of land uses relative to the city's overall goals and objectives.
2.2.4 Public Service Constraints
The potential for land use intensification and new development in Solana Beach is subject to constraints imposed by the ability of public service agencies and utilities to provide adequate levels of service to such devel- opment. For example, new development can place additional demands upon the San Diego County Sheriff's Department ( which provides law enforcement service under contract with the city), the Solana Beach Fire Department, the Solana Beach School District, and the San Dieguito Union High School District. Further, such developments could necessitate the extension of, or improvements to, water lines, electrical lines, natural gas lines, and possibly sewer lines from existing facilities.
It should be noted that public service agencies and utilities typically incorporate city and regional growth projections into their planning for potential service requirements. However, it is important to ensure that growth in the city does not accelerate to a degree that precludes the pro- vision of adequate service levels due to fiscal limitations.
2.2.5 Other Constraints
A variety of other constraints could influence the nature and pace of new development in Solana Beach. A key consideration is the need to provide for a range of land uses that offer a balanced relationship between housing, employment opportunities, and recreational opportunities. Such a balance helps to ensure the stability of the community and allows for a strong and diversified economic base.
A second consideration is the need to maintain consistency between general plan and zoning designations pursuant to Government Code Section 65860. For example, areas designated for residential use in the general plan cannot be zoned and developed for commercial uses or vice- versa.
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2 • 2 . 5 Other Con^ raints - C6ntin\ ae< A
A. Notwithstanding anything in Subsection ( b) of Section 65358 of the Government Code to the contrary, no Element of this General Plan shall be amended more than twice per calendar year,** except for ( i) amendments necessary to comply with State or Federal law; ( ii) amendments to implement or obtain certification of a local coastal plan; or ( iii) amendments specified in Subsections ( c) or ( d) of Section 65358.
B. Notwithstanding anything in Section 65356 of the Government Code to the contrary, any amendment to, or repeal or readoption of, the Land Use Element ( including the Land Use Map) shall be subject to paragraph E, below.*, ****
C. Notwithstanding anything in Section 65356 of the Government Code to the contrary, any amendment to, or repeal and readoption of, any other element requiring an amendment to the Land Use Element in order to maintain internal consistency between the various Elements of this General Plan, shall be subject to paragraph E, below.***, ****
D. Notwithstanding anything in Sections 65090, 65091, 65353 or 65355 of the Government Code to the contrary, if a proposed General Plan Amendment would affect the permitted uses or intensity of uses of one or more parcels of real property, mailed notice of the public hearing shall be given to the owner ( as identified pursuant to Government Code Section 65091) of each parcel of real property located within ^ mile of the real property.***
E. No General Plan Amendment, including Specific Plan adoptions or changes, shall be adopted which would:
1. change, alter or increase the General Plan Residential Land Use categories; or
2. change any land use designation to any other, except changes to land already designated residential that clearly result in a reduction in intensity or density of said land use designated as residential:
unless and until such action is approved by a majority of voters in the City.
This provision shall not apply to amendments which are necessary to comply with state or federal law or which are necessary to implement or obtain certification of the local coastal program.****
* Resolution 93- 5, adopted Jan. 19, 1993 ( see B. above)
** Resolution 96- 45 adopted May 6, 1996 ( see A. above)
*** Resolution 97- 5, adopted Jan. 7, 1997 ( see C. and D. above)
**** Ordinance 266, General Plan Amendment language effective 5- 27- 98, adopted as a citizens' initiative, Proposition T, the Solana Beach Community Protection Act, at the 11- 7- 2000 General Municipal Election and by the City Council on 12- 5- 00 ( see B, C and E above)
9 31 of 371
3.0 GOALS, OBJECTIVES, AND POLICIES GOAL 3.1
TO PROMOTE DEVELOPMENT OF A WELL- BALANCED AND FUNCTIONAL MIX OF RESIDENTIAL, COMMERCIAL, INDUSTRIAL, OPEN SPACE, RECREATIONAL, AND INSTITUTIONAL LAND USES.
Objective 1.0
Encourage the development and maintenance of healthy residential neighbor- hoods, the stability of transitional neighborhoods, and the rehabilitation of deteri orated nei ghborhoods.
Policy l. a The city's land use plan shall include residential land uses comprising a range of housing types, locations, and densities.
Policy l. b Pursuant to the housing element of this general plan, the city shall facilitate the construction of 174 new housing units ( including twelve affordable dwelling units), and encourage the rehabilitation of ten dwelling units during the next five years.
Policy l. c In order to protect the rental housing stock, protect purchasers of dwelling units, to assure consistency with the general plan density requirements, to protect neighborhoods by assuring adequate parking, and to assure adequate public facilities, conversion of existing apartments to condominiums or other similar forms of subdivision shall be regulated pursuant to city zoning and subdivision ordinances. The regulations shall ensure that conversion of apartments to condominiums or other similar types of subdivisions will meet current standards for the construction of new condominiums or other similar types of multi- family dwellings within the city.
Objective 2.0
Encourage the development of commercial land uses which strengthen the city's economic base and offer a range of commercial enterprises to meet the needs of residents and visitors.
10 32 of 371
Policy 2. a The city's land use plan shall include an adequate amount of acreage designated for a range of commercial land uses.
Policy 2. b The city's land use plan shall include an adequate amount of acreage to be used for tourist- related commercial land uses along Highway 101 ( in the Plaza area).
Policy 2. C Special commercial land uses along Cedros Avenue and north of Genevieve shall be developed pursuant to specific design controls established by the city to allow for limited light industrial development.
Policy 2. d Redevelopment of commercial areas utilizing available methods including the community redevelopment law shall be pursued in order to provide infrastructure, land and other incentives needed to provide opportunities for commercial development.
Policy 2. e The city shall formulate specific development standards for Highway 101, Cedros Avenue, and the commercial property in Eden Gardens.
Objective 3.0
Encourage the establishment of industrial land uses to diversify Solana Beach's economic base and to provide additional local employment oppor- tunities*
Policy 3. a The city's land use plan shall provide areas designated for industrial uses to be developed during the next twenty years.
Policy 3. b Within areas designated as industrial, the city shall permit the establishment of light industrial facilities, research and development parks, public storage centers, warehouses, and heavy equipment storage and maintenance yards.
Objective 4.0
Promote the preservation of floriculture operations in the city.
11 33 of 371
Policy 4. a The city's land use plan shall allow for floriculture ( or similar agriculture) operations within the city.
Objective 5,0
Provide an adequate amount of open space and recreational land uses to meet the needs of the entire community.
Policy 5. a The city's land use plan shall provide for open space along the city's beaches, within parks, and other appropriate locations.
Policy 5. fa Adequate access shall be provided to public open space and recreational areas.
Objective 6.0
Provide for the development of an adequate amount of Institutional land uses to meet the social, economic, cultural, spiritual, and educational needs of the community.
Policy 6. a The city's land use plan shall include areas designated for institutional land uses.
Policy 6. b Within areas designated as institutional, the city shall permit the development of publicly owned facilities and schools, churches and synagogues, hospitals and medical centers, and retirement care facilities and convalescent homes.
Objective 7.0
Ensure that the demand for public facilities and services does not exceed the city government's ability to provide said facilities and services.
Policy 7. a The city shall establish and maintain a development strategy relating economic growth and logical land use patterns with the provision of public services and utilities.
12 34 of 371
Policy 7. b The city shall periodically review and update its land use plan to ensure that a balance is maintained between employment and housing opportunities, and to ensure the availability of sufficient municipal revenues to maintain adequate levels of public services.
Policy 7. c The city shall develop and implement methods for ensuring that new development does not create an adverse economic impact on the city, or a need for new additional or different public facilities which have not been provided by the city.
GOAL 3.2
TO ENSURE THAT DEVELOPMENT IN THE CITY IS CONSISTENT WITH THE OVERALL COM- MUNITY CHARACTER AND CONTRIBUTES POSITIVELY TOWARDS THE CITY'S IMAGE/
Objective 1.0
Distribute land uses to establish a pattern which minimizes the potential for conflicts involving adjacent land uses.
Policy l. a The city shall encourage the development of multiple- family residential land uses near to non- residential uses ( eg., commercial centers, light industrial uses, etc.) and shall provide for adequate buffers where single family residential areas are already located adjacent to such non- residential uses.
Policy l. b The city shall develop ordinances to encourage the preservation of private views.
Objective 2.0
Ensure that commercial development Is located conveniently.
Policy 2. a The city's land use plan shall provide for commercial development along Cedros Avenue, Highway 101, a portion of Stevens Avenue and Valley Avenue, and in the vicinity of the I- 5/ Lomas Santa Fe interchange. Further, such development shall provide adequate access and parking to min-
13 35 of 371
imize the potential intrusion of commercial traffic into residential neigh- borhoods.
GOAL 3.3
TO ENSURE THAT LONG- TERM PROTECTION OF THE ENVIRONMENT IS GIVEN THE HIGHEST PRIORITY IN THE CONSIDERATION OF DEVELOPMENT PROPOSALS AND IN THE IMPLEMENTATION OF THIS GENERAL PLAN.
Objective 1.0
Develop ordinances and regulations restricting land use and development on lands which have unique or sensitive environmental geographic or geologic features.
Policy l. a To ensure that development does not create adverse environmental, geographic or geologic impacts, the City Council shall adopt ordinances for preservation of hillsides, scenic public views and, where feasible, private views. The Council shall also adopt ordinances regulating development of property within special hazard areas, including floodplain, coastal bluff and steep hillside areas.
Policy l. b For purposes of determining residential land use intensity, the following general rules shall apply:
I. Public rights- of- way for streets, railroad rights- of- way, and utility easements for high voltage electrical transmission lines shall be considered to be undevelopable except for appropriate street, railroad or utility uses.
II. For the purposes of determining general plan compatibility of sub- divisions and multi- dwelling unit projects, the total number of residential dwellings which may be permitted on property shall be established by applying the following slope density guidelines: Slopes with a grade of less than 25 percent shall be considered fully developable; slopes with a grade of 25 percent to 40 percent shall be considered developable at 1/ 2 the density otherwise desig-
14 36 of 371
nated for the site; slopes with a grade of 40 percent or more shall be considered undevelopable; for those areas along the coastal bluff and lands adjoining the San Elijo Lagoon, slopes with a grade of greater than 25 percent shall be considered undevelopable.
III. The density established by this General Plan shall not be construed to establish a " guaranteed" or " vested" right to a specific number of dwelling units, but as a guideline for determining appropriate zoning and for making land use permit decisions consistent with environmental planning, public facilities, geologic and other sound land use planning concerns. When determining the appropriate zoning applicable to a site, the City Council shall consider the topographic, environmental, geographic and public facilities constraints applicable to the site. Whenever density is expressed in terms of a density range, zoning, subdivision, and other land use decisions establishing density for a site at a number which is greater than the lowest number established by the density range shall be justified by consideration of such matters as: superior project design; public facility availability; availability of public transportation; proximity to public recreation; provision of* public facilities or community amenities by the developer of the site; whether the increased density will assist the City in meeting its regional housing obligations and local housing goals; whether the increased density will adversely affect the neighborhood; or whether the increased density will assist the city in meeting other General Plan goals and objectives. Whenever application of the density established for a site results in a fractional dwelling unit, the City Council may allow one additional unit for projects which incorporate superior designed qualities, or which provide additional public facilties or community amenities, or assist the city in meeting the city's housing goals and for which the
City Council finds that permitting the additional dwelling unit will not adversely affect the neighborhood. Whenever application of the density established for a site results in a fractional density, the decision making authority may deem a fractional density of .7 of a dwelling unit or greater to be one dwelling.
* GPA- 2, Ees. 91- 92 15 adopted Oct. 21, 1991 37 of 371
IV. The density regulations of this general plan shall not be construed to prohibit the development or redevelopment of one single family residential dwelling on any residentially zoned lot legally existing on the date of the adoption of the general plan, provided the structure complies with the minimum requirements established for the development of single- family residential structures in the zoning ordinance other than density or lot size requirements.
VI. State- mandated density bonus provisions such as the program outlined in Government Code Section 65915 shall be applicable to projects of less than five units.
Policy l. c Except where necessary to prevent the denial of all reasonable economic use of property as determined by the City Council after hearing, grading on natural slopes with an average inclination in excess of 25 percent shall be restricted. This policy shall be used to maintain as much of the natural terrain as possible, while allowing reasonable use of property. The City Council may allow minor grading for the construction of one single family dwelling unit and driveway for up to 20 percent of a legal lot consisting entirely of slopes of 25 percent or more if other non- grading approaches to development are not feasible.
16 38 of 371
4.0 THE LAND USE PLAN
The Sol ana Beach land use plan has been formulated in response to the considerations discussed in Section 2.0 ( eg., land use compatibility, circulation issues, physical constraints, etc.) and in response to the city's overall goals and objectives concerning land use. As shown on Exhibit 2, the city's land use plan provides for very little change to existing development patterns. The key land use changes that could occur after the adoption of this land use plan would be a 4.7 percent increase in the total number of dwelling units citywide, the intensification of commercial uses f along Highway 101, and intensification and development of special commercial uses along Cedros Avenue.
Table 2 below provides a statistical summary of the land uses provided for in this land use element. The predominant land uses in the city will con- Table 2 LAND USE PLAN STATISTICAL SUMMARY
Land Use
Acres
Percent of Acreage
Units*
Estate Residential ( 0- 2 DU/ ac)
280.5
12.5
280
Low Residential ( 3 DU/ ac)
253.2
11.4
760
Low/ Medium Residential ( 4 DU/ ac)
375.5
17.0
1,502
MediumResidential( 5- 7DU/ ac)
147.0
6.7
882
Medium- High Residential ( 8- 12 DU/ ac)
80.5
3.6
805
High Density Residential ( 13- 20 DU/ ac)
139.8
6.3
2,307
Subtotal
1,276.5
57.7
6,536
General Commercial ( 11,000 sf/ ac)**
114.8
5.2 1,262,360
Light Commercial ( 11,000 sf/ ac)
1.9
.1
20,900
Special Commercial ( 15,000 sf/ ac)
33.7
1.5
505,500
Office/ Professional ( 20,000 sf/ ac)
22.4
1.0
448,000
Light Industrial ( 19,000 sf/ ac)
13.1
.6
248,900
Public/ Institutional ( 20,000 sf/ ac)
79.3
3.6 1,
586,000
Agriculture
12.8
.6
N/ A
Open Space/ Recreation
231.1
10.4
N/ A
Right- of- Way ( 1- 5 and railroad)
88.5
4.0
N/ A
Subtotal
1,874.1
84.7 4,
071,660
Roads
337.4
15.3
N/ A
TOTAL
2,211.5
100.0
N/ A
* Midpoint of density range used for ** Sauare feet oer acre factors reo
calculating residential units, resent orototvoical fiaures for our-
poses of projecting likely square footages at buildout of the general plan.
17 39 of 371
tinue to be residential uses ( 58 percent of total area), open space and recreation areas ( 10 percent), and commercial uses ( 7 percent). This does not represent a major departure from relative proportions of existing land uses.
As noted previously, Government Code Section 65860 requires zoning ordi- nances to be consistent with the general plan. Table 3 shows the relationship between Sol ana Beach's zoning districts and the general plan land use designations. The individual general plan land use categories are described below.
Estate Residential - This category involves estate types of residences developed at a maximum density of two dwelling units per acre. Assuming an average household size of 2.6 persons per unit, the population density for this category would be approximately six persons per acre. All of the city's estate residential development is located east of 1- 5 in the Marine View Gardens and Isla Verde neighborhoods.
Low Density Residential - This category is for single family residences developed at a maximum density of three dwelling units per acre. With an average household size of 2.6 persons per unit, the population density would be approximately eight persons per acre. Most of Sol ana Beach's low density residential development is located around Nardo Avenue and Rios in the southwest and in the northwest in the Canyon Drive area.
Low/ Medium Density Residential - Under this category, single- family resi- dences are to be developed at a maximum density of four dwelling units per acre. The population density in these areas would be approximately eleven persons per acre based on an average household size of 2.6 persons per unit. Most of the residential area in the northeast near Santa Helena and in the northwest near Seabright, Glenmont and Sonrisa are low- medium density.
Medium Density Residential - This category provides for single- and multi- family residential development within a density range of five to seven units per acre. Population densities in these areas could be as high as 19 persons per acre assuming development intensities of seven units per
18 40 of 371
Land Use Plan SOLANA BEACH
CITY OF SOLANA BEACH
21, AMEND 8/ 15/ 94
PF1 OPEN . PACE/ RECRE*!*
LEGEND
41 of 371
acre and an average household size of 2.6 persons per unit. This type of residential development is located along the south side of Lomas Santa Fe Drive ( east of Los Banderos Road), along the coastal bluffs north of the Plaza, and in the Eden Gardens neighborhood.
Medium- High Density Residential - This category is for multi- family residential development within a density range of eight to twelve units per acre. With an average household size of 2.6 persons per unit, population densities in these areas would be maximum of about 32 persons per acre assuming maximum development at twelve units per acre. Most of this type of residential development is located in the Eden Gardens neighborhood, and on the north end of Cedros Avenue.
High Density Residential - Multi- family residential development under this category will range between 13 and 20 dwelling units per acre. Assuming maximum development and an average household size of 2.6 persons per unit, population densities in these areas could be as high as approximately 52 persons per acre. Most of Solana Beach's high density residential development is located in the southwestern portion of the city ( ie., along the coastal bluffs south of the Plaza and in the area generally bounded by Via de la Vaile, Solana Circle, Nardo Avenue, and Stevens Avenue).
Light Commercial - This category provides for a range of commercial uses that have a minimal impact on nearby residential areas. Areas designated for light commercial are north of Lomas Santa Fe Drive between Rios Avenue and Granados Avenue, and north of Cliff Street between Cedros Avenue and Seabright Lane.
In order to implement the City's Redevelopment Plan, Mixed- Use Concepts of the Highway 101 Vicinity Specific Plan and the Housing Element, residential uses are allowed as a secondary use in conjunction with permitted commercial uses. The Zoning Ordinance shall specify limitations as to the relationship of residential to on- site commercial uses.*
Special Commercial - Commercial development in this area would involve primarily a range of commercial arid light industrial uses that have a limited impact upon nearby residential areas. The only locations in the City designated as Special Commercial include the area along Cedros Avenue and a site at the northeast corner of Stevens Avenue and Genevieve Street.
In order to implement the City's Redevelopment Plan. Mixed- Use Concepts of the Highway 101 Vicinity Specific Plan and the Housing Element, residential uses are allowed as a secondary use in conjunction with permitted commercial uses. The Zoning Ordinance shall specify limitations as to the relationship of residential to on- site commercial uses.*
* GPA- 2, Res. 91- 92 adopted Oct. 21, 1991 19 42 of 371
General Commercial - This category involves the development of tourist- oriented commercial uses and retail uses of a larger scale than those permitted in Special Commercial areas such as grocery stores, drug stores, etc. The City's General Commercial areas are located primarily along Highway 101 and along Lomas Santa Fe Drive.
In order to implement the City's Redevelopment Plan. Mixed- Use Concepts of the Highway 101 Vicinity Specific Plan and the Housing Element, residential uses are allowed as a secondary use in conjunction with permitted commercial uses. The Zoning Ordinance shall specify limitations as to the relationship of residential to on- site commercial uses.*
Light Industry - This category provides for light manufacturing, mini- warehousing, and research and development uses. The only areas designated for light industrial use are the Kaypro site along Stevens Avenue and a site at the southeast corner of Valley Avenue and Hernandez Street.
Pub! ic/ Institutional - This category includes schools, churches, civic center and other public uses. Most of these uses are located in the vicinity of the Lomas Santa Fe Drive/ Stevens Avenue intersection.
Office/ Professional - This category provides for professional offices ( eg., medical and dental centers, financial services, etc.) and general office uses. Such uses are designated at sites along Lomas Santa Fe Drive, Stevens Avenue, Marine View Avenue and Pimlico Drive.
Open Space/ Recreation - This category includes open space uses, such as San-. Elijo Lagoon and San Dieguito Park, and recreational uses focused on outdoor activities ( eg., public parks, Lomas Santa Fe golf courses, etc.). Any structures constructed shall be integral components of the recreational uses and should be at a scale that is compatible with the recreational site. The key focus of open space is the Holmwood Canyon area, while recreational uses consist of beach parks, city parks and the golf courses located east of 1- 5. Owners of existing privately owned legal lots within this land use category may construct or alter one single family residential structure in accordance with the city's zoning and other land use standards.
Agriculture - This category provides for land uses only involving floriculture operations. The only site with this designation is the area north of Patty Hill Drive between Rios Avenue and Barbara Avenue.
Right- Of- Way - This category provides for land uses that are limited to transportation, public utilities, recreation and other similar uses.
* GPA- 2, Bes. 91- 92 Adopted Oct. 21, 1991 20 43 of 371
Estate Residential
*
*
Low Density Residential
*
#
Low/ Medium Density Residential
#
*
Medium Residential
*
*
Medium- High Residential
*
*
High Residential
*
*
Special Commercial
#•
Light Commercial
*
General Commercial
*
Light Industry
*
Public/ Institutional
*
Office/ Professional
*
Open Space/ Recreation
*
*
*
Agriculture
*
Right- of- Way
*-
*
.*
Designates Situation ( n Which Zoning and General Plan Designations are GeneraBy Consistent
TABLE 3 CONSISTENCY MATRIX
ZONING DISTRICT
SOLANA BEACH GENERAL PLAN
CITY OF SOLANA BEACH
GENERAL
PLAN
DESIGNATION 44 of 371
HOUSING
Element
City of Solana Beach General Plan Program 45 of 371
CITY OF SOLANA BEACH HOUSING ELEMENT
1999- 2004
Adopted November 16, 1999
Prepared by:
SourcePoint
401 B St. Suite 800
San Diego, CA 92101
( 619) 595- 5300 46 of 371
Solaria Beach City Council
Marion Dodson, Mayor
Joe Kellejian, Deputy Mayor
Thomas Campbell, Councilmember
Tom Golich, Councilmember Marcia Smerican, Councilmember 47 of 371
TABLE OF CONTENTS
EXECUTIVE SUMMARY ..;....................................„
Background Information............................................................................. xvii
Needs Assessment........................................................................................ xvii
Population/ Household Characteristics............................................ xvii
Land Use Characteristics..................................................................... xvii
Employment Characteristics.............................................................. xviii
Housing Stock Characteristics........................................................... xviii
Assisted Housing Units at Risk of Converting
to Market Rate Rents ........................................................................... xviii
Goals and Policies........................................................................................ xviii
Programs.....................................~^
CHAPTER 1 INTRODUCTION ........................_ 1
City Profile..............^
Housing Element............................................................................................... 5
State Policy and Authorization........................................................................ 5
Organization of the Housing Element............................................................ 5
Relationship to Other General Plan Elements...............................................?
Public Participation ........................................................................................... 7
Sources of Information......................................................................................?
CHAPTER 2 NEEDS ASSESSMENT................................................................................... 9
Population Characteristics............................................................................. 11
Projected Population............................................................................... 12
Age Characteristics............................................^^
Race/ Ethnicity Characteristics ....................................................,.......*. 14
Household Characteristics............................................................................. 17
Projected Households............................................................................. 17
Household Size........................................................................................ 18
Household Income................................................................................... 19 48 of 371
Overcrowding.......................................................................................... 22
Overpayment......................................^^
Special Needs Groups..................................................................................... 26
Elderly.................................................................................
People with Disabilities .......................................................................... 28
Homeless................................................................................................... 30
Single Parents....................................................................................... 32
FarmWorkers....................................................... 32
Large Households....................................................... 33
Students........................................................... 34
Land Use Characteristics.................................................. 36
Employment Characteristics............................................. 39
Commuting Patterns............................................ 42
Housing Stock Characteristics .......................................... 44
Projected Housing Units............................................. 45
Housing Type......................................................... 46
Housing Age.......................................................... 48
Housing Condition..................................................... 48
Plumbing Facilities............................................. 49
Pre- 1940 Housing........................................... 49
Housing Tenure ................................................... 51
Housing Costs........................................................ 53
Renter Costs ................................................. 53
Owner Costs ...................................................... 56
Vacancy Rates............................................................ 57
Existing Afjforckble
Assisted Housing Units at Risk of Converting
to Market Rate Rents ............................................. 59
Preservation Cost Analysis........................................... 60
Acquisition ....................................................... 60
Purchase of Affordability Covenant.............................. 61
CHAPTER 3 CONSTRAINTS TO THE PROVISION OF HOUSING........................... 62
Governmental Constraints................................................... 64
Land Use Controls .................................................. 64
Building Codes and Enforcement.................................... 66
On and Off- Site Improvements .................................. 67
Processing and Permit Procedures........................................... 67
Fees and Exactions.............................................................. 68
Development Impact Fees'................................................................... 68
VI 49 of 371
Permit Issuance Fees........................................................................... 69
Engineering and Public Works Fees.................................................... 71
Subdivision Processing Fees ............................................................... 71
Growth Management Measures............................................................ 74
Inclusionary Housing and In- Lieu Fee................................................. 74
Fractional Units................................................................................... 74
Affordable Housing Design................................................................. 75
In- Lieu Fees......................................................................................... 75
Provision of Additional Bedrooms Instead of Payment of Fees ......... 75
Affordable Housing Accessory Structures ( AHAS).,.......................... 75
Agreements for Construction of Housing............................................ 75
Existing Housing Stock....................................................................... 76
Non- Governmental Constraints.................................................................... 77
Land Costs................................................................................................ 78
Construction Costs.................................................................................. 78
Availability of Financing........................................................................ 79
CHAPTER 4 EVALUATION ...... i,......................^ 82
Evaluation of Previous Housing Element.................................................... 84
Effectiveness............................................................................................. 84
Progress....................................................................._
Evaluation of Progress Towards Meeting Coastal Zone Requirements..........................................................^^
Evaluation of Progress Towards Meeting Self Certification Goals.....................................
Evaluation of Redevelopment Agency Housing Activities....................... 94
CHAPTER 5 HOUSING OPPORTUNITIES...........^ 96
Availability of Suitable Sites.......................................................................... 98
Regional Share Goals............................................................................... 98
Residential Land.................................................................................... 100
Commercial Land.................................................................................. 103
Second Dwelling Units.......................................................................... 106
Opportunities for Siting Homeless Shelters and Transitional Housing.............................................................._^
Availability of Public Services and Facilities............................................. 107
Opportunities for Energy Conservation .................................................... 108 50 of 371
CHAPTER 6 GOALS AND POLICIES............................................................................ 110
Housing Opportunities............................... » ^
Maintenance and Preservation.................................................................... 113
Accessibility of Housing.........,.............._^
CHAPTER 7 PROGRAMS.;..........^
Program 1: Encourage Mixed- use Development.............................. 118
A. Analyze constraints to mixed- use development........................... 118
B. Mitigate constraints to mixed- use development........................... 118
C. Increase awareness of the potential for mixed- use development .119 Program 2: Encourage Second Dwelling Units................................. 119
A. Remove rental restrictions............................................................ 119
B. Explore methods to facilitate development.................................. 120
C Increase public awareness of the program..................................... 120
Program 3: Density Bonus.................................................................... 121
Program 4: Inclusionary Housing Program/ In- Lieu Fees............... 122
Program 5: Shared Housing................................................................. 123
Program 6: Replacement Housing ...................................................... 123
ProgramS: Illegal Unit Conversion.................................................... 124
Program 9: Preserve Existing At- Risk Units...................................... 124
Program 10: Section 8 Rental Assistance............................................ 125
Program 11: Capital Improvements Program ................................... 126
Program 12: Condominium Conversion Policy................................ 126
Program 13: Residential Code Enforcement...................................... 126
Program 14: Residential Rehabilitation.............................................. 127
Program 15: Mortgage Credit Certificate ( MCC).............................. 1: 27
Program 16: Distribute Fair Housing Information........................... 128
Quantified Objectives.................................................................................... 129
New Construction.................................................................................. 129
Rehabilitation......................................................................................... 129
Conservation...................................................._^
Preservation............................................................................................ 129
vm 51 of 371
APPENDIX A INCLUSIONARY HOUSING ORDINANCE....................................... 130
APPENDIX B PROPOSITION CC.................................................................................... 131
APPENDIX C DISCRETIONARY PERMIT REQUIREMENTS................................... 132
IX 52 of 371
LIST OF TABLES
Table 1 REGIONAL SHARE NEEDS AND SELF- CERTIFICATION GOALS
Solana Beach, 1999- 2004................................................................................... xix
Table 2 STATE HOUSING ELEMENT REQUIREMENTS
California, 1999..................................................................................................... 6
Table 3 AVERAGE PERSONS PER HOUSEHOLD
North County Coastal Cities and San Diego Region, 1998.......................... 18
Table 4 MEDIAN HOUSEHOLD INCOME*
North County Coastal Cities and San Diego Region, 1998.......................... 22
Table 5 OVERCROWDED HOUSING UNITS
North County Coastal Cities and San Diego Region, 1990.......................... 23
Table 6 HOUSEHOLDS* PAYING MORE THAN 30% OF INCOME FOR HOUSING COSTS North County Coastal Cities and San Diego Region, 1990.......................... 25
Table 7 PERSONS AGE 65 AND OVER
North County Coastal Cities and San Diego Region, 1998.......................... 26
Table 8 POVERTY STATUS FOR PERSONS AGE 65 AND OVER
Solana Beach and San Diego Region, 1990..................................................... 27
Table 9 HOMELESSNESS
North County Coastal Cities and San Diego Region, 1990 and 1998......... 31
Table 10 SINGLE PARENT HOUSEHOLDS
Solana Beach and San Diego Region, 1990..................................................... 32
Table 11 AGRICULTURAL WORKERS
North County Coastal Cities and San Diego Region, 1995.......................... 33
Table 12 LARGE HOUSEHOLDS
Solana Beach and San Diego Region, 1990..................................................... 33
Table 13 EMPLOYMENT
North County Coastal Cities and San Diego Region, 1990 and 1995......... 39
Table 14 PROJECTED CHANGE IN TOTAL EMPLOYMENT
North County Coastal Cities and San Diego Region, 1995- 2020................. 40
Table 15 PROJECTED CHANGE IN CHILIAN EMPLOYMENT BY INDUSTRY
Solana Beach, 1995- 2020.................................................................................... 41 53 of 371
Table 16 MEANS OF TRANSPORTATION TO WORK
Solana Beach and San Diego Region, 1990..................................................... 42
Table 17 TOTAL HOUSING UNITS
North County Coastal Cities and San Diego Region, 1990 and 1998......... 44
Table 18 PROJECTED HOUSING UNITS
North County Coastal Cities and San Diego Region, 1995- 2020................. 45
Table 19 PROJECTED HOUSING UNIT TYPE
Solana Beach, 1998- 2020.................................................................................... 46
Table 20 HOUSING BUILT BEFORE 1940
North County Coastal Cities and San Diego Region, 1998.......................... 49
Table 21 AVERAGE MONTHLY RENT
North County Coastal Cities and San Diego Region, 1998.......................... 55
Table 22 MEDIAN COST OF RESALE HOMES
North County Coastal Cities and San Diego Region, 1998.......................... 57
Table 23 VACANCY RATES
Solana Beach, 1996- 1998.................................................................................... 58
Table 24 GOVERNMENTALLY REGULATED AFFORDABLE HOUSING PROJECTS City of Solana Beach, 1999................................................................................ 59
Table 25 ESTIMATED MARKET VALUE OF AT- RISK UNITS
Solana Beach, 1999............................................................................................. 60
Table 26 ESTIMATED COST OF RENT SUBSIDIES
Solana Beach, 1999 ............................................................................................. 61
Table 27 SUMMARY OF LAND USE CONTROLS
Solana Beach, 1996............................................................................................. 65
Table 28 RESIDENTIAL DEVELOPMENT IMPACT FEES* AS LEVIED BY JURISDICTION, PER PROTOTYPE San Diego Region, 1998..................................................................................... 69
Table 29 PERMIT ISSUANCE FEES: PROTOTYPE HOME
North County Coastal Cities, 1999.................................................................. 70
Table 30 ENGINEERING AND PUBLIC WORKS FEES ( PROJECT)
North County Coastal Cities, 1998- 1999......................................................... 71
Table 31 SUBDIVISION PROCESSING FEES ( MINOR SUBDIVISION)
North County Coastal Cities, 1998- 1999......................................................... 72
Table 32 SUBDIVISION PROCESSING FEES ( MAJOR SUBDIVISION - AT LEAST 50 LOTS ON 10 ACRES) North County Coastal Cities, 1998- 1999......................................................... 73
XI 54 of 371
Table 33 INVENTORY OF PARCELS AND VALUES
Solana Beach, 1998 ............................................................................................. 78
Table 34 MORTGAGE LENDING RATES
Solana Beach, 1997............................................................................................. 80
Table 35 HOUSING UNITS BUILT
North County Coastal Cities and San Diego Region, 1970- 1998................. 85
Table 36 AFFORDABLE HOUSING OPPORTUNITIES PROVIDED
Solana Beach....................................................................................................... 86
Table 37 REGIONAL SHARE
Solana Beach, 1999 ............................................................................................. 99
Table 38 SITES USED TO MEET REGIONAL SHARE GOALS
Solana Beach, 1999............................................................................................. 99
Table 39 REGIONAL SHARE/ VACANT AND INFILL RESIDENTIAL LAND
Solana Beach, 1999 ........................................................................................... 100
Table 40 VACANT RESIDENTIAL AND INFILL RESIDENTIAL SITE INVENTORY Solana Beach, 1999 ........................................................................................... 102
Table 41 COMMERCIAL LAND
Solana Beach, 1995 ........................................................................................... 103
Table 42 REGIONAL SHARE/ VACANT COMMERCIAL SITES
Solana Beach, 1999 ........................................................................................... 104
Table 43 ZONES ALLOWING GROUP RESIDENTIAL AND CONGREGATE CARE FACILITIES
Solana Beach, 1999;.^....;.:.^:;..:_;.^.;; « .^..:;.....;: ™ ......:......:.;;..;...:..:.^.:;..^:' 107-
Table 44 AFFORDABLE INCLUSIONARY HOUSING REQUIREMENTS
Solana Beach, 1999 ........................................................................................... 122
Table 45 SECTION 8 CERTIFICATES
Solana Beach, 1998 ........................................................................................... 125
Table 46 QUANTIFIED OBJECTIVES
Solana Beach, 1999- 2004.................................................................................. 129
xn 55 of 371
LIST OF FIGURES
Figure 1 PERCENT CHANGE IN POPULATION
North County Coastal Cities and San Diego Region, 1990- 1998................ 11
Figure 2 PROJECTED CHANGE IN POPULATION
North County Coastal Cities and San Diego Region, 1998- 2020............... 12
Figure 3 AGE
Solana Beach and San Diego Region, 1998................................................... 13
Figure 4 POVERTY STATUS BY RACE AND HISPANIC ORIGIN
San Diego Region, 1990.................................................................................... 14
Figure 5 ETHNICITY
Solana Beach and San Diego Region, 1998.................................................... 15
Figure 6 PROJECTED CHANGE IN NUMBER OF HOUSEHOLDS
Solana Beach and San Diego Region, 1998- 2005........................................... 17
Figure 7 HOUSEHOLD INCOME
Solana Beach and San Diego Region, 1998.................................................... 19
Figure 8 HOMEOWNERSHIP RATES OF OVERCROWDED HOUSEHOLDS ( 1.01 PERSONS PER ROOM OR MORE) Solana Beach and San Diego Region, 1990.................................................... 23
Figure 9 INCOME OF HOUSEHOLDERS AGE 65 AND OVER
Solana Beach and San Diego Region, 1989............. v. v.......... i. iiiiv... viv. vv, ivi. i^^ 27
Figure 10 HOMEOWNERSHIP RATES FOR HOUSEHOLDERS AGE 65 AND OVER Solana Beach and San Diego Region, 1990.................................................... 28
Figure 11 HOMEOWNERSHIP RATES FOR LARGE HOUSEHOLDS ( FIVE OR MORE PERSONS PER UNIT) Solana Beach and San Diego Region, 1990.................................................... 34
Figure 12 PERCENT OF RESIDENTS ENROLLED IN SCHOOL
Solana Beach and San Diego Region, 1990.................................................... 35
Figure 13 DEVELOPED ACRES
Solana Beach and San Diego Region, 1995.................................................... 36
Figure 14 GENERAL LAND USES
Solana Beach and San Diego Region, 1995.................................................... 37
Xlll 56 of 371
Figure 15 EMPLOYMENT BY INDUSTRY
Solana Beach and San Diego Region, 1995.................................................... 41
Figure 16 TRAVEL TIME TO WORK ( MINUTES)
Solana Beach and San Diego Region, 1990.................................................... 43
Figure 17 TYPE OF HOUSING UNITS
Solana Beach and San Diego Region, 1998.................................................... 46
Figure 18 YEAR HOUSING BUILT
Solana Beach and San Diego Region, 1998.................................................... 48
Figure 19 TENURE
Solana Beach and San Diego Region, 1990.................................................... 51
Figure 20 OWNER- OCCUPIED HOUSING VALUE
Solana Beach and San Diego Region, 1990.................................................... 56
Figure 21 HOME RESALES
Solana Beach, 1995- 1998................................................................................... 56
Figure 22 COMPONENTS OF HOUSING COST
San Diego Region, 1998.................................................................................... 77
xiv 57 of 371
EXECUTIVE SUMMARY 58 of 371
Executive Summary
The Housing Element for the City of Solana Beach is an element of the City's General Plan. It covers the time period of July 1,1999 to June 30,2004.
Background Information
Solana Beach, established in 1986, has the second smallest population ( 13,945 in 1998) in the San Diego region. The City covers approximately 3 ¥ 2 square miles along the Pacific Ocean with Del Mar to the south and Encinitas to the north, and is predominantly residential in character. The City has a transit station with Amtrak service and commuter rail service via the Coaster to Oceanside and downtown San Diego, and is bisected by Interstate 5, one of the region's two major north- south freeways. East of the freeway is characterized by lower density single family housing, and west of the freeway is characterized by higher density single family and multi- family housing.
Needs Assessment
According to SANDAG's Preliminary 2020 Cities/ County Forecast, Solana Beach is expected to gain 769 new residents and 180 new households between 1998 and 2005. The characteristics of the City's population, housing, and employment that affect its housing goals, policies and programs include:
Population/ Household Characteristics
• A larger percentage of residents in the age groups 35 and older than the region.
• An ethnic breakdown of 77 percent White, 19 percent Hispanic, 3 percent Asian/ Other, and 0.4 percent Black.
• A smaller household size ( 2.49) than the region ( 2.83) reflective of the smaller percentage of children and higher percentage of those in the 55+ and older age group.
• A median household income of $ 63,450 — $ 21,100 higher than the region.
Land Use Characteristics
• A low supply ( less than 39 acres) of vacant developable land.
• A majority of developed land ( 55 percent) in residential use.
xvn 59 of 371
Employment Characteristics
• An employment base that consists mainly of service sector and retail jobs.
Housing Stock Characteristics
• Low rates of housing construction because of the limited availability of vacant land.
• A large percentage ( 64 percent) of single family homes.
• A higher rate of homeownership than in the region.
• A median housing price of $ 455,200, $ 283,000 higher than in the region.
• Higher rents than in the region.
• Extremely low vacancy rates.
Assisted Housing Units at Risk of Converting to Market Rate Rents
• Two assisted housing developments are at risk of conversion to market rate housing during the housing element cycle.
Goals and Policies
The primary goal of the City of Solana Beach is to ensure that decent, safe housing is available at a cost that is affordable to all current and future residents of the City. To achieve this goal the City has defined the following sub- goals:
Goal 1: Encourage the adequate provision of a range of housing opportunities that will meet Solana Beach's share of the existing and future housing needs of the region.
Goal 2: Minimiz^ governmental constraints to the development, improvement, and maintenance of housing.
Goal 3: Maintain and enhance the quality of residential neighborhoods in Solana Beach.
Goal 4: Conserve existing affordable housing opportunities.
Goal 5: Promote equal opportunity for all residents to live in the housing of their choice.
xvm 60 of 371
In addition to these written goals, Solana Beach has two sets of numerical goals that are addressed in this housing element: the City's share of the region's future housing needs ( regional share needs) and the affordable housing goal for self- certification, which are divided into several income categories. The regional share number is divided into four income categories: very low, low, moderate, and above moderate. The affordable housing goal establishes the number of additional housing opportunities that must be provided for extremely low, very low and low income households in order to self- certify Solana Beach's 2004- 2009 housing element.
Table 1 summarizes the regional share need and self- certification affordable housing goals.
Table 1
REGIONAL SHARE NEEDS AND SELF- CERTIFICATION GOALS Solana Beach, 1999- 2004
Income Category Regional Share Needs Self- Certification Goal
Extremely Low Income n/ a 14
Very Low Income 27 17
Low Income 26 21
Moderate Income 24 n/ a
Above Moderate Income 28 n/ a
In addition to proposing programs to encourage the construction of new affordable housing in Solana Beach and additional affordable housing opportunities using existing housing, the housing element is required to show that the City has adequate sites with appropriate zoning and adequate public services to accommodate its regional share goals. Based onits existing general plan and zoning ordinance, Solana Beach has the capacity to accommodate its share of the region's housing needs based on its vacant and infill residential land, vacant/ infill and redevelopment commercial land with mixed- use potential, and second dwelling unit capacity.
Programs
Programs Solana Beach will implement to achieve the City's housing goals, including the regional share goals and affordable housing goals, include:
• Encouraging mixed- use development
• Encouraging second dwelling units
• Continuing implementation of the inclusionary housing program/ in- lieu fees
xix 61 of 371
• Adopting a density bonus law
• Participating in Del Mar's shared housing program
• Providing lower income affordable replacement housing in accordance with redevelopment law
• Illegal unit conversion
• Section 8 rental assistance
• Condominium conversion policy
• Preservation of " at risk" units
• Capital Improvements Program
• Residential code enforcement
• Residential rehabilitation
• Review of current plans and policies regarding homeless facilities
• Mortgage Credit Certificates ( MCC)
These programs provide a range of activities that the City will undertake to promote the provision of housing opportunities to serve all income levels.
xx
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CHAPTER 1 INTRODUCTION 63 of 371
- UNINCOR-
• : PORATED
City of Solana Beach
Map 1.
Railroads
Freeway /\/ Major Roads / V Minor Roads I I Solana Beach City Boundary l^'-^ l Surrounding Jurisdiction Boundaries [>$:":> j Lakes/ Lagoons
SourcePoiitt
Solana Beach
0.5
0.5 Miles
This map contains information from the San Diego Association of Governments ( SANDAG) Regional Information System. PROPRIETARY INFORMATION: The use of this information is pursuant to sublicense agreement only. Any resale or relicensing of this information is prohibited, except in accordance with such subticensing agreements. Map Date: June 11,1999
64 of 371
Introduction
City Profile
The coastal city of Solana Beach is one of the newest cities in the San Diego region. Established in 1986, the City has the second smallest population ( 13,945) of all- jurisdictions within the region. The City covers approximately 31/ 2 square miles along the Pacific Ocean with about 1.4 miles of shoreline. The City of Del Mar forms the southern border, and the City of Encinitas is its neighbor to the north. The City is bisected by Interstate 5 ( 1- 5), which provides the principal transportation link between the Los Angeles and San Diego metropolitan areas. Amtrak provides rail service to Solana Beach as it spans the distance from San Diego to Los Angeles and other northbound destinations. The Coaster also provides commuter rail service between Oceanside to the north and downtown San Diego to the south.
Housing Element
The Housing Element is an important planning tool for the City of Solana Beach. It identifies the housing needs of the City and establishes a five- year action plan to meet these needs.
State Policy and Authorization
The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's main housing goal. Recognizingihe important part that local planning programs play in pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive general plans.
State law requires housing elements to be updated at least every five years to reflect a community's changing housing needs. Solana Beach's Housing Element was last updated in 1991. The law was amended to extend the deadline to 1999 for jurisdictions in the San Diego region. This document is the 1999- 2004 update required for jurisdictions within the San Diego region.
Organization of the Housing Element
Section 65302( c) of the Government Code sets forth the specific components to be contained in a community's housing element. Table 2 summarizes these State requirements and identifies the sections in the Solana Beach Housing Element where these requirements are addressed. 65 of 371
Table 2
STATE HOUSING ELEMENT REQUIREMENTS California, 1999
Required Housing Element Component
Page
A. Housing Needs Assessment
1 . Analysis of population trends
11
2. Analysis of employment trends
33
3. Projection and quantification of Solana Beach's existing and projected housing needs for all income groups
75
4. Analysis and documentation of Solana Beach's housing characteristics
38
5. An inventory of land suitable for residential development including vacant sites and those having redevelopment potential and an analysis of the relationship of zoning, public facilities and services to these sites
75
6. Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels
55
7. Analysis of existing and potential non- governmental constraints upon the maintenance, improvement, or development of housing for all income levels
60
8. Analysis of special housing needs including those of handicapped, elderly, large families, single- parent households, farmworkers
24
9. Analysis of the needs of homeless individuals and families in Solana Beach
27
10. Analysis of opportunities for energy conservation with respect to residential development
83
B. Goals and Policies
Identification of Solana Beach's goals and policies relative to the maintenance, improvement, and development of housing.
87
C. Implementation Program
1 . Identify adequate sites which will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.
75
2. Programs to assist in the development of adequate housing to meet the needs of low- and moderate- income households and other special needs groups.
93
3. Identify, and, when appropriate and possible, remove governmental constraints to the maintenance, improvement, and development of housing in Solana Beach.
55
4. Conserve and improve the condition of the existing and affordable housing stock in Solana Beach.
98
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Relationship to Other General Plan Elements
The City of Solana Beach's General Plan contains elements addressing Land Use, Circulation, Housing, Conservation, Open Space, Noise, and Safety. The content of this Housing Element is consistent with the goals and policies of all elements of the General Plan.
Public Participation
As part of the Housing Element update process, one Housing Element information session and one Housing Element Workshop were conducted with the Solana Beach City Council and members of the public. Residents, members of the nonprofit community, and housing advocates were invited to participate in the workshop, which focused on programs the City could implement to meet its housing goals.
Additionally, the draft Housing Element was released for a 45 day public review period, and a public hearing was held before the adoption of the Housing Element.
Sources of Information
The Regional Housing Needs Statement produced by the San Diego Association of Governments ( SANDAG) in 1999 provided the majority of the background material for the preparation of the Housing Element. This document includes data from the 1990 Census and SANDAG's Population and Housing Estimates, among other sources. 67 of 371
CHAPTER 2 NEEDS ASSESSMENT 68 of 371
Needs Assessment
This section of the Housing Element discusses the major components of housing need in Solana Beach. The major components of this need are the City's population, household, land use, economic and housing stock characteristics. Each of these components are presented in a regional context, and, where relevant, in the context of the other North County coastal cities of Carlsbad, Del Mar, Encinitas and Oceanside. This needs assessment serves as the basis for identifying the appropriate goals, policies and programs for the City to implement during the 1999- 2004 housing element cycle.
Population Characteristics
The population in the region is growing. In 1990, the population of the San Diego region was 2,498,016. It is estimated that by 1998 the region's population had grown to 2,794,785, an increase of 12 percent, as shown by Figure 1. During this same time period, Solana Beach's population increased by approximately 8 percent, from 12,962 in 1990 to 13,945 in 1998, making it the second smallest city in the San Diego region.
Figure 1
PERCENT CHANGE IN POPULATION North County Coastal Cities and San Diego Region, 1990- 1998
25%
11990- 1998
Source: 1990 Census; SANDAG 1998 Demographic and Economic Estimates
11
69 of 371
Projected Population
Figure 2 compares projected population growth in the City of Solana Beach to that of the surrounding North County coastal cities and the San Diego region as a whole. Between 1998 and 2005, it is anticipated that the population of the San Diego region will grow by approximately 15 percent, a gain of 428,689 new residents. During this time period, Solana Beach is expected to grow by 6 percent, a gain of 769 new residents. Between 2005 and 2020, the region's population will increase by 20 percent, while the population in Solana Beach will increase by only 10 percent. Lower growth rates in the cities of Solana Beach, Del Mar, and Encinitas can be partially attributed to limited land availability.
Figure 2
PROJECTED CHANGE IN POPULATION North County Coastal Cities and San Diego Region, 1998- 2020
• 1998- 2005 D 2005- 2020
Source: SANDAG 2020 Cities/ County Forecast, February 1999
12
70 of 371
Age Characteristics
Housing demand within the market is often determined by the preferences of certain age groups. Traditionally, both the young adult population ( 20- 34 years of age) and the elderly population tend to favor apartments, low- to moderate- cost condominiums, and smaller single family units. Persons between 35 and 65 years old often provide the major market for moderate to high- cost apartments and condominiums and larger single family units because they tend to have higher incomes and larger sized households.
Solana Beach has the third highest median age in the San Diego region. In 1990, the median age in Solana Beach was 37.6, approximately 7 years higher than the regional median age of 30.9. By 1998, the median age in the city had increased to 40.3, while the regional median age increased to 33.2. The increase in median age both locally and regionwide is consistent with state and nationwide trends, and can be attributed to the aging of the " baby boom" generation.
Figure 3 compares resident age in Solana Beach to that of the region. Solana Beach has a smaller percentage of residents under the age of 20 than the region as a whole. This indicates that there are fewer families with children in the city. The city also has a smaller percentage of residents between the ages of 20 and 34. The majority ( 60 percent) of residents in Solana Beach are over the age of 35. Solana Beach has the third highest percentage of residents age 65 and older and the third lowest percentage of residents under the age of 5 among jurisdictions in the San Diego region.
Figures
AGE Solana Beach and San Diego Region, 1998
25%
• Solana Beach DSan Diego Region
0- 14 15- 19 20- 24 25- 34 35- 44 45- 54 55- 64 65+
Source: SANDAG 1998 Demographic and Economic Estimates
13
71 of 371
Race/ Ethnicity Characteristics
Information on ethnicity is important to an analysis of housing demand, as ethnicity tends to correlate with other characteristics such as family size, location choices, and mobility. They are also reflective of income, as shown in Figure 4. In the San Diego region, non- White populations tend to have a much higher incidence of poverty.
Figure 4
POVERTY STATUS BY RACE AND HISPANIC ORIGIN San Diego Region, 1990
100%
D Above Poverty • Below Poverty
Source: 1990 Census
14 72 of 371
Figure 5 shows that in Solana Beach, the population is predominantly White. In 1998, approximately 19 percent of Solana Beach's population was Hispanic, 77 percent was White, 0.4 percent was Black, and 3 percent was Asian/ Other.
Figures
ETHNICITY
Solana Beach and San Diego Region, 1998
20% -
40% -
60%
80%
100%
• Solana Beach DSan Diego Region
Hispanic
White
Black
Asian/ Other
Source: SANDAG 1998 Demographic and Economic Estimates
15 73 of 371
UNINCOR- PORATED
City of Solana Beach
Solana Beach 1990 Census Tracts
SourcePoJnt
Map 2. Percent Hispanic, Black, Asian/ other by Census Tract
10%
12% 38%
0.5 Mi
les 0.5
Source: SANDAG 1998 Estimates. , ......—,....................•.........„„........_„..._,.._......„..„........
This map contains information from the San Diego Association of Governments ( SA^ DAGJTRegltiriai Iriformatibri System. PROPRIETARY INFORMATION: The use of this information is pursuant to sublicense agreement only. Any resale or relicensing of this information is prohibited, except in accordance with such sublicensing agreements. Map Date: June 11,1999 74 of 371
Household Characteristics
Many household characteristic factors may contribute to the need for housing, some of which are described in this section: projected households, household size, household income, overcrowding, and overpayment.
It is estimated that by 1998 there were 951,794 households ( also known as occupied housing units) in the region, an increase of 7 percent since 1990. Of these, 0.6 percent ( 5,576 households) were located in Solana Beach.
Projected Households
Figure 6 shows that between 1998 and 2005, it is anticipated that the number of households in the San Diego region will grow by 136,908, a gain of approximately 14 percent. During this time period, the number of households in Solana Beach is expected to increase by 180 new households, a gain of 4 percent. The city will continue to account for approximately 0.5 percent of the region's households.
FigureG
PROJECTED CHANGE IN NUMBER OF HOUSEHOLDS Solana Beach and San Diego Region, 1998- 2005
16% 14% - 12% - 10% -
• Solana Beach DSan Diego Region
Source: SANDAG 2020 Cities/ County Forecast
17
75 of 371
Household Size
Household size is a significant factor in housing demand. Often, household size can be used to predict the unit size that a household will select. For example, small households ( 1- 2 persons per household) traditionally can find suitable housing in units with 0- 2 bedrooms while larger households ( 3 or more persons per household) can usually find suitable housing in units with 3- 4 bedrooms. People's choices, however, also reflect preference and economics. Thus, many small households prefer, and obtain, large units. Household size is also related to choice of locations.
In 1998, the average number of persons per household in the San Diego region ranged from 2.3 to 3.3, with a regionwide average of 2.8 persons per household. Solana Beach had an average of 2.49 persons per household, representing a small increase from 1990, when 2.35 persons per household was the average. Table 3 compares household size in Solana Beach to household size in the surrounding North County coastal cities. Household size is fairly similar among the cities, which, with the exception of the City of Oceanside, have smaller household sizes than the regional average. SANDAG estimates that average household size in the region will begin to decrease over the next 20 years. This decrease can be attributed to the trend toward smaller families in the United States today, a growing elderly population, postponement of childbearing, and an increased divorce rate. Smaller households will result in an increased demand for smaller sized housing units and apartments.
Table 3
AVERAGE PERSONS PER HOUSEHOLD NortH Couhty Cbasitar
Jurisdiction
Persons Per Household
Carlsbad
2.55
Del Mar
2.30
Encinitas
2.66
Oceanside
2.91
Solana Beach
2.49
San Diego Region
2.83
Source: SANDAG 1998 Demographic and Economic Estimates
18
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Household Income
Income levels influence the range of housing prices within a community and the ability of the population to afford housing. As household income increases, the number of homeowners increases. As household income decreases, the number of households paying a disproportionate amount of their income for housing and the amount of persons occupying unsound and overcrowded housing increases.
Household incomes in Solana Beach tend to be higher than those in the region as a whole. Median household income in Solana Beach was nearly $ 63,450 in 1998, $ 21,100 higher than the median income for the San Diego region. Figure 7 compares household income in Solana Beach and in the San Diego region in 1998. Approximately 62 percent of Solana Beach households had incomes over $ 50,000, 22 percent more than regionwide. Approximately 28 percent of Solana Beach households earned $ 100,000 or more, compared to 10 percent regionwide. Slightly less than 10 percent of Solana Beach residents earned less than $ 15,000 annually, compared to 13 percent regionwide.
Figure 7
HOUSEHOLD INCOME Solana Beach and San Diego Region, 1998
30%
• Solana Beach D San Diego Region
^ . «
&'
*^
'
Source: SANDAG 1998 Demographic and Economic Estimates
19
77 of 371
vUNINCOR- ^ PORATED
City of Solana Beach
SourcePoint
Solana Beach 1990 Census Tracts
Map 3. Median Household Income by Census Tract
| | $ 48,711
0.5 0
0.5 Miles
Source: SANDAG 1998 Estimates.
This map contains information from the San Diego Association of Governments ( SANDAG) Regiona* Infrmation System.
oPROPRIETARY INFORMATION: The use of this information is pursuant to sublicense agreement only.
Any resale or reticensingof this information is prohibited, except in accordance with such subUcensing agreements.
Map Date: June 11,1999 78 of 371
City of Solana Beach
Solana Beach 1990 Census Tracts
SourcePoinfc
Map 4. Percent of Population below Poverty by Census Tract
4%
11%
15%
0.5
Miles 0.5
Source: SANDAG, 1990 Census.
TTiis map contains information from the San Diego Association of Governments ( SANDAG) Regional Information System.
PROPRIETARY INFORMATION: The use of this information is pursuant to sublicense agreement only.
Any resale or relicensing of this information is prohibited, except in accordance with such sublicensing agreements.
Map Date: June 11,1999 79 of 371
Table 4 compares median income in Solana Beach to the other North County coastal cities and the region. Median household income in Solana Beach was second only to the City of Del Mar.
Table 4
MEDIAN HOUSEHOLD INCOME* North County Coastal Cities and San Diego Region, 1998
Jurisdiction
Median Percent Above/ Below HH Income* Regional Median
Carlsbad
$ 54,634
+ 29%
Del Mar
$ 66,320
+ 57%
Encinitas
$ 57,323
+ 35%
Oceanside
$ 39,836
- 6%
Solana Beach
$ 63,450
+ 50%
San Diego Region
$ 42,356
0%
* Median income estimate does not match that given by the
U. S. Department of
Housing and Urban Development,
as it does not account for household size.
Source: SANDAG 1998 Demographic and Economic Characteristics
Overcrowding
The combination of low incomes and high housing costs has forced many households to live in overcrowded housing conditions. The Census Bureau defines an " overcrowded" unit as one occupied by 1.01 or more persons per room in house ( including kitchen, living room, etc., but excluding bathrooms). Under State law a housing unit is considered overcrowded if there is less than 120 square feet of livable space ( all space except the bath, kitchen and hallways) for the first two people and less than an additional 50 square feet for each additional person. Overcrowding can indicate that a community does not have an adequate supply of affordable housing and/ or housing units, especially for large families.
22
80 of 371
Table 5 shows that using the Census definition of 1.01 or more persons per room, in 1990 approximately .9 percent of households in the San Diego region were overcrowded. In Solana Beach, 246 housing units ( 5 percent) were overcrowded.
Tables
OVERCROWDED HOUSING UNITS North County Coastal Cities and San Diego Region, 1990
Jurisdiction
Occupied Housing Units
Overcrowded ( More Than 1.01 Persons per Room)
% Overcrowded ( More Than 1.01 Persons per Room)
Carlsbad
24,995
917
3.7%
Del Mar
2,224
32
1.4%
Encinitas
20,782
962
4.6%
Oceanside
46,741
4,084
8.7%
Solana Beach
5,495
246
4.5%
San Diego Region
887,403
78,182
8.8%
Source: 1990 Census
Figure 8 shows that homeownership rates are much lower for overcrowded households in both Solana Beach and the region ( again using the Census definition of overcrowding). In Solana Beach, only 14 percent of overcrowded households were owner occupied, compared to 64 percent of non- overcrowded households. Approximately 17 percent of overcrowded households regionwide were owner occupied, compared to 57 percent of non- overcrowded households.
Figured HOMEOWNERSHIP RATES OF OVERCROWDED HOUSEHOLDS ( 1.01
PERSONS PER ROOM OR MORE) Solana Beach and Mri^
• Solana Beach DSan Diego Region
Overcrowded Households
Non- Overcrowded Households
Source: 1990 Census
23 81 of 371
City of Solana Beach
Map 5. Number of Overcrowded Housing Units
( more than 1 person/ room) by Census Tract
10
38
198
0.5 Miles
Source: SANDAG, 1990 Census.
This map contains infbn^ atioaf^ of Governments ( SANDAG) Regional Information System.
PROPRIETARY INFORMATION: The use of this information is pursuant to sublicense agreement only.
Any resale or relicensing of this information is prohitbited, except in accordance with such sublicensing agreements.
Map Date: June 11,1999
Solana Beach 1990 Census Tracts
SoiircePoiirt
0.5
82 of 371
Measuring the portion of a household's gross income that is spent for housing is an indicator of the dynamics of demand and supply. This measurement is often expressed in terms of overpayers: households paying an excessive amount of their income for housing, therefore decreasing the amount of disposable income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects the affordability of housing in the community. Federal and state agencies use overpayment indicators to determine the extent and level of funding and support that should be allocated to a community. State and federal programs typically define overpayers as those lower income households paying over 30 percent of household income for housing costs.
Table 6 shows that in 1990,41 percent of households in the San Diego region were paying over 30 percent of their income towards housing costs. In Solana Beach, 39 percent of all households were overpaying. Renters were more likely to overpay than owners; in Solana Beach 51 percent of renters overpaid, compared to 29 percent of owners.
Tables HOUSEHOLDS* PAYING MORE THAN 30% OF INCOME FOR HOUSING
COSTS North County Coastal Cities and San Diego Region, 1990
Renters
Owners
Total
Paying 30%+
% Paying 30%+
Total
Paying % Paying 30%+ 30%+
Total
Paying % Paying 30%+ 30%+
Carlsbad
21,747
8,945
41.1%
9,122
4,295
47.1%
12,625
4,650
36.8%
Del Mar
1,960
712
36.3%
1,016
456
44.9%
944
256
27.1%
Encinltas
18,607
7,435
40.0%
7,622
3,584
47.0%
10,985
3,851
35.1%
Oceanside
41,090
18,434
44.9%
18,856
10,180
54.0%
22,234
8,254
37.1%
Solana Beach
4,682
1,803
38.5%
1,984
1,010
50.9%
2,698
793
29.4%
San Diego Region
777,607
316,474
40.7%
391,738
193,558
49.4%
385,869
122,916
31.9%
* Households do not equal totals
presented
in other tables because housing costs were not computed for all households.
Source: 1990 Census
Overpayment 25
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Special Needs Groups
The following special needs groups have a significant impact upon the demand for housing. Often these groups " compete" for the same housing due to the lack of affordable housing. Identifying special needs groups is necessary to fully assess Solana Beach's housing needs and to meet Housing Element requirements. The special needs groups analyzed include the elderly, people with disabilities, homeless people, single parents, farmworkers, large households, and students. Many of these groups overlap, for example many farmworkers are homeless and many elderly people have a disability of some type. The majority of these special needs groups would be assisted by an increase in affordable housing, especially housing located near transit stations.
Elderly
The limited income of many elderly persons often makes it difficult for them to find affordable housing. In the San Diego region, the elderly spend a higher . percentage of their income for food, housing, medical care, and personal care than non- elderly families. Many single elderly persons need some form of housing assistance.
Table 7 shows that in 1998 Solana Beach had the second highest percentage of elderly persons in the North County Coastal area, second only to the City of Del Mar. Approximately 16 percent of residents were age 65 and over, compared to 11 percent regionwide. Of the 2,175 elderly persons in the city, 44 percent were age 75 and over.
Table?
PERSONS AGE 65 AND OVER North County Coastal Cities and San Diego Region, 1998
Jurisdiction
Total
Age 65+
Percent Age 65+
Carlsbad
73,688
9,360
12.7%
Del Mar
5,257
845
16%
Encinitas
58,915
5,672
9.6%
Oceanside
153,869
19,573
12.7%
Solana Beach
13,945
2,175
15.6%
San Diego Region
2,724,785
319,634
11.4%
Source: SANDAG 1998 Demographic and Economic Estimates
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Figure 9 shows that in 1989, householders over the age of 65 in Solana Beach tended to have higher incomes than those regionwide. Approximately 56 percent of elderly residents in Solana Beach had incomes over $ 35,000, compared to 32 percent regionwide.
Figure 9
INCOME OF HOUSEHOLDERS AGE 65 AND OVER Solana Beach and San Diego Region, 1989
• Solana Beach DSan Diego Region
^ </
« r i?
> « X
^
Source: 1990 Census
Additionally, a smaller percentage of persons age 65 and over in Solana Beach live below the poverty level, as shown by Table 8. In 1990,6 percent of the San Diego region's residents age 65 and over were living in poverty, compared to about 3 percent in Solana Beach.
Tables
POVERTY STATUS FOR PERSONS AGE 65 AND OVER Solana Beach and San Diego Region, 1990
Total Persons Persons Age 65 Percent Below Age 65 and Over Below Poverty Level and Over Poverty Level
Solana Beach San Diego Reg
2,1.75 319,634
59 20,136
2.7% 6.3%
ionSource: 1990 Census
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Figure 10 shows that homeownership rates in Solana Beach are higher for householders age 65 and over than in the region as a whole. In Solana Beach, 77 percent of householders age 65 and over owned their own home, compared to 58 percent of householders age 15- 64. Region wide, approximately 73 percent of householders age 65 and over own their own home, compared to 49 percent of householders age 15- 64.
Figure 10
HOMEOWNERSHIP RATES FOR HOUSEHOLDERS AGE 65 AND OVER Solana Beach and San Diego Region, 1990
• Solana Beach DSan Diego Region
Householders age 65+ Householders age 15 to 64
Source: 1990 Census
People with Disabilities
According to the U. S. Bureau of the Census, a person is considered to have a disability if he or she has difficulty performing certain functions ( seeing, hearing, talking, walking, climbing stairs and lifting and carrying), or has difficulty with certain social roles ( e. g., doing school work for children, working at a job and around the house for adults). A person who is unable to perform one or more activities, uses an assistive device to get around, or who needs assistance from another person to perform basic activities is considered to have a severe disability.
Four factors — affordability, design, location and discrimination — significantly limit the supply of housing available to households of persons with disabilities. The most obvious housing need for persons with disabilities is housing that is adapted to their needs. Most single family homes are inaccessible to people with mobility and sensory limitations. Housing may not be adaptable to widened doorways and hallways, access ramps, larger bathrooms, lowered countertops and other features necessary for accessibility. Location of housing is also an important
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factor for many persons with disabilities, as they often rely upon public transportation to travel to necessary services and shops.
Additionally disabilities can hinder the ability of a person to earn an adequate income to afford housing. The U. S. Bureau of the Census estimates that 70 percent of all people with severe disabilities are unemployed and rely upon fixed monthly disability incomes which ar. e rarely adequate for the payment of market rate rent. 1 The California Right to Housing Campaign estimates that 15 percent of persons with disabilities in the State of California were living below the poverty level in 1988.
Housing advocacy groups report that people with disabilities are often the victims of discrimination in the homebuying market. People with disabilities, whether they work or receive disability income are often perceived to be a greater financial risk than persons without disabilities with identical income amounts. The nonprofit National Home of Your Own Alliance estimates that only 2 percent of this population own their home compared to the overall homeownership rate of 66 percent. 2
The U. S. Bureau of the Census estimates that 20 percent of the total population in the United States has some kind of disability, while half of those have a severe disability. 3 Applying these national figures to the number of persons living in Solana Beach in 1998, it can be estimated that approximately 1,400 residents have a severe disability, and that approximately 2,780 had some kind of disability. The likelihood of having a disability increases with age — nationally half of seniors 65 and over have a disability. 4 Because Solana Beach has a larger percentage of residents over the age of 65, and a higher median resident age, housing accessible to persons with disabilities is a continuing need in the City.
1 Source: National Partners in Homeownership, KeyNotes, " Reaching People with Disabilities," 1998, pg 3
2 Source: National Partners in Homeownership, KeyNotes, " Reaching People with Disabilities,** 1998, pg. 3
3 Source: U. S. Department of Commerce, Economics and Statistics Administration, Bureau of the Census, Census Brief, " Disabilities Affect One- Fifth of All Americans, Proportion Could Increase in Coming Decades,*' Dec. 1997, pg. 1
4 Source: U. S. Department of Commerce, Economics and Statistics Administration, Bureau of the Census, Census Brief, " Disabilities Affect One- Fifth of All Americans, Proportion Could Increase in Coming Decades," Dec. 1997, pg. 1
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Homeless
Throughout the country and the San Diego region, homelessness has become an increasing issue. Factors contributing to the rise in homelessness include a lack of housing affordable to low and moderate income persons, increases in the number of persons whose incomes fall below the poverty level, reductions in public subsidies to the poor, and the de- institutionalization of the mentally ill.
Recent legislation governing housing elements ( Section 65583( 1)( 6)) mandates that municipalities address the special needs of homeless persons within their jurisdictional boundaries. " Homelessness" as defined by the U. S. Department of Housing and Urban Development, describes an individual ( not imprisoned or otherwise detained) who:
1) Lacks a fixed, regular, and adequate nighttime residence; and
2) Has a primary nighttime residence that is:
• A supervised publicly or privately operated shelter designed to provide temporary living accommodations ( including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
• An institution that provides a temporary residence for individuals intended to be institutionalized; or
• A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.
This definition does not include persons living in substandard Kousi^ has been officially condemned); persons living in overcrowded housing ( e. g., doubled up with others), persons being discharged from mental health facilities ( unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness ( e. g. living temporarily with family or friends.)
The Regional Task Force on the Homeless is San Diego County's leading resource for information on issues of homelessness. Established in 1985, the Task Force promotes a regional approach as the best solution to ending homelessness in San Diego County. The Task Force is a public/ private effort to build a base of understanding about the multiple causes and conditions of homelessness. According to the Task Force, the San Diego region's homeless population can be divided into two general groups: ( 1) urban homeless, and ( 2) rural homeless, including farm workers and day laborers who primarily occupy the hillsides, canyons and fields of the northern regions of the county. The Task Force estimates
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that 70 percent of the homeless population in these two groups is comprised of single adults, while at least 25 percent of the population is made up of families. The remaining population is comprised of homeless youth and elderly persons. It is important to recognize that homeless individuals may fall into more than one category ( e. g., a homeless individual may be a veteran and a substance abuser), making it difficult to accurately quantify and categorize the homeless.
The homeless population is very difficult to quantify. Census information on homeless populations is often unreliable, due to the difficulty of efficiently counting a population without permanent residences. The Task Force produces estimates that are obtained using observations of homeless service providers; estimates from local officials; reports from local surveys and studies; the 1990 Census; utilization rates of homeless facilities, services, and meal programs; and estimated counts of persons observed at known locations. Table 9 shows that the Task Force estimates that there were 20 homeless persons in Solana Beach in 1998. Solana Beach does not currently have any facilities for the homeless within its boundaries.
Tables
HOMELESSNESS North County Coastal Cities and San Diego Region, 1990 and 1998
1990 Jurisdiction Census
Urban
Rural*
1998 Estimates Percent Total Sheltered** Unsheltered Unsheltered
Carlsbad
941
25
700
725
62
663
91%
Del Mar
0
10
20
30
0
30
100%
Encinitas
1,396
50
250
300
68
232
77%
Oceanside
47
600
700
1,300
400
900
69%
Solana Beach
0
10
10
20
0
20
100%
San Diego
8,762
9,120
7,190
16,310
3,961
12,349
76%
Region
* Includes homeless farm
workers and day laborers
** Based upon the
number of shelter
beds available each
night
Source: 1990 Census, Regional Task Force on the Homeless, 1998
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Single Parents
Single parents with dependent children represent another important group with special housing needs. Single- parent households often require special consideration and assistance because they tend to have lower incomes and a greater need for day care, health care, and related facilities. Table 10 shows that in 1990, Solana Beach had 308 single parent households. Of these, the majority ( 76 percent) were female headed households. Nearly 38 percent of female- headed households in Solana Beach lived below the poverty level, compared to about 35 percent regionwide.
Table 10
SINGLE PARENT HOUSEHOLDS Solana Beach and San Diego Region, 1990
Below Poverty
Total HHs
Percent Single Percent Female Single Female Parent Total Headed Parent Headed HHs HHs HHs HHs HHs
Percent Female Headed HHs
Solana Beach 5,495 San Diego Region 887,403
308 5.6% 234 82,301 9.3% 64,145
76% 88 77.9% 22,303
37.6% 34.8%
Source: 1990 Census
FarmWorkers
Due to the high cost of housing and low wages, a significant number of migrant farm workers have difficulty finding affordable, safe and sanitary housing. It is estimated that there are between 100 and 150 farm worker camps located throughout the San Diego region, primarily in rural areas. 5 These encampments range in size from a few people to a few hundred and are frequently found in fields, hillsides, canyons, ravines, and riverbeds, often on the edge of their employer's property. Some workers reside in severely overcrowded dwellings, in packing buildings, or in storage sheds.
The housing needs of farm workers are frequently overlooked due to both the migratory nature of farm labor. Thus, farm workers are given low priority when addressing housing needs, and often receive the least hospitable housing. The San Diego County Regional Task Force on the Homeless estimates that at least 7,000 farm workers and migrant day laborers currently experience homelessness in the San Diego region.
5 Source: Regional Task Force on the Homeless Regional Homeless Profile: 1998, page 47
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Table 11 shows that in 1995 approximately 43 Solana Beach residents were employed in either agriculture, forestry, fishing or mining, accounting for less than 1 percent of total employment in the city. Agriculture does not play a significant role in Solana Beach; therefore, no need was designated for farmworker housing.
Table 11
AGRICULTURAL WORKERS North County Coastal Cities and San Diego Region, 1995
Jurisdiction
Agricultural and Mining Workers
Percent of Total Employment
Carlsbad
916
2.5%
Del Mar
0
0
Encinitas
2,386
12.2%
Oceanside
1,080
3.4%
Solana Beach
44
0.6%
San Diego Region
11,100
1%
Source: SANDAG 1998 Demographic and Economic Characteristics
Large Households
Large households are identified as a group with special housing needs because of the limited availability of adequately sized, affordable housing units. Large households often have lower incomes and frequently live in overcrowded smaller dwelling units, which can result in accelerated unit deterioration. Table 12 compares the number of large households in Solana Beach to that in the region as a whole. In 1990,8 percent of households in Solana Beach consisted of five or more persons, compared to 13 percent regionwide.
Table 12
LARGE HOUSEHOLDS Solana Beach and San Diego Region, 1990
Persons in Household
Total
Jurisdiction
5
6
7+
Households
Solana Beach
258
91
73
5,516
% of Total
4.7
1.6
1.3
100.0%
San Diego Region
62,948
25,656
21,774
887,719
% of Total
7.1
2.9
2.5
100.0%
Source: 1990 Census
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Figure 11 shows that homeownership rates for large households were lower than for all households in both Solana Beach and the San Diego region. In Solana Beach, 54 percent of large households owned their own home, compared to 62 percent of households with less than 5 persons. Regionwide, 53 percent of large households owned their own home, compared to 54 percent of households with less than 5 persons.
Figure 11 HOMEOWNERSHIP RATES FOR LARGE HOUSEHOLDS ( FIVE OR MORE
PERSONS PER UNIT) Solana Beach and San Diego Region, 1990
• Solana Beach DSan Diego Region
1- 4 Persons/ Unit
5 or More Persons/ Unit
Source: 1990 Census
. Students,..,_ :,,,,,,,,.... .............. .......... ................................... . . ,, -
The need for student housing is another significant factor affecting housing demand. Although students may produce only a temporary housing need, the impact upon housing demand is critical in areas that surround universities and colleges. Typically, students are low income, and are therefore affected by a lack of affordable housing, especially within easy commuting distance from campus. They often seek shared housing situations to decrease expenses, and can be assisted through roommate referral services offered on and off campus. The lack of affordable housing also influences choices students make after graduation, oft