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OVERVIEW:
COMMUNITY PROFILE & HOUSING
NEEDS
The City of Chula Vista used data that are the most reliable for assessing existing conditions. The Housing Element requires such information in order to implement future goals and meet the city’s needs. Furthermore, such standard sources provide a basis for consistent comparison with older data and provide the best basis for forecasts.
Primary Data Sources
American Community Survey (ACS)
The American Community Survey (ACS) is an ongoing survey that provides vital information yearly about our nation and its people. The yearly report goes further into the livelihoods of people in the US, providing more specific information than the census.
California Department of Finance
The State provides up-to-date numbers on population and housing. For housing, the State estimates total and occupied housing units, household size, household population, and group quarters population. ACS data are used to distribute 2010 census housing units into standard housing types (single detached units, single attached units, two to four units, five plus or apartment units, and mobile homes). Housing units are estimated by adding new construction and annexations and subtracting demolitions and adjusting for units lost or gained by conversions.
California Employment Development Department (EDD)
The EDD Data Library provides access to view and download data and information related to California industries, occupations, employment projections, wages, and labor force. The data can be used to better understand California’s economy, to make informed labor market decisions, as a tool to direct efforts to promote the state’s overall economic health, support workforce development, and much more.
Comprehensive Housing Affordability Strategy (CHAS)
Each year, HUD receives custom tabulations of ACS data from the U.S. Census Bureau. These data, known as the "CHAS" data, demonstrate the extent of housing problems and housing needs, particularly for low income households. On August 25, 2020 HUD released updated CHAS data for the 2013 -2017 period, which is used in this Element.
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SANDAG
SANDAG 2030 and 2050 Regional Growth Forecast, Series 13. SANDAG produces growth forecasts of population, housing, employment, income, and land use for jurisdictions in San Diego County. These forecasts were used in the Housing Element to discuss future trends and needs.
U.S. Census
The Census data is information provided by the US population every ten years. It consists ofn information such as social, economic, housing and demographic information. Unfortunately, the Census was last updated in 2010, with data from the 2020 Census not available at this time. Because of this, 2010 Census data is typically used for historic context.
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COMMUNITY PROFILE
2.1 Population Trends and Characteristics
Understanding the characteristics of a population is vital in the process of planning for the future needs of a community. Population characteristics affect the type and amount of housing need in a community. Issues such as population growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing needed and the ability to afford housing.
The following section describes and analyzes the various population characteristics and trends that affect housing need.
2.1.1 Historical, Existing & Forecasted Growth
In 2019, the City of Chula Vista is the second largest city in San Diego County and 14th largest in California by population. The San Diego Association of Governments (SANDAG) has forecasted that the City of Chula Vista’s population will increase by approximately 40 percent between 2010 and 2050 as shown in Table A -1. With this knowledge, the City of Chula Vista can begin to plan and act with the certainty that there is a need for more housing. Additional ly, analyzing where future housing product is planned or currently in development as it compares to areas of population growth (Figure A-1) aids in better planning practices.
Table A-1
San Diego Region and City of Chula Vista Population Forecast Location 2010 2020 2035 2050 2010-
2020
2020-
2035
2035-
2050
2010-
2050
Chula
Vista
243,916 286,744 320,297 343,752 42,828
33,553 23,455
99,836
40.9%*
% of the
county
13% 12% 12% 12% 8% 12% 9% 9%*
San
Diego
1,321,315 1,453,267 1,665,609 1,777,936 152,53
210,53
102,01
465,083
35.7%*
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Table A-1
San Diego Region and City of Chula Vista Population Forecast Location 2010 2020 2035 2050 2010-
2020
2020-
2035
2035-
2050
2010-
2050
San
Diego
County
3,143,429 3,435,713 3,853,698 4,068,759 340,400
417,985
215,061
973,446
31.4%*
Notes: *Percent change from 2010 to 2050
Source: SANDAG. “2050 Regional Growth Forecast.” Series 13: 2050 Regional Growth Forecast, 2013.
Figure A- 1
Chula Vista Population Growth 2010-2018 and Projected Growth 2018-2023
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2.1.2 Age Composition
Age is an important demographic factor for analyzing future housing needs and crafting policies to help meet the specific demands of different age groups. Traditionally, both the young adult population (20 to 34 years of age) and the elderly population tend to favor apartments, low - to moderate-cost condominiums, and smaller single -family units. Persons between 35 - and 65 - years old often provide the major market for moderate to high -cost apartments and condominiums and larger single -family units because they tend to have higher incomes and larger sized households.
With a median age of 35 years of age, Chula Vista re sidents are generally comparable in age to those in the San Diego County region at 35.9 years of age. Table A-2 displays the age distribution in Chua Vista and San Diego County using American Community Survey data from 2018. This table shows that in 2018 the largest portion of the population was children aged zero to 14 years of age accounting for 21.2% of the population, then followed by those aged 45 to 59 (18.8%), younger persons aged 25 to 34 (14.5%), and then persons aged 35 to 44 (14.1%). Chula Vist a’s population can, therefore, be characterized predominately as being composed of families with children. The age distribution in Chula Vista is similar to the region’s, showing larger population groups of children and persons between 45 and 59 years of age.
Table A-2
Age Distribution Comparison (2018)
Area 0-14 15-19 20-24 25-34 35-44 45-59 60-64 65+
Chula Vista 21.2% 7.1% 7.3% 14.5% 14.1% 18.8% 4.9% 12.1% San Diego
County
19.3% 7.3% 8.7% 15.2% 13.6% 19.7% 4.8% 11.4%
Source: Bureau of the Census (2018)
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2.1.3 Race and Ethnicity
Chula Vista is a diverse community, predominately Hispanic, with differing cultures and preferences. Figure A-2 shows that the largest portion of the population in Chula Vista is Hispanic at 60%, then White (non-Hispanic) at 17%, Asian 15.2%, Black 4%, and Multiple/Other 3%. “2019 Race and Hispanic Origin .” GIS Mapping Software, Location Intelligence & Spatial Analytics, 2019.
Figure A-2
Race/Ethnicity Distribution (2018)
Hispanic White Black Asian Multiple Race
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Table A-3
Race/Ethnicity in Chula Vista and San Diego County
Area White
Only
Black Asian Native
America
n
Pacific
Islander
Other Two or
More
Hispanic/
Latino
% Chula
Vista
Populatio
n
17.8%
4.0%
15.5%
0.1%
0.5%
0.3%
3.0%
58.8%
% San
Diego
County
Populatio
n
13.245.9
%
20.14.7 %
10.711.6
%
20.20.4 %
15.61.4 %
23.10.2 %
14.33.4 %
19.633.5
%
Source: ACS 5-year estimates (2018)
Table A-3 shows that the ethnic distribution of the Chula Vista population was predominantly Hispanic or Latino with San Diego County exhibiting more ethnic diversity, with “some other race” being the largest race/ethnicity followed closely by Native American, Black and Hispanic/Latino.
The race/ethnic composition of City residents has remained stable in Chula Vista from 2018 compared to the 2010 Census.
The racial and ethnic composition of a population may affect housing needs because of cultural preferences associated with different racial/ethnic groups. Cultural influences may reflect preference for a specific type of housing. For example, research has shown that some cultures (e.g. Hispanic and Asian) tend to maintain extended families within a single household. This tendency can lead to overcrowding or an increased demand for larger housing units. Ethnicity also tends to correlate with other characteristics such as location choices, mobility, and income.
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2.2 Employment Trends
Housing needs are affected by employment trends. Significant employment opportunities within the City can lead to growth in demand for housing in proximity to jobs. The quality or pay of available employment can determine the need for various housing types and prices.
In 2018, the City’s top industries included: Professional and Business Services, Government, Education and Healthcare, Retail Trade, and Arts and Entertainment. These are expected to continue to employ the highest proportions of the civilian population in 2035. Meanwhile, agricultural and mining jobs continue to decline in the City.
Employment has a large impact on housing needs and the demand for different types of housing.
As shown in Table A-4, the City is projected to add a little over 31,000 jobs between 2020 -2050.
These will likely include low- and high-skill jobs, so housing in the City will need to accommodate a range of housing types at prices affordable to the range of household incomes. (“Economic Characteristics.” Data.census.gov, 2018.)
Table A-4
Employment Growth (2010-2050)
Jurisdiction 2010 2020 2050 % change
2010-50
Numeric
change
2010-50
Chula Vista 64,035 82,966 114,435 78.7% 50,400
Imperial Beach 3,592 4,556 4,830 34.5% 1,238
National City 26,826 30,293 39,785 48.3% 12,959
San Diego 764,671 867,567 1,009,177 32.0% 244,506
San Diego
County
1,421,941 1,624,124 1,911,405 34.4% 489,464
Source: SANDAG Series 13 Subregional Growth Forecast (2013)
In addition to preference, households are limited on housing choices based on income and resources. Incomes associated with different jobs and the number of individuals employed in a household determines the type and size of housing a household can afford. Table A-5 shows that the largest employers in Chula Vista are similar to those around the County, with the largest employment sector being Education Services, Health Ca re and Social Assistance followed by Professional, Scientific Management and Waste Management Services. This table is also an example of the differences in income by industry with Information being one of the highest HOUSING ELEMENT 2021-2029
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paying employers but not a major indust ry in Chula Vista. In some cases, the types of jobs themselves can affect housing needs and demand. For example, specific types of housing units are preferred in communities with military installations, college campuses, and/or large amounts of seasonal agriculture.
Table A-5
Number of Workers by Industry (2018)
Industry Chula Vista San Diego
County
Mean Annual Wage in the
Region (San Diego MSA)
Agriculture, Forestry, Fishing,
Hunting and Mining
0.2% 0.9% $29,798-$33,243
Construction 6.1% 5.9% $53,760-$60,047
Manufacturing 8.3% 9.2% $39,500-$94,969
Wholesale Trade 2.7% 2.4% $65,599-$94,969
Retail Trade 11.0% 10.5% $37,650-$45,974
Transportation, Warehousing and
Utilities
5.4% 4.1% $31,976-$54,945
Information 1.8% 2.2% $79,899-$104,627
Finance and Insurance, Real Estate,
Rental and Leasing
5.6% 6.2% $45,974-$70,103
Professional, Scientific, Management
and Waste Management Services
11.3% 15.1% $72,840-$136,531
Education Services, Health Care and
Social Assistance
23.4% 21.3% $30,481-$102,053
Arts, Entertainment and Recreation,
Accommodations and Food Service
10.7% 11.9% $61,614
Other Services, Except Public
Administration
4.7% 5.4% $26,030-$47,927
Public Administration 8.6% 5.0% $94,926
Total Mean Annual Wage 100% 100% $64,461
Source: Census 2018 American Community Survey (2018) and California Employment Development Department (2010).
Department, Employment Development. “Occupational Employment (May 2019) & Wage (2020 - 1st Quarter) Data.” OES Employment and Wages.
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Table A-6
Labor Force and Unemployment
Jurisdiction Population 16+ Employed
Civilians Armed Forces Unemployed % Unemployed
Chula Vista 92,430 49,806 494 6,850 12.0%
National City 48,150 23,993 4,192 2,284 7.5%
San Diego (Central) 419,725 250,176 11,626 22,210 7.8%
North Central 537,127 332,286 16,008 20,193 5.5%
North Coastal 428,717 240,944 25,393 14,620 5.2%
North Inland 472,043 279,950 2,953 16,902 5.6%
East 388,512 222,113 3,099 20,151 8.2%
San Diego County 2,636,785 1,536,073 72,524 116,758 6.8% Source: U.S. Census Bureau; 2013-2017 American Community Survey 5-Year Estimates, Table D03
SANDAG's Series 13 shows a region wide average of 1.2 workers per dwelling unit. In Chula Vista this would result in 105,840 workers (1.2 x 88,200 dus) available for 83,000 jobs, a 1.27 worker - to-jobs ratio. Employment growth typically leads to strong hous ing demand, and the reverse is true when employment declines. The rate of unemployment has an effect on household income and what is considered affordable. In accordance with the ACS 5 -year estimates, as shown in Table A -6, Chula Vista has the highest unem ployment rates for all persons in the civilian workforce at 12% likely giving residents less of a choice in location, quality, or type of housing.
In the San Diego County region, the unemployment rate is 6.8%, with rates in other areas ranging from 5.5% in northern regions and 7.8% in the Central San Diego region and 8.2% in the east.
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As shown in Table A -7, the Sweetwater Union High School District is the top single employer in Chula Vista. In aggregate, the education industry employs 12 percent of the employees on the Top Ten Employer list. The health industry and retail and service industry are also very significant employers. Retail and Service companies employ about 6 percent of employees in Chula Vista.
Hospitals that employ 5 percent of the tot al employees on the City’s major employers list. The top ten employers have a total of 18,747 employees, which make up approximately 28.8 percent of the City’s total employees.
Table A-7
Top Ten Employers in Chula Vista (2019)
Business Business Type Employees Percent of
Employees
Sweetwater Union High School
District
Education 4,133 6.36%
Chula Vista Elementary School
District
Education 3,680 5.66%
Sharp Chula Vista Medical Center Medical 2,287 3.52%
Rohr Inc./Goodrich Aerospace Aerospace
Manufacturing
1,928 2.97%
Southwestern Community College Education 1,743 2.68%
Wal-Mart Retail 1,323 2.03%
City of Chula Vista Government 1,208 1.86%
Scripps Mercy Hospital Medical 1,073 1.65%
Aquatica Entertainment 698 1.07%
Costco Retail 674 1.04%
Target Retail - -
Vons Retail - -
Total - 18,747 28.84%
"Total Employment" as used above represents the total employment of all employers located within City limits.
Source: State Employment Development Department
City Finance Department
Sweetwater Union High School District
Chula Vista Elementary School District
Southwestern Community College
EDD
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Employment rates are an indicator of economic trends in the City. Chula Vista’s labor force grew from 119,700 in 2012 to 123,600 in 2019. Unemployment rates decreased from 11 to 3 percent from 2012 to 2019. This pattern of decreasing unemployment is representative of the effect that the economic is improving in the San Diego region, State, and Nation.
Table A-8
Labor Force Trends
Year Labor Force Employment Unemployment Unemployment
Rate
2012 119,700 106,100 13,600 11.4%
2013 120,200 108,500 11,800 9.8%
2014 119,600 110,000 9,600 8.1%
2015 120,700 112,800 7,900 6.5%
2016 120,600 114,400 6,200 5.2%
2017 122,000 116,700 5,400 4.4%
2018 122,900 118,400 4,500 3.7%
2019 123,600 119,300 4,300 3.5%
Notes: Data cited are for the Chula Vista population, and does not represent the number of jobs in Chula Vista.
Source: State of California Employment Development Department (EDD) 2020
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2.3 Education Characteristics
The ACS 5-year estimates, as shown in Table A-9, shows that the educational level of Chula Vista residents is typically not as high as other regions within San Diego County. Approximately 29% of Chula Vista residents have not graduated from high school. This is a significant portion of the population when compared to the County average at 13%. Additionally, as seen in Table A -9, Chula Vista ranks as having the lowest percentage of residents who have obtained a bachelor’s degree with only 10.9%, and only 4.2% go on to complete a graduate degree. Once again, Chula Vista ranks lower in educational achievement when compared to County averages of 23% completing a bachelor’s degree and 14.4% obtaining a graduate degree.
Table A- 9
Educational Attainment Among Population 25+ Years of Age
Jurisdiction
Population
25+
Did NOT
Graduate HS
High School
Graduate
Some College
or AA
Bachelor’s
Degree
Graduate
Degree
Chula Vista 76,245 29.5% 25.2% 30.2% 10.9% 4.2%
National City 37,765 27.2% 26.2% 32.3% 11.3% 2.9%
San Diego (Central) 343,499 19.8% 19.4% 29.1% 20.4% 11.3% North Central 446,752 5.2% 12.4% 27.0% 31.2% 24.2%
North Coastal 352,761 10.7% 17.5% 31.1% 24.8% 15.8%
North Inland 403,926 13.0% 18.0% 29.9% 24.4% 14.7%
East 330,507 12.2% 25.0% 36.9% 17.2% 8.8%
San Diego County 2,197,045 13.3% 18.6% 30.7% 23.0% 14.4% Source: U.S. Census Bureau; 2013-2017 American Community Survey 5 -Year Estimates, Table DP02
Not only is there an overall lower educational achievement for residents of Chula Vista, the level of education is also related to geographic location within the City. Figure A-3 shows the education levels of residents over the age of 25 and there is an obvious divide between the west and east halves of Chula Vista. A significant majority of residents in areas west of I -805 achieved a high school diploma or equivalent while the majority of residents east of the I -805 have achieved a bachelor’s degree or higher. The educational attainment by Chula Vist a residents is consistent with the number of residents who are employed in low skill/wage industries.
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Figure A- 1
Chula Vista Educational Level
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2.4 Household Characteristics
This section provides an overview of the characteristics of Chula Vista’s households. The U.S.
Census Bureau defines a household as all persons living in a single housing unit. One person living alone is considered a household as is a group of unrelated people living in a single housing unit.
A family is defined as related persons living within a single housing unit.
The Census defines a household as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood and unrelated individuals living together. Other group living situations, such as skilled nursing facilities, dormitories, etc. are not considered households. The household characteristics described in this section are size and income, and these contribute to the diverse need for housing. According to the 2010 Census, there were 1,086,865 households (equal to occupied housing units) in all of San Diego County.
2.4.1 Household Formation & Composition
Chula Vista has experienced a rapid increase in the number of households. As shown in the Series 13 Growth Forecasts by SANDAG, from 2010 to 2035, the City will see an increase of 26 percent of households, greater than growth seen for the San Diego County region.
Table A-10
Total Households Percentage of Increase 2010-2018
Area 2010 2020 2035 % Increase 2010 -
2035
Chula Vista 78,384 89,063 98,924 26%
San Diego 515,426 559,197 640,194 24%
San Diego County 1,158,076 1,249,654 1,394,688 20%
Source: SANDAG SERIES 13 REGIONAL GROWTH FORECAST
Different household types generally have different housing needs. Seniors or young adults usually comprise the majority of the single -person households and tend to reside in apartments, condominiums or smaller single -family homes. Families with children li kely prefer single -family homes. Household size is a significant factor in housing demand.
Often, household size can be used to predict the unit size that a household will select. For example, small households (one and two persons per household) traditio nally can find suitable HOUSING ELEMENT 2021-2029
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housing in units with zero to two bedrooms while larger households (three or more persons per household) can usually find suitable housing in units with two to four bedrooms. However, individual choice also reflects preference and economics.
According to the U.S. Census, Chula Vista’s population grew by 41% from 2000 to 2010, while the San Diego County population grew by 10%. Similarly, the number of Chula Vista households increased 40%, whereas, San Diego County households increas ed by 10%. Chula Vista’s population growth is due to the rapid growth and continued development of master planned communities in the developing areas east of I -805. As of 2018, as reported by the ACS 5-year Estimates, the total number of households for Chula Vista is 78,940.
Table A-11
Changes in Household Types
Household Types 2010 2018 Change
# % # % %
Families 59,408 44% 62,537 40% 5.3%
Married with Children 42,153 31% 44,913 29% 6.5%
Other Family (No Spouse) 17,255 13% 17,624 11% 2.1%
Non-Families 16,107 12% 16,403 11% 1.8%
Single 13,064 8%
Total Households 75,515 78,940 4.5%
Source: Bureau of the Census (2000 and2010). US Census Bureau 2018 ACS Housing Characteristics
For 2020, Chula Vista’s averaged 3.3 persons per household. The average number of persons per household in the South County San Diego region ranged from 3.47 in National City to 2.88 in Imperial Beach, with a region -wide average of 2.82 persons per household. SANDAG estimates that average household size in the region w ill remain stable through 2050, as shown in Table A -
12. Table A-12
Average Persons per Household (2018)
Jurisdiction Average Household Size
(2020)
Projected Average Household Size
(2050)
Chula Vista 3.3 3.28
National City 3.47 3.41
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Table A-12
Average Persons per Household (2018)
Jurisdiction Average Household Size
(2020)
Projected Average Household Size
(2050)
Imperial Beach 2.88 2.89
San Diego 2.66 2.64
San Diego County 2.82 2.81
Source: SANDAG Series 13 Regional Growth Forecast
2.4.2 Jobs to Housing Balance
There often is a mismatch between the location of housing and jobs in Southern California. One way of determining if Chula Vista’s households commute out of the City to work is by looking at the jobs-to-housing balance. The jobs -to-housing balance is the number of jobs in Chula Vista divided by the number of housing units in Chula Vista. In 2010, Chula Vista had 0.8 jobs to household ratio, slightly up in 2020 at 0.9. Although there was a slight increase in the jobs -to- housing ratio from 20 10 to 20 20, the growing number of households, coupled with high unemployment rates in previous years in the City, indicates that many households have to commute out of the City for their work.
Table A-13
Jobs-Household Ratios
Description 2010 2020
Employment 64,035 82,966
Housing Units 78,384 89,063
Jobs/Household Ratio 0.8 0.9
Source: SANDAG, 2013 & U.S. Census 2018 American Community Survey 5-Year Estimates
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2.4.3 Commuting Patterns
Commuting patterns give an insight into the relationship of housing to employment opportunities and are a component in the allocation resources and development opportunities.
The City of Chula Vista has a moderately higher travel time (29.7 minutes) compared to the rest of San Diego County residents. As seen in Table A -148, there are approximately 119,112 employed residents in Chula Vista and 79% of them drove alone to work compared to almost 10% who carpooled, and about 6% either walked, biked to work, or used public transportation.
These numbers are close to the San Diego Region average, the most notable differences being the number of people working from home – 4% in Chula Vista and 7% in the region as a whole – and the number of people who drive alone to work.
Table A-14
Means of Transportation to Work (2018)
Industry
Chula Vista San Diego Region
#of Workers
16+ % of Total #of Workers 16+ % of Total
Car, Truck, or Van – Drove Alone 94,669 79.5% 1,223,159 76.3% Car, Truck, or Van – Carpooled 11,319 9.5% 138,748 8.7% Public Transportation 3,602 3.0% 46,506 2.9%
Walked 1,493 1.3% 46,313 2.9%
Other means 2,452 2% 36,799 2.3%
Worked at home 5,577 4.7% 111,961 7.0%
TOTAL 119,112 100% 1,603,486 100%
Source: US Census Bureau, 2013-2017 American Community Survey 5-Year Estimates, Table DP03
As with other demographic contributors in Chula Vista, commuting behaviors differ between those living east and west of I-805. Figures A-24 and A-35 show more than 76% of residents living east of I-805 are commuting to work by driving alone. Comparatively, less than 75% of residents who live west of I-805 are driving alone to work. On commonality is that on either side of the I - 805, very few residents choose to commute by carpooling.
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Figure A- 2
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Figure A- 3
In addition, the residents choosing public transportation as their mode of transportation is higher west of I-805 (generally over 6%, and in some census tracts over 13%). However, east of I -805, less than 3.4% of residents are utilizing public transportation for their work commute.
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2.4.4 Household Income
The Federal Department of Housing and Urban Development (HUD) generates an annual median income for the purpose of determining program eligibility. The San Diego County Metropolitan Statistical Area (MSA), for which HUD set the 20 20 median family income (MFI) at $92,700 for a four-person household.
The State of California us es four income categories to determine housing affordability. These categories are as follows:
Extremely Low-income – Less than 31% of the median income; Very Low-income – 31 to 50% of the median income;
Low-income – 51% to 80% of the median income;
Moderate-income – 81% to 120 % of the median income; and, Above Moderate-income – Greater than 120% of the median income.
Table A-15 shows the income ranges for each income category based on the 20 20 HUD MFI for Chula Vista.
Income directly affects the range of housing costs and influences housing affordability, as well as type and whether housing is owner or renter occupied. As household income increases, it is more likely that the household is a homeowner. As household incom e decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying overcrowded housing increases.
The state and federal government classify household income into several groupings based upon the relationship to the San Diego Region Area Median Income (AMI), adjusted for household size.
The State of California utilizes the following income groups:
Table A-15
San Diego County Income Limits
Income Category Annual Income (Family of 4)
Extremely Low: 0-30% AMI < $34,650
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Table A-15
San Diego County Income Limits
Income Category Annual Income (Family of 4)
Extremely Low: 0-30% AMI < $34,651
Very Low: 31-50% AMI $34,651 - $57,750
Low: 51-80% AMI $57,751 - $92,400
Moderate: 81-120% AMI $92,401 - $111,250
Above Moderate: 120%+ AMI > $111,250
Median Income $92,700
Source U.S. Department of Housing and Urban Development 2020 Household income in Chula Vista is varied and consistent with the San Diego region average. In 2017, the median household income in Chula Vista was approximately $76,354 and approximately 152.3% households were considered to be in the Extremely Low-Income category, earning 30% or less of the AMI, as shown in Tables A-16 and A-17.
Table A-16
Median Household Income Estimates (2017)
Jurisdiction Median Household Income % Above/Below
Regional Median
Chula Vista $76,354 2%
Coronado $101,520 26%
National City $46,032 -63%
Imperial Beach $51,838 -44%
San Diego $75,456 1%
San Diego Region $74,855
Source: US Census Bureau, 2018 American Community Survey 5 -Year Estimates, Table DP03
Those households with incomes less than the San Diego County median of $74,855 reside primarily in the western area of Chula Vista in zip codes 91910 and 91911, where housing is older and lower in cost. Higher income households are residing in those areas east of I-805 in the City’s newer master planned communities, as shown in Figure A-6.
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Figure A-6
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The median income for Chula Vista residents more drastically demonstrates the difference in income by tenure and by ethnicity. As shown in Table A -167, Chula Vista’s median income of $76,354 in 2017 was slightly higher than that of San Diego County as a whole at $ 74,855. When comparing income by tenure, a large difference is seen between owner-occupied households and renter occupied households.
Table A-17
Household Income Levels
Income Level Renter-
Households
Owner-
Households
Total
Household
s
Percent of
Household
s Extremely Low -income (0 -30%
AMI) 7,855 3,880 11,735 15.0%
Very Low-income (31-50% AMI) 6,585 3,635 10,220 13.0%
Low-income (51-80% AMI) 7,735 6,085 13,820 17.6%
Moderate and Above Moderate
(>80% AMI)1 3,190 4,940 8,130 10.4%
100 % AMI 7,560 27,000 34,560 44.0%
Total 32,925 45,540 78,465 100.0%
Source: U.S. Dept HUD CHAS, based on 2013-2017 ACS (5-year estimates).
Note 1: HUD programs are available only to households with incomes at or below 80% AMI. Therefore, the CHAS data groups all households above that income threshold (both moderate and above moderate-income) into one income group. HUD CHAS 2012-2016
Extremely Low income Households
Extremely low income (ELI) households are defined as those earning up to 30% of the area median household income. For San Diego County, the area median household income in 2020 was $92,700. For ELI households in San Diego County (including those in the City of Chula Vista), this results in an income of $34,650 or less for a four -person household or $24,300 for a one - person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance, such as social security insurance or disability insurance, are considered ELI households.
As shown in Table A-17, approximately 11,735 (15%) of the City’s households are in the extremely low income group, including 9% of homeowners and 24% of households that rent. Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low income regional housing needs assigned by HCD are extremely low income households. As a result, from the very low income need of 2,750 units, Chula Vista has a projected need of 1,375 units for extremely low income households.
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Based on current figures, extremely low income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some ex tremely low income households could include individuals with mental or other disabilities and special needs. The housing needs of extremely low -income households will be m eet through implementation of programs as outlined within the Housing Element Policy Document including facilitating the construction and provision of a ffordable housing, the City’s Balanced Communities Policy, and the provision of senior housing/assisted living units, transitional housing/homeless shelters and permanent supportive housing.
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Page AA-26 City of Chula Vista General Plan
2.5 Housing Inventory and Market Conditions
A City’s housing stock is the collection of all housing units located within that jurisdiction. The characteristics of these including growth, type, age and condition, tenure, vacancy rates, housing costs, and affordability. These are all important factors in determining the housing needs of a community. This section details the housing stock characteristics of the City of Chula Vista to identify how the current housing stock meets the needs of residents.
2.5.1 Housing Stock Profile
Table A -18 shows that, between 2008 and 2050, Chula Vista is expected to grow by 38% in housing stock which is 29,515 more units. This growth is slightly higher than the San Diego County region’s expected growth.
Table A-18
Projected Housing Units
Location 2008 2020 2035 2050 2010-50
Chula Vista 77,484 88,186 98,262 106,999 29,515
(38%)
San Diego County 1,140,654 1,262,488 1,417,520 1,529,090 388,436 (34%)
Source: SANDAG, 2013 & U.S. Census 2018 American Community Survey 5-Year Estimates HOUSING ELEMENT 2021-2029
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Unit Type
Household size is a significant factor in housing demand. Different household types generally have different housing needs. Seniors or young adults usually comprise the majority of the single- person households and tend to reside in apartments, condominiu ms or smaller single -family homes. While families with children often prefer single-family homes.
Figure A-7 shows that in 2019, the largest percentage (53%) of housing units in Chula Vista was single-family detached units. Approximately 10% were singl e-family attached units, 6% were small multi -family developments with two to four units, 26% were large multi -family developments with five or more units, and 5% were mobile homes/trailers. Housing types in Chula Vista are comparable to those within the San Diego County region.
Figure A-7
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Page AA-28 City of Chula Vista General Plan
2.5.2 Tenure
Housing tenure and vacancy rates are indicators of the supply and cost of housing. Housing tenure refers to whether a housing unit is owned or rented. Vacancy rates are indicative of whether or not there is a sufficient supply of available housing at a given point in time. A healthy vacancy rate is considered to be at around 5%, which demonstrates that there are desirable housing options available.
The ratio of owner -occupied units vs. renter -occupied units is an indicator of financial stability.
In the City of Chula Vista, there are a total of 78,940 occupied housing units. Owner -occupied dwellings account for 46,060 units (58.3%), renter -occupied dwellings account for 32,880 units (41.7%), and the average household size is 3.2-4. US Census Bureau 2018 ACS Housing Characteristics
With single family product dominating the landscape of master planned communities located east of I -805, most of those units are owner -occupied. However, areas west of I-805 are predominately renter-occupied.
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Page AA-29
Figure A-8
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Page AA-30 City of Chula Vista General Plan
2.5.3 Vacancy Rates
Vacancy rates are an indicator of supply and demand. Low vacancy rates suggest households may have trouble finding housing with an affordable monthly payment. A high number of vacant units indicate an over -supply of housing units. A four to six percent vacancy rate is considered “healthy”. A balanced vacancy rate for a community is typically around 5%. Vacancy rates lower than 5% favor landlords and can signal a shortage of choice for renters, while vacancy rates above 5% favor renters. As seen in Table A -19, Chula Vista has lower than typically healthy vacancy rates.
Table A-19
Chula Vista Vacancy Rates and Property Age
Zip Codes 91907,09,10,11,12,13,14,15
Percent Vacant 3.10%
All Units
Total Units 3333
Number Vacant 104
Percent Vacant 4.10%
Over 25 Years
Total Units 684
Number Vacant 28
Percent Vacant 2.80%
6 to 25 Years
Total Units 356
Number Vacant 10
Percent Vacant 2.80%
Less Than 6
Years
Total Units 177
Number Vacant 5
Percent Vacant 3.00%
Property Age
Undefined
Total Units 1685
Number Vacant 51
Source: “San Diego 2019 Vacancy & Rental Rate Survey.” Socalrha.org, 2019.”
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Table A-20 shows the vacancy rate by household types in Chula Vista.
Table A-20
Chula Vista Vacancy Rate by Housing Type
Description Total Housing Units Households Vacancy Rate Single Family – Detached 40,954 39,589 3.3%
Single Family – Attached 9,656 9,235 4.4%
Multi-Family 28,499 27,755 2.6%
Mobile home or Other 3,685 3,635 1.4%
Total Housing Units 82,794 80,214 3.1%
Source: SANDAG Demographic and Socioeconomic Estimates Chula Vista
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Page AA-32 City of Chula Vista General Plan
2.5.4 HOUSING PROBLEM CHARACTERISTICS
The Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on housing needs by income level for different types of households in Chula Vista. Detailed CHAS data based on the 2012-2016 ACS is displayed in Table A-21. Housing problems considered by the CHAS include:
- Units with physical defects (lacking complete kitchen or bathroom); - Overcrowded conditions (housing units with more than one person per room); - Housing cost burden, including utilities, exceeding 30 percent of gross income; or - Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
63% of Chula Vista renters are experiencing at least one housing problem, with 43% experiencing at least one severe housing problem.
Table A- 21
Source: CHAS, based on 2012-2016 ACS (5-year estimates).
1. The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, an d cost burden greater than 30%.
2. The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
Housing Problems No. % No. % No. %
Household has at least 1 of 4 Housing Problems 17,685 39% 20,545 63% 38,230 49% Household has NONE of 4 Housing Problems 27,210 60% 11,660 36% 38,870 50% Cost burden not available - no other problems 325 1% 380 1% 705 1% Total Households 45,220 32,585 77,805 Severe Housing Problems
Household has at least 1 of 4 Severe Housing Problems 8,310 18% 14,055 43% 22,365 29% Household has NONE of 4 Severe Housing Problems 36,585 81% 18,150 56% 54,735 70% Cost burden not available - no other problems 325 1% 380 1% 705 1% Total Households 45,220 32,585 77,805 Owner Renter Total
TotalOwner Renter
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2.5.5 Age of Housing Stock and Condition
The age of housing is often an indicator of housing conditions. In general, housing that is 30 years or older may need minor repair. Moreover, many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements. Housing over 50 years old is considered aged and more likely to generate major repairs such as significant rehabilitation to the structure, foundation, electrical, and plumbing systems. Units built after 1990 may require aesthetic and maintenance repairs such as new roofs and windows and paint improvements,
Approximately, 48% of the housing stock is over 40 years old, and 20% of the housing stock is approaching 50 years of age or older and more likely to require major rehabilitation. Housing that is not maintained can discourage investment, reduce neighboring property values, and negatively impact the quality of life in a neighborhood. The age of the City’s housing stock indicates a potential need for continued code enforcement, property maintenance and housing rehabilitation programs. US Census Bureau 2018 ACS Housing Characteristics
Table A-22
Age of Housing
Year Built No. of DUs
2014-2017 2,819
2010-2013 1,198
2000-2009 18,204
1980-1999 22,371
1960-1979 23,758
1940-1959 15,832
1939 or earlier 926
TOTAL 85,108
Source: US Census Bureau, 2018 American
Community Survey 5-Year Estimates
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Page AA-34 City of Chula Vista General Plan
A high estimate of the number of units in need of rehabilitation, based solely on the age of the housing stock is approximately 40,516 units. The low estimate for the number of housing units in the City in need of rehabilitation is approximately 17,000 units; this low estimate considers unit age, overcrowding, financial resources of homeowners, and plumbing facilities.
PRE-1940 HOUSING
The U.S. Department of Housing and Urban Development (HUD) may consider units substandard if they were built before 1940. There are 926 units in Chula Vista that were built before 1940, approximately 1.1% of the total housing in the City. Regionwide, 5% of units were built before 1940. US Census Bureau 2018 ACS Housing Characteristics
2.5.6 Housing Conditions
Housing is considered substandard when it is below the minimum standard of living conditions defined in the Uniform Housing Code, Section 1001.
In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions. Another measure of the City’s housing condition is the number of substandard housing units. Housing is considered substandard when conditions are below the minimum standards of living as defined by Section 1001 of the Uniform Housing Code. Households living in substandard housing may be exposed to health or safety threats, which, in turn, could adversely a ffect the safety and quality of life of neighborhoods.
Such households are considered in need of housing assistance to correct any serious health or building safety issues such as structural, plumbing, mechanical or electrical problems, and presence of unhealthy conditions or materials, (e.g. asbestos and lead-based paint). In addition to structural problems (sagging roofs, walls or porches, lack of or failing building foundation, termite infestation, etc.), the lack of certain basic facilities may also in dicate substandard conditions. The United States Department of Housing and Urban Development (HUD) includes the lack of kitchen facilities and lack of plumbing facilities as two out of four housing problems in their Comprehensive Housing Affordability Strategy (CHAS) data.
According to the 2018 American Community Survey (ACS) 5-Year Estimates, there were 84 (0.1%) units in the City that lacked complete plumbing facilities. For Census purposes, complete plumbing facilities included: (1) hot and cold piped water; (2) a flush toilet; and (3) a bathtub or shower. All three must be located inside a unit to be recognized as having full plumbing facilities.
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According to the 2018 ACS data, 147 (0.2%) units lacked complete kitchen facilities. The U.S.
Census defines a complete kitchen as a unit with a sink & faucet, a stove, and a refrigerator. There were 2,038 units with no heating source, and 383 units that relied on heating oil, kerosene, coal, wood, or other heating fuel.
Addressing substandard conditions in the City’s current housing stock is primarily the task of the City’s Code Enforcement Division, which enforces compliance with current building and safety standards as well as state and local laws intended to alleviate public nuisances. The Code Enforcement Division seeks to maintain a high quality of life for residents and visitors by addressing health and safety hazards, visual blight and other deficiencies in the current housing stock. Most code enforcement activities are either complaint-driven or the result of observations of City staff.
Based on City staff’s observations of typical enforcement activities and age of the City’s housing stock, a number of housing units in Chula Vista are beginning to show a need for rehabilitation .
The scope of rehabilitation needed ranges from minor to substantial. The majority of these substandard units (units in need of repair or replacement) are located within the southwest area of the City west of I-805 and south of L Street that also has the highest concentration of lower- income households. This area was annexed into the Chula Vista in the 1980’s , known as the Montgomery Annexation. Many of these areas also lack sidewalks, curbs and gutters. However, pockets of substandard and/or deteriorating housing stock can also be found in the northwest area of the City which represents the City’s historic urban core and has the oldest housing stock within the City. Where it is not financially feasible to rehabilitate the units, replacement housing may be required . The City will continue to implement its Community Housing Improvement Program (CHIP) to help qualified homeowners to rehabilitate substandard housing.
Table A-23
Substandard Housing
Condition No. %
Lacking complete plumbing facilities 84 0.11%
Lacking complete kitchen facilities 147 0.19%
Total Occupied Substandard Units 231 0.29%
Total Occupied Units 78,940
Pre 1940 (HUD Potential Substandard) 926
Source: US Census Bureau, 2018 American Community Survey 5-Year Estimates DP04
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Page AA-36 City of Chula Vista General Plan
2.5.7 Housing Costs & Rents
This section discusses the price of new and existing housing as well as average costs of rental housing in Chula Vista.
Housing costs are indicative of housing accessibility to all economic levels of a community.
Typically, if housing supply exceeds housing demand, housing costs fall. Inversely, if housing demand exceeds housing supply, housing costs will rise. Housing affordability is dependent upon income and housing costs. The Federal standard of rental affordability is that a household should spend no more than 30% of its gross monthly income on monthly housing costs and utilities. In Chula Vista, housing costs tend to be a little lower when compared to the San Diego County. The high cost of housing can be attributed to factors such as higher land costs and suburban community. This section summarizes the cost and affordability of the housing stock to Chula Vista residents.
New and Resale Housing
The median household value in 2010 was $337,000. The median household value increased by 59% to $565,000 by 2020 and housing values are expected to continue to grow. Shown in Table A-243, the median sales price in 2019 for a single-family home in Chula Vista was approximately $614,000, lower than the San Diego County median sales price. Zillow, Inc. “Chula Vista CA Home Prices & Home Values.”
Table A-24
Median Sales Price of Homes Sold in 2019
Zip Market Area
Detached (Single-Family) Attached (Condo/Townhome)
Sold
Listings
Median
Price Sold Listings Median Price
91910 Chula Vista North 366 $561,000 134 $370,000
91911 Chula Vista South 325 $516,000 144 $350,000
91913 Chula Vista
Eastlake 445 $614,000 317 $410,000
91914 Chula Vista NE 179 $755,000 54 $418,250
91915 Chula Vista SE 267 $615,000 253 $440,000
TOTAL 1582 $614,000 902 $410,000
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Table A-24
Median Sales Price of Homes Sold in 2019
Zip Market Area
Detached (Single-Family) Attached (Condo/Townhome)
Sold
Listings
Median
Price Sold Listings Median Price
San Diego County $649,000 $427,000
Source: San Diego Association of Realtors 2019 San Diego County Summary Statistics
Both, the total price of a home and monthly payment amounts are important indicators of affordability. Lenders typically require homebuyers to demonstrate that the total monthly loan payment will not exceed 30% of gross monthly household income. With a m edian household income in Chula Vista at approximately $76,354 annually and a calculated affordability of a home at $250,200, homeownership is not affordable to most residents.
Figure A-9
Source: San Diego Association of Realtors 2019 San Diego County Summary Statistics
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Page AA-38 City of Chula Vista General Plan
Figure A-10
Source: San Diego Association of Realtors 2019 San Diego County Summary Statistics
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Page AA-39
Rental Prices
Table A-25 shows that in the Spring of 2019 average monthly rents in Chula Vista ranged from $1,134 for a studio apartment to $1,820 for a two -bedroom apartment and $2,213+ for three - bedroom apartments. To be able to afford the average two -bedroom apartment, a household would need to earn $6,070 a month or over $35.00 an hour.
Table A-25
Rental Prices by Unit Type
Zip Codes City/Area Unit Type
Spring 2019
Units/Properties
Surveyed
Spring 2019
Average
Monthly Rent
Fall 2018
Average
Monthly
Rent
Spring 2018
Average
Monthly
Rate
91907,
09,10,11,
13,14,15
Chula
Vista
Studio 12/6 $1,134 $1,210 $1,157
1Bedroom 1314/32 $1,487 $1,539 $1,425
2Bedroom 1728/38 $1,820 $1,850 $1,685
3+Bedroom 279/12 $2,213 $2,299 $2,000
Source: “San Diego 2019 Vacancy & Rental Rate Survey.” Socalrha.org, 2019.”
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Page AA-40 City of Chula Vista General Plan
Affordability Gap Analysis
Housing affordability can be calculated by comparing the cost of renting or owning a home in a community with the maximum affordable housing costs for households at different income levels. Together, this information generally shows what types o f households can afford what types of units. This is also an indication of 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 co uld be affordable to households in the upper range of their respective income category. The maximum affordable home and rental prices for residents in San Diego County are shown in Table A-26.
Table A-26 shows the maximum amount that a household at each income level can afford for housing each month without overpaying. This amount can be compared to current housing prices and market rental rates to determine what types of housing opportunities a household can afford in a community. Based upon the housin g sales prices in Chula Vista as seen in Table A-243 and A -254, there are no homes (rental or for -sale) in Chula Vista’s market that are considered affordable to lower-income households.
For a condo priced at $370,000 in the 91910 zip code as shown in F igure A-249, a household would need to earn $54 /hour or $112,350/year to afford this condo. Similarly, a household would need to earn $81/hour or $168,250/year to afford a single family home priced at $561,000 in the 91910 zip code. The dream of owning a home and building equity is unattainable to most without some sacrifice such as incurring a housing cost burden, making a significant cash down payment, or multi-generational living.
Lower-income renters must also make difficult ch oices related to the condition of housing, overcrowding, or overpaying in order to maintain housing. The affordable rental rate for a 2 - bedroom u nit to house a low income family is $1,0 29/month far exceeding the average $1,820/month rent in Chula Vista, a gap of approximately $800/month. Larger households face a more difficult time finding appropriately sized housing that is affordable. With a low income family only able to afford to pay $ 1,154/month and an average 3 -bedroom unit renting for $2,213/month, the affordability gap is even greater at $1,059/month.
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Page AA-41
Table A-26
Affordable Housing Costs (2020) San Diego County
Income
Group
Bedroom(s) Affordable Monthly
Cost
Utility
Allowance
Taxes/
Insurance
Affordable
Rent Sale Rent Sale Sale Rent Purchase
Price
Extremely
Low
Income
HH
0 (Studio) $486.68 Same $119 $180 $91 $368 $46,532
1 Bedroom $556.20 Same $152 $220 $104 $404 $50,096
2 Bedrooms $625.73 Same $222 $261 $117 $404 $53,447
3 Bedrooms $695.25 Same $237 $323 $130 $458 $52,264
4 Bedrooms $750.87 Same $271 $364 $140 $480 $53,261
Very
Low
Income
HH
0 (Studio) $811.13 Same $119 $180 $152 $692 $103,370
1 Bedroom $927.00 Same $152 $220 $173 $775 $115,208
2 Bedrooms $1,042.88 Same $222 $261 $195 $821 $126,616
3 Bedrooms $1,158.75 Same $237 $323 $217 $922 $133,492
4 Bedrooms $1,251.45 Same $271 $364 $234 $980 $140,979
Low
Income
HH
0 (Studio) $973.35 $1,135.58 $119 $180 $243 $854 $118,735 1 Bedroom $1,112.40 $1,297.80 $152 $220 $277 $960 $132,770 2 Bedrooms $1,251.45 $1,460.03 $222 $261 $312 $1,029 $146,372 3 Bedrooms $1,390.50 $1,622.25 $237 $323 $347 $1,154 $155,444 4 Bedrooms $1,505.74 $1,752.03 $271 $364 $374 $1,231 $164,773
Moderate
Income
HH
0 (Studio) $1,784.48 $2,081.89 $119 $180 $292 $1,665 $283,161 1 Bedroom $2,039.40 $2,379.30 $152 $220 $334 $1,887 $320,468 2 Bedrooms $2,294.33 $2,676.71 $222 $261 $376 $2,072 $357,561 3 Bedrooms $2,549.25 $2,974.13 $237 $323 $417 $2,312 $390,337 4 Bedrooms $2,753.19 $3,212.06 $271 $364 $451 $2,482 $418,155 Source: Source: California Department of Housing and Community Development, 2020 Income limits; and Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of monthly affordable cost for taxes and insurance; 3% down payment; and 3% interest rate for a 30year fixed-rate mortgage loan.
Utilities based on San Diego County Utility Allowance. *Utilities Allowances and Taxes and Insurance costs are included in Affordable Monthly Housing Costs
Chula Vista has a median income slightly higher than the average for the County of San Diego.
However, the growing number of households, increase in household size, and income disparity between renter -occupied households and owner -occupied households has provide d further challenges to Chula Vista households seeking affordable housing options. Data indicates that lower-income families and large households have limited options in finding affordable rental housing. In addition, the median price of resale housing i n Chula Vista exceeds the affordability HOUSING ELEMENT 2021-2029
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Page AA-42 City of Chula Vista General Plan
range for all income categories except above-moderate income households. Very low-, low-, and moderate-income households may have trouble finding affordable housing that they can afford to purchase.
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Page AA-43
HOUSING NEEDS
This section provides an overview of existing housing needs in the City of Chula Vista. Housing need can be described in four categories:
Housing need resulting from households overpaying for housing; Housing need resulting in overcrowding;
Housing need resulting from population growth and demolition of the existing housing stock; and,
Housing need of “special needs groups” such as elderly persons, large households, female-headed households, disabled persons, homeless persons, and farm workers.
3.1 Households Overpaying for Housing
The term “over payers” refers to households paying an excessive amount of their income for housing. Generally, households that overpay for their housing have less disposable income available for other needs. Calculating overpayments for housing is important as it measures local housing conditions and reflects affordability of housing in a community.
State and federal programs typically define over payers as those lower -income households that pay over 30% of household income for housing costs. A household is considered to experience a severe cost burden if it spends more than 50% of its gross income on housing.
A significant number of households living west of I-805 are paying more than 30% of their income towards housing costs in comparison to households east of I -805, as shown in Figure A-11. This is consistent with lower-income households living primarily in the western area of the City, with older housing stock and more multifamily housing.
3.0 HOUSING ELEMENT 2021-2029
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Page AA-44 City of Chula Vista General Plan
Figure A-11
Approximately, 46% of households in the San Diego region were paying over 30% of their income toward monthly owner housing costs. Table A -27 & A-28 summarizes the 2013-2017 American Community Survey 5 -Year Estimates and shows that renters were more likely to ove rpay than owners. In the region, 57% of renters overpaid; and similarly, 57% of renters in Chula Vista. In addition, 47% of Chula Vista households were overpaying monthly homeownership costs.
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Page AA-45
Table A-27
Cost Burden by Income Levels-Renters
Income Level >30% >50% TOTAL
Extremely Low-income (0-30% AMI) 6,525 5,750 7,855
Very Low-income (31-50% AMI) 5,690 3,385 6,585
Low-income (51-80% AMI) 4,455 1,150 7,735
Moderate and Above Moderate (>80% AMI)1 1,070 115 3,190 100 % AMI 930 - 7,560
TOTAL 18,670 10,400 32,925
Source: U.S. Dept HUD CHAS, based on 2013-2017 ACS (5-year estimates)
Table A-28
Cost Burden by Income Levels - Owners
Income Level >30% >50% TOTAL
Extremely Low-income (0-30% AMI) 2,675 2,345 3,880
Very Low-income (31-50% AMI) 2,150 1,530 3,635
Low-income (51-80% AMI) 3,395 1,700 6,085
Moderate and Above Moderate (>80% AMI) 2,515 645 4,940
100 % AMI 4,735 250 27,000
TOTAL 15,470 6,470 45,540
Source: U.S. Dept HUD CHAS, based on 2013-2017 ACS (5-year estimates).
Figure A-12 provides more overpayment detail by income group for Chula Vista. Over 58% of the lower-income renter households are paying more than 30% of their income towards housing, with 2615% of those households paying over 50% of their income. For those very low and low - income households, a significant number of these households are paying more than 30%. For those households with higher incomes, only 34% of moderate and above moderate -income households are cost burdened.
In the case of homeown ership, the opposite is true, with 5179% of moderate and above moderate households paying more than 30% of their income towards housing costs while 5934% of very low-income households and 5644% of lower-income households are facing a cost burden.
The availability of affordable housing for ownership is likely the cause of the cost burden discussed in the Housing Affordability section.
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Page AA-46 City of Chula Vista General Plan
Figure A-12
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Page AA-47
3.2 Overcrowding
A combination of low -incomes and high housing costs has forced many households t o live in overcrowded housing conditions. “Overcrowding” is generally defined as a housing unit occupied by more than one person per room in a house (including living room and dining rooms).
Overcrowding can be an indication of an inadequate supply of affordable housing, especially for large families and households whose incomes fall below AMI.
As seen in Table A-29, 6% of households had more than one occupant per room and only 3% had more than 1.5 occupants per room.
Table A-29
Overcrowded Households
Description No. %
Overcrowded
(1.01 to 1.50/room) 5,072 6%
Severe Overcrowding
(1.51 or more/room) 2,468 3%
TOTAL Occupied housing units 78,940
Source: US Census Bureau, 2018 American Community Survey 5-Year Estimates, Table DP04
The data in Table A -30 shows that overcrowding affects lower -income renter households disproportionately, with 15% low-income renters experiencing overcrowding and approximately 39% of very low and extremely-low-income renters.
Table A-30
Overcrowding by Housing Type and Income Levels
Description
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Single-family
households 1,355 1,125 860 254 255 220 Multiple, unrelated-
family households 160 170 260 40 80 220 HOUSING ELEMENT 2021-2029
APPENDIX A
Page AA-48 City of Chula Vista General Plan
Table A-30
Overcrowding by Housing Type and Income Levels
Description
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Other, non-family
households - - 14 - 10 - Total need by
income
1,515 1,295 1,134 294 345 440
19% 20% 15% 8% 9% 7%
TOTAL
HOUSEHOLDS 7,855 6,585 7,735 3,880 3,635 6,085
Source: U.S. Dept HUD CHAS, based on 2013-2017 ACS (5-year estimates).
3.3 2010-2020 Growth Needs
The State Department of Finance (DOF) is responsible for projecting the total statewide housing demand, with the State Department of Housing and Community Development (HCD) apportioning this demand to each of the state’s regions. This demand represents the number of additional units needed to accommodate the anticipated growth in the number of households, to replace expected demolitions and conversions of housing units to non -housing uses, and to achieve a future vacancy rate that allows for healthy functioning of the housing market.
The San Diego Association of Governments (SANDAG), the Council of Governments (COG) representing the region, in cooperation with the local jurisdictions, is tasked with the responsibility of allocating the region’s projected new housing demand to each jurisdiction. The allocation is further divided into four income categories:
Very Low-Income – 0% to 50% of the median income;
Low-Income – 51% to 80% of the median income;
Moderate-Income – 81% to 120% of the median income; and, Above Moderate-Income – more than 120% of the median income.
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This process is known as the Regional Housing Needs Assessment (RHNA), and the goals are referred to as either the RHNA goals or the “regional share” goals for new housing construction.
The allocation considers factors such as market demand for housing, employment opportunities, the availability of suitable sites and public facilities, commuting patterns, type and tenure of housing need, and others. In determining a jurisdiction’s share of new housing needs by income category, the allocation is adjusted to avoid an over -concentration of lower income households in any one jurisdiction.
A Regional Housing Needs Assessment (RHNA) prepared by SANDAG for the years of 2010 identifies Chula Vista’s h ousing production goals. The following table shows the City’s housing goals for each income category, based on HUD’s median family income (MFI) for San Diego County.
3.4 Special Needs Groups
Groups with special needs can face increased challenges in housing. Individuals experiencing homelessness and in need of emergency shelter, the elderly, persons with disabilities, large families, farmworkers, and families with a female head of household often have difficulty finding housing to meet their needs. This section provides an analysis of special needs groups in the City of Chula Vista. Policies and programs to address these needs are incorporated throughout the Housing Element.
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Page AA-50 City of Chula Vista General Plan
3.4.1 Elderly Persons
The population over 65 years of age is considered elderly and shares four common characteristics:
Income: People over 65 are usually retired and living on a fixed income. Healthcare: Accounts for an increasing proportion of the elderly’s expenses. Transportation: Many of the elderly require assistance with transportation. Housing: Many live alone.
These characteristics indicate a need for smaller, lower-cost housing with easy access to transit, healthcare facilities, accessibility accommodations, and oth er services. In 2018, 20% percent of the total households had a resident aged 65 years or older. It is expected that there will be significant increase in this age group as compared to overall expected population growth.
Table A-31
Elderly Households by Tenure
Householder Age Renters Owners
No. % No. %
Under 65 years 28,625 87% 34,559 75%
65 to 74 years 2,444 7% 6,653 14%
75 to 84 years 1,351 4% 3,329 7%
85 and over 460 1% 1,519 3%
Total Households 32,880 42% 46,060 58%
Source: U.S. Census Bureau 2014-2018 American Community Survey 5-Year Estimates B25007
Persons with disabilities
In addition to affordability, design and location can be a barrier for persons with disabilities. The added challenge of finding a unit that accommodates their needs oftentimes forces individuals to live in undesirable housing conditions.
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According to 2013-2017 ACS data , 312,565 persons living in San Diego County had a range of disabilities, accounting for 9.8% of the population. The largest age group of person s with disabilities were seniors, which were 45.9% of the population with disabilities, followed by adults (ages 18 to 64) which comprised 47.1% of the population. Children under the age of 18 made up approximately 7% of the population with disabilities.
The primary housing concerns regarding the elderly persons living in the City of Chula Vista are summarized as follows:
Income – The elderly population is generally on a fixed income; Household Composition – The elderly, especially women, often live alone; Transportation – The elderly population are more likely to utilize public transportation; and,
Health Care – The elderly have a significantly greater need for health care.
3.4.2 Large Households
Large households have special housing needs because they tend to have lower household income and fewer options or access to adequately sized, affordable housing. Large households are defined as those with five or more members. According to the 2019 ACS data, approximately 198% of the households in Chula Vista were large households.
Table A-32
Household Size by Tenure
Household Size Renters Owners
No. % No. %
1 person 6,782 21% 6,253 13%
2 person 7,895 24% 12,743 27%
3 person 6,244 19% 9,263 20%
4 person 5,942 18% 9,989 21%
5 person 3,746 11% 5,501 12%
6 person 1,380 4% 1,925 4%
7+ person 606 2% 1,402 3%
Total Households 32,595 41% 47,076 59%
Source: U.S. Census Bureau 2015-2019 American Community Survey 5-Year Estimates B25009
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3.4.3 Female-Headed Households
Single parents with dependent children represent another important group of those with special housing needs. Single -parent households often require special consideration and assistance because they tend to have lower-incomes and a greater need for daycare, and related facilities.
Single-parent households made up 22.3% percent of all Chula Vista households; with 6% of those headed by men and the remaining 16.3% headed by women.
US Census Bureau 2018 ACS Social Characteristics
3.4.4 Persons with Disabilities
According to the 2017 American Community Survey (ACS) /Census estimates, 10.2 percent of the Southern Region in San Diego’s population was affected by one or more disabilities (non - institutionalized population). Ages 65-74 (2,276 / 27.2%) and 75+ (4,270/56.0%) reported having a disability. Among persons living with disabilities in the City, Independent living (6,636 / 7.6%) and ambulatory disabilities (7,623 / 6.7%) were most prevalent. Persons with disabilities often have limited incomes, but extensive needs for a variety of services.
Table A-33
Persons with Disability
Any Disability Hearing
Difficulty
Vision
Difficulty
Cognitive
Difficulty
Ambulatory
Difficulty
Self-care
Difficulty
Independent
Living Difficulty
# % # % # % # % # % # % # %
13,662 11.8% 2,869 2.5% 2,322 2.0% 6,536 6.1% 7,263 6.7% 3,909 3.6% 6,636 7.6% Source: 2017 Demographic Profiles San Diego County
Persons with Developmental Disabilities
Senate Bill 812 (Chapter 507, Statutes of 2010) amended state housing element law (California Government Code Section 65583) to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabil ities. A developmental disability is defined as a disability that originates before an individual becomes 18 years old, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability.
This definition includes intellectual disability, cerebral palsy, epilepsy, and autism. According to Department of Developmental Services data, 3,166 persons with developmental disabilities live within Chula Vista.
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The California Department of Developmental Services contracts with nonprofit regional centers to provide or coordinate services and support for individuals with developmental disabilities. In the San Diego region, the San Diego Regional Center, with a satellite office in National City , provides a variety of services to persons with developmental disabilities and advocates for opportunities to maximize potential and to experience full inclusion in all areas of community life. As of March 2019, the San Diego Regional Center served approximately 29,206 clients with developmental disabilities who live in San Diego County, with the National City satellite office serving 20 percent of these clients. This includes 151 clients who live in Chula Vista with 67 of these individuals being children under the age of 18 who live with their parents . The remaining 84 clients are adults over the age of 18; over half (57 percent) of these individuals live with their parents, while 23 live in their own apartments with “come-in support” and assistance and 13 live in licensed group homes. Additional persons with developmental disabilities may reside in Chula Vista but are not seeking assistance from the San Diego Regional Center.
While some developmentally disabled individuals can live and work independently within a conventional housing environment, more severely disabled individuals will require a group living environment with supervision. In general, the San Diego Regional Center (and its clients) prefer to house persons with developmental disabilities with family members. When that is not feasible, come-in support and licensed group apartments housing four to six persons (with individual bedrooms, but shared bathroom and kitchen facilities) are preferred. This type of housing may be designed to look like a big house and is compatible with and appropriat e for existing residential neighborhoods with good access to transit and services.
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. In 2012, the City adopted a reasonable accommodation ordinance to provide flexibility in development standards for housing for persons with disabilities. Three requests for reasonable accommodation have been received since such time.
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3.4.5 Residents Living in Poverty
Nearly 11% of Chula Vista residents are living below the U.S. Federal Poverty Level of $25,100 for a family of 4 for 2018, with all residing west of I-805 (see Figure A-6).
Table A-34
Households Living
Below Federal Poverty Rate
Jurisdiction Poverty Rate
Chula Vista 10.8%
Coronado 5.7%
National City 19.9%
Imperial Beach 20.0%
San Diego 13.8%
San Diego Region 12.5%
California 11.8%
U.S. 12.3%
Source: US Census Bureau, 2018 American Community Survey 5-Year Estimates, Table DP03
3.4.5 Homeless Population and Transitional Housing Needs
The San Diego region has a large homeless population, and there are unique needs to be addressed in order to assist in finding and securi ng housing. Homelessness is quickly becoming an issue in communities throughout Chula Vista and further exposes the need for affordable housing. The homeless population continues to increase as a result of reductions in public subsidies, a lack of housing that is affordable to low and very low-income persons, and the daily life challenges that can lead a person to becoming homeless.
It is the responsibility of individual municipalities to address the needs of individuals living in homelessness within their jurisdictional boundaries. “Homelessness” as defined by the U.S.
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Department of Housing and Urban Development, describes an indivi dual (not imprisoned or otherwise detained) who:
Lacks a fixed, regular, and adequate nighttime residence; and Has a primary nighttime residence that is:
A supervised publicly, or privately-operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
An institution that provides a temporary residence for individuals intended to be institutionalized; or
A public or private place not designed for, or ord inarily used as, a regular sleeping accommodation for human beings.
The Regional Task Force on the Homeless (RTFH) was established in 1985 and has grown significantly in function and services provided to local jurisdictions. The RTFH promotes a regional approach to end homelessness in San Diego County and works with local municipalities to provide funding opportunities, data collection, and integration of services. According to the Task Force, the San Diego region’s homeless population can be divided into two general groups:
(1) urban homeless, and (2) rural homeless.
In addition to the RTFH’s efforts to address and end homelessness, there have been other subregional efforts to implement outreach best practices and leverage funding to provide opportunities to those who need a hand -up instead of a hand -down. Local cities, Chula Vista included, have formed Homeless Outreach Teams through their police departments to better address all of the issues that homelessness brings to a community.
The Chula Vista Police Department’s Homeless Outreach Team (HOT) partners with other local organizations to provide outreach, mental health, substance use, employment, housing, and social service resources. These multidisciplinary partnerships are instrumental in addressing core issues that may have led a person to become homeless, as well as give them the opportunity to become re-housed.
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Page AA-56 City of Chula Vista General Plan
Chula Vista’s HOT works, at times for years, to
build relationships within the homeless
community and help people take steps towar ds
reintegrating in society. The housing needs of the
homeless are unique from other demographic
groups because they encompass a wide range of
needs and supportive services, not only a lack of
affordable housing.
Since the homeless population is very dif ficult to quantify, Census information on homeless populations is often unreliable. The annual Point -in-Time (PIT) Count is facilitated in San Diego County by the RTFH and data is analyzed and released every year. The PIT count of sheltered (emergency an d transitional) and street homeless persons is conducted in January of each calendar year and includes a physical count as well as survey questions to further assist the County’s homeless population. Table A-35 shows that the total number of homeless individuals counted for the San Diego Region decreased to 7,619 people from the previously observed 8,102 (2019), 8,576 (2018) and 9,116 (2017). The PIT count has shown a similar decline in Chula Vista each year for the past 5 years. In the 2020 count, there were 212 unsheltered and 101 sheltered individuals observed and surveyed within Chula Vista and the Sweetwater (County area), a 42% decrease since the 2015 count.
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APPENDIX A
Page AA-57
Table A-35
We All Count PIT Count Jan 2020
ES SH TH Total % of Pop Indiv V H Total % of Pop
2020 36 65 0 101 32% 212 212 68% 313.00 4%
2019 79 25% 242 75% 321.00 4%
2018 34 74 0 108 32% 76 87 66 229 68% 337.00 3%
2017 43 9 62 114 30% 58 174 30 262 70% 376.00 3%
2016 27 0 131 158 29% 103 251 26 380 71% 538.00 6%
Difference (5 yrs) (57) -36% (168) -44% (225.00) -42%
2020 36 68 0 104 23% 353 0 0 353 77% 457.00 6%
2019 21 11 0 111 19% 58 69 94 463 81% 574.00 8%
2018 55 85 0 140 24% 134 156 160 450 76% 590.00 7%
2017 43 9 80 132 19% 164 254 142 560 81% 692.00 8%
2016 27 0 164 191 22% 140 458 93 691 78% 882.00 10%
Difference (5 yrs) (36) 0% (97) -17% (102.00) -15%
2020 1,759 809 36 2,604 53% 2,283 2,283 47% 4,887.00 64% 2019 2,482 49% 2,601 51% 5,083.00 67%
2018 1,467 759 56 2,282 32% 505 651 2,630 4,912 68% 7,194.00 89% 2017 1,240 30 1,118 2,388 42% 1,234 817 1,180 3,231 58% 5,619.00 62% 2016 885 14 1,419 2,318 46% 1,224 814 707 2,745 54% 5,063.00 58% Difference (5 yrs) 227 729 (1,062) (106) 0% (729) (166) 1,450 1,681 52% 1,575.00 28% 2020 0 193 193 193.00 3%
2019 0 0 0.00 0%
2018 6 1% 184 145 116 445 99% 451.00 6%
2017 6 2% 320 98% 326.00 4%
2016 8 2% 336 98% 344.00 4%
Difference 0 0 0 0 0% 184 145 116 125 39% 125.00 38%
2020 2,221 1,380 47 3,648 48% 3,971 3,971 52% 7,619.00
2019 3,626 45% 4,477 55% 8,103.00
2018 1,942 1,574 64 3,580 44% 4,545 56% 8,125.00
2017 1,559 42 1,888 3,495 38% 5,621 62% 9,116.00
2016 3,752 43% 4,940 57% 8,692.00
Difference (5 yrs) (104) -3% (969.00) -20% (1,073.00) -12% San Diego
Unincorporated
Areas
(County)
TOTAL
SD County
TOTAL %UnshelteredYearJurisdiction
CHULA VISTA
South Bay
Sheltered
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Page AA-58 City of Chula Vista General Plan
Table A- 36
2019 Point in Time Data
Source: Regional Taskforce on the Homeless 2019 Annual Report on the Homeless
Emergency Shelter Safe Haven Transitional Housing Unsheltered Total 30 0 49 242 321
Housing Inventory Beds Utilization
Emergency Shelter 32 94%
Safe Haven 0 0
Transitional Housing 71 69%
Permanent Supportive Housing 0 0
Rapid Re-Housing 26 100%
Other Permanent Housing 0 0
Homeless Profile % of Unsheltered Total Homeless Persons Chronically Homeless 18% 44
Veteran 5% 12
Female 26% 64
Families 6% 15
Youth 16% 38
Homelessness in the San Diego region
While the Point -in-Time Count does provide city -specific profiles on th oseat experiencing homelessness, much of the more detailed data available is for the San Diego region. To capture the demographics of this population, the following statistics are for the entire San Diego region, through the 2018 Point-in-Time Count.
74 percent of those experiencing homelessness that are unsheltered became homeless in the San Diego region.
14 percent of the unsheltered population of those experiencing homelessness suffer from substance abuse and nine percent suffer from alcohol abuse. 25 percen t of the unsheltered portion of those experiencing homelessness live in a vehicle.
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35 percent of those who are experiencing homeless and are unsheltered are 55 years of age or older.
Housing options for homeless persons
The San Diego region’s Continuum of Care programs for homeless persons consist of a network of emergency and transitional shelters. In addition, permanent supportive housing programs for previously homeless persons are also major components of the region’s network of care.
Emergency Shelters. Provide a place to sleep for the night. By providing a short-term crisis option, these shelters are often the first step to finding a permanent housing solution. Transitional Housing. Provides longer-term shelter solutions through temporary housing options that can last up to 24 months and includes supportive services, such as case management.
Permanent Supportive Housing (PSH). Provides long -term housing with wraparound services that are meant to support the stability and health of individuals experien cing homelessness.
Hotel/Motel Vouchers. Voucher Programs shelter eligible families, disabled and elderly persons in participating motels throughout the County. Eligibility requirements vary from year-to-year; typically, the voucher programs require that clients present evidence that they are not able to stay in a traditional homeless shelter; and, they will be able to obtain permanent housing within a short time frame (3-4 weeks).
Homeless Prevention and Rapid Re -Housing. San Diego’s key strategy for preventing homelessness is through increased affordable housing options, which has been difficult to provide due to economic trends and an overall shortage of housing. Rapid Re-Housing reconnects families and individuals to a housing option as quickly as p ossible using housing vouchers and rental assistance. It is a more stable and cost-effective way to house people than using Emergency Shelters.
Table A-375 identifies shelters for the homeless in the San Diego/South Bay region. The region provides 4 2134 beds in a number of facilities with specialties varying from general homeless shelters, victims of domestic violence, substance abuse, and at -risk with disability. A total of 31920 of these beds are located in the City of Chula Vista.
South Bay Community Services (SBCS) is the primary social service agency that provides homeless shelters within the City of Chula Vista. SBCS operates ten facilities in and around Chula Vista.
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Page AA-60 City of Chula Vista General Plan
The Ecumenical Council of San Diego County and MAAC Project operate other facil ities in the area.
TABLE A-37
HOMELESS AND TRANSITIONAL HOUSING SAN DIEGO – SOUTH BAY Agency Program Name Target
Population
Special
Needs
# of
Beds
Location
Emergency Shelters
Ecumenical
Council of SD
County
ISN Rot’l Shelter South Bay
(mid-October – March)
General
Population
General
Homeless 12 Regional
SBCS Casa Nueva Vida I Families
w/children
General
Homeless 54 Chula Vista
SBCS Casa Seguras Families
w/children
General
Homeless 35 Chula Vista
SBCS La Nueva Aurora Families
w/children
Victims of
Domestic
Violence
3 Chula Vista
SBCS Casa Nuestra Shelter Homeless Youth General
Homeless 5 Chula Vista
Transitional Shelters
MAAC Project Nostros Adult Men Substance
Abuse 13 Chula Vista
M.I.T.E. Options South Bay
Women’s Recovery Center
Women with
Children
Substance
Abuse
Out-
patient Chula Vista
SBCS Casas de Transition Families
w/Children
General
Homeless &
Domestic
Violence
73 Chula Vista
SBCS Casas Families
w/Children
General
Homeless 7 Chula Vista
SBCS Trolley Trestle Youth &
Parenting Youth
General
Homeless 10 Chula Vista
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Page AA-61
TABLE A-37
HOMELESS AND TRANSITIONAL HOUSING SAN DIEGO – SOUTH BAY Agency Program Name Target
Population
Special
Needs
# of
Beds
Location
SBCS Casa Nuestra Shelter Homeless Youth
(12-17)
General
Homeless 8 Chula Vista
SBCS Casa Nueva Vida I Families
w/children
General
Homeless 54 Chula Vista
SBCS Casa Segura II Families
w/Children
Victims of
Domestic
Violence
45 Chula Vista
SBCS Victorian Heights Women
w/Children
Victims of
Domestic
Violence
38 National
City
Hotel/Motel Vouchers
SBCS Hotel/Motel Vouchers
Families with
Children, Elderly,
and Disabled
General
Homeless N/A Chula Vista
Permanent Supportive Housing
SBCS-SD
Housing
Commission
La Posada Families with
Children HIV/AIDS 28 San Ysidro
SBCS-SD
Housing
Commission
La Posada- Shelter Plus Families with
Children HIV/AIDS 36 San Ysidro
Total Beds 421
Source: Regional Task Force on the Homeless 2015
The number of beds available in Chula Vista is generally consistent with the number of homeless.
However, the majority of these beds serve targeted and special needs populations.
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Page AA-62 City of Chula Vista General Plan
3.4.6 Farm Workers
Due to the high cost of housing and low wages, a significant number of migrant farm workers have difficulty finding affordable, safe and sanitary housing. According to the State Employment Development Department, the average farm worker earned between $22,000 and $35,000 annually. This limited income combined with the issues of seasonal employment give agricultural workers added challenges when obtaining housing.
It is estimated that there are between 100 and 150 farm worker camps located throughout the San Diego region, primarily in ru ral areas. According to the 2014-2018 ACS, 217 persons in the City of Chula Vista were employed in the a griculture, forestry, fishing, hunting, and mining industry. Th is population group accounts for 2 percent of the County’s 13,471 population employed in these industries. Farmworkers needs can be difficult to quantify due to fear of job loss and fear of authority. Therefore, farm workers are given low priority when addressing housing needs, and often receive the least hospitable housing. The San Diego County Regional Task Force on the Homeless estimates that there are at least 2,300 farm workers and migrant day laborers who currently experience homelessness in the San Diego region.
The Farm Bureau reports that San Diego County surpasses other urbani zed counties in terms of average dollar value per acre. Additionally, San Diego County is the 19th largest far4m economy amount 3,000 counties in the nation . According to the Farmland Mapping and Monitoring Program of the California Department of Conservation, farmland is concentrated in the northern portion of San Diego County. 1 While there are parcels of land still zoned for agricultural use within Chula Vista, there are no active farms in Chula Vista. Therefore, agricultural jobs continue to decline in the City. With no active farms within Chula Vista or within close proximity, there is a lower need for farmworker housing in the City. The housing needs of this group are addressed the City’s affordable housing strategies for lower-income households.
1 https://maps.conservation.ca.gov/DLRP/CIFF/
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3.4.7 Migrant Day Laborers
In Chula Vista and other South County areas, numerous Hispanic immigrants seek work as day laborers. Because of the City’s proximity to the Mexican border and its location along a major transportation route, Chula Vista provides a convenient temporary place to seek work before moving on to industrial or agricultural jobs further north. The availability of jobs, including temporary day-jobs, and the number of open spaces which can be utilized as transient campsites, make Chula Vista attractive to migrant laborers.
U.S. Department of Housing and Urban and Development (HUD) funds cannot be used to assist persons who are not legally in the United States therefore, other resources must be identified to provide housing assistance to these households. While state law does not allow landlords to question renters regarding their legal status, federal programs, including Section 8, require legal residency.
3.4.8 Students
Over the past decade, college enrollment has
increased, and today’s college students are
more diverse and have new needs as a result of
the differing demographics. Not only has the
profile of a typical student changed, but on -
campus housing construction has not kept up
with demand and tends to be le ss affordable
than existing housing options in the
surrounding communities.
Approximately 86,000 students were surveyed in 2018 by The Hope Center for College, Community and Justice and results showed that homelessness affected 18% of respondents attending two-year colleges. The number who said they had experienced housing insecurity, such as difficulty paying rent, was much higher, at 60%, among those attending two -year
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schools2. Types of housing instability include sleeping in garage, car, closet, outd oors and on - campus, as well as between family or friends’ homes.
It may seem that students only produce a temporary housing need, however the need is ongoing as long as the educational institution is in session. The impact upon housing demand is critical in areas that surround universities and colleges, especially since students are oftentimes low - income. It is easier for them to seek shared housing to decrease expenses, and benefit from roommate referrals on and off campus. In addition to the difficult ies of finding and securing affordable housing while in school, this shortage can lead college graduates to leave and negatively impact the region’s economy.
There are approximately 28,000 students attending Southwestern College and it is the only public institution of higher education in southern San Diego County. Founded in 1961, Southwestern College is located in east Chula Vista surrounded predominately by single family homes and minimal multifamily housing. Community colleges typically do not provide housing because they are institutions that serve the educational needs of students already residing in the local community. With its significant student population and lack of affordable housing in close proximity to the campus, many students face housing insecurity.
With a University and Innovation District planned for 375 -acres of city -owned land in Eastern Chula Vista, the City’s future consideration for the surrounding community is integration of commercial, retail and residential functions that will appropriately serve its student population.
2 College and University Basic Needs Insecurity: A National #RealCollege Survey Report. The Hope Center for College Community and Justice, April 2019.