HomeMy WebLinkAboutDraft HE CleanCkLIFOFINIA
NATIONIALCITy
AC3V
INCORPORATED
FINAL
(April 16, 2013)
2013 — 2020
National City
Housing Element
of the General Plan
Table of Contents
Page
CHAPTER 1: INTRODUCTION 1-1
A. Purpose and Content of Housing Element 1-1
B. Community Context 1-2
C. State Requirements 1-3
D. Data Sources and Methodology 1-4
E. Summary of Findings and Policies 1-4
F. Public Participation 1-4
G. General Plan Consistency 1-6
CHAPTER 2: COMMUNITY PROFILE 2-1
A. Population Characteristics 2-1
B. Household Characteristics 2-4
C. Housing Characteristics 2-21
D. Estimate of Housing Needs 2-28
E. Multi -Family Affordable Housing 2-30
CHAPTER 3: HOUSING CONSTRAINTS 3-1
A. Market Constraints 3-1
B. Governmental Constraints 3-4
C. Infrastructure Constraints 3-26
D. Environmental Constraints 3-27
CHAPTER 4: HOUSING RESOURCES 4-1
A. Available Sites for Housing 4-1
B. Financial Resources 4-9
C. Administrative Resources 4-10
D. Opportunities for Energy Conservation 4-10
CHAPTER 5: PROGRAM ACCOMPLISHMENTS 5-1
CHAPTER 6: HOUSING PLAN 6-1
A. Goals and Policies 6-2
B. Housing Programs 6-4
C. Quantified Objectives 6-12
APPENDICES
A: Sites Inventory Map A-1
B: Sites Inventory B-1
NATIONAL CITY HOUSING ELEMENT
Chapter 1
Introduction
A. Purpose and Content of the Housing Element
The Housing Element of the General Plan is a coordinated and comprehensive strategy for
promoting the production of safe, decent, and affordable housing within the community. A
priority of the State and local governments, Government Code Section 65580 states the intent of
creating housing elements:
The availability of housing is of vital statewide importance, and the early
attainment of decent housing and a suitable living environment for every
Californian, including farm workers, is a priority of the highest order.
According to State law, the Housing Element has two main purposes:
1. To provide an assessment of current and future housing needs and constraints in
meeting these needs; and
2. To provide a strategy that establishes housing goals, policies, and programs.
National City faces the challenges of high regional housing costs and of accommodating
additional housing given the limited availability of undeveloped, vacant land. State -mandates
along with local interests and demand for housing combine to set the foundation for the Housing
Element.
The Housing Element is an eight -year plan for the Fifth Housing Element Cycle (April 30, 2013 —
April 30, 2021) and serves as an integral part of the General Plan, but is updated on a schedule
pursuant to State law to ensure its relevancy and accuracy. The Housing Element identifies
strategies and programs that focus on:
• Matching housing supply with need.
• Maximizing housing choice throughout the community.
• Assisting in the provision of affordable housing.
• Identifying governmental and other constraints to housing investment.
• Promoting fair and equal housing opportunities.
The Housing Element consists of the following chapters:
• Chapter 1, Introduction — The purpose and content of the Housing Element.
• Chapter 2, Community Profile — A profile and analysis of the City's demographics,
housing characteristics, and existing and future housing needs.
• Chapter 3, Constraints — An analysis of constraints to housing production and
maintenance. Constraints include potential market, governmental, and environmental
limitations to meeting the City's identified housing needs.
NATIONAL CITY 1-1 HOUSING ELEMENT
INTRODUCTION
• Chapter 4, Resources — Resources available to accommodate and provide housing for
all income levels, including land available for new construction or redevelopment and
financial and administrative resources available for housing.
• Chapter 5, Accomplishments — An assessment of past accomplishments and an
evaluation of programs that should be continued, modified, or added.
• Chapter 6, Housing Plan — The City's overall housing goals, objectives, policies and
programs addressing the City's identified housing needs.
B. Community Context
The City of National City faces important challenges in its planning for sufficient housing,
obtaining resources for affordable housing, and implementing housing programs for City
residents. Changing demographics, household characteristics, and housing conditions require
that the City develop an approach and strategy to producing housing that matches the needs of
existing and future residents of the community.
National City experienced negligible population growth from 1990 to 2000, and then
experienced a 7.4 percent increase from 2000 to 2010 while the county grew at a rate of 9.1
percent during the same period. The City's population as of January 1, 2012 was estimated at
58,967 by the California Department of Finance. The Hispanic/Latino population was the only
group to increase in proportion to the total population (59 percent to 63 percent) between the
2000 and 2010 Census. The City's median age of 30.2 was the lowest of all cities in the county
according to the 2010 Census; the countywide median age was 34.6.
The 2010 Census reported that 78 percent of households consisted of families of which 39
percent were married with children (an increase from 29 percent in 2000), 24 percent were
married with no children, and 27 percent were other. In 2010, the City's median household
income of $41,864 was the lowest of all cities in the county where the median was $56,300.
The largest occupational categories for residents in 2010 were in the service and sales/office
sectors, 58 percent (an increase from 51 percent in 2000).
The American Communities Survey reported that 18 percent of households were overcrowded
in 2011. A household is considered to be living in overcrowded conditions when the average
number of persons per room exceeds one in a dwelling unit. The 2010 Census indicates that 53
percent of households overpaid for housing, and that a greater proportion of renters (60
percent) overpaid compared to owners (44 percent). A household is considered to be
overpaying for housing if total housing costs exceed 30 percent of the household's gross
median income.
The Census reported on the numbers of special needs households. Significant changes
between 2000 and 2010 occurred for single parent households, which increased from 18 to 29
percent and senior households, which increased from 9 to 16 percent. The proportion of other
special needs households remained relatively stable between 2000 and 2010, including large
family households, persons with HIV and AIDS, military households, disabled households, and
college students.
NATIONAL CITY 1-2 HOUSING ELEMENT
INTRODUCTION
The 2010 Census estimated the number of housing units at 16,780, with 9,545 as single family
units, 7,662 as multiple family, and 480 mobile homes. The Census estimated that only 33
percent of households were owners compared to 67 percent who were renters. This statistic is
the opposite of that for the county where two-thirds of households are owners and one-third are
renters. The vacancy rate increased substantially from 2.7 percent in 2000 to 8.9 percent in
2010. The proportion of the housing stock that was older than 30 years decreased from 85
percent in 2000 to 78 percent in 2010 as the result of new housing construction during the
decade. The median home value in 2012 was $190,000 as reported by the San Diego
Association of Realtors. This was a decline in value of nearly one-half from 2005 when the
median was $390,000.
Compounding the City's challenge in planning for adequate housing is that there is little vacant
land within the current corporate limits of the City available for and suited to the development of
housing. Most housing that will be developed in National City will be built on under -developed
sites within the City's Downtown Specific Plan area, the Westside Specific Plan area, and the
City's new mixed -use districts and corridors and higher density multi -family zones.
Under the San Diego Association of Governments (SANDAG) Regional Housing Needs
Assessment (RHNA), National City must accommodate 1,863 housing units from January 1,
2010 through December 31, 2020 (the `projection period'), of which 465 should be affordable to
very low income households, 353 should be affordable to low income households, 327 should
be affordable to moderate income households, and 718 should be affordable to above moderate
income households.
The Housing Element addresses these issues through a comprehensive housing strategy. The
creation of a suitable and effective housing strategy is a complex process, but one defined by
the needs of those living and working within the community. This requires an approach that can
produce an equally diverse range of housing choices, including single-family homes,
apartments, and housing for special needs groups.
C. State Requirements
The California Legislature identified the attainment of a decent home and suitable living
environment for every resident as the State's major housing goal. Recognizing the important
role of local planning programs in pursuing this goal, the Legislature mandated that all cities and
counties prepare a housing element as part of their comprehensive general plan and update the
element on a periodic schedule pursuant to statute. Section 65302(c) of the Government Code
sets forth the specific components to be contained in a community's housing element.
A critical measure of compliance with State housing law is the ability of a jurisdiction to
accommodate its share of regional housing needs as determined by a Regional Housing Needs
Assessment. These regional plans typically cover a period beginning two years prior to the
deadline for the update of a housing element. The Regional Housing Needs Assessment
prepared by SANDAG covers the period of January 1, 2010 through December 31, 2020. For
further understanding of the process by which regional housing allocation numbers are assigned
to different jurisdictions, see California Government Code Section 65584.04 Methodology for
Housing Distribution.
NATIONAL CITY 1-3 HOUSING ELEMENT
INTRODUCTION
D. Data Sources and Methodology
In preparing the Housing Element, various sources of information were used. Whenever
possible, Census data provided the baseline for all demographic information. Additional
sources included population and housing data from the American Communities Survey (ACS),
California Department of Finance (DOF), SANDAG, housing market data from various sources,
employment data from the Employment Development Department, lending data from financial
institutions provided under the Home Mortgage Disclosure Act (HMDA), and the most recent
data available from social service, non-profit, and governmental agencies.
E. Summary of Findings and Policies
To address community conditions and housing needs identified within the Housing Element, the
City adopted actions to facilitate housing development. The actions seek to accommodate the
City's regional housing needs allocation, assist in the production and rehabilitation of a wide
range of housing and shelter, and establish supportive services for all income levels and special
needs groups. Programs within the Housing Element include the following provisions to achieve
adopted goals:
• Pursue State and Federal funding opportunities.
• Strengthen collaborative relationships with other public agencies and nonprofit
organizations that can assist the City in implementing its housing strategy.
• Adopt strategies to increase the availability and affordability of housing to meet the
needs of local workers.
• Preserve affordable housing resources in the City, including older rental housing and
existing subsidized housing.
• Promote equal housing opportunities through collaborative efforts with community
organizations.
• Promote energy efficiency in housing.
F. Public Participation
Involving the community in the preparation of the Housing Element was an essential component
to ensure that the goals and objectives contained in the Housing Element mirror community
objectives. California Government Code Section 65583[c][7] requires public participation stating:
The local government shall make a diligent effort to achieve public participation of
all economic segments of the community in the development of the housing
element and the program shall describe this effort.
The City enlisted community and other interested organizations by:
• Consulting with housing partnerships and interested organizations on programs and
policies.
NATIONAL CITY 1-4 HOUSING ELEMENT
INTRODUCTION
• Soliciting public comments at a public workshop with the Planning Commission and
presentations to the City Council.
• Engaging community input at each of the three Neighborhood Councils.
• Encouraging input by the community, developers, and interested organizations at a
Strategic Planning workshop with the City Council to develop an action -oriented Five -
Year Strategic Plan which includes Housing Objectives and Action Plans.
• Publishing and posting notices, media releases, email blasts, and maintaining a
dedicated webpage.
Public Workshop
The Planning Commission conducted a workshop on January 14, 2013. Notification of the
meeting was provided at City facilities, in the local paper, at the public library, at the MLK
community center and on the City's website, and notice was emailed to persons included on the
interested parties list and the media list. A presentation was given to the City Council on
January 15, 2013.
Neighborhood Councils
In an effort to ensure that the community has the opportunity to share their thoughts and ideas
related to housing opportunities, especially affordable housing, the City provided outreach to the
community. This outreach included local organizations and groups dedicated to achieving
housing opportunities in the community, including three Neighborhood Councils, the
Environmental Health Coalition, and other organizations.
The City presented a summary of the Housing Element to the three Neighborhood Councils,
which represent the entire city, during January and February 2013:
• Kimball Neighborhood Council — Represents the western area of the City (January 9,
2013)
• El Toyon Neighborhood Council — Represents the northeastern area of the City (January
10, 2013)
• Las Palmas Neighborhood Council — Represents the southeastern area of the City
(February 20, 2013)
The Neighborhood Councils represent all economic levels of the community as they cover the
entire City. As the Neighborhood Councils are noticed in the local paper, at City facilities, and
the City's website, anyone is invited to attend regardless of their residency. Agendas for each
upcoming monthly meeting are sent in advance to those on the interest list for each council.
Strategic Planning Workshop
In 2011, the City Council conducted a workshop to update the Strategic Plan. The purpose of
the Strategic Plan is to address community and economic development in the City. The
workshop centered on how the vision of the ideal community must be balanced with the reality
NATIONAL CITY 1-5 HOUSING ELEMENT
INTRODUCTION
of existing conditions and limited resources, the goals of the community, and nine Strategic
Objectives. One of the objectives is "Improving housing conditions and build owner occupied
base throughout the City."
Nine strategic objectives were adopted as the key components of the Strategic Plan. The
following objective along with implementation programs are memorialized in the adopted
Strategic Plan and are carried over into the Housing Element through a variety of programs
identified in Chapter 6.
Strategic Plan Objective:
Improve Housing Conditions — Continue providing housing opportunities at all income
levels and develop programs to improve housing conditions.
a. Update Housing Element Before 2013 Deadline Based on New RHNA.
b. Secure Funding to Begin Construction on Paradise Creek WI-TOD.
c. Complete Design and Find Funding for Senior Village Expansion and Enhancement.
d. Extend and Expand Housing Programs that Demonstrate Results, Initiate
Amortization Efforts, and Correct Residential Code Violations.
Public Comments
The comments received throughout the update process, including during the Neighborhood
Council workshops and during the Planning Commission and City Council hearings were
considered in the update of the Housing Element. In addition, the Housing Element will have
included public hearings at both the Planning Commission and City Council, prior to adoption.
G. General Plan Consistency
The Housing Element is a component of the General Plan, which provides guiding policies for
residential land use and development in National City. The General Plan consists of nine
Elements that address both State -mandated planning issues and optional subjects that are of
particular concern within National City. State law requires consistency among elements of the
General Plan, including the interpretation and implementation of goals and policies throughout.
To ensure consistency of the Housing Element with the remainder of the General Plan, a
consistency analysis of the entire document was conducted. Following are policies from the
other General Plan elements that relate to housing.
• Policy LU-1.2: Concentrate commercial, mixed -use, and medium to high density
residential development along transit corridors, at major intersections, and near activity
centers that can be served efficiently by public transit and alternative transportation
modes.
• Policy LU-2.1: Provide for housing near jobs, transit routes, schools, shopping areas,
and recreation to discourage long commutes; promote public transit, walking, and biking;
and lessen traffic congestion.
NATIONAL CITY 1-6 HOUSING ELEMENT
INTRODUCTION
• Policy LU-2.3: Provide for a variety of housing types including, but not limited to, single-
family attached and detached, multifamily apartments, condominiums, and mobile
homes.
• Policy LU-4.2: Promote the design of complete neighborhoods that are structured to be
family -friendly, encourage walking, biking, and the use of mass transit, foster community
pride, enhance neighborhood identity, ensure public safety, improve public health, and
address the needs of all ages and abilities.
• Policy LU 4.3: Promote infill development, redevelopment, rehabilitation, and reuse
efforts that contribute positively to existing neighborhoods and surrounding areas.
The City has found the policies set forth in this Housing Element consistent with the General
Plan policies. The City will continue to ensure consistency between the Housing Element and
other General Plan elements. At this time, the Housing Element does not propose significant
changes to any other element of the General Plan. However, if it becomes apparent that
changes to any element are needed for internal consistency, such changes will be proposed for
consideration by the Planning Commission and City Council.
In 2011, the City adopted a comprehensive update of the General Plan, which addressed the
provisions of Government Code Section 65302 (AB 162), specifically including analysis and
policies regarding flood hazard and flood management within the Land Use, Conservation, and
Safety Elements. The adopted policies include an annual review of the Land Use Element for
those areas subject to flooding identified by the Federal Emergency Management Agency
(FEMA). The Housing Element was reviewed for consistency with the policies of the Land Use,
Conservation, and Safety Elements; in addition, pursuant to the requirements of Government
Code Section 65302 (AB 162), any future amendments to these elements will require a review
of the Housing Element for internal consistency and amendment if necessary.
NATIONAL CITY 1-7 HOUSING ELEMENT
Chapter 2
Community Profile
Ensuring the availability of adequate housing for present and future residents is a primary
housing goal for the City. To implement this goal, the City must target its programs toward those
households with the greatest need. This chapter discusses the characteristics of the City's
present and future population to better define the nature and extent of unmet housing needs in
National City. The community profile reviews the City's population, household, economic, and
housing stock characteristics. Each component is presented in a regional context, and where
relevant, in context of other nearby communities. This assessment serves as the basis for
identifying the appropriate goals, policies, and programs for the Housing Element.
A. Population Characteristics
Understanding the characteristics of a population is vital in planning for the future needs of a
community. Issues such as population growth, demographics, and employment trends are
factors that combine to influence the type of housing needed in a community and a household's
ability to afford housing. This section describes and analyzes the various population
characteristics and trends that affect housing needs in National City.
1. Population Growth
National City experienced negligible population growth from 1990 to 2000, and then
experienced a 7.4 percent increase from 2000 to 2010 while the county grew at a rate of 9.1
percent during the same period (Table 2-1). The City's population as of January 1, 2012 was
estimated at 58,967 by the California Department of Finance (DOF). The San Diego
Association of Governments (SANDAG) has projected that the City's population will grow at a
rate greater than five percent to 62,300 by the year 2020.
Table 2-1
Population Growth
Total Population
Percent Change
1990
2000
2010
2020*
1990-
2000
2000-
2010
National City
54,273
54,260
58,582
62,300
-0.02%
7.4%
Chula Vista
135,210
173,556
243,916
267,427
22.1%
28.8%
Imperial Beach
26,512
26,992
26,324
28,230
1.8%
-2.5%
Lemon Grove
23,984
24,918
25,320
26,688
3.7%
1.6%
San Diego City
1,110,549
1,223,400
1,307,402
1,542,528
9.2%
6.4%
San Diego County
2,498,016
2,813,833
3,095,313
3,535,000
11.2%
9.1%
Sources: Census; SANDAG Regional Growth Forecast Update
NATIONAL CITY
2-1
HOUSING ELEMENT
COMMUNITY PROFILE
From 2000-2010, the City's proportional population change was one of the highest in the
County. Chula Vista is the only neighboring city to have a higher proportional population
increase than National City during this period. Chula Vista's increase was due to the newly
developing communities of Otay Ranch, Rolling Hills, and Eastlake.
2. Age Trends
Housing needs are determined in part by the distinct lifestyle of each age group, family
characteristics, and income level which affect housing needs and preferences. A significant
presence of children younger than 18 years of age can be an indicator of the need for larger
housing units since this characteristic is often tied to families and larger households. People
under 18 typically do not work and are dependents of their families. By contrast, seniors need
less space and have high rates of homeownership, but typically have limited income and
decreasing mobility as they age and may need assistance to remain in their homes.
As summarized in Table 2-2, the median age of the City's residents was 30.2 in 2010; the lowest
of all cities in San Diego County and 4.4 years lower than the median age for residents
countywide. The median age for all cities in San Diego County increased from 2000, with
National City's median age increasing by 1.5 years. In 2010, residents under 18 years of age
constituted 25.5 percent of the City population, while seniors (over 65) comprised 10.6 percent.
Table 2-2
Age Characteristics
City
Under 18 Years
Over 65 Years
Median
Men
Women
Men
Women
Age
Number
%
Number
%
Number
%
Number
%
2010
National City
7,571
12.9%
7,998
12.6%
2,471
4.2%
7,368
6.4%
30.2
Chula Vista
34,787
14.3%
33,339
13.7%
10,190
4.2%
14,249
5.8%
33.7
Imperial Beach
3,443
13.1%
3,253
12.4%
1,041
4.0%
1,332
5.1%
31.0
Lemon Grove
3,239
12.8%
3,219
12.7%
1,122
4.4%
1,707
6.7%
35.0
San Diego City
143,569
11.0%
135,799
10.4%
60,710
4.6%
78,927
6.0%
33.6
San Diego County
371,399
12.0%
352,769
11.4%
152,625
4.9%
198,800
6.4%
34.6
Source: Census
Reflective of the City's age distribution, the most significant change between 2000 and 2010
was the nearly 5 percent increase in the number of individuals between the ages of 45 and 64
(Figure 2-1). This may be indicative of the broader national trend of age distribution shifting due
to the Baby Boomer Generation. It also may be a result of the large increase in the amount of
housing units built from 2000 to 2010 compared to 1990 to 2000 (Figure 2-3).
NATIONAL CITY 2-2 HOUSING ELEMENT
COMMUNITY PROFILE
Figure 2-1
National City Age Distribution, 2000 and 2010
30.0%
25.0%
20.0%
15.0%
/
10.0%
5.0%
0.0%
Under 5
5to 17
18 to 24
25 to 44
45 to 64
65 and up
■ 2000
8.1%
22.0%
14.0%
29.0%
15.8%
11.0%
■ 2010
6.9%
18.6%
16.2%
27.1%
20.6%
10.6%
Source: Census
3. Race and Ethnicity
National City experienced significant racial/ethnic changes from 2000 to 2010. The
Hispanic/Latino population was the only group to increase in proportion to the total population
from 59.1 percent to 63 percent between the 2000 and 2010 Census. The White population
decreased proportionately from 14.1 to 11.7 percent from 2000 to 2010. The remainder of the
population was 18.5 percent Asian/Pacific Islander and 4.5 percent African American with other
races/ethnicities accounting for 2.3 percent of the population (Table 2-3).
Table 2-3
Race/Ethnicity, 2000 and 2010
Race/Ethnicity
2000
2010
Number
Percent
Number
Percent
White
7,653
14.1%
6,872
11.7%
Hispanic/Latino
32,053
59.1%
36,911
63.0%
Asian/Pacific Islander
10,468
19.3%
10,814
18.5%
African American
2,823
5.2%
2,660
4.5%
Other
1,263
2.3%
1,325
2.3%
Source: Census
NATIONAL CITY
2-3
HOUSING ELEMENT
COMMUNITY PROFILE
National City differs considerably from neighboring jurisdictions with the highest proportion of
Hispanic/Latino residents and Asian/Pacific Islander residents. The combination of these two
groups totals to 81.5% of the population. On the other hand, the City has the lowest proportion
of white residents compared to neighboring jurisdictions. The City of Chula Vista is the only
jurisdiction with similar racial/ethnic proportions (Table 2-4).
Table 2-4
Racial Composition, 2010
City/County
White (%)
Hispanic/
Latino (%)
Asian/Pacific
Islander (%)
Black/African
American (%)
Other (%)
National City
11.7
63.0
18.5
4.5
2.3
Chula Vista
20.4
58.2
14.2
4.1
3.1
Imperial Beach
36.0
49.0
6.8
4.0
4.2
Lemon Grove
34.7
41.2
7.1
12.9
4.1
San Diego City
45.1
28.8
16.0
6.3
3.8
San Diego County
48.5
32.0
11.0
4.7
3.7
Resource: Census
B. Household Characteristics
The Census defines a household as all persons who occupy a housing unit. Given this
definition, single persons living alone, families related through marriage or blood, and unrelated
individuals living together all constitute a household. Persons living in retirement or
convalescent homes, dormitories or other group living situations are not considered households.
Household type and size, income levels, the presence of special needs populations, and other
household characteristics determine the type of housing needed by residents, their preferences,
and their ability to obtain housing that meets their needs. For example, single -person
households, often seniors or young adults, tend to reside in apartment units or smaller single-
family homes. Families typically prefer and occupy single-family homes. This section details
the various household characteristics affecting housing needs.
1. Household Type
Household characteristics play an important role in defining housing needs. For example, single
adults typically have different housing preference than families with children. As shown in Table
2-5, roughly 39.2 percent of the City's households were comprised of married families with
children, the largest percentage in San Diego County. In 2010, 23.6 percent were comprised of
families without children, 27.3 percent were comprised of other types of families, and 21.9
percent were non -family households. The City's average household size in 2010 was 3.41
persons, the highest average in the county.
NATIONAL CITY 2-4 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-5
Household Characteristics
House Hold Type
2000
2010
Change
Number
%
Number
%
House holds
15,018
100
15,502
100.0
3
Family Households
11,802
78.5
12,113
78.1
3
-Married with Children
4,291
28.6
6,082
39.2
29
-Married no Children
3,272
21.8
3656
23.6
11
-Other Family
4,239
28.2
2375
27.3
-78
Non -Family Housing
3,216
21.4
3,389
21.9
5
-Singles
2,513
16.7
2,694
17.4
7
-Singles 65+
1,202
8.0
1,226
7.9
2
-Other Non -Family
703
4.7
695
4.5
-1
Source: Census
Note: Percentages may not add to 100 due to rounding. Percentages for sub -categories
are expressed as a proportion of the total for the category.
2. Household Income
Income is the most important factor affecting housing opportunities, which determines the ability
of households to balance housing costs with other basic necessities. Income levels influence
the range of housing prices within a region and the ability of the population to afford housing.
As household income increases, the more likely that household is to be a homeowner.
Likewise, as household income decreases, households tend to pay a disproportionate amount
of their income for housing and leads to housing problems such as overcrowding (see Section 4
Overcrowding). The 2010 Census estimated that the median household income in National City
was $41,864. This median income was the lowest of all cities in San Diego County where the
countywide median was $67,148 (Figure 2-2).
$80,000
$60,000
$40,000
$20,000
$0
Figure 2-2
Estimated Median Household Income
I I
San
Diego
Region
City of
Chula
Vista
I
City of
Imperia
I Beach
1
City of
Lemon
Grove
City of
Nationa
I City
1
City of
San
Diego
• Income
$67,148
$67,264
$47,485
$54,452
$41,864
$66,652
Source: 2010 US Census
NATIONAL CITY 2-5 HOUSING ELEMENT
COMMUNITY PROFILE
Median household income provides only partial insight into a community's income profile. A
more detailed breakdown of households by income category can provide more information
about the proportion of households whose limited incomes may lead them to have a higher
incidence of housing problems such as overpayment (paying more than 30 percent of gross
income on housing) or overcrowding (having more than one person per room). According to the
2010 Census, 17 percent of the City's households had incomes lower than $15,000 (Table 2-6)
and 8 percent of households earned less than $10,000 (Table 2-7). Both of these figures are
decreases in the proportions from 2000 that were 23.2 percent and 13.3 percent, respectively.
Approximately 23 percent of the City's households earned incomes between $15,000 and
$29,999; 19 percent earned incomes between $30,000 and $44,999; also decreases from 2000.
Table 2-6
Household Income, 2010
Income
National City
San Diego County
Number
Percent
Number
Percent
Less than $15,000
8,981
17%
389,135
13%
$15,000 to $29,999
12,150
23%
568,736
19%
$30,000 to $44,999
10,038
19%
508,869
17%
$45,000 to $59,999
7,925
15%
419,069
14%
$60,000 to $74,999
3,698
7%
329,268
11%
$75,000 to $99,999
5,283
10%
329,268
11%
$100,000 to $124,999
2,642
5%
179,601
6%
$125,000 to $149,999
1,585
3%
89,800
3%
$150,000 to $199,999
528
1%
59,867
2%
$200,000 or more:
528
1%
89,800
3%
Source: Census
Table 2-7
Income and Tenure, 2010
Household Income
Renter
Owner
Total
Number
Percent
Number
Percent
Number
Percent
Less than $10,000
1,166
11%
270
5%
1,436
8%
$10,000 to $19,999
2,514
24%
397
7%
2,911
18%
$20,000 to $34,999
2,830
27%
706
12%
3,536
22%
$35,000 to $49,999
1,720
16%
1,143
20%
2,863
18%
$50,000 to $74,999
1,162
11%
1,234
22%
2,396
15%
$75,000 to $99,999
673
6%
938
16%
1,611
10%
$100,000 to $149,999
409
4%
831
14%
1,240
8%
$150,000 or more
112
1%
220
4%
332
2%
Total
10,586
-100
5,739
-100
16,325
-100
Source:. Census; American Communities Survey
NATIONAL CITY
2-6
HOUSING ELEMENT
COMMUNITY PROFILE
3. Employment
Employment is an aspect of a household that is directly correlated with housing needs.
Depending on the different incomes, jobs, and number of workers in a household, it can
determine the type and size of housing that can be afforded. In some cases, the types of the
jobs themselves can affect housing needs and demand (such as in communities with military
installations, college campuses, and large amounts of seasonal agriculture). Employment
growth typically leads to strong housing demand, while the reverse is true when employment
levels contract. In National City, the proximity of the military base impacts local housing needs.
When the employment at the base increases, the demand for housing increases, which in turn
impacts the fluctuation of housing units.
Occupation and Labor Participation
As of 2010, the two largest occupational categories for City residents were service and
sales/office occupations (Table 2-8). These categories accounted for more than 58.2 percent of
jobs held by National City residents, while these categories comprised less than 44 percent of
jobs held by San Diego County residents.
Table 2-8
Employment Profile, 2010
Occupation of Residents
National City
San Diego County
Number
Percent
Number
Percent
Managerial/Professional
3,558
16.15%
550,113
39.49%
Sales/Office
5,336
24.23%
329,787
23.68%
Service
7,476
33.94%
275,001
19.74%
Production/Transportation/Material
Moving
2,811
12.76%
109,308
7.85%
Construction/Extraction/Maintenance
2,746
12.47%
112,492
8.08%
Farming/Forestry/Fishing
98
0.44%
16,266
1.17%
Total
22,025
100.00%
1,392,967
100.00%
Note: Civilian population 16 years and over
Source: Census
Management occupations are the highest paid occupations in the San Diego region. Farming,
fishing and forestry, food preparation, and service -related occupations are the lowest paid. The
high proportion of sales/office and service occupations accounts for the City's below average
median household income (Table 2-8).
The occupations of the City's residents are not necessarily an accurate indicator of the local
economy, or of the types of employers and jobs offered, or the pay levels of these jobs.
Because the City seeks to provide housing opportunities for individuals who work in the City, it is
important to understand who these workers might be and their income levels. The list of the
largest employers (those with 500 or more employees) is dominated by educational and health
care institutions. Other large employers include school districts, public agencies, retail firms,
NATIONAL CITY 2-7 HOUSING ELEMENT
COMMUNITY PROFILE
automobile import/export, lumber import, automobile dealers, health service firms, and lodging.
Depending on the type of jobs offered by these employers, income levels can range from low
income to above -moderate income. Table 2-9 shows the average yearly salary by occupation
for San Diego County in 2010.
Future housing needs will be affected by the number and type of new jobs created during this
planning period. SANDAG's 2050 Regional Growth Forecast of job growth for National City
from 2008 to 2020 is approximately 11 percent compared to approximately 13 percent for the
San Diego region.
Table 2-9
Average Yearly Salary by Occupation
San Diego County MSA, 2012
Occupations
Average Salary
Management
$119,118
Legal
$109,326
Computer and Mathematical
$86,033
Architecture and Engineering
$84,678
Healthcare Practitioner & Technical
$86,671
Life, Physical and Social Science
$75,988
Business and Financial Operations
$71,595
Arts, design, Entertainment, Sports and Media
$54,529
Education, Training and Library
$57,296
Construction and Extraction
$52,275
Protective Service
$50,627
Median Average Salary of All Occupations
$51,051
Installation, Maintenance and Repair
$46,761
Community and Social Service
$50,280
Sales
$39,746
Office and Administrative Support
$37,288
Production
$35,092
Transportation and Material Moving
$32,474
Healthcare Support
$30,853
Personal Care and Service
$25,969
Building Grounds Cleanup and Maintenance
$27,073
Farming, Fishing and Forestry
$25,340
Food Preparation and Serving Related
$22,163
Source: State Employment Development Department
NATIONAL CITY
2-8
HOUSING ELEMENT
COMMUNITY PROFILE
A sample survey of private industry employers in 2007 (Table 2-10) showed that the top private
sector employers, by percentage of employees, are retail trade (34%), health care & social
assistance (17%), accommodation & food services (15%), and manufacturing (13%). The
average annual wages per job in these sectors range from approximately $13,000 to
approximately $36,000. Even with two wage earners, many households in these sectors of the
economy would be low income. Table 2-11 lists the major employers in the City by number of
employees.
Table 2-10
Employment by Industry in National City 2007
Industry description
Percent of
Employees
Number of
Employees
Number of
Establishments
Annual
Payroll
($1,000)
Average /
Employee
Retail Trade
34.2
5,688
322
$150,319
$26,427
Health Care & Social
Assistance
16.8
2,807
160
$97,413
$34,703
Accommodation &
Food Services
14.6
2,429
175
$32,758
$13,486
Manufacturing
13.3
2,215
93
$78,658
$35,511
Wholesale Trade
5.6
940
96
$43,788
$46,582
Other Services (Except
Public Administration)
5.2
876
131
$24,936
$28,465
Administrative &
Support &Waste
Management &
Remediation Services
3.51
584
41
$13,795
$23,621
Professional, Scientific,
& Technical Services
3.28
546
62
$16,148
$29,575
Real Estate &
Rental/Leasing
2.03
339
59
$10,994
$32,430
Arts, Entertainment, &
Recreation
0.68
114
11
$2,134
$18,719
Information
0.53
89
13
$2,942
$33,056
Educational Services
No
Information
Available
No
Information
Available
4
No
Information
Available
No
Information
Available
Source: Economic Census
NATIONAL CITY
2-9
HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-11
Major Employers in National City 2010
500 Employees or More
Naval Station San Diego
National City School District
Paradise Valley Hospital
250 to 499 Employees
Sweetwater Union High School District
Dixieline ProBuild
Walmart
City of National City
NMS Management
Ball Automotive Group
Macy's
Motivational Systems, Inc.
Mossy Nissan
100 to 249 Employees
Conservation Corps, California
Hyperbaric Management Systems
J.C. Penney Corporation Inc.
Knight & Carver Yacht Center
McCune Motors
Frank Motors Inc.
Sureride Charter Inc.
Windsor Gardens Convalescent
CP Manufacturing Inc.
Source: City of National City
4. Overcrowding
Overcrowding is typically defined as a housing situation where there is more than one person
per room (including living rooms, family rooms, and dining rooms, but excluding hallways,
kitchens, and bathrooms. Overcrowding can indicate that a community does not have an
adequate supply of affordable housing, especially for large families. Overcrowding can result
when there are not enough adequately sized units within a community, when high housing costs
relative to income force more individuals than a housing unit can adequately accommodate to
share a housing unit, and/or when families reside in units smaller than what they need in order
to devote income to other necessities such as food and health care. Overcrowding also tends
to accelerate deterioration of housing. Therefore, maintaining a reasonable level of occupancy
and alleviating overcrowding are critical to enhancing quality of life.
The American Communities Survey reported that 18 percent of households were overcrowded
in 2011. The high rate of overcrowding in the City results from the combination of low incomes,
high housing costs, and a greater number of large families (both renters and owners) than the
countywide average. Nearly 34 percent of the City's households are families with five or more
members, compared to just over 20 percent countywide. The California Department of Finance
estimated National City's average household size at 3.443 in 2012, compared to 2.783
countywide.
NATIONAL CITY 2-10 HOUSING ELEMENT
COMMUNITY PROFILE
5. Overpayment
Analysis of another housing problem, overpayment, reveals that the incidence of overcrowding
is also attributable to a high ratio of housing costs to income, forcing families to take on
additional roommates to devote income to other basic needs or to live in homes that are smaller
than the family's needs.
A household is considered to be overpaying for housing (or cost burdened) if it spends more
than 30 percent of its gross income on housing. Problems of housing cost burden occur when
housing costs rise faster than incomes and/or when households are forced to pay more than
they can afford for housing of adequate size, condition, and amenities to meet their needs. The
prevalence of overpayment varies significantly by income, tenure, household type, and
household size.
According to the American Community Survey in 2011, 53 percent of the City's households
overpaid for housing, up from 38 percent in 2000. Overpayment affected 44 percent of owner -
households and 60 percent of renter -households, double digit -increases from 2000. At least 48
percent of the City's total households earn less than the median household income. The overall
increase in overpayment decreases the amount of disposable income available for other needs
and indicates the state of the City's availability of affordable housing. Much of the higher
incidence of overcrowding among renter -households with lower incomes may be a result of
households attempting to mitigate overpayment problems by taking in additional roommates or
renting smaller and presumably less costly units.
While the majority of National City households overpaid for housing, the percentage is
comparable to nearby cities such as Chula Vista (53.3), Imperial Beach (48.9), Lemon Grove
(51.2), and San Diego (47.3). All of these cities experienced double-digit increases in the
percent of households overpaying for housing.
6. Special Needs Households
Certain groups have greater difficulty finding decent, affordable housing due to special
circumstances. Special circumstances may be related to one's income, family characteristics,
or disability status, among other factors. There are a variety of special needs groups as defined
by state law. In National City, residents and families with special needs include seniors, persons
with disabilities, large families, single -parent families, and military. Many of these groups
overlap, such as seniors with disabilities. The majority of these special needs groups could be
assisted by an increase in affordable housing, especially if located near public transportation
and services. Table 2-12 shows the number of people in each special needs group in the City,
and the discussion following summarizes their housing needs.
The City's 2011 Comprehensive Land Use Update removed the definition of `family' from the
Land Use (Zoning) Code pursuant to an adopted program in the 2005-2010 Housing Element.
By removing the definition, the City eliminated a potential constraint on the provision of special
needs housing for non -family households. In addition, the City does not impose siting
requirements, such as minimum distances or maximum concentrations, for any group facilities
serving special needs households.
NATIONAL CITY 2-11 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-12
Special Needs Groups in National City, 2010
Special Needs Groups
Number
Percent
Seniors
9,570
16.30%
Persons with Disabilities
4,472
8.20%
Large Households
3,546
22.10%
Female Headed Households
3,437
24.00%
Single -Parent Households
4,669
29.07%
Persons in Need of Emergency Shelter
281
0.47%
Homeless Persons
308
n/a
Military
3,427
7.50%
College Students
3,298
5.85%
Persons Dependent Alcohol/Drugs
4,837
0.23%
Persons with HIV/AIDS
65
9.00%
Farmworkers
135
0.60%
Source: Census; Regional Task Force on the Homeless
Senior Households
Senior households have special housing needs due to three concerns — income, health care
costs, and physical disabilities. According to the 2010 Census, 9,570 seniors (age 65 or older)
resided in the City; a significant increase compared to the 2000 Census in which there were
5,470 seniors. One-third (3,151) of all seniors are the heads of their households. Two-thirds of
senior households are owners and one-third are renters. The 2010 Census reported that
seniors earned a median income of $28,250.
The special needs of seniors can be met through a range of services, including congregate
care, rent subsides, shared housing, and housing rehabilitation assistance. As the "baby
boomer" generation begins reaching 65 years of age, the region will face an increased demand
for senior housing, accompanied by the need to accommodate this special need population
accordingly. For the frail or elderly persons with disabilities, housing can be modified with
architectural design features that can help ensure continued independent living arrangements.
Senior housing with supportive services can be provided to facilitate independent living.
An overview of licensed adult community care facilities that serve some of the special needs
groups is provided in Table 2-13-A. As shown, 19 licensed community care facilities serve
residents with a capacity of 240 beds/persons (actual capacity may be greater as data could not
be obtained from some facilities). There is no licensed community care facility for youth aged
17 or younger.
NATIONAL CITY 2-12 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-13-A
Licensed Residential Care Facilities
Specialized Care (Capacity - # of beds)
Age
Total Number
of Facilities
Total Capacity (#
of beds/persons)
Mentally
Disabled
Developmentally
Disabled
Non -
Ambulatory
Age 18-59
Adult Residential
6
25
n/a
6
5
Adult Day Care
3
112
n/a
12
75
Age 60+
Elderly
Residential
10
103
12
12
95
Total
19
240
12
30
175
Source: California Department of Social Services, October 2012
Persons with Disabilities
The Americans with Disabilities Act (ADA) defines a disabled person as having a physical or
mental impairment that substantially limits one or more major life activities. Thus, disabled
persons often have special housing needs related to limited earning capacity, a lack of
accessible and affordable housing, and higher health costs associated with a disability. Some
residents suffer from disabilities that require living in a supportive or institutional setting.
According to the 2010 Census, 4,448 persons with one or more disabilities resided in National
City.
The highest rates of disabilities were reported by those of age 18-64. The more prevalent
problems were ambulatory difficulty and independent living difficulty (Table 2-13-B). Housing
opportunities for those with disabilities can be improved through housing assistance programs
and universal design features such as widened doorways, ramps, lowered countertops, single -
level units and ground floor units.
Living arrangements for persons with disabilities depends on the severity of the disability. Many
persons live at home in an independent fashion or with other family members. Independent
living can be furthered through special housing design features for the disability, income support
for those who are unable to work, and in -home supportive services for persons with medical
conditions, among others. Services can be provided by public or private agencies. Some
persons with disabilities live in group homes or other institutionalized settings.
NATIONAL CITY 2-13 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-13-B
Persons with Disabilities by Age Group
Disability by Age
Number
Percent
Age 5 to 17
183
1.7
Hearing Difficulty
0
0
Vision Difficulty
21
0.02
Cognitive Difficulty
162
1.5
Ambulatory Difficulty
0
0
Self -care Difficulty
42
0.04
Age 18-64
2,268
6.7
Hearing Difficulty
455
1.3
Vision Difficulty
630
1.9
Cognitive Difficulty
798
2.4
Ambulatory Difficulty
1,339
4
Self -care Difficulty
710
2.1
Independent Living Difficulty
1,056
3.1
Age 65 and Over
1,997
32.6
Hearing Difficulty
721
11.8
Vision Difficulty
544
8.9
Cognitive Difficulty
563
9.2
Ambulatory Difficulty
1,351
22
Self -care Difficulty
661
10.8
Independent Living Difficulty
1,083
17.7
Source: 2009-2011 American Community Survey
NATIONAL CITY 2-14 HOUSING ELEMENT
COMMUNITY PROFILE
Developmentally Disabled
According to Section 4512 of the Welfare and Institutions Code a "Developmental disability"
means a disability that originates before an individual attains age 18 years, continues, or can be
expected to continue, indefinitely, and constitutes a substantial disability for that individual which
includes mental retardation, cerebral palsy, epilepsy, and autism. This term also includes
disabling conditions found to be closely related to mental retardation or to require treatment
similar to that required for individuals with mental retardation, but does not include other
handicapping conditions that are solely physical in nature.
Many developmentally disabled persons can live and work independently within a conventional
housing environment. More severely disabled individuals require a group living environment
where supervision is provided. The most severely affected individuals may require an
institutional environment where medical attention and physical therapy are provided. Because
developmental disabilities exist before adulthood, the first issue in supportive housing for the
developmentally disabled is the transition from the person's living situation as a child to an
appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community based
services to approximately 243,000 persons with developmental disabilities and their families
through a statewide system of 21 regional centers, four developmental centers, and two
community -based facilities. The San Diego Regional Center is one of 21 regional centers in the
state that provides point of entry to services for people with developmental disabilities. The
center is a private, non-profit community agency that contracts with local businesses to offer a
wide range of services to individuals with developmental disabilities and their families.
The following information from the San Diego Regional Center, charged by the State of
California with the care of people with developmental disabilities, provides a closer look at the
disabled population. In National City, the developmentally disabled residents under age 18
account for 77 individuals of which 74 live with parents and three in foster homes. Individuals of
age 18 and over account for 123 individuals of which 59 live with parents, 24 live in apartments
with support assistance, 23 live in licensed group homes, 14 live in health care licensed
facilities, and three are homeless (Table 2-13-B).
There are a number of housing types appropriate for people living with a development disability:
rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing,
Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes.
The design of housing -accessibility modifications, the proximity to services and transit, and the
availability of group living opportunities represent some of the types of considerations that are
important in serving this need group. Incorporating `barrier -free' design in all, new multifamily
housing (as required by California and Federal Fair Housing laws) is especially important to
provide the widest range of choices for disabled residents. Special consideration should also be
given to the affordability of housing, as people with disabilities may be living on a fixed income.
NATIONAL CITY 2-15 HOUSING ELEMENT
COMMUNITY PROFILE
Large Households
Large households are defined as households with five or more members in the unit. Table 2-14
shows the number of Large Households in National City. Large households comprise a special
needs group because of their need for larger units, which are often in limited supply and
therefore command higher rents. In order to save for the necessities of food, clothing, and
medical care, it is common for lower income large households to reside in smaller units,
frequently resulting in overcrowding.
Table 2-14
Large Households in National City
Household Type
2000
2010
Number
Percent
Number
Percent
Large Households
3,742
24.9
3,931
29
Owner
1,630
43.5
1,531
38.9
Renter
2,112
56.4
2,400
61.0
Source: Census
Although renter -households have a smaller average household size than owner -households
(3.27 versus 3.69 persons per household), overcrowding disproportionately affected renter -
households in 2010. Approximately 21.5 percent of renter -households lived in overcrowded
housing units compared to 11.8 percent of owner -households.
Single -Parent Households
National City was home to 2,362 single -parent households with children under age 18 in 2010.
Single -parent households, in particular female -headed families, often require special assistance
such as accessible day care, health care, and other supportive services. Because of their low
income and higher family expenses, 35.4 percent of all single -parent households and 42.2
percent of female -headed households with children lived in poverty in 2010. Thus single -parent
families, in particular female -headed families, are considered a special needs group.
Homeless
Throughout the country and the San Diego region, homelessness has become an increasingly
important issue. Factors contributing to the increase of 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. HUD defines a person as homeless if he/she is not
imprisoned and:
NATIONAL CITY 2-16 HOUSING ELEMENT
COMMUNITY PROFILE
1. Lacks a fixed, regular, and adequate nighttime residence;
2. The primary nighttime residence is a publicly or privately operated shelter designed for
temporary living arrangements;
3. The primary residence is an institution that provides a temporary residence for
individuals that should otherwise be institutionalized; or
4. The primary residence is a public or private place not designed for or ordinarily used as
a regular sleeping accommodation.
Assessing a region's homeless population is difficult because of the transient nature of the
population. San Diego County's leading authority on the region's homeless population is the
Regional Task Force on the Homeless (RTFH). Based on information provided by individual
jurisdictions, the majority of the region's homeless is estimated to be in the urban areas (Table
2-15). The City has shown an increase in its homeless population compared to the previous
data accounted by RTFH. The result of this increase is not surprising especially as the recent
recession affected many families, leaving them without jobs and homes. RTFH estimates that
out of the 308 homeless in the city, only 8.76 percent were sheltered in 2010.
Table 2-15
Homeless Population by Jurisdiction, 2010
Total Homeless
Total Sheltered
Urban
Farm Workers/
Day Laborers
Total
Urban
Farm Workers/
Day Laborers
Total
Sheltered
(%)
National City
308
14
308
27
14
27
8.76
Chula Vista
409
19
409
197
19
197
48.16
Imperial Beach
66
17
66
0
17
0
0
Lemon Grove
99
52
99
0
52
0
0
San Diego City
4,597
97
4,597
2,484
97
2,484
54
San Diego County
8,754
n/a
8,754
3,975
n/a
3,975
45
Source: San Diego Regional Task Force on the Homeless
The San Diego Grantmakers Homelessness Working Group embarked on an effort to address
episodic homelessness. The working group was established in May 2010 as a collaboration of
private foundations, public governments, and other key stakeholders. The Keys to Housing
Advisory Council and Steering Committee met regularly over the past year to develop a regional
vision of ending family homelessness with the goal that the "keys" will be adopted and
implemented by jurisdictions and agencies in the region.
NATIONAL CITY 2-17 HOUSING ELEMENT
COMMUNITY PROFILE
The plan was developed as a toolbox, rather than a mandated plan. In this way stakeholders
can identify those strategies and action items that they can and will incorporate into their own
action plans. The City of National City has adopted the toolbox in order to address
homelessness in the city. The toolbox consists of eight outcomes in five key areas:
Leadership, Policies & Advocacy
• Policies are changed/created/implemented to increase stability and support families
• A sustainable structure is created and ensures implementation of goals
Capacity, Data and Coordination of Services and Resources
• Multiple pathways exist to access resources, centralize information and increase
capacity and coordination of services and agencies
Permanent Affordable Housing
• The number of affordable housing units in the region is increased
Increased Economic Security and Stability
• Family members are fully employed and earn at sustainable income levels
• Families increase financial stability and move to self-sufficiency
Prevention
• Families are identified as at -risk and assisted prior to losing housing
• The number of families in poverty that enter homelessness is reduced
Homeless shelter facilities are limited in National City. Only one such facility, a domestic
violence shelter for women and children, is physically located in the City. The majority of the
Homeless Shelters and Services in the Southern San Diego County region are in Chula Vista
(Table 2-16). Nevertheless, in the last 5 years, there has been an increase in capacity by these
shelters, making them able to support more people as they gather more funding for their
expansion.
NATIONAL CITY 2-18 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-16
Homeless Shelters and Services Servicing National City
Name
AgencyTarget
Population
Special Needs
Location
Beds
CASE MANAGEMENT AGENCY
Project Hand
Lutheran Social
Services
General
Homeless
Chula Vista
n/a
Options South Bay
MITE
General
Substance Abuse
Chula Vista
n/a
South Bay Community
Services (SBCS)
MAAC
General
Homeless
Chula Vista
n/a
Chula Vista Family
Services
Salvation Army
General
Homeless
Chula Vista
n/a
EMERGENCY SHELTER
La Nueva Aurora
SBCS
Families w/
Children
Domestic Violence
Chula Vista
32
Casa Nuestra Shelter
SBCS
Homeless
Youth
Homeless
Chula Vista
8
Casa Nueva Vida 1
SBCS
Families w/
Children
Homeless
Chula Vista
54
Casa Segura
SBCS
Families w/
Children
Domestic Violence
Chula Vista
45
TRANSITIONAL HOUSING/SHELTER
Nosotros
MAAC
Adult Men
Substance Abuse
Chula Vista
13
Options South Bay
M.I.T.E
Women w/
Children
Substance Abuse
Chula Vista
n/a
Women's Recovery
Center
M.I.T.E
Women w/
Children
Homeless
Domestic Violence
Chula Vista
n/a
Casas de Transicion
SBCS
Families w/
Children
Homeless
Chula Vista
73
Casas
SBCS
Families w/
Children
Homeless
Chula Vista
7
Trolley Trestle
SBCS
Youth &
Parenting
Youth
Homeless
Chula Vista
10
Casa Nuestra Shelter
SBCS
Homeless
Youth 12-17
Homeless
Chula Vista
8
Casa Nueva Vida 1
SBCS
Families w/
Children
Homeless
Chula Vista
54
Casa Segura 1 & 2
SBCS
Families w/
Children
Domestic Violence
Chula Vista
45
Victorian Heights
SBCS
Women w/
Children
Domestic Violence
Substance Abuse
National City
38
VOUCHERS
Hotel/Motel Voucher
SBCS
Families w/
Children
Homeless
Chula Vista
n/a
Source: County of San Diego (Housing Resources Directory 2011-2013)
NATIONAL CITY
2-19
HOUSING ELEMENT
COMMUNITY PROFILE
Military Personnel
Often, lower incomes and an uncertain length of residency affect the housing needs of military
personnel. Although a large percentage of National City's work force is employed by the
military, no military housing is provided in the City, yet many military families live off base due to
the lack of or demand for housing and the close proximity to the military base. According to the
RHNA, 3,427 single military personnel or those living away from their families resided on ships
in 2010. This is a decrease from the 1995 population of 3,391 military personnel residing on
ships. This decrease is more likely related to some ships being out at sea at the time of the
estimate than it is related to military downsizing, as the naval base in National City has not yet
been substantially affected by military downsizing and no base closure activity has occurred in
the City.
San Diego is the homeport of 60 vessels for the U.S. Navy and the U.S. Coast Guard, both of
which share piers in San Diego Bay in three jurisdictions: the Cities of San Diego; National City;
and Coronado. Vessels are not assigned to any particular jurisdiction. Generally, vessels
coming into the port are given a space based on availability and the depth and draft of the
vessel.
All military vessels assigned to a homeport in San Diego were placed into one of five collection
blocks according to the special procedures outlined above. The following are the five collection
blocks for the San Diego area:
- U.S. Navy - City of San Diego (block 27529) (Piers 1-5)
- U.S. Navy - Point Loma (City of San Diego) (block 24208)
- U.S. Navy - National City (block 27878) (Piers 6 — 14 and Mole Pier)
- U.S. Navy - Coronado (block 29625)
- U.S. Coast Guard - Point Loma (City of San Diego) (block 24855)
The housing needs of most military personnel based in National City are met by the United
States Navy. For military personnel that are not accommodated in base housing, the federal
Service -Members Civil Relief Act (SCRA), signed into law in 2003, offers protections and
benefits if they are relocated or activated for military duty. The SCRA affords military personnel
and their families an early lease termination option, eviction protection, mortgage relief, interest
rate caps, and the ability to reopen default judgments under certain circumstances.
College Students
The college student population is a significant factor affecting housing demand. Typically,
students are low income and are therefore impacted by a lack of affordable housing. In
addition, the availability of housing for recent graduates is critical to the local and regional
economies. Recent graduates provide a specialized pool of skilled labor that is vital to the
economy. Lack of affordable housing often leads to their departure from the region. The 2010
Census reported that 3,650 people in National City were enrolled in either undergraduate
NATIONAL CITY 2-20 HOUSING ELEMENT
COMMUNITY PROFILE
college or graduate/professional schooling. The number of enrolled students accounts for 6.2
percent of National City's population, a slight increase from 2000.
Region -wide, 12.8 percent of residents were enrolled in college in 2010. San Diego State
University, the largest university in the region, has an enrollment of approximately 30,000
students, but only provides on -campus housing for less than 10 percent of its students. Other
smaller universities and colleges in the region also have similar housing shortages.
In addition to the San Diego State University campus and the Southwestern College campus,
the National City Higher Education Center, located in National City and operated by
Southwestern College and San Diego State University, currently serves approximately 1,600
students.
Farm Workers
Agricultural workers are traditionally defined as persons whose primary incomes are earned
through permanent or seasonal agricultural labor. Permanent farm laborers work in fields,
processing plants, or support activities on general year-round basis. When workload increases
during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a
labor contractor. For some crops, farms may employ migrant workers, defined as those whose
travel distance to work prevents them from returning to their primary residence every evening.
Determining the true size of the agricultural labor force is problematic. Government agencies
that track farm labor do not consistently define farm workers (e.g. field laborers versus workers
in processing plants), length of employment (e.g., permanent or seasonal), or place of work
(e.g., the location of the business or field). Further limiting the ability to ascertain an accurate
number of agricultural workers within National City is the limited data available on the City due
to its relatively small size. Therefore, the Census is the only source of information that can be
referenced. According to the 2010 Census, only 0.6 percent (135) of National City residents
were employed in farming, forestry, or fishing occupations (Table 2-12).
Because a negligible portion of community residents are employed in farming, fishing, and
forestry occupation and there is little potential for this occupational category to expand within
National City, the needs of farmworker households can be accommodated though housing
programs and policies that assist lower -income households in general rather than specific
programs targeting this special needs group.
C. Housing Characteristics
1. Housing Type
According to the California Department of Finance, National City had 16,780 housing units as of
January 1, 2012. The majority (54 percent) were single-family units, with 82 percent consisting
of single-family detached units and 18 percent single-family attached units. Multi -family dwelling
units comprised 43 percent of the housing stock, and the remaining three percent were mobile
homes. Since 2005, the proportion of single-family detached and attached increased by more
NATIONAL CITY 2-21 HOUSING ELEMENT
COMMUNITY PROFILE
than one percent, while the proportion of multi -family units and mobile homes decreased
slightly.
Table 2-17
Housing Unit Types
As of January 1, 2010
Housing Unit Type
2005
2010
Number
Percent
Number
Percent
Single-family Detached
6,609
42.8
7,799
44.1
Single-family Attached
1,339
8.65
1,746
9.9
Multi -family 2-4 units
1,690
10.95
1694
9.57
Multi -family 5+ units
5,368
34.76
5,968
33.74
Mobile Homes/Other
437
2.84
480
2.7
Total
15,440
100
17,687
100
Sources: Census
2. Housing Tenure
Housing tenure refers to whether a unit is owned or rented. Tenure is an important indicator of
the supply and cost of housing because it is directly related to housing types and turnover rates.
The tenure distribution of a community's housing stock can be reflective of several aspects of
housing including the affordability of units, household stability, and residential mobility. This
tenure distribution generally correlates with household income, composition, and age of the
householder.
From 2000 to 2010, the tenure distribution in National City shifted slightly towards renters (Table
2-18). As of the 2000 Census, 35 percent of households owned their units while 65 percent
rented. By 2010, the proportion of renter -households increased to 66.5 percent, while the
proportion of homeowners decreased to 33.5 percent.
3. Housing Vacancy
A vacancy rate is often a good indicator of how effectively for -sale and rental units are meeting
the current demand for housing in a community. A vacancy rate of 5 to 6 percent for rental
housing and 1.5 to 2.0 percent for ownership housing is generally considered a balance
between the demand and supply for housing. A higher vacancy rate may indicate an excess
supply of units, and therefore price depreciation, while a low vacancy rate may indicate a
shortage of units and a resulting escalation of housing prices.
NATIONAL CITY 2-22 HOUSING ELEMENT
COMMUNITY PROFILE
Vacancy rates for ownership and rental units increased in National City between 2000 and
2010. In 2000, the citywide vacancy rate was 2.7 percent, which nearly tripled to 8.9 percent by
2010 (Table 2-18). For -sale units were 22.2 percent of total vacancies in 2010, almost double
the 11.6 percent of total vacancies in 2000, likely resulting from the national subprime mortgage
crises that began in 2007. Rental vacancies were 67.5 percent of total vacancies.
Table 2-18
Housing Tenure and Vacancy
Tenure & Vacancy
2000 census
2010 census
Percentage
Points
Change
Number
Percent
Number
Percent
For Rent
268
1.7
1,056
5.9
4.2
For Sale
49
0.3
348
1.94
1.64
Other Vacant
104
0.7
160
0.9
0.2
Total Vacancy
421
2.7
1,564
8.87
6.17
Total Renter- Occupied
9,911
63.9
10,548
64.9
1
Total Owner -Occupied
5,289
34.3
5,707
35.1
0.8
Total Units
15,422
100
17,819
100
13%
Source: Census
4. Housing Age and Condition
Housing age and condition affect the quality of life in the City. Like any other tangible asset,
housing is subject to gradual deterioration over time. If not properly and regularly maintained,
housing can deteriorate and discourage reinvestment, depress neighboring property values, and
eventually affect the quality of life in a neighborhood. On average, National City's housing stock
is older compared to the regional housing stock (Figure 2-3). The City incorporated in 1887 and
the majority of the housing is over 30 years old (approximately 77.7 percent). Only 22.3 percent
of homes were constructed after 1980.
Most homes require greater maintenance as they approach 30 years of age. Common repairs
needed include a new roof, wall plaster, and stucco. Homes older than 50 years require more
substantial repairs, such as new siding or plumbing, in order to maintain the quality of the
structure. Approximately 10,000 units are older than 50 years. Although the Census does not
include statistics on housing condition based on observations, it includes statistics that correlate
closely with substandard housing conditions, such as age, overcrowding, and lack of
plumbing/kitchen facilities. The 2010 Census reported on the substandard housing in National
City, recording 95 units with inadequate plumbing, 483 units without a heating system, and 99
units lacking a complete kitchen. These numbers are an improvement over the 2000 Census
which reported 201, 604, and 136 units, respectively.
NATIONAL CITY 2-23 HOUSING ELEMENT
COMMUNITY PROFILE
The Housing and Grants Division has estimated that roughly 15 percent of the City's housing
stock may be in need of substantial rehabilitation or replacement. This estimation is based the
review of sample surveys conducted and local knowledge of housing inspectors, code
enforcement officers, building officials, and housing staff.
30%
25%
+.�
20%
c
10%
5%
0%
Figure 2-3
Year Structure Built (Housing Units)
���oe N. N. tic) tic) tic) N. �OOO
N
Year
• National City
■ San Diego County
Source: Census; American Communities Survey
5. Housing Costs and Affordability
The extent of housing problems in a community is directly related to the cost of housing versus
household incomes. If housing costs are relatively high in comparison to household income,
there will be a correspondingly higher housing cost burden and overcrowding. This section
summarizes the cost and affordability of the housing stock to National City residents.
Prices for single-family homes and condominiums in National City were collected from the
DataQuick real estate database. DataQuick is a company that assembles real estate data from
the County Assessor's Records. In the annual report for 2011, 205 single-family homes and 82
condominiums were sold in National City. Based on the report, the median sale price of single
family homes for 2011 was $200,000, and for condominiums the median sale price was
$186,000.
NATIONAL CITY 2-24 HOUSING ELEMENT
COMMUNITY PROFILE
The California Association of Realtors publishes quarterly median home prices (including single-
family homes and condominium units) for areas throughout California. From 2011 to 2012, the
median home price decreased 7.09 percent to $190,500 (Table 2-19). National City had the
lowest median home price in 2012, in comparison to surrounding cities.
Table 2-19
Median Home Sales Prices
2011
2012
Percent
Change
National City
$204,000
$190,500
-7.09%
Chula Vista
$325,000
$319,000
-1.88%
Lemon Grove
$256,500
$247,000
-3.85%
Imperial Beach
$278,000
$270,000
-2.96%
San Diego (city)
$315,500
$355,750
11.31%
San Diego County
$320,000
$346,500
7.65%
Source: San Diego Association of Realtors
Rental Market
The San Diego County Apartment Association publishes quarterly rental market reports based
on surveys conducted throughout the region. Spring average rents (typically the season with
the highest average rental rates) decreased for one, two, and three bedroom apartments. The
only increase was experienced by studio apartments with a 3.7 percent change (Table 2-20).
Rental rates in National City are among the lowest in southern San Diego County. While rates
in National City are comparable to rates for similar sized units in Lemon Grove, they are much
lower than rates in Imperial Beach, Chula Vista, and San Diego County.
NATIONAL CITY 2-25 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-20
Average Monthly Rental Rates by Jurisdiction
Jurisdiction
Number of
Rooms
Spring
2011
Average
Rents
Fall 2011
Average
Rents
Spring
2012
Average
Rents
Percent
Change
2011 to
2012
National City
Studio
$650
No Data
$675
3.70%
1 Br
$813
$790
$794
-2.39%
2 Br
$988
$921
$916
-7.86%
3 Br
$1,375
$1,375
$1,210
-13.64%
Chula Vista
Studio
$710
$661
$749
5.21%
1 Br
$950
$892
$974
2.46%
2 Br
$1,251
$1,222
$1,269
1.42%
3 Br
$1,543
$1,563
$1,556
0.84%
Lemon Grove
Studio
$850
$731
No Data
-16.28%
1 Br
$794
$770
$776
-2.32%
2 Br
$975
$1,045
$1,081
9.81%
3 Br
$1,362
$1,500
$1,217
-11.91%
Imperial Beach
Studio
$695
$613
$705
1.42%
1 Br
$814
$820
$864
5.79%
2 Br
$1,043
$1,088
$1,059
1.51%
3 Br
$1,345
$1,230
$1,224
-9.89%
San Diego
Studio
$883
$923
$914
3.39%
1 Br
$1,162
$1,211
$1,133
-2.56%
2 Br
$1,472
$1,575
$1,402
-4.99%
3 Br
$1,861
$1,877
$1,839
-1.20%
San Diego County
Studio
$864
$899
$910
5.05%
1 Br
$1,057
$1,090
$1,068
1.03%
2 Br
$1,338
$1,418
$1,309
-2.22%
3 Br
$1,657
$1,730
$1,677
1.19%
Source: San Diego County Apartment Association
6. Housing Affordability by Household Income
Housing affordability can be inferred by comparing the cost of renting or owning a home in the
City with the maximum affordable housing costs for households at different income levels.
Taken together, this information can generally show who can afford what size and type of
housing and indicate the type of households most likely to experience overcrowding and
overpayment.
The Federal Department of Housing and Urban Development (HUD) conducts annual
household income surveys nationwide to determine a household's eligibility for federal housing
assistance. Based on this survey, the California Department of Housing and Community
NATIONAL CITY 2-26 HOUSING ELEMENT
COMMUNITY PROFILE
Development (HCD) developed income limits that can be used to determine the maximum price
that could be affordable to households in the upper range of their respective income category.
Households in the lower end of each category can afford less by comparison than those at the
upper end. The maximum affordable home and rental prices for residents of San Diego County
are shown in Table 2-21.
Table 2-21
Housing Affordability Matrix
San Diego County 2012
Annual Income
Affordable Housing
Cost
Utilities, Taxes and
Insurance
Affordable Price
Rent
Purchase
Rent
Own
Taxes/
Insurance
Sale
Rent
Extremely Low Income (30% of AMI)
1-Person
$16,900
$423
$423
$40
$121
$85
$42,465
$383
2-Person
$19,300
$483
$483
$52
$155
$97
$45,205
$431
3-Person
$21,700
$543
$543
$64
$190
$109
$47,749
$479
4-Person
$24,100
$603
$603
$76
$225
$121
$50,293
$527
5-Person
$26,050
$651
$651
$94
$277
$130
$47,749
$557
Very low Incomes (50% of AMI)
1-Person
$28,150
$704
$704
$40
$121
$141
$86,495
$664
2-Person
$32,150
$804
$804
$52
$155
$161
$95,497
$752
3-Person
$36,150
$904
$904
$64
$190
$181
$104,303
$840
4-Person
$40,150
$1,004
$1,004
$76
$225
$201
$113,109
$928
5-Person
$43,400
$1,085
$1,085
$94
$277
$217
$115,653
$991
Low Income (80% of AMI)
1-Person
$45,000
$1,125
$1,125
$40
$121
$225
$152,443
$1,085
2-Person
$51,400
$1,285
$1,285
$52
$155
$257
$170,838
$1,233
3-Person
$57,850
$1,446
$1,446
$64
$190
$289
$189,233
$1,382
4-Person
$64,250
$1,606
$1,606
$76
$225
$321
$207,432
$1,530
5-Person
$69,400
$1,735
$1,735
$94
$277
$347
$217,413
$1,641
Moderate Income (120% of AMI)
1-Person
$63,750
$1,594
$1,859
$40
$121
$372
$267,412
$1,554
2-Person
$72,900
$1,823
$2,126
$52
$155
$425
$302,538
$1,771
3-Person
$82,000
$2,050
$2,392
$64
$190
$478
$337,241
$1,986
4-Person
$91,100
$2,278
$2,657
$76
$225
$531
$371,943
$2,202
5-Person
$98,400
$2,460
$2,870
$94
$277
$574
$395,100
$2,366
Source: California Department of housing and Community Development
Assumptions: 2012 HCD income limits; 30% gross household income as affordable housing cost; 20% of monthly
affordable cost for taxes and insurance; 10% down payment; and 5.5% interest rate for a 30-year fixed rate mortgage
loan. Utilities based on San Diego County Utility Allowance (2011)
NATIONAL CITY 2-27 HOUSING ELEMENT
COMMUNITY PROFILE
Extremely low income households are classified as those earning up to 30 percent of the AMI.
The maximum affordable rental payment ranges from $383 per month for a one -person
household to $557 per month for a family of five (Table 2-21). Based on the rental data
presented in Tables 2-20 and 2-21, extremely low income households of all sizes would be
unlikely to secure adequately sized and affordable rental housing, which ranged from $675 to
$1,210 in National City.
Very low income households are classified as those earning more than 30 percent and up to 50
percent of the AMI. The maximum affordable rental payment ranges from $664 per month for a
one -person household to $991 per month for a family of five (Table 2-21). Based on the rental
data presented in Tables 2-20 and 2-21, very low income households of all sizes would be
unlikely to secure adequately sized and affordable rental housing in National City.
Low income households are classified as those earning more than 50 percent and up to 80
percent of the AMI. The maximum affordable rental payment ranges from $1,085 per month for
a one -person household to $1,641 per month for a family of five (Table 2-21). Based on the
rental data presented in Tables 2-20 and 2-21, low income households of all sizes would be able
to afford the average rents in National City; however, this is dependent on whether there is an
adequate supply of available units at any given time.
Moderate income households earn more than 80 percent and up to 120 percent of the AMI. The
maximum home price a moderate income household can afford ranges from $267,412 for a
one -person household to $395,100 for a five -person family. Affordable rental rates for moderate
income households range from $1,554 for a one -person household to $2,366 for a five -person
household. Based on the sales data provided by DataQuick (Table 2-19), moderate income
households would be able to afford the median home price in National City as well as the
average rental rate.
D. Estimate of Housing Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD
provides detailed information on housing needs by income level for different types of
households. Detailed CHAS data based on the 2010 Census is displayed in Table 2-22.
Housing problems detailed in CHAS include: 1) units with physical defects (lacking complete
kitchen or bathroom); 2) overcrowded conditions (housing units with more than one person per
room); 3) housing cost burden, including utilities, exceeding 30 percent of gross income; or 4)
severe housing cost burden, including utilities, exceeding 50 percent of gross income. More
than one-third of most of the households had a cost burden that exceeded 30 or 50 percent of
their gross income, and two-thirds of the total households had some kind of housing problem.
NATIONAL CITY 2-28 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-22
Housing Assistance Needs of Low and Moderate Income Households
Household
Type by
Income &
Housing
Problem
Renters
Owners
Total
Households
Elderly
Small
Family
Large
Family
Total
Renters
Elderly
Small
Family
Large
Family
Total
Owners
Extremely
Low Income
795
1,425
510
2,730
650
120
15
785
3,515
% w/ problem
72%
83%
95%
83%
12%
88%
100%
67%
75%
% w/ cost
burden >30%
39%
12%
32%
28%
10%
8%
100%
39%
34%
% w/ cost
burden >50%
31%
69%
57%
52%
10%
79%
0%
30%
41%
Low Income
465
1,055
535
2,055
115
140
125
380
2,435
%w/any
problem
52%
87%
87%
75%
26°A)
71%
100%
66%
71%
°A° w/ cost
burden >30%
67%
64%
41%
57%
0%
18%
8%
9%
33%
°A° w/ cost
burden >50%
2%
15%
16%
11 °A°
65%
54%
76%
65%
38%
Moderate
Income
180
1,155
385
1,720
395
770
260
1,425
3,145
% w/ any
problem
33%
45%
70%
49%
25°Ao
90°A)
85%
67%
58%
% w/ cost
burden >30%
50%
36%
21%
36°A°
15%
32%
52%
33%
35%
% w/ cost
burden >50%
0%
1%
8%
3%
20%
56%
29%
35%
19%
Total
Households
1,440
3,635
1,430
6,505
1,160
1,030
400
2,590
9,095
%w/any
problem
52%
72%
84%
69%
21 %
83%
95%
66%
68%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) 2005-2009
NATIONAL CITY
2-29
HOUSING ELEMENT
COMMUNITY PROFILE
E. Multi -Family Affordable Housing
Table 2-23 provides an inventory of assisted multi -family housing stock by various government
assistance programs. This inventory includes all multi -family rental units assisted under
Federal, State and/or other local programs, including HUD programs, State and local bond
programs, redevelopment programs, and local density bonus or direct assistance programs.
National City has seven multi -family projects, totaling 1,634 units that are made affordable to
lower income households by various Federal, State, or local programs (Table 2-23).
Table 2-23
Government -Assisted Multi -Family Housing
Project
Units
Program
Granger Apartments
2700 E. 8th Street
180
Section 236(j)(1)
Project Based Section 8
Plaza Manor
2615 E. Plaza Boulevard
372
Section 236(j)(1)
Morgan Tower
1415 D Avenue
150
Section 231
Project Based Section 8
TELACU South Bay Manor
650 E. 14th Street
76
Section 202/811
Park Villa
268
TCAC deed restriction
Q Avenue
(Copper Hills)
132
HOME
National City Park Apts. 1 & 2
2323 D Avenue
#1-216
#2-240
221d(3)
Source: Housing and Grants Division, March 2013
The HCD regulations require cities prepare an inventory of all assisted multi -family rental units
eligible to convert to non -low-income housing uses due to termination of subsidy contract,
mortgage prepayment, or expiring use restrictions.
NATIONAL CITY 2-30 HOUSING ELEMENT
COMMUNITY PROFILE
1. At -Risk Housing
California law requires the analysis of "at -risk" low-income rental housing. Affordable multi-
family rental project housing is "at -risk," if it is government -subsidized and has the potential to
convert to market rate housing during the next ten years (2013 to 2023). There are currently
795 possible units eligible for conversion (Table 2-23A).
Table 2-23A
At -Risk Housing
Project
Units
Program
Length of
Affordability
Earliest
Conversion
Units
At Risk
Granger
Apartments
180
Section 236(j)(1)
Project Based Section 8
40-yr mortgage, 20-yr
prepayment option
5/1/1991
180
Morgan Tower
150
Section 231
Project Based Section 8
40 year mortgage
6/19/2019
150
National City
Park Apts. 1 & 2
#1-216
#2-240
221d(3)
40-year mortgage
Not
applicable
465
Source: Housing and Grants Division, March 2013
2. Preservation Options
Preservation of the at -risk units can be achieved in several ways: 1) facilitate transfer of
ownership of these projects to or purchase of similar units by nonprofit organizations; 2)
purchase of affordability covenant; and 3) provide rental assistance to tenants.
Transfer of Ownership
Long-term affordability of low income units can be secured by transferring ownership of these
projects to nonprofit housing organizations. By doing so, these units would be eligible for a
greater range of government assistance. The cost to acquire these at -risk units is based on an
analysis of asking prices for eight multi -family properties in and near National City. The average
cost per unit was about $151,000. The acquisition at market value of 795 rental units is
estimated to cost $120,045,000, substantially more than the financial resources that National
City would likely have available over the next eight years to assist in the acquisition of such
units. This cost does not factor in the cost of rehabilitation.
Purchase of Affordability Covenant
Another option to preserve the affordability of at -risk projects is to provide an incentive package
to the owners to maintain the projects as low and moderate income housing. Incentives could
NATIONAL CITY 2-31 HOUSING ELEMENT
COMMUNITY PROFILE
include buying down the interest rate on the remaining loan balance, and/or supplementing the
Section 8 subsidy amount received to market levels. Due to the number of variables involved, it
would be difficult to estimate the probable cost of such covenants without an in-depth financial
analysis of each individual property.
Replacement Costs
The cost of developing new housing depends on a variety of factors such as density, size of
units, location and related land costs, and type of construction. The units at risk include a
combination of senior and family housing with one, two, and three bedrooms. In order to
replace at -risk units with new units offering long term affordability covenants in today's assisted
housing environment, the primary source of funding will come from the federal Low Income
Housing Tax Credit Program, which is administered by the State of California (CTAC). Based on
a report issued in July 2011 by CTAC, the average cost to build a unit receiving TCAC funds in
San Diego County in 2011 was $344,647. Market rate products may be less costly to build, but
tax credit subsidies provide affordability covenants for 55 years. The cost to replace 795 at -risk
rental units with new affordable units is well beyond the City's ability to assist at this point in
time. Refinance or acquisition and rehabilitation is the best option for preserving affordability.
Rent Subsidy
The only significant source of funds that provides renters with a subsidy is the Section 8
program from HUD. Based on Section 8 guidelines in relation to the number of vouchers that
the City receives, a total of 59 vouchers could be designated as project -based vouchers for a
new project, but that would mean 59 fewer tenant -based vouchers in the City. There would be
no net gain on subsidized units. With other federal, state and redevelopment funds being either
eliminated or sharply reduced, any consideration to use these sources for rental subsidies
outside of funds used directly on subsidized projects should be carefully evaluated.
3. Resources for Preservation of At -Risk Units
A variety of potential funding sources are available for replacing or subsidizing units at risk. Due
to high costs of developing and preserving housing and limitations on both the amount and uses
of funds, multi -layering of funding sources may be required. Table 2-25 summarizes available
funding sources for acquisition, preservation, and/or rehabilitation of at -risk rental housing.
The San Diego Housing Federation maintains a current list of public and private nonprofit
corporations, which have legal and managerial capacity to acquire and manage at -risk housing
developments. The list is accessible on their website: http://www.housingsandiego.orq/
NATIONAL CITY 2-32 HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-25
Public and Private Resources Available for Housing
and Community Development Activities
Program Name
Description
Eligible Activities
la. Federal Programs - Formula/Entitlement
HOME
Flexible grant program awarded to the
City as part of a county consortium on a
formula basis for housing activities.
• New Construction
• Acquisition
• Rehabilitation
• Home Buyer Assistance
• Rental Assistance
Community
Development Block
Grant
Grants awarded to the City on a formula
basis for housing and community
development activities.
• Acquisition
• Rehabilitation
• Home Buyer Assistance
• Economic Development
• Homeless Assistance
• Public Services
1 b. Federal Programs — Competitive
Section 8
Rental Assistance
Program
Rental assistance payments to owners of
private market rate units on behalf of
very low income tenants (administered
by the Housing Authority).
• Rental Assistance
Section 202
Grants to non-profit developers of
supportive housing for the elderly.
• Acquisition
• Rehabilitation
• New Construction
• Rental Assistance
• Support Services
Section 811
Grants to non-profit developers of
supportive housing for persons with
disabilities, including group homes,
independent living facilities and
intermediate care facilities.
• Acquisition
• Rehabilitation
• New Construction
• Rental Assistance
Section 108 Loan
Provides loan guarantee to CDBG
entitlement jurisdictions for pursuing
large capital improvement or other
projects. The jurisdiction must pledge its
future CDBG allocations for repayment
of the loan. Maximum loan amount can
be up to five times the entitlement
jurisdiction's most recently approved
allocation. Maximum loan term is 20
years.
• Acquisition
• Rehabilitation Home
Buyer Assistance
• Economic Development
• Homeless Assistance
• Public Services
NATIONAL CITY
2-33
HOUSING ELEMENT
COMMUNITY PROFILE
Table 2-25 (continued)
Public and Private Resources Available for Housing
and Community Development Activities
2. State Programs
Emergency Shelter
Program
Grants awarded to non-profit
organizations for shelter support
services.
• Support Services
California Housing
Finance Agency
(CHFA) Multiple
Rental Housing
Programs.
Below market rate financing offered to
builders and developers of multiple-
family and elderly rental housing. Tax
exempt bonds provide below -market
mortgage money.
• New Construction
• Rehabilitation
• Acquisition of Properties
from 20 to 150 units
Mortgage Credit
Certificate Program
Income tax credits available to first-time
homebuyers for the purchase of new or
existing single-family housing. Local
agencies (County) make certificates
available.
• Home Buyer Assistance
Low Income Housing
Tax Credit (LIHTC)
Tax credits available to individuals and
corporations that invest in low income
rental housing. Tax credits sold to
corporations and people with high tax
liability, and proceeds are used to create
housing.
• New construction
• Rehabilitation
• Acquisition
3. Private Resources/Financing Programs
Savings Association
Mortgage Company
Inc. (SAMCO)
Pooling process to fund loans for
affordable ownership and rental housing
projects. Non-profit and for profit
developers contact member institutions.
• New construction of
single-family and
multiple -family rentals,
cooperatives, housing,
homeless shelters, and
group homes for the
persons with disabilities.
California
Community
Reinvestment
Corporation (CCRC)
Non-profit mortgage banking consortium
designed to provide long term debt
financing for affordable multi -family
rental housing. Non-profit and for profit
developers contact member banks.
• New construction
• Rehabilitation
• Acquisition
Federal Home Loan
Bank Affordable
Housing Program
Direct subsidies to non-profit and for-
profit developers and public agencies for
affordable low income ownership and
rental projects.
• New construction
NATIONAL CITY 2-34 HOUSING ELEMENT
Chapter 3
Constraints
Market, governmental, infrastructure, and environmental factors can constrain the provision of
housing in a community. These constraints may result in housing that is not affordable to lower
and moderate income households, or may render residential construction economically
infeasible for developers. Constraints to housing production significantly impact households
with low and moderate incomes and special needs.
A. Market Constraints
Market constraints such as construction and land costs or the limited availability of mortgage
and rehabilitation financing can result in a barrier to affordable housing for many households.
These constraints are discussed below.
1. Construction and Land Costs
Construction and land costs are key factors in determining housing affordability, and include the
price of raw land, improvements, labor, and construction. Construction type, custom versus
tract development, materials, site conditions, finish, amenities, size, and structural configuration,
can increase the cost of housing. The International Conference of Building Officials (ICBO)
provides estimates for the average cost of labor and materials for typical Type V wood frame
housing. Estimates are based on "good" quality construction, providing for materials and
fixtures well above the minimum required by State and local Building Codes. The average cost
per square foot for "good" quality housing is approximately $105 for multi -family housing and
$118 for single-family homes.
A reduction in amenities and quality of building materials can result in lower sales prices. The
increased use of pre -fabricated factory -built or manufactured housing, which is permitted in all
residential districts in the City (consistent with California law), may also provide for lower -priced
housing by reducing construction and labor costs. Although construction costs are a significant
portion of the overall development cost, the City can do little to mitigate its impact. As
construction costs in National City are typical of those in the area, the cost of construction is not
considered a major constraint to housing production. While higher density zoning can reduce
the cost per unit of land, land zoned for higher densities also commands a higher market price.
Density bonuses may be used as a mechanism to reduce land costs in exchange for
guaranteed affordable housing.
National City has very little vacant land remaining for development. There are approximately 96
acres of vacant land suitable for residential development; many of these parcels are relatively
small and would typically accommodate only a single residence. The majority of the vacant land
would be available for residential construction as residential land use is permitted not only in
residential zones, but also in mixed -use zones. The only areas where residential would not be
permitted is within the industrial, institutional, and open space zones.
NATIONAL CITY 3-1 HOUSING ELEMENT
CONSTRAINTS
According to the City's Housing and Grants Division, residential land costs average between
approximately $18 and $25 per square foot for most of the City and $50 per square foot in the
Downtown Specific Plan area. However, land cost is less of a constraint in the downtown area
due to the significantly higher densities that could be permitted per the Specific Plan as well as
in the higher density residential and mixed -use zones. These higher densities allow costs to be
spread over a larger number of units.
Labor Costs
Under state labor laws, publicly funded construction projects must generally pay construction
workers "prevailing wages," or the most prevalent wage rate for each type of worker. Prevailing
wages are often significantly higher than market wages for construction labor on privately
funded projects. Labor Code Section 1720, which applies prevailing wage rates to public works
projects of over $1,000, defines public works to mean construction, alteration, installation,
demolition, or repair work done under contract and paid for in whole or in part out of public
funds. For example, public transfer of an asset for less than fair market value, such as a land
write -down, would be construed to be paid for in part out of public funds and trigger prevailing
wage requirements.
While the cost differential in prevailing and standard wages varies based on the skill level of the
occupation, prevailing wages tend to add to the overall cost of development. In the case of
affordable housing projects, prevailing wage requirements could effectively reduce the number
of affordable units that can be achieved with public subsidies. The following types of projects
however are not required to pay prevailing wages:
• Residential projects financed through issuance of bonds that receive an allocation
through the State; or
• Single-family projects financed through issuance of qualified mortgage revenue bonds or
mortgage credit certificates.
2. Availability of Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the
Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information
on the disposition of loan applications by the income, gender, and race/ethnicity of the
applicants. This applies to all loan applications for home purchases and improvements, whether
financed at market rate or with government assistance. The disposition of loan applications
submitted to financial institutions for home purchase and home improvement loans within
National City and San Diego County are shown in Tables 3-1 and 3-2 below.
In 2012, 44 National City households applied for conventional loans to purchase homes in the
City, 129 applied for government -backed loans to purchase, 208 applied to refinance, and 11
applied for home improvement loans. Of these applications, only five percent of conventional
purchase loans were approved, while 52 percent of government -backed loans were approved.
Only nine percent of refinance loan applications were approved, and no home improvement
loans were approved. Other than the rate of approval for government -backed loans, the loan
NATIONAL CITY 3-2 HOUSING ELEMENT
CONSTRAINTS
approval rates were far lower than that for the county in each category (Tables 3-1 and 3-2).
Overall, loans in the City were approved at less than half the rate for the county as a whole.
Table 3-1
Disposition of Loan Applications
National City 2012
Loan Type
Total
Applicants
Approved
%
Approved
Not
Accepted
Denied
Other
Government -Backed Purchase
129
67
0.52
15
22
25
Conventional Purchase
44
2
0.05
7
26
9
Refinance
208
9
0.04
13
105
81
Home Improvement
11
0
0.00
0
11
2
5 Or More Family Dwellings
9
7
0.78
1
1
0
Total
401
85
0.21
36
165
117
Source: Home Mortgage Disclosure Act 2012
The ability to maintain housing can often depend on the ability of households to obtain home
improvement loans for repairs and upgrades. In 2012, 11 National City households applied for
home improvement loans (Table 3-1). None of these applications were approved, compared to
the 22 percent approval rate for the county as a whole (Table 3-2).
Table 3-2
Disposition of Loan Applications
San Diego County 2012
Loan Type
Total
Applicants
Approved
%
Approved
Not
Accepted
Denied
Other
Government -Backed Purchase
10,648
5,940
0.56
1,034
1,816
1,858
Conventional Purchase
15,156
7,211
0.48
1,870
3,055
3,020
Refinance
60,357
24,079
0.40
5,445
17,082
13,751
Home Improvement
2,006
445
0.22
194
1,144
423
5 Or More Family Dwellings
575
440
0.77
20
76
39
Total
88,742
38,115
0.43
8,563
23,173
19,091
Source: Home Mortgage Disclosure Act 2012
NATIONAL CITY
3-3
HOUSING ELEMENT
CONSTRAINTS
B. Governmental Constraints
Actions by the City can have an impact on the price and availability of housing. Land use
controls, site improvement requirements, building codes, fees and other programs that improve
the overall quality of housing may actually serve as a constraint to housing development. The
following public policies can affect overall housing availability, adequacy, and affordability.
1. Land Use Controls
In 2011, the City adopted comprehensive revisions of the General Plan and the Land Use
(Zoning) Code, which resulted in substantial increases in the allowed densities of multi -family
residential zones as well as introducing high -density mixed -use zones that replaced almost all of
the commercial zones along major corridors and activity nodes. Two multi -family zones and all
four mixed -use zones allow residential densities that exceed 30 units per acre. These changes
significantly increased the potential residential capacity beyond that of the previous plans and
have effectively reduced governmental constraints to housing development in the area of land
use controls.
The Land Use Element of the General Plan and corresponding specific plans and zoning
districts provide for a full range of residential and mixed -use types and densities throughout the
City. Approximately 1,553 acres (45 percent) of the City's net land area are designated for
residential uses including single-family homes, multi -family units, mobile homes, and group
quarters. In addition, approximately 644 acres (19 percent) of the net land area are designated
for mixed -uses, which allow residential uses without discretionary review. Residential and
mixed -use densities in the City cover a wide spectrum and include the following categories:
Land Use Code Zones:
• Large Lot Residential (RS-1)
Residential Type: single-family detached
Minimum Lot Size: 10,000 square feet
Maximum Density: five dwelling units per acre
• Small Lot Residential (RS-2)
Residential Type: single-family detached
Minimum Lot Size: 5,000 square feet
Maximum Density: nine dwelling units per acre
• Medium -Low Density Residential (RS-3)
Residential Type: single-family attached and multiple -family
Maximum Density: 15 dwelling units per acre
• Medium Density Multi -Unit Residential (RM-1)
Residential Type: multiple -family
Maximum Density: 23 dwelling units per acre
• High Density Multi -Unit Residential (RM-2)
Residential Type: multiple -family
Maximum Density: 48 dwelling units per acre
NATIONAL CITY 3-4 HOUSING ELEMENT
CONSTRAINTS
• Very High Density Multi -Unit Residential (RM-3)
Residential Type: multiple -family
Maximum Density: 75 dwelling units per acre
• Mixed -Use Corridor, Minor (MXC-1)
Residential Type: single- and multiple -family
Maximum Density: 48 dwelling units per acre
• Mixed -Use Corridor, Major (MXC-2)
Residential Type: single- and multiple -family
Maximum Density: 75 dwelling units per acre
• Mixed -Use District, Minor (MXD-1)
Residential Type: single- and multiple -family
Maximum Density: 48 dwelling units per acre
• Mixed -Use District, Major (MXD-2)
Residential Type: single- and multiple -family
Maximum Density: 75 dwelling units per acre
• Mobile Home Park Overlay (MHP)
Residential Type: mobile home
Maximum Density: pursuant to underlying zone
• Second Units: Allowed in residential and mixed -use zones
Residential Type: single accessory dwelling
Maximum Density: one per lot
Westside Specific Plan Zones:
• Residential Single -Family (RS-4)
Residential Type: single-family attached and detached
Minimum Lot Size: 2,500 square feet
Maximum Density: 17.4 dwelling units per acre.
• Mixed -use Commercial -Residential 1 (MCR-1)
Residential Type: single- and multiple -family
Maximum Density: 24 dwelling units per acre
• Mixed -use Commercial -Residential 2 (MCR-2)
Residential Type: single- and multiple -family
Maximum Density: 45 and 60 (TOD area) dwelling units per acre
NATIONAL CITY 3-5 HOUSING ELEMENT
CONSTRAINTS
Downtown Specific Plan Development Zones:
• Development Zone 1 A & 1 B
Residential Type: multiple -family
Floor Area Ratio: 6:1 maximum / 3:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 2
Residential Type: multiple -family
Floor Area Ratio: 4:1 maximum /2:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 3
Residential Type: multiple -family
Floor Area Ratio: 4:1 maximum / 2:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 4
Residential Type: multiple -family
Floor Area Ratio: 6:1 maximum / 3:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 5A & 5 B
Residential Type: multiple -family
Floor Area Ratio: 3:1 maximum (5A); 4:1 maximum / 2:1 minimum (5B)
Maximum Density: 30 dwelling units per acre
• Development Zone 6
Residential Type: multiple -family
Floor Area Ratio: 6:1 maximum / 3:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 7
Residential Type: multiple -family
Floor Area Ratio: 6:1 maximum / 3:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 8
Residential Type: multiple -family
Floor Area Ratio: 3:1 maximum
Maximum Density: 30 dwelling units per acre
• Development Zone 9
Residential Type: multiple -family
Floor Area Ratio: 5:1 maximum /2.5:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 10
Residential Type: multiple -family
Floor Area Ratio: 3:1 maximum
Maximum Density: 30 dwelling units per acre
NATIONAL CITY 3-6 HOUSING ELEMENT
CONSTRAINTS
• Development Zone 11
Residential Type: multiple -family
Floor Area Ratio: 4:1 maximum / 2:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 12A
Residential Type: multiple -family
Floor Area Ratio: 5:1 maximum / 2.5:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 12B
Residential Type: multiple -family
Floor Area Ratio: 4:1 maximum / 2:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 13
Residential Type: multiple -family
Floor Area Ratio: 4:1 maximum / 2:1 minimum
Maximum Density: 75 dwelling units per acre
• Development Zone 14
Residential Type: multiple -family
Floor Area Ratio: 4:1 maximum / 2:1 minimum
Maximum Density: 75 dwelling units per acre
Overall, land use controls in National City do not place any permit constraint on housing
development. The Land Use Code and the Westside Specific Plan do not require discretionary
review of residential projects that are consistent with the development standards for the zone
(Table 3-2A); the Downtown Specific Plan requires a discretionary review, but only for
consistency with the plan. Maximum densities in the City's residential and mixed -use zones are
much greater than that of most other cities in the county and results in much higher potential
residential capacity than other cities in the county. National City's lack of vacant land is the
primary constraint to accommodating future growth; however, under -developed sites (especially
in the specific plan areas, mixed -use zones, and higher density residential zones) offer
opportunities for redevelopment at higher densities to increase the supply of housing.
NATIONAL CITY 3-7 HOUSING ELEMENT
CONSTRAINTS
TABLE 3-2A
Housing Type Permitted by Zone
Zone
Type
RS-1
RS-2
RS-3
RS-4
RM-1
RM-2
RM-3
MC
MX
1-14
MHP
IL
Single Unit
Detached
P
P
P
P
P
P
P
P
P
Single Unit
Attached
P
P
P
P
P
P
P
P
Multiple Unit
P
P
P
P
P
P
P
Second Unit
P
P
P
P
P
P
P
P
P
SRO 3+ Units
P
P
P
P
P
P
P
SRO <3 Units
P
P
P
P
P
P
P
P
P
P
Manufactured
Home
P
P
P
P
P
P
P
P
P
P
Mobile Home
P
Residential Care
(Small)
P
P
P
P
P
P
P
P
P
P
Residential Care
(Large)
M
M
M
M
M
M
M
M
M
M
Convalescent
Care
P
P
P
P
P
P
P
P
P
P
School
Dormitory
C
C
C
C
Employee
Housing
P
P
P
P
P
P
P
P
P
P
Transitional
Housing
P
P
P
P
P
P
P
P
P
P
Supportive
Housing
P
P
P
P
P
P
P
P
P
P
Emergency
Shelter
P
P = Permitted, C = Conditional Use, M = Minor Conditional Use, D = Consistency Review
NATIONAL CITY
3-8
HOUSING ELEMENT
CONSTRAINTS
2. Residential Development Standards
The 2011 comprehensive revision of the Land Use Code relaxed many requirements of the
previous residential development standards that would be considered constraints, such as
setbacks, minimum lot area, minimum building size, maximum lot coverage, maximum floor
area, maximum building height, required open space, and parking ratios. The comprehensive
revisions also introduced high -density mixed use zones, which replaced most of the commercial
zones. These revisions to the residential development standards and the introduction of mixed -
use zones have reduced governmental constraints to housing development in the area of
development standards. Land Use Code residential development standards are summarized in
Table 3-3A. Land Use Code mixed -use development standards are summarized in Table 3-3B-
E. Westside Specific Plan mixed -use development standards are summarized in Table 3-4A.
Downtown Specific Plan mixed -use development standards are summarized in Table 3-4B.
TABLE 3-3A
Development Standards
LUC Residential Zones
Development
Requirement By Zoning District
Primary Structure
Minimum Setbacks
Front
Side -Interior
Side -Exterior
Rear
RS-1
RS-2
RS-3
RS-4
RM-1
RM-2
RM-3
20'
20'
15'
10'/15(a)
15'
10'
10'
5'
5'
5'
3/0(b)
5'
5'
5'
10'
10'
5'
10'(a)
5'
5'
10'
25'
25'
10'
15'
5'
5'
5'
Minimum Lot Area
10,000 SF
5,000 SF
5,000 SF
2,500 SF
5,000 SF
5,000 SF
5,000 SF
Maximum Density
One du
per lot
One du
per lot
One du
per 2,900
SF of lot
area
One du for
each
2,500 SF
of lot area
One du per
1,900 SF of
lot area
One du per
900 SF of
lot area
One du per
580 SF of
lot area
Minimum Usable Open
Space
N/A
N/A
N/A
N/A
See Section 18.41.040
Maximum Lot
Coverage
75%
75%
75%
N/A
75%
75%
75%
Maximum Height,
Primary Structure
35'
35'
35'
35'
45'
65'
95'
Maximum Stories,
Primary Structure
2
2
3
3
4
6
9
NATIONAL CITY
3-9
HOUSING ELEMENT
CONSTRAINTS
TABLE 3-3B
Development Standards
MXC-1 Zone
Development Standard
Minimum
Maximum
Setbacks, street
0'
15' - 1st and 2nd story
None - 3rd story
Setbacks, other
0'
None
Height
None
50' and 3 stories
Floor area ratio, mixed use
None
2.0
Floor area ratio, single use
None
1.0
Density
None
48 du/acre
TABLE 3-3C
Development Standards
MXC-2 Zone
Development Standard
Minimum
Maximum
Setbacks, street
0'
10' — 1st and 2nd story
None — 3rd story
Setbacks, other
0'
None
Height
None
65' and 5 stories
Floor area ratio, mixed use
None
3.5
Floor area ratio, single use
None
2.5
Density
None
75 du/acre
TABLE 3-3D
Development Standards
MXD-1 Zone
Development Standard
Minimum
Maximum
Setbacks, street
0'
15' — 1st and 2nd story
None — 3rd story
Setbacks, other
0'
None
Height
None
50' and 3 stories
Floor area ratio, mixed use
None
2.0
Floor area ratio, single use
None
1.0
Density
None
48 du/acre
NATIONAL CITY
3-10
HOUSING ELEMENT
CONSTRAINTS
TABLE 3-3E
Development Standards
MXD-2 Zone
Development Standard
Minimum
Maximum
Setbacks, street
0'
10' — 1st and 2nd story
None — 3rd story
Setbacks, other
0'
None
Height
None
65' and 5 stories
Floor area ratio, mixed use
None
3.5
Floor area ratio, single use
None
2.5
Density
None
75 du/acre
TABLE 3-4A
Development Standards
MCR Zones
Development Standard
MCR-1
MCR-2
Minimum Setbacks
Front
10'
10'
Side, Interior
0'/10'(a)
0'/10'
Side, Exterior
10'
10'
Rear
5'
5'
Minimum Density
24 du/acre
24 du/acre
Maximum Density
24 du/acre
45/60 du/acre
Minimum Dwelling Unit Size
600 SF
600 SF
Maximum Height/Stories
3 stories and 50'
5 stories and
65'
Common Usable Open Space (c)
300 SF/du
300 SF/du
Private Usable Open Space (c)
75 SF/du
75 SF/du
Maximum Floor Area Ratio
0.6
0.6
NATIONAL CITY
3-11
HOUSING ELEMENT
CONSTRAINTS
TABLE 3-4B-4
Development Standards
Downtown Specific Plan
Zone
Minimum
Floor Area
Ratio
Maximum
Floor Area
Ratio
Maximum
Height
Maximum
Density
1A
3:1
6:1
None
75 du/ac
1 B
3:1
6:1
None
75 du/ac
2
2:1
4:1
75 Feet
75 du/ac
3
2:1
4:1
75 Feet
75 du/ac
4
3:1
6:1
90 Feet
75 du/ac
5A
None
3:1
36 Feet
30 du/ac
5B
2:1
4:1
90 Feet
75 du/ac
6
3:1
6:1
None
75 du/ac
7
3:1
6:1
None
75 du/ac
8
None
3:1
36 Feet
30 du/ac
9
2.5:1
5:1
90 Feet
75 du/ac
10
None
3:1
36 Feet
30 du/ac
11
2:1
4:1
50 Feet
75 du/ac
12A
2.5:1
5:1
90 Feet
75 du/ac
12B
2:1
4:1
65 Feet
75 du/ac
13
2:1
4:1
75 Feet
75 du/ac
14
2:1
4:1
75 Feet
75 du/ac
Downtown Specific Plan
Development within the Downtown Specific Plan area is guided by a form -based design as
opposed to traditional zoning and development standards that regulate use. The Plan area is
divided into 19 development zones, 17 of which allow and encourage residential development.
Four of the 17 zones have no height limit. The others have height limits, which range from 36
feet to 90 feet depending on the zone. Two zones are limited to 30 units per acre, while the
other 14 zones that allow for residential development have a maximum density of 75 units per
acre. Development density in most of these zones is regulated more by the permitted FAR
(which ranges from 3:0 to 6:0). Form -based development allows flexibility for the developer to
change their project based on market conditions.
All projects within the Downtown Specific Plan Area are subject to a Downtown Specific Plan
Consistency Review (DSP) by the Successor Agency to the Community Development
Commission as the Redevelopment Agency (SA) in order to ensure consistency with the plan
and that seven findings are met. The City Council serves as the Successor Agency Board. If a
subdivision map is proposed, the tentative map is considered by the Planning Commission, then
by the City Council. The Consistency Review process requires that the applicant submit
information such as site plans, a pro forma statement, and conceptual design plans.
NATIONAL CITY 3-12 HOUSING ELEMENT
CONSTRAINTS
The Consistency Review considers the following seven findings:
1. The project complies with all of the requirements and standards of the Downtown
Specific Plan;
2. The project enhances the pedestrian experience with attractive and distinctive design
and amenities;
3. The project enriches the qualities of the existing downtown by exhibiting a distinctive
design that arises from and complements its setting, including the scale of the
downtown, the block, and the street;
4. The project is integrated physically and visually with its surroundings by exhibiting
attention to how to get around by foot, bicycle, public transportation and the car — in that
order;
5. The project strikes a balance between the natural and man-made environment and
utilizes each site's intrinsic resources — the climate, landform, landscape and ecology to
maximize energy conservation and create distinctive amenities;
6. The project weaves together different building forms, uses, textures, and densities; and
7. The project is designed for energy and resource efficiency; creating flexibility in the use
of property, public spaces (including the sidewalk) and the service infrastructure and
introduces or acknowledges through design new approaches to transportation, traffic
management and parking.
The Successor Agency may consider and approve an exemption from the development
standards based on any one of the following findings:
1. The project does not exceed the floor area ratio limit for the site;
2. The project includes a significant public amenity that would otherwise not be required,
including more than fifteen (15%) percent of affordable housing units or commercial
rental space that is twenty-five (25%) percent below the market rate;
3. The project makes a significant contribution to off -site public space in Downtown
National City, such as street improvements, public plazas, public park improvements and
other improvements that are called for in the Downtown Specific Plan.
Since the Environmental Impact Report prepared for the Downtown Specific Plan considered the
buildout of the downtown area, the consistency review process is expedited. The processing
time for a Consistency Review and Tentative Map is typically less than six months.
NATIONAL CITY 3-13 HOUSING ELEMENT
CONSTRAINTS
Westside Specific Plan
The Westside Specific Plan was adopted in March 2010 for the Westside neighborhood, also
known as Old Town. The area originally developed as a single family residential neighborhood;
however, most of the area was re -zoned as Light Manufacturing -Residential (MLR) after World
War II to encourage economic development. The MLR zone continued to allow single family
residential uses, but facilitated the development of automotive, manufacturing, and industrial
uses that were incompatible with the remaining residential uses. The Westside Specific Plan
addresses the incompatibility of uses through new land use zones and development standards.
The Westside Specific Plan includes residential and mixed use zones that substantially increase
the allowable residential density and potential capacity over that of the previous MLR zone. The
specific plan allows for single family residential at a density of over 17 units per acre on a
minimum lot size of 2,500 square feet (Table 3-3A). Mixed use zones allow maximum
residential densities of 24, 45, and 60 dwelling units per acre (Table 3-4A).
Residential development that is consistent with the land use regulations of the Westside Specific
Plan and the corresponding development standards of the Land Use Code are permitted by
right and do not require discretionary review and approval. An Environmental Impact Report
was prepared for the Westside Specific Plan and considered the buildout of the area;
consequently, no additional environmental review is required for development that is consistent
with the specific plan.
Off -Street Parking Requirements
The City's off-street parking requirements are based on land use and zone. The minimum
parking requirements are summarized in Table 3-5. National City's parking requirements are
typical for other communities in San Diego County other than additional parking is required for
single-family units that are greater than 2,500 square feet or more than four bedrooms. The
2011 revision of the Land Use Code added provisions that reduce parking requirement
constraints by allowing the Planning Commission to approve reductions in the required parking
for projects in the following cases:
• A transportation demand management program (TDM) is approved for the project.
• The project meets certain criteria when in proximity to transit.
• The parking demand can be met through shared parking between uses.
• The reduction will not adversely affect the site or adjacent area and adjacent on -street
parking is available.
NATIONAL CITY 3-14 HOUSING ELEMENT
CONSTRAINTS
TABLE 3-5
Off -Street Parking Requirements
Uses and Structures
Minimum Parking Spaces Required
(Unless Otherwise Specified)
Residential Zones
Dwelling, single detached (RS-1 zone)
2 covered spaces, plus one additional uncovered space per bedroom
greater than four bedrooms or one additional uncovered space for
dwellings greater than 2,500 SF, whichever is greater.
Dwelling, single detached (all other RS and
RM zones, except within the Westside
Specific Plan area)
One covered space and one uncovered space, plus one additional
uncovered space per bedroom greater than four bedrooms or one
additional uncovered space for dwellings greater than 2,500 SF,
whichever is greater.
Dwelling, single attached
1.5 spaces per dwelling unit in a garage or carport
Dwelling, multiple
1.3 spaces per 1-bedroom dwelling unit plus 1.5 spaces per 2-
bedroom or more unit, and conveniently located guest parking of 'A
space per unit for 20 units or less, plus'/4 space for each unit over
20. Half of the required guest parking spaces may include parking
spaces on dedicated public streets along the sides of the streets that
are adjacent to the site.
Mobile Home Parks
2 spaces per unit
Second dwelling unit
1 space in addition to primary residence parking requirements
Senior Housing
1 space per unit plus 1 guest space for each 10 units
RS-4 (Westside Specific Plan): Units greater
than 1,200 square feet
2 spaces per unit
RS-4 (Westside Specific Plan): Units less
than 1,200 square feet
1.7 spaces per unit
MXD and MXC Zones
Studio, 1- and 2-bedroom units
Minimum: 1 space per unit
3- or more bedroom units
Minimum: 1.5 spaces per unit
MCR Zones
Units greater than 1,200 square feet
1.5 spaces per unit
Units less than 1,200 square feet
1 space per unit
Local Coastal Program
A small portion of National City falls within the Coastal Zone. The Coastal Zone is generally
bounded by San Diego Bay to the west, U.S. Navy facilities to the north, the marine terminal
and San Diego Unified Port District to the south, and the Interstate 5 freeway on the east with a
small portion east of 1-5, south of 30th Street, and bordering Sweetwater River. The area
contains warehouses and industrial uses related to the marine terminal, as well as railroad and
trolley lines, commercial uses, and wetlands. There is no residentially zoned land within the
Coastal Zone due to the proximity of both port and military activities. However, there are a few
remaining residential structures constructed years ago. The conversion or demolition of
residential units occupied by low- or moderate -income households within the coastal zone is
subject to the provisions of Government Code Section 65590 et al, which require the
replacement of such units unless otherwise exempted. There were no conversions or
demolitions of residential units in the Coastal Zone during the last housing element cycle and to
date.
NATIONAL CITY 3-15 HOUSING ELEMENT
CONSTRAINTS
California Government Code Section 65588(c) requires the Housing Element to include the
following information on low- and moderate -income housing in the Coastal Zone pursuant to
Section 65590:
• The number of new housing units approved for construction within the coastal zone after
January 1, 1982: No new housing units have been approved for construction after
January 1, 1982.
• The number of housing units for persons and families of low or moderate income
required to be provided in new housing developments either within the coastal zone or
within three miles of the coastal zone pursuant to Section 65590: No housing units have
been required to be provided in new housing developments pursuant to Section 65590.
• The number of existing residential dwelling units occupied by persons and families of low
or moderate income that have been authorized to be demolished or converted since
January 1, 1982, in the coastal zone: No residential units have been authorized to be
demolished or converted since January 1, 1982.
• The number of residential dwelling units for persons and families of low or moderate
income that have been required for replacement or authorized to be converted or
demolished: No residential units have been required for replacement or authorized to be
converted or demolished.
Density Bonus
Developers of affordable housing are entitled to a density bonus and/or equivalent concessions
or incentives under certain conditions. Senate Bill 1818, which went into effect January 1, 2005,
significantly reduced the amount of units that a developer must provide in order to receive a
density bonus and requires between one to three concessions, depending upon the percentage
of affordable units. Under the new State law, the maximum density bonus a developer can
receive is 35 percent when a project provides either 11 percent of a proposed project for very
low income households, 20 percent for low income households, or 40 percent for moderate
income households. The legislation also imposed a new land donation rule, and statewide
parking standards. The City revised its density bonus ordinance in 2009 to be consistent with
State law. Density bonuses may not be necessary in the downtown area due to the very high
densities that are permitted under the Specific Plan as well as in the new mixed -use zones and
higher density multi -family zones that also allow very high densities.
Reasonable Accommodation for Persons with Disabilities
The City conducted a comprehensive review of its development ordinances and planning
policies for their potential to affect persons with disabilities as part of the previous Housing
Element Update in 2007. The City has since adopted procedures to consider requests for the
reasonable accommodation of persons with disabilities as part of the building permitting
process.
NATIONAL CITY 3-16 HOUSING ELEMENT
CONSTRAINTS
Wheelchair ramps and other accessory structures are permitted within all residential zones as
incidental structures related to a residence. Building procedures within the City are also
required to conform to the California Uniform Building Code (UBC), as adopted in Title 15 of the
National City Municipal Code. Standards within the Code include provisions to ensure
accessibility for persons with disabilities.
Zoning and building codes, and the City's approach to code enforcement, allow for special
features that meet the needs of persons with disabilities without the need for zoning variances.
City staff is available to provide assistance regarding the procedures for special
accommodations under the City's Land Use Code. The Building Department staff is familiar
with ADA requirements and accessibility standards and is available to review requests for
accommodation for person with disabilities and special housing needs.
3. Building Codes/Enforcement
The City has adopted the 2010 Edition of the California Building Code which governs the
erection, construction, enlargement, alteration, repair, moving, removal, demolition, conversion,
occupancy, use, height, area, fire resistance and maintenance of all buildings and/or structures.
The code is considered to be the minimum necessary to protect public health, safety, and
welfare.
The City has made several amendments to the California Building Code. None of these
amendments pose a significant constraint to housing development and protect the public for
health and safety reasons. Amendments pertain to local processing and inspection fees, which
are necessary for the City to recoup code enforcement and administration costs. The Building
and Safety Department ensures that dwelling units are maintained in compliance with minimum
health and safety regulations.
National City has adopted a Property Conservation and Community Appearance code. The
purpose of the Code is to provide for the systematic and orderly regulation of activities affecting
the usefulness, quality appearance, and living environment of the community. The Property
Conservation and Community Appearance Code serves to preserve and enhance residential
neighborhoods. City code enforcement officers enforce the code in response to complaints and
observed violations from periodic windshield surveys. Enforcement of the Code maintains
property values and minimizes negative community perceptions of multi -family and other
residential development. The property conservation and community appearance code is not
considered a constraint on housing development.
4. Development and Planning Fees
The City charges permit processing fees and impact fees for roads, parks, etc., while the school
district charges school fees. The amount of the fees may constrain housing development and
limit market rate affordability due to the cost increase for each housing unit. However, the fees
are necessary to maintain adequate public services and facilities in the City. Table 3-7 depicts
the current permit processing fee schedule. Table 3-8 depicts the current development impact
fee schedule.
NATIONAL CITY 3-17 HOUSING ELEMENT
CONSTRAINTS
Development
Subdivision
Table 3-7
Planning Fees
Annexation
$ 9,940.00
Approval of Plans
$ 7,890.00
Coastal Dev Permit with Public Hearing
$ 9,940.00
Coastal Dev Permit without Public Hearing
$ 8,730.00
Code Amendment
$ 9,940.00
Conditional Use Permit
$ 7,890.00
Consistency Review
$ 10,130.00
General Plan Amendment
$ 9,940.00
Historic Site Designation
$ 5,050.00
Initial Study
$ 7,270.00
Local Coastal Program (LCP) Amendment
$ 9,940.00
Planned Development Permit
$ 7,890.00
Planned Unit Development
$ 8,340.00
Preliminary Site Plan Review
$ 2,840.00
Request to Initiate General/Specific Plan
Amendment
$ 6,430.00
Specific Plan
$ 9,940.00
Specific Plan Amendment
$ 7,740.00
Substantial Conformance, Council, Commission
$ 5,660.00
Substantial Conformance, Staff Review
$ 3,690.00
Time Extension with Public Hrg (CUP, PD, PUD,
Variance)
$ 5,710.00
Time Extension w/o Public Hrg (CUP, PD, PUD,
Variance)
$ 4,990.00
Variance
$ 8,020.00
Variance SFR Owner-Occ
$ 8,020.00
Zone Boundary Determination
$ 8,020.00
Zone Map Change
$ 9,940.00
Certificate of Compliance
$ 2,690.00
Lot Merger
$ 2,690.00
Street Vacation
$ 8,900.00
Street Vacation Initiation
$ 4,040.00
Tentative Parcel Map
$ 6,500.00
Tentative Subdivision Map
$ 9,940.00
Time Extension, Tentative Parcel Map
$ 2,280.00
Time Extension, Tentative Subdivision
$ 3,840.00
NATIONAL CITY 3-18 HOUSING ELEMENT
CONSTRAINTS
Table 3-8
Development Impact Fees
Unit Type
Single-family
Multi -family
Mobile Home/Other
Fee Type
Sewer
$512
$6
$432
Water
$4,693
$1,153
$23,078
National City School
$2,295
$827
$1,047
Sweetwater School
$6,075
$2,189
$2,772
Parks & Rec
$858
$692
$849
Library
$172
$139
$139
Fire/EMS
$126
$102
$124
Police
$318
$257
$315
Total
$15,049
$5,365
$28,756
The sewer system fees in Table 3-8 were calculated assuming the San Diego Building Industry
Association prototype (explained below) for the single-family and multi -family units and
assuming a three -bedroom mobile home on a 30-foot wide lot for the Mobilehome/Other field.
For the single-family unit a 60-foot wide lot was assumed, and for the multi -family units a 100-
foot wide lot was assumed. The basic sewer fee structure is $6 per linear foot of the property
frontage, a $60 sewer lateral fee and a construction permit fee of $192. There are also overflow
fees, which usually only affect multi -family, commercial and industrial sites that are based on an
average daily usage. For residential uses, these are based on the number of bedrooms in a
building.
Water service is provided by the Sweetwater Authority. Sweetwater Authority uses the same
calculation for fees for multi -family and mobile home development. They use a different
calculation for single-family development. The above mentioned multi -family water fee is based
on a theoretical 20 unit apartment complex for which the total fee is estimated at $23,078.
The Sweetwater Union High School District has a development impact fee for residential units of
$2.25 per square foot. The fee calculation for a home in this District uses the San Diego
Building Industry Association prototype sizes for single-family and multi -family units were used.
For mobile home/other, a 14 by 88 foot mobile home (1,232 square feet) was assumed.
The San Diego Building Industry Association (BIA) calculated fees on a prototypical single-
family home and multi -family development for various jurisdictions in region. National City was
not asked to participate in the BIA survey, but calculated its fees based on these prototypes to
compare its fees to those of its neighbors. The single-family prototype is a four-bedroom/three-
bath detached residence with 2,700 square -feet of living area, a 600 square -foot garage, a 240
square -foot patio, fireplace, gas and electric hookups, and type V, wood frame construction.
The multi -family prototype is a 15.7 acre site developed at 24 units per acre with surface
parking. The average unit size is 973 square -feet with one-bedroom/one-bath units comprising
40 percent of the units and two-bedroom/two-bath units comprising 60 percent of constructed
units.
As shown in Table 3-9, National City's fees are considerably lower on a per -unit basis than all
other San Diego County jurisdictions for the single-family prototype except for Vista, and were
lower than all other San Diego County jurisdictions for which results were available for the multi-
family prototype. For the single-family prototype, National City's fees were less than half those
NATIONAL CITY 3-19 HOUSING ELEMENT
CONSTRAINTS
of Poway, San Marcos, and the City of San Diego. For the multi -family prototype, National
City's fees were less than half those of Chula Vista, Escondido, Oceanside, and the City and the
County of San Diego. Development impact and permit processing fees are necessary for the
City to continue providing development services and ensure the health, safety, and welfare of its
residents. Reduced, waived, or reimbursed fees are possible incentives to be included in the
City's revised density bonus ordinance. Therefore, these fees, while an overall constraint on
housing development, are necessary. Relief for developers may be available when affordable
housing is provided.
Table 3-9
Prototypical Development Impact and Permit Processing Fees
San Diego County Jurisdictions
Jurisdiction
Single -Family Prototype
Multi -family Prototype
Carlsbad
$25,282
$ 4,527
Chula Vista
$33,003
$12,121
El Cajon
$20,307
n/a
Encinitas
$24,628
n/a
Escondido
$22,055
$14,535
National City
$17,726
$ 5,742
Oceanside
$32,454
$17,224
Poway
$36,066
$ 5,852
San Diego (City)
$37,102
$20,162
San Diego (County)
$25,713
$12,243
San Marcos
$44,630
n/a
Santee
$32,741
n/a
Vista
$16,299
$ 6,462
Source: San Diego Building Industry Association
Based on the typical single family and multifamily prototypes described above, the proration of
total fees and exactions to total development costs is less than one percent for either unit type.
Consequently, the City's development impact and permit processing fees would not be
considered a significant constraint to housing development in the community.
5. Site Improvements
The City requires the construction of reasonable on- and off -site improvements pursuant to the
Subdivision Map Act. The minimum improvements required of the developer include:
• Grading and improvement of public and private streets and alleys including surfacing,
curbs, gutters, cross gutters, sidewalks, ornamental street lighting, and safety devices;
• Sufficient storm drainage and flood control facilities to carry storm runoff, both tributary to
and originating within the subdivision;
• Sanitary sewage system serving each lot or unit of the subdivision;
NATIONAL CITY 3-20 HOUSING ELEMENT
CONSTRAINTS
• Water supply system providing an adequate supply of potable water to each lot and fire
hydrants within the subdivision.
• Fire hydrants and connections;
• Survey monuments; and
• Public utility distribution facilities, including gas, electric, and telephone necessary to
serve each lot in the subdivision.
Specific standards for design and improvements of subdivisions must be in accordance with the
applicable sections of the Land Use Code, General Plan, Subdivision Ordinance, and any
specific plans adopted by the City.
The City also requires dedication of parcels of land intended for public use, including:
• Streets, highways, alleys, ways, easements, rights -of -way, and land intended for public
use;
• Vehicular access rights from any parcel to highways or streets;
• Private utility easements required by the various utilities;
• Easements for natural and improved drainage facilities; and
• Area dedicated or reserved for parks, recreational facilities, fire stations, libraries, or
other public uses as deemed necessary by the City.
Dedicated streets, highways, alleys, ways, easements, rights -of -way, etc. must be designed,
developed, and improved according to City Standards. Private streets as part of developments
are considered by the City on a project -by -project basis and must meet the National City Fire
Department standards, including a minimum width of 20 feet for streets with no parking on either
side, a 30-foot width for streets with parking on one side, a 40-foot width for streets with parking
on two sides, and a 28-foot width for all streets at street corners. Public streets in residential
areas are required to have 60-foot wide right-of-ways. Collector streets, and streets in
commercial and industrial areas, are required to have 80-foot wide right-of-way. A slightly wider
roadway might be required for some industrial areas. Regulations on street width and design
may not pose a significant constraint to the development of affordable housing since most
streets are fully dedicated and street dedications are typical of other cities. On- and off -site
improvement requirements for utilities, facilities, and services necessary to serve development
projects are also typical of other jurisdictions and do not result in significant constraints. Since
the City is fully urbanized, most utilities and infrastructure systems are already in place, which
reduces the costs for infill development.
6. Local Processing and Permit Procedures
Development review and permit procedures are necessary steps to ensure that residential
construction proceeds in an orderly manner. The following discussion outlines the level of
review required for various permits and timelines associated with those reviews. The timelines
NATIONAL CITY 3-21 HOUSING ELEMENT
CONSTRAINTS
provided are estimates. Actual processing time may vary due to the volume of applications and
the size and complexity of the projects.
Single Family Housing
A single family dwelling, on an existing parcel, is subject to a Building Permit to ensure
compliance with zoning regulations and the engineering, building and fire codes. Approval of a
Building Permit for a single family dwelling is a ministerial or administrative process approved by
staff. Staff involved in the approval process includes the Building and Safety, Planning,
Engineering, and Fire Departments. Processing time is approximately six to eight weeks, but is
highly dependent on the quality, completeness and accuracy of the development proposal.
If the proposed single-family project requires a subdivision or varies from the development
standard (i.e. variance) it would require a discretionary action that is considered by the Planning
Commission. Approval is based on findings outlined in the zoning regulations and state law.
Processing time for a Planning Commission hearing is approximately two months.
Multi -family Housing
The 2011 revisions of the Land Use Code removed the requirement for the discretionary review
of multi -family housing (including condominium development) within the multi -family zones,
thereby removing a government constrain on housing development. A Building permit is
required to ensure compliance with building and fire codes. Approval of a building permit for a
multi -family project is ministerial and generally takes two months or less to issue. Processing
time depends on the size of the project and quality, accuracy and completeness of the
development proposal. Staff involved in the approval process includes Building and Safety,
Planning, Engineering, and Fire Departments.
Subdivisions
A residential development which contains a request to subdivide the parcel into four or fewer
lots, a parcel map, requires a public hearing and approval by the Planning Commission. A
residential development, which includes a major subdivision (five or more lots) requires a public
hearing and recommendation of the Planning Commission. The City Council is the final
decision -making body for major subdivisions. The basis for approval is the City's subdivision
regulations, the permitted density of the underlying zone and the Land Use Code, and
consistency with the City's General Plan. The length of time required to process a subdivision
map is variable, based on the size and complexity of the project. In most cases, the approval
process can be completed in two to four months.
If the multi -family housing is proposed as a condominium project the approval process also
includes a subdivision map. Processing time is approximately two to four months, and the
project is subject to review by the Planning Commission and the City Council.
NATIONAL CITY 3-22 HOUSING ELEMENT
CONSTRAINTS
General Plan Amendment and/or Zone Change
A proposed housing project may include a General Plan Amendment and/or Rezone. This type
of approval is discretionary, requiring approval by the Planning Commission and City Council.
Approval of a Rezone or General Plan Amendment would depend on the applicant's ability to
show that the proposal would further, and not detract, from the City's established land use
goals.
City Design Guidelines
The City adopted Design Guidelines in 1991. The City's Design Guidelines encourage the
upgrading of residential neighborhoods by providing a guide for integrating new residential
projects and additions into the existing context of the neighborhood. The Guidelines also apply
to multi -family infill projects and address architectural considerations and site design. The
Design Guidelines have proven to be instrumental in its contribution to the overall improvement
in the quality of new development.
Implementation of the Design Guidelines program does not increase the length of time needed
to obtain development approval because it is fully integrated into the development review
process. For projects that are reviewed by the Planning Commission, material boards and
colored elevations are required as a part of project submission. A typical development permit is
processed in a matter of a few weeks to two months. Design review does not prescribe any
particular style of architecture nor does it add to the timeframe or cost of the project.
Additionally, design review does not change the density or the land use of proposed projects
and does not negatively affect housing production in the community.
7. Provisions for a Variety of Housing Types
A jurisdiction must identify adequate sites made available through appropriate zoning and
development standards to encourage the development of a variety of housing types for all
income levels, including multi -family rental housing, factory built housing and mobile homes,
second dwelling units, emergency shelters, and transitional housing. The following describes
the City's provisions for these types of housing.
Multi -Family Rental Housing
Nearly half of the City's existing housing stock consists of multiple -family units. The Land Use
Code and specific plans provide for multiple -family units in the zones described in Section 1,
Land Use Controls. Allowable density in these zones ranges from 15 to 75 units per acre. The
Downtown Specific Plan has 19 Development Zones in its planning area, and 17 allow multi-
family residential development. Three of the zones are intended for townhouses and row
houses and allow for 20 to 30 dwelling units per acre. The remaining zones all allow up to 75
dwelling units per acre. Further details on each zone are discussed in Chapter 4 Housing
Resources.
NATIONAL CITY 3-23 HOUSING ELEMENT
CONSTRAINTS
Mobile Homes
The Mobile Home Park (MHP) Overlay zone provides for mobile home parks, the number of
units allowed governed by the State Health and Safety Code Section 18,000 et seq. Mobile
homes must be certified according to the National Manufactured Housing Construction and
Safety Standards Act of 1974, and cannot have been altered in violation of applicable codes. In
addition, manufactured housing installed on a permanent foundation in compliance with all
applicable building regulations and Title 25 of the California Health and Safety Code is permitted
in all single-family zones.
Second Units
The 2011 revisions to the Land Use Code amended the City's second unit provisions to be
consistent with state law. The provisions allow second units by right in all residential and mixed -
use zones with no minimum lot area or discretionary review requirements. The Land Use Code
recognizes second units as a means of advancing the City's housing policies to increase the
variety, supply, and affordability of housing throughout the community.
Single -Room Occupancy
Single Room Occupancy (SRO) units are typically one -room units intended for occupancy by a
single individual. SRO units may or may not have kitchen or bathroom facilities. SROs are not
defined by the Land Use Code and are considered a residential land use. Consequently, SROs
are permitted by right in the multifamily and mixed -use zones. In the single-family zones, SROs
consisting of more than two units are considered `rooming and boarding houses' as defined by
the Land Use Code, and are conditionally permitted. SROs that consist of less than three units
are considered a residential use and are allowed by right in any of the residential and mixed -use
zones. SROs that are emergency shelters are permitted by right in the Light Industrial (IL)
zone.
Employee Housing
The City is in compliance with the Employee Housing Act (Health and Safety Code Sections
17021.5 and 17025.6). The Land Use Code does not differentiate between employee housing
and residential land uses. Consequently, single-family housing that provides accommodations
for employees is permitted by right in all residential and mixed -use zones; multifamily housing
that provides accommodations for employees is permitted by right in all multifamily and mixed -
use zones. Employee housing provided in conjunction with a permitted use as an accessory
use to the principal use does not require additional permitting or special treatment.
NATIONAL CITY 3-24 HOUSING ELEMENT
CONSTRAINTS
Residential Care Facilities
State authorized, certified, or licensed residential care facilities serving six or fewer persons with
disabilities or dependent or neglected children, and providing care on a twenty -four -hour -a -day
basis, are permitted by right in all residential and mixed -use zones. The 2011 revisions to the
Land Use Code amended the discretionary review process for facilities serving more than six
persons by changing the requirement for a conditional use permit (CUP) to a minor CUP.
Transitional Housing and Emergency Shelters
The 2011 revisions to the Land Use Code amended the provisions for transitional and
supportive housing and emergency shelters to be in compliance with state law. Transitional and
supportive housing is considered a residential use permitted by right in all residential and mixed -
use zones. Emergency shelters are permitted by right in the Light Industrial (IL) zone. The
Light Industrial zone is intended for the least intensive types of industrial uses such as offices,
storage, research and development, and manufacturing, assembling, packaging, treatment and
processing of products that are not obnoxious or offensive to adjacent uses. Operations in the
IL zone prohibit the release or creation of odor, dust, smoke, gas, noise, vibration or other
nuisances. Emergency shelters would not be incompatible with the allowed uses in the zone,
especially because of the temporary nature of stays (up to six months).
Most of the IL zone is generally located between Interstate 5 on the west and Roosevelt Avenue
on the east and south of Mile of Cars Way to the City boundary south of the Sweetwater River.
The area is readily accessible from arterial and collector streets, the adjacent freeways, and the
24th Street Trolley Station. Approximately 27 percent of the land area in the IL zone is within
one-third mile of the 24th Street Trolley Station and the Sweetwater Adult School, and
Sweetwater High School and Olivewood Elementary School are approximately one-third mile to
the east. The zone has convenient access to grocery, retail, commercial, recreational, and other
supportive services and amenities in the surrounding areas.
The IL zone consists of 67 parcels totaling 108 acres with an average lot size of 1.6 acres.
There are over 17 acres of vacant land on ten parcels that are vacant or under -developed within
the IL zone and suitable for development, which could accommodate more than the 281 beds
potentially needed for emergency shelters (Table 2-12) as estimated in 2010 by the Regional
Task Force on Homelessness.
8. Article 34 of the California Constitution
Article 34 was enacted in 1950 and it requires that low -rent housing projects developed,
constructed, or acquired in any manner by any State or public agency, including cities, receive
voter approval through the referendum process.
The California Health and Safety Code further clarifies the scope and applicability of Article 34
to exclude housing projects that fall in the following categories:
• Have deed -restriction placed on less than 49 percent of the units;
NATIONAL CITY 3-25 HOUSING ELEMENT
CONSTRAINTS
• Are housing projects that are rehabilitated/reconstructed and are currently deed -restricted;
or
• Are occupied by low-income persons.
Article 34 constitutes an obstacle for local governments to be directly involved in production of
long-term affordable housing.
The City does not have general Article 34 authority. However, the City has obtained authority
for specific projects in the past and would seek voter approval in the future as necessary. The
City does not consider Article 34 of the California Constitution to be a significant constraint on
affordable housing development.
9. California Environmental Quality Act Regulations
The California Environmental Quality Act (CEQA) compliance process determines the
timeframes for approval of many discretionary projects. Most projects are considered exempt
with a few handled through the Negative Declaration process, which is processed concurrently
with other discretionary approval processes. However, if an Environmental Impact Report is
required a minimum of six months is added to the approval process.
Costs resulting from fees charged by local government and private consultants needed to
complete the environmental analysis, and from delays caused by the mandated public review
periods, are also added to the cost of housing. However, the presence of these regulations
helps preserve the environment and ensure environmental safety to National City residents. As
mentioned earlier, most projects are considered exempt from environmental review due to the
existing urbanized setting of the City.
C. Infrastructure Constraints
Another factor adding to the cost of new construction is the cost of providing adequate
infrastructure: major and local streets; curbs, gutters, and sidewalks; water and sewer lines; and
street lighting, all of which are required to be built or installed in new development. In most
cases, these improvements are dedicated to the City, which is responsible for their
maintenance. The cost of providing these facilities is borne by developers and is added to the
cost of new housing units, which is eventually passed on to the homebuyer or property owner.
Because National City is a largely built -out community, an extensive infrastructure is already in
place. However, there are many older parts of the City where public improvements are
outdated, substandard, or not fully installed. The costs associated with infrastructure
improvements will vary depending on the area in which the development proposal is located.
Costs associated with upgrading infrastructure to serve a specific redevelopment project are
typically paid for by developers.
NATIONAL CITY 3-26 HOUSING ELEMENT
CONSTRAINTS
D. Environmental Constraints
Environmental concerns can constrain housing by limiting developable land availability and
increased costs associated with environmental impact mitigation. Since, National City is an
urbanized city and largely built -out, habitat constraints are minimal. However, the flood hazards
and mitigation of general environmental concerns can constrain residential development in the
community.
Some portions of the City are subject to potentially damaging major floods during periods of
unusually heavy rain, as well as localized flooding during high tides. Low lying areas of the City
and along the courses of the Paradise Creek, La Paleta Creek, Sweetwater River, and Levitt
Marsh could be affected by a significant flood. There is no or very limited housing in these
areas, so flooding is not a significant concern. The Sweetwater Marsh National Wildlife Refuge,
part of the San Diego National Wildlife Refuge Complex is located in both National City and
Chula Vista on San Diego Bay and contains a total of 316 acres. This Marsh is a flood control
channel that contains no housing.
New construction in these areas is subject to the standards established in the Floodway (-FW),
Floodway Fringe (-FF-1), and Floodway Fringe Shallow Flooding (-FF-2) combining zones
contained in the Land Use Code. Many improvements have been made in these areas to
reduce flood hazards, including the Sweetwater River Flood Control Channel and flood control
improvements along much of Paradise Creek. Although, these improvements have not
eliminated all flooding hazards in these areas, they have lessened the potential for flooding
hazards in the aforementioned zones.
Potential residential development sites, discussed in Chapter 4 Housing Resources, were
assessed for environmental constraints. Most sites are located on vacant infill or under-
developed lots along existing streets in developed areas of the City; consequently, most sites
are not constrained by environmental factors such as open space, habitat, topography, soils,
seismology, and geology. Several sites are located within the flood zones described above;
however, flood control, development, and infrastructure improvements on these sites have
eliminated potential flooding hazards for future development.
NATIONAL CITY 3-27 HOUSING ELEMENT
Chapter 4
Resources
This chapter summarizes the resources available for the development, rehabilitation, and
preservation of housing in National City. The analysis includes an evaluation of vacant lands,
under -developed sites, and approved and proposed residential projects identified to
accommodate National City's regional housing needs goals for the planning period, April 30,
2013 to April 30, 2021. Financial resources available to support housing activities and the
administrative resources available to assist in implementing the City's housing programs are
also analyzed in this chapter.
A. Available Sites for Housing
State law requires that individual communities play an active role in ensuring that enough
housing is available to meet expected population growth in San Diego County. The San Diego
Association of Governments (SANDAG) is authorized to set forth specific goals for the amount
of new housing that should be produced in each member jurisdiction over a specified time
period. For the current housing element cycle, SANDAG has projected housing needs for an
11-year period from 2010 through 2020. This chapter discusses how National City will facilitate
and encourage the provision of housing to meet housing goals for all economic segments during
the planning period, April 30, 2013 to April 30, 2021.
1. Future Housing Need
SANDAG developed a Regional Housing Needs Assessment (RHNA) based on the California
Department of Housing and Community Development (HCD) determination of the region's "fair
share" of statewide forecasted growth from January 1, 2010 through December 31, 2020.
Overall, the San Diego region needs to plan for an additional 161,980 units. National City's
share of housing is allocated by SANDAG based on the number of affordable housing units
each jurisdiction can accommodate given the financial resources and regulatory measures
applicable during the housing element cycle.
SANDAG allocated National City a future housing need of 1,863 units in four household income
categories (Table 4-1): 465 very low income, 353 low income, 327 moderate income, and 718
above -moderate income units. In January 2007, a new law (AB 2634) took effect that requires
housing elements to include an analysis of extremely low income needs and addresses those
needs in proposed programs. According to Government Code Section 65583(a)(1), National
City may presume that 50 percent (233 units) of the very low income households qualify as
extremely low income households.
NATIONAL CITY 4-1 HOUSING ELEMENT
RESOURCES
2. Credits towards the RHNA
The RHNA projection period covers eleven years from January 1, 2010 to December 31, 2020;
consequently, new housing units built or issued certificates of occupancy since January 1, 2010
may be counted towards meeting the RHNA allocation. Table 4-1 incorporates data from the
National City Building Division and the California Department of Finance indicating the number
of housing units constructed since January 1, 2010. A total of 49 housing units were
constructed during this period, of which 29 units were deed -restricted for low- or very -low
income households.
Table 4-1
RHNAAllocation & Construction Credits
Household Income
(%AMI)
RHNA
Allocation
Constructed
Since 2010
Remaining
Need
Extremely Low (0-30%)
233
0
323
Very Low (>30-50%)
232
6
224
Low (>50-80%)
353
23
330
Moderate (>80-120%)
327
0
327
Above Moderate (>120%)
718
20
698
Total
1,863
49
1,814
AMI = Area Median Income for San Diego County
3. Residential Sites Inventory
The City of National City is considered a "metropolitan jurisdiction" pursuant to Government
Code Section 65583.2(c)(3)(B), which establishes a standard minimum density for residential
sites to be considered suitable for lower income housing development. The minimum density of
sites in metropolitan jurisdictions is 30 units per acre in order to be considered appropriate to
accommodate housing for lower income households. The City has several specific plans and
zones that allow for densities of at least 30 units per acre and up to 75 units per acre in addition
to available density bonuses.
Most of the potential housing production for the housing element planning period is based on
the development of vacant land and under -developed sites within the City (Appendix A). The
potential number of dwelling units for each site is determined by applying land use and zoning
regulations, development standards, constraints, and other factors that affect development
potential. The vacant lands and under -developed sites that are suitable for residential
development during the planning period are included in a residential sites inventory (Appendix
B). The calculated production potential of the inventoried sites is 4,359 net dwelling units.
NATIONAL CITY 4-2 HOUSING ELEMENT
RESOURCES
Approximately 4,100 units could be produced on sites that allow a density of 30 units or more
per acre. Approximately 70 percent of the sites (land area) are zoned to allow 30 units or more
per acre.
The residential sites inventory is an important component of the Housing Element. This
inventory was compiled from an analysis of the City's vacant and underutilized land zoned for
residential or mixed -use development throughout the City where sites could most likely
accommodate the development of residential units during the planning period.
The methodology applied to the analysis and evaluation of potentially suitable sites for
residential development is consistent with HCD Guidelines. Furthermore, the methodology is
consistent with that used to develop the reasonably foreseeable projected buildout in the City's
2011 comprehensive update of the General Plan and Land Use (zoning) Code. Most of the
suitable sites are assumed to develop at 75 percent of the maximum allowed density or intensity
based on SANDAG projections, market trend, development patterns, product types, physical
constraints, and other relevant factors. Sites within mixed -use zones were assumed to develop
at 60 percent residential, 25 percent mixed -use, and 15 percent non-residential.
Higher density residential and mixed -use development zones provide the greatest potential for
the production of affordable housing because economies of scale can be realized to reduce the
costs of construction. The City's recent comprehensive General Plan and Land Use (zoning)
Code update resulted in a substantial increase in the allowable densities of higher density land
use and zoning designations as well as introducing high density mixed -use designations and
zones that replaced almost all of the commercial zones along major corridors and around
activity nodes. These changes to the General Plan, the Land Use Code, and the Official Zoning
Map significantly increased the potential residential capacity over the previous plans.
Downtown Specific Plan
High density residential is allowed in most of the development zones of the Downtown Specific
Plan as summarized in Table 4-2. Of the 19 development zones, 14 zones allow 75 dwelling
units per acre, and three zones allow 30 dwelling units per acre. The allowed densities in the
Downtown Specific Plan would be considered suitable for lower -income housing development.
Based on the net acres in each development zone, the maximum number of dwelling units
possible is 4,569 on approximately 66 acres. The residential sites inventory includes those sites
in the Downtown Specific Plan that are likely to be developed or redeveloped during the housing
element cycle. Most of the sites were assumed to develop at 75 percent of the maximum
allowed density, and sites within mixed -use zones were assumed to develop at 60 percent
residential, 25 percent mixed -use, and 15 percent non-residential.
NATIONAL CITY 4-3 HOUSING ELEMENT
RESOURCES
Table 4-2
Downtown Specific Plan
Development Zones & Residential Capacity
Zone
FAR
(Min)
FAR
(Max)
Density
(Max)
Acres
(Net)
Units
(Max)
1A
3:1
6:1
75 du/ac
6.84
513
1 B
3:1
6:1
75 du/ac
7.11
533
2
2:1
4:1
75 du/ac
5.56
417
3
2:1
4:1
75 du/ac
6.78
509
4
3:1
6:1
75 du/ac
2.68
200
5A
N/A
3:1
30 du/ac
2.94
88
5B
2:1
4:1
75 du/ac
4.14
310
6
3:1
6:1
75 du/ac
2.87
215
7
3:1
6:1
75 du/ac
7.47
560
8
N/A
3:1
30 du/ac
1.90
57
9
2.5:1
5:1
75 du/ac
4.44
332
10
N/A
3:1
30 du/ac
4.04
121
11
2:1
4:1
75 du/ac
1.78
133
12A
2.5:1
5:1
75 du/ac
2.02
151
12B
2:1
4:1
75 du/ac
1.95
146
13
2:1
4:1
75 du/ac
1.58
118
14
2:1
4:1
75 du/ac
2.21
166
15
N/A
N/A
N/A
N/A
N/A
16
N/A
N/A
N/A
N/A
N/A
Total
66.33
4,569
NATIONAL CITY
4-4
HOUSING ELEMENT
RESOURCES
Since the approval of the Downtown Specific Plan in February 2005, there have been a number
of residential development projects proposed and approved by the City. Table 4-3 lists the
projects that have been entitled and/or proposed since February 2005. Three of the projects
have been built, one is under construction, and one entitlement is being modified. The
remaining projects have expired entitlements or are no longer proposed.
Table 4-3
Downtown Specific Plan
Projects Proposed Since 2005
Location
Project
Acres
Units
Units/
Acre
Status
8th St between D Ave and E
Ave
Harbor View
0.6
69
115
Completed
AAve between 11th St and
12th St
Centro
1.2
61
51
Completed
National City Blvd between
8th St and 9th St
Bay View (condo
conversion)
0.7
170
258
Completed
National City Blvd between
11 th St and 12`" St
Revolution R2
0.8
157
196
Site
preparation
National City Blvd between
15th St and 16th St
Park Lofts
1.4
201
144
Permit
modification
National City Blvd between
7th Stand 8th St
Holiday Inn II
0.9
171
198
Expired
National City Blvd between
7th St and 8th St
Bay View Tower I I
0.7
88
126
Expired
National City Blvd between
2nd St and VI St
Marinus
0.7
118
164
Expired
National City Blvd between
Plaza Blvd and 11th St
Park Village
1.4
227
158
Expired
National City Blvd between
11th St and 12th St
The Cove
1.4
219
153
Expired
National City Blvd between
15th St and 16'" St
NC Gateway
1.4
264
184
Expired
National City Blvd between
Civic Center and 14th St
Boulevard Lofts
1.4
264
184
Expired
National City Blvd between
14th St and 15th St
Azul
1.4
271
189
Expired
National City Blvd between
19th St and 11th St
National City Plaza
1.7
175
102
Expired
National City Blvd between
2ndSt and 4 St
Nautica
1.4
366
256
Expired
Total
17.1
2,821
165
NATIONAL CITY
4-5
HOUSING ELEMENT
RESOURCES
As illustrated in Table 4-3, 2,821 residential units have been proposed and/or entitled on
approximately 17 acres since the Downtown Specific Plan was adopted. Although most of the
projects are no longer proposed, they give an indication of the residential development potential
of under -developed sites within the specific plan area. The projects averaged 165 dwelling units
per acre.
NATIONAL CITY 4-6 HOUSING ELEMENT
RESOURCES
4. Housing Projects
A number of housing projects (Table 4-4) may be counted towards the City's RHNA allocation.
These are projects completed since January 1, 2010. In addition, several projects are under
construction, entitled, or in planning. These projects provide a variety of housing types for
households of all economic levels from low income to above moderate income.
Table 4-4
Housing Projects
Project / Location
Funding
Status
Income
Target
Number
of Units
Type of
Unit
Owner/
Renter
Casa Quinta
304 E. 5th St
HOME/
Private Finance
Completed 3/2012
Low to very low
10
Apartments
Renter
1820 G Ave
HOME/LMIHF
Completed 2/2012
Low to very low
8
Condominiums
Owner
1441 Harding Ave
HOME/LMIHF
Completed 12/2010
Low to very low
3
Single Family
Detached
Owner
Casa D & E
1011 D Ave / 1001 E Ave
HOME/Bonds/
Private Finance
Completed 12/2010
Low to very low
18
Apartments
Renter
138 Norton Ave
HOME/
Private Finance
Under construction
Low to very low
8
Apartments
Renter
Generations II
Paradise Village
Private
Entitled
Market rate
128
Senior
Apartment
Renter
Westside Infill TOD
Hoover Ave / 22nd St
Bonds/LMIHF/Tax
Credits/HOME/Grants
Entitled
Low to very low
201
Apartment
Renter
Senior Village
1221 D St
Tax Credits/HOME/
Land Subsidy
RFP Fall 2013
Low to very low
161
Senior
Apartments
Renter
Purple Cow Site
Highland Ave / Bucky Ln
Section 8 Reserves
RFP Fall 2013
Moderate
70
Apartments
Renter
405 West 18th St
LMIHF
RFP Fall 2013
Low
3
Single Family
Detached
Owner
A Avenue Housing
1028 A Ave
TBD/Land Subsidy
RFP Fall 2013
Low
1
Single Family
Detached
Owner
Riverview
Sweetwater Crossings
Private
Planning
Market rate
505
Condominium
Owner
Total
955
Above Moderate
633
Moderate
70
Low to Very Low
252
Very Low
NATIONAL CITY
4-7
HOUSING ELEMENT
RESOURCES
5. Adequacy of Sites to Meet Regional Fair Share Allocation
Table 4-6 illustrates how the City can accommodate its RHNA allocation for all income
categories through units constructed since 2010, suitable vacant and under -developed
residential and mixed -use sites, and proposed housing projects.
Table 4-6
RHNA Allocation and Remaining Need
Household Income
(% AMI)
RHNA
Allocation
Constructed
Since 2010
Sites
Inventory
Projects
Remaining
Need
Extremely Low (0-30%)
233
0
4,100
0
0
Very Low (>30-50%)
232
6
0
0
Low (>50-80%)
353
23
8
0
Moderate (>80-120%)
327
0
259
0
0
Above Moderate (>120%)
718
20
0
0
Total
1,863
49
4,359
8
0
6. Suitability of Sites and Availability of Infrastructure
Public infrastructure improvements required of new developments, impact fees, and planned
City improvements of facilities help ensure that services and facilities are available to both
current and future residents. Parks, schools, emergency services facilities, and other public
facilities are also extended in this manner.
The City completed an Environmental Impact Report for the reasonably foreseeable buildout
scenario of the 2011 General Plan Update. The infrastructure analysis applied a realistic
development scenario to the planning area for all relevant utility and service systems that would
be needed to support the anticipated intensity and density of development. The analysis found
that all infrastructure systems would be able to accommodate the level of projected growth and
development through the normal capital improvement process and/or development -required
mitigation measures.
The infrastructure study included the analysis of sewer and water systems to accommodate
growth and development to the year 2030. The potential residential development sites,
discussed in Chapter 4 Housing Resources, were accounted for in the overall land use model
for development in the buildout scenario. Consequently, the City would have adequate sewer
and water capacity to accommodate the potential development of the residential sites identified
in the inventory. Pursuant to Senate Bill 1087 (SB 1087), the City is required to provide a copy
of the adopted Housing Element to water and sewer providers immediately after adoption.
Water and sewer providers are required to grant priority for service allocations to proposed
developments that include housing units affordable to lower -income households.
NATIONAL CITY 4-8 HOUSING ELEMENT
RESOURCES
B. Financial Resources
The City of National City has access to several Federal, State, and local resources to achieve its
housing and community development goals. Specific funding sources will be utilized based on
the eligibility and requirements of each project or program.
The City leverages, to the maximum extent feasible, the use of community planning and
development funds such as Community Development Block Grant (CDBG) and HOME
Investment Partnerships Program (HOME) funds with State and local funds in meeting its
housing and community development objectives..
1. Section 8 Tenant -Based Rental Assistance
The Housing Voucher Program is funded by HUD and administered by the Section 8 Rental
Assistance Division. According to San Diego County, 1,127 National City households received
Section 8 assistance in December 2012. These include 141 project -based vouchers. Among
Section 8 voucher recipients, 81 percent were white, 6 percent were African -American, 12
percent were Asian or Pacific Islander, and one percent were Native American. In terms of
ethnicity, 76 percent were Hispanic and 24 percent were non -Hispanic. The elderly comprised
50 percent of participants, and persons with disabilities comprised 18 percent.
There are 4,306 households currently on the waiting list for Section 8 in National City. Of these
households, 85 percent are extremely low income, 14 percent are very low income, and one
percent are low income. Seventy-two percent of those on the waiting list are white, 10 percent
are African -American, 17 percent are Asian or Pacific Islander, and one person are Native
American. Hispanic families comprise 66 percent of the households on the waiting list. Of the
households on the waiting list, 56 percent are families with children, 27 percent were elderly
households, and 17 percent were households with disabilities.
2. Low- and Moderate -Income Housing Funds
Legislation (AB 26) adopted in 2011, resulted in the dissolution of redevelopment agencies in
2012. The Community Development Commission was the City's redevelopment agency, which
has since been succeeded by the Successor Agency to the Community Development
Commission as the National City Redevelopment Agency. The Successor Agency is tasked with
winding down the business and remaining obligations of the Commission. Funds remaining in
the Low- and Moderate -Income Housing Fund (LMIHF) are now administered by the Successor
Agency. These funds are to be used to increase, maintain, and preserve affordable housing for
low- and moderate -income households.
NATIONAL CITY 4-9 HOUSING ELEMENT
RESOURCES
C. Administrative Resources
A variety of public and private sector organizations have been involved in housing and
community development activities in National City. These agencies are involved in the
improvement of the housing stock, expansion of affordable housing opportunities, preservation
of existing affordable housing, and/or provision of housing assistance to households in need.
The primary agency that administers housing programs is the Housing Authority of the City of
National City. The following are the agencies funded by grants administered by the City:
• MAAC (Maximizing Access to Advance our Communities) is a local non-profit
organization that provides a variety of social service programs to working class families.
• Christmas in July co-sponsors the CDBG-funded trash clean-up days. This organization
recruits volunteers and organizes events. EDCO, a local trash company, donates trash
bins.
• The Housing Authority operates all of the City's housing and economic development
programs. The City's Housing and Grants Division administers CDBG and HOME
programs.
D. Opportunities for Energy Conservation
1 General Design Standards
There are many opportunities for conserving energy in new and existing homes. New buildings,
by design, can easily incorporate energy efficient techniques into the construction. According to
the Department of Energy, the concept of energy efficiency in buildings is the building envelope,
which is everything that separates the interior of the building from the outdoor environment: the
doors, windows, walls, foundation, roof, and insulation. All the components of the building
envelope need to work together to keep a building warm in the winter and cool in the summer.
Constructing new homes with energy -conserving features, in addition to retrofitting existing
structures, will result in a reduction in monthly utility costs. There are many ways to determine
how energy efficiency improvements can be made. Examples of energy conservation
opportunities include installation of insulation and/or storm windows and doors, use of natural
gas instead of electricity, installation, or retrofitting of more efficient appliances and mechanical
or solar energy systems, and building design and orientation which incorporates energy
conservation considerations.
Various modern building design methods are used to reduce residential energy consumption
and are based on established techniques. These methods can be categorized in three ways:
a. Building design that keeps natural heat in during the winter and keeps natural heat out
during the summer. Such design reduces air conditioning and heating demands.
Proven building techniques in this category include:
NATIONAL CITY 4-10 HOUSING ELEMENT
RESOURCES
• location of windows and openings in relation to the path of the sun to minimize
solar gain in the summer and maximize solar gain in the winter;
• use of "thermal mass," earthen materials such as stone, brick, concrete, and tiles
that absorb heat during the day and release heat at night;
• use of window coverings, insulation, and other materials to reduce heat
exchange between the interior of a home and the exterior;
• location of openings and the use of ventilating devices that take advantage of
natural air flow (particularly cool evening breezes);
• use of eaves and overhangs that block direct solar gain through window
openings during the summer but allow solar gain during the winter; and
• zone heating and cooling systems, which reduce heating and cooling in the
unused areas of a home.
b. Building orientation that uses natural forces to maintain a comfortable interior
temperature. Examples include:
• north -south orientation of the long axis of a dwelling;
• minimizing the southern and western exposure of exterior surfaces; and
• location of dwellings to take advantage of natural air circulation and evening
breezes.
c. Use of landscaping features to moderate interior temperatures. Such techniques
include:
• use of deciduous shade trees and other plants to protect the home;
• use of natural or artificial flowing water; and
• use of trees and hedges as windbreaks.
In addition to natural techniques, a number of modern methods of energy conservation have
been developed or advanced during the present century. These include:
• use of solar energy to heat water;
• use of radiant barriers on roofs to keep attics cool;
• use of solar panels and other devices to generate electricity;
• high efficiency coating on windows to repel summer heat and trap winter warmth;
• weather-stripping and other insulation to reduce heat gain and loss;
• use of natural gas for dryers, stovetops and ranges;
• use of energy efficient home appliances; and
• use of low -flow showerheads and faucet aerators to reduce hot water use.
Natural space heating can be substantially increased through the proper location of windows
and thermal mass. Use of solar panels can generate 1,000 watts of electricity on a sunny day.
This can constitute more than enough power for daily residential operations.
2. California Building Code Standards for Energy Efficiency
The California Energy Code (CEC) (a.k.a. California Code of Regulations, Title 24, Part 6) is
part of the California Building Code (Title 24). It applies to all occupancies that applied for a
building permit on or after October 1, 2010, and remains in effect until the next edition is
complete and adopted. The CEC covers the following topics:
NATIONAL CITY 4-11 HOUSING ELEMENT
RESOURCES
• Requirements for the manufacturing, construction, and installation of systems,
equipment, and building components.
• Mandatory requirements for space -conditioning and service water -heating
systems and equipment.
• Mandatory requirements for lighting systems and equipment for nonresidential,
high-rise residential, and hotel/motel occupancies.
• Performance for prescriptive compliance approaches in non-residential,
residential high-rise, and hotel/motel occupancies
• Additions, alterations, and repairs in non-residential, residential high-rise, and
hotel/motel occupancies
• Mandatory features and devices in low-rise residential buildings
• Performance and prescriptive compliance approaches for residential buildings
• Additions and alterations in existing low-rise residential buildings
3. Local Policies that Promote Energy Efficiency
National City Municipal Code
The following policy is the only energy efficiency -related policy in the Municipal Code other than
those found in the Building Codes and Land Use Code.
15.34.010 Purpose. It is the purpose of this chapter to provide alternative
building regulations for the rehabilitation, preservation, restoration (including
related reconstruction) or relocation of buildings or structures designated as
historic buildings. Such alternative building regulations are intended to facilitate
the restoration or change of occupancy so as to preserve their original or
restored architectural elements and features, to encourage energy conservation
and cost-effective approach to preservation, and to provide for the safety of the
building occupants. (Ord. 1915 § 2 (part), 1987)
National City General Plan
The Conservation and Sustainability Element of the General Plan contains policies related to
energy conservation in residential development.
• Policy CS-7.1: Promote the use of green building practices in new and existing
development to maximize energy efficiency and conservation.
• Policy CS-7.2: Encourage the use of building placement, design and construction
techniques that minimize energy consumption.
• Policy CS-7.3: Consistent with the California Public Utilities Commission's California
Long Term Energy Efficiency Strategic Plan, strive to achieve zero net energy use for
new residential development by 2020 and zero net energy use for new commercial
development by 2030.
NATIONAL CITY 4-12 HOUSING ELEMENT
RESOURCES
• Policy CS-7.5: Promote availability of a variety of tools and services for implementing
energy conservation and renewable energy generation, including financing districts,
energy auditing, and energy efficiency retrofit services to all residents and business
owners.
• Policy CS-7.6: Promote the use of cool roofs, green roofs, south -facing roofs, solar
panels, solar hot-water heaters, and other green energy sources in conjunction with new
development and retrofits to existing structures.
National City Land Use Code
The Land Use Code allows renewable energy infrastructure in all residential and mixed -use
zones. Renewable energy infrastructure is equipment used to generate electricity or heat from
renewable or low -carbon sources. Renewable energy infrastructure includes, but may not be
limited to, solar power, wind power, electric vehicle charging stations, and similar facilities and
devices.
• Section 18.30.210 Small Wind Energy Systems: The intent of the section is to allow for
the limited use of wind turbines or windmills throughout the city for the purpose of small
scale generation of electricity to serve the needs of a home, institutional or open space
land use, or business.
• Section 18.30.300 Solar Energy Systems: Solar collectors are permitted outright as an
accessory use to any principal use subject to the following standards.
National City Climate Action Plan
The City has adopted a Climate Action Plan (CAP) to address climate change at a local level.
The CAP addresses the major sources of greenhouse gas emissions in the City and sets forth a
detailed and long-term strategy. Implementation measures address the reduction of energy
consumption through conservation, use of energy -efficient technologies and use of renewable
energy sources.
National City Energy Roadmap
The City partnered with SANDAG to develop an energy management plan, or "Energy
Roadmap," which provides a framework for the City to identify ways to save energy in
government operations and in the community, resulting in cost savings and benefits to the
environment. The plan includes wide-ranging, cost-effective opportunities to save electricity,
natural gas, and fuel within City operations as well as through community -targeted policies.
South Bay Energy Action Collaborative
The City has partnered with other south bay cities to form the South Bay Energy Action
Collaborative (SoBEAC) to leverage the subregion's unique resources and relationships to
promote energy efficiency in South Bay communities. It is a joint effort between the Cities of
Chula Vista, National City, Imperial Beach, and Coronado, with funding support through the City
NATIONAL CITY 4-13 HOUSING ELEMENT
RESOURCES
of Chula Vista and SANDAG's Local Government Partnerships with San Diego Gas & Electric
and the California Public Utilities Commission. The program enables the City to implement
some of the energy efficiency opportunities outlined in the CAP, the Energy Roadmap, and other
local initiatives.
4. State Energy Conservation Programs
Low Income Home Energy Assistance Program
The California Department of Community Services and Development is partnered with a
network of local community service agencies that assist low-income households to administer
two energy conservation programs for low income households. These are the Low Income
Home Energy Assistance Program (LIHEAP) and the Weatherization Assistance Program
(WAP). LIHEAP provides financial assistance to low-income households to offset the costs of
heating and/or cooling their residences. WAP provides free installation and weatherization
measures that increase the energy efficiency of residences occupied by low-income persons.
California Solar Initiative
The California Public Utilities Commission provides incentives to businesses, nonprofit
organizations, public agencies, and homeowners to help lower their energy costs, reduce their
reliance on fossil fuel -fed power plants, and create a sustainable energy future through the use
of solar technology. This program funds both solar photovoltaic (PV), as well as solar thermal
generating technologies.
• California Solar Initiative (CSI) — Solar Photovoltaic
The CSI-PV program administered by the California Center for Sustainable Energy offers
incentives to San Diego Gas & Electric customers for installing solar photovoltaic
systems on residential buildings. The program is designed to cover approximately 13
percent of the cost for a residential solar energy system.
• California Solar Initiative (CSI) - Thermal -Solar Water Heating
The CSI-Thermal program administered by the California Center for Sustainable Energy
offers cash rebates to San Diego Gas and Electric customers for installing solar water
heating systems on single- and multi -family homes.
• Multifamily Affordable Solar Homes (MASH)
The MASH program provides incentives to offset the project costs of installing
photovoltaic systems on multifamily affordable housing buildings. The program is
administered by the California Center for Sustainable Energy.
• Single-family Affordable Solar Homes (SASH)
The SASH program provides low income families with free or low-cost solar photovoltaic
systems, which significantly reduces household energy expenses and allows families to
direct those savings toward other basic needs. The program is administered by GRID
Alternatives, which is the primary system installer. GRID Alternatives also provides
education and access to energy efficiency programs to help reduce household energy
consumption and expenses.
NATIONAL CITY 4-14 HOUSING ELEMENT
RESOURCES
5. SDGE Residential Energy Conservation Programs
• California Advanced Homes Program
The California Advanced Homes Program highlights best practices in energy efficiency,
green building and sustainability, and offers financial incentives and to help builders and
architects create environmentally friendly, energy -efficient communities for potential new
home buyers. In addition, homebuilders can qualify for a 10% ENERGY STAR New
Homes Program Bonus for ENERGY STAR Homes that meet all EPA requirements.
• Residential Energy Standards Training
SDGE offers seminars on technologies that result in greater energy efficiency and can
reduce the cost of complying with State energy standards. The training program is
marketed to architects, designers, builders, energy consultants, engineers, HVAC
contractors, building department inspectors, and plan checkers.
• Lighting Turn -In Program
SDGE's Lighting Turn -In Program replaces resident's incandescent bulbs with more
energy -efficient compact fluorescent bulbs (CFLs) for free. Residents can access the
program via community events that are held throughout SDGE's service area and
coordinated through an extensive network of community organizations and government
agencies.
• Energy Efficiency Rebates
SDGE offers rebates for single-family and multi -family dwelling unit residents for certain
improvements in their units that lead to greater energy efficiency. These improvements
include the purchase and installation of energy efficient appliances and the replacement
of old light bulbs with Energy Star energy efficient light bulbs.
• Sustainable Communities Program
This program promotes green building design practices in SDGE's service area and
provides incentives for qualified projects that greatly exceed the California Energy
Efficiency Standards and obtain LEED® certification.
• Energy Savings Assistance Program
This program provides special assistance to low-income families to help lower their
monthly utility costs, regardless of whether the family rents or owns. The program may
provide free energy efficient lighting, door and window repair, insulation and weather-
stripping, and replacement microwaves, water heaters, refrigerators, and high -efficiency
washers. Eligibility is determined based on income and household size.
• Energy Upgrade California
This program promotes whole house energy efficiency upgrades and retrofits to reduce
home energy use and provide a more stable and comfortable home climate. This
program offers homeowners incentives for upgrades and also offers energy efficiency
training to contractors on using the latest technologies to help the homeowner save
energy and get the most efficient upgrades.
NATIONAL CITY 4-15 HOUSING ELEMENT
Chapter 5
Program Accomplishments
In accordance with Government Code Section 65588(a), the Housing Element must be
reviewed as frequently as appropriate to evaluate: 1) The appropriateness of the housing goals,
objectives, and policies in contributing to the attainment of the State housing goal; 2) the
effectiveness of the Housing Element in attainment of the community's housing goals and
objectives; and 3) the progress of the City in implementation of the Housing Element.
This chapter documents the City's achievements under the actions and objectives of the 2005-
2010 Housing Element. Based on the evaluation of program accomplishments, this chapter
contains recommendations for program retention, revision, deletion, or addition to address
current and projected needs and State requirements for the 2013-2020 planning period.
Table 5-1 summarizes the quantified objectives and accomplishments under the previous
Housing Element programs. This chapter lists the previous Housing Element programs and
provides a detailed description of the accomplishments to date.
Table 5-1
Summary of Quantified Objectives
Objectives
2005-2009
Accomplishments
Since 2005
Units Constructed / Acquired
Extremely Low Income
9
74
Very Low Income
9
Low Income
39
57
Moderate Income
60
170
Above Moderate Income
500
547
Units Repaired / Painted / Rehabilitated
Owner Home Improvement
125
255
Acquisition & Rehabilitation
100
36
Rental Rehabilitation
50
36
Owner Rehabilitation
610
255
Christmas in July
75
54
Lead Hazard Control
600
126
Healthy Homes Demonstration Program
165
198
Units Inspected / Code Enforcement
Land Use/Comm. Conservation
13,000
7,491
Bldg. & Safety/Uninhabitable Bldg.
500
Housing Code
2,500
Housing Inspections
4,000
Healthy Homes Demonstration Program
480
198
Weatherization
35
300
Housing Units to be Conserved
614
614
Rental Assistance (Section 8)
1,180
2,034
NATIONAL CITY
5-1
HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
The following is a summary of the progress of the 2005-2010 Housing Element programs, a
brief description of each of the programs, an identification of the objectives and ongoing
implementation of these programs, and the funding source.
1. Rental Unit Rehabilitation Program
Program Description: The CDC offers favorable rehabilitation loans (usually at six percent
interest for a 15-year term) for owners of rental housing with up to four units to make necessary
improvements in return for a deed restriction to maintain as affordable housing units. Owners
are required to provide 15 to 55 year affordability depending on the funding source and loan
granted. Rehabilitation loans are limited to rental properties occupied by households earning 80
percent or less of the San Diego County median family income and focus on health and safety
and energy efficiency repairs and improvements.
Five -Year Objectives: Provide assistance to rehabilitate 50 rental units over the five-year period
Responsible Agency: Community Development Commission
Funding Source: HOME/20 percent set aside
Evaluation: 36 rental units have been rehabilitated since 2009. More than 570 additional units
are expected to be rehabilitated from 2013 through 2017. Future funding is expected from tax
credits, bonds, and land subsidies.
2. Ownership Housing Rehabilitation
Housing Rehabilitation
Program Description: The Housing Rehabilitation Program provides loans and rebates to
income -qualified households to correct health and safety code violations, increase energy
efficiency, and make other essential repairs. Typical repairs include: roof repair or replacement,
electrical work, plumbing or structural repairs, room additions to lessen overcrowding, window
repair or replacement, weatherization improvements, handicapped access improvements, and
floor covering repair or replacement. The City is currently working on guidelines. The Program
is available to households earning 80 percent or less of the San Diego County median family
income and has the following components: Zero Percent Interest Deferred Payment Loans for
Basic Home Repairs: Principal -only loans secured by deeds of trust with no interest charged
and no payments for at least five years. Specific loan amounts and payment plans are currently
being drafted. One program will provide funding support to a community service organization
to paint the homes of qualified lower income senior and/or disabled homeowners. The City
must determine eligibility of homeowners for the program based on income and the condition of
the home. The other program is the "Free Paint Program," which assists low and moderate
income households by providing paint at no cost to improve the appearance and condition of
their units.
NATIONAL CITY 5-2 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Five -Year Objectives:
Non -Repayable Lead Based Paint Grants: inspect 600 homes
Paint Programs (all): 200 homes
Responsible Agency: Community Development Commission and Building and Safety
Department
Funding Source: CDBG
Evaluation: This program was revised and reinstituted in 2010. Two units were completed by
December 2012, one unit began construction in December of 2012 and three additional units
entered the bid stage in December 2012. There are several more potential projects on the
current waiting list. Current funding source is the HOME Program, but availability of those funds
is projected to be greatly reduced into the future. No stand-alone paint programs were instituted
or expect to be instituted into the future. CDBG funding, which was projected to be the funding
source for the paint programs, was programmed for city-wide capital needs and direct service
programs. CDBG funds are expected to be reduced into the future.
3. Code Enforcement
Program Description: The National City Building and Safety Department will continue to employ
housing inspectors to implement the following codes: Land Use and Zoning, Community
Appearance and Conservation, Building and Safety, and Housing. The objectives of the Code
Enforcement Program are to: Diminish the proliferation of blight, stabilize property values
through property maintenance and upkeep, enhance the community image as a safe and
desirable place to reside, and eliminate lead hazards especially in residential dwelling units.
Five -Year Objectives: The City will abate approximately 1,300 cases during this planning cycle
Responsible Agency: Building & Safety Department
Funding Sources: General Fund
Evaluation: This program has abated over 250 housing -related code violations annually since
2005.
4. Housing Inspection Program
Program Description: National City's housing inspectors shall identify all rental units and inspect
the units for compliance of code regulations. The inspectors shall inspect houses that are being
maintained every five years, houses that have had a few violations every three years, and those
houses that are poorly maintained every year.
Five -Year Objectives: Inspect approximately 4,000 units, achieving closure in 90 percent of
cases
NATIONAL CITY 5-3 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Responsible Agency: Building and Safety Department
Funding Sources: CDBG
Evaluation: This program has inspected over 500 housing units annually since 2005.
5. "Christmas in July" Community Volunteer Program
Program Description: CDC is an annual sponsor of the non-profit volunteer program "Christmas
in July" to assist lower income households.
Five -Year Objectives: Support rehabilitation/repair of 75 houses or 15 houses annually
Responsible Agency: Christmas in April (i.e., Christmas in July), National City Community
Development Commission, and National City Chamber of Commerce
Funding Sources: HOME funds and private donations
Evaluation: 54 units have been assisted since 2005. This program has been dormant since
2010 and it is not expected to receive funding into the future.
6. Apartment Management
Program Description: The City promotes management -tenant relations by encouraging the
hiring of qualified resident managers in all apartment complexes. The Property Conservation
and Community Appearance Code require on -site management of complexes of nine or more
units.
Five -Year Objectives: Pursue 100 percent enforcement requiring on -site management in
complexes of nine or more units
Responsible Agency: Building and Safety Department
Funding Sources: General Fund
Evaluation: Funding and resources have not allowed the implementation of a stand-alone
program; however, projects have been inspected through other programs such as Healthy
Homes and other housing and code enforcement efforts. Funding and resources are not
anticipated to be available to operate this as a stand -along program; however, the City will
continue to enforce as needed and in conjunction with the implementation of other housing
programs.
7. Lead Hazard Control Program
Program Description: Approximately 59 percent of City housing stock potentially contains lead
paint. Lead based paint is particularly of concern in residential households with children. To
NATIONAL CITY 5-4 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
reduce the lead hazards in residential units where children reside, the City continues to work in
a coordinated effort with the Metropolitan Area Advisory Committee (MAAC) and the
Environmental Health Coalition by providing $6,000 from Low -Moderate Housing Funds to
provide training to staff for the protection and/or removal of lead based paint. The training is
provided to staff in a coordinated effort to assist households who will be utilizing the Home
Improvement Loan Program, Rental Unit Rehabilitation Program and the Mobile Home
Rehabilitation Program. In addition, the City's Building and Safety Department personnel will be
trained in identifying lead based paint hazards and to correct deficiencies in rental units under
the Code Enforcement Pilot Program.
Five -Year Objectives: 410 units
Responsible Agency: Grants and Housing Department
Funding Sources: HUD, CDC, SDGE, MAAC, EHC
Evaluation: 126 units have been abated since 2005. The program was completed in June of
2008. Lead Hazard Control services have been integrated into the Rental Rehabilitation and
Owner Occupied Rehabilitation programs on an as needed basis.
8. Tool Loan Program
Program Description: Continue to lend tools to households that need to repair their homes to
correct Code violations but currently lack the tools to do so. The tool lending program also
includes training on how to safely use tools for home repairs.
Five -Year Objectives: Lend tools as needed, based on demand
Responsible Agency: Christmas in July, Building and Safety Department
Funding Sources: Grants and donations
Evaluation: The program was not implemented by Christmas in July. Funding is not anticipated
to be available for this program in the future.
9. Healthy Homes Demonstration Program
Program Description: In targeted neighborhoods, including West side, Bay side, El Pueblo,
Civic Center, Central City, Olivewood, Sweetwater, and Summercrest, inspect older
deteriorating housing units where low income children reside to assess any existing health and
safety hazards. Repair/rehabilitate the homes with children using grant funds.
Three -Year Objectives: Inspect 480 homes, repair/rehab 165 homes
Responsible Agency: Building and Safety Department
Funding Sources: HUD, EHC, American Lung Association, Christmas in July, Fire Dept.,
MAAC, San Diego Burn Institute, Grants and Housing Department
NATIONAL CITY 5-5 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Evaluation: 416 units were inspected and 198 units received health and safety code repairs.
The program was funded through a competitive grant from HUD and closed out in 2010. Future
funding is uncertain.
10. MAAC/SDGE Weatherproofing Program
Program Description: Continue to partner with San Diego Gas and Electric (SDGE) and the
Metropolitan Area Advisory Committee (MAAC) to financially assist low income households in
weatherproofing their homes to improve energy efficiency.
Five -Year Objectives: Assist 35 households in weatherproofing their homes
Responsible Agency: Building and Safety Department
Funding Sources: HUD Grant
Evaluation: ARRAfunding from the federal government provided a direct boost of funds for the
program, but that source of funds has been expensed. Over 300 households have been
assisted since 2005. MAAC Project estimates that five units per month are completed in
National City.
11. Preserve Affordable Units at Risk of Converting to Market Rate
Program Description: Three federally assisted housing projects in National City are at risk of
converting to market rate housing over the next five years. A total of 614 units in the Granger
Apartments, Inter City Manor, and Plaza Manor are deed -restricted to remain as affordable
housing and maintain Section 8 contracts with HUD. Potential phasing out of Section 8
vouchers for rental units in these projects may trigger their conversion to market rate housing.
In early 2005, the owners of Granger Apartments notified residents and the CDC of their intent
to pay off HUD loans and convert the units to market rate. This plan has been delayed
indefinitely. These owners may start the process again, and the owners of Inter City Manor and
Plaza Manor may attempt to start this process as well. Detailed analysis of the potential
conversion of these projects into market rate housing is provided in Chapter 2, Section E of the
Housing Element. National City will implement the following programs on an ongoing basis to
preserve its affordable housing stock.
a. Monitor Units At -Risk - Monitor the status of Granger Apartments, Inter City
Manor, and Plaza Manor since they may lose their Section 8 subsidies due to
discontinuation of the program at the federal level.
b. Work with Potential Purchasers - Establish contact with public and nonprofit
agencies interested in purchasing and/or managing units to inform them of the status of
the three at -risk projects. Where feasible, provide technical assistance to these
organizations with respect to financing.
c. Tenant Education — California Government Code Section 65863.10(b)1 requires
property owners give a 12-month notice of their intent to opt out of low income use
NATIONAL CITY 5-6 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
restrictions. The City will work with tenants of at -risk units and provide them with
information regarding Section 8 rent subsidies and other affordable housing
opportunities in the City.
d. Assist Tenants of Assisted Units to Obtain Priority Status on Section 8 Waiting
List - CDC administers its own Section 8 voucher and certificate programs. The City will
assist tenants of at -risk housing units to obtain priority status if there is a conversion to
market rate and if tenants' income and housing costs meet eligibility requirements.
Five -Year Objectives: Conserve the affordability of 614 rental housing units at risk of converting
to market rate housing by:
• Monitoring the status of Granger Apartments, Inter City Manor, and Plaza Manor;
• Identifying nonprofit organizations as potential purchasers/managers of at -risk housing
units;
• Exploring funding sources available to preserve the affordability of at risk projects, or to
construct replacement units; and/or
• Assisting tenants to apply for priority status on the Section 8 voucher/certificate
programs should a conversion takes place
Responsible Agency: Community Development Commission
Funding Sources: Section 8 vouchers and certificates.
Evaluation: The program assisted 79 families with priority status on the Section 8 Housing
Voucher Program when the owner chose to convert to market rate. The City will continue to
monitor units at risk of converting to market -rate.
12. Housing Choice Voucher (Section 8) Rental Assistance Program
Program Description: The Section 8 rental assistance program extends rental subsidies to
extremely low- and very low-income families that typically spend more than 30 percent of their
income on housing expenses. The subsidy represents the difference between 30 percent of the
monthly income and the actual housing costs (up to a maximum payment standard based on
local fair market rents). Two types of Section 8 rental assistance programs are used in the City -
tenant -based and project -based.
a. Tenant -Based Section 8 Assistance - This assistance is issued to the recipients
as vouchers, which allows tenants to locate their own housing and rent units beyond the
federally determined fair market rent in an area, provided that the tenants pay the extra
increment.
b. Project -Based Section 8 Assistance - This assistance guarantees payment to the
owner of properties when Section 8 eligible households live in the units.
NATIONAL CITY 5-7 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
A total of 300 units at Morgan -Kimball Towers in National City maintain project -based
Section 8 contracts with HUD. In addition, 1,044 households are assisted with tenant -
based Section 8 assistance.
Five -Year Objectives: Continue to provide 300 units of Section 8 project -based affordable
housing at Morgan -Kimball Towers, maintain the level of tenant -based Section 8 assistance and
continue tenant -based assistance to approximately 1,044 households
Responsible Agency: Community Development Commission
Funding Sources: Section 8 and rents
Evaluation: 911 households continued to receive project -based Section 8 assistance and 1,123
households continued to receive tenant -based Section 8 assistance.
13. Reasonable Accommodations for Persons with Disabilities
Program Description: Adopt a formal procedure for processing requests for reasonable
accommodations for persons with disabilities. This procedure will ensure that persons with
disabilities or their representative may apply for exceptions to zoning or building standards, or
use acceptable alternative methods of compliance, that allow persons with disabilities to modify
their homes in the most cost effective manner possible to meet their accessibility needs. The
City will notify persons with disabilities or their representatives of the City's procedures for
reasonable accommodations through an informational brochure available at the City's Building
and Safety Department counter.
Five -Year Objectives: Adopt procedure within one year of certification of Housing Element
Responsible Agency: Building and Safety Department
Funding Sources: General Plan
Evaluation: The City offers a formal procedure for processing requests for reasonable
accommodations for persons with disabilities.
14. Flexible Development Standards in Selected Neighborhoods
Program Description: Study the Land Use Code and existing land uses in the City to determine
which neighborhoods would be appropriate for flexible development standards (parking, height,
set -back and yard requirements, etc.). The City will revise the Land Use Code to specify
standards that could be modified to promote infill and re -use of underutilized properties in these
neighborhoods on a case -by -case basis. The objective of the study will be to identify the most
important regulatory barriers to infill and re -use and to create incentives to overcome those
barriers.
Five -Year Objectives: Allow flexibility in certain neighborhoods to facilitate the development of
quality housing and improve the character of the neighborhoods
NATIONAL CITY 5-8 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Responsible Agency: Planning Department
Funding Sources: General Plan
Evaluation: In 2011, the City adopted a comprehensive update of the Land Use (Zoning)
Code, which created new mixed -use zones, higher density residential zones, less restrictive
development standards, and reduced regulatory processes to facilitate and encourage infill
development, re -use, and redevelopment.
15. Relocation of Displaced Tenants
Program Description: Partner with the Housing Authority, nonprofit organizations, and social
service agencies to assist tenants who have been displaced from their homes as a result of
code enforcement actions find suitable and affordable replacement housing.
Five -Year Objectives: Give high priority in assisting tenant households that are displaced from
their homes due to code enforcement issues
Responsible Agency: Building and Safety Department
Funding Sources: CDBG
Evaluation: The City continues to prioritize the assistance of tenant households that are
displaced due to code enforcement issues. No tenant households have been displacement due
to code enforcement issues since 2005.
16. Housing Stock Condition
Program Description: Within 12 months of adoption of the Housing Element, the City will
conduct a sample survey of housing conditions to accurately estimate housing rehabilitation and
replacement needs. The survey will be updated as part of each future housing element update.
The survey will focus on areas with known housing problems (based on Code enforcement,
redevelopment, or other ongoing City activities).
Five -Year Objectives: Estimate the number of dwelling units in need of repair or replacement to
focus housing rehabilitation and replacement efforts toward those areas in highest need
Responsible Agency: Community Development Commission
Funding Sources: Set -Aside funds/General Fund
Evaluation: A survey was conducted in 2010.
NATIONAL CITY 5-9 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
17. Clean-up Events
Program Description: Clean-up and beautification events shall be held to allow residents to
landscape, plant trees and plants, and paint houses and other buildings. Also, trash pick-up
days will be held where the City will place dumpsters at various locations to allow residents to
discard items cluttering their houses and yards.
Five -Year Objectives: 20 events
Responsible Agency: Building and Safety Department
Funding Sources: Christmas in July, CDC, and General Fund
Evaluation: Depending on funding availability, several events have been held annually since
2005.
18. Implement Specific Plans
Program Description: The City will continue to explore opportunities within the Downtown and
Westside (Old Town) Specific Plans for achieving affordable housing goals within the 2005-2010
planning cycle.
Five -Year Objectives: Fulfill RHNA goals for National City by implementing the Downtown and
Westside (Old Town) Specific Plans to accommodate the production of affordable housing
Responsible Agency: Community Development Commission
Funding Sources: Tax Increment Funds
Evaluation: 300 units have been constructed since 2005, 157 units are under construction, and
201 units are entitled.
19. Provide Residential Development Informational Material to Developers
Program Description: Prepare and update informational materials regarding residential
development, including the potential for residential development in commercial areas, flexible
development standards, design guidelines, and the City's Density Bonus ordinance. Maintain
the materials as handouts at the public counter.
Five -Year Objectives: Maintaining, enhance and create informational material regarding
residential development to developers on an ongoing and as -needed basis
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The Planning Division updates and maintains informational materials on an ongoing
basis as standards, guidelines, and ordinances are amended or adopted.
NATIONAL CITY 5-10 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
20. GIS Database
Program Description: To facilitate housing development and improvements, the City will
maintain its GIS database, providing specific parcel information for market infill housing
development to prospective developers. The GIS database will provide specific information to
developers regarding land use, zoning, development potential, site constraints, and
infrastructure. The Community Development Commission (CDC) will continue to maintain an
inventory of underutilized land in the redevelopment area and to inform developers of infill
opportunities.
Five -Year Objectives: Maintain and keep the GIS database current in order to provide specific
development information to market infill housing development to interested developers
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The Planning Division updates and maintains its GIS database on an ongoing basis
as parcel and project data changes.
21. Community Housing Development Organizations (CHDOs)
Program Description: Continue to fund Community Housing Development Organizations
(CHDOs) such as Habitat for Humanity in order to assist them in acquiring, developing, and/or
rehabilitating affordable housing units for lower income households.
Five -Year Objectives: Identify and provide funding to CHDOs in order to pursue additional
affordable housing projects. Provide funding to support CHDOs in building administrative
capacity.
Responsible Agency: Community Development Commission
Funding Sources: HOME funds
Evaluation: Annual funding has been provided to up to three CHDOs since 2005.
22. New Construction of Affordable Housing
Program Description: CDC staff will actively engage in discussions with for -profit and non-profit
housing developers to construct new affordable housing units and provide notice about
homeownership opportunities for lower and moderate income households throughout the City.
CDC will provide information, assist with site identification, site assembly, entitlement
processing, and provide financial assistance, and solicit proposals from for -profit and non-profit
housing developers such as Habitat for Humanity, TELACU, MAAC and Southern California
Housing Association.
NATIONAL CITY 5-11 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Five -Year Objectives: Assist in the production of at least 117 new affordable housing units
between 2005 and 2010, including nine extremely low income units, nine very low income units,
39 low income units, and 60 moderate income units. These minimum objectives reflect the
City's remaining regional housing allocation for these income groups with the addition of the
extremely low income category to meet new State law [§65583(a)(1)].
Responsible Agency: Community Development Commission
Funding Sources: Redevelopment Set -Aside and HOME funds
Evaluation: Assistance was provided in the production of 105 affordable housing units during
the 2005-2010 planning period.
23. Promote Assistance Programs for Construction of Affordable Housing
Program Description: The City will promote available private, state, and federal homebuyer
assistance programs to the public by providing information at City Hall, other public locations,
and on the City's website. The City will develop an annual outreach program that will be
targeted to potential developers or individuals of available housing programs available in the
City or through State and Federal programs.
Five -Year Objectives: Annually conduct an outreach program to the development community to
ensure awareness of available housing programs.
Responsible Agency: Housing Department and Community Development Commission
Funding Sources: General Fund
Evaluation: As affordable housing funds are identified for allocation, staff has outreached to
potential developers or individuals by preparing and releasing requests for proposals (RFP) or
qualifications (RFQ).
24. Update Density Bonus and Second Unit Provisions of the Land Use Code
Program Description: The City will amend Chapter 18.142 of the Land Use Code to update
density bonus language and add second unit provisions that achieve consistency with state law.
The City will publicize the density bonus and second unit programs and related incentives on
the Planning Department website and through informational brochures.
Five -Year Objectives: Comply with State law on density bonuses.
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The City adopted an updated density bonus ordinance consistent with state law in
2009. The City adopted second unit provisions consistent with state law in 2011.
NATIONAL CITY 5-12 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
25. Communicate Production Priorities to Prospective Developers
Program Description: The Planning staff will identify and encourage opportunities for mixed use
development and other priorities of the Housing Element during pre -application discussions.
Five -Year Objectives: Specific actions over the next five years may include:
• National City Facts to be updated every year
• Prepare reports of building activity when requested by developers
• Regularly purchase Assessor parcel data that is integrated into City GIS system for
vacant properties
• Presentations to Chamber of Commerce, neighborhood councils, port tenants, business
improvement districts, etc.
• Regularly participate in meetings of local planning, developer, and business
organizations
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The Planning Division updates NC facts annually, updates the GIS database
periodically as needed, makes presentations and attends meetings on housing policy as
needed, and provides information on potential development opportunities related to the City's
housing policies as part of the pre -application process with the development community.
26. Implementation of Housing Element Annual Report
Program Description: The City will prepare an annual report to chart progress in meeting its
Housing Element goals and objectives. The report will account for the net number of affordable
housing units added in the reporting year. The report will provide a basis for monitoring
residential development, development capacity, and ability to provide facilities and services in a
timely manner.
Five -Year Objectives: The City will submit annual Housing Element Report to the California
Department of Housing and Community Development to ensure local emphasis in meeting the
goals of the Housing Element and propose policy changes to correct non -achievement, if
necessary
Responsible Agency: Planning Department and Community Development Commission
Funding Sources: General Fund
NATIONAL CITY 5-13 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Evaluation: The Planning Division continues to submit annual reports to HCD pursuant to
statute.
27. Implementation of Design Guidelines
Program Description: The City has adopted Design Guidelines to facilitate quality future
development. The City will conduct pre -application meetings with developers to explain the
Design Guidelines and apprise developers of the City's interest in encouraging higher quality
development and improved design in construction.
Five -Year Objectives: Improve quality of design in construction through continued
implementation of the Design Guidelines
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The Planning Division explains and applies the adopted Design Guidelines during
the pre -development and development review process as it works with the development
community.
28. Initiate an Amendment of the Land Use Code for Multi -Family Residential Development
Program Description: Initiate an Amendment of the City Land Use Code to facilitate multi -family
development by removing language requiring discretionary permits (i.e. Planned Development
Permit, Conditional Use Permit) for multi -family development applications and to allow
administrative review processing for multi -family development applications.
Five -Year Objectives: Adopt an amendment of the Land Use Code to allow for administrative
review of multi -family development applications.
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The City amended the Land Use Code in June of 2011 to allow multi -family
residential without discretionary review.
29. Initiate an Amendment of the Land Use Code to Allow Homeless Shelters, Emergency
Shelters, and Transitional Housing
Program Description: Initiate an Amendment of the City Land Use Code to identify at least one
zone, including the Institutional Civic (IC), Institutional Professional (IP) and/or the Light
Manufacturing (LM) zone(s), to accommodate special housing needs, such as shelters for
homeless by permitting emergency shelters without a Conditional Use Permit and to allow
administrative review processing. The City will ensure that permit processing and development
NATIONAL CITY 5-14 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
and management standards are objective and encourage and facilitate the development of, or
conversion to, emergency shelters. To facilitate the location of these types of housing, the City
may consider adopting criteria to address the following: hours of operation; external lighting and
noise; provision for security; measures to avoid queues of individuals outside of the proposed
facility; proximity to public transit; supportive service; compliance with county and state health
and safety requirements for food, medical, and other supportive services on -site; and
management issues. The city will also amend the Land Use Code to treat transitional and
supportive housing as a residential use of property and will subject these uses to the same
restrictions as are applied to other residential dwellings of the same type in the same zone.
Five -Year Objectives: Adopt an amendment of the Land Use Code to allow for administrative
review of emergency shelters and to treat transitional housing similarly to other residential
dwellings.
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The City amended the Land Use Code in June of 2011 pursuant to statute to allow
emergency shelters in the Light Industrial zone without discretionary review and to treat
transitional and supportive housing as residential uses in all residential and mixed -use zones.
30. Compliance with Fair Housing Requirements of Community Development Block Grant
(CDBG) and HOME Programs
Program Description: The City prepared an Analysis of Impediments (Al) to Fair Housing
Choice in conjunction with the 2004/05 update of the City's Consolidated Plan. As part of
federal requirements for participation in the CDBG and HOME programs, the City must take
actions to address fair housing impediments identified in the Al (see programs 36 and 37).
Five -Year Objectives: Continue to implement actions to address fair housing issues through the
CDBG and HOME- funded activities.
Responsible Agency: Grants and Housing Department
Funding Sources: CDBG
Evaluation: The City develops actions annually to be undertaken to address fair housing
impediments identified in the Al as part of the annual Consolidated Action Plan process
31. Continue Cooperation and Support of Fair Housing Counseling and Enforcement
Organizations
Program Description: The City contracts with the Fair Housing Council of San Diego (FHCSD)
to perform investigation, reporting, monitoring, tenant counseling, and landlord training on fair
housing law. Discrimination allegations are referred to the FHCSD for investigation. The
contract authorizes the FHCSD to present training sessions for local apartment owners and
NATIONAL CITY 5-15 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
managers on fair housing practices. General tenant/landlord education, mediation, and
counseling are also provided by the FHCSD. The FHCSD provides educational programs for
tenants and managers, provides counseling for tenants, and mediates disputes.
Five -Year Objectives: Continue to implement open, fair housing practices and sufficient
resources are made available to assure informed housing consumers and suppliers.
Responsible Agency: Grants and Housing Department, FHCSD
Funding Sources: CDBG and Section 8 funds
Evaluation: The City annually evaluates the services provided by the fair housing counseling
and enforcement organizations to ensure services are provided, and revise contracts where
appropriate
32. Fair Housing Training
Program Description: When any project of 10 units or more is developed, the City will inform
the Fair Housing Council of San Diego of the new project. The City will require the property
owner to receive fair housing training for staff who is engaged in the sale, rental, or lease of
housing. Training through the Fair Housing Council shall be subsidized by the City to
encourage property owners to participate.
Five -Year Objectives: In new projects with 10 units or more require the training of staff in Fair
Housing administration.
Responsible Agency: Grants and Housing Department and FHCSD
Funding Sources: CDBG and Section 8 funds
Evaluation: The City informs the Fair Housing Council of San Diego when any project of 10
units or more is developed.
33. Update Land Use Code
Program Description: Remove the definition of "family" from the City Land Use Code.
Five -Year Objectives: Remove definition of "family" from zoning code.
Responsible Agency: Planning Department
Funding Sources: General Fund
Evaluation: The City amended the Land Use Code in June of 2011 to remove the definition of
`family.'
NATIONAL CITY 5-16 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
34. State Energy Conservation Standards Achievement
Program Description: Achieve State energy conservation standards for new housing by
enforcing existing regulations and standards through the development review process,
permitting programs, and enforcement programs.
Five -Year Objectives: Achieve State energy conservation standards for housing
Responsible Agency: Building and Safety Department
Funding Sources: General Fund
Evaluation: The Building Division continues to apply State energy conservation standards as
part of the building permit application review and enforcement process.
35. Incentives for Energy Efficient Development
Program Description: Develop a series of incentives to encourage developers to build housing
close to transit and to build housing with features that facilitate energy conservation, such as
solar panels, operable windows, appropriate architectural features (e.g., overhangs, awnings,
and trellises), and energy efficient and low water volume appliances. These incentives will be
included in the Land Use Code.
Five -Year Objectives: Reduce energy use per capita in new and rehabilitated housing
Responsible Agency: Planning and Building and Safety Department
Funding Sources: General Fund
Evaluation: The City amended the Land Use Code in June of 2011 to encourage transit -
oriented development by creating higher density and intensity in mixed -use zones near transit
and activity centers, and to facilitate energy conservation in housing through development
standards, design guidelines, and regulatory relief for alternative sources of energy, including
solar and wind energy installations.
36. Solar Access Standards
Program Description: Draft and implement solar access standards to be used in the review of
new residential units to ensure all new units are designed and configured to allow for the
successful installation and effective use of devices that capture and use solar energy. Solar
access standards will be incorporated into the City's Design Guidelines.
Five -Year Objectives: Reduce energy use per capita in new housing
Responsible Agency: Planning Department, Building Inspection Department
Funding Sources: General Fund
NATIONAL CITY 5-17 HOUSING ELEMENT
PROGRAM ACCOMPLISHMENTS
Evaluation: The City amended the Land Use Code in June of 2011 to encourage and facilitate
energy conservation in housing through development standards, design guidelines, and
regulatory relief for alternative sources of energy, including solar and wind energy installations.
37. Green Building Program
Program Description: Draft and implement a Green Building Program to encourage the use of
green building design standards to ensure all new units are designed and configured to allow for
the successful incorporation of green building standards and design guidelines that will
decrease global warming. Green Building standards and design guidelines will be incorporated
into the City's Design Guidelines.
Five -Year Objectives: Reduce the effects of global warming
Responsible Agency: Planning Department, Building Inspection Department
Funding Sources: General Fund
Evaluation: The City amended the Land Use Code in June of 2011 to encourage and facilitate
green building and energy efficiency and conservation through development standards, design
guidelines, and regulatory relief for alternative sources of energy, including solar and wind
energy installations.
NATIONAL CITY 5-18 HOUSING ELEMENT
Chapter 6
Housing Plan
The Housing Plan is the centerpiece of the —2013-2020 Housing Element for National City. This
chapter states the City's goals, quantified objectives, and policies relative to the maintenance,
preservation, improvement, and development of housing. It includes a schedule of actions the
City is undertaking or intends to undertake to implement these goals and policies.
This chapter addresses State law requirements and guidelines from the California Department
of Housing and Community Development for housing element programs, including:
• Immediate, short-term, and long-term actions.
• Proposed measurable outcomes.
• Definite time frames for implementation.
• Identification of the agencies and officials responsible for implementation.
• Description of the local government commitment to implement the program through a
specific action described in adequate detail.
• Identification of specific funding sources to implement the program, if relevant.
The objective of the City's Housing Plan is several -fold:
• Focus new housing development within the Downtown Specific Plan area and other
areas with urban infill.
• Continue assisting in the rehabilitation of housing units occupied by low income
households.
• Preserve the existing supply of affordable rental housing.
• Expand the supply of affordable for sale and rental housing.
NATIONAL CITY 6-1 HOUSING ELEMENT
HOUSING PLAN
A. Goals and Policies
Goal 1: Maintain and enhance the quality of existing residential neighborhoods.
Policy 1.1: Promote the practice of effective management in all rental housing
projects in order to maintain and improve the quality of the City's rental housing.
Policy 1.2: Facilitate property conservation and community enhancement through
implementation of Design Guidelines, land use regulations and programs, and State
housing law.
Policy 1.3: Improve the conditions of existing housing by continuing to provide
assistance for housing rehabilitation and home improvement.
Goal 2: Conserve the affordability of the existing housing stock.
Policy 2.1: Preserve "at -risk" affordable units through monitoring and partnering,
working with nonprofits, and exploring funding sources available to preserve the at -
risk units. The City's aim is to provide a variety of residential opportunities and to
reduce the trend of overpaying for housing.
Goal 3: Increase the availability and affordability of safe and sanitary housing for all income
groups, including providing adequate housing for households with special needs,
such as the elderly, person with disabilities, large families, single- parent -headed
households, and military personnel.
Policy 3.1: Implement existing and new housing assistance programs to meet the
City's regional share for working class families.
Policy 3.2: Provide housing opportunities for all income levels.
Policy 3.3: Participate in regional planning strategies to improve housing
opportunities for military personnel and their families.
Policy 3.4: Promote a higher rate of homeownership in the City for all income
levels.
Policy 3.5: Revitalize neighborhoods by partnering with non -profits to acquire,
develop, and rehabilitate housing.
Policy 3.6: Support volunteer efforts to assist with housing repairs for special
needs households.
NATIONAL CITY 6-2 HOUSING ELEMENT
HOUSING PLAN
Goal 4: Provide a sufficient number of housing units and range of housing types to meet the
current and projected needs of all economic segments of the community.
Policy 4.1: Promote a full range of housing opportunities.
Policy 4.2: Provide an adequate supply of land zoned for residential development
to meet the projected housing need. Promote development that provides the
optimum benefit to all neighborhoods.
Policy 4.3: Encourage the production of new housing affordable to all income
ranges.
Policy 4.4: Facilitate the development of mixed -use residential projects.
Policy 4.5: Implement the City's adopted Design Guidelines in all residential
developments to ensure attractive, functional housing is built for residents of all
income levels.
Policy 4.6: Support programs that assist in the production of housing for lower
income households.
Policy 4.7: Encourage the development of larger sized rental units to reduce
overcrowding.
Policy 4.8: Facilitate urban infill development to promote higher rates of
homeownership.
Policy 4.9: Implement flexible, form -based development standards in the
Downtown Specific Plan area to encourage residential and mixed -use developments.
Policy 4.10: Support flexible development standards to facilitate the development of
quality housing and improve the character of neighborhoods.
Policy 4.12: Monitor the Housing Element to ensure goals and objectives are met.
Policy 4.13: Facilitate the development of affordable housing through the Housing
Authority of the City of National City (Housing Authority) and the Successor Agency
to the Community Development Commission as the National City Redevelopment
Agency (Successor Agency).
Policy 4.14: Encourage opportunities for fulfilling some of National City's affordable
housing goals in the Westside (Old Town) Specific Plan Area.
Policy 4.15: Emphasize developing affordable housing for families, and direct
funding for affordable housing proportionate to the needs of the community.
NATIONAL CITY 6-3 HOUSING ELEMENT
HOUSING PLAN
Goal 5: The City shall promote and implement fair housing practices and equal access to
housing opportunities for all income levels.
Policy 5.1: Support fair housing programs.
Policy 5.2: Implement the Community Development Block Grant (CDBG) and
HOME (i.e. Home Investment Partnership Program) programs for fair housing.
Policy 5.3: Inform the local citizenry of fair housing for low income properties.
Policy 5.4: Promote available City, state, and federal housing programs through
outreach programs to the development community.
Goal 6: Enhance housing affordability through energy conservation techniques and design.
Policy 6.1: Use the planning and development review processes to facilitate
energy conservation.
Policy 6.2: Encourage solar access for new residential development.
Policy 6.3: Promote the use of operable windows, appropriate architectural
element (e.g., overhangs, awnings and trellises) and energy efficient appliances
where feasible.
Policy 6.4: Promote the use of energy efficient green building techniques that will
reduce the effects of global warming.
B. Housing Programs
The goals and policies contained in the Housing Element address the City's identified housing
needs and are implemented through a series of housing programs. The housing programs in
this section define specific actions the City will take to achieve specific goals and policies.
1. Rental Rehabilitation Program: Loans focused on health and safety and energy efficiency
repairs and improvements for owners of rental housing in return for a deed restriction to
maintain as affordable housing for low- or moderate -income households for a period of time
depending on the funding source and loan.
Objective: Rehabilitate an average of 10 units per year.
Responsibility: Housing Authority.
Funding: Tax credits; bonds; land subsidies.
Schedule: Rehabilitate an average of ten units per year for a total of 80 units during the eight -
year planning cycle.
NATIONAL CITY 6-4 HOUSING ELEMENT
HOUSING PLAN
2. Ownership Housing Rehabilitation Program: Loans and rebates to low- and moderate -
income households to correct health and safety code violations, increase energy efficiency, and
make other essential repairs such as: roof repair or replacement, electrical work, plumbing or
structural repairs, room additions to lessen overcrowding, window repair or replacement,
weatherization improvements, handicapped access improvements, and floor covering repair or
replacement.
Objective: Rehabilitate an average of five units per year.
Responsibility: Housing Authority.
Funding: HOME; CDBG.
Schedule: Rehabilitate an average of five units per year for a total of 40 units during the eight -
year planning cycle.
3. Code Enforcement Program: Enforcement of Land Use, Community Appearance and
Conservation, Building and Safety, and Housing codes to diminish the proliferation of blight,
stabilize property values through property maintenance and upkeep, enhance the community
image as a safe and desirable place to reside, and eliminate lead hazards especially in
residential dwelling units.
Objective: Abate an average of 250 cases per year.
Responsibility: Neighborhood Services Division.
Funding: General Fund.
Schedule: Abate an average of 250 cases per year for a total of 2,000 cases during the eight -
year planning cycle.
4. Housing Inspection Program: Inspection of housing for compliance with code regulations.
Objective: Inspect an average of 128 units per year.
Responsibility: Neighborhood Services Division.
Funding Sources: CDBG.
Schedule: Inspect an average of 128 units per year for a total of 1,024 units during the eight -
year planning cycle.
5. At -Risk Housing Program: Identification, monitoring, and preservation of housing projects
at risk of converting to market rate housing. Three federally assisted housing projects with a
total of 795 units are at risk of converting to market rate. Detailed analysis of the potential
NATIONAL CITY 6-5 HOUSING ELEMENT
HOUSING PLAN
conversion of these projects into market rate housing is provided in Chapter 2, Section E. The
City will implement the following programs to preserve its affordable housing stock.
a. Monitor At -Risk Units Annually — Monitor the three federally assisted housing projects
that are at risk of converting to market rate.
b. Work with Potential Purchasers - Establish contact with public and nonprofit agencies
interested in purchasing and/or managing units to inform them of the status of the three
at -risk projects. Where feasible, provide technical assistance to these organizations
with respect to financing.
c. Tenant Education — California Government Code Section 65863.10(b)1 requires
property owners give a 12-month notice of their intent to opt out of low income use
restrictions. The City will work with tenants of at -risk units and provide them with
information regarding Section 8 rent subsidies and other affordable housing
opportunities in the City.
d. Identify funding sources to preserve affordability or construct replacement units.
e. Assist Tenants of Assisted Units to Obtain Priority Status on Section 8 Waiting List -
CDC administers its own Section 8 voucher and certificate programs. The City will
assist tenants of at -risk housing units to obtain priority status if there is a conversion to
market rate and if tenants' income and housing costs meet eligibility requirements.
Objective: Conserve the affordability of 795 housing units at risk of converting to market rate.
Responsibility: Housing Authority
Funding: Section 8 vouchers and certificates.
Schedule: Monitor status of at -risk units annually during the eight -year planning cycle.
6. Housing Choice Voucher (Section 8) Rental Assistance Program: Rental subsidies to low-
income households that would otherwise spend more than 30 percent of gross income on
housing expenses. The subsidy represents the difference between 30 percent of household
monthly income and housing costs (maximum payment based on fair market rents).
• Tenant -Based - Vouchers issued to eligible households that locate their own housing.
• Project -Based - Guaranteed payment to owners that rent to eligible households.
Objective: Maintain 911 units of project -based housing and 1,123 tenant -based vouchers.
Responsibility: Housing Authority.
Funding: Section 8; rents.
Schedule: Monitor annually during the eight -year planning cycle.
NATIONAL CITY 6-6 HOUSING ELEMENT
HOUSING PLAN
7. Tenant Relocation Program: Partnerships with nonprofit organizations and social service
agencies to assist tenants displaced as a result of code enforcement actions to find suitable and
affordable replacement housing.
Objective: Relocate any tenants displaced due to code enforcement.
Responsibility: Housing Authority
Funding Sources: CDBG
Schedule: Continue to offer the program during the eight -year planning cycle.
8. Housing Stock Conditions Program: Sample survey of housing conditions to estimate
rehabilitation and replacement needs with focus on areas with known housing problems.
Objective: Estimate of the number of dwelling units in need of repair or replacement.
Responsibility: Housing Authority
Funding: General Fund
Schedule: Conduct survey annually during the eight -year planning cycle.
9. Clean -Up Events Program: Residential clean-up and beautification events including
landscaping, painting, trash removal, and yard clean-up.
Objective: Conduct an average of four events per year.
Responsibility: Housing Authority.
Funding: General Fund.
Schedule: Conduct an average of four events annually for a total of 32 events during the eight -
year planning cycle.
10. Developer Information Program: The preparation and maintenance of informational
materials regarding residential development, including the specific plans, mixed -use zones,
development standards, design guidelines, and density bonus provisions.
Objective: Update and maintain informational materials as policies, standards, guidelines, and
ordinances are amended or adopted.
Responsibility: Planning Division.
Funding: General Fund.
NATIONAL CITY 6-7 HOUSING ELEMENT
HOUSING PLAN
Schedule: Update as policies, standards, guidelines, and ordinances are amended or adopted
during the eight -year planning cycle.
11. GIS Database Program: Maintenance of Geographic Information System(GIS) database to
provide current parcel information, including land use, zoning, development potential, site
constraints, infrastructure, and an inventory of vacant and under -developed sites.
Objective: Update database as new information becomes available in a compatible format.
Responsibility: Planning Division.
Funding: General Fund.
Schedule: Monitor data sources and update upon availability during the eight -year planning
cycle.
12. Community Housing Development Organizations Program: Funding of CHDOs to assist in
acquisition, development, and/or rehabilitation of affordable housing for lower -income
households.
Objectives: Identify and fund CHDOs to pursue affordable housing projects and programs.
Responsibility: Housing Authority.
Funding :HOME.
Schedule: Conduct outreach annually as part of the budget process and as funding sources
become available during the eight -year planning cycle.
13. New Construction Program: Identification and solicitation of housing developers to
construct affordable units and provision of assistance including consultation, site identification,
site assembly, entitlement processing, and financial assistance.
Objective: Production of housing units to meet the RHNA allocation.
Responsibility: Housing Authority.
Funding: LMIHF; HOME.
Schedule: Conduct outreach annually as part of the budget and CIP process and as funding
sources become available during the eight -year planning cycle.
NATIONAL CITY 6-8 HOUSING ELEMENT
HOUSING PLAN
14. Construction Assistance Program: Outreach program targeted at housing developers to
provide information on available housing programs in the City or through State and Federal
programs.
Objective: Development community awareness of available housing programs.
Responsibility: Housing Authority.
Funding: General Fund.
Schedule: Conduct outreach annually as part of the budget and CIP process and as funding
sources become available during the eight -year planning cycle.
15. Production Priorities Program: Identify development opportunities, programs, and
incentives that implement Housing Element policies during pre -application discussions with
developers.
Objectives: Communicate housing policy objectives to prospective developers and encourage
and facilitate projects that implement Housing Element policies.
Responsibility: Planning Division.
Funding: General Fund.
Schedule: Ongoing as part of the pre -application and consultation process during the eight -year
planning cycle.
16. Housing Element Annual Report: A report of progress in meeting Housing Element goals
and objectives including the number of affordable housing units permitted in the reporting year.
Objectives: Submit report to Department of Housing and Community Development prior to the
statutory deadline.
Responsibility: Planning Division.
Funding: General Fund.
Schedule: Prepare and submit annually pursuant to statute during the eight -year planning
cycle.
17. Design Guidelines Program: Pre -application meetings with developers to explain the
Design Guidelines and encourage high quality development and design in construction.
Objectives: Improvement in the quality of design in construction through the implementation of
design guidelines.
NATIONAL CITY 6-9 HOUSING ELEMENT
HOUSING PLAN
Responsibility: Planning Division.
Funding: General Fund.
Schedule: Ongoing as part of the pre -application and consultation process during the eight -year
planning cycle.
18. Fair Housing Requirements Program: Preparation of an Analysis of Impediments (Al) to
Fair Housing Choice in conjunction with the update of the Consolidated Plan, and
implementation of actions identified in the Al to comply with federal requirements for
participation in the CDBG and HOME programs.
Objectives: Implement actions to address fair housing issues through CDBG and HOME
activities.
Responsibility: Housing Authority.
Funding: CDBG.
Schedule: Update Al in conjunction with Consolidated Plan updates and implement on ongoing
basis during the eight -year planning cycle.
19. Fair Housing Organizations: Contract with the fair housing organizations to perform
investigation, reporting, monitoring, dispute mediation, tenant counseling, landlord and manager
training, and education on fair housing law.
Objective: Fair housing practices and informed housing consumers and suppliers.
Responsibility: Housing Authority.
Funding: CDBG; Section 8.
Schedule: Conduct outreach annually as part of the budget and CIP process and as funding
sources become available during the eight -year planning cycle.
20. Fair Housing Training Program: Property owner fair housing training of staff engaged in
sale, rental, or lease of housing in new projects with 10 or more units.
Objective: In new projects of 10 or more units, training of staff in fair housing administration.
Responsibility: Housing Authority and contracted fair housing organizations.
Funding: CDBG; Section 8.
Schedule: Refer to contracted providers prior to occupancy of new projects during the eight -
year planning cycle.
NATIONAL CITY 6-10 HOUSING ELEMENT
HOUSING PLAN
21. State Energy Conservation Program: Enforcement of State energy conservation standards
for new housing through the development review process, permitting process, and enforcement
programs.
Objectives: Achieve State energy conservation standards for housing.
Responsibility: Building Division.
Funding: General Fund.
Schedule: Conduct on an ongoing basis as part of the development review, permitting, and
enforcement processes during the eight -year planning cycle.
22. Community Land Trust (CLT) Program: The establishment of community land trusts to
preserve the long-term availability of land for affordable housing using the San Diego
Community Land Trust model or similar program.
Objectives: Allow the establishment of community land trusts as needed.
Responsibility: Housing Authority.
Funding: CDBG, HOME, Private.
Schedule: Conduct outreach annually as part of the budget and CIP process and as funding
sources become available during the eight -year planning cycle.
23. Extremely -Low Income Housing Program: Encourage and facilitate the development of
housing units for households earning 30 percent or less of the area median income (AMI)
through outreach to housing developers, identifying funding sources, providing technical
assistance, expediting processing, supporting funding applications, prioritizing budget
allocations, and applying incentives through the density bonus provisions.
Objectives: Production of 233 units of housing affordable to extremely -low income households.
Responsibility: Housing Authority.
Funding: CDBG, HOME, grants, other sources.
Schedule: Conduct outreach annually as part of the budget and CIP process and as funding
sources become available during the eight -year planning cycle.
NATIONAL CITY 6-11 HOUSING ELEMENT
HOUSING PLAN
24. Land Use Code Monitoring Program: As part of the General Plan Annual Progress Report,
the City will monitor and report on the progress of the implementation of the Land Use Code
through land use and development regulations, standards, and processes in the implementation
of the General Plan, including Housing Element policies.
Objectives: Implementation of the General Plan, including Housing Element policies.
Responsibility: Planning Division.
Funding: General Fund.
Schedule: Monitor and report annually as part of the General Plan Annual Progress Report
during the eight -year planning cycle.
C. Quantified Objectives
The quantified objectives of the 2013-2020 Housing Element are summarized in Table 6-2.
Table 6-2
Summary of Quantified Objectives
2013-2020
Extremely
Low
Very
Low
Low
Moderate
Above
Moderate
Total
New Construction
233
226
330
327
698
1,814
Rehabilitation
120
120
At -Risk Housing Preservation
795
795
Rental Assistance (Section 8)
2,034
2,034
NATIONAL CITY 6-12 HOUSING ELEMENT
APPENDIX A
Appendix A
Sites Inventory Map
NATIONAL CITY A-1 HOUSING ELEMENT
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National City
Housing Element
Sites Inventory
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APPENDIX B
Appendix B
Sites Inventory
NATIONAL CITY HOUSING ELEMENT
APPENDIX B
GENERAL DU/AC DU/AC EXIST
APN STREET EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
5613501400 24TH Vacant LDR RS-1 0.27 4 3.3 0 1
6690601300 PARADISE Vacant LDR RS-1 0.76 4 3.3 0 2
6690601000 PARADISE Vacant LDR RS-1 0.96 4 3.3 0 3
6690601700 PARADISE Vacant LDR RS-1 1.22 4 3.3 0 4
5631002600 N Vacant LDR RS-1 1.31 4 3.3 0 4
5574404700 PALM Vacant LDR RS-2 0.05 9 6.5 0 0
5563111000 5TH Vacant LDR RS-2 0.06 9 6.5 0 0
5582601500 20TH Vacant LDR RS-2 0.06 9 6.5 0 0
5640710300 GRANGER Vacant LDR RS-2 0.08 9 6.5 0 1
5540131200 1ST Vacant LDR RS-2 0.10 9 6.5 0 1
5621702000 D Vacant LDR RS-2 0.10 9 6.5 0 1
5560825200 2ND Vacant LDR RS-2 0.11 9 6.5 0 1
5560825400 2ND Vacant LDR RS-2 0.11 9 6.5 0 1
5583205100 20TH Vacant LDR RS-2 0.11 9 6.5 0 1
5583204900 20TH Vacant LDR RS-2 0.11 9 6.5 0 1
5583205000 20TH Vacant LDR RS-2 0.11 9 6.5 0 1
5560825300 2ND Vacant LDR RS-2 0.11 9 6.5 0 1
5583204300 HARBISON Vacant LDR RS-2 0.11 9 6.5 0 1
5583202600 HARBISON Vacant LDR RS-2 0.11 9 6.5 0 1
5541511200 5TH Vacant LDR RS-2 0.11 9 6.5 0 1
5573411200 0 Vacant LDR RS-2 0.11 9 6.5 0 1
5581322100 15TH Vacant LDR RS-2 0.12 9 6.5 0 1
5613802800 PROSPECT Vacant LDR RS-2 0.12 9 6.5 0 1
5640105500 FENTON Vacant LDR RS-2 0.12 9 6.5 0 1
5573301300 PALM Vacant LDR RS-2 0.12 9 6.5 0 1
5640105400 24TH Vacant LDR RS-2 0.12 9 6.5 0 1
5613603800 PALM Vacant LDR RS-2 0.13 9 6.5 0 1
5573301500 PALM Vacant LDR RS-2 0.13 9 6.5 0 1
5560825000 2ND Vacant LDR RS-2 0.13 9 6.5 0 1
5573621200 PALM Vacant LDR RS-2 0.13 9 6.5 0 1
5621223100 D Vacant LDR RS-2 0.13 9 6.5 0 1
5630104600 24TH Vacant LDR RS-2 0.13 9 6.5 0 1
5573301200 PALM Vacant LDR RS-2 0.13 9 6.5 0 1
5573621100 PALM Vacant LDR RS-2 0.13 9 6.5 0 1
5613802600 GROVE Vacant LDR RS-2 0.14 9 6.5 0 1
5574301500 SHERYL Vacant LDR RS-2 0.14 9 6.5 0 1
5613802500 GROVE Vacant LDR RS-2 0.14 9 6.5 0 1
5614120900 PROSPECT Vacant LDR RS-2 0.14 9 6.5 0 1
5630642800 PROSPECT Vacant LDR RS-2 0.14 9 6.5 0 1
5560615000 DIVISION Vacant LDR RS-2 0.14 9 6.5 0 1
5614122000 GROVE Vacant LDR RS-2 0.14 9 6.5 0 1
5560824900 2ND Vacant LDR RS-2 0.15 9 6.5 0 1
6690400200 THELMA Vacant LDR RS-2 0.15 9 6.5 0 1
5573011200 10TH Vacant LDR RS-2 0.15 9 6.5 0 1
5582003600 17TH Vacant LDR RS-2 0.15 9 6.5 0 1
NATIONAL CITY B-1 HOUSING ELEMENT
APPENDIX B
GENERAL DU/AC DU/AC EXIST
APN STREET EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
5561031900 3RD Vacant LDR RS-2 0.15 9 6.5 0 1
5573511800 M Vacant LDR RS-2 0.15 9 6.5 0 1
5573511700 M Vacant LDR RS-2 0.15 9 6.5 0 1
5581322300 16TH Vacant LDR RS-2 0.15 9 6.5 0 1
5573512500 M Vacant LDR RS-2 0.16 9 6.5 0 1
5582604200 20TH Vacant LDR RS-2 0.16 9 6.5 0 1
5632521300 ORANGE Vacant LDR RS-2 0.16 9 6.5 0 1
5581322400 16TH Vacant LDR RS-2 0.16 9 6.5 0 1
5573512000 M Vacant LDR RS-2 0.16 9 6.5 0 1
5573512100 M Vacant LDR RS-2 0.16 9 6.5 0 1
5573511900 M Vacant LDR RS-2 0.16 9 6.5 0 1
5573512300 M Vacant LDR RS-2 0.16 9 6.5 0 1
5573512400 M Vacant LDR RS-2 0.16 9 6.5 0 1
5573512200 M Vacant LDR RS-2 0.16 9 6.5 0 1
5572902200 12TH Vacant LDR RS-2 0.16 9 6.5 0 1
5580230700 PLEASANT Vacant LDR RS-2 0.16 9 6.5 0 1
5524031400 DIVISION Vacant LDR RS-2 0.16 9 6.5 0 1
5581321400 16TH Vacant LDR RS-2 0.17 9 6.5 0 1
5572205300 9TH Vacant LDR RS-2 0.18 9 6.5 0 1
5583302800 VAN NESS Vacant LDR RS-2 0.18 9 6.5 0 1
5583303300 HARBISON Vacant LDR RS-2 0.18 9 6.5 0 1
5573411300 0 Vacant LDR RS-2 0.18 9 6.5 0 1
5621700700 29TH Vacant LDR RS-2 0.18 9 6.5 0 1
5582003200 17TH Vacant LDR RS-2 0.19 9 6.5 0 1
5583200800 VAN NESS Vacant LDR RS-2 0.19 9 6.5 0 1
5640107200 FENTON Vacant LDR RS-2 0.19 9 6.5 0 1
5621702100 D Vacant LDR RS-2 0.19 9 6.5 0 1
5540220900 LAUREL Vacant LDR RS-2 0.19 9 6.5 0 1
5642907500 VALLEY Vacant LDR RS-2 0.20 9 6.5 0 1
5613606200 PALM Vacant LDR RS-2 0.20 9 6.5 0 1
5540430400 PARAISO SFD LDR RS-2 0.36 9 6.5 1 1
5573410100 N Vacant LDR RS-2 0.20 9 6.5 0 1
5541121800 4TH Vacant LDR RS-2 0.20 9 6.5 0 1
5582102200 16TH Vacant LDR RS-2 0.21 9 6.5 0 1
5642907400 VALLEY Vacant LDR RS-2 0.22 9 6.5 0 1
5582102400 17TH Vacant LDR RS-2 0.22 9 6.5 0 1
5540430300 PARAISO SFD LDR RS-2 0.38 9 6.5 1 1
5583302600 HARBISON Vacant LDR RS-2 0.23 9 6.5 0 2
5583302500 HARBISON Vacant LDR RS-2 0.23 9 6.5 0 2
5582201100 17TH Vacant LDR RS-2 0.23 9 6.5 0 2
5630102200 J SFD LDR RS-2 0.39 9 6.5 1 2
5582203300 17TH Vacant LDR RS-2 0.23 9 6.5 0 2
5573511100 L Vacant LDR RS-2 0.24 9 6.5 0 2
5560824200 1ST Vacant LDR RS-2 0.24 9 6.5 0 2
5523904000 0 Vacant LDR RS-2 0.24 9 6.5 0 2
5632521400 ORANGE Vacant LDR RS-2 0.25 9 6.5 0 2
NATIONAL CITY B-2 HOUSING ELEMENT
APPENDIX B
GENERAL DU/AC DU/AC EXIST
APN STREET EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
5540431500 NORTON SFD LDR RS-2 0.40 9 6.5 1 2
5583200900 VAN NESS Vacant LDR RS-2 0.25 9 6.5 0 2
5583302700 HARBISON Vacant LDR RS-2 0.25 9 6.5 0 2
5581402600 15TH Vacant LDR RS-2 0.26 9 6.5 0 2
5540230400 LAUREL SFD LDR RS-2 0.42 9 6.5 1 2
5621222200 D Vacant LDR RS-2 0.28 9 6.5 0 2
5572201900 PARADISE Vacant LDR RS-2 0.32 9 6.5 0 2
5572804200 11TH SFD LDR RS-2 0.49 9 6.5 1 2
5580210600 ARCADIA SFD LDR RS-2 0.50 9 6.5 1 2
5573805200 13TH SFD LDR RS-2 0.50 9 6.5 1 2
5581701500 HARBISON Vacant LDR RS-2 0.38 9 6.5 0 2
5621701800 29TH Vacant LDR RS-2 0.38 9 6.5 0 2
5630102300 J SFD LDR RS-2 0.56 9 6.5 1 3
5540231700 NORTON Vacant LDR RS-2 0.41 9 6.5 0 3
5515701600 DIVISION SFD LDR RS-2 0.58 9 6.5 1 3
5583301100 RACHAEL Vacant LDR RS-2 0.44 9 6.5 0 3
5583301600 RACHAEL Vacant LDR RS-2 0.44 9 6.5 0 3
5583202100 RACHAEL Vacant LDR RS-2 0.44 9 6.5 0 3
5582203500 16TH Vacant LDR RS-2 0.45 9 6.5 0 3
5582102600 16TH Vacant LDR RS-2 0.46 9 6.5 0 3
5614203000 PROSPECT Vacant LDR RS-2 0.47 9 6.5 0 3
5571903500 R Vacant LDR RS-2 0.47 9 6.5 0 3
6690401100 RACHAEL SFD LDR RS-2 0.71 9 6.5 1 4
5613602900 24TH SFD LDR RS-2 0.74 9 6.5 1 4
5541121500 2ND Vacant LDR RS-2 0.64 9 6.5 0 4
5642907100 VALLEY Vacant LDR RS-2 0.71 9 6.5 0 5
5621700900 B Vacant LDR RS-2 0.72 9 6.5 0 5
6693902000 SHELL SFD LDR RS-2 1.42 9 6.5 1 8
5572001500 8TH Vacant LDR RS-2 1.29 9 6.5 0 8
5540501600 DIVISION Vacant LDR RS-2 1.52 9 6.5 0 10
5643100300 VALLEY Vacant LDR RS-2 2.20 9 6.5 0 14
5612831000 K Vacant MDR RS-3 0.14 15 11.3 0 2
5612830900 K Vacant MDR RS-3 0.14 15 11.3 0 2
5570604400 T Vacant MDR RS-3 0.16 15 11.3 0 2
5602223700 C Vacant MDR RS-3 0.19 15 11.3 0 2
5570720200 5TH SFA MDR RS-3 0.49 15 11.3 3 2
5613131800 I SFD MDR RS-3 0.55 15 11.3 1 5
5590620700 HARDING Vacant SP RS-4 0.13 17 17.4 0 2
5602101800 A Vacant MDR RM-1 0.14 23 17.2 0 2
5611820700 J Vacant HDR RM-2 0.07 48 36.3 0 3
5570602300 T Vacant HDR RM-2 0.17 48 36.3 0 6
5604100400 D MFR HDR RM-3 2.24 75 56.3 151 -25
5601310800 HIGHLAND Vacant HDR RM-3 0.33 75 56.3 0 19
5572500100 N SFD HDR RM-3 0.41 75 56.3 1 22
NATIONAL CITY B-3 HOUSING ELEMENT
APPENDIX B
GENERAL DU/AC DU/AC EXIST
APN STREET EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
5572502000 N Vacant HDR RM-3 0.45 75 56.3 0 25
5604100500 D MFR HDR RM-3 3.21 75 56.3 152 29
5571803200 PALM SFD HDR RM-3 0.70 75 56.3 2 38
5571801600 N SFD HDR RM-3 1.17 75 56.3 2 64
Recreation
5604100600 D building HDR RM-3 1.69 75 56.3 0 95
5540301600 4TH Vacant Minor MX MXC-1 0.08 48 30.6 0 2
5540301700 PALM SFD Minor MX MXC-1 0.11 48 30.6 1 2
5560822100 HIGHLAND Vacant Minor MX MXC-1 0.09 48 30.6 0 3
5514701900 HIGHLAND Vacant Minor MX MXC-1 0.14 48 30.6 0 4
5514701800 HIGHLAND Vacant Minor MX MXC-1 0.15 48 30.6 0 5
5541800400 8TH Vacant Minor MX MXC-1 0.16 48 30.6 0 5
5560822000 HIGHLAND MFR Minor MX MXC-1 0.26 48 30.6 3 5
5540431300 PALM Vacant Minor MX MXC-1 0.18 48 30.6 0 6
5514704800 HIGHLAND Vacant Minor MX MXC-1 0.22 48 30.6 0 7
5541800500 8TH Vacant Minor MX MXC-1 0.28 48 30.6 0 9
5514701700 HIGHLAND Vacant Minor MX MXC-1 0.30 48 30.6 0 9
5514701500 HIGHLAND Vacant Minor MX MXC-1 0.34 48 30.6 0 10
5514704300 HIGHLAND Vacant Minor MX MXC-1 0.34 48 30.6 0 10
5540302100 PALM SFD Minor MX MXC-1 0.41 48 30.6 1 12
5540301800 PALM SFD Minor MX MXC-1 0.61 48 30.6 1 18
5540501100 4TH Music hall Minor MX MXC-1 0.90 48 30.6 0 28
5580502400 8TH Vacant Minor MX MXC-1 0.97 48 30.6 0 30
5514704600 ETA Vacant Minor MX MXC-1 1.05 48 30.6 0 32
5571203900 8TH Vacant Major MX MXC-2 0.09 75 47.8 0 4
5571022800 8TH Vacant Major MX MXC-2 0.11 75 47.8 0 5
5564140200 HIGHLAND Vacant Major MX MXC-2 0.12 75 47.8 0 6
5601312100 16TH Vacant Major MX MXC-2 0.15 75 47.8 0 7
5570911300 8TH Vacant Major MX MXC-2 0.15 75 47.8 0 7
5571801100 PALM Vacant Major MX MXC-2 0.16 75 47.8 0 8
5565105100 8TH Vacant Major MX MXC-2 0.18 75 47.8 0 8
5565105400 L Vacant Major MX MXC-2 0.20 75 47.8 0 9
5565105200 8TH Vacant Major MX MXC-2 0.25 75 47.8 0 12
5601921600 HIGHLAND Vacant Major MX MXC-2 0.27 75 47.8 0 13
5603100300 HIGHLAND Vacant Major MX MXC-2 0.28 75 47.8 0 13
5571720900 8TH Vacant Major MX MXC-2 0.28 75 47.8 0 13
5610110600 12TH Vacant Major MX MXC-2 0.32 75 47.8 0 15
5620720600 HIGHLAND Vacant Major MX MXC-2 0.38 75 47.8 0 18
5571800900 8TH Vacant Major MX MXC-2 0.46 75 47.8 0 22
5623406800 MILES OF CARS Vacant Major MX MXC-2 0.86 75 47.8 0 41
5622520600 D Vacant Major MX MXC-2 1.89 75 47.8 0 90
5580302600 PLAZA Vacant Minor MX MXD-1 0.50 48 30.6 0 15
5573807000 12TH Vacant Major MX MXD-2 0.07 75 47.8 0 4
NATIONAL CITY B-4 HOUSING ELEMENT
APPENDIX B
APN
GENERAL DU/AC DU/AC EXIST
STREET EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
5573801201 PLAZA Vacant Major MX MXD-2 0.12 75 47.8 0 6
5573801100 12TH SFD Major MX MXD-2 0.20 75 47.8 1 9
5622904200 F Vacant Major MX MXD-2 0.19 75 47.8 0 9
5622802200 D Vacant Major MX MXD-2 0.22 75 47.8 0 10
5622801700 32ND Vacant Major MX MXD-2 0.22 75 47.8 0 11
5622803100 32ND Vacant Major MX MXD-2 0.33 75 47.8 0 16
5565105900 9TH Vacant Major MX MXD-2 0.33 75 47.8 0 16
5565604200 10TH Vacant Major MX MXD-2 0.34 75 47.8 0 16
5565603900 PLAZA Playhouse Major MX MXD-2 0.39 75 47.8 0 19
5573805100 PLAZA Vacant Major MX MXD-2 0.40 75 47.8 0 19
5573300900 PLAZA Vacant Major MX MXD-2 0.40 75 47.8 0 19
5573801000 12TH SFD Major MX MXD-2 0.46 75 47.8 1 21
5573805000 PLAZA Vacant Major MX MXD-2 0.50 75 47.8 0 24
5565105800 9TH Vacant Major MX MXD-2 0.50 75 47.8 0 24
5622804400 32ND Vacant Major MX MXD-2 0.53 75 47.8 0 25
5574102700 PLAZA Vacant Major MX MXD-2 0.53 75 47.8 0 26
5574101500 PLAZA Service station Major MX MXD-2 0.66 75 47.8 0 31
5622801600 D Vacant Major MX MXD-2 0.67 75 47.8 0 32
5632312600 SWEETWATER Bowling alley Major MX MXD-2 0.98 75 47.8 0 47
5574102000 PLAZA Vacant Major MX MXD-2 1.07 75 47.8 0 51
5542800200 ARCADIA Vacant Major MX MXD-2 1.11 75 47.8 0 53
5574102600 PALM Vacant Major MX MXD-2 1.14 75 47.8 0 54
5542800300 ARCADIA Vacant Major MX MXD-2 1.26 75 47.8 0 60
5574302700 16TH Vacant Major MX MXD-2 1.77 75 47.8 0 85
5623222600 D Vacant Major MX MXD-2 1.85 75 47.8 0 88
5622804200 32ND Vacant Major MX MXD-2 2.03 75 47.8 0 97
5623223000 D Vacant Major MX MXD-2 2.24 75 47.8 0 107
5623220100 D Vacant Major MX MXD-2 2.41 75 47.8 0 115
5623220200 F Vacant Major MX MXD-2 2.41 75 47.8 0 115
5632312500 SWEETWATER Parking lot Major MX MXD-2 3.06 75 47.8 0 146
5644711100 PLAZA BONITA Vacant Major MX MXD-2 11.71 75 47.8 0 560
5591020700 WILSON Vacant SP MCR-1 0.06 24 15.3 0 1
5551151100 ROOSEVELT Vacant SP MCR-1 0.08 24 15.3 0 1
5591020600 WILSON Vacant SP MCR-1 0.09 24 15.3 0 1
5590650300 WILSON Vacant SP MCR-1 0.13 24 15.3 0 2
5600620300 HOOVER Vacant SP MCR-1 0.13 24 15.3 0 2
5591020800 WILSON Vacant SP MCR-1 0.13 24 15.3 0 2
5590850800 18TH Vacant SP MCR-1 0.20 24 15.3 0 3
5601433600 ROOSEVELT Vacant SP MCR-1 0.58 24 15.3 0 9
5590330300 HARDING Vacant SP MCR-2 0.03 45 28.7 0 1
5590351200 HARDING Vacant SP MCR-2 0.04 45 28.7 0 1
5600111000 HOOVER Vacant SP MCR-2 0.06 45 28.7 0 2
5590351100 HARDING Vacant SP MCR-2 0.07 45 28.7 0 2
NATIONAL CITY B-5 HOUSING ELEMENT
APPENDIX B
APN
5590351000
5590351300
5600120700
5591220600
5591220500
5591251700
5591220400
5602060500
5591251500
5603910800
5603911000
5623406700
5623406600
5603960600
5623405500
5591240500
5550203200
5550202800
5550202500
5550202400
5550200400
5550202700
5550202200
5550202300
5550301200
5550300700
5550203100
5550301100
5550202100
5550300600
5550301300
5550301000
5550300900
5550300300
5550301400
5550300400
5550300500
5550200200
5550201000
5550300200
5550202600
STREET
HARDING
HARDING
13TH
21ST
21ST
WILSON
WILSON
HOOVER
24TH
HOOVER
HOOVER
24TH
24TH
HOOVER
24TH
HOOVER
OSBORN
NATIONAL CITY
ROOSEVELT
ROOSEVELT
MAIN
NATIONAL CITY
ROOSEVELT
ROOSEVELT
3RD
3RD
OSBORN
NATIONAL CITY
NATIONAL CITY
2ND
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
ROOSEVELT
NATIONAL CITY
ROOSEVELT
3RD
NATIONAL CITY
NATIONAL CITY
ROOSEVELT
ROOSEVELT
EXISTING USE
Vacant
Vacant
Parking lot
Vacant
Vacant
Vacant
Vacant
Public works yard
Vacant
Public works yard
Public works yard
Parking lot
Parking lot
Public works yard
Parking lot
Public works yard
Vacant
Commercial
SFD
SFD
Vacant
Commercial
SFD
SFD
Parking lot
SFD
Vacant
Parking lot
Commercial
Commercial
Parking lot
Parking lot
Parking lot
Vacant
Parking lot
Vacant
SFD
MFR
SFD
Vacant
Commercial
GENERAL DU/AC DU/AC EXIST
PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
SP MCR-2 0.07 45 28.7 0 2
SP MCR-2 0.09 45 28.7 0 3
SP MCR-2 0.14 45 28.7 0 4
SP MCR-2TOD 0.11 60 38.3 0 4
SP MCR-2TOD 0.15 60 38.3 0 6
SP MCR-2TOD 0.18 60 38.3 0 7
SP MCR-2TOD 0.26 60 38.3 0 10
SP MCR-2TOD 0.29 60 38.3 0 11
SP MCR-2TOD 0.58 60 38.3 0 22
SP MCR-2TOD 0.83 60 38.3 0 32
SP MCR-2TOD 1.15 60 38.3 0 44
SP MCR-2TOD 1.21 60 38.3 0 46
SP MCR-2TOD 1.58 60 38.3 0 61
SP MCR-2TOD 1.81 60 38.3 0 69
SP MCR-2TOD 3.16 60 38.3 0 121
SP MCR-2TOD 3.92 60 38.3 0 150
SP 1A 0.00 75 47.8 0 0
SP 1A 0.01 75 47.8 0 0
SP 1A 0.04 75 47.8 1 1
SP 1A 0.04 75 47.8 1 1
SP 1A 0.02 75 47.8 0 1
SP 1A 0.05 75 47.8 0 2
SP 1A 0.07 75 47.8 1 2
SP 1A 0.07 75 47.8 1 2
SP 1A 0.05 75 47.8 0 2
SP 1A 0.08 75 47.8 1 3
SP 1A 0.06 75 47.8 0 3
SP 1A 0.07 75 47.8 0 3
SP 1A 0.07 75 47.8 0 3
SP 1A 0.07 75 47.8 0 3
SP 1A 0.07 75 47.8 0 3
SP 1A 0.08 75 47.8 0 4
SP 1A 0.08 75 47.8 0 4
SP 1A 0.08 75 47.8 0 4
SP 1A 0.09 75 47.8 0 4
SP 1A 0.09 75 47.8 0 5
SP 1A 0.12 75 47.8 1 5
SP 1A 0.25 75 47.8 7 5
SP 1A 0.12 75 47.8 1 5
SP 1A 0.12 75 47.8 0 6
SP 1A 0.12 75 47.8 0 6
NATIONAL CITY B-6 HOUSING ELEMENT
APPENDIX B
APN STREET
5550200600
5550201300
5550201400
5550200700
5550300100
5550411000
5550302000
5550301700
5550201500
5550300800
5550200100
5550302100
5550202900
5550302200
5550421900
5550521500
5560112500
5561010100
5561041800
5565531500
5565540200
5565530800
5565531400
5564710400
5565542000
5565541900
5564710300
5565541800
5565542500
5551140400
5551140300
5551140100
5551140200
5551140500
5551130500
5551130400
5551131300
5551131200
5551131100
5550821000
5564740200
5564722600
5564731900
5564731600
ROOSEVELT
NATIONAL CITY
NATIONAL CITY
ROOSEVELT
2ND
NATIONAL CITY
NATIONAL CITY
ROOSEVELT
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
OSBORN
NATIONAL CITY
NATIONAL CITY
ROOSEVELT
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
A
PLAZA
A
PLAZA
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
NATIONAL CITY
12TH
ROOSEVELT
ROOSEVELT
11TH
ROOSEVELT
ROOSEVELT
11TH
ROOSEVELT
NATIONAL CITY
PLAZA
NATIONAL CITY
8TH
C
8TH
C
B
GENERAL DU/AC DU/AC EXIST
EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
Commercial
Commercial
Commercial
Commercial
Vacant
Used auto sales
Commercial
Commercial
Commercial
Restaurant
Used auto sales
Commercial
Service station
Commercial
Vacant
Vacant
Vacant
Commercial
Used auto sales
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
Parking lot
Parking lot
SFD
SFD
Parking lot
Commercial
Commercial
Used auto sales
Used auto sales
Used auto sales
Used auto sales
Vacant
Commercial
Vacant
Vacant
SP 1A 0.12 75 47.8 0 6
SP 1A 0.13 75 47.8 0 6
SP 1A 0.13 75 47.8 0 6
SP 1A 0.14 75 47.8 0 7
SP 1A 0.17 75 47.8 0 8
SP 1A 0.23 75 47.8 0 11
SP 1A 0.24 75 47.8 0 12
SP 1A 0.24 75 47.8 0 12
SP 1A 0.25 75 47.8 0 12
SP 1A 0.26 75 47.8 0 12
SP 1A 0.26 75 47.8 0 13
SP 1A 0.39 75 47.8 0 19
SP 1A 0.56 75 47.8 0 27
SP 1A 0.57 75 47.8 0 27
SP 1B 0.14 75 47.8 0 7
SP 1B 0.60 75 47.8 0 29
SP 2 0.15 75 47.8 0 7
SP 2 0.21 75 47.8 0 10
SP 2 0.38 75 47.8 0 18
SP 5A 0.06 30 22.5 0 1
SP 5A 0.09 30 22.5 0 2
SP 5A 0.09 30 22.5 0 2
SP 5A 0.32 30 22.5 0 7
SP 5B 0.07 75 47.8 0 3
SP 58 0.07 75 47.8 0 3
SP 5B 0.13 75 47.8 0 6
SP 5B 0.20 75 47.8 0 10
SP SB 0.21 75 47.8 0 10
SP 5B 0.83 75 47.8 0 157
SP 6 0.06 75 47.8 0 3
SP 6 0.06 75 47.8 0 3
SP 6 0.12 75 47.8 1 5
SP 6 0.13 75 47.8 1 5
SP 6 0.12 75 47.8 0 6
SP 6 0.15 75 47.8 0 7
SP 6 0.22 75 47.8 0 10
SP 6 0.23 75 47.8 0 11
SP 6 0.34 75 47.8 0 16
SP 6 0.37 75 47.8 0 17
SP 7 0.25 75 47.8 0 12
SP 9 0.14 75 47.8 0 7
SP 9 0.66 75 47.8 0 32
SP 10 0.10 30 22.5 0 2
SP 10 0.15 30 22.5 0 3
NATIONAL CITY B-7 HOUSING ELEMENT
APPENDIX B
GENERAL DU/AC DU/AC EXIST
APN STREET EXISTING USE PLAN ZONE ACRES ALLOWED ASSUMED DU DU NET
5564740300 C Vacant SP 10 0.17 30 22.5 0 4
5564731700 9TH Parking lot SP 10 0.19 30 22.5 0 4
5564732000 C Vacant SP 10 0.21 30 22.5 0 5
5600640600 NATIONAL CITY Vacant SP 12A 0.07 75 47.8 0 3
5600140600 NATIONAL CITY SFD SP 12A 0.13 75 47.8 2 4
5600140700 NATIONAL CITY SFD SP 12A 0.15 75 47.8 1 6
5600630700 NATIONAL CITY Vacant SP 12A 0.33 75 47.8 0 16
5600640400 ROOSEVELT Vacant SP 12B 0.10 75 47.8 0 5
5600640200 ROOSEVELT SFD SP 12B 0.13 75 47.8 1 5
5600640100 ROOSEVELT Industrial SP 12B 0.13 75 47.8 0 6
5600640500 ROOSEVELT Commercial SP 12B 0.14 75 47.8 0 7
5601000700 NATIONAL CITY Commercial SP 13 0.19 75 47.8 0 9
5601000600 NATIONAL CITY Commercial SP 13 0.20 75 47.8 0 9
5601000500 NATIONAL CITY Commercial SP 13 0.25 75 47.8 0 12
5601000800 16TH Commercial SP 13 0.94 75 47.8 0 45
136.00 4,359
NATIONAL CITY B-8 HOUSING ELEMENT