The age criteria filters out newer buildings with substantial improvements that may still be considered otherwise underutilized based on the potential for residential development.
Additionally, most of the City’s recent development occurred on buildings that were built prior to 1990.
For example, the Touchstone Ivy apartments were constructed on a building that appears to have been built during the 1970s or 1980s based on a review of street view imagery (assessor’s data was not available) in 1986. The warehouses that were redeveloped for senior affordable housing (Quince Street Senior Homes) were constructed in the early 1960s.
Other existing single-family and commercial buildings at 322 S. Escondido Boulevard and 829. South Escondido Boulevard (proposed housing projects) were built from the 1920s to 1960s . Another building that is a part of the 829 S. Escondido Boulevard project was built in 1990, illustrating that even buildings constructed more recently are suitable and likely to be developed, provided that the underlying zoning allows enough capacity for profitable residential development. Only 6% of the potential units are on sites with buildings less than 30 years old. As noted previously, such sites have a net new unit ratio of 5.0 or greater and a land to improvement ratio of 1.0 or greater, which indicate that the sites are physically underutilized and underutilized relative to the zoning capacity.
Net New Units Ratio
The most important determinant of whether a site is underutilized and likely to be redeveloped is the potential return on investment as determined by the development potential of the property. One measure of this is the ratio of the potential new units divided by the existing units on the site, or the net new unit ratio. This represents the amount of development that could be added to an existing development site, or the net increase if the existing improvements were to be replaced.
In this case, the net new unit ratio was based on the assumed project yield (after deductions of 37.5% for mixed use or 25% for residential from the maximum allowed by zoning) for zones that allow more than 45 dwelling units per acre. A ratio of 1.0 (doubling existing units) to 2.0 (tripling existing units) is often adequate to entice redevelopment of smaller projects. A simple example is a single-family home on a lot that can be subdivided or developed with one new home, or replaced with a duplex, triplex or fourplex (net new factors of 1, 2 and 3, respectively).
Other cities in the San Diego region found substantial evidence to support redevelopment at net new unit ratios of just 0.25 to 1.0. The 25% remaining capacity threshold was determined to be a conservative alternative to the standard assumption that sites with 15% remaining capacity are likely to be realized over a longer 20– 30-year planning period. The more aggressive minimum ratio of 1.0 was based on a doubling of the number of existing units.
Due to the large number of potential sites, Escondido chose a very high and conservative net new unit ratio of 5.0 or greater to identify and select the best sites. It should be noted that the calculation of the net new unit ratio for Escondido sites was based on the assumed project yield after the 25% or 37.5% reductions from the maximum potential yield based on zoning. A factor of 5.0 is equivalent to a 6.7 or 8.0 when calculated using the maximum potential units Attachment "5"
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(or remaining capacity), as is typical and used for the examples above. Therefore, the resulting Escondido minimum values are 6.7 to 32 times greater and more conservative than those used by other cities in the region.
As noted above, existing multi-family sites and condominium ownership (homeowners associations) were excluded from consideration. So, the non-vacant sites include only older single-family homes and commercial sites that are underutilized and have high development potential.
Properties with no residential units (commercial, mixed-use, industrial) were also included due to high demand for residential and the potential for recycling existing commercial uses. These types of properties, including existing buildings with substantial vacancies, are underutilized in comparison to the intended and permitted intensity and density allowed by zoning. The underlying potential of these prospective new units is anticipated to act as a catalyst for housing development.
Despite m Much of the City’s recent development has occurred occurring on underutilized commercial properties. The very high permitted densities provide a very strong profit motive to add or redevelop with new housing. Recycling has occurred of residential sites is also occurring on single-family properties throughout the Downtown and Southern Centre City Specific Plans. For example, a project at 350 West 10 th Street is converting two single-family homes into an 8-unit apartment building (a net new unit ratio of 3.0 4.0). The 322 S. Escondido project proposes 18072 units on a site that contains 4 single family homes and commercial building (new unit ratio of 43). Another project at 664 N. Fig Street proposes 15 apartments on a single-family lot (new net unit ration of 15). These projects, with net new unit ratios ranging from 4 to 43 demonstrate the validity of using this ratio in combination with building ages to identify underutilized parcels that are likely to be redeveloped during the 6 th Cycle. As noted above, sites with existing multi-family and condominiums were excluded from consideration. The proposed RHNA sites are similar to and in the same areas that are currently recycling both commercial and residential non-vacant sites.
Exclusion of sites with environmental or land use constraints, the use of several layers and multiple and conservative selection criteria such as the net new unit ratio of 5.0 (the equivalent of 6.7 to 8.0 due to the prior use of the 25% to 37.5% yield reductions) result in selection of sites that are expected to be developed within the next 8-year planning period.
Adjacent Parcels
Individually, some specific parcels may not be considered underutilized or likely to redevelop in the near future. However, contiguous parcels that are considered together may present a stronger redevelopment potential; these may include individual parcels that contain viable uses but serve to connect the vacant and underutilized properties. Section C above describes several projects that have been proposed or approved for small, contiguous lots in the Downtown and South Centre City areas. For this reason, some adjacent properties that may not individually meet the criteria listed above were included in the sites inventory.
Appendix B, Sites Inventory list includes improvement to land value ratios, age of structures, land use, and the number of units that could be added to a property to help demonstrate the viability of each parcel. As discussed above, each parcel that was included meets criteria indicating that it is physically underutilized (land to improvement ratio above 1.0 ) or underutilized relative to the zoning (net new units ratio ≥ 5.0; or a structure that is at least 30 years old ). These conditions provide evidence that the properties are likely to be redeveloped for housing during the planning period. All Attachment "5"
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RHNA sites include at least two of these three characteristics of underutilized sites. Many include all three. The Sites Inventory list also identifies additional supporting factors (described above) that make the sites appropriate and attractive for housing development.
Infrastructure
The City of Escondido operates water and wastewater utilities throughout the City, except for a few areas that are served by Rincon del Diablo Municipal Water District. The City actively participates in regional water management and maintains active capital improvement programs to improve water and wastewater infrastructure throughout the City.
The sites selected all have access to existing water and sewer infrastructure. In some areas , the City’s existing infrastructure may need to be upgraded to accommodate the projected housing units specified in the sites inventory. The City will continue to update and evaluate infrastructure needs and include the appropriate infrastructure programs in the relevant capital improvement plan.
The City is served by San Diego Gas & Electric (“SDG&E”) and a variety of telecom providers. SDG&E service and broadband internet access are available across the City and for all sites identified in the inventory.
Ownership
Properties that are owned by the common interests (e.g., homeowners associations) were removed based on the “Owner Name” assessor’s data. Parcels owned by the City of Escondido, special districts, and SDG&E were also removed from consideration.9 Sites Inventory and Residential Development Potential
The City is planning to accommodate new housing primarily through infill development on non-vacant sites. Prioritizing infill and densification, particularly in the City’s Downtown and transit rich neighborhoods, will minimize sprawl and focus new development in an efficient and environmentally sensitive manner. This is consistent with and part of the 2021 Climate Action Plan strategy.
Overall, the City is accommodating 9493.7% (8,902 8,117 units) of its RHNA capacity on non-vacant sites, and 6.3% (561 546units) on vacant sites. Of the lower -income capacity met through identified sites, only 1.43.1% (135 788units) of the lower-income capacity is met through vacant sites.
The City also identified 653 units of lower-income housing that can be accommodated by approved projects, pending projects, and ADUs. Combined with the units located on vacant sites, the City can accommodate 25% (788 units) of its lower income RHNA (3,113 units) on sites without existing uses.
As these vacant or approved units do not exceed 50% of the lower-income RHNA, the City, based on substantial evidence, makes the required finding that the non-vacant sites are likely to be redeveloped for housing during the planning period.
9 Vacant parcel 230-141-01-00 owned by the City of Escondido is included.
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Downtown Specific Plan Area
In 1992, the City identified Downtown Escondido as an area in need of concentrated revitalization efforts and adopted the Downtown Revitalization Area Specific Plan. The plan has undergone several revisions and was last updated in 2012. The 2012 amendment rezoned a majority of Escondido’s Downtown to accommodate high-density residential and mixed-uses. While some properties in downtown Escondido are reserved for commercial development, residential and mixed-use development at densities of 45 to 100 du/ac are allowed throughout most of the specific planning area.
Through the incentives and flexibility offered by the Downtown Specific Plan, the City has experienced a steady pace of redevelopment activities in the area, such as aging commercial developments, o lder single-family or small multifamily homes, or parking lots being recycled into higher intensity developments.
These projects are frequently built to the maximum allowable density, demonstrating the feasibility of achieving the substantial residential production envisioned by the City.
Overall, vacant and underutilized properties in the Downtown Area can accommodate 5,0924,090 new units. This estimate is based on the highly conservative yield adjustments (e.g., 62.550% to 75% of the maximum) shown in Table 53.
Non-Vacant Redevelopment Site Typologies
The Downtown Specific Plan area includes approximately 275 parcels and 65 consolidated non- vacant inventory sites. The Downtown area contains several subareas that each include a variety of building patterns and typologies described below. The typology of each site is identified in the sites inventory list. The list also identifies the land-to-improvement value ratios, age of structures, land use, and the number of units that could be added to a property to help demonstrate the viability of each parcel. See Figure B -1 following Appendix B, Sites Inventory for examples of existing non-vacant sites exhibiting characteristics of recent multifamily redevelopment in the area. Figure B includes images of over 50 examples from the sites inventory including strip commercial, office/medical, single- family residential, industrial/warehouse, and church uses. It also includes examples of eight recent redevelopment projects on sites with similar characteristics as the inventory sites including uses, age of structures, land-to-improvement assessed value ratios, zoning, density, and development potential.
North of Escondido Creek
The area generally north of Escondido Creek and between North Escondido Boulevard and North Broadway includes about 35 parcels and eight consolidated inventory sites. Existing uses include neighborhood strip shopping centers with large parking lots, small and free-stranding arterial strip commercial buildings on small lots, a few small medical and professional office buildings, and a few light industrial buildings. Uses include medical office, auto parts, service and tire stores, grocery stores, vacant office buildings, a Goodwill donation center, fast food restaurants, and a laundromat.
This entire area is zoned for the City’s highest density residential and mixed -use at densities up to 100 dwelling units per acre. Most of the parcels in this area are contiguous and create excellent individual and consolidated development s ites. This area is expected to experience significant residential and mixed-use redevelopment over the next eight years. Two recent 4- and 6-story multi- family residential communities (Alcove and Latitude 33) directly west of the main block of sites demonstrate the trend for redevelopment in the area on sites with similar characteristics.
South of Escondido Creek
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The area south of Escondido Creek and West Valley Parkway includes approximately 65 parcels and 14 consolidated sites that include a mix of older strip commercial buildings, a block of auto sales, parts and repair uses, and several blocks of a mix of older small single-family homes interspersed with vacant land and parking lots. Several of office and larger buildings are vacant. The area is designated for 75 dwelling units per acre. The new Touchstone Ivy multi-family project reflects the trend toward new multifamily in the area and demonstrates the high likelihood that the proposed sites will be redeveloped within the next eight years.
West of Former Palomar Medical Center
The 9-block area immediately west of the Palomar Medical Center includes approximately 80 parcels and 16 consolidated sites. The area is characterized by small mostly one-story buildings. There are a few two-story buildings. Most are set close to the sidewalk and are adjacent to each other where parking in front of the buildings is on-street and private parking is provided behind the buildings. Some have no parking at all which limits their marketability and development potential. There are two 1 - story larger floorplate buildings on the western end of the area. Both are vacant. There are four new residential development projects including the Touchstone Ivy, Touchstone Aspire, and a mixed use project including 50 units of affordable housing. This area exhibits the same characteristics as the nearby redevelopment sites. It is ripe for redevelopment within the next eight years with high-density mixed-use development that takes advantage of the 75 dwelling units per acre permitted density and redevelopment vision of the Downtown Specific Plan.
Southern Downtown Specific Plan
The 15-block area that forms the southern portion of the Downtown Specific Plan is located between East 2nd Avenue and 5th Avenue and Centre City Parkway and Ivy Street. The area includes approximately 75 parcels and 22 consolidated sites. Approximately half of the sites are designated for 45 dwelling units per acre. These sites are located between Broadway and Ivy and 2nd and 5th Avenues. The buildings in this area are primarily one-story medical/professional office buildings and older single-family homes, and large parking lots. The other half of the inventory sites are zone for 75 dwelling units per acre (between 2nd and 3rd Avenues) and 100 dwelling units per acre (between Centre City Parkway and Maple Avenue) . The area includes single-family dwellings, the Escondido Lumber Yard, a one-story office complex, a used-car dealership, a vacant office building and parking lot, a mortuary, and several older, small, one -story medical office buildings. There is a larger floorplate, 2-story office building, and a very large parking lot, and three single family buildings between Juniper and Ivy street near the former Palomar Medical Center that make a very attractive redevelopment site. This site and most of the other office buildings are exhibiting increased vacancies and most have for lease signs. This complex is directly south of a new multifamily project on Ivy Street. The site was occupied by one of the larger and more expensive buildings in the area – the Escondido Surgery Center was a multi -story podium building with a 2-level parking structure that covered three-quarters of the block . Redevelopment of this site demonstrates the strength and feasibility of redevelopment of even higher cost sites. The loss of the Palomar Medical Center is expected to greatly diminish the near -term and long-term market and viability for the clusters of outpatient and small medical office support services in the area. The uses in this area are expected to redevelop over the next eight years as a result of the very strong demand for residential development, the significantly increased very high-density development potential and the weakening market and demand for medical and professional office space.
Escondido Transit Center
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The Escondido Transit Center and surrounding area includes 18 parcels and consolidated 4 sites.
The inventory sites include mostly one-story office buildings, and several older warehouse buildings and large parking lots. There is a 3 -story office building that is also included because the and very large surface parking lot makes it a very attractive large site for mixed- use infill or redevelopment.
This area has been upzoned to 100 dwelling units per acre and has attracted recent redevelopment activity. The 65-story Rowan apartment homes community was recently developed on the site of a relatively large 2-story office building. The 145-unit Quince Street affordable Senior Housing project was recently approved. The inventory sites have the same favorable characteristics as those that are recently redeveloped and are expected to be developed in the next eight years. The Transit Center is a great asset to support the high-density development but is also a prime candidate for infill development. North County Transit Center District proposed a concept plan for developing the site with 400+ multi -family units, retail, office, and parking. Formal plans have not been submitted. The permitted densities would support structured parking that would make large portions of the site available for truly transit-oriented residential and mixed-use.
South Centre City Specific Plan Area
The South Centre City Parkway Specific Plan covers a length of approximately 2.25 miles between 5th Avenue and Centre City Parkway and Verda Avenue. South Centre City is characterized by a variety of aging, underutilized, and small -scale commercial development, interspersed with older single-family residential uses. As a part of the City’s comprehensive General Plan update in 2012, four smart growth “target areas” were identified in the South Centre City region: the South Quince Street Area, South Escondido Boulevard Area, Felicita Avenue Area, and Centre City Parkway Area.
These target areas were aggregated in the 2018 South Centre City Parkway Specific Plan, which established a comprehensive planning vision for the district. The plan established many districts and subareas suitable for higher-density residential and mixed-uses. Since the adoption of the plan, the City has seen multiple residential projects from duplexes and small garden-style apartments to high- density, mixed-income projects proposed and constructed along this corridor —evidence that the recently up-zoned land has catalyzed residential development as planned.
The City identified a number of properties within the South Centre City Parkway Specific Plan area where the conditions of existing uses are conducive to future redevelopment. Such conditions include large parking areas, older buildings, marginally operating businesses, nonconforming uses, and capacity for additional units. Overall, the properties in South Centre City Parkway Specific Plan area are projected to accommodate 931949 new units.
Non-Vacant Redevelopment Site Typologies
The South Centre City Specific Plan area includes approxi mately 150 parcels and 39 consolidated non-vacant inventory sites. The majority (116 parcels) are zoned for 30 dwelling units per acre. The 26 parcels along 9th Avenue are zoned for 24 dwelling units per acre, the 11 inventory sites along 5th Avenue are zoned for 100 units per acre. These sites are characterized by one of the four typologies described below. The typology of each site is identified in the sites inventory list. The list also identifies the land-to-improvement value ratios, age of structures, land use, and the number of units that could be added to a property to help demonstrate the viability of each parcel. See Figure B -1 following Appendix B, Sites Inventory for examples of existing non-vacant sites exhibiting characteristics of recent multifamily redevelopment in the area.
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Old Single-Family Homes in High-Density Zone
Approximately half (68 parcels and 20 consolidated sites) of the total proposed inventory in the South Center City Specific Plan area include older, small one-story single-family homes that are zoned for high-density residential. Many of the homes are nearing the end of their useful service life. The large increase in development potential and the recent examples of redevelopment for high-density residential on similar properties in the area is a very strong demonstration and incentive for redevelopment of these properties in the next eight-year period.
Small Strip Commercial Buildings
The sites inventory includes approximately 55 sites that are characterized by small strip commercial buildings. Most of the commercial buildings in the South Center City specific plan area are old, small one-story single-family homes that have been converted decades ago to small commercial shops.
Some were likely built as small commercial shops but have not been significantly improved for decades. Many are in poor condition. There is a high proportion of vacan cies. Sites in the southern portion of the district include many more vacancies and buildings that are in poor condition. Several new multi -family developments in the vicinity along Escondido Boulevard demonstrate the redevelopment trend and feasibility. The large increase in development potential and the recent examples of redevelopment for high-density residential on similar properties in the area is a very strong demonstration and incentive for redevelopment of these properties.
Small Medical/Professional Office Buildings/Complexes
There are about 14 sites with small one-story free-standing medical and professional or personal service office buildings in the South Center City Specific Plan. Some are converted single-family homes and are on streets that still contain older one-story single-family homes. Most are located along the southern portions of South Escondido Boulevard and are zoned for 30 units per acre. The proposed sites along 5th Avenue are near several new 3- and 4-story office and mixed-use buildings that demonstrate the redevelopment potential of these sites with very similar characteristics. The large increase in development potential of 30 to 100 units per acre and the recent examples of redevelopment for high-density residential on similar properties in the area is a very strong demonstration and incentive for redevelopment of these properties.
Automotive (Gas Stations, Repair, Sales, Storage, Car wash) There are about 14 automotive related sites that are in prime locations for residential and mixed-use redevelopment. Several of the proposed RHNA sites include small, older automotive uses including convenience stores, service stations, small repair shops, or towing/storage yards. These sites have small and generally very low value simple shell buildings. Several are located in the northern section of the district off 9th Avenue near Centre City Parkway. Permitted densities range from 24 to 100 dwelling units per acre. All are located within a few blocks of recent multi-family development projects.
The large increase in development potential and the recent examples of redevelopment for high- density residential on similar properties in the area is a very strong demonstration and incentive for redevelopment of these properties within the next eight years.
East Valley Specific Plan Area
The East Valley area of Escondido is directly east of downtown, centered on Valley Boulevard, and generally bounded by Escondido Creek to the north, Harding Street to the east, East Grand and East 2nd Street to the south, and North Hickory, South Hickory, and North Fig Street to the west. Due to Attachment "5"
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previous zoning that largely precluded residential uses, existing uses consist primarily of strip commercial, big box retailers, and small medical and professional office uses. Many of the small medical and professional office buildings are former single-family homes that were converted to commercial use. The area is still frequently interspersed with older, small single-family homes.
The EVSP is a policy and regulatory document being prepared to identify the future vision, goals, and policies and establish area-specific regulations to facilitate, guide, and incentivize the fulfilment of that vision. The overall purpose of the EVSP is to guide redevelopment of the underutilized residential and commercial land of low -intensity general retail, office, restaurants, and small -scale service businesses into a new neighborhood with a mix of residential, commercial, public, and open space uses. It would accommodate increased housing density along with other transit-supportive uses and improvements.
Through the plan, the City will redesignate and rezone most of the 191-acre area (127 acres excluding rights-of-way) from the current commercial and office uses to mixed-use and high-density residential through the Mixed-Use and Urban Residential IV/V districts.
The new zoning will require that residential components be included in all redevelopments at the minimum densities illustrated in Table 52 and described below.
The Draft EVSP Land Use Plan shows limited and targeted areas for general commercial and mixed- use along both sides of the East Valley Parkway, and urban residential areas to the north and south of the mixed-use corridor. Two park overlay zones are proposed over the urban residential zones on the eastern half of the EVSP area. The development program includes:
1. General Commercial – approximately 7 acres and 60,000 square feet of exclusively commercial uses, including local-serving commercial, automobile service, eating/drinking establishments, entertainment facilities, retail, office, and service establishments intended for other commercial uses not suitable for residential zones.
2. Mixed-Use – approximately 70 acres with residential densities between 3 0 and 80 du/ac, averaging 45 du/ac for an estimated 4,600 units, and an estimated 700,000 square feet of retail, office, and medical office space. Multifamily residential units, appropriate along major thoroughfares, would be proximate to shopping centers and commercial (retail/entertainment, community facilities and employment office/medical office) opportunities.
3. Urban Residential IV/V – approximately 50 acres of residential and mixed -use yielding approximately 1,500 dwelling units (multifamily residential units, town homes, apartments, flats, and condominiums) between 21 and 30 du/ac and averaging 25 du/ac. This area is also projected to contain approximately 450,000 square feet of retail, office, and medical office space at 15,000 square feet/acre.
4. Park Overlay Zone – two overlay zones over portions of the Urban Residential and Mixed- Use areas are intended to yield a minimum of 10 acres of active and passive parks as well as land to protect, maintain, and enhance the community's natural resources and include detention basins and creek corridors.
Only three intersections within the plan area are required to provide commercial frontage. These are along East Valley Parkway at Ash Street, Date Street, and Fig street. Because of the minimum density requirement, properties within these two districts will recycle as residential or mixed-use.
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Non-Vacant Redevelopment Site Typologies
There are just over 200 parcels and 47 non-vacant inventory consolidated sites within the East Valley Specific Plan area. They are characterized as one of the following typologies described further below – aging arterial strip commercial, and older, low-scale medical and professional office buildings. The typology of each site is identified in the sites inventory list. The list also identifies the land-to- improvement ratios, age of structures, land use, and the number of units that could be added to a property to help demonstrate the viability of each parcel. See Figure B-1 following Appendix B, Sites Inventory for examples of existing non-vacant sites exhibiting characteristics of recent multifamily redevelopment in the area.
Large and Small Arterial Strip Commercial
There are approximately 17 sites and 70 parcels located along the Valley Parkway arterial that meet the very restrictive eligible site selection criteria including parcel size, land to improvement ratio, minimum residential potential yields, and existing structures more than 3031 years old.
The proposed sites east of North Ash Street include typical strip commercial centers on larger lots (five plus acres). These sites have large, underutilized parking lots between the street and older one- story buildings, and some free-standing buildings often used for banks and restaurants, with little evidence of renovation or refurbishment. Uses include discount stores and small local independent shops. Sites that abut the Escondido Creek appear to have less activity and vitality than other commercial sites that are not isolated from the adjacent and surrounding communities. These sites are ripe for redevelopment with the addition of infill within the underutilized parking areas or in conjunction with the replacement of one or more of the strip or free-standing buildings with residential and mixed- use buildings. The continuing decline in demand for retail space and the increasing demand and extremely strong housing market make redevelopment of these sites likely during the next eight-year planning period. These sites exhibit the characteristics of similar sites in the area that have or are currently undergoing redevelopment.
The Valley Parkway area west of North Ash Street includes considerably older (1920s to 1960s), almost exclusively small one-story individual commercial buildings and small multi -tenant buildings on small lots. Sites include individual driveways and reflect a 50-foot-wide lot pattern of lots. These small lots exhibit the characteristics of other sites consolidated for new redevelopment sites. The area includes some older single-family homes. Uses include a mix of local service uses such as nail salons, pawn shops, small local fast food, and older medical and professional offices in small stand-alone buildings. Many of the buildings are in poor condition and lack maintenance. There are few new buildings or signs of any rehabilitation, capital investment, or renovation. Many buildings are vacant.
The existing weak market and continuing decline in demand for these retail spaces and the increasing demand and extremely strong housing market make redevelopment of these sites likely during the next eight-year planning period. These sites exhibit the characteristics of similar sites in the area that have or are currently undergoing redevelopment.
Small Medical/Professional Office Buildings/Complexes
The 15-block area east of the former Palomar Medical Center includes approximately 29 sites and 100 parcels that meet the very restrictive selection criteria including parcel size, land to improvement ratio, minimum residential potential yields, and existing structures more than 3031 years old. The area is characterized by older, underutil ized 1 -2 story medical offices and small complexes with frequent vacancies and for lease signs. Many of the buildings are converted single-family residences.
Occasional single-family homes remain within and amongst the small medical, dental, and Attachment "5"
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professional offices. These uses have developed around the Palomar Medical Center which has been decommissioned and is being redeveloped as a residential community. The loss of this facility will remove a major source of business for these small offices. Vacancies and relocations have already increased and become more apparent. It is likely that many of these uses will decline and relocate over time to be nearer to other medical centers. The combined loss of the Palomar Medical center, the proposed redevelopment plan and rezoning of the East Valley Specific Plan and the extremely strong demand for housing will result in the very high likelihood that these sites will experience significant redevelopment in the next eight-year period. These sites exhibit the characteristics of similar sites in the area that have or are currently undergoing redevelopment.
Overall, the City is anticipating approximately 6,100 residential units once the planning area is built out. Recognizing that not all of the upzoned properties are underutilized or likely to develop within the planning period, only 2,185 2,343units are being counted towards the Sixth Cycle sites inventory.
However, even though this analysis supports a realistic, residential-capacity assumption for the 2021- 2029 Housing Element cycle, the City will proactively monitor housing production in the planning area and determine to the extent that the EVSP inventory can accommodate a larger portion of its share of the regional housing need by income level during future planning periods, pursuant to Government Code section 65584. Furthermore, future inventories will consider the impact of the TPP and EVSP DTP on development yields when calculating realistic development capacity.
General Retail and Office Trends Support More Residential and Mixed-Use Most cities have more commercial space than can be readily supported. While not limited to California, many cities have over-zoned, and in many cases overbuilt commercial space as a means of capturing sales tax revenue. The excess space has been a problem for decades resulting in vacancies, soft markets, low rents, and often physical decline of the properties . This decline in the demand for retail space has been further accelerated and exacerbated for over 10 years with the increasing popularity and market share of on-line retail sales. On-line sales and services have been expanding into areas thought impossible just a couple of years ago. This includes even the sale of cars and homes entirely on-line.
There is a strong and growing trend as a result. Many malls, big box centers, and community shopping centers are being reconfigured, reoriented, and redeveloped to include residential, entertainment, open space and recreation that increases overall population and occupancy on the properties around the clock. This provides support for the commercial uses and increases the overall utilization and profit. Many of the big box retail stores are being converted to fulfillment centers where online purchase orders are pre-packed and the customer simply picks up their goods. No shopping occurs within the spaces. Developers have recognized this trend for years. While some malls and shopping centers will remain and be upgraded, developers and investors are not planning on building new 100% commercial developments. Most are planning for only mixed-use projects. Recycling of similar properties is occurring throughout the region. Redevelopment of commercial properties do not always involve the discontinuation of existing uses. Many sites have large, underutilized surface parking lots that can be repurposed for additional infill development.
These long-term trends have been accelerated and amplified by the COVID-19 pandemic. In addition to pushing more retail sales to online, the stay-at-home quarantine and office closures have proven the feasibility and efficiency of remote working. This has shuttered many office buildings temporarily.
Many companies have gone entirely virtual and have permanently relinquished office spaces. While some recovery is expected in the office markets, most companies are expecting and planning for reduced in-office occupancy. This has and is expected to increase vacancies and exacerbate the Attachment "5"
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retail/office markets that were already in decline. Together, these trends provide increased opportunity and likelihood that many of the existing commercial and office properties throughout Escondido will be converted to residential use in the near and foreseeable future.
Lower Density/ Non-Specific Plan Residential Areas
Other parts of the City can accommodate units for moderate-income and above moderate-income households. There are over 300 sites in the inventory with densities up to 24 units per acre. the vast majority (285) of these potential units are located on underutilized s ingle-family (205), vacant and underdeveloped (72), and agricultural uses (10). About 1,281 units are anticipated for these lower - density regions of the City.
Accessory Dwelling Units
Since recent changes to state accessory dwelling unit ( “ADU”) law, Escondido has seen a large increase in the number of ADUs constructed each year. Since 2017, the City has also tracked ADU rental prices based on information provided on applications , allowing for ADUs to be projected by income for the Sixth Cycle based on the average production. The City permitted 25 ADUs in 2018 and 25 ADUs in 2019.
The 2018 and 2019 trends do not reflect the current interest and production rates of ADUs in Escondido. During 2020, the City approved 60 ADUs out of 74 applications. From January 1 to May 7, 2021, the City had 33 ADU applications, approved 36 ADUs, and issued building permits for 28 ADUs. Based on a linear, pro-rated trend, the City is expected to issue 80 ADU permits in 2021.
Based on the significant upward trend in ADU production since 2018 and the number of permits already issued in 2021, the City anticipates continued growth in ADU s in the Sixth planning cycle.
Based on the 2020 production and recent trends, a highly conservative production rate of 45 units per year was projected for the eight years in the Sixth Cycle, yielding a total of 360 ADUs that can be counted toward the RHNA. As the City is considering adopting other incentives to encourage and promote ADUs, including allowing ADUs on religious properties and creating pre-approved plans , it can be reasonably expected that the City would permit more than 45 ADUs per year during the Sixth Cycle. The City is also including a strong ADU production monitoring program as a Housing Element implementation action. The City will continue to evaluate ADU production throughout the planning period and implement additional programs or adjust the RHNA assumptions, as necessary.
The City surveyed the applicants for the intended use and estimated rent levels for the ADU applications. Based on this survey results, the City was able to determine the income/affordability levels of the ADUs.
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Table 55: ADU Affordability Level (2018-2020)
Year Total ADUs
Very Low
Low
Moderate
Above
Moderate
% Very Low
% Low
% Moderate
% Above
Moderate
2018 23 4 5 14 0 17% 22% 61% 0%
2019 40 9 3 18 10 23% 8% 45% 25%
2020 741 14 13 13 44 19% 17% 17% 47%
1. Affordability percentages calculated for ADU applications. 60 ADUs were approved in 2020.
Table 56: Average ADU Affordability Level (2018-2020)
Income Category Average Production
Very Low 19.7%
Low 15.4%
Moderate 41.0%
Above Moderate 23.9%
Table 57: Estimated Sixth Cycle ADU Production
Title Units
Units per year 45
Total Units (8 Year Cycle) 360
Very Low-Income Units 71
Low Income Units 56
Moderate Income 147
Above Moderate Income 86
No Net Loss
It is recommended that the EVSP also include capacity to accommodate additional units above the RHNA requirement, pursuant to Senate Bill 166, also known as “No Net Loss.” No net loss states that cities may not reduce potential housing capacity below the remaining RHNA requirements (RHNA – units built) through the planning period. To ensure that the City maintains adequate sites through the Sixth Cycle, it is generally recommended that cities include additional units above the RHNA. Table 58 illustrates the RHNA requirement with a 10% buffer above the RHNA.
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Table 58: No Net Loss Buffer Estimate
Above Moderate Moderate Low Very Low Totals
RHNA Allocation 4,967 1,527 3,113 9,607
10% No Net Loss Buffer 497 153 311 961
Total Required Units
(RHNA + No Net Loss Buffer) 5,464 1,680 3,424 10,568
Density Transfer Programs
The City maintains density transfer programs within the Downtown and East Valley Specific Plans.
The programs allow the transfer of residential density from properties that are not built to their maximum density or are unlikely to develop to properties with development proposals. The City maintains an active inventory of unused density "credits” that can be transferred to other properties for no charge or cost if requested by a developer. The City’s density transfer program could be used in tandem with state density bonus laws to further increase the residential capacity of a project.
The program ensures that capacity in the Downtown and East Valley will never be lost if a property is developed with fewer residential units allowed by the zoning.
Low Assumed Yields
As documented, most recent developments in the City achieve the maximum density allowed by the zoning. Despite the promising project trends, the City intentionally estimated the potential of units at
62.550% and 75% of the maximum allowed. This deduction further protects the City against net loss requirements.
Ability to Meet RHNA
Overall, the City has the ability to accommodate at least 8,6639,463 units on vacant and underutilized sites across the City. Of that total, 7,2958,127 units are located in zones that allow at least 30 du/ac, indicating that they may accommodate lower-income units. Additionally, 6,3285,821 of these high-density units are located on sites or on adjacent sites with cumulative areas between 0.5 and 10 acres, indicating that they may be counted toward the lower income capacity. While these sites meet the criteria for lower- income households, the City is assuming that 1,9702,051 above-moderate units and 4,3583,770 lower- income units could be accommodated on these high-density, correctly sized sites.
The EVSP area is anticipated to accommodate 644 688 above moderate units, 251 221 moderate income units, and 1,4481,276 lower-income units. Even without the EVSP, the City would have adequate sites for the lower-income RHNA units through the other two specific plans. However, the City would have a small shortfall for above moderate- and moderate-income units until the EVSP is adopted. The above- moderate shortfall is 569124 units, and the moderate-income shortfall is 18644 units. With the adoption of the EVSP (anticipated by the end of 2021), the City would have adequate sites across all income levels.
Table 59 summarizes the City’s RHNA status.
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Table 59: Summary of RHNA Status
Site Category Above
Moderate Moderate Low Very Low Total
RHNA 4,967 1,527 1,249 1,864 9,607
Units on Identified Sites 3,439
2,950
1,467
1,355 0 4,557
4,358
9,463
8,663
Downtown Specific Plan 1,537
1,096
740
590 0 2,815
2,404
5,092
4,090
South Centre Specific Plan 258
230
207
213 0 466
506
931
949
East Valley Specific Plan 688
644
221
251 0 1,276
1,448
2,185
2,343
Non-Specific Plan 956
980
299
301 0 0 1,255
1,281
Approved and Under Construction
Projects 1,357 90 155 0 1,602
Projects Undergoing Entitlement 649 0 371 0 1,020
Accessory Dwelling Units 86 147 56 71 360
Total Identified Capacity 5,531
5,042
1,704
1,592 582 4,628
4,429
12,445
11,645
Surplus/(Shortfall) without EVSP (124)
(569)
(44)
(186)
821
450 653
Financial Resources
Affordable housing for lower and moderate income households requires the creative layering of multiple funding sources. Key funding sources available for the construction, acquisition/rehabilitation, and preservation of affordable housing include:
Community Development Block Grants
The Community Development Block Grant ( “CDBG”) program was initiated by the Housing and Community Development Act (“HCDA”) of 1974. The primary objective of the program is to develop viable urban communities by providing decent housing, a suitable living environment, and economic opportunities, principally for persons of low incomes (up to 80% AMI). CDBG funds can be used for a wide array of activities, including:
• Housing rehabilitation;
• Lead-based paint screening and abatement;
• Acquisition of buildings and land;
• Construction or rehabilitation of public facilities and infrastructure; and • Public services for low income persons and persons with special needs.
The City of Escondido is an entitlement jurisdiction for CDBG funding and receives approximately $1.8 million annually. The City uses CDBG funds to provide residential rehabilitation assistance and a variety of supportive services for lower income residents and those with special needs.
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HOME Investment Partnership Program
The HOME Investment Partnership Program (“HOME”) provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80% of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low income households.
Escondido is an entitlement jurisdiction that receives HOME funds directly from HUD. Each year, the City receives approximately $6 00,000 in HOME funds. The City uses HOME funds to support affordable housing development through Community Housing Development Corporations (CHDOs) and pursue acquisition/rehabilitation of multi-family rental housing.
Emergency Solutions Grant
The Emergency Solutions Grant program (“ESG”) provides funds for a variety of activities to address homelessness. The ESG program provides grant funding to:
• Engage homeless individuals and families living on the street; • Rapidly re-house homeless individuals and families;
• Help operate and provide essential services in emergency shelters for homeless individuals and families; and
• Prevent individuals and families from becoming homeless.
Escondido is an entitlement jurisdiction that receives ESG funds directly from HUD. Each year, the City receives approximately $160,000 in ESG funds.
SB2/LEAP Grants
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate.
The first year of SB 2 funds are available as planning grants to local jurisdictions. The City of Escondido received $310,000 for planning efforts to facilitate housing production. For the second year and onward, 70% of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants ( “CDBG”). As an entitlement jurisdiction in the CDBG program, Escondido i s eligible to receive funding under the Permanent Local Housing Allocation (‘PLHA”) component of SB 2, estimated at $5,057,466 over five years. SB2 PLHA funds can be used to:
• Increase the supply of housing for households at or below 60% of AMI • Increase assistance to affordable owner-occupied workforce housing • Assist persons experiencing or at risk of homelessness • Facilitate housing affordability, particularly for lower and moderate income households Attachment "5"
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• Promote projects and programs to meet the local government’s unmet share of regional housing needs allocation
Another source of funding to help local jurisdictions to update their planning documents and implement process improvements that will facilitate housing construction is the Local Early Action Planning (LEAP) grants. The City received $500,000 in LEAP grants in 2020. However, this is a one-time-only program.
California Community Housing Agency
On January 13, 2021, the City Council became a member of the California Community Housing Agency ( “CalCHA”). Through its Essential Middle-Income Rental Housing Program ( “Program”), CalCHA issues government bonds for the acquisition of existing market-rate apartment communities through the issuance and sale of its own governmental purpose bonds.
Administrative Capacity
Escondido collaborates with a number of nonprofit organizations to expand affordable housing opportunities for residents including:
• C ommunity HousingWorks: 16-unit 15th Avenue Coop; 36-unit Avocado Court; 13-unit Daybreak Cove; 24-unit Eucalyptus View; 200- unit Manzanita Apartments; 32-unit Orange Place Cooperative; and 8-unit Sunrise Place
• National Core: 44-unit Cobblestone Street Apartments; and 61-unit Juniper Senior Village • Urban Housing Communities: 55-unit Crossings @ Escondido; and 44-unit Crossings @ Escondido Manor.
The City will continue to work with these and other qualified non-profit affordable housing developers to create affordable housing through new construction, acquisition/rehabilitation, and preservation.
Opportunities for Energy Conservation
Sustainability is a key community goal reflected throughout the General Plan. Escondido is largely built-out with limited vacant land available for new development. Updated General Plan policies will guide citizens, developers, city staff, and decision-makers over the next decades to facilitate the community’s long-term vision. The plan’s smart growth principles represent a shift in focus from “how to develop vacant land” to “how to reinvest in existing neighborhoods.” Escondido’s smart growth principles preserve and enhance single-family development patterns in established neighborhoods, maintain residential densities in outlying areas to accommodate growth, and guide additional employment and residential growth toward downtown and urbanized sectors along key transportation corridors.
A land use strategy of the General Plan is to promote mixed-use developments, with the goal of integrating employment, retail, entertainment, and community amenities within close proximity to create vibrant urban areas. Successfully integrating residential, employment, entertainment, shopping, and services in a mixed-use overlay is effective in reducing reliance on the automobile as residents are able to conveniently access facilities and services.
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General Plan Conservation Goals and Policies
In addition to policies contained in this Housing Element, the Land Use and Community Form Element andthe Resource Conservation Element contains the following policies that promote energy conservation:
Community Character Policy 1.8
Require development projects to locate and design buildings, construct energy and water efficient infrastructure, reduce greenhouse gas emissions, enhance community livability and economic vitality, and implement other practices contributing to sustainable resources.
Community Character Policy 1.9
Require that development in downtown, at transit stations, and other key districts accommodate a mix of land uses and configure uses to promote walkabilty, bicycling, and transit uses, reducing the need for the automobile.
Air Quality and Climate Protection Policy 7.2
Reduce regional greenhouse gas emissions through the following measures including, but not limited to:
a) Implementing land use patterns that reduce automobile dependence (compact, mixed-use, pedestrian, and transit-oriented development, etc.);
b) Reducing the number of vehicular miles traveled through implementation of Transportation Demand Management programs, jobs-housing balance, and similar techniques; c) Supporting public transportation improvements;
d) Encouraging the use of alternative modes of transportation by expanding public transit, bicycle, and pedestrian networks and facilities;
e) Participating in the development of park-and-ride facilities; f) Maintaining and updating the City’s traffic signal synchronization plan; g) Promoting local agriculture;
h) Promoting the use of drought-tolerant landscaping; and i) Encouraging the use of non-polluting alternative energy systems.
Building Code Enforcement
Building Energy Standards for Residential Development (Title 24), establishes energy budgets or maximum energy use levels. Title 24 standards supersede local regulations, and State law mandates Title 24 requirements through implementation by local jurisdictions. The City will continue strict enforcement of local and state energy regulations for new residential construction and continue providing residents with information on energy efficiency.
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6. Housing Plan
The Housing Plan identifies the City’s housing goals, polices, and implementing programs. The overall strategy is to present a diverse and balanced array of policies that cover four overall areas of concern: construction, rehabilitation, conservation, and administration. The goals and policies of the Housing Element are organized into concise goal and policy directives.
State Housing Goals
California legislature sets the context and findings for housing goals as part of the State’s housing laws (Government Code §65580):
• The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmw orkers, is a priority of the highest order.
• The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels.
• The provision of housing affordable to low and moderate income households requires the cooperation of all levels of government.
• Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community.
The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the State in addressing regional housing needs.
City Housing Goals, Policies, and Programs
A complete list of the General Plan Goals is located in the Vision and Purpose. Specific goals and policies related to housing provided below are intended to guide development to meet present and future needs, achieve a vibrant community, and enhance the character of Escondido.
GOAL 1: Plan for quality, managed, and sustainable growth Housing Policy 1.1: Expand the stock of all housing while preserving the health, safety, and welfare of residents, and maintaining the fiscal stability of the City.
Housing Policy 1.2: H ousing projects shall fund all or a portion of public facilities and costs for providing municipal services directly related to the need created by the development. The amount must be proportional to the cost of the service or improvement to offset the impacts to public facilities, services, and operations.
Housing Policy 1.3: Pursue a balance of jobs to housing.
Housing Policy 1.4: Channel residential growth to areas where the concurrent provision of services and facilities, including schools, parks, fire and police protection, and street improvements can be assured.
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Housing Policy 1.5: Encourage a compact, efficient urban form that conserves land and other natural and environmental resources, and that promotes transit, supports nearby commercial establishments, and takes advantage of infrastructure improvements installed to accommodate their intended intensities.
Housing Policy 1.6: Encourage creative residential developments and partnerships that result in desirable amenities and contribute to infrastructure needs.
Housing Policy 1.7: Incorporate smart growth principles in new residential subdivisions, multi-family projects, and Mixed-Use Overlay areas.
Housing Policy 1.8: Create climate safe and decent housing options by supporting more comfortable and resilient homes and buildings to proactively adapt to changing weather -related emergencies and climate hazard events.
Housing Policy 1.9: Improve affordability by promoting sustainable housing practices that incorporate ‘whole system’ approach to siting, designing, and constructing housing that is integrated into the building site, consumes less water and improves water quality, reduces the use of energy and other resources, and minimizes its impact on the surrounding environment.
Housing Policy 1.10: Prioritize the provision of water and sewer services for proposed housing developments that help address the lower income housing needs.
Housing Policy 1.11: Pursue State grants, such as the Affordable Housing and Sustainable Communities Grant and Permanent Local Housing Allocation funding to support affordable housing projects, and/or ways to incorporate a mix of affordability levels, in new projects near transit for climate resiliency.
Program 1.1: Sites Inventory and No Net Loss/Replacement Housing Monitoring Action: For the 2021-2029 Housing Element planning period, the City of Escondido has been allocated a Regional Housing Needs Assessment ( “RHNA”) of 9,607 units (1,864 very low income; 1,249 low income; 1,527 moderate income, and 4,967 above moderate income units). The City could meet a portion of its RHNA with units entitled and in the pipeline, as well as anticipated Accessory Dwelling Units (“ADUs”).
The City will continue to support construction of new housing for homeownership and rental units on vacant and nonvacant sites identified in the sites inventory. The majority of the future residential development will occur within three specific plan areas: Downtown Specific Plan; South Centre City Specific Plan; and the new East Valley Specific Plan. Scattered sites in lower density neighborhoods also provide opportunities for some additional housing. The East Valley Specific Plan (EVSP) is anticipated to be adopted in 2022by the end of 2021. Until the adoption of the EVSP, the City would have a shortfall in adequate sites for 569124 above moderate income units and 18644 moderate income units. With the adoption of the EVSP (anticipated by the end of 2021beginning ofin 2022), the City will ensure at least 36 acres will be rezoned to Urban Residential IV/IV (21 du/ac minimum), or 25 acres of Mixed-Use (30 du/ac minimum) or any combination of the two designations to fully accommodate the shortfall of 124569 above moderate income units and 44186 moderate income units. Specifically, these zones will permit multi-family by right (without discretionary action) and meet the requirements of Government Code 65583.2, including, but not limited to a minimum density of 20 units per acre, minimum site size to permit at least 16 units on site, and allow ownership and rental housing by right in which at least 20% of the units are affordable to lower income households.
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To ensure that the City monitor its compliance with SB 166 (No Net Loss) and AB 1397 (Replacement Requirement), the City will develop a procedure in 2021 to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory. • Actual units constructed and income/affordability when parcels are developed. • Demolition of existing residential units, especially those that have been deed restricted or occupied by lower income households.
• Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (“RHNA”).
Anticipated Impact: New housing opportunities for homeownership and rental for all households.
Responsible Agency: Community Development/Planning
Financing: Departmental budget
Schedule:
• Adopt East Valley Specific Plan in by the end of 2021/beginning of 2022. • Provide the sites inventory on City website and update the inventory at least semi-annually. • Develop procedure for monitoring No Net Loss by the end of 20221. • Amend the Zoning Code in 2022 to require replacement of existing units deed restricted or occupied by lower income households as a condition of project approval, consistent with the requirements of State Density Bonus law replacement requirements, pursuant to AB 1397.
Program 1.2: Density Transfer Programs
Action: The City maintains density transfer programs within the Downtown and East Valley Specific Plans. The programs allow the transfer of residential density from properties that are not built to their targeted density. The City maintains an active inventory of unused density "credits” that can be transferred to other properties for no charge if requested by a developer. The City’s density transfer program could be used in tandem with state density bonus laws to further increase the residential capacity of a project. The programs ensure that capacity in the Downtown and East Valley will never be lost if a property is developed with fewer residential units allowed by the zoning.
Anticipated Impact: Efficient use of land resources
Responsible Agency: Community Development/Planning
Financing: Departmental budget
Schedule:
• Establish density transfer program for East Valley Specific Plan in 2022, after adoption of the Specific Plan anticipated before August 15, 2021in 2022. • Explore an in-lieu fee in 2022 for developing below the targeted densities (Target Production Point, or TPP).
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Program 1.3: By-Right Approval of Projects with 20 % Affordable Units on “Reuse” Sites and Sites Rezoned
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% of the units as housing affordable to lower income households, on sites being used to meet the Sixth cycle RHNA that represent the following:
• “Reuse sites” previously identified in the Fourth and Fifth Cycles Housing Element; and • Sites that are to be rezoned after the April 15, 2021 statutory deadline of the Housing Element through the adoption of the East Valley Specific Plan.
Appendix B provides a listing of parcels for the City’s RHNA.
Anticipated Impacts: Facilitate housing development for lower income households Responsible Agency: Community Development/Planning
Financing: Departmental budget
Schedule: Within one year of the adoption of the Housing Element Program 1.4: City-Owned Sites
Action: The City maintains an inventory of City -owned properties. These parcels are periodically assessed for their potential redevelopment or development for residential use. The objective is to use City-ownership as an incentive for affordable housing development. To the extent feasible, the City will pursue projects that include housing for extremely low income households and those with special needs such as seniors and persons with disabilities.
Anticipated Impacts: Sites for affordable housing
Responsible Agency: Community Development/Planning and Housing Financing: Departmental budget
Schedule:
• Annually review the inventory of city-owned properties and determine if any should be made available for affordable housing development.
• Annually utilize an RFP process to solicit affordable housing proposals on properties identified for affordable housing development.
• Within one year of Housing Element adoption, identify all sites included in the Residential Lands Inventory that are City -owned and actively explore opportunities to facilitate development of such properties, subject to following the requirements of the Surplus Land Act.
• Within one year of the Housing Element adoption, review the City’s policies to comply with the Surplus Land Act and update in accordance with State law.
Program 1.5: Lot Consolidation
Action: Consolidation of small lots allows a development to utilize the land more efficiently, achieve economies of scale, and offer opportunity for improved site design and amenities. The City Attachment "5"
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encourages the consolidation of small lots to facilitate the development of mixed-use and multi-family developments, particularly for affordable housing by:
• Maintaining an inventory of sites on the City’s website. • Assisting developers in identification of parcels with lot consolidation potential. • Continuing to utilize a ministerial process for lot consolidation unless other discretionary reviews are required as part of the project.
Considering incentives to facilitate lot consolidation, which ma y include reduced/waived fees, expedited process, graduated density based on consolidated lot size, flexibility in parking standards/requirements, or other feasible options.
To ensure consolidation of small lots continues to provide a realistic avenue to utilize small sites more efficiently for residential development, the City will:
• Implement incentives to facilitate lot consolidation by the end of 2023 , which may include reduced/waived fees, expedited process, graduated density based on consolidated lot size, flexibility in parking standards/requirements, or other feasible options.
• Identify sites where potential consolidation can happen based on current site usage and ownership and update the sites inventory on the City’s website with this information.
Once incentives are implemented, the City will also monitor lot consolidation trends by conducting the following:
• No later than July 1, 2026, staff will review all ministerial lot consolidation applications for the years 2021 through 2025, to ensure incentives are adequate and appropriate to facilitate development of small lots.
• As part of this review, staff will assess:
o Whether incentives have increased lot consolidation within the City compared to the 4 years prior to 2021. In the event total numbers have not increased by 50%, the City will reassess whether to incorporate additional incentives for lot consolidation.
o The median processing time of ministerial applications to determine how the process timeframe may be improved.
o Whether applications resulted in follow up development or are in the same state as when the applications were acted upon. For those that have more than one- year post approval, staff will survey those applicants to determine, if any, impediments to development.
Within six-months after review of the lot consolidation applications concludes, staff will present decision makers with recommendations to adjust/increase incentives and/or utilize alternative actions to further facilitate development on small sites.
Anticipated Impacts: Efficient use of land resources
Responsible Agency: Community Development/Planning and Housing Financing: Departmental budget
Schedule:
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• Develop incentives to facilitate lot consolidation in 2022no later than the end of 2023. • Monitor the trend of lot consolidation in 2024 to ensure incentives are adequate and appropriate to facilitate development of small lots, and adjust incentives or utilize other mechanisms as appropriate.
Program 1.6: Density Bonus
Action: City staff completed an amendment to the Zoning Code in 2020 to modify Density Bonus provisions to comply with State law at the time. The State has since passed a bill that made further changes to the State Density Bonus law. AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided.
Anticipated Impacts: Facilitate affordable housing development Responsible Agency: Community Development/Planning
Financing: Departmental budget
Schedule:
• In 2022, the City will review and as necessary amend its Zoning Ordinance to ensure compliance with State law.
Program 1.7: Removal of Constraints to Development
Action: The City will facilitate development by removing potential constraints to development.
Ground-Floor Commercial Uses Only: Portions of the Downtown Specific Plan have nonresidential zones where residential densities are permitted or allowed. However, the zoning requires ground floor uses 1) in a storefront location are limited to retail -serving uses only; or 2) residential uses are permitted only above or behind a primary use. However, it may be difficult to market and develop a property with these blanket ground floor commercial requirements because there is a finite economic market available to support providing additional commercial services. Mixed -use thrives when it is focused in a compact area, not over lengthy corridors, as is currently mandated in these specific plans. For mixed-use projects, the City will amend zoning regulations to require ground floor commercial uses only at key locations or preference areas based on context or planning objectives rather than as a blanket requirement to ensure future projects are feasible and the desired community character is preserved. Key locations will be determined by City Council.
Design Review Findings for Residential Projects: The City requires design review approval for most proposed developments. Unless exempt, residential projects are reviewed for design quality.
However, the City does not have a set of design guidelines that involves no personal or subjective judgement by the City or its staff. In response to concerns that such a process could pose a constraint to housing, the City will evaluate its design review process for its potential to be subjectively applied to deny a residential development. As noted in the Constraints Analysis, there is no history that a residential project was denied solely on design review. Regardless, the City will develop a set of uniformly verifiable design criterion for new residential projects. New residential projects would need to meet or satisfy three findings, namely, that a project: 1) is consistent with the General Plan, a Specific Plan or the Zoning Code/Municipal Code; 2) is substantially consistent with the Design Review Guidelines; and 3) would not adversely affect the health, safety, or general welfare of the community. As such, after program implementation the City would have uniformly verifiable design Attachment "5"
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criterion available and knowledgeable by the development applicant and the public official prior to design review submittal.
Streamlined Review (SB 35): The City will establish a streamlined, ministerial review process for qualifying multi-family residential projects consistent with SB 35.
Water and Sewer Priority (SB 1087): Consistent with State law, the City will establish a written procedure to provide affordable housing with priority for water and sewer services.
Anticipated Impacts: Facilitate housing development
Responsible Agency: Community Development/Planning and Utilities Financing: Departmental budget, SB 2/LEAP Planning Grants Schedule:
• In 2021-2022, the City will review and amend its Zoning Code to remove constraints to development: relating to the requirement of ground floor retail in specific mixed-use districts; establish objective design criteria; establish a procedure to process qualifying projects under SB 35; and establish a written procedure to provide affordable housing with priority for water and sewer services.
Program 1.8: Monitoring of Growth Management Measure
Action: Periodically monitor and evaluate Proposition S for its impacts on the cost, supply and timing of housing, including seeking input from residential developers and affordable housing stakeholders in reviewing the effects of Proposition S. The review will analyze the ability to accommodate the City's RHNA, constraints on the supply and affordability of housing. Based on the outcomes of the evaluation and consideration of stakeholder input, the City will establish appropriate action to mitigate the impacts, including conducting a series of workshops/discussions to educate the community regarding State law requirements and the need for a balanced community.
Anticipated Impacts: Increased public awareness of the City’s housing needs and obligations under State law
Responsible Agency: Community Development/Planning
Financing: Departmental budget
Schedule:
• Monitor the City’s progress toward the RHNA and review Proposition S as a potential constraint annually.
• Prior to the 7 th cycle housing element update, the City will conduct an assessment to determine whether Proposition S is adversely impacting housing production and fair housing within the City.
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GOAL 2: Provide a range of housing opportunities for all income groups and households with special needs
Housing Policy 2.1: Plan for adequate development potential to accommodate the regional share of housing for all income groups and promote equal access to resources and amenities.
Housing Policy 2.2: Encourage new development to provide a range of housing by type, size, location, price, and tenure to provide a greater array of housing types.
Housing Policy 2.3: Increase homeownership in the City through education, availability, and affordability.
Housing Policy 2.4: Apply criteria demonstrating appropriateness for converting mobile home parks to ownership or alternative uses.
Housing Policy 2.5: Work to eliminate all forms of housing discrimination.
Program 2.1: Accessory Dwelling Units
Action: Escondido’s Zoning Code permits ADUs in all residential and mixed-us e zones where a residential unit already exists. Accessory dwelling units must also comply with the development standards of the underlying zone, except where precluded by State law. Additionally, the zoning code has a provision that states that the section “shall be interpreted liberally in favor of accessory dwelling unit construction,” which further removes constraints on ADU production in case of ambiguities in the standards.
Anticipated Impacts: Additional housing opportunities for lower and moderate income households Responsible Agency: Community Development/Planning
Financing: Departmental budget, LEAP grant
Schedule:
• Continue to promote ADU as an affordable housing and income source for property owners and provide ADU resources on the City website, with the goal of facilitating 360 ADUs over eight years.
• In 2022, review the ADU ordinance for compliance with State law, including objective design standard requirements and amend the ordinance as necessary and appropriate. • Amend the ADU ordinance in 2022 to allow ADUs on churches and places of worship, and other premises with social organizations as the principal land use. The ADU ordinance modification would consider the following:
o Allow ing an ADU up to 1,000 square feet to be built (and follow other similar standards) on the same property as a church, place of worship or other social organizations , regardless of the zoning for the property.
o Potentially allowing more than one ADU to be built on site. o Imposing deed restrictions on the ADUs.
• Continue to offer the City’s incentives to facilitate ADU development:
o Removed parking requirement; and
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o Removed owner-occupancy requirement beyond the State-established sunset year of 2025.
• Develop eight to nine pre-approved ADU floor and architectural plans by 2022. • Monitor the trend of ADU construction annually, including affordability, in the City through the Housing Element Annual Progress Reports. If trends indicate a potential shortfall in meeting the estimated 360 ADUs, or by affordability, strengthen the City’s efforts to incentivize ADU construction and reassess and revise the City’s overall sites strategies for the RHNA within six months through adjusting ADU capacity assumptions consistent with actual permitted units, identifying additional sites to increase the City’s No Net Loss Buffer to the extent necessary to fully accommodate the RHNA (see also Program 1.1 for monitoring of no net loss) and rezoning if necessary.
o In the event ADU trends fall short of projections detailed, as determined through the annual housing element review process, staff will research and present to decision makers the framework for an ADU density bonus ordinance, which would allow for an additional ADU on a qualifying lot if the bonus unit is restricted for affordable housing purposes.
Program 2.2: First-Time Homebuyer Assistance
Action: The biggest hurdle faced by first-time homebuyers is usually coming up with enough money for the closing costs and down payment. The City ’s Homebuyer Entry Loan Program ( “HELP”) provides Eligible homebuyers a low-interest loan limited to five percent of the purchase price that can be used toward the down payment and/or for closing costs. Eligible homebuyers must provide an additional one percent of the purchase price toward closing costs and/or down payment. Affordability restrictions of 10 years will apply to the property. The property may not be rented out while the City loan is outstanding. Repayment of the City’s loan is deferred until sale, transfer, refinance, additional liens to the property, or no longer live in the home as principal residence.
Anticipated Impacts: Additional housing opportunities for lower income households Responsible Agency: Community Development/Housing
Financing: HOME
Schedule:
• Assist one household annually with HELP (for eight households over the Housing Element planning period).
• Beginning in 2022, explore funding availability annually and pursue additional funding to expand the program scope and eligible households.
Program 2.3: Essential Middle Income Rental Housing Program Action: On January 13, 2021, the City Council became a member of the California Community Housing Agency (“CalCHA ”). Through its Essential Middle-Income Rental Housing Program (“Program”), CalCHA issues government bonds for the acquisition of existing market-rate apartment communities through the issuance and sale of its own governmental purpose bonds. As a governmental entity, CalCHA is granted a 100% property tax exemption for each property it acquires.
These complexes are then converted to rent-restricted units for Low -Income, Median-Income, and Moderate-Income households earning no more than 120% of AMI. Under the Program, no existing Attachment "5"
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tenants are displaced. Rents on affordable units created through this Program would be capped at a maximum of 35% of the applicable percentage of AMI, and annually rent increase percentages are also capped at a maximum of four percent, which is well below the limits allowed with AB1482. All new tenants would need to income-qualify.
Anticipated Impacts: Additional housing opportunities for lower and moderate-income households Responsible Agency: Community Development/Housing
Financing: Government bonds
Schedule:
• Identify rental properties for potential acquisition and conversion to affordable housing under the CalCHA program.
Program 2.4: Housing Choice Vouchers (HCV)
Action: This program ensures that households earning less than 50% of the Area Median Income would spend less than 30% of income for rent. This program is administered by the San Diego County Housing Authority on behalf of the City via a participation agreement.
Anticipated Impacts: Rental Assistance for extremely low /very low income households – 1,0 00 households with Housing Choice Vouchers; 30 senior/disabled households for rent subsidies Responsible Agencies: Housing Authority of the County of San Diego (“HACSD”) Financing: HUD Section 8 Vouchers
Schedule:
• Continue to provide information on and refer eligible households to the Housing Choice Voucher.
• Annually assist about 30 very low income households with rent subsidies at apartment complexes and mobile home parks.
• Continue to market programs on City website and at public counters.
Program 2.5: Mobile Home Park Conversion
Action: The City has adopted a procedure by ordinance to assist occupants involved in the conversion of mobile home parks to resident ownership or alternative uses.
Anticipated Impacts: Housing stabilization and home ownership opportunities for lower and moderate income households
Responsible Agency: Community Development/Planning and Housing Financing: Departmental budget
Schedule:
• Annually promote the option of mobile home park conversion to mobile home park tenants. • As needed, provide technical assistance to mobile home park tenants and assist in the application for funding from HCD to pursue mobile home park conversion to resident ownership.
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Program 2.6: Mobile Home Rent Review
Action: The City passed, by initiative, an ordinance to review proposed increases in rents in mobile home parks. The Rent Review Board considers such requests with the objective of maintaining affordability of the units.
Anticipated Impacts: Stabilized rents for mobile home residents, many of whom are lower income Responsible Agencies: Community Development/Housing; Rent Review Board Financing: Departmental budget
Schedule: Ongoing
Program 2.7: Special Needs Housing
Action: The City will review and revise the Zoning Code to address the provision of special needs housing.
Transitional and Supportive Housing: SB 745 (2014) specifies that transitional housing and supportive housing should be considered a residential use of property, and subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. Furthermore, pursuant to AB 2162, supportive housing meeting certain criteria must be permitted by right where residential uses are permitted, including mixed -use and nonresidential zones. The City may not impose minimum parking requirements on projects located within a half mile from transit. Escondido’s Zoning Code does not permit mixed-use development outside of specific plan areas; these plans do not explicitly identify transitional and supportive housing as separate from residential uses. The City will review SB 745 and AB 2162 and revise the Zoning Code as necessary to ensure compliance.
Emergency Shelters: The City established an Emergency Shelter Overlay where emergency shelter is a permitted use by right in M-1 and M-2 zones, consistent with SB 2 (2007). In 2020 the City also amended the ES Overlay to establish parking standards based on staffing level plus two parking spaces. AB 139 allows the parking standards to be set solely based on staffing level. Furthermore, the Overlay establishes a separation requirement of at least 300 feet. This requirement is not consistent with SB 2, which allows a separation requirement from another shelter at a maximum separation of 300 feet. The City will amend the Zoning Code to revise the separation requirement and parking standard consistent with State law.
Employee Housing: Pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family or household is permitted by right in an agricultural land use designation. For properties that permit agricultural uses by right, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use. Furthermore, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure within a residential land use designation, according to the Employee Housing Act. Employee housing for six or fewer persons is permitted wherever a single-family residence is permitted. Currently the Zoning Code does not address these requirements explicitly.
Reasonable Accommodation for Persons with Disabilities: The City grants requests for reasonable accommodation if specific findings can be made. The finding related to compatibility with surrounding uses may be considered subjective and therefore a constraint to housing for persons Attachment "5"
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with disabilities. The City will amend the Zoning Code to review and revise the findings for reasonable accommodation.
Residential Care Facilities for Seven or More Persons: These uses are conditionally permitted in residential zones. This process may be considered a constraint to housing for persons with disabilities.
Manufactured Homes: The City’s Zoning Code permits manufactured homes in single-family residential zones only, not in all zones that permit single-f amily homes. Furthermore, modern construction methods have also expanded to produce manufactured multi -family housing. The City will amend the Zoning Code to permit manufacture housing meeting the California Building Code standards in zones where residential uses are permitted.
Anticipated Impacts: Increased housing opportunities for households with special needs Responsible Agency: Community Development/Planning
Financing: Departmental budget
Schedule:
• Review and revise the Zoning Code as necessary in 2022 to remove constraints to special needs housing, specifically to:
o Comply with SB 745 and AB 2162 for transitional and supportive housing. o Comply with SB 2 separation requirement.
o Comply with Employee Housing Act.
o Ensure findings for reasonable accommodation requests are objective. o Permit residential care facilities for seven or more persons as similar uses in the same zone.
o Permit manufactured housing meeting building code standards in zones where residential uses are permitted.
Program 2.8: Affordable Housing Development
Action: The City will continue to pursue a variety of funding sources to support the construction, acquisition/rehabilitation, and preservation of affordable housing in the community, especially funding opportunities that benefit extremely low income households and those with special needs (including elderly, disabled/developmentally disabled, homeless/at-risk homeless, and farmworkers). Funding sources may include federal, state, local, and other private housing programs, including but not limited to:
• Low Income Housing Tax Credits (“LIHTC”)
• CalCHA bonds
• California Housing Finance Agency
• CalHome
• SB2 Permanent Local Housing Allocation
• HOME Investment Partnership Program
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• Recycled RDA Funds
The City will facilitate affordable housing development for lower income (including extremely low income) and special needs housing by:
• Promoting the use of density bonus (Program 1.6);
• Providing technical assistance, pre-application consultation, and expedited review; • Providing financial assistance, as funding permits; and/or • Leveraging with City-owned sites (Program 1.4).
Anticipated Impacts: Acquisition, rehabilitation, preservation, or construction of affordable housing for lower and moderate income households.
Responsible Agency: Community Development/Housing
Financing: Departmental budget
Schedule:
• At least once a year explore funding availability under various programs and pursue funding if appropriate, with the goal of facilitating the development of 570 lower income units over eight years.
• Annually conduct outreach to developers for affordable housing opportunities.
Program 2.9: Inclusionary Housing Assessment
Action: The City will assess all San Diego County jurisdictions to determine whether they are implementing an inclusionary housing ordinance (IHO) and provide a comparative analysis of those with IHOs to the City’s Housing Subcommittee for review. City staff will conduct research to provide the Housing Subcommittee with information on other inclusionary mechanisms (other than onsite capture of affordable units) for potential application within the City. In addition to the compilation of research for presentation to and review by the City’s Housing Subcommittee, annually beginning in 2023, through the 2021-2029 planning period, the City will assess the number of affordable units processed for development within the sixth cycle thus far. In the event approved, submitted, and/or constructed affordable units are not numerically on track with projected affordable units based on two consecutive years of data, the City will undertake a subsequent Residential Sector Feasibility Study to determine whether market conditions have changed and would support an inclusionary mechanism based on an on-site affordable housing obligation.
The findings of the subsequent Residential Feasibility Study will be presented to the City Council. In the event the City Council adopts an inclusionary mechanism, other than an on- site affordable housing obligation, prior to a subsequent Residential Sector Feasibility Study, the subsequent Residential Sector Feasibility Study will still occur as described to determine whether onsite capture is feasible.
Alternative inclusionary mechanisms to be researched and presented to the City’s Housing Subcommittee meeting will include, but are not limited to:
• Citywide inclusionary housing in-lieu fee;
• Land value recapture;
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• Inclusionary overlay zones;
Anticipated Impacts: Education of City Officials and general public on inclusionary housing mechanisms; potential adoption on an inclusionary housing ordinance.
Responsible Agency: Community Development
Financing: Departmental budget, grant funding, unknown
Schedule:
• By the June 1, 2022, staff will present the City’s Housing Subcommittee with a list of all San Diego County jurisdictions that details whether they maintain an adopted inclusionary housing ordinance, and the extent of such ordinance. • By June 1, 2022, staff will provide the City’s Housing Subcommittee with research on alternative inclusionary housing mechanisms not evaluated within the Residential Feasibility Sector Study (2021).
• Beginning January 1, 2023, staff will assess the number of affordable units processed annually for development since the start of the sixth cycle planning period. In the event two consecutive annual reviews show that processing of affordable units is not on track to meet projected goals, a sector feasibility study will occur to reassess an affordable housing obligation.
In the event two consecutive annual reviews do not trigger the need for a sector feasibility study, then the following will occur:
o By April 15, 2025 (mid-cycle) the number of affordable units processed for development is less than half of the projected value anticipated in this document, staff will conduct an updated Residential Feasibility Sector Study to reevaluate the economic feasibility for the City to adopt an on-site affordable housing obligation.
• If no direction is provided by City officials on the threshold values, the future study will reassess based on what was assessed under the 2021 Residential Feasibility Sector Study.
Program 2.10: SB 9 Ordinance
Action: As of January 1, 2022, Senate Bill 9 (SB 9) allows an owner to subdivide an existing single-family residential lot and build two homes or create a duplex on each lot. The City will create and adopt a specific ordinance for the purposes of complying with and implementing SB 9 citywide.
Anticipated Impacts: Increase housing opportunities and densities throughout the City’s low density residential zones.
Responsible Agency: Community Development and Engineering Financing: Departmental budget
Schedule:
• By June 1, 2022, the City will amend Chapters 32 (Subdivisions) and 33 (Zoning) of the City’s Municipal Code for compliance with SB 9.
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• Beginning in 2023, monitor the trend of SB 9 development annually, including affordability, in the City through the Housing Element Annual Progress Reports. City staff will assess the following metrics associated with the citywide SB 9 ordinance:
o Where the majority of SB 9 subdivisions are occurring within the City (through spatial analysis)
o The number and type of development (i.e., number of units developed per lot and unit type)
o Whether the owner of record at the time of development retained a property developed under SB 9 past the State’s 3-year requirement (note: this metric will not be available for the first 3 years of monitoring).
o An estimate of affordability level of developed units resulting from SB 9 applications based on information provided by the property owner.
GOAL 3: Enhance the quality of the city’s housing stock and preserve the integrity of neighborhood character
Housing Policy 3.1: Maintain and enhance the existing housing stock as a source of low - and moderate-cost housing and as a conservation measure.
Housing Policy 3.2: Work to eliminate substandard housing through continued enforcement of the Health and Safety Code and the provision of programs which facilitate the maintenance and rehabilitation of housing.
Housing Policy 3.3: Utilize code enforcement measures and incentive programs as necessary to ensure that building and safety regulations are met and to promote property maintenance.
Program 3.1: Housing Rehabilitation
Action: Maintaining and improving the City‘s housing stock is an important goal of the City‘s overall affordable housing strategy. With limited local funding, the City pursued CalHOME funds to implement an owner-occupied rehabilitation program for single-family and mobile homes. This program has expired. The City continues to explore funding availability under various programs and to pursue funding, if appropriate.
The City also uses HOME and recycled RDA funds to work with developers to rehabilitate multi-family rental housing affordable to low-income households. The City will prioritize funding for rental housing that benefits extremely low income households and those with special needs, such as the elderly and disabled (including the developmentally disabled).
Anticipated Impact: Improved housing conditions for lower income households Responsible Agency: Community Development/Housing
Financing: HOME and Recycled RDA funds
Schedule:
• Rehabilitate four rental units annually (32 units over eight years). • Pursue additional funding to reinstate the owner-occupied rehabilitation program and expand the rental rehabilitation program, including an acquisition/rehabilitation component.
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Program 3.2: Focus on Neighborhoods
Action: Through various local and State funds, the City makes funds and other resources available for the improvement of neighborhoods. Through proactive code compliance, housing rehabilitation, and capital improvements, the City targets at improving the quality of life one neighborhood at a time.
In addition, land use policies or ordinances are reviewed to explore means of providing community revitalization.
Anticipated Impacts: A place-based strategy for neighborhood improvements and the opportunity for significant community impact both in physical improvement and improvement in quality of life for neighborhood residents.
Responsible Agency: Community Development/Housing
Financing: CDBG; General Fund
Schedule:
• Allocate funding for neighborhood services and improvements through the CDBG Annual Action Plan process.
• Prioritize neighborhood focus in PINs, Environmental Justice Communities, Census Tracts 202.13 and 202.14, and any other areas with a concentration of lower -income households while ensuring anti-displacement measures are implemented to reduce or eliminate the potential for displacement and gentrification. o Utilize CDBG funds for the purpose of tenant rental assistance to a minimum of 50 families and 100 unique individuals annually through the planning period to reduce displacement within priority neighborhoods.
• Implement General Plan policies from the Mobility and Infrastructure, and Community Health and Services Elements surrounding safe routes to schools programming (Pedestrian Network Policy 3.9), and pursue agreements with Escondido school districts to enable city residents to joint use school facilities for recreational purposes (Parks and Recreation Policy 2.12).
o Complete construction of, at minimum, four projects that ensure Safe Routes to Schools during the planning period, such as infill of missing sidewalks, bike lanes, and modification to traffic signals.
o Complete, at minimum, one shared use agreement with the Escondido school districts during the planning period.
Program 3.3: Preservation of at-Risk Housing
Action: Within the 2021 -2031 “at-risk” housing analysis period, only Silvercrest is at low risk of converting to market-rate housing. The 75-unit project is at risk due to an expiring Section 8 contract.
However, Silvercrest is a nonprofit-owned senior housing development; such projects receive priority from HUD for funding renewal.
Anticipated Impacts: Continued affordability of subsidized housing developments Responsible Agency: Community Development/Housing
Financing: HOME, CalCHA, and other State and federal funds Schedule:
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• Annually, track the status of Silvercrest and other affordable housing devel opments with the intention of working with owners to extend affordability periods. • Work to extend affordability covenants on Silvercrest beginning in 2022, and for other affordable housing projects 2 years prior to their end date. • Contact qualified entities and other affordable housing developers to solicit their participation in extending affordability covenants on existing affordable housing projects 2 years prior to a covenant’s contractual end date.
• If a Notice of Intent is filed by any affordable housing project to convert to market-rate, ensure the project compl ies with the expanded noticing (three-year, one-year, and six -month) as required by State law.
• Support the applications by nonprofits in their pursuit for funding to preserve affordable housing projects.
• If necessary, refer existing tenants to waiting lists of affordable developments as soon as possible to allow time for the waiting period and for relocation.
Program 3.4: Fair Housing
Action: The City will undertake a series of actions to affirmatively further fair housing as outlined below under schedule below.
Anticipated Impacts: Continued enforcement of the Fair Housing Action Plan which will reduce or prevent discrimination in housing, disputes between landlords and tenants, and mitigate disparities in access to housing resources and opportunities in the community Responsible Agencies: Community Development/Housing
Financing: CDBG
Schedule:
Fair Housing Issue Contributing Factor Meaningful Actions Discrimination in the
Private Market
Limited Outreach
Capacity
• Private discrimination
• Lack of education and
enforcement of fair
housing laws
• Limited media marketing –
only City website
• Meetings in same
sites/same times
I. Annually through the funding allocation process,
allocate resources to retain qualified fair housing
service provider(s) to provide fair housing outreach,
education, complaint investigation, testing, and
legal services, as well as tenant/landlord counseling
and mediation services.
• Assist at least 200 persons annually.
• Encourage the fair housing service provider
to issue press releases to local media on
outcomes of fair housing complaints and
litigation.
The City will ensure the qualified fair housing
provider conducts, at minimum, the following
services contractually:
• Conduct random testing on a regular basis (a
minimum 10 tests per year) to identify
issues, trends, and problem properties.
Adjust the random testing program to reflect
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Fair Housing Issue Contributing Factor Meaningful Actions new 2020 Census da ta and emerging trends
in the City.
• Annually, provide training and technical
assistance to City staff regarding fair
housing law, reasonable
accommodations, and current fair
housing events.
• Annually, participate in the San Diego
Regional Alliance for Fair Housing
(SDRAFFH) regional housing fair as a
means of providing education to the
public on fair housing issues.
• Participate in SDRAFFH quarterly
meetings on fair housing regulation and
discussion.
• Attend an April City Council meeting to
accept the City’ s Fair Housing Month
Proclamation and provide education to the
City Council.
II. In 2022, develop an expanded fair housing outreach
program via a multi-media and multi-lingual
approach, with increased efforts in the Downtown
and EVSP areas. The outreach progr am will
include:
• Development, production, and
distribution of fair housing brochures
and/or pamphlets regarding fair housing
law and regulatory issues; seminars;
workshops; events; and educational
forums.
• Development and maintenance of a toll
free phone system to receive fair housing
complaints, to resolve or refer such
complaints to the appropriate source for
resolution, and to maintain and provide to
the City complete statistical record on all
complaints and their resolution.
III. In 2022, revise the scope o f services by the fair housing service provider--Legal Aid Society of San
Diego (LASSD), to conduct at least one two fair
housing workshops within Escondido, with targeted
outreach to residents in the Downtown area and
EVSP areas, as well as within Census Tracts
202.13 and 202.14.
Segregation Patterns
Housing Mobility
• Historical patterns of
minority concentration
• Location of affordable
housing
• Land use and zoning laws
(high density and mobile
I. Beginning in 2022, increase outreach and education
on the use of HCV to both tenants and landlords,
including the new State source of income protection
(SB 329 and SB 222 ) by holding at least one
educational event annually during the planning
period to landlords and residents on the use of
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Fair Housing Issue Contributing Factor Meaningful Actions park designations in these
areas)
• Lack of recruitment of
landlords in high
opportunity areas for HCV
use
HCV and fair housing topics . Target additional
outreach efforts in Downtown and EVSP areas, and
high-resource/low density areas ; especially in
areas where ADUs and SB 9 development have
been constructed to promote the use of HCVs in
lower density areas , with a goal of reaching at
least 50 individuals annually in each target area.
• Annually, staff will conduct spatial
analysis to determine where ADU and SB
9 construction is generally aggregating
within the City and sphere of influence.
Specifically, the City will assess whether
such development/construction is
occurring within identified RCAAs, and
high-resource/lower density areas.
• In the event such
development/construction is decreasing
annually within identified RCAAs, and
high-resource/lower density areas, the
City will increase targeted education for
ADUs, SB 9 development, and HCVs
within these identified areas to reach an
additional 50 individuals annually , in
order to expand the availability of
affordable housing in resource -rich
areas.
Disparate Access to
Opportunities
Location of RHNA
Units in Low
Resource Areas
• Racially concentrated
areas of affluence in
outskirts of City
• Location of affordable
housing
• Lower quality schools in
central census tracts
• Lower environmental
quality in central census
tracts
I. Expand housing opportunities to other parts of the
City:
• Pursue adoption of the EVSP in by winter
2021/2022 and implementation to expand
locational and housing type choices
through zone changes within the EVSP
plan area that will allow for an addition of
up to 2,185 new dwelling units , and
through the Affordable Housing Trust
Fund (AHTF), which will utilize in-lieu
fees associated with lower production
densities to finance affordable housing
off-site. The AHTF will be finalized and
created within 18 months of the EVSP
adoption. The City commits to utilizing
AHTF funds, in tandem with other
affordable housing funds (e.g., PLHA, SB
2) and/or private development , to
fund/construct a minimum of 100 deed
restricted affordable units over the
planning period.
• In 2022, dDevelop an Affirmative Marketing
Plan (AFM) . The primary purpose of
affirmative marketing is to reduce
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Fair Housing Issue Contributing Factor Meaningful Actions patterns of segregation and encourage
integration in housing by promoting
housing choices and opportunities
regardless of one’s protected
characteristics, such as race, color,
religion, national origin, or disability. in
2022 and ensure The City commits t o
annually monitor all developments with
affordable units for adherence to the AFM
requirements. The City will conduct
educational to advertise the availability
of affordable units. AFM should
emphasize outreach on the AFM as part of
the expanded fair housing outreach
program ( Discrimination in the Private
Market/Limited Outreach Capacity -
Meaningful Action II ), to the Downtown
and EVSP areas, and Census Tracts
202.13 and 202.14.
• In 2022, a Amend the ADU ordinance in
2022 to allow ADUs on churches and places
of worship, and other premises with social
organizations as the principal land use (see
Program 2.1). There are several religious
institutions throughout the City located
within high resource/lower density areas.
Once the Zoning Code is amended, City
staff will conduct biannual outreach and
education workshops to religious facilities
and social organizations to solicit interest
and provide technical assistance on this
process. City staff will contact all
religious facilities and social
organizations with active business
licenses within the City as annual
outreach to educate entities on this
process to facilitate a goal of 21 new
ADUs over the planning period.
II. Conduct neighborhood improvements
pursuant to the City’s Capital Improvement Plan,
CDBG Consolidated Plan, and future Active
Transportation Plan (scheduled for 2023). The
City will pursue the following public
improvement projects located in the Downtown,
EVSP, and within Census Tracts 202.13 and
202.14:
Downtown:
• Pedestrian Signal Crossings at Tulip Street
and Quince Street
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Fair Housing Issue Contributing Factor Meaningful Actions • Grand Avenue Streetscape Improvements
between Maple and Juniper, including a
roundabout at Broadway and Grand
EVSP:
• Creek Trail Crossing Improvements
between Hickory and Harding (Harding to
Fig overlaps with Tract 202.13)
Census Tracts 202.13 and 202.14:
• Creek Trail Crossing Improvements
between Juniper and Fig
• Restroom and Lighting Improvements at
Grape Day Park
• Aquatics Center at Grape Day Park
III. March 10, 2021 by Resolution No. 2021-37, the City created a mapping tool, called a Social Equity and
Healthy Index Map to use data from the State
OEHHA CalEnviroScreen to designate priority
investment neighborhoods (“PINs”) to measure the
degree to which climate change would impact
different geographical areas and to evaluate levels
of access to opportunity within a census tract. The
following programs will be acted on by the City to
address AFFH.
1. By end of 202 21 develop an Environmental
Justice Element a specific strategy or plan to
redress social equity disparities by prioritizing
and targeting CAP and Environmental Justice
implementation projects into the most vulnerable
areas as defined by the “2020 Social Equity and
Health Index Map," Environmental Justice
Communities (EJ Communities) identified
within the Environmental Justice Element .
Projects identified include:
• Reducing urban heating and increasing
carbon sequestration through planting
and maintenance of 1,010, low water
and/or native street tree s by end of
2030;
• Promote physical activity through
installation of a fitness court at
Washington Park by end of 2023.
• Promote physical activity through
installation of a skate park at Westside
Park by end of 2025.
• Promote physical activity by completing
all phases of the Citywide Access
Improvements Project by the end of the
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Fair Housing Issue Contributing Factor Meaningful Actions planning period, which includes
sidewalk infill in East, Central, and
Downtown Escondido— all areas
located within PINs.
2. By 2021, f Focus planning and intervention
programs in PINs, EJ Communities, and within
Census Tracts 202.13 and 202.14, which that
currently experience social or environmental
injustice and/or bear a disproportionate burden
of potential public health impacts.
• By December 31, 2022, begin the
process of establishing a Clean Energy
Equity Plan (completion by January 1,
2025) to improve equitable access to
clean and sustainable energy in PINs
and EJ Communities. As part of the
Clean Energy Equity Plan, at minimum,
the four following programs will be
created:
A. An education program that engages
with at least 50 residents annually
within PINs and EJ Communities, at
minimum, in English and Spanish,
to educate residents on EV and
solar regulation and resources (i.e.,
charging resources, rebate
resources) in order to increase
solar and EV ownership, EV car -
sharing, and installation of EV
chargers in existing multi -family
projects. Staff will monitor solar
and EV charging station
installations through building
permits at all multi -family projects
and mobile homes annually.
B. A local home retrofit program for
alternative fuel water heaters to
reinvest in PINs and EJ
Communities, with a focus on the
oldest housing stock, with a goal to
retrofit 15 water heaters annually.
Staff will monitor alternatively
fueled water heater r etrofits
through building permits annually.
C. A micro -grid feasibility study to
identify clean energy development
and access . The City commits to
implement an action program
based on the feasibility study’s
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Fair Housing Issue Contributing Factor Meaningful Actions results with in PINs and EJ
Communities.
D. Educate at least 50 homeowners
and tenants of multi-family housing
annually about weatherization
projects and the cost savings
gained from energy efficient homes
through training programs offered
in English and Spanish.
2. By 2024, Through the entire duration of the
2021-2029 planning period, when evaluating
programs, projects, and infrastructure in at risk
areas and PINs, EJ Communities, and within
Census Tracts 202.13 and 202.14 , prioritize
efforts on decreasingthat decrease the urban
heat island effect, especially in areas with
populations most vulnerable to heat, through
strategies like revegetation, tree preservation,
new plantings, depaving and porous pavement,
green infrastructure, and site specific
development design. Projects identified
include:
• No later than December 31, 2025, adopt
an Urban Forestry Program, which
would include the following:
A. A complete assessment of existing
conditions and calculate canopy
coverage percentage for PINs and
EJ Communities in order to. c reate
a tree planting and replacement
plan to achieve coverage within
PINs and EJ Communities of at
least 35% in residential areas and
15% in nonresidential areas. The
planting and replacement plan will
strategically facilitate the
completion of the 1,010 tree
planting project.
• By 2025, complete all phases of the
Escondido Creek Trail project, which
will promote physical activity and
public facilities through new pedestrian
pathways and at grade road crossings
resulting in an addition of 2.5 acres of
parkland within PIN and EJ
Communities.
IV. Additionally, bB y 2023, the City will consider
establishing commits to equity considerations
for recreation/parks programming, planning,
engineering, and public works projects, such as:
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Fair Housing Issue Contributing Factor Meaningful Actions prioritizations when creating development
agreements. A Development Agreement is a
voluntary legal agreement, approved by the City
Council, between the City and a developer
involving a development project. Generally,
Development Agreements involve negotiations
in which developers obtain increased certainty
in return for providing more considerations of
public benefit than would normally be required.
Specifically, the City commits to prioritizing at
least three development agreement benefits in
the PINs, Environmental Justice Communities,
and Census Tracts 202.13 and 202.14 during the
planning period. Examples of development
agreement benefits include new public
amenities such as park infrastructure, and
improved public facilities such as sidewalk infill.
o Does the proposed action generate
burdens either directly or indirectly
to vulnerable populations? If yes, are
there opportunities to avoid,
minimize, or reduce those impacts?
o Can the benefits of the proposed
action be targeted in ways to reduce
vulnerable population disparities?
o Are the benefits of the proposed
action broadly accessible to
residents or businesses of
vulnerable populations?
Disproportionate
Housing Needs
Anti-Displacement
• Median rent increase
• The availability of
affordable units in a range
of sizes
• Lack of renter protections
• Median income of
residents
• Displacement of residents
due to economic
pressures
I. Expand affordable and improve housing
opportunities in Downtown and other areas with
concentrated low income households by:
• Amend the Zoning Code in 2022 to require
replacement of existing units deed restricted or
occupied by lower income households as a
condition of project approval (see Program 1.1).
• Amend Zoning Code in 2022 to require by-right
approval of housing development that inc ludes
20% of the units as housing affordable to lower
income households, on reuse and rezone sites
(see Program 1.3).
• Pursue at least one affordable housing project
under the CalCHA program in Downtown over
the HE planning period (see Program 2.4).
• Prioritize funding for rehabilitation and deed
restriction of multi- family rental housing in
Downtown, with the goal of achieving 16 units
(see Program 3.1)
Attachment "5"
830
Item18.
Fair Housing Issue Contributing Factor Meaningful Actions • The City commits to evaluate the state of
tenant protections (if any) and modify tenant
protections within the City by conducting
the following:
o Present to City Council findings on
such protections and recommend for
adoption appropriate tenant
protection policies, such as Right to
Return, Just Cause for Eviction , and
any other policies as directed by City
Council by end of 2024.
o Evaluate South Centre City Specific
Plan and Downtown Specific Plan
policies and standards for adequacy
and efficacy in protecting existing city
residents from displacement. Based
on findings of this evaluation, revise
the specif ic plans to reduce
displacement risk by end of 2024.
o Hold at least one educational
workshop annually throughout the
planning period on tenant
protections, access to
homeownership information, and
foreclosure protections/education in
each plan area referenc ed above, as
well as within PINs, Environmental
Justice Communities, and Census
Tracts 202.13 and 202.14.
• By December 31, 202 4, the City commits to
revise and/or remove policies that can
contribute to displacement, including crime
free ordinances, and other
ordinances/policies that may result in
penalization of landlords and/or eviction of
tenants.
• By July 1, 2024, establish partnerships with
at least two community-based
organizations to help build capacity in local
communities through biannual ongoing
education about displacement issues and
support for community organizing,
including education on community benefits
agreements.
Attachment "5"
831
Item18.
Summary of Quantified Objectives
The following summarizes the program objectives of the City’s Housing Plan described above.
Table 60: Summary of Quantified Objectives
Extremely
Low Very Low Low Moderate Above
Moderate Total
RHNA 1,864 1,249 1,527 4,967 9,607
New Construction
Approved/Pipeline Projects 0 0 616 0 2006 2,622
ADUs 71 56 147 86 360
Future Projects1 435 135 635 1,400 2,605
Rehabilitation 8 8 16 0 0 32
Conservation
Preservation of At-Risk Housing2 37 38 0 0 0 75
Housing Choice Vouchers 700 300 0 0 0 1,000
Notes:
1. Future projects are estimated at 25 % of the remaining very low and low income RHNA (after accounting for approved and pipeline projects as well as ADUs) and 50% of the remaining moderate and above moderate income RHNA.
2. 75-unit Silvercrest
Attachment "5"
832
Item18.
Appendix A: RHNA Credits
This appendix provides detailed information on projects entitled, approved, or under review that could be credited against the City’s RHNA. Affordable unit counts are based on plan entitlements, and agreements between the City and developer.
Entitled Units
Table A -1: RHNA Credits – Entitled Units
Project Description Market Rate Units
Escondido Country Club - The Villages
380 single-family homes entitled,
recreational amenities, and urban
farm; 25 units permitted prior to July
1, 2020
355 units remaining to be
permitted after July 1, 2020
Approved Projects
Table A-2: RHNA Credits - Approved Projects
Project Description Market Rate
Units
Affordable
Units
SUB 13-0008 - 15th 4 SFR lots on 0.95 ac. 4
SUB 13-0002 - Oak Creek "KB Homes" 65 SFR lots on 41.39 ac. 65 SUB 13-0007 - Amanda Estates 21 SFR lots on 11.2 ac. 21 TPM 2006-08 - E. Mission 3 SFR lots on 0.88 ac. 3
Tract 848 - Idaho Ave 9 SFR lots on 3.55 ac. 9
SUB 08-0030 - Reed Rd 4 SFR lots on 14.37 ac. 4
TPM 2004-16 - Tulip 3 SFR on 1.03 ac. 3
Tract 951 - Jacks Creek 12 SFR lots on 3.31 ac. 12
SUB 13-0005 - El Norte 6 SFR lots on 1.15 ac. 6
Tract 934 - 1207 N. Gamble St. 5 SFR lots on 1.19 ac. 5 SUB 15-0002 - Wohlford, 661 Bear Valley Pkwy 55 SFR lots on 40.9 ac. 55 Tract 933/TM SUB14-0010 - Moser 16 SFR lots on 6.4 ac. (revised submittal) 16
Tract 878 - Lion Valley 11 SFR lots on 2.3 ac. 11
Tract 890 - Midway Dr. SUB15-0010. Tract 890 - Midway Dr. SUB15- 0010. 10
TM SUB 13-0001 Cranston 6 SFR lots on 7.41 ac. 6
Tract 895 - Boyle. SUB15-0030 8 SFR lots on 5.42 ac. 8
Del Prado- North & South (Woody's site); SUB
15-0023 & SUB15-0022 Mixed-use residential - 113 units 113 LaCaze (Grand Ave)(PHG 17-0019) Mixed-use 15
TM 220 S. Citrus (SUB 17-0013) 8 SFR lots 8
TPM 2003-07 - W. Lincoln 4 units on 0.45 ac. 4
TPM 2006-06 Farr Ave 4 SFR lots on0.93 ac. 4
Attachment "5"
833
Item18.
Table A-2: RHNA Credits - Approved Projects
Project Description Market Rate
Units
Affordable
Units
SUB 15-0005 – Birch 3 SFR lots on 0.95 ac. 3
ADM 16-0138 – Apartments 10 units above parking 10
SUB 17-0007 North Avenue Estates 34 homes 34
PHG 17-0028 Quince Senior Housing 145-unit affordable senior housing 0 145 PPH Redevelopment. SUB18-0011. 510 units. 420
90 (moderate
income senior
units)1
510 W. 2nd. ADM 18-0126 Mixed-Use 12,000 SF with residential (5 units) 5
209 N. Tulip. SUB18-0017. 4-Lot TPM 4
SUB 18-0007, 1361 Valle Lindo TPM on 6.64 acres 13
ADM 18-0003, 316 E. Pennsylvania Mixed-use, 1 residential unit 1 PHG 18-0021, 555 W. Grand 32 Condo units and mixed-use 32 TR 920 2355 E. Lincoln Avenue 98 SFR on 74 acres "Henry Ranch" 98
SUB 20-0002, Habitat for Humanity 10 condos at 245 E. El Norte 0 10 Source: Escondido Major Development Project Processing List, August, 2020. 1 The PPH Redevelopment Project included 90 senior units, designed for moderate income levels. These units are not deed restricted, but are to be affordable by design.
Projects Under Review
Table A- 3: Projects Under Review
Project Description Market
Rate Units
Affordable
Units
SUB 09-0005 – 1221 N. Gamble St. 3 SFR lots on 0.64 ac. 3 0 SUB 15-0019 – Safari Highlands Specific Plan for 550 SFR lots on 1,100 ac. 550 0
Touchstone – Ivy 4 story, 95 new units. Purchased by
affordable housing developer (MAAC). 0 95
SUB 15-0025, 701 San Pasqual Valley Road 18-lot TM and PD on 7 acres 18 0 ADM 19-0092, 1860 S. Escondido Vermont
Apts. 44 apartments 40 4
ADM 20-0085, 322 S. Escondido 172 units 0 172
ADM 20-0011, 118 S. Orange 3 units 3 0
PHG 20-0036, 829 S. Escondido Blvd. 70 residential units (density bonus) 35 35 ADM 20-0070, 337 E. Valley Pkwy 50 unit affordable housing 0 50 ADM 20-0136 664 N. Fig Street 15 affordable apartment units 0 15 Source: Escondido Major Development Project Processing List, August, 2020.
Anticipated affordability levels based on information submitted by project applicants.
Attachment "5"
834
Item18.
Appendix B: Sites Inventory
Attachment "5"
835
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
1871817500 517539 Yes E2 RE-20 2.178 A 5.2 3.57 1 5 5 Single Family Detached 72 >30 Years 5.0 0.2 Yes
1871817700 697501 Yes E2 RE-20 2.178 A 5.2 1.58 1 2 2 Single Family Detached 90 >30 Years 2.0 1.0 Yes
1873706500 697623 Yes Yes S R-1-10 4.356 - 5.73 0 19 19 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
1900802700 5261706 Yes Yes R1 RA-5 0.2 R 41.0 33.39 0 5 5 Orchard or Vineyard N/A No Existing
Units 4.4 Yes Yes
2241007300 5335971 Yes Yes E2 RE-40 1.089 D 45.0 3.25 1 2 2 Spaced Rural Residential 61 >30 Years 2.0 1.6 Yes
2241008400 363056 Yes E2 RE-20 2.178 D 45.0 3.72 0 6 6 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2241008500 5335968 E2 RE-20 2.178 D 45.0 20.14 1 32 32 Spaced Rural Residential 48 >30 Years 32.0 4.8 Yes
2241052400 5338663 E2 PD-R-1.6 1.6 - 18.49 0 22 22 Orchard or Vineyard N/A No Existing
Units No Improvements Yes
2241410200 137988 Yes Yes E2 RE-20 2.178 C 19.2 8.62 1 13 13 Spaced Rural Residential 60 >30 Years 13.0 2.6 Yes
2241410900 697957 Yes Yes E2 RE-20 2.178 C 19.2 3.72 0 6 6 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2241412300 691318 Yes E2 RE-20 2.178 C 19.2 4.50 4 3 3 Spaced Rural Residential 47 >30 Years 0.8 2.7 Yes
2241412500 5120531 Yes E2 RE-20 2.178 C 19.2 1.94 2 1 1 Spaced Rural Residential 43 >30 Years 0.5 2.9 Yes
2241423200 137982 S R-1-10 4.356 E 3.0 1.65 3 2 2 Spaced Rural Residential 45 >30 Years 0.7 2.0 Yes
2241433000 697930 Yes Yes E2 RE-20 2.178 D 45.0 7.11 2 10 10 Spaced Rural Residential 55 >30 Years 5.0 1.0 Yes
2241433200 5046469 Yes Yes E2 RE-20 2.178 D 45.0 2.41 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2241433300 5046468 Yes E2 RE-20 2.178 D 45.0 5.48 1 8 8 Spaced Rural Residential 42 >30 Years 8.0 1.2 Yes
2241435000 5335895 Yes Yes E2 RE-20 2.178 D 45.0 2.92 0 5 5 Orchard or Vineyard 1990 >30 Years No Existing
Units 1.2 Yes
2241513500 715042 Yes Yes E2 RE-20 2.178 B 17.2 1.51 0 2 2 Field Crops N/A No Existing Units No Improvements Yes
2241514100 715040 Yes Yes E2 RE-20 2.178 B 17.2 2.86 1 4 4 Spaced Rural Residential 37 >30 Years 4.0 1.4 Yes
1 of 53
Attachment "5"
836
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2241514800 5229082 Yes Yes E2 RE-20 2.178 B 17.2 1.14 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2241515000 715037 Yes E2 RE-20 2.178 B 17.2 1.32 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2241515100 5229084 Yes Yes E2 RE-20 2.178 B 17.2 10.39 0 17 17 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2241711900 630364 Yes U1 R-1-7 6.22 - 0.58 1 2 2 Single Family Detached 58 >30 Years 2.0 1.2 Yes Yes
2242401600 697812 Yes R2 RE-80 0.54 - 16.06 0 7 7 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2242806400 5265291 U1 R-1-7 6.22 - 0.83 1 3 3 Single Family Detached 78 >30 Years 3.0 1.7 Yes Yes
2250103800 245934 Yes E1 RE-40 1.089 J 21.0 9.14 1 6 6 Spaced Rural Residential 74 >30 Years 6.0 0.4 Yes Yes
2250200500 245920 Yes E1 RE-40 1.089 J 21.0 5.72 1 4 4 Spaced Rural Residential 55 >30 Years 4.0 2.2 Yes Yes
2250201400 5116360 Yes Yes E1 RE-40 1.089 J 21.0 6.16 1 4 4 Spaced Rural Residential
Between
1967 and
1986
>30 Years 4.0 2.9 Yes Yes
2250305600 5207000 Yes Yes S R-1-10 4.356 - 1.27 1 3 3 Spaced Rural Residential 37 >30 Years 3.0 2.0 Yes Yes
2250421100 701222 Yes S RE-20 2.178 K 10.9 0.96 0 2 2 Vacant and
Undeveloped
Land
1962 >30 Years No Existing
Units No Improvements Yes Yes
2250422600 701247 Yes S RE-20 2.178 K 10.9 1.02 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2250422700 701248 Yes S RE-20 2.178 K 10.9 1.04 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2250422800 701321 Yes S RE-20 2.178 K 10.9 1.01 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2250423000 73617 Yes S RE-20 2.178 K 10.9 1.90 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2250423100 245913 Yes S RE-20 2.178 K 10.9 4.99 1 7 7 Spaced Rural Residential 70 >30 Years 7.0 2.0 Yes Yes
2250700600 177189 U1 R-1-7 6.22 - 0.77 1 3 3 Single Family Detached 52 >30 Years 3.0 1.7 Yes Yes
2 of 53
Attachment "5"
837
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2250700900 177338 Yes U1 R-1-10 4.356 - 0.96 1 2 2 Single Family Detached 54 >30 Years 2.0 1.4 Yes Yes
2250830500 702324 Yes U1 R-1-10 4.356 - 0.89 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2251606100 701893 Yes Yes U1 R-1-7 6.22 - 1.43 1 6 6 Spaced Rural Residential 79 >30 Years 6.0 0.5 Yes Yes
2251606300 5290544 Yes U1 R-1-7 6.22 - 0.23 0 1 1 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2252700500 33009 Yes Yes S R-1-10 4.356 Q 5.9 1.18 1 3 3 Spaced Rural Residential 80 >30 Years 3.0 2.2 Yes Yes
2252702300 701901 Yes Yes S R-1-10 4.356 Q 5.9 1.02 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2252704900 5246125 S R-1-10 4.356 P 5.7 3.11 1 9 9 Spaced Rural Residential 72 >30 Years 9.0 1.6 Yes Yes
2252705800 5246120 Yes S R-1-10 4.356 P 5.7 2.61 1 8 8 Spaced Rural Residential 55 >30 Years 8.0 1.5 Yes Yes
2252706300 5386426 S R-1-10 4.356 Q 5.9 3.70 2 10 10 Spaced Rural Residential 64 >30 Years 5.0 0.2 Yes Yes
2254804300 5257259 Yes S R-1-10 4.356 - 1.26 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2255937100 151367 U1 R-1-6 7.26 - 0.58 1 2 2 Single Family Detached 52 >30 Years 2.0 2.0 Yes Yes
2256106201 275007 Yes Yes U1 R-1-6 7.26 - 1.49 4 4 4 Single Family
Multiple-
Units
45 >30 Years 1.0 2.3 Yes Yes
2256620100 388847 S PD-R-3.3 3.3 - 6.59 1 15 15 Spaced Rural Residential 91 >30 Years 15.0 2.1 Yes Yes
2256708000 5116867 S PD-R-3.3 3.3 - 1.70 1 3 3 Spaced Rural Residential 91 >30 Years 3.0 1.6 Yes
2257201500 5116892 S R-1-10 4.356 - 2.07 1 6 6 Single Family Detached 97 6.0 1.0 Yes Yes
2262100700 100572 Yes U2 R-2-12 12 - 0.87 0 8 8 Other Retail
Trade and
Strip
Commercial
1950s >30 Years No Existing
Units 36.0 Yes Yes Yes
3 of 53
Attachment "5"
838
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2263301500 5394478 Yes Yes SPA 13 R-1-10 4.356 G 30.3 4.36 0 14 14 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2263302400 701911 Yes Yes SPA 13 R-1-10 4.356 G 30.3 2.03 0 7 7 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2263302500 216688 Yes Yes SPA 13 R-1-10 4.356 G 30.3 1.05 1 2 2 Spaced Rural Residential 55 >30 Years 2.0 3.5 Yes Yes
2263303800 180902 Yes Yes S R-1-10 4.356 F 7.3 2.64 1 8 8 Single Family Detached 58 >30 Years 8.0 1.0 Yes Yes Yes
2263304000 701757 Yes SPA 13 R-1-10 4.356 G 30.3 5.03 0 16 16 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2263305600 5265603 U1 PD-R-5.5 5.5 F 7.3 4.69 1 18 18 Single Family Detached 60 >30 Years 18.0 1.0 Yes Yes
2263401700 180883 Yes E2 RE-20 2.178 - 2.22 1 3 3 Spaced Rural Residential 57 >30 Years 3.0 5.2 Yes Yes Yes
2263601300 701616 Yes S R-1-10 4.356 H 2.3 0.96 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2263601400 701542 Yes S R-1-10 4.356 H 2.3 1.30 1 3 3 Spaced Rural Residential 60 >30 Years 3.0 1.0 Yes Yes Yes
2263700600 701546 Yes SPA 13 R-1-10 4.356 G 30.3 2.47 0 8 8 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2263700900 701859 Yes Yes SPA 13 R-1-10 4.356 G 30.3 2.63 1 8 8 Spaced Rural Residential 60 >30 Years 8.0 0.9 Yes Yes Yes
2263701100 701863 Yes Yes SPA 13 R-1-10 4.356 G 30.3 5.08 0 17 17 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2263701400 701697 SPA 13 R-1-10 4.356 G 30.3 0.81 0 3 3 Religious Facility N/A No Existing
Units No Improvements Yes Yes Yes
2263702500 552735 Yes Yes SPA 13 R-1-10 4.356 G 30.3 2.83 1 8 8 Spaced Rural Residential 78 >30 Years 8.0 0.8 Yes Yes Yes
2263702800 701854 Yes Yes SPA 13 R-1-10 4.356 G 30.3 3.98 1 12 12 Spaced Rural Residential 42 >30 Years 12.0 4.0 Yes Yes
2268204900 180901 S R-1-10 4.356 - 1.00 1 2 2 Single Family Detached 32 >30 Years 2.0 4.9 Yes Yes
2270312300 177212 Yes U2 R-2-12 12 - 0.29 1 2 2 Single Family Detached 32 >30 Years 2.0 2.0 Yes
2271013600 700900 Yes Yes E1 RE-40 1.089 - 3.44 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
4 of 53
Attachment "5"
839
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2271020300 138012 Yes Yes E2 RE-20 2.178 - 1.80 1 2 2 Single Family Detached 53 >30 Years 2.0 2.6 Yes Yes Yes
2271440400 703105 Yes Yes U1 R-1-6 7.26 N 3.7 1.06 1 5 5 Single Family Detached 60 >30 Years 5.0 0.3 Yes Yes Yes
2271440500 703074 Yes U1 R-1-6 7.26 N 3.7 0.66 1 3 3 Single Family Detached 50 >30 Years 3.0 3.2 Yes Yes Yes
2271440700 274957 Yes U1 R-1-6 7.26 N 3.7 2.01 5 6 6 Single Family
Multiple-
Units
60 >30 Years 1.2 1.4 Yes Yes
2271442000 190464 Yes U1 R-1-7 6.22 - 0.69 1 2 2 Single Family Detached 58 >30 Years 2.0 1.2 Yes Yes
2271442300 190467 Yes U1 R-1-7 6.22 - 0.70 1 2 2 Single Family Detached 57 >30 Years 2.0 1.7 Yes Yes Yes
2271700100 300334 Yes U1 R-1-6 7.26 X 1.5 0.48 1 2 2 Single Family Detached 44 >30 Years 2.0 3.0 Yes Yes Yes
2271700900 151317 U1 R-1-6 7.26 - 0.29 0 2 2 Arterial Commercial 69 >30 Years No Existing
Units 4.0 Yes Yes Yes
2271701800 300351 Yes U1 R-1-6 7.26 X 1.5 0.49 1 2 2 Single Family Detached 48 >30 Years 2.0 1.5 Yes Yes Yes
2271701900 300335 Yes U1 R-1-6 7.26 X 1.5 0.51 1 2 2 Single Family Detached 50 >30 Years 2.0 1.6 Yes Yes
2271802700 702300 Yes Yes S R-1-10 4.356 - 2.08 0 7 7 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2273041200 151108
Urban
Residentia
l IV/V
C-G 30 - 0.53 1 12 8 4 Arterial
Commercial 90 >30 Years 12.0 1.6 Yes East Valley
Specific Plan Yes
2273202600 702429 Yes S R-1-15 2.904 - 0.36 0 1 1 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2273300100 702123 Yes Yes S R-1-10 4.356 - 1.96 1 5 5 Spaced Rural Residential 78 >30 Years 5.0 0.3 Yes Yes Yes
2273407800 73590 Yes U1 R-1-6 7.26 - 0.90 1 4 4 Single Family Detached 61 >30 Years 4.0 1.1 Yes Yes Yes
2273552400 274955 Yes U1 R-1-6 7.26 O 1.2 0.72 1 3 3 Single Family Detached 47 >30 Years 3.0 2.1 Yes Yes Yes
2273553000 703064 Yes U1 R-1-6 7.26 O 1.2 0.49 1 2 2 Single Family Detached 60 >30 Years 2.0 2.7 Yes Yes Yes
5 of 53
Attachment "5"
840
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2274104200 177283 Yes Yes U1 R-1-8 5.445 - 1.76 1 6 6 Single Family Detached 48 >30 Years 6.0 1.3 Yes Yes
2274201000 151533 Yes S R-1-15 2.904 I 32.9 2.68 1 5 5 Spaced Rural Residential 67 >30 Years 5.0 1.7 Yes Yes
2274201100 701862 Yes Yes E2 RE-20 2.178 I 32.9 6.83 0 11 11 Orchard or Vineyard N/A No Existing
Units 3.5 Yes
2274301500 73525 Yes E2 RE-20 2.178 I 32.9 0.93 0 2 2 Spaced Rural Residential N/A No Existing
Units No Improvements Yes Yes
2274302000 701555 Yes Yes M RE-210/R-
1-15 0.207 I 32.9 22.50 0 4 4 Orchard or
Vineyard N/A No Existing
Units 6.2 Yes
2274304800 1554202 Yes Yes E2 RE-20 2.178 - 1.19 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2275206600 137959 Yes Yes U1 R-1-8 5.445 - 1.03 1 3 3 Single Family Detached 1908 >30 Years 3.0 1.2 Yes Yes
2275207200 151571 Yes U1 R-1-8 5.445 - 0.73 1 2 2 Single Family Detached 48 >30 Years 2.0 2.4 Yes Yes
2280505100 180876 Yes Yes U1 R-1-10 4.356 L 2.1 1.10 1 3 3 Spaced Rural Residential 79 >30 Years 3.0 2.5 Yes Yes Yes
2280505200 703096 Yes Yes U1 R-1-8 5.445 L 2.1 1.03 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2280505500 5050617 Yes U1 R-1-8 5.445 M 1.8 0.95 1 3 3 Single Family Detached 86 >30 Years 3.0 1.2 Yes Yes Yes
2280506400 180878 Yes U1 R-1-8 5.445 M 1.8 0.87 1 3 3 Single Family Detached 58 >30 Years 3.0 1.4 Yes Yes
2280601000 275052 U2 R-1-8 5.445 - 0.64 1 2 2 Single Family Detached 59 >30 Years 2.0 1.7 Yes Yes
2280601200 275054 U2 R-1-8 5.445 - 0.77 1 2 2 Single Family Detached 59 >30 Years 2.0 1.5 Yes Yes
2280602200 79040 Yes Yes U2 R-1-8 5.445 - 2.71 1 10 10 Single Family Detached 62 >30 Years 10.0 0.5 Yes Yes
2280603000 79041 U2 R-1-8 5.445 - 0.66 1 2 2 Single Family Detached 76 >30 Years 2.0 1.8 Yes Yes
2280710100 704880 Yes U1 R-1-8 5.445 - 0.79 1 2 2 Single Family Detached 58 >30 Years 2.0 1.9 Yes Yes
2280732300 1543930 Yes U2 R-2-12 12 - 0.55 0 5 5 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
6 of 53
Attachment "5"
841
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2280800500 275035 Yes U2 R-2-12 12 Z 1.3 0.41 1 3 3 Single Family Detached 56 >30 Years 3.0 1.3 Yes Yes
2280800600 275036 Yes U2 R-2-12 12 Z 1.3 0.44 1 3 3 Single Family Detached 31 >30 Years 3.0 11.0 Yes Yes
2280801300 275040 U2 R-2-12 12 - 0.33 1 2 2 Single Family Detached 32 >30 Years 2.0 5.0 Yes Yes
2280801700 704522 U2 R-2-12 12 Z 1.3 0.44 1 3 3 Single Family Detached 55 >30 Years 3.0 3.8 Yes Yes
2280801900 704592 U2 R-2-12 12 - 0.28 1 2 2 Single Family Detached 45 >30 Years 2.0 1.3 Yes Yes
2285004900 704808 Yes U1 R-1-8 5.445 - 0.80 1 2 2 Single Family Detached 47 >30 Years 2.0 1.7 Yes Yes
2290101800 704553 U2 R-2-12 12 - 0.29 1 2 2 Single Family Detached 48 >30 Years 2.0 3.6 Yes Yes
2290305800 100421 U2 R-2-12 12 - 1.13 0 10 10 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2290401300 177216 U2 R-2-12 12 - 0.41 1 3 3 Single Family Detached 52 >30 Years 3.0 1.3 Yes Yes
2290610600 203247 Yes Yes U1 R-1-7 6.22 - 0.88 1 3 3 Single Family Detached 50 >30 Years 3.0 1.5 Yes Yes
2290610900 203250 Yes Yes U1 R-1-7 6.22 - 0.89 1 3 3 Single Family Detached 35 >30 Years 3.0 3.0 Yes Yes
2290620100 203239 Yes U1 R-1-7 6.22 - 0.89 1 3 3 Single Family Detached 76 >30 Years 3.0 2.4 Yes Yes
2290620800 203251 Yes U1 R-1-7 6.22 - 0.93 1 3 3 Single Family Detached 58 >30 Years 3.0 4.0 Yes Yes
2290710800 203274 Yes U1 R-1-7 6.22 - 0.92 1 3 3 Single Family Detached 59 >30 Years 3.0 1.2 Yes Yes
2290913800 193073 Yes U1 R-1-7 6.22 - 0.55 1 2 2 Single Family Detached 37 >30 Years 2.0 1.3 Yes Yes
2291024800 704702 U2 R-2-12 12 - 0.35 1 2 2 Single Family Detached 47 >30 Years 2.0 1.6 Yes Yes
2291210300 275156 Yes U2 R-2-12 12 Y 1.2 0.53 2 3 3 Single Family
Multiple-
Units
46 >30 Years 1.5 1.8 Yes Yes
7 of 53
Attachment "5"
842
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2291210500 275157 Yes U2 R-2-12 12 Y 1.2 0.40 2 2 2 Single Family Detached 60 >30 Years 1.0 2.1 Yes Yes
2291210600 275158 Yes U2 R-2-12 12 Y 1.2 0.30 1 2 2 Single Family Detached 1950s >30 Years 2.0 4.6 Yes Yes
2291421200 203234 Yes U3 R-3-18 18 AA 0.5 0.22 1 2 2 Single Family Detached 61 >30 Years 2.0 1.3 Yes Yes
2291421300 33093 Yes U3 R-3-18 18 AA 0.5 0.23 1 2 2 Single Family Detached 25 >30 Years 2.0 5.7 Yes Yes
2291604200 5344397 Yes U3 R-3-18 18 - 0.16 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2291720300 705194 SPA 9 S-P 100 AC 0.7 0.34 0 22 14 8 Office (Low- Rise) 1950s >30 Years No Existing
Units 1.3 Yes Downtown SPA Yes Yes
2291722000 705461 SPA 9 S-P 100 AD 2.3 0.37 1 22 14 8 Office (Low- Rise) 68 >30 Years 22.0 7.5 Yes Downtown SPA Yes Yes
2291723000 705538 SPA 9 S-P 100 AD 2.3 0.42 1 25 16 9 Arterial Commercial 71 >30 Years 25.0 0.8 Yes Downtown SPA Yes Yes 2291723200 705494 SPA 9 S-P 100 AD 2.3 0.51 1 31 20 11 Arterial Commercial 72 >30 Years 31.0 1.4 Yes Downtown SPA Yes Yes 2291723500 705477 SPA 9 S-P 100 AD 2.3 0.35 1 21 14 7 Office (Low- Rise) 80 >30 Years 21.0 0.3 Yes Downtown SPA Yes Yes
2291723600 705475 SPA 9 S-P 100 AD 2.3 0.36 1 22 14 8 Office (Low- Rise) 1980 >30 Years 22.0 No Improvements Yes Downtown SPA Yes Yes 2291724000 705511 SPA 9 S-P 100 AD 2.3 0.32 1 19 12 7 Service Station 61 >30 Years 19.0 6.1 Yes Downtown SPA Yes Yes
2291802100 5283137 SPA 9 S-P 100 AE 9.0 0.47 1 28 18 10 Neighborhoo
d Shopping
Center
88 >30 Years 28.0 2.2 Yes Downtown SPA Yes Yes
2291802200 5283136 SPA 9 S-P 100 GT 8.1 0.87 0 55 35 20 Neighborhoo
d Shopping
Center
1961 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2291803200 705153 SPA 9 S-P 100 GT 8.1 4.07 1 253 163 90 Neighborhoo
d Shopping
Center
62 >30 Years 253.0 0.9 Yes Downtown SPA Yes Yes
2291803400 705134 SPA 9 S-P 100 GT 8.1 2.72 1 169 109 60 Neighborhoo
d Shopping
Center
61 >30 Years 169.0 0.7 Yes Downtown SPA Yes Yes
2291803500 705438 SPA 9 S-P 100 GT 8.1 0.13 1 7 5 2 Arterial Commercial 61 >30 Years 7.0 0.2 Yes Downtown SPA Yes Yes 2293050100 100542 SPA 9 S-P 100 AF 1.0 0.27 3 14 9 5 Arterial Commercial 57 >30 Years 4.7 1.2 Yes Downtown SPA Yes Yes 8 of 53
Attachment "5"
843
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2291806400 100533 SPA 9 S-P 100 AE 9.0 3.80 1 237 153 84 Neighborhoo
d Shopping
Center
84 >30 Years 237.0 0.7 Yes Downtown SPA Yes Yes
2291806500 100534 SPA 9 S-P 100 AE 9.0 0.94 1 58 37 21 Neighborhoo
d Shopping
Center
84 >30 Years 58.0 1.4 Yes Downtown SPA Yes Yes
2291806900 100535 SPA 9 S-P 100 AE 9.0 0.47 1 28 18 10 Neighborhoo
d Shopping
Center
88 >30 Years 28.0 1.0 Yes Downtown SPA Yes Yes
2291807000 151123 SPA 9 S-P 100 AE 9.0 0.32 1 19 12 7 Neighborhoo
d Shopping
Center
85 >30 Years 19.0 1.1 Yes Downtown SPA Yes Yes
2291807800 100536 SPA 9 S-P 100 AE 9.0 1.05 1 64 41 23 Neighborhoo
d Shopping
Center
84 >30 Years 64.0 1.4 Yes Downtown SPA Yes Yes
2291807900 100537 SPA 9 S-P 100 AE 9.0 0.49 1 30 19 11 Neighborhoo
d Shopping
Center
87 >30 Years 30.0 1.5 Yes Downtown SPA Yes Yes
2291808000 100547 SPA 9 S-P 100 AE 9.0 0.42 1 25 16 9 Neighborhoo
d Shopping
Center
87 >30 Years 25.0 1.3 Yes Downtown SPA Yes Yes
2291808400 100539 SPA 9 S-P 100 AE 9.0 1.04 1 64 41 23 Neighborhoo
d Shopping
Center
84 >30 Years 64.0 1.4 Yes Downtown SPA Yes Yes
2291809100 705498 SPA 9 S-P 100 GT 8.1 0.33 1 20 13 7 Neighborhoo
d Shopping
Center
80 >30 Years 20.0 0.4 Yes Downtown SPA Yes Yes
2292103900 5110570 SPA 9 S-P 100 - 0.58 1 35 23 12 Neighborhoo
d Shopping
Center
Post 1995 35.0 2.0 Yes Downtown SPA Yes Yes
2292200300 255000 Yes U3 R-3-18 18 AG 0.5 0.20 1 2 2 Single Family Detached 47 >30 Years 2.0 2.5 Yes Yes Yes
2292200700 255002 Yes U3 R-3-18 18 - 0.23 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2292204100 339954 Yes Yes U3 R-3-18 18 - 0.38 1 4 4 Single Family Detached 48 >30 Years 4.0 1.4 Yes Yes Yes
2292204200 255004 Yes U3 R-3-18 18 AG 0.5 0.28 1 3 3 Single Family Detached 1950s >30 Years 3.0 1.6 Yes Yes
9 of 53
Attachment "5"
844
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2292300900 229286 Yes U3 R-3-18 18 AB 1.0 0.21 1 2 2 Single Family Detached 59 >30 Years 2.0 1.0 Yes Yes
2292301000 229287 Yes U3 R-3-18 18 AB 1.0 0.20 1 2 2 Single Family Detached 59 >30 Years 2.0 1.0 Yes Yes Yes
2292301100 229288 U3 R-3-18 18 AB 1.0 0.20 1 2 2 Single Family Detached 59 >30 Years 2.0 2.5 Yes Yes Yes
2292301200 229289 Yes U3 R-3-18 18 AB 1.0 0.20 1 2 2 Single Family Detached 59 >30 Years 2.0 3.1 Yes Yes Yes
2292301300 229290 Yes U3 R-3-18 18 AB 1.0 0.20 1 2 2 Single Family Detached 59 >30 Years 2.0 1.2 Yes Yes Yes
2292410900 229305 U3 R-3-18 18 - 0.63 1 8 8 Other Public Services 79 >30 Years 8.0 1.0 Yes Yes Yes
2292602100 151126 Yes U3 R-3-18 18 - 0.24 1 2 2 Single Family Detached 56 >30 Years 2.0 5.3 Yes Yes Yes
2292721000 302219 Yes SPA 9 S-P 100 - 2.13 0 133 86 47 Arterial Commercial 1999 No Existing
Units 1.2 Yes Downtown SPA Yes Yes
2293010400 254983 Yes Yes SPA 9 S-P 75 AL 0.2 0.15 1 6 6 Single Family Detached 1913 >30 Years 6.0 1.7 Yes Downtown SPA Yes Yes 2293010500 254984 Yes Yes SPA 9 S-P 75 AL 0.2 0.08 1 3 3 Single Family Detached 1915 >30 Years 3.0 1.4 Yes Downtown SPA Yes Yes 2293011200 254986 Yes SPA 9 S-P 75 - 0.15 1 6 6 Single Family Detached 59 >30 Years 6.0 0.4 Yes Downtown SPA Yes Yes
2293020100 254987 Yes Yes SPA 9 S-P 75 AO 0.2 0.08 1 3 3 Single Family Detached 23 >30 Years 3.0 2.3 Yes Downtown SPA Yes Yes
2293020600 705619 Yes SPA 9 S-P 75 AN 0.4 0.20 2 7 7 Single Family
Multiple-
Units
59 >30 Years 3.5 2.4 Yes Downtown SPA Yes Yes
2293020700 418553 Yes Yes SPA 9 S-P 75 AN 0.4 0.18 1 7 7 Single Family Detached 2016 7.0 1.8 Yes Downtown SPA Yes Yes
2293021000 418555 Yes Yes SPA 9 S-P 75 - 0.10 1 4 4 Single Family Detached 1913 >30 Years 4.0 2.4 Yes Downtown SPA Yes Yes 2293021600 131707 Yes Yes SPA 9 S-P 75 AO 0.2 0.07 1 2 2 Single Family Detached 45 >30 Years 2.0 1.3 Yes Downtown SPA Yes Yes
10 of 53
Attachment "5"
845
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2293031000 100409 Yes Yes SPA 9 S-P 100 AM 0.7 0.26 0 16 10 6 Other Retail
Trade and
Strip
Commercial
65 >30 Years No Existing
Units 1.5 Yes Downtown SPA Yes Yes
2293041400 705479 Yes SPA 9 S-P 100 AH 0.8 0.17 0 11 7 4 Other Retail
Trade and
Strip
Commercial
N/A;
Parking
No Existing
Units 38.9 Yes Downtown SPA Yes Yes
2293041500 705470 Yes SPA 9 S-P 100 AH 0.8 0.16 0 10 6 4 Other Retail
Trade and
Strip
Commercial
N/A;
Parking
No Existing
Units 38.9 Yes Downtown SPA Yes Yes
2293041600 100400 Yes SPA 9 S-P 100 AH 0.8 0.19 0 12 8 4 Other Retail
Trade and
Strip
Commercial
Pre 1950 >30 Years No Existing
Units 1.5 Yes Downtown SPA Yes Yes
2293041700 100401 Yes SPA 9 S-P 100 AH 0.8 0.29 0 18 12 6 Other Retail
Trade and
Strip
Commercial
N/A;
Parking
No Existing
Units 20.0 Yes Downtown SPA Yes Yes
2293042500 100410 Yes SPA 9 S-P 100 - 0.16 1 9 9 Other Retail
Trade and
Strip
Commercial
77 >30 Years 9.0 0.8 Yes Downtown SPA Yes Yes
2293042700 131706 Yes Yes SPA 9 S-P 75 AK 0.5 0.10 1 4 3 1 Single Family Detached 1917 >30 Years 4.0 12.5 Yes Downtown SPA Yes Yes 2293042900 705478 Yes SPA 9 S-P 100 AI 1.1 0.29 0 18 12 6 Arterial Commercial 1960 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293043900 418552 Yes SPA 9 S-P 100 AI 1.1 0.17 1 9 6 3 Arterial Commercial 60 >30 Years 9.0 2.0 Yes Downtown SPA Yes Yes 2293044000 418560 Yes Yes SPA 9 S-P 75 AK 0.5 0.23 1 10 6 4 Single Family Detached 25 >30 Years 10.0 3.2 Yes Downtown SPA Yes Yes 2293044100 1565497 Yes Yes SPA 9 S-P 75 AK 0.5 0.21 1 9 6 3 Single Family Detached 47 >30 Years 9.0 6.0 Yes Downtown SPA Yes Yes
11 of 53
Attachment "5"
846
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2293044200 705219 Yes SPA 9 S-P 100 AI 1.1 0.61 0 38 25 13 Other Retail
Trade and
Strip
Commercial
1984 >30 Years No Existing
Units 1.3 Yes Downtown SPA Yes Yes
2293050300 5110602 SPA 9 S-P 100 AF 1.0 0.19 1 11 7 4 Arterial Commercial 58 >30 Years 11.0 0.5 Yes Downtown SPA Yes Yes 2293051300 5110603 SPA 9 S-P 100 AF 1.0 0.32 1 19 12 7 Arterial Commercial 88 >30 Years 19.0 2.1 Yes Downtown SPA Yes Yes 2293101600 345263 Yes SPA 9 S-P 75 - 0.16 1 7 7 Arterial Commercial 77 >30 Years 7.0 5.3 Yes Downtown SPA Yes Yes 2293102000 345264 Yes SPA 9 S-P 75 AV 0.5 0.16 1 7 7 Single Family Detached 57 >30 Years 7.0 3.0 Yes Downtown SPA Yes Yes
2293102200 345266 Yes SPA 9 S-P 75 AW 1.0 0.32 0 15 10 5 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293102300 345288 Yes SPA 9 S-P 75 AW 1.0 0.16 1 6 4 2 Single Family Detached 42 >30 Years 6.0 11.9 Yes Downtown SPA Yes Yes 2293102400 345289 Yes SPA 9 S-P 75 AW 1.0 0.18 0 8 5 3 Single Family Detached 32 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293102500 345290 Yes SPA 9 S-P 75 AW 1.0 0.16 0 7 5 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293102600 345291 Yes SPA 9 S-P 75 AW 1.0 0.17 0 8 5 3 Parking Lot - Surface N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293103000 345292 Yes SPA 9 S-P 75 AX 0.6 0.16 0 8 5 3 Vacant and
Undeveloped
Land
Pre 1964 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293103100 345293 Yes SPA 9 S-P 75 AX 0.6 0.44 0 21 14 7 Arterial Commercial 1953-1964 >30 Years No Existing
Units 3.6 Yes Downtown SPA Yes Yes
2293104500 345267 Yes SPA 9 S-P 75 AV 0.5 0.33 3 13 13 Arterial Commercial
1960s to
1970s >30 Years 4.3 2.8 Yes Downtown SPA Yes Yes
2293104600 254991 SPA 9 S-P 75 - 0.61 1 28 18 10 Single Family Detached 56 >30 Years 28.0 1.4 Yes Downtown SPA Yes Yes 2293108300 151080 Yes Yes SPA 9 S-P 75 AJ 0.8 0.27 1 12 8 4 Office (Low- Rise) 86 >30 Years 12.0 1.2 Yes Downtown SPA Yes Yes
2293108400 151081 Yes Yes SPA 9 S-P 75 AJ 0.8 0.37 1 16 10 6 Office (Low- Rise) 74 >30 Years 16.0 2.3 Yes Downtown SPA Yes Yes
2293108900 151076 Yes Yes SPA 9 S-P 75 AJ 0.8 0.16 1 6 4 2 Single Family Detached 2005 6.0 1.2 Yes Downtown SPA Yes Yes
12 of 53
Attachment "5"
847
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2293201300 705435 Mixed Use C-G 80 - 0.36 1 15 15 Other Health Care 90 >30 Years 15.0 4.3 Yes East Valley
Specific Plan Yes Yes
2293311600 124874 Yes SPA 9 S-P 100 AR 3.5 2.57 1 160 103 57 Warehousing 84 >30 Years 160.0 0.1 Yes Downtown SPA Yes Yes 2293311700 124875 Yes SPA 9 S-P 100 AR 3.5 0.92 1 57 37 20 Office (Low- Rise) 76 >30 Years 57.0 0.1 Yes Downtown SPA Yes Yes
2293610500 705676 Yes Yes SPA 9 S-P 75 AT 1.0 0.15 0 7 5 2 Parking Lot - Surface N/A No Existing
Units 14.3 Yes Downtown SPA Yes Yes
2293610600 345272 Yes Yes SPA 9 S-P 75 AT 1.0 0.15 0 7 5 2 Parking Lot - Surface N/A No Existing
Units 14.3 Yes Downtown SPA Yes Yes
2293610900 345273 Yes Yes SPA 9 S-P 75 AT 1.0 0.16 1 6 4 2 Single Family Detached 45 >30 Years 6.0 0.5 Yes Downtown SPA Yes Yes
2293611100 5241396 Yes SPA 9 S-P 75 AT 1.0 0.42 1 19 12 7 Religious Facility 44 >30 Years 19.0 0.8 Yes Downtown SPA Yes Yes 2293611200 5241395 Yes SPA 9 S-P 75 AT 1.0 0.16 1 6 4 2 Single Family Detached 48 >30 Years 6.0 2.0 Yes Downtown SPA Yes Yes
2293620100 705657 Yes SPA 9 S-P 75 AU 1.1 0.16 0 8 5 3 Parking Lot - Surface N/A No Existing
Units 14.3 Yes Downtown SPA Yes Yes
2293620200 705649 Yes SPA 9 S-P 75 AU 1.1 0.16 0 7 5 2 Parking Lot - Surface N/A No Existing
Units 14.3 Yes Downtown SPA Yes Yes
2293620300 705640 Yes SPA 9 S-P 75 AU 1.1 0.15 0 7 5 2 Parking Lot - Surface N/A No Existing
Units 14.3 Yes Downtown SPA Yes Yes
2293620400 705631 Yes SPA 9 S-P 75 AU 1.1 0.15 0 7 5 2 Park - Active N/A No Existing Units No Improvements Yes Downtown SPA Yes Yes
2293620500 705623 Yes SPA 9 S-P 75 AU 1.1 0.15 0 7 5 2 Park - Active N/A No Existing Units No Improvements Yes Downtown SPA Yes Yes
2293620600 345277 Yes SPA 9 S-P 75 AU 1.1 0.16 1 6 4 2 Single Family Detached 46 >30 Years 6.0 10.0 Yes Downtown SPA Yes Yes 2293620700 345278 Yes SPA 9 S-P 75 AU 1.1 0.15 1 6 4 2 Single Family Detached 46 >30 Years 6.0 6.7 Yes Downtown SPA Yes Yes
2293820700 705814 Yes Yes SPA 9 S-P 75 BK 1.4 0.09 0 4 3 1 Office (Low- Rise) N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293820900 256041 Yes Yes SPA 9 S-P 75 BK 1.4 0.25 0 12 8 4 Office (Low- Rise) Pre 1974 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2293821300 5246864 Yes SPA 9 S-P 75 BK 1.4 0.19 1 8 5 3 Other Retail
Trade and
Strip
Commercial
48 >30 Years 8.0 3.2 Yes Downtown SPA Yes Yes
2293821400 5246865 Yes SPA 9 S-P 75 BK 1.4 0.11 1 4 3 1 Other Retail
Trade and
Strip
Commercial
23 >30 Years 4.0 1.4 Yes Downtown SPA Yes Yes
13 of 53
Attachment "5"
848
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2293920300 705629 Yes Yes SPA 9 S-P 75 BL 1.3 0.16 0 8 5 3 Other Retail
Trade and
Strip
Commercial
N/A;
Parking
No Existing
Units 11.8 Yes Downtown SPA Yes Yes
2293920400 345269 Yes SPA 9 S-P 75 BL 1.3 0.16 1 7 5 2 Other Retail
Trade and
Strip
Commercial
66 >30 Years 7.0 0.4 Yes Downtown SPA Yes Yes
2293921000 705663 Yes Yes SPA 9 S-P 75 BM 1.3 0.08 0 4 3 1 Other Retail
Trade and
Strip
Commercial
1970s >30 Years No Existing
Units 22.3 Yes Downtown SPA Yes Yes
2293921100 705664 Yes Yes SPA 9 S-P 75 BM 1.3 0.08 0 4 3 1 Other Retail
Trade and
Strip
Commercial
1970s >30 Years No Existing
Units 22.3 Yes Downtown SPA Yes Yes
2293921200 705668 Yes Yes SPA 9 S-P 75 BM 1.3 0.09 0 4 3 1 Other Retail
Trade and
Strip
Commercial
1970s >30 Years No Existing
Units 22.3 Yes Downtown SPA Yes Yes
2293921300 705672 Yes Yes SPA 9 S-P 75 BM 1.3 0.23 1 10 6 4 Other Retail
Trade and
Strip
Commercial
75 >30 Years 10.0 0.5 Yes Downtown SPA Yes Yes
2293921700 345270 Yes SPA 9 S-P 75 BL 1.3 0.17 1 7 5 2 Other Retail
Trade and
Strip
Commercial
64 >30 Years 7.0 0.4 Yes Downtown SPA Yes Yes
2293921800 705652 Yes Yes SPA 9 S-P 75 BM 1.3 0.24 1 10 6 4 Other Retail
Trade and
Strip
Commercial
59 >30 Years 10.0 0.9 Yes Downtown SPA Yes Yes
14 of 53
Attachment "5"
849
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2293921900 87424 Yes Yes SPA 9 S-P 75 BM 1.3 0.25 1 11 7 4 Other Retail
Trade and
Strip
Commercial
60 >30 Years 11.0 0.6 Yes Downtown SPA Yes Yes
2293922000 705645 Yes Yes SPA 9 S-P 75 BM 1.3 0.16 1 6 4 2 Automobile Dealership 1959 >30 Years 6.0 6.4 Yes Downtown SPA Yes Yes 2293922100 705635 Yes Yes SPA 9 S-P 75 BM 1.3 0.17 0 8 5 3 Automobile Dealership 1959 >30 Years No Existing
Units 90.1 Yes Downtown SPA Yes Yes
2293922200 705597 Yes SPA 9 S-P 75 BL 1.3 0.16 1 7 5 2 Other Retail
Trade and
Strip
Commercial
64 >30 Years 7.0 0.6 Yes Downtown SPA Yes Yes
2293922300 345271 Yes SPA 9 S-P 75 BL 1.3 0.31 1 13 8 5 Other Retail
Trade and
Strip
Commercial
73 >30 Years 13.0 0.3 Yes Downtown SPA Yes Yes
2293922400 345268 Yes SPA 9 S-P 75 BL 1.3 0.33 1 14 9 5 Other Retail
Trade and
Strip
Commercial
67 >30 Years 14.0 0.9 Yes Downtown SPA Yes Yes
2294011400 213781 Yes Yes SPA 9 S-P 100 AS 1.1 0.16 1 9 6 3 Industrial Park 65 >30 Years 9.0 1.0 Yes Downtown SPA Yes Yes
2294011500 213782 Yes Yes SPA 9 S-P 100 AS 1.1 0.49 0 30 19 11 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294011600 213783 Yes Yes SPA 9 S-P 100 AS 1.1 0.50 1 31 20 11 Office (Low- Rise) 81 >30 Years 31.0 1.4 Yes Downtown SPA Yes Yes
2294011700 124877 Yes Yes SPA 9 S-P 100 - 0.47 0 30 30 Industrial Park Pre 1947 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294120500 213747 Yes SPA 9 S-P 75 - 0.16 1 6 6 Office (Low- Rise) 62 >30 Years 6.0 0.4 Yes Downtown SPA Yes Yes
2294211200 213760 Yes SPA 9 S-P 75 - 0.16 1 6 6 Arterial Commercial 70 >30 Years 6.0 0.3 Yes Downtown SPA Yes Yes 2294211400 213761 Yes Yes SPA 9 S-P 75 CB 0.3 0.08 1 3 3 Arterial Commercial 21 >30 Years 3.0 1.3 Yes Downtown SPA Yes Yes 2294211500 213762 Yes Yes SPA 9 S-P 75 CB 0.3 0.08 1 3 3 Arterial Commercial 35 >30 Years 3.0 1.9 Yes Downtown SPA Yes Yes 2294211600 213763 Yes Yes SPA 9 S-P 75 CB 0.3 0.08 1 3 3 Arterial Commercial 70 >30 Years 3.0 2.2 Yes Downtown SPA Yes Yes 15 of 53
Attachment "5"
850
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2294211700 213764 Yes SPA 9 S-P 75 CB 0.3 0.09 1 3 3 Arterial Commercial 70 >30 Years 3.0 2.7 Yes Downtown SPA Yes Yes 2294211900 213766 Yes SPA 9 S-P 75 CA 0.3 0.08 1 3 3 Arterial Commercial 1952 >30 Years 3.0 1.2 Yes Downtown SPA Yes Yes 2294212400 213767 Yes Yes SPA 9 S-P 75 CA 0.3 0.23 1 10 10 Arterial Commercial 52 >30 Years 10.0 1.1 Yes Downtown SPA Yes Yes 2294220800 213449 Yes Yes SPA 9 S-P 75 - 0.24 1 10 10 Arterial Commercial 39 >30 Years 10.0 2.1 Yes Downtown SPA Yes Yes 2294221000 213450 Yes Yes SPA 9 S-P 75 - 0.08 0 4 4 Arterial Commercial 1918 >30 Years No Existing
Units 2.4 Yes Downtown SPA Yes Yes
2294221800 100414 Yes Yes SPA 9 S-P 75 - 0.21 0 10 10 Arterial Commercial
N/A;
Parking
No Existing
Units 21.8 Yes Downtown SPA Yes Yes
2294222600 100413 Yes SPA 9 S-P 75 - 0.52 1 23 15 8 Arterial Commercial 80 >30 Years 23.0 0.4 Yes Downtown SPA Yes Yes 2294310100 256044 Yes Yes SPA 9 S-P 75 CG 0.3 0.14 1 6 6 Arterial Commercial 46 >30 Years 6.0 1.0 Yes Downtown SPA Yes Yes 2294310300 705848 Yes Yes SPA 9 S-P 75 CG 0.3 0.16 1 6 6 Arterial Commercial 77 >30 Years 6.0 2.2 Yes Downtown SPA Yes Yes 2294310700 705810 Yes SPA 9 S-P 75 CH 0.2 0.16 1 7 7 Arterial Commercial 35 >30 Years 7.0 0.9 Yes Downtown SPA Yes Yes 2294310800 705801 Yes Yes SPA 9 S-P 75 CH 0.2 0.08 1 3 3 Arterial Commercial 48 >30 Years 3.0 1.4 Yes Downtown SPA Yes Yes 2294311000 213430 Yes SPA 9 S-P 75 CJ 1.0 0.16 1 7 5 2 Arterial Commercial 45 >30 Years 7.0 0.4 Yes Downtown SPA Yes Yes 2294311100 213431 Yes SPA 9 S-P 75 CJ 1.0 0.15 1 6 4 2 Arterial Commercial 70 >30 Years 6.0 0.7 Yes Downtown SPA Yes Yes 2294311500 213432 Yes SPA 9 S-P 75 CJ 1.0 0.16 1 6 4 2 Arterial Commercial 46 >30 Years 6.0 0.4 Yes Downtown SPA Yes Yes 2294311700 213434 Yes SPA 9 S-P 75 CI 0.2 0.08 1 3 3 Arterial Commercial 60 >30 Years 3.0 1.1 Yes Downtown SPA Yes Yes 2294311800 256046 Yes Yes SPA 9 S-P 75 CI 0.2 0.17 0 8 8 Arterial Commercial 1960s >30 Years No Existing
Units 1.6 Yes Downtown SPA Yes Yes
2294311900 213435 Yes SPA 9 S-P 75 CJ 1.0 0.16 1 7 5 2 Arterial Commercial 52 >30 Years 7.0 0.6 Yes Downtown SPA Yes Yes 16 of 53
Attachment "5"
851
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2294312000 213750 Yes Yes SPA 9 S-P 75 CJ 1.0 0.16 0 8 5 3 Arterial Commercial 1940 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294312100 213436 Yes Yes SPA 9 S-P 75 CJ 1.0 0.15 1 6 4 2 Arterial Commercial 40 >30 Years 6.0 0.2 Yes Downtown SPA Yes Yes 2294320700 705722 Yes SPA 9 S-P 75 CK 0.3 0.16 1 7 7 Office (Low- Rise) 58 >30 Years 7.0 0.9 Yes Downtown SPA Yes Yes
2294320800 705709 Yes SPA 9 S-P 75 CK 0.3 0.16 1 7 7 Office (Low- Rise) 60 >30 Years 7.0 0.9 Yes Downtown SPA Yes Yes
2294321600 213494 Yes SPA 9 S-P 75 CM 0.2 0.08 0 4 4 Office (Low- Rise) 81 >30 Years No Existing
Units 0.2 Yes Downtown SPA Yes Yes
2294321800 213495 Yes Yes SPA 9 S-P 75 CL 0.4 0.08 1 3 3 Office (Low- Rise) 1950s >30 Years 3.0 2.1 Yes Downtown SPA Yes Yes
2294321900 213496 Yes Yes SPA 9 S-P 75 CL 0.4 0.07 1 2 2 Office (Low- Rise) 55 >30 Years 2.0 1.3 Yes Downtown SPA Yes Yes
2294322000 213497 Yes SPA 9 S-P 75 CL 0.4 0.16 1 7 7 Office (Low- Rise) 63 >30 Years 7.0 0.7 Yes Downtown SPA Yes Yes
2294322100 213498 Yes Yes SPA 9 S-P 75 CL 0.4 0.08 1 3 3 Office (Low- Rise) 50 >30 Years 3.0 2.7 Yes Downtown SPA Yes Yes
2294322800 213503 Yes Yes SPA 9 S-P 75 CM 0.2 0.17 1 7 7 Office (Low- Rise) 65 >30 Years 7.0 1.1 Yes Downtown SPA Yes Yes
2294322900 5044115 Yes Yes SPA 9 S-P 75 - 0.33 1 14 14 Office (Low- Rise) 73 >30 Years 14.0 2.0 Yes Downtown SPA Yes Yes
2294410500 705606 Yes Yes SPA 9 S-P 75 - 0.32 1 14 14 Other Retail
Trade and
Strip
Commercial
57 >30 Years 14.0 1.5 Yes Downtown SPA Yes Yes
2294410800 705574 Yes Yes SPA 9 S-P 75 - 0.32 0 15 15 Other Retail
Trade and
Strip
Commercial
1950s-
1960s >30 Years No Existing
Units 1.1 Yes Downtown SPA Yes Yes
2294420100 87443 Yes Yes SPA 9 S-P 75 CN 1.5 0.10 1 4 3 1 Office (Low- Rise) 34 >30 Years 4.0 No Improvements Yes Downtown SPA Yes Yes 2294420200 705638 Yes Yes SPA 9 S-P 75 CN 1.5 0.17 3 5 3 2 Office (Low- Rise) 1934 >30 Years 1.7 No Improvements Yes Downtown SPA Yes Yes 2294420300 705653 Yes Yes SPA 9 S-P 75 CN 1.5 0.18 0 8 5 3 Office (Low- Rise) 1973 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294420400 87428 Yes Yes SPA 9 S-P 75 CN 1.5 0.25 4 8 5 3 Single Family
Multiple-
Units
52 >30 Years 2.0 No Improvements Yes Downtown SPA Yes Yes 2294420900 705705 Yes Yes SPA 9 S-P 75 CN 1.5 0.09 0 4 3 1 Office (Low- Rise) 1951 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294421000 213514 Yes SPA 9 S-P 75 CN 1.5 0.14 0 6 4 2 Office (Low- Rise) 55 >30 Years No Existing
Units 0.8 Yes Downtown SPA Yes Yes
2294421600 213515 Yes Yes SPA 9 S-P 75 CN 1.5 0.17 1 7 5 2 Office (Low- Rise) 51 >30 Years 7.0 1.4 Yes Downtown SPA Yes Yes
17 of 53
Attachment "5"
852
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2294421700 705651 Yes SPA 9 S-P 75 - 0.53 1 24 15 9 Arterial Commercial 57 >30 Years 24.0 0.7 Yes Downtown SPA Yes Yes 2294421800 213511 Yes SPA 9 S-P 75 CN 1.5 0.39 1 17 11 6 Office (Low- Rise) 73 >30 Years 17.0 No Improvements Yes Downtown SPA Yes Yes 2294610400 213505 Yes Yes SPA 9 S-P 75 DM 1.0 0.16 0 8 5 3 Arterial Commercial 1950s >30 Years No Existing
Units 1.6 Yes Downtown SPA Yes Yes
2294610500 213506 Yes SPA 9 S-P 75 DM 1.0 0.16 1 7 5 2 Arterial Commercial 50 >30 Years 7.0 0.6 Yes Downtown SPA Yes Yes 2294611200 213507 Yes Yes SPA 9 S-P 75 DN 1.0 0.16 0 8 5 3 Parking Lot - Surface N/A No Existing
Units 24.4 Yes Downtown SPA Yes Yes
2294611300 23245 Yes Yes SPA 9 S-P 75 DN 1.0 0.16 0 8 5 3 Arterial Commercial Pre 1978 >30 Years No Existing
Units 16.4 Yes Downtown SPA Yes Yes
2294611600 255143 Yes SPA 9 S-P 75 DN 1.0 0.32 1 14 9 5 Arterial Commercial 60 >30 Years 14.0 0.6 Yes Downtown SPA Yes Yes 2294611800 213509 Yes SPA 9 S-P 75 DM 1.0 0.08 1 3 2 1 Arterial Commercial 70 >30 Years 3.0 1.0 Yes Downtown SPA Yes Yes 2294612000 705847 Yes Yes SPA 9 S-P 75 DM 1.0 0.25 0 12 8 4 Parking Lot - Surface 1976 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294612100 213510 Yes SPA 9 S-P 75 DM 1.0 0.32 1 14 9 5 Other School 76 >30 Years 14.0 0.3 Yes Downtown SPA Yes Yes 2294612200 705908 Yes SPA 9 S-P 75 DN 1.0 0.32 1 14 9 5 Arterial Commercial 73 >30 Years 14.0 1.3 Yes Downtown SPA Yes Yes 2294620400 705795 Yes Yes SPA 9 S-P 75 - 0.08 0 4 4 Parking Lot - Surface 1990 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2294622000 705783 Yes SPA 9 S-P 75 - 0.16 1 7 7 Arterial Commercial 74 >30 Years 7.0 0.8 Yes Downtown SPA Yes Yes 2294622400 213513 Yes SPA 9 S-P 75 - 0.32 1 14 14 Other Health Care 73 >30 Years 14.0 0.5 Yes Downtown SPA Yes Yes
2294710100 255138 Yes SPA 9 S-P 75 DO 1.0 0.12 0 6 4 2 Arterial Commercial 57 >30 Years No Existing
Units 0.9 Yes Downtown SPA Yes Yes
2294711400 255139 Yes Yes SPA 9 S-P 75 DO 1.0 0.10 1 4 3 1 Single Family Detached 1918 >30 Years 4.0 17.6 Yes Downtown SPA Yes Yes 2294711500 26684 Yes Yes SPA 9 S-P 75 DO 1.0 0.25 1 11 7 4 Arterial Commercial Pre 1950s >30 Years 11.0 4.0 Yes Downtown SPA Yes Yes 2294711600 255140 Yes SPA 9 S-P 75 DO 1.0 0.49 1 22 14 8 Arterial Commercial 74 >30 Years 22.0 0.2 Yes Downtown SPA Yes Yes 2294720400 706089 Yes SPA 9 S-P 45 DP 0.4 0.10 1 3 3 Arterial Commercial 37 >30 Years 3.0 2.4 Yes Downtown SPA Yes Yes 18 of 53
Attachment "5"
853
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2294720500 706070 Yes SPA 9 S-P 45 DP 0.4 0.08 1 2 2 Single Family Detached 58 >30 Years 2.0 2.5 Yes Downtown SPA Yes Yes
2294720600 706045 Yes SPA 9 S-P 45 DP 0.4 0.21 4 3 3 Single Family
Multiple-
Units
35 >30 Years 0.8 1.8 Yes Downtown SPA Yes Yes
2294721000 255099 Yes SPA 9 S-P 45 DR 1.0 0.28 1 9 6 3 Arterial Commercial 73 >30 Years 9.0 0.7 Yes Downtown SPA Yes Yes 2294721100 255100 Yes SPA 9 S-P 45 DR 1.0 0.68 1 22 14 8 Arterial Commercial 71 >30 Years 22.0 0.7 Yes Downtown SPA Yes Yes 2294910600 23248
Urban
Residentia
l IV/V
H-P 30 DL 0.7 0.18 1 3 2 1 Single Family
Detached Pre 1947 >30 Years 3.0 2.8 Yes East Valley
Specific Plan Yes Yes
2294910700 23249
Urban
Residentia
l IV/V
H-P 30 DL 0.7 0.17 1 3 2 1 Single Family
Detached Pre 1947 >30 Years 3.0 1.1 Yes East Valley
Specific Plan Yes Yes
2294910800 23250
Urban
Residentia
l IV/V
H-P 30 DL 0.7 0.18 1 3 2 1 Single Family
Detached 31 >30 Years 3.0 1.2 Yes East Valley
Specific Plan Yes Yes
2294910900 23251
Urban
Residentia
l IV/V
H-P 30 DL 0.7 0.18 1 3 2 1 Single Family
Detached 24 >30 Years 3.0 1.1 Yes East Valley
Specific Plan Yes Yes
2295010100 255117 Yes SPA 9 S-P 45 DQ 0.4 0.15 1 4 4 Office (Low- Rise) 48 >30 Years 4.0 1.6 Yes Downtown SPA Yes Yes
2295010200 28232 Yes SPA 9 S-P 45 DQ 0.4 0.09 1 2 2 Single Family Detached 53 >30 Years 2.0 1.1 Yes Downtown SPA Yes Yes
2295010500 706172 Yes SPA 9 S-P 45 DQ 0.4 0.13 0 4 4 Parking Lot - Surface 1983 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2295010700 706196 Yes SPA 9 S-P 45 - 0.08 1 2 2 Single Family Detached 24 >30 Years 2.0 1.5 Yes Downtown SPA Yes Yes
2295010900 29664 Yes SPA 9 S-P 45 - 0.18 1 5 5 Single Family Detached 48 >30 Years 5.0 0.6 Yes Downtown SPA Yes Yes
2295122100 706052 Yes Yes U2 R-2-12 12 - 0.17 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2300101000 274948 Yes U2 R-2-12 12 - 0.33 1 2 2 Single Family Detached 47 >30 Years 2.0 1.4 Yes Yes Yes
2300101700 704226 Yes Yes U2 R-2-12 12 - 0.45 1 3 3 Single Family Detached 60 >30 Years 3.0 1.4 Yes Yes Yes
2300108000 704079 Yes U2 R-2-12 12 - 0.37 1 2 2 Single Family Detached 59 >30 Years 2.0 1.2 Yes Yes Yes
2300412000 180424 Yes U3 R-3-18 18 - 0.21 1 2 2 Single Family Detached 55 >30 Years 2.0 1.0 Yes Yes Yes
19 of 53
Attachment "5"
854
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2300520700 151287 Yes Yes U3 R-3-18 18 - 0.47 1 5 5 Single Family Detached 36 >30 Years 5.0 7.1 Yes Yes Yes
2300811300 704580
Urban
Residentia
l IV/V
C-G 30 - 0.15 0 4 4 Arterial
Commercial
N/A;
Parking
No Existing
Units 42.6 Yes East Valley
Specific Plan Yes Yes
2300820200 151297
Urban
Residentia
l IV/V
C-G 30 BB 0.4 0.14 1 3 3 Arterial
Commercial 64 >30 Years 3.0 1.1 Yes East Valley
Specific Plan Yes Yes
2300822700 151298
Urban
Residentia
l IV/V
C-G 30 BB 0.4 0.26 0 7 7 Service
Station 1979 >30 Years No Existing
Units 1.6 Yes East Valley
Specific Plan Yes Yes
2300910800 5336893 Mixed Use C-P 80 AY 2.7 0.81 0 36 23 13 Government
Office/Civic
Center
1953-1964 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2300910900 5334378 Mixed Use C-P 80 AY 2.7 1.84 0 83 54 29 Government
Office/Civic
Center
1967-1978 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2300921000 87476 Mixed Use C-G 80 BD 1.1 0.16 0 7 5 2 Arterial Commercial 1950s >30 Years No Existing
Units 3.7 Yes East Valley
Specific Plan Yes Yes
2300921100 705098 Mixed Use C-G 80 BD 1.1 0.15 0 7 5 2 Arterial Commercial 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2300921200 87477 Mixed Use C-G 80 BD 1.1 0.31 1 13 8 5 Other Health Care 80 >30 Years 13.0 1.8 Yes East Valley
Specific Plan Yes Yes
2300921300 87478 Mixed Use C-G 80 BD 1.1 0.41 1 18 12 6 Other Health Care 60 >30 Years 18.0 1.6 Yes East Valley
Specific Plan Yes Yes
2300921400 193134 Mixed Use C-G 80 BD 1.1 0.09 1 3 2 1 Other Health Care 78 >30 Years 3.0 2.1 Yes East Valley
Specific Plan Yes Yes
2300921500 705066 Mixed Use C-G 80 BC 0.6 0.10 0 4 3 1 Other Health Care 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2300921900 705080 Mixed Use C-G 80 BC 0.6 0.15 1 6 4 2 Parking Lot - Surface N/A No Existing
Units 2.1 Yes East Valley
Specific Plan Yes Yes
2300922600 705068 Mixed Use C-G 80 BC 0.6 0.13 1 5 3 2 Parking Lot - Surface N/A No Existing
Units 1.8 Yes East Valley
Specific Plan Yes Yes
2300922700 705052 Mixed Use C-G 80 BC 0.6 0.16 0 7 5 2 Other Health Care 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2300930100 87479 Mixed Use C-G 80 BP 0.7 0.11 1 4 3 1 Arterial Commercial 63 >30 Years 4.0 3.3 Yes East Valley
Specific Plan Yes Yes
2300930200 87480 Mixed Use C-G 80 BP 0.7 0.11 0 5 3 2 Arterial Commercial 53 >30 Years No Existing
Units 6.5 Yes East Valley
Specific Plan Yes Yes
20 of 53
Attachment "5"
855
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2300930300 87481 Mixed Use C-G 80 BP 0.7 0.11 1 4 3 1 Arterial Commercial 62 >30 Years 4.0 2.0 Yes East Valley
Specific Plan Yes Yes
2300930400 87482 Mixed Use C-G 80 BP 0.7 0.13 2 4 3 1 Arterial Commercial 1950s >30 Years 2.0 2.5 Yes East Valley
Specific Plan Yes Yes
2300930500 87483 Mixed Use C-G 80 BP 0.7 0.14 1 5 3 2 Arterial Commercial 62 >30 Years 5.0 1.5 Yes East Valley
Specific Plan Yes Yes
2300930600 87484 Mixed Use C-G 80 BP 0.7 0.14 1 6 4 2 Arterial Commercial 62 >30 Years 6.0 1.7 Yes East Valley
Specific Plan Yes Yes
2300940200 87461 Mixed Use C-G 80 BO 0.1 0.03 0 1 1 Arterial Commercial 1950s >30 Years No Existing
Units 1.5 Yes East Valley
Specific Plan Yes Yes
2300940300 87462 Mixed Use C-G 80 BO 0.1 0.03 0 1 1 Arterial Commercial 1950s >30 Years No Existing
Units 1.4 Yes East Valley
Specific Plan Yes Yes
2300940400 87463 Mixed Use C-G 80 BO 0.1 0.06 0 3 3 Arterial Commercial 1950s >30 Years No Existing
Units 3.6 Yes East Valley
Specific Plan Yes Yes
2300940600 87465 Mixed Use C-G 80 - 0.07 0 3 3 Arterial Commercial 1950s >30 Years No Existing
Units 1.8 Yes East Valley
Specific Plan Yes Yes
2300940800 705471 Mixed Use C-G 80 BN 0.1 0.04 1 1 1 Arterial Commercial 54 >30 Years 1.0 1.7 Yes East Valley
Specific Plan Yes Yes
2300940900 87466 Mixed Use C-G 80 BN 0.1 0.06 1 2 2 Arterial Commercial 59 >30 Years 2.0 1.2 Yes East Valley
Specific Plan Yes Yes
2301010800 215295 Yes U3 R-3-18 18 - 0.20 1 2 2 Single Family Detached 48 >30 Years 2.0 1.2 Yes Yes Yes
2301011100 229315 Yes U3 R-3-18 18 - 0.24 1 2 2 Single Family Detached 46 >30 Years 2.0 3.1 Yes Yes Yes
2301020300 151130 Yes Yes U3 R-3-18 18 - 0.18 1 1 1 Single Family Detached 53 >30 Years 1.0 1.9 Yes Yes Yes
2301040300 180148 U3 R-3-18 18 AZ 0.7 0.19 1 2 2 Single Family Detached 58 >30 Years 2.0 4.0 Yes Yes Yes
2301040400 151185 U3 R-3-18 18 AZ 0.7 0.28 1 3 3 Single Family Detached 57 >30 Years 3.0 1.6 Yes Yes Yes
2301040500 151186 Yes U3 R-3-18 18 AZ 0.7 0.19 1 2 2 Single Family Detached 55 >30 Years 2.0 1.4 Yes Yes Yes
2301042800 87468 Mixed Use C-G 80 BE 1.7 0.28 1 12 8 4 Arterial Commercial 78 >30 Years 12.0 1.5 Yes East Valley
Specific Plan Yes Yes
21 of 53
Attachment "5"
856
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301042900 180151 Mixed Use C-G 80 BE 1.7 0.52 1 22 14 8 Other Health Care 86 >30 Years 22.0 0.9 Yes East Valley
Specific Plan Yes Yes
2301043500 87469 Mixed Use C-G 80 BE 1.7 0.14 0 6 4 2 Arterial Commercial 1978 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301043600 705053 Mixed Use C-G 80 BE 1.7 0.15 0 7 5 2 Arterial Commercial 1978 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301043700 705047 Mixed Use C-G 80 BE 1.7 0.14 0 6 4 2 Arterial Commercial N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301043800 87470 Mixed Use C-G 80 BE 1.7 0.44 1 19 12 7 Arterial Commercial 75 >30 Years 19.0 1.4 Yes East Valley
Specific Plan Yes Yes
2301110700 87471 Mixed Use C-G 80 BQ 1.2 0.31 1 13 8 5 Arterial Commercial 70 >30 Years 13.0 7.3 Yes East Valley
Specific Plan Yes Yes
2301110800 87472 Mixed Use C-G 80 BQ 1.2 0.29 1 12 8 4 Arterial Commercial 75 >30 Years 12.0 1.0 Yes East Valley
Specific Plan Yes Yes
2301111000 87474 Mixed Use C-G 80 BQ 1.2 0.63 1 27 17 10 Arterial Commercial 84 >30 Years 27.0 0.6 Yes East Valley
Specific Plan Yes Yes
2301120600 87499 Mixed Use C-G 80 BR 1.6 0.17 1 6 4 2 Arterial Commercial 53 >30 Years 6.0 No Improvements Yes East Valley Specific Plan Yes Yes
2301120700 120003 Mixed Use C-G 80 BR 1.6 0.14 1 5 3 2 Arterial Commercial 75 >30 Years 5.0 4.1 Yes East Valley
Specific Plan Yes Yes
2301121400 705089 Mixed Use C-G 80 BR 1.6 0.12 0 5 3 2 Arterial Commercial 1974 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301121500 705093 Mixed Use C-G 80 BR 1.6 0.13 0 6 4 2 Arterial Commercial 1947 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301121700 705088 Mixed Use C-G 80 BR 1.6 0.13 0 6 4 2 Arterial Commercial 1974 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301121800 705081 Mixed Use C-G 80 BR 1.6 0.12 0 5 3 2 Arterial Commercial 1974 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301121900 705045 Mixed Use C-G 80 BR 1.6 0.24 1 10 6 4 Arterial Commercial
Between
1967 and
1978
>30 Years 10.0 3.5 Yes East Valley
Specific Plan Yes Yes
2301122000 87500 Mixed Use C-G 80 BR 1.6 0.59 1 25 16 9 Arterial Commercial 79 >30 Years 25.0 1.2 Yes East Valley
Specific Plan Yes Yes
2301210300 87487 Mixed Use C-G 80 BS 0.9 0.18 1 7 5 2 Arterial Commercial 58 >30 Years 7.0 3.5 Yes East Valley
Specific Plan Yes Yes
22 of 53
Attachment "5"
857
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301210500 87488 Mixed Use C-G 80 BS 0.9 0.19 5 3 2 1 Arterial Commercial 1950s >30 Years 0.6 1.1 Yes East Valley
Specific Plan Yes Yes
2301210600 88522 Mixed Use C-G 80 BS 0.9 0.17 1 7 5 2 Arterial Commercial 1950s >30 Years 7.0 1.4 Yes East Valley
Specific Plan Yes Yes
2301210700 120005 Mixed Use C-G 80 BT 0.7 0.15 1 6 4 2 Other Retail
Trade and
Strip
Commercial
75 >30 Years 6.0 3.5 Yes East Valley
Specific Plan Yes Yes
2331501500 183553 SPA 9 S-P 100 0.22 1 13 8 5 Arterial Commercial 1978-81 >30 Years 13.0 0.2 Yes Downtown SPA Yes Yes 2301210800 345303 Mixed Use C-G 80 BT 0.7 0.16 1 6 4 2 Single Family Detached 59 >30 Years 6.0 2.0 Yes East Valley
Specific Plan Yes Yes
2301210900 345304 Mixed Use C-G 80 BT 0.7 0.18 1 7 5 2 Other Retail
Trade and
Strip
Commercial
81 >30 Years 7.0 1.3 Yes East Valley
Specific Plan Yes Yes
2301211000 345305 Mixed Use C-G 80 BT 0.7 0.18 1 7 5 2 Single Family Detached 85 >30 Years 7.0 0.5 Yes East Valley
Specific Plan Yes Yes
2301211600 87489 Mixed Use C-G 80 - 0.18 0 8 8 Arterial Commercial 76 >30 Years No Existing
Units 1.3 Yes East Valley
Specific Plan Yes Yes
2301211700 87490 Mixed Use C-G 80 BS 0.9 0.19 0 8 5 3 Arterial Commercial 81 >30 Years No Existing
Units 0.7 Yes East Valley
Specific Plan Yes Yes
2301220800 704958 Mixed Use C-G 80 BV 0.4 0.31 1 13 13 Arterial Commercial 68 >30 Years 13.0 0.6 Yes East Valley
Specific Plan Yes Yes
2301221000 345323 Mixed Use C-G 80 BU 0.4 0.22 1 9 9 Office (Low- Rise) 65 >30 Years 9.0 2.0 Yes East Valley
Specific Plan Yes Yes
2301221100 345324 Mixed Use C-G 80 BU 0.4 0.22 1 9 9 Single Family Detached 58 >30 Years 9.0 No Improvements Yes East Valley Specific Plan Yes Yes
2301221300 345326 Mixed Use C-G 80 - 0.21 1 8 8 Single Family Detached 25 >30 Years 8.0 1.8 Yes East Valley
Specific Plan Yes Yes
2301221500 73554 Mixed Use C-G 80 BV 0.4 0.12 0 6 6 Arterial Commercial 1968 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301311900 119997 Mixed Use C-G 80 BG 1.4 0.14 1 6 4 2 Single Family Detached 59 >30 Years 6.0 2.8 Yes East Valley
Specific Plan Yes Yes
2301312000 119998 Mixed Use C-G 80 BG 1.4 0.15 1 6 4 2 Single Family Detached 59 >30 Years 6.0 1.4 Yes East Valley
Specific Plan Yes Yes
23 of 53
Attachment "5"
858
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301312600 87501 Mixed Use C-G 80 BF 0.7 0.45 1 19 12 7 Arterial Commercial 65 >30 Years 19.0 1.3 Yes East Valley
Specific Plan Yes Yes
2301312800 158712 Mixed Use C-G 80 BF 0.7 0.24 2 9 6 3 Arterial Commercial 60 >30 Years 4.5 No Improvements Yes East Valley Specific Plan Yes Yes
2301313000 119999 Mixed Use C-G 80 BG 1.4 0.20 1 8 5 3 Single Family Detached 59 >30 Years 8.0 2.4 Yes East Valley
Specific Plan Yes Yes
2301313100 87503 Mixed Use C-G 80 BG 1.4 0.28 1 11 7 4 Arterial Commercial Pre 1980 >30 Years 11.0 4.7 Yes East Valley
Specific Plan Yes Yes
2301313800 151292 U3 R-3-18 18 BA 0.5 0.23 1 2 2 Single Family Detached 58 >30 Years 2.0 2.2 Yes Yes Yes
2301314000 151293 Yes U3 R-3-18 18 BA 0.5 0.23 1 2 2 Single Family Detached 59 >30 Years 2.0 1.3 Yes Yes Yes
2301314200 87504 Mixed Use C-G 80 BG 1.4 0.32 1 13 8 5 Arterial Commercial 89 >30 Years 13.0 0.3 Yes East Valley
Specific Plan Yes Yes
2301314400 87505 Mixed Use C-G 80 BG 1.4 0.33 1 14 9 5 Arterial Commercial 1989 >30 Years 14.0 No Improvements Yes East Valley Specific Plan Yes Yes
2301321300 87491 Mixed Use C-G 80 BH 2.1 0.16 0 7 5 2 Arterial Commercial 55 >30 Years No Existing
Units 4.0 Yes East Valley
Specific Plan Yes Yes
2301321400 87492 Mixed Use C-G 80 BH 2.1 0.12 3 3 2 1 Arterial Commercial 74 >30 Years 1.0 2.0 Yes East Valley
Specific Plan Yes Yes
2301321500 87493 Mixed Use C-G 80 BH 2.1 0.12 1 5 3 2 Arterial Commercial 72 >30 Years 5.0 1.6 Yes East Valley
Specific Plan Yes Yes
2301321600 87494 Mixed Use C-G 80 BH 2.1 0.25 1 10 6 4 Arterial Commercial 73 >30 Years 10.0 1.2 Yes East Valley
Specific Plan Yes Yes
2301324200 704809 Yes U3 R-3-18 18 - 0.19 1 2 2 Single Family Detached 60 >30 Years 2.0 1.2 Yes Yes Yes
2301325700 88518 Mixed Use C-G 80 BH 2.1 0.97 1 42 27 15 Arterial Commercial 88 >30 Years 42.0 1.8 Yes East Valley
Specific Plan Yes Yes
2301325800 704950 Mixed Use C-G 80 BH 2.1 0.33 0 15 10 5 Arterial Commercial 1974 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301325900 5261738 Mixed Use C-G 80 BH 2.1 0.12 0 6 4 2 Arterial Commercial 1974 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301333100 73558 Mixed Use C-G 80 BI 0.7 0.37 1 16 10 6 Parking Lot - Surface 2008 16.0 No Improvements Yes East Valley
Specific Plan Yes Yes
2301333300 73559 Mixed Use C-G 80 BI 0.7 0.34 0 15 10 5 Arterial Commercial 77 >30 Years No Existing
Units 1.5 Yes East Valley
Specific Plan Yes Yes
24 of 53
Attachment "5"
859
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301333900 151115
Urban
Residentia
l IV/V
C-G 30 - 5.01 1 124 80 44
Neighborhoo
d Shopping
Center
79 >30 Years 124.0 0.8 Yes East Valley
Specific Plan Yes Yes
2301410200 5394680 Mixed Use C-G 80 BJ 6.1 5.20 2 232 150 82 Neighborhoo
d Shopping
Center
87 >30 Years 116.0 0.9 Yes East Valley
Specific Plan Yes Yes
2301410400 5394674 Mixed Use C-G 80 BJ 6.1 0.72 1 31 20 11 Neighborhoo
d Shopping
Center
74 >30 Years 31.0 7.5 Yes East Valley
Specific Plan Yes Yes
2301410500 5394668 Mixed Use C-G 80 BJ 6.1 0.22 1 9 6 3 Neighborhoo
d Shopping
Center
75 >30 Years 9.0 1.1 Yes East Valley
Specific Plan Yes Yes
2301410800 5394678 Mixed Use C-G 80 - 0.55 0 25 16 9 Neighborhoo
d Shopping
Center
78 >30 Years No Existing
Units 0.8 Yes East Valley
Specific Plan Yes Yes
2301610300 345297
Urban
Residentia
l IV/V
H-P 30 CP 0.3 0.16 1 3 3
Other Retail
Trade and
Strip
Commercial
74 >30 Years 3.0 1.5 Yes East Valley
Specific Plan Yes Yes
2301610400 345298
Urban
Residentia
l IV/V
H-P 30 CP 0.3 0.17 1 3 3 Single Family
Detached 80 >30 Years 3.0 1.5 Yes East Valley
Specific Plan Yes Yes
2301610600 345300
Urban
Residentia
l IV/V
H-P 30 CO 0.3 0.15 1 3 3 Single Family
Detached 35 >30 Years 3.0 1.6 Yes East Valley
Specific Plan Yes Yes
2301610700 345301
Urban
Residentia
l IV/V
H-P 30 CO 0.3 0.16 1 3 3 Single Family
Detached 56 >30 Years 3.0 7.3 Yes East Valley
Specific Plan Yes Yes
2301620100 180142
Urban
Residentia
l IV/V
H-P 30 DC 2.0 0.16 1 3 2 1 Other Health
Care 65 >30 Years 3.0 5.0 Yes East Valley
Specific Plan Yes Yes
2301621000 213483
Urban
Residentia
l IV/V
H-P 30 DC 2.0 0.16 0 4 3 1 Parking Lot -
Surface N/A No Existing
Units 18.4 Yes East Valley
Specific Plan Yes Yes
2301621300 705565
Urban
Residentia
l IV/V
H-P 30 DD 0.5 0.16 1 3 3 Parking Lot -
Surface 1976 >30 Years 3.0 No Improvements Yes East Valley Specific Plan Yes Yes
2301621500 705558
Urban
Residentia
l IV/V
H-P 30 DD 0.5 0.15 0 4 4 Other Health
Care 1976 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301621600 213487
Urban
Residentia
l IV/V
H-P 30 DC 2.0 0.57 1 13 8 5 Other Health
Care 73 >30 Years 13.0 0.6 Yes East Valley
Specific Plan Yes Yes
2301621701 705509
Urban
Residentia
l IV/V
H-P 30 DC 2.0 0.49 1 11 7 4 Other Health
Care 85 >30 Years 11.0 1.5 Yes East Valley
Specific Plan Yes Yes
25 of 53
Attachment "5"
860
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301640100 345282 SPA 9 S-P 100 - 0.49 1 29 29 Other Health Care 70 >30 Years 29.0 0.7 Yes Downtown SPA Yes Yes
2301710600 345318
Urban
Residentia
l IV/V
H-P 30 CQ 1.0 0.17 1 3 2 1 Single Family
Detached 47 >30 Years 3.0 No Improvements Yes East Valley Specific Plan Yes Yes
2301710900 327174
Urban
Residentia
l IV/V
H-P 30 - 0.48 1 11 11 Other Health
Care 73 >30 Years 11.0 1.0 Yes East Valley
Specific Plan Yes Yes
2301711200 327177
Urban
Residentia
l IV/V
H-P 30 - 0.16 0 4 4
Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes Yes
2301711500 345321
Urban
Residentia
l IV/V
H-P 30 CQ 1.0 0.81 0 20 13 7 Other Health
Care 69 >30 Years No Existing
Units 0.5 Yes East Valley
Specific Plan Yes Yes
2301720600 345314
Urban
Residentia
l IV/V
H-P 30 CR 0.3 0.16 1 3 3 Single Family
Detached 57 >30 Years 3.0 3.3 Yes East Valley
Specific Plan Yes Yes
2301720700 345315
Urban
Residentia
l IV/V
H-P 30 CR 0.3 0.17 1 3 3 Single Family
Detached 55 >30 Years 3.0 14.1 Yes East Valley
Specific Plan Yes Yes
2301721000 327196
Urban
Residentia
l IV/V
H-P 30 CS 1.0 0.16 1 3 2 1 Single Family
Detached 45 >30 Years 3.0 43.7 Yes East Valley
Specific Plan Yes Yes
2301721900 345316
Urban
Residentia
l IV/V
H-P 30 - 0.66 1 15 10 5 Other Health
Care 74 >30 Years 15.0 1.3 Yes East Valley
Specific Plan Yes Yes
2301722100 158715
Urban
Residentia
l IV/V
H-P 30 CS 1.0 0.82 1 19 12 7 Other Health
Care 78 >30 Years 19.0 0.7 Yes East Valley
Specific Plan Yes Yes
2301810100 180141
Urban
Residentia
l IV/V
H-P 30 DB 0.3 0.17 1 3 3 Other Health
Care 80 >30 Years 3.0 1.0 Yes East Valley
Specific Plan Yes Yes
2301810200 327179
Urban
Residentia
l IV/V
H-P 30 DB 0.3 0.16 1 3 3 Single Family
Detached 56 >30 Years 3.0 10.0 Yes East Valley
Specific Plan Yes Yes
2301810500 705486
Urban
Residentia
l IV/V
H-P 30 DA 0.7 0.18 1 3 2 1 Single Family
Detached 1950s >30 Years 3.0 3.3 Yes East Valley
Specific Plan Yes Yes
2301810600 327182
Urban
Residentia
l IV/V
H-P 30 DA 0.7 0.17 1 3 2 1 Single Family
Detached 56 >30 Years 3.0 2.5 Yes East Valley
Specific Plan Yes Yes
2301810900 180143
Urban
Residentia
l IV/V
H-P 30 DE 1.3 0.08 1 1 1 0 Single Family
Detached 47 >30 Years 1.0 3.0 Yes East Valley
Specific Plan Yes Yes
2301811100 213539
Urban
Residentia
l IV/V
H-P 30 DE 1.3 0.14 1 3 2 1 Other Health
Care 88 >30 Years 3.0 1.5 Yes East Valley
Specific Plan Yes Yes
2301811200 213540
Urban
Residentia
l IV/V
H-P 30 DE 1.3 0.32 0 8 5 3 Other Health
Care 69 >30 Years No Existing
Units 1.9 Yes East Valley
Specific Plan Yes Yes
26 of 53
Attachment "5"
861
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301811300 213541
Urban
Residentia
l IV/V
H-P 30 DE 1.3 0.17 1 3 2 1 Other Health
Care 79 >30 Years 3.0 1.9 Yes East Valley
Specific Plan Yes Yes
2301811400 213542
Urban
Residentia
l IV/V
H-P 30 DE 1.3 0.16 1 3 2 1 Single Family
Detached 24 >30 Years 3.0 2.2 Yes East Valley
Specific Plan Yes Yes
2301811600 705506
Urban
Residentia
l IV/V
H-P 30 DE 1.3 0.15 0 4 3 1 Other Health
Care 1989 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301811700 158705
Urban
Residentia
l IV/V
H-P 30 DA 0.7 0.31 1 7 5 2 Other Health
Care 75 >30 Years 7.0 1.5 Yes East Valley
Specific Plan Yes Yes
2301820400 327199
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.16 1 3 2 1 Single Family
Detached 56 >30 Years 3.0 2.3 Yes East Valley
Specific Plan Yes Yes
2301820900 213526
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.14 1 2 1 1 Single Family
Detached Pre 1980 >30 Years 2.0 6.9 Yes East Valley
Specific Plan Yes Yes
2301821000 213527
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.16 1 3 2 1 Single Family
Detached 51 >30 Years 3.0 1.4 Yes East Valley
Specific Plan Yes Yes
2301821100 213528
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.16 1 3 2 1 Single Family
Detached Pre 1980 >30 Years 3.0 6.3 Yes East Valley
Specific Plan Yes Yes
2301821200 213529
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.16 1 3 2 1 Single Family
Detached 46 >30 Years 3.0 3.6 Yes East Valley
Specific Plan Yes Yes
2301822100 327202
Urban
Residentia
l IV/V
H-P 30 - 0.12 1 2 2 Single Family
Detached 58 >30 Years 2.0 1.9 Yes East Valley
Specific Plan Yes Yes
2301822400 327203
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.16 1 3 2 1 Other Health
Care 67 >30 Years 3.0 1.6 Yes East Valley
Specific Plan Yes Yes
2301822600 213530
Urban
Residentia
l IV/V
H-P 30 CZ 1.6 0.64 0 16 10 6 Other Health
Care 80 >30 Years No Existing
Units 0.3 Yes East Valley
Specific Plan Yes Yes
2301911000 327219
Urban
Residentia
l IV/V
H-P 30 CV 0.6 0.16 1 3 2 1 Single Family
Detached 59 >30 Years 3.0 5.6 Yes East Valley
Specific Plan Yes Yes
2301911100 327220
Urban
Residentia
l IV/V
H-P 30 CV 0.6 0.15 1 3 2 1 Single Family
Detached 56 >30 Years 3.0 2.0 Yes East Valley
Specific Plan Yes Yes
2301911200 327221
Urban
Residentia
l IV/V
H-P 30 CV 0.6 0.16 1 3 2 1 Single Family
Detached 57 >30 Years 3.0 2.7 Yes East Valley
Specific Plan Yes Yes
2301911300 705132
Urban
Residentia
l IV/V
H-P 30 CV 0.6 0.16 1 3 2 1 Single Family
Detached 58 >30 Years 3.0 1.4 Yes East Valley
Specific Plan Yes Yes
2301911500 327223
Urban
Residentia
l IV/V
H-P 30 CT 0.3 0.15 1 3 3 Office (Low-
Rise) 62 >30 Years 3.0 2.3 Yes East Valley
Specific Plan Yes Yes
27 of 53
Attachment "5"
862
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2301911700 119962
Urban
Residentia
l IV/V
H-P 30 CT 0.3 0.08 1 1 1 Single Family
Detached 58 >30 Years 1.0 3.3 Yes East Valley
Specific Plan Yes Yes
2301911800 327224
Urban
Residentia
l IV/V
H-P 30 CT 0.3 0.08 1 1 1 Single Family
Detached 58 >30 Years 1.0 1.8 Yes East Valley
Specific Plan Yes Yes
2301920100 345327
Urban
Residentia
l IV/V
H-P 30 - 0.17 1 3 3 Office (Low-
Rise) 89 >30 Years 3.0 1.1 Yes East Valley
Specific Plan Yes Yes
2301920300 345329
Urban
Residentia
l IV/V
H-P 30 BZ 0.9 0.16 1 3 2 1 Office (Low-
Rise) 70 >30 Years 3.0 3.3 Yes East Valley
Specific Plan Yes Yes
2301920400 345330
Urban
Residentia
l IV/V
H-P 30 BZ 0.9 0.16 1 3 2 1 Single Family
Detached 1970s >30 Years 3.0 2.5 Yes East Valley
Specific Plan Yes Yes
2301920500 73555
Urban
Residentia
l IV/V
C-P 30 BZ 0.9 0.33 1 7 5 2 Office (Low-
Rise) 80 >30 Years 7.0 0.6 Yes East Valley
Specific Plan Yes Yes
2301920600 705030
Urban
Residentia
l IV/V
C-P 30 BZ 0.9 0.17 0 4 3 1 Office (Low-
Rise) 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2301920900 327204
Urban
Residentia
l IV/V
H-P 30 - 0.16 1 3 3 Single Family
Detached 58 >30 Years 3.0 3.3 Yes East Valley
Specific Plan Yes Yes
2301921100 327206
Urban
Residentia
l IV/V
H-P 30 - 0.16 1 3 3 Single Family
Detached 58 >30 Years 3.0 6.9 Yes East Valley
Specific Plan Yes Yes
2301921400 327209
Urban
Residentia
l IV/V
H-P 30 - 0.16 1 3 3 Single Family
Detached 55 >30 Years 3.0 3.3 Yes East Valley
Specific Plan Yes Yes
2301921900 705026
Urban
Residentia
l IV/V
C-P 30 BZ 0.9 0.11 0 3 2 1 Office (Low-
Rise) 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302010100 705221
Urban
Residentia
l IV/V
H-P 30 - 0.16 0 4 4 Parking Lot -
Surface 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302010500 327226
Urban
Residentia
l IV/V
H-P 30 - 0.17 1 3 3 Single Family
Detached 75 >30 Years 3.0 2.0 Yes East Valley
Specific Plan Yes Yes
2302011200 213473
Urban
Residentia
l IV/V
H-P 30 CW 0.6 0.16 1 3 2 1 Single Family
Detached 54 >30 Years 3.0 2.6 Yes East Valley
Specific Plan Yes Yes
2302011600 213475
Urban
Residentia
l IV/V
H-P 30 - 0.15 1 3 3 Single Family
Detached 84 >30 Years 3.0 1.4 Yes East Valley
Specific Plan Yes Yes
2302011900 705454
Urban
Residentia
l IV/V
H-P 30 CW 0.6 0.47 1 11 7 4 Other Public
Services 86 >30 Years 11.0 0.5 Yes East Valley
Specific Plan Yes Yes
2302020300 327212
Urban
Residentia
l IV/V
H-P 30 - 0.17 1 3 3 Single Family
Detached 54 >30 Years 3.0 1.6 Yes East Valley
Specific Plan Yes Yes
28 of 53
Attachment "5"
863
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2302100500 704998 Mixed Use H-P 80 - 0.23 0 11 11 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes Yes
2302100800 704964 Mixed Use H-P 80 BX 0.6 0.28 0 12 8 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302100900 704961 Mixed Use H-P 80 BX 0.6 0.33 0 15 10 5 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302102100 705032 Mixed Use H-P 80 BY 1.0 0.29 0 13 8 5 Parking Lot - Surface N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302102300 345295 Mixed Use H-P 80 - 0.69 1 30 19 11 Other Health Care 62 >30 Years 30.0 0.7 Yes East Valley
Specific Plan Yes Yes
2302102600 705036 Mixed Use C-P 80 BY 1.0 0.69 1 30 19 11 Other Health Care 75 >30 Years 30.0 1.4 Yes East Valley
Specific Plan Yes Yes
2302303900 5050686 Mixed Use C-G 80 BW 8.2 4.06 1 182 117 65 Community
Shopping
Center
1993; Large
Parking
Area
182.0 9.0 Yes East Valley
Specific Plan Yes Yes
2302304500 5282755 Mixed Use C-G 80 BW 8.2 3.99 1 179 115 64 Community
Shopping
Center
1993; Large
Parking
Area
179.0 1.2 Yes East Valley
Specific Plan Yes Yes
2302304700 5282757 Mixed Use C-G 80 BW 8.2 0.11 0 5 3 2 Community
Shopping
Center
1993; Large
Parking
Area
No Existing
Units
No Improvement
Value Yes East Valley
Specific Plan Yes Yes
2302510100 215348
Urban
Residentia
l IV/V
H-P 30 - 0.17 1 3 3 Other Health
Care 65 >30 Years 3.0 1.8 Yes East Valley
Specific Plan Yes Yes
2302510300 213520
Urban
Residentia
l IV/V
H-P 30 DJ 1.0 0.16 0 4 3 1 Parking Lot -
Surface N/A No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302510700 213521
Urban
Residentia
l IV/V
H-P 30 DJ 1.0 0.21 1 4 3 1 Other Health
Care 72 >30 Years 4.0 1.5 Yes East Valley
Specific Plan Yes Yes
2302510800 193259
Urban
Residentia
l IV/V
H-P 30 DJ 1.0 0.15 1 3 2 1 Other Health
Care 52 >30 Years 3.0 1.7 Yes East Valley
Specific Plan Yes Yes
2302511100 23237
Urban
Residentia
l IV/V
H-P 30 DK 0.5 0.17 1 3 2 1 Single Family
Detached 1950s >30 Years 3.0 2.5 Yes East Valley
Specific Plan Yes Yes
2302511400 215349
Urban
Residentia
l IV/V
H-P 30 DK 0.5 0.17 1 3 2 1 Other Health
Care 54 >30 Years 3.0 2.2 Yes East Valley
Specific Plan Yes Yes
2302511500 215350
Urban
Residentia
l IV/V
H-P 30 DK 0.5 0.18 1 3 2 1 Other Health
Care 52 >30 Years 3.0 10.0 Yes East Valley
Specific Plan Yes Yes
2302511600 213522
Urban
Residentia
l IV/V
H-P 30 DJ 1.0 0.47 1 11 7 4 Other Health
Care 69 >30 Years 11.0 0.7 Yes East Valley
Specific Plan Yes Yes
29 of 53
Attachment "5"
864
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2302511800 705710
Urban
Residentia
l IV/V
H-P 30 - 0.42 0 10 10 Parking Lot -
Surface 1981 >30 Years No Existing
Units 10.0 Yes East Valley
Specific Plan Yes Yes
2302520200 213489
Urban
Residentia
l IV/V
H-P 30 DI 0.3 0.16 0 4 4 Other Health
Care 1981 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302520300 213490
Urban
Residentia
l IV/V
H-P 30 DI 0.3 0.16 0 4 4 Parking Lot -
Surface 1991 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302520700 213492
Urban
Residentia
l IV/V
H-P 30 DH 0.9 0.15 3 1 1 0 Other Health
Care 1970s >30 Years 0.3 1.3 Yes East Valley
Specific Plan Yes Yes
2302521200 23223 Yes
Urban
Residentia
l IV/V
H-P 30 DH 0.9 0.18 1 3 2 1 Single Family
Detached 53 >30 Years 3.0 11.3 Yes East Valley
Specific Plan Yes Yes
2302521500 193261
Urban
Residentia
l IV/V
H-P 30 - 0.24 1 5 5 Office (Low-
Rise) 77 >30 Years 5.0 1.3 Yes East Valley
Specific Plan Yes Yes
2302522000 705621
Urban
Residentia
l IV/V
H-P 30 DH 0.9 0.45 0 11 7 4 Other Health
Care 64 >30 Years No Existing
Units 0.2 Yes East Valley
Specific Plan Yes Yes
2302910800 213547
Urban
Residentia
l IV/V
H-P 30 DG 1.1 0.16 1 3 2 1 Other Health
Care 1970s >30 Years 3.0 3.2 Yes East Valley
Specific Plan Yes Yes
2302910900 213548
Urban
Residentia
l IV/V
H-P 30 DG 1.1 0.15 1 3 2 1 Other Health
Care 75 >30 Years 3.0 1.3 Yes East Valley
Specific Plan Yes Yes
2302920100 705557
Urban
Residentia
l IV/V
H-P 30 DF 0.3 0.16 0 4 4 Parking Lot -
Surface 1980 >30 Years No Existing
Units No Improvements Yes East Valley
Specific Plan Yes Yes
2302920200 213531
Urban
Residentia
l IV/V
H-P 30 DF 0.3 0.17 0 4 4 Other Health
Care 80 >30 Years No Existing
Units 0.3 Yes East Valley
Specific Plan Yes Yes
2302920700 213536
Urban
Residentia
l IV/V
H-P 30 CY 0.3 0.12 1 2 2 Single Family
Detached 47 >30 Years 2.0 4.3 Yes East Valley
Specific Plan Yes Yes
2303310300 213478
Urban
Residentia
l IV/V
H-P 30 CX 0.8 0.17 1 3 2 1 Office (Low-
Rise) 90 >30 Years 3.0 1.5 Yes East Valley
Specific Plan Yes Yes
2303310400 213479
Urban
Residentia
l IV/V
H-P 30 CX 0.8 0.17 0 4 3 1 Office (Low-
Rise) 73 >30 Years No Existing
Units 1.0 Yes East Valley
Specific Plan Yes Yes
2303310500 213480
Urban
Residentia
l IV/V
H-P 30 CX 0.8 0.17 0 4 3 1 Office (Low-
Rise) 74 >30 Years No Existing
Units 0.5 Yes East Valley
Specific Plan Yes Yes
2303311700 5051886
Urban
Residentia
l IV/V
H-P 30 CX 0.8 0.32 1 7 5 2 Office (Low-
Rise) 90 >30 Years 7.0 1.2 Yes East Valley
Specific Plan Yes Yes
2303320400 213560
Urban
Residentia
l IV/V
H-P 30 - 0.16 1 3 3 Single Family
Detached 34 >30 Years 3.0 3.2 Yes East Valley
Specific Plan Yes Yes
30 of 53
Attachment "5"
865
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2303802200 213589 Yes U3 R-3-18 18 - 0.79 1 10 10 Single Family Detached 1940s >30 Years 10.0 6.3 Yes Yes Yes
2305104400 705947 Yes S R-1-10 4.356 - 0.85 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2305202800 705990 Yes Yes E2 RE-20 2.178 - 3.06 2 3 3 Single Family
Multiple-
Units
47 >30 Years 1.5 1.1 Yes Yes Yes
2310213700 151097 Yes U1 R-1-6 7.26 - 0.48 1 2 2 Single Family Detached 55 >30 Years 2.0 1.8 Yes Yes Yes
2310222200 130125 Yes Yes U2 R-2-12 12 V 1.0 0.33 1 2 2 Single Family Detached 30 >30 Years 2.0 1.0 Yes Yes Yes
2310222400 130127 Yes Yes U2 R-2-12 12 V 1.0 0.66 1 5 5 Single Family Detached 57 >30 Years 5.0 6.5 Yes
2310225500 130128 U2 R-2-12 12 - 0.45 1 3 3 Single Family Detached 60 >30 Years 3.0 2.8 Yes
2310401300 87706 Yes U2 R-2-12 12 U 5.2 3.75 1 33 33 Other Retail
Trade and
Strip
Commercial
40 >30 Years 33.0 11.2 Yes Yes
2310401500 87707 Yes U2 R-2-12 12 U 5.2 0.43 1 3 3 Single Family Detached 42 >30 Years 3.0 1.8 Yes Yes
2310401600 703839 Yes U2 R-2-12 12 U 5.2 1.04 0 9 9 Other Retail
Trade and
Strip
Commercial
1942 >30 Years No Existing
Units No Improvements Yes Yes
2310401700 516090 Yes U2 R-2-10 10 T 1.2 0.48 1 3 3 Single Family Detached 1967 >30 Years 3.0 1.1 Yes Yes
2310401800 516091 Yes U2 R-2-10 10 T 1.2 0.34 1 2 2 Single Family Detached 57 >30 Years 2.0 3.8 Yes Yes
2310401900 516092 Yes U2 R-2-10 10 T 1.2 0.39 1 2 2 Single Family Detached 57 >30 Years 2.0 5.3 Yes Yes
2310502800 151414 U1 R-1-6 7.26 S 1.5 0.68 1 3 3 Single Family Detached 50 >30 Years 3.0 1.1 Yes Yes
2310502900 151415 U1 R-1-6 7.26 S 1.5 0.78 1 3 3 Single Family Detached 50 >30 Years 3.0 1.5 Yes Yes
31 of 53
Attachment "5"
866
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2310703600 299622 Yes U1 R-1-6 7.26 - 1.33 1 6 6 Single Family Detached 65 >30 Years 6.0 1.9 Yes Yes
2310703900 704934 Yes U3 R-3-18 18 - 0.27 1 3 3 Single Family Detached 58 >30 Years 3.0 1.8 Yes Yes
2310710600 704629 Yes U1 R-1-6 7.26 - 1.20 1 6 6 Single Family Detached 49 >30 Years 6.0 8.1 Yes Yes
2311005800 159175 Yes S R-1-10 4.356 - 0.85 1 2 2 Single Family Detached 1960s >30 Years 2.0 4.0 Yes Yes
2311006500 87397 Yes S R-1-10 4.356 - 0.89 1 2 2 Single Family Detached 57 >30 Years 2.0 1.4 Yes Yes
2311007900 5246933 Yes S R-1-10 4.356 - 1.34 1 3 3 Spaced Rural Residential 64 >30 Years 3.0 4.5 Yes Yes
2311011600 159221 Yes S R-1-10 4.356 - 0.79 1 2 2 Single Family Detached 48 >30 Years 2.0 1.2 Yes Yes
2311200100 87742 U2 R-1-6 7.26 - 0.65 1 3 3 Spaced Rural Residential 59 >30 Years 3.0 4.0 Yes Yes Yes
2311321200 109956 Yes S R-1-10 4.356 - 0.90 1 2 2 Single Family Detached 52 >30 Years 2.0 1.0 Yes Yes Yes
2311402000 703825 Yes Yes S RE-20 2.178 - 4.21 1 6 6 Spaced Rural Residential 45 >30 Years 6.0 1.2 Yes Yes Yes
2312021500 705523 Yes Yes E2 RE-20 2.178 - 4.79 1 7 7 Spaced Rural Residential 1960s >30 Years 7.0 1.7 Yes Yes Yes
2313310700 151334 Yes U3 R-2-12 12 - 0.37 1 2 2 Single Family Detached 49 >30 Years 2.0 2.5 Yes Yes
2313311600 151350 U3 R-3-18 18 W 2.5 0.34 1 4 4 Arterial Commercial 69 >30 Years 4.0 5.2 Yes Yes
2313311700 151351 U3 R-3-18 18 W 2.5 2.20 24 6 6 Multi-Family
Residential
Without
Units
65 >30 Years 0.3 1.0 Yes Yes
2313502600 159170 Yes Yes S R-1-10 4.356 GR 3.8 1.67 1 4 4 Single Family Detached 59 >30 Years 4.0 3.2 Yes Yes
2313504300 1565063 S R-1-10 4.356 GR 3.8 2.17 0 7 7 Religious Facility N/A No Existing
Units No Improvements Yes Yes Yes
2313601900 567239 Yes Yes S RE-20 2.178 - 2.29 1 3 3 Single Family Detached 65 >30 Years 3.0 3.6 Yes Yes Yes
32 of 53
Attachment "5"
867
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2314503200 159148 Yes E2 RE-20 2.178 - 2.38 1 3 3 Spaced Rural Residential 36 >30 Years 3.0 1.5 Yes Yes Yes
2314700200 109834 Yes Yes S R-1-10 4.356 - 1.01 1 2 2 Single Family Detached 59 >30 Years 2.0 1.9 Yes Yes Yes
2314700600 109815 Yes S R-1-10 4.356 GS 4.3 2.56 1 7 7 Single Family Detached 56 >30 Years 7.0 1.0 Yes Yes Yes
2314701700 109931 Yes S R-1-10 4.356 - 0.90 1 2 2 Single Family Detached 54 >30 Years 2.0 1.7 Yes Yes Yes
2314702800 704166 Yes Yes S R-1-10 4.356 GS 4.3 1.70 1 5 5 Single Family Detached 79 >30 Years 5.0 1.6 Yes Yes
2314704100 109820 Yes S R-1-10 4.356 - 1.26 1 3 3 Single Family Detached 59 >30 Years 3.0 1.5 Yes Yes
2320913500 5043968 Yes SPA 9 FCC 100 AP 8.7 0.69 0 43 28 15 Rail
Station/Tran
sit Center
N/A No Existing
Units No Improvements Yes Downtown SPA Yes
2321000800 355755 Yes SPA 9 S-P 100 AP 8.7 2.97 0 185 119 66 Rail
Station/Tran
sit Center
1989 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes
2321001100 706225 Yes SPA 9 S-P 100 AP 8.7 3.10 0 194 125 69 Rail
Station/Tran
sit Center
1989 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes
2321001900 706237 Yes SPA 9 S-P 100 AP 8.7 1.93 0 121 78 43 Rail
Station/Tran
sit Center
1989 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2321002000 124873 SPA 9 S-P 100 AQ 2.7 1.21 1 75 48 27 Office (Low- Rise) 84 >30 Years 75.0 0.2 Yes Downtown SPA Yes Yes
2321002100 213778 SPA 9 S-P 100 AQ 2.7 1.47 0 92 59 33 Office (Low- Rise) 1984 >30 Years No Existing
Units 133.2 Yes Downtown SPA Yes Yes
2321100600 213742 Yes U3 R-3-18 18 - 0.29 1 3 3 Single Family Detached 1930s >30 Years 3.0 1.6 Yes Yes Yes
2321101700 706401 Yes SPA 9 S-P 100 - 1.07 1 66 43 23 Industrial Park 79 >30 Years 66.0 1.5 Yes Downtown SPA Yes Yes
2321701200 213801 Yes Yes S R-1-10 4.356 - 1.92 1 5 5 Spaced Rural Residential 22 >30 Years 5.0 4.0 Yes Yes Yes
2322702700 732651 U1 R-1-6 7.26 - 0.78 1 3 3 Single Family Detached 50 >30 Years 3.0 2.0 Yes Yes Yes
2323202900 387922 Yes U2 R-2-12 12 - 0.29 1 2 2 Single Family Detached 54 >30 Years 2.0 1.8 Yes Yes Yes
2323402000 32715 Yes U1 R-1-7 6.22 - 0.54 1 2 2 Single Family Detached pre 1950 >30 Years 2.0 2.3 Yes Yes Yes
33 of 53
Attachment "5"
868
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2323403500 406395 Yes U1 R-1-7 6.22 - 2.10 1 9 9 Single Family Detached 69 >30 Years 9.0 0.3 Yes Yes Yes
2325121000 618417 Yes E2 RE-20 2.178 - 2.28 1 3 3 Spaced Rural Residential 79 >30 Years 3.0 2.1 Yes Yes Yes
2325121300 256631 Yes E2 RE-20 2.178 GA 10.1 5.44 1 8 8 Spaced Rural Residential 34 >30 Years 8.0 2.6 Yes Yes Yes
2325121500 708168 Yes Yes E2 RE-20 2.178 GA 10.1 1.31 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2325121600 708165 Yes Yes E2 RE-20 2.178 GA 10.1 1.10 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2325121700 708172 Yes E2 RE-20 2.178 GA 10.1 1.23 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2325121800 708183 Yes E2 RE-20 2.178 GA 10.1 1.00 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2330220200 706356 Yes Yes SPA 9 S-P 100 - 0.17 0 11 11 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330220500 213786 Yes Yes SPA 9 S-P 100 - 0.17 1 10 10 Office (Low- Rise) 62 >30 Years 10.0 1.9 Yes Downtown SPA Yes
2330220700 213788 Yes Yes SPA 9 S-P 100 - 0.29 1 17 17 Office (Low- Rise) 60 >30 Years 17.0 1.0 Yes Downtown SPA Yes
2331502100 706378 Yes SPA 9 S-P 75 EI 2.8 0.68 0 32 21 11 Religious Facility N/A No Existing
Units No Improvements Yes Downtown SPA Yes
2330521400 706307 Yes SPA 9 S-P 100 - 1.25 1 77 50 27 Arterial Commercial 80 >30 Years 77.0 1.1 Yes Downtown SPA Yes Yes 2330611200 288610 Yes Yes SPA 9 S-P 75 CC 0.3 0.10 0 5 5 Parking Lot - Surface 1980 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330611300 25215 Yes SPA 9 S-P 75 CC 0.3 0.22 0 10 10 Arterial Commercial 80 >30 Years No Existing
Units 0.4 Yes Downtown SPA Yes Yes
2330612600 213755 Yes SPA 9 S-P 75 - 0.71 1 32 21 11 Arterial Commercial 77 >30 Years 32.0 0.7 Yes Downtown SPA Yes Yes 2330620100 213769 Yes SPA 9 S-P 75 - 0.33 1 14 14 Other
University or
College
83 >30 Years 14.0 0.2 Yes Downtown SPA Yes Yes
2330620400 213772 Yes Yes SPA 9 S-P 75 CD 0.3 0.09 1 3 3 Arterial Commercial 60 >30 Years 3.0 1.3 Yes Downtown SPA Yes Yes 2330620500 213773 Yes SPA 9 S-P 75 CD 0.3 0.08 1 3 3 Arterial Commercial 52 >30 Years 3.0 1.3 Yes Downtown SPA Yes Yes 2330620600 213774 Yes Yes SPA 9 S-P 75 CD 0.3 0.08 0 4 4 Arterial Commercial 1952 >30 Years No Existing
Units 3.3 Yes Downtown SPA Yes Yes
34 of 53
Attachment "5"
869
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2330620700 213775 Yes Yes SPA 9 S-P 75 CD 0.3 0.08 0 4 4 Arterial Commercial 1950s >30 Years No Existing
Units 2.1 Yes Downtown SPA Yes Yes
2330621001 706064 Yes SPA 9 S-P 75 - 1.26 1 58 37 21 Arterial Commercial 54 >30 Years 58.0 0.8 Yes Downtown SPA Yes Yes 2330621100 213776 Yes Yes SPA 9 S-P 75 - 0.07 1 2 2 Arterial Commercial 40 >30 Years 2.0 1.2 Yes Downtown SPA Yes Yes 2330710300 26798 Yes Yes SPA 9 S-P 100 EB 1.0 0.15 1 9 6 3 Arterial Commercial 1965 >30 Years 9.0 15.0 Yes Downtown SPA Yes Yes 2330711700 26799 SPA 9 S-P 100 EB 1.0 0.24 1 14 9 5 Arterial Commercial 65 >30 Years 14.0 0.5 Yes Downtown SPA Yes Yes 2330711800 26800 Yes Yes SPA 9 S-P 100 EB 1.0 0.24 1 14 9 5 Arterial Commercial 83 >30 Years 14.0 2.0 Yes Downtown SPA Yes Yes 2330711900 706291 Yes Yes SPA 9 S-P 100 EB 1.0 0.32 1 19 12 7 Other
Transportati
on
1983 >30 Years 19.0 No Improvements Yes Downtown SPA Yes Yes 2330720601 706141 Yes Yes SPA 9 S-P 75 - 0.31 1 14 14 Parking Lot - Surface N/A No Existing
Units 20.7 Yes Downtown SPA Yes Yes
2330720800 101011 Yes SPA 9 S-P 75 EA 0.5 0.31 0 14 14 Office (Low- Rise) 41 >30 Years No Existing
Units 0.5 Yes Downtown SPA Yes Yes
2330720900 706195 Yes Yes SPA 9 S-P 75 EA 0.5 0.15 0 7 7 Office (Low- Rise) 1941 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330810100 101010 Yes Yes SPA 9 S-P 75 CE 0.5 0.17 0 8 5 3 Arterial Commercial 1965 >30 Years No Existing
Units 1.0 Yes Downtown SPA Yes Yes
2330810200 213459 Yes SPA 9 S-P 75 CE 0.5 0.09 1 3 2 1 Arterial Commercial 65 >30 Years 3.0 1.0 Yes Downtown SPA Yes Yes 2330810500 213461 Yes SPA 9 S-P 75 - 0.08 1 3 3 Arterial Commercial 50 >30 Years 3.0 1.1 Yes Downtown SPA Yes Yes 2330810700 213463 Yes SPA 9 S-P 75 CF 0.3 0.16 1 6 6 Arterial Commercial 51 >30 Years 6.0 0.5 Yes Downtown SPA Yes Yes 2330810800 213464 Yes SPA 9 S-P 75 CF 0.3 0.09 0 4 4 Arterial Commercial 65 >30 Years No Existing
Units 0.6 Yes Downtown SPA Yes Yes
2330810900 213465 Yes Yes SPA 9 S-P 75 CF 0.3 0.07 1 2 2 Arterial Commercial 39 >30 Years 2.0 1.3 Yes Downtown SPA Yes Yes 2330811700 706030 SPA 9 S-P 75 - 0.66 0 31 20 11 Arterial Commercial 1980 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330812300 213467 Yes SPA 9 S-P 75 - 0.16 1 6 6 Arterial Commercial 50 >30 Years 6.0 0.6 Yes Downtown SPA Yes Yes 35 of 53
Attachment "5"
870
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2330812400 213468 Yes Yes SPA 9 S-P 75 CE 0.5 0.16 1 7 5 2 Arterial Commercial 39 >30 Years 7.0 1.0 Yes Downtown SPA Yes Yes 2330812500 213469 Yes Yes SPA 9 S-P 75 CE 0.5 0.08 1 3 2 1 Arterial Commercial 55 >30 Years 3.0 1.2 Yes Downtown SPA Yes Yes 2330820500 213439 Yes Yes SPA 9 S-P 75 - 0.08 1 3 3 Arterial Commercial 50 >30 Years 3.0 1.1 Yes Downtown SPA Yes Yes 2330821100 213445 Yes SPA 9 S-P 75 - 0.09 0 4 4 Arterial Commercial 65 >30 Years No Existing
Units 0.9 Yes Downtown SPA Yes Yes
2330821400 705910 Yes Yes SPA 9 S-P 75 - 0.08 0 4 4 Arterial Commercial 1953-1964 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330821600 705942 Yes Yes SPA 9 S-P 75 - 0.16 0 8 8 Parking Lot - Surface 1947 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330822400 213448 Yes SPA 9 S-P 75 - 0.25 1 11 11 Arterial Commercial 80 >30 Years 11.0 0.3 Yes Downtown SPA Yes Yes 2330920100 23203 Yes SPA 9 S-P 75 DS 0.5 0.17 1 7 7 Office (Low- Rise) 75 >30 Years 7.0 0.2 Yes Downtown SPA Yes Yes
2330920200 706029 Yes Yes SPA 9 S-P 75 DS 0.5 0.16 0 7 7 Office (Low- Rise) 1975 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330920300 23204 Yes Yes SPA 9 S-P 75 DS 0.5 0.16 0 8 8 Parking Lot - Surface N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2330920800 255141 Yes SPA 9 S-P 75 - 0.16 0 7 7 Office (Low- Rise) 50 >30 Years No Existing
Units 0.6 Yes Downtown SPA Yes Yes
2330920900 255142 Yes Yes SPA 9 S-P 75 - 0.32 2 13 13 Office (Low- Rise) 59 >30 Years 6.5 1.3 Yes Downtown SPA Yes Yes
2331210200 355798 Yes SPA 9 S-P 100 - 2.70 0 169 109 60 Industrial Park 71 >30 Years No Existing
Units 1.3 Yes Downtown SPA Yes Yes
2331220700 28355 Yes Yes SPA 9 S-P 100 - 0.16 1 9 9 Single Family Detached 28 >30 Years 9.0 1.6 Yes Downtown SPA Yes Yes
2331320600 28364 Yes Yes SPA 9 S-P 100 - 0.15 2 8 8 Single Family
Multiple-
Units
25 >30 Years 4.0 1.8 Yes Downtown SPA Yes Yes
2331320700 29767 Yes SPA 9 S-P 100 EG 1.0 0.16 0 10 6 4 Arterial Commercial 73 >30 Years No Existing
Units 0.7 Yes Downtown SPA Yes Yes
2331320800 29768 Yes Yes SPA 9 S-P 100 EG 1.0 0.17 0 10 6 4 Arterial Commercial 70 >30 Years No Existing
Units 1.2 Yes Downtown SPA Yes Yes
2331320900 29769 Yes Yes SPA 9 S-P 100 EG 1.0 0.16 1 9 6 3 Arterial Commercial 1970s >30 Years 9.0 2.3 Yes Downtown SPA Yes Yes 2331321300 29770 Yes Yes SPA 9 S-P 100 EG 1.0 0.50 0 31 20 11 Arterial Commercial 70 >30 Years No Existing
Units 1.9 Yes Downtown SPA Yes Yes
36 of 53
Attachment "5"
871
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2331410100 26793 Yes Yes SPA 9 S-P 100 EC 0.3 0.17 1 9 9 Single Family Detached 48 >30 Years 9.0 4.0 Yes Downtown SPA Yes Yes
2331410200 26794 Yes Yes SPA 9 S-P 100 EC 0.3 0.17 0 10 10 Single Family
Multiple-
Units
N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331410400 26801 Yes Yes SPA 9 S-P 100 ED 0.8 0.17 3 7 5 2 Single Family
Multiple-
Units
50 >30 Years 2.3 4.0 Yes Downtown SPA Yes Yes
2331410500 26796 Yes SPA 9 S-P 100 ED 0.8 0.16 1 9 6 3 Arterial Commercial 86 >30 Years 9.0 0.2 Yes Downtown SPA Yes Yes 2331410600 26797 Yes Yes SPA 9 S-P 100 ED 0.8 0.16 0 10 6 4 Arterial Commercial 1986 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331410800 28344 Yes SPA 9 S-P 100 EE 0.3 0.16 2 8 8 Single Family
Multiple-
Units
59 >30 Years 4.0 3.5 Yes Downtown SPA Yes Yes
2331410900 28345 Yes Yes SPA 9 S-P 100 EE 0.3 0.15 1 8 8 Single Family Detached 46 >30 Years 8.0 1.6 Yes Downtown SPA Yes Yes
2331411300 28349 Yes Yes SPA 9 S-P 100 EF 0.5 0.16 2 8 8 Single Family
Multiple-
Units
41 >30 Years 4.0 2.2 Yes Downtown SPA Yes Yes
2331411400 183530 Yes Yes SPA 9 S-P 100 EF 0.5 0.08 1 4 4 Arterial Commercial 1964 >30 Years 4.0 1.0 Yes Downtown SPA Yes Yes 2331411500 183531 Yes Yes SPA 9 S-P 100 EF 0.5 0.21 3 10 10 Mixed Use 1950s >30 Years 3.3 1.6 Yes Downtown SPA Yes Yes 2331411600 183532 Yes Yes SPA 9 S-P 100 ED 0.8 0.31 1 19 12 7 Service Station 80 >30 Years 19.0 2.8 Yes Downtown SPA Yes Yes
2331420600 288620 SPA 9 S-P 75 - 0.18 1 8 8 Mixed Use 50 >30 Years 8.0 0.6 Yes Downtown SPA Yes Yes 2331500600 183552 Yes Yes SPA 9 S-P 100 EH 0.4 0.09 1 5 5 Arterial Commercial 1978-80 >30 Years 5.0 No Improvements Yes Downtown SPA Yes Yes 2331500900 29816 Yes Yes SPA 9 S-P 100 EH 0.4 0.16 1 9 9 Arterial Commercial 1978-80 >30 Years 9.0 No Improvements Yes Downtown SPA Yes Yes 2331501000 29817 Yes Yes SPA 9 S-P 100 EH 0.4 0.16 2 8 8 Arterial Commercial 1978-80 >30 Years 4.0 No Improvements Yes Downtown SPA Yes Yes 2331502000 706404 SPA 9 S-P 75 EI 2.8 1.40 0 66 43 23 Arterial Commercial N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331502200 706400 SPA 9 S-P 100 EI 2.8 0.70 1 43 28 15 Arterial Commercial N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331620100 101015 Yes SPA 9 S-P 45 DZ 0.5 0.16 1 4 4 Office (Low- Rise) 1960s >30 Years 4.0 2.1 Yes Downtown SPA Yes Yes
37 of 53
Attachment "5"
872
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2331621200 28191 Yes SPA 9 S-P 45 DY 0.4 0.16 0 6 6 Single Family Detached Pre 1947 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331621300 28192 Yes SPA 9 S-P 45 DY 0.4 0.16 2 3 3 Single Family
Multiple-
Units
Pre 1947 >30 Years 1.5 1.1 Yes Downtown SPA Yes Yes
2331621500 101017 Yes SPA 9 S-P 45 DY 0.4 0.11 1 3 3 Office (Low- Rise) 60 >30 Years 3.0 1.0 Yes Downtown SPA Yes Yes
2331622100 706199 Yes SPA 9 S-P 45 DZ 0.5 0.33 0 11 11 Parking Lot - Surface N/A No Existing
Units 76.8 Yes Downtown SPA Yes Yes
2331720300 28193 Yes SPA 9 S-P 45 DX 1.2 0.15 1 4 3 1 Single Family Detached 36 >30 Years 4.0 4.2 Yes Downtown SPA Yes Yes
2331721700 706256 Yes SPA 9 S-P 45 DX 1.2 0.75 1 24 15 9 Parking Lot - Surface
1920s -
1950s >30 Years 24.0 2.5 Yes Downtown SPA Yes Yes
2331721800 101019 Yes SPA 9 S-P 45 DX 1.2 0.32 1 10 6 4 Office (Low- Rise) 84 >30 Years 10.0 0.4 Yes Downtown SPA Yes Yes
2331810200 5116683 Yes SPA 9 S-P 45 DT 1.0 0.16 0 6 4 2 Office (Low- Rise) 1961 >30 Years No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331810300 5116391 Yes SPA 9 S-P 45 DT 1.0 0.20 1 6 4 2 Office (Low- Rise) 1960s >30 Years 6.0 5.4 Yes Downtown SPA Yes Yes
2331810600 5116386 Yes SPA 9 S-P 45 DT 1.0 0.10 1 2 1 1 Single Family Detached 46 >30 Years 2.0 13.6 Yes Downtown SPA Yes Yes 2331810800 5116376 Yes SPA 9 S-P 45 DT 1.0 0.11 1 3 2 1 Office (Low- Rise) 83 >30 Years 3.0 1.0 Yes Downtown SPA Yes Yes
2331810900 5116373 Yes SPA 9 S-P 45 DU 0.4 0.11 1 3 3 Office (Low- Rise) 68 >30 Years 3.0 1.2 Yes Downtown SPA Yes Yes
2331811000 5116371 Yes SPA 9 S-P 45 DU 0.4 0.13 2 2 2 Single Family
Multiple-
Units
41 >30 Years 1.0 4.0 Yes Downtown SPA Yes Yes
2331811200 5116368 Yes SPA 9 S-P 45 DU 0.4 0.13 0 4 4 Parking Lot - Surface N/A No Existing
Units No Improvements Yes Downtown SPA Yes Yes
2331811800 5116366 Yes SPA 9 S-P 45 - 0.64 1 20 13 7 Office (Low- Rise) 73 >30 Years 20.0 0.4 Yes Downtown SPA Yes Yes
2331811900 5116388 Yes SPA 9 S-P 45 DT 1.0 0.46 0 15 10 5 Office (Low- Rise) 74 >30 Years No Existing
Units 0.5 Yes Downtown SPA Yes Yes
2331820300 28229 Yes SPA 9 S-P 45 DV 0.3 0.16 1 4 4 Office (Low- Rise) 1960s >30 Years 4.0 1.5 Yes Downtown SPA Yes Yes
2331820400 28230 Yes SPA 9 S-P 45 DV 0.3 0.16 1 4 4 Single Family Detached 56 >30 Years 4.0 1.3 Yes Downtown SPA Yes Yes
2331820800 29667 Yes SPA 9 S-P 45 DW 0.4 0.16 1 4 4 Office (Low- Rise) 60 >30 Years 4.0 4.5 Yes Downtown SPA Yes Yes
2331820900 29668 Yes SPA 9 S-P 45 DW 0.4 0.24 0 8 8 Office (Low- Rise) 60 >30 Years No Existing
Units 1.3 Yes Downtown SPA Yes Yes
38 of 53
Attachment "5"
873
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2332120600 29772 Yes Yes SPA 9 S-P 100 - 0.16 1 9 9 Other Retail
Trade and
Strip
Commercial
79 >30 Years 9.0 1.1 Yes Downtown SPA Yes Yes
2332121000 30558 Yes SPA 15 S-P 30 EM 0.5 0.16 1 3 3 Single Family Detached 57 >30 Years 3.0 3.0 Yes South Centre City Yes Yes 2332121100 30559 Yes SPA 15 S-P 30 EM 0.5 0.16 1 3 3 Single Family Detached 52 >30 Years 3.0 2.3 Yes South Centre City Yes Yes 2332121200 30560 Yes SPA 15 S-P 30 EM 0.5 0.16 1 3 3 Single Family Detached 23 >30 Years 3.0 4.1 Yes South Centre City Yes Yes 2332121300 29773 Yes Yes SPA 9 S-P 100 EJ 0.6 0.30 0 19 12 7 Other Retail
Trade and
Strip
Commercial
65 >30 Years No Existing
Units 2.2 Yes Downtown SPA Yes Yes
2332121400 29774 Yes SPA 9 S-P 100 EJ 0.6 0.32 0 20 13 7 Other Retail
Trade and
Strip
Commercial
88 >30 Years No Existing
Units 0.4 Yes Downtown SPA Yes Yes
2332220300 30563 Yes SPA 15 S-P 30 EN 0.3 0.16 1 3 3 Single Family Detached 24 >30 Years 3.0 2.0 Yes South Centre City Yes Yes 2332220400 30564 Yes SPA 15 S-P 30 EN 0.3 0.16 1 3 3 Single Family Detached 60 >30 Years 3.0 1.7 Yes South Centre City Yes Yes 2332220700 331531 Yes SPA 15 S-P 30 EO 0.3 0.16 1 3 3 Single Family Detached 38 >30 Years 3.0 3.3 Yes South Centre City Yes Yes 2332220900 31276 Yes Yes SPA 15 S-P 30 EO 0.3 0.17 2 2 2 Single Family
Multiple-
Units
26 >30 Years 1.0 2.5 Yes South Centre City Yes Yes
2332310200 29819 Yes Yes SPA 9 S-P 100 EK 1.1 0.16 1 9 6 3 Single Family Detached 43 >30 Years 9.0 4.1 Yes Downtown SPA Yes Yes
2332310300 29820 Yes Yes SPA 9 S-P 100 EK 1.1 0.16 1 9 6 3 Single Family Detached Pre 1947 >30 Years 9.0 3.6 Yes Downtown SPA Yes Yes 2332310400 29821 Yes Yes SPA 9 S-P 100 EK 1.1 0.17 1 10 6 4 Single Family Detached 58 >30 Years 10.0 5.6 Yes Downtown SPA Yes Yes 2332310500 29822 Yes Yes SPA 9 S-P 100 EK 1.1 0.16 1 9 6 3 Single Family Detached Pre 1947 >30 Years 9.0 8.0 Yes Downtown SPA Yes Yes 39 of 53
Attachment "5"
874
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2332310600 29823 Yes Yes SPA 9 S-P 100 EK 1.1 0.17 1 10 6 4 Single Family Detached 80 >30 Years 10.0 5.2 Yes Downtown SPA Yes Yes 2332310700 183546 Yes Yes SPA 9 S-P 100 EK 1.1 0.16 1 9 6 3 Arterial Commercial 1957 >30 Years 9.0 1.6 Yes Downtown SPA Yes Yes 2332310800 183547 Yes Yes SPA 9 S-P 100 EK 1.1 0.16 1 9 6 3 Arterial Commercial 57 >30 Years 9.0 1.6 Yes Downtown SPA Yes Yes 2332320100 183548 Yes Yes SPA 9 S-P 100 EL 1.0 0.18 2 9 6 3 Single Family
Multiple-
Units
53 >30 Years 4.5 3.4 Yes Downtown SPA Yes Yes
2332320200 29824 Yes Yes SPA 9 S-P 100 EL 1.0 0.17 1 9 6 3 Single Family Detached 48 >30 Years 9.0 4.0 Yes Downtown SPA Yes Yes
2332321500 30581 Yes Yes GC C-G 24 - 0.16 1 2 2 Single Family Detached 56 >30 Years 2.0 7.0 Yes South Centre City Yes Yes Yes 2332321900 29827 SPA 9 S-P 100 EL 1.0 0.64 1 39 25 14 Arterial Commercial 81 >30 Years 39.0 0.5 Yes Downtown SPA Yes Yes 2332410200 30531 Yes SPA 15 S-P 30 - 0.16 1 3 3 Single Family Detached 47 >30 Years 3.0 5.6 Yes South Centre City Yes Yes 2332410400 30533 Yes Yes SPA 15 S-P 30 - 0.15 2 1 1 Single Family
Multiple-
Units
30 >30 Years 0.5 6.4 Yes South Centre City Yes Yes
2332411600 31287 Yes SPA 15 S-P 30 - 0.17 1 3 3 Single Family Detached 42 >30 Years 3.0 2.3 Yes South Centre City Yes Yes 2333321100 32747 SPA 15 S-P 24 EU 1.4 0.17 1 2 2 Arterial Commercial N/A No Existing
Units No Improvements Yes South Centre City Yes Yes Yes 2333321200 32748 SPA 15 S-P 24 EU 1.4 0.16 1 2 2 Arterial Commercial 76 >30 Years 2.0 1.7 Yes South Centre City Yes Yes Yes 2333321300 32749 SPA 15 S-P 24 EU 1.4 0.18 1 2 2 Arterial Commercial 79 >30 Years 2.0 1.4 Yes South Centre City Yes Yes Yes 2333321400 32750 SPA 15 S-P 24 EU 1.4 0.16 1 2 2 Single Family Detached 53 >30 Years 2.0 8.0 Yes South Centre City Yes Yes Yes 2333321500 32751 SPA 15 S-P 24 EU 1.4 0.17 1 2 2 Single Family Detached 38 >30 Years 2.0 3.7 Yes South Centre City Yes Yes Yes 2333322000 32752 SPA 15 S-P 24 EU 1.4 0.51 1 8 8 Arterial Commercial 74 >30 Years 8.0 2.2 Yes South Centre City Yes Yes Yes 2333420400 31282 Yes SPA 15 S-P 30 EP 0.3 0.17 1 3 3 Single Family Detached 80 >30 Years 3.0 1.8 Yes South Centre City Yes Yes 40 of 53
Attachment "5"
875
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2333420500 31283 Yes SPA 15 S-P 30 EP 0.3 0.15 1 2 2 Single Family Detached 44 >30 Years 2.0 1.5 Yes South Centre City Yes Yes 2333511400 32742 SPA 15 S-P 24 - 0.35 0 6 6 Arterial Commercial 1975 >30 Years No Existing
Units 3.4 Yes South Centre City Yes Yes Yes
2333511500 32740 SPA 15 S-P 24 - 0.20 2 2 2 Arterial Commercial 53 >30 Years 1.0 2.5 Yes South Centre City Yes Yes Yes 2291721300 705213 SPA 9 S-P 100 AC 0.7 0.37 0 23 15 8 Office (Low- Rise) 1950s >30 Years No Existing
Units 0.6 Yes Downtown SPA Yes Yes
2333521200 706725 Yes Yes SPA 15 S-P 24 ET 0.6 0.10 0 2 2 Vacant and
Undeveloped
Land
2001 No Existing
Units No Improvements Yes South Centre City Yes Yes Yes 2333521400 32733 Yes Yes SPA 15 S-P 24 ET 0.6 0.16 1 2 2 Arterial Commercial 79 >30 Years 2.0 1.8 Yes South Centre City Yes Yes Yes 2333610300 Yes Yes SPA 15 S-P 30 EQ 0.5 0.16 1 3 3 Parking Lot - Surface N/A No Existing
Units No Improvements Yes South Centre City Yes Yes
2333610400 31288 Yes Yes SPA 15 S-P 30 EQ 0.5 0.32 4 3 3 Single Family
Multiple-
Units
55 >30 Years 0.8 1.7 Yes South Centre City Yes Yes
2333610700 32027 Yes Yes SPA 15 S-P 30 - 0.16 1 3 3 Single Family Detached 23 >30 Years 3.0 3.6 Yes South Centre City Yes Yes 2333611000 32030 Yes Yes SPA 15 S-P 30 ER 0.3 0.16 1 3 3 Single Family Detached 26 >30 Years 3.0 2.2 Yes South Centre City Yes Yes 2333611100 32031 Yes Yes SPA 15 S-P 30 ER 0.3 0.16 2 2 2 Single Family
Multiple-
Units
56 >30 Years 1.0 1.2 Yes South Centre City Yes Yes
2333710100 331546 Yes SPA 15 S-P 30 - 0.17 3 1 1 Single Family
Multiple-
Units
55 >30 Years 0.3 1.8 Yes South Centre City Yes Yes
2333710400 32034 Yes Yes SPA 15 S-P 30 - 0.17 1 3 3 Single Family Detached 48 >30 Years 3.0 1.2 Yes South Centre City Yes Yes 2333711600 32724 Yes SPA 15 S-P 24 ES 0.7 0.49 1 8 8 Arterial Commercial 84 >30 Years 8.0 0.6 Yes South Centre City Yes Yes Yes 2333711700 32725 Yes Yes SPA 15 S-P 24 ES 0.7 0.17 0 3 3 Arterial Commercial 87 >30 Years No Existing
Units 0.4 Yes South Centre City Yes Yes Yes
2334802300 128051 Yes S R-1-10 4.356 FA 4.7 3.92 1 12 12 Spaced Rural Residential 22 >30 Years 12.0 3.3 Yes Yes Yes
2334802400 282843 Yes S R-1-10 4.356 FA 4.7 0.78 1 2 2 Single Family Detached 72 >30 Years 2.0 1.9 Yes Yes Yes
41 of 53
Attachment "5"
876
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2334904200 706175 Yes E2 RE-20 2.178 - 1.57 1 2 2 Single Family Detached 76 >30 Years 2.0 1.8 Yes Yes Yes
2335010400 32727 Yes Yes SPA 15 S-P 24 - 0.15 1 2 2 Arterial Commercial 55 >30 Years 2.0 2.0 Yes South Centre City Yes Yes Yes 2335010600 32729 Yes Yes SPA 15 S-P 24 - 0.16 0 3 3 Arterial Commercial N/A No Existing
Units No Improvements Yes South Centre City Yes Yes Yes 2335110900 33932 Yes Yes SPA 15 S-P 30 - 0.18 1 3 3 Single Family Detached 53 >30 Years 3.0 2.0 Yes South Centre City Yes 2335111100 33934 Yes Yes SPA 15 S-P 30 - 0.17 2 2 2 Single Family
Multiple-
Units
59 >30 Years 1.0 1.4 South Centre City Yes
2335946300 5292994 U1 R-1-6 7.26 FH 1.2 0.74 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2335946400 707110 U1 R-1-6 7.26 FH 1.2 0.41 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2336002200 243205 Yes U2 R-2-12 12 - 0.60 1 4 4 Single Family Detached 55 >30 Years 4.0 1.5 Yes Yes Yes
2336003000 255084 Yes U2 R-2-12 12 FI 0.6 0.29 1 2 2 Single Family Detached 51 >30 Years 2.0 3.5 Yes Yes Yes
2336003200 255094 Yes U2 R-2-12 12 FI 0.6 0.29 1 2 2 Single Family Detached 51 >30 Years 2.0 1.1 Yes Yes Yes
2336112400 340692 Yes Yes E2 RE-20 2.178 FJ 3.6 1.49 1 1 1 Spaced Rural Residential 46 >30 Years 1.0 2.9 Yes Yes Yes
2336125600 5216072 Yes S R-1-10 4.356 FB 0.9 0.46 0 2 2 Vacant and
Undeveloped
Land
1935 >30 Years No Existing
Units No Improvements Yes Yes
2336125900 706651 S R-1-10 4.356 FB 0.9 0.48 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2336231100 127966 Yes Yes S R-1-10 4.356 - 1.06 1 2 2 Single Family Detached 70 >30 Years 2.0 1.0 Yes Yes Yes
2336301900 706365 Yes S R-1-10 4.356 - 0.50 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2343002600 707279 Yes U2 R-2-12 12 FM 0.9 0.47 1 3 3 Single Family Detached 79 >30 Years 3.0 1.5 Yes Yes
2343002800 707309 Yes U2 R-2-12 12 FM 0.9 0.45 1 3 3 Single Family Detached 36 >30 Years 3.0 1.1 Yes Yes
42 of 53
Attachment "5"
877
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2343900200 243206 U2 R-2-12 12 - 1.02 1 8 8 Religious Facility 57 >30 Years 8.0 0.8 Yes Yes
2350711800 707106 U3 R-2-15 15 GB 0.9 0.42 1 4 4 Single Family Detached 34 >30 Years 4.0 1.2 Yes
2350712200 707081 U3 R-2-15 15 GB 0.9 0.28 1 2 2 Single Family Detached 1970s >30 Years 2.0 3.8 Yes
2350712300 707091 Yes U3 R-2-15 15 GB 0.9 0.24 0 3 3 Single Family
Residential
Without
Units
1920 >30 Years No Existing
Units No Improvements Yes Yes Yes
2350720800 732682 Yes Yes U4 R-4-24 24 - 0.96 1 16 16 Single Family Detached 40 >30 Years 16.0 2.0 Yes Yes Yes
2350810900 732452 Yes Yes E2 RE-40 1.089 - 4.73 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2350822900 732453 Yes Yes E2 RE-20 2.178 - 1.51 1 1 1 Spaced Rural Residential 52 >30 Years 1.0 2.6 Yes Yes
2350900400 32679 Yes U4 R-4-24 24 GE 0.7 0.32 1 5 5 Single Family Detached 47 >30 Years 5.0 0.3 Yes Yes
2350900500 32680 Yes U4 R-4-24 24 GE 0.7 0.34 1 5 5 Single Family Detached 57 >30 Years 5.0 1.3 Yes Yes
2351102200 5041606 Yes E2 RE-20 2.178 - 9.00 2 13 13 Spaced Rural Residential 36 >30 Years 6.5 6.8 Yes Yes
2351502100 708546 Yes Yes S R-1-12 3.63 - 0.84 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2351902500 708378 E2 RE-20 2.178 - 2.46 0 4 4 Religious Facility 1994-5 No Existing
Units No Improvements Yes Yes Yes
2351902600 280458 Yes E1 RE-40 1.089 - 3.29 1 2 2 Spaced Rural Residential 68 >30 Years 2.0 2.1 Yes Yes
2352700300 708415 Yes Yes S R-1-10 4.356 GF 6.1 4.15 0 14 14 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2352700600 708341 Yes Yes S R-1-10 4.356 GF 6.1 1.97 0 6 6 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2353003400 5243762 U1 R-1-7 6.22 GG 2.0 1.09 2 3 3 Orchard or Vineyard Pre 1950s >30 Years 1.5 6.2 Yes
2353003500 5243764 Yes U1 R-1-7 6.22 GG 2.0 0.94 0 4 4 Orchard or Vineyard Pre 1950s >30 Years No Existing
Units 14.0 Yes Yes Yes
2353501100 707282 U1 R-1-6 7.26 GC 0.9 0.50 1 2 2 Single Family Detached 79 >30 Years 2.0 1.8 Yes Yes Yes
43 of 53
Attachment "5"
878
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2353505100 732707 Yes Yes U1 R-1-10 4.356 GD 2.9 2.03 0 7 7 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2353505300 707337 Yes U1 R-1-10 4.356 GD 2.9 0.84 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2353505500 732706 U1 R-1-6 7.26 GC 0.9 0.39 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2360320100 359647 SPA 15 S-P 24 - 0.16 0 3 3 Arterial Commercial 1970s >30 Years No Existing
Units 1.0 South Centre City Yes Yes
2360320300 32754 SPA 15 S-P 24 EV 0.3 0.17 0 3 3 Arterial Commercial 72 >30 Years No Existing
Units 1.0 Yes South Centre City Yes Yes
2360320400 32755 SPA 15 S-P 24 EV 0.3 0.15 1 2 2 Arterial Commercial 74 >30 Years 2.0 1.9 Yes South Centre City Yes Yes 2360510100 32743 SPA 15 S-P 24 - 0.32 1 5 5 Arterial Commercial 57 >30 Years 5.0 1.7 Yes South Centre City Yes Yes 2360510400 32746 SPA 15 S-P 24 EW 0.5 0.16 1 2 2 Arterial Commercial 75 >30 Years 2.0 2.5 Yes South Centre City Yes Yes 2360512000 707058 SPA 15 S-P 24 EW 0.5 0.35 1 5 5 Service Station Post 1995 5.0 6.7 Yes South Centre City Yes Yes Yes 2360520900 33545 Yes Yes SPA 15 S-P 30 EX 0.3 0.17 1 3 3 Single Family Detached 80 >30 Years 3.0 9.6 Yes South Centre City Yes Yes 2360521000 33546 Yes Yes SPA 15 S-P 30 EX 0.3 0.15 1 2 2 Single Family Detached 1978-80 >30 Years 2.0 1.5 Yes South Centre City Yes Yes 2360521300 707054 Yes Yes SPA 15 S-P 30 - 0.15 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes South Centre City Yes Yes Yes 2360521400 32736 Yes Yes SPA 15 S-P 24 - 0.43 1 7 7 Arterial Commercial 66 >30 Years 7.0 5.1 Yes South Centre City Yes Yes Yes 2360620700 331539 Yes Yes SPA 15 S-P 24 EY 0.9 0.19 2 1 1 Single Family
Multiple-
Units
39 >30 Years 0.5 4.0 Yes South Centre City Yes Yes Yes
2360620800 5253437 Yes Yes SPA 15 S-P 24 EY 0.9 0.23 1 3 3 Single Family Detached 39 >30 Years 3.0 8.0 Yes South Centre City Yes Yes Yes 2360620900 34068 Yes Yes SPA 15 S-P 30 EY 0.9 0.17 2 2 1 1 Single Family
Multiple-
Units
53 >30 Years 1.0 2.1 Yes South Centre City Yes Yes
2360621000 34069 Yes Yes SPA 15 S-P 30 EY 0.9 0.17 1 3 2 1 Single Family Detached 48 >30 Years 3.0 1.0 Yes South Centre City Yes Yes 44 of 53
Attachment "5"
879
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2360621100 34070 Yes Yes SPA 15 S-P 30 EY 0.9 0.17 1 3 2 1 Single Family Detached 39 >30 Years 3.0 3.6 Yes South Centre City Yes Yes 2360711500 406404 Yes U1 R-1-7 6.22 - 0.57 1 2 2 Single Family Detached 90 >30 Years 2.0 2.1 Yes Yes Yes
2361110300 331516 Yes Yes SPA 15 S-P 30 - 0.12 1 2 2 Single Family Detached 56 >30 Years 2.0 1.0 Yes South Centre City Yes Yes 2361110700 331520 Yes Yes SPA 15 S-P 30 FD 0.8 0.25 1 5 3 2 Single Family Detached 46 >30 Years 5.0 4.8 Yes South Centre City Yes Yes 2361110800 331521 Yes Yes SPA 15 S-P 30 FD 0.8 0.14 1 2 1 1 Single Family Detached 46 >30 Years 2.0 1.4 Yes South Centre City Yes Yes 2361110900 331522 Yes Yes SPA 15 S-P 30 FD 0.8 0.14 1 2 1 1 Single Family Detached 52 >30 Years 2.0 3.5 Yes South Centre City Yes Yes 2361111000 34691 Yes Yes SPA 15 S-P 30 FD 0.8 0.28 1 5 3 2 Single Family Detached 38 >30 Years 5.0 5.4 South Centre City Yes
2361120200 33938 Yes Yes SPA 15 S-P 30 - 0.13 1 2 2 Single Family Detached 52 >30 Years 2.0 1.2 Yes South Centre City Yes Yes 2361120500 331525 Yes Yes SPA 15 S-P 30 - 0.13 1 2 2 Single Family Detached 48 >30 Years 2.0 1.1 Yes South Centre City Yes Yes 2361120800 33940 Yes Yes SPA 15 S-P 30 EZ 0.4 0.18 1 3 3 Single Family Detached 53 >30 Years 3.0 2.8 Yes South Centre City Yes Yes 2361121300 183574 Yes Yes SPA 15 S-P 30 EZ 0.4 0.23 0 5 5 Arterial Commercial 1983 >30 Years No Existing
Units No Improvements Yes South Centre City Yes Yes
2361122000 183581 Yes Yes SPA 15 S-P 30 - 0.14 0 3 3 Single Family Detached N/A No Existing
Units No Improvements Yes South Centre City Yes Yes
2361122600 331528 Yes Yes SPA 15 S-P 30 - 0.23 2 3 3 Single Family
Multiple-
Units
72 >30 Years 1.5 2.0 Yes South Centre City Yes Yes
2361201500 183584 Yes Yes SPA 15 S-P 30 FC 1.2 0.36 0 8 5 3 Single Family Detached N/A No Existing
Units No Improvements Yes South Centre City Yes Yes
2361201600 183585 Yes Yes SPA 15 S-P 30 FC 1.2 0.18 1 3 2 1 Single Family Detached 40 >30 Years 3.0 29.0 Yes South Centre City Yes Yes 2361201700 183586 Yes Yes SPA 15 S-P 30 FC 1.2 0.24 1 4 3 1 Single Family Detached 24 >30 Years 4.0 2.9 Yes South Centre City Yes Yes 2361201800 183587 Yes Yes SPA 15 S-P 30 FC 1.2 0.23 1 4 3 1 Single Family
Multiple-
Units
50 >30 Years 4.0 7.0 Yes South Centre City Yes Yes
45 of 53
Attachment "5"
880
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2361201900 183588 Yes Yes SPA 15 S-P 30 FC 1.2 0.19 1 3 2 1 Single Family Detached 25 >30 Years 3.0 4.2 Yes South Centre City Yes Yes 2361202100 183590 Yes Yes SPA 15 S-P 30 FE 1.6 0.20 1 4 3 1 Arterial Commercial 1960s >30 Years 4.0 2.0 Yes South Centre City Yes Yes 2361202200 183591 Yes Yes SPA 15 S-P 30 FE 1.6 0.21 1 4 3 1 Arterial Commercial 67 >30 Years 4.0 4.2 Yes South Centre City Yes Yes 2361202600 5210866 Yes SPA 15 S-P 30 FE 1.6 0.87 13 7 5 2 Single Family
Multiple-
Units
50 >30 Years 0.5 4.8 Yes South Centre City Yes Yes
2361202700 5210870 Yes Yes GC C-G 24 FE 1.6 0.14 1 2 2 Single Family Detached 30 >30 Years 2.0 1.6 Yes Yes Yes
2361202800 5210869 Yes Yes SPA 15 S-P 30 FE 1.6 0.15 1 2 1 1 Arterial Commercial 69 >30 Years 2.0 2.2 Yes South Centre City Yes Yes 2361301600 34087 Yes Yes U3 R-3-18 18 - 0.31 1 3 3 Single Family Detached 48 >30 Years 3.0 5.0 Yes Yes Yes
2361620600 35511 Yes Yes SPA 15 S-P 30 - 0.14 1 2 2 Single Family Detached 54 >30 Years 2.0 1.8 Yes South Centre City Yes Yes 2361710300 331551 Yes SPA 15 S-P 30 - 0.44 0 10 10 Religious Facility 52 >30 Years No Existing
Units 1.1 Yes South Centre City Yes Yes
2361710700 35513 Yes Yes SPA 15 S-P 30 FK 0.2 0.15 1 2 2 Single Family Detached 54 >30 Years 2.0 2.5 Yes South Centre City Yes Yes 2361711500 331558 Yes SPA 15 S-P 30 FK 0.2 0.07 1 1 1 Single Family Detached 82 >30 Years 1.0 1.5 Yes South Centre City Yes Yes 2361720200 331560 Yes Yes SPA 15 S-P 30 - 0.17 2 2 2 Single Family
Multiple-
Units
52 >30 Years 1.0 1.2 Yes South Centre City Yes Yes
2361720400 34751 Yes Yes SPA 15 S-P 30 FF 3.2 0.15 1 2 1 1 Single Family Detached 53 >30 Years 2.0 1.7 Yes South Centre City Yes Yes 2361720500 34752 Yes Yes SPA 15 S-P 30 FF 3.2 0.15 1 2 1 1 Single Family Detached 48 >30 Years 2.0 9.0 Yes South Centre City Yes Yes 2361720600 183605 Yes Yes SPA 15 S-P 30 FF 3.2 0.31 3 4 3 1 Arterial Commercial 78 >30 Years 1.3 1.4 Yes South Centre City Yes Yes 2361720700 183606 SPA 15 S-P 30 FF 3.2 0.89 1 19 12 7 Arterial Commercial 56 >30 Years 19.0 1.4 Yes South Centre City Yes Yes 2361720900 331562 Yes Yes SPA 15 S-P 30 FF 3.2 0.14 1 2 1 1 Single Family
Multiple-
Units
54 >30 Years 2.0 2.6 Yes South Centre City Yes Yes
46 of 53
Attachment "5"
881
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2361721300 183607 Yes Yes SPA 15 S-P 30 FF 3.2 0.18 1 3 2 1 Arterial Commercial 23 >30 Years 3.0 6.4 Yes South Centre City Yes Yes 2361721400 707258 Yes Yes SPA 15 S-P 30 FF 3.2 0.17 0 4 3 1 Arterial Commercial N/A No Existing
Units No Improvements Yes South Centre City Yes Yes
2361721500 183594 Yes SPA 15 S-P 30 FF 3.2 1.00 0 23 15 8 Arterial Commercial 1960s >30 Years No Existing
Units 12.6 Yes South Centre City Yes Yes
2361722000 331564 Yes Yes SPA 15 S-P 30 - 0.15 1 2 2 Single Family Detached 55 >30 Years 2.0 5.7 Yes South Centre City Yes Yes 2361722500 35520 Yes Yes SPA 15 S-P 30 - 0.19 1 3 3 Single Family Detached 45 >30 Years 3.0 3.1 Yes South Centre City Yes Yes 2361722600 183608 Yes Yes SPA 15 S-P 30 FF 3.2 0.15 0 3 2 1 Arterial Commercial
1940s-
1950s >30 Years No Existing
Units 4.7 Yes South Centre City Yes Yes
2361801800 183610 Yes Yes SPA 15 S-P 30 FG 0.8 0.27 1 5 3 2 Arterial Commercial 53 >30 Years 5.0 2.3 Yes South Centre City Yes Yes 2361801900 183611 Yes Yes SPA 15 S-P 30 FG 0.8 0.25 2 4 3 1 Arterial Commercial 60 >30 Years 2.0 1.8 Yes South Centre City Yes Yes 2361802000 34745 Yes Yes SPA 15 S-P 30 FG 0.8 0.19 1 3 2 1 Single Family Detached 46 >30 Years 3.0 3.1 Yes South Centre City Yes Yes 2361802200 707190 Yes Yes SPA 15 S-P 30 FG 0.8 0.13 0 3 2 1 Arterial Commercial N/A No Existing
Units No Improvements Yes South Centre City Yes Yes
2362001800 708509 Yes S R-1-12 3.63 - 0.94 1 2 2 Single Family Detached 40 >30 Years 2.0 11.2 Yes Yes Yes
2362002100 35877 Yes S R-1-12 3.63 - 0.92 1 2 2 Single Family Detached 38 >30 Years 2.0 12.1 Yes Yes Yes
2362005200 5007201 Yes Yes U1 R-1-7 6.22 GI 1.4 0.92 0 4 4 Vacant and
Undeveloped
Land
1967 >30 Years No Existing
Units No Improvements Yes Yes Yes
2362005300 708430 U1 R-1-7 6.22 GI 1.4 0.45 0 2 2 Vacant and
Undeveloped
Land
1967 >30 Years No Existing
Units No Improvements Yes Yes Yes
2362231400 5042121 Yes Yes SPA 15 S-P 30 - 0.13 1 2 2 Arterial Commercial Pre 1950 >30 Years 2.0 1.2 Yes South Centre City Yes Yes 2362231700 183521 Yes Yes SPA 15 S-P 30 FO 0.3 0.15 1 2 2 Arterial Commercial 66 >30 Years 2.0 1.4 South Centre City Yes Yes 2362233400 707554 Yes Yes SPA 15 S-P 30 FO 0.3 0.15 0 3 3 Arterial Commercial 1966 >30 Years No Existing
Units No Improvements South Centre City Yes Yes
47 of 53
Attachment "5"
882
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2362236700 707338 Yes Yes SPA 15 S-P 30 FL 0.4 0.17 0 4 4 Arterial Commercial 1988 >30 Years No Existing
Units 0.6 South Centre City Yes Yes
2362237500 183600 Yes Yes SPA 15 S-P 30 FL 0.4 0.25 1 5 5 Arterial Commercial 88 >30 Years 5.0 1.2 South Centre City Yes Yes 2362237600 5237135 SPA 15 S-P 24 - 0.18 1 2 2 Single Family Detached 41 >30 Years 2.0 1.8 Yes South Centre City Yes Yes Yes 2362237800 183599 Yes Yes SPA 15 S-P 30 - 0.29 2 5 5 Other Retail
Trade and
Strip
Commercial
38 >30 Years 2.5 1.6 Yes South Centre City Yes Yes
2362400400 708624 S R-1-12 3.63 - 0.75 0 2 2 Religious Facility 1958 >30 Years No Existing
Units No Improvements Yes Yes Yes
2362520300 5008417 Yes Yes SPA 15 S-P 30 FQ 0.8 0.42 1 8 5 3 Arterial Commercial 73 >30 Years 8.0 1.9 Yes South Centre City Yes Yes 2362520400 183497 Yes Yes SPA 15 S-P 30 FQ 0.8 0.17 0 4 3 1 Arterial Commercial 89 >30 Years No Existing
Units 0.6 Yes South Centre City Yes Yes
2362520500 183498 Yes Yes SPA 15 S-P 30 FQ 0.8 0.17 1 3 2 1 Arterial Commercial 55 >30 Years 3.0 2.4 Yes South Centre City Yes Yes 2362520700 183500 Yes Yes SPA 15 S-P 30 FT 0.5 0.36 1 7 5 2 Arterial Commercial 80 >30 Years 7.0 No Improvements Yes South Centre City Yes Yes 2362520800 708332 Yes Yes SPA 15 S-P 30 FT 0.5 0.17 0 4 3 1 Arterial Commercial 1979 >30 Years No Existing
Units No Improvements South Centre City Yes Yes
2362521500 183503 Yes SPA 15 S-P 30 FX 1.2 0.86 2 17 11 6 Other Retail
Trade and
Strip
Commercial
54 >30 Years 8.5 9.5 Yes South Centre City Yes Yes
2362523800 708565 SPA 15 S-P 30 FW 1.1 0.81 1 17 11 6 Office (Low- Rise) 77 >30 Years 17.0 0.4 Yes South Centre City Yes Yes 2362523900 708622 SPA 15 S-P 30 FW 1.1 0.27 1 5 3 2 Office (Low- Rise) 78 >30 Years 5.0 0.4 Yes South Centre City Yes Yes 2301620600 5053001
Urban
Residentia
l IV/V
H-P 30 DC 2.0 0.26 0 7 5 2 Other Health
Care 79 >30 Years No Existing
Units 0.8 Yes East Valley
Specific Plan Yes Yes
2362524200 183504 Yes Yes SPA 15 S-P 30 FX 1.2 0.29 1 6 4 2 Other Retail
Trade and
Strip
Commercial
1950s >30 Years 6.0 1.8 Yes South Centre City Yes Yes
48 of 53
Attachment "5"
883
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2362600200 5008418 Yes SPA 15 S-P 30 FR 1.0 0.61 1 13 8 5 Arterial Commercial 49 >30 Years 13.0 3.7 Yes South Centre City Yes Yes 2362600400 183507 Yes Yes SPA 15 S-P 30 FU 1.0 0.37 1 7 7 Arterial Commercial 46 >30 Years 7.0 6.9 Yes South Centre City Yes Yes 2293050200 5110600 SPA 9 S-P 100 AF 1.0 0.22 0 14 9 5 Arterial Commercial 60 >30 Years No Existing
Units 1.1 Yes Downtown SPA Yes Yes
2362603800 183513 Yes Yes SPA 15 S-P 30 FV 1.3 0.24 1 4 3 1 Single Family Detached 53 >30 Years 4.0 8.0 Yes South Centre City Yes Yes 2294310200 5110617 Yes SPA 9 S-P 75 0.02 0 1 1 0 Arterial Commercial 1940s >30 Years No Existing
Units 0.7 Yes Downtown SPA Yes Yes
2362603900 183514 Yes Yes SPA 15 S-P 30 FV 1.3 0.25 1 5 3 2 Arterial Commercial 53 >30 Years 5.0 4.7 Yes South Centre City Yes Yes 2362604800 183516 Yes Yes SPA 15 S-P 30 FR 1.0 0.42 0 9 6 3 Arterial Commercial 1999 No Existing
Units 2.4 Yes South Centre City Yes Yes
2362606100 152107 Yes U2 R-2-12 12 - 0.36 1 2 2 Single Family Detached 50 >30 Years 2.0 1.7 Yes Yes Yes
2362606400 288598 Yes U2 R-2-12 12 FS 0.7 0.35 1 2 2 Single Family Detached 50 >30 Years 2.0 1.0 Yes Yes Yes
2362606500 288599 Yes U2 R-2-12 12 FS 0.7 0.32 1 2 2 Single Family Detached 50 >30 Years 2.0 3.5 Yes Yes Yes
2362607700 288609 Yes U2 R-2-12 12 - 0.33 1 2 2 Single Family Detached 50 >30 Years 2.0 1.3 Yes Yes Yes
2362607900 183518 Yes Yes SPA 15 S-P 30 FV 1.3 0.78 1 17 11 6 Arterial Commercial 80 >30 Years 17.0 0.9 Yes South Centre City Yes Yes 2362610400 190944 Yes Yes U2 R-2-12 12 - 0.50 1 4 4 Single Family Detached 1980 >30 Years 4.0 2.3 Yes Yes Yes
2363010300 150860 Yes S R-1-12 3.63 - 0.98 1 2 2 Single Family Detached 24 >30 Years 2.0 1.7 Yes Yes Yes
2363011500 150870 SPA 15 S-P 30 - 2.59 1 57 37 20 Spaced Rural Residential 35 >30 Years 57.0 160.0 Yes South Centre City Yes Yes 2363022200 708755 SPA 15 S-P 30 - 1.67 1 37 24 13 Arterial Commercial 49 >30 Years 37.0 8.9 Yes South Centre City Yes Yes 2363111700 393370 SPA 15 S-P 30 - 1.00 1 22 14 8 Arterial Commercial 75 >30 Years 22.0 2.3 Yes South Centre City Yes Yes 49 of 53
Attachment "5"
884
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2363112800 183564 Yes SPA 15 S-P 30 FZ 0.6 0.29 1 6 4 2 Arterial Commercial 70 >30 Years 6.0 2.4 Yes South Centre City Yes Yes 2363113200 183565 Yes SPA 15 S-P 30 FZ 0.6 0.30 1 6 4 2 Arterial Commercial 60 >30 Years 6.0 2.0 Yes South Centre City Yes Yes 2363130100 393373 Yes Yes SPA 15 S-P 30 FY 0.6 0.35 1 7 5 2 Arterial Commercial 79 >30 Years 7.0 0.4 Yes South Centre City Yes Yes 2363130200 708511 Yes Yes GC C-G 24 FY 0.6 0.26 1 4 4 Parking Lot - Surface 1979 >30 Years 4.0 No Improvements Yes Yes Yes
2363321200 300213 Yes U1 R-1-7 6.22 - 0.59 1 2 2 Single Family Detached 58 >30 Years 2.0 1.8 Yes Yes Yes
2363323400 708947 Yes Yes PO R-1-10 4.356 GK 1.8 0.90 0 3 3 Vacant and
Undeveloped
Land
N/A; Horse
Ring
No Existing
Units 8.0 Yes Yes
2363323500 708939 Yes PO R-1-10 4.356 GK 1.8 0.88 0 3 3 Vacant and
Undeveloped
Land
N/A; Horse
Ring
No Existing
Units 6.1 Yes Yes
2363333200 300198 Yes Yes PO RE-20 2.178 GL 7.5 2.81 1 4 4 Spaced Rural Residential 50 >30 Years 4.0 4.0 Yes Yes
2363334100 709029 Yes Yes PO RE-20 2.178 - 1.94 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2363334500 709323 Yes Yes PO RE-20 2.178 GL 7.5 4.73 0 8 8 Spaced Rural Residential
N/A;
storage
sheds
No Existing
Units 38.4 Yes Yes
2363343500 709326 Yes Yes PO RE-20 2.178 - 1.05 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2363355300 708901 Yes E2 RE-20 2.178 - 0.95 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2363601500 709401 Yes Yes PO RE-20 2.178 GM 6.6 2.64 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2363603200 709377 Yes PO RE-20 2.178 GM 6.6 3.92 0 6 6 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2363900200 5079082 Yes Yes SPA 15 S-P 30 GO 3.8 0.30 1 6 4 2 Arterial Commercial 47 >30 Years 6.0 4.1 South Centre City Yes
2363900300 183569 Yes Yes SPA 15 S-P 30 GO 3.8 0.33 1 6 4 2 Single Family Detached 47 >30 Years 6.0 2.5 Yes South Centre City Yes Yes 2363901200 183570 Yes Yes SPA 15 S-P 30 GO 3.8 0.45 1 9 6 3 Arterial Commercial 45 >30 Years 9.0 4.7 Yes South Centre City Yes Yes 2363905200 5210876 Yes U1 R-1-10 4.356 GO 3.8 1.08 1 3 3 Single Family Detached 41 >30 Years 3.0 26.1 Yes Yes Yes
50 of 53
Attachment "5"
885
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2363905300 5210874 Yes SPA 15 S-P 30 GO 3.8 0.85 1 18 12 6 Single Family Detached 28 >30 Years 18.0 25.6 Yes South Centre City Yes Yes 2363905400 5210875 Yes SPA 15 S-P 30 GO 3.8 0.81 0 18 12 6 Arterial Commercial Pre 1947 >30 Years No Existing
Units 12.2 Yes South Centre City Yes Yes
2364500200 35509 U2 R-2-12 12 - 0.30 1 2 2 Single Family Detached 52 >30 Years 2.0 1.6 Yes Yes Yes
2364500500 35460 U2 R-2-12 12 - 0.40 1 3 3 Single Family Detached 50 >30 Years 3.0 4.8 Yes Yes Yes
2364501200 707227 U2 R-2-12 12 - 0.81 1 6 6 Single Family Detached 36 >30 Years 6.0 1.8 Yes Yes Yes
2364601600 183523 Yes SPA 15 S-P 30 FN 2.2 1.05 1 23 15 8 Office (Low- Rise) 85 >30 Years 23.0 1.2 Yes South Centre City Yes Yes 2364602400 152105 Yes Yes U2 R-2-12 12 FP 0.9 0.29 2 1 1 Single Family
Multiple-
Units
47 >30 Years 0.5 3.6 Yes Yes Yes
2364602600 183525 Yes Yes SPA 15 S-P 30 FP 0.9 0.14 0 3 2 1 Other Retail
Trade and
Strip
Commercial
2002 No Existing
Units No Improvements Yes South Centre City Yes Yes
2364602700 183526 Yes Yes SPA 15 S-P 30 FP 0.9 0.17 0 4 3 1 Other Retail
Trade and
Strip
Commercial
2002 No Existing
Units No Improvements Yes South Centre City Yes Yes
2364606000 5253563 Yes Yes SPA 15 S-P 30 FP 0.9 0.33 1 6 4 2 Other Retail
Trade and
Strip
Commercial
2002 6.0 1.0 Yes South Centre City Yes Yes
2364606300 183527 Yes Yes SPA 15 S-P 30 FN 2.2 1.16 1 25 16 9 Other Retail
Trade and
Strip
Commercial
89 >30 Years 25.0 0.9 Yes South Centre City Yes Yes
2370204600 707327 E2 RE-20 2.178 - 9.05 0 15 15 Religious Facility
N/A;
Parking
No Existing
Units 1.8 Yes Yes Yes
2371411900 5370248 Yes E1 PD-R-1.02 1.02 - 2.71 0 2 2 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2380730600 709423 Yes Yes E1 RE-40 1.089 GJ 34.4 9.79 0 8 8 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
51 of 53
Attachment "5"
886
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2380733800 709457 Yes Yes E1 RE-40 1.089 GJ 34.4 4.83 0 4 4 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2380734900 709295 Yes Yes E1 RE-40 1.089 GJ 34.4 6.61 0 5 5 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2380735500 709304 Yes Yes E1 RE-40 1.089 GJ 34.4 4.00 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2380735700 203372 Yes E1 RE-40 1.089 GJ 34.4 9.14 0 7 7 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2381012300 709381 PO RE-40 1.089 - 8.75 0 7 7 Religious Facility Post 1995 No Existing
Units 1.2 Yes Yes
2381302400 709483 Yes SPA 15 S-P 30 - 0.77 1 16 10 6 Single Family Detached 55 >30 Years 16.0 0.7 South Centre City Yes Yes 2381303000 709468 Yes Yes SPA 15 S-P 30 GN 4.0 1.14 1 25 16 9 Arterial Commercial 88 >30 Years 25.0 0.5 South Centre City Yes Yes 2381303100 709512 Yes SPA 15 S-P 30 GN 4.0 1.05 0 24 15 9 Arterial Commercial 1988 >30 Years No Existing
Units No Improvements South Centre City Yes Yes
2381303500 709389 Yes SPA 15 S-P 30 GN 4.0 0.71 0 16 10 6 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements South Centre City Yes Yes
2381303700 709420 Yes Yes SPA 15 S-P 30 GN 4.0 0.81 1 17 11 6 Arterial Commercial 85 >30 Years 17.0 0.7 South Centre City Yes Yes 2381303800 709452 Yes Yes SPA 15 S-P 30 GN 4.0 0.34 0 8 5 3 Arterial Commercial 1985 >30 Years No Existing
Units No Improvements South Centre City Yes Yes
2381411600 5376096 Yes Yes U1 R-1-10 4.356 GP 2.9 1.27 1 3 3 Single Family Detached 53 >30 Years 3.0 3.7 Yes Yes
2381411800 5376006 Yes SPA 15 S-P 30 GP 2.9 1.65 1 36 23 13 Arterial Commercial 63 >30 Years 36.0 1.4 South Centre City Yes Yes 2381413300 5376012 Yes SPA 15 S-P 30 - 0.77 0 17 11 6 Arterial Commercial 74 >30 Years No Existing
Units 1.3 South Centre City Yes Yes
2381413700 5376044 Yes SPA 15 S-P 30 - 0.97 0 22 14 8 Office (Low- Rise) 1990 >30 Years No Existing
Units No Improvements South Centre City Yes Yes
2381520600 709788 Yes SPA 15 S-P 30 - 0.53 0 12 8 4 Arterial Commercial 1948 >30 Years No Existing
Units No Improvements South Centre City Yes Yes
2381521500 183559 Yes SPA 15 S-P 30 - 0.68 1 14 9 5 Arterial Commercial 71 >30 Years 14.0 2.7 South Centre City Yes Yes 2383606800 709649 Yes E1 RE-40 1.089 - 5.90 0 5 5 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
52 of 53
Attachment "5"
887
Item18.
Assessor Parcel
Number Parcel ID
Fourth
Cycle Site
Fifth Cycle
Site
General
Plan Zoning Density
Con-solidated
Site ID
Con-solidated
Area
Site Area
(Acres)
Existing
Dwelling
Units
Total
New
RHNA
Units
New Lower
Income Units
New Moderate
Income Units
New
Above
Moderate
Units
SANDAG
Land Use Year Built
Building
Age
> 30
Years
Net New
Units Ratio
Land to
Improvement
Ratio
Near
Transit
(1/2 mile
of stop)
Specific Plan Area
with
Infrastructure,
Improvement
Plans, Incentives
Area Undergoing
Redevelopment
and Affordable
Housing
Access to
Services,
Employment,
Community
Facilities
(1/4 mile)
Low-Moderate
Density Lots with
Capacity to Add
Mod to >Mod
Income Units w/o
Displacing Existing
Units
2384701500 565280 Yes Yes E2 RE-20 2.178 - 2.28 1 3 3 Spaced Rural Residential 82 >30 Years 3.0 1.1 Yes Yes
2390511000 709396 Yes Yes E2 RE-40 1.089 - 1.02 0 1 1 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2391312900 709815 Yes E2 RE-20 2.178 GQ 9.0 0.46 0 1 1 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes
2400103000 700646 Yes R1 RA-5 0.2 - 4.49 0 1 1 Orchard or Vineyard N/A No Existing
Units No Improvements Yes Yes
2400104100 5266551 Yes R1 RA-5 0.2 R 41.0 7.59 0 1 1 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes Yes Yes
2401009000 1554380 Yes Yes E2 RE-20 2.178 - 0.96 0 2 2 Vacant and
Undeveloped
Land
1962 >30 Years No Existing
Units No Improvements Yes Yes Yes
2402001100 189629 Yes Yes E2 RE-20 2.178 - 2.60 1 3 3 Spaced Rural Residential 58 >30 Years 3.0 2.1 Yes
2402001900 704041 Yes Yes E2 RE-20 2.178 - 11.54 0 19 19 Intensive Agriculture N/A No Existing
Units 10.6 Yes
2301410100 5394690
Urban
Residentia
l IV/V
C-G 30 - 4.26 0 106 68 38
Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements East Valley
Specific Plan Yes
2402101800 705502 Yes E2 RE-20 2.178 - 1.67 0 3 3 Vacant and
Undeveloped
Land
N/A No Existing
Units No Improvements Yes
2702611900 183789 E1 RE-40 1.089 - 5.64 1 4 4 Spaced Rural Residential 60 >30 Years 4.0 9.3 Yes
7601695400 5241467 Yes SPA 9 S-P 75 BK 1.4 0.72 0 34 22 12 Office (Low- Rise) 1991 >30 Years No Existing
Units 0.7 Yes Downtown SPA Yes Yes
53 of 53
Attachment "5"
888
Item18.
Housing Sites
CITY OF ESCONDIDO HOUSING ELEMENT
CITY
°
0 1 20.5
Miles Above Moderate Moderate Lower Consolidated Sites
Attachment "5"
889
Item18.
Housing Sites
CITY OF ESCONDIDO HOUSING ELEMENT
DOWNTOWN
°
0 0.05 0.1 0.15 0.20.03
Miles Above Moderate Moderate Lower Consolidated Sites
Attachment "5"
890
Item18.
Housing Sites
CITY OF ESCONDIDO HOUSING ELEMENT
EAST VALLEY
°
0 0.1 0.20.05
Miles Above Moderate Moderate Lower Consolidated Sites
Attachment "5"
891
Item18.
Housing Sites
CITY OF ESCONDIDO HOUSING ELEMENT
°
SOUTH CENTRE CITY
Above Moderate Moderate Lower Consolidated Sites
0 0.3 0.60.15
Miles
Attachment "5"
892
Item18.
Strip Commercial
611 E Valley Pkwy, APN: 23009409, BN 711 E Valley Pkwy, APN: 23009303, BP 1040 E Valley Pkwy, APN: 23013216, BH 1073 E Valley Pkwy, APN: 23012106, BS 131 S Broadway, APN: 23306210 218 E Grand Ave, APN: 22943121, CJ 548 N Broadway, APB: 22930416, AH 1873 S Escondido Blvd, APN: 23626079, FV 1733 S Escondido Blvd, 23625203, FQ 899 S Pine St, 23335114 450 W 9th Ave, 23335213, ET 1208 S Escondido Blvd, 23612026, FE 1630 S Escondido Blvd, 23646016, FN 1630 S Escondido Blvd, 23646063, FN 970 E Valley Pkwy, APN: 2301313100, BG 845 E Valley Pkwy, APN: 2301111000 Attachment "5"
893
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Office/Medical
312 S Juniper St, APN: 22947210, DR 625 E Grand Ave, APN: 23025116, DJ 425 W 5th Ave, APN: 22321214. EJ 1733 S Escondido Blvd, APN: 23625203, FQ
806 E Grand Ave, APN: 2301811000 DE 1002 Grand Ave, APN: 2301822600, CS 255 N Ash St, APN: 2301920500, BZ 200 N Ash, APN: 2302102600, BY
901 E Ohio Ave, APN: 2301822400 910 E Ohio Ave, APN: 2301722100, CS 161 N Date St, APN: 2301811700, DA 925 N Pennsylvania, APN: 2301721900
462 N Elm St, APN: 2301042900, BE 457 N Elm St, APN: 2300921700, BC 560 E Valley Pkwy, APN: 2293201300 342 S Broadway, APN: 2331621500, DY
Attachment "5"
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Single Family Residential
327 W 5th Ave, EK, APN: 23323105 420 W 11th , EY, APN: 23606208 1900 Sunset Dr, FY, APN: 23631301 501 E 9th Ave, EW, APN: 23605120
350 N Juniper St SFH active project site, 22931012 419 N Cedar St, APN: 2301311900, BG 1231 S Orange St, APN: 2361110900, FD
Attachment "5"
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Industrial/Warehouse
451 Pine/310 S Quince St, APN: 23312102 220 N Quince St, APN: 22933110 800 W Grand Ave, APN: 2321101700 310 S Quince St, APN: 23312102 520 W Valley Pkwy, APN: 2293311600, AR 523W Valley Pkwy, APN: 2294011700 Attachment "5"
896
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Churches
444 S Escondido Blvd; APN: 23315022, EI; before and after church demolition 1873 S Escondido Blvd, APN: 23625215, FX 611 E Valley Pkwy, BN, APN: 23009409 1331 S Orange St, APN: 23617103 950 E Ohio Ave, 23018206 0 Encino Dr, APN: 23702046 Attachment "5"
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Recent Projects Before and After
Quince Street Senior Housing, 220 N Quince St., APN: 22933110 Industrial Warehouse Processing to Affordable Senior Housing 145-unit (100 du/ac) 100% Affordable High Density Multi-family overcame Low (0.72) Land-to-Improvement Ratio Existing building age > 30 years. Net new units ratio not applicable as no existing residential on-site.
300 S Escondido Blvd; APN: 23314214
Strip Commercial, Restaurant, Retail to High Density Residential Mixed Use Existing building age > 30 years. Net new units ratio not applicable as no existing residential on- site Assessor records used for the purposes of Land-to-Improvement Ratio are unavailable Attachment "5"
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Casa Mercado, 235 S. Pine Street and surrounding properties APNs
(233-032-07, 233-032-08, 233-032-10, 233-032-11, 233-032-12, 233-032-13, 233-032-14, 233-032-17, 233-032-18, 233-032-19, 233-032-21) 2 Single-Family homes, Restaurant, Corner Market, Hardware and Industrial to Multifamily Consolidated 11 parcels all < 0.5 acres with 5 separate owners 120 units (51.5 du/ac) on vacant and developed parcels.
Existing building age on developed parcels > 30 years. Net new units ratio of 59. Land-to-Improvement Ratio varied across 11 parcels, with a minimum of 0.69 Attachment "5"
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Warmington Residential, 220 4 S Escondido Blvd,
Multiple APNs (236-390-02, 236-390-03, 236-390-52, 236- 390-53, 236-390-54) Welding business and Single- family home to Multi-family
Existing building age > 30 years. Net new units ratio of 61. Overcame Low (0.37) Land-to-Improvement Ratio Del Prado, 2329 S. Centre City Pkwy
Multiple APNs (238-130-11, 238-130-26, 238-130-27, 238-130-35, 238-130-36) Woody’s Restaurant and Single Family Home to 113-unit Multifamily Consolidated 5 lots with 3 owners, including a parcel less than 0.5 acres Existing building age > 30 years. Net new units ratio of 112. Overcame Low (0.37) Land-to-Improvement Ratio Attachment "5"
900
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Palomar Heights, 555 E. Valley Pkwy
Multiple APNs (22944201, 22944202, 22944203, 22944204, 22944218, 22945005, 22945006, 23016301, 23016302, 23016303, 23016304, 23016305) Former Hospital Site to Mixed Use Residential
Existing building age > 30 years. Net new units ratio not applicable as no existing residential on-site Assessor records used for the purposes of Land-to-Improvement Ratio are unavailable Attachment "5"
901
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Touchstone Ivy, 343 E. 2nd Ave.
Multiple APNs
(22947108, 22947109, 22947110, 22947111, 22947112, 22947113) Former Large Medical Office Building (Escondido Surgery Center) 95-unit (95 du/ac), 100% affordable, High Density Multi-family overcame Very Low (0.37) Land-to-Improvement Ratio Existing building age > 30 years. Net new units ratio not applicable as no existing residential on-site Attachment "5"
902
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Veteran’s Village, 1556 S. Escondido Blvd
Multiple APNs (2364605900, 2364600400, 2364600500, 2364600900) Multiple 5-15 U nit Residential, 1-story strip retail, commercial, Vacant Commercial 54-unit affordable for veteran families, 30 du/ac, 1.37 Land-to-Improvement Ratio Existing building age > 30 years. Net new units ratio of 8 Attachment "5"
903
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Appendix C: Public Participation
East Valley FAQs
Question Answer
Old Palomar Hospital
What is the Old Palomar
Hospital Project?
Integral Communities has submitted an application for the redevelopment of the former Palomar Hospital site and surrounding properties in downtown Escondido. The application includes a request for a Specific Plan Amendment, Master and Precise Development Plan, Tentative Map, General Plan Amendment (Circu lation Element), and Development Agreement to construct a multi-family mixed -use (commercial/residential) project. The current proposal shows 258 apartment units (for -rent), 90 senior apartment units (for -rent), and 162 row- homes and villas (for -sale), with accessory residential amenities and up to 12,000 square feet of commercial/office space on approximately 13.8 acres at the east end of downtown.
How does the Old
Palomar Hospital
Project relate to the
East Valley Specific
Plan Project?
The project is just outside of the Western boundary of the East Valley Specific Plan Area. If the project is developed it will bring a number of different housing opportunities to the area.
Where can I learn
more?
https://www.escondido.org/palomarheights.aspx
City-wide Housing Element
What is the City -wide
Housing Element?
The demand for new housing continues to increase. To address current and future housing needs, The City is working on a new framework to build more housing. This framework will guide Escondido’s future housing policy and shape how the City grows. The Housing and Community Investment Study identifies the City’s housing needs and establishes clear goals and objectives to inform future housing decisions. The City needs to determine where future housing should be located and what it should look like once built. And we need your help.
The Housing and Community Investment Study will allow the public, stakeholders, developers, decision-makers, and staff to work together to address things like how best to increase or accommodate affordability, substandard housing rehabilitation, existing demand for new housing, eliminating housing development constraints, and promote fair housing.
Housing and Community Investment Study
What is the Housing and
Community Investment
Study?
The City is developing three different hosing studies and plans: a Housing Element Update, a Sector Feasibility Study, and an East Valley Specific Plan. These three housing studies and plans will be linked together, through a common work program theme, called the “Housing and Community Investment Study.”
What does th e Housing
Element Update
identify?
• Where new housing should go.
• Policies for rehabilitation and conservation of the existing affordable housing stock. • The current Housing Element sets a number of ambitious goals to increase housing production and preservation, ensure neighborhood livability, prevent discrimination, and end homelessness.
What does the Sector
Feasibility Study
identify?
• Determine what Information and assess if, and to what degree, housing development is financially/economically feasible under rising construction, land, and regulatory costs.
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East Valley FAQs
Question Answer
What does the East
Valley Specific Plan
identify?
• A comprehensive planning and zoning scheme for the East Valley area. • Locations that would be appropriate for future housing and what that housing should look like.
• New ways to accommodate streamlined housing with community -supported solutions.
What will Public
Participation Look Like?
The success of this Study requires community engagement and input. There will be multiple opportunities to participate throughout the process. A goal of the Housing and Community Investment Study is to ensure that the future housing strategies embrace the distinct identity and character of Escondido where one can live their entire life with housing for all ages, incomes and abilities. During the course of the Study, the City will work with development experts, community -based interest groups, stakeholder s, and the community at large to achieve the best plan possible through engagement tools including meetings, community workshops, and online engagement.
Where can I learn more?
Visit the Project Website at https://www.escondido.org/hcis.aspx Escondido Creek Trail
What is the Escondido
Creek Trail Project?
The City of Escondido has been awarded $8.5 million from the California Parks Department to fund the Escondido Creek Trail Expansion and Renovation Project. These funds, made available through the Prop 68 Statewide Park Development and Community Revitalization Program, will bring to life the community’s vision for revitalizing the Escondido Creek Trail and turning it into a premier linear park.
The Escondido Creek Trail Expansion and Renovation project would improve approximately
4.5 miles of the existing Escondido Creek Trail (between Harmony Grove Road and Midway Drive) and add approximately 0.4 miles of new bicycle path (between Harmony Grove Road and the Citracado Parkway extension) to the linear park. This project will create a double - sided trail on approximately 1.7 miles; on one side will be the existing Class I bicycle path, on the other will be a new DG trail.
Opening the closed side of the Creek Trail, removing asphalt and building a firm surface path, and adding recreation features will add approximately 1.7 miles of new trail and 2.5 acres of parkland, in the heart of Escondido’s severely/disadvantaged community area. Expanding into this space will separate users in a way that will enhance the use for both. Bicycles and skateboarders will be able to travel at their desired rate of speed without worrying about small children wandering in the path. Pedestrians and joggers will have a path that is better designed for their physical needs and will have amenities such as adult fitness equipment, children’s play pockets and pocket gardens.
What are the Creek
Channel improvements
and how do they relate to
the East Valley Specific
Plan Area?
The improvements within the East Valley Specific Plan Area will be between Broadway and Rose Street will be more extensive and will include:
• Vinyl chain link fencing (6’ +/-) replacing existing and adding new fence along the top of the channel
• Upgraded fencing (6’) for first 100 feet from each roadway intersection (tubular steel)
• Trail gateways, monuments and signage
• Decorative murals on some of the concrete flood channel walls • Trash/recycling receptacles, dog waste bag stations, water filling stations, benches and up to 21 activity stations (fitness, adventure play, skate features) • Over 1.5 acres of landscaping and up to 50 trees with irrigation • Cantilevered trees/viewing areas
Where can I learn more? https://www.escondido.org/ECT.aspx Attachment "5"
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East Valley FAQs
Question Answer
Other
What is the City currently
doing for businesses
needing assistance due
to COVID-19?
• Temporary Business Recovery strategy – allow businesses for outdoor dining permitting procedures and waived certain permits to provide relief What do I need to pay in
order to build my
project?
• The City recently implemented a City-wide Community Facilities District (CFD) for new projects for future maintenance so that revenue is neutral. • This website has more information: https://www.escondido.org/community- facilities-districts.aspx
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Appendix D: Review of Past Accomplishments
The City worked diligently to address the housing needs of special needs groups. Some of the accomplishments are highlighted below:
• Completed the construction of Veteran’s Village
• Re-established a housing rehabilitation program for mobile homes; many mobile home owners are seniors with limited incomes.
• Provided rental subsidies to 30 senior/disabled households in mobile homes and apartments using City funds while they were waiting for HUD Section 8 assistance. • Conducted mobile home park rent hearings to ensure requests for rent increases were reasonable.
• Amended the Zoning Code to permit senior housing by right where housing is permitted Table D- 1 summarizes the City’s accomplishments in implementing the fifth cycle Housing Element.
Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
1.1 Project Development
Create an increased
supply of affordable
housing units for lower
income households,
including households
with extremely low
incomes. Every effort will
be made to accomplish
this through
redevelopment and
acquisition/rehabilitation.
Increase supply
of rental units for
extremely low,
very low, and low
income residents
by 300 units.
Within the HE period, the City contracted with
Community Housing Works, Interfaith Community
Services, and Solutions for Change to develop
affordable rental projects consisting of
acquisition/rehabilitation of existing units (CHW
and Interfaith) and new construction (Solutions).
The following projects were completed throughout
the planning period:
CHW Project: Completed 11 HOME
affordable units out of 200 total affordable
units in the project in April 2017.
Interfaith Project: Rehabilitated an existing
4-unit project in 2018.
Solutions Project: Competed construction of
a new affordable rental project consisting of
33 units (32 affordable) in July 2017.
Veteran's Village of San Diego: Completed a
54-unit (including 48 units of new
construction and 53 total affordable units)
development serving homeless veterans in
2019.
Including three previous projects during the HE
period (11 ownership units by SDHFH in 2015,
35 new rental units by CHW in 2013 and 44
rehabilitated units by UHC in 2015), a total of 147
affordable housing units have been created via
local funding since 2013.
This program is
included in the 2021
Housing Element.
Attachment "5"
914
Item18.
Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
1.2 Lot Consolidation
Encourage consolidation
of small lots to utilize
land more efficiently and
facilitate the
development of mixed-
use and affordable multi-
family developments.
Facilitate
development as
envisioned in the
General Plan.
The City utilizes a ministerial process for basic lot
consolidation. The City continues to encourage
consolidation of lots to facilitate mixed-use and
affordable development (see Program 1.1).
This program is
included in the 2021
Housing Element.
1.3 Infill New
Construction Support
new construction of
homeownership and
rental units and
redevelopment/revitalizat
ion on infill sites. The city
also encourages
recycling and revitalizing
of sites for a variety of
housing types and
income levels.
Create new
housing
opportunities for
homeownership
and rental for low
and moderate
income
households.
The majority of the affordable residential projects
completed during the period have been on infill
sites. The following projects were developed on
infill sites during the planning period:
Veteran's Village (10 funded units out of 53
affordable): Completed in 2019 on infill land
on South Escondido Boulevard.
Solutions for Change affordable rental
project (32 out of 33 units affordable):
Completed in 2017 on an infill site on South
Escondido Boulevard.
Interfaith Community Services Aster Street
Rehabilitation project (4 affordable units):
Completed in 2018.
CHW rehabilitation project (11 out of 200
units HOME affordable): Completed in 2017
on Midway Drive.
SDHFH Project (11 units): Completed in
2015 on an infill site.
CHW Project (35 units): Completed in 2013
on an infill site.
UHC Project (44 units): Completed in 2015
on an infill site.
This program is
included in the 2021
Housing Element.
1.4 City-Owned Sites
Facilitate the
redevelopment/develop
ment of affordable
housing on City-owned
sites.
Use City-
ownership as a
potential
inducement for
rehabilitation of
more affordable
housing.
The Housing and Neighborhood Services
Division, the Engineering Services Department,
the City's Real Property Agent, and other City
staff continue to review City-owned properties
when they become available as potential sites for
redevelopment as affordable housing.
This program is
included in the 2021
Housing Element.
1.5 Density Bonus
Amend Density Bonus
Ordinance to be
consistent with State
law.
Encourage
additional
housing
opportunities for
low and
moderate income
households.
City staff completed an amendment to the Zoning
Code in 2017 to modify Density Bonus provisions
so they are in conformance with state law. The
City will continue to maintain consistency with
State density bonus law, including amending the
Zoning Code as necessary. Several projects are
currently in the pipeline or have been recently
The Zoning Code
was amended in
compliance with
State law. A modified
version of this
Program will be
included in the
Attachment "5"
915
Item18.
Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
completed using Density Bonus provisions,
providing additional affordable units.
Housing Element
Update.
2.1 Housing
Rehabilitation – Renter
Occupied
Continue to explore
potential rental
rehabilitation programs.
Increase
opportunities for
rental
rehabilitation for
lower income
households (25
units).
Funding from a CalHOME grant allowed the City
to re-establish an owner-occupied rehabilitation
program for low-income households in single-
family residences and mobile homes in 2015. The
program ended in 2017. City staff continues to
explore funding opportunities for a new renter-
occupied rehabilitation program.
This program is
included in the 2021
Housing Element.
2.2 Acquisition/
Rehabilitation
Continue to explore
ways to encourage the
recycling of deteriorated
and older structures for
affordable housing
opportunities.
Increase
affordable
housing
opportunities for
lower income
households (200
units).
Recycling of existing, dilapidated structures
continues to be a priority in Escondido. An RFP in
2014 for affordable housing developers resulted
in the following affordable rehabilitation
developments:
11 acquisition/rehabilitation units in a 200-
unit development completed in 2017,
44-unit rehabilitation project completed in
2015.
An RFP in 2017 resulted in a 4-unit affordable
rehabilitation project completed in 2018.
This program is
included in the 2021
Housing Element. 2.3 Focus on
Neighborhoods
Collaborate with
departments to channel
resources and efforts
into improvement of
neighborhood quality of
life, including code
enforcement, housing
rehabilitation and capital
improvements.
Increase the
concentration of
City resources to
individual
neighborhoods
and the
opportunity for
significant
community
impact both in
physical
improvement and
improvement in
quality of life for
neighborhood
residents.
Continue
collaboration
efforts through
funding
resources,
policies and
community
outreach.
In 2019, there were 18 recognized neighborhood
groups in the City. Project NEAT continues to
utilize Community Development Block Grant
(“CDBG”) funding to assist residents in solving
their own neighborhood problems at a
neighborhood (rather than a Code Enforcement)
level, such as maintenance, graffiti, trash. The
Neighborhood Transformation Project (“NTP”) is
one effort to join neighborhoods with City
Departments to combine resources (funding and
sweat equity) in targeted areas to include
neighborhood cleanups and public improvements.
The City continues a focused approach in
neighborhoods using additional strategies to
improve neighborhoods by involving residents.
This program is
included in the 2021
Housing Element
Attachment "5"
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Item18.
Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
2.4 Preservation of At-
Risk Housing
Continue to explore
means to continue
housing affordability for
lower income
households that would
be impacted by the
conversion of subsidized
projects to market rate
housing.
Continue
affordability of
subsidized
housing
developments. If
owner wishes to
sell, contact
potential buyers
who would want
to extend
affordability, and
if unsuccessful,
follow up with
Section 8 and
relocation
potential.
The City continues to monitor at-risk units,
particularly those identified in the Housing
Element. This effort is ongoing. The City worked
with Community Housing Works to preserve the
affordability of 200 units in Cypress Cove (now
Manzanita Apartments) while extending
affordability of 11 of the units using HOME funds
in 2017. In 2018-2019 the City helped preserve 6
affordable, transitional units at 1203 South Maple
Street (Las Casitas) by committing CHDO funds
for rehabilitation of the project. Community
Housing Works is approximately 9 years into the
affordability period on an acquisition/rehab project
and is preserving affordability by rehabilitating a
number of structural problems not addressed
originally (roof, termites, rot). No at-risk units were lost in 2017, 2018 or 2019.
This program is
included in the 2021
Housing Element.
3.1 First-Time
Homebuyer/Home Entry
Loan Program (“HELP”)
Provide low interest
loans to lower income
households for closing
costs and down
payment, of lesser of 5%
of purchase price or
$25,000, using federal
HOME funds.
Increase
homeownership
opportunities for
lower income
households (150
households).
In December 2017 Housing and Neighborhood
Services staff met with local real estate
professionals to discuss possible impediments to
issuing First-time homebuyer loans and possible
solutions. The City continues to try to improve the
success of the loan program. No HELP loans
were funded during 2016, 2017, 2018 or 2019. 4
loans were funded during 2015, 2 during 2014
and 3 during 2013, for a total of 9 first-time
homebuyer loans during the period.
This program is
included in the 2021
Housing Element.
3.2 First-Time
Homebuyer
/Mortgage Credit
Certificates
Provide mortgage credit
certificates to first-time
homebuyers to reduce
federal income taxes
and more easily qualify
for a loan.
Increase
homeownership
opportunities for
low and
moderate income
households (20
households).
Although MCCs remain available to Escondido
residents, a local MCC administrator no longer
exists and MCCs are not reported locally after
2014.
This program is
included in the 2021
Housing Element.
3.3 Rental Subsidy
Provide households with
affordable rents through
rent subsidy programs
for households with
incomes not exceeding
Provide rental
subsidy to 110
very low-income
senior/disabled
households in
mobile home
During 2019, 1,040 Escondido households were
assisted with a Housing Choice Voucher (Section
8 voucher), administered through the Housing
Authority of San Diego County. An additional
2,032 households are on the wait list in
Escondido. At the end of 2019, 23 senior/disabled
households in mobile home parks and an
This program is
included in the 2021
Housing Element.
Attachment "5"
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Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
50% of the Area Median
Income.
parks and
apartments.
Support Rental
Assist 1,200
very-low income
households with
Housing Choice
Vouchers
through
collaboration with
Housing
Authority of San
Diego County.
additional 7 in apartments, for a total of 30, were
receiving a monthly rental subsidy from the City of
Escondido while waiting for HUD Section 8
eligibility. Eligibility for the Rental Subsidy
Program was tightened in 2012 due to the loss of
redevelopment funds and the number of monthly
subsidies has slowly declined.
3.4 Mobile Home Park
Conversion
Provide technical
assistance to mobile
home resident groups in
the conversion of
existing parks to resident
ownership.
Continue mobile
home resident
ownership
opportunities for
lower income
residents.
Continue to work
with City policies
and procedures
to assist in
conversions.
The City continues to provide technical assistance
to mobile home parks considering conversions to
resident ownership. No recent conversions have
been requested. The City has been advised on
the purchase of an existing mobile homes park
and the potential change of use, although the
owner is not currently moving forward. The City
continues to manage the remaining City-owned
spaces in Escondido Views (4 lots) and Mountain
Shadows (22 lots) mobile home parks.
This program is
included in the 2021
Housing Element.
3.5 Mobile Home Rent
Review
Rent review via the Rent
Review Board of
applications for
increases in mobile
home parks.
Stabilize rents for
mobile home
residents, many
of whom are
lower income.
During 2019, 5 short-form rent review hearings
and no long-form rent review hearings were held.
Average monthly increases approved for short
form applications ranged from $9.88 to $18.41.
Throughout the planning period (2015-2019), a
total of 39 short-form rent review hearings and
one long-form rent review hearings were held.
This program is
included in the 2021
Housing Element.
3.6 Fair Housing
Actively engage in
furthering fair housing for
all residents through
specific education
outreach and monitoring
activities.
Continue
enforcement of
the Fair Housing
Plan which will
prevent
discrimination in
housing and
disputes
between
landlords and
tenants.
In 2019 the City contracted with the Legal Aid
Society of San Diego, Inc. to provide Fair Housing
Services to Escondido residents, including
handling reports of discrimination, and providing
counseling and mediation in landlord/tenant
disputes. City staff continues to disperse
information at public counters, review potential
impediments to fair housing, and meet with other
jurisdictions to discuss and address regional
issues. The City of Escondido has been working
collaboratively with other jurisdictions in the San
Diego County region to address Fair Housing
reporting in compliance with HUD's current
requirements.
This program is
included in the 2021
Housing Element.
Attachment "5"
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Item18.
Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
4.1 Emergency Shelters
Amend the Zoning Code
to permit emergency
shelters by right,
consistent with State
law.
Ensure Zoning
Code is
consistent with
state law.
Provide of
shelter for
families
/individuals with
special needs.
The City's Emergency Shelter Overlay, in
compliance with State law, was approved by the
City Council in October 2013. Staff re-evaluated
the size and location of the Overlay in 2015, but
left the language unchanged. The City is in
compliance with State law. A year round shelter
operated by Interfaith Community Services
currently operates outside the Overlay area.
This program is
completed.
4.2 Transitional/
Supportive Housing
Amend the zoning code
to differentiate
transitional/supportive
housing operated as
group quarters versus a
regular housing
development. Uses will
be permitted where
housing is otherwise
permitted.
Increase housing
opportunities for
special needs
persons.
An amendment to the Zoning Code to define
transitional and supportive housing as specified in
State law, and to permit both where residential
units are otherwise permitted, was completed in
June 2017.
The Zoning Code
amendment was
completed during this
planning period. A
modified version of
this program is
included in the 2021
Housing Element.
4.3 Senior Housing
Ordinance
Amend the Zoning Code
to permit senior housing
by right where housing is
permitted.
Increase housing
opportunities for
seniors.
An amendment to the Zoning Code to permit
senior housing by right where housing is
permitted, was completed in June 2017.
The Zoning Code
amendment was
completed during this
planning period.
4.4 Monitoring of Growth
Management Measure
Periodically monitor and
evaluate Proposition S
for its impacts on the
cost, supply and timing
of affordable housing.
Analyze the ability to
accommodate the city's
regional housing need,
constraints on supply
and affordability of
housing.
Increase public
awareness of the
City's housing
needs and
obligations under
state law.
The City's Housing Element shows that the City's
RHNA can be accommodated. In 2018 it does not
appear that the existence of Proposition "S"
discouraged or prevented construction of market
or affordable units. The City will continue to
monitor RHNA progress annually to determine
whether growth management policies impact the
City's ability to accommodate its affordable
housing need.
This program is
included in the 2021
Housing Element
5.1 Affordable Housing
Financing
Acquisition,
rehabilitation,
preservation or
Staff continues to pursue all available
opportunities to utilize additional funding sources
for potential projects and programs, including tax
This program is
included in the 2021
Housing Element
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Table D- 1: Review of Past Accomplishments
2013 Housing Element Objective Accomplishment Continued Appropriateness
Continue to pursue a
variety of funding
sources to support
affordable housing in the
community.
construction of
affordable
housing for lower
and moderate
income
households.
credits, grants and collaboration with non-profit
providers.
5.2 Housing Information
and Referral
Update public
information in many
formats identifying the
City's housing programs
and provide
opportunities to market
those programs.
Create more
effective and
targeted housing
programs,
especially for
lower income
households.
Housing program and project information is
updated as needed and is distributed via a variety
of avenues, such as the City website, brochures,
mailers and referral cards, and at the senior
center and City Hall. Staff continues to seek
additional ways to distribute information to the
public. The City website was most recently
overhauled at the beginning of 2018, resulting in
an easier to read and use source of housing, fair
housing and other information for the public.
Updates to the website are ongoing as needed. In
2019, the City established the Communications
and Community Services Department, which
includes a Communications Officer who
disseminates information through various media
sources. This results in a broader reach of
program information.
The City’s website is
updated periodically
as a routine practice.
This is removed from
the Housing Element
as a specific
program.
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Appendix E: Affirmatively Furthering Fair
Housing
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[ing] 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.
Assessment of Fair Housing Issues
Fair Housing Enforcement and Outreach
The City of Escondido is committed to furthering fair housing efforts by promoting fair and equal housing opportunities for its residents. It has committed to highlighting the Fair Housing Law, Title VIII of the Civil Rights Act of 1968 and the California Fair Employment and Housing Act (FEHA), by continuing to address discrimination in the community and to support programs that will educate the public about the right to equal housing opportunities.
The City of Escondido provides fair housing services to its residents through Legal Aid Society San Diego (LASSD). LASSD, a fair housing provider, is contracted annually with CDBG funds as part of the City’s Fair Housing Program. LASSD provides fair housing services to guarantee equal housing opportunity to Escondido residents. The LASSD provides the following fair housing related services:
• Tenant-Landlord mediation
• Fair housing counseling and dispute mediation
• Educational fair housing seminars for tenants and landlords (English and Spanish and other languages upon request)
• Services to tenants, landlords and apartment managers • Real estate and rental practice discrimination audits • Legal services and advocacy
• Enforcement of fair housing laws through conciliation, litigation, or administration referrals.
Walk-in services are offered at three LASSD office locations in San Diego County- Southeast, Midtown, and North County. However, these offices are located in the City of San Diego and Oceanside. For this reason, LASSD has established a Fair Housing Hotline to ensure its Fair Housing services are readily available to the community and that a resident may promptly report any act of housing discrimination that may have occurred.
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Between FY 2014 and FY 2020, LASSD served 861 Escondido residents, accounting for 4% of LASSD’s clients served across San Diego County. LASSD filed 156 fair housing complaints by Escondido residents, accounting for about 8.5% of the cases filed by LASSD for the entire County.
LASSD also provided the results of Fair Housing Tests during this period in the 2020 Regional Analysis of Impediments to Fair Housing Choice (2020 Regional AI). Escondido tested for discrimination based on disability, familial status, sexual orientation, and race at 53 sites and showed disparate treatment (discrimination) at eight sites (15% of sites). Five sites showed unequal treatment when testing for disability (reasonable accommodation) and three showed unequal treatment on the basis of sexual orientation. The rate of differential treatment testing results in Escondido is similar to the County trend. Of the 465 test sites across San Diego County, 55 (12%) showed disparate treatment.
The U.S. Department of Housing and Urban Development (“HUD”) also 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, 2018, 13 fair housing complaints in Escondido were filed with HUD, accounting for 3% of cases in the County. Overall, disability-related discrimination was the most commonly reported—reported in nine cases (70% of cases). Complaints concerning national origin (one complaint), race (three complaints), and retaliation (two complaints) were also reported. During the same time period, a total of 414 cases were filed across San Diego County.
Like in Escondido, disability was the basis for discrimination in over half of the cases (281 cases).
The 2020 Regional AI found that enforcement services were inadequate in the region. However, between 2014-2020, 53 sites in Escondido were tested for discrimination. The City will work with LASSD to ensure continued consistent testing. The 2020 Regional AI also found that outreach services were also 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 Escondido has a dedicated fair housing page in the City website (https://www.escondido.org/fair-housing.aspx). The fair housing webpage advertises upcoming fair housing workshops and hosts LASSD fair housing informational brochures posted in English, Spanish, and Arabic.
Fair Housing Issue
Discrimination and limited outreach capacity. Disability is the most commonly reported basis of discrimination in Escondido and the County. Housing & Neighborhood Services posts information about the fair housing provider and meetings on a dedicated page io n their website and works with the Communications Deptartment to add information to the weekly manager’s report/email blasts and City-wide newsletters. However, additional avenues of outreach may be necessary to reach the groups that may not be as connected digitally.
Contributing factors:
• Private discrimination
• Lack of education and enforcement of fair housing laws • Limited media marketing
• Meetings in same sites/same times
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Segregation and Integration
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. Dissimilarity indices can be used to measure the extent to which a distribution of any two groups differs across block groups. Racial and ethnic dissimilarity trends for Escondido and San Diego-Carlsbad Region are shown in Table E-1. The following shows how HUD views various levels of the index:
• <40: Low Segregation
• 40-54: Moderate Segregation
• >55: High Segregation
From 1990 to 2020, block groups in Escondido have become increasingly segregated. Non-white and White residents have the highest dissimilarity indices, indication a high degree of segregation between Whites and minority races. Hispanic segregation from Whites scored as “moderate segregation” and had the highest score between race/ethnic comparisons.
Nevertheless, Escondido showed a lower extent of segregation in comparison to the San Diego- Carlsbad region as a whole where the dissimilarity indices for Non-White/White, Black/White, Hispanic/White, and Asian or Pacific Islander/White were all categorized as moderately segregation (compared to only Hispanic/Whites being considered moderately segregated in Escondido).
Table E-1: Racial/Ethnic Dissimilarity Index
1990 Trend 2000 Trend 2010 Trend Current
Escondido
Non-White/White 30.7 36.5 35.2 38.4
Black/White 23.5 27.1 27.2 34.1
Hispanic/White 35.0 42.0 40.2 42.7
Asian or Pacific
Islander/White 15.9 12.3 12.7 19.3
San Diego County
Non-White/White 43.4 45.2 42.9 46.4
Black/White 58.0 53.8 48.4 54.1
Hispanic/White 45.2 50.6 49.6 51.7
Asian or Pacific
Islander/White 48.1 46.8 44.4 49.8
Source: HUD Dissimilarity Index, 2020,
The 2020 Regional Analysis of Impediments to Fair Housing Choice used a minority population metric to show the integration and segregation of races. The 2020 AI defined block groups with a proportion of minority households that is greater than the overall San Diego County minority average of 54.2% as areas of minority concentration.
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Figure E-1 shows that the highest concentration of minorities in Escondido is found in the center of the City. Most of the block groups on the outskirts of the City have minority concentrations below 54.2%.
HCD’s AFFH mapping tool also provides data on predominant populations by race by tract. These metrics show tracts where races are the majority, and the gaps in proportion between tracts. In Escondido, only non-Hispanic White and Hispanic populations were predominant in certain tracts of the City (Figure E-2). Hispanic population is predominant in the center of the City, while White population is predominant in the outskirts. The predominantly Hispanic population is located in the urban downtown area of the City, which is also part of District 1.
Historically, minority populations have been found in the center of the City but have expanded in the last 25 years. According to the National Latino Research Center 10, the City refers to the Hispanic community bordered by Lincoln Avenue to the north, Ash Street to the east, Valley Parkway to the south and Centre City Parkway to the west in the center of the city as the Mission Park community. The Urban Displacement projects mapping tool in Figure E -3 show the expansion of majority Hispanic population in the center to the east, as well as a diversification of population in the tracts in adjacent to the majority Hispanic tracts, changing from majority non- Hispanic White to no majority.
10 “Mission Park Community Survey Escondido, California.” Survey Report prepared by National Latino Research Center and California State University, San Marcos. June 2006.
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Figure E -1: Areas of Minority Concentration in Escondido (2018) Attachment "5"
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Figure E -2: Predominant Populations - White and Hispanic Majorities Attachment "5"
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Figure E -3: Change in Racial Compositio n, 1990- 2015
Source: Urban Displacement Project, https://www.urbandisplacement.org/map/socal#
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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% of the population has a disability. Escondido has a population of persons with disabilities comparable to the County (10.5%) but higher than its neighboring cities of San Marcos (8%), Vista (7.6%), and Poway (10%). Figure E-4 shows that in the North County region, San Marcos, Oceanside, Carlsbad, and Hidden Meadows have the highest concentration of persons with disabilities, with the population with a disability ranging between 10 and 20% per tract. Within Escondido, tracts in the northwestern and southeastern areas of the City have the highest concentration of persons with disabilities.
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Figure E -4: Distribution of Persons with Disabilities
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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 AFFH data tool ( Figure E-5 ), there is a tract with a high concentration of population of adults living alone in the City, which is the same tract with 20-30% of population with a disability. Adults living with their spouse are predominantly concentrated in tracts outside of the City, where the population of adults living with their spouse is over 40%, in comparison to the 20 to 40% population located in the center tracts of the City (Figure E-6).
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. The 2020 AI reported that 36% of Escondido households were families with children, and 7.6% of households were single-female-headed households with children. The proportion of single female- headed households with children is higher than the neighboring cities of San Marcos (5.7%), Vista (7.2%), and Poway (4.6%), and the County overall (6%). According to the HCD AFFH map in Figure E-7 , children in married households are most concentrated in the outside tracts of the City and are most concentrated along the City limits. The percent of children in married households in these tract ranges between 60 and over 80%. By contrast, children in single female-headed households are concentrated in the center of the City ( Figure E-8 ). 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.
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Figure E -5: Percent Population of Adults Living Alone
Figure E -6: Percent Population of Adults Living with Spouse
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Figure E -7: Percent Children in Married Households
Figure E -8: Percent Children in Single Female -Headed Households
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Income Level
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. Figure E-9 shows the LMI areas in the County by Census block group.
HUD defines a LMI area as a Census tract or block group where over 51% of the population is LMI (based on HUD income definition of up to 80% 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, cluster s 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, including the City of Imperial Beach. The City of Escondido has a variety of population income distribution (Figure E-10). The census tracts in the center of the City have the highest concentration of LMI population (from 50 to up to 100%). The census tracts on the outskirts of town have lower concentration of LMI population.
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Figure E -9: Low and Moderate Income (LMI) Areas in the County
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Figure E -10: Low and Moderate Income (LMI) Areas in Escondido
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Housing Choice Vouchers
The Housing Choice Voucher Program (HCV) provides rental assistance to very low income households who obtain housing in the private rental market. The HCV program’s success depends upon the ability of participants to search for and find suitable housing in the private rental market. The program encourages participants to avoid high-poverty neighborhoods, and encourages the recruitment of landlords with rental properties in lower - poverty neighborhoods.
Figure E-11 shows that housing choice voucher use is concentrated in the central census tracts of the City near its downtown area, where 5 to 15% of the tract renters are HCV participants.
These census tracts with the HCV participants also have among the lowest Housing Affordability Index in the area and the highest concentration of population living in poverty ( Figure E-12 and Figure E-13). This means HCV participants are finding housing in the most affordable areas of the City. However, these affordable areas are also the areas with the concentration of special needs households (persons with disabilities, children in female-headed households, low and moderate income households), and low resources according to the TCAC Opportunity Maps.
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Figure E -11: Distribution of Housing Choice Vouchers in Escondi do
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Figure E -12: Affordability Index in Escondido
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Figure E -13: Poverty Status in Escondido
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Racially/Ethnically Concentrated Areas of Poverty (R/ECAPs) To assist in this analysis of Racially/Ethnically Concentrated Areas of Poverty (R/ECAP), the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (CTCAC) convened in the California Fair Housing 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 resource levels across the State “to accompany new policies aimed at increasing access to high 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 . Table E-2 shows the full list of indicators. The opportunity maps include a measure or “filter” to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
• Poverty: Tracts with at least 30% of population under federal poverty line • Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, H ispanics, Asians, or all people of color in comparison to the County Table E-2: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 3.0 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
According to the California Fair Housing Task Force’s 2021 opportunity maps, there are two census tracts (202.14 and 202.13) or areas of high racial segregation and poverty in Escondido (Figure E-14). These two tracts are adjacent and are located southeast of the intersection of North Centre Parkway and Lincoln Avenue in the center of the City. Parts of high segregation and high poverty were also identified as the Mission Park community in a 2006 report by the National Latino Research Center (Figure E-15). The Mission Park community is discussed in detailed in the Local Knowledge section). Regionally, areas with high segregation and poverty are located in Oceanside in the North County and in the Southern County, specifically in Chula Vista, National City, and the City of San Diego.
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Figure E -14: 2021 TCAC/HCD Opportunity Map
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Figure E -15: Mission Park Community
Note: The term “Mission Park” is not readily recognized by community residents. Coined by the city, it demarcates a locale in the center of the City. It is bordered by Lincoln Avenue to the north, Ash Street to the east, Valley Parkway to the south and Centre City Parkway to the west.
Source: National Latino Research Center and Cal State San Marcos. https://www.csusm.edu/nlrc/documents/2006/missionpark_community_survey_2006.pdf
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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 El Cajon, La Mesa, Lemon Grove, National City, and Chula Vista (Figure E-16). A census tract in the center of the City of Escondido is considered a R/ECAPs (Figure E-17).
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Figure E-16: Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) - San Diego County
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Figure E -17: Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) - Escondido
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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. 11 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.
While HCD has created its own metric for RCAAs, at the time of this writing the map on the AFFH tool is not available. Thus, the definition of RCAAs used in this analysis uses the definition by the scholars at the University of Minnesota Humphrey School of Public Affairs cited in HCD’s memo.12 RCAAs are defined as census tracts where 1) 80% or more of the population is White, and 2) the median household income is $125,000 or greater (slightly more than double the national the median household income in 2016). As shown in Figure E-18, there are two block groups in the southern tip of the City (in yellow) with more than 80% non-Hispanic white population. The median income in one of these block groups is more than $125,000 (and between $87,000 and $125,000 in the other). At a City level, block groups with higher non-White population (lower non-minority concentrations shown in map), also tended to have higher median incomes.
11 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).
12 Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements (April 2021 Update)
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Figure E -18: Racially/Ethnically Conce ntrated Areas of Affluence (RCAAs) - Escondido
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Fair Housing Issue
Patterns of segregation: Minorities, low income households, children in female-headed households, housing choice voucher use, and persons with disabilities are concentrated in the downtown areas (center census tracts of the City). These census tracts also had high poverty rates. A census tract (202.13) within this segregated area (in the downtown) is also considered a R/ECAP. By contrast, census tracts in the outer edges of the City have a concentration of whites and higher median incomes.
Escondido has developed from a rural community to a city with a dense urban center surrounded by suburban and rural uses. The central portion of Escondido offers a mixed use development comprised primarily of retail and housing uses, ranging from single family housing to some of the highest density multi -family housing in the City. Central Escondido includes the City’s historic downtown and Old Escondido Historic District, medical facilities , and schools. North Central Escondido also includes the Mission Park Area which has a pattern of residential overcrowding, prevalence of poverty and cost-burdened households, and a concentration of Hispanic households.
Central Escondido is the closest neighborhood to the Escondido Transit Center which is a multi - modal transit hub, including light rail and a bus system. Recent projects have been designed to enhance community engagement and improve accessibility and safety for pedestrians and bicyclists, including location specific (safe routes to schools), corridor (to close gaps in the bicycle/pedestrian network) and ADA improvements. Additional improvements are planned to recreate a Class I bicycle trail along the Escondido Creek as a linear trail with separate transportation and recreation elements. Other recent planning efforts to increase resources in this neighborhood while minimizing gentrification include the Downtown Grand Avenue Vision Plan, the adoption of an Updated Climate Action Plan, ongoing efforts to create an East Valley Specific Plan, and an Environmental Justice Element pursuant to Section 65302(h) in compliance with SB 1000.
Contributing Factors:
• Historical patterns of minority concentration
• Location of affordable housing
• Land use and zoning laws (high density and mobile park designations in these areas) • Lack of recruitment of landlords in high opportunity areas for HCV use Access to Opportunities
TCAC/HCD
As discussed earlier, HCD and the California Tax Credit Allocation Committee (CTCAC) convened in the California Fair Housing Task force that created Opportunity Maps to identify resources levels across the state. Every year, the Fair Housing Task Force updates opportunity maps that assess census tracts for place-based characteristics, including population and demographic factors, employment access, and economic mobility. Census tracts are grouped into six categories based on an analysis of access to opportunity:
• Highest Resource
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• High Resource
• Moderate Resource (Rapidly Changing)
• Moderate Resource
• Low Resource
• High Segregation & Poverty
Escondido does not have any highest resource, high resource, or moderate resource (rapidly changing) census tracts ( Table E-3). While tracts range from high poverty and segregation to moderate resources, there is a geographic pattern for low resource tracts in the center of the City, which correspond with the tracts that have a high concentration of low income Hispanic population (Figure E-14, Figure E-10). These census tracts also have a high concentration of single-female headed households ( Figure E-8 ). By contrast, tracts with moderate resources are those with married couples or married families with children, with a non-majority race composition. Ov erall, the City’s semi -rural/suburban areas are considered moderate and low resource, and the Downtown, East Valley, and South Centre City Parkway areas are considered low resource, with two tracts considered to have “high segregation and poverty.” Part of tract 202.14, considered an area of high segregation and poverty, is also part of Mission Park’s community.
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Table E-3: Opportunity Map Scores by Census Tract
Census Tract Economic
Domain Score
Environmental
Domain Score
Education
Domain Score
Composite
Index Final Category
6073020103 0.379 0.092 0.424 -0.293 Moderate Resource
6073020105 0.41 0.349 0.409 -0.183 Moderate Resource
6073020106 0.412 0.431 0.171 -0.337 Low Resource
6073020107 0.236 0.655 0.156 -0.439 Low Resource
6073020108 0.087 0.309 0.092 -0.644 Low Resource
6073020109 0.25 0.332 0.126 -0.492 Low Resource
6073020202 0.051 0.265 0.108 -0.687 Low Resource
6073020206 0.046 0.32 0.451 -0.427 Low Resource
6073020207 0.058 0.294 0.415 -0.458 Low Resource
6073020208 0.238 0.34 0.422 -0.292 Moderate Resource
6073020209 0.024 0.338 0.415 -0.524 Low Resource
6073020210 0.191 0.325 0.267 -0.452 Low Resource
6073020211 0.065 0.256 0.393 -0.491 Low Resource
6073020213 0.043 0.301 0.108 N/A High Segregation & Poverty 6073020214 0.009 0.219 0.053 N/A High Segregation & Poverty 6073020304 0.496 0.178 0.658 0.061 Moderate Resource
6073020305 0.398 0.234 0.484 -0.139 Moderate Resource
6073020306 0.407 0.109 0.74 0.071 Moderate Resource
6073020307 0.256 0.021 0.588 -0.477 Low Resource
6073020308 0.029 0.232 0.087 -0.762 Low Resource
6073020309 0.263 0.084 0.537 -0.288 Moderate Resource
6073020401 0.573 0.082 0.644 0.021 Moderate Resource
6073020403 0.456 0.121 0.207 -0.382 Low Resource
6073020404 0.588 0.032 0.499 -0.213 Moderate Resource
6073020405 0.754 0.044 0.644 0.079 Moderate Resource
6073020500 0.209 0.111 0.222 -0.552 Low Resource
6073020601 0.13 0.162 0.113 -0.645 Low Resource
6073020602 0.188 0.287 0.036 -0.63 Low Resource
6073020705 0.364 0.448 0.405 -0.204 Moderate Resource
6073020706 0.544 0.241 0.516 -0.019 Moderate Resource
6073020707 0.197 0.574 0.207 -0.444 Low Resource
6073020708 0.581 0.354 0.46 -0.005 Moderate Resource
6073020709 0.497 0.08 0.174 -0.422 Low Resource
Source: California Fair Housing Task Force, Methodology for the 2021 TCAC/HCD Opportunity Maps, December 2020.
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Opportunity Indicators
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity. The index was included in the 2020 San Diego Regional Analysis of Impediments to Fair Housing Choice (“AI”). Table E -4 shows index scores for the following opportunity indicator indices (values range from 0 to 100):
In Escondido:
• Low Poverty Index: The higher the score, the less exposure to poverty in a neighborhood.
Black, Hispanic, and Native-Americans have a higher exposure to poverty than White and Asian/Pacific Islanders, with Hispanics having the lowest score/highest exposure. • School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
White population had scored highest than all other races, indicating higher school quality system in their neighborhoods. Hispanics scored the lowest. • Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood.
Whites scored the highest and Hispanics scored the lowest, indicating a higher labor force participation and human capital among Whites compared to all other minority races. • Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
Hispanics scored the highest and whites scored the lowest, indicating Hispanics are more likely to use public transit.
• Low Transportation Cost Index: The higher the index, the lower the cost of transportation in that neighborhood.
Cost of transportation was lowest for Hispanics and highest for whites. This may be related to the high use of public transit by Hispanics.
• Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
Native-Americans scored the highest, followed by Hispanic and Blacks. Whites scored among the lowest on job proximity, indication a lower access to employment opportunities for White residents.
• Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.
Whites scored the highest while Hispanics scored the lowest, indicating White population has access to better environmental quality while Hispanics have the worst.
Overall, Black, Hispanic, Asian/Pacific Islander, and Native American communities were more likely to be impacted by poverty, limited access to proficient schools, lower labor market participation rates, and poor environmental quality than White residents. Hispanic residents were the most lik ely to reside in areas with the lowest environmental quality levels, lowest school proficiency, lowest labor market engagement and most exposure to poverty. Hispanic residents were also most likely to use public transportation.
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While these indices do not show the geographic distribution of these communities, given that Hispanic population is highly concentrated in the urban downtown center of the City (including the Mission Park community), it is likely that the Hispanic community in this area of the City i s experiencing unequal access to opportunities compared to other areas of the City. This is supported by the individual analysis in the previous sections of this analysis which identified tract 202.14 as R/ECAP.
In the 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, lower labor participation rate. 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.
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Table E-4: Opportunity Indicators in Escondido and San Diego County Low
Poverty
School
Proficiency
Labor
Market Transit
Low
Transportation
Cost
Jobs Environmental
Health
Escondido
Total Population
White, non-Hispanic 43.28 37.79 41.14 78.66 63.19 41.67 39.58 Black, non-Hispanic 33.94 28.16 32.53 86.74 71.34 42.83 33.46 Hispanic 30.08 21.66 29.39 88.31 72.37 42.35 30.93
Asian/Pacific Islander, non-Hispanic 42.64 34.36 39.52 80.57 64.68 40.38 38.63 Native American, non-Hispanic 37.19 28.36 35.76 84.03 68.32 44.13 34.78 Population below federal poverty line
White, non-Hispanic 35.98 32.2 37.19 84.22 68.56 42.83 35.4 Black, non-Hispanic 26.28 22.15 31.14 88.59 76.63 42.18 30.13 Hispanic 25.71 20.75 26.71 90.17 75.36 46.89 27.52
Asian/Pacific Islander, non-Hispanic 21.05 16.34 28.22 88.42 68.27 39.84 31.09 Native American, non-Hispanic 28.73 22.45 26.37 89.23 75.52 28.60 32.84 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”), 2017.
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Fair Housing Issues
White residents are located on the outskirts of the City and have access to better schools, environmental quality, and labor market participation than Escondido minorities. There is a concentration of affluence for whites in the outskirts, with higher median incomes (lower exposure to poverty). Alternatively, minorities, which are concentrated in the center of the City have limited access to opportunities (lower school quality, environmental quality, labor force participation) and live in lower resource areas (with some in areas with high poverty and segregation).
Contributing Factors:
• Racially concentrated areas of affluence in outskirts of City • Location of affordable housing
• Lower quality schools in central census tracts
• Lower environmental quality in central census tracts
Disproportionate 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.
Housing Problems
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.
The following conditions are considered housing problems according to HUD CHAS data:
• 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)
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Table E-5: Any Housing Problem by Tenure and Race
With Housing Problem White Black Asian Am Ind Pac. Islander Hispanic Other All Escondido
Owner-Occupied 30.6% 29.5% 38.7% 8.2% 0.0% 48.8% 46.7% 35.8% Renter-Occupied 57.7% 49.5% 51.3% 61.9% 70.0% 74.9% 53.6% 66.1% All Households 40.5% 44.6% 43.1% 44.8% 35.0% 66.8% 50.1% 51.0% San Diego County
Owner-Occupied 31.2% 39.7% 33.6% 25.2% 31.5% 43.0% 35.6% 33.9% Renter-Occupied 50.9% 62.3% 51.1% 52.0% 60.9% 67.1% 55.2% 57.1% All Households 38.9% 55.4% 41.0% 38.0% 51.6% 57.7% 46.9% 44.8% Source: HUD CHAS 2013-2017.
As shown in Table E -5, housing problems were most prevalent amongst Hispanic households.
Pacific Islander and White households were least likely to have a housing problem. Approximately 67% of Hispanic households had one or more housing problem, and renter Hispanic households had the highest incidence of housing problems across of all races and tenues (75%). In comparison, only 51% of all households in the City experienced one or more housing problem s.
A higher proportion of Escondido households experienced housing problems than the County (51% and 45%, respectively). Escondido renters also experienced housing problems at higher rates than the County (66% versus 57%). While renter -occupied Hispanic households also experience the highest rates of housing problems in the County (67%), Escondido’s Hispanic renter households experience housing problems at higher rates.
Elderly and large households may also be subject to disproportionate housing problems, whether it is affordability or adequate physical needs (number of rooms, complete facilities). Table E -6 shows that renter elderly (66%) and large households (84%) experience housing problems at a greater rates than all households in the City (51%) and County (45%). Renters in both the City and the County experience housing problems at a greater rate than owners. However, a larger proportion of large renter -households experience housing problems than all the County large renter-households.
Table E-6: Housing Problems for Elderly and Large Households by Tenure Renters Owners All HH
With Housing Problem Elderly Large HH All Renter Elderly Large HH All Owners Escondido 65.5% 83.8% 66.0% 34.9% 59.3% 31.9% 50.9%
San Diego County 62.1% 79.6% 57.1% 33.8% 46.3% 33.9% 44.8% Source: HUD CHAS 2013-2017
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Cost Burden
A household is considered cost burdened if it spends more than 30% of its income in housing costs, including utilities. Similar to the any housing problem trends, Hispanic households experience cost burdens at highest rates compared to all other races and all households in Escondido (Table E-7). All racial minorities, except Asian and Pacific Islanders, experienced cost burden at higher rates than Whites. Also, renters, regardless of race, experience cost burdens at higher rates than owners in both the City and County.
Escondido elderly and large households also experience cost burdens at slightly higher rates than the County, but renters of these groups experience the cost burden at the highest rates. More than two thirds of elderly-households experience cost burdens (Table E-8).
Table E-7: Cost Burden by Tenure and Race
Cost Burden >30% White Black Asian Am Ind Pac Islander Hispanic Other All Escondido
Owner-Occupied 29.6% 28.3% 31.6% 8.0% 0.0% 37.8% 47.1% 31.9% Renter-Occupied 55.3% 49.7% 43.3% 61.9% 77.8% 61.0% 51.8% 57.5% All Households 38.9% 44.6% 35.7% 44.5% 36.8% 53.9% 49.4% 44.8% San Diego County
Owner-Occupied 30.4% 37.5% 30.6% 22.2% 0.0% 36.3% 34.1% 31.7% Renter-Occupied 48.5% 58.9% 43.7% 46.1% 54.2% 58.2% 51.4% 52.0% All Households 37.5% 52.3% 36.2% 33.6% 46.9% 49.7% 44.1% 41.2% Source: HUD CHAS 2013-2017
Table E-8: Cost Burden for Elderly and Large Households by Tenure With Cost
Burden > 30% Elderly Large HH All Renter Elderly Large HH All Owners All HH Escondido 63.7% 58.3% 57.5% 34.6% 34.2% 31.9% 44.8%
San Diego
County
59.8% 56.0% 52.0% 33.5% 31.3% 31.7% 41.3%
Source: HUD CHAS 2013-2017
The highest concentration of renter - and owner -households experiencing cost burdens are located on the downtown urban center census tracts within the City ( Figure E- 19). Renter- households with cost burdens extend across the most of the City from west to east. In these tracts, over 60% of renter -households experience housing cost burdens. For owners, the tracts with a high concentration of owners with cost burdens is limited to two tracts in the northern central part of the City.
The trend continues that census tracts/areas with high poverty and cost burdens tend to be Hispanic-dominant tracts in the center of the City
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Affordability could be a barrier to housing for persons with disabilities or special needs populations who rely on Supplemental Security Income (SSI) as their primary source of income, which ranges from $954 to $1,776, depending on their qualifications. Households may experience cost burden when SSI incomes are not adequate to pay for rent and not increasing at rates comparable to rent increases. According to Table 34 in the Housing Element, average rental rates in Spring 2019 for a one-bedroom unit was $1,490, which would imply SSI recipients would spend more than 30% their income on rent.
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Figure E -19: Overpayment by Renter and Owner Households
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Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen). According to the 2018 five -year ACS estimates (Table 11 in the Housing Element), a higher percentage of households in Escondido (12%) are living in overcrowded conditions than the County (6.7%). Escondido has the highest concentration of overcrowded households in the N orth County region ( Figure E-20). Within the City, overcrowded households are located in the central census tracts identified as having a high concentration of Hispanic population and lower income households ( Figure E-20, Figure E -2, Figure E-10). In these tracts, over 15% of households are overcrowded.
Substandard Conditions
The City estimates that in any given year, about 300 units may be considered substandard and requiring rehabilitation. Escondido's substandard units are all suitable for rehabilitation. 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. Over 88% of housing is older than 30 years old in the City, with 22% being older than 50 years old (Table 30 in the Housing Element). However, older housing units are concentrated in the central census tracts of the City (Figure E-21). According to 2014-2018 ACS data, the median year housing was built in these tracts was before 1980 (i.e. they are at least 40 years old).
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Figure E -20: Distribution of Overcrowded Households
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Figure E -21: Median Year Structure Built
Source: U.S. Census Bureau, American Community Survey, 2014-2018 estimates Attachment "5"
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Displacement risk
UCLA’s displacement project defines residential displacement as “the process by which a household is forced to move from its residence - or is prevented from moving into a neighborhood that was previously accessible to them because of conditions beyond their control.” As part of this project, the UCLA team has identified populations vulnerable to displacement (named “sensitive communities” ) in the event of increased redevelopment and drastic shifts in housing cost. They defined vulnerability based on the share of low-income residents per tract and other criteria including: share of renters is above 40%, share of people of color is more than 50%, share of low -income households severely rent burdened, and proximity to displacement pressures. Displacement pressures were defined based on median rent increases and rent gaps. Using this methodology, sensitive communities are concentrated along the southern coast the City of San Diego, National City, Chula Vista and Imperial Beach and in Lemon Grove, La Mesa, and El Cajon in inland areas. In the North County, sensitive communities are located in census tracts in Oceanside, Vista, San Marcos, and Escondido ( Figure E-22). Within the City of Escondido, sensitive communities are concentrated in the central and northcentral census tracts.
Figure E -22: Sensitive Communities
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Local Knowledge
Escondido’s growth has been marked by an increase in the Hispanic population. From 1990 to 2000 the City of Escondido’s Hispanic population grew approximately 16 percentage points (from 23% to 39%) while the White population decreased 3 percentage points (from 71% to 68%). By 2018, the City of Escondido had one of the highest shares of Hispanic residents (52%) in the County. Only the cities of Chula Vista (60%) and National City (64%) have a higher share of Hispanic population. While the City has historically had a high proportion of Hispanic population, Hispanic population was exacerbated during World War II when the United States began contracting laborers (or braceros) to fill the labor shortages. According to the National Latino Research Center (NLRC), a labor camp located near the Mission Park neighborhood on Quince and Valley Parkway once housed nearly two hundred Mexican workers at one point. Even after the war, economic opportunities continued to attract Hispanic immigrants to the City. Today, the Mission Park community is known as a transient community, as it is the “first stop” for many immigrants in the City. As such, language is a barrier for many of its residents.
The City of Escondido discontinued its Housing Commission due to lack of funding (primarily a result of the dissolution of redevelopment). The Housing Commission’s responsibility included outreach and coordination of housing programs. In 2021, the City Council established the Housing Subcommittee, an ad hoc committee comprised of two councilmembers, with staff support from the City Manager’s Office, the City Clerk, City Attorney’s Office, and Community Development Department. The Housing Subcommittee’s purpose is to discuss pertinent housing issues within the City and convey information to city staff on such matters. The Subcommittee also reports back to the full City Council on relevant activities and topics of interest. At the most recent housing subcommittee meeting, held on February 17, 2022, the topics discussed included discussion on affordable and inclusionary housing within the City, as well as guest speaker from the City of Vista on how they are approaching housing development within their city.
On August 11, 2021 during the adoption hearing of the Housing Element, the City Council directed staff to explore additional housing programs in the future. These include the following potential programs and activities:
• Reinstating the Housing Commission
• Considering inclusionary housing
• Prioritizing homeownership
• Avoiding housing in High Fire Hazard Severity Zones and within proximity to a freeway • Providing additional tenant protections
• Establishing a community land trust
• Considering local hire policies
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Upon public review of the draft housing element, staff received substantive public comment from the Escondido Community Housing Coalition, San Diego Housing Federation, Sierra Club North County Group, and public members Erik Felix and Lauren Harper. These public comments touched on topics such as the constraints associated with Proposition S, a request to bring back the Escondido Housing Commission, support for an inclusionary housing ordinance (including land value recapture), tenant protections, request for higher performance goals on housing programs, establishment of minimum density r equirements, and concerns surrounding potential perpetuation of segregation and low income communities within the City as a result of the City’s RHNA sites. City staff met with public commenters to discuss their comments in January and February of 2022 and included additional language, as well as program changes, to address their concerns. As a result of those public comments, subsequent revisions to housing programs have been made, such as the addition of programs
2.9 and 2.10, revisions and/or added language to programs 1.4, 1.8, 2.1, 3.2 and 3.4; and, the addition of Housing Policy 1.11.
Other Relevant Factors
Other factors that impact the disproportionate housing needs include sanctioned and widespread exclusionary practices and policies such as redlining, and discriminatory racial covenants and real estate practices.
“Redlining” refers to the practice by mortgage lenders that involved refusing to provide loans to people within particular geographic areas except under more restrictive terms 13 .
Historically, this practice impacted minorities, especially the African American and Black communities, by denying mortgages within the geographic areas where these communities resided, as identified by lending institutions such as the Federal Housing Administration (FHA). Private covenants in both individual property deeds as well as within home owners’ associations and neighborhood groups further exacerbated disproportionate housing needs for communities of color by excluding individuals from purchasing or renting residential properties. The Department of Housing and Urban Development (HUD) has conducted national audits of racial discrimination in the rental and homeownership markets, with the most recent in 2012. The 2012 Housing Discrimination Study concluded that Black, Hispanic, and Asian households continue to experience discrimination in the housing market.
Under the Unruh Civil Rights Act of 1959, citizenship, including immigration status, is a protected class in most instances of housing accommodations in California. In 2006, Escondido’s City Council adopted Ordinance No. 2006-38 R: An Ordinance of the City of Escondido, California Establishing Penalties for the Harboring of Illegal Aliens in the City of Escondido. This ordinance prohibited any person, or business entity, who owned a residential dwelling unit from leasing, renting, or letting undocumented persons reside knowingly, with enforcement of civil and criminal penalties for those found to have undocumented tenants residing on their property. It also established English as the official language of the City. This past ordinance was later repealed by the City Council.
Fair Housing Issue
Disproportionate Housing Needs and Displacement Risk are found primarily within census tracts in the center of the city. Renters, specifically elderly and large renter households, experience cost burden at higher rates than any other household type. Cost-burdened renters are concentrated in 13 Schwartz, A.F. (2015). Housing Policy in the United States (3rd ed.) (p. 336). Routledge.
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the center of the City. Overcrowded households are also concentrated in the center of the City.
Sensitive communities, those at higher risk of displacement, are also concentrated in the center of the City.
Contributing Factors
• Median rent increase
• The availability of affordable units in a range of sizes • Lack of renter protections
• Median income of residents
• Displacement of residents due to economic pressures
Site Inventory
For a complete assessment of the City’s obligation to affirmatively further fair housing, an analysis of the RHNA sites and their impact on fair housing conditions is provided. For each map, RHNA sites are shown by their income level. Additionally, a comparison of the RHNA units is provided against that of the whole City acreage. While this helps to illustrate fair housing patterns across the City, not all land in the City is suitable for additional housing. This includes a large area dedicated to open space in the northeast portion of the City as well as low -density residential estates and residential agriculture zones on the outer portions of the City. These do impact the comparison percentages.
The City’s core and major population centers are located in central areas of the City.
The City is focusing growth as infill within the downtown area that has access to regional transit, employment opportunities, and social resources. Downtown Escondido is listed as a Smart Growth Opportunity Area by SANDAG. The long-term vision of the City is to prioritize infill development along transit corridors and nodes that provide and improve access to transportation, employment centers and social resources. As such, the majority of RHNA sites are located in the central area of the City.
Integration and Segregation
To assess the impact of RHNA sites on integration and segregation, the sites were looked at in the context of concentration of minority populations, populations with a disability, children in married family households and income levels.
Figure E-23
displays the RHNA sites by income distribution level with the percentage of each census block group that is non -White. The accompanying chart (Figure E -24) displays the percentage of RHNA units and total city acreage that are in each quartile. The majority of low and moderate income RHNA units are clustered within the Downtown and South Centre City Specific Plan areas. Over half (57%) of the RHNA units are located in areas with greater than 80% non-White populations. Currently,
64.5% of the population in the City is non-White, and 52% of the population is Hispanic. The center of the City sees higher concentrations of minority populations than the outer areas of the City.
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Figure E -23: RHNA Sites and Minority Population by Census Block Group
Source: HUD AFFH Data Viewer Tool and SanGIS Data Warehouse
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Figure E -24: RHNA Units and City Acreage Comparison by Minority Population
Source: HUD AFFH Data Viewer Tool and Michael Baker International
0-20 20-40 40-60 60-80 80-100
Percent of Units 0.04% 3.37% 22.91% 16.73% 56.95%
Percent of City 2.35% 34.01% 45.77% 10.68% 7.20%
0%
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20%
30%
40%
50%
60%
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Figure E-25 displays the RHNA sites by income distribution level against the percentage of the population with a disability by census tract. The accompanying chart (Figure E -26) displays the breakdown comparison of low-income units, RHNA units, and City acreage among the percentage of the population with a disability. The City only has one census tract that averages over 20% of the population with a disability. The breakdown is roughly the same between each of the three categories; RHNA units are not overly concentrated in areas that have either high or low percentages of the population with a disability.
Figure E -25: RHNA Sites and Population with a Disability by Census T ract
Source: HUD AFFH Data Viewer Tool, SanGIS Data Warehouse, and MBI
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Figure E -26: RHNA Units and City Acreage Comparison by Disability Status
Source: HUD AFFH Data Viewer Tool and MBI
5-10 10-15 15-20 20-25
Percent of Lower Income Units 77.62% 9.94% 12.44% 0.00% Percent of Units 76.87% 13.29% 9.62% 0.22%
Percent of City 63.59% 33.51% 1.66% 1.24%
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Figure E-27 displays RHNA Sites against the percentage of children that are in married couple households by census tract. Generally, lower income RHNA sites are located in areas with lower concentration of families. Typically , lower income RHNA sites are for higher density development.
The smaller units are more affordable and generally more appropriate for small households.
Figure E -27: RHNA Sites and Children in Married- Couple Households by Census Tract
Source: HUD AFFH Data Viewer Tool, SanGIS Data Warehouse, and MBI
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Figure E-28 displays the RHNA sites and income distribution against the percentage of each census block group that are in the low or moderate income categories. Darker red census tracts have a higher percentage of the population that are in the low or moderate income categories. The accompanying chart (Figure E-29) displays the breakdown of RHNA units and city acreage that fall into each quartile as displayed on the map. Both the map and table show that more RHNA units are clustered into areas of the City with a higher percentage of low- and moderate-income populations.
Figure E-28: RHNA Sites and Low to Moderate Income Population by Census Block Group
Source: HUD AFFH Data Viewer Tool and SanGIS Data Warehouse Attachment "5"
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Figure E-29: RHNA Units and City Acreage Comparison by Low to Moderate Income
Source: HUD AFFH Data Viewer Tool and MBI
0-25 25-50 50-75 75-100
Percent of Units 0.86% 9.28% 39.70% 50.16%
Percent of City 12.32% 53.56% 24.55% 9.57%
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R/ECAPs
Escondido has one R/ECAP area in the City, Census Tract 202.14. The tract is shown in Figure E- 30 along with the RHNA sites by their income level. The R/ECAP is located within the Downtown Specific Plan. About one-quarter of the RHNA units are within this R/ECAP area. Of the 2,790232 units that are located in the R/ECAP area, 1,558317 are low-income, 387304 are moderate income, and 845611 are above moderate income. The majority of RHNA sites in the R/ECAP tract are clustered south of Escondido Creek and are largely non-residential and commercial existing uses.
New units are not being clustered around existing housing within the R/ECAP.
Figure E-30: RHNA Sites and R/ECAP Areas
Source: HUD AFFH Data Viewer Tool and SanGIS Data Warehouse
RCAAs
As previously discussed, the City has one census tract that could be considered an RCAA, a small tract in the southernmost part of the City. This tract is zoned Residential Estates (R -E). There is one above-moderate income RHNA site located partially within this tract.
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Access to Opportunities
Figure E-31 displays the RHNA sites by income level and TCAC composite score by census tract.
The accompanying chart (Figure E-32) displays the percentage of RHNA units and percent of the city acreage in each TCAC opportunity designation. Two census tracts, 202.13 and 202.14, fall into the high segregation and poverty designation. These census tracts have a population of 3,865 and 6,039, respectively. This area falls within the Downtown Specific Plan. The high segregation and poverty area comprises about 2% of the City. One quarter of RHNA units are in this area. Table E- 9 displays the location of RHNA units by the TCAC designation. The majority of units (5,783383) are within the low resource designation, while 2,927339 are located in the area of high segregation and poverty and 75387are within the moderate resource designation.
About 4546% of the City and 6461% of RHNA units fall into the low resource category, while half the City and only 98% of the RHNA units fall into the moderate resource category. No areas of the City are categorized in the high or highest resource designation.
While the City has 52.2% of its total areas classified as “moderate resource,” most of these moderate resource areas are semi-rural to rural in nature, and consist of open-space, agriculture, and master- planned developments. Most of these moderate resource areas are not suitable for significant high- density new housing due to environmental constraints. The City’s core and major population centers are almost universally considered as low resource or high-segregation and poverty.
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Figure E-31: RHNA Sites and TCAC Designation
Source: HUD AFFH Data Viewer Tool, SanGIS Data Warehouse and MBI Figure E-32: RHNA Units and City Acreage Comparison by TCAC Composite Score
Source: HUD AFFH Data Viewer Tool and MBI
High Segregation & Poverty Low Resource Moderate Resource Percent of Units 30.93% 61.11% 7.96%
Percent of City 2.13% 45.68% 52.19%
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Table E- 9: Location of Sites by TCAC Designation
CA TCAC Designation Number of Units (Sites Inventory)
Moderate Resource 787
Low Resource 5,383
High Segregation and Poverty 2,339
Source: 2021 TCAC/HCD Opportunity Area Maps
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Figure E-33 displays the RHNA sites by income allocation and CalEnviroScreen 4.0 percentile scores for the City. The accompanying chart displays the percentage of low-income RHNA units, total RHNA units, and City acreage that fall into each percentile group of the CES 4.0. Generally, the more rural and less populated outer areas of the City see higher CES 4.0 scores. These areas consist of open space, agriculture, and low-density housing. Over half of low-income units and total RHNA units are in the 50-60% CES 4.0 percentile.
Figure E-33: RHNA Sites and CalEnviroScreen 4.0 Percentile Scores
Source: HUD AFFH Data Viewer Tool and SanGIS Data Warehouse
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Figure E-34: RHNA Units and City Acreage Comparison by Cal EnviroScreen 4.0 Percentile
Source: HUD AFFH Data Viewer Tool and MBI
Improved Conditions, Exacerbated Conditions, and Other Relevant Factors As shown by the analysis of RHNA sites, many RHNA units are located in census tracts that display trends of desegregation and integration, low opportunity scores or are designated as a R/ECAP area.
Though these are clearly areas with disproportionate needs, the City is actively working to address these needs. As the City is focusing growth in these areas with disproportionate needs, the City has adopted the Downtown Specific Plan and South Centre City Specific Plan to address place-based segregation.
With the dissolution of redevelopment, the City of Escondido has limited tools and financial capacity to address the extent of housing and community development needs in these areas with disproportionate needs. Without public investments as catalysts, private investments in these declining neighborhoods are also slow and limited. To rejuvenate these neighborhoods, introducing new housing development opportunities may be the most effective strategy in attracting private investments, and therefore has the potential to produce beneficial results in terms of improved housing and neighborhood conditions, diversified housing options, and enhanced neighborhood services and amenities. However, displacement can occur when new resources are brought into low resourced areas, pushing out existing residents w ho may be low income. Therefore, anti-displacement measures are needed in order to ensure rejuvenation and reinvestment in low resources areas does not exacerbate segregation and poverty within the City. Programs 3.2 and 3.4 include actions to reduce and prevent displacement.
Through the Downtown Specific Plan, the City has up-zoned the downtown area for 45-100 dwelling units per acre. The City is focusing its growth in this area, which, despite its low TCAC scores, has access to transit through the North Count yer Sprinter Station, employment centers, and close proximity to civic and social resources. Increasing housing stock and affordability in these areas will provide new housing options to families of all incomes. Furthermore, new housing in downtown Escondido will help to stabilize existing rents and prevent displacement.
Additionally, the City is adopting the East Valley Specific Plan to create more access in other parts of the City while still maintaining its smart growth goals. The East Valley Specific Plan is designed to 0-10 10-20 20-30 30-40 40-50 50-60 60-70
Percent of Low Income Units 0.00% 0.00% 17.71% 5.57% 12.44% 61.88% 2.39% Percent of Units 0.57% 2.24% 18.31% 6.59% 11.20% 58.13% 2.95% Percent of City 6.98% 7.66% 61.31% 6.15% 8.55% 7.21% 2.14% 0%
10%
20%
30%
40%
50%
60%
70%
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revitalize older commercial big box neighborhoods. It also allows for flexible uses and conversion of older medical office buildingsers after the Palomar Hospital campus is relocatedredeveloped.
Through the City’s specific plans, programs, and other efforts, the sites inventory does not exacerbate but rather improves fair housing conditions in the City.
Summary of Fair Housing Issues
Regional Impediments to Fair Housing Choice
The 2020 AI concluded that the following were impediments to Fair Housing Choice in the San Diego Area. The relevance to Escondido is included below:
Impediment #1: Enforcement activities are limited. Fair housing services focus primarily on outreach and education; less emphasis is placed on enforcement.
LASSD provides fair housing services to the City of Escondido. Between 2014 and 2020, CSA served 861 Escondido residents. Records for 53 sites tested were provided in the 2020 AI. The majority of complaints for fair housing discrimination reported disability (reasonable accommodation) as the basis for discrimination.
Impediment #2: 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. The City of Escondido also primarily relies on digital media and public notices to advertise fair housing events.
Impediment #3: Patterns of racial and ethnic concentration are present within particular areas of the San Diego region.
The California Fair Housing Task force found two areas of poverty and segregation in Escondido and some census block groups throughout the City had a minority concentration exceeding the County average of 50.4%. The minority population in Escondido, including all races and ethnicities other than non-Hispanic Whites, grew from 59.6% in 2010 to 64.5% according to the 2014-2018 ACS. The analysis in this Fair Housing Assessment also found patterns of racial and ethnic concentration in the City’s downtown.
Impediment #4: Housing choices for special needs groups, especially persons with disabilities, are limited.
The 2020 AI reported that 23% of the applicant-households on the waiting list for Public Housing included one person with a disability and 10% were seniors. Similarly, 22% of applicants on the waiting list for Housing Choice Vouchers included one disabled member and 11% were seniors.
According to the 2014-2018 ACS, 10.4% of Escondido residents experience a disability. Over 14% (21,512 persons) of Escondido residents are age 65 or over and 38% of senior residents experience a disability. There are 133 licensed residential care facilities totaling 2,918 beds located in Escondido.
The City has approximately 19.1 beds per 1,000 residents, significantly higher than the average countywide (8.4 beds per 1,000 persons). The population with disabilities is concentrated in the northwest and southern census tracts of the City.
Impediment #5: Due to the geographic disparity in terms of rents, concentrations of Housing Choice Voucher use have occurred.
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Escondido received only 3 percent of Housing Choice Vouchers administered by the County. Within the City, HCV use is concentrated in the central census tracts of the City, which have the most affordable rents. However, these areas also have a concentration of poverty and minorities and limited access to opportunities compared to other areas of the City. Between 2014 and 2018, rent prices in Escondido increased by 55% for a two-bedroom apartment and nearly doubled (+98%) for a one-bedroom apartment. Rent spikes in the City during that period were significantly higher than countywide, where rent for a two-bedroom apartment increased 28% and rent for a one-bedroom apartment increased 47%. According to the 2014-2018 ACS, approximately 49% of Escondido residents were renters.
Impediment #6: Hispanics and Blacks continue to be under -represented in the homebuyer market and experienced large disparities in loan approval rates.
White residents made up the largest proportion of Escondido applicants (66.5%) and also had the highest approval rate (65.3%). Black residents experienced approval rates similar to White residents.
Hispanics were approved at the lowest rates (56%). The underrepresentation of Hispanics was most prevalent in Escondido, Imperial Beach, and Vista.
Despite the presence of these concentrations and impediments, the selected inventory sites are appropriate for high-density housing due to access to public transit (two North County Sprinter stations), jobs, and other support services (County Live Well has an office on Mission Avenue, Interfaith Community Services has an office on Quince Street).
Downtown Escondido and the East Valley area are listed as Smart Growth Opportunity Areas by SANDAG. Despite the appearance of low resources, the City is investing heavily into these areas.
Recently adopted and updated Specific Plans will attract investment; create new, high-quality housing meeting modern standards; create a healthier and more attractive public realm including enhanced pedestrian and bicycle mobility, new parks, and open spaces to improve resources; remediate environmental hazards; and provide a mix of housing types attractive and suitable for a broader range of households and income levels to alleviate conditions of poverty and segregation.
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Attachment “6”
ATTACHMENT 6
FEBRUARY 28, 2023 WRITTEN PUBLIC COMMENT
Due to the number of pages of Attachment 1, the following link has been provided to review the document electronically on the City’s web site:
Comment 1:
https://www.escondido.org/Data/Sites/1/media/Planning/HCIS/publiccommentletters/202300227_SW MSRCC_Escondido_HousingElementPlan_CmmntLtr.v2Final.pdf Comment 2:
https://www.escondido.org/Data/Sites/1/media/Planning/HCIS/publiccommentletters/02282023_Com ment.pdf
A hardcopy of the Attachment is available for review in the Office of the Planning Division during normal business hours (8:00 a.m. to 3:00 p.m.) located at 201 N. Broadway, Escondido, CA 92025. 981
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STAFF REPORT
March 22, 2023
File Number 0600-10; A-2429-1
SUBJECT
OPERATION AND MANAGE MENT AGREEMENT BETWE EN THE CITY OF ESCON DIDO AND THE
CALIFORNIA CENTER FOR THE ARTS, ESCONDIDO FOUNDATION
DEPARTMENT
City Manager’s Office
RECOMMENDATION
Request the City Council adopt Resolution No. 2023-34 authorizing the Mayor to execute the proposed Operations and Management Agreement between the City of Escondido and the California Center for the Arts, Escondido Foundation.
Staff Recommendation: Approval ( City Manager’s Office : Christopher W. McKinney , Deputy City Manager / Director of Utilities)
Presenter: Christopher W. McKinney, Deputy City Manager / Director of Utilities
FISCAL ANALYSIS
The City of Escondido ’s (“City”) Fiscal Year (FY) 2023 Budget inclu des $655,370 of funding to pay Management Fees to the California Center for the Art, Escondido Foundation (“CCAEF”) for management of the California Center for the Arts, Escondido ( “CCAE”). The CCAE campus at 340 North Escondido Boulevard is property owned by the City. The CCAEF operates the CCAE under the terms of the e xisting month-to-month Operation and Management Agreement. To this point i n FY 2023, the City has paid $394,185 in management fees to the CCAEF, or approximately 60% of the annual budget amount . If the City Council authorizes the new proposed Management Agreement, the management fee will be $55,000 per month. The City would immediately pay the CCAEF the amount of $97,342.50 to bring the total paid for FY 2023 to $491,527.50, or 75% of the total annual management fee (covering 9 months from June 2022 through March 2023).
The City will pay the Management Fee for the remaining three months of FY 2023 under the terms of the proposed agreement. If the City Council approves, the City will pay a total of $656,527.50 in Management Fees in FY 2023. Approval of the pro posed Management Agreement increases the funds spent on Management Fees by $1,157.50.
The total management fees paid in FY2024 under the terms of the proposed agreement will be $660,000.
The proposed agreement also requires the City to pay 75% of the premiums for insurance required by the 982
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agreement, which has been case under the existing agreement. The City’s share of insurance premiums in FY2023 was approximately $100,000.
PREVIOUS ACTION
On September 24, 2014, the City Council approved a management agreement with the CCAEF that consolidated three separate agreements between the City and the CCAE F into a single agreement. The City and the CCAEF executed this agreement on October 15, 2014 with a term of 5 years. Since this agreement’s expiration in 2019, the CCAEF has continued to manage the CCAE under the same terms on a month-to-month basis.
BACKGROUND
The CCAE opened in 1994 in its current City-owned facilities located at 340 North Escondido Boulevard in Escondido. The CCAEF formed to operate and manage the facility on behalf of the City under the terms of a Management Agreement, which grew into three separate agreements. Through mutual agreement, the City and the CCAE F consolidated these agreements in 2014 into a single agreement with a five -year term. The CCAEF and City have worked under this expired agreement on a month-to basis since 2019.
The proposed agreement has a term of 15 months beginning on April 1, 2023 and ending on June 30, 2024. Within 3 months of the agreement’s termination, the City and the CCAEF may agree to extend the agreement by one year, until June 30, 2025. After that extension, the Management A greement may continue on a month-to-month basis if neither the City nor the CCAEF take further action.
The proposed Management Agreement is attached to Resolution No. 2023-34 as “Exhibit A”. Several sections are of particular interest as the proposed Management Agreement is considered. Some of these sections change or add significant terms when compared to past Management Agreements between the City and the CCAEF , while others are noteworthy simply because they specify important responsibilities of the City and the CCAEF. These sections are:
Section 3 – Requires the CCAEF to remain a non -profit organization in good standing with the State of California, and to notify the City of amendments to any of its formation documents (e.g.
Articles of Incorporation and Bylaws).
Section 4 – Grants the CCAEF exclusive rights to produce and present activities at the CCAE, with the understanding that the CCAE facilities are for the benefit of the public. Allows the CCAEF to produce its own “in-house” programming and to lease the premises to outside entities. Gives the City access to the Conference Center for a limited number of days each year at no cost.
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Section 6 – Gives the CCAEF the right to name or change the name of the CCAE or a portion of it, consistent with a City Council approved Naming Policy. If the Center has no Naming Policy, the City Council must approve any naming or changes of naming of CCAE facilities.
Section 7 – Specifies the process through which the CCAEF requests funding from City for Capital Improvements at the CCAE facility. The CCAEF must propose such improvements for a given fiscal year by April 1 of the prior fiscal year for consideration by the City Council during its annual budget setting process in May and June.
Section 8 and Section 9 – Reference Appendix “A” of the proposed Management Agreement, which specifies the responsibilities of the City and CCAEF concerning maintenance and replacement of the CCAE premises. Require performance by qualified and trained staff of a ll maintenance activities conducted by the CCAEF, or performance by a qualified contractor. City maintenance responsibilities include: (1) permanent structures, (2) exterior walls, roofs, and landscaping, (3) Heating Ventilation and Air Conditioning (HVAC), plumbing, and sewer, (4) permanent kitchen equipment, (5) elevators, (6) fire alarms, and (7) stage lighting and sound equipment.
Section 11 – Specifies that the CCAEF must obtain permits through the City’s regular process for events on the Great Green of Grape Day Park, but the City will charge no permit fee.
Section 12 – Requires the CCAEF to continue to provide production and exhibition assistance to non-profit and community groups, including production, promotional, and technical assistance, as long as the CCAE facilities remain available.
Section 15 – Requires the CCAEF to submit quarterly its schedule of events to the City on or about July 15, October 15, January 15, and April 15 to give the City an opportunity to confirm that the community has appropriate and reasonable access to the CCAE facility.
Section 16 – Requires the CCAEF Executive Director to participate in quarterly financial status updates to the City Council, along with City staff, giving a brief verbal update of the CCAE ongoing activities and plans. Requires the CCAE to specify in its annual budget the planned monthly expenditure of the Management Fee paid by the City, and to report monthly in writing any deviations in the actual expenditures from that budget.
Section 17 – If the CCAEF enacts employee furloughs, the Executive Director cannot be furloughed for more hours than any other full-time employee of the CCAEF.
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Section 21 – Updates and specifies requirements for insurance coverage for the CCAE facility and operations. Specifies that the City shall pay 75% of all premiums and the CCAEF shall pay 25% of all premiums.
Section 22 – Clarifies the respective legal responsibilities of the CCAEF and the City when third party claims for damages and lawsuits are filed against either party arising out of property- related or management- and event-related incidents.
Section 27 – Stipulates that the City will pay the CCAEF a Management Fee for the services it provides. The Management Fee will be $55,000 per month over the 15-month term of the agreement ($660,000 annually, $825,000 total for 15 months), due on the 5th day of each month. The CCAEF agrees to designate $100,000 annually of this Management Fee to fund several community events: (1) Annual 4th of July (Independence Day) Celebration, (2) Día de los Muertos, (3) Música en la Plaza, and (4) Winter Wonderland.
Section 29 – As previously described, the proposed agreement has a term of 15 months beginning on April 1, 2023 and ending on June 30, 2024. Within 3 months of the agreement’s termination, the City and the CCAEF may agree to extend the agreement by one year, until June 30, 2025. After that extension, the Management Agreement may continue on a month-to-month basis if neither the City nor the CCAEF take further action. The Management Agreement may be terminated for cause by either the City or the CCAEF with 30-days’ notice, and for convenience with six-months’ notice. The City may terminate immediately if a court declares the CCAEF insolvent.
RESOLUTIONS
A. Resolution 2023-34
B. Resolution No. 2023-34 Exhibit “A”
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RESOLUTION NO. 2023-34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ESCONDIDO, CALIFORNIA, AUTHORIZING THE MAYOR TO
EXECUTE, ON BEHALF OF THE CITY, AN OPERATIONS AND
MANAGEMENT AGREEMENT BETWEEN THE CITY AND
THE CALIFORNIA CENTER FOR THE ARTS, ESCONDIDO
FOUNDATION
WHEREAS, the City owns certain property known as the California Center for the Arts, Escondido (“Center”) which has been operated since 1994 by the Californ ia Center for the Arts, Escondido Foundation (“CCAEF”); and
WHEREAS, the CCAEF has been operating and managing the Center on a month -to-month basis since 2019 under the terms of the 2014 Operations and Management Agreeement; and WHEREAS, the CCAEF was established to further advance the programs and solicits donations from individuals, groups and foundations; and
WHEREAS, the City Council desires at this time and deems it to be in the best interest to approve a new Management Agreement with the California C enter for the Arts, Escondido Foundation, having a term of fifteen months, beginning on April 1, 2023 and ending on June 30, 2024, with the option for a single, twelve-month extension through June 30, 2025.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Escondido , California, as follows:
1. That the above recitations are true.
2. That the City Council accepts the recommendations of the City Manager. 986
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3. That the Mayor is hereby authorized to execute, on behalf of the City, the Management Agreement with the California Center for the Arts, Escondido Foundation, which is attached to this Resolution as Exhibit “A” and incorporated by this reference. 987
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1 OPERATION AND MANAGEMENT AGREEMENT BETWEEN
THE CITY OF ESCONDIDO AND
THE CALIFORNIA CENTER FOR THE ARTS, ESCONDIDO FOUNDATION This Operation and Management Agreement (“Agreement”) is made as of ___________, 2023 between the City of Escondido, and the California Center for the Arts, Escondido Foundation for the purposes of providing for professional management and operation of the California Center for the Arts, Escondido.
Recitals
WHEREAS, in 19 94, the California Center for the Arts, Escondido Foundation (“CCAEF”) was incorporated in California as a nonprofit public benefit corporation and is exempt from income tax under Califor nia Revenue and Taxation Code section 23701d and Internal Revenue Code section 501 (c)(3); and
WHEREAS, in or about 1994, the City of Escondido (“City”) constructed an arts, theatr e and Museum complex (“Center”) to provide a focal point in southern Califo rnia for the presentation of a variety of world class, visual and performing art events, to encourage diverse cultural activities in programs, and to provide a venue for local events, educational, opportunities, and presentations; and
WHEREAS, the City desires that the Center be managed with special expertise in the field of performing arts, theatre and museum operations; the holding of special events; the attraction of world-class entertainers; and the promotion and support of local cultural programming, all the while affording proper accountability to the citizens of Escondido; and WHEREAS, the CCAEF is competent to provide professional personnel with such special expertise, interest, and capacity to operate and manage the Center to accomplish the goal s of the City, as stated herein; and
WHEREAS, the City and the CCAEF share a common vision and goals for the Center and desire to work in partnership to assist each other in achieving these goals; and WHEREAS, the parties desire to commit to writing their respective rights, duties, obligations and promises with respect to the City’s desire to have the CCAEF serve, and the CCAEF’s agreement, to serve, as the operator of the Center for the term stated in this agreement.
NOW, THEREFORE, the Parties agree as follows:
Resolution No. 2023-34
Exhibit "A"