City of Encinitas DRAFT SIXTH CYCLE HOUSING ELEMENT APPENDIX B Table of Contents Table of Contents ...................................................................................................................... i Appendix B: Housing Profile Report ...................................................................................... 1 1 Population Characteristics ............................................................................................... 1 1.1 Population Growth ....................................................................................................... 1 1.2 Age Characteristics ...................................................................................................... 2 1.3 Race/Ethnicity Characteristics ..................................................................................... 2 1.4 Employment ................................................................................................................. 4 1.5 Commuting Patterns .................................................................................................... 6 2 Household Characteristics ............................................................................................... 7 2.1 Household Type and Size ............................................................................................ 8 2.2 Household Income ......................................................................................................10 3 Housing Problems ...........................................................................................................12 3.1 Overcrowding ..............................................................................................................13 3.2 Overpayment (Cost Burden) .......................................................................................15 4 Special Needs Groups .....................................................................................................17 4.1 Elderly .........................................................................................................................19 4.2 Persons with Disabilities .............................................................................................22 4.3 Large Households .......................................................................................................24 4.4 Single-Parent Households ..........................................................................................25 4.5 Residents Living in Poverty .........................................................................................26 4.6 Homelessness ............................................................................................................26 4.7 Agricultural Workers ....................................................................................................28 4.8 Migrant Day Laborers .................................................................................................29 4.9 Students .....................................................................................................................29 5 Housing Stock Characteristics .......................................................................................30 5.1 Housing Growth ..........................................................................................................30 5.2 Projected Housing Units..............................................................................................31 5.3 Housing Type ..............................................................................................................31 5.4 Housing Availability and Tenure ..................................................................................32 5.5 Housing Age and Condition ........................................................................................34 Lacking Plumbing and Kitchen Facilities ..............................................................35 Appendix B - 2021-2029 Housing Element B-i City of Encinitas SIXTH CYCLE HOUSING ELEMENT PUBLIC REVIEW DRAFT NOV 2020 Value of Housing .................................................................................................35 Pre-1940 Housing ................................................................................................35 Substandard Housing...........................................................................................35 5.6 Housing Costs and Affordability ..................................................................................36 Homeownership Market .......................................................................................36 5.7 Rental Market .............................................................................................................36 5.8 Affordability by Income Level ......................................................................................37 6 Affordable Housing ..........................................................................................................39 6.1 Publicly Assisted Housing ...........................................................................................39 6.2 Resources for Preserving Affordable Units .................................................................40 6.3 Tenant Based Rental Assistance ................................................................................40 6.4 Affirmatively Furthering Fair Housing (AFFH) Analysis ...............................................41 Needs Assessment ..............................................................................................41 Analysis of Available Federal, State, and Local Data and Local Knowledge ........44 Analysis of Sites Pursuant to AB 686 ...................................................................54 Analysis of Fair Housing Priorities and Goals.......................................................60 7 Constraints to the Provision of Housing ........................................................................63 8 Non-Governmental Constraints ......................................................................................64 8.1 Economic Factors .......................................................................................................64 8.2 Land and Construction Costs ......................................................................................64 8.3 Availability of Financing ..............................................................................................65 Home Purchase Loans.........................................................................................65 Refinance Loans ..................................................................................................66 Foreclosures ........................................................................................................66 8.4 Requests to Develop at Densities Below Those Permitted. .........................................66 8.5 Length of Time between Application Approval and Building Permit Issuance. .............66 8.6 Community Opposition to Housing Development ........................................................67 8.7 Local Efforts to Remove Nongovernmental Constraints. .............................................68 9 Governmental Constraints ..............................................................................................69 9.1 Land Use Controls ......................................................................................................69 Local Coastal Program .........................................................................................69 Coastal Bluff Overlay Zone ..................................................................................70 Hillside/Inland Bluff Overlay Zone ........................................................................71 Floodplain Overlay Zone ......................................................................................71 Agricultural Overlay Zone .....................................................................................72 B-ii 2013-2021 Housing Element - Appendix B City of Encinitas DRAFT SIXTH CYCLE HOUSING ELEMENT Scenic/Visual Corridor Overlay Zone ...................................................................72 Planned Residential Development (PRD) ............................................................72 Inclusionary Housing ............................................................................................72 State Density Bonus Law .....................................................................................73 Proposition A – Voter’s Right Initiative .................................................................76 Specific Plans ......................................................................................................78 Downtown Encinitas Specific Plan .......................................................................78 Encinitas Ranch Specific Plan ..............................................................................79 North 101 Corridor Specific Plan ..........................................................................80 Cardiff-by-the-Sea Specific Plan ..........................................................................81 Home Depot Specific Plan ...................................................................................81 9.2 Residential Development Standards ...........................................................................82 Minimum Lot Sizes ...............................................................................................85