Program 1: Adequate Sites for Meeting RHNA and Monitoring No Net Loss The City of El Cajon has been assigned a Regional Housing Needs Assessment (RHNA) of 3,280 units (481 very low income, 414 low income, 518 moderate income, and 1,867 above moderate income) for the 2021-2029 Housing Element. With units constructed, under construction and approved at the time of writing this Housing Element, the City has met a portion of its RHNA, with a remaining RHNA of 2,989 units: 894 low income units; 398 moderate income units; and 1,697 above moderate income units. The City is committed to providing adequate sites to accommodate the remaining RHNA and has done so with the sites inventory identified by staff and analyses.
To ensure that the City comply with SB 166 (No Net Loss), the City will monitor the consumption of residential acreage to ensure an adequate inventory is available to meet the City’s RHNA Section 6: City of El Cajon
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obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will continue to implement the formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower income households, the City will identify replacement sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Funding: Departmental budget
Responsible
Agencies:
Community Development Department/Planning Division; Planning Commission; City Council
Objectives and
Timeframe: Provide appropriate land use designations to fulfill the City's share of regional housing needs of 3,280 units.
Maintain an inventory of vacant and underutilized sites and monitor the development trends to ensure continued adequacy of the sites inventory in meeting the RHNA.
Make available the sites inventory to interested developers on City website and update annually.
Implement the formal evaluation procedure pursuant to Government Code Section 65863.
Monitor and report through the HCD annual report process. Amend the Zoning Code in 2022 to add a provision for administrative relief from Zoning Code standards when needed to achieve residential density in the Mixed-Use Overlay zone.
Program 2: By-Right Approval of Projects with 20 Percent Affordable Units on “Reuse” Housing Element Sites
Pursuant to AB 1397 passed in 2017, the City will amend the Zoning Code to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that represent “reuse sites” previously identified in the 4th and 5th cycles Housing Element. The “reuse” sites are specifically identified in the inventory (see Appendix C). Prior to amendments, the City shall comply with the by right provisions of AB 1397 pursuant to Government Code Section 65583.2(c).
Funding: Departmental budget
Responsible
Agencies:
Community Development Department/Planning Division; Planning Commission; City Council
Objectives and
Timeframe: Pursue amendment to the Zoning Code to address by-right approval as outlined above within one-year of Housing Element adoption. In the interim prior to amendment, the City shall comply with the by right provisions of AB 1397 pursuant to Government Code section 65583.2(c).
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Program 3: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397. The City will amend the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.
Funding: Departmental budget
Responsible
Agencies:
Community Development Department/Planning Division; Planning Commission; City Council
Objectives and
Timeframe: Pursue amendment to the Zoning Code to address replacement requirement within one-year of Housing Element adoption.
Program 4: Accessory Dwelling Units (ADUs)
The California State legislature has been promoting the development of ADUs and Junior Accessory Dwelling Units (JADUs) as one solution to increase the supply of affordable housing.
In recent years, State laws regarding them have been amended many times to reduce barriers to their development. The City allows ADUs and JADUs as a permitted use in all residential zones and regulates them pursuant to Section 17.140.180 of the Zoning Code. Although El Cajon updated the Zoning Code in 2019 to include amendments to State law, additional bills that became effective in 2020 have caused the City’s ADU/JADU ordinance to be inconsistent with certain provisions in State law. The City is in the process of updating the Zoning Code to comply with the requirements of State law regarding ADUs and JADUs. The City may consider to reference the State regulations so that it will remain consistent if/when the State regulations are revised. In addition, AB 671 (Friedman), which became effective January 1, 2020, requires that local jurisdictions develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rents for very-low, low- or moderate-income households. The City will develop a plan to comply with this requirement.
Funding: Departmental budget
Responsible
Agencies:
Community Development Department/Planning Division; Planning Commission; City Council
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Objectives and
Timeframe: Amend Zoning Code within one year of Housing Element adoption to comply with state law.
Promote ADU construction for very-low, low-, or moderate-income households by providing information and resources on City website.
In 2022, evaluate the effective tools used in the region. Develop incentives and feasible mechanisms by 2023 to facilitate ADU production.
Facilitate the construction of 120 ADUs over the eight-year cycle. Monitor ADU trends frequently and if the City finds that ADU production does not keep pace with the ADU assumptions towards the RHNA identified in Table 36 on page 72, the City will commit to revising the sites strategy by finding other alternatives such as identifying additional sites within six months.
Program 5: Affordable Housing Development
The City continues to have extensive needs for affordable housing for lower income households (including extremely low income households), especially for seniors, disabled (including persons with developmental disabilities), the homeless, those at imminent risk of becoming homeless, and farmworkers. The City will continue to work with housing developers to expand affordable housing opportunities in the community.
Funding: HOME; LIHTC; Multi-Family Housing Revenue Bonds; Other resources as available.
Responsible
Agencies: El Cajon Housing Authority; Planning Commission; City Council Objectives and
Timeframe:
Continue to streamline the environmental review process for housing developments, using available state categorical exemptions and federal categorical exclusions, when applicable. Annually outreach to developers to promote affordable housing development in the City and support the funding applications by developers in their pursuit for affordable housing funds. Specifically, outreach to developers that are experienced in producing special needs housing.
Annually pursue State, Federal, and other funding opportunities, allocate available affordable housing funds to increase the supply of safe, decent, affordable housing in El Cajon for lower income households (including extremely low income households), such as seniors, disabled (including developmentally disabled), the homeless, those at risk of homelessness, and farmworkers.
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Expand the City’s affordable housing inventory by 250 units over the next eight years (50 very low income, 50 low income, and 150 moderate income units)
Continue to evaluate on a case-by-case basis the potential to convert motels to single-room occupancy dwellings (SROs), which are micro units that may or may not include cooking facilities.
Objective 2: Improve the Quality of Existing and Future Residential Units and Neighborhoods
Policy 2-1: Support the reasonable expansion of older legal nonconforming apartment complexes by allowing additional bedrooms and/or living space as a means to improve the existing housing stock and alleviate overcrowding.
Policy 2-2: Advocate the rehabilitation of substandard residential properties by homeowners and landlords. Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality.
Policy 2-3: Continue to include mandatory lead based paint testing as part of any City-funded housing rehabilitation and other housing assistance programs that may be offered.
Policy 2-4: Promote energy conservation techniques in housing rehabilitation and construction.
Policy 2-5: Continue to implement community policing and other effective crime prevention activities.
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Program 6: Housing Rehabilitation Loan Program
Loans are available to rehabilitate/repair single-family detached units and mobile-homes (in eligible parks) in the City of EI Cajon for families earning 80 percent or less of the Area Median Income (AMI). Funding priority is given to health and safety repairs, energy efficiency improvements, lead-based paint abatement, and ADA accommodations.
Loans are fully deferred with zero interest and up to $50,000 for single-family units and $20,000 on mobile-homes, that becomes due and payable upon sale, rental, refinance, transfer of the property or when the owner(s) no longer occupy the home as their primary residence. Costs for lead abatement may increase the loan amount beyond the approved amount. In addition to income restrictions, maximum property value restrictions apply. The homeowner, among other requirements, must have owned the property for at least one year and have adequate equity in the home.
Funding: CDBG; HOME
Responsible
Agency: El Cajon Housing Authority
Objectives and
Timeframe: As funding permits, assist 12 households during the planning period.
Continue to provide community outreach regarding available loans and grants for needed home improvements.
Continue to refer potential income-eligible property owners cited for code violations to the program for assistance.
Continue to promote energy efficiency techniques where feasible in the scope of a rehabilitation project.
Program 7: Acquisition/Rehabilitation Program
The El Cajon Housing Authority may assist in the acquisition or rehabilitation of existing multi- family housing and set aside of number of the housing units for lower-income households and/or special needs households at affordable rents for not less than 55-years.
Funding: HOME; In-Lieu Funds; Multi-Family Housing Revenue Bonds; LIHTC; Other resources as available.
Responsible
Agency: El Cajon Housing Authority
Objectives and
Timeframe: As funding permits, assist in the acquisition and rehabilitation of, 40 housing units during the planning period.
Provide informational materials to encourage and support property owners and developers in locating financing resources and expertise in furtherance of the production of restricted affordable housing units.
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Program 8: Crime-Free Multi-Housing
El Cajon’s Crime-Free Multi-Housing program consists of three phases: Phase 1 is an eight-hour seminar for owners, property managers, and property staff; Phase 2 is the Safety Inspection; and Phase 3 is the Safety Social. An apartment complex, mobile home or hotel/motel that completes the program is certified as a Crime-Free property for one year. This program is a recognized program in which tenants in search of housing seek out Crime-Free properties. Certified properties are allowed to use the Crime-Free program logo in advertising the properties and the Police Department keeps a list of certified Crime-Free properties.
Funding: General Funds; CDBG; Other resources as available Responsible
Agency: Police Department
Objectives and
Timeframe:
Continue to offer the Crime-Free Multi-Housing program and outreach to property owners to increase participation.
Program 9: Proactive Multi-family Inspection Program
The City’s proactive multi-family inspection program conducts routine inspections of multi- family properties with three or more units. The inspection program ensures that property owners and managers maintain minimum housing standards for the safety of residents and overall routine property maintenance. This ensures the livability and safety of apartments and the surrounding neighborhoods. A proactive inspection program alleviates the burden on tenants to initiate code compliance cases to address habitability concerns. The program is on pause to the COVID-19 pandemic but will resume once it is safe to do so.
Funding: General Funds; CDBG; Other resources as available Responsible
Agency: Community Development Department
Objectives and
Timeframe: Continue the proactive multi-family inspection program
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Objective 3: Preserve Existing Affordable Housing Stock, to the Extent Feasible, When Deemed in the Public Interest
Policy 3-1: Preserve the affordable housing stock in the City.
Policy 3-2: Continue to support applications for State Low-Income Housing Tax Credits, mortgage revenue bonds, and project based Section 8 HUD subsidies for projects that further the City’s affordable housing goals.
Program 10: Housing Choice Vouchers
The Housing Authority of the County of San Diego (HACSD) administers the Housing Choice Voucher Program (Section 8) on behalf of most of the cities in the region, including the City of EI Cajon. This program provides rent subsidy payments for very low income households in privately owned rental housing units. Approximately 2,600 households are assisted annually with Housing Choice Vouchers in EI Cajon.
Funding: Section 8 funds
Responsible
Agency: Housing Authority of the County of San Diego (HACSD) Objectives and
Timeframe: Continue to actively provide information and referrals to the County- administered Section 8 Housing Choice Rental Assistance program. Promote the Housing Choice Voucher program to rental property owners.
Assist approximately 2,600 extremely low and very low income households annually during the planning period.
Expand outreach and education on the recent State laws (SB 329 and SB 222) that lend source of income protection for housing discrimination against low income households using public assistance (such as HCV) for rent payments.
Program 11: Preservation of Assisted Housing at Risk of Converting to Market Rate In order to meet the housing needs of persons of all economic groups in El Cajon, the City must guard against the loss of housing units available to lower income households. A total of 481 assisted units in seven HUD-insured projects are at risk of conversion to market rate prior to April 15, 2031. The City's objective is to either retain or replace as low-income housing all "at risk" units in the City.
Funding: CDBG; HOME; Multi-Family Housing Revenue Bonds; LIHTC; Other resources as available
Responsible
Agencies: El Cajon Housing Authority
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Objectives and
Timeframe: Monitor the status of any HUD receipt/approval of Notices of Intent and Plans of Action filed by property owners to convert to market rate units.
Identify non-profit organizations as potential purchasers/ managers of at-risk housing units.
Explore funding sources available to purchase affordability covenants on at-risk projects, transfer ownership of at-risk projects to public or non-profit agencies, purchase existing buildings to replace at-risk units, or construct replacement units.
Ensure the tenants are properly noticed and informed of their rights that they are eligible to obtain special Section 8 vouchers reserved for tenants of converted properties.
Program 12: Homeless Services
The City provides in-kind and financial assistance to local service providers for emergency shelters and transitional housing facilities, as well as supportive services, which serve the City’s homeless population and those at risk of homelessness, as part of the City’s commitment to the continuum of care approach to ending homelessness. Specifically, the City prioritizes its funding to assist those who have recently become homeless and those who are at risk of becoming homeless due to economic circumstances.
Funding: CDBG; Other resources as available
Responsible
Agencies: City Council; El Cajon Housing Authority
Objectives and
Timeframe: Annually through the Action Plan process allocate funding to provide supportive services for the homeless and those at risk of becoming homeless.
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Objective 4: Provide Increased Opportunities for Homeownership Policy 4-1: Assist in the development of affordable ownership housing for lower income residents.
Policy 4-2: Provide favorable home purchasing options to lower and moderate income households, such as through interest rate write-downs and downpayment assistance.
Program 13: First Time Homebuyer Assistance
The City of EI Cajon offers assistance to eligible first time homebuyers to purchase a new or existing single-family or condominium unit in the City. The program utilizes a combination of HOME, CalHome and/or other resources as they become available. Funds are available on a first- come, first-serve basis.
Funding: HOME; CalHome; Other resources as available
Responsible
Agency: El Cajon Housing Authority
Objectives and
Timeframe: Pursue additional funds from State and federal programs to continue provision of homebuyer assistance.
Continue to require First Time Homebuyer Program education through approved providers and provide marketing outreach to minorities in order to improve loan origination/approval rates and increase awareness of and education about homeownership opportunities in this underserved community.
Collaborate with the San Diego Regional Alliance for Fair Housing (SDRAFFH) to provide First time Homebuyer training classes to low- and moderate-income households, including education on how to improve credit history and financial management.
Assist 30 first-time buyers in the purchase of homes over the planning period.
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Objective 5: Remove Governmental Constraints to Housing Development
Policy 5-1: Continue to allow Accessory Dwelling Units (ADUs), condominium conversions, and residential units in office/commercial zones as specified in the City's Zoning Code.
Policy 5-2: Encourage the use of density bonuses and provide other regulatory concessions to facilitate affordable housing development.
Policy 5-3: Facilitate building permit and development plan processing for residential construction.
Policy 5-4: Expedite project review of residential developments with an affordable housing component.
Policy 5-5: Continue efforts to streamline permit and plan review and processing through implementation of online tools and services.
Program 14: Zoning Code Amendments
State law requires that Housing Elements address, and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. The City will also continue to monitor federal and State legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. The 2021-2029 Housing Element update identified the following governmental constraints to the development or maintenance of housing in El Cajon, and the City will continue to monitor its development process and zoning regulations to identify and remove constraints to the development of housing. Detailed discussions about these housing options are provided in the Housing Constraints section of this Housing Element.
Funding: Departmental funds
Responsible
Agencies:
Community Development Department/Planning Division; Planning Commission; City Council
Objectives and
Timeframe: Within one year of the adoption of the Housing Element, the City of El Cajon will pursue the following:
Emergency Shelters (AB 139, 2019): Establish parking requirements based on staffing level only.
Low Barrier Navigation Center (AB 101, 2019): Establish provisions for Low Barrier Navigation Centers (LBNC) as development by right in areas zoned for mixed uses and
nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides Section 6: City of El Cajon
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temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.”
Transitional and Supportive Housing (SB 745, 2014): Amend Zoning Code to permit transitional and supportive housing as a residential use to be permitted as similar uses in the same zones. Supportive Housing (AB 2162, 2019): Establish provisions for supportive housing. Projects meeting the criteria outlined in AB 2162 will be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions, such as providing a specified amount of floor area for supportive services. The bill also prohibit minimum parking requirements for such supportive housing within ½ mile of a public transit stop.
Density Bonus (AB 1763, 2019): Change density bonus
requirements for affordable projects, including an 80 percent increase in density for 100 percent affordable units.
Residential Care Facilities for Seven or More Persons: Review and revise the Zoning Code to similarly permit large residential care facilities by right in zones where residential uses are permitted or pursue other mitigating options to remove
constraints to development.
Accessory Dwelling Units (ADUs): Review ADU requirements to ensure consistency with new State law.
Update Development Standards and Establish Objective
Design Standards (SB 330): Update residential development standards to further facilitate infill residential development and incorporate objective design standards.
Affordable Housing Streamlined Approval (SB 35): Establish a streamlined, ministerial review process for qualifying multi- family residential projects.
Objective 6: Affirmatively Furthering Fair Housing
Policy 6-1: Promote fair housing practices in the sale or rental of housing to all, regardless of their special characteristics as protected under State and Federal fair housing laws.
Policy 6-2: Provide fair housing services to El Cajon residents.
Policy 6-3: Promote and facilitate community awareness of the City of El Cajon's goals, tools, available resources and programs for lower income households.
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Policy 6-4: Encourage the dispersion of affordable housing to avoid the over-concentration of such units in any geographic areas.
Program 15: Fair Housing Services and Resources
The City of El Cajon utilizes the service of a nonprofit fair housing service provider to provide a variety of fair housing and tenant/landlord services. Currently, the City contracts with the CSA San Diego County (CSA). The fair housing contract is reviewed annually through the annual CDBG funding allocation process. As part of its contract with the City, the fair housing service provider will:
Serve as a fair housing resource for the area, including implementation of an affirmative fair housing marketing plan, testing and complaint verification; Respond to all citizen complaints regarding violations of the fair housing laws; Provide tenant-landlord counseling to all inquiring citizens; Promote community awareness of fair housing rights and responsibilities; Monitor fair housing legislation, attend training and reports to the City; and Maintain a rental listing service of affordable and accessible housing within the City of El Cajon.
The City participated in the Regional Analysis of Impediments to Fair Housing Choice in 2020.
Appendix D summarizes the fair housing issues and concerns in El Cajon based on findings from the 2020 Regional AI and additional research conducted as part of this Housing Element update.
A summary of the issues, contributing factors, and the City’s actions in addressing these issues is summarized below.
Funding: CDBG; HOME; Other resources as available
Responsible
Agencies:
Community Development Department/Planning Division; fair housing service provider
Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factors and
Priority
Meaningful Action
Insufficient fair
housing testing and
limited outreach
capacity
Lack of a variety of inputs
media (e.g., meetings,
surveys, interviews)
Lack of accessibility to
draft documents
Lack of digital access
Lack of resources for fair
housing agencies and
organizations
Insufficient fair housing
law enforcement and
testing
Coordinate with the County and the
City’s current fair housing Provider
CSA to produce and distribute a fair
housing pamphlet by the end of
2022. The pamphlet will:
Educate residents on their fair
housing rights and educational
opportunities
Notify landlords of fair housing
training opportunities
Provide educational information
on the new income protections
available (see Program 10)
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Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factors and
Priority
Meaningful Action
Continue to ensure that fair housing
services are provided in multiple
languages as needed by the City’s
population. CSA, the City’s current
fair housing provider, guarantees
interpretation and translation into
Arabic and Spanish, two of the most
commonly spoken languages in El
Cajon.
On an annual basis, request a
list of up to date services from
CSA and the languages they are
provided in.
Require evidence of effective
outreach from the City’s fair housing
provider. City will require
attendance reports to events from
fair housing providers. Based on
reports, work with fair housing
provider on plan to increase
attendance to outreach events.
On an annual basis, request
roster of participants who have
utilized CSA services.
Annually review changes in State
and federal laws to ensure that all
laws, programs and activities
affirmatively further fair housing in
accordance with state law.
Annually participate in regional
efforts to address fair housing issues
and monitor emerging trends/issues
in the housing market.
By the end of 2022, include fair
housing information on the City’s
website, including up-to-date fair
housing laws, services, and
information on filing discrimination
complaints.
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Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factors and
Priority
Meaningful Action
Concentration of
protected persons
(LMI households,
children in families
or single female-
headed households)
in lower resource
areas.
Lack of private
investments
Locating and type of
affordable housing
Private discrimination
The following three policies have
been established in the City’s 2021
update to the Environmental Justice
Element:
Ensure that public facilities and
services are equitably located
and distributed throughout
EJCs, allowing easy access for
residents.
Continue implementation of
the Housing Inspector program
to ensure safe and sanitary
housing for EJC residents.
Continue to seek grants for
public facilities to improve
EJCs and RECAP areas.
Prioritize improvements and
programs that address the
needs of the residents in EJCs.
Utilize place-based strategies in
alignment with the EJ Element and
focus fair housing outreach and
education in areas with high
displacement risk (tracts with higher
rates of renter overpayment and
tracts in the proximity of other
sensitive communities) such as the
RECAP areas.
On an annual basis, as a part of
the Annual Action Plan,
consider funding projects that
either serve or improve RECAP
areas.
Work with the Police and Fire
Departments to promote the
recruitment of local residents for job
openings.
Create language and outreach
to local residents on local public
safety recruitments by the end
of 2022 and then continue to do
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Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factors and
Priority
Meaningful Action
so when new opportunities
arise.
Develop a Marketing and Outreach
Plan for the Housing Element Sites
by the end of 2022.
Prioritize SB 2 funds in the
areas where Housing Element
Sites have been identified.
Prioritize use of CHDO, HOME,
LMIHAF and SB 2 funds to
incentivize/partner with developers
to incorporate affordable units in
market-rate housing projects to
create mixed-income developments.
Engage with market-rate developers
to include affordable units (See
Program 5):
Include information regarding
incentives and partnership
opportunities in planning
permit guidance and
application documents.
Provide developers with an
updated planning application
by end of 2022.
Continue to require affordable
housing units in the former
redevelopment area.
Displacement risk in
areas with
disproportionate
housing needs and
populations with
special needs
The availability of
affordable units in a
range of sizes
Displacement of residents
due to economic
pressures
Lack of private
investments in specific
neighborhoods
Continue to offer the mobile home
rent mediation program as outline in
El Cajon Municipal Code chapter
(ECMC) 5.82, which allows for
residents of mobile home parks to
petition for a rent review and request
mediation. The City will continue to
subsidize the costs of the mediator as
outlined in ECMC 5.82.
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Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factors and
Priority
Meaningful Action
Continue efforts to preserve and
enhance mobile home parks through
the Mobile Home Overlay zone.
Continue to support the creation of
new affordable housing
opportunities through the
conversion of existing poor
performing motel properties to
Single Room Occupancy (SRO)
Lodging as appropriate.
Ensure that the three existing
SROs are operated responsibly
and enforce conditions of
approval, which includes
follow up meetings with the
Planning Commission.
Adopt an Economic Development
Strategy by the end of 2022.
Include strategies and
programs to support small
businesses.
Direct resources supporting
small businesses in the
Downtown and other
revitalization focus areas to
assist with permitting and
other costs associated with
public improvements.
Owners cited for code violations
will be provided pamphlets of the
City’s available resources for
housing rehabilitation.
Place-Based
Strategies for
Neighborhood
Improvements
Lack of street lighting in low
income neighborhoods
Traffic issues and insufficient
pedestrian infrastructure in
RECAP areas
In the 2020 CDBG Annual Action
Plan, the City Council authorized
the Neighborhood Street Light
Improvement Program. Funding
will provide the installation of an
estimated 40 street lights eligible
low income census tracts. The street
lights are anticipated to be installed
in 2023.
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Fair Housing Issues, Contributing Factors, and Meaningful Actions Fair Housing Issue Contributing Factors and
Priority
Meaningful Action
In 2018, the City implemented the
Transit District Specific Plan
(TDSP), a comprehensive land use
program created in accordance with
existing environmental conditions
that provides a framework for
future development of a 259-acre
district. This includes the
intersection of El Cajon Boulevard
and Johnson Avenue, which is
adjacent to a census tract with a
concentration of persons with
disabilities. Following approval of
the TDSP, the City pursued received
a $2.5M grant through SANDAG’s
Smart Growth Incentive Program
(SGIP) to begin implementation of
strategies listed within the TDSP. In
addition, the City also received
$250,000 of Proposition 68 funds
through the San Diego River
Conservancy. The El Cajon
Boulevard Roundabout and
Streetscape project is the first phase
of proposed improvements that will
revitalize the Transit District by
providing a direct link to transit by
installing wide sidewalks, enhanced
crosswalks, thematic lighting, storm
water treatment systems, street
trees, site furniture, a traffic
roundabout, bulb-outs, signage, and
bike lanes. Construction is
scheduled to begin in 2022.
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B. Summary of Objectives
The following table summarizes the quantifiable objectives outlined in the programs in this Housing Plan.
Table 42: Summary of Quantifiable Objectives
Income/
Affordability
Category
RHNA1 New
Construction
Units to be
Rehabilitated2
At-Risk Units
to be
Preserved3
Households to
be Assisted4
Extremely Low/
Very Low 481 50 26 240 6
Low 414 50 26 241 6
Moderate 518 150 -- -- 18
Above Moderate 1,867 500 -- -- --
Total 3,280 750 52 481 30
Appendix A: City of El Cajon
Public Outreach Page A-1 2021-2029 Housing Element
Appendix A: Public Outreach
A. Outreach Schedule
The City implemented a public participation program for the development of the Housing Element. Below is an overview of the work program and schedule for public participation.
Table A-1: Public Outreach Schedule
Outreach Description Date
Presentation on the Housing
Element
East County Task Force on the Homeless January 29, 2020 Information Item Planning Commission February 18, 2020
Article in the El Cajon Gateway Article about the project including web links and information on how to
participate was sent to all households in El
Cajon
March 1, 2020
Housing Survey – Housing Story
Map
Survey and Story Map were published and
promoted through social media June 2, 2020
El Cajon Collaborative Sent Out
Stakeholder Interview
invitations
A description of the project and request
for stakeholder interviews were sent out
by the El Cajon Collaborative to over 80
member organizations
June 22, 2020
IRC Stakeholder Interview with
Rashid Essa
June 30, 2020
Environmental Justice Survey Survey published and promoted through social media July 16, 2020
Meeting flyer e-mailed to
stakeholders and meeting
notification blast to El Cajon
news subscribers
August 14, 2020
Virtual Outreach Meeting &
Same Day Social Media Posting
August 24, 2020
Virtual Outreach Meeting &
Same Day Social Media Posting
August 25, 2020
Second Gateway Article Article about the project and information on how to participate was mailed to all
residents in El Cajon
Late August 2020
Stakeholder Interview with
Dean Ambrosini and David
Shorey, Institute for Public
Strategies
September 3, 2020
Stakeholder Interview with
Tida Infahsaeng, San Diego
Food System Alliance
September 10, 2020
Flyer shared with all students
in Cajon Valley School District
Cajon Valley School District sent the 9.29
meeting flyer to all students and families
in the City of El Cajon
September 22, 2020
Flyer mailed to all residents in
the DAV
Multi-lingual notice in Arabic, Spanish and
English mailed to all residents in the DACs September 23, 2020 Appendix A: City of El Cajon
Public Outreach Page A-2 2021-2029 Housing Element
with information about how to participate
in the 9.29 meeting
Social Media Post Facebook and Twitter posts advertising upcoming virtual outreach meeting
September 25, 2020
Virtual Outreach meeting A Zoom and Facebook live meeting that included translation and surveys September 29, 2020
Presentation to the East County
Homeless Task Force Shelter
Subcommittee
Presentation on the Housing Element
focusing on housing unsheltered and
affordable housing in El Cajon
October 23, 2020
Stakeholder Interviews The International Rescue Committee completed thirty stakeholder interviews to
identify potential housing issues and
concerns.
November and
December 2020
Planning Commission
Workshop
Workshop on identification of potential
housing sites and potential Zoning Code
changes
December 1, 2020
Social Media Post Facebook, Twitter and Instagram posts advertising upcoming Planning
Commission Workshop
March 8, 2021
Planning Commission
Workshop
Workshop reviewed the draft Housing
Element and the completed Sites
Inventory
March 16, 2021
B. Community Meetings
Virtual Community Meeting – August 24 and 25, 2020
On August 24 and 25, 2020, the City conducted virtual community meetings where staff presented background information and initial finds on the Housing Element. Attendees were invited to participate in interactive polls and speak or share text comments.
Comments Received (including those received regarding the Safety Element update) Participants were invited to participate in a poll during the August 24 and 25 virtual community meetings. The following key concepts were identified through the polling process:
Housing supply and affordability are primary issues.
Programs that promote new innovative projects, additional transitional, supportive, or emergency housing, streamlining permitting, and allowing for additional density are preferred.
New affordable, senior, and transitional housing will be needed in the future. There is concern throughout the community about homelessness. Extreme heat and related mitigation programs are a primary safety concern. Participants were familiar with how to report various issues to the City. City meeting accessibility could be improved by offering more convenient times and information in other languages.
The neighborhoods identified as disadvantaged communities may need to be expanded.
1. Appendix A: City of El Cajon
Public Outreach Page A-3 2021-2029 Housing Element
On August 24, 2020, seven individuals participated and contributed the following comments:
More time should be spent listening to the community. Increased residential density, including affordable housing, surrounding trolley stops is desired.
Community members seek more involvement in planning community projects. The City could see a large increase in community members over the next ten years as families move to the area.
Fast food availability may be a constraint to those accessing healthy foods. An automated notification system for City meetings would be beneficial.
On August 25, 2020, five individuals participated and contributed the following comments:
More health risk factors should be looked into.
Marijuana dispensaries and alcohol distributors should be included in a public health analysis.
Assisting lower income households with for solar panel costs could reduce air conditioning expenses and mitigate extreme heat impacts. COVID-19 has increased the importance of housing affordability and security. Housing security could be reinforced through outreach to households in danger of losing housing and offering assistance to keep them in their homes or find alternative housing.
The City should include and inclusionary housing program to set aside a certain number of new housing units for lower income households.
Virtual Community Meeting – September 29, 2020
On September 29, 2020, the City conducted an additional virtual community meeting. Staff presented basic information related to the Housing Element and solicited input on community values, housing issues, the identification and accessibility of important community areas, information on healthy food access, and how community members engage in the community and with elected officials. The meeting was also live-streamed on Facebook. Spanish and Arabic translations of the presentation were provided. Attendees were invited to participate in interactive polls to participate in interactive polls and speak or share text comments.
Comments Received
A total of 17 individuals participated in the community meeting and contributed the following comments:
Notable concerns related to City housing included affordable housing conditions, high property taxes, affordability, stability, condition, and safety. Housing policy should benefit people not large companies. Affordable housing that benefits those in need should be a community priority. Homeless assistance such as shelters should be prioritized to mitigate impacts to neighborhoods such as vandalism and safety.
Plumbing and electrical upgrades to housing and other infrastructure are needed. Roads updates are slow but present and sidewalk and bike lane updates are desired.
2. Appendix A: City of El Cajon
Public Outreach Page A-4 2021-2029 Housing Element
Concern that rental units will not be repaired as needed due to COVID-19. Concern surrounding companies buying homes and adding ADUs for profit rather than benefitting individuals.
Concerns about increased homelessness and community safety. Desire for more bike paths/biking opportunities.
Concerns surrounding crosswalk safety, specifically the school crossing at Mollison Avenue and Ballantyne Street.
The local magazine, East County Magazine, and social media are the predominant sources for information about City events and development. Information about emergency preparedness should be easy to understand and available in multiple languages.
C. Stakeholder Outreach
Agencies Invited
Staff conducted outreach to the El Cajon Collaborative, which includes over 60 social service, nonprofit and religious organizations in El Cajon. Members of the collaborative were invited to participate in stakeholder interviews, and information regarding the Housing Element Update was distributed to the members. In addition, staff presented to the Public Health and Safety working group. The following is a partial list of agencies that participate in the El Cajon Collaborative.
Alliance for African Assistance
Borrego Health
Community Action Service Advocacy (CASA)
Center for Community Solutions
Chaldean Middle Eastern Social Services
Crisis House
CSA San Diego County
East County Transitional Living Center
El Cajon Collaborative
Family Health Centers of San Diego
Harmonium
Home Start
Institute for Public Strategies
InterFaith Shelter Network
International Rescue Committee
Kurdish Human Rights Watch
La Maestra Community Health Centers
License to Freedom
NewcomersSD
Salvation Army El Cajon Corps.
San Diego Hunger Coalition
San Diego Youth Services
1. Appendix A: City of El Cajon
Public Outreach Page A-5 2021-2029 Housing Element
The International Rescue Committee (IRC) worked cooperatively with the City of El Cajon to conduct thirty stakeholder interviews. The stakeholders are residents of El Cajon and participate with IRC in their Resident Leadership Academy or through the immigrant and refugee resettlement programs. The stakeholder interviews identified housing concerns to include a lack of maintenance by property owners or managers for rental units, non-working appliances, concerns about safety in the surrounding neighborhood, and the cost of rent.
Table A-2: Public Outreach Comments
Source Comment Discussed/Addressed
Survey Result:
The City should
concentrate on…
1. Focus on transitional,
supportive, or other
emergency housing types.
2. Focus efforts on rehabilitation
of existing housing.
3. Provide incentives for
developments that include
low-income or affordable
units.
1. Discussed pgs. 61-62;
Addressed Program 11
2. Addressed Programs 5 & 6
3. Discussed/Addressed pgs.
38, 52, 56 & 57
Survey Result:
It is difficult to find
affordable rental
housing in El Cajon.
77% of respondents somewhat or
strongly agree.
Discussed Section 3 (D);
Addressed Programs
Survey Result:
It is difficult to find
available rental
housing in El Cajon.
77% of respondents somewhat or
strongly agree.
Objective 1, 3 & 5
Survey Result:
It is difficult to find
available homes for
purchase in El Cajon.
68% of respondents somewhat or
strongly agree.
Objective 1 & 4
Survey Result: When ranked in order of greatest
need, 48% of respondents agreed
the persons experiencing
homelessness experience the
greatest need, followed by
persons with disabilities at 34%
Discussed pgs. 20, 21, 24-26, 60 &
61; Addressed Program 4, Policy
1-1
Survey Result:
Adequacy of supply
of housing types
Responses were split regarding
adequacy of supply of single-
family, and small multi-family
(duplex/four-plex) development.
However the vast majority
indicate that there is inadequate
supply of transitional, supportive,
senior, ADU and emergency
housing types.
Addressed Programs 3 & 4,
Objective 5
August 24 & 25, 2020
Virtual Meeting Polls
Housing supply and affordability
are key issues.
Objectives 1, 4 & 5
Appendix A: City of El Cajon
Public Outreach Page A-6 2021-2029 Housing Element
Table A-2: Public Outreach Comments
Source Comment Discussed/Addressed
August 24 & 25, 2020
Virtual Meeting Polls
Programs to focus on new
innovative projects, promoting
additional transitional,
supportive or emergency
housing, streamlining permitting,
and allowing for additional
density are preferred.
Objectives 1, 4 & 5
August 24 & 25, 2020
Virtual Meeting Polls
New affordable or senior housing
as well as transitional or
supportive housing are needed in
the future.
Programs 4 & 11
August 24 & 25, 2020
Virtual Meeting Polls
March 10, 2021
Virtual Meeting
There is concern about the
homeless in the community.
Discussed pgs. 24-26 & 60-61;
Addressed Programs 4 & 11
August 24, 2020
Virtual Meeting
More residential density around
the trolley stops is desired along
with more affordable housing
although it is acknowledged that
there is a cost associated with it.
Discussed pgs. 51-56 & 76;
Addressed Objective 1, Policies 1-
3 & 1-4
August 25, 2020
Virtual Meeting
Housing affordability and
security are important issues
especially due to COVID-19.
Discussed pgs. 15-21; Addressed
August 25, 2020
Virtual Meeting
Outreach to people in danger of
losing housing to offer assistance
to keep them in their homes or
find alternative housing would
help with housing security.
Discussed pgs. 23 & 38-39;
Addressed Program 9
August 25, 2020
Virtual Meeting
An inclusionary housing program
to set aside a certain number of
new housing units for lower
income households should be
included.
The City decided not to pursue
this at this time with concerns
over how that may impact the
market rate housing.
September 29, 2020
Virtual meeting
Main concerns about the City
housing included affordable
housing in good condition, high
property taxes, affordability,
stability, condition, and safety.
Discussed pgs. 30-31; Addressed
Objective 2, Programs 5, 6, 7, & 8
The need for housing policies that
benefit people and not big
companies was shared. It was also
mentioned a community priority
should be affordable housing that
would benefit people in need.
Policies 1-1 thru -4, 2-2 & 2-3, 3-1
& 3-2, 4-1, 4-2, 5-2, 6-1 thru -4
Appendix A: City of El Cajon
Public Outreach Page A-7 2021-2029 Housing Element
Table A-2: Public Outreach Comments
Source Comment Discussed/Addressed
Homeless citizens impact on
neighborhoods involving
vandalism, safety, and options to
assist such as shelters.
Discussed pgs. 24-26 & 60-61;
Addressed Programs 4 & 11
Afraid the repercussion of
COVID, that rental units will not
be repaired as needed.
Objective 2; Programs 6 & 8
A question included “Is there
anything we can do to stop
companies from buying up
houses, adding ADUs, and then
selling for a profit? ADUs might
be a great way forward--but we
need to make sure PEOPLE
benefit from that, not companies
who drive up property prices
higher in order to split a property
into a home and an ADU just for
more money.”
Discussed pgs. 59 & 72-73
East County
Homeless Task Force
Shelter Group
Meeting October 23,
2020
Need more units priced for very
low income people who can
afford only $300 to $400 per
month.
Program 1
Presentation to East
County Serving
Seniors Group March
10, 2021
Support for affordable housing
expressed
The Housing Element includes
housing programs to address
affordable housing development.
Planning
Commission
Workshop March 16,
2021
Cost of housing due to state
requirements drives up housing
costs.
The City must comply with State
law requirements.
Virtual Meeting
March 10, 2021
Planning
Commission
Workshop March 16,
2021
Recent significant increases in
housing costs are pushing
housing out of reach.
Discussed pgs. 41-42
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-1 2021-2029 Housing Element Appendix B: Review of Past Accomplishments
The table below summarizes the City’s progress in implementing the housing programs outlined in the 2013-2021 Housing Element.
The effectiveness and continued appropriateness of each program in the 2021-2029 Housing Element is also discussed. Based on new State law, housing programs in the Housing Element should contain measurable goals and specific timeline.
Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Accommodate an Increase in Residential Units for All Income Levels Adequate Sites for Meeting
RHNA Pursue amendments to the General Plan, Specific
Plans, and Zoning Code as outlined above by June
30, 2015. Establish appropriate development
standards to permit residential developments to
occur at the allowable maximum densities for the
respective zones.
Provide appropriate land use designations to
fulfill the City's share of regional housing needs of
5,805 units.
Maintain an inventory of vacant and
underutilized sites and monitor the development
trends to ensure continued adequacy of the sites
inventory in meeting the RHNA.
Make available the sites inventory to interested
developers.
The 5 th Cycle remaining RHNA was
accommodated through two rezoning
programs. The first rezoning program was
adopted by City Council Ordinance No. 5035
on October 20, 2015 and rezoned twenty-five
properties for consistency with the General
Plan Land Use increasing the residential
capacity of these sites. This resulted in 199
units of housing and these sites were
identified in the 5th Cycle Housing Element as
General Plan Consistency Rezoning sites. The
second rezoning program was adopted by
City Council Ordinance No. 5068 on October
3, 2017 and applied a Mixed-Use overlay (M-
U) and Mixed-Use Residential Required (MU-
RR) overlay to properties within the Fletcher
Hills neighborhood commercial corridor, the
Parkway Plaza regional shopping area and
Arnele Transit Station, the Downtown area,
and the East Main and Greenfield commercial
area. The Mixed-Use Overlay allows for
commercial uses, residential uses or a mix of
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-2 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness both at a density of 40 dwelling units per acre.
The Mixed-Use Residential Required (MU-
RR) overlay also allows for these options but
requires the redevelopment of a property to
allocate 50 percent of floor area to residential
uses. The lower income RHNA is identified on
the MU-RR sites, which require residential
use. All of the MU and MU-RR sites are zoned
for 40 dwelling units per acre, which are
appropriate for lower income residential use.
The MU and MU-RR overlay zone has built-in
flexibility for in-fill projects within these zones
to request deviations from development
standards or reduced parking to allow for
creative in-fill project design. The MU overlay
rezoning program shared some sites from the
5th cycle inventory but substituted other sites
that were more in line with the vision for
creating mixed-use neighborhoods in areas
served by commercial services, public
facilities and transit.
Although not part of the rezoning program to
accommodate the remaining RHNA, the City
Council also adopted a Transit District
Specific Plan on May 8, 2018 for the 260-acres
surrounding the El Cajon Transit Station with
one of the stated goals to increase housing
opportunities around the transit station. The
plan identified specific areas that could
transition from older commercial or
underutilized industrial uses to residential.
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-3 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Some of the 5 th cycle sites identified within
this area were zoned to higher residential
densities with reduced parking requirements,
increase lot coverage or no lot coverage
requirements, and built-in flexibility for in-fill
projects to meet modified development
standards.
All rezoned sites comply with by right
requirements pursuant to Government Code
sections 65583.2(h) and (i) including
permitting multifamily without discretionary
action, accommodating at least 16 units per
sites, requiring minimum densities of 20 units
per acre through a minimum of 50 percent of
the floor area dedicated to residential use and
residential components on mixed use sites.
Continued Appropriateness: The City will
continue to meet its RHNA obligation by
providing adequate sites for future
development. This program is modified to
reflect new land use strategies for the 2021-
2029 planning period.
Monitoring of Residential
Capacity (No Net Loss) Develop and implement a formal evaluation procedure pursuant to Government Code Section
65863.
Monitor and report through the HCD annual
report process.
The City developed an internal policy and
work sheet for monitoring the No Net Loss
requirement and reports through the HCD
Annual Progress Reports.
Continued Appropriateness: This program is
incorporated with as part of Program 1
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-4 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness (Adequate Sites for Meeting RHNA) in the
2021-2029 Housing Element.
Second Units/Granny
Flats Amend Zoning Code within one year of Housing
Element adoption to address the ministerial
approval of second units, to remove the
requirement for separate water meters, and to
allow the required parking be accommodated on
driveways.
Achieve five second units annually for a total of
40 units over the next eight years.
In 2015, the City approved zoning code
amendments to allow reduced parking
standards, increased size and streamlined
processes for those who apply for a building
permit.
Most recently the City updated its zoning
code in 2019 to comply with the latest changes
to State Law regarding Accessory Dwelling
Units (ADUs).
Continued Appropriateness: This program is
updated and included in the 2021-2029
Housing Element. Specifically, the program
will include the City’s actions to promote
Accessory Dwelling Units as required by AB
671.
Affordable Housing
Development Continue to streamline the environmental review process for housing developments, using
available state categorical exemptions and federal
categorical exclusions, when applicable.
Annually allocate designated affordable housing
funds to increase the supply of safe, decent,
affordable housing in El Cajon for lower income
households (including extremely low income
households), such as seniors, disabled, the
homeless, and those at risk of homelessness.
The City amended the Zoning Code again in
2018, adopting provisions for the Density
Bonus ordinance and accommodating for
SROs to comply with changes to state law that
were going into effect in 2019.
The City amended the Zoning Code in 2015
allowing for SROs to comply with changes to
state law.
During the 5 th cycle Housing Element
planning period, 84 affordable housing units
were developed: Cornerstone Place – 70-unit
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-5 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Annually pursue State, Federal and other funding
opportunities to increase the supply of safe,
decent, affordable housing in El Cajon for lower
income households (including extremely low
income households), such as seniors, disabled, the
homeless, and those at risk of homelessness.
Amend the Zoning Code to provide zoning
incentives for affordable housing projects, such as
increases in density, height and/or lot coverage
by June 30, 2015.
Expand the City’s affordable housing inventory
by 20 units over the next eight years.
Veterans and Family Affordable Housing;
Habitat for Humanity Foundation Lane (6
new homebuyer units);
Habitat for Humanity Ballantyne (5 new
homebuyer units); Habitat for Humanity
Grossmont Avenue (3 new homebuyer units)
Continued Appropriateness: The City
continues to facilitate affordable housing
development. This program is updated and
included in the 2021-2029 Housing Element.
Affordable Housing
Ordinance Evaluate the need for a citywide Affordable Housing Ordinance by June 30, 2016.
The City did not pursue an inclusionary
housing ordinance.
Continued Appropriateness: This program is
not included in the 2021-2029 Housing
Element.
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-6 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Improve the Quality of Existing and Future Residential Units and Neighborhoods Housing Rehabilitation
Loan Program
Greenovation Program
As funding permits, assist 32 households during
the planning period.
Continue to provide community outreach
regarding available loans and grants for needed
home improvements.
Continue to refer potential income-eligible
property owners cited for code violations to the
program for assistance.
Based on funding availability and allocations,
pursue acquisition/ rehabilitation of 10 units
(Greenovation Program).
Between 2013 and 2019, the City provided
loans to two SFD unit household and 11
mobile home households under the City’s
Housing Rehabilitation Loan Program.
Continued Appropriateness: Given the age of
the City’s housing stock, it is important to
continue rehabilitation efforts in the City.
However, the Greenovation Program is not
included in the 2021-2029 Housing Element.
Crime-Free Multi-Housing Continue to offer the Crime-Free Multi-Housing program and outreach to property owners to
increase participation.
Between 2013 and 2019, the City provided
funding annually, using a combination of
CDBG and general funds. The program
provided vital crime prevention and safety
education and information that benefitted
more than 60,000 residents annually
Continued Appropriateness: This program is
included in the 2021-2029 Housing Element.
Code Enforcement and
Inspection Continue to utilize code enforcement and
substandard abatement processes to bring
substandard housing units and residential
properties into compliance with city codes.
Annually conduct fire and life safety inspections
in existing apartment complexes in El Cajon.
The City continues to provide code
enforcement services.
Continued Appropriateness:
This routine City service is removed from the
2021-2029 Housing Element as a specific
housing program.
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-7 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Development Standards
and Design Guidelines Establish development standards and design guidelines by the end of 2014.
The program has been completed and the City
will continue to implement its development
standards for multi-family housing
development.
Continued Appropriateness: Implementing
development standards is a routine City
service, and therefore this program is
removed from the 2021-2029 Housing
Element as a specific housing program.
Preserve Existing Affordable Housing Stock, to the Extent Feasible, When Deemed in the Public Interest Housing Choice Vouchers Continue to actively provide information and referrals to the County-administered Section 8
Housing Choice Rental Assistance program.
Promote the Housing Choice Voucher program to
rental property owners.
Investigate the possibility of establishing its own
Housing Authority for administering Section 8
Housing Choice Vouchers.
Between 2013 and 2019, an average of 2,600
households in the City are assisted annually
by the program.
Continued Appropriateness: The City will
continue to participate in this program, which
remains a key component to the City’s overall
strategy for maintaining and improving its
housing stock. It is included in the 2021-2029
Housing Element. The program is expanded
to include outreach and education regarding
California’s new Source of Income protection
(SB 329 and SB 222), requiring landlords to
accept public assistance (including Section 8)
as a legitimate source of income for rent
payments.
Preservation of Assisted
Housing at Risk of
Converting to Market Rate
Monitor the status of any HUD receipt/approval
of Notices of Intent and Plans of Action filed by
property owners to convert to market rate units.
Between 2013 and 2019, the City monitored
the status of the City’s affordable housing
projects. No affordable housing converted to
market rate housing during this period.
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-8 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Identify non-profit organizations as potential
purchasers/ managers of at-risk housing units.
Explore funding sources available to purchase
affordability covenants on at-risk projects,
transfer ownership of at-risk projects to public or
non-profit agencies, purchase existing buildings
to replace at-risk units, or construct replacement
units.
Ensure the tenants are properly noticed and
informed of their rights that they are eligible to
obtain special Section 8 vouchers reserved for
tenants of converted properties.
Continued Appropriateness: A total of 481
units may be considered at risk of converting
to market rate housing. This program is
updated and included in the 2021-2029
Housing Element.
Homeless Services Annually through the Action Plan process allocate funding to provide supportive services for the
homeless and those at risk of becoming homeless.
The City continues to utilize CDBG funds to
provide services for the homeless and those
with special needs.
Continued Appropriateness: This program is
updated and included in the 2021-2029
Housing Element.
Provide Increased Opportunities for Homeownership
First-Time Homebuyer
Assistance Pursue additional funds from State and federal programs to continue provision of homebuyer
assistance.
Continue to require First-time Homebuyer
Program education through approved providers
and provide marketing outreach to minorities in
order to improve loan origination/approval rates
and increase awareness of and education about
Between 2013 and 2019, the City assisted 27
housing units with homebuyer assistance
using LMIHAF, HOME, and CalHOME
funds.
Continued Appropriateness: The City will
continue to facilitate homeownership
opportunities through first time homebuyer
assistance. This program is updated and
included in the 2021-2029 Housing Element.
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-9 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness homeownership opportunities in this
underserved community.
Collaborate with the Community Reinvestment
Initiative (CRI) Task Force through the Fair
Housing Resources Board to provide First-time
Homebuyer training classes to low- and
moderate-income households, including
education on how to improve credit history and
financial management.
Assist 64 first-time buyers in the purchase of
homes over the planning period.
Mortgage Credit
Certificates Continue to participate in the program and assist the County in promoting program use.
The MCC program is no longer locally
available in San Diego and interested
households must directly apply to the
CalHFA for assistance.
Continued Appropriateness: This program is
removed from the 2021-2029 Housing
Element.
Remove Governmental Constraints to Housing Development
Zoning Code
Amendments Within one year of the adoption of the Housing Element, the City of El Cajon will pursue the
following:
Findings for Multi-Family Housing: Amend the
Zoning Code to include minimum and objective
findings for Site Development Plan approval for
multi-family housing pursuant to State law to
provide certainty for development.
In 2015, the zoning code was amended to
include an administrative and ministerial
process for reviewing and approving requests
for reasonable accommodation.
In 2015, the City approved zoning code
amendments to allow reduced parking
standards, increased size and streamlined
processes for those who apply for a building
permit for Second Units.
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-10 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Second Units: Amend the Zoning Code to make
second unit approval a ministerial process with
established standards for approval, to remove the
separate water meters requirement, and to allow
the use of driveway of the primary unit to fulfill
the parking requirement for the second unit.
Manufactured Housing: Amend the Zoning Code
to allow manufactured housing by-right in all
zones that allow single-family dwellings.
Currently the Zoning Code only defines
manufactured housing, but does not explicitly
allow or prohibit the use.
Small Residential Care Facilities: Amend the
Zoning Code to allow small residential care
facilities in the O-S zone. Currently small
residential care facilities are not permitted in the
O-S zone, though single family housing is allowed
by right in the O-S zone.
Emergency Shelters: Amend the Zoning Code to
redefine Transitional Service Centers in the
Zoning Ordinance as emergency shelters and
adopt the State H&S Code definition of
emergency shelters. Amend the Zoning Code to
permit emergency shelters in the CM and M zones
via an administrative review process.
Transitional/Supportive Housing: Amend the
Zoning Code to specifically define
transitional/supportive housing. Transitional
housing pursuant to Health and Safety Code
Section 50801(i) will be permitted where housing
In 2015, the Zoning Code was amended to
permit manufactured homes and
transitional/ supportive housing in all
residential zones.
In 2015, the Zoning Code was amended to
permit small residential care facilities in all
residential zones as well as all large facilities
in multi-family zones subject to a CUP.
In 2015, the Zoning Code was amended to
permit employee/farmworker housing in the
RS-20, RS-40 and O-S zones.
In 2018, provisions were adopted for the
Density Bonus ordinance and accommodating
for SROs to comply with changes to state law
that were going into effect in 2019.
In 2019 the City updated its Accessory
Dwelling Unit Ordinance to be up to date with
State Law as of January 1, 2019.
Continued Appropriateness: This program
is updated and included in the 2021-2029
Housing Element to reflect recent changes to
State law - including:
AB 101 (Low Barrier Navigation
Centers);
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-11 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness is permitted, and subject to the same development
standards as other housing development.
Supportive housing pursuant to Health and
Safety Code Section 50675.14(a)(B)(2) will be
permitted where housing is permitted, and
subject to the same development standards as
other housing development.
Single-Room Occupancy Housing: Amend the
Zoning Code to allow Single-Room Occupancy
Housing in the C-G zone via a Conditional Use
Permit.
Farmworker Housing: Amend the Zoning Code
to allow farmworker housing (up to 12 units or 36
beds) as an accessory use to the agricultural
production and permitted by right in the O-S, RS-
40, and RS-20 zones pursuant to State law.
Reasonable Accommodation: Revise the Zoning
Code to include an administrative and ministerial
process for reviewing and approving requests for
reasonable accommodation.
AB 139 (Emergency and Transitional
Housing);
AB 2162 and AB 2988 (Supportive
Housing); and
AB 1763 (Density bonus for 100
percent affordable housing projects).
Reduce Impediments to Fair Housing Choice
Appendix B: City of El Cajon
Review of Past Accomplishments Page B-12 2021-2029 Housing Element Table B-1: Program Review
Program Objectives Progress and Continued Appropriateness Fair Housing/
Housing and Public
Service Resources
Actively advertise services provided by the
Center for Social Advocacy through brochures at
the public counter, community service agencies,
public libraries, and City website.
Continue to comply with the fair housing
planning requirements of the CDBG and HOME
programs, including cooperating in updating the
Analysis of Impediments (AI) to Fair Housing
Choice every five years and incorporating actions
to address any impediments in its annual Action
Plans to HUD.
The City continues to offer fair housing
services through a qualified fair housing
services provider. The City continued to
implement the recommendations of the 2010
San Diego County Regional Analysis of
Impediments to Fair Housing Choice (AI) and
contract with a fair housing service provider
to provide fair housing services to El Cajon
residents. In 2015 and 2020, the City
participated in the regional effort to update
the AI.
Continued Appropriateness: The City
continues to promote fair housing in the
community. This program is included in the
2021-2029 Housing Element. Specifically, this
program is expanded to include relevant
actions outlined in the San Diego Regional
Analysis of Impediments to Fair Housing
Choice.
Appendix C: City of El Cajon
Sites Inventory Page C-1 2021-2029 Housing Element
Appendix C: Sites Inventory
Table C-1: Vacant and Underutilized
Parcel
Number
(APN)
Gener
al Plan Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income/
Feasibilit
y
Identified by Local
Knowledge or
Objective Criteria
In
5th
HE
Status
3882031400 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.42 0 2 Above
Mod
Local Knowledge N Vacant; Within existing
single-family neighborhood
4811403500 LR RS-9 100; VACANT
RESIDENTIAL
- GENERIC
4.8 0.40 0 1 Above
Mod
Local Knowledge N Vacant; Within existing
single-family neighborhood
4811404100 LR RS-9 100; VACANT
RESIDENTIAL
- GENERIC
4.8 0.56 0 2 Above
Mod
Local Knowledge N Vacant; Within existing
single-family neighborhood
4830902800 LMR PRD-
LOW-
MED
130; 2 - 4
UNITS -
GENERIC
16.5 1.14 0 15 Moderate Local Knowledge N Underutilized; Aging; Zoned for greater density;
Broadway Creek
improvements planned and
subsequent removal from
100 year flood plain (Zone
AE currently)
4831812600 MR RM-2200 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
19.8 0.39 3 3 Moderate Local Knowledge N Underutilized; Zoned for multi-family development
4831812700 MR RM-2200 100; VACANT
RESIDENTIAL
- GENERIC
19.8 0.36 0 5 Moderate Local Knowledge N
4831822100 MR RM-2200 710; CHURCH 19.8 2.33 0 36 Moderate Local Knowledge N 4832721500 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.84 0 4 Above
Mod
Local Knowledge N
4832721600 LR RS-6 810; MEETING
HALL/GYM
7.2 1.35 0 7 Above
Mod
Local Knowledge N Vacant; Zoned for multi-
family development
4842614700 MR RM-4300 100; VACANT
RESIDENTIAL
- GENERIC
10.1 0.30 0 2 Moderate Local Knowledge N Underutilized; Aging 4871710400 MR RM-2200 130; 2 - 4
UNITS -
GENERIC
19.8 0.41 5 1 Moderate Local Knowledge N Underutilized; Aging Appendix C: City of El Cajon
Sites Inventory Page C-2 2021-2029 Housing Element
Table C-1: Vacant and Underutilized
Parcel
Number
(APN)
Gener
al Plan Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income/
Feasibilit
y
Identified by Local
Knowledge or
Objective Criteria
In
5th
HE
Status
4871710500 MR RM-2200 120; DUPLEX -
GENERIC
19.8 0.42 4 2 Moderate Local Knowledge N Underutilized; Aging 4871710600 MR RM-2200 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
19.8 0.39 2 4 Moderate Local Knowledge N Underutilized; Aging 4871710700 MR RM-2200 111; SINGLE
FAMILY
RESIDENCE
19.8 0.42 1 5 Moderate Local Knowledge N Underutilized; Zoned for multi-family development
4871731800 HR RM-2200 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
19.8 0.26 3 1 Moderate Local Knowledge N
4875412800 MR RM-2200 120; DUPLEX -
GENERIC
19.8 0.43 0 6 Moderate Local Knowledge N Underutilized; Potential for subdivision; Aged single-
family
4882502600 LR RS-6 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
7.2 0.90 3 2 Above
Mod
Local Knowledge N Aging duplex development;
Underutilized
4891611000 MR RM-2200 130; 2 - 4
UNITS -
GENERIC
19.8 0.30 2 2 Moderate Local Knowledge N Previously entitled for multi-family development
(expired); Vacant; Zoned
for multi-family
development
4893102000 MR RM-2200 100; VACANT
RESIDENTIAL
- GENERIC
19.8 0.10 0 1 Moderate Local Knowledge N Aging single-family unit; Potential for subdivision
4921522500 LR RS-6 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
7.2 0.83 3 1 Above
Mod
Local Knowledge N Aging single-family unit;
Underutilized
4922310600 LR RS-6 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
7.2 0.54 2 1 Above
Mod
STAFF N Vacant; Potential for
subdivision
4923310600 MR RM-2500 100; VACANT
RESIDENTIAL
- GENERIC
17.4 0.33 0 4 Moderate Local Knowledge N
Appendix C: City of El Cajon
Sites Inventory Page C-3 2021-2029 Housing Element
Table C-1: Vacant and Underutilized
Parcel
Number
(APN)
Gener
al Plan Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income/
Feasibilit
y
Identified by Local
Knowledge or
Objective Criteria
In
5th
HE
Status
4925806400 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.18 0 1 Above
Mod
Local Knowledge N
4925806500 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.19 0 1 Above
Mod
Local Knowledge N
4925806600 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.21 0 1 Above
Mod
Local Knowledge N
4925806700 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.23 0 1 Above
Mod
Local Knowledge N
4925806800 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.18 0 1 Above
Mod
Local Knowledge N
4930400400 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.21 0 1 Above
Mod
Local Knowledge N
4930400900 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.22 0 1 Above
Mod
Local Knowledge N Vacant; Underutilized;
Zoned for multi-family
development
4932246400 LMR RM-2500 100; VACANT
RESIDENTIAL
- GENERIC
17.4 0.57 0 7 Moderate Local Knowledge N Vacant; Recent discussions with property owner to
complete grading
5070603500 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.55 0 3 Above
Mod
Local Knowledge N Vacant; Recent discussions
with property owner to
complete grading
5070603600 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.55 0 3 Above
Mod
Local Knowledge N Vacant; Potential for
subdivision
5072001100 LR RS-14 100; VACANT
RESIDENTIAL
- GENERIC
3.1 1.11 0 2 Above
Mod
Local Knowledge N Underutilized; Potential for
subdivision
5072001200 LR RS-14 100; VACANT
RESIDENTIAL
- GENERIC
3.1 0.14 0 0 Above
Mod
Local Knowledge N Vacant
5110130300 GC RS-6 210; GENERIC
COMMERCIA
L
OFFICE/RETA
IL 1-3 STORIES
7.2 0.32 0 1 Above
Mod
Local Knowledge N Vacant; Building permits
under review
Appendix C: City of El Cajon
Sites Inventory Page C-4 2021-2029 Housing Element
Table C-1: Vacant and Underutilized
Parcel
Number
(APN)
Gener
al Plan Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income/
Feasibilit
y
Identified by Local
Knowledge or
Objective Criteria
In
5th
HE
Status
5110220600 MR RM-2200 100; VACANT
RESIDENTIAL
- GENERIC
19.8 0.19 0 3 Moderate Local Knowledge N Underutilized; Discussed development options with
property owner
5112607200 MR RM-2200 810; MEETING
HALL/GYM
19.8 5.41 0 85 Moderate Local Knowledge N Underutilized; Previous discussions to develop with
residential
5112805200 LR RS-9 710; CHURCH 4.8 1.03 0 3 Above
Mod
Local Knowledge N
5113912600 LR RS-6 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
7.2 0.07 0 0 Above
Mod
Local Knowledge N Underutilized; Potential for
subdivision; Potential to
incorporate with adjacent
lots for larger development
potential
5113912700 LR RS-6 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
7.2 0.97 2 3 Above
Mod
Local Knowledge N Vacant; Recently sold
Caltrans property;
Discussions with new
owners to develop Planned
Unit Development
5113914700 LR RS-6 000;
UNKNOWN
7.2 2.44 0 14 Above
Mod
Local Knowledge N Recently subdivision
approved for 5 lots; Final
map in process; Potential
for single-family
development with ADUs
5113914800 LR RS-6 100; VACANT
RESIDENTIAL
- GENERIC
7.2 0.80 0 4 Above
Mod
Local Knowledge N Underutilized; Potential for
subdivision
5140211500 LR RS-9 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
4.8 1.11 2 2 Above
Mod
Local Knowledge N Vacant; Potential for
subdivision
5141600800 LR PRD-
LOW
100; VACANT
RESIDENTIAL
- GENERIC
10.0 1.18 0 9 Above
Mod
Local Knowledge N Vacant; Potential to
incorporate with adjacent
lots for larger development
potential
5141602200 LR PRD-
LOW
100; VACANT
RESIDENTIAL
- GENERIC
16.5 0.48 0 6 Above
Mod
Local Knowledge N Underutilized; Potential to
incorporate with adjacent
lots for larger development
potential
5141602300 LR PRD-
LOW
110; SINGLE
FAMILY
10.0 3.06 4 20 Above
Mod
Local Knowledge N Underutilized; Potential to
incorporate with adjacent
lots for larger development
Appendix C: City of El Cajon
Sites Inventory Page C-5 2021-2029 Housing Element
Table C-1: Vacant and Underutilized
Parcel
Number
(APN)
Gener
al Plan Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income/
Feasibilit
y
Identified by Local
Knowledge or
Objective Criteria
In
5th
HE
Status
RESIDENCE -
GENERIC
potential; Potential to
subdivide
5141602400 LR PRD-
LOW
110; SINGLE
FAMILY
RESIDENCE -
GENERIC
10.0 0.80 1 5 Above
Mod
Local Knowledge N Underutilized; Potential to
incorporate with adjacent
lots for larger development
potential
5141800400 LR RS-9 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
4.8 0.17 1 -1 Above
Mod
Local Knowledge N Underutilized; Potential to
incorporate with adjacent
lots for larger development
potential; Potential to
subdivide
5141800600 LR RS-9 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
4.8 0.22 1 -1 Above
Mod
Local Knowledge N Underutilized; Potential to
incorporate with adjacent
lots for larger development
potential; Potential to
subdivide
5141802200 LR RS-9 110; SINGLE
FAMILY
RESIDENCE -
GENERIC
4.8 2.08 3 4 Above
Mod
Local Knowledge N Vacant; Potential to
incorporate with adjacent
lots for larger development
potential; Potential to
subdivide
5144322100 LR RS-20 100; VACANT
RESIDENTIAL
- GENERIC
2.1 1.39 0 2 Above
Mod
Local Knowledge N Vacant; Within existing
single-family neighborhood
Total 39.5 42 288
Appendix C: City of El Cajon
Sites Inventory Page C-6 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4811506800 GC C-G
250;
NEIGHBORHOOD
SHOPPING CENTER
40 2.90 0 92 Lower Local
Knowledge 0.79 0.29 58
Fletcher Parkway
- existing strip
commercial -
studied this for
adding residential
as part of the MU
overlay
4811506900 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.36 0 11 Above
Mod
Objective
Criteria 0.80 0.28 68
4811507100 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.30 0 9 Above
Mod
Objective
Criteria 0.79 0.26 55
4813220800 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.17 0 5 Above
Mod
Objective
Criteria 0.61 0.14 50
4813220900 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.17 0 5 Above
Mod
Objective
Criteria 0.72 0.46 52
4813221000 O/N
R O-P
280; GENERIC
MEDICAL/DENTAL
OFFICE
40 0.16 0 5 Above
Mod
Objective
Criteria 0.48 0.15 50
4813221200 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.16 0 5 Above
Mod
Objective
Criteria 0.42 0.15 52
4813221300 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.17 3 2 Above
Mod
Objective
Criteria 0.85 0.15 50
4813621900 O/N
R O-P
280; GENERIC
MEDICAL/DENTAL
OFFICE
40 0.16 0 5 Above
Mod
Objective
Criteria 0.56 0.21 80
4813622100 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.17 0 5 Above
Mod
Objective
Criteria 0.53 0.19 66
Appendix C: City of El Cajon
Sites Inventory Page C-7 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4813711300 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.15 0 4 Above
Mod
Objective
Criteria 0.63 0.22 51
4813711500 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.08 0 2 Above
Mod
Objective
Criteria 0.77 0.14 68
4813711800 O/N
R O-P 212; OFFICE/RETAIL
BUILDING 40 0.29 0 9 Above
Mod
Objective
Criteria 0.44 0.29 53
4813930100 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.29 0 9 Above
Mod
Objective
Criteria 0.62 0.28 60
4814010200 GC C-G
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 0.27 0 8 Above
Mod
Objective
Criteria 0.67 0.11 79
4814310500 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.41 0 13 Above
Mod
Objective
Criteria 0.97 0.27 60
4821904700 RC C-R
410;
FACTORY/LIGHT
MANUFACTURING
40 2.21 0 70 Lower Objective
Criteria 0.93 0.59 55
Prime site right at
Arnele transit
station
4822703300 RC C-R 230; REGIONAL
SHOPPING CENTER 40 16.33 0 522 Above
Mod
Local
Knowledge 2.30 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
Appendix C: City of El Cajon
Sites Inventory Page C-8 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4822703400 RC C-R 200; VACANT LAND
COMMERCIAL 40 0.38 0 12 Above
Mod
Local
Knowledge 0.00 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
4822703500 RC C-R 230; REGIONAL
SHOPPING CENTER 40 0.91 0 29 Lower Local
Knowledge 1.70 16.20 90
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
4822703600 RC C-R 200; VACANT LAND
COMMERCIAL 40 0.92 0 29 Lower Local
Knowledge 0.00 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
Appendix C: City of El Cajon
Sites Inventory Page C-9 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
residential in the
property and
reach out to the
City for further
info.
4822703700 RC C-R 230; REGIONAL
SHOPPING CENTER 40 7.96 0 254 Lower Local
Knowledge 2.60 0.29 73
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
4822704200 RC C-R 230; REGIONAL
SHOPPING CENTER 40 2.21 0 70 Lower Local
Knowledge 1.16 7.86 91
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
Appendix C: City of El Cajon
Sites Inventory Page C-10 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4822704700 RC C-R 200; VACANT LAND
COMMERCIAL 40 0.68 0 21 Lower Local
Knowledge 0.00 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
4822704800 RC C-R 200; VACANT LAND
COMMERCIAL 40 3.67 0 117 Lower Local
Knowledge 0.00 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
4822705500 RC C-R 200; VACANT LAND
COMMERCIAL 40 0.65 0 20 Lower Local
Knowledge 0.00 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
Appendix C: City of El Cajon
Sites Inventory Page C-11 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
residential in the
property and
reach out to the
City for further
info.
4822705600 RC C-R 230; REGIONAL
SHOPPING CENTER 40 39.04 0 1249 Above
Mod
Local
Knowledge 1.25 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
4822705700 RC C-R
250;
NEIGHBORHOOD
SHOPPING CENTER
40 1.89 0 60 Lower Local
Knowledge 1.36 0.00 00
Parkway Plaza
Shopping mall
was recently
transferred to new
ownership and
the owners have
publicly
announced
interest in
developing
residential in the
property and
reach out to the
City for further
info.
Appendix C: City of El Cajon
Sites Inventory Page C-12 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4823010900 GC O-P
280; GENERIC
MEDICAL/DENTAL
OFFICE
40 0.45 0 14 Above
Mod
Objective
Criteria 0.82 0.24 75
4823011100 GC O-P
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 1.53 0 49 Lower Objective
Criteria 0.16 0.28 79
4871600400 GC C-G
380; AUTO
SALES/SERVICE
AGENCY
40 0.91 0 29 Lower Objective
Criteria 0.78 0.35 65
Used Auto/VFW
- large
underutilized
former auto
dealership and
veteran meeting
hall
4871600500 GC C-G
380; AUTO
SALES/SERVICE
AGENCY
40 0.20 0 6 Above
Mod
Objective
Criteria 0.64 0.48 50
4871600700 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.11 0 3 Above
Mod
Objective
Criteria 19.60 0.00 00
Used Auto/VFW
- large
underutilized
former auto
dealership and
veteran meeting
hall
4871722700 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.37 0 11 Above
Mod
Objective
Criteria 0.70 0.18 61
4871733700 O/N
R C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.55 0 17 Lower Objective
Criteria 0.59 0.44 54
4873313300 GC C-G
430; WAREHOUSE-
PROCESSING/STOR
AGE/DISTRIBUTIO
N
40 0.79 0 25 Lower Objective
Criteria 0.72 0.26 75
4873312600 GC C-G 200; VACANT LAND
COMMERCIAL 40 0.39 0 12 Above
Mod STAFF 0.00 0.00 00
403 W Main -
Developer has
been in contact
with the City on
Appendix C: City of El Cajon
Sites Inventory Page C-13 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
development
proposals for
residential
development.
4873313500 GC C-G
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 0.84 0 26 Lower STAFF 1.77 1.27 64
403 W Main -
Developer has
been in contact
with the City on
development
proposals for
residential
development.
4873410400 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.33 0 10 Above
Mod
Objective
Criteria 0.90 0.43 59
4873410500 GC C-G
250;
NEIGHBORHOOD
SHOPPING CENTER
40 0.99 0 31 Lower Objective
Criteria 0.53 0.54 80
4880103600 GC C-G
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 0.56 0 18 Lower Objective
Criteria 0.49 0.15 60
Vacant
commercial
building with
large parking lot
recently for sale
4881110600 HR C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.15 0 4 Above
Mod
Objective
Criteria 0.65 0.25 65
4881112400 RC C-R
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 0.25 0 8 Above
Mod
Objective
Criteria 0.42 0.34 77
4881121900 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.16 0 5 Above
Mod
Objective
Criteria 0.29 0.18 54
4881122300 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.70 0 22 Lower Objective
Criteria 0.43 0.04 67
551 E Main -
underutilized
property -
previous
Appendix C: City of El Cajon
Sites Inventory Page C-14 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
preliminary
concept for
mixed-use project
4881124300 HR RM-
2200
111; SINGLE FAMILY
RESIDENCE 40 0.76 4 20 Lower Objective
Criteria 0.15 0.04 21
551 E Main -
underutilized
property -
previous
preliminary
concept for
mixed-use project
4881126700 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.31 0 9 Above
Mod
Objective
Criteria 0.54 0.39 73
4881511200 O/N
R C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.38 0 12 Above
Mod
Objective
Criteria 0.48 0.17 30
4881511500 O/N
R C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.19 0 5 Above
Mod
Objective
Criteria 0.42 0.15 65
4881511600 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.02 0 0 Above
Mod
Objective
Criteria 0.00 0.00 00
4881512100 O/N
R C-G
430; WAREHOUSE-
PROCESSING/STOR
AGE/DISTRIBUTIO
N
40 0.25 0 8 Above
Mod
Objective
Criteria 0.63 0.47 60
4881610300 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.15 2 2 Above
Mod
Objective
Criteria 0.46 0.24 51
4881610400 O/N
R O-P 111; SINGLE FAMILY
RESIDENCE 40 0.16 2 2 Above
Mod
Objective
Criteria 0.91 0.18 49
4881610700 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.10 2 1 Above
Mod
Objective
Criteria 0.21 0.17 65
Appendix C: City of El Cajon
Sites Inventory Page C-15 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4881611100 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.02 0 0 Above
Mod
Objective
Criteria 0.00 0.00 00
4881611200 O/N
R O-P 111; SINGLE FAMILY
RESIDENCE 40 0.17 3 2 Above
Mod
Objective
Criteria 0.25 0.18 27
4881611300 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.17 2 3 Above
Mod
Objective
Criteria 0.42 0.12 36
4881611400 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.17 4 1 Above
Mod
Objective
Criteria 0.87 0.25 50
4881611700 O/N
R O-P 710; CHURCH 40 0.30 0 9 Above
Mod
Objective
Criteria 0.51 0.27 48
4881620400 O/N
R O-P 130; 2 - 4 UNITS -
GENERIC 40 0.19 2 4 Above
Mod
Objective
Criteria 0.55 0.23 30
Former Assessor's
Office and board
and care and two
SFRS - County is
interested in
developing the
property with
affordable
residential
4881620500 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.19 2 2 Above
Mod
Objective
Criteria 0.60 0.17 36
Former Assessor's
Office and board
and care and two
SFRS - County is
interested in
developing the
property with
affordable
residential
4881621300 O/N
R O-P 210; GENERIC
COMMERCIAL 40 0.26 0 8 Above
Mod
Objective
Criteria 0.83 0.22 30 Former Assessor's
Office and board
Appendix C: City of El Cajon
Sites Inventory Page C-16 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
OFFICE/RETAIL 1-3
STORIES
and care and two
SFRS - County is
interested in
developing the
property with
affordable
residential
4881621700 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.11 0 3 Above
Mod
Objective
Criteria 0.00 0.00 00
Former Assessor's
Office and board
and care and two
SFRS - County is
interested in
developing the
property with
affordable
residential
4881710300 O/N
R O-P 130; 2 - 4 UNITS -
GENERIC 40 0.14 3 1 Above
Mod
Objective
Criteria 0.76 0.30 49
4881710900 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.20 2 4 Above
Mod
Objective
Criteria 0.99 0.09 37
4881711700 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.14 2 2 Above
Mod
Objective
Criteria 0.24 0.13 27
4881720200 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.17 2 3 Above
Mod
Objective
Criteria 0.73 0.15 50
4881721500 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.22 0 7 Above
Mod
Objective
Criteria 0.60 0.14 30
4881721800 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.10 0 3 Above
Mod
Objective
Criteria 0.25 0.17 59
4881910600 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.16 0 5 Above
Mod
Objective
Criteria 0.31 0.46 40
Appendix C: City of El Cajon
Sites Inventory Page C-17 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4882000100 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.23 0 7 Above
Mod
Objective
Criteria 0.67 0.10 68
4882000200 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.18 0 5 Above
Mod
Objective
Criteria 0.58 0.47 59
4882000700 O/N
R O-P
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.32 0 10 Above
Mod
Objective
Criteria 0.67 0.16 81
4882003200 O/N
R O-P
100; VACANT
RESIDENTIAL -
GENERIC
40 0.16 3 2 Above
Mod
Objective
Criteria 0.47 0.14 45
4882121703 O/N
R O-P 300; OFFICE
CONDOS 40 0.58 0 4 Lower Objective
Criteria 0.80 0.06 80
4882121711 O/N
R O-P 300; OFFICE
CONDOS 40 0.58 0 4 Lower Objective
Criteria 0.83 0.06 80
4882121714 O/N
R O-P 300; OFFICE
CONDOS 40 0.58 0 3 Lower Objective
Criteria 0.94 0.05 80
4882121715 O/N
R O-P 300; OFFICE
CONDOS 40 0.58 0 3 Lower Objective
Criteria 0.90 0.05 80
4882121716 O/N
R O-P 300; OFFICE
CONDOS 40 0.58 0 4 Lower Objective
Criteria 0.60 0.07 80
4882312400 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.05 0 1 Above
Mod
Objective
Criteria 10.58 0.00 00
Avocado - Vacant
property and
adjacent small
dental office.
Presubmittal
review for 7
attached
residential units
on the vacant
parcel in 2020
4882320400 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.17 0 5 Above
Mod
Objective
Criteria 0.49 0.19 45
Appendix C: City of El Cajon
Sites Inventory Page C-18 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
4882323100 GC C-G
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 0.27 0 8 Above
Mod
Objective
Criteria 0.33 0.23 46
4882330400 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.14 0 4 Above
Mod
Objective
Criteria 0.85 0.40 63
4882330600 GC C-G
350; GENERIC
RESTAURANT/NIG
HT CLUB/TAVERN
40 0.14 0 4 Above
Mod
Objective
Criteria 0.88 0.21 61
4882330700 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.02 0 0 Above
Mod
Objective
Criteria 0.00 0.00 00
4882330800 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.14 0 4 Above
Mod
Objective
Criteria 0.46 0.17 55
4891301900 GC C-G 200; VACANT LAND
COMMERCIAL 40 6.55 0 209 Lower Local
Knowledge 0.00 0.00 00
East Main Vacant
- Large vacant
property - several
interested buyers
over the years
4891304300 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.96 0 30 Lower Local
Knowledge 6.56 0.25 55
East Main Vacant
- Large vacant
property - several
interested buyers
over the years
5071202000 NC C-N
250;
NEIGHBORHOOD
SHOPPING CENTER
40 0.78 0 24 Lower Objective
Criteria 0.79 0.42 79
5071202100 NC C-N
250;
NEIGHBORHOOD
SHOPPING CENTER
40 3.11 0 99 Lower Objective
Criteria 0.40 0.48 79
5072004500 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 0.99 0 31 Lower Objective
Criteria 0.22 0.06 46
Appendix C: City of El Cajon
Sites Inventory Page C-19 2021-2029 Housing Element
Table C-2: Mixed-Use Overlay Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv. To
Land
Ratio
Extg
FAR
Year
Built Status
5072110200 GC C-G
210; GENERIC
COMMERCIAL
OFFICE/RETAIL 1-3
STORIES
40 1.06 0 33 Lower Objective
Criteria 0.21 0.10 77
Total 115.5 38 3,542
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4871600400 GC C-G
380; AUTO
SALES/SE
RVICE
AGENCY
30 0.91 0 21 Lower Objective
Criteria 0.78 0.35 65
Used Auto/VFW - large
underutilized former
auto dealership and
veteran meeting hall
4872610300 HR RM-
HR
000;
UNKNOW
N
60 0.02 0 0 Moderate Local
Knowledge 0.00 9.30 67
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872610400 HR RM-
HR
000;
UNKNOW
N
60 0.13 0 6 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872610500 HR RM-
HR
000;
UNKNOW
N
60 0.14 0 6 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872610600 HR RM-
HR
000;
UNKNOW
N
60 0.02 0 0 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
Appendix C: City of El Cajon
Sites Inventory Page C-20 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4872610700 HR RM-
HR
000;
UNKNOW
N
60 0.02 0 0 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872610800 HR RM-
HR
000;
UNKNOW
N
60 0.15 0 7 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872611200 HR RM-
HR
000;
UNKNOW
N
60 0.14 0 6 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872611400 HR RM-
HR
000;
UNKNOW
N
60 0.40 0 19 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872611500 HR RM-
HR
000;
UNKNOW
N
60 0.12 0 5 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872611600 HR RM-
HR
000;
UNKNOW
N
60 0.09 0 4 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872620400 HR RM-
HR
000;
UNKNOW
N
60 1.09 0 52 Lower Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
Appendix C: City of El Cajon
Sites Inventory Page C-21 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4872620700 HR RM-
HR
000;
UNKNOW
N
60 0.69 0 33 Lower Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872620800 HR RM-
HR
000;
UNKNOW
N
60 0.13 0 6 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872620900 HR RM-
HR
000;
UNKNOW
N
60 0.48 0 23 Moderate Local
Knowledge 0.00 0.00 00
MTS property - City and
MTS have an MOU to
jointly solicit a
development project to
include residential
4872810400 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.03 0 0 Moderate Local
Knowledge 2.67 7.00 68
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872810500 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.05 0 0 Moderate Local
Knowledge 0.57 0.00 00
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872810700 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
20 0.05 0 0 Moderate Local
Knowledge 1.64 0.00 00
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
Appendix C: City of El Cajon
Sites Inventory Page C-22 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
AGE/DIST
RIBUTION
units, older industrial
ready for
redevelopment
4872810800 HR RM-
HR
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
60 0.78 0 37 Lower Local
Knowledge 0.26 0.07 57
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872811400 MR RM-
2200
210;
GENERIC
COMMERC
IAL
OFFICE/R
ETAIL 1-3
STORIES
20 0.18 0 2 Moderate Objective
Criteria 0.58 0.27 60
4872812900 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.38 0 6 Moderate Objective
Criteria 0.70 0.32 71
4872813400 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.03 0 0 Moderate Local
Knowledge 0.46 0.00 00
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
Appendix C: City of El Cajon
Sites Inventory Page C-23 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4872820500 MR RM-
2200
120;
DUPLEX -
GENERIC
20 0.19 2 1 Moderate Objective
Criteria 0.75 0.12 57
4872820800 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.19 2 1 Moderate Objective
Criteria 0.81 0.09 49
4872910100 HR RM-
HR
410;
FACTORY/
LIGHT
MANUFAC
TURING
60 0.27 0 13 Moderate Local
Knowledge 1.12 0.00 00
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872910200 HR RM-
HR
410;
FACTORY/
LIGHT
MANUFAC
TURING
60 0.50 0 24 Lower Local
Knowledge 0.97 0.25 51
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872911000 HR RM-
HR
111;
SINGLE
FAMILY
RESIDENC
E
40 0.21 2 4 Moderate Objective
Criteria 0.30 0.10 47
4872911300 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.26 0 4 Moderate Objective
Criteria 0.30 0.24 51
4872911700 HR RM-
HR
430;
WAREHO 40 0.19 0 6 Moderate Objective
Criteria 0.56 0.12 62
Appendix C: City of El Cajon
Sites Inventory Page C-24 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
4872912500 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.07 0 1 Moderate Local
Knowledge 0.60 0.18 74
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872912700 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 0.06 0 0 Moderate Local
Knowledge 0.94 0.31 72
Marshall Ave properties
- several under one
owner under contract
with affordable housing
developer to build 60
supportive housing
units, older industrial
ready for
redevelopment
4872920700 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.20 2 1 Moderate Objective
Criteria 0.13 0.10 47
4873021400 MR RM-
2200
120;
DUPLEX -
GENERIC
20 0.21 2 1 Moderate Objective
Criteria 0.67 0.17 51
4873022000 MR RM-
2200
110;
SINGLE
FAMILY
RESIDENC
E -
GENERIC
20 0.20 2 1 Moderate Objective
Criteria 0.82 0.09 53
Appendix C: City of El Cajon
Sites Inventory Page C-25 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4873023000 MR RM-
2200
110;
SINGLE
FAMILY
RESIDENC
E -
GENERIC
20 0.20 2 1 Moderate Objective
Criteria 0.71 0.10 50
4873111100 MR RM-
2200
120;
DUPLEX -
GENERIC
20 0.19 2 1 Moderate Objective
Criteria 0.70 0.13 47 4873121100 HR RM-
HR
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
40 0.20 0 6 Moderate Objective
Criteria 0.36 0.24 54
Palm - Existing church
and adjacent vacant
light industrial property
- church has inquired
about adding residential
4873121200 HR RM-
HR
000;
UNKNOW
N
40 0.03 0 0 Moderate Local
Knowledge 0.00 0.00 00
Palm - Existing church
and adjacent vacant
light industrial property
- church has inquired
about adding residential
4873121300 HR RM-
HR
210;
GENERIC
COMMERC
IAL
OFFICE/R
ETAIL 1-3
STORIES
40 0.20 0 6 Moderate Objective
Criteria 0.51 0.42 66
4873210100 GC C-G
380; AUTO
SALES/SE
RVICE
AGENCY
30 0.16 2 1 Above
Mod
Local
Knowledge 0.59 0.14 27
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
Appendix C: City of El Cajon
Sites Inventory Page C-26 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4873210200 GC C-G
380; AUTO
SALES/SE
RVICE
AGENCY
30 1.78 0 42 Lower Local
Knowledge 1.11 2.57 57
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873210300 GC C-G
200;
VACANT
LAND
COMMERC
IAL
30 0.25 0 5 Above
Mod
Local
Knowledge 0.00 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873211700 GC C-G
390;
GENERIC-
RADIO
STATION/
BANK/MIS
C
30 0.41 2 7 Above
Mod
Objective
Criteria 0.13 0.03 24
4873211800 GC C-G
200;
VACANT
LAND
COMMERC
IAL
30 0.41 0 9 Above
Mod
Local
Knowledge 0.24 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873211900 GC C-G
200;
VACANT
LAND
COMMERC
IAL
30 0.41 0 9 Above
Mod
Local
Knowledge 0.24 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212000 GC C-G 310;
GARAGE 30 0.40 0 9 Above
Mod
Local
Knowledge 0.15 0.00 00 ECB - several properties
under contract with
Appendix C: City of El Cajon
Sites Inventory Page C-27 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
PARKING
LOT/USED
CAR
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212100 GC C-G
310;
GARAGE
PARKING
LOT/USED
CAR
30 0.41 0 9 Above
Mod
Local
Knowledge 0.22 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212200 GC C-G
310;
GARAGE
PARKING
LOT/USED
CAR
30 0.42 0 10 Above
Mod
Local
Knowledge 0.00 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212300 GC C-G
310;
GARAGE
PARKING
LOT/USED
CAR
30 0.41 0 9 Above
Mod
Local
Knowledge 0.01 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212400 GC C-G
380; AUTO
SALES/SE
RVICE
AGENCY
30 0.23 0 5 Above
Mod
Local
Knowledge 0.54 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212500 GC C-G 380; AUTO
SALES/SE 30 0.34 0 8 Above
Mod
Local
Knowledge 0.50 0.00 0 ECB - several properties
under contract with
Appendix C: City of El Cajon
Sites Inventory Page C-28 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
RVICE
AGENCY
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873212600 GC C-G
380; AUTO
SALES/SE
RVICE
AGENCY
30 0.21 0 5 Above
Mod
Local
Knowledge 0.94 0.00 00
ECB - several properties
under contract with
residential developer to
build 116 market rate
townhomes and other
interest from property
owners to sell for
redevelopment
4873213300 GC C-G
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
30 0.79 0 19 Lower Objective
Criteria 0.72 0.26 75
4873231700 GC C-G
310;
GARAGE
PARKING
LOT/USED
CAR
30 0.87 0 20 Lower Objective
Criteria 0.11 0.02 64
Existing auto dealership
and vacant commercial
building - potential for
redevelopment
4873232400 GC C-G
350;
GENERIC
RESTAUR
ANT/NIG
HT
CLUB/TA
VERN
30 0.34 0 8 Above
Mod
Objective
Criteria 0.35 0.13 55
Existing auto dealership
and vacant commercial
building - potential for
redevelopment
4873232600 GC C-G
270;
SERVICE -
GENERIC
30 0.26 0 6 Above
Mod
Local
Knowledge 0.37 0.76 06
Existing auto dealership
and vacant commercial
building - potential for
redevelopment
4874800400 MR RM-
2200
210;
GENERIC
COMMERC
20 0.21 0 3 Moderate Objective
Criteria 0.53 0.15 65
Appendix C: City of El Cajon
Sites Inventory Page C-29 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
IAL
OFFICE/R
ETAIL 1-3
STORIES
4874800500 MR RM-
2200
458; OPEN
STORAGE 20 0.39 0 6 Moderate Objective
Criteria 0.04 0.03 31
4874802600 MR RM-
2200
120;
DUPLEX -
GENERIC
20 0.19 2 1 Moderate Objective
Criteria 0.67 0.13 67
4874901800 GC C-G 360; CAR
WASH 30 1.19 0 28 Lower Objective
Criteria 0.86 0.05 66
Super Star - existing car
wash and auto repair -
prime site
4875001600 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.21 2 1 Lower Objective
Criteria 0.66 0.13 50
4875001800 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.20 2 1 Lower Objective
Criteria 0.61 0.08 46
4875002300 MR RM-
2200
110;
SINGLE
FAMILY
RESIDENC
E -
GENERIC
20 0.19 2 1 Lower Objective
Criteria 0.87 0.11 46
4875110100 GC C-G
270;
SERVICE
STATION -
GENERIC
30 0.27 0 6 Above
Mod
Objective
Criteria 0.07 0.06 72
4875110500 GC C-G
310;
GARAGE
PARKING
LOT/USED
CAR
30 0.17 0 4 Above
Mod
Objective
Criteria 0.00 0.19 44
Appendix C: City of El Cajon
Sites Inventory Page C-30 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4875110700 GC C-G
130; 2 - 4
UNITS -
GENERIC
30 0.17 3 1 Above
Mod
Objective
Criteria 0.17 0.14 45
4875120900 MR RM-
2200
110;
SINGLE
FAMILY
RESIDENC
E -
GENERIC
20 0.19 2 1 Moderate Objective
Criteria 0.17 0.09 46
4875121000 MR RM-
2200
110;
SINGLE
FAMILY
RESIDENC
E -
GENERIC
20 0.22 2 1 Moderate Objective
Criteria 0.87 0.11 47
4875200100 MR RM-
2200
110;
SINGLE
FAMILY
RESIDENC
E -
GENERIC
20 0.19 2 1 Moderate Objective
Criteria 0.87 0.12 45
4875310800 MR RM-
2200
111;
SINGLE
FAMILY
20 0.20 2 1 Moderate Objective
Criteria 0.50 0.10 46
Appendix C: City of El Cajon
Sites Inventory Page C-31 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
RESIDENC
E
4875413400 MR RM-
2200
210;
GENERIC
COMMERC
IAL
OFFICE/R
ETAIL 1-3
STORIES
20 0.21 0 3 Moderate Local
Knowledge 1.71 0.00 00
4876401600 MR RM-
2200
430;
WAREHO
USE-
PROCESSI
NG/STOR
AGE/DIST
RIBUTION
20 1.47 0 23 Moderate Objective
Criteria 0.22 0.06 50
Redwood Lumber- large
lumber yard and older
industrial properties
4926411500 MR RM-
2200
120;
DUPLEX -
GENERIC
20 0.32 2 3 Moderate Objective
Criteria 0.73 0.09 42
4926421200 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.32 1 4 Moderate Objective
Criteria 0.44 0.07 45
4926431000 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.32 2 3 Moderate Objective
Criteria 0.72 0.11 46
4926431100 MR RM-
2200
111;
SINGLE
FAMILY
RESIDENC
E
20 0.33 2 3 Moderate Objective
Criteria 0.74 0.05 45
Appendix C: City of El Cajon
Sites Inventory Page C-32 2021-2029 Housing Element
Table C-3: Transit District Specific Plan Sites
APN GP Zoning Current Use Allowable
Density Acres Existing
Units
Net
Potential
Units
Income
Level
Identified by
Local
Knowledge or
Objective
Criteria
Imprv.
To
Land
Ratio
Extg
FAR
Year
Built Status
4926431700 MR RM-
2200
210;
GENERIC
COMMERC
IAL
OFFICE/R
ETAIL 1-3
STORIES
20 0.13 0 2 Moderate Local
Knowledge 0.00 0.00 00
Grossmont - vacant with
existing non-required
parking lot - owner has
inquired about
residential uses here
Total 24.58 46 582
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-1 2021-2029 Housing Element Appendix D: Assessment of Fair
Housing (AFH)
D.1 Introduction and Overview of AB 686
In January 2017, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components:
a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity;
an analysis of segregation patterns and disparities in access to opportunities; an assessment of contributing factors; and
an identification of fair housing goals and actions.
The AFFH rule was originally a federal requirement applicable to entitlement jurisdictions (with population over 50,000) that can receive HUD Community Planning and Development (CPD) funds directly from HUD. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were required to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element.
D.2 Assessment of Fair Housing Issues
D.2.1 Fair Housing Enforcement and Outreach
San Diego County jurisdictions are served by two fair housing service providers, CSA San Diego and Legal Aid Society of San Diego (LASSD), that investigate and resolve discrimination complaints, conduct discrimination auditing and testing, and education and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars.
These service providers also provide landlord/tenant counseling, which is another fair housing service that involves informing landlords and tenants of their rights and responsibilities under fair housing law and other consumer protection regulations, as well as mediating disputes between tenants and landlords. El Cajon is currently served by CSA. Walk-in services are offered at the CSA office location in the City. The agency has a mission to actively support and promote fair housing through education and advocacy. To remain involved and up-to-date on issues concerning fair housing, CSA attends the quarterly meetings and serves on the steering committee of the San Diego Regional Alliance for Fair Housing (SDRAFFH). During these meetings CSA and other fair housing providers discuss challenges, resources and strategies for addressing fair housing in San Diego County.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-2 2021-2029 Housing Element Between 2014 and 2019, CSA served 2,191 El Cajon residents (Table D-43). Out of the all the residents served a majority of the clients were white and non-Hispanic. Also, 85 percent of clients were of extremely low income. As well as CSA, HUD maintains a record of all housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. From October 1, 2014 to September 30, 2019, 414 fair housing complaints in San Diego County were filed with HUD. Around 6 percent (25 cases) were filed by El Cajon residents. In the County and the City of El Cajon, disability-related discrimination was the most commonly reported, comprising 53 percent of all cases in the County and 40 percent of El Cajon cases.
Table D-43: Residents in El Cajon Served by CSA
Total Residents 2,191
Race
Hispanic 549
Non-Hispanic 1,642
Ethnicity
White 1,018
Black/African American 246
Asian 35
Hawaiian/Pacific Islander 25
American Indian/Alaska Native 47
Other/Multi-Racial 820
Income Level
Extremely Low Income (<30% AMI) 1,858
Very Low Income (<50% AMI) 258
Low Income (<80% AMI) 43
>80% AMI or income not reported 32
Source: CSA San Diego County, FY 2014-2019.
The 2020 Regional AI found that outreach services were inadequate in the region as residents may find it hard to navigate the service system and identify the appropriate agency to contact.
The City of El Cajon advertises fair housing services through placement of a fair housing services brochure at public counters, local library and provides a link to CSA on its website.
The California Department of Fair Employment and Housing (DFEH) investigates complaints of employment and housing discrimination based on race, sex, religious creed, color, national origin, medical condition (cured cancer only), ancestry, physical or mental disability, marital status, or age (over 40 only). DFEH also investigates complaints of housing discrimination based on the above classes, as well as children/age, and sexual orientation.
DFEH established a program in May 2003 for mediating housing discrimination complaints, which is a first for the State of California and is the largest fair housing mediation program in the nation to be developed under HUD’s Partnership Initiative with state fair housing enforcement agencies. The program provides California’s tenants, landlords, and property owners and managers with a means of resolving housing discrimination cases in a fair, confidential, and cost- Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-3 2021-2029 Housing Element effective manner. Key features of the program are: 1) program is free of charge to the parties; and 2) mediation takes place within the first 30 days of the filing of the complaint, often avoiding the financial and emotional costs associated with a full DFEH investigation and potential litigation.
Residents in El Cajon residents have access to DFEH services.
With state housing laws, the City ensures it complies and makes necessary changes to the Zoning Code as needed every year. To ensure that the City complies with SB 166 (No Net Loss), continuous monitoring of the consumption of residential acreage is done to ensure an adequate inventory is available to meet the City’s RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City will continue to implement the formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Also, pursuant to AB 1397 passed in 2017, the City will amend the Zoning Code to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that represent “reuse sites” previously identified in the 4th and 5th cycles Housing Element.
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397 and this means the City will be amending the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.
The California State legislature has been promoting the development of ADUs and Junior Accessory Dwelling Units (JADUs) as one solution to increase the supply of affordable housing.
In recent years, State laws regarding them have been amended many times to reduce barriers to their development. The City allows ADUs and JADUs as a permitted use in all residential zones and regulates them pursuant to Section 17.140.180 of the Zoning Code. In addition, AB 671, which became effective January 1, 2020, requires that local jurisdictions develop a plan that incentivizes and promotes the creation of accessory dwelling units that can be offered at affordable rents for very-low, low- or moderate-income households. The City will develop a plan to comply with this requirement.
Existing Fair Housing Law Compliance
The City implements existing fair housing laws and has not been subject to lawsuits, enforcement actions, settlements or judgements related to fair housing or civil rights. The following summary includes state and federal fair housing law references and associated implementation actions and procedures that the City conducts.
California Fair Employment and Housing Act (“FEHA”) California Government Code (“GC”) §§12900-12996,12955; 2 California Code of Regulations (“CCR”) §§12005-12271; Prohibits discrimination in sales, rental or financing of housing opportunity against persons in protected classes by providers of housing accommodation and financial assistance services as related to housing.
Center for Social Advocacy (CSA) San Diego County currently provides fair housing services to the City. Between 2014 and 2019, CSA served 2,191 El Cajon residents. CSA tested for housing discrimination in El Cajon based on familial status (families with Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-4 2021-2029 Housing Element children), race, and gender. Of the eight sites tested, five showed differential treatment – three due to familial status and two due to race. More testing is planned in coordination with CSA. The City will also continue to comply with the fair housing planning requirements of the CDBG and HOME programs, including cooperating in updating the Analysis of Impediments (AI) to Fair Housing Choice every five years and incorporating actions to address any impediments in its annual Action Plans to HUD. The City also actively advertises services provided by the CSA through brochures at the public counter, community service agencies, public libraries, and City website. Program 15 of the Housing Element includes meaningful coordination with CSA to produce and distribute a fair housing pamphlet by the end of 2022 that will educate residents on their fair housing rights and educational opportunities, notify landlords of fair housing training opportunities, and provide educational information on the new income protections available (see Program 10).
Government Code section 65008 covers actions of a city, county, city and county, or other local government agency, and makes those actions null and void if the action denies an individual or group of individuals the enjoyment of residence, landownership, tenancy, or other land use in the state because of membership in a protected class, the method of financing, and/or the intended occupancy. For example, a violation under Government Code section 65008 may occur if the City applied more scrutiny to reviewing and approving an affordable development as compared to market-rate developments, or multifamily housing as compared to single family homes. Government Code section 65008, subdivision (e), also authorizes preferential treatment of affordable housing.
The City offers expedited review and processing for affordable housing and density bonus projects. Program 14 of the Housing Element will update development standards and establish objective design standards (SB 330). Implementation of objective design standards will ensure that affordable housing or density bonus projects receive the same level of scrutiny.
Government Code section 8899.50 requires all public agencies to administer programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with its obligation to affirmatively further fair housing.
Program 15 of the Housing Element indicates that the City utilizes the service of a nonprofit fair housing service provider to provide a variety of fair housing and tenant/landlord services. Currently, the City contracts with the CSA Center for Social Advocacy (CSA) San Diego County. The fair housing contract is reviewed annually through the annual CDBG funding allocation process. Meaningful actions that will be taken with fair housing service implementation include, coordinating with CSA to produce and distribute a fair housing pamphlet by the end of 2022 to educate residents on their fair housing rights and educational opportunities, notifying landlords of fair housing training opportunities, and providing educational information on the new income protections available (see Program 10). The City will also continue to ensure that fair housing services are provided in multiple languages as needed by the City’s population. CSA, the City’s current fair housing provider, guarantees interpretation and translation into Arabic and Spanish, two of the most commonly spoken languages in El Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-5 2021-2029 Housing Element Cajon. On an annual basis, the City will request a list of up to date services from CSA and the languages they are provided in. The City will also require evidence of effective outreach from the City’s fair housing provider and require attendance reports to events from fair housing providers, including working with the fair housing provider on plan to increase attendance to outreach events. On an annual basis, the City will also request a roster of participants who have utilized CSA services.
Annually, the City will review changes in State and federal laws to ensure that all laws, programs and activities affirmatively further fair housing in accordance with state law and participate in regional efforts to address fair housing issues and monitor emerging trends/issues in the housing market. By the end of 2022, the City will include fair housing information on the City’s website, including up-to-date fair housing laws, services, and information on filing discrimination complaints.
The City has also adopted policies within the General Plan Environmental Justice (EJ) Element to ensure that public facilities and services are equitably located and distributed throughout environmental justice communities, allowing easy access for residents, to ensure safe and sanitary housing for environmental justice community residents, and to prioritize improvements and programs that address the needs of residents in environmental justice communities. The City will also utilize place based strategies in alignment with the EJ Element and focus fair housing outreach and education in areas with high displacement risk (tracts with higher rates of renter overpayment and tracts in the proximity of other sensitive communities) such as the RECAP areas. On an annual basis, as a part of the Annual Action Plan, the City will consider funding projects that either serve or improve RECAP areas.
City staff will also work with the Police and Fire Departments to promote the recruitment of local residents for job openings and to create language and outreach to local residents on local public safety recruitments by the end of 2022 and then continue to do so when new opportunities arise.
The City will also develop a Marketing and Outreach Plan for the Housing Element Sites by the end of 2022 and prioritize SB 2 funds in the areas where Housing Element Sites have been identified as well as use of CHDO, HOME, LMIHAF and SB 2 funds to incentivize/partner with developers to incorporate affordable units in market-rate housing projects to create mixed-income developments. The City will also engage with market-rate developers to include affordable units (See also Program 5), to include information regarding incentives and partnership opportunities in planning permit guidance and application documents, to provide developers with an updated planning application by end of 2022, and continue to require affordable housing units in the former redevelopment area.
The City will also continue to offer the mobile home rent mediation program as outline in El Cajon Municipal Code chapter (ECMC) 5.82, which allows for residents of mobile home parks to petition for a rent review and request mediation, continue to subsidize the costs of the mediator as outlined in ECMC 5.82, and continue efforts to preserve and enhance mobile home parks through the Mobile Home Overlay zone.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-6 2021-2029 Housing Element The City will also continue to support the creation of new affordable housing opportunities through the conversion of existing poor performing motel properties to Single Room Occupancy (SRO) Lodging as appropriate and ensure that the three existing SROs are operated responsibly and enforce conditions of approval, which include follow up meetings with the Planning Commission.
Lastly, the City will adopt an Economic Development Strategy by the end of 2022, which will include strategies and programs to support small businesses and direct resources supporting small businesses in the Downtown and other revitalization focus areas to assist with permitting and other costs associated with public improvements. Government Code section 11135 et seq. requires full and equal access to all programs and activities operated, administered, or funded with financial assistance from the state, regardless of one’s membership or perceived membership in a protected class.
The City provides full and equal access to all program and activities and prohibits discrimination or harassment based on the following categories: race, color, religion, religious creed (including religious dress and grooming practices), national origin, ancestry, citizenship, physical or mental disability, medical condition (including cancer and genetic characteristics), genetic information, marital status, sex (including pregnancy, childbirth, breastfeeding, or related medical conditions), gender, gender identity, gender expression, age (40 years and over), sexual orientation, veteran and/or military status, protected medical leaves (requesting or approved for leave under the Family and Medical Leave Act or the California Family Rights Act), domestic violence victim status, political affiliation, and any other status protected by state or federal law. In addition, the City prohibits retaliation against a person who engages in activities protected under the policy.
Reporting, or assisting in reporting, suspected violations of the policy and cooperating in investigations or proceedings arising out of a violation of the policy are protected activities under this policy. All employees are expected to assume responsibility for maintaining an environment that is free from discrimination, harassment, and retaliation.
Employees are also encouraged to promptly report conduct that they believe violates the policy so that there is an opportunity to address and resolve any concerns. Managers and supervisors are required to promptly report conduct that they believe violates the policy.
The City is committed to responding to alleged violations of the policy in a timely and fair manner and to taking appropriate action aimed at ending the prohibited conduct.
Density Bonus Law (Gov. Code, § 65915.) is intended to support the construction of affordable housing by offering developers the ability to construct additional housing units above an agency’s otherwise applicable density range. The ability to construct additional units is offered to help off-set a developer’s costs to subsidize affordable housing units in a project. Generally, density bonus law operates as an incentive to provide affordable housing units.
Pursuant to AB 1397 passed in 2017 and in accordance with Program 14, the City will amend the Zoning Code to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-7 2021-2029 Housing Element sites being used to meet the 6th cycle RHNA that represent “reuse sites” previously identified in the 4th and 5th cycles Housing Element. Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397 and this means the City will be amending the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.
The City also offers expedited review and processing for affordable housing and density bonus projects. Program 14 of the Housing Element will update development standards and establish objective design standards (SB 330). Implementation of objective design standards will ensure that affordable housing or density bonus projects receive the same level of scrutiny.
Housing Accountability Act (Gov. Code, § 65589.5.) is designed to promote infill development by speeding housing approvals. The Act was passed in 1982 in recognition that "the lack of housing, including emergency shelter, is a critical statewide problem," and has also been referred to as "the anti-NIMBY law." It empowers the State of California to limit the ability of local government to restrict the development of new housing. The Act was strengthened by its amendment in 2017.
The Community Development Department provides a Guide to Planning Project Reviews, which is available on the City’s website. The purpose of the guide to ensure accountability and to promote infill development through speedy approval processes. It explains the purpose of planning project reviews, an overview of the various processes, and forms and submittal requirements. The various types of projects are organized by review level—each review level includes the type of action, decision-maker, maximum review cycles, staff review times, applicant response times, and total process time.
In accordance with Program 14, within one year of the adoption of the Housing Element, the City of El Cajon will pursue an amendment to the Zoning Code to establish parking requirements for emergency shelters based on staffing level only (AB 139, 2019) in order to facilitate future emergency shelter developments.
As a community that is primarily built-out, the City is proud to note that no infill housing projects were denied during the previous Housing Element cycle. In 2017, the City also adopted a Common Interest Development section in ECMC 17.125.110, which allows for the approval of condominium apartment units without the requirement for a planned unit development provided that all the developments standards of the underlying zone can be met. This streamlined approvals for multi-family planned unit development projects. No-Net-Loss Law (Gov. Code, § 65863) is intended to ensure development opportunities remain available throughout the planning period to accommodate a jurisdiction's regional housing need allocation (RHNA), especially for lower- and moderate- income households.
To ensure that the City comply with SB 166 (No Net Loss), and in accordance with Housing Element Program 1, the City will monitor the consumption of residential acreage to ensure an adequate inventory is available to meet the City’s RHNA obligations. To ensure sufficient residential capacity is maintained to accommodate the RHNA, the City Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-8 2021-2029 Housing Element will continue to implement the formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower income households, the City will identify replacement sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Least Cost Zoning Law (Gov. Code, § 65913.1) indicates that the City shall designate and zone sufficient vacant land for residential use with appropriate standards, in relation to zoning for nonresidential use, and in relation to growth projections of the general plan to meet housing needs for all income categories as identified in the housing element of the general plan.
Table 41 of the Housing Element summarizes the City’s accommodation of the RHNA for all income groups during the planning period. After accounting for development credits and the realistic capacity of sites identified by staff and analyses, the City has identified adequate capacity for its RHNA for the planning period. The City was allocated 3,280 units as part of the RHNA, however, the sites inventory accommodates a surplus of 1,521 units thus confirming adequate supply.
The Zoning Code also establishes the development standards pertaining to the residential zones—these are summarized in Table 31 and described in greater detail in the subsequent sections of the Housing Element. The City periodically reviews and revises its development standards to ensure the orderly development of land uses and improve the quality of the physical environment. Both the Mixed-Use Overlay Zone and the TDSP permit deviations from development standards when findings can be made to support the request. These deviations can include reduced parking or setbacks or increases in lot coverage or building height. The deviation process is intended to facilitate high quality infill projects. The review of development standards in conjunction with the Housing Element update found that current standards are appropriate in relation to zoning for nonresidential use, and in relation to growth projections of the general plan to meet the housing needs for all income categories.
Gov. Code, § 65913.2 prohibits excessive subdivision standards. As such, the City may not render infeasible the development of housing for any and all economic segments of the community and may not impose standards and criteria for public improvements including, but not limited to, streets, sewers, fire stations, schools, or parks, which exceed the standards and criteria being applied by the city at that time to its publicly financed improvements located in similarly zoned districts within the City.
When compared to other agencies in the region, El Cajon’s permitting fees are relatively low and do not impact the feasibility of a residential project. El Cajon does not currently impose any development impact fees for new residential development. The City imposes a one-time fee ranging from $188 per unit for apartments to $300 for each single-family residence, which are designated for park land acquisition and park development. This fee is minimal and therefore does not impact the feasibility of a residential project. The City monitors all regulations, ordinances, departmental processing procedures, and Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-9 2021-2029 Housing Element residential fees to assess their impact on housing costs and may offer HOME funds to off- set development fees for affordable and senior citizen housing projects. The comparisons of fees from different types of residential developments can be seen in Table 34. Fees in El Cajon fall in the lower end compared to other jurisdictions in the region and do not render infeasible the development of housing for any and all economic segments of the community. Furthermore, the review of development standards in conjunction with the Housing Element update found that current standards are appropriate in relation to zoning for nonresidential use, and in relation to growth projections of the general plan to meet the housing needs for all income categories.
(Gov. Code, § 65302.8. indicates that is the City adopts or amends a mandatory general plan element which operates to limit the number of housing units which may be constructed on an annual basis, such adoption or amendment shall contain findings which justify reducing the housing opportunities of the region.
The City has not taken any action to limit growth or the number of housing units that may be constructed on an annual basis. Rather, to the contrary, the City has taken steps to increase housing capacity. The primary actions were through the adoption of the Transit District Specific Plan (TDSP) and the Mixed-Use Overlay Zone. The TDSP was adopted in 2018 and will guide future development of the 259-acre project area to support transit- supportive land uses that increase housing opportunities and enhance transit ridership.
The City has also adopted the Mixed-Use Overlay zone to increase housing opportunities.
The Mixed-Use Overlay Zone is an added layer of opportunity specifically designed to allow residential and mixed-use development options in existing commercial areas, and higher density residential developments in existing residential zones. The Mixed-Use Overlay Zone was most recently amended in 2018 as part of the annual code update which to address parking standards and eliminate the need to provide additional parking solely for a change of use in an existing building.
Housing Element Law: Gov. Code, § 65583(c)(5) requires that the City promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.
Program 15 of the Housing Element indicates that the City utilizes the service of a nonprofit fair housing service provider to provide a variety of fair housing and tenant/landlord services. Currently, the City contracts with the CSA Center for Social Advocacy (CSA) San Diego County. The fair housing contract is reviewed annually through the annual CDBG funding allocation process. Meaningful actions that will be taken with fair housing service implementation include, coordinating with CSA to produce and distribute a fair housing pamphlet by the end of 2022 to educate residents on their fair housing rights and educational opportunities, notifying landlords of fair housing training opportunities, and providing educational information on the new income protections available (see Program 10). The City will also continue to ensure that Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-10 2021-2029 Housing Element fair housing services are provided in multiple languages as needed by the City’s population. CSA, the City’s current fair housing provider, guarantees interpretation and translation into Arabic and Spanish, two of the most commonly spoken languages in El Cajon. On an annual basis, the City will request a list of up to date services from CSA and the languages they are provided in. The City will also require evidence of effective outreach from the City’s fair housing provider and require attendance reports to events from fair housing providers, including working with the fair housing provider on plan to increase attendance to outreach events. On an annual basis, the City will also request a roster of participants who have utilized CSA services.
The City provides full and equal access to all program and activities and prohibits discrimination or harassment based on the following categories: race, color, religion, religious creed (including religious dress and grooming practices), national origin, ancestry, citizenship, physical or mental disability, medical condition (including cancer and genetic characteristics), genetic information, marital status, sex (including pregnancy, childbirth, breastfeeding, or related medical conditions), gender, gender identity, gender expression, age (40 years and over), sexual orientation, veteran and/or military status, protected medical leaves (requesting or approved for leave under the Family and Medical Leave Act or the California Family Rights Act), domestic violence victim status, political affiliation, and any other status protected by state or federal law. Housing Element Law: Gov. Code, § 65583(c)(10) requirement that the City Affirmatively further fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2, including a summary of enforcement and outreach capacity, an analysis of available federal, state, and local data and knowledge to identify integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty and affluence, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors, including the local and regional historical origins and current policies and practices, an identification of the jurisdiction's fair housing priorities and goals, giving highest priority to those factors identified in the previous clause, and strategies, and actions to implement those priorities and goals, which may include, but are not limited to, enhancing mobility strategies and encouraging development of new affordable housing in areas of opportunity, as well as place-based strategies to encourage community revitalization, including preservation of existing affordable housing, and protecting existing residents from displacement.
An analysis of Government Code section 8899.50 is provided above and confirms the meaningful actions that are currently being taken and will be taken in the future with fair housing service implementation which include programs and activities relating to housing and community development in a manner to affirmatively further fair housing and avoid any action that is materially inconsistent with the City’s obligation to affirmatively further fair housing.
Additional Federal and State Fair Housing Laws apply to decisions made by the City regarding programs, policies, ordinances, and other applicable decisions.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-11 2021-2029 Housing Element When preparing programs, policies, ordinances, and other applicable decisions the City will complete research regarding applicable Federal and State Fair Housing Laws prior to making a decision or forwarding a recommendation to a decision making body.
D.2.2 Integration and Segregation
Race and Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. According to the 2014-2018 ACS, approximately 43 percent of the El Cajon’s population belong to a racial or ethnic minority group compared to only 36 percent in 2010. HUD defines Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) as census tracts with a non-White population over 50 percent and with 40 percent or three times the overall poverty rate. Currently, there are two R/ECAPs located in the City. Figure D-15 shows racial/ethnic concentrated block groups from in 2010 and Figure D-16 shows them in 2018. Consistent with the increase Citywide, most block groups in El Cajon have seen an increase in racial/ethnic minority populations since 2010. The City has a sizeable population of foreign born individuals and those for whom English is not their primary language.
There is a sizeable Middle Eastern population in El Cajon, which identifies as Caucasian in the Census Data. According to the ACS 2014-2018 approximately 44 percent of people in El Cajon speak a language other than English at home.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-12 2021-2029 Housing Element Figure D-15: Racial/Ethnic Minority Concentrations (2010)
Figure D-16: Racial/Ethnic Minority Concentrations (2018)
7(212021 6 27 31 PM
D City/To wn Boundaries - 2 1 • 40%
(A) Racial Demographics (20 I 0) · Block Group - 4 I . 60% -S:20%
712/2021 6 06 23 PM
CJ City/Town Boundaries - 2 1 - 40%
(R) Racial Demographics (20 18) - Block Group - 4 1 - 60% s20% ~ 6 1-80%
172,224
0.5 1
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1:72 ,224
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-13 2021-2029 Housing Element HUD tracks racial or ethnic dissimilarity 6 trends for jurisdictions and regions. Dissimilarity indices show the extent of distribution between two groups, in this case racial/ethnic groups, across census tracts. The following shows how HUD views various levels of the index:
<40: Low Segregation
40-54: Moderate Segregation
>55: High Segregation
The indices for El Cajon and The San Diego County region from 1990 to 2020 are shown in Table D-44. Dissimilarity between non-White and White communities in El Cajon and throughout the San Diego County region has worsened since 1990. In El Cajon, dissimilarity between Non- White/White, Black/White, Hispanic/White and Asian or Pacific Islander/White communities has worsened. In the County the dissimilarity between Black/White communities has improved.
Based on HUD’s index, segregation in El Cajon among residents is very low compared to San Diego County as a whole.
Table D-44: Racial/Ethnic Dissimilarity Trends
1990 Trend 2000 Trend 2010 Trend Current
El Cajon, CA
Non-White/White 17.95 25.66 22.50 25.22
Black/White 27.38 32.71 29.13 33.53
Hispanic/White 17.21 26.35 23.10 25.21
Asian or Pacific
Islander/White 15.02 14.51 16.35 21.07
San Diego-Carlsbad, CA Region (County)
Non-White/White 43.40 45.18 42.85 46.42
Black/White 58.00 53.80 48.37 54.08
Hispanic/White 45.22 50.59 49.61 51.74
Asian or Pacific
Islander/White 48.06
46.83 44.38 49.75
Source: Decennial Census, 1990-2010. HUD AFFH Data, 2020.
Most of the City’s block groups have a minority population between 41 and 60 percent (Figure D-16). Below in Table D-45, about 68 percent of the City’s RHNA is in the block groups of 41 and 60 percent minority concentration consistent with the proportion of those block groups in the City (
Figure D-17). The rest of the City’s RHNA is spread between the 21-40 and 61-80 percent minority concentration blocks. The only concentration of RHNA sites in a high racial /ethnic minority concentration area is within the Transit District Specific Plan (TSDP) which includes approximately 25 acres that are either vacant or underutilized according to the sites selection methodology or by staff, including commercially zoned properties that are currently vacant or unleased. The City has approved public infrastructure investment in this area to widen sidewalks, slow traffic, and attract investment in this area. In 2021, the City approved a 116
6 Index of dissimilarity is a demographic measure of the evenness with which two groups are distributed across a geographic area. It is the most commonly used and accepted method of measuring segregation.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-14 2021-2029 Housing Element townhome project in the TDSP on a former automobile dealership site. This project, as well as other projects on commercial properties within the TDSP, will not further exacerbate the existing minority concentration because they are located on former commercial properties.
Table D-45: RHNA Unit Distribution by % Minority Concentration % Minority
Concentration
Low Moderate Above
Moderate
Total
<= 20% 0.0% 0.0% 0.0% 0.0%
21 - 40% 13.8% 2.7% 6.9% 9.3%
41 - 60% 48.2% 44.7% 86.4% 67.6%
61 - 80% 38.0% 52.7% 6.8% 23.1%
> 81% 0.0% 0.0% 0.0% 0.0%
Total 1,794 374 2,316 4,484
Figure D-17: RHNA Unit Distribution by % of Minority Concentration
Persons with Disabilities
According to the 2020 Regional AI, housing choices for special needs groups, especially persons with disabilities, are limited in the region. In San Diego County, about 10 percent of the population has a disability. El Cajon has the highest proportion of population with a disability in Tommy Dr
Da!l~s St
VdCiilltlklderutil~Sims
0 Tr415it0istrid5ims
b] .... edu..JSites
Percent of Total Non-White Population
<20%
21-40%
- •1-60% - •1-80%
- > 81'Ki
Gi e"Spie f'ielcf
~w 8rad\e.'j
Veroon Way
..
• lo i
z
0 D
E LeJ1:ington Ava
City of El Cajon
"
Racial / Ethnic Minority
Concertation (Block Groups)
, . .. ,,o
~
Royal Rd
6 0 0_5
Miles
' A i:;is __ .,,
.e.......---~-~~~-----_,._ .. ,~_.....
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-15 2021-2029 Housing Element the county (13 percent). The 2021 County Health Rankings in Figure D-18 show that in the County region concentration of persons with disabilities range between 10 and 20 percent per tract. The City of San Diego and National City have some tracts where the population with disability exceeds 20 percent. Within El Cajon, there is no concentration of persons with disabilities as all tracts within the City have a population with a disability ranging from 10 to 20 percent or below 10 percent (Figure D-19). According to the 2014-2018 ACS, approximately 13 percent of El Cajon residents had a disability. The ACS tallied the number of disabilities by type for residents with one or more disabilities. Among the disabilities tallied, 23 percent were hearing difficulties, 17 percent were vision difficulties, 41 percent were cognitive difficulties, 51 percent were ambulatory difficulties, 28 percent were self-care difficulties, and 46 percent were independent living difficulties. During the Housing Element outreach process, a resident brought concerns forward regarding protection for persons with disabilities specifically in housing. There are concerns of property managers in the City violating fair housing laws and tenant rights. The City will take appropriate actions to educate and inform local landlords on fair housing laws as a part of their affirmative actions.
El Cajon’s RHNA units are not disproportionately concentrated in areas with a concentration of persons with disabilities. The majority of the City is designated as having 10 to 20 percent of the population with a disability in each census tract (Figure D-19). All RHNA units are located in tracts with less than 10 percent or between 10 and 20 percent of the population having a disability (Table D-46). The location of the City’s RHNA sites does not exacerbate existing conditions.
Table D-46: RHNA Unit Distribution by % Population with Disabilities
% Persons with
Disabilities Low Moderate Above
Moderate Total
< 10% 5.1% 0.0% 2.9% 3.6%
10% - 20% 94.9% 100.0% 97.1% 96.4%
20% - 30% 0.0% 0.0% 0.0% 0.0%
30% - 40% 0.0% 0.0% 0.0% 0.0%
> 40% 0.0% 0.0% 0.0% 0.0%
Total Units 1,794 374 2,316 4,484
In 2018, the City implemented the Transit District Specific Plan (TDSP), a comprehensive land use program created in accordance with existing environmental conditions that provides a framework for future development of a 259-acre district. This includes the intersection of El Cajon Boulevard and Johnson Avenue, which is adjacent to a census tract with a concentration of persons with disabilities. Following approval of the TDSP, the City pursued received a $2.5M grant through SANDAG’s Smart Growth Incentive Program (SGIP) to begin implementation of strategies listed within the TDSP. In addition, the City also received $250,000 of Proposition 68 funds through the San Diego River Conservancy. The El Cajon Boulevard Roundabout and Streetscape project is the first phase of proposed improvements that will revitalize the Transit District by providing a direct link to transit by installing wide sidewalks, enhanced crosswalks, thematic lighting, storm water treatment systems, street trees, site furniture, a traffic roundabout, bulb-outs, signage and bike lanes. Construction is scheduled to begin in 2022.
Program 15 of the Housing Element indicates that the City will continue to seek grants to Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-16 2021-2029 Housing Element improve public infrastructure and implement significant and beneficial actions to affirmative further fair housing opportunities.
Figure D-18: Percent Population with Disabilities in the South County Region
3/24/2021. 4:53:12 PM
Jurisd-euon Boundaries
, ....... ..
L .... .i C1
D County
Populatron wrth a Disability (ACS, 2015 . 20 9). Trac
< 10¾
- 0%-20¾
- 20%-30¾
0 2
0 3.25
1:288 .895
4 6.S
8 ·13 m
Eltl , HERE. C.:,1" " 0 Ou,:to,St,t>t..;_ j:, COr'r.rbl.»r.. d tlt' GtS \l!,:OI QOn"nun"'f fsn HfRf: t~PS
CAHCO
Ei.~ RF ' oS: P.:i .VMts ~,1 (:(k;nt)' Ho."I• R:.,., ft)\ 2021 l OfHHA c., PA P1,')!IO\'IOtn\.'f. 1021 HUO 2019 P~'Y.OWor..!l 102 t E I US C4!"$,,ls "'1¢;\'(:1'1,.1, 2C1 TCAC 2(00 I Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-17 2021-2029 Housing Element Figure D-19: Percent Population with Disabilities in El Cajon and Distribution of RHNA
Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households.
According to the HCD AB686/AFFH data tool maps (Figure D-20), there are a few areas with a small concentration of households with adults living alone in the City. Adults living with their spouse are concentrated in southern tracts of the City, where the population of adults living with their spouse is 40 to 60 percent, compared to the 20 to 40 percent in other tracts in the City (Figure D-21).
Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Single parent households are also protected by fair housing law. As shown in Table D-47, 36 percent of El Cajon households are families with children. The City’s share of families with children is slightly higher than the neighboring cities of La Mesa (25 percent) and Santee (33 percent) as well as the County overall (30 percent). According to the HCD AFFH map in Figure D-22, children in married households are most concentrated in areas on the outer edge of the City. The percent of Tommy Dr
V..c..nt lh ienJOli.:ed Sit2s
D Tr..nsil: DistJkt: Sctes
- --Percent of Population with a Disability
<10%
10% - 20¾
- 20'% -30%
- ""'-""'
_,_
Cifi.,•p~ fia,.o
Vemvn Wa
City of El Cajon
Concentrations of
Persons with Disabilities
P.oyat Rd
0 0.5
Miles
__ ,.
~---.-~ ...... -_...._,_,_~------/~---
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-18 2021-2029 Housing Element households with children in these tracts is above 80 percent (probably due to the housing types available), higher than the other tracts where the percentage ranges from 20 to under 80 percent.
The majority of the City’s RHNA units are located in census tracts with 60 to 80 percent of children in married-couple households (Table D-48). The location of the City’s RHNA sites does not exacerbate existing conditions because the RHNA sites are distributed throughout the City and not in a specific area where families concentrate. Program 15 of the Housing Element indicates that the City will continue to utilize place-based strategies in alignment with the EJ Element and focus fair housing outreach and education in areas with high displacement risk (including tracts with concentrations of families) On an annual basis, as a part of the Annual Action Plan, the City will consider funding projects that serve families based on need.
Table D-47: Household Characteristics
Jurisdiction % Families % Families with
Children
% Female-Headed
Households with
Children
La Mesa 58.4% 24.5% 6.5%
El Cajon 72.0% 35.8% 20.7%
Santee 73.4% 32.8% 6.4%
San Diego County 67.2% 30.2% 6.0%
Source: 2014-2018 ACS.
Table D-48: RHNA Unit Distribution by % Children in Married- Couple Households
% Children in
Married-Couple HH Low Moderate Above
Moderate Total
< 20% 0.0% 0.0% 0.0% 0.0%
20% - 40% 0.0% 0.0% 0.0% 0.0%
40% - 60% 20.2% 11.5% 3.7% 11.0%
60% - 80% 78.0% 60.7% 93.0% 84.3%
> 80% 1.8% 27.8% 3.3% 4.8%
Total Units 1,794 374 2,316 4,484
Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. In El Cajon, female headed households with children are in census tracts with concentrations of 20 to 40 percent (Figure D-23). An estimated 11 percent of El Cajon households were headed by single parents, with or without children, in 2018. The large majority of the single parent households were headed by females (76 percent). According to the 2014-2018 ACS, 35 percent of the female-headed households with children had incomes below the poverty level. The City’s RHNA units are mainly in the census tracts with 20 to 40 percent of children in female-headed households (Table D-49). The location of the City’s RHNA sites does not exacerbate existing conditions because the RHNA sites are distributed throughout the City and not in a specific area where female households concentrate. Program 15 of the Housing Element indicates that the City will continue to utilize place-based strategies in alignment with the EJ Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-19 2021-2029 Housing Element Element and focus fair housing outreach and education in areas with high displacement risk (including tracts with concentrations of female-headed households) On an annual basis, as a part of the Annual Action Plan, the City will consider funding projects that serve families based on need.
Table D-49: RHNA Unit Distribution by % Children in Female-Headed Households
% Children in Female-
Headed HH Low Moderate Above
Moderate Total
< 20% 22.3% 45.7% 14.1% 20.0%
20% - 40% 77.7% 54.3% 85.9% 80.0%
40% - 60% 0.0% 0.0% 0.0% 0.0%
60% - 80% 0.0% 0.0% 0.0% 0.0%
> 80% 0.0% 0.0% 0.0% 0.0%
Total Units 1,794 374 2,316 4,484
Figure D-20: Percent Population of Adults Living Alone
7/2/202 1 6 28 1 1 P M
c::::J City/Town Boundar ies
(R) Pef'cent of PopulaI 1on 18 Years and Over In House holcls Livmg Alone (ACS , 2015-2019) • Trac t LJ<20%
CJ20% - 40 %
1:72,224
0.5 2m,
0 75 1.5 3km
C1i'd£iC;spnbGIS8--..afL4W! ~~•~<>"lUll t1CRC.G.r.tt,in l'iCP CM[Nr P U¼S, CP,', Est, •1£RC G,o,....., Oc,,,nS-p cn,f'11!1,..,.,,;os J n,Gl!l.-.-.,..,.,,..-.~
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-20 2021-2029 Housing Element Figure D-21: Percent Population of Adults Living with their Spouse
--==
712/2021 6·08 09 Pr\'1
D CityiTown Boundaries
IR) Percert ol POPUlahoo 18 YearsaOO Over n Hous.ehol<ls llvingwrth Spo\;~ (ACS, 2015-2019)· Traci 20'-- 40%
- 40¾- 60%
1:72,224
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c,y,,iDc,.,,n SanGes •-"'~-u-..,,.. ..... , E>t1. ,.c-ir ,;;.,-,,,., t'ICREMUIT ? .isc.s.. Eo>,\ c.., -1CRC r..,....., ~
<...,"'ln0n.l!M1t>11(;sS.-«:..,,...,"'")'
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-21 2021-2029 Housing Element Figure D-22: Percent of Children in Married Couple Households and RHNA Distribution
Tommy Dr
Dallas S't
- vacant~Stes
01tans 1tD1StrttSites
~---P,arcent of Children in Married-couple Households
-40%-60~
___ .,..
. ,.,..
City of El Cajon
Familial Status - Children in
Married Couple Households
0 0.5
Miles
_. 1~ cis
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-22 2021-2029 Housing Element Figure D-23: Percent of Children in Single Female-Headed Households and RHNA Distribution
y-·
C V.;;c.int Underuti"fized 2t£,s
Tr-.nsit D&rict: S:-tes
Ml::,:~ Used Sites
Percent of Children in Female Householder
No Spouse/Partner Present Households
r-----r ~20%
0 20% - 40%
40%- 60%
--·.,_
City of El Cajon
Familial Status - Children in
Female-Headed Households
0 0.5
Miles
_. ~ cis
°""'- "' C:00--------~----u...-~-,-IWIJ,el.---.-~
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-23 2021-2029 Housing Element Income Level
Household incomes in El Cajon tend to be slightly lower than many cities in the region as a whole.
Median household income in the City was $52,593 in 2018, compared to the San Diego County median household income of $74,855. Figure D-24 compares household income in El Cajon and in the San Diego region in 2018.
Figure D-24: Median Household Income
Source: 2014-2018 ACS.
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. Figure D-25 shows the Lower and Moderate Income (LMI) areas in the County by Census block group. HUD defines a LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI). LMI areas are concentrated in three very general areas in the County. In the North County area, LMI areas are seen at Camp Pendleton and in the cities of Oceanside, Vista, San Marcos, and Escondido, in a pattern generally following State Route 78. In the southern portion of the County, clusters of LMI areas are seen in the central and southern areas of the City of San Diego and continuing down to the U.S./Mexico border. There are some areas of El Cajon considered LMI with the highest concentration of LMI population located through the center of the City along El Cajon Boulevard and Main Street (Figure D-26). The location of the City’s RHNA sites does not exacerbate existing conditions because the City’s RHNA is spread out through census tracts with different percentages of low to moderate income households. In El Cajon however, more RHNA units are present in the 50 to 75 percent range as it is the most prevalent percentage of LMI population per census tract in the City (Table D-50). Program 15 of the Housing Element indicates that the City will continue to utilize place-based strategies in alignment with the EJ Element and focus fair housing outreach and education in areas with high displacement risk (including low or moderate income level areas). On an annual basis, as a part of the Annual Action Plan, the City will consider funding projects that serve low and moderate income level areas.
$~.000 $83,533
$80,000 $76,354 $75,456 $74,855
$70,000 $63,947 $62,004
$60,000 $52,593
$50,000 $46,032
$40,000
$30,000
$20,000
$10,000
$0
Chula Vista El Cajon La Mesa Lemon National City San Diego Sartee San Diego Grove City County
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-24 2021-2029 Housing Element Table D-50: RHNA Unit Distribution by % LMI Households in Census Tract
% LMI HH Low Moderate Above
Moderate Total
< 25% 0.0% 0.0% 0.0% 0.0%
25% - 50% 30.2% 47.1% 10.1% 21.3%
50% - 75% 50.6% 48.9% 86.7% 69.1%
75% - 100% 19.2% 4.0% 3.2% 9.7%
Total Units 1,794 374 2,316 4,484
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-25 2021-2029 Housing Element Figure D-25: Low and Moderate Income (LMI) areas in San Diego County
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-26 2021-2029 Housing Element Figure D-26: Low and Moderate Income (LMI) Areas in El Cajon and RHNA Distribution
D.2.3 Racially and Ethnically Concentrated Areas
Racially/Ethnically Concentrated Areas of Poverty
In an effort to identify racially/ethnically-concentrated areas of poverty (RECAPs), HUD has identified census tracts with a majority non-White population (greater than 50 percent) and has a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower. In San Diego County, there are RECAPs scattered in small sections of Escondido, Lemon Grove, National City, and Chula Vista (Figure D-27). Larger RECAP clusters can be seen in the central/southern portion of the City of San Diego.
In El Cajon, there are two RECAP areas in the center of the City, however the majority of the City’s RHNA units are not in a RECAP area (Table D-51). The location of the City’s RHNA sites does not exacerbate existing conditions.
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-27 2021-2029 Housing Element Table D-51: RHNA Unit Distribution by R/ECAP
% LMI HH Low Moderate Above
Moderate Total
In R/ECAP 5.9% 3.5% 3.2% 4.3%
Not In R/ECAP 94.1% 96.5% 96.8% 95.7%
Total Units 1,794 374 2,316 4,484
The two areas identified as RECAP areas are also areas of overcrowded households, housing overpayment, sensitive communities, social vulnerability, and disadvantaged communities.
These areas also fall into the areas designated in the City’s updated Environmental Justice Element as Environmental Justice Communities (EJCS) which suffer from a combination of economic, health, and environmental burdens. These burdens include poverty, high unemployment, air and water pollution, presence of hazardous wastes as well as high incidence of asthma and heart disease. These communities are also referred to as Disadvantaged Communities in various State laws and guidance documents. The Downtown EJC and the Bostonia EJC were identified in El Cajon in the EJ element. The RECAP areas identified overlap in the middle of the city in both of the EJCs. The areas covered by the RECAPs have a higher rate of pollution and residents are consistently exposed to some sort of housing burden.
During the last Housing Element cycle the City observed increases in complaints regarding housing conditions, including the areas identified as RECAP areas. The City then utilized this local knowledge and created a new position in Fiscal Year 16-17 budget for a housing inspector.
In 2017, a new City program was established dedicated to the proactive inspection of multi-family rental housing units within the City. The goals of the program include maintenance and preservation of multi-family dwelling units, enforcement of minimum housing standards of the EI Cajon Municipal Code and State Housing Code, and improve El Cajon neighborhoods. The City Council indicated the importance of assuring the inspection program maintained a singular focus and that a new staff member within the Community Development Department would be recruited to carry out this program as their primary function.
The apartment inspection program began in the RECAP area at West Lexington and Emerald Avenues in June of 2017. Inspections include assistance from the Building Official/Fire Marshal and Code Compliance staff on an as needed basis. The inspection process begins with a street level survey to identify all multi-family developments within the designated area. An inspection schedule is then generated and letters are sent to property owners informing them of the program, and the date and time of the inspection. Owners are advised to give at least 24-hour notice to their tenants before the inspection date. If a property owner refuses a request for inspection, the City has the ability to obtain an inspection warrant, although none have been needed to date. On the day of the scheduled inspection, staff meets with the property owner or on-site manager to explain the inspection purpose and process. Staff then conducts the inspection.
Violations are documented and provided to the property owner and on-site manager if applicable. Follow up inspections are conducted and progress tracked through completion.
In many cases, inspections have revealed a high level of degradation and deferred maintenance.
However, there are examples of well-maintained properties. While code violations exist on virtually all properties, inspections to date have shown that approximately 20% of complexes Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-28 2021-2029 Housing Element contain only minor violations, such as faulty smoke detectors, missing electrical plate covers, dilapidated landscaping, and lack of simple maintenance. These violations can be corrected within a couple of days or in some cases a week or two. The remaining 80% have code violations that range from insect infestation, structural degradation, boarded up windows, electrical hazards, and illegal conversion of storage/recreation space to a dwelling unit. These violations generally take more time to correct due to hiring a contractor, securing a permit, and scheduling the work.
The housing inspection program in ongoing. The City continues to use local knowledge regarding complaints to ensure that beneficial and targeted actions are taken through the program to improve conditions in RECAP areas. Program 15 includes the continuation of the Housing Inspector program.
Program 15 of the Housing Element also indicates that the City will utilize place-based strategies in alignment with the EJ Element and focus fair housing outreach and education in areas with high displacement risk (tracts with higher rates of renter overpayment and tracts in the proximity of other sensitive communities) such as the RECAP areas, and on an annual basis, as a part of the Annual Action Plan, consider funding projects that either serve or improve RECAP areas.
The City also offers the mobile home rent mediation program as outline in El Cajon Municipal Code chapter (ECMC) 5.82, which allows for residents of mobile home parks to petition for a rent review and request mediation, including mobile home parks in RECAP areas. The City will continue to subsidize the costs of the mediator for this program as outlined in ECMC 5.82.
In 2018, the City implemented the Transit District Specific Plan (TDSP), a comprehensive land use program created in accordance with existing environmental conditions that provides a framework for future development of a 259-acre district. This includes the intersection of El Cajon Boulevard and Johnson Avenue, which is the road boundary of a RECAP area. Following approval of the TDSP, the City pursued received a $2.5M grant through SANDAG’s Smart Growth Incentive Program (SGIP) to begin implementation of strategies listed within the TDSP.
In addition, the City also received $250,000 of Proposition 68 funds through the San Diego River Conservancy. The El Cajon Boulevard Roundabout and Streetscape project is the first phase of proposed improvements that will revitalize the Transit District by providing a direct link to transit by installing elements that encourage smart growth such as wide sidewalks, enhanced crosswalks, thematic lighting, storm water treatment systems, street trees, site furniture, a traffic roundabout, bulb-outs, signage and bike lanes. Construction is scheduled to begin in 2022.
Program 15 of the Housing Element indicates that the City will continue to seek grants to improve public infrastructure and implement significant and beneficial actions in RECAP areas.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-29 2021-2029 Housing Element Figure D-27: Racially Concentrated Areas of Poverty (RECAPs) in San Diego County
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Affirmatively Furthering Fair Housing Page D-30 2021-2029 Housing Element Figure D-28: Racially Concentrated Areas of Poverty (RECAPs) in El Cajon
Racially Concentrated Areas of Affluence
While racially concentrated areas of poverty and segregation (RECAPs) have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to a policy paper published by HUD, RCAA is defined as affluent, White communities.7 According to HUD's policy paper, Whites are the most racially segregated group in the United States and in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.”
RCAAs have not been studied extensively nor has a standard definition been published by HCD or HUD, this fair housing assessment uses the percent White population and median household income as proxies to identify potential areas of affluence. As Figure D-29 and Figure D-30 show, census tracts with a large white population (over 50 percent) and highest median income are
7 Goetz, Edward G., Damiano, A., & Williams, R. A. (2019) Racially Concentrated Areas of Affluence: A Preliminary Investigation.’ Published by the Office of Policy Development and Research (PD&R) of the U.S. Department of Housing and Urban Development in Cityscape: A Journal of Policy Development and Research (21,1, 99-123).
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-31 2021-2029 Housing Element located on the outer edges of the City. As Table D-52 shows, White households also tend to have higher median incomes than all the population as seen in the County as a whole. In El Cajon however, the median incomes among all households are comparable.
Table D-52: White Household Income and Percent Population Median HH Income La Mesa El Cajon Santee San Diego
County
All Households $63,947 $52,593 $83,533 $74,855
White alone $69,288 $52,429 $82,183 $84,785
White Population 56% 57% 69% 46%
Source: 2014-2018 ACS.
The RHNA sites inventory includes sites in higher income areas including Fletcher Hills and E.
Main St. near Greenfield Dr. The RHNA sites inventory identifies underutilized commercial properties in these areas that were rezoned as part of the Mixed-Use Overlay Zone.
Development of these properties in the Mixed-Use Overlay zone will allow for higher density housing in RCAAs that qualify in the RHNA inventory as lower income sites. This approach for the RHNA sites will not further exacerbate RCAAs.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-32 2021-2029 Housing Element Figure D-29: White Majority Population
Figure D-30: Median Income
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-33 2021-2029 Housing Element D.2.4 Access to Opportunities
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity based on race/ethnicity and poverty status. Table D-53 shows index scores for the following opportunity indicator indices (values range from 0 to 100):
Low Poverty Index: The higher the score, the less exposure to poverty in a neighborhood. School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood.
Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
Low Transportation Cost Index: The higher the index, the lower the cost of transportation in that neighborhood.
Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.
In San Diego County, Native American, Black, and Hispanic residents were more likely (compared to other racial/ethnic groups) to be impacted by poverty, limited access to proficient schools, and lower labor participation rate (Table D-53). Black residents were most likely to reside in areas with the lowest environmental quality levels, the lowest accessibility to employment centers, and the lowest cost of transportation. Black and Asian residents scored highest as most likely to utilize public transportation. Compared to the County of San Diego, El Cajon residents are more exposed to poverty, poorer quality schools, and environmental hazards across all racial/ethnic groups. The differences are even more pronounced among El Cajon residents living below the federal poverty line.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-34 2021-2029 Housing Element Table D-53: Opportunity Indicators by Race/Ethnicity
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportation
Cost Index
Jobs
Proximity
Index
Environmental
Health Index
El Cajon
Total Population
White, Non-Hispanic 37.89 51.04 31.97 81.26 78.16 35.51 24.63 Black, Non-Hispanic 23.82 45.82 21.09 85.95 83.37 35.40 23.12 Hispanic 26.63 47.66 22.90 84.66 81.73 34.57 23.61
Asian or Pacific
Islander, Non-Hispanic 33.67 49.09 28.70 83.35 80.33 36.83 23.65 Native American, Non-
Hispanic 31.75 48.34 27.09 82.04 79.72 34.68 24.43
Population below federal poverty line
White, Non-Hispanic 22.74 46.58 19.43 84.95 82.08 31.95 24.10 Black, Non-Hispanic 14.17 44.24 13.12 87.95 85.68 35.61 22.36 Hispanic 20.52 45.46 18.21 86.31 83.43 33.52 23.23
Asian or Pacific
Islander, Non-Hispanic 23.01 45.26 18.82 87.68 83.96 31.45 23.25 Native American, Non-
Hispanic 13.95 53.40 11.24 92.93 89.83 31.85 23.61
San Diego County
Total Population
White, Non-Hispanic 61.91 64.61 48.93 70.89 55.42 52.89 54.81 Black, Non-Hispanic 51.74 53.72 35.21 78.11 63.07 49.79 43.66 Hispanic 51.71 53.49 37.87 75.68 60.19 51.28 47.15
Asian or Pacific
Islander, Non-Hispanic 65.75
64.96 55.06 78.19 59.63 51.68 47.98
Native American, Non-
Hispanic 50.41 48.00 31.93 54.60 47.68 56.76 67.85
Population below federal poverty line
White, Non-Hispanic 51.94 58.45 41.93 72.79 58.18 52.36 51.65 Black, Non-Hispanic 42.16 42.08 33.28 86.15 69.30 48.05 36.75 Hispanic 39.99 46.71 32.57 79.68 65.00 48.70 42.87
Asian or Pacific
Islander, Non-Hispanic 60.01
60.14 48.58 75.21 59.26 51.72 50.68
Native American, Non-
Hispanic 45.10
37.12 34.42 64.82 54.52 51.65 57.91
Source: Affirmatively Furthering Fair Housing (AFFH) Data and Mapping Tool (AFFH-T), 2020.
To assist in this analysis, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task force has created Opportunity Maps to identify resources levels across the state “to accompany new policies aimed at increasing access to high Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-35 2021-2029 Housing Element opportunity areas for families with children in housing financed with 9% Low Income Housing Tax Credits (LIHTCs)”. These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Higher composite scores mean higher resources.
Regionally, high and highest resource areas are located in the North County. Most tracts along the coast from Carlsbad to Point Loma are high or highest resource. South County from San Diego to the Mexico border is mostly low resource. Table D-54 shows the full list of indicators that go into the calculation of the index scores.
Table D-54: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 4.0 pollution Indicators and values Education Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020.
The following opportunity map scores are for the census tracts that make up El Cajon (Table D- 55). Consistent with the HUD’s R/ECAP database, there are two areas of high segregation and poverty in the City. Approximately 24 percent (4 tracts) of the Census tracts in the City are designated as moderate resource and 65 percent (11 tracts) are of low resource. Opportunity map scores by Census tract are presented in Figure D-31. Economic, environmental, and education scores for the City are further detailed below. The City’s RHNA is consistent with the resources available in the City (Table D-56). With a majority of the census tracts in the City being low resource, the majority of the City’s RHNA is also within low resource areas. The location of the City’s RHNA sites does not exacerbate existing conditions.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-36 2021-2029 Housing Element Table D-55: Domains and List of Indicators for Opportunity Maps Census
Tract
Economic
Domain
Score
Environmental
Domain Score
Education
Domain
Score
Composite
Index Score Final Category
6073015601 0.23 0.53 0.02 -0.63 Low Resource
6073015602 0.48 0.37 0.12 -0.33 Low Resource
6073015701 0.00 0.47 0.01 0.00 High Segregation &
Poverty
6073015801 0.06 0.15 0.24 -0.65 Low Resource
6073016100 0.61 0.21 0.61 0.10 Moderate Resource
6073016201 0.62 0.08 0.61 0.01 Moderate Resource
6073016202 0.25 0.03 0.08 -0.82 Low Resource
6073016301 0.06 0.16 0.01 -0.95 Low Resource
6073016302 0.03 0.38 0.02 -0.80 Low Resource
6073016401 0.33 0.51 0.12 -0.41 Low Resource
6073016402 0.12 0.44 0.11 -0.58 Low Resource
6073016502 0.03 0.27 0.03 -0.81 Low Resource
6073016503 0.25 0.44 0.03 -0.58 Low Resource
6073016504 0.06 0.15 0.04 -0.79 Low Resource
6073016807 0.39 0.40 0.55 -0.06 Moderate Resource
6073016809 0.43 0.34 0.44 -0.13 Moderate Resource
6073015703 0.00 0.52 0.34 0.00 High Segregation &
Poverty
Source: California Fair Housing Task Force, TCAC/HCD Opportunity Maps, 2021 Statewide Summary Table.
December 2020.
Table D-56: RHNA Unit Distribution by Opportunity Score Opportunity Category Low Moderate Above
Moderate Total
High Segregation & Poverty 13.3% 0.5% 0.0% 5.4%
Low Resource 65.1% 53.7% 91.0% 77.5%
Moderate Resource 21.6% 45.7% 9.0% 17.1%
Total Units 1,794 374 2,316 4,484
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-37 2021-2029 Housing Element Figure D-31: Opportunity Score by Census Tract and RHNA Distribution
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Affirmatively Furthering Fair Housing Page D-38 2021-2029 Housing Element Table D-57: RHNA Units by AFFH Indicators
Unit Capacity AFFH Indicators
Census
Tract Lower Mod. Above
Mod.
Percent*
Minority Income
TCAC
Opportunity
Category
Percent
Overpayment
by Renters
Percent
Overcrowded
Households
Vulnerable to
Displacement
153.01 - - - 47% $63k Low Resource 20%-40% 12%-15% Not
Vulnerable
153.02 - - 27% $107k Moderate
Resource 20%-40% <8.2% Not
Vulnerable
154.03 - - - 17% $129k Moderate
Resource 20%-40% <8.2% Not
Vulnerable
156.01 - - 36% $60k Low Resource 20%-40% <8.2% Vulnerable 156.02 - - 22% $107k Low Resource 20%-40% <8.2% Not
Vulnerable
157.01 - - - 55% $31k High Segregation
& Poverty 20%-40% 8.3%-12% Vulnerable
157.03 - - - 46% $27k High Segregation
& Poverty 60%-80% 12%-15% Vulnerable
157.04 - - - 46% $48k Low Resource 20%-40% 12%-15% Vulnerable 158.01 59 - 37 58% $41k Low Resource 60%-80% 12%-15% Vulnerable 158.02 100 - 159 48% $53k Low Resource 20%-40% 12%-15% Vulnerable 159.01 20 5 26 68% $36k Low Resource 20%-40% >20% Vulnerable 159.02 15 49% $54k Low Resource 20%-40% 12%-15% Vulnerable 160.00 232 198 86 37% $77k Moderate
Resource 20%-40% 8.3%-12% Not
Vulnerable
161.00 - - 45 29% $97k Moderate
Resource 60%-80% <8.2% Not
Vulnerable
162.01 92 - 52 22% $112k Moderate
Resource <20% <8.2% Not
Vulnerable
162.02 748 - 1806 57% $67k Low Resource 20%-40% 12%-15% Vulnerable 163.01 18 - - 56% $42k Low Resource 60%-80% <8.2% Vulnerable 163.02 - - - 58% $44k Low Resource 60%-80% <8.2% Vulnerable 164.01 - - - 29% $95k Low Resource 20%-40% <8.2% Vulnerable 164.02 426 - - 29% $57k Low Resource 60%-80% 8.3%-12% Not Vulnerable
165.02 - - - 43% $61k Low Resource 20%-40% <8.2% Vulnerable 165.03 - - - 36% $79k Low Resource 60%-80% <8.2% Vulnerable 165.04 - - - 49% $49k Low Resource 60%-80% 8.3%-12% Vulnerable Subtotal 1695 218 2211
Total 4124**
*HUD Office of Policy Development & Research - https://www.huduser.gov/portal/maps/rad/home.html **Include MU and TDSP sites only
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-39 2021-2029 Housing Element Education
According to the 2020 Regional AI, only one school, Crest Elementary School, is not a Title 1 school. The 15 other schools in the City coordinate and integrate resources and services from federal, state, and local sources.
To be considered for Title 1 school funds, at least 40 percent of the students must be considered low-income. Kidsdata.org, a program of the Lucile Packard Foundation for Children's Health, estimated that 29.4 percent of children aged 0-17 in the Cajon Valley Union School District (which serves El Cajon) were living in low-income working families between 2012 and 2016.8 Kidsdata.org also reported that in 2019, 71.2 percent of students are considered high-need (i.e. those who are eligible for free or reduced price school meals, are English Learners, or are foster youth—as reported in the Unduplicated Pupil Count) compared to 54.6 percent of students in the County.
As described above, the Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. Figure D-32 shows the education scores of each census tract in the City. Education scores in the City range from 22 to 68. A majority of the City’s census tracts have a less positive education outcome.
Figure D-32: Education Score by Census Tract
8 Definition of “low income working family”: children ages 0-17 living in families with incomes below 200 percent of their federal poverty threshold and with at least one resident parent who worked at least 50 weeks in the 12 months prior to the survey. r -
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(R) TCAC Opportuniiy Areas (2021) - Education Score -Tract 0.50 _ 0.75 I
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- < 0 25 (Less Pos 1t1ve Educauon Outcomes) 1111 > O 75 (More Pos 111ve Educat ion Outcomes) / -~ / # <!II
~
/"
1:72,22 4
0.5 1
0 75 1.5
)
I
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-40 2021-2029 Housing Element Economic
As described previously, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 Task Force maps presented in Figure D-33, the census tracts in the City are of lower economic scores ranging from 1 to 62, a large discrepancy by census tract. The most recent unemployment rates published by the California Employment and Development Department (April 2021) show that El Cajon’s unemployment rate is slightly higher than the County as a whole (7.0 percent and
9.1 percent, respectively). Pre-COVID unemployment rates in the County were similar to the rates reported in April 2021, however over the last year the unemployment rate in the County spiked to 25.0 percent during May 2020 as reported by SANDAG in the COVID-19 Impact on the San Diego Regional Economy report.
Figure D-33: Economic Score by Census Tract
Transportation
All Transit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the data provided by All Transit, El Cajon’s All Transit Performance score of 6.9 was among the highest for the County, illustrating a moderate combination of trips per week and number of jobs accessible that enable a moderate number of people to take transit to work. The County All Transit score (5.3) was lower than El Cajon’s. El Cajon has a higher proportion of commuters that use transit (4.57 percent) than the County (3.28 percent).
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7/212021 6 09.4 4 PM
c:::J City/Town B oundaries CJ 0.25 - 0.50
(R} TCAC Opport unity A1eas (202 1) - Econornic Score - Tract D O 50 - 0 75 - < 0.25 (Less Positive Economic Outcom e) - > 0.75 (More Positive E conom ic O u1come) 1:72,224
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-41 2021-2029 Housing Element HUD’s Job Proximity Index, described previously, can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. As shown in Figure D-34, block groups in the City have scores between 12 to 82 showing that there is low to above moderate proximity to jobs for residents depending on the census tract. The City does not have severe isolation when it comes to job proximity. South of El Cajon has some of the lowest scores when it comes to job proximity in the County as the area is unincorporated.
Figure D-34: Job Proximity Index by Census Block Group
Environmental
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 4.0 pollution indicators and values. Figure D-35 shows that there is one large tract located in the north section of the City with a high environmental score and then a mix of moderate scores throughout the City. The census tracts immediately surrounding Interstate 8 are most impacted by environmental factors and have some of the lowest environmental scores in the City. The City’s RHNA is mainly in areas of higher economic scores as the majority of the City’s housing are in areas with greater economic impacts (Table D-). The City’s RHNA however is spread out through other parts of the City that have more favorable environmental scores, but less of instances of higher density housing. The location of the City’s RHNA sites does not exacerbate existing conditions.
According to the American Lung Association’s State of the Air report, San Diego County received an Ozone score of “F”, which means that the County experienced numerous days of unhealthy 7/2/202 1 6 10 18 P M
c:::::J City/Town Boundanes [:=J 40 - 60
(A) Jol>s Prollim1ty Index (HUD, 2014 - 20 17) • Btock Group C) 60 - 80 ~ < 20 (Furthest Proximity)
- 20 - 4 0
~ > 80 (Closest Proximity)
1:72.224
0.5 1
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0 76 1.5
Ctv Oil DC"°" SiaaG.S &i,,..,_. al~- t.1,in"'l•n-1 E..,_ nl:<I( 0....-, '-ICRC/.11:NT _, .!SGS . G'.._ C.. -IC-'1£ c;.,,..,., ~ ca>!:'tlo..lQnA'l<l,t,oC,1$,.,...,.,,..,,,_,<y
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-42 2021-2029 Housing Element air pollution as compared to other counties and regions in the study. Over a three-year period, there were 109 days of unhealthy air that contributed to the Ozone score.
Table D-58: RHNA Unit Distribution by CalEnviroScreen 4.0 Scores % LMI Households Low Moderate Above
Moderate Total
1 - 10% (Lowest Score) 0.0% 0.0% 0.5% 0.2%
11 - 20% 0.0% 0.0% 0.2% 0.1%
21 - 30% 1.8% 0.0% 1.0% 1.3%
31 - 40% 8.6% 0.0% 0.3% 3.6%
41 - 50% 5.1% 25.9% 5.9% 7.2%
51 - 60% 13.3% 0.5% 0.1% 5.4%
61 - 70% 24.7% 55.9% 11.8% 20.7%
71 - 80% 1.0% 11.2% 0.6% 1.6%
81 - 90% 45.4% 6.4% 79.6% 59.8%
91 - 100% (Highest Score) 0.0% 0.0% 0.0% 0.0%
Total Units 1,794 374 2,316 4,484
Figure D-35: Environmental Score by Census Tract and RHNA Distribution
Tommy o.-
Oaffas-'S
OscoreP
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- 11-20'Mi
21--
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Royal Rd
Environmenta l Justice Communities
(CalEnviroScreen 4.0 - Feb 2021 Update)
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-43 2021-2029 Housing Element D.2.5 Disproportionate Housing Needs
The AFFH Rule Guidebook defines ‘disproportionate housing needs’ as ‘a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.’ 24 C.F.R. § 5.152” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing.
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in El Cajon. Housing problems considered by CHAS include:
Housing cost burden, including utilities, exceeding 30 percent of gross income; Severe housing cost burden, including utilities, exceeding 50 percent of gross income; Overcrowded conditions (housing units with more than one person per room); and/or Units with physical defects (lacking complete kitchen or bathroom) Cost Burden
Measuring the portion of a household’s gross income that is spent for housing is an indicator of the dynamics of demand and supply. This measurement is often expressed in terms of “over payers”: households paying an excessive amount of their income for housing, therefore decreasing the amount of disposable income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects the affordability of housing in the community. Federal and state agencies use overpayment indicators to determine the extent and level of funding and support that should be allocated to a community. State and federal programs typically define over-payers as those lower income households paying over 30% of household income for housing costs. A household is considered experiencing a severe cost burden if it spends more than 50% of its gross income on housing.
Table D- presents cost burden detail by income group for El Cajon. Approximately 70 percent of lower income households experienced a housing cost burden between 2013 and 2017 versus 14 percent of moderate and above moderate income households. The CHAS data indicate cost burden impacted renter-households more as a group than owner-households. Approximately 56 percent of renter-households paid more than 30 percent of their income on housing compared to 31 percent of owner-households. Extremely low and very low income renter-households experienced the highest incidence of cost burden (87 percent and 90 percent, respectively).
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-44 2021-2029 Housing Element Table D-59: Housing Type and Cost Burden
Household Income Group Total Renters Total Owners Total Extremely Low (0-30% AMI) 6,340 1,120 7,460
Cost Burden >30% 5,500 815 6,315
% Cost Burden >30% 86.8% 72.8% 84.7%
Very Low (31-50% AMI) 4,310 1,280 5,590
Cost Burden >30% 3,900 700 4,600
% Cost Burden >30% 90.5% 54.7% 82.3%
Low (51-80% AMI) 4,015 2,225 6,240
Cost Burden >30% 1,400 1,130 2,530
% Cost Burden >30% 34.9% 50.8% 40.5%
Moderate & Above Moderate (>80%
AMI)
5,460 7,825 13,285
Cost Burden >30% 565 1,260 1,830
% Cost Burden >30% 10.4% 16.1% 13.8%
Total 20,125 12,450 32,575
Cost Burden >30% 11,365 3,905 15,275
% Cost Burden >30% 56.5% 31.4% 46.9%
Source: HUD CHAS 2013-2017.
Figure D-36 shows the census tracts in the City and the percent of households in renter-occupied housing units that have a cost burden. A majority of the census tracts in the city have 40 to 80 percent of the renter households over paying for their housing unit. Figure D-37 shows the percent of owner households that have a mortgage or mortgages with monthly owner costs that are 30 percent or more of household income. A majority of the census tracts in the City have 20 to 40 or 40 to 60 percent of households that pay more than 30 percent of their household income to their monthly housing costs.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-45 2021-2029 Housing Element Figure D-36: Overpayment – Renter Households
Figure D-37: Overpayment – Owner Households
7/212021 6.31 36 PM
c:J C1ty/Tov.11 Bouod;:mes - 40% • 60%
(R) ove rpayment by Renters (ACS, 2015- 2019) • T1a:1 - 60% - 80% <20% - >80%
- 20% - 40%
--==
71212021 6 31 06 PM
c::J City/Town Boundarie s - 20% • 40%
(R) Overpayme nt by Home Owners (ACS. 2015 - 20 19) - Tract - 40% - 60% <20% - 60%- 80%
l:Yf -- a. _al.._.\l.....,_l•IC:M.C--....c'-!lt.-:,••i...-t""' --l:J! UO JIJN ,o,.w 1"0 0 1:72,224
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Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-46 2021-2029 Housing Element Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen). As indicated by the 2006-2010 ACS, approximately nine percent of the City’s households were overcrowded. Nearly three percent of El Cajon households were severely overcrowded in 2010 (Table D-). Overcrowding disproportionately affected renters (13 percent of renters versus just four percent of owners); indicating overcrowding may be the result of an inadequate supply of larger sized rental units.
Between 2014 and 2018, overcrowding in the City, as documented by the Census, stayed relatively constant. Eleven percent of El Cajon households lived in overcrowded conditions during this time period. The incidence of overcrowding in El Cajon was higher than that of the County (seven percent). Overcrowding continued to have a disproportionate impact on renters, however.
Approximately 16 percent of renter-households lived in overcrowded units compared to less than four percent of owner-households.
Table D-60: Overcrowded Housing Units
Overcrowding
Owner Households Renter Households Total Households
Number % of
Owners Number % of
Renters Number % of
Total
2018
Total Overcrowded
(>1.0 persons/room) 429 3.3% 3,184 16.0% 3,613 11.0%
Severely Overcrowded
(>1.5 persons/room) 94
0.7% 836 4.2% 930 2.8%
2010
Total Overcrowded
(>1.0 persons/room) 504 3.5% 2,502 13.4% 3,006 9.1%
Severely Overcrowded
(>1.5 persons/room) 148 1.0% 694 3.7% 842 2.6%
Sources: 2006-2010 ACS; 2014-2018 ACS.
Substandard Conditions
The City estimates that about 250 housing units in El Cajon are in substandard condition.
Housing market trends and related recent activity to upgrade existing housing stock, suggest the number of units in substandard condition is decreasing over time. And although some of the units considered as substandard in the Censuses have been rehabilitated, many are in the same condition. This figure is based on a report from the National Center for Healthy Housing, which measures “basic housing quality” throughout the nation. The basic housing quality metric is based on the percentage of homes with “severe” or “moderate” housing problems. In the San Diego Metropolitan Service Area, the basic housing quality statistic is 7.2 percent.
Housing age is frequently used as an indicator of housing condition. In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs. About 88 percent of housing is over 30 years old in the City (Figure D- 38). El Cajon’s housing stock is significantly older than the County’s Housing stock.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-47 2021-2029 Housing Element Figure D-38: Housing Stock Age
Source: 2014-2018 ACS.
Displacement Risk
HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community:
The share of very low income residents is above 20%; and The tract meets two of the following criteria:
o Share of renters is above 40%,
o Share of people of color is above 50%,
o Share of very low-income households (50% AMI or below) that are severely rent burdened households is above the county median,
o They or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or o Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap).
Figure D-39 identifies 12 census tracts that are considered to be vulnerable to urban displacement.
These communities are areas that have a higher concentration of low- and moderate-income persons (Figure D-26) and female-headed households (Figure D-23).
35.0%
25.0%
20.0%
15.0%
10.0%
5.0%
0.0% 2014or 2010- 2000- 1990- 1980- 1970- 1960- 1950- 1940- 1939or later 2013 2009 1999 19S9 19'79 1969 1959 1949 earlier
El Cajon 0.3% 0.8% 4.1% 6.7°i 17.2°,, 29.S% 17.5% 19.2% 3.6% 0.9% San Diego County 1.1% 1.S% 12.0% 12.6% 19.1% 22.6% 12.0% 10.S% 3.5% 4.4% Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-48 2021-2029 Housing Element Figure D-39: Urban Displacement
Homelessness
The most recent Point-in-Time Count (PIT) in 2021 showed that there were 738 sheltered homeless, 339 in emergency shelter and 399 in transitional housing. This accounts for nearly 18 percent of the homeless population in the County. The most comprehensive PIT count was done in 2020, which reported that there were a total of 784 homeless persons in the City at any given time, both sheltered and unsheltered. During this count 162 persons were in a homeless shelter, 312 in transitional housing, and 310 were unsheltered. Of those experiencing homelessness, 22 percent are chronically homeless.
As a service hub in the East County area, El Cajon participates in the Regional Task Force on Homelessness, comprised of 18 cities and the County of San Diego, non-profit service providers, and stakeholders. The RTFH has the mission to provide comprehensive data and trusted analysis that empowers the entire region to identify, implement, and support efforts to prevent and alleviate homelessness. The RTFH is comprised of the Continuum of Care (COC), Coordinated Entry System (CES), and Homeless Management Information System (HMIS). The City also actively participates in the East County Homeless Task Force, which meets regularly to identify solutions to homelessness problems by working collaboratively with all sectors of the East County community.
El Cajon participates in the RTFH's efforts to end chronic and other categories of homelessness.
The RTFH coordinates services and funding for the homeless to move people from homelessness to permanent housing. Chronically homeless persons often require rehabilitation services, employment training and placement, health services, and case management to move from /
7/212021 6.26 33 P M
D City/Town Boundar ies Other
(A) Sensitive Communities ( UCB, Urban Displace ment Proj ect) - Vulnerable
/
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)
\
1:72,224
0.5 1 2 m
075 15 3km
c.ir ~ Cl c.,n Sat-QS a~,..:.., or _..,d M..uq,, .. ,.,,,, c:v,, '11:RC a..mo., 'iCK[ M[NT" <.ISGS. EJ'"' U, •ICRC. Ga.,,,., °""'nSt,...aM.a,p cm~ ..,.,i,,.,.C'll\l,-•U>"I'""•"")'
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-49 2021-2029 Housing Element homelessness to transitional housing, and then to supportive/permanent housing. The Continuum of Care Strategy coordinated by the RTFH coordinates a full range of services and facilities to address the needs of families with children, veterans and their families, and unaccompanied youth. The City supports the RTFH's strategy for constructing housing facilities that help transition homeless persons to a stable housing situation and to receive supportive services that would improve their employment skills.
Emergency Shelters
Emergency shelters offer temporary overnight sleeping accommodations for generally up to a month. Emergency shelters operating in El Cajon include:
Carlton G. Luhman Center operated by the Volunteers of America provides six shelter beds for the general homeless and targets families with children; The Interfaith Shelter Network operates a Rotational Shelter in San Diego County for the general population. This shelter has no fixed location and participating churches in East County volunteer to host this rotational center for two weeks at a time. This program has the capacity to serve 12 persons, with a two month maximum stay; and East County Transitional Living Center is an additional resource and has the capacity to provide up to 101 beds at any given time.
Another form of emergency shelter assistance is programs that offer motel vouchers to those in need. Crisis House offers a seasonal motel voucher program to serve homeless families and single adults. In emergency cases, the El Cajon Police Department (ECPD) offers families with children motel vouchers that are made available by social services agencies. Homeless persons in non- emergency situations are referred to Crisis House or the East County Transitional Living Center.
Transitional Housing
Transitional housing provides shelter for an extended period of time and includes integration with other social services and counseling programs to assist in the transition to self-sufficiency through the attainment of a more permanent income and housing. Crisis House operates transitional shelter facilities in El Cajon. The New Journey Program includes a 12-bed family shelter for victims of domestic violence, and provides a range of support services. Maximum stay is four months.
East County Transitional Living Center offers temporary housing to individuals and families struggling with homelessness. The agency’s Transitional Living Program integrates a variety of support services and provides housing for up to 28 days at a time. The Hawley Veterans Services Center in the City offers transitional housing for single disabled male veterans experiencing homelessness. The 20 bed facility provides housing for veterans for up to two years with a range of case management services.
In addition, case management agencies offer supportive services to assist clients in developing a plan for achieving independent living. In El Cajon, Crisis House, Volunteers of America, East County Transitional Living Center and Salvation Army, serve as case management agencies.
Permanent Supportive Housing
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-50 2021-2029 Housing Element The Interfaith Shelter Network Program assists homeless individuals and families in securing permanent housing and income by providing case management and support services from neighborhood agencies coordinated by the Interfaith Network.
Rapid Re-housing
In 2017, the City provided funding to Crisis House for the provision of a full-time dedicated Housing Navigator for El Cajon and East County. The City also provided Housing Assistance funds for rent and other housing costs to help get homeless individuals into permanent housing.
Crisis House is applying for a Homeless Emergency Aid Program (HEAP) grant from the Regional Task Force on the Homeless to expand the El Cajon Housing Navigator program to the entire San Diego East County region.
At the same time, the City provided funding for the Salvation Army in El Cajon for a pilot program to reunite homeless individuals with family members outside of the San Diego region.
Like Crisis House, the Salvation Army is applying for a Homeless Emergency Aid Program (HEAP) grant from the Regional Task Force on the Homeless to expand the El Cajon pilot program to the entire San Diego region.
Safety Element and Environmental Justice
The City of El Cajon began updating the Safety Element of the General Plan in 2020. The Safety Element will comply with new legislation requiring the general plan to address climate change adaptation and environmental justice policies for disadvantaged communities. The Environmental Justice (EJ) Element will determine how and where to prioritize environmental justice strategies, policies and programs to promote a more equitable community and was updated concurrently with the Safety Element.
The Safety Element helps prioritize actions that address the greatest risks to El Cajon in the next 20 years. The Safety Element guides how El Cajon is built to ensure reduction in the risk from hazards by regulating building in hazardous areas, ensuring streets are adequate for fire trucks and first responders, and using trees and green spaces to improve El Cajon’s air quality and provide shade on hot days.
The California Environmental Protection Agency (EPA) defines a “disadvantaged community” or an “environmental justice community” (EJC) as a low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation (Section 39711 of the Health and Safety Code). To determine if an area is disproportionately affected and should be designated an EJC, the Office of Planning Research (OPR) requires jurisdictions with census tracts scoring above 75% in CalEnviroScreen to adopt an EJ Element. However, OPR also recommends that once a local government has determined that it meets this threshold it should analyze low income communities in the jurisdiction to determine if they also face pollution burden or other public health factors. CalEnviroScreen identified two census tracts in El Cajon that score above 75%.
Additionally, 16 other census tracts in El Cajon, were determined to be low-income. Of these 16 low-income census tracts, nine were determined to have significant public health concerns because they scored in the bottom 25% using the California Healthy Places Index, and therefore these nine census tracts are included as part of the EJCs.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-51 2021-2029 Housing Element D.2.6 Summary of Fair Housing Issues
Findings from 2020 Regional Analysis of Impediments to Fair Housing Choice The City of El Cajon participated in the 2020 San Diego Regional Analysis of Impediments to Fair Housing (2020 Regional AI). The 2020 Regional AI concluded that the following were impediments to Fair Housing Choice in the San Diego Area ( regional impediments shown in bold). The relevance to El Cajon is included below:
Hispanics and Blacks continue to be under-represented in the homebuyer market and experienced large disparities in loan approval rates. Approval rates for Black and Hispanic applicants were well below the approval rates for White and Asian applicants in the same income groups. Specifically, Black applicants consistently had the lowest approval rates compared to other racial/ethnic groups in the same income groups. The largest discrepancies (between loan approval rates for White and Asian applicants versus Black and Hispanic applicants) in 2017.
Due to the geographic disparity in terms of rents, concentrations of Housing Choice Voucher use have occurred. El Cajon continues to receive and experience high rates of voucher use with 2,656 vouchers being utilized in the City. Housing choices for special needs groups, especially persons with disabilities, are limited. Seniors make up over 11 percent of the City’s households. There are 34 licensed residential care facilities located in El Cajon.
Enforcement activities are limited. Fair housing services focus primarily on outreach and education; less emphasis is placed on enforcement. CSA San Diego County currently provides fair housing services to the City of El Cajon. Between 2014 and 2019, CSA served 2,191 El Cajon residents. CSA tested for housing discrimination in El Cajon based on familial status (families with children), race, and gender. Of the eight sites tested, five showed differential treatment – three due to familial status and two due to race. More testing is needed.
People obtain information through many media forms, not limited to traditional newspaper noticing or other print forms. A balance of new and old media needs to be found to expand access to fair housing resources and information with an increasing young adult and senior population.
Patterns of racial and ethnic concentration are present within particular areas of the San Diego region. The City has a high percentage of total residents who spoke English “less than very well”. Also, the City has two census tracts designated as RECAPs.
Summary of Additional Fair Housing Concerns
Additional fair housing concerns identified as part of this Housing Element update are summarized below:
Persons with disabilities are most likely to be affected by fair housing issues as they reportedly experience more housing discrimination than other groups. Persons with disabilities are also more likely to experience cost burdens, particularly if they rely on SII Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-52 2021-2029 Housing Element as a form of income. Persons with disabilities are not concentrated in any particular location in the City however.
Census tracts in areas of the City, in addition to having a high concentration of minority population and LMI households, have had low changes in median income and high changes in gross rents from 2000 to 2015, which could be an indicator of potential urban displacement.
D.2.7 Local Data and Knowledge
Outreach
Six community workshops were held by the San Diego Regional Alliance for Fair Housing in communities throughout the County in October and November 2019 to inform community members about Fair Housing issues, to gather input on housing needs, barriers, and priorities.
Community workshops were publicized using multilingual flyers, e-blasts, websites updates, direct emails, and news and social media. The interactive workshop format included brief presentations to describe Fair Housing and protected classes, as well as a description of the analysis of impediments purpose and development process. Next, workshop attendees participated in a large group discussion regarding Fair Housing barriers and issues facing protected classes in San Diego County. Bilingual interpreters and staff assisted with workshop facilitation in areas that were likely to attract Spanish and Arabic speaking residents.
Approximately 63 individuals attended the community workshops. The El Cajon Community Workshop occurred on November 6, 2019. A public draft of the Analysis of Impediments was then made available in May of 2020 and subsequently presented to the City Council on June 9, 2020. All previous recommendation specific to El Cajon were addressed prior to the June 9, 2020 City Council meeting.
The report is available on the City’s website:
https://www.elcajon.gov/home/showpublisheddocument/22847/637261757323630000 Background
This section summarizes for the City of El Cajon has developed over time using local and City knowledge, identifies factors that contributed to growth patterns seen today, and analyzes why areas of the City lack fair housing opportunities based on community feedback.
The City was generally built out during the 1950s-1970s and the nature of the buildout resulted in inconsistent development standards. This resulted in many streets throughout the City lacking curb, gutter, and sidewalks. Overtime, this has led to fractured community connectivity.
Although there are minority populations throughout the City, 23.1% of the RHNA unit distribution is in block groups south of I-8 along El Cajon Blvd. and Main St. with minority concentrations between 61-80%. These areas have a number of older homes in need of rehabilitation that are mixed-in with older commercial uses that result in negative impacts from traffic and particulate matter.
The City has not taken any action to limit growth or the number of housing units that may be constructed on an annual basis. Rather, to the contrary, the City has taken steps to increase housing capacity. The primary actions were through the adoption of the Transit District Specific Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-53 2021-2029 Housing Element Plan (TDSP) and the Mixed-Use Overlay Zone. The TDSP was adopted in 2018 and will guide future development of the 259-acre project area to support transit-supportive land uses that increase housing opportunities and enhance transit ridership. The City has also adopted the Mixed-Use Overlay zone to increase housing opportunities. The Mixed-Use Overlay Zone is an added layer of opportunity specifically designed to allow residential and mixed-use development options in existing commercial areas, and higher density residential developments in existing residential zones. The Mixed-Use Overlay Zone was most recently amended in 2018 as part of the annual code update which to address parking standards and eliminate the need to provide additional parking solely for a change of use in an existing building.
Table D-61: Nonvacant Trend Summary
Address Units Lot Size
&
Zoning
Year Built Existing
FAR
Existing
Use
Project Description &
Status
235 E.
Lexington
Ave.
48822201
10 0.27-acre
MU-RR
1956 0.14 2,100 sf
office
Demolish office
building and build 10
residential units
Under construction
333 W.
Lexington
Ave.
48735113
2 0.28-acre
MU-RR
1969 0.18 3,000 sf
office
Add two residential
units above an existing
office building
Permit issued 2022
350 S.
Magnolia
Ave.
48817215
9 0.22 acre
MU-RR
Unknown
0.14 Office Demolish office and
construct 9 residential
units
Building demolished in
2020, building permit
not yet submitted
101 E.
Main St.
48819001
15 0.25-acre
MU
Unknown 0.9 Commercial Demolish commercial
building and construct
11,000 sq. ft. of
commercial space and
15 residential units
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-54 2021-2029 Housing Element 300 El
Cajon
Blvd.
48732102
with
adjacent
APNs
116 5.3 acres
C-G
(TDSP)
1984
(Toyota)
0.40 Car
dealership
Demolish car dealership
and build 116
townhomes
Grading underway
The City of El Cajon has a high percentage of “legacy property owners”. A large number of these residents bought their homes during the buildout of El Cajon and have lived there for most of their lives with little turnover. Likely due in part to the low turnover, residential projects trend towards smaller infill projects on underutilized properties or accessory dwelling units on existing single-family properties. Public outreach comments included a lack of housing options with many residents finding it increasing difficult to find affordable housing, downsize, or even buy a home under current circumstances.
During the last Housing Element cycle the City observed increases in complaints regarding housing conditions, including the areas identified as RECAP areas. The City then utilized this local knowledge and created a new position in Fiscal Year 16-17 budget for a housing inspector.
In 2017, a new City program was established dedicated to the proactive inspection of multi-family rental housing units within the City. The goals of the program include maintenance and preservation of multi-family dwelling units, enforcement of minimum housing standards of the EI Cajon Municipal Code and State Housing Code, and improve El Cajon neighborhoods. The City Council indicated the importance of assuring the inspection program maintained a singular focus and that a new staff member within the Community Development Department would be recruited to carry out this program as their primary function.
The apartment inspection program began in the RECAP area at West Lexington and Emerald Avenues in June of 2017. Inspections include assistance from the Building Official/Fire Marshal and Code Compliance staff on an as needed basis. The inspection process begins with a street level survey to identify all multi-family developments within the designated area. An inspection schedule is then generated and letters are sent to property owners informing them of the program, and the date and time of the inspection. Owners are advised to give at least 24-hour notice to their tenants before the inspection date. If a property owner refuses a request for inspection, the City has the ability to obtain an inspection warrant, although none have been needed to date. On the day of the scheduled inspection, staff meets with the property owner or on-site manager to explain the inspection purpose and process. Staff then conducts the inspection.
Violations are documented and provided to the property owner and on-site manager if applicable. Follow up inspections are conducted and progress tracked through completion.
In many cases, inspections have revealed a high level of degradation and deferred maintenance.
However, there are examples of well-maintained properties. While code violations exist on virtually all properties, inspections to date have shown that approximately 20% of complexes Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-55 2021-2029 Housing Element contain only minor violations, such as faulty smoke detectors, missing electrical plate covers, dilapidated landscaping, and lack of simple maintenance. These violations can be corrected within a couple of days or in some cases a week or two. The remaining 80% have code violations that range from insect infestation, structural degradation, boarded up windows, electrical hazards, and illegal conversion of storage/recreation space to a dwelling unit. These violations generally take more time to correct due to hiring a contractor, securing a permit, and scheduling the work.
The housing inspection program in ongoing. The City continues to use local knowledge regarding complaints to ensure that beneficial and targeted actions are taken through the program to improve conditions in RECAP areas. Program 15 includes the continuation of the Housing Inspector programIn the 2020 CDBG Annual Action Plan, the City Council authorized the Neighborhood Street Light Improvement Program. Funding will provide the installation of an estimated 20 street lights eligible low income census tracts. The street lights are anticipated to be installed in 2023.
D.3 Identification and Prioritization of Contributing Factors The following are contributing factors that affect fair housing choice in El Cajon.
D.3.1 Insufficient and Inaccessible Outreach and Enforcement The 2020 Regional AI and the Fair Housing assessment found that outreach and enforcement were inadequate. This was due most to the reliance on old print media to advertise meetings.
Contributing Factors:
Lack of a variety of inputs media (e.g., meetings, surveys, interviews) Lack of accessibility to draft documents
Lack of digital access
Lack of resources for fair housing agencies and organizations Insufficient fair housing law enforcement and testing D.3.2 Segregation and Integration
The analysis found a concentration of low and moderate and minority households in a few census tracts of the City. These tracts also had a high concentration of single-female headed households with children. These tracts were also found to have higher environmental burdens. These households need increased access to affordable housing and improved infrastructure and public facilities.
By focusing housing in mixed-use zones designated for high-density, multi-family developments subject to ADA will bring housing choices accessible to persons with disabilities.
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-56 2021-2029 Housing Element Contributing Factors:
Lack of private investments
Locating and type of affordable housing
Private discrimination
D.3.3 Disproportionate Housing Needs, Including Displacement Risks There are Census tracts in the City are at risk of displacement as a high portion of their renters experience cost burdens and gross rents continue to increase.
Contributing Factors:
The availability of affordable units in a range of sizes Displacement of residents due to economic pressures
Lack of private investments in specific neighborhoods D.4 Affirmative Furthering Fair Housing Meaningful Actions Matrix Table D-62: Affirmative Furthering Fair Housing Meaningful Actions Matrix HE Program or
Other Activities
Specific Commitment Timeline Geographic
Targeting
2021-2029 Metrics
Fair Housing Outreach and Education – Moderate Priority Program 5:
Affordable
Housing
Development
Conduct outreach to
developers to promote
affordable housing
development in the City
and support the funding
applications by
developers in their
pursuit for affordable
housing funds.
Specifically, outreach to
developers that are
experienced in producing
special needs housing.
Annually
Citywide Conduct at least
one fair housing
workshop
annually
Program 6:
Housing
Rehabilitation
Loan Program
Continue to provide
community outreach
regarding available loans
Annually
Citywide As funding
permits, assist 12
households
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-57 2021-2029 Housing Element and grants for needed
home improvements.
during the
planning period.
Program 10:
Housing
Choice
Vouchers
Expand outreach and
education on the recent
State laws (SB 329 and SB
222) that lend source of
income protection for
housing discrimination
against low income
households using public
assistance (such as HCV)
for rent payments.
Annually
Citywide Conduct at least
one fair housing
workshop
annually
Program 13:
First Time
Homebuyer
Assistance
Continue to require First
Time Homebuyer
Program education
through approved
providers and provide
marketing outreach to
minorities in order to
improve loan
origination/approval
rates and increase
awareness of and
education about
homeownership
opportunities in this
underserved community.
Annually
Citywide Conduct at least
one fair housing
workshop
annually
Program 15:
Fair Housing
Services and
Resources
Coordinate with the
County and the City’s
current fair housing
Provider CSA to produce
and distribute a fair
housing pamphlet by the
end of 2022. The
pamphlet will:
Educate residents on
their fair housing
rights and educational
opportunities
Notify landlords of fair
housing training
opportunities
Annually
Citywide Distribute
materials during
implementation
of the Housing
Inspector
program and
distribute
materials at
annual fair
housing
workshop
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-58 2021-2029 Housing Element Provide educational
information on the new
income protections
available
Require evidence of
effective outreach from
the City’s fair housing
provider. City will
require attendance
reports to events from fair
housing providers. Based
on reports, work with fair
housing provider on plan
to increase attendance to
outreach events. On an
annual basis, request
roster of participants who
have utilized CSA
services.
Annually
Citywide Increased
attendance on
annual basis for
workshops
Utilize place- based
strategies in alignment
with the EJ Element and
focus fair housing
outreach and education in
areas with high
displacement risk (tracts
with higher rates of renter
overpayment and tracts
in the proximity of other
sensitive communities)
such as the RECAP areas.
Annually
RECAP areas Increased funding
for projects that
either serve or
improve RECAP
areas.
Develop a Marketing and
Outreach Plan for the
Housing Element Sites by
the end of 2022.
Annually
Citywide Distribute
materials at
annual fair
housing
workshop
Housing Mobility – Low Priority
Program 5:
Affordable
Implement ECMC Section
17.255 allowing
reasonable
Annually
Citywide Reduced
processing time
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-59 2021-2029 Housing Element Housing
Development
accommodation for
housing for people with
disabilities
Program 10:
Housing
Choice
Vouchers
Continue to actively
provide information and
referrals to the County-
administered Section 8
Housing Choice Rental
Assistance program.
Annually
Citywide Assist
approximately
2,600 extremely
low and very low
income
households
annually during
the planning
period.
Program 11:
Preservation of
Assisted
Housing
In order to meet the
housing needs of persons
of all economic groups in
El Cajon, the City must
guard against the loss of
housing units available to
lower income households
Annually
Properties
with Assisted
Housing
Monitor the status
of any HUD
receipt/approval
of Notices of
Intent and Plans
of Action filed by
property owners
to convert to
market rate units.
Identify non-
profit
organizations as
potential
purchasers/
managers of at-
risk housing
units.
Program 15:
Fair Housing
Services and
Resources
Annually participate in
regional efforts to address
fair housing issues and
monitor emerging
trends/issues in the
housing market.
Annually
Citywide Continued annual
participation and
increased meeting
attendance
Prioritize use of CHDO,
HOME, LMIHAF and SB
2 funds to
incentivize/partner with
developers to incorporate
affordable units in
Annually
Citywide Increased
numbers of
affordable units
reported in the
General Plan
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-60 2021-2029 Housing Element market-rate housing
projects to create mixed-
income developments.
Annual Progress
Report
Continue to offer the
mobile home rent
mediation program as
outline in El Cajon
Municipal Code chapter
(ECMC) 5.82, which
allows for residents of
mobile home parks to
petition for a rent review
and request mediation.
The City will continue to
subsidize the costs of the
mediator as outlined in
ECMC 5.82.
Annually
Citywide Successful
mediation
processes
Continue to support the
creation of new
affordable housing
opportunities through the
conversion of existing
poor performing motel
properties to Single Room
Occupancy (SRO)
Lodging as appropriate.
Annually
Citywide Increased
numbers of
affordable units
reported in the
General Plan
Annual Progress
Report
New Opportunities in High Resource Areas – High Priority Program 1:
Adequate Sites
Maintain an inventory of
vacant and underutilized
sites and monitor the
development trends to
ensure continued
adequacy of the sites
inventory in meeting the
RHNA. Make available
the sites inventory to
interested developers on
City website and, update
annually, and distribute
at fair housing
workshops.
Annually
Citywide Distribute
materials at
annual fair
housing
workshop
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-61 2021-2029 Housing Element Program 2: By-
Right Approval
Pursue amendment to the
Zoning Code to address
by-right approval with 20
Percent Affordable Units
on “Reuse” Housing
Element Sites within one-
year of Housing Element
adoption. In the interim
prior to amendment, the
City shall comply with
the by right provisions of
AB 1397 pursuant to
Government Code section
65583.2(c).
Annually
RHNA Sites Initiate Zoning
Code amendment
in 2022
Program 4:
ADUs
Amend Zoning Code
within one year of
Housing Element
adoption to comply with
state law. Promote ADU
construction for very-low,
low-, or moderate-income
households by providing
information and
resources on City website.
In 2022, evaluate the
effective tools used in the
region. Develop
incentives and feasible
mechanisms by 2023 to
facilitate ADU
production.
Annually
Citywide Facilitate the
construction of
120 ADUs over
the eight-year
cycle.
Place-Based Strategies for Neighborhood Improvements – High Priority Program 15:
Fair housing
Services and
Resources
Increase private
investment and reduce
private discrimination
through continued
implementation of the
Housing Inspector
program to ensure safe
and sanitary housing for
EJC residents
Annually
EJCs Increases in
building permits
in EJCs
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-62 2021-2029 Housing Element Owners cited for code
violations are also
provided pamphlets of
the City’s available
resources for housing
rehabilitation
Annually
Citywide As funding
permits, assist 12
households
during the
planning period.
Increase street lighting in
eligible low income
census tracts
2023 Eligible low
income census
tracts,
beginning
with 160.00
and 157.01.
Funding will
provide the
installation of an
estimated 40
street lights in
eligible
residential
neighborhoods.
Providing a direct link to
transit by installing wide
sidewalks, enhanced
crosswalks, thematic
lighting, storm water
treatment systems, street
trees, site furniture, a
traffic roundabout, bulb-
outs, signage, and bike
lanes at the intersection of
El Cajon Blvd. and N.
Johnson Ave.
2022-
2023
Area of
Disability
Concentration
adjacent to a
RECAP area
Complete
construction of
planned public
improvements
Tenant Protection and Anti-Displacement – Moderate Priority Program 15:
Fair Housing
Services and
Resources
Continue to offer the
mobile home rent
mediation program as
outline in El Cajon
Municipal Code chapter
(ECMC) 5.82, which
allows for residents of
mobile home parks to
petition for a rent review
and request mediation.
The City will continue to
subsidize the costs of the
Annually
Citywide Successful
mediation
processes
Appendix D: City of El Cajon
Affirmatively Furthering Fair Housing Page D-63 2021-2029 Housing Element mediator as outlined in
ECMC 5.82.
Utilize place- based
strategies in alignment
with the EJ Element and
focus fair housing
outreach and education in
areas with high
displacement risk (tracts
with higher rates of renter
overpayment and tracts
in the proximity of other
sensitive communities)
such as the RECAP areas.
Annually
Citywide Annual funding
of projects that
either serve or
improve RECAP
areas.
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
October 29, 2021
Graham Mitchell, City Manager
City of El Cajon
200 Civic Center
El Cajon, CA 92020
Dear Graham Mitchell:
RE: El Cajon’s 6th Cycle (2021-2029) Adopted Housing Element Update
Thank you for submitting the City of El Cajon’s (City) housing element, which was adopted on July 27, 2021 and received for review on August 2, 2021. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The adopted housing element addresses most statutory requirements described in HCD’s May 17, 2021; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code):
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
Enforcement and Outreach: The element did not address this finding. While the housing element includes a summary of fair housing enforcement actions, complaints, and outreach capacity (p. D-1), the analysis must still describe compliance with existing fair housing laws and regulations.
Racial/Ethnic Areas of Concentration of Poverty and Affluence (R/ECAP and RCAA): While the element now includes some data on R/ECAPs and RCAA, the element must analyze the data for patterns and trends. Additionally, the element identified two areas considered R/ECAPs and should include specific analysis such as trends, past and current efforts, including investment and their effectiveness, local data and knowledge and other relevant factors (as noted below). The analysis should also consider any overlapping fair housing issues with other components of the assessment of fair housing (e.g., access to opportunity and disproportionate housing needs, including displacement).
Local Knowledge and Data: The element should incorporate local data and knowledge of the jurisdiction into the assessment of fair housing. To assist in meeting this requirement, the element should provide local data not captured in
Graham Mitchell, City Manager
regional, state, or federal data analysis such as information on resident’s lived experiences, and comments from community, neighborhood and stakeholder meetings.
Other Relevant Factors: The element must include other relevant factors that could have contributed to fair housing issues in the jurisdiction. For instance, the element can analyze historical land use and investment practices, demographic trends, or other information.
Sites Inventory: While the element does include an analysis of sites relative to several fair housing components, it also needs to analyze sites related to disproportionate housing needs. Also, the element should analyze and conclude whether the identified sites improve or exacerbate each of the fair housing issue area.
Goals, Priorities, Metrics, and Milestones: While the element included additional actions to address Affirmatively Furthering Fair Housing (AFFH), several of these actions have either been recycled from the last housing element, need additional information, or are inadequate in meaningfully addressing the City’s fair housing issues and overcoming identified patterns and trends of segregation. Additionally, programs must include descriptions of how each action will be implemented, milestones and metrics to target outcomes and measure progress. For example, to address concentration of lower-income households in low resourced areas, the element stated that it will prioritize improvements and programs to address the needs of residents in these communities. However, the element must detail steps in how this action will be implemented, timelines for implementation, and metrics to target outcomes and measure the results of this program. Additionally, given that the City is generally a lower-resourced area with census tracts that are considered R/ECAP and high segregation and poverty, and have several overlapping fair housing issues, the City should focus on strong place-based strategies for community preservation and revitalization, displacement protection, and enhancing housing mobility.
2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of Graham Mitchell, City Manager
subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. (Gov. Code, § 65583, subd. (c)(1).)
Suitability of Nonvacant Sites: The element must still include analysis to demonstrate the potential for additional development on nonvacant sites, as follows:
• Existing Uses: The element was not revised to address the findings noted in the May 17, 2021 letter and must still describe existing uses sufficiently to facilitate an analysis of the suitability of nonvacant sites for additional development.
• Factors: While the revised element did include the list of actual values for the factors used on each of site (e.g., improvement to land ratio, existing FAR, building age), it must include this information for sites listed in Table C-1 of the element. Additionally, the element stated that it removed sites that had a land-to-improvement (LIV) ratio of greater than 1.0, the age of the building was less than 40 years old and sites that had more than 0.45-0.60 floor area ratio (p. 74-75). However, the inventory does not reflect that criteria. For example, several sites list values “00” and “90” under the “year built” column. The element should clarify if those values indicate how many years ago the existing use was built or the year that the use was built. Additionally, the element lists several sites with LIV ratio ranging from 1.35 – 10.58.
The element also stated that the methodology considered local knowledge (staff knowledge of existing conditions, owners’ interest) and objective criteria (quantified factors) and the inventory indicated which sites were identified by local knowledge or objective criteria.
However, the element should clarify if the City relied on both local knowledge and objective criteria for each site or utilized one or the other. As stated in the previous letter, the element included few examples of projects that redeveloped from commercial uses into residential or mixed-use (p. 76), however the element should discuss the characteristics of these examples (e.g., age of structure, FAR, improvement to land ratios) to support the assumptions.
• Adopted Resolution Findings: As noted in the previous letter, the element relies on nonvacant sites for more than 50% of the Regional Housing Needs Allocation (RHNA) for lower-income (p.80), and must make findings of substantial evidence that the existing use does not constitute as an impediment to development, and that the existing use is likely to discontinue during the planning period. The resolution for the adopted element did not include those findings. The element will meet this requirement once it is re-adopted with findings on nonvacant sites.
Graham Mitchell, City Manager
Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Additionally, upon adoption of the housing element, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected]. The City has not yet submitted an electronic sites inventory to HCD. Please see HCD’s housing element webpage at element/index.shtml#element for a copy of the form and instructions. The City can reach out to HCD at [email protected] for technical assistance.
Programs: As noted above, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites.
The element will comply once the element has been revised and re-adopted to address the above findings.
As a reminder, the City’s 6th cycle housing element was due April 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to make revisions to the element as described in this letter, adopt, and submit to HCD to regain housing element compliance. For more information on housing element adoption requirements, please visit HCD’s website at:
http://www.hcd.ca.gov/community-development/housing-element/housing-element-
memos/docs/sb375_final100413.pdf.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf
and
http://opr.ca.gov/docs/Final_6.26.15.pdf.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
Graham Mitchell, City Manager
HCD appreciates the hard work City staff, Melissa Devine, and consultants, Veronica Tam and Associates, provided during the review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Sohab Mehmood, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 2, 2022 ******CORRECTED******
Anthony Shute, Director
Community Development Department
City of El Cajon
200 Civic Center
El Cajon, CA 92020
Dear Anthony Shute:
RE: El Cajon’s 6
th Cycle (2021-2029) Adopted Housing Element Update
Thank you for submitting the City of El Cajon’s (City) adopted housing element that was received for review on June 3, 2022. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The adopted housing element addresses most statutory requirements described in HCD’s October 29, 2021 review; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code):
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).).
Enforcement and Outreach: The element no
w includes some discussion with
housing laws such as no net loss law and accessory dwelling unit (ADU) law.
However, it must still discuss compliance with existing fair housing laws and regulations and include programs as appropriate. A discussion of compliance with existing fair housing laws will address any past findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil rights. The discussion will also address compliance with state and federal laws. Examples of state laws include California Fair Employment and Housing Act (FEHA), Government Code section 65008, Government Code section 8899.50 and Government Code section 11135. For more information, see page 29 of HCD’s
Anthony Shute, Director
affirmatively furthering fair housing guidance at
https://www.hcd.ca.gov/affirmatively-furthering-fair-housing.
Racial/Ethnic Areas of Concentration of Poverty and Affluence (R/ECAP and RCAA): The element now discusses various overlapping fair housing issues with other components of the assessment of fair housing (e.g., access to opportunity and disproportionate housing needs, including displacement). However, the element should still discuss trends, past and current efforts, including investment and their effectiveness, local data and knowledge and other relevant factors.
Based on a complete analysis, the element should have significant and beneficial actions that are targeted toward these areas.
Local Knowledge and Data a
nd Other Relevant Factors: The element includes a
discussion of the environmental justice element and input from the community regarding protections for persons with disabilities. However, the element generally was not revised to address this requirement. The purpose of local knowledge and data and other relevant factors is to supplement the data and mapping to better describe patterns, trends and fair housing issues and formulate the appropriate policy and program response. For example, in examining housing conditions, local data and knowledge could include information from code enforcement officers or other city officials. Other examples of local data and knowledge include assessments of infrastructure conditions, past redevelopment areas, capital improvement plans. Local knowledge can also include the expertise from city staff or service providers. Examples of other relevant factors include demographic trends (e.g., tenure, housing units by structure, overpayment, income), historical zoning practice, presence or absence of discriminatory lending, conditions, covenants and restrictions, redlining, greenlining and local, state and federal investment such as road systems and public housing. For more information, see page 24 of HCD’s affirmatively furthering fair housing guidance at https://www.hcd.ca.gov/affirmatively-fu
rthering-fair-housing.
Identified Sit
es and Affirmatively Furthering Fair Housing (AFFH): The element now includes general conclusions that the location of identified sites does not exacerbate existing fair housing condition. However, the element must still provide analysis related to disproportionate housing needs. The analysis should address the number of units by income group and location (e.g., neighborhood, planning area, census tract), discuss any isolation of the regional housing need allocation (RHNA) by income group and evaluate the magnitude of the impact on existing concentrations of socio-economic characteristics by area. The analysis should be supported by local data and knowledge and other relevant factors and address overlapping fair housing issues with other components of the assessment of fair housing (e.g., segregation and integration, concentrated areas of poverty, disparities in access to opportunity).
Anthony Shute, Director
Goals, Priorities, Metrics, and Milestones: Based on the outcomes of a complete analysis, the element must add or modify programs. In addition, while the element now includes some clarification on fair housing services and the City’s Annual Action Plan, it generally was not revised to address the findings in HCD’s prior review. Please see HCD’s prior review for additional information. HCD will also send samples of other programs under separate cover.
2. An i
nventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level... (Gov. Code, § 65583, subd. (a)(3).)
Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities... (Gov. Code, § 65583, subd. (c)(1).)
Suitability of Nonvacant Sites:
The element now lists information in the inventory
related to redevelopment factors and includes additional discussion of factors.
However, as noted in the prior reviews, the element should discuss the characteristics of recent development relative to the redevelopment factors (e.g., age of structure, FAR, improvement to land ratios) to demonstrate the potential for redevelopment. For example, on page 76, the element notes a few recent redevelopments but should also discuss the prior characteristics (e.g., age of structure, FAR and improvement to land ratios). Based on the results of a complete sites inventory and analysis, the element should add or modify programs to encourage development on nonvacant sites.
In
addition, as noted in the previous letter, the element relies on nonvacant sites for more than 50 percent of the RHNA for lower-income (p. 80), and must make findings of substantial evidence that the existing use does not constitute as an impediment to development, and that the existing use is likely to discontinue during the planning period. The resolution for the adopted element did not include those findings. The element will meet this requirement once it is re-adopted with findings on nonvacant sites.
Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory. Additionally, the City must submit an electronic version of the sites inventory with its adopted housing element to [email protected]. The City has not yet submitted an electronic sites inventory to HCD and should prepare and submit an electronic sites inventory as part of re-adoption. The City can reach out to HCD at [email protected] for technical assistance.
Anthony Shute, Director
The element will comply once the element has been revised and re-adopted to address the above findings.
As a reminder, the City’s 6th cycle housing element was due April 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to make revisions to the element as described in this letter, adopt, and submit to HCD to regain housing element compliance. For more information on housing element adoption requirements, please visit HCD’s website at: http://www.hcd.ca.gov/community- development/housing-element/housing-element- memos/docs/sb375_final100413.pdf.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
HCD appreciates the hard work City staff, Melissa Devine, and consultants, Veronica Tam and Associates, provided during the review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Sohab Mehmood, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
City Council
Agenda Report
Agenda Item 14.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Vince DiMaggio, Assistant City Manager
SUBJECT: Legislative Update
RECOMMENDATION:
Attachments
Legislative Update
CITY COUNCIL MEMORANDUM
DATE: October 12, 2022
TO: City Council
FROM: Vince DiMaggio, Assistant City Manager
SUBJECT: LEGISLATIVE UPDATE
AB 292 (Stone - D)
Extends the credit for incarceration of violent offenders from 20% to 50%. Crimes eligible for the credit include: rape, murder, robbery, kidnapping, and crimes against children. (Status:
Signed by Governor/Chaptered).
AB 655 (Kalra-D) Requires that local agencies investigate candidates for peace officer positions for participation in groups classified as “hate groups.” Requires local agencies to terminate the employment of peace officers found to have participated in activities of “hate groups.” (Status: Signed by Governor/Chaptered)
AB 989 (Gabriel-D) Establishes a state appeals panel with the power to overturn city councils denial of housing projects consisting of 5 units or more. (Status: Dead)
AB 1599 (Republican caucus) Places the repeal of Proposition 47 (which reduced penalties for a host of crimes) before the voters. (Failed to pass out of Assembly committee).
AB 1603 – (Salas - D) – Places before the voters a reduction in the threshold amount for petty theft and shoplifting from $950 to $400. (Status: Failed to pass out of Assembly committee).
ACA 1 – (Gonzalez/Chiu– D) – Places before the voters a partial repeal of Proposition 13, allowing a city or county to levy an ad valorem tax to service bonded indebtedness for public infrastructure or affordable housing with 55% voter approval (as opposed to the 2/3 requirement). (Status: Dead).
SB 6 – (Caballero – D) – Subject to a number of qualifying conditions, generally allows housing on any lot zoned commercial in any city or county, and requires the developer of said housing to pay prevailing wage during construction of the project. (Status: Signed by Governor/Chaptered)
SB 15 (Portantino – D) – Provides grants to local governments that agree to rezone idle “big box commercial” sites to residential zoning. Requires annual appropriation by the legislature. (Status: Dead).
SB 81 – (Skinner – D) – Requires judges to give great weight to dismissing a sentencing enhancement if the defendant can demonstrate that they have mental illness, childhood trauma, the firearm that was used was broken, or result in a “discriminatory racial impact.” (Status:
Signed by Governor/Chaptered).
SB 300 (Cortese - D) - This bill repeals the provision of law requiring punishment by death or imprisonment for life without the possibility of parole (LWOP) for a person convicted of murder in the first degree who is not the actual killer, but acted with reckless indifference for human life as a major participant in specified dangerous felonies. (Status: Dead).
SB 358 (Jones - R) – This bill, amended from its original iteration last session, expands the crime of mail theft to include not only USPS mail delivery, but private mail carriers as well, i.e., Amazon, UPS, etc…(Status: Dead).
SB 519 (Wiener – D) – Legalizes the “possession, obtaining, giving away, or transportation of hallucinogenic drugs, including LSD (“acid”), psychedelic mushrooms, and MDMA (“molly” “Ecstasy”). (Status: Dead).
AB 481 (Chiu – D) – Requires that local agencies draft and maintain a policy relating to the acquisition and use of military vehicles and equipment prior to obtaining such equipment and that the policy be reviewed an annually recertified. (Status: Signed by Governor/Chaptered).
Initiative No. 21-0042A1 – The Taxpayer Protection and Government Accountability Act – Ballot initiative that seeks to allow certain taxes to pass electorate by simple majority, and sets new restrictions on how much local governments can charge utility companies, garbage companies, etc…in franchise fees. See attached briefing from League of California Cities. LCC opposes. (Status: Did not qualify for November 2022 ballot).
SB 1369 (Wieckowski – D) – Allows that any commercial or industrial building with less than 25 percent capacity may be converted, by right, into a housing project. LCC opposes. (Status:
Dead).
AB 1748 (Seyarto – R) – Allows certain publically owned lands to be exempt from the Surplus Lands Act if it can be shown that a city is actively meeting its regional housing requirements. (Status: Failed to pass out of Assembly committee).
AB 2705 (Quirk-Silva – D) - Prohibits the legislative body of a city or county from approving a discretionary entitlement that would result in a new residential development project being located within a very high fire hazard severity zone, unless the city or county finds that the residential development project will meet specified standards intended to address wildfire risks. (Status: Dead).
AB 2062 (Salas – D) – Establishes $50M in grants for police officers to work in underserved communities or live in the communities they work in, if the homicide rate in said community has been higher than the state average for the past five years. (Status: Dead).
SB 1186 (Weiner – D) - This bill would enact the Medicinal Cannabis Patients' Right of Access Act, which would prohibit a local jurisdiction from adopting or enforcing any regulation that prohibits the sale of, or otherwise imposes unreasonable restrictions on the safe and affordable sale of, medicinal cannabis to medicinal cannabis patients or their primary caregivers by medicinal cannabis businesses. (Status: Signed by Governor/Chaptered).
SB 852 (Dodd – D) – Provides for creating “tax increment financing” districts for projects that address various climate change impacts. (Status: Signed by Governor/Chaptered).
SB 891 (Hertzberg – D) – Requires local agencies to confirm a business’s compliance with stormwater discharge permit requirements when issuing either a business license or any other type of license or permit for the sole purpose of raising revenue. (Status: Signed by Governor/Chaptered).
SB 932 (Portantino – D) - This bill would require the legislative body, upon the next substantive revision of the Circulation Element, on or before June 30, 2024, to develop or update the Plan for a balanced, multimodal transportation network and to ensure that the Plan includes bicycle and pedestrian plans and traffic calming plans for any urbanized area within the scope of the city’s General Plan. This bill would also allow a person injured within the right-of-way in a collision with a motor vehicle to have a cause of action for failure to comply with these provisions. LCC opposed. (Status: Signed by Governor/Chaptered).
AB 2953 (Salas – D) - The bill would require, beginning January 1, 2024, a local agency that has jurisdiction over a street or highway, to the extent feasible and cost effective, to use advanced technologies and material recycling techniques that reduce the cost of maintaining and rehabilitating streets and highways and that exhibit reduced levels of greenhouse gas emissions through material choice and construction method. (Status: Signed by Governor/Chaptered).
AB 1737 (Holden – D) – Creates a new framework for children’s camps, including registration, emergency action plans, background checks for employees of the camps, and unannounced inspections by State officials. (Status: Dead).
AB 2631 (O’Donnell – D) - This bill would provide that a city is liable for injury relating to the effects of that city’s homelessness policies on another city or county. (Dead).
SB 1338 (Umberg & Eggman – D) – Allows for certain specified individuals to petition a civil court in order to create a conservatorship on behalf of other adults suffering from mental illness and who lack decision making capacity. Provides for mental health treatment by the county. This is known as CARES Court. (Status: Signed by Governor/Chaptered).
AB 1944 (Lee & Garcia – D) - This bill would specify that if a member of a legislative body elects to teleconference from a location that is not public, the address does not need to be identified in the notice and agenda or be accessible to the public when the legislative body has elected to allow members to participate via teleconferencing. This bill would require all open and public meetings of a legislative body that elects to use teleconferencing to provide a video stream accessible to members of the public and an option for members of the public to address the body remotely during the public comment period through an audio-visual or call-in option. (Status: Dead).
SB 897 (Wieckoski – D) – This bill requires that local agencies allow ADU’s with a 25 foot height limit. (Signed by Governor/Chaptered).
AB 2237 (Friedman – D) - This bill seeks to address this disconnection by incorporating the following recommendations from the AB 285 report into the SCS process: Align transportation funding to sustainability performance. This bill requires ARB, in consultation with OPR, to determine an RTIP’s consistency with an SCS and the state’s climate goals. Focus MPO plans on funding VMT-reducing projects. This bill prohibits an RTPA from funding a project or program determined to be inconsistent with its most recently prepared SCS or the state’s climate goals. Revisit MPO governing structures. This bill creates a task force to review the roles and responsibilities of MPOs. (Status: Dead).
AB 937 (Carillo, Kalra, Santiago - D) - This bill would prohibit any state or local agency from arresting or assisting with the arrest, confinement, detention, transfer, interrogation, or deportation of an individual for an immigration enforcement purpose. (Status: Defeated in Assembly).
SB 1439 (Glazer – D) – This bill prohibits an elected official of an agency from accepting, soliciting, or directing a contribution of more than $250 from any party, participant, or a party or participant’s agent for 12 months following the date a final decision is rendered in the proceeding that came before the decision making body. (Signed by Governor/Chaptered) AB 1869 (Rodriguez – D) – This would make the possession of unserialized firearm, or a firearm with an altered, removed, or obliterated serial number a felony. (Status: Dead)
AB 1955 (Nguyen – D) – Increases the incarceration term and/or fines for possession or sale of substances containing fentanyl. (Status: Dead).
AB 2147 (Ting – D) – Prohibits a police officer from stopping or citing a pedestrian for entering roadways against existing signage instructions or outside established road crossing points, i.e., jaywalking. (Status: Signed by Governor/Chaptered).
AB 2773 (Holden – D) – Requires each local police agency to in its annual report of all traffic stops, the reason given to the person stopped at the time of the stop. (Status: Signed by Governor/ Chaptered).
SB 73 (Weiner – D) - Existing law prohibits granting probation or suspending a sentence for persons convicted of specified crimes relating to controlled substances, including possessing or agreeing to sell or transport opiates or opium derivatives, possessing or transporting cannabis, and various crimes relating to forging or altering prescriptions, among other crimes, if the person has previously been convicted of any one of specified felony offenses relating to controlled substances. This bill repeals the prohibition against granting probation or suspended sentences for the above crimes. (Signed by Governor/Chaptered).
City Council
Agenda Report
Agenda Item 15.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Michael James, Deputy Director of Public Works - Operations SUBJECT: Neighborhood Clean-Up Program
RECOMMENDATION:
That the City Council receives the report and provides feedback regarding the Neighborhood Clean-Up Program.
BACKGROUND:
In February 2022, the City Council approved the City Council Action Plan for 2022. Six priorities were identified: Revitalization of Downtown El Cajon, Economic Development, City Beautification, Homelessness, Public Safety and Miscellaneous. For the City Beautification priority, the City Council identified the following goal, task and target completion date:
Goal: Launch a neighborhood clean-up program that relies on resident leadership and participation.
Task: Present to the City Council possible programs and partnerships for encouraging neighborhood residents to initiate clean-up and beautification projects.
Target Date: October 25, 2022
Beginning in March 2022, a multi-departmental team (Team) that consisted of representatives from the Community Development Department, Parks & Recreation Department, and Public Works Department formed to develop a solution to meet the aforementioned task. The team brainstormed and nurtured ideas that serve as the foundation of the Neighborhood Clean-Up Program; described in greater detail below, outlined by the following topics: Outcome, Approach, Participation, Logistics, Success, and Constant Improvement.
Outcome: Before creating a process to execute the task, it was important to establish the parameters in which the desired outcome would meet the City Council's goal. With this in mind, the Team recorded a number of key phrases that came to mind when thinking about a beneficial program outcome. Examples are, "Create a process that is easy to use"; "Minimize the cost to implement and support"; "Create a scalable solution that all residents can use"; and "Include support"; "Create a scalable solution that all residents can use"; and "Include attractive benefits that will encourage consistent participation to clean up multiple neighborhoods throughout the City."
Approach: Using the philosophy of "keeping it simple," the Team looked at existing operations to see if there were any existing programs in place with a process that could also serve as the program approach for the Neighborhood Clean-Up Program. Luckily, the City's block party process, managed by the Public Works Department - Engineering Division, has a simple application process that reviews all applications, evaluates the practicality of use, and either approves or denies the application. The Team felt this approach was simple and proven as a practical option because it is already in use and limits the amount of additional work that is already being done. Additionally, the marketing plan to promote this program could be very similar to that of a block party application process. This process would include the use of an application, a diagram outlining the work area, an informational pamphlet, door hangers, and a new City webpage that highlights the program and benefits of participating.
Participation: The audience for this program are any and all residents and/or businesses that would like to clean up their property and surrounding neighborhood, while also engaging with their neighbors. Staff feel that the primary users of the program will be smaller neighborhood groups that would like to host a Saturday clean-up event. However, the scalability of the program could manage a corporate entity selecting a commercial block to clean up and/or improve. From a City employee participation standpoint, the primary oversight will be provided by the Public Works Department through the application, field inspection, field repair/maintenance, coordination with EDCO, and final inspections. Additionally, support may be provided by the Parks & Recreation Department with staff assisting the applicants during larger events with more participants.
Logistics: With the audience and support staff identified, the Team created a process, supplemented by City resources, to support the program. The start of the logistical process begins with an application submittal. This would be done online through a new webpage, or in person with a hard copy submittal to the Public Works Department. The application will detail basic information that includes the location of the clean up event, the responsible party, dates and times, a hold harmless agreement and participant waiver, an exhibit or map, and a request for photographs before (and after). Once the application is received and reviewed as complete, the following will occur:
Public Works Operations will conduct a field visit. During the visit, the location of the dumpster will be determined (as well the size), and inspection of the nearby sidewalks, curb ramps, gutters, street(s) and street trees will take place for the evaluation of possible hazards. Applicants will be asked if they would like to receive free mulch for the event and/or participate in the City's Free Tree program.
Additionally, door hangers will be provided to the applicant to invite their neighbors to the clean-up event.
1. Public Works Operations will schedule a follow-up visit to mitigate any identified hazards prior to the event date.
2. 48 to 72 hours before the event, Public Works staff will post temporary no parking signs and coordinate with EDCO to deliver green waste and/or trash dumpsters with gloves, trash bags, and trash pickers as needed.
3. (If applicable) During the day of the event, Parks & Recreation staff may set up a canopy, table, chairs and provide water.
4. 24-72 hours after the event, Public Works Operations will schedule the dumpster(s) removal and pick up any City property used to support the event.
5. Success: Program success can foremost be defined as any event that is held safely and successfully. Yet, the Team felt it was important to define success in terms of quantity; how many events must occur for staff to consider a program successful? In referencing the block party process, in 2021 there were 10 applications. Using this number as a reference, and considering this is a new program, staff estimates one event every three months (an annual total of 4) would indicate program success for the first year.
Constant Improvement: After each event, it is important to perform an after-action review to identify what went well and what could have been improved. This process is important, especially during an initial pilot period, because the project itself should make incremental changes to increase performance and/or usefulness to future applicants. As experience coordinating the process grows, staff anticipates that the after-action review process will not be used as frequently.
Once the program elements were created, the Team invited representatives from the City Attorney's Office and City Manager's Office to further discuss and evaluate the program. During this process, other considerations were discussed:
General Liability: The Team created two forms that will aid in limiting the liability exposure from supporting clean-up events. Those two forms are the individual participant waiver (Waiver) and the hold harmless agreement (HHA). The voluntary waiver creates a contract with legal consequences which states that, in part, the participant waives his/her rights and claims for damages against the City. It is common practice to require this waiver for participation in other supported programs. The HHA was created as a mechanism for a larger group of residents, non-profit organizations, or private companies to host larger clean-up events. Additionally, the larger entity will serve as the host entity and take responsibility for providing oversight of the project. The Team recommends each applicant completes both forms, but at the minimum, the waiver shall be completed for all individual participants. This process was reviewed and approved by the City Attorney's Office.
Program Costs: The cost for the City to facilitate this program is minimal.
Examples of costs that may be incurred per event:
$300 = 15 trash pickers at $20 each
$225 = 15 pairs of gloves at $15 each
$60 = 2 trees at $30 each
$50 = Two boxes of trash bags at $25 each
• • • •
Not all expenditures will be incurred for each event. For example, the trash pickers can be reused for multiple events, trees will not always be requested, nor will gloves. The additional costs will vary from event to event, primarily driven by staff time. If there are additional expenses incurred, they will result from materials and supplies to mitigate an identified risk. Examples include:
Replacing or grinding sidewalk panels.
Removing low hanging tree limbs or limbs that block regulatory street signs.
Pruning bushes away from the sidewalk.
Filling potholes in the street with hot mix asphalt.
After evaluating feedback received from the Team, staff feels confident that the program will create an opportunity for El Cajon residents, businesses and property owners to clean up their neighborhood using the Neighborhood Clean-Up Program.
Prepared By: Mike James, Deputy Director of Public Works - Operations Reviewed By: Yazmin Arellano, Director of Public Works
Approved By: Graham Mitchell, City Manager
Attachments
Neighborhood Clean-Up Program Brochure
Neighborhood Clean-Up Program Door Hanger
• • • •
IMPROVE
YOUR
COMMUNITY
619-441-1716
[email protected]
200 Civic Center Way,
El Cajon, CA 92020
PROGRAM
CONTACT :
ABOUT US
The Neighborhood Cleanup Program is a
free City service designed to help the
community beautify its neighborhoods.
The City of El Cajon and EDCO provide all
necessary cleanup supplies like
dumpsters, trash pickers, and bags to
empower you and your neighbors to look
after your streets and properties. With an
easy application process, the City of El
Cajon and EDCO Disposal are here to help
volunteers like you!
Please visit elcajon.gov/cleanup to apply.
All Neighborhood Cleanup Events are
resident-led and managed by the
applicants. Applications must be
submitted three (3) weeks in advance of
the event and, if a dumpster is requested,
include an aerial image showing its
proposed location.
SUPPLIES & SERVICES
The following supplies and services are available
to you and your neighborhood for your cleanup
event for free!
CLEANING SUPPLIES
Gloves, trash bags, trash pickers, and
even a dumpster delivered directly to
your neighborhood courtesy of the
City of El Cajon and EDCO.
MARKETING MATERIALS
Brochures, door hangers, signage
and participation sign-up sheets to
help rally volunteer participation.
WASTE DISPOSAL
Requested dumpsters will be delivered
then hauled away after your cleanup
event. Large Item Disposal and E-waste
recycling collection are also available!
LANDSCAPE MATERIALS
Mulch and street trees are available to
keep your community looking good long
after the event. Visit elcajon.gov/freetree
to learn more about parkway trees.
JOIN
YOUR
NEIGHBORS
NEIGHBORHOOD
CLEANUP PROGRAM
Your community would like to host a
Neighborhood Cleanup Day
On Neighborhood Cleanup Day, come
together with your community to beautify
your neighborhood. Together with other
volunteers, you can help your neighborhood
shine by picking up litter from sidewalks and
curbs or removing trash or yard waste from
your property. A dumpster and other
equipment will be provided courtesy of
EDCO and the City of El Cajon- all we need is
the help of volunteers like you.
Presented By
Presented By
Contact your Local Neighborhood Host:
YOU'RE INVITED TO OUR
NEIGHBORHOOD CLEANUP
NEIGHBORHOOD
CLEANUP PROGRAM
Questions?
Why should I attend?
Visit (insert URL) for more information
Clean trash and debris
Unite with your neighbors
and friends
Support neighborhoods
Develop community pride
Clean trash and debris
Unite with your neighbors
and friends
Support neighborhoods
Develop community pride
Why should I attend?
Date:
Time:
Location:
Additional Info:
City Council
Agenda Report
Agenda Item 16.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Mayor Wells
SUBJECT: Council Activity Report
RECOMMENDATION:
That the City Council accepts and files the following report of Council/Mayor activities attended during the current agenda period.
BACKGROUND:
Government Code Section 53232.3(d) requires members of a legislative body to provide brief reports on meetings attended at the expense of the local agency at the next regular meeting of the legislative body.
REPORT:
Since the last City Council meeting, I have attended the following events on behalf of the City of El Cajon:
September 26, 2022 – Interview with Carl DeMaio
September 26, 2022 – Interview with Mark Larson
September 26, 2022 – Interview with KUSI
September 26, 2022 – Interview with Artie Ojeda, NBC7
September 26, 2022 – Meeting with the San Diego Rescue Mission September 26, 2022 – Participated in the San Ysidro Health Golf Tournament September 27, 2022 – Press Conference
September 27, 2022 – Interview with Fox 5
September 27, 2022 – Interview with John and Ken Show
September 28, 2022 – Interview with KUSI
September 28, 2022 – Interview with Carl DeMaio
September 28, 2022 – Interview with Mark Larson
September 29, 2022 – Lunch Meeting with Supervisor Joel Anderson October 11, 2022 - City Council Meeting(s)
I am available to answer questions.
Submitted By: Bill Wells, Mayor
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City Council
Agenda Report
Agenda Item 17.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Councilmember Goble
SUBJECT: COUNCILMEMBER STEVE GOBLE
MTS (Metropolitan Transit System Board); East County Advanced Water Purification Joint Powers Authority Board; Chamber of Commerce – Government Affairs Committee; SANDAG – Board of Directors – Alternate; SANDAG Public Safety Committee – Alternate.
RECOMMENDATION:
That the City Council accepts and files the following report of Council/Mayor activities attended during the current agenda period.
BACKGROUND:
Government Code Section 53232.3(d) requires members of a legislative body to provide brief reports on meetings attended at the expense of the local agency at the next regular meeting of the legislative body.
REPORT:
Since the last City Council meeting, I have attended the following events on behalf of the City of El Cajon:
September 26, 2022 – Phone Call with Karina @ Home Start re: client help September 28, 2022 – Amikas Cabin Build
September 29, 2022 – Amikas Cabin Build
September 30, 2022 – Attend El Cajon Oktoberfest Opening Ceremonies October 1, 2022 – Volunteer at El Cajon Oktoberfest
October 2, 2022 – Amikas Cabin Build
October 3, 2022 – Amikas Cabin Build
October 3, 2022 – Emails with Patrick G re: MTS service October 4, 2022 – Attend Chamber Govt Affairs Committee October 4, 2022 – Attend AWP Management Committee Mtg
October 4, 2022 – Lunch with former Sup Jacob
October 4, 2022 – Amikas Cabin Build
October 4, 2022 – Emails w/SANDAG Pub Safety Committee re: Electric Police/Fire Vehicles October 5, 2022 – Meeting with Rescue Mission
October 5, 2022 – Attend Meals on Wheels Employee Appreciation Event October 5, 2022 – Amikas Cabin Build
October 7, 2022 – Chamber First Friday Breakfast
.!!!!_ Valley of opportunity
~ ~ ~
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October 7, 2022 – Volunteer at El Cajon Oktoberfest
October 8, 2022 – Attend Fire Open House Station 6
October 8, 2022 – Volunteer at El Cajon Oktoberfest
October 10, 2022 – Meeting with City Manager
October 11, 2022 – City Council Meeting
I am available to answer questions.
Submitted By: Steve Goble, Councilmember
City Council
Agenda Report
Agenda Item 18.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Councilmember Kendrick
SUBJECT: COUNCILMEMBER GARY KENDRICK
METRO Commission/Wastewater JPA; Heartland Communications; Heartland Fire Training JPA.
RECOMMENDATION:
That the City Council accepts and files the following report of Council/Mayor activities attended during the current agenda period.
BACKGROUND:
Government Code Section 53232.3(d) requires members of a legislative body to provide brief reports on meetings attended at the expense of the local agency at the next regular meeting of the legislative body.
REPORT:
Since the last City Council meeting, I have attended the following events on behalf of the City of El Cajon:
October 5, 2022 – Metro Wastewater JPA Meeting
October 6, 2022 – Special HCFA JPA Commission Meeting
October 11, 2022 – City Council Meeting(s)
I am available to answer questions.
Submitted By: Gary Kendrick, Councilmember
.!!!!_ Valley of opportunity
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City Council
Agenda Report
Agenda Item 19.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Deputy Mayor Metschel
SUBJECT: DEPUTY MAYOR MICHELLE METSCHEL
Harry Griffen Park Joint Steering Committee; Heartland Communications – Alternate; Heartland Fire Training JPA – Alternate; METRO Commission/Wastewater JPA – Alternate.
RECOMMENDATION:
That the City Council accepts and files the following report of Council/Mayor activities attended during the current agenda period.
BACKGROUND:
Government Code Section 53232.3(d) requires members of a legislative body to provide brief reports on meetings attended at the expense of the local agency at the next regular meeting of the legislative body.
REPORT:
Since the last City Council meeting, I have attended the following events on behalf of the City of El Cajon:
September 28, 2022 – Lexington Square Senior Apartments Ribbon Cutting September 28, 2022 – GUHSD Emergency Meeting re: Task Force on Human Trafficking October 1, 2022 – Parkway Plaza Day 50th Anniversary Festivities and Panel with City Officials October 4, 2022 – East County Manufacturing Week Expo
October 5, 2022 – Meals on Wheels Volunteer Appreciation Event October 6, 2022 – Attended Coffee with a Cop (El Cajon Police Department) October 10, 2022 – Toured Anza Elementary School re: student drop-off and street crossing issue
October 11, 2022 – California Department of Rehabilitation Ribbon Cutting October 11, 2022 – El Cajon Police Department Volunteer Luncheon October 11, 2022 – City Council Meeting(s)
I am available to answer questions.
Submitted By: Michelle Metschel, Deputy Mayor
.!!!!_ Valley of opportunity
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City Council
Agenda Report
Agenda Item 20.
DATE: October 11, 2022
TO: Honorable Mayor and City Councilmembers
FROM: Councilmember Ortiz
SUBJECT: COUNCILMEMBER PHIL ORTIZ
League of California Cities, San Diego Division; East County Economic Development Council; MTS (Metropolitan Transit System Board) – Alternate; East County Advanced Water Purification Joint Powers Authority Board – Alternate; Chamber of Commerce – Government Affairs Committee – Alternate.
RECOMMENDATION:
That the City Council accepts and files the following report of Council/Mayor activities attended during the current agenda period.
BACKGROUND:
Government Code Section 53232.3(d) requires members of a legislative body to provide brief reports on meetings attended at the expense of the local agency at the next regular meeting of the legislative body.
REPORT:
Since the last City Council meeting, I have attended the following events on behalf of the City of El Cajon:
September 28, 2022 – Lexington Square Open House
September 30, 2022 – Oktoberfest Opening Ceremony
October 1, 2022 – Parkway Plaza Day
October 4, 2022 – National Manufacturing Week Event
October 10, 2022 – League of California Cities Meeting
October 11, 2022 – City Council Meeting(s)
I am available to answer questions.
Submitted By: Phil Ortiz, Councilmember
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City Council
Agenda Report
Agenda Item 21.
DATE: October 11, 2022
TO: City Clerk
FROM: City Attorney/General Legal Counsel
SUBJECT: Closed Session - Conference with Real Property Negotiators - pursuant to Government Code section 54956.8:
Property: Contract #13683R in Lot 10 Blk 1MM 586 in Gillespie Field, APN 760-232-15-00
Negotiating Party
: 1990 Friendship LLC
City Negotiators: City Manager, Assistant City Manager Under Negotiation: Price and terms for acquisition of leasehold interest RECOMMENDATION:
That the following Closed Session be scheduled for the Joint City Council / Housing Authority / Successor Agency to the El Cajon Redevelopment Agency meeting on Tuesday, October 11, 2022, at 3:00 p.m.
Morgan L. Foley
City Attorney / General Legal Counsel
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