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NATIONAL CITy INCORPORATV (Strikcthrough / Underline) 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 1-4 D. Data Sources and Methodology 1-4 E. Summary of Findings and Policies 1-4 F. Public Participation 1-5 G. General Plan Consistency 1-8 CHAPTER 2: COMMUNITY PROFILE 2-1 A. Population Characteristics 2-1 B. Household Characteristics 2-6 C. Housing Characteristics 2-32 D. Estimate of Housing Needs 2-41 E. Multi -Family Affordable Housing 2-44 CHAPTER 3: HOUSING CONSTRAINTS 3-1 A. Market Constraints 3-1 B. Governmental Constraints 3-5 C. Infrastructure Constraints 3-35 D. Environmental Constraints 3-35 CHAPTER 4: HOUSING RESOURCES 4-1 A. Available Sites for Housing 4-1 B. Financial Resources 4-17 C. Administrative Resources 4-18 D. Opportunities for Energy Conservation 4-19 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 6-26 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 a fivean eight -year plan for the 201-3-2-020-periodFifth Housing Element Cycle (April 30, 2013 — April 30, 2021) and serves as an integral part of the General Plan, but is updated more frequently, as required byon 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. especially significant change is the 14.9 percent overall population growth in the City between reasons for this change may be attributed to households moving to National City to seek more develop and a lack of n arby unincorporated land for the City to annex, situations which have existed since before 2000. Another significant demographic change in National City between 1990 and 2000 is a decrease in the 18 to 24 and the 25 to 44 age groups and an increase in all age groups for minors and senior citizens. Hispanic/Latina-re-ident increases and decreases in white residents during 4his period are also statistically significant Another challenge facing the City is the rising cost of housing in relation to a median family income that is the lowest in southern San Diego County. This situation combined with the City's large average household size has led to incr asing rates of overcrowding among lower income 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. NATIONAL CITY 1-2 HOUSING ELEMENT INTRODUCTION 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. 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 redevelopment under -developed sites within the City's Downtown Specific Plan area (in which over /1,317 dwelling units are entitled/proposed), the Westside Specific Plan area, or through mixed use or multi family development withinand the City's commercial new mixed -use districts and corridors and higher density multi -family zones. The City and its redevelopment agency, the Community Development Commission, have been able to ac.,ist in the construction of 111 affordable housing units and the acquisition and rehabilitation-of-2-1-5 affordable housing units since 1999. They have also assisted hundreds of other low and moderate income ho Beholds through various affordable housing programs. Under the San Diego Association of Governments (SANDAG) Regional Housing Needs Assessment (RHNA), National City must accommodate 34$1,863 additional housing units from January 1, 2010 through 20-4-0December 31, 2020 (the 'projection period'), of which 18 1165 should be affordable to very low income households, 39 353 should be affordable to low income households, 60-327 should be affordable to moderate income households, and 202-718 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 NATIONAL CITY 1-3 HOUSING ELEMENT INTRODUCTION 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 every fi�Qrson 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, 2003 2010 through June 30, 2010December 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. D. Data Sources and Methodology In preparing the Housing Element, various sources of information were used. Whenever possible, 1990 and 2000 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 Dataquickvarious 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: • amend the City's Land Use Code to address compliance with State law and remove unnecessary constraints; • Pursue State and Federal funding opportunities. NATIONAL CITY 1-4 HOUSING ELEMENT INTRODUCTION • 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 the Affordable Housing Tack Force and Gentasting housing partnerships and interested organizations on programs and policies. • Soliciting public comments at a public workshop with the Planning Commission and presentations to the City Council. • Engaging community input at each of the 7—three Neighborhood Planning Groups by direct mailings to residentsCouncils. • Encouraging input by the community, developers, and interested organizations at a series of three Strategic Planning workshops 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. Affordable Housing Task Force At the onset of the preparation of the Housing Element, the City Council formed an Affordable Housing Task Force in 2005. All segments of the community and non profit housing Metropolitan Area Advisory Commission (MAAC), Southern California Housing Association, Christmas in July, and Environmental Health Coalition (EHC) were encouraged to participate in the Housing Advisory Task Force through a combination of general public notices and direct NATIONAL CITY 1-5 HOUSING ELEMENT INTRODUCTION members including members of the Planning Commission and ENC. The Affordable Housing Task Force's mission is to bring affordable housing stakeholders together with staff to review existing housing policies and make recommendations for improvement. Their goal is to determine strategies and resources available for the creation of affordable housing and to review opportunities to retain existing affordable housing. In November 2005, the City Council appointed members who demonstrated they had a vested in the City. The City advertised the Task Force application process in three local papers: the Star News, the Filipino Press, and La Prensa (Spanish English bilingual paper). The bi monthly Task Force meetings are open to the public. Public Workshop The Planning Commission conducted a workshop on October 3, 2005January 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 Ls Affordable Housing Task Force in February, 2006 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 seven three Neighborhood Councils, the Environmental Health Coalition, and other organizations. The City presented a summary of the Housing Element to the seven three Neighborhood Councils, which represent the entire city, during January and February 2013: = Northside Council Represents the Bayside and El Pueblo communities (September 5, 200-7-) _ GF Egger Represents area around Granger Ii inior High (September R 2nm) • Central Represents Central National City, Civic Center, and Plaza (September 12, 2007) • Eastside Represents El Toyon, Manchester, and Summercrest communities {September 13, 2007) • Olivewood Represents Olivewood and Sweetwater communities (August 15, 2007) = Old Town Represents the Old Town area of National City (August 23, 2007) • Kimball Neighborhood Council — 2013) • El Toyon Neighborhood Council — 10, 2013) Represents the western area of the City (January 9, Represents the northeastern area of the City (January NATIONAL CITY 1-6 HOUSING ELEMENT INTRODUCTION • 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 majority of the entire City as reflected on Figure 1 1. Areas not covered within the Neighborhood Councils include the National City Golf Course east of the Olivewood community and a primarily undeveloped canyon area south of the Granger community. 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 each resident within the boundaries ofthose on the interest list for each council. Comments received at the council workshops are summarized by each Neighborhood Council in Appendix Strategic Planning Workshops On January 30, 2007In 2011, the City Council conducted the first of three workshops to update the Strategic Plan workshops. The purpose of the Strategic Plan is to address community and economic development in the City for the next 5 years. The first workshop centered on how the vision of the ideal community must be balanced with the reality of existing conditions and limited resources. The next two workshops held on February 28, 2007 and April 5, 2007, focused on, 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." Memorializing community concerns, 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. Adopt Housing Elements as a 5 year Housing PlanUpdate Housing Element Before 2013 Deadline Based on New RHNA. b. Implement Home Ownership Assistance ProgramsSecure Funding to Begin Construction on Paradise Creek WI-TOD. c. Develop affordable housing by leveraging 20 percent TIF Set Aside, Home Funds, anE1 other affordable ho ,sing funding financing progrnmsComplete Design and Find Funding for Senior Village Expansion and Enhancement. d. other land uses; carry out Amortization Ordinance efforts for WestsideExtend and Expand Housing Programs that Demonstrate Results, Initiate Amortization Efforts, and Correct Residential Code Violations. through property owner workshops. NATIONAL CITY 1-7 HOUSING ELEMENT INTRODUCTION 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 reviewed and specific changes to theconsidered in the update of the Housing Element were completed in response to concerns and interests. Changes incorporated in the HE included adding the following goals: 2. Emphasis shall be placed on developing affordable housing for f�,—lies,,d thhat funding shall be spent proportionate to the needs of the community. Initiate proceedings towards and consider a comprehensive green building program by December 2008. I In addition, the Housing Element will be subject tohave 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 seven 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. II. Overall Urban Framework Element B. The City shall maintain its identity as a distinct community by promoting a high quality urban environment with stable residential neighborhoods and healthy business districts. (also repeated in Housing Chapter) D. The City will encourage new development and rehabilitation of existing buildings complexes and businesses. G. New development in National City will be subject to the availability of adequate public services and facilities, and will recognize appropriate environmental considerations. H. The City will encourage privately initiated redevelopment efforts in residential, commercial and industrial areas of National City, and will utilize public NATIONAL CITY 1-8 HOUSING ELEMENT INTRODUCTION redevelopment resources where necessary to stimulate and leverage private investment. V e y will mam n r i iir t for archit aI and e n control on �. f �PP1T1--fTTQ1lTLLT1l"r-r.�LTfrGTITGTlT�1'�Cn'QTII"C�iOL�l1Tn--CTfCr-.i'Ff� .�'I�l1�QnCfVTOTf different uses and properties, and to help strengthen business areas and procedures will continue to recognize reasonable cost considerations for owners in design requirements and procedures. W. Design review procedures will be continued within existing Redevelopment Project Areas. encouraged a assisted, us g both private d public reso s. P-epe-rty consei at-i-An enh ccemant of community appearan-Ga_4-1I he enrol iraged in Housing Chapter) III. Natural Setting Element C. Assessment of potential flood and drainage impacts will be required of all major new developments. When significant impacts are identified, the project will provide adequate mitigation either directly or will provide the means for financing necessary public drainage improvements. H. The City will require that new development be designed to minimize energy consu tie-n,aR-G1 -ell— pycoi retrofitting of existing hi uildings to conserve energy. noise levels for specific types of urban activities. M. The City will encourage the location of sensitive land uses away from high noise N. Protection from excessive levels of noise will be a high priority in National City to provide a quality living environment. V. Economic Development Element P. he City niil ect a_ �e rvgrity and q iality of the residential environment by restricting the type of business activity allowed in the City's neighborhoods. VI. Public Services and Facilities Element U. All transportation planning will recognize the priority for protecting the quality of life in National City's neighborhoods, and for minimizing any impact on schools, hospitals, rest homes and other sensitive facilities. NATIONAL CITY 1-9 HOUSING ELEMENT INTRODUCTION • 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. • 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 1-10 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 The City's resident population was 5/1,2119 in 1990, but grew slightly over the decade to a population of 51,260 in 2000. The Department of Finance recorded in 2005 that the population increased 11.9 percent to 63,773 residents (Table 2 1). Much of this population change is likely due to the increase in military population within National City, change in demographics, and increase in family size. 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 2005 2000-2005 Chula Vista 51,260 173,556 63473 217,513 4-49 20,2 Imperial Beach - 26,992 27,710 2.5 Lemon Grove 2^ ,943 25,531 24 San Diego County 1,223,100 2,813,833 1,305,736 3,051,280 6,3 7,7 Sou ices -nsus2000 California D artm of Fi e Repo-rts-E5_ 0 `045. NATIONAL CITY 2-1 HOUSING ELEMENT COMMUNITY PROFILE 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 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 projected growth in population from 2005 to 2010 is higher than that projected for neighboring significantly gr otcr than the SANDAG projcction for population. 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 2-830.2 in 20002010; one of the lowest of the southern the lowest of all cities in San Diego County cities and 41.5 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 20002010, residents under 18 years of age constituted 31-125.5 percent of the City population, while seniors (over 65) comprised 11 10.6 percent. NATIONAL CITY 2-2 HOUSING ELEMENT COMMUNITY PROFILE Table 2-2 Age Characteristics G4ty Under 18 Years Over 65 Years Median Agc 2000 Men Women h4e Women Number % Number % Number % Number % Nationa4-City 8,341 15.1 77998 15.7 2,167 4.5 3,522 6.19 Chula Vista 25,507 14.7 24,357 14.0 8,035 4 4:6 11,081 6-:4 33 Imperial Beach 4,030 4-4-9 3,918 1 11.5 858 3 3,2 1,171 41.3 28.6 Lemon Grove 3,477 13,9 3,409 13.7 1,165 4-7 1,832 7:4 34 San Diego City 151,308 12.3 142,600 4 51,117 4 73,861 6,8 32.5 San Diego County 371,331 13.2 352,330 12.5 133,213 4,7 180,537 6,4 33,2 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 1990 2000 and 2000 2010 was the decrease nearly 5 percent increase in the number of individuals between the ages of 18 45 and 44-64 (Figure 2-1). This may be indicative of how home and rental prices in price ran -go for yer residents and working families. There was a 6.3 percent decline among 18 to 24 year olds, who tend to be in school or beginning their careers, and a 3.7 percent decline within the 25 to 11 age group, which tends to have larger household sizes that consist of young families with children. 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). Figure 2 1 National City Age Distribution, 1990 and 2000 Source: Census 1990 and 2000 NATIONAL CITY 2-3 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% 11.0% 10.6% Source: Census 3. Race and Ethnicity National City experienced significant racial/ethnic changes from 1990 2000 to 20002010. 144 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 4-6-318.5 percent Asian/Pacific Islander and 7.9r1_5 percent African American; with other races/ethnicities accounting for less than one 2.3 percent of the population (Table 2-3). Table 2 3 Race/Ethnicity, 1990 and 2000 Race/Ethnicity 1990 2000 Number Percent Number Percent White 44;080 25 9 7,653 444 Hispanic/Latino 26,91/1 49:6 32,053 5-94 Asian/Pacific Islander 8,608 464 10,468 19.3 African American /1,265 7.9 2,823 5:2 Other* 12/1 0,22 1,263 2.3 Source: Census 1990; and Census 2000. * Note: The category of "Other" was changed to include "two or more races" in 2000. NATIONAL CITY 2-4 HOUSING ELEMENT COMMUNITY PROFILE 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 The proportion of City residents in 2000 who classified themselves as white decreased significantly to 14.1 percent. This is contrary to the proportion of Hispanic/Latinos, which increased to 59.1 percent. The popul declined slightly to 5.2 percent. The proportion of those who classified themselves as The City has the highest proportion of non white residents of its neighbors 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, 2000 City White Hispanic/ Asian/ Black/ ° Other (/o) Pacific African Latino (%) Islander (%) American ((Yes) National City 111.1 594 19.3 5,2 2.3 Chula Vista 31.7 /19.6 4-1-4 4 2.9 Imperial Beach 43,5 40,6 7 4 4,9 4 Lemon Grove 118.2 28:5 744 4:5 4,7 San Diego City 49.3 2 11.3 3.4 .4 .7,6 San Diego County 55.0 2-6,7 94 5.5 3.7 Source: Census 2000. NATIONAL CITY 2-5 HOUSING ELEMENT COMMUNITY PROFILE Table 2-4 Racial Composition, 2010 City/County White (%) Hispanic/ Asian/Pacific Black/African Other (%) Latino (%) Islander (%) American (%) 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 28.639.2 percent of the City's households were comprised of married families with children, the largest percentage in San Diego County. In 2.0002010, 24,823.6 percent were comprised of families without children, 28,227.3 percent were comprised of other types of families, and 21.421.9 percent were non -family households. The City's average household size in 2000 2010 was 3.383.41 peoplopersons, the highest average in the county. NATIONAL CITY 2-6 HOUSING ELEMENT COMMUNITY PROFILE Table 2 5 Household Characteristics Household Typo 1990 2000 % Change Number Percent Number Percent Households 11,601 489 15,018 408 3 Family Households 11,107 71 11,802 78.5 3 _ Married With Children 41,561 31-3 41,291 28.6 -6 - Married No Children 3,050 20.8 3,272 2-1--8 7 Other Families 3,793 26.0 1,239 28,2 1-2 Non Family Households 3,197 21.9 3,216 21.1 4 - Singles 2,619 18.1 2,513 16.7 -5 Singles 65-- 1,226 8,4 1,202 8,0 -2 Other Non Family HH 518 3,8 703 4 28 Source: Census 1990 and Census 2000. Note: Percentages may not add to 100 due to rounding. Percentages for sub categories arc expressed as a proportion of the total for that category, not all households. 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). SANDAG The 2010 Census estimated that the median household income in National City was $29,82611,864. This median income +s-was the lowest of all cities in se t er+i San Diego County where the countywide median was $67,148 (Figure 2-2). NATIONAL CITY 2-7 HOUSING ELEMENT COMMUNITY PROFILE $80,000 $60,000 $40,000 $20,000 $0 Figure 2-2 Estimated Median Household Income ■ Income San Diego Region $67,148 $67,264 I City of Chula Vista City of Imperial Beach $47,485 City of Lemon Grove $54,452 City of National City $41,864 I City of San Diego $66,652 Source: 2010 US Census 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 2000 2010 Census, 2 217 percent of the City's households had incomes lower than $15,000 (Table 2-6) and 4338 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 27-23 percent of the City's households earned incomes between $15,000 and $29,999; a similar proportion (34.219 percent) earned incomes between $30,000 and $59,99944,999; also decreases from 2000. Table-2 6 Household Income Profile, 1999 Income Category National City San Diego County Number Percent be- r Percent 3,546 23,2 42-4 436 12.5 $15,000 to $29,999 '1,098 27.1 179,267 1-8,9 $30,000 to $11,999 3,013 49,9 172,376 17.3 $15,000 to $59,999 2,163 11.3 138,167 43-9 $60,000 to $99,999 1,788 11.8 221,812 22 6 $100,000 or moro 566 3 156,101 15.7 NATIONAL CITY 2-8 HOUSING ELEMENT COMMUNITY PROFILE 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, 2000 Household Income Renter Owner Total Number Percent Number Percent Number Percent Les than $10,000: 1,755 17.8 249 4 2,001 13.3 $10,000 to $19,999: 2,309 23.5 521 9.9 2,833 18.7 $20,000 to $31,999: 2,835 28.8 1,102 20.8 3,937 26.0 $35,000 to $19,999: 1,181 45-0 1,221 23,0 2,702 47 8 $50,000 to $74,999: 954 9.7 1,266 23,9 2 0 14.7 $75,000 to $99,999: 302 3.0 539 10.1 344- 5.5 $100,000 or more: 175 .1 388 7.3 563 3 Total 9,811 -100 5,289 -100 1-5400 -100 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 2-9 HOUSING ELEMENT COMMUNITY PROFILE 3. Employment Employment has an important impact on housing needs. Incomes associated with different jobs and the number of workers in a household determine the type and size of housing a -household canvas afford. Employment is an aspect of a household that is directly correlated with housing needs. Depending on the different incomes, lobs, 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 20002010, the two largest occupational categories for City residents were service and sales/office occupations (Table 2-8). These categories accounted for more than 51.558.2 percent of jobs held by National City residents, while these categories comprised less than 13.314 percent of jobs held by San Diego County residents. Table 2 8 Employment Profile Occupations Residents National City San Diego County of Neer Percent Neer Percent Managgrial/Profossianat 2,735 15.1 167,386 37.7 Sales/Office 1,518 25.1 337,603 27.2 Service 1,619 26,1- 199,381 16.1 Production/Transportation/Material 3,111 19.3 122,933 Qg 2,253 1-2,6 1-07,4-50 8, Farming/Forestry/Fishing 165 <4 6,502 <4 Totall 17,761 -100 1,211,258 -100 Source: Census 2000. NATIONAL CITY 2-10 HOUSING ELEMENT COMMUNITY PROFILE 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 2,811 12.76% 109,308 7.85% Moving Construction/Extraction/Maintenance 2,746 12.47% 112,492 8.08% 98 0.44% 16,266 1.17% Farming/Forestry/Fishing 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, 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 200/12010. 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. NATIONAL CITY 2-11 HOUSING ELEMENT COMMUNITY PROFILE Table 2 9 Occupations Average Salary Management $9,1, 33/1 $90,511 $62-34 Architecture and Engineering $66,630 $63,/133 Life, Physical and Social Science $58,929 Business and Financial Operations $511,657 Arts Design Entertainment Sports anti Media 7 Education, Training and Library $/6,072 Construction and Extraction $40,286 Protective Service $40,023 T 1edian Average Salary of All Occupations $39,1-49 $39 6 Comma inity and Social Scryioe $38,883 Sales $34 541 Office and Administrative Support $30, 008 Production $25,88/1 $4 Healthcare Support $25,656 $22,275 Building Grounds Cleanup and Maintenance $2 ;853 Farming, Fishing and Forestry $21,108 Food Preparation and Serving Related $4-8270 Source: State Employment Development Department, 2004 NATIONAL CITY 2-12 HOUSING ELEMENT COMMUNITY PROFILE 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 $84,678 Architecture and Engineering 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 $46,761 Installation, Maintenance and Repair Community and Social Service $50,280 Sales $39,746 Office and Administrative Support $37,288 Production $35,092 $32,474 Transportation and Material Moving 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 A sample survey of private industry employers in 2002 2007 (Table 2-10) showed that the top private sector employers, by percentage of employees, are and food service, and wholosaleretail trade (34%), health care & social assistance (17%), accommodation & food services (15%), and manufacturing (13%) (Table 2 11). The average annual wages per job in these sectors range from approximately $12,00013000 to approximately $36,000. Even with two wage earners, many households in these sectors of the economy would be low income. Table 2-10-11 lists the major employers in the City by number of employees. NATIONAL CITY 2-13 HOUSING ELEMENT COMMUNITY PROFILE Table 2-10 Major Employers in National City 500 Employees or Moro Naval Station San Diego National City School District Paradise Valley Hospital 250 to 199 Employees Mossy Nissan City of National City Dixieline Lumber 100 to 219 Employees Friendship Developmental Services Paradise-Vallay-M-anar--&-H-ealtla-Gare Ron Baker Chevrolet Windsor Gardens Convalescent McCune Chrysler Plymouth Pasha Services Westcott Mazda Kia Knight & Carver Yacht Center Ball Automotive Group Motivational Systems, Inc. Mervyn's Department Store FrieTT nfGTT IT or J. C. Penney Company, Inc. Schef Steel Castle Manor Convalescent Center Pacific Defense Systems Fs Alutiiqju Joint Venture Holiday Inn Frank Toyota Sourcc: City of National City (January, 2005) Table 2 11 Employment by Industry in National City, 2002 Industry Description Number of Annual Payroll Number of Average Percent Establishme Employee jaeF Employee of Employees nts ($1,000) s 119 ,, 556 1,111 $35 54 10.5 Retail Trade 338 $4347453 1,928 $27-7Q3 36.6 Information 45 $2,319 468 $2-1,47-2 9-8 Real Estate & Rental & 55 $32,380 644 $59;2 4,0 Leasing Professional, Scientific, 8, Technical Services Administrative & Support & 48 $13,963 668 $24 640 4,2 Remediation Service Education Services 4 $713 36 $20,639 0:3 115 $79,563 2,551 $31,16-9 16,9 Assistance ArtsCntertaipmont A. 4-0 Ne-l-nfer-matien-Available Recreation Accommodation & Food 1-5 $27,615 2,336 $11-,824 17.3 Services Other Services (Except 137 $20,155 984 $45 7.3 Public Administration) Source: U.S. Census Bureau, 2002 Economic Censu NATIONAL CITY 2-14 HOUSING ELEMENT COMMUNITY PROFILE Table 2-10 Employment by Industry in National City 2007 Industry description Percent of Number of Number of Annual Average / Payroll Employees Employees Establishments Employee ($1,000) Retail Trade 34.2 5,688 322 $150,319 $26,427 Health Care & Social 16.8 2,807 160 $97,413 $34,703 Assistance Accommodation & 14.6 2,429 175 $32,758 $13,486 Food Services Manufacturing 13.3 2,215 93 $78,658 $35,511 Wholesale Trade 5.6 940 96 $43,788 $46,582 Other Services (Except 5.2 876 131 $24,936 $28,465 Public Administration) — — Administrative & 3.51 584 41 — $13,795 $23,621 Support & Waste Management & Remediation Services Professional, Scientific, 3.28 546 62 — $16,148 $29,575 & Technical Services — Real Estate & 2.03 339 59 $10,994 $32,430 Rental/Leasing Arts, Entertainment, & 0.68 114 11 $2,134 $18,719 Recreation Information 0.53 89 13 $2,942 $33,056 Educational Services No Information No Information 4 No Information No Information Available Available Available Available Source: Economic Census NATIONAL CITY 2-15 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. In 2000, approximately 35.9 perccnt of the City's households lived in overcrowded Gonditionc d renters 42.4 percent of renters versus 23.9 percent of owners lived in overcrowded conditions. The City faces an extremely high rate of overcrowding, more than three times the countywide rate of 11.8 percent. 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 32 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 NATIONAL CITY 2-16 HOUSING ELEMENT COMMUNITY PROFILE Finance estimated National City's average household size at 3.46443 in 2012, compared to 2.79 783 countywide. bedrooms. A three bedroom unit is typically considered adequately sized for large households. 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. In 2000 According to the American Community Survey in 2011, 38.253 percent of the City's households overpaid for housing, up from 38 percent in 2000. Overpayment affected 30.544 percent of owner -households and 12.160 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.. Overpayment affected 78.3 percent of all the City's households earns than 30 percent of median family income (MFI). Among renters who overpaid in 2000, 21.7 percent earned incomes less than 30 percent of MFI. 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 The percentage of National City households that overpaid for housing, the percentage is comparable was higher than mostto nearby cities such as Chula Vista (35453.3), El Cajon (38.1 }Imperial Beach (48.9), La Mesa (33.5), Lemon Grove (35,851.2), and Santee San Diego (31.717.3). 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 NATIONAL CITY 2-17 HOUSING ELEMENT COMMUNITY PROFILE 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. Table 2-12 Special Needs Groups in National City, 2000 Special Needs Groups der Percent Seniors1 5,076 4 4,16/1 Large Houscholds339 21.9 Single -Parent Households3 2,663 18.0 Homeless Person../1 0 14,3 —1 Milita-y5 5,897 10.9 3/163 6/1 Persons Dependent on 1 0.2 Also /117 gs6 Persons with HI\/ and AIDS7 58 8.1 Farmworkcrs 165 0.92 Source: Census 2000; a ion�a k-F rce o�T om ss 209T NATIONAL CITY 2-18 HOUSING ELEMENT COMMUNITY PROFILE Table 2-12 Special Needs Groups in National City, 2010 Number Percent Special Needs Groups 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 2000 2010 Census, 5,4709,570 seniors (age 65 or older) resided in the City;; a significant increase compared to the 2000 Census in which there were 5,470 seniors. and there were 3,362 senior head of households. Among the senior 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 $21,57128,250,. while the median income of seniors over age 71 was $21,360. 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, 1-5-19 licensed community care facilities serve residents with a capacity of 256-240 beds/persons (actual capacity may be greater as data NATIONAL CITY 2-19 HOUSING ELEMENT COMMUNITY PROFILE could not be obtained from some facilities). There is no licensed community care facility for youth aged 17 or younger. Table 2-13 I icensed Residential Care Facilities Age Tstat Total Capacity Number of (it of beds! Mentally Developmentally Non Facilities Disabled Disabled Ambulatory persons) Age 18-59 Adult Residential 7 36 48 8 4 Adult Day Caro 2 117 — 1-5 99 Age 60+ Elderly Residential 6 103 — — 27 Total 15 256 48 23 424 Table 2-13-A Licensed Residential Care Facilities Specialized Care (Capacity - # of beds) Aqe Total Number Total Capacity (# Mentally Developmentally Non - of Facilities of beds/persons) Disabled Disabled Ambulatory Aqe 18-59 Adult Residential 6 25 n/a 6 5 Adult Day Care 3 112 n/a 12 75 Aqe 60+ Elderly 10 103 12 12 95 Residential Total 19 240 12 30 175 Source: California Department of Social Services, October 2012 NATIONAL CITY 2-20 HOUSING ELEMENT COMMUNITY PROFILE Persons with Disabilities Persons with disabilities have special housing needs because of their fixed incomes, the lack of 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 2000 2010 Census, 11,1871,448 persons with one or more disabilities resided in National City„ representing 2.1 percent of the residents over five years of age. Of the population with disabilities, 2,913 were seniors; seniors comprised 51.1 percent of the City's population with disabilities. 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. For those of working age, disabilities can also restrict the type of work performed and income incomes below the poverty level in 1999. Among the reported disabilities, the most common were disabilities that prevented residents from working (21.5 percent), with physical disabilities being the second most prevalent disability tallied (21.1 percent). 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. 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 NATIONAL CITY 2-21 HOUSING ELEMENT COMMUNITY PROFILE 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 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. NATIONAL CITY 2-22 HOUSING ELEMENT COMMUNITY PROFILE 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). I here are a number of housing types appropriate tor 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. 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 1-9S0 2000 Number Percent Number Percent Large Households, (5 or more) 3,22/1 21-8 3,7/12 24.9 Owner Occupied 1,292 /10.1 4 /13.5 Renters 1,932 59.9 2,112 56.41 NATIONAL CITY 2-23 HOUSING ELEMENT COMMUNITY PROFILE 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 (33.27 versus 33.69 persons per household), overcrowding disproportionately affected renter -households in 20002010. Approximately /12./121.5 percent of renter -households lived in overcrowded housing units compared to 23,911.8 percent of owner -households. Single -Parent Households National City was home to 2,3/142,362 single -parent households with children under age 18 in 2-01302010. 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, 51.735.4 percent of all single -parent households and 58.742.2 percent of female -headed households with children lived in poverty in 20002010. 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: 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. NATIONAL CITY 2-24 HOUSING ELEMENT COMMUNITY PROFILE 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). RTFH estimates that 25 out of the 75 estimated -homeless population in National City (47 of which were non farm workers/day laborers) were unsheltered in 200/1. 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, 2004 Total Homeless Total Unsheltered Unsheltered* Urban Farm Total Total Urban Farm Total Workers/Day Workers/ay D Laborers Laborers National City 25 0 25 4.7 0 47 552 Chula Vista 150 0 150 324 0 324 68.3 Imperial Beach 4-2 0 4-2 0 0 0 e/a Lemon Grove 50 0 50 0 0 0 a/a San Diego City 1,258 200 /1,458 2,239 200 2,1139 54.7 San Diego 7,323 2,3'14 9,667 3,901 2,309 6,210 6/.2 County Note: *Based upon the number of shelter beds available each night. Table 2-15 Homeless Population by Jurisdiction, 2010 Total Homeless Total Sheltered - Urban Farm Workers/ Total Urban Farm Workers/ Total Sheltered Day Laborers Day Laborers (%) 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 NATIONAL CITY 2-25 HOUSING ELEMENT COMMUNITY PROFILE 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. 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 A survey conducted by SANDAG found 78 regional homeless services available in National City Bank of National City. These services include shelter, transitional housing, supportive services, food banks, etc. The MAAC provides needs assessment, emergency food and rental assistance, case management, housing referral, and other services. Through networking with placement, job training, medical prescriptions, transportation, and counseling. 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 2-26 HOUSING ELEMENT COMMUNITY PROFILE Table 2 16 Homeless Shelters and Services Servicing National City Name Agency Special Needs Location # Beds 1- PopT ula on Case Management Agency Project Hand Lutheran Social Svcs General General Chula n/a Population Homeless Vista Options South Bay MITECni-lcire Families with n Substance Chula Vista n/a Abuse Treatment South Bay MAAC Project General General Chula Vista n/a Population Homeless Chula Vista Family The Salvation Army General General Chub Vista n/a Svc& Population Homeles, Emergency Shelter ISN Rot'l Shelter Ecumenical Council General General Regional 1-2 South Bay of San Diego Population Homeless Casa Nuvea Vida I South Bay Community Svcs General General Chula 54 Population Homeless Vista La Nueva Aurora South Bay Families with Children Victims of Domestic s Chula Vista nits e Transitional Shelter Nosetres MAAC Project Adu n Substance Chub Vista Abuseunkei Treatment rasp nip extra South Bay Homeless Youth General Chula unkn Shelter Community Svcs o Homeless m Vista Gass Sew lilt South Bay Women and Children Victims of Chula 50 Domestic Community Svc Vista Violence Caws South Bay Families with Children General Homeles, Chub Vista 7 Community Svcs Casas de Transition South Bay Community Svcs Families with General Chula Vista 73 Children Homeless Trolley Trestle South Bay Adult Men and Women General Chula Vista 1-0 Community Svc& Homelese Trolley South Bay Families with General Chula Vista 1-0 Community Svcs Children Homeles, -Trestle Victorian Heights Children h Victims of National C ity 38 Domestic Violence Communioutty Svcs Vouchers Hotel Voucher Souk €amil+es-wit# General Chub Vista n/a Community Svcs Children Homeless 1 Based upon the number of shelter beds available each night. 2 Number of shelter beds increases from 50 to 75 during winter months. Source: San Diego Regional Task Force on the Homeless, 20011; and National City, 2001. NATIONAL CITY 2-27 HOUSING ELEMENT COMMUNITY PROFILE Table 2-16 Homeless Shelters and Services Servicing National City Name Agency et Special Needs Location Porgulation Beds Case Management Agency Project Hand Lutheran Social Genera7 General Chula Vista n/a Services Population Homeless Options South MITE General Substance Abuse Chula Vista n/a Bay Population Treatment — South Bay MAAC Project General General Chula Vista n/a Community Population Homeless Services Chula Vista The Salvation General General Chula Vista n/a Family Services Army Po•ulation Homeless Emergency Shelter La Nueva Aurora South Bay Families with Victims of Chula Vista 32 Community Domestic Children Services Violence Casa Nuestra South Bay Homeless General Chula Vista 8 Community Shelter Youth Homeless Services Casa Nueva Vida South Bay Families with General Chula Vista 54 Community 1 Children Homeless Services Casa Segura South Bay Families with Victims of Chula Vista 45 — Community Domestic Children Services Violence Transitional Housing/Shelter Nosotros MAAC Project Adult Men Substance Abuse Chula Vista 13 Options South M.I.T.E Women with Substance Abuse Chula Vista n/a Bay Children Treatment — Women's M.I.T.E Women with General Chula Vista n/a Homeless & Recovery Center Children Domestic Violence Casas de South Bay Families with General Chula Vista 73 community Transicion Children Homeless Services Casas South Bay Families with General Chula Vista 7 community Children Homeless Services Trolley Trestle South Bay Youth & General Chula Vista 10 community Parenting Homeless Services Youth NATIONAL CITY 2-28 HOUSING ELEMENT COMMUNITY PROFILE Casa Nuestra South Bay Homeless General Chula Vista 8 Community Shelter Youth 12-17 Homeless Services Casa Nueva Vida South Bay Families with General Chula Vista 54 community 1 Children Homeless Services Casa Segura 1 & South Bay Families with Victims of Chula Vista 45 community Domestic 2 Children Services Violence Victorian Heights South Bay Women with Victims of National 38 Domestic community Children Violence & City Services Substance Abuse Vouchers Hotel/Motel South Bay Families with General Chula Vista n/a Community Voucher Children Homeless Services Source: County of San Diego (Housing Resources Directory 2011-2013) 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, 3,3913,427 single military personnel or those living away from their families resided on ships in 19952010. This is a decrease from the 1990 1995 population of 5,8973,391 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. 38.00, which borders San Diego Bay and Nationa-I—G-is comprised of military personnel in Census. Of the remainder, 1.5 percent are in correctional institutions and 0.1 percent are in to stay in the area when discharged from service. They may also seek housing outside of 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: NATIONAL CITY 2-29 HOUSING ELEMENT COMMUNITY PROFILE - 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 2000 2010 Census reported that 3,0113,650 people in National City were enrolled in either undergraduate college or graduate/professional schooling. The number of enrolled students accounts for 5 6.2 percent of National City's population, a slight increase from 2000. Region -wide, approximately 8.912.8 percent of residents were enrolled in college in 20002010. 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. As this existing Higher Education Center nears maximum capacity, a new and that the maximum number of students that would be on the campus at one time would be about 3,000. The proposal to expand the Education Center does not include a student housing student housing. NATIONAL CITY 2-30 HOUSING ELEMENT COMMUNITY PROFILE Farm Workers City has no registered land in agricultural use in within its City limits in 2005. This information was derived by querying spatia -deter from the Department of Water Resoi hoes 2002 I and I Ise Dataset. The Department of Health and Human Services determined that there were 19,719 farmworkers in San Diego County in 2000, of which 16 percent were migrant farmworkers and 51 percent were seasonal laborers. No comparable statistics were available for National City. According to the Census persons in National City w emplo„er1 in the farming, forestry, and fishing farmworkers in National Cit„ due to seasonal,,arity of the labo migra ores, a significant level of under reporting. Although there is little documentation on the number of farmworkers working or living in National Economic Development Department, persons employed in farming, forestry, and fishing occupations in San Diego County earned approximately $21,108 in 2003. Specifically, 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 both 2000 Census and 2005-2009 ACS, 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. NATIONAL CITY 2-31 HOUSING ELEMENT COMMUNITY PROFILE C. Housing Characteristics 1. Housing Type According to the California Department of Finance, National City had 15,11016,780 housing units as of January 1, 20052012. The majority (5-1-554 percent) were single-family units, with 12.882 percent consisting of single-family detached units and 8.6518 percent single-family attached units. Multi -family dwelling units comprised 15.7113 percent of the housing stock, and the remaining 2:84three percent were mobile homes. Since 20002005, the proportion of single-family detached and multi -family developments with five or more units and attached declined increased by less more than one percent. The City expe v d' a one perce crease in m�e-homes e-2 17T while the proportion of multi -family units and mobile homes decreased slightly. Table 2 17 Housing Unit Types 2000 2005 Number Percent Number Percent I Single family Detached 6,631 /12.76 6,609 42.80 Single family Attached 1,339 8.64 1,336 8-65 Multi-family2-4ts 1,696 10.94 1,690 10.95 Multi family 5i units 5,115 31.92 5,368 31.76 Mobile Homes/Other 425 24 43-7 2.81 Total 15,506 100.0 15,110 100.0 Source: Census 1990; and Department of Finance, 2005. 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 NATIONAL CITY 2-32 HOUSING ELEMENT COMMUNITY PROFILE 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 1990 2000 to 20002010, the tenure distribution in National City shifted slightly towards renters (Table 2-18). As of the 1990 2000 Census, 357435 percent of households owned their units while 6/1.565 percent rented. By 20002010, the proportion of renter -households increased to 64,966.5 percent, while the proportion of homeowners decreased to 35 033.5 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. Vacancy rates for ownership and rental units declined increased in National City between 1990 2000 and 20002010. In 1-9902000, the citywide vacancy rate was 3.12.7 percent, which declined nearly tripled to 2.78.9 percent by 2000 2010 (Table 2-18). For -sale units were 11.622.2 percent of total vacancies in 2000 2010, almost double the 11.6 percent of total vacancies in 2000, likely resulting from the national subprime mortgage crises that began in 2007.compared to 9.3 percent in 1990. Rental vacancies were 61 67.5 percent of total vacancies. Table 2 18 Tenure & Vacancy 1990 Census 2000 Census Perccntago Points Change Number Percent** Numb Percent For Rent 275 1.8 268 4 0.1 For Sale 44 0.3 49 0.3 0,0 Other Vacant* 151 1-:0 101 0.7 0.3 Total Vacancy 1170 34 /121 2 -0:-4 Total Renter 9 53/1 62 5 9,811 63.6 Qssupied Total Owner 5,2 9 3,1.,1 5,289 31.3 0.1 Occupied Total Units 15,243 N/A 15,1122 N/A N/A Note: *Rented or sold/not occupied for seasona , occasional or recreational use, and other vacant. ** As a percentage of total units. Sou co: Consi 4s 1 990; and Conc+us 2000 e NATIONAL CITY 2-33 HOUSING ELEMENT COMMUNITY PROFILE Table 2-18 Housing Tenure and Vacancy Tenure & Vacancy 2000 census 2010 census Percentage Number Percent Number Percent Points Change 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 85.877.7 percent). Only 11.322.3 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 2000 2010 Census reported on the substandard housing in National City, recording 241-95 units with inadequate plumbing, 601 1183 units without heata heating system, and 1-36-99 units without lacking a complete kitchen. These numbers are an improvement over the 2000 Census which reported 201, 604, and 136 units, respectively. 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. Figure 2 3 Year Structure Built NATIONAL CITY 2-34 HOUSING ELEMENT COMMUNITY PROFILE Source: Census 2000 30% 25% 20% c 10% 5% 0% Figure 2-3 Year Structure Built (Housing Units) etk ACY ti Year .1 i • National City • San Diego County JULUGC. L FISUS, HI I ICE 11,clfI \atIIII IIUIIILIC5 JUIVCy 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 month of May, 2005annual report for 2011, 21 205 single-family homes and 82 condominiums were sold in National City. Based on the information avaiiablereport, the median sale price of these homes was $395,000. Condominium sales prices were significantly lower than single family home sale prices in National City. Among the five condominiums sold, the median sales price was $335,000.sinqle family homes for 2011 was $200,000, and for condominiums the median sale price was $186,000. The California Association of Realtors publishes quarterly median home prices (including single- family homes and condominium units) for areas throughout California. From the first quarter of 2001 2011 to the first quarter of 20052012, the median home price increased decreased 1-0,37.09 percent to $390,000$190,500 (Table 2-19). This median price was similar to that derived from the DataQuick service for July 2003 through M National City NATIONAL CITY 2-35 HOUSING ELEMENT COMMUNITY PROFILE had the lowest median home price in 20052012, in comparison to surrounding cities. Although the City has the lowest median home price, the City is experiencing a rapid rise in median home prices, with the third highest percentage point change in 2005. The Multiple Listing Service (MLS) database was also consulted in an effort to better understand the home sales market in National City. Table 2 19 Median Home Prices, 2004 2005 First Quarter 20041 First Quarter 2005 2003 2004 National City $3,5a,5ee $390,000 1-0.3 Chula Vista $495,000 $560,000 Lemon Grove $387,000 $4412,000 Imperial Beach $507,500 $482,000 5.0 San Diego City $440,500 $465,000 5,6 San Diego County $455,000 $500,000 9:9 Source: California Association of Realtors, 2005 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 from spring 2002 through spring 2003. Spring average rents (typically the season with the highest average rental rates) declined for studios bedroom apartments.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 2-36 HOUSING ELEMENT COMMUNITY PROFILE 00 int ii o? m 4 a 4 m fi a a) 1 m a 1 m C7 A 1 N- a 4 1 C) 1 a) co 1 0 ti a HOUSING ELEMENT NATIONAL CITY COMMUNITY PROFILE Table 2-20 Average Monthly Rental Rates by Jurisdiction Jurisdiction Number of Spring Fall 2011 Spring Percent 2011 2012 Change Average Rooms Average Average 2011 to Rents Rents Rents 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 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. NATIONAL CITY 2-38 HOUSING ELEMENT COMMUNITY PROFILE 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 Ho i g Affordability Ma Can Di o Co inty MI — $63 100 (2005l Income Group Extremely Low (0 30% AMI) Income -Levels Housing Costs Maximum A n Income Affordable Payment Utilities Taxes Ids. Homo Rental One Person $44 ,500 $360 $50 $200 $35, 000 $310 Small Family $-18,650 $470 $1S0 $250 $42,000 $370 Large Family $22,350 $560 $300 $/9,000 $110 Very Low (31 50% AMI) Onevrre Persvn �-1- 0 $600 $50 $200 $65, 000 $500 Small Family $31, 050 $780 $a-00 $250 $78,000 $670 Large Family $37,250 $930 $-1-50 $300 $88,000 $780 Low (51 80% AMI) One Person $38,650 $960 $50 $200 $131,000 $9a-0 Small Family $/19,700 $1,2110 $100 $250 $16/1,000 $1,140 Large Family $59,600 $1,180 $450 $300 $191,000 $1,3/0 One Person $53,250 $1,330 $200 $200,000 Small Pam -Ay Large -Family $68, 500 $32, 200 $177-1-0 $2,060 $400 $a-50 $250 $300 $253,000 $297,000 $1,6a-0 $4,940 Notes: 1. Affordable payment and rental columns are rounded to the nearest $10; affordable home price column is rounded to the nearest $1,000 2. 2005 Area Median Income (AMI) - $63,400 2. Small Family - 3 persons; Large Families - 5 or more persons 3. Utility costs for renters assumed at $50/$100/$150 per month Income 5. Property taxes and insurance based on averages for the region 6. Calculation of affordable home sales prices based on a down payment of 10 percent, household income 2005. NATIONAL CITY 2-39 HOUSING ELEMENT COMMUNITY PROFILE Table 2-21 Housing Affordability Matrix San Diego County 2012 Annual Income Affordable Housing Utilities, Taxes and Affordable Price Cost Insurance Rent Purchase Sale Rent Taxes/ Rent Own Insurance 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 Commun ty 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) Extremely low income households are classified as those earning up to 30 percent ow -less of the AMI. The maximum affordable rental payment ranges from $310 383 per month for a one - person household to $= 10-557 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 between 31 andmore 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 $780 991 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 NATIONAL CITY 2-40 HOUSING ELEMENT COMMUNITY PROFILE 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 51 tomore than 50 percent and up to 80 percent of the AMI. The maximum affordable rental payment ranges from $910 1,085 per month for a one -person household to $1,3/101,641 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 may find it difficult to secure adequately sized and affordable rental housing in National City duo the opportunity than very low income households. The DataQuick real estate database listed a small number of houses sold at prices affordable to low income households; however, these sales likely represented partial sales or transfers between family members as the prices were well below the median. In addition, the condition and size of these units are unknownwould 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 81 tomore than 80 percent and up to 120 percent of the AMI. The maximum home price a moderate income household can afford ranges from $200,000267,412 for a one -person household to $297,000395,100 for a five -person family. Affordable rental rates for moderate income households range from $1,2801,554 for a one - person household to $1,9102,366 for a five -person household. Based on the sales data provided by DataQuick (Table 2-19), moderate income households would have a similar Although a few homes were sold within the affordable range, these sales may represent partial sales, and the condition of the units is unknown. Moderate income households have a better 21) than low income householdsbe 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 2000 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 2-41 HOUSING ELEMENT COMMUNITY PROFILE • 0 40 • 41 1 5, a •ii c). Lao, • E- C e 5 3 .0°1 1 LO 0 ; 3 1 • L'7) § • 4 co t ,_ c_i • 1 (..o - (D i\i- ts5 •1 c;;I• 77 `1, 3 31 1- co;i 3Ri L0:6_ Lo, 4 q... Lccgi cc; 3! i -J2-10 i C)0% (0,icoi a 51 i (:?-04; o). N-7 s:).). E (f) . 5 7.' • — N.. 06 ,...... c4 . 0 R (c co ccfi Lo / 3 4 ccinL) CO a(P p... CNI (N! N— LW 4 q: iiiI I010.0. 0 0 401 01 1 III p 01... 0%_with_Gost_iattrden_>30±743 % with cost burden > 50°/c, NArkriAarotc, Inf-v-tmci tc1_52110/... 1 I i010. I % with cost burden >30% % with cost burden > 50°/c, TrAtlidem_idahAntlinl_c 01 41 44 1 4 41 44 • • • 4 • • II 41 • • • 41 • • • • al • a. 1 al a. al al 4 • 41 • • al al al • al • al al • al 1 al • HOUSING ELEMENT NATIONAL CITY COMMUNITY PROFILE Table 2-22 Housing Assistance Needs of Low and Moderate Income Households Household Renters Owners Total Type by Elderly Small Large Total Elderly Small Large Total Income & Housing Problem Family Family Renters Family Family Owners Households Extremely 795 1,425 510 2,730 650 120 15 785 3,515 Low Income w/ problem 72% 83% 95% 83% 12% 88% 100% 67% 75% % w/ cost 39% 12% 32% 28% 10% 8% 100% 39% 34% burden>30% % w/ cost 31 % 69% 57% 52% 10% 79% 0% 30% 41% burden >50% Low Income 465 1,055 535 2,055 115 140 125 380 2,435 % w/ any 52% 87% 87% 75% 26% 71 % 100% 66% 71 % problem % w/ cost 67% 64% 41 % 57% 0% 18% 8% 9% 33% burden >30% w/ cost 2% 15% 16% 11% 65% 54% 76% 65% 38% burden>50% Moderate 180 1,155 385 1,720 395 770 260 1,425 3,145 Income % w/ any 33% 45% 70% 49% 25% 90% 85% 67% 58% problem % w/ cost 50% 36% 21 % 36% 15% 32% 52% 33% 35% burden >30% % w/ cost 0% 1 % 8% 3% 20% 56% 29% 35% 19% burden >50% Total 1,440 3,635 1,430 6,505 1,160 1,030 400 2,590 9,095 Households % w/ any 52% 72% 84% 69% 21% 83% 95% 66% 68% problem Source: HUD Comprehensive Housing Affordability Strategy (CHAS) 2005-2009 NATIONAL CITY 2-43 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. I National City has eight seven multi -family projects, totaling 2,7701,634 units that are made affordable to lower income households by various Federal, State, or local programs (Table 2- 23). Table 2-23 Project Granger Apartments 2700 East 8th Total Project Units 489 Program Sectiee 236(j)(1) Length of Affordability Controls /10 year mortgage, 20 year prepayment option Earliest Conversion gate 5/1/1991 # of Units At Risk by 2015 480 Section 8 7/31/2000 94 Section 8 Annual review 5/31/2000 7- Inter City Manor 2101 LAvenue 80 Section 236(j)(1) Section 8 /10 year mortgage; 20 year prepayment option Annual review 11/1/1992 7/31/2000 go Section 8 Annual review 5/31/2000 32 Plaza Manor 2615 East Plaza Boulevard 37-2 Section 236(j)(1) 410 year mortgage; 20 year prepayment option 11/1/1992 372 Section 8 Annual review 9/30/2000 221 Section-8 Annualreview 83-1-/2000 448 Morgan -Kimball Towers 1 `2 7 D Avert e 300 Section-231 /10 year mortgagee 6/19/2019 0 Sedan-8 Annual review 8/34/2015 76 TELACU South Bay Manor 650 East 11th 78 Section 202/811 /10 year mortgage 8/31 /2015 76 Park Villa 260 Peed restriction 55 year mortgage 0 n Aye„ ue 432 HOME funds Not applicable due to non profit ownership Net -applicable 0 National City Park Apts. 1 8.2 2323 D Avenue #1 216 #2 210 221 d(3) Not applicable due to non profit ownership Not applicablo 0 Source:Nati„ of City 2005 Consorda+od Plan NATIONAL CITY 2-44 HOUSING ELEMENT COMMUNITY PROFILE Table 2-23 Government -Assisted Multi -Family Housing Project Units Program Granger Apartments 180 Section 236(j)(1) 2700 E. 8th Street Project Based Section 8 Plaza Manor 372 Section 236(j)(1) 2615 E. Plaza Boulevard Morgan Tower 150 Section 231 1415 D Avenue Project Based Section 8 TELACU South Bay Manor 76 Section 202/811 650 E. 14th Street Park Villa 268 TCAC deed restriction Q Avenue 132 HOME (Copper Hills) National City Park Apts. 1 & 2 #1-216 221d(3) 2323 D Avenue #2-240 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. 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 ten years (2005 to 20152013 to 2023). There are currently 708 795 possible units eligible for conversion (Table 2-23A). Table 2-23A At -Risk Housing Project Units Program Length of Earliest Units Affordability Conversion At Risk Granger 180 Section 236(j)(1) 40-yr mortgage, 20-yr 5/1/1991 180 Apartments Project Based Section 8 prepayment option — — Morgan Tower 150 Section 231 40 year mortgage 6/19/2019 150 Project Based Section 8 National City #1-216 221d(3) 40-year mortgage Not 465 Park Apts. 1 & 2 #2-240 applicable Source: Housing and Grants Division, March 2013 NATIONAL CITY 2-45 HOUSING ELEMENT COMMUNITY PROFILE 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 approximately 50eight multi -family properties in and near National City. The average cost per unit was about $1415,000151,000. The acquisition at market value of 708 795 rental units is estimated to cost $102,660,000120,045,000, substantially more than the financial resources that National City would likely have available over the next ten ten 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 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. A review of the development costs of over 800 affordable rental housing units in ten projects constructed or average cost of $201,100 per unit. The minimum cost to replace 708 at risk rental units in 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 1,319 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 Section 8 vo chers, the City, through a va is , of potential f g so s, could pr-e ide a the housing cost affordable by a low income household. Table 2 21 estimates the rent subsidies NATIONAL CITY 2-46 HOUSING ELEMENT COMMUNITY PROFILE required to preserve the housing affordability for the residents of the 7 8 at risk units. Based on would be required annually. 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. 1 BR/ Studios Table 2 21 Rent Subsidies Required 1-80 intercity Manor 80 Plaza -Manor Seniorriaisabied-, Family 440 TELACU South -Bay Seniors 76 2 BR 3 BR Total 168 64 180 80 76 Total Monthly Cost Income Supported by Affordablo Housing Cost of Vcry Low Income Households 180 @ $550 80 @ $550 e 168 © 670 6/1 © 780 Total Monthly Rent + Utilities Allowed by Fair Market Rents {October 2004} Average Monthly Subsidy per Unit Average Annual Subsidy per Unit 180 @ $1,107 80 © $1,107 140@$1,107 76 @ 1,107 168 @ $1,313 6�1 © $1,889 180 @ $557 80 @ $557 140 @ $557 76 @ $557 168 @ $613 61 @ $1,109 $6,684 $6,681 $6,681 (1 bdrm) $6,681 $7,716 (2 bdrm) $13,308 (3 bdrm) Total Annual Subsidy $1,203,120 $531,720 $3,083,760 $507,981 Market value for each project is estimated with the following assumptions: 1. A one bedroom unit is assumed to be occupied by a one person household, a two bedroom unit by a three person household and three bedroom unit by a five person household. an Diego County, affordable monthly housing cost for a ono porcon low income household is $550 $671 for a 3 person household, and (Table 2 20). (http://www.huduser.org/datasets/FMR/FMR2005F/index.html). 3. Cost Comparison repair and/or rehabilitation costs associated with acquisition, but these are unknown at present. The cost to replace the 708 at risk units is high, with an estimated total cost of close to $152,116,000. Replacement of these units would not be feasible given the level of financial NATIONAL CITY 2-47 HOUSING ELEMENT COMMUNITY PROFILE resources available to the City and nonprofit organizations. These cost cstimatcs are vouchers, which would require approximately $5,329,58/1 annually. If paid over 30 years (the value of $87,843,663. The cost over 30 years in future dollars would be $159,887,520. 43. 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.org/ 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 lb. 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 Cou,tyHousing Authority). • Rental Assistance Section 202 Grants to non-profit developers of supportive housing for the elderly. • Acquisition • Rehabilitation • New Construction • Rental Assistance • Support Services NATIONAL CITY 2-48 HOUSING ELEMENT COMMUNITY PROFILE 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 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 California Housing Low interest loans for the Rehabilitation Rehabilitation Program rehabilitation of substandard homes • Repair Owner Component owned and occupicd by lower • of code (CHRP O) income households. City and non violations, accessibility improvements, sponsor housing room profits rehabilitation additions, general liprovements projects. property 3. Local Programs National City 20 of CDC funds are set • Acquisition Community Development Commission. (CDC) percent aside for affordable housing Rehabilitation activities governed by State law. • New • construction 4. Private Resources/Financing Programs NATIONAL CITY 2-49 HOUSING ELEMENT COMMUNITY PROFILE 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 2-50 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 $45-105 for multi -family housing and $1-0-7-118 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. Roughly there arc 88 acres remaining—afThere 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 commercial zones and in the light -manufacturing -residential zonemixed-use zones. The only NATIONAL CITY 3-1 HOUSING ELEMENT CONSTRAINTS areas where residential would not be permitted is within the medium to hc\avy industrial land use industrial, institutional, and open space zones. The limited supply of residentially designated vacant land in the City has accounted for Increases in land costs. According to the City's Housing and Grants DivisionCompa-61-Rity Development Commission, residential land costs averages between approximately $35 18 and $50 25 per square -foot for most of the City and $100 50 per square -foot in the Downtown Specific Plan area. However, land cost is not 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. Included is the NATIONAL CITY 3-2 HOUSING ELEMENT CONSTRAINTS income levels. The status of "other" loans indicates loan applications that were neither In 20032012, 807 14 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 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. Over 50 percent of the loan applicants were from above moderate income households (over 120 percent Area Median Income (AMI)). Moderate income households (80 to 120 percent and 11 percent of applicants, respectively. applications (Table 3 1). The origination rate for home purchase loans was /15 percent among among above moderate income applicants. The origination rate for moderate income National above moderate National City applicants when compared to applicants with similar income in the County. There were only 39 National City applicants for government subsidized loans, 20 of which (51 percent) were originated. Table 3 1 Disposition of Conventional Homo Purchase Applicant Nationality SanDiego County Income Tataf App& % Orig. -74 Denied % Other* Total A % Orig. % Denied % Other* Lower Income V80% AMI) 95 45 34 21 7,287 54 22 21 Moderate 260 64 43 23 19,700 64 8 28 Income (80 to 120% AMI) 404 54 24 25 71,632 68 4-1- 20 (>120% AMI) Not -Available 48 48 15 37 4 658 65 45 30 Total 807 54 21 25 103,277 65 1-3 22 Source: Home Mortgage Disclosure Act (HMDA), 2003. Notes: "Other" includes applications approved but not accepted, files closed for incompleteness and applications withdrawn NATIONAL CITY 3-3 HOUSING ELEMENT CONSTRAINTS Table 3-1 Disposition of Loan Applications National City 2012 Loan Type Total Approved % Approved Not Denied Other Applicants Accepted overnment-Backed Purchase 129 67 0.52 15 22 25 Conventional Purchase 44 2 0.05 7 26 9 gefinance 208 9 0.04 13 105 81 I�-lome Improvement 11 0 0.00 0 11 2 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 20032012, 12211National City households applied for home improvement loans (Table 3-21). None of these applications were approved, compared to the 22 percent approval rate for the county as a whole (Table 3-2).T-he--eve-ra14 percent). The origination rate by income rangod from 29 percent for modorato income households to 47 percent for lower income households. The origination rate for lower income households was much greater for National City households ('17 percent) than for County households (29 percent). Table 3 2 Disposition of Conventional Home Improvement Loan Applications- National City and San Diego County Applicant Income National City San Diego County Total Apps. % Orig. % Denied 44, Other* Tetal % Orig. % Denied Other* Apps: 43 4-7 35 43 2,112 29 45 26 {<80%AMI} Moderate Income {80 to 120% AMI) 44 2-g 2g 4.2 2,646 36 33 29 Upper Income {>120% AMI) 36 36 28 36 5,4161 45 25 30 Not Available 2 50 0 50 118 34 34 32 Total 122 38 30 32 10,367 410 31 2 Source: Home Mortgage Disclosure Act (HMDA), 2003. Notes: "Other" includes applications approved but not accepted, files closed for NATIONAL CITY 3-4 HOUSING ELEMENT CONSTRAINTS Table 3-2 Disposition of Loan Applications San Diego County 2012 Loan Type Total Approved % Approved Not Denied Other Applicants Accepted overnment-Backed Purchase 10,648 5,940 0.56 1,034 1,816 1,858 Purchase 15,156 7,211 0.48 1,870 3,055 3,020 .0onventional gefinance 60,357 24,079 0.40 5,445 17,082 13,751 Ijlome Improvement 2,006 445 0.22 194 1,144 423 Or More Family Dwellings 575 440 0.77 20 76 39 otal 88,742 38,115 0.43 8,563 23,173 19,091 Source: Home Mortgage Disclosure Act 2012 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. Th,e—Gur-Tont Land Use Elomont has docignatedApproximately 1,5211,553 acres (4 4 415 percent) of the City's total net land inventory 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: • Single Family Estate (RS E) (1 unit per acre): Permits one single family dwelling per lot, with a minimum lot size of one acre. NATIONAL CITY 3-5 HOUSING ELEMENT CONSTRAINTS • Single Family Large Lot (RS 1) ('l.d units per acre): per lot, with a minimum lot size of 10,000 square feet. • Single Family Small Lot (RS 2) (8.7 units per acre): Permits one single family dwelling Permits one single family dwelling • Stele f mlrrrily Extendi-bl-e.S---(8Tunits per acre blots ich cam subdivided in accordance with the City's Land Use Code, permits one detached single family dwelling for each full 5,000 square feet of lot area, subject to all appropriate development standards (yards, building separation, etc.). This designation also higher density under previous zoning. It allows the continuation of the existing mixture of housing types and encourages infill with single family homes on vacant properties. Two Family (RT�(7 it units per acro�Dormits thin dwelling units per let, either as a 1 YYG 1 Q11111 I C I 1 ITQI IIC�I GI QOI G 1 GI I I IIC� CYYG duplex or two single family structures (subject to appropriate development standards), with a minimum lot size of 5,000 square feet. single family, duplex or multi family housing at a density of one unit for each full 1,900 square feet of lot area. • Multi Family Limited (RM 2): Identifies existing large scale multi unit complexes as well for their continued presence. • Senior Citizen Housing (RM 3): Applies to housing designed and reserved for elderly social and recreational activities. These projects must be sponsored by public agencies, churches, or other non profits. This designation may permit higher density development This zone was created to allow for the existing public -sponsored senior housing projects FAR. The Land Use Code does not prohibit senior citizen housing in other zones for oither government sponsored or private facilities. • Mobile Home Park (RMH): Permits coordinated, large scale development specifically for Second units are permitted for lots with more than 10,000 square feet in the RS 3 zone according to language from Land Use Code Section 18.14.092 . additional units may be constructed if they would result in more than 1 per 5,000 square feet of lot area." Commercial (CL), General Commercial (CG), Medium Commercial (CM), and Heavy Commercial (CH) zones. A single family unit is allowed in these zones by right, whereas two family and multi family developments are permitted subject to a Conditional Use Permit. Multi NATIONAL CITY 3-6 HOUSING ELEMENT CONSTRAINTS family residential uses in the CT, CG, CM, and CH zones can achieve a maximum density of The City's General Plan also providcs opportunities for the integration of residential uses in one Manufacturing/Residential (MLR) zone allows one unit per lot up to a density of 8.7 dwelling approved Conditional Use Permit. The Downtown Specific Plan has 17 Development Zones within its Plan area, including Kimball Park which has no development potential. All of the other zones encourage residential permit up to 200 dwelling units per acre, which provides for flexibility in the number of units developed. These zones and their permitted densities are described in greater detail in Chapter /1 Housing Resources on pages 4 /1 through '1 6. 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 • 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 NATIONAL CITY 3-7 HOUSING ELEMENT CONSTRAINTS • 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 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 NATIONAL CITY 3-8 HOUSING ELEMENT CONSTRAINTS • 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 • 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 NATIONAL CITY 3-9 HOUSING ELEMENT CONSTRAINTS • 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; 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, reconstruction of older housing stock offersunder- 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 3-10 HOUSING ELEMENT CONSTRAINTS TABLE 3-2A Housinq Type Permitted by Zone Zone Type RS-1 RS-2 RS-3 RS-4 RM-1 RM-2 RM-3 MC MX 1D14 MHP IL Single Unit P — P — P — P — P — P — P — P — P — Detached Single Unit P — P — P — P — P — P — P — P — Attached 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 P — P — P — P — P — P — P — P — P — P — Home Mobile Home P Residential Care P P P P P P P P P P (Small) Residential Care M — M — M — M — M — M — M — M — M — M — (Large) Convalescent P — P — P — P — P — P — P — P — P — P — Care School C C C C Dormitory Employee P — P — P — P — P — P — P — P — P — P — Housing Transitional P — P — P — P — P — P — P — P — P — P — Housing Supportive P P P P P P P P P P Housing Emergency P Shelter P = Permitted, C = Conditional Use, M = Minor Conditional Use, D = Consistency Review NATIONAL CITY 3-11 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 3 Residential Development Standards Zeae Front Side Rear Rear Yard Abutting Lot Ar Usable d ad d Open Space Alley or (t, t) (t, t) (Sq.ft.) Required Public Park 3 Single Family Estate (RS 25 5 25 20 /13,560 NIA E) Single Family Large Lot 25 5 251 20 10,000 NIA {RS 1) S+ngle Family Small Lot 20 5 252 20 5,000 N/A (RS-2) Single -Family Extendible 20 5 5 5 5,000 {RS-3) to each unit. Two Family (RT) 15 5 10 5 5,000 -N-IA Multi Family Extendible 20 5 5 5 5,000 300 square feet {RNA 1) per--dwel it 20 5 5 5 5,000 dwelling unit per enior Citizen Housing Varies Planned Development Permit 5,000 Varies per Planned {RM 3) Development per Permit Mobile Home Park (RMH) g Varies State Health and Safety Code Section per 18000 Light Manufacturing/ 4 01 02 0 5,000 NIA Residential (MLR) 1. 10 feet if adjoining an R zone, a five foot setback shall be maintained from side yard property lines adjoining property developed e for residential or institutional uses. 2. 20 feet if adjoining an R zone. Source: National City Municipal Code, 2005. NATIONAL CITY 3-12 HOUSING ELEMENT CONSTRAINTS In addition, to the standards summarized in Table 3 3, the City regulates minimum building floor or a, lot coverage, and structure height. Minimum unit size requirements are summarized in jurisdiction's building requirements. These development standards are not viewed as a constraint by local developers. The City periodically reviews and revises its development the environment. Table 3 'I Floor Area Requirements Zone Bedrooms Minimum Square Footage RS 1 One story, two bedrooms One story, three or more bedrooms 1,200 1,100 Two stories 1,700 RS 2, RS 3 NIA 1, 000 RS E 1,200 One story, three or more bed -moms 1,100 Two stories 1,700 500, or as listed under the RM zones, whichever is greater RM-1, RM-2 Bachelor unit 500 One bedroom unit 650 809 Three bedroom unit 1,000 Each additional bedroom 150 RM 3 NIA To be determined by Planned Development Permit RMH NIA Subject to State Health and Safety Code Section 18,000 et seq. MLR1 NIA N/A 1. FAR requirements for the MLR zone are as follows: Maximum FAR is 2, maximum building height is 35 feet. Source: National City Municipal Code, 2005. In the RM 1 and the RM 2 zones, each lot or parcel of land shall have a maximum floor area by a Planned Development Permit. These minimum F.A.R. standards are included in the Code to provide for housing sizes that would potentially result in the development of larger owner occupied units which would provide for more of a balance of housing types in the City since the encourage home ownership. In 2000, 24.9 percent of National City households had five or more members, compared to 21.8 percent in 1990. Residential projects with less than nine units per structure are restricted to two stories or 35 feet in height, whichever is less. There is no specified height restriction in residential zones for NATIONAL CITY 3-13 HOUSING ELEMENT CONSTRAINTS buildings with nine or more units. There arc also no lot coverage or building coverage maximums in the residential zones. TABLE 3-3A Development Standards LUC Residential Zones Development Requirement By Zoning District Primary Structure RS-1 RS-2 RS-3 RS-4 RM-1 RM-2 RM-3 Minimum Setbacks 20' 20' 15' 10'/15(a) 15' 10' 10' Front Side -Interior 5' 5' 5' 3/0(b) 5' 5' 5' Side -Exterior 10' 10' 5' 10'(a) 5' 5' 10' Rear 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 One du One du One du for One du per One du per One du per per 2,900 each 1,900 SF of 900 SF of 580 SF of per lot per lot SF of lot 2,500 SF lot area lot area lot area area of lot area Minimum Usable Open N/A N/A N/A N/A See Section 18.41.040 Space Maximum Lot 75% 75% 75% N/A 75% 75% 75% Coverage Maximum Height, 35' 35' 35' 35' 45' 65' 95' Primary Structure Maximum Stories, 2 2 3 3 4 6 9 Primary Structure 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 NATIONAL CITY 3-14 HOUSING ELEMENT CONSTRAINTS TABLE 3-3C Development Standards MXC-2 Zone Development Standard Minimum Maximum Setbacks, street 0' 10' — 1st and 2nd story None — 3`d 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 Minimum Maximum Development Standard 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 3-3E 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 NATIONAL CITY 3-15 HOUSING ELEMENT CONSTRAINTS 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 TABLE 3-4B-4 Development Standards Downtown Specific Plan Zone Minimum Maximum Maximum Maximum Floor Area Floor Area Height Density Ratio Ratio 1A 3:1 6:1 None 75 du/ac 1B 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 NATIONAL CITY 3-16 HOUSING ELEMENT CONSTRAINTS 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 into19 development zones, including a zone comprising of Kimball Park, which does not permit development because it is a City park. The other 1617 of which allow and encourage residential development. Four of the 16 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 no specified limit on the number of unita 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 Community Development Commission Board (CDC Board)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 CDC 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. 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. NATIONAL CITY 3-17 HOUSING ELEMENT CONSTRAINTS 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. 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 NATIONAL CITY 3-18 HOUSING ELEMENT CONSTRAINTS 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. Table 3 5 Zones Off -Street Parking Requirement RS 1 and RS E Zones 2 spaces in a garage or carport per dwelling unit with 2,500 square feet or less in floor area and /1 or fewer bedrooms. space per bedroom proposed over 'I, whichever is greater. RS 2 and RS 3 Zones 2 spaces, including 1 space in a garage or carport, per dwelling unit with 2,500 square feet or less in floor area and /1 or fewer bedrooms. 3 spaces, including 2 spaces in a garage or carport, per dwelling unit with more than 2,500 square feet in floor area, or 2 spaces in a garage or carport plus 1 space per bedroom proposed over 1, whichever is greater. RT Zone 1.5 spaces per dwelling unit Exception: A detached home in this zone shall have the same parking requirement as the RS 3 zone. RM 1 and RM 2 Zones 1.3 spaces per 1 bedroom unit and studio unit, plus 1.5 spaces per unit spaces per unit for 20 units or less, plus 0.25 spaces for each unit over 20. Half of the required guest parking spaces may include parallel curb parking spaces on dedicated public streets contiguous to the site. ExsepticionTs:: duplex buil�a in this z o shall havo thn same parking requirement as thee-RT zone —A detach�.ed-home in this -zone -shall e the --same r requirement as the RS-3 zone RM 3 Zone Planned Development Permit RMH Zones Two spaces per unit CT, and CG Zones 1. RS 2 parking requirement ; 2. RT parking requirements for two attached units; 3. RS-3 parking requirements for two or more detached units; /1. RM 1 parking requirements for multi family residential use. NATIONAL CITY 3-19 HOUSING ELEMENT CONSTRAINTS Table 3 5 Parking Requirements The parking requirements for mixed use development shall be the sum of the requirem$ntssoftheindivi_dlual uses. I Ip to one-half of the required Truest shall be solely from that alley and the residential parking facility shall be adjacent to that alley where appropriate t collector or arterial streets. Downtown Specific Plan aroa Studio and one bedroom units require one off street space per unit. Two bedroom units require 1.2 off-street spaces por unit. Units with throo or moro bedrooms require 1.4 off-street spaces per unit. Source: City of National City Land Use Code, Chapter 18.28, 2005. 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 One covered space and one uncovered space, plus one additional RM zones, except within the Westside uncovered space per bedroom greater than four bedrooms or one Specific Plan area) 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 2 spaces per unit than 1,200 square feet RS-4 (Westside Specific Plan): Units less 1.7 spaces per unit than 1,200 square feet 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 NATIONAL CITY 3-20 HOUSING ELEMENT CONSTRAINTS 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. One 4a_unit apartment struct ure in the Medium Manufacturing Zone Coastal Zone, was rehabilitated with City assistance and is restricted to extremely low and very low income households only. 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. 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 NATIONAL CITY 3-21 HOUSING ELEMENT CONSTRAINTS 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 will—reviserevised its density bonus ordinance in 2009 to be consistent with State law. While the City will revise the density bonus provisions of its Land Use Code, most of the housing to be built over the next five years will occur in the Downtown Specific Plan area. 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 this the previous Housing Element Update in 2007. The results of the review are as follows. needs residents to alter their homes to allow for mobility and use. Persons or their Building Official and City Attorney indicate that no requests for r sonable accommodation have been made in recent years. 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 permits residential care facilities serving six or fewer persons and licensed by tho State within all of its residential zoning districts by right. State licensed residential care facilities serving seven or more persons are conditionally permitted in the Institutional and Commercial zones. Residential care facilities include facilities that provide 24 hour non medical care to persons in need, emergency shelters, home finding agencies, or residential service facilities for are no maximum concentration requirements for residential care facilities and no requirements permits, or separate reviews for facilities or modifications that increase accessibility for persons with disabilities). "Family" is defined in the City's zoning rode as either one of the following: "A person or persons, related by blood, marriage, or adoption, living together as a single "A group of not more than five persons, including roomers but not servants, unrelated by dwelling unit." To correct this constraint the City will amend its zoning code to remove the definition of family as it applies to residential uses. NATIONAL CITY 3-22 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 are available to review requests for accommodation for person with disabilities and special housing needs. To ensure that reasonable accommodations for persons with disabilities and special housing accommodation for housing for persons with disabilities. 3. Building Codes/Enforcement 1 The City has adopted the 2001 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 NATIONAL CITY 3-23 HOUSING ELEMENT CONSTRAINTS 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. Table 3 7 Summarized Fee Schedule Planning Fees Approval of Plans $275-67 Annexation $5, 065 Code Amendment $5734-2 Conditional Use Permit $3,903 Environmental Impact Report $5,47 General/Specific Plan Amendment $7,019 Planned Development Permit $37996 Planned Unit Development $3, 906 Preliminary Site Plan Review $43-9 Street Vacation 6 Subdivision $578-0-9 $3,501 Variance $1,761 $3,698 Zone Changc $7-73-3-2 Source: City of National City, 2005 NATIONAL CITY 3-24 HOUSING ELEMENT CONSTRAINTS Table 3.S Development Impart Fees Unit Typo Side Mr a Mobile Home/Other -family Fee Type Sewer $542 $6 $432 rater $4,693 $474-53 8 National City School $2,295 $827 $1 947 Sweetwater School $6 75 $2,1-89 $2 2 Parks & Rev Library $4-72 $49 $439 Fire/EMS $426 $1-02 $1-24 Police $348 $25-7 $345 Tetal $1-5,0-49 $5,365 $28,756 NATIONAL CITY 3-25 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 (LOP) 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 $ 6,430.00 Amendment 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, $ 5,710.00 Variance) Time Extension w/o Public Hrg (CUP, PD, PUD, $ 4,990.00 Variancel 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 Initiatiation $ 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 3-26 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 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 NATIONAL CITY 3-27 HOUSING ELEMENT CONSTRAINTS 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, 2004 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 3-28 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. (Note: the City recently constructed a new fire station and library and does not anticipate the need for additional facilities over the next five years.) • 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. NATIONAL CITY 3-29 HOUSING ELEMENT CONSTRAINTS 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 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 mMulti-family housing (including condominium development) on an existing parcel in the RM zones is subject to a discretionary permit (i.e. Planned Development Permit, Conditional Use Permit) to ensure compliance with zoning regulations and a 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. The discretionary approval process hearing is approximately two months. 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. The City does not consider the current development process to be a constraint. Table 1 5 shows the potential for the discretionary permit process to constrain multi family development in the future, the City has included a program in Chapter 6 to amend the zoning code to permit multi family development in multi family zones without a discretionary permit. 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 NATIONAL CITY 3-30 HOUSING ELEMENT CONSTRAINTS 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. General Plan Amendment and/or Zone Change A proposed housing project may include a General Plan Amendment and/or Rezone. In tho case of National City, the General Plan and Zoning maps are combined as one. 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 provides for multiple -family units in the fellewing-zones= described in Section 1, Land Use Controls. NATIONAL CITY 3-31 HOUSING ELEMENT CONSTRAINTS • Two Family (RT), • Multi Family Extendable (RM 1), • Multi -Family Limited (RM 2), Senior Citizen Housing (RM_3) • Limited Commercial (CL), • General Commercial (CG), • Medium Commercial (CM), and • Heavy Commercial (CH). Allowable density in these zones ranges from 11.015 to 31.975 units per acre. The Downtown Specific Plan has 15 19 Development Zones in its planning area. One of these consists only of Kimball Park. The others all, 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 200 75 dwelling units per acre. Further details on each zone are discussed in pages 1 1 through 1 6 of Chapter 4 Housing Resources. These zones are not restricted by floor area ratio (FAR) standards; however, zones in the Downtown Specific Plan Area are F.A.R. based. Mobile Homes The Mobile Home Park (RMHMHP) 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 dwelling units are also permitted in the RT Two family zone. State law otherwise provides for approval of second units for existing single-family residences where ordinances have not been adopted to specify the provision of second units. The City's second unit provisions may not reflect the most current requirements of state law and may need to be revised. 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 tor 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 NATIONAL CITY 3-32 HOUSING ELEMENT CONSTRAINTS 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. 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 Small homes for battered women serving six or fewer persons are allowed by right in any single family residence. Larger homes for battered women serving seven to twelve persons may be residence. Homes for battered women serving thirteen or more persons may be allowed by Conditional Use Permit in any institutional zone, any zone allowing single family residential land uses and any commercial zone except CA (commercial automotive). institutional zone and by Conditional Use Permit in any commercial zone except the CA zone. with a Conditional Use Permit in the Civic Institutional (IC) and Private Institutional (IP) zones. institutional, commercial, and industrial zones. Assisted living and skilled nursing facilities were 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). NATIONAL CITY 3-33 HOUSING ELEMENT CONSTRAINTS 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; • 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. NATIONAL CITY 3-34 HOUSING ELEMENT CONSTRAINTS 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 1 existing urbanized setting of the City. 1 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. 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. NATIONAL CITY 3-35 HOUSING ELEMENT CONSTRAINTS 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 3-36 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 residentialthe specific projects identified to accommodate National City's regional housing needs goals for the 2005 2010 housing element cycle —planning period, April 30, 2013 to April 30, 2021the number of proposed and entitled 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. Approximately every five years, 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, in this case 2005 2010. 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, 2021by 2010. 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, 2020201-0. Overall, the San Diego region needs to plan for an additional 107,301161,980 units. National City's share of housing for the 2005-2010 period 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 34$1,863 units for the 2005 2010 housing element cycle planning period, representing 0.29 percent of the total regional housing need. Of the 319 units allocated to the City, National City must plan for units affordable to all income levels, specificallyin four household income categories (Table 4-1): 1-8-465 very low income, 39 353 low income, 60-327 moderate income, and 202-718 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. been split into two equal categories; nine extremely low and nine very low income units. NATIONAL CITY 4-1 HOUSING ELEMENT RESOURCES 2. Credits towards the RHNA Since the RHNA uses January 1, 2003 as the baseline for growth projections for the Housing issued certificates of occupancy since January 1, 2003 toward their RHNA. According to data homes) were issued Building Permits and 210 (213 counting mobile homes) were issued Certificates of Occupancy between January 1, 2003 and December 31, 2005. For multi family development, building permits were issued for 190 units and certificates of occupancy were issued for 93 units during this time period. All of these units were sold at prices affordable to above moderate income households. w units as 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 /I 1 RHNA Credits and Remaining Need Income Extremely Low (e30% AMI)1 RHNA 9 New Construction Credits Remaining Need 0 9 Very Low (31 50%AMI) Low (51 80%AMI) 9 39 0 0 9 39 ° 120%AMI) 60 0 60 Above Mod (>120%AMI) 242 306 0 Total 31-9 306 117 Note 1: AMI is the Average Median Income Note 2: The allocation for the extremely low income category was calculated as 50 percent of Table 4-1 RHNA Allocation & Construction Credits Household Income RHNA Constructed Remaining °/( ° AMI) Allocation Since 2010 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 NATIONAL CITY 4-2 HOUSING ELEMENT RESOURCES 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. se the planning period extends seven and one Malt years trom Jana , underutilized sites within the community. Cities must document how zoning and development 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. 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 in the Downtown Specific Plan area, under which +cithroughout the City where there was certified potential sites to -could most likely accommodate affordable 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 NATIONAL CITY 4-3 HOUSING ELEMENT RESOURCES 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. During the past five years, the City has shown its commitment to this housing production by 2004 Housing Element planning period, the City produced 555 low income housing units. With this current update, the City has conducted a review of vacant and underutilized properties insignificant amount of vacant land located within the City. Virtually all potential for development is redevelopment of underutilized sites. In addition, the majority of remaining vacant residential redevelopment as is the Downtown Specific Plan area. These sites outside of the Downtown Specific Plan area are, therefore, less likely to support the higher densities required for moderate, low, very low or extremely low income housing units. Every parcel in the Downtown could conceivably need. Sites-# r Extremely Lo Very L- o Low_ and Moderate_Income Housing planning cycle will be met mainly through committed projects city wide as noted in section 1, already been fulfilled since January 1, 2003. Within the Downtown Specific Plan area, the only Downtown Specific Plan area has 17 "Development Zones": 1A and 1B; 2 through 4; 5A and 5B; and, 6 through 15. Development Zonc 15 is the only zone that consists only of park land, Kimball Park). All other Development Zones allow residential development. Figure 1 1 shows below. The following text describes the development standards for each of the Specific Plan Table 4--2, 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 4-4 HOUSING ELEMENT RESOURCES Development Zones 1A and 1 B Area bounded by Division Street, Roosevelt Avenue 7th Street and National City Boulevard Preferred land uses are residential uses, visitor serving commercial uses (lodging, restaurants, Used car lots and auto repair facilities arc prohibited. The first floors of buildings shall be reserved for commercial uses and buildings must be developed on all floors to the "zero lot" lino at the right of way. There is no height limit in these zones. The number of potential dwelling units is determined by ft,he maxima im 6:1 floor area ratio (F /� R \ For ex e, a flo-moor area ratio of 6:1 allows a six._ story building at 100 percent lot coverage, a 12-story building at 50 percent lot coverage, and a 211 story building at 25 percent lot coverage. Deb pmenTZone 2 — National City Boulevard from Division to Ath Streets Designated for medium density residential use. Developments must be built to the "build to" line along the sidewalk along National City Boulevard, if they are adjacent to this street. The only commercial uses that will be allowed here are "shopkeeper" homes. The F.A.R. is 4:1, and the height limit is 75-feet. Development Zone-3 Streets floor. All developments here must be at least 50 percent residential. Allows a F.A.R. of 1:1 and a height limit of 75 feet Development Zone 11 National City Boulevard between 7th and 9th Streets Allows medium density multi family residential with street oriented retail. The maximum F.A.R. is 6:1 and tho height limit is 90 feet. Development Zone 5A National City Boulevard from 9th tol2th Streets of 3.1, and a 36 foot height limit. Development Zone re5B9th to '11 th Streets Boulevard frontages and row homes along A Avenue. The maximum F.A.R. is /1:1 and the maximum height is 90 feet. and Roosevelt Avenue Allows for mid rise multi family residential with street oriented retail, office, and hotel uses. Retail uses cannot exceed 20 percent of the total development. The maximum F.A.R. is 6:1 and there is no maximum height. NATIONAL CITY 4-5 HOUSING ELEMENT RESOURCES Development Zone 7 Area bounded by Roosevelt Avenue, 8th Street, Plaza Boulevard and Hoover Avenue Allows higher density mid rise multi family residential, hotel, or office uses, with ground floor retail or office. Retail uses cannot exceed 20 percent of the total development. There is no maximum height and a maximum F.A.R. of 6:1. Development Zone 8 Southside of 7th Street, between A and D Streets is 36 feet and a maximum F.A.R. of 3:1. Development Zone 9 9th Street between A and D Streets The F.A.R. is 5:1, and the maximum height is 90 feet. Each floor may be constructed at zero lot I, Development Zone 10 9th Street between A and D Streets Designated for townhouse development, for 20 to 30 dwelling units per acre. The F.A.R. is 3:1 and the maximum height is 36 feet. Development Zone 11 Northside of Plaza Boulevard between 13th and 1/1th Streets Designated for medium density multi -family residential. Each floor must be built to the zero lot Development Zone 12 Southside of National City Boulevard between 13th and 15th Streets Allows for multi family residential, office, and hotel. Retail, office, or service uses may —be allowed on the first floor. The maximum height is 90 feet, and the F.A.R. is 5:1. Retail USCG should not exceed 20 percent of any total development. The first three floors of any building must be built to the build to line at the sidewalk frontage. Development Zone 13 Northside of National City Boulevard, between 16th and 18th Streets and Kimball Park Allows civic uses and mid rise residential uses. The maximum F.A.R. is /1:1, and the maximum height is 75 feet. Park creekbed NATIONAL CITY 4-6 HOUSING ELEMENT RESOURCES Utilizing the F.A.R.s listed above; the following figures in Table 1 2 are the number of potential housing units for each zone. These calculations assess the greatest possible number of dwelling units, assuming that every site would be devoted to only residential use, minus the the characteristics of particular Development Zones that can also have an impact on the total these figures should be interpreted as a prediction of specific project proposals or the number of units any such proposal would produce. In Table 1 2, the "Potential Square Feet of Residential Space" column is calculated by column. The "Maximum Number of Units" column assumes an average of 950 square feet per unit. Under the "Floor Area Ratio" column, the numbers shown for mixed use zones 1A, 1B, 3, developed in these zones will likely be used for non residential uses. Therefore, for these multiplied by five instead of six to calculate the potential residential square footage. Table 7 of housing units for each zone, the numbers under the assumption that 50 percent of the land in Specific Plan area pursuant to the Plan's regulations. The table calculates that there are 9,448 dwelling units capable of being developed with the Specific Plan area. As was discussed in the descriptions of the Development Zones, Development Zones 5A, 8, and 10 are limited to 30 dwelling units per acre. While these three zones have room for more potential units has been reduced to reflect a maximum of 30 dwelling units per gross acreage of Development Zones are g, lised by a F A A of 6:1 with no height restrictions. Zones 1A, 1, 6, 7, dwelling units per grass acre on Table Specific Plan area. As of the 2000 Census, there were 152 housing units in these blocks. This block groups 1 through 1, Tract 118.01. NATIONAL CITY 4-7 HOUSING ELEMENT RESOURCES 111 N rn 0 F M Cb CO 0, 1 II 3 N1 tll 3 3 cb 1 3 ,T im 04) 3 410. HOUSING ELEMENT NATIONAL CITY RESOURCES Table 4-2 Downtown Specific Plan Development Zones & Residential Capacity Zone FAR FAR Density Acres Units (Min) (Max) (Max) (Net) (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 4-9 HOUSING ELEMENT RESOURCES Since the approval of the Downtown Specific Plan in February 2005, there have been a number February 2005. 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 1 /I Projects in Downtown Specific Plan Ar a APN 55655/11700 55655/1600 5564712/00 5563312500 5550531700 -1500 5564930100 0500 5551130/100 0600 5551-4-3-14-00--1-300 55511 /l 0100 0700, 1100, 1200 5600130200 0900 56006/0100 0900 5601000500 0800 5600630100 0700 5561710300, 0100, 0600 5550,300-1-00---0-900 5563312500 Project Revolution R2 Holiday Inn II Harbor -View Park -Village The Cove Park Lofts A 4 Nau+tica Acres 0:8 12 0.7 0,9 0.7 0,6 a4 1-4 44 14 44 47 Dwelling Unit 317 60 170 171 148 63 227 29 264 264 301 271 1-75 19/ 3,001 DU/ Acre 403 50 258 198 464 108 158 453 184 18/1 240 18 402 NATIONAL CITY 4-10 HOUSING ELEMENT RESOURCES Table 4-3 Downtown Specific Plan Projects Proposed Since 2005 Location Project Acres Units Units/ Status Acre 8th St between D Ave and E Harbor View 0.6 69 — 115 Completed Ave — — AAve between 11th St and Centro 1.2 61 51 Completed 12t" St National City Blvd between Bay View (condo 0.7 170 258 Completed m cn 8 St and 9 St conversion) National City Blvd between Revolution R2 0.8 157 196 Site 11th St and 12t" St preparation National City Blvd between Park Lofts 1.4 201 144 Permit 15th St and 16t" St modification National City Blvd between Holiday Inn II 0.9 171 198 Expired 7t" St and 8th St NationalStand City8 Blvd between Bay View Tower I I 0.7 88 126 Expired 7 National City Blvd between Marinus 0.7 118 164 Expired 2 Stand 3 St — — National City Blvd between Park Village 1.4 227 158 Expired 11th Plaza Blvd and 11 St National City Blvd between The Cove 1.4 219 153 Expired 11th St and 12th St National City Blvd between NC Gateway 1.4 264 184 Expired 15th St and 16th St National City Blvd between Boulevard Lofts 1.4 264 184 Expired Civic Center and 14thSt National City Blvd between Azul 1.4 271 189 Expired cn cn 14 St and 15 St National City Blvd between National City Plaza 1.7 175 102 Expired 19t" St and 11th St National City Blvd between Nautica 1.4 366 256 Expired 2nd St and 4th St Total 17.1 2.821 165 NATIONAL CITY 4-11 HOUSING ELEMENT RESOURCES since the Downtown Specific Plan was approved. The projects average 174 dwelling units per units, some which would be lost upon total residential redevelopment of the Plan area, there will be a net increase in residential development of at I ast 1,795 housing units through the redevelopment of the remaining residential parcels. This number is likely to be significantly higher because redevelopment in the Downtown Specific Plan area will not result in the removal of many of the existing units. I he Downtown 5pecitic Plan area may not be developed to its tull potential capacity as shown Plan Table 7, under which 50 percent of the land area of any given project is as umed to be devoted to parking and common space, there will be many more units built than estimated under National City's remaining RHNA balance. Under Table 7's assumption, 1,007 total units aro subtracted from this number, there is the potential for 551 additional units, which is 131 units more than the City's remaining RHNA balance of 117 units. Under the most conservative to rri-gel-erate income dwelling units on parcels that do not have development proposals in the pipeline. 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. 4. Planned Affordable Housing Projects the east, SR 51 to the south, City of San Diego to the north and the San Diego Bay to the west. A number of housing projects may be counted towards the City's RHNA allocation. These are and apartments provide a variety of options for affordable housing. The Plaza City Apartments, providing for 80 rental units for seniors, is already under construction. Sheryl Lane, developed by Habitat by Humanity, was completed in 2001. The largest project on this list, Bay View Tower, the San Diego trolley. 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. NATIONAL CITY 4-12 HOUSING ELEMENT RESOURCES Table 1 5 �jeei� Desc i ion Fig L s Target locationDeveloper Humber of -Dolts Type -of Gwa w Compl-eted 'lLanc New Single Family HOME,20% housing set aside fundswith 15 year commitment Habitat for Humanity (Parcelowned byCDC) Completed 2001 Very low income, owner occupied 1101,1109,& 3 Family Ownc 1410Sheryl Lane Residen_ial (APN 557430 38 ,39, 40) units purchased rian Tra n sitio la l ha using HOMEwith 15 yearcommitment South Bay Comm, nity `�'""a""T Services Renovation - Very low income, 1125 B Avenue (APN 565-551- 17) 8- Apartment Renter Completed 2006 (as tenantsmoved out battered Its forvery,ow income. the unitswere refurbished) women and children Inn /iew Conversion of hotel Private Pacifica Construction Complete Dec.2007 Moderate Income NationaICity 170 Condos Ownc Boulevard (APN 556-471 21) to 170 condominium units (Developer selling unitsat $185,000) 4 Companies City 20% Housing set aside funds, 55 yearcommitment Plaza CityApts. Construction 4units at30% AMI(Extremely low income) 1535E.Plaza Blvd. 8-0 Senior Apart Renter 12 unitsat45% AMI(Very low Income) t- 3 completeDec.2007 (APN 575-250- 36) AO units at50%- AMI(Very low income) ments 8units at60% AMI(Low income) NATIONAL CITY 4-13 HOUSING ELEMENT RESOURCES Table-4-5 3jeet ____ _Fj3_t__ g _cl_rc. 9 R Number 9 Unit AWR Ref" Entitled c-es 49SFRwith6set HOME funds, Pacific View Estate; Cradingits and Marketrate for 43units, tow income for6 units Fig Courtand Division Street 6-F�amkly Owne fo(Low 45 year commitment perm FinalMap under review (APN 551-590- 15,16,17,& 551 570 17) aside Income enue 8 unitccndominium HOME,20% housing setaside fundswith 15 year commitment Habitatfor Humanity Exclusive Negotiating Low to Very low income,owner 1820G Condos Owne Agreement(ENA) , 12 being Design Pia Design Plan being prepared. Avenue 560 233 project occupied purchased units (APN 06) in-g- � 3 Single Family HOME,20%set aside funds,45 Habitatfor ENAapproved 12/19/06. Low to Very tow income owner occupied 1111Harding Ifngle Family Owne Avenue Residen.ial Humanity Application to develop Dec.2007 (APN 559-063- 01) yearcommitment purchased units In Planning -e- Fe- Low income rental 20%Setaside funds, 55year commitment AMCAL Developerhas option on the property, requests CDC assistance Very low to low income levels Roosevelt 5-0-Apartment Rcntci Avenue and 7th Street (APN 550-052- 15) u-n-its 4 i-e- Seniorapartmen ts Tax Inc rem Financing -20% setaside funds (C ity owned) CDC willsolicit fordeveloper proposal Reg uestforProposats Fa112007 Low to Very low income rental unitsforseniors 1221DStreet at12th Avenue (APN 560 110 06) 161 Senior Apartment s Renter adjacertto Morgan Kimball towers. e Cow Potcntia [for 16SFR 20 % housing set aside funds CDC will solicit fordeveloper proposals C DC pursuing partnership Low to N. Highland Avenue & Bucky Lane 1-6-Family Single 0--w e- moderate income units 1 Single family 20%housing set aside funds St. Anthony's Church (C ity owned parcel) Negotiations underway Low income 405 West 18th Street S+n-g-le- Family Z Stre et (APN559-063- unit unit 01) 5-0-5- NATIONAL CITY 4-14 HOUSING ELEMENT RESOURCES Table 4-4 Housing Projects Project / Location Funding Status Income Number Type of Owner/ Target of Units Unit Renter Casa Quints HOME/ Completed 3/2012 Low to very low 10 Apartments Renter 304 E. 5th St Private Finance 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 Owner Detached Casa D & E HOME/Bonds/ Completed 12/2010 Low to very low 18 Apartments Renter 1011 D Ave / 1001 E Ave Private Finance 138 Norton Ave HOME/ Under construction Low to very low 8 Apartments Renter Private Finance Generations II Private Entitled Market rate 128 Senior Renter Paradise Village Apartment — Westside Infill TOD Bonds/LMIHF/Tax Entitled Low to very low 201 Apartment Renter Hoover Ave / 22nd St Credits/HOME/Grants Senior Village Tax Credits/HOME/ RFP Fall 2013 Low to very low 161 Senior Renter 1221 D St Land Subsidy Apartments Purple Cow Site Section 8 Reserves RFP Fall 2013 Moderate 70 Apartments Renter Higiland Ave / Bucky Ln 405 West 18th St LMIHF RFP Fall 2013 Low 3 Single Family Owner Detached A Avenue Housing TBD/Land Subsidy RFP Fall 2013 Low 1 — Single Family Owner 1028 A Ave Detached — Riverview Private Planning Market rate 505 Condominium Owner Sweetwater Crossings Total 955 Above Moderate 633 Moderate 70 Low to Very Low 252 Very Low 5. Adequacy of Sites to Meet Regional Fair Share Allocation The site inventory of the Downtown Specific Plan Area, combined with the list of completed or in progress affordable ho ising p-e ee L reflected on Table 1 5, shows that the City will more than meet the RHNA for very low , low , and moderate income households under existing conditions. Enough above -moderate income units have been built since January 1, 2003 to fulfill the City's requirements.Table 4-6 illustrates how the City can accommodate its RHNA allocation for all NATIONAL CITY 4-15 HOUSING ELEMENT RESOURCES 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 Credits and Cite Inventory Capacity Interne re A w�...., n..... Crcdita Site Inventofjf SitCS Affordable 14eusIllig-FLreieets Balance Extremely Low (<30% 551-4,7952- 4 A-4 Very Low (31-50% AM I) 9- a 64 a Low (51-80% AM I) 39 a & 31 Moderate (81%-120% 6-0- a 170 a A44--1} Above Mod 2-0-2- 306 = 0- (>120%AMI) Total 3-1-9 306 551 1,795 215 36 4—RHNA numbers for the extremely low income category were created by calculating 50 percent of the very low income allocation number per §§65583(a)(1) of the California Government Code. residential densities permitted in the various Downtown Specific Plan zones. Table 4-6 RHNA Allocation and Remaining Need Household Income RHNA Constructed Sites Projects Remaining (% AMI) Allocation Since 2010 Inventory 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 income projects completed or in progre-s is lest than the RHNA share; however, several low income households. NATIONAL CITY 4-16 HOUSING ELEMENT RESOURCES 6. Suitability of Sites and Availability of Infrastructure The City is not relying on the Downtown Specific Plan area in order to fulfill its RHNA obligation; affordable housing. All of the sites in the Downtown Specific Plan area are already provided with and 2010 (See Chapter 3.0, Constraints). Adequate water supply, water filtration capacity, and sewer treatment capacity exists to serve the RHNA through 2010. City services exist on or can be extended to each site. 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 Infrastructure Study focused on the downtown area in June, 2006. The serve the Downtown Specific Plan area at build out, the cost of providing this needed infrastructure and utilities, and how these would be financed. 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. 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. Although the City's primary resources to address housing and community development needs are from Federal CDBG and HOME funds, NATIONAL CITY 4-17 HOUSING ELEMENT RESOURCES additional financial support for housing programs is available through the 20 percent Redevelopment Housing Set Aside funds generated in the City's redevelopment project area. 1. Section 8 Tenant -Based Rental Assistance The Housing Voucher Program is funded by HUD and administered by the Community Development Commission Section 8 Rental Assistance Division. According to San Diego County, 1,0661,127 National City households received Section 8 assistance in February 2006December 2012. These nN Tt-i-anal Cit„ are ad istere er-a-separate pr„graminclude 141 project -based vouchers. Among Section 8 voucher recipients, 82 81 percent were white, 9-6 percent were African - American, 9-12 percent were Asian or Pacific Islander, and one percent were Native American. In terms of ethnicity, 71 76 percent were Hispanic and 26 24 percent were non -Hispanic. The elderly comprised 36-50 percent of participants, and persons with disabilities comprised 23 18 percent. There are 2,3901,306 households currently on the waiting list for Section 8 in National City. Of these households, 72 85 percent are extremely low income, 27 14 percent are very low income, and one percent are low income. Seventy-six two percent of those on the waiting list are white, 10 percent are African -American, 13 17 percent are Asian or Pacific Islander, and one person are Native American. Hispanic families comprise 67 66 percent of the households on the waiting list. Of the households on the waiting list, 65 56 percent are families with children, 16 27 percent were elderly households, and 21 17 percent were households with disabilities. 2. Redevelopment Agency Set AsidoLow- 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.The National City Community Development Commission serve -affordable housing for to total of $3,198,811 was designated for various affordable housing programs. 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. NATIONAL CITY 4-18 HOUSING ELEMENT RESOURCES The primary agency that administers housing programs is the Community Development CommissionHousing Authority of the City of National City. The following are the agencies funded by grants administered by the City: National City Healthy Homes Demonstration Program (NCHHDP) is a coalition of local (PVH). Other participants include the National City Fire Department, Christmas in July, Metropolitan Area Advisory Agency (MAAC) Weatherization Department, the Burn Institute and a broad array of faith and community -based nonprofit organizations. The NCHHDP purpose is risk of illness and repairlrehab 165 of the children's homes using grant funds. grant money to control lead hazards through code enforcement. EHC also uses HUD funds for a program that addresses lgod paint and mold. EHC performs I ad testing and provide education on the subject to the public. • MAAC (Metropolitan Area Advisory CommitteeMaximizing Access to Advance our Communities) Projectis 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. Representatives from the organization also served o r he Citylc ttteasing- issues. Tien mzatr.on-aalso--u,.c grant funds administered by the City to rehabilitate and repair homes. EDCO, a local trash company, donates trash bins. • The CDC Housing Authority operates all of the City's housing and economic development programs. The City's Housing and Grants Division CDC administers the 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 NATIONAL CITY 4-19 HOUSING ELEMENT RESOURCES 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: • 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. NATIONAL CITY 4-20 HOUSING ELEMENT RESOURCES 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, 20052010, and remains in effect until the next edition is complete and adopted. The CEC covers the following topics: • 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. Additional Local Policies, Zoning Standards, or Other Local Requirements 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 States: III. Natural Setting Element NATIONAL CITY 4-21 HOUSING ELEMENT RESOURCES H. The City will require that now development be deigned to minimize to conserve energy. 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. • 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 There are currently no energy efficiency related codes in the National City Zoning 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 NATIONAL CITY 4-22 HOUSING ELEMENT RESOURCES 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 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 Energy Low -Income Weatherization Assistance Program (DOE LIWAP). LIHEAP provides financial assistance to low-income households to offset the costs of heating and/or cooling their residences. DOE LIWAP 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 NATIONAL CITY 4-23 HOUSING ELEMENT RESOURCES 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. 5. SDGE Residential Energy Conservation Programs SDGE/MAAC Weatherization Program Metropolitan Area Advisory Committee (MAAC) and San Diego Gas & Electric (SDGE) jointly facilitate a wed have broken or single pane windows. �005 California ENERGY ST/1R® slew HommcsProgram� SDGE administers the California ENERGY STAR® New Homes Program. This is a program a minimum of 15 percent less energy than the standard design required by the 2001 California Energy Efficiency Standards. EPA also currently uses this same standard of using 15 percent lessi nerrg y as the me GY STAR® Homes baseline for California • 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 NATIONAL CITY 4-24 HOUSING ELEMENT RESOURCES 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 2001 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 4-25 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: • The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the State housing goal; • The effectiveness of the Housing Element in attainment of the community's housing goals and objectives; and • 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 1999 20012005-2010 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. Section AThis chapter lists the previous Housing Element programs and provides a detailed description of the accomplishments during the 1999 2001 Housing Element cycle. Section B lists the housing related City programs that have been initiated since adoption of the 1999-2001 Housing Element and provides a detailed description of program accomplishments of these programs thus farto date. Table 5 1 Summary of Quantified Objectives and Accomplishments 1999 2004 Housing Assistance Type Five Year Goals Home Improvement Loans 125 households 68 households Rehabilitation/Repair 125 units 7 units Code Enforcement Abatement Inspection 5,850 cases 17,300 inspections 272 cases 2,009 inspections Section 8 Units Vouchers 983 units 690 units First Time Homebuycr As-istanco 100 households 101 households Acquisition/New Construction 100 units 555 units NATIONAL CITY 5-1 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Table 5-1 Summary of Quantified Objectives Objectives Accomplishments 2005-2009 Since 2005 Units Constructed / Acquired Extremely Low Income 9 74 Very Low Income 9 Low Income 39 57 Moderate Income 60 170 500 547 Above Moderate Income Units Repaired / Painted / Rehabilitated 125 255 Owner Home Improvement 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 Bldq. 500 Housing Code 2,500 Housing Inspections 4,000 480 198 Healthy Homes Demonstration Program Weatherization 35 300 Housing Units to be Conserved 614 614 1,180 2,034 Rental Assistance (Section 8) A. Housing Programs The following is a summary of the progress of the 1999 200/12005-2010 Housing Element programs, a brief description of each of the programs, an identification of the objectives and ongoing implementation of these programs, in the 2005 2010 Housing Element Cycle and the funding source. 1. Preservation and Maintenance of Existing Housing A. Home Improvements Loan Program Responsible Agency: Community Development Commission Funding Source: Redevelopment Set aside Funds, HOME Program NATIONAL CITY 5-2 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS moderate incomes. Evaluation: During the planning period, 68 households were provided rehabilitation loans. from the CDC to fulfill program requirements and provide funding. However, insufficient funding was available to fully fund this program. Due to the lack of resources and other City priorities during the Housing Element cycle, the focus was taken off of this program. During the 2005 2010 Housing Element cycle, the City will focus on meeting the goal of rehabilitating 125 B. Rental Unit Rehabilitation Program Responsible Agency: Community Development Commission Funding Source: Approximately $875,000 of Redevelopment Set aside Funds Program Description: Provide assistance to rehabilitate 50 rental units over the five year period. Evaluation: Between 1999 and 2000, seven households were assisted. No households have been assisted since 2000. The City applied for and received a HUD grant for approximately $3 both the Rental Unit rehabilitation and Home Improvement Loan Program, the City requested matching funds from the CDC to fulfill program requirements and provide funding. However, insufficient funding was available to fully fund this program. Due to the lack of resources and other City priorities during the Housing Element cycle, the focus was taken off of this program. During the 2005 2010 Housing Element cycle, the City will increase focus on this program in order to meet the goal of rehabilitating 50 rental units. C. Code Enforcement Responsible Agency: Building and Safety Department Funding Source: General Fund Program Description: Continue to inspect and abate code violations at the current rate. Land Use and Zoning/Community Conservation and Appearance Code: Abate approximately 5,500 cases and inspect 13,000 housing units over the five year period. Building and Safety/Uninhabitable Building: Abate approximately 100 cases and inspect 500 hnucing i initc over the five-year period Housing Codes: Abate approximately 250 cases and inspect 2,500 housing units over the five year period. NATIONAL CITY 5-3 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Evaluation: A total of 2,009 housing units have been inspected and 272 were abated. Prior to inspections of larger apartment complexes. For the 2005 2010 Housing Element cycle, the City has undertaken the program and has hired two full time Code Enforcement Officers and a Housing Inspector. This will expand code the earlier cycle. Code enforcement efforts have been increased in an effort to reduce air pollution that causes asthma in the surrounding communities, particularly pollution from auto mintnd arepair chops in the area west of National City Boulevard N D. Housing Inspection Program Funding Source: Community Development Block Grant funds. Dronrom Des- rintion: (-'ontini ie to administer this ongoing program by funding a full time Housing Inspector to inspect all rental units. Evaluation: The City has hired a full time Housing Inspector and a second inspector for the lead based paint removal program, who also serves as a housing inspector. The City is applying for a Federal Healthy Homes grant to fund an additional inspector position. The City now has sufficient resources to inspect units on a pro active basis. Between 2003 and 2005, the City opened 402 proactive cases and closed 231cases for a 58 percent compliance rate. The City has performed 1,225 re inspections, for a total of 1,627 inspections during this period. E. Christmas in July Community Volunteer Program Responsible Agency: Community Development Commission and Chamber of Commerce. Funding Source: HOME funds and private contributions. Evaluation: Approximately 20 homes were assisted. During the 2005 2010 Housing Element cycle the City will continue to support the efforts of the "Christmas in July" program. F. Apartment Management Responsible Agency: Building and Safety Department Funding Source: General Fund Program Description: Continue to pursue 100 percent enforcement of the City's onsite management requirements in complexes of nine or more units. Evaluation: This is a one year old program and has not yet achieved 100 percent enforcement yet, but is expected to achieve this during the new planning cycle due to the pro active inspections by the Housing Inspector. 2. Housing Assistance NATIONAL CITY 5-4 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS A. Conservation of Affordable Units at Risk of Converting to Market Rate Responsible Agency: Community Development Commission Funding Source: Section 8 Vouchers and Certificates Manor. Identify nonprofit organizations as potential purchaserslmanagers of at risk housing units. Assist tenants to apply for priority status on the Section 8 voucher/certificate programs should a conversion take place. Evaluation: The CDC continues to monitor the status of Granger Apartments, Inter City Manor, and Plaza Manor. Inter City Manor and Plaza Manor has maintained their affordability covenants. At the beginning of 2005, the owners of the Granger Apartments notified residents and the CDC of its intent to pay off its HUD loans and convert the units to market rate. In July 2005, the property owners notified residents that the plan to convert units to market rate has been delayed B. Section 8 Rental A' sistancc Responsible Agency: Grants and Housing Department Funding Source: Section 8 Voucher Program Program Description: Continue to provide 300 units of Section 8 project bas,ed affordable housing at Morgan Kimball Towers, Plaza Manor (372 units), Inter City Manor (79 units), Granger Apartments (163 units), and TELACU (76 units). Maintain the level of tenant based Section 8 assistance (-1,000 vouchers). Evaluation: The existing Section 8 based affordable housing projects were continued to the pre -sent time. In addition, 1,011 residents are provided Section 8 voucher rental housing C. First Time Homebuyers Assistance Program Responsible Agency: Grants and Housing Department Funding Source: HOME Funds and Redevelopment Set aside Funds Program Description: Provide assistance to 20 households annually, with distribution of funds per the following: approximately 60 percent to low income households (HOME funds) and 10 percent to moderate income households. Evaluation: The City assisted 76 households between 1999 and 2002. Twenty five households have been assisted since 2002, for a total of 101 households. Funds for housing have been redirected into programs for new construction since 2002 due to a lack of sufficient funding. [he City is committed to maintaining this important program as funds become available, NATIONAL CITY 5-5 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS households and five very low income, during this planning cycle due to the currently limited funding. D. Mortgage Credit Certificate (MCC) - Responsible Agency: Community Development Commission Funding Source: Mortgage Credit Certificates Program Description: Assist an average of 10 households per year or 50 households in total over the five year period. Evaluation: MCCs have been issued to as.,ist 24 National City households during the planning period. Staff and financial resources were not adequate to meet the goals established during the last planning cycle. The City has revised the objective in the current Housing Element to assist five households annually. 3. Housing Production A. Provide Residential Development Informational Material to Developers Responsible Agency: Planning Department Funding Sources: General Fund development to developers on an ongoing and as needed basis. Evaluation: Residential development materials were created and distributed to developers of development standards, mixed -use standards, and design guidelines as well as subdivision B. GIS Database Responsible Agency: Planning Department Funding Sources: General Fund Program Description: Maintain and updated the GIS database with current SANGIS data to enable staff to dis.,eminate land use information to potential housing developers to assist in infill housing development and redevelopment. Evaluation: The City has recently purchased the ArcView data to maintain land use data and is implementing a training program for each department. This citywide program will ensure that information will be available and maintained for land use and infrastructure development. The City will continue to maintain the database of vacant parcels originated by the CDC. The vacant land inventory will be regularly maintained. C. Community Housing Development Organizations (CHDOs) NATIONAL CITY 5-6 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Responsible Agency: Grants and Housing Department Funding Source: HOME funds Program Description: Identify and provide funding to CHDOs in order to pursue additional affordable housing projects. Provide funding to support CHDOs in building administrative capacity. Evaluation: The City provided $383,906 to Habitat for Humanity and $150,880 to Christmas in July during the 1999 2004 Housing Element Update. MAAC has also received allocations during the past planning cycle. These three organizations will be included in this program again during the 2005 2010 Housing Element. D. Acquisition, Rehabilitation, and New Construction of Affordable Housing Responsible Agency: Community Development Commission Funding Source: Redevelopment Set aside funds and HOME funds Program Description: Identify and pursue 100 affordable housing rehabilitation and construction units over the five year period. Evaluation: The following low income housing projects were constructed either during 1999 2001 planning cycle or at the beginning of the 2005 2010 Housing Element cycle. Victorian Heights, seven extremely low units Habitat for Humanity (new construction), three very low income Latino Builders (new construction), four low income Plaza del Sol (acquisition & rehabilitation), 26 very low & 105 low income Rehab. owner occupied SFR 10 very low & 28 low income Rehab 16 very low income units in coastal zone In total, during the new planning cycle, the City will identify and pursue at minimum 100 more affordable housing rehabilitation and construction units over the five year period. See Chapter E. Density Bonus Program Responsible Agency: Planning Department Funding Source: General Funds Evaluation: In 2002, a density bonus ordinance was updated. Since that time, State law was changed in January 2005 and the City's ordinance no longer complies. In the 2005 2010 NATIONAL CITY 5-7 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Housing Element cycle, the City will prepare and adopt a density bonus ordinance to comply with State law, SB 1818. F. Communicate Production Priorities to Prospective Developers officials Funding Source: General Fund and Redevelopment funds Program Description: Over the 1999 200/1 Housing Element cycle the Planning Department prepared and updated the following: development community on land use and development trends, available services and Reports as needed to respond to changes in development activity or to inquiries from developers and others concerning potential development sites. Maintain the City's computerized land use inventory to provide updated information regarding the location of vacant properties, by parcel size, zoning and existing land use. Made presentations to business and civic groups concerning land use and development potential in the City. Institute, American Planning Association, and the National City Chamber of Commerce, among others. Evaluation: Over the course of the 2005 2010 Housing Element cycle, the City will embark on the following measures to ensure better compliance with this program in this planning cycle: National City Facts +a+fl e to be updated every year Prepare reports of development activity to have available for prospective developers. assist prospective developers. Regularly make presentations to the Chamber of Commerce, Neighborhood Councils, Port Regularly participate with local groups such as Neighborhood Councils, community groups, etc. Actively participate with interested developers to promote National City. G. Amend the Land Use Code to Identify Sites Where Emergency Shelters and Transitional Housing May be Established Responsible Agency: Planning Department NATIONAL CITY 5-8 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS F ending Soi irce: General Cna Program Description: Amend Land Use Code to establish potential sites for emergency shelter cites and transitional housing. Evaluation: The Land Use Code was amended in 2002 to allow emergency shelters and se Permit in the Civic Institutional (IC) and Private Institutional (IP) zones. A chapter addressing homes for battered women shelters was also added in 2004. In 2003, the City also adopted a Land Use Code Amendment to permit Assisted of a Conditional Use Permit. Use Permit, certain types of Transitional Housing. This program is complete and will be removed thro gh 4he 2005_2010 c l-e H. Housing Element Annual Report Funding Source: General Fund as cssing the status of housing programs and to propose policy changes to correct ar os where program goals have not been achieved. Evaluation: The City completed a Housing Element Annual Report in October 2002. Reports were not completed during other years due to lack of staff resources. The City has committed to complete the reports on an annual basis during the 2005-2010 Housing Element cycle. Implementation Design Guidelines Responsible Agency: Planning Department Funding Source: General Funds Program Description: Continue to improve quality of design in construction through the implementation of the City's Design Guidelines. Evaluation: During the 2005 2010 Housing Element cycle, the City will revisit the existing 1991 Design Guidelines to ensure that current design goals arc in place. The City will continue to implement the guidelines on a project by project basis and meet with potential developers to incorporate quality design in development projects. J. Conversion of Commercially and Industrially Zoned Land to Residential or Mixed Use Zoning Responsible Agency: Planning Department Funding Source: General Funds NATIONAL CITY 5-9 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Program Description: Amend the Land Use Code to rezone specific commercial and industrial zone parcels to residential or mixed use zoning. Complete study by end of fiscal year 2004. Evaluation: In 200/1, the City adopted the Mixed Use Chapter to the Land Use Code allowing residential development on commercially zoned properties of densities ranging from 22.9 to 3/1.8 dwelling units per acre. The program will be removed for the 2005 2010 Housing Element GyGl-e, K. Fed Study of Us—of-inent Domain in Redey nment ProjectArea Responsible Agency: Community Development Commission Funding Source: Redevelopment Funds Program Description: Study the feasibility of allowing the use of eminent domain for redevelopment of housing in the Redevelopment Project Area by the end of fiscal year 200'l. stakeholders has been accomplished. While the amendment would not allow for the taking of taking of commercial or industrial properties for this purpose. After considerable discussion and review by the City Council, this proposed amendment is no longer being pursued and has been removed from the 2005 2010 Housing Element cycle. 4. Fair Housing Programs A. Compliance with Fair Housing Requirements of Community Development Block Grant (CDBG) and HOME Programs Responsible Agency: Grants and Housing Department Program Description: Continue to implement actions to address fair housing issues through tho CDBG and HOME funded activities. Update the five year Al by mid 2001. Evaluation: The five-year Al was updated by mid-2001. Multiple implementation actions were completed to address fair housing issues during this planning period. These actions can be reviewed in detail in the City's Consolidated Plans produced during the planning period. The program will continue during the 2005 2010 Housing Element cycle. Organizations Responsible Agency: Grants and Housing Department Program Description: Continue to ensure open, fair housing practices and sufficient resources arc made available to assure informed housing consumers and suppliers. NATIONAL CITY 5-10 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Evaluation: Staff coordinates with the Fair Housing Council to ensure that any discrimination allegations arc fully investigated. This program will continuo during the 2005 2010 Housing Element cycle. C. Fair Housing Training Responsible Agency: Grants and Housing Department and Fair Housing Council of San Diego Funding Source: CDBG and Section 8 funds Program Description: In new projects with 10 units or more, encourage the training of staff in Fair Housing administration. Evaluation: Staff shares the resources of the Fair Housing Council including the training that is available for staff that will be renting or selling the units. This program will continue through the 2005 2010 Housing Element cycle. B. New Housing Programs for 2005-2010 Housing Element Detailed descriptions of New Housing Programs for the 2005 2010 Housing Element arc described below. 1. Preservation and Maintenance of Existing Housing A. Relocation Program Responsible Agency: Building and Safety Department Funding Source: CDBG Program Description: Relocate tenant households that have been displaced from their homes due to code enforcement issues. Evaluation: When there is immediate concern for the welfare of the tenants such as a gas the f ity directs the landlord to rel„cate the tenant, make the repairs and return the tenant to the an illegal unit), residents arc eligible to go to the top of the Section 8 Rental Assistance program list. The program will continuo. Twelve families have boon assisted; six by the City, six by the property owner. The goal is to assist households that undergo displacement because of health and safety issues. B. Home Improvements Loan Program Responsible Agency: Community Development Commission Funding Source: HUD grant Program Description: During this cycle of the Housing Element, the City will focus to meet the goal of rehabilitating 125 households. Funding levels will also be incr aced to address incr ace NATIONAL CITY 5-11 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS incomes. During the planning period, 68 households were provided rehabilitation loans. Additionally, the removal, weatherization, and other rehra", ation prrrprogra'rms For both thy, Rental it rograms, the City requested matching funds from the CDC to fulfill program requirements and provide funding. Because of the lack of resources City will focus en4h-i-s program to achieve the goal of rehabilitating 125 households. Funding levels will also be increased to respond to an increase in construction costs. C. Free Paint Responsible Agency: Building and Safety Department Funding Source: Community Development Block Grant paint at no cost to improve the appearance and condition of their units. D. Lead Hazard Control Program Responsible Agency: Grants and Housing Department Funding Source: HUD Lead Hazard Reduction Grant, SDG&E, MAAC, EHG Program Description: The goal is to reduce the lead hazards in approximately /110 privately ewnc4„inglc and multi family residential units where low_income children under six years old reside. The City will use code enforcement methods (notice of violation) and some City resources to control the lead in an additional 300 units at the owner's expense. The target area is five National City inner city neighborhoods: West Side, Bay Side, El Pueblo, Civic Center, and Central City. The City will continue to provide notices through the Neighborhood Councils as a E. Tool Loan Program Responsible Agency: Building and Safety Department Funding Source: Grants and donations Program Description: The City lends tools to households that need to repair code violations but lack the tools to do so. There is no tracking program or numerical goal in place yet for this new many households as needed to repair code violations. F. Healthy Homes Demonstration Program Funding Source: American Lung Association, HUD, Environmental Health Coalition, MAAC NATIONAL CITY 5-12 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS Program Description: The goal is to inspect /180 older deteriorating housing units where low income families with children under the age of 6 reside. Assessment of any existing health and units were to be repaired using incentives. The program also plans to repair/rehab 165 of the homes with children who have respiratory health problems using grant funds. The target area includes seven neighborhoods: Westside, Bayside, El Pueblo, Civic Center, Central, Olivewood, Sweetwater. G. Clean up Events Responsible Agency: Building and Safety Department Funding Source: General Fund and Christmas in July Program Description: Clean up and beautification events to be conducted to allow residents to maintain their homes through landscaping, repainting and cleaning up trash. The City conducted trash cleanup days by placing dumpsters at various locations where residents could H. MAAC/SDGE Weatherproofing Program Responsible Agency: Community Development Commission Funding Source: HUD Grant Program Description: The City shall 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. 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. NATIONAL CITY 5-13 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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. Paint Programs 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. 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 NATIONAL CITY 5-14 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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 NATIONAL CITY 5-15 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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: t-unding 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 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 NATIONAL CITY 5-16 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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: ARRA funding 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. NATIONAL CITY 5-17 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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 NATIONAL CITY 5-18 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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. 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 NATIONAL CITY 5-19 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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 NATIONAL CITY 5-20 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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. 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 NATIONAL CITY 5-21 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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. 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) NATIONAL CITY 5-22 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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. 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 f§65583(a)(1)j. 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. NATIONAL CITY 5-23 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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. 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 NATIONAL CITY 5-24 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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 NATIONAL CITY 5-25 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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 NATIONAL CITY 5-26 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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. NATIONAL CITY 5-27 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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.' 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 NATIONAL CITY 5-28 HOUSING ELEMENT PROGRAM ACCOMPLISHMENTS 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 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 5-29 HOUSING ELEMENT Chapter 6 Housing Plan 1 The Housing Plan is the centerpiece of the 2005 _ 20102013-2020 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 five- year 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 through redevelopment (as required by state law). 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— commercially zoned areas in accordance with the City's Design Guidelines, whero feasible. 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: Study non -residentially zoned land in the City to determine if such land can be rezoned to residential or mixed use zoning. Policy 1.11: Facilitate the development of affordable housing through the use of the Redevelopment AgencyHousing 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 4.1-514: Explore and encourage opportunities for fulfilling some of National City's affordable housing goals in the Westside (Old Town) Specific Plan Area. Policy 4.1-615: 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. The City's overall housing program strategy has been defined according to the following goals: preserve and maintain the condition of existing housing and neighborhoods; assist in the development of affordable housing; promote equal housing opportunities; implement energy conservation measures; NATIONAL CITY 6-4 HOUSING ELEMENT HOUSING PLAN implement green building program to reduce the effects of global warming. Preservation and Maintenance of Existing Housing 1. Rental Unit Rehabilitation Program The CDC offers favorable rehabilitation loans (usually at six percent interest for a 15 year term) 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 Sources: HOME/20 percent setasido Schedule: Ongoing 2. Ownership Housing Rehabilitation Housing Rehabilitation to correct health and safety code violations, increase energy efficiency, and make other 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: Specific loan amounts and payment plans are currently being drafted. Paint Programs 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 Five Year Objectives: NATIONAL CITY 6-5 HOUSING ELEMENT HOUSING PLAN Non Repayable Lead Based Paint Grants: inspect 600 homes Paint Programs--(ala,r)2sn homes Responsible Agency: Community Development Commission and Building and Safety Department Funding Sources: CDBG Schedule: Complete by end of planning cycle 3. Code Enforcement The National City Building and Safety Department will continue to employ housing inspectors to 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, gliminate Igad hazards especially in residential dwelling units. Five Year Objectives: The City will abate approximately 1,300 cases during this planning c Responsible Agency: Building & Safety Department Funding Sources: General Fund Schedule: Ongoing 4. Housing Inspection Program compliance of code regulations. The inspectors shall inspect houses that are being maintained that are poorly maintained every year. cases Responsible Agency: Building and Safety Department Funding Sources: CDBG Schedule: Annually scheduled 5. "Christmas in July" Community Volunteer Program NATIONAL CITY 6-6 HOUSING ELEMENT HOUSING PLAN 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 Sourccs: HOME funds and private donations Schedule: Annually 6. Apartment Management The City promotes management tenant relations by encouraging the hiring of qualified resident managers in all ap- •• - • _e •• e - . The Property Conservation and Community Appearance Code require on_site management of complexes of nine or more initc 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 Schedule: Ongoing Housing Assistance 7. Lead Hazard Control Program Approximately 59 percent of City housing stock potentially contains lead paint. Lead based paint is particularly of concern in residential households with children. To reduce the lead hazards in residential units where children reside, the City continues to work in a coordinated 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 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 Schedule: Ongoing 8. Tool Loan Program NATIONAL CITY 6-7 HOUSING ELEMENT HOUSING PLAN 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 Schedule: Ongoing 9. Hgalthy Homes Demonstration Program In targeted neighborhoods, including West side, Bay side, El Pueblo, Civic Center, Central City, 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, repairlrehab 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 Schedule: Ongoing 10. MAAC/SDGE Weatherproofing Program Contin„e 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 -Yearn Ob ectves: Assist seh„o ds-a weathe-rp-roofi-ng-their homes Responsible Agency: Building and Safety Department Funding Sources: HUD Grant Schedule: Ongoing 11. Preserve Affordable Units at Risk of Converting to Market Rate Three federally assisted housing projects in National City arc at risk of converting to market rate housing over the next five years. A total of 614 units in the Granger Apartments, Inter City 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 NATIONAL CITY 6-8 HOUSING ELEMENT HOUSING PLAN ctart this proces� 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. 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 priests. W-h$re-feasihlo pFevide techni al 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 d. Assist Tenants of Assisted Units to Obtain Priority Status on Section 8 Waiting List CDC 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 61/1 rental housing units at risk of converting to market rate housing by: Identifying nonprofit organizations as potential purchaserslmanagers 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. Schedule: Section 8 contracts are subject to annual or short-term renewals. The Community Development Commission will annually review the status of the Section 8 contracts 12. Housing Choice Voucher (Section 8) Rental Assistance Program 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 NATIONAL CITY 6-9 HOUSING ELEMENT HOUSING PLAN 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. 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 continue tenant based assistance to approximately 1,044 households Responsible Agency: Community Development Commission Funding Sources: Section 8 and rents Schedule: Ongoing 13. Reasonable Accommodations for Persons with Disabilities 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 pos-ible 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 Schedule: Ongoing 1/1. Flexible Development Standards in Selected Neighborhoods Study the Land Use Code and existing land uses in the City to determine which neighborhoods 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. NATIONAL CITY 6-10 HOUSING ELEMENT HOUSING PLAN Five Year Objectives: Allow flexibility in certain neighborhoods to facilitate the development of quality housing and improve the character of the neighborhoods Responsible Agency: Planning Department Funding Sources: General Plan Schedule: Complete the study with recommended regulatory incentives by June 2008 and revise the Land Use Code by December 2008. 15. Relocation of Displaced Tenants 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 their homes due to code enforcement issues Responsible Agency: Building and Safety Department Funding Sources: CDBG Schedule: Ongoing 16. Housing Stock Condition 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 ongoing City activities). Five Year Objectives: Estimate the number of dwelling units in need of repair or replacement Responsible Agency: Community Development Commission Funding Sources: Set Aside funds/General Fund Schedule: Initial survey completed within 12 months; ongoing update Clean up Events 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 -Yearn Objectives: 20 everts Responsible Agency: Building and Safety Department NATIONAL CITY 6-11 HOUSING ELEMENT HOUSING PLAN Funding Sources: Christmas in July, CDC, and General Fund Schedule: Four events annually Housing Production 18. Implement Specific Plans The City will continue to explore opportunities within the Downtown and Westside (Old Town) Westside (Old Town) Specific Plans to accommodate the production of affordable housing Responsible Agency: Community Development Commission Funding Sources: Tax Increment Funds Schedule: Ongoing until build out of the specific plan area 19. Provide Residential Development Informational Material to Developers potential for residential development in commercial areas, flexible development standards, 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 20. GIS Database To facilitate housing development and improvements, the City will maintain its GIS database, providing specific parcel information for market infill housing development to prospective use, zoning, development potential, site constraints, and infrastructure. The Community 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 NATIONAL CITY 6-12 HOUSING ELEMENT HOUSING PLAN Schedule: Ongoing in response to development proposals. 21. Community Housing Development Organizations (CHDOs} 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 Planning process. 22. New Construction of Affordable Housing 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 opportunitio for lower and moderate income households throughout the City. CDC will provide information, assist with site identification, site assembly, entitlement processing, and provide financial 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 extremely low income category to meet now State law [§65583(a)(1)]. Responsible Agency: Community Development Commission Funding Sources: Redevelopment Set Aside and HOME funds Schedule: Allocate HOME funds annually through the Consolidated Planning process. Allocate Set Aside funds through the five year Redevelopment Implementation Planning process. 23. Promote Assistance Programs for Construction of Affordable Housing programs. NATIONAL CITY 6-13 HOUSING ELEMENT HOUSING PLAN Five Year Objectives: Annually conduct an outreach program to the development community Responsible Agency: Housing Department and Community Development Commission Funding Sources: General Fund Schedule: Annually through the Housing Element cycle. 24. Update Density Bonus and Second Unit Provisions of the Land Use Code 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. Responsible Agency: Planning Department Funding Sources: General Fund Schedule: Adopt updated density bonus and second unit provisions by June 2008 25. Communicate Production Priorities to Prospective Developers 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 magi include: National City Facts to be updated every year Prepare,-repeFts of building activity when requested by developers properties Presentations to Chamber of Commerce, neighborhood councils, port tenants, business improvement districts, etc. Responsible Agency: Planning Department Funding Sources: General Fund Schedule: Ongoing, in response to development proposals and inquiries 26. Implementation of Housing Element Annual Report NATIONAL CITY 6-14 HOUSING ELEMENT HOUSING PLAN The City will prepare an annual report to chart progress in meeting its Housing Element goals the reporting year. The report will provide a basis for monitoring residential development, Five Year Objectives: The City will submit annual Housing Element Report to the California goals of the Housing Element and propose policy changes to correct non achievement, if oeoessary Responsible Agency: Planning Department and Community Development Commission Funding Sources: General Fund Schedule: Annually, 2005 2010 27. Implementation of Design Guidelines 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 Schedule: Ongoing basis as development is proposed 28. Initiate an Amendment of the Land Use Code for Multi Family Residential Development removing language requiring discretionary permits (i.e. Planned Development Permit, 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 Shelters, and Transitional Housing NATIONAL CITY 6-15 HOUSING ELEMENT HOUSING PLAN Initiate an Amendment of the City Land Use Code to identify at I ast one zone, including tho zone(s), to accommodate special housing needs, such as shelters for homeless by permitting processing. The City will ensure that permit processing and development and management -standards arc objective and encourage and facilitate the development of, or conversion to, 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 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. review of emergency shelters and to treat transitional housing similarly to other residential dwellings. Responsible Agency: Planning Department Funding Sources: General Fund Schedule: Within 12 months of adoption of the Housing Element Fair Housing 30. Compliance with Fair Housing Requirements of Community Development Block Grant (CDBG) and HOME Programs the 2001/05 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). the CDBG and HOME funded activities. Responsible Agency: Grants and Housing Department Funding Sources: CDBG Schedule: Develop actions annually to be undertaken to address fair housing impediments 31. Continue Cooperation and Support of Fair Housing Counseling and Enforcement Organizations 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. NATIONAL CITY 6-16 HOUSING ELEMENT HOUSING PLAN the FHCSD to present training sessions for local apartment owners and managers on fair provided by the FHCSD. The FHCSD provides educational programs for tenants and Five Year Objectives: Continue to implement open, fair housing practices and sufficient Responsible Agency: Grants and Housing Department, FHCSD Funding Sources: CDBG and Section 8 funds Schedule: Annually evaluate the services provided by the fair housing counseling and appropriate 32. Fair Housing Training 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 I ace 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 33. Update Land Use Code 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 Schedule: Within 12 months of adoption of the Housing Element Energy Conservation 34. State Energy Conservation Standards Achievement Achieve State energy conservation standards for new housing by enforcing existing regulations and standards through the development review process, permitting programs, and enforcement programs. NATIONAL CITY 6-17 HOUSING ELEMENT HOUSING PLAN Five Year Objectives: Achieve State energy conservation standards for housing Responsible Agency: Building and Safety Department Funding Sources: General Fund ., part of the Building Permit process 35. Incentives for Energy Efficient Development Develop a series of incentives to encourage developers to build housing close to transit and to 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. Responsible Agency: Planning and Building and Safety Department Funding Sources: General Fund Schedule: Develop incentives and adopt as part of the Land Use Code by June 2008 Draft and implement solar access standards to be used in the review of new residential units to ensure all new units arc 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 Schedule: Revise the City's Design Guidelines to include solar access standards by Juno 2008 37. Green Building Program standards to ensure all new units are designed and configured to allow for the successful 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 NATIONAL CITY 6-18 HOUSING ELEMENT HOUSING PLAN Funding Sources: General Fund Schedule: Revise the City's Design Guidelines to include Green Building Standards by December 2008 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. 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. NATIONAL CITY 6-19 HOUSING ELEMENT HOUSING PLAN 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 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. NATIONAL CITY 6-20 HOUSING ELEMENT HOUSING PLAN 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. 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. NATIONAL CITY 6-21 HOUSING ELEMENT HOUSING PLAN 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. 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. NATIONAL CITY 6-22 HOUSING ELEMENT HOUSING PLAN 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. 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. NATIONAL CITY 6-23 HOUSING ELEMENT HOUSING PLAN 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. 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. NATIONAL CITY 6-24 HOUSING ELEMENT HOUSING PLAN 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. 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. NATIONAL CITY 6-25 HOUSING ELEMENT HOUSING PLAN 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. 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 Within the five year period of this Housing Element, the City of National City intends to pursue theThe quantified objectives as specified inof the 2013-2020 Housing Element are summarized in Table 6 2 enforcement/inspection programs. For example, an owner occupied housing unit that is eligible receive an inspection under the Healthy Homes Demonstration Program NATIONAL CITY 6-26 HOUSING ELEMENT HOUSING PLAN Table 6-2 Summary of Quantified Objectives, 2005 2010 Activity Income Level Tetal Extremely Very Above Lew Lew Low Moderate Moderate Housing Units to be 9- 9- 3-9- 6-0- 3-94 6 C onstructed4- Ho using Units to be Repaired/Painted/RehabRita ted2- OwnerHome Improvement 125 125 Acquisition & Rehabilitation 100 100 Rental Rehabilitation 58 O w n e r Re h a b ilita do n 610 6 " C h ristm a sin July" 75 Lead Hazard Control 6-0-0- 600 Health Demonstration Program 4-6-5- Housing Inspections/C ode Enforc em ent Actions3- Land Use/Comm. 13,000 13,000 Conservation Bldg & 500 5-0-0- . Safety/Uninhabitable Bldg. Housing Code 2,500 2,500 Housing Inspections 4,000 /1,000 Healthy HomesDemo. 4B0 4 Pro g ra m W e a th e riza do n 4 Housing Units to be Conserved - 64-4 614 Re nta l A ssista nc e (Section 8)6- 1,180 1,180 Table 6-2 Summary of Quantified Objectives 2013-2020 Extremely Very Low Low Moderate Above Total Low Moderate New Construction 233 226 330 327 698 1,814 Rehabilitation 120 120 At -Risk Housing Preservation 795 795 Rer,tal Assistance (Section 8) 2,034 2,034 NATIONAL CITY 6-27 HOUSING ELEMENT APPENDIX A Appendix A Sites Inventory Map NATIONAL CITY A-1 HOUSING ELEMENT All01VNOI1VN N 1N3W313 ONISf1OH 3ILtckI[9TIu gitull ' IMI1111 III IIIIIIIIIIIIII 1111111111111 11 1111111 1 111111 11111 11111IIIN11' nu11N111: NlVERlllI 0 National City Housing Element Sites Inventory V XION3ddV 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