U.S. Department of Housing and Urban Development
Office of Community Planning and Development
Consolidated Plan Contact
CITIZEN'S SUMMARY
The City of Watsonville, located approximately one hundred miles south of
San Francisco, is a relatively small coastal community with a population of 31,300.
Watsonville's economy relies heavily on the growing of apples, strawberries and
flowers. The main harvest time runs from March through September of each year.
Action Plan
The City of Watsonville Consolidated Plan presents a
strategic vision for housing and community development
in this unique coastal community. The City of
Watsonville received $816,000 in Community
Development Block Grant (CDBG) funds.
Citizen Participation
The Housing and Economic Development Department
(HEDD) held two public hearings. Public notices
regarding the meetings were published in English and
Spanish, ten days prior to each meeting. The first
public hearing took place on March 6, 1995. During
this meeting, the public learned about CDBG, the
Consolidated Plan process, eligible CDBG categories
and the City Council community development priorities.
Citizens and twelve organizations representing the
community gave their input. On March 22, 1995, HEDD
made available a draft of the Consolidated Plan for
public review, and also published a summary of the
Plan, in English and Spanish, in the local newspaper.
The public comment period lasted from March 22 to
April 20, 1995. The second public hearing was held on
May 9, 1995 at the City of Watsonville Council
Chambers where the City Council approved the
Consolidated Plan.
COMMUNITY PROFILE
Watsonville is located in Santa Cruz County, which
is second only to San Francisco as the most expensive
home ownership market in the United States, according
to a report published by the National Association of
Home Builders in December 1992. Only 14.7% of
Santa Cruz County families can afford a median-priced
home.
The City's population has increased from 23,449 in
1980 to 31,099 in 1990. Watsonville is primarily made
up of two ethnic groups, Hispanic and Non-Hispanic
Whites. These two groups comprise roughly 95% of the
city's population, with the remainder being Asian.
HOUSING AND COMMUNITY DEVELOPMENT
NEEDS
Conditions
The general condition of the housing stock in
Watsonville is variable depending on the age of the
neighborhood. Roughly 12% of the City's housing units
are in need of rehabilitation. Houses in the older
downtown neighborhoods are in the worst condition.
Many of the rental housing units in the areas occupied
by low-income families are in need of electrical
plumbing and insulation systems rehabilitation.
Housing Needs
The most critical housing need identified in the
Consolidated Plan was the need to alleviate conditions
of overcrowding. The 1990 Census data indicates that
26% of the households in Watsonville are overcrowded,
with approximately 2,000 families having to "doubled
up" as a result of economic necessity. Throughout the
City, extremely Low-Income renting households have the
highest percentage of houses with housing problems,
followed by extremely low-income home owners, low-income and owner households, and moderate income
renter and owner households.
Housing Market Conditions
According to the 1990 census, Watsonville has
764 studio units, 2,265 one bedroom units, 4,087 two
bedroom units, and 2,793 three or more bedroom
units. During the 1980's, the total number of housing
units increased from 8,651 to 9,909. Even with this
14.5% increase in the number of housing units, housing
availability has not kept pace with the 33% increase in
the population. The higher population growth relative to
the growth of the housing supply has exacerbated the
low vacancy rate.
Watsonville has experienced unemployment rates
exceeding 22% percent over the past five years. In
addition, over the last two years, Watsonville has
experienced major plant closures and effects of the
national recession further impacts the economy.
Affordable Housing Needs
Extremely low-income rental households make up
12% of the total number of Watsonville households. The
renting population is impacted by the high purchase
price of housing. High rents are being driven by the
high cost of buying a home. Extremely low-income
individuals fortunate enough to own their homes tend to
reside in homes located in older, more run down
neighborhoods, and lack the resources to repair or
upgrade their units.
Homeless Needs
At any given time, slightly over 400 individuals are
homeless, shelterless or living in vehicles in
Watsonville. An estimated 1,555 individuals (5% of the
City's population) experienced homelessness during the
year in Watsonville. Of this group 20% of the population
were children, and 86% of the groups surveyed
reported incomes of less than $499 per month. The
local job market, dominated by the agricultural industry,
provides seasonal employment for unskilled field
workers. These agricultural workers have an
especially difficult time finding affordable rental units,
and even more difficulty in qualifying as first time home
buyers.
Public and Assisted Housing Needs
Affordable housing and rent subsidies for low-income people are in extremely short supply. The
Housing Authority's waiting list is 8,142. Pajaro Valley,
Affordable Housing Corporation, a local non-profit
housing development organization, has more than 325
families on a waiting list. The Watsonville housing
market is very tight because of the lack of housing for
agricultural workers employed throughout the area.
CHISPA, an affordable housing developer, received
1,200 applications for their recently opened La Posada
project which provided 43 apartments for farm-worker
families.
Long term transitional housing shelters and
emergency shelters in Watsonville report zero vacancy
rates and increasing demand despite the increase in
numbers of shelters and beds in the area. The
overcrowded condition of many households puts may
families at risk of becoming homeless.
Barriers to Affordable Housing
The greatest impediment to the development of
affordable rental units and home ownership
opportunities is the high cost and scarcity of land. The
inventory of available land is extremely restricted.
Currently, the few available buildable lots are listing for
an average of $80,000. Of the remaining 206 acres of
residential land, 185 acres have pending projects.
These projects have not been constructed due to the
high cost of providing the required infrastructure.
Fair Housing
No reference was made to Fair Housing issues in
the Consolidated Plan.
Lead-Based Paint
The City's low-income residents are at an
increased risk of having elevated blood lead levels due
to the fact that they generally live in older homes and
that many of these homes are in poor condition. All
projects are closely inspected for dangerous lead
based paint conditions. The residents of all projects
are made aware of the possible problem and it is
recommended that their children participate in a free
blood screening program.
Community Development Needs
In addition to affordable housing, adults need
assistance in learning English as a second language,
and assistance in completing their G.E.D. and attending
job training. Small children need high quality day-care
and pre-schools, teens need after
school programs with activities which increase self
esteem as well as coping and learning skills. Families need case management services, as well
as health and educational counseling.
Coordination
Watsonville has a number of non-profit
organizations and housing providers which own and
develop projects. Each of these organizations has its
own areas of emphasis an expertise. The Housing and
Economic Development Department (HEDD) and the
Watsonville Redevelopment Agency (RDA) has helped
fund most of the non-profit projects. The coordination
and communication between HEDD and the providers of
public assisted housing is very good. HEDD will
continue to work with other City departments, the
Housing Authority of the County of Santa Cruz, and all
non-profit organizations working to provide decent and
affordable housing for the low-income residents of
Watsonville.
HOUSING AND COMMUNITY DEVELOPMENT
STRATEGY
Vision for Change
Watsonville faces three major housing challenges
in the next several years; to alleviate overcrowding, to
rehabilitate older homes in low-income neighborhoods,
and to address the need for more farmworker housing.
Identifying and acquiring more land in which to place
this housing on will also play a pivotal role in the City's
ability to meet these housing challenges.
Housing and Community Development Objectives and
Priorities
Although specific types of housing (overcrowded
units, farmworker housing) may reflect problems that
are unique to the area, housing dilemmas in Watsonville
are primarily related to low incomes, high housing
prices and the relative unavailability of land upon which
to build.
Housing Priorities
Priorities for affordable housing include increasing
the supply of affordable housing and improving the
living environments of lower income residents through
housing rehabilitation and increased educational
opportunities to expand self sufficiency, and address
the unique needs of large families, especially as it
relates to the issue of overcrowded units.
Non-Housing Community Development Priorities
The City of Watsonville is committed to assist that
sector of the low-income population that is not
homeless but is in need of supportive housing and
services. Housing and supportive services for elderly,
frail elderly, persons with disabilities (mental, physical,
developmental), persons with alcohol or other drug
addiction, persons with HIV/AIDS and their families is
provided by various social services and community
service agencies. The City has allocated over a
quarter of a million dollars each year to address these
special needs through the social services and
community service agencies and will continue as long
as funds are available.
Anti-Poverty Strategy
The main local effort to fight against poverty has
been assisting residents to secure employment and
gain skills that will help them rise out of poverty. These
programs include various vocational training programs,
English as a Second Language classes, and child care
programs.
Coordination of Strategic Plan
HEDD is responsible for the Consolidated Plan
activities, but a variety of public and private
organizations are involved in administering the plan
components. The coordination and communication
between HEDD and these organizations are very good.
HEDD will continue to work closely with other City
departments, the Housing Authority of the County of
Santa Cruz, and non-profit organizations working to
provide decent and affordable housing for the low-income residents of Watsonville. The provision of
mental health services is the responsibility of the
County, and other social service agencies.
ONE-YEAR ACTION PLAN
Description of Key Projects
The City of Watsonville's Action Plan outlines the
proposed use of approximately $816,000 in Fiscal Year
1995 CDBG funds for an array of housing and
community development activities including:
- $72,000 to hire a Youth Center Staff.
- $170,000 to renovate Ramsay Play Park
Area and Community Center.
- $180,000 to rehabilitate 101 Main Street for
use as a youth boxing and activity center.
- $100,000 for street improvements.
- $50,000 for health care services to low-income residents.
- $90,627 to remove architectural barriers at
City Hall.
- $17,000 for landscaping of low-income
housing.
- $250,000 to assist the construction of new
low-income housing.
- $200,000 for a Direct Homeownership
Assistance Homebuyers Program.
- $250,000 to rehabilitate low income housing.
- $60,000 for a Small Business Incubator
Fund.
- $40,000 for a study to determine the
economic base of Watsonville.
Locations
All projects and activities will be located in the City
of Watsonville. Roughly one third of the activities are
projects at specific street addresses, with the
remainder being activities available on a city-wide
basis.
Lead Agencies
The agency designated to implement the
Consolidated Plan is the Housing and Economic
Development Department (HEDD). Watsonville also has
a number of non-profit organizations and housing
providers which own and develop projects. The
Watsonville Redevelopment Agency (RDA) has helped
fund most of the non-profit projects. HEDD will continue
to work with other City departments, the Housing
Authority of the County of Santa Cruz, and all non-profit
organizations to provide decent and affordable housing
for the low-income residents of Watsonville.
Housing Goals
Housing goals for the City of Watsonville include
increasing the supply of affordable housing and
improving the living environments of lower income
residents through housing rehabilitation and increased
educational opportunities to expand self sufficiency. In
addition, the City will address the unique needs of large
families, especially those living in overcrowded units.
Housing activities in the Consolidated Plan include
construction of 10 low-income rental units, a
homebuyers program to benefit 9 housing units,
rehabilitation technical assistance loans to benefit 13
housing units, and project landscaping for 15 low-income family units.
Maps
MAP 1 depicts points of interest in the jurisdiction.
MAP 2 depicts points of interest and low-moderate income areas.
MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.
MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.
MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).
To comment on Watsonville's Consolidated Plan, please contact:
Housing and Economic Development Department
231 Union Street, P.O. Box 50000
Watsonville, CA 95077-5000
(408) 728-6014
Ned A. Madonia, Director
Richard Koch, Project Supervisor
Fabian Guzman, Project Coordinator
Return to California's Consolidated Plans.