HomeMy WebLinkAboutReso 1982-10786
RESOLUTION NO. 10786
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA ADOPTING A REVISED HOUSING ELEMENT OF THE
GENERAL PLAN
The City Council of the City of Chula Vista finds as
follows:
That in accordance with the attached Negative
Declaration, IS-81-44 and the findings therein, the adoption of
the new Housing Element will not have a significant impact upon
the environment, and the City Council hereby certifies that the
Negative Declaration was prepared in accordance with the
California Environmental Quality Act of 1970, as amended.
The City Council of the City of Chula vista does hereby
resolve as follows:
NOW, THEREFORE, BE IT RESOLVED by the City Council of the
City of Chula Vista that the Housing Element of the General Plan,
attached hereto as Exhibit "A" and incorporated herein by
reference as if set forth in full, be and the same is hereby
adopted.
Presented by
D. J. Pet
Planning
Approved a to
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of
George D. Lindberg, City Attorney
CHULA
198 2
ADOPTED AND APPROVED
VISTA, CALIFORNIA, this
, by the following vote,
by the CITY
25th day of
to-wit:
COUNCIL of the CITY OF
February
AYES: Councilmen
Cox, Gillow, Campbell, McCandliss, Scott
NAYES: Councilmen
None
ABSENT: Councilmen
None
STATE OF CALIFORNIA)
COUNTY OF SAN DIEGO) 55.
CITY OF CHULA VISTA)
I, , City Clerk of the
City of Chula Vista, California, DO HEREBY CERTIFY that the above
is a full, true and correct copy of Resolution No. , and
that the same has not been amended or repealed. DATED
City Clerk
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negative declaration
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PROJECT NAME: Revised Housing Element of the General Plan
PROJECT LOCATION: City of Chula Vista
PROJECT APPLICANT: City of Chula Vista Planning Dept.
P. O. Box 10B7
Chula Vista, CA 92012
CASE NO.
15-81-44
DATE: June <:, 1981
A. Background
The State Department of Housing & Community Development established April 1, 1980
as the adoption deadline for a revision to the Housing Element of the General Plan.
An extension of time was requested by the City on June 24, 1980 and subsequently
approved by the State (15-80-64).
B. Project Description
The attached document entitled "The Housing Element of the City of Chula Vista 1981"
is proposed to replace the existing Housing Element as mandated by the State
(25 California Administrative Code, Section 6400, et. seq.). No density bonus above
that forecast by the Series V projections will be allowed.
C. Compatibility with zoninq and plans
doption of the proposed element will require subsequent zoning text amendments to
incorporate the new 6nd revised policies. The proposed General Plan amendment is
not at variance with the General Plan or other associated elements.
D. Identification of 2nvironmental effects
1. Air Quality
An overall increase in population as a result of the potential use of density
bonuses outlined in the proposed element (Part 2, para. III C, 3 & 4) could
result in impacts on air quality. However there will be no increase in air
polution emissions above those forecast with Series V growth projections.
Revised RAQS (Regional Air Quality Strategies) have been formulated, based on
CPO Series V growth projections, to improve air quality in the San Diego air
basin and bring air polution levels to within State and Federal standards.
2. Land Use
The implementation of the density bonuses recommended in the proposed Housing
Element have the potential to adversely effect adjacent land uses, although the
Element does state that bonuses are allowed if they "...would not adversely
affect the order, amenity, or stability of adjacent land uses." Each density
bonus proposal would be subject to additional environmental review.
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city of chula vista planning department @0
environmental review section " "
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3. Community Infrastructure
Increases in population due to density bonuses could have significant effects
on schools and parks. The General Plan has designated school and park locations
and the sizes of these facilities based on population distributions derived
from projected residential densities. Increases in population could cause
significant overcrowding in existing public schools and a shortage of available
park land. However no increase above the maximum limit of the General Plan
and Series V forecast.
4. Energy
Increased population densities could create an increase in consumption and demand
for existing energy resources, above current projections. This effect could be
mitigated through energy conservation techniques. No increase in overall
population levels would be allowed.
5. Util ities
Increased population densities could result in the need for new energy,
communications, water, and sewer systems above what is currently projected.
Energy and water impacts could be mitigated through conservation techniques.
6. Transportation
With a concentration of developments utilizing density bonuses, significant
cumulative affects could tax existing circulation and transportation systems.
Since traffic forecasts are based on existing General Plan designations and
densities, no significant increase in vehicle trips will ultimately result from
project implementation.
7. Growth Inducement
As discussed in the above impacts, the cumulative effects of implementation of
the Housing Element, and precisely the density bonuses (Part 2, para. III C,
3 & 4), will not have the growth inducing impact of the provision of new systems
or services or an expansion of capacity of existing facilities needed to adequately
serve the population because overall population levels would not be increased.
E. Findings of no significant impact
I. Since the project is not site specific and no increase in density above
the present General Plan ceilings is proposed, there will not be any adverse
impact on the physical environment.
2. The proposed revised Housing Element is not inconsistent with the General
Plan or any associated elements.
3. There are no impacts anticipated which could interact to create a substantial
adverse effect on the environment.
4. The project will not cause a significant increase in traffic or related
emissions nor is any health hazard anticipated to occur.
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F. Consultation
1. Individuals and organizations
City of Chula Vista
Dan Pass, Principal Planner
Steve Griffin, Associate Planner
Duane Bazzel, Assistant Planner
Roger Daoust, Senior Engineer
Shabda Roy, Associate Engineer
Tom Dyke, Building Dept.
City of San Diego Environmental Quality Division
City of Walnut - Beverly Sherwood
County of Humboldt - Robert London
2. Documents
City of Chula Vista General Plan 1990.. .
15-80-64, Housing Element Time Extenslon (Clty of Chula Vlsta).
EQD #80-06-57, Environmental Impact Report for Affordable Houslng
Density Bonus (City of San Diego)
Negative Declaration for Housing Element, 1981 (Humbold! County)
Negative Declaration for General Plan Amendment 2-81 (Clty of Walnut)
The Initial Study Application and evaluation forms documenting the
findings of no significant impact are on file and available for
public hearing at the Chula Vista Planning Dept., 276 4th Avenue,
Chula Vista, CA 92010
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ENVIRO:a:NTI'L REVIHI COOPJ)I:JATOR
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EN 6
RESOLUTION NO. PCM-82-15
II
RESOLUTION OF THE CITY PLANNING COMMISSION RECOMMENOING TO
THE CITY COUNCIL THE ADOPTION OF THE HOUSING ELEMENT OF THE
CITY OF CHULA VISTA - 1981
WHEREAS, Resolution No. 7897, ,adopted by the City Council on September 16,
1975, amended the Chu1a Vista General Plan by the inclusion of Parts 1 and 2 of
the Housing Element, and
WHEREAS, on November 17, 1977 the State Department of Housing and Community
Development amended its Housing Element Guidelines and required most of the
cities and counties in California to revise their local housing elements, and
WHEREAS, the Chula Vista Housing Element was rewritten to bring it into a
state of consistency with the revised guidelines, and
WHEREAS, the City Planning Commission considered Part 1 and Part 2 of the
revised Housing Element at a public hearing held on December 2, 1981, notice of
which was given in the manner prescribed by law, and'
WHEREAS, the Planning Commission found that in accordance with the findings
in the Negative Declaration issued on IS-81-44, the revised Housing Element will
not have any possible significant impact on the environment, and certified that the
Negative Declaration was prepared in accordance with the California Environmental
Quality Act of 1970, as amended, and
WHEREAS, the Planning Commission found that the revised Housing Element will
better enable the City of Chu1a Vista to foster the development of affordable
housing and will bring the Chula Vista General Plan into a closer state of consonancy
with the State Department of Housing and Community Development's guidelines.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission hereby approves
the document entitled "The Housing Element of the City of Chu1a Vista - 1981" and
recommends that the City Council adopt said document as the Housing Element of
the General Plan, City of Chu1a Vista.
PASSED AND APPROVED by the City Planning Commission on the 2nd day of
December, 1981 by the following vote, to-wit:
AYES: Commissioners O'Neill, Stevenson, Williams, G. Johnson and R. Johnson
NAY: Commissioner Green
ABSENT: Commissioner Pressutti
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ATTEST:
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Chairman Pro Tem
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"'Secretary
The Housing Element
of the City of
Chula Vista
- 1981 -
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Chula Vista General Plan
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Draft Omnibus Amendment to
THE HOUSING ELEMENT OF THE CITY OF CHULA VISTA: PARTS 1 and 2
Part 1: The Planning Survey/Identification of Local Housing Needs
Part 2: Housing Goals, Objectives, Policies, & Action ProOram
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TABLE OF CONTENTS
PART l/THE HOUSING SITUATION FOR
THE CITY OF CHULA VISTA
1.
Introduction
. . . .
. '. . . . . . . . . . . . . .
II.
Future Housing Needs - 1985
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III. Current Unmet Housing Needs
A. Affordabil ity
B. Overcrowding
C. SUitability/Habitability
D. Special Needs .
IV. Chula Vista's Existing Affordable Housing Efforts,
Programs, and Results
. . . . . .
. . . . .
V.
Fair Share Allocation
. . . . . . . . . . . .
PART 2/HOUSING ELEMENT/GENERAL PLAN OF
THE CITY OF CHULA VISTA
1.
Introducti on
. . . . . . . . . . . . . . . . . . . . . .
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1
I
5
5
7
7
9
11
13
16
II.
Summary . . . . .
Goals, General Objectives, Policy
A. Goals .
B. General Objectives
C. Pol icy .
. .. . .
PAGE
16
16
16
17
III. Action Program. .. 19
A. Neighborhood Planning and Improvement 19
B. Removal of Dilapidated Structures 20
C. Affordable Housing Program 20
D. Capital Improvement Program for the
Implementation of the Housing Element 23
E. Development of Nonurbanized Parcels 24
F. Relocation of Displaced Families 24
G. Programs Designed to Promote Citizen
Participation. 24
H. Foreseeable Obstacles to the Implementation
of the Housing Element and Possible Solutions 24
IV.
Envi ronmental
25
V.
Conclusion
. . . . . . . . . . . . . . . .
26
VI.
Bibliography of the Housing Element of the General
Plan of the City of Chula Vista ........
27
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Draft Omnibus Amendment to
THE HOUSING ELEMENT OF THE CITY OF CHULA VISTA: PART 1
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I. INTRODUCTION
In order to formulate an effective program to meet the current and future housing
needs of Chula Vista, the nature and scope of these needs must be identified.
This is the task of Part 1 of the Housing Element. It comprises the housing
survey, and establishes the housing needs which are addressed in Part 2. The
evaluation and identification of housing needs presented herein is based upon
the requirements of the 1977 State Housing Element Guidelines, as promulgated
by the California State Department of Housing and Community Development (25
California Administrative Code, Section 6400, et seq.).
The following survey is divided into four sections. In the first section
projections of population and employment growth, and trends in household forma-
tion and.hous~ng prefere~ce are examined to determine the number of new dwelling
units WhlCh wlll be requlred to house the expected increase in Chula Vista house-
holds through 1985. The next section establishes a profile of the population and
housing characteristics which are associated with current housing needs in terms
of affordable housing and substandard living conditions. The third section outlines
Chula Vista's past and present affordable housing efforts. Finally, the fourth
section identifies the households which require local housing assistance, based
upon Chula Vista's commitment to proportionately address the total region's lower
income housing needs.
II. FUTURE HOUSING NEEDS - 1985
The factors which need to be considered in estimating the extent of future housing
demand include population and employment growth, new household formation, and
changes in housing preference.
A. Population Projections
As of January I, 1979, Chula Vista's population was estimated to be 81,400, or
4.6 percent of the total San Diego County population of 1,767,450. An additional
29,010 persons, or 1.6 percent of the County total, were estimated to live within
the balance of the Chula Vista Planning Area; which, in addition to the City,
encompasses the unincorporated territory within the Bonita-Sunnyside and Castle Park
(Montgomery) communities.
From 1960 to 1970, the County population increased by 32 percent. For the same
period, Chula Vista gr~w by 62 percent, while the Planning Area as a whole increased
by 57 percent. In the nine-year period between 1970 and 1979, the County maintainp~
its growth rate by registering a 30 percent increase, while the growth rate of the
City and Planning Area slowed to increases of 20 percent and 23 percent, respectively.
As indicated in Table I, it is projected that the Planning Area will once again
increase at a rate greater than that of the County. The Chula Vista Planning Area
will resultantly gain approximately 24,000 residents by 1985, and thereby realize
a 23 percent increase over the 1979 figure.
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1970
67,901
81,400
61. 5%
Table 1
Population Projections
% %
Planning Area Increase San Diego Region Increase
57,407 1,033,011
90,021 56.8% 1,357,854 31.5%
110,410 22.7 1,767,450 30.2
135,400 22.6 2,082,800 17.8
%
Year Chula Vista Increase
1960 42,034
1979
19.9
1985
90,000
10.6
Source: San Die90 'County, Population and Housing, Data for April 1, 1970
San Diego County, County Data Base, Data for January 1, 1979
SANDAG Series V Growth Forecasts
B. Employment Projections
Closely tied to population growth is the growth in the economy. Total civilian
employment for the San Diego region is expected to reach 838,100 by 1985; an
increase of almost 144,000 jobs, or 21 percent over the estimated 1978 figure. The
regional economy is expected to remain a service oriented, as opposed to industrial
oriented economy, with the greatest growth occurring in local professional, technical,
wholesale, and retail services. The Planning Area's projected employment increase
of 7,100 jobs is tied even more closely to the growth in local population, with all
but six percent of the expected growth occurring in the local-serving sector.
Table 2
Civilian Employment Projections
1978 Employment
1985 Employment
Local Local
Total Basic Serving Total Basic Serving
Chula Vista 28,962 8,490 20,472 33,925 8,819 25,106
Planning Area 34,827 10,440 24,387 41,938 10,870 31,067
San Diego Region 694,200 239,100 455,100 838,100 272 ,400 565,700
Source: SANDAG Series V Growth Forecasts
C. New Household Formation and Housing Preference
Occupied housing units within the Planning Area are projected to increase from
39,885 in 1979 to 49,000 in 1985; an increase of 9,115 housing units, or 23 percent
for the six-year period. The formation of new households is expected to increase
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at a greater rate than the population because of an expected decline in household
. size--from 2.75 persons per household in 1979 to 2.73 in 1985. The shift to more
multiple family units which has been evident for several years is expected to
continue as households become smaller, and as single family homes become less
affordable.
Table 3
Projected Household Formation and Implied Housing Preference
Chula Vista Planning Area
1979 1985 1979 1985
Household Population 80,641 88,700 109,618 134,000
Group Quarters Population 229 1,300 792 1,400
Occu pi ed Housing Units 29,766 33,500 39,885 49,000
Single Family 18,988 20,000 26,004 31,100
Multiple Family 10,778 13,500 13,881 17,900
Household Size 2.71 2.65 2.75 2.73
Source: San Diego County, County Data Base, Data for January 1, 1979
SANDAG Seri es V Growth Forecasts
D. Additional Housing Units Needed
The determination of future housing need is not only dependent upon the number
of units required to accommodate the expected growth in households, but also upon
the additional number of units needed to provide a desirable amount of vacant
housing. A certain percentage of vacant units is considered essential in order
for a given housing market to offer an adequate range and choice of opportunity;
an unusually low vacancy rate results in restricted housing choice and artifically-
elevated housing costs, while an unusually high vacancy rate results in investment
losses and property deterioration.
The Planning Area housing market remained very restrictive throughout the 1970's,
with vacancies running well below the regional average, and well belo\, the four
percent vacancy rate considered desirable by most authorities. For January 1, 1979,
vacant units represented only 2.2 percent of the City's housing stock and 1.95 percent
of the housing stock of the Planning Area.
Using an overall rate of five percent to account for both desirable vacancies and
annual housing removals, Table 4 indicates the additional units required between
1979 and 1985.
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Table 4
Future Housing Needs--1985
1979 1985 Additional
Chula Vista 30,432 34,352 3,920
Balance of
Planning Area 10,248 15,898 5,650
Total 40,680 50,250 9,570
E. Provi s i on of Adequate Sites
% Increase
12.9%
55.1%
23.5%
In order to accommodate the future demand for dwelling units, an adequate
number of appropriately zoned and publicly served buildiny sites must be available
within the community. Based upon the existing zoning pattern, and the City's
ability to accommodate the necessary public services and infrastructure, there is
currently enough vacant or underutilized residential acreage within the Planning
Area to accommodate approximately 20,000 additional housing units, or more than
double the projected demand for units through 1985. Table 5 shows the breakdown
of available residential acreage and potential dwelling units by density category
for the City of Chula Vista. It also shows the potential for mobile home and
manufactured housing development, both of which are allowed by right in the
Agricultural, Single Family and Planned Community zones of the City.
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Total
Table 5
Available Residential Acreage and
Maximum Potential Dwelling Units
City of Chula Vista
Vacant Acres* Underutilized Acres*
1,460 (1,370) 231 (140)
330 322) 172 (134 )
100 219
1,890 (1,692) 622 (274)
Maximum Potential
Dwellinq Units
Resi denti a 1 Dens ity
Low
Medium
4,486
3,548
6,915
14,949
High
* The figures in parenthesis represent the proportion of acres which are available
for mobile homes and manufactured housing, as well as site-built housing.
Source: Chula Vista Land Use Inventory
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III. CURRENT UNMET HOUSING NEEDS
The current unmet housing need is characterized by households which pay more
than they can reasonably afford for housing, and/or households which live in over-
crowded or substandard dwelling units. This section will profile the population and
housing characteristics related to these housing problems, including certain
subgroups of the population which are normally impacted thereby to a greater degree
than the population in general.
It should be noted that the habitation of overcrowded and/or substandard housing
units stems directly from the problem of affordability, and while these three
categories of current, unmet housing need--affordability, overcrowding, and
suitability/habitability--are profiled separately, they can, and often do, impact
the same households.
A. Affordability
The most pressing problem facing Planning Area households is the rapid
escalation in the cost of housing. According to the San Diego Association of
Governments, the regional median income increased by 60 percent between 1975 and
1979. During the same period of time, information compiled by the San Diego
Chamber of Commerce indicates that the average market price for San Diego area
housing rose by well over 100 percent, and reached $106,000 in October, 1979.
Table 6 presents the results of a newspaper survey of average sales prices and
rents for available Planning Area housing units during the month of March, 1980.
Table 6
Average Sales Price and Rent
Chula Vista Planning Area
Average Sales Price
Resale units
$105,000
87,000
New units
Average Rent
One bedroom
$150-175
165-210
Studio
Two bedroom
195-305
Three bedroom
250-425
Four bedroom
425 +
Source: Newspaper survey, Chula Vista Star News, March, 1980
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Those hardest hit by the widening gap between income and housing costs are house-
holds of low to moderate income. Although many households are willing and able
to pay 30 to 40 percent or more of their income for shelter, low and moderate
income families have little if any discretionary income, and must sacrifice other
necessities, such as proper nutrition and health care, as housing costs rise.
For these households, housing is considered affordable if the monthly rental or
mortgage payment does not exceed 25 percent of household income. Based upon this
definition of affordability, Table 7 indicates the estimated number of City and
Planning Area households which "overpay" for housing.
Tabl e 7
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1979 Estimated Household Income Composition and
Over payers by Tenure
City of Chula Vista
Income
Category* All Households % Total
-
Very low 3,909 13 .13% 2,665
Low 4,195 14.09 2,038
Moderate 6,383 21.44 1,464
Middle/Upper 15,279 51. 33
-
~ Total 29,766 100% 6,167
...
Chula Vista Planning Area
Overpayers**
Owners
Renters
543
2,403
1,675
921
262
363
1,168
4,999
Income
Category* All Households .%
Very low 5,412 13 . 57%
Low 5,831 14.62
Moderate 8,735 21. 90
Middle/Upper 19,907 49.91
Total 39,885 100%
Overpayers**
Total Owners Renters
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3,447 351 3,096
2,645 487 2,158
1,962 727 1,235
8,054
1,565
6,489
*Household income categories are based upon State definitions. The State defines
very low income households as those earning less than 50 percent of the areawide
median income; low income between 50 and 80 percent; moderate income betwe"en 80 and
120 percent, and; middle to upper income 120 percent or more of the areawide median.
In all cases, household income is adjusted for family size. The 1979 areawide
median income was estimated by SANDAG to be $17,700 for a family of four.
**Overpayers are very low, low and moderate income households which pay greater than
25 percent of household inLome for monthly rental or mortgage payment.
Source: 1975 Census (1975 percentages adjusted upward to account for non-responses,
and.applied to 1979 households).
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with approximately 50 percent of City and Planning Area households in the.very
low to moderate income categories, and over 8,000 of these households paYlng more
than 25 percent of their income for shelter, it becomes evident that affordability
of housing represents a major problem in the community. It is also a problem which
affects many more renters than homeowners. While renters comprise approximately
48 percent of the total households, and 59 percent of households in the very low,
low, and moderate income categories, they constitute 80 percent of the households
which overpay. These households not only pay more than they can reasonably afford
for housing, but also forgo the tax advantages, and equity and capital aopreciation
which homeownership offers.
B. Overcrowding
Overcrowding is a measure of the adequacy of a housing unit with respect to
family size. Many households are unable to afford housing accommodations of even
minimally acceptable size, and are forced to endure the emotional stress and family
pressures which often accompany the lack of privacy and overcrowded living conditions.
As indicated in Table 8, the 1970 Census reported approximately 2,100 overcrowded
households within the Planning Area. Although it must be assumed that the percentage
of overcrowded households has declined since 1970 along with the decrease in average
household size, it must also be assumed that the rapid and continuing increase in
the cost of housing has maintained the incidence of overcrowding at a significant
1 evel .
Table 8
,
Overcrowded Households
Persons Per Room*
1.01-1.50 1.51+ Total
Percent of
Total Households
Planning Area
1,170
1,504
402
612
1,572
2,116
7.1%
5.3
Chula Vista
*A housing unit is considered overcrowded if it has more than 1.01 persons per
room, and severly overcrowded with more than 1.51 persons per room. The census
definition of rooms excludes bathrooms, porches, balconies, halls, half-rooms, etc.
Source: 1970 Census
C. Suitability/Habitability
Suitability/Habitability refers to households which live in substandard housing
units which materially endanger the health, safety or well-being of the occupants,
and are either economically feasible to repair or in need of replacement.
Since the large majority of the Planning Area's growth has occurred in the last
30 years, the incidence of physical deterioration in the local housing stock is
minimal. Only 13 percent of Planning Area housing units predate 1950, while
approximately 62 percent have been built since 1960.
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Table 9
Housing Units by Age of Structure
Chula Vista % Planning Area of San Di ego Reg i on %
.0
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Pre 1939 1,322 4.34% 1,927 4.74% 75,279 11. 45%
1940-1949 2,444 8.03 3,332 8.19 62,615 9.52
1950-1959 8,420 27.67 10,298 25.31 145,453 22.12
1960-1969 10,765 35.37 14,447 35.51 166,156 25.27
1970+ 7,481 24.58 10,676 26.24 207,934 31.63
Total 30,432 100% 40,680 100% 657,437 100%
Source: 1970 Census
According to 1970 and 1975 Census data, substandard units as a percentage of total
units is 1.46 percent for the City, 2.08 percent for the Planning Area, and 3.81
percent for the San Diego region as a whole. Of the 897 substandard units identified
in the Planning Area, 845 require rehabilitation and 48 require replacement. The
) City portion of these totals includes 419 substandard units which require rehabilitation,
and 26 which require replacement. Table 10 presents the breakdown of substandard
units by occupancy status and tenure.
Table 10
Substandard Housing Units
Chula
Occu pi ed
Owner Renter
Vi sta
Vacant
Owner Renter
Planning Area
Occupied Vacant
Owner Renter Owner Renter
Requiring Rehabilitation 236
6
10
5
5
357
28
12
16
10
10
8
8
492
476
16
20
Total Substandard*
244
177
14
Requiring Replacement**
172
5
347
10
*Substandard units are those that have been classified as deteriorated or dilapidated
by the 1975 Census and units identified by the 1970 Census as lacking some or all
plumbing facilities.
**Units needing replacement are those that have been classified as dilapidated by
the 1975 Census.
Source: Chula Vista Housing Assistance Plan, 1979-82
1970 and 1975 Censuses
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D. Special Needs
The State has identified certain segments of the population which often bear
a disproportionate share of current unmet housing need, including large families,
the elderly, and ethnic minorities.
1. Large Families
Based upon 1975 Census data, both Chula Vista and the Planning Area are
composed of approximately 14 percent of households with five or more persons
per unit. This represents an actual decrease in the number of large families
since the 1970 census, at which time large families constituted about 18 percent
of City and Planning Area households. This general trend to smaller households
is expected to continue through 1985 and beyond.
Using the most significant indicator of current unmet housing need--housing
affordability--Table 11 indicates the number of large families which overpay
for housing. The percentage of large households overpaying is substantially
less than that for households as a whole--approximately 10 percent of large
families overpay, versus 20 percent for all households.
Table 11
1979 Estimated Large Households by Income Category and Overpayers
Chula Vista Planning
Tota 1 Large Total Large
Income Category* Households Overpayers* Households
Very Low 22D 137 295
Low 458 220 614
Moderate 1,200 202 1,60R
Middle/Upper 2,253 - 3,019
Total 4,131 559 5,536
Area
Overpayers*
183
295
271
749
*See Table 7 for definitions
Source: 1975 Census (1975 percentages applied to 1979 households)
2. The Elderly
The median age of Chula Vista's population has been steadily increasing
for the last decade--from 26 years in 1968 to 28 years in 1975. Projections
for the San Diego region indicate that the trend to an older population will
continue, with the over-65-year-old age group increasing from 9 percent of
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the region', ~opulation in 1975 to 14 percent by the year 2000. Closely
associated with an aging population is an expected increase in the handicapped
population, which currently represents an estimated 10 percent of City and
Planning Area residents.
Table 12
1979 Estimated Age Compos it i on
Age Chula Vista % Pl anning Area % San Diego Region %
-
Under 20 28,506 35.02 38,522 34.89 562,226 31. 81
20-64 46,040 56.56 62,569 56.67 1,039,967 58.84
65+ 6,854 8.42 9,319 8.44 165,257 9.35
Total 81,400 100% 110,410 100% 1,767,450 100%
Sou rce : 1975 Census (1975 percentages applied to 1979 population)
Households headed by the elderly (65+ years) represent the single most significant
group of lower income households. While elderly households constitute approximately
15 percent of total City and Planning Area households, they represent almost 42
percent of very low and low income households, and nearly 22 percent of the households
paying more than they can reasonably afford for housing.
Table 13
1979 Estimated Elderly Households by Income Category and Overpayers
Chula Vista Planning Area
Total Elderly Total Elderly
Income Category* Households Overpayers* Households Overpayers*
Very Low 2,804 1,101 3,757 1,476
Low 902 208 1,209 279
Moderate 476 18 638 24
Middle/Upper 304 407
Total 4,486 1 ,327 6,011 1,779
*See Table 7 for definitions
Source: 1975 Census (1975 percentages applied to 1979 households)
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3. Ethnic Minorities
The estimated ethnic breakdown of the population is shown in Table 14.
Hispanics are the largest ethnic minority group in the community, and have
long represented an important and growing component of the Planning Area's
population. According to a recent survey by the San Diego Department of
Education, students of Hispanic descent have grown from 18.4 percent of the
total Chula Vista City School District enrollment in 197D, to 36.1 percent
in 1979.
Table 14
Ethnic Composition
Ethni city Chula Vista Planning Area San Diego County
Wh ite 80.3% 76.1 % 79.4%
Hispanic 16.0 19.5 12.8
Black 0.4 0.8 4.6
Other 3.3 3.6 3.2
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C Total 100 % 100 'f 100 %
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Source: 1970 Census
Information on incomes and housing costs for Hispanic households will not be
. available until 1980 Census data becomes available. It is generally bel ieved,
however, that the Hispanic population have lower than average incomes, and that
housing affordability represents a major problem for this segment of the community.
In addition, with lower incomes and generally larger family sizes, Hispanics
probably represent a significant number of those households living in overcrowded
conditions.
IV. CHULA VISTA'S EXISTING AFFORDABLE HOUSING EFFORTS, PROGRAMS, AND RESULTS
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During the past several years, the City of Chula Vista has been actively engaged
in the development and execution of programs which promote the housing of low
and moderate income households. These efforts and programs, and their tangible
results are discussed in the following paragraphs. They evince the City of
Chula Vista's commitment to the achievement of the goals and objectives of the
Housing Element.
A. Senior Housing Referral: Through a grant from the Older Americans Act, the
City operates a Senior Information and Referral Service which includes rental
housing referrals for senior citizens That program is further assisted with
CDBG funds and City in-kind contributions. To date, 3,468 referrals have been
made.
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B. Low and Moderate-Income Senior Housin Zonin Text Amendment: In 1980,
t e City adopted this policy which provides unlimited density bonus and
development ~tandards exceptions to housing projects providing and main-
taining low and moderate-income senior housing exclusively. The City
currently has a 48-unit project being processed under this zoning text
amendment.
C. Redevelo ment A enc Housin Fund: The City's Redevelopment Agency has
set aside 1.2 million of tax allocation bond proceeds to assist low and
moderate-income housing in Chula Vista. To date, that fund has assisted
in the purchase of the housing site intended' for development of 24 units
of family low-rent public housing.
D. Low-Rent Public Housing: In 1979, Chula Vista entered into an agreement
with the Housing Authority of the County of San Diego to pursue the con-
struction of low-rent public housing in Chula Vista in response to a
notice published by HUD for 100 units of public housing. The City has
Article 34 authority for 400 units of public housing. The City provided
$15,000 in Community Development Block Grant (CDBG) funds to create a
fund for preliminary option and acquisition costs to secure sites for
those public housing units. In 1981, the City bought a site with Section 108
loan money with the intent of making it available to the Housing Authority
for 24 units of family public housing. HUD is currently evaluating the
development program submitted for that project.
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E. California Housin Finance A enc Homeownershi Home 1m rovement Pro ram
CHFA HOHI : Since 1979, Chula Vista has participated in the HOHI program.
The program has made below market interest rate mortgages available for
low and moderate-income persons to purchase or rehabilitate homes.
$2,200,000 in HOHI mortgage money was committed to Chula Vista. Additionally,
the HOHI program has provided 10% below market interest rate home improvement
loans to ten low and moderate-income Chula Vista households. The program
currently lacks funding due to bond market conditions.
F. Housing Rehabilitation: The City operates a CDBG-funded housing rehabilitation
program, the Community Housing Improvement Program (CHIP), which makes below
market interest rate loans and grants in three CDBG neighborhood strategy
areas, and City-wide on an emergency basis. Assistance runs from $1,000
grants through IS-year term, unlimited amount 10% loans. The City provides
technical assistance. Loans and grants are available to low and moderate-
income homeowners and mobilehomeowners, and to landlords housing low or
moderate-income housing tenants. Additionally, owners of mobilehomes not
suitable for 'rehabilitation may receive below market interest rate financing
to replace their coaches. To date, 265 households have been assisted.
G. Code Enforcement: The City operates a mandatory Code Enforcement Program
in the City's three COBG neighborhood strategy areas. Health and safety
violations and serious Housing Code violations are required to be corrected
in an effort to bring substandard housing up to standard conditions, Smoke
detectors are given to each inspected household Financial assistance is
offered through the CHIP program. To date, 445 dwelling units have been
inspected.
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H. Shared Housinq Study: The City of Chula Vista has applied for a grant
through the federal Older Americans Act to conduct a study determining the
need for an ongoing program to match senior homeowners with seniors seeking
rental housing. Most participants would fall in the low and moderate-
income category. It is anticipated that 50 "matches" would occur during
the study period.
I. Section 8 Existinq: The Housing Authority of the County of San Diego
operates the Section 8 Existing Program in the City of Chula Vista.
Currently, they are providing 471 rental subsidies for Chula Vista residents.
An additional 500 Chula Vista residents are on their waiting lists awaiting
additional subsidies from HUD.
J. Section 8 New Construction: The City has supported five applications
from developers in Chula Vista in response to HUD NOFA's for Section 8
New Construction. None were successful. No recent allocations have been made.
K. Section 8 Moderate Rehabilitation: The City of Chula Vista has received an
allocation of ten Section 8 Moderate Rehabilitation units from the Housing
Authority of the County of San Diego's allocation of 72 units. The City
has agreed to assist the Housing Authority with property inspections and
with below market interest rate multi-family rehabilitation loans to Section 8
Moderate Rehabilitation landlords. The program began in 1981 and no units have
yet been produced.
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L. Section 108: The City received a $1 million Section 108 loan commitment in
1980. That loan money was used to establish a low and moderate-income housing
site acquisition fund. All of that money has been spent to acquire two low
and moderate-income housing sites. One site was purchased which will accommo-
date 24 family housing units. One site was purchased to use for up to 100
units 0 f e 1 derl y hous i ng. Recaptured program funds will be us ed to acqui re
additional housing sites.
M. Section 202: HUD published a NOFA in 1981 for 100 units from Section 202/8
Elderly Housing. The City issued a Request For Proposal to select a non-
profit sponsor to lease a City-owned housing site, purchased with Section 108
funds for a nominal cost to assist the sponsor's application for the Section
202 allocation. The selected sponsor was not chosen in the HUD selection
process. The City is currently discussing a similar arrangement with a
non-profit sponsor with access to set-aside Section 202 units. Eighty units
will be proposed for the site in question.
V. FAIR SHARE ALLOCATION
l
Based upon the concept that all localities within a given housing market area
share the responsibility for addressing the housing needs of all economic segments
of the market area population, the State Housing Element Guidelines require that
each regi~nal council of governments prepare a fair share allocation plan, the
purpose of which is to assign to each constituent locality a fair share of the
total lower income household need within the housing market area. According to
the State Guidelines, "the fair share allocation will provide each locality with
a presumptive identification of housing needs for which adequate provision must be
made in the housing element". The allocation formula is based upon existing local
need, the current distributi~n of employment opportunities, and expected growth in
population and employment.
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The fair share allocation plan prepared by the San Diego Association of
Governments has identified 132,838 lower income households within the San Diego
region which are or will be in need of housing assistance between 1980 and
1985. Of this total. 6.394 have been identified as Chula Vista's 1980-85
fair share allocation. In recognition of the limited resources available
to local jurisdictions to address these substantial identified needs. the
State Department of Housing and Community Development has established as
annual percentage of the fair share allocation as that which they term a
"good faith and diligent" local effort to assist lower income households. For
the San Diego region. this percentage has been established at 2.5 percent, which,
in the case of Chula Vista, translates to a goal of 482 assisted households
through 1985. Table 15 presents Chula Vista's housing assistance goals in terms
of household type and tenure.
Table 15
Lower Income Household Assistance
By Household Type and Tenure
Three Year Goals
Chula Vista
Number of Lower Income
Tenure and Type Households to be Assisted
E1 derly/ Sma 11 Large
of Housing Assistance Tota 1 Handicapped Family Famil y
1. Homeowner Goals
'- a. New Construction 0 0 0 0
b. Rehabilitation 120 69 40 11
c. Total Owner Units 120 69 40 11
d. Percentage 100.0 57.5 33.3 9.2
2. Renter Goals
a. New Construction 152 50 90 12
b. Rehabil i tati on 0 0 0 0
c. Existing 210 17 171 22
d. Total Renter Units 362 67 261 34
e. Percentage 100,0 18.5 72.1 904
3. Total Goals
a. Number of Units 482 136 301 45
b. Percentage 100.0 28.0 62.5 9.3
Source: San Diego Association of Governments, Areawide Housing Opportunity
Plan, February 1981
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Draft Omnibus Amendment to
THE HOUSING ELEMENT OF THE CITY OF CHULA VISTA: PART 2
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Historical Notes on the Existing Housing Element:
Adopted by Planning Commission Resolution # PCM-75-5 5-13-75
Adopted by City Council Resolution #7897 9-16-75
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"The best seeurity for civilization is the dwelling,
and upon propel' and becoming dwellings depends more
than anything else the improvement of mankind. Such
dwellings are the nursery of all domestic virtues
and without a becoming home the exercise of these
virtues is impossible."
-Benjamin Disraeli
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Fail' Chula Vista. One of the most beautiful spots
on the globe; better suited for fine houses than any
spot in California.
-"National City Record"
December 29, 1887
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I. INTRODUCTION
"The Housing Element, Part 2" is designed to bring the City of Chula Vista into
a state of full compliance with Section 65302(c) of the State Planning and Zoning
Law, as amended, which requires that all local general plans contain:
"A housing element, to be developed pursuant to regulations established
under Section 37041 of the Health and Safety Code, consisting of standards
and plans for the improvement of housing and for provision of adequate
sites for housing. This element of the plan shall make adequate provisions
for the housing needs of all economic segments of the community."
In order to meet the charge of Section 65302(c), the Housing Element Guidelines
promulgated by the State Department of Housing and Community Development (HCD),
and the broader National Housing Goal - "a decent home and a suitable living
environment for every American family" - Part 2 is substantially founded upon
the surveys and problem identifications incorporated within Part 1 of the Housing
Element, entitled "The Housing Situation for the City of Chula Vista." Part 1
clearly recognized the need for a comprehensive program for the provision of
housing for low and moderate income groups in the Chula Vista Planning Area, and
Part 2 provides a long-range plan and action program which are calculated to meet
the said need.
I I. SUMt'lARY
GOALS, GENERAL OBJECTIVES, POLICY
A. Goal s
The following goals jointly constitute the overall aim of the Housing Element of
the City of Chula Vista.
1. The provision of decent housing in well-planned neighborhoods for low,
moderate, middle, and upper income families and individuals.
2. The solution of the major housing and residential problems identified in
Part 1 of Chula Vista's Hous1ng Element.
3. The systematic renewal, rehabilitation, conservation, and improvement of
the residential neighborhoods of the Chula Vista Planning Area.
4. The encouragement of private-sector leadership in the solution of local,
Planning Area, and regional housing problems.
B. General Objectives
The following general objectives jointly recite the specific aims of the Housing
Element of the City of Chula Vista.
1. The overall increase of the housing stock of the Planning Area.
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2. The provlslon of ade~uate housing for the elderly, handicapped, large
families, and persons and families of low or moderate income.
3. The broadening of local residents' choice of housing, housing types, and
living environments.
4. The protection of the quality-of-life of existing settlements within
the Planning Area.
5. The reduction of the San Diego Region's unmet need for affordable housing.
6. The integration of low and moderate income housing into the existing
middle-class residential neighborhoods of the Planning Area, and the preclusion
of the establishment of "ghettoes" or low-income enclaves.
7. The active encouragement of the private sector's participation in the City
of Chula Vista's effort to promote the development of affordable housing.
8. The provision of adequate public works, facilities, and infrastructure.
9. The effective utilization of State and Federal grants and subventions for
the promotion of decent, affordable housing within the Planning Area.
10. The total elimination of racial, age, religious, and sexual bias in housi~g.
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11. The coordination of local affordable housing efforts with those of the State
of California, the Federal Government, the County of San Diego, SANDAG, and
neighboring municipalities.
C. Policy
1. The City of Chu1a Vista supports the "balanced community concept," and
recognizes that ethnic, social, and economic enclaves are inconsistent with the
democratic principles of the American republic. The City, therefore, encourages
its citizens and builders to avoid the establishment of "ghettoes" herein, and to
support the development of neighborhoods which provide housing for people from all
economic classes, racial stocks, and age groups.
2. The admixture of residential neighborhoods and incompatible industrial or
commercial uses shall be prevented. This admixture tends to result in residential
decline and blight, and the consequential reduction of the quality of life, and the
value of real property.
3. Nonconforming uses and dilapidated structures should be removed from
residential areas. Nonconforming uses, if allowed to remain on an indefinite basis,
tend to encourage zoning violations and ill-advised zoning amendments.
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4. The City of Chula Vista shall encourage neighborhood conservation and rehabili-
tation programs. These programs protect peripheral, sound housing, and constitute
an effective counter-attack against the wasteful practice of destroying old, but
well-designed houses. The Community Development Department shall be responsible
for the effectuation of this policy, and shall recommend the expenditure of
adequate funds for the subject purpose in its "Block Grant" allocation proposals.
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5. Good, sound housing, situated in stable residential neighborhoods, should
be provided for relocated families.
6. Public facilities, such as water, sewer, and effective drainage shall be
provided throughout the City. These facilities will help deter residential decline
and blight infestation.
7. Modern housing concepts shall be encouraged in new residential developments
throughout Chula Vista. These should take the form of cluster gardens, common-
green projects, planned unit developments, garden apartments, townhouse projects,
and mobile home parks, subdivisions, and condominium projects. These
concepts, if properly effectuated, could be effectively blended wlth new single
family dwelling developments, and provlde a physical basis for the implementation
of Chula Vista's "balanced community" goals.*
8. Residential environments should be enhanced by the provlslon of internal
and adjacent open space, such as parks, squares, circi, vest pocket parks, malls,
common greens, plazas, hiking trails, bridle paths, bicycle paths and trails, and
pure undisturbed, nonnanicured open space. The provision of adequate open space,
as required by the Zoning Ordinance, the Park Land Dedication Ordinance, and other
developmental policies, should be a condition of aoproval of all new and expanded
building programs.
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g. Low and moderate income nouseholds are entitled to the same residential and
environmental amenities as tnose WhlCh are standard to otner families. Scaled down
amenities and qualities build slums, and therefore must be carefully avoided.
Notwithstanding these factors, density bonuses allowed under the PUD Policy are
feasible where such bonuses produce improved patterns of open space, better
dwe 11 i ngs, and "balanced communitl es . "
The Planned Community (PC) and Planned Unit Development (PUD) zonal regulations
are designed to accommodate experimentation. Developers with innovative programs
for the reduction of building costs, therefore, shall be encouraged to use the
flexible PC or PUD provisions.
10.
housing
Vista's
The City shall endeavor to protect its stock of low and moderate income
from the erosive effects of private and public rebuilding activities. Chula
"MHP" Exclusive Mobile Home Park Zone provides such protection.
11. The City's Housing Element shall be implemented in close cooperation with
the San Diego Association of Governments, the County of San Diego, and the several
cities in the South Bay Area and the State Department of Housing and Community
Deve 1 opment.
12. The City shall continue to regulate residential condominium and stock
cooper~tive conversions in order to protect existing tenants, and promote the orderly
growth and amenity of Chula Vista. If such conversions adversely affect the
availability of housing for low and moderate income households to an appreciable
extent, the City shall adopt remedial measures.
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*The El Rancho del Rey Specific Plan which covers approximately 2300 acres
of land, calls for a variety of housing types, clustering and other "new"
developmental concepts, and mobile home parks and subdivisions. The El
Rancho del Rey Specific Plan is now a part of the Chula Vista General Plan.
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13. All new residential condominiuM and stock cooperative projects, and all
of such projects created through the conversion process shall provide those
amenities which are incidental to home ownership. These amenities shall include,
but not be limited to, adequate storage, ample off-street parking, usable common
and private open space,and good townscape planning, as called for by the Design
Manual of the City of Chula Vista and the Town Centre Design ~anual.
14. The Planning Department shall review the Housing Element and its .a.ction
Program on a continuing basis. The City's Housing Task Force of the Human Relations
Commission shall annually review the element and program and shall report its
findings and recommendations thereon to the City Council.*
III. ACTION PROGRAM
The implementation of the Housing Element will require the institution of an Action
Program designed to increase the availability of the City's housing stock, the
improvement of existing neighborhoods, and the creation of new residential areas.
The success of this program is dependent upon the cooperation and active participation
of government. neighborhood groups, builders, and other interested citizens.
The Action Program, which is subdivided into the following constitutent programs,
is directed at the solution of Chula Vista's housing problems.
A. Neighborhood Planning and Improvement Program.
B. Plan for the Removal of Dilapidated Structures.
C. Affordable Housing Program.
O. Capital Improvement Program for the Implementation of the
Housing Element.
E. Development of Nonurbanized Parcels.
F. Relocation of Displaced Families.
G. Programs Designed to Promote Citizen Participation.
H. Foreseeable Obstacles to the Implementation of the Housing
Element and Possible Solution.
A. NEIGHBORHOOD PLANNING AND IMPROVEMENT
This program would provide the vehicle for the preparation of detailed neighbor-
hood improvement plans and courses of action. Interested neighborhood groups
could develop neighborhood improvement plans which would concentrate on the improve-
ment of housing within their spheres of influence. Basically, these plans would
constitute conservation or rehabilitation programs. The participating residents
and property owners would be 'expected to improve and maintain their real property
in accordance with their neighborhood plan. The City of Chula Vista would provide
technical and professional assistance to the neighborhood planning groups, and
*The Planning Department proposes the introduction of data procured from the 1980
Decennial Census into the text and tabular analyses of Part 1 of this element when
such introduction becomes feasible.
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undertake, when practical, the improvement and establishment of public facilities
and public education programs on home maintenance. Goal of the subprogram: Sound
residential neighborhoods, designed to remain stable over a long period of time.
The Community Development Department, through its Block Grant program, is success-
fully conducting the rehabilitation and conservation efforts called for under
this program. The said department's success is partially based upon its "outreach"
approach.
In addition to the Community Housing Improvement Program (CHIP), Block Grant funds
are devoted to the Chula Vista Mobile Home Replacement Program. The Chula Vista
Low and Moderate Income Housing Fund supported by 20% of the proceeds received
from the sale of redevelopment bonds, will be broadly used to augment the supply
of housing for low and moderate income families and individuals.
B. REMOVAL OF DILAPIDATED STRUCTURES
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The existence of dilapidated structures creates a blighting influence on adjacent
housing in a neighborhood which is generally sound. A program for the removal of
housing, which is in such a derelict condition that it is no longer economically
repairable, is successfully pursued in this municipality.. This program, which
requires the strict enforcement of the City of Chula Vista's Building and Housing
Codes, is governed by the "Dangerous Buil di ng" provi s ions, Volume IV of the adopted
Uniform Building Code of the City of Chula Vista. The director of Building and
Housing directs this program. The effectuation of the Housing Element will require
the continuing implementation of Volume IV.
C. AFFORDABLE HOUSING PROGRAM
1. The City of Chula Vista shall encourage the Federal and State governments
to create new and viable programs which promote the adequate housing of low and
moderate income groups and disadvantaged families.
2. The City of Chula Vista expects every developer to address the problem of
housing low and moderate income families and individuals. Where proposed projects
exceed fifty dwelling units, the municipality expects the involved developers to
explore methods to devote a minimum of ten percent of the said units to low and
moderate income housing. This program calls for the developer's exploration and
investigation of Federal and State subsidy programs, and other economically-feasible
means of reducing the cost of housing.
3. In order to ease the burden which the above subprogram places upon developers,
the City of Chula Vista shall grant maximum 25% net density bonuses, where such
would not adversely affect the order, amenity, or stability of adjacent land uses,
or, where such bonuses would not augment density bonuses mandated under Section
65915 of the State Government Code. The number of housing units constituent to
a density bonus granted by the City shall generally equal the number of low and
moderate income housing units provided by the developer.
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4. The City of Chula Vista may reduce or waive municipal fees, or participate
in the development of on or off-site improvements, where a minimum of 25% of the
housing units of a project are devoted to the accommodation of low or moderate
income households.
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The density bonuses authorized under this subprogram shall not exceed 25% of the
dwelling units permitted under the zoning regulations, and shall not augment bonuses
mandated by State law. (See Subprogram 15, infra.)
5. The City of Chula Vista shall develop expeditious ("fast track") procedures
for the processing of low and moderate income housing projects. These procedures
should involve "check lists" and organizational routines which are designed to
accelerate the delivery of technical services. Where areawide EIR studies are
feasible, they should be utilized in order to shorten the subsequent environmental
reviews of individual projects.
6. The City of Chula Vista shall fully participate in the County's efforts
to locate Section 8 leased housing throughout the San Diego Region. This partici-
pation will require Chula Vista to accept a pro rata share of this type of Federally-
sponsored, rent-supplement housing.
7. The City of Chula Vista shall require developers of projects which contain
more than fifty dwelling units to participate in an "Affirmative Fair Marketing
Plan," such as the BCA/HUD program. The Community Development Department shall
administer this subprogram on a c6ntinuing basis. (Explanatory Note: An "Affirmative
Marketing Plan" is initiated by an agreement between a developer and the U.S.
Department of Housing and Urban Development. Under this agreement, the developer
prepares a market plan which is designed to attract prospective home buyers or
tenants from all groups within a given market area. The primary objective of this
"outreach" plan is the enlargement of housing opportunities.)
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8. The City of Chula Vista shall continue to partitipate in SANDAG's regional
program for the fair share allocation of lower-income housing, and shall continue
its effort to provide more lower-income housing than the said program requires.
The City Council has officially accepted SANDAG's lower income household assistance
formula and the statement of Chula Vista's fair share allocation, embodied therein.
Under this formula, Chula Vista's good faith and diligent demonstration would entail
this municipality's earnest endeavor to provide assistance to 482 lower income
households during the 1980-1985 period.
9. In accordance with the Housin9 and Community Development Act of 1974, the
City of Chula Vista shall prepare, adopt, and execute the plans and programs which
are prerequisite to this municipality's eligibility for "Block Grants." These
grants shall be devoted to the improvement of Chula Vista and the solution of the
low and moderate income housing problems therein.
10. The City of Chula Vista, at the current and advance planning levels, shall
promote the development of adequate housing for all economic segments of the people
in the Chula Vista Planning Area. The City shall especially encourage the develop-
ment of housing for the elderly and the handicapped.
Density bonuses and waivers of certain development standards, which are currently
available under the municipal code's low and Moderate-Income Senior Housing provisions,
are expected to produce at least 60 units of renter new construction elderly/handi-
capped, and 40 units of homeowner new construction elderly/handicapped.
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11.
housing
Project
The City of Chula Vista shall foster the establishment of
for low and moderate income households within the Bayfront
Area.
affordabl e
Redevelopment
12. The voters of Chula Vista have approved, through an Article XXXIV
referendum election, the development of public housing. If necessary, the City
will attempt to increase its public housing authorization.
13. The City of Chula Vista shall continue
subsidies for moderate and low income housing.
be limited to, the following programs:
a. Section 202: 80 units of renter new construction in the
elderly/handicapped category.
to actively seek State and Federal
This effort shall include, but not
b. Low-Rent Public Housing: 132 units of renter new construction,
including 32 elderly/handicapped, 92 small family and eight
large family.
c. Section 8 Existing: 210 units of renter existing, including
17 elderly/handicapped, 171 small family, and 22 large family.
d. Section 8 Moderate Rehabilitation: Ten units of renter rehabili-
tation, including five small family and five large family.
e. Housing Rehabilitation: 120 units of homeowner rehabilitation,
including 69 elderly/handicapped, 40 small family, and 11 large
family.
f. Shared Housing Study: 50 units of renter existing elderly/
handicapped.
14. The City of Chula Vista shall encourage the establishment of mobile home
parks and subdivisions in order to increase its stock of affordable housing. It
shall utilize its MHP Exclusive Mobile Home Park zone to protect existing and
annexed mobile home parks and their residents.
Chula Vista, through the coordinated efforts of its Planning, 8uilding and Housing,
and Community Development Departments, shall encourage the development of modular-
housing and factory-built housing projects within the several communities of this
municipality. Housing produced through the employment of industrial-age methods
and techniques should eventually be more cost-effective and affordable. These methods
and techniques converted the motor car from the sports equipment of the wealthy to
the personal transportation of the masses, and their application to housing provides
much promise.
IS. The City of Chula Vista shall encourage the proposal of demonstration
projects which utilize experimental planning, developmental, and design techniques
in an effort to produce well-ordered, low and moderate income housing. Under such
projects, the City shall consider the tailoring of its preannounced land-use, bulk,
and height standards to the needs of the developers, provided that such tailoring
is consistent with sound city, townscape, and public works planning.
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Demonstration projects could collectively produce a substantial number of affordable
housing units. They could also develop techniques which could be employed throughout
the Chula Vista Planning Area and San Diego Region.
16. Where practical, the City shall consider the use of tax-exempt revenue
bonds for the purpose of underwriting a portion of the cost of low and moderate
income housing. The proceeds from the sale of these bonds could also be used to
reduce the interest on purchase-money loans for such housing.
17. Prior to the submittal of residential development plans for processing,
developers shall confer with the City Planning and Community Development Departments
on the matter of affordable housing. These pre-planning conferences shall be used
to apprise developers of local housing needs and policies; available affordable
housing incentives; and, current State and Federal legislation and programming with
respect to housing. These conferences should also provide a mechanism for private-
public negotiation, and the formulation of incremental affordable housing programs.
18. In the selection and/or review of sites proposed for non-market rate
housing, the City shall be guided by the following standards:
a. The site and neighborhood must be suitable for the type and density
of housing proposed, and adequate public services and facilities
must be available to service the development.
b. The site must be free from severe adverse environmental or social
conditi ons, un1 ess there is a n adopted program to remedy the undes i rab.1 e
condit ions.
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c. The housing must be reasonably accessible to employment and to
appropriate social, recreational, educational, commercial and health
services that are typically found in market-rate residential neighbor-
hoods;
n. The site must promote greater housing opportunity, and must not act
too unduly concentrate racial, ethnic or economic minorities into
anyone area of the City.
19. The City Planning and Community Development Departments shall monitor
the private and public production and maintenance of affordable housing within
Chula Vista, and shall annually report its findings to the City Council. \~here
this monitoring activity indicates that Chula Vista's land-use, subdivision, or
housing policies or regulations should be amended in order to foster the production
or protection of essential affordable housing, the said departments shall officially
recommend appropriate action.
D. CAPITAL It1PROVn1ENT PROGRM1 FOR THE H1PLn1ENTATION OF THE HOUSING ELEMENT
The future construction and installation of needed public facilities in the
residential neighborhoods of the City of Chula Vista should be programmed in the
City's Capital Improvement Plan. This plan should be reviewed annually by the
Planning Commission in order to assure the people that capital expenditures are
consistent with, and responsive to, the Housing General Plan Element, Neighborhood
Improvement Plans, and other housing programs and subprograms.
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E. DEVELOPt1ENT OF NONURBANIZED PARCELS
At such time as it is appropriate for undeveloped lands within the planning area
to be urbanized, the City should regulate such urbanization with a view toward
establishing orderly, stable and beautiful residential neighborhoods.
These lands should be developed with sound housing in good environments. The City
of Chula Vista should promote the establishment of inclusionary and "balanced
communities" in its new territories. Developers should create well-planned,
mixed-income residential complexes in an effort to attract all age groups and
economic segments of the community.
F. RELOCATION OF DISPLACED FMIILIES
During the growth and expansion of the City of Chula Vista, there will be many times
when existing dwellings will have to be acquired and removed. This acquisition and
relocation may be the direct or consequential result of highway construction, urban
renewal, or public facility development. Code enforcement might cause the removal
of additional residences from Chula Vista's housing inventory. Prior to the commence-
ment of programs which would displace individuals or families, the City of Chula Vista
shall endeavor to relocate these people in standard, affordable housing, sited in
suitable neighborhoods. The relocation of individuals and families from one depressed
area to another would not meet the policy guidelines of the Housing Element, and
would tend to augment urban decline.
G. PROGRA~'S DESIGNED TO PROMOTE CITIZEN PARTICIPATION
Citizen participation in the formulation and preparation of the Housing Element
has been provided by the Human Relations Commission, which acts as the official
local citize~s housing and advisory committee for the City of Chula Vista.
Further publ,c input and comment will be solicited by the Planning Commission
and City Council during their public hearings on the plan.
The implementation of the Housing Element cannot be successful in the absence of
its manifestation of a paten responsiveness to the needs and desires of the people
of the Chula Vista Planning Area._ The active support of local citizens and groups
should be solicited during each phase of the City's Action Program for the imple-
mentation of the Housing Element, The Human Relations Commission, as the Housing
Element Task Force, will promote citizen participation in Chula Vista's manifold
housing and residential planning programs,
H. FORESEEABLE OBSTACLES TO THE rr.1PLEtlENTATION OF THE HOUSING ELB1ENT AND
POSSIBLE SOLUTIONS
1. Problem: Housing for Low and Moderate Income Families
Low income families, retired people on fixed incomes, large minority families,
and households headed by widowed or divorced people often cannot compete in the
housing market for sound dwellings which are located in suitable living environments.
This group of people cannot procure adequate financing, and usually must gravitate
to declining residential areas. In the Chula Vista Planning Area, naval families
tend to swell the ranks of the low and moderate income groups. The rampant inflation
of the 1970's has especially hurt low and moderate income families.
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Solution:
r
'- The National Housing and Community Development Act of 1974, thy'ough its
rent supplement programs and Block Grants, should provide much housing assistance
to low and moderate income families.
2. Problem:
Federal Assistance Programs
Local residents tend to manifest resistance to federally sponsored programs.
In many cases, federal restrictions attached to federal programs discourage their
use. Public housing, and its preemption of local control, is especially unpopular.
Solution:
Federal housing programs should be tailored to the needs of individual
communit i es. In 1980, however, the need is for add it i ona 1 federa 1 programmi ng.
The housing of low income and moderate income families requires imaginative and
bold federal subsidy programs.
3. Problem: The Construction and Finance Industries
Private investment in the construction of new housing for low and moderate
income families is not very lucrative. Investment in the production of housing
for higher income families is more profitable. While inflation and high interest
rates have adversely affected the entire housing market, they have virtually
excluded lower-income families therefrom.
(
Solution:
The City of Chula Vista shall officially encourage house builders to provide
a variety of housing units, and "balanced communities." Residential projects shall
be expected to manifest compliance with the housing policies and Action Program of
this municipality. The City shall encourage the State to finance well-planned,
well-constructed, and well-managed, mixed-income residential complexes.
4. Problem: Employment
There is a shortage of employment opportunities in Chula Vista for members
of low and moderate income families.
Solution:
The City Council anc th~ Chula Vista Chamber of Commerce are actively engaged
in the encouragement of commercial and industrial development in Chula Vista. The
City is also improving its local transit facilities, and is participating in the
Metropolitan Transit Development Board's regional transit program. These efforts
should improve the employment opportunities of low and moderate income residents.
IV. ENVIRONMENTAL
(,
An I~itial Study, 15-81- , of possible adverse environmental impacts of the revised
Houslng Element was conducted by the Environmental Review Committee on
1981. The Committee concluded that there would be no significant environmental
effects and recommended adoption of a Negative Declarati~n on the .project".
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V. CONCLUSION:
The City of Chula Vista, the second largest city in San Diego County, is the focus
of considerable growth and urban expansion. Chula Vista's natural endowments,
energetic citizenry, and stable politics have coalesced to make this city's several
communities desirable places in which to work and live. The residents of this
municipality have, for two decades, insisted that local urbanization be paced and
guided by sound urban planning, and they have consequently enjoyed the fruits of
an orderly and stable environment.
The Housing Element provides the City of Chula Vista with the policy and action
program essential to the extension of the benefits of decent housing and suitable
living environments to all economic segments in the Planning Area. The Element
calls for new horizons in social, economic, and physical planning, and provides
local and regional government, developers, subdividers and citizenry-at-large
with the opportunity of cooperating to make Chula Vista an "ideal" city.
Plan Administration Notes
(
The Housing Element is an integral part of the Chula Vista General Plan, and its
administration should be coordinated with the administration of the General Plan's
land use, circulation, conservation, and economic development goals, objectives,
and policies. The Housing Element's administration should also be responsive
to the "Energy and Water Conservation Policies of the City of Chula Vista."
In accordance with the direction provided by the State of California's Urban
Development Policy, the City of Chula Vista has adopted a Growth tlanagement Policy.
"(he. Policy calls for urban in-filling, and discourages disorderly patterns of
growth and development. The provisions of the Policy do not prescribe strategies
which would curtail the production of essential housing, or significantly increase
the cost there0f.
The City of Chula Vista believes that the careful administration of sound
conservation and growth management policies should foster the production of
affordable housing. For example, smaller lots and building sites could reduce
the demand for urban sprawl, conserve energy and water, and lower the overall
price of new housing, simultaneously.
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. .
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VI. Bibliography of the Housing Element of the General Plan of the
City of Chula Vista
Texts
-
ABRAMS, Charles. The Language of Cities. New York: The Viking Press, 1971
GALLION, Arthur B., and EISNER, Simon.
Design, Second Edition, New York:
The Urban Pattern, City Pl anning and
The D. Van Nostrand Co., 1963
HOWARD, Edenezer. Garden Cities of To-Morrow. London: Faber and Faber
L td., 1946
KEEBLE, Lewis. Principles and Practices of ~own and Country Planninq. Third
Edition. London: The Estates Gazette Limited, 1967
KENT, T. J., Jr. The Urban General Plan. San Francisco: Chandler Publishing
Co., 1964
SCOTT, Mel. American City Planning Since 1890. Berkeley and Los Angeles:
University of California Press, 1969.
WHYTE, William H. Cluster Development. New York: American Conservation
Association, 1964
tr_ Periodicals
CARSON, John. "Housing Policy in Ontario." Urban Land, Volume 32, No.4,
April, 1974. Washington, D.C.
GREENBIE, Barrie B. "Social Territory, Community Health and Urban Planning."
Journal of the American Institute of Planners, Volume 40, Number 2,
March, 1974. Washington, D.C.
RAHENKAMP, John. "Some Thoughts on Mixed Housing Projects--And Their Economic
and Social Advantages for the Developer and His Prospects." House & Home.
Volume 45, Number 3, March, 1974. New York, N.Y.
State Law
MURPHY, George H. Laws Relating to Conservation and Planninq, 1972 Edition.
Sacramento: State of California, Department of General Services,
Documents Section
Plans
Housing Element Manual
1978 Sacramento: State of California, Department of Housing and Community
Development
......
Housin, Element
19 9 City of Huntington Beach, California
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