The city of Poway, known for its exclusive single-family homes, presents a picturesque landscape of tree-lined streets, expansive lawns, and long driveways, embodying a segment of the American Dream.
Poway’s land use is predominantly designated for larger lots, with zoning primarily restricted to single-family homes, rather than multi-family developments like townhouses or apartment complexes.
This distinct zoning approach is underscored by the city’s substantial commitment to preserving open space, with nearly 53 percent of Poway classified as protected land, according to city officials.
Such zoning practices contribute to Poway’s slow housing growth, as highlighted by an analysis from Voice of San Diego.
Between 2018 and 2024, the city permitted only 14.1 new homes per 1,000 residents, a modest figure that places Poway among the cities with the least construction per capita in the region.
Only Lemon Grove, Imperial Beach, and El Cajon showed lower housing permit rates during those six years.
The Othering and Belonging Institute at the University of California, Berkeley, has emphasized the remarkable extent of single-family zoning in Poway, estimating that about 98 percent of the city is designated for such housing.
This figure, if accurate, would represent the highest percentage of single-family zoning across San Diego County.
While other cities like Encinitas and Lemon Grove also exhibit significant single-family zoning, Procopio, Poway’s development services director, has contested Berkeley’s findings.
Procopio acknowledged the existence of substantial single-family zoning but suggested that the Berkeley map may not fully account for ongoing developments along Poway Road.
This area is subject to the Poway Road Specific Plan, designed to facilitate multi-family housing, alongside retail and office space, aiming to create a vibrant town center with amenities, public spaces, and residential options.
While the Berkeley analysis classifies much of this area as ‘non-residential/unknown,’ Procopio argues that multi-family units are already constructed and more are in progress.
“Considering that most of our higher-density residential units are along Poway Road, it likely skews the results a bit,” she explained.
Beyond zoning, large lot sizes in Poway further complicate housing development.
Certain lots are required to be a minimum of one acre, with others spanning areas of 20,000, 15,000, and 10,000 square feet, making it challenging to achieve even modest density.
In contrast, the city of San Diego typically mandates a minimum lot size of 5,000 square feet.
The existence of protected open space contributes to Poway’s limited housing development.
The mitigation boundary, which comprises an extensive 53 percent of Poway’s land designated for environmental conservation, restricts development due to state and federal wildlife considerations, according to Procopio.
Established in collaboration with agencies like the U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife, Poway’s habitat conservation plan seeks to protect sensitive ecosystems while allowing a degree of development.
The efforts are directed primarily toward conserving endangered coastal sage scrub, a habitat type increasingly threatened by urbanization.
These protected areas also provide refuge for species such as the California gnatcatcher, which faces federal threat classification.
Most of the mitigation boundary must remain undeveloped, although low-density rural development may be permitted within certain areas, constrained to no more than two acres of actual development per rural lot, which can range upwards of 20 acres.
Consequently, multi-family housing developments within this boundary are strictly prohibited.
Procopio mentioned that some areas designated as single-family zoning overlap with these protected lands, further complicating the housing landscape.
Moreover, steep terrain in certain single-family zones can also preclude any development, despite the zoning classification.
Given these factors, Poway’s housing construction rates lag far behind many other municipalities.
During the designated six-year period, the city issued an incredibly low 14.1 housing permits per 1,000 residents, ranking as the fourth lowest in San Diego County.
Most of these permits were for individual homeowners constructing accessory dwelling units (ADUs) or single-family homes on their properties rather than large-scale projects.
Despite these limitations, Poway remains technically compliant with state housing regulations requiring municipalities to revise their zoning plans to accommodate new residential units, and no major zoning alterations are currently on the table.
The state does allow for developments with affordable housing to utilize density bonuses, potentially permitting a greater number of units than typically allowed.
However, according to Procopio, such proposals to rezone single-family land for multi-family purposes without including affordable units are rare.
Poway has already identified sufficient sites to fulfill its housing obligations, with the Poway Road corridor earmarked for these additional residential opportunities, as it is less encumbered by sensitive habitats.
Procopio noted that this corridor still features developable multi-family zoning, indicating potential for future growth.
Poway has collaborated closely with the state housing department to formulate its Housing Element, outlining the city’s long-term planning to accommodate necessary housing.
Thus far, the state has not pressured Poway to alter its zoning, unlike other cities facing demands for urban development changes.
“As each jurisdiction presents diverse geographic challenges, it’s difficult to draw direct comparisons,” Procopio stated.
In conclusion, Poway navigates the complexities of housing development amid strong single-family zoning and significant open space protections, striving to balance growth while complying with environmental conservation policies.
image source from：voiceofsandiego
