c. The installation of the landscaping and irrigation shall be inspected by the Project landscape architect upon completion. He/she shall complete a Certificate of Landscape Compliance certifying t hat the installation is in substantial compliance with the approved landscape and irrigation plans and City standards. The Applicant shall submit the Certificate of Compliance to the Planning Division and request a final inspection.
d. Any new freestanding walls and/or retaining walls shall incorporate decorative materials or finishes, and shall be indicated on the landscaping plans. (Building permits may also be required.) All freestanding walls visible from points beyond the Project site shall be treated with a protective sealant coating to facilitate graffiti removal. The sealant shall be a type satisfactory to the Director of Development Services.
e. New or retrofitted trash enclosures shall accommodate vertical climbing plants, vines with support trellis panels , clinging non -deciduous or fast growing shrubbe ry that will screen the enclosures wall surface. T he Director of Development Services shall find that the proposed landscaping design, material, or method provides approximate equ ivalence to the specific requirements of this condition or is otherwise satisfactory and complies with the intent of these provisions.
E. Specific Planning Division Conditions:
1. Prior to building permit issuance, a revised density bonus form shall be provided to address the requirements of the Engineering and Utilities Division.
F. Housing and Neighborhood Services Conditions:
Density Bonus:
1. 8 residential units shall be deed restricted to households qualifying as low-income households, and rented at low-income rents per state policy (“Affordable Units”).
2. The Project shall provide a minimum of 8 dwelling units for low income households (those earning less than 80 percent of the Area Median Income for the San Diego -Carlsbad-San Marcos MSA). Prior to issuance of a building permit or grading permit, whichever occurs first, the developer shall sign a binding affordable housing agreement with the City, which will set forth the conditions and guidelines to be met in the implementation of Density Bonus Law requirements and any other applicable requirements (Within the affordable housing agreement, the developer will be responsible for annual recertification of household income qualifications and compliance with rent limits ). The agreement will also establish specific compliance standards and remedies available to the City upon failure by the developer to restrict units to target households for the prescribed time period (55 years for all target units as described in Government Code section 65915(c)). Income qualified households will be monitored by the City of 157
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Exhibit “D”
Escondido Housing and Neighborhood Services Division for the duration of the affordability period.
Monitoring fees will be applied per the affordable housing agreement.
3. All affordability agreements shall run with the land and be binding on the applicant and its heirs, transferees, assigns, successors, administrators, executors, and other representatives, and shall be recorded against the applicable property for the requisite period of time.
4. The Affordable Units shall be constructed concurrently with, or earlier than construction of the unrestricted units. The City shall not issue building permits for more than fifty (50) percent of the unrestricted units until the City has issued building permits for all of the Affordable Units.
5. The Affordable Units shall be constructed with the same exterior appearance and interior features, fixtures, and amenities, and shall use the same type and quality of materials as provided for the unrestricted units in the Project.
6. The design, appearance, and general quality of the Affordable Units shall be consistent or compatible with the design of the total housing development in terms of appearance, materials, and finished quality.
7. The average square footage for the unrestricted units shall be approximately the same as the average square footage for the Affordable Units of the same number of bedrooms.
8. All Affordable Units shall have a bedroom unit mix consistent with Municipal Code Section 33-1417(d).
9. The Affordable Units shall be disbursed within the housing development.
10. The City shall not approve any final inspections or issue any certificates of occupancy for more than fifty (50) percent of the unrestricted units until the City has issued certificates of occupancy for all of the Affordable Units.
G. Spcific Fire Department Conditions:
1. Underground fire lines, fire sprinkler, and fire alarm plans shall be deferred submittals to the Escondido Fire Dept.
2. Fire Department connection (FDC) shall be in an approved location as per the Escondido Fire Dept.
3. Vertical Clearance of 13’6” shall be maintained over fire access at all times.
H. Specific Engineering Division Conditions:
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Exhibit “D”
ENGINEERING CONDITIONS OF APPROVAL
ESCONDIDO PROJECT NUMBER PL24-0126, PL24-0127, PL25-0359 332 S. JUNIPER STREET
GENERAL
1. The applicant shall provide the City Engineer with a Title Report covering subject property.
2. The location of all existing on-site utilities and storm drain facilities shall be determined by the applicant. If a conflict occurs with the proposed project or improvements, these utilities shall be relocated.
3. Improvement plans prepared by a Civil Engineer, required for all grading, drainage and private onsite improvement design, shall be submitted for review through the City’s virtual plan review portal as a single package containing all items on the Engineering Initial Submittal Checklists. The applicant shall post securities in accordance with the City prepared Bond and Fee Letter based on a final Engineer’s Estimate of Grading and Improvements Cost prepared by the project engineer. As surety for the construction of required off-site and/or on-site improvements, bonds and agreements in a form acceptable to the City Attorney shall be posted by the applicant with the City of Escondido.
4. If site conditions change adjacent to the proposed development prior to completion of the project, the applicant will be responsible to modify his/her improvements to accommodate these changes. The determination and extent of the modification shall be to the satisfaction of the City Engineer.
5. All public improvements shall be constructed in a manner that does not damage existing public improvements. Any damage shall be determined by and corrected by the applicant to the sa tisfaction of the City Engineer.
STREET IMPROVEMENTS AND TRAFFIC
1. The project’s access drive on East 4 th Avenue shall be constructed as an alley -type driveway apron with a minimum throat width of 24 -feet and a driveway apron with a 4 -foot wide minimum path of travel conforming to the American Disabilities Act and maintained near the right-of-way line to the satisfaction of the City Engineer.
2. The applicant shall not use the existing shared access on East 3rd Avenue for construction purposes without executing a separate agreement with the adjacent property owner.
3. The project’s access drives shall be adequately illuminated to the satisfaction of the City Engineer and Building Official. This lighting shall be maintained by the property owner.
4. All driveway grades shall conform to current Escondido Design Standards and Escondido Standard Drawings.
5. On-site driveways and parking areas shall be private. Typical sections and design details shall be to the satisfaction of the City Engineer and Development Services Director.
6. The address of the building shall be painted on the curb or posted in such a manner that the address is visible from the street. In both cases, the address shall be placed in a manner and location approved by the City Fire Marshal and Development Services Director.
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7. The existing street lights along the project frontage must be either retrofitted or replaced with LED street lights in accordance with Escondido Standard Drawing No. E-1-E. The existing street lights shall be removed and salvaged to the City Public Works yard.
8. The applicant may be responsible for overlays of South Juniper Street, East 3 rd Street, and East 4 th Avenue due to the utility trenches necessary to serve this project. The determination of the extent of the overlays shall be to the satisfaction of the City Engineer.
9. Adequate horizontal sight distance shall be provided at all driveway entrances. Increased parkway widths, open space easements, and restrictions on landscaping may be required at the discretion of the City Engineer.
10. Access routes conforming to the American Disabilities Act shall be provided into the project from the public sidewalk, to the satisfaction of the City Engineer.
11. The applicant will be required to provide a detailed detour and traffic control plan, for all con struction and staging activities, and any requested materials placed within existing rights-of-way to the satisfaction of the City Engineer. This plan shall include any proposed sidewalk closures and provide for alternate pedestrian access around the project site. This plan shall be approved prior to the issuance of an Encroachment Permit for construction or other project activities within the public right-of-way.
DRAINAGE
1. Final on -site and off -site storm drain improvements shall be determined to the satisfaction of the City Engineer and shall be based on a drainage study in conformance with the City of Escondido Design Standards, if applicable.
2. All on-site storm drains not in public easements are private. The responsibility for maintenance of these storm drains shall be that of the property owner. Provisions stating this shall be included in the CC&R’S.
3. All site drainage with emphasis on the parking and driveway areas shall be treated to remove expected contaminants using a high efficiency non-mechanical method of treatment. The City highly encourages the use of bio-retention areas as the primary method of storm water retention and treatment. The landscape plans shall reflect these areas of storm water treatment.
4. The current owner of the property shal l sign, notarize, and record a Storm Water Control Facility Maintenance Agreement.
5. All storm water treatment and retention facilities and their drains including the bio -retention basins and planters, any permeable paver areas shall be considered private. The responsibility for maintenance of these post construction storm water treatment facilities shall be that of the property owner.
WATER SUPPLY
1. Fire hydrants together with an adequate water supply shall be installed at locations approved by the Fire Marshall. Fire hydrants shall connect to a minimum 8-inch water main. 160
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2. The final locations and sizing of all required water mains, water services, fire hydrants, detector check assemblies, and other water appurtenances shall be designed and installed to the satisfaction of the Director of Utilities and the Utilities Engineer.
3. Fire suppression and sprinkler systems beyond the Detector Check Valves are private and shall be designed and constructed per current Building, Plumbing, and Fire Code Standards, and per the requirements of the City Fire Marshal and City Building Official and shall be approved by a separate submittal to the Building Department. Although private and approved by separate plans and permit, all fire suppression lines shall be shown for reference and review on the various final engineering plan sets.
4. All on -site water lines and backflow prevention devices beyond the City water meter or DCA shall be considered a private water system. The property owner shall be responsible for all maintenance of these water lines and appurtenances.
5. A 1-inch minimum water service, 1-inch water meter, and backflow prevention device shall be required for domestic water supply per City of Escondido Design Standards and Standard Drawings. Water meters and backflow prevention devices shall not be installed within a driveway apron or on private drive areas.
6. No trees or deep-rooted bushes shall be planted within 10-feet of any water mains.
7. There shall be no permanent structures located within the City’s Public utility Easements.
8. Improvement plans for all proposed water mains shall be prepared by a Civil Engineer and submitted to the City of Escondido for review and approval.
9. All public water mains shall be located under asphalt or concrete pavement and not under curbs, gutters, medians or sidewalks.
10. Backflow prevention assemblies are private and should be located on private property. Backflows shall be located directly behind the public meter.
11. Any water services to be replaced, reconnected or relocated as a part of this project shall be replaced in entirety from the public water main to the public water meter to the satisfaction of the Utilities Engineer and Water Distribution Department.
12. Any fire hydrants to be replaced, reconnected or relocated as a part of this project shall be replaced in entirety from the public water main to the fire hydrant per the satisfaction of the Utilities Engineer and Water Distribution.
13. The Developer shall disconnect at the public main, all water services and fire hydrants laterals to be abandoned, to the satisfaction of the Utilities Engineer and Water Distribution Department.
SEWER
1. The developer is required at their sole expense to design and construct a sewer manhole with a sewer main stub out. The manhole shall replace the existing sewer main cleanout located at the intersection of the alley and Juniper Street. A sewer main stub out shall be installed on this manhole on the easterly side of the manhole. A private 6-inch minimum PVC sewer lateral shall connect to the sewer main stub out. A 161
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standard clean-out within 18-inches of the Public Utility Easement or ROW shall be constructed for the project and shown on the Improvement and Grading plans. Sewer laterals less than 8-inches in diameter shall connect to the sewer main with a wye or Inserta-Tee
2. All sewer laterals shall be constructed per current City of Escondido Design Standards and Standard Drawings and per the current Uniform Plumbing Code.
3. No trees or deep-rooted bushes shall be planted within 15-feet of any sewer main or within 10-feet of any sewer lateral. Sewer laterals shall be 5-feet horizontally clear from other utilities.
4. All sewer laterals shall be considered a private sewer system. The property owner shall be responsible for all maintenance of sewer laterals to the public sewer main.
5. Any sewer mains, laterals, and appurtenances shall be designed and constructed per current City of Escondido Design Standards and Standard Drawings, and to the satisfaction of the Utilities Engineer.
6. The project design shall be such tha t all existing or new sewer manholes are accessible at all times by City Vactor trucks for maintenance.
7. The Developer shall cap and plug at the public sewer main all sewer lines and laterals to be abandoned, to the satisfaction of the Utilities Engineer and the City Inspector.
8. The location of all sewer laterals shall be shown on the grading and improvement plans.
CC&R’s
1. Copies of the CC&R’s shall be submitted to the Development Services Department for approval.
2. The applicant shall make provisions in the CC &R’s for maintenance by the property owner of private driveways, parking areas, private utilities (including sewer and water), storm water and drainage facilities, landscaping both onsite and fronting public right -of-ways. These provisions must be approved by the Engineering Department.
3. The CC&R’s must state that the property owner assumes liability for damage and repair to City utilities in the event that damage is caused by the property owner when repair or replacement of private utilities is done.
4. The CC&R’s must state that (if stamped concrete is used in the private driveway) the property owner is responsible for replacing the stamped concrete in kind if the City has to trench the street for repair or replacement of an existing utility.
5. The CC&Rs shall r eference the recorded Storm Water Control Facility Maintenance Agreement and the approved Storm Water Quality Management Plan (SWQMP) for the project.
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ORDINANCE NO. 2026-05
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ESCONDIDO, CALIFORNIA, DETERMINING THE PROJECT
IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT AND APPROVING A PLANNED
DEVELOPMENT PERMIT (MASTER AND PRECISE PLAN)
TO ALLOW FOR GROUND-FLOOR RESIDENTIAL USES AND
REDUCED SETBACKS IN SUPPORT OF THE JUNIPER
STREET OFFICE TO RESIDENTIAL CONVERSION
APPLICANT: Darshan Patel
CASE NO: PL24-0126/PL24-0127/PL25-0359
The City Council of the City of Escondido, California does ordain as follows:
SECTION 1. The City Council makes the following findings:
a) On May 15, 2024, Darshan Patel (“Applicant”) filed a land use development application, Planning Case Nos. PL24-0126/PL24-0127/PL25-0359 (“Application”) constituting a request for a Planned Development Permit (Master and Precise Plan) to permit ground-floor residential uses, and Design Review Permit with a Density Bonus Request to facilitate the conversion of an existing office building int o 32 residential dwelling units (“Project”) on a 0.67 gross acre site located at 332 S. Juniper Street (APN: 229 - 472-11), with a Specific Planning Area #9 (SPA9) General Plan land use designation and zoned Specific Plan (S-P); and
b) The subject property is a ll that real property described in Exhibit " A," which is attached hereto and made a part hereof by this reference as though fully set forth herein (“Property”); and c) The Planning Service Area of the Development Services Department completed its review, and scheduled a public hearing regarding the Project before the Planning Commission on February 10, 2026. Following the public hearing on February 10, 2026, the Planning Commission adopted Resolution No. 2026 -02, which recommended that the City Council, among other things, approve the Project’s 163
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Planned Development Permit (Master and Precise Plans) and corresponding entitlements as detailed in the City Council Staff Report dated March 4, 2026.
SECTION 2: Proper notices of a public hearing in compliance with Government Code section 65854 and Article 61, Division 6 of the Escondido Municipal Code have been given and public hearings have been held before the Planning Commission and City Council on this issue.
SECTION 3. The City Council did on March 4, 2026, hold a duly noticed public hearing as prescribed by law. Evidence was submitted to be considered by the City Council, including, without limitation:
a) Written information including all application materials, and other written and graphical information posted on the Project’s website.
b) Oral testimony from City staff, interested parties, and the public. c) The City Council Staff Report, dated March 4, 2026, which along with its attachments, is incorporated herein by this reference as though fully set forth herein, including the Planning Commission’s recommendation on the request.
d) The Planning Commission’s recommendation.
SECTION 4. ENVIRONMENTAL REV IEW. Pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code Section 21000 et seq.), the State CEQA Guidelines (Article 14 of the California Code of Regulations Section 15000 et. seq.), the City is the lead agency for the Proje ct, as the public agency with the principal responsibility for approving the proposed Project. The City Council, in its independent judgement, has reviewed and considered the information, and findings prepared for the Project, and has determined that the P roject is categorically exempt from further environmental review pursuant to Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. 164
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SECTION 5. Upon consideration of the Factors to be considered/Findings of Fact attached as Exhibit “B,” the City Council desires at this time and deems it to be in the best public interest to approve the Planned Development Permit , as depicted in Exhibit “C,” in furtherance of the Project generally described in the City Council Staff Report, dated March 4, 2026 , subject to the Conditions of Approval attached to Resolution No. 2026-40 as Exhibit “D,” and is incorporated herein by this reference as though fully set forth herein.
SECTION 6. SEVERABILITY. If any section, subsection sentence, clause, phrase, or portion of this ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions.
SECTION 7. As of the effective date of this ordinance, all ordinances or parts of ordinances in conflict herewith are hereby repealed.
SECTION 8. Concurrently with this Ordinance, the City Council is taking a number of actions in furtherance of the Project, as generally described by the March 4, 2026 City Council Staff Report. No single component of the series of actions made in connections with the Project shall be effective unless and until it is approved by an Ordinance or Resolution and is proc edurally effective within its corporate limits as a statue in the manner provided by state law. Therefore, this Ordinance shall become effective after final passage and public as required by law, and operative only if City Council Resolution No. 2026-40.
SECTION 9. The City Clerk is hereby directed to certify to the passage of this ordinance and to cause the same or a summary to be published one time within 15 days of its passage in a newspaper of general circulation for the City of Escondido.
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Ordinance No. 2026-05
Exhibit “A”
EXHIBIT “A”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359
Legal Description
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Ordinance No. 2026-05
Exhibit “B”
EXHIBIT “B”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359
FACTORS TO BE CONSIDERED / FINDINGS OF FACT
Environmental Determinations:
1. Pursuant to the California Environmental Quality Act (Public Resources Code section 21000 et. seq.) (“CEQA”), and its implementing regulations (14 C.C.R. § 15000 et seq.) (“CEQA Guidelines”), the City of Escondido (“City”) is the Lead Agency for the project (“Project”), as the public agency with the principal responsibility for approving the Project.
2. The Project qualifies for the following exemption which has been determined to not have a significant effect on the environment, and are declared categorically exempt from the requirement for the preparation of environmental documents. The proposed Project is categorically exempt pursuant to CEQA Guidelines Sectio n 15532 (In-Fill Development Projects), in that the proposed Project consists of a request to convert an existing office building into 32 residential dwelling units and the Project meets the following criteria:
a. The Pr oject is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The Project is consistent with applicable general plan designation and all applicable general plan policies, as well as with applicable zoning designation and regulations . The proposed Project entails a multi -family residential development consistent with the Specific Planning Area 9 and all applicable General Plan policies as outlined in t he Planning Commission staff report dated February 10, 2026, as well as the development standards within the Downtown Specific Plan for Southern Gateway District, except for the incentives/concessions and waivers requested and granted as part of the Densit y Bonus request, and as permitted by State Density Bonus Law and Article 67 of the Escondido Zoning Code. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The Project site is located within City of Escondido limits, on a site that is less than five acres, and is substantially surrounded by urban uses . The Project site is approximately 0. 67 acres, and is surrounded by residential uses to the south and west, and commercial uses to the north and east.
c. The Project site has no value as habitat for endangered, rare or threatened species.
The Project site has no value as habitat for endangered, rare or threatened species, in that the Project site is developed with an existing office building and surface parking. The Project site is listed as “Urban/Developed” within the City’s Draft Subarea Plan (Figures 3-1 through 3-3).
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Exhibit “B”
d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality
Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality . The Project would be required to comply with the City’s noise ordinance, which includes construction and operational noise limits. The Project screened out of significance thresholds associated with traffic and air quality pursuant to the City’s Traffic Impact Guidelines Scoping Agreement and Climate Action Plan Consistency Checklist. The Project site is currently served by existing City water infrastructure and would be required to comply with all stormwater standards for water quality purposes. The Project is consistent with the City’s General Plan and Zoning regulations (refer to the Planning Commission staff report dated February 10, 2026) except for all incentives/concessions and waivers requested and granted as a part of the Density Bonus request . Therefore, the Project would not result in adverse impacts related to traffic, noise, air quality, or water quality. e. The site can be adequately served by all required utilities and public services.
The Project site can be adequately served by all required utilities and public services in that the Project site is a previously developed site with existing utilities located adjacent to the site. The Project would be required to build to the City’s standards that allow for the Project to connect to existing services, including sewer and water connections. The City’s Utility Department reviewed the proposed Project and determined adequate service may be provided to this site, with the connection to existing infrastructure per City requirements. The Project design includes adequate solid waste facilities and would receive service by the City’s solid waste, recycling, and organics provider: EDCO. The site’s location within the downtown area allows it to continue to be served by the City’s Fire and Police Departments. Therefore, the Project can be adequate served by all required utilities and public services.
3. Further, the Project also does not trigger any exceptions to categorical exemptions identified in CEQA Guidelines section 15300.2. in that:
a. Location – The exemption proposed is a Class 32 (In-Fill Development Projects) exemption, and the Project does not include a Class 3, 4, 5, 6, or 11 exemptions. Based on the absence of an exemption inclusive of a Clas s 3, 4, 5, 6, or 11 this exception is not applicable.
b. Cumulative Impact – The Project is located within the Downtown Specific Plan which has a certified Final Environmental Impact Report for the existing land uses through the specific plan. The Project is consistent with the adopted specific plan, and is consistent with the types of projects envisioned for this area of the plan. Therefore, no cumulative impacts would occur that were not analyzed under a prior FEIR.
c. Significant Effect – There are no unusual circumstances involved in the Project, as it is located in an urban area of the City and is consistent with the development standards and 168
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use of the property as envisioned through the adopted Downtown Specific Plan .
Therefore, no significant effects would occur as a result of the Project.
d. Scenic Highways - The Project site is not located along a designated state scenic highway, nor would the project damage scenic resources such as trees, historic buildings, rock outcroppings, or similar resources within a highway officially designated as a state scenic highway. The closest officially designated state scenic highway is the portion of SR 52 approximately 18 miles south of the project site (California Department of Transportation 2024). Therefore, this exception would not apply, and the Project is eligible for a Categorical Exemption.
e. Hazardous Waste Site – As demonstrated by the Applicant (refer to application materials confirming no presence on the Cortese List), the Project is not located within a Hazardous Waste Site pursuant to Section 65962.5 of the Government Code.
f. Historical Resource – The Project includes conversion of an existing office building that was constructed in the early 1970s. The Property is no t identified on City’s Local Register of Historic Properties, the California Register of Historical Resources, or the National Register of Historical Resources. Based on staff’s analysis of the proposed Project the Project would not affect a historical res ource as defined in the CEQA Guidelines.
4. Additionally, the Project does not trigger any of the exceptions outlined in Section 33-922 (e)(1) – (4) of Article 47 (Environmental Quality) of the Escondido Zoning Code:
o (e)(1) Plant or animal species, which disturb, fragment or remove such areas defined by either the California Endangered Species Act (Fish and Game Code Section 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Secti on 15131 et seq.) as sensitive, rare, candidate, species of special concern, endangered, or threatened biological species or their habitat (specifically including coastal sage scrub habitat for the California Gnatcatcher); The Project includes the conversion of an existing office building into residential units. As discussed in the Planning Commission staff report dated February 10, 2026, minimal site improvements would be made to the Prope rty while the majority of the work would be within the interior of the office building. There is existing ornamental vegetation and landscaping throughout the site, which would continue to exist even after occupation of the building.
o (e)(2) Archaeological or cultural resources from either historic or prehistoric periods; The Project is located within an urbanized area of the City, and as discussed in the Planning Commission staff report, dated February 10, 2026, the Project includes very minimal modifications to the existing site. Any excavation work would be limited to trenching for utility lines. The building itself is not considered a cultural resource pursuant to Article 40 (Historic Resources) of the Escondido Zoning Code.
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o (e)(3) Stream courses designated on U.S. Geological Survey maps; The Project does not include any vegetation (e.g. riparian habitat) or natural floodways that would indicate the presence of a stream course designated on a U.S. Geological Survey map. o (e)(4) Hazardous materials, unstable soils or other factors requiring special review.
The Project site does not involve hazardous material as discussed in Section 15300.2(e).
5. The City Council has independently considered the full administrative record before it, which includes but is not limited to the March 04, 2026 Staff Report; testimony by staff and the public; and other materials and evidence submitted or provide to it. The administrative record demonstrates that each of the above requirements have been satisfied. No substantial evidence has been submitted that w ould support a finding that any of the above -described exemption requirements has not been satisfied. The Project will not have a significant effect on the environment, and all of the requirements of CEQA have been met.
Planned Development Permit Findings (PL24-0126/PL24-0127) (Section 33-403 of Article 19 of the Escondido Zoning Code) With respect to the Planned Development Permit , the City Council make the following findings for approval:
1. The location, design, and residential density of the proposed planned development is consistent with the goals and policies of the Escondido General Plan and any applicable specific plan or with any policies adopted by, or being considered by the Escondido city council, or in the process of being prepared and adopted;
The Project would revitalize an existing office building into 32 residential dwelling units. The Project requires a Planned Development (PD) Permit because it includes ground-floor residential uses, which are subject to approval of a PD Permit per the Downtown Specific Plan, Figures II -3 and II -4. The density permitted on the site is 45 dwelling units per acre (du/acre) which would allow 30 units by-right; however, the Project also includes a density bonus request to exceed the maximum allowable development for the site and is projected to be approximately 47 du/acre. Notwithstanding the increased density, the Project is consistent with the goals and policies of the Escondido General Plan, and the Downtown Specific Plan (DSP) in that it would revitalize an existing office building on a commercial corridor. Furthermore, the site is located on the Suitable Sites Inventory (SSI) as identified in Appendix B of the Housing Element, and would assist the City in achieving its Regional Housing Needs Allocation (RHNA) numbers. Therefore, the Project is consistent with the General Plan, Specific Plan, and those policies adopted by the City.
2. The proposed location allows the planned development to be well integrated with its surroundings; The Project includes revitalization of an existing office building designed and integrated originally with its surroundings. The Project includes minor modifications to the overall site, including circulation to include additional off-street parking spaces adjacent to the alley way, and to construct a new trash enclosure to service the residents of the proposed Project. Pursuant to state density bonus law (SDBL), the Applicant request the use of a reduced parking ratio which limits parking requirements to one space for one - bedroom units and studios thus requiring only 32 off -street parking spaces, and eight guest spaces. The 170
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Project includes 45 off-street parking spaces, and amounts to a ratio of 1.40 spaces per unit . Therefore, the additional off -street parking helps alleviate any potential parking impacts to surrounding neighborhood streets and integrate the change in use with its surroundings.
3. All vehicular traffic generated by the planned development will be accommodated safely and without causing undue congestion upon adjoining streets; The City maintains adopted Traffic Impact Analysis Guidelines ( 2021) which identify thresholds for purposes of General Plan and California Environmental Quality Act (CEQA) compliance. Appendix A of the adopted 2021 guidelines is a Scoping Agreement that screens out projects based on those thresholds and concludes less than significant impacts would occur based on Quality of Life and CEQA thresholds. As a part of the processing of the Project, the Applicant prepared a traffic scoping agreement which was reviewed by the Development Services E ngineering Services. Based on the results of the proposed Project’s traffic scoping agreement, the Project screen s out from further analysis of a Local Mobility Analysis (LMA) and Vehicle Miles Traveled (VMT) analysis. Based on this, the vehicular traffic generated by the Planned Development would not cause undue congestion upon adjoining streets.
4. The proposed location and design allows residents and business establishments proposed within the zone to be adequately serviced by existing or proposed public facilities and services and doe s not provide an undue or negative impact on existing public facilities and services. In appropriate circumstances, and as provided elsewhere by city code, the city may require that suitable areas for schools, parks and playgrounds, pedestrian ways or publ ic open spaces be dedicated for public use, or reserved by deed covenant for the common use of all residents, establishments or operations in the development;
The Project involves the conversion of an existing office building into 32 residential dwelling u nits. The City’s Staff Development Committee (SDC) reviewed the proposed Project, which includes review by the City’s Traffic Engineering, Utilities (water and wastewater), and Fire Service Areas. The Project can be serviced by existing public services and facilities, and would not provide a negative impact on existing public facilities and services. The Project is conditioned to comply with the City’s Municipal Code which ensures that the Project can be serviced by existing utilities. The Applicant will be responsible for payment of development impact fees (DIF) to offset the Project’s proportionate contribution to public facilities, at the time of building permit issuance.
5. The overall design of the proposed planned development produces an attractive, efficient and stable environment;
The Project involves the conversion of an existing office building into 32 residential dwelling units. The inclusion of residents along a commercial corridor is consistent with the vision for the Southern Gateway (SG) district as discussed in the DSP in that it incorporates urban -style residential land uses which have strong connections to surrounding business and professional offices. Juniper Street provides direct access to Grand Avenue which is the commercial hub of the downtown area. Therefore, the Project would result in an attractive, efficient, and stable environment.
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Ordinance No. 2026-05
Exhibit “B”
6. The planned development is well integrated with its settings, does not require excessive earthmoving or grading, or destruction of desirable natural features, nor is visually obstructive or disharmonious with surrounding areas and facilities, and does not substantially harm major views from adjacent properties;
The Project includes the conversion of an existing office building into 32 residential dwelli ng units, and does not require intensive grading, or any other major site improvements other than minor modifications to circulation on-site. Therefore, the Project would yield a well-integrated residential development as it is primarily a conversion of use, with minor on-site design changes.
7. The uses proposed have a beneficial effect not obtainable under existing zoning regulations. Any departure from existing ordinance requirements shall be warranted by the design and the amenities incorporated in the planned development in accord with adopted city policy.
The Project requires a Planned Development (PD) Permit due to the inclusion of ground-floor residential uses, as identified within the Downtown Specific Plan . The site is currently developed with a le gal non- conforming structure in that the structure does not comply with the setbacks for the underlying land use district; however, no alteration or enlargement is proposed that would further increase the non-compliant setbacks. The proposed use (i.e. grou nd-floor residential) is permitted subject to a PD permit .
Notwithstanding the density bonus request, the Project complies with the development standards outlined in the DSP. Therefore, the maintained non-compliant setbacks permitted through the PD permit provide a beneficial effect in that the site would produce 32 residential units whereas the City’s Housing Element identified a total of 22 residential units on this site.
NO NET LOSS Findings
Pursuant to California Government Code Section 65863, the City Council find the following:
The Project site (APN: 229-472-11-00) was identified in the Housing Element to accommodate a portion of the regional housing need. The estimated capacity on the Project site was as follows:
Very-low Low Moderate Above Moderate
0 14 0 8
The proposed Project does not reduce the net density of the site below what was projected in the Housing Element; the Housing Element shows a site capacity of 22 low-/moderate-/above-moderate income units, whereas 32 low-/moderate-/above-moderate income units are proposed.
Very-low Low Moderate Above Moderate
Sites Inventory
capacity for
Project site
0 14 0 8
Proposed Units 0 8 0 24
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Ordinance No. 2026-05
Exhibit “B”
Change in units
+/(-) 0 -6 0 +16
The proposed development's residential density is not consistent with the Housing Element at the income- level, but the remaining sites identified in the Housing Element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584.
Nonetheless, the remaining sites in the Housing Element inventory are adequate to meet the requirements of Section 65583.2 and to accommodate the RHNA pursuant to Section 65584, based on the following:
Income Levels:
Very-low &
Low Moderate
Above
Moderate
Suitable Sites Inventory Units CityWide
(i.e., capacity identified CityWide) 4,557* 1,467 3,439 Suitable Sites Inventory Units approved,
constructed or projected to date 224 197 63 1,460
Impacted by Project 0 8 0 24
Remaining Sites Inventory Capacity with
Proposed Development +/(-) 4,197 1,427 3,107
*Low-income units were included in the Very-low capacity.
The Housing Element, adopted on August 11, 2021 and subsequently amended on March 22, 2023 , requires that the City accommodate 9,607 low-/moderate-/above-moderate income units as its share of the regional housing need, with 5,280 low-/moderate-/above-moderate income units either constructed, approved, or projected to be provided through accessory dwelling units, leaving a remaining need for 4,327 units. If the Project is approved, the remaining need will be reduced to 4,290 units. The Housing Element Sites Inventory would still have a capacity for 8,756 housing units.
This finding demonstrates the remaining sites in the inventory are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the remaining share of the regional housing need pursuant to Section 65584. This finding includes a quantification of the remaining unmet need for the City’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level. *This number is inclusive of the 2,622 units credited towards RHNA as identified in Table 50 of the City’s adopted Housing Element
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Ordinance No. 2026-05
Exhibit “C”
Exhibit “C”
PLANNING CASE NOS. PL24-0126/PL24-0127/PL25-0359
Project Plan Set
The architectural drawings are copy-right protected. Please contact the case planner at [email protected] or visit the Planning Services counter during regular business hours for further information.
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STAFF REPORT
March 4, 2026
File Number 0680-10
SUBJECT
PUBLIC HEARING TO CONSIDER ADOPTION OF SAFE SIDEWALK VENDING ORDINANCE NO. 2026-04
DEPARTMENT
Economic Development
RECOMMENDATION
Request the City Council adopt Ordinance 2026-04 Safe Sidewalk Vending Ordinance.
Staff Recommendation: Approval (Economic Development: Jennifer Schoeneck, Director of Economic Development)
Presenter: Jennifer Schoeneck, Director of Economic Development and Michael McGuin ness, City Attorney
ESSENTIAL SERVICE – Yes, Keep City Clean for Public Health and Safety COUNCIL PRIORITY – Be Business Friendly; Build Trust and Accountability; Prioritize Public Safety
FISCAL ANALYSIS
Adoption of local ordinance regulating sidewalk vending will create additional staff and material costs that will vary depending on the amount of administrative regulation adopted, number and frequency of public outreach activities, number of ability -to-pay hearings held, and enforcement activity conducted.
Programmatic costs will likely not be offset by any permit or enforcement revenues.
PREVIOUS ACTION
In September 2022, the City Attorney provided the City Council with a legal update on the Safe Sidewalk Vending Act (SB 946) and consideration of adopting local regulations. In March 2023, the City Attorney provided a draft ordinance to the Economic Development Subcommittee. Further consideration of the item was continued pending identification of resources to run the program and seeking further public input.
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In January 2026, an updated draft ordinance incorporated public input was presented to the Economic Development Subcommittee. The Subcommittee recommended the item mov e forward to the full City Council for approval.
BACKGROUND
A. Safe Sidewalk Vending Act (SB 946)
In 2018, the California legislature passed, and the Governor signed Senate Bill 946, also known as the Safe Sidewalk Vending Act (“Act”). The Act added Government Code sections 51036 through 51039 to California law. According to the Act, i n its stated effort to promote and support low -income and immigrant communities, the legislature made the following findings and declarations in the Act:
Sidewalk vending provides important entrepreneurship and economic development opportunities to low-income and immigrant communities.
Sidewalk vending increases access to desired goods, such as culturally significant food and merchandise.
Sidewalk vending contributes to a safe and dynamic public space. The safety and welfare of the general public is promoted by encour aging local authorities to support and properly regulate sidewalk vending.
The safety and welfare of the general public is promoted by prohibiting criminal penalties for violations of sidewalk vending ordinances and regulations.
The legislature made other findings that criminal penalties, locally-imposed barriers to entrepreneurship, and an interest in ensuring the appropriate regulation and flow of traffic for pedestrians are matters of statewide concern and this legislation would be applied to charter cities as well as general law cities such as the City of Escondido. As such, all local jurisdictions in the state are subject to the Act and any conflicting local ordinances are unenforceable.
Under the Act, which went into effect January 1, 2019, sidewalk vending may not be prohibited by way of local ordinances but a certain level of control may still be exercised over these operators. The touchstone of local control primarily relate s to objective health, safety and welfare concerns. In general, the Act addresses sidewalk vending in four contexts: (1) generally, (2) in parks, (3) within the vicinity of farmers’ markets and swap meets, and (4) within temporary special permit areas.
The statute defines “sidewalk vendors” as “persons who sells food or merchandise from a pushcart, stand, display, pedal-driven cart, wagon, showcase, rack, or other non -motorized conveyance, or from one’s person, upon a public sidewalk or other pedestrian path.” A sidewalk vendor can be roaming or stationary. 176
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B. Opportunities for Local Ordinances and Control
As noted above, the legislature desired to promote entrepreneurship and limit local control over such activities. As a result, under the Act, local jurisdictions may not do the following:
Require a sidewalk vendor to operate within specific parts of the public right-of-way, except when directly related to “objective health, safety, or welfare concerns.” Prohibit a sidewalk vendor from selling food or merchandise in a park owned or operated by the local authority.
Restrict sidewalk vendors to operate only in a designated neighborhood or area, except when the restriction is directly related to objective health, safety, or welfare concerns. However, stationary sidewalk vendors (as opposed to roaming sidewalk vendors) may be prohibited in areas zoned exclusively residential.
Restrict the overall number of sidewalk vendors permitted to operate within the local authority’s jurisdiction, unless the restriction is directly related to objective health, safety, or welfare concerns.
Require a sidewalk vendor to first obtain the consent or approval of any non-governmental entity or individual (private business or property owners) before he or she can sell food or merchandise.
Under the law, a local municipality may adopt certain objective requirements regulating the time, place, and manner of sidewalk vending if the requirements are directly related to objective health, safety, or welfare concerns including, but not limited to, any of the following:
Limitations on hours of operation (provided they are not unduly restrictive). Requirements to maintain sanitary conditions.
Requirements necessary to ensure compliance with the federal Americans with Disabilities Act and other disability access standards.
Requiring the sidewalk vendor to obtain a permit for sidewalk vending and a valid business license. Requiring the sidewalk vendor to possess a valid California Department of Tax and Fee Administration (“CDTFA”) seller’s permit.
Prohibiting stationary s idewalk vendors, but not roaming vendors, in areas zoned exclusively residential.
Prohibiting stationary sidewalk vendors (as opposed to roaming sidewalk vendors) from vending in a municipal park if an operator in the park has signed an agreement for conce ssions that exclusively permits the sale of food or merchandise by the concessionaire. Prohibiting sidewalk vendors in areas located within the immediate vicinity of a permitted certified farmers’ market or a permitted swap meet during the limited operatin g hours of that certified farmers’ market or swap meet. The statute additionally provides definitions of “certified 177
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farmers’ market” in accordance with the Food and Agricultural Code and “swap meet” in accordance with the Business and Professions Code.
In City parks, prohibiting activity to ensure the public’s use and enjoyment of natural resources and recreational opportunities and necessary to prevent an undue concentration of commercial activity that unreasonably interferes with the scenic and natural character of the park. Prohibiting sidewalk vendors within the immediate vicinity of an area designated for a temporary special permit for the duration of the temporary special permit. A temporary special permit is “a permit issued by the local authority for the temporary use of, or encroachment on, the sidewalk or other public area, including, but not limited to, an encroachment permit, special event permit, or temporary event permit” for purposes such as parades and outdoor concerts. Requiring a sidewalk vendor to submit certain information on his or her operations (e.g. name of vendor; type of merchandise; CDTFA permit number; if seller is agent of another, the name of the principal, etc.).
Requiring compliance with other generally applicable laws.
Objective health, safety, or welfare concerns” are not defined in the Act. However, SB 946 makes clear that “perceived community animus or economic competition does not constitute an objective health, safety, or welfare concern.”
C. Entrepreneurship and Economic Development Opportunities
Sidewalk Vending is a form of business in a continuum of retail business types that an entrepreneur can utilize to grow their customer base including:
At Home Business (including cottage food business)
Microenterprise Home Kitchen Operations (“MEHKO”)
Farmers Markets
Special Events
Sidewalk Vending
Food Trucks
Retail Locations
E-commerce
These types of businesses are currently required to have an Escondido Business License and a valid County health permit if they are vending food items.
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City business license required? County health permit required for food business?
At Home Business Yes Yes
MEHKO Yes Yes
Farmers Market Yes Yes
Special Event Yes Yes
Sidewalk Vending Yes Yes
Food Truck Yes Yes
Retail Location Yes Yes
Proposed Ordinance No. 2026-04 ensures fair rules, public safety, and clear pathways for small business success by establishing clear standards that all sidewalk vendors must meet to protect public health and safety. It also creates a fair and consistent process for all businesses operating in the City, allowing the City to accurately track how many of these business types are active. In addition, the ordinance supports small business growth by creating a pathway for retail ve ndors to transition into permanent brick‑ and‑ mortar locations. By reducing regulatory uncertainty, the ordinance helps small businesses save time, avoid compliance issues, and focus their resources on long‑ term stability and expansion.
D. Safe Sidewalk Vending Ordinance (Ordinance 2026-04)
The proposed ordinance establishes a comprehensive regulatory framework for sidewalk vending within the City to address objective health, safety, and welfare concerns while remaining business‑ friendly and promoting trust and accountability. It aligns with state law and incorporates local conditions to ensure effective implementation.
The Ordinance includes provisions consistent with state law and addresses:
Permitting requirements including issuance, revocation and non-renewal Appeals of permit decisions
Regulation of vending locations
Regulation of vending equipment and sanitary conditions Prohibited sales
Enforcement including penalties, fines and ability-to-pay determinations Appeals of enforcement actions
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In addition to the adoption of Escondido Municipal Code Chapter 16, Article 9, §§ 16-410 through 16-425, the Ordinance repeals Escondido Municipal Code § 18 -101 as being inconsistent with state law and amends §§ 18-103, 23-4 and 23-5 to include language referring to Article 9 to ensure consistency across the municipal code on all matters relating to sidewalk vending.
ORDINANCES
a. Ordinance No. 2026-04
b. Ordinance No. 2026-04—Exhibit “A” — Chapter 16 License and Business Regulations Generally- Article 9. Sidewalk Vending
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ORDINANCE NO. 2026-04
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ESCONDIDO, CALIFORNIA, ADOPTING AND ADDING TO
THE ESCONDIDO MUNICIPAL CODE CHAPTER 16,
ARTICLE 9, SECTIONS 16 -410 THROUGH 16 -425;
REPEALING SECTION 18-101; AMENDING SECTIONS 18-
103, 23-4, AND 23-5, REGULATING SIDEWALK VENDING
The City Council of the City of Escondido, California does ordain as follows:
SECTION 1. The City Council makes the following findings:
a) WHEREAS, in 2018, the California Legislature passed Senate Bill 946, the Safe Sidewalk Vending Act (“Act”) effective January 1, 2019, adding Chapter 6.2 to Part 1 of Division 1 of Tit le 5 of the California Government Code; and
b) WHEREAS, certain sections of the Escondido Municipal Code restrict sidewalk vendors ability to do business in the City of Escondido (“City”) and may conflict with state law , including Government Code § 51037; and
c) WHEREAS, the Escondido City Council (“City Council”) seeks to comply with state law and recognizes that sidewalk vending provides important entrepreneurship and economic development opportunities to low -income and immigrant communities, contribute to a vibrant and dynamic public space, and increase access to culturally significant goods and merchandise; and d) WHEREAS, the City Council also seeks to protect the he alth, safety and welfare of the public and the use and enjoyment of public spaces, natural resources and recreational opportunities with the City; and
e) WHEREAS, the City Council finds that there is a need to regulate the sale of food and merchandise in the public right-of-way and ensure that trash and debris are removed; and 181
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f) WHEREAS, regulations are needed to ensure that street a nd sidewalk vendors prepare food safely and according to applicable health regulations; and g) WHEREAS, regulations are needed to accommodate sidewalk vending while safeguarding pedestrian and vehicular movement and access on and near sidewalks, recreation areas, access points, roadways, and thoroughfares; and
h) WHEREAS, to ensure adequate time to implement sidewalk vending permit procedures and educate street vendors on sidewalk vending requirements, this Ordinance shall be effective after a reasonable period of time to allow for the development of sufficient guidelines and education; and j) WHEREAS, through its Economic Development Subcommittee, the City has conducted a series of public hearings and taken input from members of the public and stakeholders on proposed sidewalk vendor regulations; and
k) WHEREAS, it is the best public interest of the public to adopt an ordinance which sets forth fair, reasonable and lawful regulations on sidewalk vending in the City’s jurisdiction.
SECTION 2: Proper notices of a public hearing have been given and public hearings have been held before the Economic Development Subcommittee and City Council on this issue.
SECTION 3. The City Council has duly reviewed and considered all evidence submit ted at said hearings, including without limitation:
a. Written information;
b. Oral testimony from City staff, interested parties, and the public; 182
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c. The City Council staff report, dated March 4, 2026, which, along with its attachments are incorporated herein by this reference as though fully set forth herein; and d. Additional information submitted during the public hearing.
SECTION 4. Upon consideration of the submitted evidence, Chapter 16, License and Bus iness Regulations Generally, of the Escondido Municipal Code is hereby amended to add Article 9, Sidewalk Vending, as set forth in Exhibit “A” to this Ordinance and incorporated herein by reference as though fully set forth herein.
SECTION 5. Upon consideration of the submitted evidence, Escondido Municipal Code section 18- 101, Vending peddling generally, is repealed as follows:
Sec. 18-101. Vending, peddling generallyRepealed.
No person shall expose or offer for sale any article or thing, nor shall he or she station or place any stand, cart, or vehicle for the transportation, sale or display of any such article or thing in any recreational area. An exception to this prohibition is made to any regularly licensed concessionaire or nonprofit organization in conjunction with community-sponsored events acting by permit and under the authority and regulation of the community services director.
SECTION 6. Upon consideration of the submitted evidence, Escondido Municipal Code section 18- 103, Advertising articles or services for sale or hire, is amended as follows:
Sec. 18-103. Advertising articles or services for sale or hire.
No person shall announce, advertise or call the public attention in any way to any article or service for sale or hire in any recreational area, except when authorized by a permit issued in advance by the 183
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community services director or as authorized by the Safe Sidewalk Vending Ordinance (Chapter 16, Article 9, of this Code).
SECTION 7. Upon consideration of the submitted evidence, Escondido Municipal Code section 23- 4, Merchandise on sidewalks, is amended as follows:
Sec. 23-4. Merchandise on sidewalks.
It is unlawful to place or leave, or permit to be placed o r left, any goods, wares, merchandise, or other obstructions on the sidewalk in the city beyond the line of the building except as permitted by Ordinance 92-43 (Display and Sale of Retail Merchandise)Chapter 33, Article 73 (Temporary Uses, Outdoor Display and Sale of Retail Merchandise), of this Code , or the Downtown Revitalization Area Specific Plan (91-02-SP), or the Safe Sidewalk Vending Ordinance (Chapter 16, Article 9, of this Code).
SECTION 8. Upon consideration of the submitted evidence, Escondido Municipal Code section 23- 5, Placing merchandise, tools on outer side of sidewalk, is amended as follows:
Sec. 23-5. Placing merchandise, tools on outer side of sidewalk.
It is unlawful to place on the outer or street side of a sidewalk any goods , wares, tools or merchandise except as permitted by the Safe Sidewalk Vending Ordinance (Chapter 16, Article 9, of this Code).
SECTION 9. ENVIRONMENTAL REVIEW. The proposed amendments to Escondido Municipal Code Chapter 16, License and Business Regulations Generally, are not a project within the meaning of Section 15378 of the California Environmental Quality Act (“CEQA”) Guidelines because there is no potential for the proposed amendments to result in a physical change in the environment, either directly or indirectly, or a reasonably foreseeable indirect physical change in the environment. In the event the proposed 184
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amendments are found to be a project within the meaning of Section 15378 of the CEQA Guidelines, the proposed amendments are exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) because it can be seen with certainty that there is no possibility of a significant effect on the environment.
SECTION 10. SEVERABILITY. If any section, subsection sentence, clause, phrase, or portion of this ordinance is held invalid or unconstitutional for any reason by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and such holding shall not affect the validity of the remaining portions.
SECTION 11. As of the effective date of this ordinance, all ordinances or parts of ordinances in conflict herewith are hereby repealed.
SECTION 12. The City Clerk is hereby directed to certify to the passage of this ordinance and to cause the same or a summary to be published one time within 15 days of its passage in a newspaper of general circulation for the City of Escondido.
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Ordinance No. 2026-04
Exhibit “A”
Chapter 16
LICENSE AND BUSINESS REGULATIONS GENERALLY
ARTICLE 9. SIDEWALK VENDING
Sec. 16-410. Title.
Sec. 16-411. Definitions.
Sec. 16-412. Sidewalk vending permit requirement.
Sec. 16-413. [Reserved]
Sec. 16-414. Sidewalk vending permit issuance.
Sec. 16-415. Sidewalk vending permit denial, revocation and non-renewal.
Sec. 16-416. Notice of denial, revocation or non-renewal.
Sec. 16-417. Appeal of denial, revocation or non-renewal.
Sec. 16-418. Sidewalk vending generally.
Sec. 16-419. Sidewalk vending locations.
Sec. 16-420. Sidewalk vending in recreational areas.
Sec. 16-421. Roaming and stationary sidewalk vending.
Sec. 16-422. Sidewalk vending equipment.
Sec. 16-423. Cooking equipment.
Sec. 16-424. Prohibited sales.
Sec. 16-425. Penalties and fines.
Sec. 16-410. Title.
This article shall be known as the Safe Sidewalk Vending Ordinance.
Sec. 16-411. Definitions.
The following definitions apply to this article; words and phrases whenever used in this article shall be construed as defined in this section, unless from the context a different meaning is intended or unless a different meaning is specifically defined and more particularly directed to the use of such words or phrases:
Public right-of-way shall include a public easement for sidewalks, parkways, curbs, gutters, alleys or other property dedicated to and accepted by the City for public use.
Recreational area(s) shall have the same meaning as recreational area in section 18-67(c) of this code.
Residential areas mean any area that is zoned for residential uses, including, R-A, R-E, R-1, R- T, R-2, R-3, R-4 and R-5 zones, and areas of specific plans designated exclusively for residential uses.
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Ordinance No. 2026-04
Exhibit “A”
Roaming sidewalk vendor(s) shall have the same meaning as roaming sidewalk vendor in section 51036 of the California Government Code.
Sidewalk shall mean a paved or hardscape path or walkway that is specifically designed for pedestrian travel. Sidewalk does not include areas designed primarily for vehicular or bicycle travel or the conveyance of storm water, any area planted with landscaping or consisting of dirt or sand.
Sidewalk vending permit shall mean a written approval issued by the City of Escondido required to perform any form of sidewalk vending in the jurisdiction of the City.
Sidewalk vendor(s) or vendor(s) shall have the same meaning as sidewalk vendor in section 51036 of the California Government Code.
Stationary sidewalk vendor(s) shall have the same meaning as stationary sidewalk vendor in section 51036 of the California Government Code.
Vending equipment means any pushcart, stand, display, pedal-driven cart, wagon, showcase, rack, or other nonmotorized conveyance used for vending.
Sec. 16-412. Sidewalk vending permit requirement.
(a) All sidewalk vendors shall obtain a sidewalk vending permit even if the sidewalk vendor is employed or engaged by another person, or will use vending equipment owned by another person.
(b) Prior to applying for a sidewalk vending permit, a sidewalk vendor shall:
(1) obtain a valid California Department of Tax and Fee Administration seller’s permit that notes the City of Escondido as a location or sub-location, which is valid for the duration of the sidewalk vending permit;
(2) for those sidewalk vendors selling food, obtain both:
(A) a valid County of San Diego Department of Environmental Health & Quality (DEHQ) Health Permit applicable to the vending equipment to be used for food preparation and storage to the extent required by law; and
(B) either a Manager’s Food Safety Certificate or a San Diego County Food Handlers Card applicable to the sidewalk vendor to the extent required by law; and
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Ordinance No. 2026-04
Exhibit “A”
(3) obtain a business license issued to the sidewalk vendor, or if the sidewalk vendor is an employee, the person employing the sidewalk vendor obtains a business license.
(c) To obtain a sidewalk vending permit, a sidewalk vendor must submit a permit application form provided by the city with such information as the City Manager or designee deems reasonably necessary to administer this article.
(d) Each sidewalk vending permit application shall be accompanied by a non-refundable permit fee as established by resolution of the city council.
Sec. 16-413. [Reserved]
Sec. 16-414. Sidewalk vending permit issuance.
(a) Sidewalk vending permits shall be issued by the City Manager or designee.
(b) Sidewalk vending permits shall be valid for one (1) year from the date of issuance and must be renewed annually.
(c) A sidewalk vendor shall notify the City Manager or designee in writing of any material changes to the facts provided in a sidewalk vending permit application before vending.
(d) A sidewalk vending permit that is sold, assigned, or transferred is null and void.
(e) Sidewalk vending permits do not provide an exclusive right to operate on any public space, pedestrian path, sidewalk or portions thereof.
Sec. 16-415. Sidewalk vending permit denial, revocation and non-renewal.
(a) A sidewalk vending permit may be revoked for the term of that sidewalk vending permit upon the fourth violation or subsequent violations of this article.
(b) A sidewalk vending permit shall not be issued or renewed if the sidewalk vendor owes any outstanding administrative fines associated in any way with a previous violation of this article by the sidewalk vendor.
(c) A sidewalk vending permit application may be denied, or a sidewalk vending permit may be revoked or not renewed, for any of the following reasons:
(1) provision of false statements or information by the sidewalk vendor in a sidewalk vending permit application;
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Exhibit “A”
(2) failure of the sidewalk vendor to notify the City Manager or designee of any material changes to the information provided in a sidewalk vending permit application after the issuance of a permit including, but not limited to, lapse of commercial general liability insurance if required by this Code; and
(3) violation of other local, state, or federal laws while operating as a sidewalk vendor.
Sec. 16-416. Notice of denial, revocation or non-renewal.
(a) Service of notice of denial of a sidewalk vending permit application, or revocation or non-renewal of a sidewalk vending permit, shall be by first class mail to the address listed on the initial application or to any subsequent address provided to the city by the sidewalk vendor.
(b) Notice of denial of a sidewalk vending permit application, or revocation or non-renewal of a sidewalk vending permit, shall include:
(1) any and all specific grounds for denial, revocation or non-renewal;
(2) the effective date of the denial, revocation or non-renewal; and
(3) the right to appeal the denial, revocation or non-renewal.
Sec. 16-417. Appeal of denial, revocation or non-renewal.
A decision to deny, revoke or not renew a sidewalk vending permit may be appealed pursuant to Article 5 of this chapter.
Sec. 16-418. Sidewalk vending generally.
(a) Sidewalk vendors shall visibly display their business license and sidewalk vending permit on their vending equipment at all times when vending. A sidewalk vendor vending from their person shall keep their business license and sidewalk vending permit on their person at all times when vending.
(b) Sidewalk vendors shall not vend to any individuals traveling within motor vehicles along a public roadway.
(c) Sidewalk vendors shall not display any food or merchandize less than 28 inches off the ground or attached to or on top of any utility pole, street sign, bus stop, trash can, traffic pole, or other public structure.
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Exhibit “A”
(d) Sidewalk vendors shall have a waste receptacle available for customers and vending operations and ensure that the 10-foot area immediately surrounding the vending equipment is kept clean and free of trash, debris and fluid leakage.
Sec. 16-419. Sidewalk vending locations.
(a) Except as otherwise provided in section 16-420, sidewalk vendors shall only vend on sidewalks or other pedestrian paths.
(b) No vending of any kind shall take place in the following locations:
(1) any area that blocks pedestrian or vehicle access;
(2) any area that obstructs traffic signals or regulatory signs;
(3) any area that blocks or inhibits access to gates or entry points for public facilities, including above and below surface public improvements, facilities, or structures;
(4) any painted traffic island or median;
(5) any bike path;
(6) any multi-lane thoroughfares where curbside parking is prohibited which are depicted as Super Prime Arterial, Prime Arterial, Super Major and Major Roadways in the Circulation Element of the Escondido General Plan;
(7) within 18 inches from the edge of a curb;
(8) within 50 feet of any other sidewalk vendor;
(9) within 50 feet of any bus stop;
(10) within 100 feet of any:
(A) vehicle entrance of any fire station, police department, hospital or any other structure involved in health and safety emergency matters, or
(B) event that is issued a special event permit or temporary use permit by the city, including farmers markets, street fairs, parades and other private events;
(11) within 500 feet of any private or public K-12 school while children are going to or from the school, during a recess period or within 30 minutes before or after the school’s opening or closing hours.
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Ordinance No. 2026-04
Exhibit “A”
Sec. 16-420. Sidewalk vending in recreational areas.
The following provisions apply in recreational areas:
(a) Sidewalk vendors shall only vend within the hours of operation of any recreational area in which they are vending. Where there are no designated hours of operations of a recreational area, sidewalk vendors shall only vend from sunrise to sunset.
(b) Vending within recreational areas is allowed alongside sidewalks or other pedestrian paths.
(c) A valid park and facility use agreement with the city or special event permit obtained pursuant to Article 4 of this Chapter may waive these requirements for limited engagements or events.
Sec. 16-421. Roaming and stationary sidewalk vending.
(a) Roaming sidewalk vendors in residential areas may vend between the hours of 8:00 a.m. and sunset.
(b) Stationary sidewalk vendors shall not vend in residential areas.
(c) Stationary sidewalk vendors shall not vend in any recreational area if the recreational area operator has signed an agreement for concessions that exclusively permits the sale of food or merchandise by a specified concessionaire, provided that notice by signage or other means is provided to the stationary sidewalk vendor.
Sec. 16-422. Sidewalk vending equipment.
(a) To maintain accessibility standards, sidewalk vendors shall not place any obstruction on the sidewalk that would reduce the width of the sidewalk or pedestrian path to less than forty- eight inches, excluding the curb, or as otherwise required by state or federal law.
(b) Vending equipment and accessories including, but not limited to, signs, umbrellas, ice chests, chairs or benches, shall not be:
(1) left unsecured;
(2) attached to or contact any utility pole, street sign, bus stop, trash can, traffic pole, or other public structure; or
(3) left unaccompanied, stored, parked or left overnight on a public street, alley, highway, parking lot, sidewalk or right-of-way at any time. 191
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Exhibit “A”
(c) Sidewalk vendors shall not set up customer seating areas. Sidewalk vendors may only have a chair for personal use.
(d) Sidewalk vendors shall not erect, place, or maintain any tent canopy or other temporary shelter in or above the public right-of-way or public place.
(e) Sidewalk vendors shall only use, maintain or possess up to (2) umbrellas. When in use, each umbrella shall not exceed ten (10) feet in height as measured from ground level to its highest point. The umbrella must be made of a sturdy and safe material and must be attached and anchored to the sidewalk vending equipment in such a way that sudden bursts of wind will not dislodge it. Such umbrella shall not obstruct or impede movement along the sidewalk or pedestrian path.
(f) Sidewalk vendors may place one sign on or immediately adjacent to their sidewalk vending equipment no greater than four square feet. Signs placed in the public right-of-way are subject to the restrictions in Section 17-22 of this Code.
(g) Electrical cords shall not be connected to any public outlet, laid across any sidewalk or pedestrian path, or pose a tripping hazard to customers.
Sec. 16-423. Cooking equipment.
(a) Sidewalk vendors shall not use any portable cooking equipment, gas-fueled appliance, or any open flame unless approved and permitted by the DEHQ.
(b) Sidewalk vendors with required permits from the DEHQ may use portable cooking equipment authorized by such permits subject to the following regulations:
(1) While the portable cooking equipment is in operation:
(A) it must be kept at least 20 feet from any permanent structure or any area in which the fire marshal determines that a fire hazard exists; and
(B) it must be attended.
(2) Sidewalk vendors must regularly clean the portable cooking equipment to remove grease and food buildup.
(3) Sidewalk vendors shall test all connections to cooking equipment for potential leaks using soap and water before each use.
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Ordinance No. 2026-04
Exhibit “A”
(c) Sidewalk vendors that serve food or beverages must comply with all conditions of their DEHQ permit including, but not limited to, vending from a permitted conveyance.
(d) Sidewalk vendors shall comply with the City of Escondido’s Municipal Separate Storm Sewer System Management and Discharge provisions in Chapter 22, Article 2, of the Code.
Sec. 16-424. Prohibited sales.
Sidewalk vendors are prohibited from vending the following goods: alcoholic beverages; tobacco and tobacco products; vaping products; smoking and drug related paraphernalia, not including apparel; cannabis and cannabis products; weapons, including knives, guns, fireworks, or explosive devices; BB devices or imitation firearms; pharmaceuticals; live animals; pirated or stolen merchandise; and other products prohibited by local, state and federal laws.
Sec. 16-425. Penalties and fines.
(a) Any violation of this article by a sidewalk vendor holding a valid sidewalk vending permit shall be punished as follows:
(1) A written warning for a first violation.
(2) An administrative fine of $100 for a second violation within one year of the written warning issued pursuant to section 16-425(a)(1).
(3) An administrative fine of $200 for a third violation within one year of the first violation of section 16-425(a).
(4) An administrative fine of $500 for a fourth violation and each additional violation within one year of the first violation of section 16-425(a).
(b) Any sidewalk vendor found vending without a sidewalk vending permit, if required pursuant to this article, shall immediately cease vending and be subject to the following:
(1) A written warning for a first violation.
(2) An administrative fine of $250 for a second violation within one year of the written warning issued pursuant to section 16-425(b)(1).
(3) An administrative fine of $500 for a third violation within one year of the first violation of section 16-425(b).
(4) An administrative fine of $1,000 for each additional violation within one year of the first violation of section 16-425(b).
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Ordinance No. 2026-04
Exhibit “A”
(c) An administrative fine issued under the administrative fine schedule set forth in subsection (b) shall be reduced to the administrative fine schedule set forth in subsection (a) with proof of a valid sidewalk vending permit issued by the City.
(d) With regards to sidewalk vendors only, failure to pay an administrative fine issued pursuant to subsections (a) and (b) shall not result in additional fines, fees, assessments, or any other financial conditions beyond those authorized in subsection (a) and (b) being assessed.
(e) Upon discovering or observing any violation of this article for which an administrative fine has been prescribed under subsection (a) and (b), the enforcement officer may issue an administrative citation to the violator in the manner prescribed in section 1A-6 of this code.
(f) The content of the administrative citation shall be consistent with those required under section 1A-8 of this code. Additionally, the administrative citation shall include a statement describing the responsible party’s right to request an ability-to-pay determination and provide instructions for requesting an ability-to-pay determination.
(g) An ability-to-pay determination shall be made by the City Manager or designee. If the City Manager or designee finds the person meets the criteria described in California Government Code section 68632(a) and (b), or any successor section, the City Manager or designee shall order the City to accept, in full satisfaction, 20 percent of the administrative fine or waive the administrative fine imposed pursuant to this article. The City Manager or designee’s determination shall be final.
(h) An administrative citation may be appealed pursuant to section 1A-9 of this code.
(i) A violation of this article shall not be punishable as a misdemeanor. 194
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STAFF REPORT
March 4, 2026
File Number 0875-55
SUBJECT
PUBLIC HEARING TO APPROVE A SUBSTANTIAL AMENDMENT TO THE 2025-2029 CONSOLIDATED PLAN AND 2025-2026 ANNUAL ACTION PLAN TO EXPAND AND INCREASE HOME FUNDING FOR THE RENTAL SUBSIDY PROGRAM.
DEPARTMENT
Development Services Department, Housing & Neighborhood Services
RECOMMENDATION
Request the City Council of the City of Escondido conduct a public hearing and adopt Resolution No. 2026-33 amending the 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan to expand and increase HOME funding for the Rental Subsidy Program.
Staff Recommendation: Approve (Development Services: Kevin Snyder, AICP, Director of Development Services)
Presenter: Danielle Lopez, Housing Manager and Norma Olquin, Management Analyst ESSENTIAL SERVICE – No
COUNCIL PRIORITY – N/A
FISCAL ANALYSIS
As an entitlement city, the City receives an annual formula allocations of HOME Program funding from HUD. There is no direct or indirect impact to the City’s General Fund.
PREVIOUS ACTION
On June 25, 202 5, the City Council a dopted Resolution 2025 -69 that approved Fiscal Year ( “FY”) 2025- 2029 Consolidated Plan and FY 2025 -2026 Annual Action Plan for the use of CDBG and HOME funds, conditionally committed funds to projects, authorized the Director of Community Development to execute contracts as appropriate and approved the submittal of the FY 2025-2029 Consolidated Plan and the FY 2025-2026 Annual Action Plan to HUD.
On October 15, 2025, the City Council received an update on the HOME Investment Partnership Program (“HOME”) and provided guidance on program changes. Details on proposed changes are addressed in the Proposed Substantial Amendment section of this report.
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On January 28, 2026, the City Council received a report from City staff describing the proposed substantial amendment to the 2025 -2029 Consolidated Plan and 2025 -2026 Annual Action Plan and provided direction to expand the Rental Subsidy Program.
BACKGROUND
HOME is a federal block grant program that p rovides funding to states and cities to be used exclusively for affordable housing activities to benefit low -income households. Funds for HOME are appropriated annually to the Department of Housing and Urban Development ( “HUD”), which in turn distributes funding to states and cities. The City of Escondido is considered an entitlement jurisdiction and receives an annual allocation from HUD for the operations of its HOME program. The funding is determined by a formula, based on population, age of rental units in the city, and poverty levels.
As a recipient of HOME federal funds, the City is required to submit a five-year Consolidated Plan, and an Annual Action Plan that is required for each year of the Consolidated Plan period. The Consolidated Plan and Action Plan identify the community’s housing needs and describes in detail how HOME and other HUD block grant funds will be used to meet those needs. Cities can administer HOME funds themselves, or they can designate public agencies or nonprofit organizations t o administer all or part of the HOME program on their behalf.
At its October 15, 2025 meeting, the City Council provided guidance regarding its desire to expand HOME programs, that triggered the substantial amendment process. Below are the steps that have been taken to date:
January 22, 2026 , Staff conducted a community outreach meeting to solicit public feedback on proposed changes;
January 28, 2026 , the City Council c onducted the first of two public hearings introducing the potential amendment;
January 29, 2026 to February 28, 2026, Staff provided a 30-day public comment period; and March 4, 2026, the City Council will conduct the second public hearing to approve the submittal of the proposed amendment to HUD for final approval.
PPROPOSED SUBSTANTIAL AMENDMENT - Expansion of the Rental Subsidy Program:
Current Program
Budget: $72,000, Serving 30 households annually.
For eligible residents, this program currently provides subsidy payments of $200 per month, paid directly to an apartment or mobilehome p ark manager/owner, on a quarterly basis. Assistance is available on a first-come, first-served basis to eligible applicants.
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Residents are eligible for this program if:
They are at least 62 years old;
Their principal place of residence is within the City of Escondido; Their apartment complex or mobilehome park manager agrees to participate in the subsidy program;
They do not receive rental assistance under any federal housing assistance program (including Section 8 or HUD);
They are on the Section 8 waiting list;
Their assets, (such as bank accounts, stocks, bonds, etc.) do not exceed $25,000; and Their gross income meets the extremely low-income requirements (0–30% AMI).
The proposed amendment includes:
Increasing the budget from $72,000 to $388,000;
Increasing the monthly subsidy from $200 to up to $400 per household and tying the assistance amount to the household income, allowing households at lower AMI levels to receive a higher subsidy. For example:
o a household at or below 30% AMI would receive the full $400 o a household at or below 60% AMI would receive $300
Increasing the number of households served from 30 to 80; Opening up the program to all ages; and
Removing the requirement of being on the Section 8 waiting list.
Current recipients will not be affected by this amendment.
RECOMMENDATION
It is recommended that the City Council direct staff to move forward with the proposed amendment s to the Rental Subsidy Program. S taff believe th is amendment provide s the greatest public benefit and represent the most effective use of available funds.
RESOLUTIONS
a. Resolution No. 2026-33
b. Resolution No. 2026-33—Exhibit “A”—Consolidated Plan
ATTACHMENTS
a. Attachment “1”—Budget Adjustment
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RESOLUTION NO. 2026-33
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ESCONDIDO, CALIFORNIA, AMENDING THE CITY OF
ESCONDIDO FIVE-YEAR 2025-2029 CONSOLIDATED PLAN
AND ONE-YEAR 2025-2026 ACTION PLAN AND
APPROVING SUBMITTAL OF AMENDED PLAN TO THE
DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
WHEREAS, the City of Escondido (“City”) is a recipient of HOME Investment Partnership Program (“HOME”) funds from the United States Department of Housing and Urban Development (“HUD”); and WHEREAS, the City must submit an approved Annual Action Plan listing all HOME projects and their budgets before the beginning of each HOME program year; and WHEREAS, the City must file an Action Plan Amendment to ma ke a substantial change to the Annual Action Plan including an addition, modification, or elimination of a Consolidated Plan goal; an addition of a new activity not previously identified in the Annual Plan; or a change that affects the funding level of mor e than $25,000 for projects budgeted at $100,000 or less, or greater than 25 percent of projects budgeted at more than $100,000; and
WHEREAS, the City wishes to expand the Rental Subsidy Program , increasing the budget from $72,000 to $388,000, increasing the monthly subsidy from $200 to up to $400 per household , tying the assistance amount to the household income, increasing the number of households served from 30 to 80, opening up the program to all ages, and removing the requirement of being on the Section 8 waiting list; and
WHEREAS, the City desires at this time and deems it to be in the best public interest to amend the 2025-2029 Five-Year Consolidated Plan and FY 2025-2026 One-Year Action Plan for HOME funds. 198
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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 approves the amendment of the 2025-2029 Five-Year Consolidated Plan and FY 2020-2021 One-Year Action Plan, adding $316,000 to its Rental Subsidy program .
3. That th e City Council approves the submittal of the amended 2025-2029 Five -Year Consolidated Plan and FY 202 5-2026 One-Year Action Plan to the Department o f Housing and Urban Development, including modifications to Sections SP-30, AP-35, AP-38, AP-55, and AP-60. Draft changes are attached to this Resolution as Exhibit “A,” and is incorporated by this reference.
4. That the Housing & Neighborhood Services Manager is hereby authorized to execute contracts with specific recipients, landlords, management companies, or owners for use of HOME funds in the amounts set forth above, provided such agreements have been approved as to form by the City Attorney.
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Executive Summary
ES-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)
1. Introduction
Incorporated in 1888, the city of Escondido (City) is about 18 miles inland, strategically located 100 miles south of Los Angeles and 30 miles northeast of San Diego. Surrounded by avocado and citrus groves, Escondido is a diverse, vibrant community. As an entitlement jurisdiction under the U.S. Department of Housing and Urban Development (HUD), the City receives federal funds in proportion to its population size, concentration of poverty, and other socioeconomic and demographic data. To receive such funds, the City must submit a Consolidated Plan every five years to HUD. This document is the City’s Consolidated Plan for the 2025 to 2029 period.
The Consolidated Plan is a five-year planning document that identifies needs within low-to-moderate- income (LMI) communities and outlines how the City will address those needs. Ultimately, it guides investments and helps achieve HUD’s mission of providing decent housing, suitable living environments, and expanded economic opportunities for LMI populations. Jurisdictions participating in any of the following HUD funding programs must submit a Consolidated Plan every five years:
Resolution No. 2026-33
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Community Development Block Grants (CDBG) – CDBG is a flexible funding source that can be used for both housing and non-housing activities, including neighborhood revitalization, workforce and economic development, community and nonprofit facilities, and infrastructure and public services in LMI communities.
HOME Investment Partnerships (HOME) – HOME is used for building, acquiring, and rehabilitating affordable housing for rent and homeownership. It may also be used for direct rental assistance to low-income residents.
Emergency Solutions Grants (ESG) – ESG funds programs and services supporting persons experiencing homelessness. This includes operating shelters, providing essential services to shelter residents, administering rapid rehousing programs, and homelessness prevention. Housing Opportunities for Persons with AIDS (HOPWA) – HOPWA supports low-income people living with HIV/AIDS and their families by providing affordable housing opportunities.
Based on its population size, the City of Escondido directly receives and distributes CDBG and HOME.
The City has received ESG funds in the past, but not in recent years. In the unlikely event that Escondido receives ESG funds during the 2025 to 2029 period, this Consolidated Plan would apply to ESG funds as well. The City does not receive HOPWA funds. The goals in this Consolidated Plan were developed through a collaborative process to identify the community's priority needs and outline the activities the City will undertake with these funds during the 2025 to 2029 period.
This Consolidated Plan includes the following components:
A Needs Assessment that identifies the community’s affordable housing, community development, and homelessness needs.
A Market Analysis that examines the existing housing market, public housing requirements, homeless population needs, and economic characteristics of the jurisdiction. A Strategic Plan outlining the strategies to address the identified priority needs over the next five years.
An Action Plan that summarizes the specific activities to be undertaken during the program year to address the priority needs.
2. Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview
The City determined its goals and priorities for the 2025-2029 Consolidated Plan based on community and stakeholder feedback, U.S. Census Bureau data, and data from 2-1-1 San Diego, the region’s Community Information Exchange (CIE). These priorities are as follows:
1. Support the development and preservation of affordable rental and homeownership units.
2. Expand access to supportive services to prevent and reduce homelessness, promote housing stability, and foster long-term solutions.
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3. Promote safe and healthy communities by improving public facilities, upgrading infrastructure, and supporting neighborhood revitalization efforts.
4. Deliver essential supportive services to vulnerable populations, including youth, families, and seniors with low to moderate incomes and individuals with special needs.
These priorities represent the varied needs that emerged during the Consolidated Plan development process. Note that fair housing services also falls within the housing priorities.
3. Evaluation of past performance
As part of the Consolidated Plan process, the City is required to submit an annual Consolidated Annual Performance and Evaluation Report (CAPER), which reports on how funds were spent, the households that benefited from the funds, and the progress toward meeting its annual goals for housing and community development activities. These reports are posted on the City’s website.
The City has successfully implemented housing, homelessness, and public facilities activities in the previous Consolidated Plan cycle, impacting the lives of thousands of residents with low to moderate incomes. It is anticipated that the City and its partners will continue to positively impact residents through collaborative efforts. Below is a summary of some of the outcomes achieved during the first four years of the previous five-year Consolidated Plan cycle. Final outcome data for the previous Consolidated Plan cycle will be presented to HUD with the submittal of the Program Year 2024-25 CAPER.
1,628 households served through the provision of public service activities intended to increase access to recreational, educational, and healthcare resources 10 affordable ownership units assisted
2 households provided direct financial homebuyer assistance 14,540 businesses assisted
217 persons served through homelessness prevention services 190 persons experiencing homelessness were served in overnight shelters
4. Summary of citizen participation process and consultation process The City’s community participation process was informed by the Citizen Participation Plan, which outlines the framework for engaging the community and providing notifications for public meetings and hearings. To ensure broad community involvement, the City organized three community meetings at the following times and locations:
November 12, 2024, Park Avenue Community Center, 12:30 PM November 12, 2024, Escondido City Hall, 6:30 PM
December 5, 2024, East Valley Community Center, 6:30 PM Resolution No. 2026-33
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Additionally, the City distributed both a Community Needs Assessment Survey and a stakeholder survey to gather input. To increase accessibility, the Community Needs Assessment Survey was made available in Spanish, and Spanish translation was made available at the community meetings. A public hearing was held before the City Council on March 19, 2025, to accept input from the public on the Consolidated Plan and establish priorities for spending HOME and CDBG during the 2025 to 2029 period. City Council also discussed and approved the allocation process for distributing funds for FY 2025-26. The Consolidated Plan was then made available for public review and comments for 30 days at Escondido City Hall and on the City's website, from April 24 to May 23, 2025. No public comments were received during this time. A second public hearing was held on June 25, 2025, to review and adopt the Final Consolidated Plan and FY 2025-26 Action Plan. Public notices for each hearing were published at least 10 days prior to the date of the hearing in the Escondido Times -Advocate newspaper, as well as posted at City Hall. All community engagement efforts are detailed further in the Process section of this plan.
5. Summary of public comments
Feedback on community needs was collected through community meetings, a Community Needs Assessment Survey, a stakeholder survey, a public comment period, and two formal public hearings.
These comments provided insight into community needs and informed the goals of the Consolidated Plan. Top priority needs identified were homeless services, affordable housing development, and community services.
6. Summary of comments or views not accepted and the reasons for not accepting them All public comments were accepted and incorporated into Appendix F – Public Comments.
7. Summary
The City’s Consolidated Plan sets forth the housing and community development strategies and objectives for the five-year period of Program Years 2025 to 2029 and satisfies the statutory requirements for receiving CDBG, HOME, and ESG funds. The City of Escondido will comply with all applicable administration priorities and executive orders.
More than merely meeting requirements, however, the City is committed to providing every opportunity for residents and stakeholders in Escondido to participate in the Consolidated Plan process and expanding opportunities for its LMI residents to thrive. This Consolidated Plan and the associated community engagement process are indicative of that commitment.
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The Process
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b)
1. Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.
Agency Role Name Department/Agency
Lead Agency Escondido
CDBG Administrator Escondido Housing and Neighborhood Services Division
HOPWA Administrator
HOME Administrator Escondido Housing and Neighborhood Services Division
ESG Administrator Housing and Neighborhood Services
Division
HOPWA-C Administrator
Table 1 – Responsible Agencies
Narrative
The City’s Housing and Neighborhood Services Division is the lead agency responsible for the preparation and administration of the Consolidated Plan, corresponding Annual Action Plans, CAPERs, and the CDBG, ESG, and HOME programs.
Consolidated Plan Public Contact Information
Danielle Lopez
Housing and Neighborhood Services Manager
City of Escondido
Phone: (760) 839-4518
Email: [email protected]
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PR-10 Consultation – 91.100, 91.110, 91.200(b), 91.300(b), 91.215(I) and
91.315(I)
1. Introduction
As part of the Consolidated Plan development process, the City of Escondido prioritizes broad citizen participation. Every effort has been made to engage all segments of the community, particularly those who may benefit from HOME, CDBG, and ESG funds.
Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I)).
The City of Escondido has long been committed to fostering relationships with local community groups.
Several nonprofit organizations in the community have been working with the City to manage programs and projects that assist residents with lower incomes. A variety of support services in the areas of education, job training, and homeless, senior, and youth services also augment the City’s efforts in these areas. The City maintains an updated agency list and has included all interested groups in the Consolidated Plan development. In addition, City staff periodically attends Community Alliance For Escondido (CAFE) meetings where information from different service and housing agencies in the City is exchanged. The City also participates in quarterly convenings of local CDBG program administrators.
Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness The San Diego Regional Task Force on Homelessness (RTFH) is the regional Continuum of Care for San Diego County. The RTFH is an integrated group of local government members, private individuals, and business and nonprofit stakeholders with a goal of ending homelessness in the San Diego region. The RTFH uses a web-based information technology system, Homeless Management Information System (HMIS), to capture and report on client, project, and system-level information regarding homeless services utilization, performance, and outcomes. The RTFH also uses a Coordinated Entry System (CES), as required by HUD, to increase efficiency and mainstream resources. The RTFH (including the City of Escondido) meets periodically to discuss the coordination of services and housing for the homeless population.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS Resolution No. 2026-33
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The City of Escondido has not received ESG funds in recent years. If the City were to be awarded ESG funds in the 2025 to 2029 period, the City would coordinate with other regional agencies and determine the current needs and priorities for assisting the County’s homeless population and spending ESG funds.
2. Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities
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Table 2 – Agencies, groups, organizations who participated 1 Agency/Group/Organization 2-1-1 San Diego
Agency/Group/Organization Type Community Information
Exchange (CIE)
What section of the Plan was addressed by Consultation? Housing Need Assessment Market Analysis
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Provided localized data to inform
the Consolidated Plan.
2 Agency/Group/Organization COUNTY OF SAN DIEGO HEALTH
AND HUMAN SERVICES AGENCY
Agency/Group/Organization Type Other government - County What section of the Plan was addressed by Consultation? Housing Need Assessment Public Housing Needs
Market Analysis
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Consulted with various County
agencies to inform development
of Consolidated Plan.
3 Agency/Group/Organization Regional Task Force on
Homelessness
Agency/Group/Organization Type Regional organization
Continuum of Care
What section of the Plan was addressed by Consultation? Housing Need Assessment Public Housing Needs
Market Analysis
How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Provided localized data to inform
the Consolidated Plan.
4 Agency/Group/Organization The Alabaster Jar Project
Agency/Group/Organization Type Local non-profit organization What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Responded to stakeholder survey
to provide insight on community
needs.
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5 Agency/Group/Organization Escondido Education Compact Agency/Group/Organization Type Non-profit service provider What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Responded to stakeholder survey
to provide insight on community
needs.
6 Agency/Group/Organization Center for Community Solutions Agency/Group/Organization Type Local non-profit organization What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Responded to stakeholder survey
to provide insight on community
needs.
7 Agency/Group/Organization San Diego Children's Discovery Museum
Agency/Group/Organization Type Local non-profit organization What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Responded to stakeholder survey
to provide insight on community
needs.
8 Agency/Group/Organization United Way of San Diego County Agency/Group/Organization Type Local non-profit organization What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Responded to stakeholder survey
to provide insight on community
needs.
9 Agency/Group/Organization URBAN CORPS OF SAN DIEGO
Agency/Group/Organization Type Local non-profit organization What section of the Plan was addressed by Consultation? Housing Need Assessment How was the Agency/Group/Organization consulted and
what are the anticipated outcomes of the consultation or areas for improved coordination?
Responded to stakeholder survey
to provide insight on community
needs.
Identify any Agency Types not consulted and provide rationale for not consulting Resolution No. 2026-33
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No agency or organization was purposely excluded from providing input on the Consolidated Plan.
Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead
Organization
How do the goals of your Strategic Plan overlap with the goals of each plan?
Continuum of
Care
TBD Need to include CoC for ESG and homeless activities City of
Escondido
Housing
Element
City of
Escondido
The Housing Element is the State-recognized strategy for addressing the City's housing needs. This Consolidated Plan aligns with the goals outlined in the Housing Element.
Climate Action
Plan
City of
Escondido
The Climate Action Plan provides a roadmap for reducing greenhouse gas emissions (GHGs) through the implementation of various strategies, goals, actions, and supporting measures.
This Consolidated Plan aligns with the goals outlined in the Climate Action Plan.
Table 3 – Other local / regional / federal planning efforts Describe cooperation and coordination with other public entities, including the State and any adjacent units of general local government, in the implementation of the Consolidated Plan (91.215(l))
As previously noted, the Regional Continuum of Care includes representatives from all 18 cities in the county, nonprofit service providers, and other stakeholders committed to addressing homelessness in San Diego. This group collaborates to identify service gaps, set funding priorities, and implement a coordinated, systemic approach to homelessness. The City will continue working with County CDBG, HOME, and ESG entitlement jurisdictions, as well as local stakeholders, to align priorities and maximize the impact of available funding and resources.
Narrative (optional):
Please see above
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PR-15 Citizen Participation – 91.105, 91.115, 91.200(c) and 91.300(c)
1. Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting
To develop the Consolidated Plan, the City conducted an extensive public outreach and participation process, which involved the following components:
Community meetings
Community Needs Assessment Survey
Stakeholder survey
Public hearings
Public review of draft Consolidated Plan and FY 2025-26 Annual Action Plan During the Consolidated Plan development, three community meetings were held. Two meetings were held on November 12, 2024, and one meeting was held on December 5, 2024. A total of 22 people attended the three meetings and provided feedback on what they identified as the City’s most pressing community needs. Spanish translation was available at the community meetings and upon request at City Hall. At the meetings, attendees received extensive information about the Consolidated Plan, the citizen participation process, HUD requirements for an entitlement city, the amount of funding that the City anticipates receiving, and how those funds can be used by the City. The City and its consultants facilitated small group discussions during which the attendees’ feedback on community needs was recorded on worksheets.
Additionally, a Community Needs Assessment Survey was offered online and via hard copy. The survey was made available in English and Spanish. A total of 164 individuals responded to the survey. A copy of the survey is provided in Appendix C – Community Needs Assessment Survey Responses. A public notice was posted at City Hall and printed in the Escondido Times-Advocate newspaper at least 10 days prior to the City Council public hearing on April 03, 2025, to review the draft Consolidated Plan and open a 30-day public comment period. Notice of the public review and comment period was advertised through a publication in the Escondido Times-Advocate newspaper. The draft Consolidated Plan and FY 2025-26 Annual Action Plan were available on the City website and in a hard copy format at City Hall during the 30-day public comment period from April 24, 2025, to May 23, 2025.[NO3] No comments were received during the 30-day public review period. A second public notice was posted at City Hall and printed in the Escondido Times-Advocate newspaper on May 29, 2025, prior to the City Council meeting on June 25, 2025, at which the Consolidated Plan was approved. Two public comments were received. All public comments received during both Resolution No. 2026-33
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meetings are included in Appendix F of the Consolidated Plan. The findings from these outreach activities helped shape the priority needs in the Consolidated Plan.
Citizen Participation Outreach
Sort Orde
r
Mode of Outreac
h
Target of Outreac
h
Summary of
response/attendanc
e
Summary of
comments receive
d
Summary of comment
s not accepted
and reasons
URL (If
applicable)
1 In-person
community
meeting on
November 12,
2024 at 12:30 pm
Non-
targeted/broad
community
19 Home repair
assistance for
homeowners,
rental assistance,
homeless services,
senior programs,
and infrastructure
improvements
were identified as
top needs by
attendees.
All comments were
accepted.
Presentatio
n slides are
provided in
Appendix B.
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Sort Orde
r
Mode of Outreac
h
Target of Outreac
h
Summary of
response/attendanc
e
Summary of
comments receive
d
Summary of comment
s not accepted
and reasons
URL (If
applicable)
2 In-person
community
meeting on
November 12,
2024 at 12:30 pm
Non-
targeted/broad
community
1 Financial literary
education,
infrastructure
improvements,
homeless services,
and increasing
access to
homeownership
(e.g., down
payment
assistance) were
identified as top
needs by the
attendee.
All comments were
accepted.
Presentatio
n slides are
provided in
Appendix B
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Sort Orde
r
Mode of Outreac
h
Target of Outreac
h
Summary of
response/attendanc
e
Summary of
comments receive
d
Summary of comment
s not accepted
and reasons
URL (If
applicable)
3 In-person
community
meeting on
November 12,
2024 at 12:30 pm
Non-
targeted/broad
community
2 Homeless services,
housing for college
students,
community center
and library
improvements,
increased access to
resources, alley
improvements, and
affordable housing
(including
permanent
supportive housing)
were identified as
top needs by
attendees.
All comments were
accepted.
Presentatio
n slides are
provided in
Appendix B.
4 Public Meeting Non-
targeted/broad
community
Escondido Education
COMPACT/CAFE
Meeting.
Approximately 30
participants.
No comments
received.
No comments
received.
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Sort Orde
r
Mode of Outreac
h
Target of Outreac
h
Summary of
response/attendanc
e
Summary of
comments receive
d
Summary of comment
s not accepted
and reasons
URL (If
applicable)
5 In-person
community
meeting on
November 12,
2024 at 12:30 pm
Non-
targeted/broad
community
164 Homeless services,
affordable housing
development, and
community services
were identified as
the three areas of
greatest
community need by
survey
respondents.
All comments were
accepted.
URL closed;
survey and
responses
provided in
Appendix C
6 In-person
community
meeting on
November 12,
2024 at 12:30 pm
Key stakeholders 12 Affordable housing,
homeless services,
youth services,
workforce
development and
access to quality,
affordable
childcare services
were identified as
top needs by
survey
respondents.
All comments were
accepted.
URL closed;
survey and
responses
provided in
Appendix D
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7 Public Hearing Non-
targeted/broad
community
1 We are asking that
the 5-year plan
emphasizes the
importance of
proactive
protection of the
"Affordable
Housing" in Mobile-
Home Communities
by using these and
all other tools. We
are very interested
to find out what
levels the Federal
Government
requires of the City
of Escondido to
maintain HIGH
numbers of
"Affordable
Housing, in order
for the City of
Escondido to show
the PUBLIC the
ratio of Homes in
MH Parks that
maintain that US
HUD and all
requirements.
All comments were
accepted.
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Sort Orde
r
Mode of Outreac
h
Target of Outreac
h
Summary of
response/attendanc
e
Summary of
comments receive
d
Summary of comment
s not accepted
and reasons
URL (If
applicable)
8 Public Hearing Non-
targeted/broad
community
2 Representative
advocating for the
WeeCare Program.
Representative
advocating for
Voices for Children.
All comments were
accepted.
9 Public Meeting Non-
targeted/broad
community
Neighborhood
Leadership Forum. 20
participants.
Residents
advocating for
daycares,
sidewalks,
affordable housing,
and homeless
services.
All comments were
accepted.
10 Internet Outreach Non-
targeted/broad
community
8 More parks with
accessible
playgrounds, more
parking, resources
for homeless and
drug addiction,
affordable housing,
improve streets
and alleys.
All comments were
accepted.
11 Public Meeting Non-
targeted/broad
community
Homeless
Subcommittee
Meeting. 4 members
of the public.
Staff for Operation
Hope advocating
for funding.
All comments were
accepted.
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Sort Orde
r
Mode of Outreac
h
Target of Outreac
h
Summary of
response/attendanc
e
Summary of
comments receive
d
Summary of comment
s not accepted
and reasons
URL (If
applicable)
12 Public Meeting Non-
targeted/broad
community
Homeless
Subcommittee
Meeting. 2 members
of the public.
Resident
requesting
reinstatement of
community
advisory group for
homeless services.
All comments were
accepted.
Table 4 – Citizen Participation Outreach
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Needs Assessment
NA-05 Overview
Needs Assessment Overview
The primary source of data used in this needs assessment are HUD Comprehensive Housing Affordability Strategy (CHAS) tabulations, which are based on the U.S Census Bureau’s American Community Survey (ACS) data and incorporate HUD-specified criteria relating to housing needs, HUD-defined income limits, and household types. This Needs Assessment predominantly uses data drawn from CHAS’s most recent data set (2017-2021). The information contained in this section informs the preparation of Escondido’s housing and community development priorities and both five- and one-year investment strategies.
Both Area Median Income (AMI) and HUD Area Median Family Income (HAMFI) are represented in this Consolidated Plan and are essentially equivalent when discussing populations and households with lower incomes. HAMFI is the HUD-specific term for what is broadly referred to as AMI. Where the term AMI is used in this Consolidated Plan, assume it refers to HAMFI. Table NA-05.01 represents the 2024 HUD Income Limits for the San Diego-Carlsbad, CA MSA in which Escondido is included.
The HUD Area Median Family Income (HAMFI) categories used in this report are as follows:
Extremely low income: 0 to 30 percent of HAMFI
Very low income: 30 to 50 percent of HAMFI
Low income: 50 to 80 percent of HAMFI
Moderate income: 80 to 100 percent of HAMFI
Upper income: 100 percent of HAMFI and above
Table NA-05.01 San Diego County AMI, 2024
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Table NA-05.02: Household Income Distribution
Table NA-05.03: Housing Problems
Table NA-05.04: Severe Housing Problems
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Table NA-05.05: Housing Cost Burden
Table NA-05.06: Housing Problems by Income Level, All Households Resolution No. 2026-33
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Table NA-05.07: Housing Problems by Income Level, Renters Only
Table NA-05.08: Housing Problems by Income Level, Owners Only Resolution No. 2026-33
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Table NA-05.09: Cost Burden by Income Level, All Households
Table NA-05.10: Cost Burden by Income Level, Renters
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Table NA-05.11: Cost Burden by Income Level, Owners
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NA-10 Housing Needs Assessment - 24 CFR 91.205 (a,b,c)
Summary of Housing Needs
The Housing Needs Assessment summarizes the housing needs in Escondido according to family type, income level, and household type. It also further discusses specific housing problems, including cost burden, substandard housing, and overcrowding. To the extent that any racial or ethnic group has a disproportionately greater need in any income category compared to the needs of that category as a whole, an assessment of that is also provided. A disproportionately greater need exists when the percentage of persons in a category of need who are members of a particular group is at least ten percentage points higher than the percentage of persons in the category as a whole.
As shown below in Table NA-10.01, according to the U.S. Census Bureau’s 2022 five-year American Community Survey (ACS) data, the population of Escondido is approximately 150,000, which is a 0.6 percent increase from 2015. The number of households has also increased by approximately 12.5 percent during this period to 50,658. Median income in 2023 was $84,477, which was 21 percent lower than the countywide median income of $102,285. Income is one of the most important factors in determining whether a household can balance housing costs with other necessities, while avoiding housing problems such as cost burden and overcrowding.
As shown in Table NA-10.02, according to 2020 ACS data auto-populated in this Consolidated Plan, 14 percent of low-income households in Escondido are large family households (five or more members).
Additionally, 19 percent of low-income households include at least one child six years old or younger and 14 percent include at least one person aged 75 or older.
Demographics Base Year: 2009 Most Recent Year: 2020 % Change Population 149,080 150,395 1%
Households 45,040 48,725 8%
Median Income $50,899.00 $65,326.00 28%
Table 5 - Housing Needs Assessment Demographics
Data Source: 2000 Census (Base Year), 2016-2020 ACS (Most Recent Year)
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Figure NA-10.01: 2-1-1 Clients Living in Escondido Demographics Number of Households Table
0-30%
HAMFI
>30-50%
HAMFI
>50-80%
HAMFI
>80-100%
HAMFI
>100%
HAMFI
Total Households 10,490 7,975 9,715 5,320 15,225
Small Family Households 3,095 3,045 4,320 2,310 8,200
Large Family Households 940 1,525 1,470 640 1,745
Household contains at least one
person 62-74 years of age 1,860 1,510 2,320 1,335 3,475 Household contains at least one
person age 75 or older 1,965 1,185 930 520 1,195
Households with one or more
children 6 years old or younger 1,620 1,820 1,860 685 1,460 Table 6 - Total Households Table
Data
Source:
2016-2020 CHAS
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Housing Needs Summary Tables
1. Housing Problems (Households with one of the listed needs) Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Substandard
Housing -
Lacking
complete
plumbing or
kitchen
facilities 175 130 60 25 390 50 60 15 0 125
Severely
Overcrowded -
With >1.51
people per
room (and
complete
kitchen and
plumbing) 330 510 250 40 1,130 35 55 65 55 210
Overcrowded -
With 1.01-1.5
people per
room (and
none of the
above
problems) 530 900 460 130 2,020 65 155 310 140 670
Housing cost
burden greater
than 50% of
income (and
none of the
above
problems) 4,580 1,760 155 30 6,525 1,545 820 675 80 3,120 Resolution No. 2026-33
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Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Housing cost
burden greater
than 30% of
income (and
none of the
above
problems) 1,000 1,620 2,010 390 5,020 255 455 1,760 780 3,250 Zero/negative
Income (and
none of the
above
problems) 755 0 0 0 755 275 0 0 0 275
Table 7 – Housing Problems Table
Data
Source:
2016-2020 CHAS
2. Housing Problems 2 (Households with one or more Severe Housing Problems: Lacks kitchen or complete plumbing, severe overcrowding, severe cost burden) Renter Owner
0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Having 1 or
more of four
housing
problems 5,615 3,300 925 225 10,065 1,695 1,090 1,065 275 4,125 Having none of
four housing
problems 2,220 2,055 4,065 2,155 10,495 965 1,525 3,655 2,665 8,810 Household has
negative
income, but
none of the
other housing
problems 0
0 0 0 0 0 0 0 0 0
Table 8 – Housing Problems 2
Data
Source:
2016-2020 CHAS
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3. Cost Burden > 30%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 2,290 1,925 1,245 5,460 530 555 1,015 2,100 Large Related 725 950 305 1,980 105 245 305 655
Elderly 1,595 770 160 2,525 870 550 745 2,165
Other 1,950 1,015 640 3,605 375 120 470 965
Total need by
income
6,560 4,660 2,350 13,570 1,880 1,470 2,535 5,885
Table 9 – Cost Burden > 30%
Data
Source:
2016-2020 CHAS
4. Cost Burden > 50%
Renter Owner
0-30%
AMI
>30-50%
AMI
>50-80%
AMI
Total 0-30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
NUMBER OF HOUSEHOLDS
Small Related 0 0 710 710 430 340 0 770
Large Related 0 0 145 145 75 170 50 295
Elderly 1,430 460 60 1,950 710 270 220 1,200
Other 0 1,425 630 2,055 360 0 0 360
Total need by
income
1,430 1,885 1,545 4,860 1,575 780 270 2,625
Table 10 – Cost Burden > 50%
Data
Source:
2016-2020 CHAS
5. Crowding (More than one person per room)
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
NUMBER OF HOUSEHOLDS
Single family
households 840 1,285 475 155 2,755 65 135 130 130 460
Multiple,
unrelated family
households 15 100 175 40 330 30 75 245 55 405
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Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
>80-
100%
AMI
Total
Other, non-family
households 20 25 60 0 105 0 0 0 10 10
Total need by
income
875 1,410 710 195 3,190 95 210 375 195 875
Table 11 – Crowding Information – 1/2
Data
Source:
2016-2020 CHAS
Renter Owner
0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total 0-
30%
AMI
>30-
50%
AMI
>50-
80%
AMI
Total
Households with
Children Present 0 0 0 0 0 0 0 0
Table 12 – Crowding Information – 2/2
Data Source
Comments:
Describe the number and type of single person households in need of housing assistance.
According to 2023 five-year ACS estimates, 25 percent of occupied housing units in Escondido are occupied by a one-person household. Of these single-person households, 39 percent are aged 65 years or older. Half of seniors living alone are homeowners, while the other half are renters. Senior single- person households are often in need of housing assistance since they are typically on fixed incomes.
The most critical housing assistance needs for single-person households are experienced by the single homeless population. The 2024 WeAllCount report (annual Point-in-Time count data) from the Regional Task Force on Homelessness indicates that 588 individuals experience homelessness (sheltered and unsheltered) in Escondido. Of these 588 individuals, only about 13 percent were in families (78 individuals).
Estimate the number and type of families in need of housing assistance who are disabled or victims of domestic violence, dating violence, sexual assault and stalking.
According to 2023 five-year ACS estimates, the median income for those living with a disability in Escondido is 81 percent of those living without a disability. According to the San Diego Foundation’s October 2023 San Diego Economic Equity Report, 20 percent of people with disabilities in San Diego County are cost burdened (paying more than 30 percent of income on housing and utilities), which approximates the percentage of people without disabilities who are cost burdened (21 percent).
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However, 23 percent of people with disabilities are severely cost burdened (paying more than 50 percent), which is significantly higher than people without disabilities (16 percent).
There is no information available specifically on victims of domestic violence, dating violence, sexual assault, or stalking in Escondido. However, according to the U.S. Department of Justice 2020 Biennial Violence Against Women Report to Congress, approximately 44 percent of women and 25 percent of men nationwide experience some form of contact sexual violence in their lifetime. Due to the large number of domestic and sexual violence victims nationwide, it is anticipated that there is a need for housing assistance for domestic and sexual violence victims in Escondido. Low-income individuals are particularly susceptible to domestic or sexual violence as they have limited access to resources, such as safe and secure housing and legal representation. Also at higher risk are chronically underserved populations, including rural victims and victims with disabilities.
What are the most common housing problems?
The most common housing problem among both renters and owners in Escondido is housing cost burden (spending more than 30 percent of income on housing costs). As shown in Table NA-10.03 above, of households with a single housing problem, 7,100 households earning less than 80 percent of AMI have a housing cost burden of 31 to 50 percent of their income, while an additional 9,535 households earning less than 80 percent of AMI have a cost burden above 50 percent of income. Cost burden can lead to other issues, including overcrowding, deferred maintenance of the unit, and inability to afford other necessities, such as healthcare and transportation.
The second most common housing problem is overcrowding (more than one person per room). As shown in Table NA-10.03 above, of households with a single housing problem, 2,420 households earning less than 80 percent of AMI experience overcrowding, while an additional 1,245 households earning less than 80 percent of AMI experience severe overcrowding (more than 1.5 persons per room).
The least common housing problem is substandard housing (lacking complete kitchen or plumbing facilities). As shown in Table NA-10.03 above, of households with a single housing problem, 490 households earning less than 80 percent of AMI reside in substandard housing.
Are any populations/household types more affected than others by these problems? While all lower income households are more susceptible to housing problems than the general population, housing problems are particularly common amongst the lowest income households (i.e., very low- and extremely low-income households). Table NA-10.05 indicates that 43 percent of low- income households experiencing housing cost burden earn less than 30 percent of AMI and 32 percent Resolution No. 2026-33
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earn between 31 and 50 percent of AMI. Similarly, as shown in Table NA-10.07, 24 percent of low- income households experiencing overcrowding earn less than 30 percent of AMI and 40 percent earn between 31 and 50 percent of AMI.
Additionally, low-income renters experience housing cost burden and overcrowding at a higher rate than low-income homeowners. As shown in Table NA-10.05, 70 percent of low-income households experiencing housing cost burden are renters. As shown in Table NA-10.07, 78 percent of low-income households experiencing overcrowding are renters.
Describe the characteristics and needs of Low-income individuals and families with children (especially extremely low-income) who are currently housed but are at imminent risk of either residing in shelters or becoming unsheltered 91.205(c)/91.305(c)). Also discuss the needs of formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance While there is no information available specifically on low-income individuals and families with children in Escondido who are currently housed but are at imminent risk of homelessness, 2-1-1 San Diego released a policy brief in September 2019 titled “Housing Instability in San Diego County,” in which it was reported that almost 24,000 students between grades K-12 live in households that are “doubled up” with family or friends because the household is unable to maintain housing independently. Regarding formerly homeless families and individuals who are receiving rapid re-housing assistance and are nearing the termination of that assistance, the following figure is from the Regional Task Force on Homelessness’ Homelessness Crisis Response System 2023 Data and Performance Report (published in June 2024). As shown in the figure, from 2021 to 2023, shelter and rapid rehousing programs in the region experienced slight variability in the rates of permanent destination exits – a decline from 28 percent in 2021 to 25 percent in 2022 followed by an increase to 27 percent in 2023.
If a jurisdiction provides estimates of the at-risk population(s), it should also include a description of the operational definition of the at-risk group and the methodology used to generate the estimates:
Generally, households are at risk of becoming homeless if they earn an extremely low income and experience severe housing cost burden. According to CHAS data shown above in Tables NA-05.10 and NA-05.11, 5,500 renter households (23 percent of all renter households) and 1,755 owner households (7 percent of all owner households) earn an extremely low income and a severe housing cost burden.
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Specify particular housing characteristics that have been linked with instability and an increased risk of homelessness
Extremely low-income households experiencing severe housing cost burden are more likely to lose their homes and become homeless. Compared to other segments of the population, they are more financially unstable and likely to be significantly impacted by a job loss, medical emergency, or other unexpected expense. Many factors contribute to the recent increase in homelessness, including rising housing costs and a relatively slow increase in wages.
Discussion
Please see above.
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NA-15 Disproportionately Greater Need: Housing Problems – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.
Introduction
HUD defines a disproportionate need as any need for a race/ethnicity that is more than 10 percent above the need for the total households at a particular income level. For example, if 40 percent of all very low-income households in a jurisdiction experience one or more of the four defined housing problems, but 50 percent of one specific ethnic group’s very low-income households experience housing problems, that would be considered a disproportionate need.
Again, the four housing problems are:
1. Unit lacks complete kitchen facilities;
2. Unit lacks complete plumbing facilities;
3. Household spends more than 30 percent of income on housing costs; and
4. Household includes more than one person per room, excluding bathrooms, porches, foyers, halls, and half-rooms.
The following tables and analyses outline the share of households by race/ethnicity and income level experiencing a housing problem.
0%-30% of Area Median Income
Housing Problems Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 5,710 595 990
White 2,060 335 645
Black / African American 150 20 40
Asian 285 60 4
American Indian, Alaska Native 55 0 0
Pacific Islander 25 0 0
Hispanic 2,985 140 290
Table 13 - Disproportionally Greater Need 0 - 30% AMI
Data
Source:
2016-2020 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
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30%-50% of Area Median Income
Housing Problems Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 6,685 1,160 0
White 2,325 655 0
Black / African American 180 10 0
Asian 210 70 0
American Indian, Alaska Native 10 0 0
Pacific Islander 10 0 0
Hispanic 3,860 395 0
Table 14 - Disproportionally Greater Need 30 - 50% AMI
Data
Source:
2016-2020 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
50%-80% of Area Median Income
Housing Problems Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 5,685 2,985 0
White 2,285 1,610 0
Black / African American 195 75 0
Asian 270 140 0
American Indian, Alaska Native 4 30 0
Pacific Islander 0 0 0
Hispanic 2,855 1,100 0
Table 15 - Disproportionally Greater Need 50 - 80% AMI
Data
Source:
2016-2020 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
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80%-100% of Area Median Income
Housing Problems Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,250 3,155 0
White 1,040 1,555 0
Black / African American 25 125 0
Asian 120 165 0
American Indian, Alaska Native 0 10 0
Pacific Islander 0 15 0
Hispanic 990 1,175 0
Table 16 - Disproportionally Greater Need 80 - 100% AMI Data
Source:
2016-2020 CHAS
*The four housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than one person per room, 4.Cost Burden greater than 30%
Discussion
0-30 Percent of AMI (Extremely Low Income)
As shown in Table NA-15.01, 78 percent of extremely low-income households in Escondido experience one or more of the four housing problems. Two populations, American Indian/Alaska Native and Pacific Islander households, experience these housing problems at a disproportionately higher rate – both at 100 percent. Note that, in absolute numbers, American Indian/Alaska Native and Pacific Islander households with extremely low incomes constitute a small population with only 55 and 25 extremely low-income households, respectively. Also note that over 65 percent of extremely low-income households among all races experience one or more of the four housing problems, indicating a correlation to income.
30-50 Percent of AMI (Very Low Income)
As shown in Table NA-15.02, 85 percent of very low-income households in Escondido experience one or more of the four housing problems. Three populations, Black/African American, American Indian/Alaska Native and Pacific Islander households, experience these housing problems at a disproportionately higher rate at 95, 100, 100 percent, respectively. Note that, in absolute numbers, Black/African American, American Indian/Alaska Native and Pacific Islander households with very low incomes constitute a small population with only 190, 10, and 10 very low-income households, respectively.
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50-80 Percent of AMI (Low Income)
As shown in Table NA-15.03, 66 percent of low-income households in Escondido experience one or more of the four housing problems. There is no disproportionate need among racial/ethnic groups. 80-100 Percent of AMI (Middle Income)
As shown in Table NA-15.04, 42 percent of middle-income households in Escondido experience one or more of the four housing problems. There is no disproportionate need among racial/ethnic groups.
0-30 Percent of AMI (Extremely Low Income)
As shown in Table NA-15.01, 78 percent of extremely low-income households in Escondido experience one or more of the four housing problems. Two populations, American Indian/Alaska Native and Pacific Islander households, experience these housing problems at a disproportionately higher rate – both at 100 percent. Note that, in absolute numbers, American Indian/Alaska Native and Pacific Islander households with extremely low incomes constitute a small population with only 55 and 25 extremely low-income households, respectively. Also note that over 65 percent of extremely low-income households among all races experience one or more of the four housing problems, indicating a correlation to income.
30-50 Percent of AMI (Very Low Income)
As shown in Table NA-15.02, 85 percent of very low-income households in Escondido experience one or more of the four housing problems. Three populations, Black/African American, American Indian/Alaska Native and Pacific Islander households, experience these housing problems at a disproportionately higher rate at 95, 100, 100 percent, respectively. Note that, in absolute numbers, Black/African American, American Indian/Alaska Native and Pacific Islander households with very low incomes constitute a small population with only 190, 10, and 10 very low-income households, respectively. 50-80 Percent of AMI (Low Income)
As shown in Table NA-15.03, 66 percent of low-income households in Escondido experience one or more of the four housing problems. There is no disproportionate need among racial/ethnic groups. 80-100 Percent of AMI (Middle Income)
As shown in Table NA-15.04, 42 percent of middle-income households in Escondido experience one or more of the four housing problems. There is no disproportionate need among racial/ethnic groups.
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NA-20 Disproportionately Greater Need: Severe Housing Problems – 91.205 (b)(2)
Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.
Introduction
While Section NA-15 measured disproportionate housing problems, this section measures disproportionate severe housing problems, which are defined as follows:
1. Unit lacks complete kitchen facilities;
2. Unit lacks complete plumbing facilities;
3. Household spends more than 50 percent of income on housing costs; and
4. Household includes more than 1.5 person per room, excluding bathrooms, porches, foyers, halls, and half-rooms.
Again, HUD defines a disproportionate need as any need for a race/ethnicity that is more than 10 percent above the need for the total households at a particular income level. The following tables and analyses outline the share of households by race/ethnicity and income level experiencing a severe housing problem.
0%-30% of Area Median Income
Severe Housing Problems* Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 5,140 1,165 990
White 1,785 610 645
Black / African American 140 30 40
Asian 245 105 4
American Indian, Alaska Native 40 15 0
Pacific Islander 25 0 0
Hispanic 2,760 365 290
Table 17 – Severe Housing Problems 0 - 30% AMI
Data
Source:
2016-2020 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
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30%-50% of Area Median Income
Severe Housing Problems* Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 4,630 3,215 0
White 1,495 1,485 0
Black / African American 165 25 0
Asian 105 175 0
American Indian, Alaska Native 0 10 0
Pacific Islander 10 0 0
Hispanic 2,805 1,445 0
Table 18 – Severe Housing Problems 30 - 50% AMI
Data
Source:
2016-2020 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
50%-80% of Area Median Income
Severe Housing Problems* Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 2,665 6,000 0
White 865 3,025 0
Black / African American 40 230 0
Asian 125 285 0
American Indian, Alaska Native 0 34 0
Pacific Islander 0 0 0
Hispanic 1,590 2,365 0
Table 19 – Severe Housing Problems 50 - 80% AMI
Data
Source:
2016-2020 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
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80%-100% of Area Median Income
Severe Housing Problems* Has one or more
of four housing
problems
Has none of the
four housing
problems
Household has
no/negative
income, but none
of the other
housing problems
Jurisdiction as a whole 830 4,580 0
White 205 2,395 0
Black / African American 0 150 0
Asian 45 235 0
American Indian, Alaska Native 0 10 0
Pacific Islander 0 15 0
Hispanic 535 1,630 0
Table 20 – Severe Housing Problems 80 - 100% AMI
Data
Source:
2016-2020 CHAS
*The four severe housing problems are:
1. Lacks complete kitchen facilities, 2. Lacks complete plumbing facilities, 3. More than 1.5 persons per room, 4.Cost Burden over 50%
Discussion
0-30 Percent of AMI (Extremely Low Income)
As shown in Table NA-20.01, 70 percent of extremely low-income households in Escondido experience one or more of the four severe housing problems. Two populations, Pacific Islander and Hispanic households, experience these housing problems at a disproportionately higher rate of 100 and 81, respectively. Again, note that, in absolute numbers, Pacific Islander households with extremely low incomes constitute a small population with only 25 extremely low-income households. Also note that over 55 percent of extremely low-income households among all races experience one or more of the four severe housing problems, indicating a correlation to income. 30-50 Percent of AMI (Very Low Income)
As shown in Table NA-20.02, 59 percent of very low-income households in Escondido experience one or more of the four severe housing problems. Two populations, Black/African American and Pacific Islander households, experience these housing problems at a disproportionately higher rate at 87 and 100 percent, respectively. Note that, in absolute numbers, Black/African American and Pacific Islander Resolution No. 2026-33
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households with very low incomes constitute a small population with only 190 and 10 very low-income households, respectively.
50-80 Percent of AMI (Low Income)
As shown in Table NA-20.03, 31 percent of low-income households in Escondido experience one or more of the four severe housing problems. There is no disproportionate need among racial/ethnic groups. 80-100 Percent of AMI (Middle Income)
As shown in Table NA-20.04, 15 percent of middle-income households in Escondido experience one or more of the four severe housing problems. Hispanic households experience these housing problems at a disproportionately higher rate of 25 percent.
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NA-25 Disproportionately Greater Need: Housing Cost Burdens – 91.205 (b)(2) Assess the need of any racial or ethnic group that has disproportionately greater need in comparison to the needs of that category of need as a whole.
Introduction:
Disproportionate greater need relative to housing cost burden is calculated by dividing the number of households in a cost burden category (i.e., spending more than 30 percent on housing or spending more than 50 percent on housing) by the total number of households for that given racial or ethnic group or the jurisdiction for a whole. For example, 58.1 percent of the jurisdiction spends 30 percent or less of their income on housing costs. This is calculated by dividing 220,709, or the number of households in this category, by the total households, or 380,066. The total households are calculated by summing the numbers in the top data row shown below. Again, HUD defines a disproportionate need as any need for a race/ethnicity that is more than 10 percent above the need for the total households in a cost burden category.
Housing Cost Burden
Housing Cost Burden <=30% 30-50% >50% No / negative
income (not
computed)
Jurisdiction as a whole 23,920 10,855 9,370 1,035
White 13,220 4,875 3,975 665
Black / African
American 655 280 275 40
Asian 1,860 600 435 4
American Indian,
Alaska Native 80 29 40 0
Pacific Islander 65 10 25 0
Hispanic 7,625 4,915 4,345 300
Table 21 – Greater Need: Housing Cost Burdens AMI
Data
Source:
2016-2020 CHAS
Discussion:
30-50 Percent Cost Burden
Approximately 24 percent of the general population spends 30 to 50 percent of their income on housing costs (10,855 of 45,180 households). No ethnic or racial group experiences this level of housing cost burden at a significantly greater rate than the jurisdiction as a whole.
Greater than 50 Percent Cost Burden
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Approximately 21 percent of the jurisdiction spends more than 50 percent of their income on housing costs (9,370 of 45,180 households). No ethnic or racial group experiences this level of housing cost burden at a significantly greater rate than the jurisdiction as a whole.
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NA-30 Disproportionately Greater Need: Discussion – 91.205(b)(2) Are there any Income categories in which a racial or ethnic group has disproportionately greater need than the needs of that income category as a whole? The data presented in Sections NA-15 through NA-25 show that some racial or ethnic groups experience disproportionately greater need in terms of housing problems and cost burden. Again, HUD defines a disproportionate need as any need for a certain race/ethnicity that is more than 10 percent above the need for the total households at a particular level of income or cost burden. To summarize the preceding sections, the following racial or ethnic groups have disproportionately greater need:
Housing Problems:
0-30 percent AMI: American Indian/Alaska Native, Pacific Islander 30-50 percent AMI: Black/African American, American Indian/Alaska Native, Pacific Islander Severe Housing Problems:
0-30 percent AMI: Pacific Islander, Hispanic
30-50 percent AMI: Black/African American, Pacific Islander 80-100 percent AMI: Hispanic
Housing Cost Burden:
None
Pacific Islander followed by American Indian/Alaska Native, Black/African American, and Hispanic households are the most common groups to experience disproportionately greater needs. White and Asian households do not have disproportionately greater need in any category at any income level.
If they have needs not identified above, what are those needs? Not applicable.
Are any of those racial or ethnic groups located in specific areas or neighborhoods in your community?
Most of Escondido is within CDBG-eligible census tracts. The City has some minority concentration areas. Figure NA-30.01 below shows a map of the city using HUD’s Minority Concentration Analysis Tool.
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The map highlights in red areas in which the percentage of persons of a particular racial or ethnic minority is at least 20 points higher than that minority's percentage in the housing market as a whole; the neighborhood's total percentage of minority persons is at least 20 points higher than the total percentage of minorities for the housing market area as a whole; or in the case of a metropolitan area, the neighborhood's total percentage of minority persons exceeds 50 percent of its population
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NA-35 Public Housing – 91.205(b)
Introduction
HUD defines public housing as affordable rental housing for eligible low-income families, elderly individuals, and persons with disabilities. Public housing varies in size and type. For example, public housing includes single-family homes and high-rise apartments. Local public housing agencies manage public housing developments. HUD provides federal aid to these agencies, as well as technical and professional assistance in planning, developing, and managing these developments.
The Housing Authority of the County of San Diego (HACSD) administers public housing and the Housing Choice Voucher (HCV) program in many jurisdictions within San Diego County, including Escondido. Thus, the City does not operate its own Housing Authority. No public housing projects are within the boundaries of the City of Escondido. The tables below summarize the information provided by the HACSD regarding the types of vouchers administered by HACSD, as well as the demographics of the voucher recipients.
Several HUD programs assist various populations in securing affordable and stable housing. Descriptions of each of the programs shown in the tables in this section are as follows:
Certificate Program: The Certificate Program was an earlier form of rental assistance under Section 8, where HUD provided subsidies to landlords on behalf of low-income tenants. This program has been largely replaced by the Housing Choice Voucher Program. Moderate Rehabilitation (Mod-Rehab): Initiated in 1978, the Mod-Rehab program aimed to provide project-based rental assistance for low-income families. It focused on properties needing moderate rehabilitation and is no longer active for new commitments. Public Housing: Public housing consists of housing units managed by local public housing agencies to provide decent and safe rental housing for eligible low-income families, the elderly, and persons with disabilities. Housing Choice Vouchers: This program offers tenant-based assistance, allowing families to choose and lease safe, decent, and affordable privately-owned rental housing. Participants pay a portion of the rent based on their income, with the remainder covered by the voucher.
Project-Based Vouchers: Under this component of the Housing Choice Voucher Program, rental assistance is linked to specific housing units. Tenants residing in these units receive assistance while they live in the designated property. Special Purpose Vouchers:Veterans Affairs Supportive Housing (VASH): Combines HUD's Housing Choice Voucher rental assistance with case management and clinical services provided by the Department of Veterans Affairs for homeless veterans.Family Unification Resolution No. 2026-33
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Program: Provides housing assistance to families for whom the lack of adequate housing is a primary factor in the separation or threat of separation of children from their families.Mainstream Vouchers for Persons with Disabilities: Offers housing assistance specifically for non-elderly persons with disabilities to enable them to lease affordable private housing.
Totals in Use
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers in use 0 83 117 10,566 0 10,411 110 0 42 Table 22 - Public Housing by Program Type
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition
Data Source: PIC (PIH Information Center)
Characteristics of Residents
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Average Annual Income 0 12,491 18,844 15,253 0 15,270 13,174 0 Average length of stay 0 3 6 6 0 6 0 0
Average Household size 0 2 2 2 0 2 1 0
# Homeless at admission 0 0 2 3 0 3 0 0
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Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
# of Elderly Program Participants
(>62) 0 18 47 3,465 0 3,432 14 0
# of Disabled Families 0 12 23 2,885 0 2,828 33 0
# of Families requesting
accessibility features 0 83 117 10,566 0 10,411 110 0
# of HIV/AIDS program
participants 0 0 0 0 0 0 0 0
# of DV victims 0 0 0 0 0 0 0 0
Table 2324 – Characteristics of Public Housing Residents by Program Type
Data Source: PIC (PIH Information Center)
Race of Residents
Program Type
Race Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
White 0 71 98 8,511 0 8,408 66 0 35
Black/African American 0 6 15 1,603 0 1,555 41 0 6
Asian 0 4 2 297 0 294 2 0 1
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Program Type
Race Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
American Indian/Alaska
Native 0 0 1 84 0 84 0 0 0
Pacific Islander 0 2 1 71 0 70 1 0 0
Other 0 0 0 0 0 0 0 0 0
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 2425 – Race of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)
Ethnicity of Residents
Program Type
Ethnicity Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project -
based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Hispanic 0 24 73 3,644 0 3,619 17 0 8
Not Hispanic 0 59 44 6,922 0 6,792 93 0 34
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 2526 – Ethnicity of Public Housing Residents by Program Type Data Source: PIC (PIH Information Center)
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Section 504 Needs Assessment: Describe the needs of public housing tenants and applicants on the waiting list for accessible units:
As stated above, no public housing projects are within the boundaries of the City of Escondido.
Regarding applicants on the waiting list for accessible units, the FY 2024-2025 HACSD Public Housing Agency Annual Plan states that there were 10,779 applicants with disabilities on the HACSD’s public housing waiting list at the end of 2023 (22.4 percent of 48,122 applicants). According to 2022 five-year ACS Estimates, 48 percent of the County’s disabled population have mobility disabilities. Based on that percentage, it is estimated that, of the 10,779 applicants with disabilities on the public housing waiting list, up to 5,174 applicants may need accessible units (48 percent of 10,779 applicants). Note that the waiting period for public housing applicants is about 8 to 11 years, depending on household size.
Most immediate needs of residents of Public Housing and Housing Choice voucher holders Again, there are no public housing units located in the City of Escondido. According to the FY 2024-2025 HACSD Public Housing Agency Annual Plan, at the end of 2023, the countywide Public Housing Program waiting list included 48,122 applicants, who were:
22 percent disabled
9 percent elderly
61 percent White
25 percent Black/African American
6 percent Asian
3 percent American Indian
3 percent Pacific Islander
44 percent Hispanic/Latino
To ascertain the needs of residents of HACSD’s Public Housing Program and participants of its HCV Program, the HACSD’s Resident Advisory Board meets at least twice per year. The Board makes recommendations regarding the development of the HACSD’s annual plan for submittal to HUD. The Board is comprised of nine appointed seats, which include current residents of public housing or participants of the HCV programs. Annually, at least one meeting is held with the residents of public housing. The areas of interest and immediate needs of public housing residents and HCV holders include the following: Transportation services for medical appointments and stores; services for domestic violence victims, seniors, and people with disabilities; transportation to special events and on weekends; emergency food assistance; family selfâ¿Â sufficiency employment services; fair housing information, including tenant rights; clothing assistance; tax preparation services; employment training; information on employment; tutoring; emergency preparation; and college scholarships.
HCV holders have reported the following issues when searching for eligible rental units to initiate their assistance: high rents, low vacancy rates, landlords not interested in participating in the program, overly strict credit worthiness standards, and amount of security deposits.
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How do these needs compare to the housing needs of the population at large Comparing the housing needs of HCV holders to the general population is challenging because participants in these affordable housing programs do not face the same extent of challenges as those without public housing assistance. While monthly housing costs are limited for program participants of the HACSD’s rental assistance programs, as shown in Table NA-05.10, 58 percent of renters citywide spend more than 30 percent of their income on rent and utilities, and 31 percent of renters spend more than half of their income on rent and utilities.
Discussion
Please see above.
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NA-40 Homeless Needs Assessment – 91.205(c)
Introduction:
Homelessness is a growing issue across California and the San Diego region. Many factors have contributed to the rise in homelessness.
According to the Regional Task Force on Homelessness’ (RTFH) 2024 WeAllCount Point-in-Time Count data, an estimated 588 homeless individuals were located in Escondido at the time of the count, which represents 5.5 percent of the homeless population in San Diego County.
The count of 588 individuals includes 401 unsheltered individuals and 187 sheltered individuals.
Youth homelessness is a concern across all regions of San Diego County. Many factors are associated with youth homelessness, including poverty, sex trafficking, foster care, mental health, family dysfunction, and being members of the LGBTQ+ community. The RTFH oversees the region’s Homeless Management Information System (HMIS), a local web-based information technology system which captures data on clients and projects regarding homeless services utilization, performance and outcomes. RTFH is the lead HMIS agency and administers the system.
Definitions:
Number experiencing homelessness each year: Unduplicated count of all persons enrolled during the program year Number becoming homeless each year: Unduplicated count of persons with new HMIS entries during the year Number exiting homelessness each year: Unduplicated count of persons exiting programs to a permanent destination as defined by HUD
Number of days persons experience homelessness: Average of the sums of the lengths of stays for each person The RTFH Project Level Dashboard displays key data points graphed over time from HMIS and are considered conservative, as not all homeless service providers within the County of San Diego utilize HMIS and are not required to do so, unless funded by HUD. Detailed demographic information on the homeless population in Escondido, as provided by RTFH, are shown in the tables below. No information is available for a rural population in Escondido.
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Homeless Needs Assessment
Population Estimate the # of persons
experiencing homelessness
on a given night
Estimate the #
experiencing
homelessness
each year
Estimate the
# becoming
homeless
each year
Estimate the #
exiting
homelessness
each year
Estimate the #
of days persons
experience
homelessness
Sheltered Unsheltered
Persons in Households with Adult(s)
and Child(ren) 10 74 916 208 191 0
Persons in Households with Only
Children 0 0 0 0 0 0
Persons in Households with Only
Adults 391 113 1,296 370 164 0
Chronically Homeless Individuals 191 37 582 116 63 0
Chronically Homeless Families 10 0 323 37 72 0
Veterans 21 18 151 39 26 0
Unaccompanied Child 0 26 201 45 29 0
Persons with HIV 0 1 30 5 7 126
Table 2627 - Homeless Needs Assessment
Data Source Comments:
Source: Regional Task Force on Homelessness, October 1, 2023 to September 30, 2024 period
Indicate if the homeless population
is:
Has No Rural Homeless
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If data is not available for the categories "number of persons becoming and exiting homelessness each year," and "number of days that persons experience homelessness," describe these categories for each homeless population type (including chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth):
not applicable
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Nature and Extent of Homelessness: (Optional)
Race: Sheltered: Unsheltered (optional)
White 84 185
Black or African American 44 40
Asian 0 7
American Indian or Alaska
Native 4 12
Pacific Islander 6 10
Ethnicity: Sheltered: Unsheltered (optional)
Hispanic 84 145
Not Hispanic 103 256
Data Source
Comments: Source: Regional Task Force on Homelessness, October 1, 2023 to September 30, 2024
Estimate the number and type of families in need of housing assistance for families with children and the families of veterans.
According to the RTFH 2024 Point-in-Time Count data, the demographics of the 401 unsheltered individuals located in Escondido at the time of the count were as follows:
13 percent veterans (51 individuals)
6 percent persons aged 24 and younger (26 individuals) 1 percent families (4 individuals)
The demographics of the 187 sheltered individuals located in Escondido at the time of the count were as follows:
45 percent persons aged 24 and younger (84 individuals) 40 percent families (74 individuals)
10 percent veterans (18 individuals)
Regarding families with children, the San Diego Foundation’s October 2023 San Diego Economic Equity Report indicates that youth poverty in San Diego County disproportionately impacts certain racial and ethnic groups. Black children are two and a half times as likely as White children to live in poverty.
Hispanic children are twice as likely as White children to live in poverty. Black public school students are more than six times as likely to be unhoused than White students, and Hispanic students are more than five times as likely.
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Regarding families of veterans, the National Alliance to End Homelessness has found that veterans are more likely than civilians to experience homelessness. According to 2023 five-year ACS data, 8,079 veterans reside in Escondido. Approximately 9 percent of those veterans earned income in the past 12 months that places them below the poverty level (696 individuals). Most veterans and their families require services similar to the civilian population. Their housing crises are due to a lack of affordable housing and economic hardship, but it is coupled with the unique challenges brought on by having experienced multiple and/or extended deployments. Many of these families can be housed through rapid rehousing by receiving housing location services, rental and move-in assistance, and case management to end their housing instability. A smaller percentage of veteran families need to be served through HUD Veterans Affairs Supportive Housing (VASH), which combines Housing Choice Voucher (HCV) rental assistance with clinical case management from the Department of Veteran Affairs (VA).
Describe the Nature and Extent of Homelessness by Racial and Ethnic Group.
As shown in Table NA-40.02, the breakdown of Escondido’s homeless population by racial and ethnic group is as follows:
38.9 percent Hispanic of any race (229 individuals)
37.4 percent White alone (220 individuals)
13.9 percent Black, African American, or African alone (82 individuals) 4.1 percent Multi-Racial (not Hispanic) (24 individuals 2.4 percent Native Hawaiian or Pacific Islander alone (14 individuals) 1.7 percent American Indian, Alaska Native, or Indigenous alone (10 individuals) 1.2 percent Asian or Asian American alone (7 individuals) 0.3 percent Middle Eastern or North African alone (2
individuals)
According to 2023 five-year ACS data, Blacks/African Americans comprise only 2.1 percent of the population in Escondido. However, 13.9 percent of the homeless population is Black, African American, or African. Similarly, Native Hawaiian and Other Pacific Islanders comprise only 0.4 percent of the population, but 2.4 percent of the homeless population is Native Hawaiian or Pacific Islander.
Describe the Nature and Extent of Unsheltered and Sheltered Homelessness.
Based on the RTFH 2024 Point-in-Time Count, 588 persons experience homelessness in the San Diego region on any given night. Approximately 401 individuals are unsheltered (a 32 percent increase from 2023), and 187 individuals are sheltered (a 2 percent increase from 2023). The sheltered population of 187 individuals includes 121 individuals in emergency shelters, 4 individuals in safe havens and 62 individuals in transitional housing.
At the time of the count, the homeless housing inventory in Escondido was as follows:
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Emergency Shelter: 204 beds with 59 percent utilization Safe Haven: 12 beds with 33 percent utilization
Transitional Housing: 82 beds with 76 percent utilization Permanent Supportive Housing: 329 beds with 81 percent utilization Rapid Re-housing: 73 beds with 100 percent utilization
Discussion:
See above.
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NA-45 Non-Homeless Special Needs Assessment - 91.205 (b,d) Introduction:
The non-homeless special needs group is described as persons who are not homeless but who require housing or supportive services because of special characteristics. This includes elderly (aged 62 and older); frail elderly; persons with mental, physical or developmental disabilities; persons with HIV/AIDS and their families; persons with alcohol or other drug addictions; and victims of domestic violence, dating violence, sexual assault and stalking.
Describe the characteristics of special needs populations in your community:
Certain segments of the population may have more difficulty finding safe, decent, affordable housing due to their special needs. These residents may experience higher incidences of housing cost burden, overcrowding, or other housing problems. Census and Regional Task Force on Homelessness data provide information on the special needs groups in Escondido.
Seniors (those 65 years of age and older) are considered a special needs group due to their relatively low income and relatively high presence of disabilities or limitations and dependency needs. According to 2023 five-year ACS estimates, 14 percent of Escondido’s population is aged 65 years or older.
Approximately 5,080 Escondido households (10 percent of all households) consist of a person aged 65 or older living alone. Of seniors living alone, half own their residence and half are renters. Senior households are particularly vulnerable to housing problems due to limited income, prevalence of mental and physical disabilities, limited mobility and high health care costs. As shown in Table NA-10.06, 42 percent of low-income households experiencing severe housing cost burden are elderly (3,150 households).
According to 2023 five-year ACS estimates, more than 18,800 Escondido residents – 12.7 percent of the population – live with a disability, slightly above the countywide rate of 10.7 percent. Federal laws define a person with a disability as “any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such impairment; or is regarded as having such an impairment.” As categorized, a person can have multiple disabilities. Among the Escondido population, 6.9 percent have an ambulatory difficulty, 6.8 percent have an independent living difficulty, 5.4 percent have a cognitive difficulty, 3.5 percent have a hearing difficulty, and 3.1 percent have a vision difficulty. Persons with disabilities have a wide range of housing needs, which can vary depending on the type and severity of the disability. According to 2023 five-year ACS estimates, of Escondido residents with a disability, 23 percent live below 100 percent of the poverty level. An additional 12 percent live between 100 percent and 149 percent of the poverty level.
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Specific information on the numbers of Escondido residents with HIV/AIDS; residents with drug or alcohol addiction; and victims of domestic violence, dating violence, sexual assault and stalking is not readily available.
What are the housing and supportive service needs of these populations and how are these needs determined?
Please see above.
Discuss the size and characteristics of the population with HIV/AIDS and their families within the Eligible Metropolitan Statistical Area:
According to AIDSVu, a website maintained by Emory University, 13,766 people were living with HIV in San Diego County in 2022. This is a prevalence rate of 493 people out of every 100,000 residents in 2022, which is higher than the state of California (419 out of every 100,000 residents), the western U.S. (327), and the nation (388). Latino and Black residents are disproportionately impacted, representing 43 and 12 percent of the county population living with HIV, respectively. Nine out of ten residents living with HIV in San Diego County identify as male and residents aged 55 and older comprise 45 percent of the county’s population living with HIV.
If the PJ will establish a preference for a HOME TBRA activity for persons with a specific category of disabilities (e.g., persons with HIV/AIDS or chronic mental illness), describe their unmet need for housing and services needed to narrow the gap in benefits and services received by such persons. (See 24 CFR 92.209(c)(2) (ii)) Not applicable.
Discussion:
As detailed above, certain households face greater challenges in securing safe, affordable housing due to their unique needs. Seniors, a significant part of Escondido's population, often struggle to find suitable housing on fixed incomes. Similarly, individuals with disabilities require adaptable housing, but affordability and design limitations restrict availability.
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NA-50 Non-Housing Community Development Needs – 91.215 (f) Describe the jurisdiction’s need for Public Facilities:
Public facilities offer a range of services for all residents and typically include, include libraries, community centers, youth centers, and other facilities that address the needs of residents, including residents with low to moderate incomes. In the Community Needs Assessment Survey, the community identified the top following public facility needs:
1. Youth centers
2. Parks and recreation facilities
3. Libraries and community centers (tied for third highest need) How were these needs determined?
Public facilities needs were identified through community and stakeholder meetings and responses to surveys distributed to the community and identified stakeholders.
Describe the jurisdiction’s need for Public Improvements:
Given the age of the City and the condition of the City’s infrastructure, there is a definite need for public improvements. Public improvements typically include upgrades or expansions to streets, curbs and gutters, sewer and drainage systems, streetlights, and sidewalks. Proposed infrastructure projects are documented in the City’s Capital Improvement Program (CIP) and Budget, which is a five-year planning tool that is developed and updated annually. The CIP and Budget details specific funding sources that are restricted by certain guidelines and regulations or sources that were committed by City Council for a specific purpose. Preliminary budget information is brought to the budget briefing City Council meeting for discussion in April/May. Then, final budget information is presented to City Council in June for adoption.
In the Community Needs Assessment Survey, the community identified the top three following public improvement needs:
1. Trees/urban greenspace
2. Street improvements
3. Sidewalk improvements
How were these needs determined?
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Public improvement needs were identified through multiple sources, including community and stakeholder meetings and responses to surveys distributed to the community and identified stakeholders.
Describe the jurisdiction’s need for Public Services:
An essential part of the City’s five-year plan is to provide services for those in most critical need. These programs are designed to fill voids due to a household’s lack of resources or lack of direct access to these necessities. In the Community Needs Assessment Survey, the community identified the top three following public service needs:
1. Childcare centers and services
2. Mental health services
3. Transportation services
How were these needs determined?
Public services needs were identified through multiple sources, including community and stakeholder meetings and responses to surveys distributed to the community and identified stakeholders.
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Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview:
The following Market Analysis, along with the Needs Assessment and insights from the citizen participation process, will help shape Escondido’s priority community development, housing, and homelessness needs over the next five years. Escondido is approximately 37 square miles in size, within a sphere of influence area of 68 square miles. As of 2023, the San Diego Association of Governments (SANDAG) estimates that Escondido has a total of 50,172 housing units, representing a 3.8 percent increase since 2018. A detailed breakdown by unit type is shown in Table MA-05.01 below.
Table MA-05.01: Housing Units by Type
Table MA-05.02: Median Single-Family Home Sales Prices
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Table MA-05.03: Cost of Housing Index by Affordability Rank, 3rd Quarter 2024
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MA-10 Number of Housing Units – 91.210(a)&(b)(2)
Introduction
The City of Escondido continues to have available land for development, much of the remaining open space is concentrated in the city's perimeter areas, where infrastructure and zoning constraints may impact feasibility. Additionally, there are significant opportunities for infill and redevelopment in the central urban core, particularly in areas identified for mixed-use and higher-density residential development. The City's Housing Element and strategic planning efforts focus on increasing housing supply through infill development, adaptive reuse, and the expansion of accessory dwelling units (ADUs) to address growing housing needs. The community supports a wide range of housing types, and the current growth consists of both new single-family development on the outskirts of the city and multi- family development near the downtown core. As shown in Table MA-10.01, based on 2022 five-year ACS estimates, the city includes 53,082 housing units. Half of the existing housing stock is detached single- family units. The next most common housing type is multifamily properties with 20 or more units, which comprise 21 percent of the housing stock.
As shown in Table MA-10.02, 2022 five-year ACS estimates indicate that, of the 51,288 occupied housing units, 52 percent are owner-occupied and 48 percent are renter-occupied. Regarding unit size, most owner-occupied units include three or more bedrooms (78 percent), while only 24 percent of rental units include three or more bedrooms. Nearly half of renter-occupied units (47 percent) include two bedrooms. This information provides additional context to Table NA-10.07, which shows that 78 percent of overcrowded households are renter-occupied.
All residential properties by number of units
Property Type Number %
1-unit detached structure 26,684 50%
1-unit, attached structure 3,663 7%
2-4 units 2,731 5%
5-19 units 4,692 9%
20 or more units 11,222 21%
Mobile Home, boat, RV, van, etc 4,090 8%
Total 53,082 100%
Table 2731 – Residential Properties by Unit Number
Data Source Comments: Source: ACS, 2018-2022 [Series B25024]
Unit Size by Tenure
Owners Renters
Number % Number %
No bedroom 163 1% 1,673 7%
1 bedroom 488 2% 5,591 23%
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Owners Renters
Number % Number %
2 bedrooms 5,318 20% 11,576 47%
3 or more bedrooms 20,583 78% 5,896 24%
Total 26,552 101% 24,736 101%
Table 2832 – Unit Size by Tenure
Data Source Comments: Source: ACS, 2018-2022 [Series B25024]
Describe the number and targeting (income level/type of family served) of units assisted with federal, state, and local programs.
With the dissolution of redevelopment agencies in California in 2012, Escondido’s ability to provide affordable housing opportunities has been significantly limited . Nonetheless, the City has attempted to leverage as many funding sources as possible to continue to provide affordable housing opportunities, and will continue to do so. The city has an inventory of 25 developments that include 1,642 units set aside for households with low to moderate incomes. These developments were assisted with state redevelopment, HOME, CDBG, and/or tax credits. Over the years, the City has partnered in the production of a variety of housing types including multifamily, single-family and multifamily ownership, co-op, mobile home parks, and mobile home ownership.
Provide an assessment of units expected to be lost from the affordable housing inventory for any reason, such as expiration of Section 8 contracts.
Escondido’s 2021-2029 Housing Element included an evaluation of at-risk units was completed. Within the 2021-2031 at-risk housing analysis period, only one development called Silvercrest Residence was identified as being at low risk of converting to market rate housing. Silvercrest includes 75 rental units and was assisted with HUD Section 202 funding. Though Silvercrest’s earliest date of conversion is in 2022, the City considers the risk of conversion low, because the project is managed by a non-profit organization (The Salvation Army), which has the mission to provide permanent affordable housing.
Furthermore, HUD has established priority for the renewal of project-based Section 8 assistance for housing for seniors and persons with disabilities.
Does the availability of housing units meet the needs of the population? The current availability of housing units in Escondido is insufficient to meet the needs of the population, particularly the lower income population. According to the FY 2024-2025 HACSD Public Housing Agency Annual Plan, the average waiting period for a Housing Choice Voucher is 13 years. Additionally, most, if not all, of the affordable income-restricted residential projects in the city have waiting lists and very low vacancy rates. As shown in Table NA-05.09, 19,375 low-income Escondido households (67 percent of all low-income households) spend at least 30 percent of their income on housing, indicating a need for more affordable units. Furthermore, according to 2023 five-year ACS estimates, 50 percent of Resolution No. 2026-33
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Escondido’s 53,082 housing units (26,495 units) were constructed prior to 1980, indicating a potential need for rehabilitation/repair.
Describe the need for specific types of housing:
Escondido has a great need for affordable housing units for lower income households, as indicated in the Needs Assessment. Most, if not all, affordable residential projects in Escondido currently have waiting lists and turn over vacancies quickly. In addition, the average waiting period for a Housing Choice Voucher is 13 years.
Furthermore, there is a need for larger affordable units (three or more bedrooms). According to 2023 five-year ACS data, 30 percent of occupied housing units in Escondido (15,230 units) house four or more persons. These units are essential to house low-income families, particularly those with children.
Discussion
Please see above.
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MA-15 Housing Market Analysis: Cost of Housing - 91.210(a) Introduction
As is the situation throughout much of California and particularly San Diego County, housing costs in Escondido have increased tremendously in the past decade. The following section provides information on the cost of housing in Escondido.
Cost of Housing
Base Year: 2015 Most Recent Year: 2022 % Change
Median Home Value 346,000 616,400 78%
Median Contract Rent 1,128 1,729 53%
Table 2933 – Cost of Housing
Data Source Comments: Source: ACS, 2011-2015 (Base Year) and 2018-2022 (Most Recent Year) [Series B25077 â¿¿ Median Home Value & B25058 â¿¿ Median Contract Rent]
Rent Paid Number %
Less than $500 743 0.0%
$500-999 1,533 0.0%
$1,000-1,499 4,165 0.0%
$1,500-1,999 8,563 0.0%
$2,000 or more 9,271 0.0%
Total 24,275 0.0%
Table 3034 - Rent Paid
Data Source Comments: Source: ACS, 2018-2022 [B25063]
Housing Affordability
Number of Units affordable to
Households earning
Renter Owner
30% HAMFI 1,590 No Data
50% HAMFI 4,650 1,480
80% HAMFI 16,695 3,270
100% HAMFI No Data 5,630
Total 22,935 10,380
Table 3135 – Housing Affordability
Data Source: 2016-2020 CHAS
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Monthly Rent
Monthly Rent ($) Efficiency (no
bedroom)
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Fair Market Rent 2,062 2,248 2,833 3,819 4,638
High HOME Rent 1,779 1,907 2,291 2,638 2,923
Low HOME Rent 1,326 1,420 1,705 1,970 2,197
Table 3236 – Monthly Rent
Data Source Comments: Source: HUD FRM and HOME Rents, 2024
Is there sufficient housing for households at all income levels? No. As shown in Table MA-15.03 above, 6,130 units affordable to households earning 31 to 50 percent of the AMI are in Escondido. However, Table NA-05.02 shows that 7,895 households earning 31 to 50 percent of the AMI live in Escondido, indicating a deficit of 1,765 units. While complete data is not available on unit affordability for households earning up to 30 percent of the AMI, it is reasonable to assume a deficit for that income level as well.
How is affordability of housing likely to change considering changes to home values and/or rents?
Although it is unknown whether home values and/or rents will increase in the foreseeable future and by how much, it is likely that housing affordability will not significantly improve in the near-term. Although the State has been implementing many new housing regulations and requirements intended to spur construction of additional affordable housing, it is unknown whether it will be adequate to result in the construction of enough housing units to meaningfully reduce home prices and rents. According to the Southern California Rental Housing Association’s 2024 Vacancy and Rental Rate Survey, the vacancy rate among all units in Escondido was only 5.1 percent.
How do HOME rents / Fair Market Rent compare to Area Median Rent? How might this impact your strategy to produce or preserve affordable housing? Table MA-15.4 shows the current HUD fair market rents for rental housing, as well as the allowable high and low HOME rents. These rents are the upper limits of rents that can be charged by property owners with units assisted by HUD rental housing programs. Rapidly increasing rents in the region’s market have widened the gap between HUD fair market rents and market rents, creating problems for low-income households seeking units that will accept their HUD voucher for rent assistance.
Discussion
Please see above.
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MA-20 Housing Market Analysis: Condition of Housing – 91.210(a) Introduction
Escondido’s aging housing stock has led to an increasing number of substandard units. Many homes were built before 1980, often requiring lead-based paint abatement.
Describe the jurisdiction's definition of "standard condition" and "substandard condition but suitable for rehabilitation":
The City of Escondido defines standard and substandard housing condition based on California Health and Safety Code. California Health and Safety Code Section 17920.3 defines a substandard structure as any building or portion thereof in which there exists any of the following conditions to an extent that endangers the life, limb, health, property, safety, or welfare of the occupants, nearby residents, or the public:
Inadequate sanitation (including lack of or improper bathroom facilities, running water, and heating);
Structural hazards;
Any nuisance;
Faulty wiring;
Unsafe or improper plumbing;
Unsafe or improper mechanical equipment;
Faulty weather protection;
Conditions that could cause or augment the spread of a fire or explosion; Unsafe or improper construction materials;
Debris constituting a fire, health, or safety hazard; Inadequate maintenance;
Inadequate exits;
Inadequate fire protection; or
Space occupied for living, sleeping, cooking, or dining that were not intended for those purposes.
A standard housing condition is one in which none of the above conditions exist.
As shown in Table MA-20.01 below, 35 percent of owner-occupied units and 64 percent of renter- occupied units in Escondido have one or two selected physical or financial conditions. Note that the conditions are identical to the following four housing problems: (1) lacking complete plumbing facilities, (2) lacking complete kitchen facilities, (3) more than one occupant per room, and (4) housing costs greater than 30 percent of household income.
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Condition of Units
Condition of Units Owner-Occupied Renter-Occupied
Number % Number %
With one selected Condition 0 0% 0 0%
With two selected Conditions 0 0% 0 0%
With three selected Conditions 0 0% 0 0%
With four selected Conditions 0 0% 0 0%
No selected Conditions 0 0% 0 0%
Total 0 0% 0 0%
Table 3337 - Condition of Units
Data Source: 2016-2020 ACS
Table MA-20.01: Condition of Units
Year Unit Built
Year Unit Built Owner-Occupied Renter-Occupied
Number % Number %
2000 or later 0 0% 0 0%
1980-1999 0 0% 0 0%
1950-1979 0 0% 0 0%
Before 1950 0 0% 0 0%
Total 0 0% 0 0%
Table 3438 – Year Unit Built
Data Source: 2016-2020 CHAS
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Table MA-20.02: Year Unit Built by Tenure
Risk of Lead-Based Paint Hazard
Risk of Lead-Based Paint Hazard Owner-Occupied Renter-Occupied Number % Number %
Total Number of Units Built Before 1980 0 0% 0 0%
Housing Units build before 1980 with children present 0 0% 0 0% Table 3539 – Risk of Lead-Based Paint
Data Source: 2016-2020 ACS (Total Units) 2016-2020 CHAS (Units with Children present)
Table MA-20.03: Risk of Lead-Based Paint Hazard
Vacant Units
Suitable for
Rehabilitation
Not Suitable for
Rehabilitation
Total
Vacant Units 0 0 0
Abandoned Vacant Units 0 0 0
REO Properties 0 0 0
Abandoned REO Properties 0 0 0
Table 3640 - Vacant Units
Data Source: 2005-2009 CHAS
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Table MA-20.04: Vacant Units
Need for Owner and Rental Rehabilitation
<TYPE=[text] REPORT_GUID=[F8DC4D3147433947165558A235C46686] PLAN_SECTION_ID=[1313801000]>
Estimated Number of Housing Units Occupied by Low or Moderate Income Families with LBP Hazards
Housing age is the key indicator used to estimate the number of housing units containing lead-based paint. Beginning in 1978, the federal government prohibited the consumer use of paint containing lead, and all residential uses. According to the U.S. Centers for Disease Control and Prevention (CDC), all housing units built prior to 1978 are likely to contain some lead-based paint. Again, half of Escondido’s residential units were constructed before 1980.
According to the CDC, children under six years old are at a higher risk of lead exposure, because their bodies are rapidly developing and more susceptible to taking in lead if exposed. Young children tend to put their hands or other objects in their months, which can result in lead exposure if their hands or other objects are lead-contaminated. Of households earning up to 80 percent of AMI with one or more children under six years old, 46 percent (2,525 households) live in housing units built before 1980.
While the above figures help estimate the number of homes that contain lead-based paint hazards, not all units with lead-based paint have lead-based paint hazards. In addition, some pre-1978 housing units have already been remediated during remodeling or other actions.
Discussion
Please see above.
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MA-25 Public and Assisted Housing – 91.210(b)
Introduction
The Housing Authority of the County of San Diego (HACSD) administers the Public Housing and Housing Choice Voucher programs within most San Diego County jurisdictions, including Escondido. No public housing units are within Escondido’s boundaries. Table MA-25.01 below summarizes existing housing vouchers administered by the HACSD – not only within Escondido.
Totals Number of Units
Program Type
Certificate Mod-Rehab Public
Housing
Vouchers
Total Project -based Tenant -based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
# of units vouchers
available 0 87 121 10,905 0 10,905 1,031 0 432
# of accessible units
*includes Non-Elderly Disabled, Mainstream One-Year, Mainstream Five-year, and Nursing Home Transition Table 3741 – Total Number of Units by Program Type
Data Source: PIC (PIH Information Center)
Describe the supply of public housing developments:
Describe the number and physical condition of public housing units in the jurisdiction, including those that are participating in an approved Public Housing Agency Plan:
No public housing developments are in Escondido.
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Public Housing Condition
Public Housing Development Average Inspection Score
Table 3842 - Public Housing Condition
Describe the restoration and revitalization needs of public housing units in the jurisdiction:
No public housing units are in Escondido.
Describe the public housing agency's strategy for improving the living environment of low- and moderate-income families residing in public housing:
No public housing units are in Escondido.
Discussion:
No public housing units are in Escondido.
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MA-30 Homeless Facilities and Services – 91.210(c)
Introduction
The San Diego Regional Task Force on Homelessness (RTFH) is a regional group of 18 cities, the County of San Diego, nonprofit service providers, and other stakeholders making up the San Diego County Continuum of Care (CoC). The RTFH provides regional leadership and oversight of the homeless crisis response system. The overall goal and vision of the RTFH is to reduce and end homelessness across the San Diego region. The RTFH meets jointly to coordinate regional and local efforts to provide services.
Interfaith Community Services is the agency in Escondido currently providing the most shelter and supportive housing beds, including youth, veterans and seniors.
Currently, the agencies providing year-round shelter beds for the homeless in Escondido include:
Manzanita operated by Community HousingWorks: 10 beds for chronically homeless Haven House operated by Interfaith Community Services: 49 beds Permanent supportive housing is available as follows:
El Norte Parkway operated by Community HousingWorks: 8 units for veterans Las Casitas operated by Community HousingWorks: 14 units/42 beds for individuals & families Mental Health Systems: 28 units/42 beds for individuals & families with preference for chronically homeless Mental Health System: 20 units/24 beds for chronically homeless Interfaith RAP operated by Interfaith CS: 15 units for chronically homeless experiencing substance abuse & mental issues Raymond’s Refuge operated by Interfaith: 16 beds for seniors with mental or physical disabilities Home Now operated by Interfaith: 22 units of rapid rehousing NC Safe Haven operated by Mental Health Systems: 12 safe haven beds for individuals experiencing serious mental illness Veterans Villages operated by Veterans Village of San Diego: 54 units for chronically homeless veterans and families Manzanita operated by Community HousingWorks: 6 units/13 beds for single adults, 10 for chronically homeless Resolution No. 2026-33
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Transitional housing is available as follows:
Path to Permanence operated by Interfaith: 4 families.
Facilities and Housing Targeted to Homeless Households
Emergency Shelter Beds Transitional
Housing Beds
Permanent Supportive Housing
Beds
Year Round Beds
(Current & New)
Voucher /
Seasonal /
Overflow Beds
Current & New Current & New Under
Development
Households with Adult(s) and
Child(ren) 40 8 36 175 0
Households with Only Adults 156 0 46 154 0
Chronically Homeless Households 0 0 0 0 0
Veterans 16 0 0 121 0
Unaccompanied Youth 0 0 28 0 0
Table 3943 - Facilities and Housing Targeted to Homeless Households Data Source Comments: Source: Regional Task Force on Homelessness, October 1, 2023 to September 30, 2024 period
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Describe mainstream services, such as health, mental health, and employment services to the extent those services are use to complement services targeted to homeless persons Community-based organizations in Escondido have developed a wide range of supportive services in conjunction with shelter and transitional housing to promote self-sufficiency among residents and to prepare them for permanent housing. A variety of agencies are able to provide services, such as job training, parenting classes, basic needs, social work, case management and other self-sufficiency training for homeless families; pregnant/parenting women; men and women with alcohol/drug addictions; veterans; individuals with mental illness; unaccompanied youth, women, and their children fleeing domestic violence; and others. Many local homeless service providers directly help individuals experiencing homeless in Escondido, including Interfaith Community Services, Interfaith Shelter Network, Veterans Village San Diego, Community Housing Works, Mental Health Systems, and Salvation Army.
List and describe services and facilities that meet the needs of homeless persons, particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth. If the services and facilities are listed on screen SP-40 Institutional Delivery Structure or screen MA-35 Special Needs Facilities and Services, describe how these facilities and services specifically address the needs of these populations.
To effectively deal with the complications presented by the unique homeless clientele of veterans, chronic homeless, unaccompanied youth, and families, services need to be well-coordinated and integrated. Effective coordination involves the Police Department, County mental health personnel, health care providers, public health personnel, and alcohol/drug recovery services. A range of intervention, case management, stabilization and recovery services is needed to effectively treat individuals with mentally illness, in addition to shelter placement. Several organizations, including Interfaith Community Services, Veterans Village San Diego, Community Housing Works, Mental Health Systems, and Salvation Army provide a variety of homeless-related services. Available services include navigation, case work, life and vocation training, healthcare, transportation, legal services and life skills.
Interfaith Community Services serves as a North County inland access site to the coordinated entry system (CES). The CES is the assessment for the network of resources in San Diego County and the prioritization through the RTFH, which allow individuals and families experiencing homelessness to access valuable resources, including shelter, meals, day centers, and support. Interfaith will continue to provide many supportive homeless services, including shelters, homeless prevention, case management services, and rapid re-housing.
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MA-35 Special Needs Facilities and Services – 91.210(d) Introduction
The City will continue to maintain and coordinate services to assist individuals with special needs.
Existing service providers will be supported when possible and existing funds will be prioritized and expended when appropriate and feasible.
Including the elderly, frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, persons with HIV/AIDS and their families, public housing residents and any other categories the jurisdiction may specify, and describe their supportive housing needs
Elderly persons, including the frail elderly, persons with disabilities (mental, physical, developmental), persons with alcohol or other drug addictions, veterans, and persons with HIV/AIDS and their families, may require long-term supportive housing that could include an assisted living, supportive housing, or nursing care component. There is a need for services, such as transportation services, help with basic living, home care, meal delivery, and housing that is adapted to specific needs, especially for seniors and veterans, at an affordable price.
Throughout San Diego County, there are a wide range of housing options for the elderly, including supportive housing, group homes, and state-licensed residential care facilities. According to the San Diego County Health and Human Services Agency’s Aging & Independence Services, there is a concentration of community care facilities in and around Escondido. Many residential facilities in Escondido provide long-term supportive housing for the elderly, those with memory care needs, and those with other disabilities, including assisted living and residential care. Still, additional affordable service options are needed.
Veterans also have a unique need for supportive services and housing, including mental health services, substance abuse services, case management, employment training, life skills and parenting classes, and assistance with paperwork and legal matters. Although there are several providers of services for veterans in Escondido, additional affordable help is needed.
Describe programs for ensuring that persons returning from mental and physical health institutions receive appropriate supportive housing
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Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with Resolution No. 2026-33
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respect to persons who are not homeless but have other special needs. Link to one-year goals. 91.315(e)
The City proposes to put a particular focus on housing and community services for seniors. Additionally, the City plans to focus CDBG public service funds on basic needs, homelessness, and human development.
For entitlement/consortia grantees: Specify the activities that the jurisdiction plans to undertake during the next year to address the housing and supportive services needs identified in accordance with 91.215(e) with respect to persons who are not homeless but have other special needs. Link to one-year goals. (91.220(2)) Please see above.
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MA-40 Barriers to Affordable Housing – 91.210(e)
Negative Effects of Public Policies on Affordable Housing and Residential Investment Public policies can negatively impact the availability of affordable housing. Below is a list of barriers to affordable housing in Escondido.
Land Use Controls
Land use policies and zoning requirements are often cited as a barrier to development, specifically affordable housing. The City has streamlined the process for adding an accessory dwelling unit, allowing increased opportunities for individual property owners to add additional affordable housing. The Density Bonus Ordinance also allows affordable housing development in accordance with State requirements. The City is continuously reviewing requirements for other opportunities to streamline housing development.
Environmental Protection
The level of environmental review required for a residential project depends on the project type and financing sources. Both state (California Environmental Quality Act) and federal (National Environmental Policy Act) regulations can increase costs due to required studies and extended timelines. However, much of this process is beyond the City’s control.
Planning and Development Fees
The cost of development, including permit fees paid to the City, is often cited as a barrier to housing development. Building, zoning, and site improvement fees can add significantly to construction costs and have a negative impact on housing production. The City of Escondido periodically reviews all fees to ensure cost recovery while balancing the needs of the public and developers.
Public Opposition to Affordable Housing
Public opposition to housing, and in particular affordable housing, can cause delays in the development process, add costs, and possibly result in a project being denied. In recent years, the State of California has enacted new housing laws meant to discourage NIMBY-ism (Not In My Backyard).
Permit and Processing Procedures/Times
The time required to obtain development and building permits is often cited as a factor in housing costs.
Processing times vary by project complexity, but the State has introduced expedited permitting for certain residential projects. The City of Escondido actively streamline project approvals and is implementing additional programs to further reduce development timelines.
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Lack of Affordable Housing Funds
The City of Escondido, like many cities in California, faces significant challenges in continuing to provide affordable housing opportunities. Some previously available funding has been eliminated or reduced, and costs have increased exponentially. The City will continue to leverage other funding sources as available to develop affordable housing opportunities.
Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) has expanded the types of projects that require the payment of prevailing wages. In addition, Davis-Bacon prevailing wages must be paid when federal funds are used on new and multi-family rehabilitation projects with eight or more units. The prevailing wage is usually higher than competitive wages, raising the cost of housing production and rehabilitation activities. Prevailing wage also adds to a project’s costs by requiring documentation of compliance.
Building Codes and Enforcement
Building Codes could be considered an adverse impact on the timing and cost of affordable housing. The California Building Standards Code is updated every three years. The City has adopted the 2022 California Building Standards Code, which includes the 2022 California Building Code and 2022 Green Building Standards Code.
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MA-45 Non-Housing Community Development Assets – 91.215 (f) Introduction
The City of Escondido remains dedicated to fostering economic growth by supporting the expansion, attraction, and retention of key industry clusters that drive the local economy. These priority sectors include Agribusiness and Ag-Tech; Cleantech; Culture, Entertainment, and Tourism; Healthcare and Life Sciences; Information and Communication Technology; and Specialty Food and Beverage Manufacturing. The City's economic development initiatives align with the latest market trends and strategic priorities to enhance business opportunities, create jobs, and strengthen Escondido’s position as a regional economic hub.
In June 2023, the Escondido City Council approved the 2023-2028 Comprehensive Economic Development Strategy (CEDS). This document provides an in-depth analysis of the City's economic landscape and outlines a five-year plan to improve the local economy.
The following are key highlights of Non-Housing Community Development assets and improvements that have recently occurred or are planned in the City:
• Creek Trail Enhancements
• Downtown Revitalization & Infrastructure Investments
• Business and Real Estate Engagement
• Hospitality & Commercial Expansion
• Sustainable Water Infrastructure
• Membrane Filtration/Reverse Osmosis (MFRO) Facility
• Public Safety & Community Services
• Support for Childcare & Economic Development
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• Affordable Housing Initiatives
• Community & Youth Services
• Emergency & Homeless Services
• Recreational Investments
• Volunteer & Community Engagement Programs
• Climate Action & Sustainability Initiatives
• Community Events & Cultural Activities
These initiatives reflect Escondido’s commitment to long-term economic development, business expansion, sustainable infrastructure, housing affordability, and community well-being, ensuring that public spaces, infrastructure, and programs remain accessible and engaging for residents and visitors alike.
Economic Development Market Analysis
Business Activity
Business by Sector Number of
Workers
Number of Jobs Share of Workers
%
Share of Jobs
%
Jobs less workers
%
Agriculture, Mining, Oil & Gas Extraction 985 292 2 1 -1 Arts, Entertainment, Accommodations 7,294 4,129 11 8 -3 Construction 5,510 8,363 9 17 8
Education and Health Care Services 13,084 12,138 21 25 4 Finance, Insurance, and Real Estate 3,168 1,521 5 3 -2
Information 1,267 438 2 1 -1
Manufacturing 6,513 2,415 10 5 -5
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Business by Sector Number of
Workers
Number of Jobs Share of Workers
%
Share of Jobs
%
Jobs less workers
%
Other Services 2,309 2,023 4 4 0
Professional, Scientific, Management Services 11,633 8,715 18 18 0 Public Administration 1,714 867 3 2 -1
Retail Trade 6,161 6,706 10 14 4
Transportation and Warehousing 1,700 320 3 1 -2
Wholesale Trade 2,458 1,174 4 2 -2
Total 63,796 49,101 -- -- --
Table 4045 - Business Activity
Data Source Comments: U.S. Census Bureau 2022 Longitudinal Employer-Household Dynamics
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Labor Force
Total Population in the Civilian Labor Force 76,233
Civilian Employed Population 16 years and
over 72,943
Unemployment Rate 4.30
Unemployment Rate for Ages 16-24 9.30
Unemployment Rate for Ages 25-65 3.10
Table 4146 - Labor Force
Data Source Comments: Source: 2018-2022 ACS
Occupations by Sector Number of People
Management, business and financial 10,509
Farming, fisheries and forestry occupations 1,164
Service 15,574
Sales and office 14,878
Construction, extraction, maintenance and
repair 7,367
Production, transportation and material
moving 9,758
Table 4247 – Occupations by Sector
Data Source Comments: Source: ACS, 2018-2022 [Data Series S2401]
Travel Time
Travel Time Number Percentage
< 30 Minutes 35,624 55%
30-59 Minutes 24,261 38%
60 or More Minutes 4,355 7%
Total 64,240 100%
Table 4348 - Travel Time
Data Source Comments: Source: ACS, 2018-2022 [Data Series B08303]
Education:
Educational Attainment by Employment Status (Population 16 and Older) Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor
Force
Less than high school graduate 10,843 220 4,849
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Educational Attainment In Labor Force
Civilian Employed Unemployed Not in Labor
Force
High school graduate (includes
equivalency) 12,880 579 5,508
Some college or Associate's degree 18,659 715 5,755
Bachelor's degree or higher 17,334 421 3,220
Table 4449 - Educational Attainment by Employment Status Data Source Comments: Source: ACS, 2018-2022 [Data Series B23006]
Educational Attainment by Age
Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 175 855 3,411 6,225 3,226
9th to 12th grade, no diploma 1,560 1,038 1,401 2,982 1,216 High school graduate, GED, or
alternative 4,155 6,596 4,269 8,125 4,018
Some college, no degree 5,901 6,668 3,899 8,634 5,020
Associate's degree 700 2,520 1,180 2,638 1,603
Bachelor's degree 1,275 4,145 4,170 6,165 3,485
Graduate or professional degree 67 1,684 2,166 2,777 2,691 Table 4550 - Educational Attainment by Age
Data Source Comments: Source: ACS, 2018-2022 [Data Series B15001]
Educational Attainment – Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than high school graduate 32,538
High school graduate (includes equivalency) 36,256
Some college or Associate's degree 45,146
Bachelor's degree 68,400
Graduate or professional degree 86,627
Table 4651 – Median Earnings in the Past 12 Months
Data Source Comments: Source: ACS, 2018-2022
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?
Based on the Business Activity Table (Table MA-45.01), the three sectors with the greatest number of jobs in Escondido are Education and Health Care Services; Construction; and Retail Trade. All three Resolution No. 2026-33
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sectors were the top employing sectors during the last Consolidated Plan period as well. In terms of the labor force, the largest share of workers are employed in the Education and Health Care Services sector (21 percent).
In several sectors, the number of workers exceeds the number of jobs, meaning that residents employed in these sectors are commuting to other jurisdictions to work. For example, there are only 3,432 Professional, Scientific, and Management Services jobs in the city, but 6,804 workers. At the other end of the spectrum, there are more jobs than workers in some sectors, such as the Construction sector, demonstrating that additional people are commuting into the city for work. Overall, there are about 63,796 workers in Escondido, but just 49,101 jobs (a 30 percent discrepancy).
As shown in Table MA-45.02, the overall unemployment rate in Escondido is 4.3 percent, according to 2022 five-year ACS estimates. California Employment Development Department data from December 2024 indicates that the overall unemployment rate is 4.2 percent. The low unemployment rate reflects a robust local economy. Unemployment is notably higher among younger workers, with a rate of 9.3 percent for those aged 16 to 24, compared to workers aged 25 to 64 (3.1 percent).
Table MA-45.04 highlights commuting patterns for Escondido workers. Most workers commute less than 30 minutes (55 percent). Only 7 percent of workers travel more than an hour to work. This figure is consistent with regional patterns in San Diego County, where 7 percent of commuters travel more than one hour. Longer commute times are associated with higher transportation costs, increased greenhouse gas emissions, and a range of negative health impacts.
Educational attainment strongly correlates with labor force participation and employment rates. As shown in Table MA-45.05, of the population aged 25 to 64 years old with less than a high school diploma, 30 percent are not participating in the labor force. In contrast, only 15 percent of individuals with a bachelor’s degree or higher are not in the labor force. This data indicates that higher education levels increase the likelihood of employment.
The relationship between education and earnings is clear. As shown in Table MA-45.07, median earnings for Escondido residents aged 25 years old and above without a high school diploma are $32,538, while high school graduates earn a median income of $36,256, representing an 11 percent increase. Earnings continue to rise with higher education levels. Those with a bachelor’s degree have median earnings of $68,400, and individuals with a graduate or professional degree have median earnings of $86,627.
This data underscores the significant economic benefits of obtaining a high school diploma, college degree, or higher education
Describe the workforce and infrastructure needs of the business community:
The business community needs municipal support with zoning and development, along with access to a skilled workforce, to drive growth, increase revenue, and meet market demands.
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Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.
Workforce development in English as a Second Language (ESL), apprenticeships, and construction trades can help Escondido’s labor force—particularly those without a high school diploma or college degree— boost their earnings and spending power. Many residents are underemployed rather than unemployed, often working part-time in service industries. Expanding specialized training programs would provide pathways to higher-paying, full-time jobs.
How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
The city faces a labor shortage in construction and retail. Upskilling workers in construction trades, business skills, and customer service is essential to meeting employment demands.
Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.
The Consolidated Plan goals are intended to improve the lives of households with low to moderate incomes. Strengthening the workforce and labor market can create more jobs and higher wages, reducing financial strain on residents with lower incomes. Several areas of the city show significant economic distress based on employment and income data. Related initiatives in the CEDS include developing an educational enhancement plan focused on higher education, addressing training and job readiness gaps, and reinforcing collaborative efforts like STEM programs in Escondido’s primary and secondary schools.
Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)?
Yes
If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.
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Discussion
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Please see above.
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MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")
As stated previously, the four major housing problems recognized by HUD are as follows:
Substandard Housing Unit – Lacks Complete Kitchen Facilities. A complete kitchen consists of a sink with running water, a stove or range, and a refrigerator. Substandard Housing Unit – Lacks Complete Plumbing Facilities: Complete plumbing consists of hot and cold running water, a flush toilet, and a bathtub or shower. Cost Burdened Household: Monthly housing costs exceed 30 percent of monthly income. A household is severely cost burdened if their monthly housing costs exceed 50 percent of their monthly income. Note that, for renters, housing costs include contract rent and utilities. For owners, housing costs include mortgage payments, utilities, association fees, insurance, and real estate taxes.
Overcrowded Household: More than one person per room. Severe overcrowding is more than
1.5 persons per room.
Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") A minority concentration is defined as a census tract whose proportion of a non-white population is at least 20 percentage points higher than the area as a whole, according to HUD’s Rental Assistance Determination Minority Concentration Analysis Tool. Based on this definition, a large area in the central portion of the City is considered a Hispanic minority concentration area.
What are the characteristics of the market in these areas/neighborhoods? In Escondido, low- and moderate-income and minority-concentrated areas are primarily in the city's central region. These areas also have a high concentration of rental and multi-family housing.
Are there any community assets in these areas/neighborhoods? The central core of the city and surrounding low- and moderate-income neighborhoods are home to many community assets, including the City Library, East Valley Community Center, Park Avenue Community Center and Senior Center, Grape Day Park, and several neighborhood parks. Additional resources in the area include the Boys & Girls Club, Escondido Education Compact and its Success Center, Interfaith Community Services, and the Salvation Army.
Are there other strategic opportunities in any of these areas? Resolution No. 2026-33
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The central area of the city presents many opportunities for assistance. The City will continue collaborating with North County agencies to ensure cost-effective delivery of services and programs.
Federal funding will be directed to those most in need.
Figure MA-50.01: Percentage of Low-Income Households with Any of the Four Severe Housing Problems
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Figure MA-50.02: Percentage of Cost-Burdened Households by Census Tract Resolution No. 2026-33
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Figure MA-50.03: Minority Concentration Map
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MA-60 Broadband Needs of Housing occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.
HUD guidelines require all Consolidated Plans to include a discussion on the broadband needs of the jurisdiction and the prevalence of the digital divide, defined as the gap between households with access to computers and internet on a regular basis and those who do not. In preparing the Consolidated Plan, the City used data from the Federal Communications Commission (FCC) to estimate the number of households with and without internet access.
The internet is an essential communications and information tool, enabling users to benefit from the growing interconnectedness of business, education, commerce, and daily activity. Reliable internet access is increasingly recognized as a necessity for thriving in today’s economic environment.
Communities without broadband access face significant challenges in keeping pace with the rest of the country, as limited connectivity hinders their residents’ ability to access educational and entrepreneurial opportunities online. The issue is particularly pronounced in low to moderate-income areas, where economic opportunities are already limited. Research indicates a strong correlation between expanded high-speed internet access and improved educational and employment prospects, especially in small cities and rural communities.
The City of Escondido is leading the effort to develop a Broadband and Digital Access Study to understand where the digital divide exists and who is most impacted locally. As a result of this study, the City will create a roadmap to improve the community’s access to the internet, digital devices, and digital skills. Though most of Escondido has Internet access, the City strives to ensure that all residents can fully access the Internet and leverage online opportunities across education, employment, healthcare, social connection, community services, and more.
Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.
Multiple broadband providers serve Escondido. Having a variety of broadband internet providers fosters competition, which often leads to improved service quality, lower prices, and greater innovation in technology. It gives consumers more choices, enabling them to select a provider that best meets their needs in terms of speed, reliability, and cost. Multiple providers can also increase network resilience, as alternative options ensure connectivity in case of service disruptions. This competitive landscape drives providers to continually enhance their offerings, ultimately benefiting both residential and business users with better overall internet services.
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Figure MA-60.01: Map of Broadband Access
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Figure MA-60.02: Units with Fixed Broadband Access in Escondido
Figure MA-60.03: Top 10 Fixed Broadband Providers in Escondido
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MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.
Climate change is increasingly impacting the San Diego region, including Escondido, with rising temperatures, more frequent heatwaves, and disruptions to local ecosystems. According to the Intergovernmental Panel on Climate Change (IPCC), global warming is unequivocal, contributing to rising sea levels, more intense wildfires, and shifts in precipitation patterns. In Escondido, this translates to a heightened wildfire risk threatening both urban and rural areas, along with increased potential for droughts, flooding, and other extreme weather events.
To address these risks, the County of San Diego, including Escondido, has developed a Multi- Jurisdictional Hazard Mitigation Plan (MJHMP) in accordance with the federal Disaster Mitigation Act of 2000. This plan identifies and mitigates potential hazards, aiming to reduce risks to people and property from both natural and human-made disasters. A collaborative effort involving the County, its incorporated cities, and local agencies, the MJHMP serves several key functions:
Enhancing Public Awareness: Educating residents about potential hazards and promoting proactive risk reduction.
Guiding Decision-Making: Providing a framework for informed hazard mitigation investments and policies.
Ensuring Compliance: Aligning with state and federal requirements to secure hazard mitigation funding.
Promoting Coordination: Strengthening collaboration among local and regional government entities.
The MJHMP is updated regularly to reflect evolving conditions and new data, with the most recent update completed in 2023.
Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.
Households with low to moderate incomes are especially vulnerable to the effects of climate change and natural disasters due to socio-economic factors. Limited financial resources, inadequate insurance, and reduced access to disaster relief services often leave these households unprepared for emergencies. As a result, they may face delays in recovery, struggling with financial instability, difficulties securing temporary or permanent housing, and being unable to afford evacuation costs such as transportation and lodging.
Additionally, these communities are more likely to experience disruptions from natural hazards due to factors like the need for compensation for missed work, childcare responsibilities, and limited mobility.
Resolution No. 2026-33
Exhibit "A"
298
Item13.
Consolidated Plan Escondido 100
OMB Control No: 2506-0117 (exp. 09/30/2021)
In the event of wildfires or flooding, low-income households are more likely to live in older, less resilient housing, increasing the potential for severe property damage and displacement. Moreover, reduced access to technology can hinder their ability to stay informed during emergencies.
To reduce the long-term impact of natural disasters in Escondido, it is crucial to ensure that households with low to moderate incomes have equitable access to resources, communication channels, and recovery support.
Resolution No. 2026-33
Exhibit "A"
299
Item13.
Consolidated Plan Escondido 101
OMB Control No: 2506-0117 (exp. 09/30/2021)
Strategic Plan
SP-05 Overview
Strategic Plan Overview
The City’s Strategic Plan proposes eligible projects and activities to meet the priorities described in the Consolidated Plan. Ultimately, the Strategic Plan will help achieve the City's Consolidated Plan goals by guiding investments in Escondido’s communities and households with low to moderate incomes. The findings from these outreach activities helped shape the priority needs in the Consolidated Plan.
The Strategic Plan includes the following sections:
• SP-10 Geographic Priorities
• SP-25 Priority Needs
• SP-30 Influence of Market Conditions
• SP-35 Anticipated Resources
• SP-40 Institutional Delivery Structure
• SP-45 Goals Summary
• SP-50 Public Housing Accessibility and Involvement
• SP-55 Barriers to Affordable Housing
• SP-60 Homelessness Strategy
• SP-65 Lead-Based Paint Hazards
• SP-70 Anti-Poverty Strategy
• SP-80 Monitoring
The priorities for the 2025-2029 Consolidated Plan cycle are as follows:
Support the development and preservation of affordable rental and homeownership units. Expand access to supportive services to prevent and reduce homelessness, promote housing stability, and foster long-term solutions.
Promote safe and healthy communities by improving public facilities, upgrading infrastructure, and supporting neighborhood revitalization efforts.
Deliver essential supportive services to vulnerable populations, including youth, families, and seniors with low to moderate incomes and individuals with special needs.
These goals, and the funded activities meant to achieve them, align with HUD's approaches to developing viable communities: (1) providing decent housing; (2) providing a suitable living environment; and (3) expanding economic opportunity.
Resolution No. 2026-33
Exhibit "A"
300
Item13.
Consolidated Plan Escondido 102
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-10 Geographic Priorities – 91.215 (a)(1)
Geographic Area
Table 4752 - Geographic Priority Areas
1 Area Name: CDBG Eligible
Areas
Area Type: Local Target area
Other Target Area Description:
HUD Approval Date:
% of Low/ Mod:
Revital Type: Comprehensive
Other Revital Description:
Identify the neighborhood boundaries for this target area.
Include specific housing and commercial characteristics of this target area.
How did your consultation and citizen participation process help you to identify this neighborhood as a target area?
Identify the needs in this target area.
What are the opportunities for improvement in this target area? Are there barriers to improvement in this target area?
2 Area Name: City of Escondido
Area Type: Local Target area
Other Target Area Description:
HUD Approval Date:
% of Low/ Mod:
Revital Type: Housing
Other Revital Description:
Identify the neighborhood boundaries for this target area.
Include specific housing and commercial characteristics of this target area.
How did your consultation and citizen participation process help you to identify this neighborhood as a target area?
Identify the needs in this target area.
What are the opportunities for improvement in this target area? Resolution No. 2026-33
Exhibit "A"
301
Item13.
Consolidated Plan Escondido 103
OMB Control No: 2506-0117 (exp. 09/30/2021)
Are there barriers to improvement in this target area?
3 Area Name: Neighborhood
Groups
Area Type: Local Target area
Other Target Area Description:
HUD Approval Date:
% of Low/ Mod:
Revital Type: Housing
Other Revital Description:
Identify the neighborhood boundaries for this target area.
Include specific housing and commercial characteristics of this target area.
How did your consultation and citizen participation process help you to identify this neighborhood as a target area?
Identify the needs in this target area.
What are the opportunities for improvement in this target area? Are there barriers to improvement in this target area?
General Allocation Priorities
Describe the basis for allocating investments geographically within the jurisdiction (or within the EMSA for HOPWA)
Please see the discussion below.
The City of Escondido will allocate HOME funding based on the quality and quantity of applications, as well as their alignment with the priorities and goals outlined in the Consolidated Plan, rather than on a geographic basis. While funding is available citywide, areas in the older, central core may receive particular focus; however, no specific target areas have been designated.
CDBG funds will be directed to low- to moderate-income census tracts and neighborhood group areas, where needs are most concentrated. The City currently has 18 priority Neighborhood Groups, 17 of which are in low- to moderate-income census areas. These Neighborhood Groups are primarily older areas located in or near the city's central core.
If the City receives ESG funds during the 2025 to 2029 period, the funds would be distributed citywide to address identified homelessness needs, regardless of location.
Resolution No. 2026-33
Exhibit "A"
302
Item13.
Consolidated Plan Escondido 104
OMB Control No: 2506-0117 (exp. 09/30/2021)
The City does not receive HOPWA funds.
Resolution No. 2026-33
Exhibit "A"
303
Item13.
Consolidated Plan Escondido 105
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-25 Priority Needs - 91.215(a)(2)
Priority Needs
Table 4853 – Priority Needs Summary
1 Priority Need
Name
Develop/preserve affordable rental & owner units
Priority Level High
Population Extremely Low
Low
Moderate
Large Families
Elderly
Geographic
Areas
Affected
City of Escondido
Associated
Goals
Create and preserve affordable rental housing
Create and preserve affordable ownership housing
Description Support the creation and preservation of new affordable rental housing, including new construction, conversion, and rehabilitation; increase access to homeownership for low-income residents, including construction of new ownership units and down payment assistance through a first-time homebuyer program
Basis for
Relative
Priority
Affordable housing has been identified as a priority based on local housing data and input from the community and stakeholders.
2 Priority Need
Name
Expand access to homelessness services
Priority Level High
Population Extremely Low
Families with Children
Elderly
Chronic Homelessness
Individuals
Mentally Ill
Chronic Substance Abuse
Unaccompanied Youth
Resolution No. 2026-33
Exhibit "A"
304
Item13.
Consolidated Plan Escondido 106
OMB Control No: 2506-0117 (exp. 09/30/2021)
Geographic
Areas
Affected
City of Escondido
Associated
Goals
Expand access to homeless services
Description Supporting homeless shelter and other needs Basis for
Relative
Priority
Homeless services have been identified as a priority based on local housing data and input from the community and stakeholders.
3 Priority Need
Name
Support Neighborhood Revitalization
Priority Level High
Population Extremely Low
Moderate
Families with Children
Elderly
Non-housing Community Development
Geographic
Areas
Affected
Neighborhood Groups
CDBG Eligible Areas
Associated
Goals
Improve the livability of neighborhoods
Description Address infrastructure gaps to improve livability and enhance neighborhoods through community outreach and public works projects
Basis for
Relative
Priority
Public facility and infrastructure improvement and neighborhood revitalization have been identified as priorities based on input from the community and stakeholders.
4 Priority Need
Name
Supportive services-with low to mod & special need
Priority Level High
Population Extremely Low
Low
Moderate
Families with Children
Elderly
Resolution No. 2026-33
Exhibit "A"
305
Item13.
Consolidated Plan Escondido 107
OMB Control No: 2506-0117 (exp. 09/30/2021)
Geographic
Areas
Affected
City of Escondido
Associated
Goals
Deliver supportive services
Description Support the provision of services to Escondido residents with low to moderate incomes and special needs populations.
Basis for
Relative
Priority
Community services have been identified as priorities based on local housing data and input from the community and stakeholders.
Narrative (Optional)
Priority needs were identified through extensive housing and economic data, along with input from community meetings, stakeholder and resident surveys, and public hearings. Program and project funding is allocated annually through a competitive application process, based on eligibility and available resources.
Resolution No. 2026-33
Exhibit "A"
306
Item13.
Consolidated Plan Escondido 108
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-30 Influence of Market Conditions – 91.215 (b)
Influence of Market Conditions
Affordable
Housing Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based
Rental Assistance
(TBRA)
The City has a rental subsidy program for seniors, some ofall of which is funded with HOME funds. In 2024, the City used HOME funds to increase the number of senior households assisted from 19 to 30. In 2026 the City used HOME funds to expand the program from 30 senior households to 80 all aged households.
TBRA for Non-
Homeless Special
Needs
Please see above.
New Unit
Production
A majority of the city’s low- and moderate-income households experience housing cost burden, as shown in the Needs Analysis. It is the most common housing problem among the city’s households. The City plans to use a large portion of its HOME allocation to assist in the production of rental and ownership units for lower income households.
Rehabilitation Half of the city's housing stock was built before 1980, increasing the likelihood of lead-based paint hazards and the need for rehabilitation. To address this, the City may allocate some HOME funds to rehabilitate single- and multi-family housing units.
Acquisition,
including
preservation
The City will strive to assist developers interested in acquisition/rehabilitation of existing multi-family housing to provide improved, affordable housing due to the age and condition of the city’s multi-family housing stock. The city also will assist in preserving any identified units that are at risk of losing affordability, when possible.
Table 4954 – Influence of Market Conditions
Resolution No. 2026-33
Exhibit "A"
307
Item13.
Consolidated Plan Escondido 109
OMB Control No: 2506-0117 (exp. 09/30/2021)
Figure NA-10.01: 2-1-1 Clients Living in Escondido Demographics
Resolution No. 2026-33
Exhibit "A"
308
Item13.
Consolidated Plan Escondido 110
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2) Introduction
The City of Escondido is a HOME participating jurisdiction and a CDBG entitlement jurisdiction. The funding is determined by a formula calculated by HUD based on population, people in poverty, overcrowded units, population growth lag since 1960, and pre-1940 housing units.
The City’s allocation can fluctuate year-to-year causing funding to increase or decrease in various programs.
On May 13, 2025, HUD announced the City will receive $1,341,561 in CDBG funds, $590,369 in HOME funds, and $0 in ESG funds for FY 2025-
26. The total amount of anticipated federal funds for FY 2025-26 is $1,931,930. The City of Escondido was not awarded ESG funding in FY 2022- 23, FY 2023-24, FY 2024-25, and FY 2025-26, and it is uncertain if the City will be receiving funding in future years. The City does not receive funding under the HOPWA program. Program income will be reprogrammed into allowable programs or projects, as identified during the Action Plan process.
Anticipated Resources
Program
Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG public -
federal
Acquisition
Admin and
Planning
Economic
Development
Housing
Public
Improvements
Public Services 1,341,561 0 85,757 1,427,318 5,200,000 It is estimated that the City will
receive a CDBG allocation of
approximately $6,500,000 over the
five years of the Consolidated Plan
based on past and current funding.
Resolution No. 2026-33
Exhibit "A"
309
Item13.
Consolidated Plan Escondido 111
OMB Control No: 2506-0117 (exp. 09/30/2021)
Program Source
of Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
HOME public -
federal
Acquisition
Homebuyer
assistance
Homeowner rehab
Multifamily rental
new construction
Multifamily rental
rehab
New construction
for ownership
TBRA 590,369 50,000 4,505,813 5,146,182 2,361,476
It is estimated that the City will
receive a HOME allocation of
approximately $2,900,000 over the
five years of the Consolidated Plan
based on past and current funding.
ESG public -
federal
Conversion and
rehab for
transitional
housing
Financial
Assistance
Overnight shelter
Rapid re-housing
(rental assistance)
Rental Assistance
Services
Transitional
housing 0 0 0 0 0
It is unknown whether the City will
receive an ESG allocation over the
five years of the Consolidated Plan.
Table 5055 - Anticipated Resources
Resolution No. 2026-33
Exhibit "A"
310
Item13.
Consolidated Plan Escondido 112
OMB Control No: 2506-0117 (exp. 09/30/2021)
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied
The housing, community development, and homeless needs far exceed the available HOME, CDBG, and ESG funding. A variety of other non- federal funding sources, including grants and state funds, will be leveraged to meet as many needs in the City as possible.
Matching HOME requirements will be satisfied with other eligible financial resources and/or in-kind services. The City will continue to seek these funding sources.
CDBG does not require matching funds.
If the City receives ESG funds during the 2025 to 2029 period, the 100 percent match requirement for ESG funds would be satisfied with resources from service providers.
If appropriate, describe publically owned land or property located within the jurisdiction that may be used to address the needs identified in the plan
The City is evaluating publicly owned land for future affordable housing opportunities. As part of the 2021 Housing Element update, the Planning Department analyzed potential housing sites, including City-owned properties, for their suitability for affordable housing. While no specific sites have been identified yet, the City continues to explore viable options.
Discussion
Please see above.
Resolution No. 2026-33
Exhibit "A"
311
Item13.
Consolidated Plan Escondido 113
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-40 Institutional Delivery Structure – 91.215(k)
Explain the institutional structure through which the jurisdiction will carry out its consolidated plan including private industry, non-profit organizations, and public institutions.
Responsible Entity Responsible Entity
Type
Role Geographic Area
Served
City of Escondido Government Economic
Development
Homelessness
Non-homeless special
needs
Ownership
Planning
Rental
public facilities
public services
Jurisdiction
COMMUNITY HOUSING
WORKS
Non-profit
organizations
Ownership
Rental
Region
Table 5156 - Institutional Delivery Structure
Assess of Strengths and Gaps in the Institutional Delivery System Housing, supportive services, homelessness prevention services, and community development programs in Escondido are provided by several public agencies, nonprofit organizations, faith-based groups, and private entities. A key strength of the coordinated delivery system is the collaboration between the City and the Regional Taskforce on Homelessness (RTFH), which enables a comprehensive and resource- leveraged approach to assisting homeless individuals. The City also coordinates efforts across departments and community partners to identify service gaps and develop solutions. While only a few entities have formal roles in administering HUD’s entitlement programs, the City, as the lead CDBG agency, coordinates efforts with a diverse range of stakeholders, including government agencies, businesses, nonprofit organizations, service providers, and sub-recipients.
Escondido and its partners have the organizational capacity to address community needs, with sufficient community housing development organizations (CHDO) available to support housing development and services. However, challenges persist due to limited funding and the need for stronger coordination among service providers. Additionally, ensuring residents are aware of available services remains an ongoing challenge.
Availability of services targeted to homeless persons and persons with HIV and mainstream services
Resolution No. 2026-33
Exhibit "A"
312
Item13.
Consolidated Plan Escondido 114
OMB Control No: 2506-0117 (exp. 09/30/2021)
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X
Legal Assistance X X
Mortgage Assistance X
Rental Assistance X X
Utilities Assistance X
Street Outreach Services
Law Enforcement X X
Mobile Clinics X
Other Street Outreach Services X X
Supportive Services
Alcohol & Drug Abuse X X
Child Care X
Education X X
Employment and Employment
Training X X
Healthcare X X X
HIV/AIDS X X
Life Skills X X
Mental Health Counseling X X X
Transportation X
Other
Table 5257 - Homeless Prevention Services Summary
Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) Interfaith Community Services is the agency in Escondido currently providing the most shelter and supportive housing beds, including for youth, veterans and seniors. Interfaith also provides various supportive homeless services, including shelters, homeless prevention, case management services, and rapid re-housing. Additionally, the Regional Taskforce on Homelessness coordinates providers, services, and funding to assist individuals experiencing homelessness, including veterans, the chronically homeless, families with children, and unaccompanied youth. While a variety of programs and services are available, as outlined in this Consolidated Plan, they remain insufficient to fully meet the needs of Escondido residents.
Resolution No. 2026-33
Exhibit "A"
313
Item13.
Consolidated Plan Escondido 115
OMB Control No: 2506-0117 (exp. 09/30/2021)
Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above
Escondido offers a variety of services and programs for individuals with special needs and those experiencing homelessness. However, the demand for these services exceeds available resources. Additional funding is needed to expand support for the growing population, along with improved coordination among service providers to enhance efficiency and impact.
Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs The City will continue collaborating with nearby jurisdictions, nonprofit and faith-based organizations, and the Regional Taskforce on Homelessness to coordinate resources and develop strategies to address service gaps and priority needs. With a strong support structure in place, the City is confident in its ability to tackle the key priorities outlined in this Consolidated Plan.
Resolution No. 2026-33
Exhibit "A"
314
Item13.
Consolidated Plan Escondido 116
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-45 Goals Summary – 91.215(a)(4)
Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic Area Needs Addressed Funding Goal Outcome Indicator 1 Create and preserve
affordable rental
housing
2025 2029 Affordable
Housing
City of
Escondido
Develop/preserve
affordable rental &
owner units
HOME:
$1,450,000
Rental units constructed:
30 Household Housing
Unit
Rental units
rehabilitated:
3 Household Housing
Unit
2 Create and preserve
affordable
ownership housing
2025 2029 Affordable
Housing
City of
Escondido
Develop/preserve
affordable rental &
owner units
HOME:
$1,450,000
Homeowner Housing
Added:
10 Household Housing
Unit
Direct Financial
Assistance to
Homebuyers:
5 Households Assisted
3 Expand access to
homeless services
2025 2029 Homeless City of
Escondido
Expand access to
homelessness services
CDBG:
$250,000
Other:
250 Other
Resolution No. 2026-33
Exhibit "A"
315
Item13.
Consolidated Plan Escondido 117
OMB Control No: 2506-0117 (exp. 09/30/2021)
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic Area Needs Addressed Funding Goal Outcome Indicator 4 Improve the
livability of
neighborhoods
2025 2029 Non-Housing
Community
Development
Neighborhood
Groups
CDBG Eligible
Areas
Support
Neighborhood
Revitalization
CDBG:
$5,640,000
Public Facility or
Infrastructure Activities
for Low/Moderate
Income Housing Benefit:
10000 Households
Assisted
5 Deliver supportive
services
2025 2029 Non-Homeless
Special Needs
City of
Escondido
Supportive services-
with low to mod &
special need
CDBG:
$1,000,000
Public service activities
for Low/Moderate
Income Housing Benefit:
1000 Households
Assisted
Table 5358 – Goals Summary
Goal Descriptions
1 Goal Name Create and preserve affordable rental housing Goal
Description
Assist in producing and preserving affordable rental housing through the construction and acquisition/rehabilitation of existing rental units. Units would be affordable to extremely-low, very low, and low-income households. 2 Goal Name Create and preserve affordable ownership housing Goal
Description
Provide direct assistance to first-time, low-income homebuyers for down payment or closing cost assistance. Assist in the production of affordable ownership housing for lower income homebuyers. 3 Goal Name Expand access to homeless services
Goal
Description
Increase access to shelter and housing and provide supportive services to individuals experiencing homelessness, such as mental health services and job training.
Resolution No. 2026-33
Exhibit "A"
316
Item13.
Consolidated Plan Escondido 118
OMB Control No: 2506-0117 (exp. 09/30/2021)
4 Goal Name Improve the livability of neighborhoods
Goal
Description
Improve community facilities and make necessary infrastructure improvements to serve low- to moderate-income persons. Work with neighborhood leaders to revitalize neighborhoods and provide neighborhood group support. 5 Goal Name Deliver supportive services
Goal
Description
Increase supportive services for vulnerable groups, such as youth, families, and seniors with low incomes and individuals with special needs.
Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME 91.315(b)(2)
The 2025-2029 Consolidated Plan has established the following affordable housing objectives:
Provide first-time homebuyer assistance to five households. Expand the City’s affordable housing inventory by 33 rental units through construction or acquisition/rehabilitation. Expand the City’s inventory of affordable ownership units by 10.
Overall, 48 extremely-low, very-low, low- and moderate-income households will benefit from the City’s federally-funded affordable housing activities over the upcoming five years. This includes 33 renters and 15 homeowners. It is proposed that over 250 homeless households will be assisted.
Resolution No. 2026-33
Exhibit "A"
317
Item13.
Consolidated Plan Escondido 119
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-50 Public Housing Accessibility and Involvement – 91.215(c) Need to Increase the Number of Accessible Units (if Required by a Section 504 Voluntary Compliance Agreement)
The City of Escondido has no Section 504 Voluntary Compliance Agreement. There is no public housing in Escondido.
Activities to Increase Resident Involvements
There are no public housing units in Escondido.
Is the public housing agency designated as troubled under 24 CFR part 902? N/A
Plan to remove the ‘troubled’ designation
N/A
Resolution No. 2026-33
Exhibit "A"
318
Item13.
Consolidated Plan Escondido 120
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-55 Barriers to affordable housing – 91.215(h)
Barriers to Affordable Housing
Public policies can negatively impact the availability of affordable housing. Below is a list of barriers to affordable housing in Escondido.
Land Use Controls
Land use policies and zoning requirements are often cited as a barrier to development, specifically affordable housing. The City has streamlined the process for adding an accessory dwelling unit, allowing increased opportunities for individual property owners to add additional affordable housing. The Density Bonus Ordinance also allows affordable housing development in accordance with State requirements. The City is continuously reviewing requirements for other opportunities to streamline housing development.
Environmental Protection
The level of environmental review required for a residential project depends on the project type and financing sources. Both state (California Environmental Quality Act) and federal (National Environmental Policy Act) regulations can increase costs due to required studies and extended timelines. However, much of this process is beyond the City’s control.
Planning and Development Fees
The cost of development, including permit fees paid to the City, is often cited as a barrier to housing development. Building, zoning, and site improvement fees can add significantly to construction costs and have a negative impact on housing production. The City of Escondido periodically reviews all fees to ensure cost recovery while balancing the needs of the public and developers.
Public Opposition to Affordable Housing
Public opposition to housing, and in particular affordable housing, can cause delays in the development process, add costs, and possibly result in a project being denied. In recent years, the State of California has enacted new housing laws meant to discourage NIMBY-ism (Not In My Backyard).
Permit and Processing Procedures/Times
The time required to obtain development and building permits is often cited as a factor in housing costs.
Processing times vary by project complexity, but the State has introduced expedited permitting for certain residential projects. The City of Escondido actively streamline project approvals and is implementing additional programs to further reduce development timelines.
Resolution No. 2026-33
Exhibit "A"
319
Item13.
Consolidated Plan Escondido 121
OMB Control No: 2506-0117 (exp. 09/30/2021)
Lack of Affordable Housing Funds
The City of Escondido, like many cities in California, faces significant challenges in continuing to provide affordable housing opportunities. Some previously available funding has been eliminated or reduced, and costs have increased exponentially. The City will continue to leverage other funding sources as available to develop affordable housing opportunities.
Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) has expanded the types of projects that require the payment of prevailing wages. In addition, Davis-Bacon prevailing wages must be paid when federal funds are used on new and multi-family rehabilitation projects with eight or more units. The prevailing wage is usually higher than competitive wages, raising the cost of housing production and rehabilitation activities. Prevailing wage also adds to a project’s costs by requiring documentation of compliance.
Building Codes and Enforcement
Building Codes could be considered an adverse impact on the timing and cost of affordable housing. The California Building Standards Code is updated every three years. The City has adopted the 2022 California Building Standards Code, which includes the 2022 California Building Code and 2022 Green Building Standards Code.
Strategy to Remove or Ameliorate the Barriers to Affordable Housing Public policies can negatively impact the availability of affordable housing. Below is a list of barriers to affordable housing in Escondido.
Land Use Controls
Land use policies and zoning requirements are often cited as a barrier to development, specifically affordable housing. The City has streamlined the process for adding an accessory dwelling unit, allowing increased opportunities for individual property owners to add additional affordable housing. The Density Bonus Ordinance also allows affordable housing development in accordance with State requirements. The City is continuously reviewing requirements for other opportunities to streamline housing development.
Environmental Protection
The level of environmental review required for a residential project depends on the project type and financing sources. Both state (California Environmental Quality Act) and federal (National Environmental Policy Act) regulations can increase costs due to required studies and extended timelines. However, much of this process is beyond the City’s control.
Resolution No. 2026-33
Exhibit "A"
320
Item13.
Consolidated Plan Escondido 122
OMB Control No: 2506-0117 (exp. 09/30/2021)
Planning and Development Fees
The cost of development, including permit fees paid to the City, is often cited as a barrier to housing development. Building, zoning, and site improvement fees can add significantly to construction costs and have a negative impact on housing production. The City of Escondido periodically reviews all fees to ensure cost recovery while balancing the needs of the public and developers.
Public Opposition to Affordable Housing
Public opposition to housing, and in particular affordable housing, can cause delays in the development process, add costs, and possibly result in a project being denied. In recent years, the State of California has enacted new housing laws meant to discourage NIMBY-ism (Not In My Backyard).
Permit and Processing Procedures/Times
The time required to obtain development and building permits is often cited as a factor in housing costs.
Processing times vary by project complexity, but the State has introduced expedited permitting for certain residential projects. The City of Escondido actively streamlines project approvals and is implementing additional programs to further reduce development timelines.
Lack of Affordable Housing Funds
The City of Escondido, like many cities in California, faces significant challenges in continuing to provide affordable housing opportunities. Some previously available funding has been eliminated or reduced, and costs have increased exponentially. The City will continue to leverage other funding sources as available to develop affordable housing opportunities.
Prevailing Wage Requirements
The State Department of Industrial Relations (DIR) has expanded the types of projects that require the payment of prevailing wages. In addition, Davis-Bacon prevailing wages must be paid when federal funds are used on new and multi-family rehabilitation projects with eight or more units. The prevailing wage is usually higher than competitive wages, raising the cost of housing production and rehabilitation activities. Prevailing wage also adds to a project’s costs by requiring documentation of compliance.
Building Codes and Enforcement
Building Codes could be considered an adverse impact on the timing and cost of affordable housing. The California Building Standards Code is updated every three years. The City has adopted the 2022 California Building Standards Code, which includes the 2022 California Building Code and 2022 Green Building Standards Code.
Resolution No. 2026-33
Exhibit "A"
321
Item13.
Consolidated Plan Escondido 123
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-60 Homelessness Strategy – 91.215(d)
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City’s strategic plan for homelessness includes a comprehensive, integrated service system to transition local homeless families and individuals to supportive, transitional or permanent housing and self-sufficiency. Currently, the City funds a social worker to work with the Police Department assisting in outreach to the homeless population (using State grant funds).
Addressing the emergency and transitional housing needs of homeless persons The City will use a portion of its CDBG allocation to provide emergency shelter for the homeless[NO1] [DC2] , including Interfaith Community Services’ 365-day a year bridge housing, in addition to other homeless services. Prevention assistance will also be a priority, as is providing shelter beds and basic needs. Rapid rehousing and street outreach are secondary priorities. The City works with the Continuum of Care (the Regional Taskforce on the Homeless) in a collaborative process to provide housing and supportive services to homeless individuals and families.
Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again.
The City proposes to use HOME and CDBG funds for homeless prevention for as many homeless individuals and families as possible. This will include rental assistance and stabilization.
Help low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families who are likely to become homeless after being discharged from a publicly funded institution or system of care, or who are receiving assistance from public and private agencies that address housing, health, social services, employment, education or youth needs
The City proposes to use HOME & CDBG funds for homeless prevention, including rental assistance and relocation and stabilization services.
Resolution No. 2026-33
Exhibit "A"
322
Item13.
Consolidated Plan Escondido 124
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-65 Lead based paint Hazards – 91.215(i)
Actions to address LBP hazards and increase access to housing without LBP hazards Leadâ¿ÂÂ based paint (LBP) regulations affect a variety of housing and community-based programs.
The process for identifying and resolving LBP issues varies depending upon the amount of assistance and the type of program affected. The most common actions that need to be taken are:
Lead Hazard Evaluation – A risk assessment, paint testing or a combination of these to determine the presence of LBP hazards or LBP in properties built prior to 1978. Lead Hazard Reduction – Activities designed to reduce or eliminate exposure to LBP hazards through methods including interim controls, standard treatments, or abatement. Clearance – An activity conducted following LBP hazard reduction activities to determine that the hazard reduction activities are complete.
According to 2023 five-year ACS estimates, half of Escondido’s residential units were constructed before 1980, which is a good indicator for the potential scope of LBP issues, as residential use of LBP was banned in 1978. An important method for mitigating LBP risks is modernizing the housing stock. This means producing new affordable units that will increase access to housing without LBP hazards. This is a slow process, however, so the County’s Health and Human Services Agency offers a lead poisoning prevention program that County residents can access.
How are the actions listed above related to the extent of lead poisoning and hazards? All sources agree that LBP exposure negatively affects children’s physical and emotional health.
According to the San Diego County Childhood Lead Poisoning Prevention Program (CLPPP) the number of new cases of blood lead poisoning in children under the age of 21 has decreased since 2006, although the danger of LBP and lead poisoning still exists.
How are the actions listed above integrated into housing policies and procedures? When HOME funds are used for housing programs and projects, LBP is a key concern due to the age of Escondido’s housing stock, the prevalence of rental units, and the concentration of older homes in the city's central core. As a result, all HOME-funded activities must comply with federal LBP regulations.
The City's policies and procedures for HOME-funded ownership and rental projects include LBP notification, testing, and hazard reduction. Owners, occupants, and purchasers receive written disclosures, including a seller’s statement on LBP and the 'Protect Your Family from Lead in Your Home' pamphlet. If LBP is identified through a visual assessment in pre-1978 properties or when surfaces are disturbed, lead hazard reduction and clearance are required per 24 CFR Part 35.
Resolution No. 2026-33
Exhibit "A"
323
Item13.
Consolidated Plan Escondido 125
OMB Control No: 2506-0117 (exp. 09/30/2021)
For rehabilitation programs—such as acquisition/rehabilitation of multifamily properties and owner- occupied rehab programs—lead hazard evaluations and risk assessments are mandatory. Remediation will be conducted by certified contractors, and residents must be notified of any potential risks.
For the City's first-time homebuyer program, all properties must be free of LBP hazards, with required notifications provided to buyers.
Resolution No. 2026-33
Exhibit "A"
324
Item13.
Consolidated Plan Escondido 126
OMB Control No: 2506-0117 (exp. 09/30/2021)
SP-70 Anti-Poverty Strategy – 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families Elevating income levels for individuals and families living in poverty requires a multifaceted approach that includes affordable housing, livable communities, education, and job creation.
To maximize impact, the City will allocate as much of its HOME funding as possible to expanding affordable housing opportunities for lower-income households. Reducing housing costs can help lift families out of poverty rather than simply providing temporary relief. The City aims to create and preserve both affordable rental housing and homeownership opportunities to benefit as many residents as possible.
Strengthening the City’s economic base is another critical strategy for poverty reduction. The City will implement coordinated economic development efforts focused on job creation, business retention, expansion, and attraction. Additionally, individuals and families will be supported through job training, counseling, education, and direct connections to employment opportunities. These efforts will be carried out in collaboration with public and private organizations that provide education and workforce development programs.
How are the Jurisdiction poverty reducing goals, programs, and policies coordinated with this affordable housing plan
Expanding and preserving affordable housing opportunities can help alleviate the financial burden on households living in poverty. By increasing access to both affordable rental and homeownership options, families will have more disposable income to invest in education, job training, and other opportunities that promote economic stability.
Enhancing the overall quality of life in these communities is also essential to reducing poverty. The City plans to allocate a portion of its federal HOME and CDBG funds to support affordable housing initiatives, strengthen neighborhoods, and improve community resources for residents.
Resolution No. 2026-33
Exhibit "A"