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based on staffing levels. The City will amend the zoning ordinance to remove the residential distance requirement and to review and revise as necessary the shelter parking requirements.
AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions. AB 101 also sets a timeline for jurisdictions to act on applications for Low Barrier Navigation Center developments. The requirements of this bill are effective through the end of 2026, at which point they are repealed. A program in the Housing Plan of this Housing Element includes amendments to the zoning ordinance allow Low Barrier Navigation Centers by right in areas zoned for mixed use and nonresidential zones permitting multi-family uses.
Transitional Housing and Supportive Housing
California Health and Safety Code (Section 50801(i)) defines "transitional housing" and "transitional housing development" as buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Residents of transitional housing are usually connected to supportive services designed to assist the homeless in achieving greater economic independence and a permanent, stable living situation. Transitional housing can take several forms, including group quarters with beds, single-family homes, and multi-family apartments and typically offers case management and support services to help return people to independent living (often six months to two years).
Supportive housing links the provision of housing and social services for the homeless, people with disabilities, and a variety of other special needs populations. California Health and Safety Code (Section 50675.2) defines “supportive housing” as housing with no limit on length of stay, that is occupied by the low income adults with disabilities, and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Target population includes adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Division 4.5, commencing with Section 4500, of the Welfare and Institutions Code) and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people.
AB 2162 requires supportive housing projects of up to 50 units be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions, such as providing a specified amount of floor area for supportive services. The City may choose to allow projects larger than 50 units by right,
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as well. The bill also prohibits minimum parking requirements for supportive housing within ½ mile of a public transit stop.
Currently, the City treats transitional housing for the homeless as "residential care facilities" or “community care facilities” in the La Mesa Zoning Ordinance. Residential care facilities are permitted in all residential zones provided that they are licensed by the State and serve six or fewer persons. Residential care facilities serving more than six persons are permitted in the R2 and R3 zones with a Site Development Plan and within all other residential zones provided that they are located along a major collector roadway. Community care facilities serving more than six persons are permitted by right in the C and CN Zones and in the CD zone pursuant a Conditional Use Permit.
However, the City’s Zoning Ordinance does not currently address the provision of supportive housing and the provisions regarding transitional housing do not comply with current State law. The Zoning Ordinance will be amended to specifically define transitional/supportive housing as a residential use. Transitional housing pursuant to Health and Safety Code Section 50801(i) will be permitted by right where housing is permitted, and subject to the same development standards as other housing development. Supportive housing pursuant to Health and Safety Code Section 50675.14(a)(B)(2) will be permitted by right as required by state law, and subject to the same development standards as other housing development.
Single-Room Occupancy (SRO) Units
SRO units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other and could be equivalent to an efficiency unit.
The La Mesa Zoning Code does not contain specific provisions for SRO units. The City will amend the Zoning Code within one year of the adoption of the Housing Element to facilitate the provision of SROs, consistent with AB 2634 (Housing for Extremely Low Income Households) enacted in 2007.
Farmworker Housing
Pursuant to the State Employee Housing Act (Section 17000 of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family or household is permitted by right in an agricultural land use designation. Therefore, for properties that permit agricultural uses by right, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use. Furthermore, any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure within a residential land use designation, according to the Employee Housing Act.
Employee housing for six or fewer persons is permitted wherever a single-family residence is permitted. To comply with State law no conditional use permit or variance will be required.
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The City has no agricultural zones. The City’s Zoning Ordinance permits agricultural uses in the R1E, R1R, R1S, and R1 zones. However, agricultural uses in these zones are accessory uses in the single-family zones with the agricultural products intended for consumption by the household and do not permit commercial farming. Farmworker housing is not required but employee housing for 6 or fewer can be permitted wherever a single-family residence is permitted.
Housing for Persons with Disabilities
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. The City conducted an analysis of the zoning ordinance, permitting procedures, development standards, and building codes to identify potential constraints for housing for persons with disabilities. The City’s policies and regulations regarding housing for persons with disabilities are described below.
Land Use Controls
Under State Lanterman Developmental Disabilities Services Act (also known as the Lanterman Act), small licensed residential care facilities for six or fewer persons must be treated as regular residential uses and permitted by right in all residential districts. In accordance with State law (Lanterman Developmental Disability Services Act, AB 846, compiled of divisions 4.1, 4.2 and 4.7 of the Welfare and Institutions Code and Title 14 of the Government Code), La Mesa permits residential care facilities serving six or fewer persons in all residential zones. Residential care facilities serving more than six persons are permitted in the R2 and R3 zones with a Site Development Plan and within all other residential zones with a Conditional Use Permit, provided that they are located along a major or collector roadway. Residential care facilities serving more than six persons are also permitted by right in the C and CN Zones, and in the CD zone with a Conditional Use Permit. The City does not have a local requirement for proximity between two special needs housing sites. However, currently the City has no specific provisions in its Zoning Ordinance to address the provision of transitional housing, supportive housing, and single-room occupancy housing.
Definition of Family
Local governments may restrict access to housing for households failing to qualify as a “family” by the definition specified in the Zoning Ordinance. Specifically, a restrictive definition of “family” that limits the number of and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not for housing families that are similarly sized or situated.
The City’s Zoning Ordinance does not contain a definition of family and therefore does not restrict access to housing in any way.
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Building Codes
In the City of La Mesa there are only a few minor local amendments to the building code.
Currently there are amendments for higher grading requirements because of special soil conditions in the City and accessory structures not related to residential uses, such as shed size and location.
Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-family buildings without elevators consisting of three or more rental units or four or more condominium units be subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests.
• The public and common areas shall be readily accessible to and usable by persons with disabilities.
• All the doors designed to allow passage into and within all premises shall be sufficiently wide to allow passage by persons in wheelchairs. • All premises within covered multifamily dwelling units shall contain the following features of adaptable design:
o An accessible route into and through the covered dwelling unit. o Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations.
o Reinforcements in bathroom walls to allow later installation of grab bars around the toilet, tub, shower stall, and shower seat, where those facilities are provided.
o Useable kitchens and bathrooms so that an individual in a wheelchair can maneuver about the space.
The Building Division of the City’s Community Development Department actively enforces the California Building Code provisions that regulate the access and adaptability of buildings to accommodate persons with disabilities. The City’s Code Enforcement is complaint based.
When an employee sees a building code violation that has not been issued a complaint, the division may work proactively to rectify it. No unique restrictions are in place that would constrain the development of housing for persons with disabilities.
Reasonable Accommodation
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.
For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Ordinance to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.
The City of La Mesa does not have a separate process for review and approval of requests for reasonable accommodation with respect to zoning, permit processing or building laws.
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Such requests would be considered in conjunction with the appropriate regulatory process based on the nature of the request. If the request for accommodation does not require regulatory review, there is no further involvement on the part of the City. All of the City’s development regulatory processes provide for appeals procedures.
The City will amend the Zoning Ordinance to implement a formal reasonable accommodation procedure to address reasonable accommodation requests.
Permits and Processing
Existing regulations provide for the review and approval of both large and small group homes in several of the City’s residential zones as well as the Commercial and Neighborhood Commercial zones. Depending on the zone classification of the property, a group home for more than six persons requires either a site development plan or a conditional use permit.
There is no standard list of conditions; each site would be reviewed and conditions assigned based on the specifics of the site and the proposed project. A site development plan does not require a public hearing. A Conditional Use Permit requires a public hearing.
A request to retrofit a property to increase accessibility would be processed through the normal building permit procedures, if the proposed work required a permit. Information about the zoning, permit processing and building law is provided to property owners, developers and the general public, by telephone, the City’s web-site and at the Community Development Department counter.
Conclusion
Overall, the City has no major constraints to housing for persons with disabilities. However, the Zoning Ordinance will be amended within one year of the adoption of the Housing Element to address the provision of transitional housing, supportive housing, and singleroom occupancy housing, as well as reasonable accommodation procedures.
Development and Planning Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law. In general, these development fees can be a constraint to the maintenance, improvement, and development of housing because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City. As part of the Housing Element update, the City contacted several developers active in the City to discuss potential constraints to housing development. City fees have not been found to act as a constraint to the development of housing in La Mesa.
The La Mesa City Council adopted a Cost Recovery Policy for planning and building-related services. The policy establishes the percentage of costs incurred by the City to provide a service to be recovered in the form of a fee. With the exception of fees for historic preservation review and discretionary permits and environmental review, the City’s fee schedule reflects the fees necessary to recover 100 percent of the costs to provide these services. The recovery policy for discretionary permits and environmental review is 50
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percent and the policy for historic preservation review is 25%. The City Council reviews the fee schedule as part of the annual budget process. In the future, fees will be adjusted to maintain cost recovery objectives. Table HE-41 summarizes the most common planning fees for the City of La Mesa and surrounding jurisdictions. In general, most of the City’s fees are lower than those in other nearby San Diego communities.
Table HE-41. Regional Comparison of Planning Fees (2020) Chula Vista El Cajon La Mesa National
City San Diego
Design
Review $10,0001 n.a. $1,890-$3,255 $3,700 n.a.
Conditional
Use Permit $11,0001 $5,195 $2,095-$4,150 $3,700 $8,0001 Tentative
Parcel Map $3,678 $3,625 +26/lot $5,859 $3,000 $10,0001 Plan Check n.a. n.a.
Full Cost
Recovery n.a. $291-$493
Final Parcel
Map
Full Cost
Recovery $5,100 $3,357+$323/lot n.a. $3,458.86++
Tentative
Subdivision
Map
Full Cost
Recovery $6,225+$74/lot $7,557 $4,000 $10,0001
Final
Subdivision
Map
Full Cost
Recovery $6,710+ $5,069+$388/lot n.a. $3,750.56+
Variance $9,0001 $1,025 $2,097-$4,127 $3,700 $8,0001
Environmental
Review-Initial
Study
$10,0001 $5,100+$263 $1,426-$3,003 $1,100 $1,170.45-
$2,340.89
General Plan
Amendment $20,0001 $3,505 $15,179 $5,500 $12,0001
n.a. = information not readily available.
Source: Cities of Chula Vista, El Cajon, La Mesa, National City and San Diego, 2020. 1 Indicates initial deposit amount. Actual fee is full cost recovery.
Development impact fees are charged to a new development in order to pay for the local infrastructure needed to serve it. Within the San Diego region, all 18 of the local jurisdictions and the County charge development impact fees. Impact fees can be charged for a variety of public facilities, including utilities, parks, open space, fire stations, libraries, and transportation improvements such as streets, highways, and transit. The City of La Mesa charges impact fees for parks and recreation facilities ($3,945 to $5,441 per unit) and sewer connection ($5,680+ per unit). The comparisons of fees for different types of residential developments can be seen in Table HE-42.
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Table HE-42. Fee Comparisons (2019-2020)
Jurisdictions
Per Unit Permit and Impact Fees
Single Family
Townhome
(Type V
Construction)
Condominium
(Type III
Construction)
Apartment
(Type V
Construction)
Carlsbad $42,616.78 $23,012.02 $17,086.21 $16,762.04
Chula Vista $57,167.97 $42,481.32 $38,577.18 $38,596.86 Encinitas $22,932.15 $15,984.48 --- $15,233.65
Escondido $37,044.15 $31,185.86 $29,360.35 $29,360.35
Imperial Beach $15,161.22 $11,262.71 $9,832.14 $21,010.37 La Mesa $27,442.49 $19,242.63 $14,248.72 $12,906.75
Lemon Grove $13,563.65 $6,259.63 $4,870.52 $5,106.55
National City $15,025.99 $5,655.93 $4,175.54 $4,175.54
Oceanside $68,235.30 $25,089.74 $17,254.33 $17,178.01
Poway $26,528.05 $21,194.22 $2,059.13 $20,898.17
San Diego $155,367.00 $103,121.73 $95,731.81 $97,461.70 San Marcos $30,761.34 $25,588.10 $23,410.80 $14,184.14
Santee $78,142.00 $67,667.00 $64,247.00 $57,827.00
San Diego County $21,797.00 $12,793.00 $10,900.00 $11,156.00 Vista $27,546.37 $20,804.79 $23,176.90 $18,608.86
Source: BIA 2019-2020 Fees Study for San Diego County; City of Santee Fee Schedule FY2020-21; Padre Dam Municipal Water District Sewer and Water Capacity Fee Schedule 2021; Santee Elementary School District Developer Fees 2021; Grossmont Union High School District Developer Fees 2021 In 2008, the City of La Mesa adopted an ordinance to implement a Residential Traffic Impact Mitigation Fee Program. This regional program for collecting a traffic impact fee on new residential development is required by the TransNet Extension Ordinance and Expenditure Plan. The fee is intended to ensure that future development pays its fair share of the cost of the regional arterial system and related regional transportation improvements.
Currently the fee is $2,533.15, increasing annually based on the percentage set forth in the Engineering Construction Cost Index published by the Engineering New Record. All jurisdictions the County of San Diego collect this fee, either at the time of the subdivision map or as a condition of building permit approval. Overall, the City’s development fees are comparable to those charged by neighboring cities and therefore not a constraint to housing development in the City.
Transparency in Development Process
To increase transparency and certainty in the development application process as required by law, the City has a variety of tools available for developers. The City’s Community Development home page has links to the City’s zoning ordinance, zoning map, planning and zoning services forms and fees schedules at https://www.cityoflamesa.us/750/CommunityDevelopment. All forms and informational documents such as the fee schedule can be easily accessed at https://www.cityoflamesa.us/112/Forms.
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On- and Off-Site Improvements
In addition to developer fees and exactions, site improvements are an important component of residential development and include roads, water, sewer, landscaping, and other on-site infrastructure necessary to serve the new development. All new development projects are required to install curbs, gutters, sidewalks, and lighting. Developments must also provide connection to water and wastewater systems. Where roadways are not present, developers are required to construct all internal roadways for a subdivision, and provide connections to existing roadways.
Public street widths are established in a document entitled, “Design Criteria for Public Improvements.” Provided to developers upon request, this document states how wide streets should be based on type of street proposed. For a typical residential street, the City requires a 56 foot ROW and 36 feet curb to curb. However, La Mesa is primarily built out and it is unlikely that new public streets will be created by future housing development. Future singlefamily development will most likely be authorized as a PRD with private access. The width of the access will depend on the length of the proposed street, whether or not it has through access, and whether it is intended to accommodate on-street parking. There are no established standards for private streets other than that they must be wide enough to meet standards established in the California Fire Code for Fire Department equipment needs.
Required open space is defined in two places in the Zoning Ordinance. The general open space requirement for residential development is 500 square feet for each unit for the first 10 units, 400 square feet per unit for units 11 through 20, and 300 square feet per unit for 21 or more units. Open space standards are modified in areas covered by the Mixed Use Overlay. Within the overlay, 200 square feet per unit is required for mixed use projects and 300 square feet for exclusively residential projects.
On- and off-site improvements are necessary to maintain the quality of life desired by residents and ensure that public services and facilities are in place at the time of need. The City can mitigate the cost of these improvement requirements by providing affordable housing development incentives, assisting with land assemblage or write downs, assist affordable housing developers in obtaining state and federal financing for their projects, and reducing or deferring fees in exchange for long-term affordability of assisted housing units.
Building Codes and Enforcement
The City of La Mesa has adopted the 2022 California Building Code. This code is considered to be the minimum necessary to protect the public health, safety and welfare. No amendments have been made that diminish the ability to accommodate persons with disabilities. There are no locally amended universal design elements; the universal design provisions of the California Building Code are enforced. Exceptions or methods of alternative compliance to the requirements to the California Building Code are contained in the code. The City has no local ability to waive the provisions of the State building codes.
However, a mechanism within the building code allows for an appeals process to challenge interpretations of the building code requirements.
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Local Permits and Processing Times
The processing time needed to obtain development permits and required approvals is commonly cited by the development community as a prime contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably.
Factors that can affect the length of development review on a proposed project include:
completeness of the development application submittal, responsiveness of developers to staff comments and requests for information, and projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning or general plan amendment, or are subject to a public hearing before the Planning Commission or City Council.
Certainty and consistency in permit processing procedures and reasonable processing times is important to ensure that the development review/approval process does not discourage developers of housing or add excessive costs (including carrying costs on property) that would make the project economically infeasible. The City is committed to maintaining comparatively short processing times. Total processing times vary by project, but most residential projects are approved within six months. Table HE-43 provides a detailed summary of the typical processing procedures and timelines of various types of projects in the City.
Table HE-43. Processing Times
Project Type Reviewing Body Public Hearing
Required
Appeal Body
(if any)
Estimated Total
Processing
Time
Single-Family
Subdivision
Planning
Commission Yes City Council 6 months to
1 year
Multiple-Family
Planning,
Engineering,
Building and Fire
Department
No Planning
Commission 3 months
Multiple-Family
(with
subdivisions)
Planning
Commission Yes City Council 4 to 6 months
Mixed Use Design Review
Board No City Council 2 to 3 months
Source: City of La Mesa, 2020.
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Single Family
A single-family dwelling, on an existing parcel, is subject to a building permit to ensure compliance with zoning regulations and the building and fire codes. Approval of a building permit for a single-family dwelling is administrative. Staff involved in the approval process includes members of the Planning Department, Engineering Department, Building Department and Fire Department. Processing time is approximately six weeks, but is highly dependent on the quality of the initial submittal.
If the proposed single-family project does not conform to the development regulations of the zone, it requires a discretionary action. Examples of discretionary approval include a variance or special permit. This type of project is considered by the Planning Commission.
Approval is based on findings as outlined in the zoning regulations. Processing time for a Planning Commission hearing is approximately two months.
A single-family project, which includes a minor subdivision, can be approved by the Development Advisory Board. A single-family project, which includes a major subdivision, requires a public hearing and approval of the Planning Commission. The basis for approval is the City’s subdivision regulations and the permitted density of the underlying zone. The City Council ratifies the Planning Commission decision. The length of time required to process a subdivision map is variable, based on the size and complexity of the project. In most cases, the approval process can be completed in 6 months to a year.
Multi-family Housing
Multi-family housing on an existing parcel in the R2, R3, or RB zone is subject to a building permit to ensure compliance with zoning regulations and the building and fire codes.
Approval of a building permit for a multi-family project in the R2, R3, or RB zones is ministerial. Staff involved in the approval process includes members of the Planning Department, Engineering Department, Building Department and Fire Department.
Processing time is approximately three months, but dependent on the size of the project and quality of the initial submittal.
Multi-family housing is subject to site plan and design review when the project is located in the mixed-use overlay zone or any of the commercial zones. Site plan is a staff level of review to ensure compliance with development regulations. The Design Review Board is responsible for design review. Basis of the Design Review Board’s approval is based on objectives of the Urban Design Guidelines and the Guidelines for Mixed-Use. The Design Review Board approval of the project is ratified by the City Council. The timeline for site plan and design review is between two to three months.
If the multi-family housing is proposed as a condominium the approval process also includes a subdivision map. Processing time is approximately four to six months and the project is subject to review by the Planning Commission and the City Council.
New residential development is subject to various review and permit processes. The processing time for the most common residential development applications are summarized in Table HE-44. These applications are processed concurrently.
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Table HE-44. Processing Time by Process/Permit
Process/Application Approximate Timeframe
Conditional Use Permit 3 months
Design Review 1 month
General Plan Amendment 6 months
Environmental Impact Reports 9 months
Plan Check/Building Permits 1 month
Variance 2 months
Zone Change 3 – 6 months
Source: City of La Mesa Planning Department, 2020.
General Plan Amendment and/or Zone Change
A proposed housing project may include a general plan amendment and/or rezone. This type of approval is discretionary, requiring approval by the Planning Commission and City Council. Approval of a rezone or general plan amendment would depend on the applicant’s ability to show that the proposal would further and not detract from the City’s established land use goals.
Site Plan Approval
Approval of some housing projects requires site plan review by the Development Advisory Board. Site plan approval process is ministerial and is based on a determination of compliance with applicable development standards, design objectives and health and safety requirements. A representative from all of the City departments with project oversight responsibilities, sit as the Development Advisory Board. The process pulls together the comments from all departments involved in project review and approval. As a result, deficiencies are more quickly ascertained, processing approval time is minimized, and issuance of a building permit is facilitated.
CEQA Compliance
The California Environmental Quality Act (CEQA) compliance process determines the timeframes for approval of many discretionary projects. Most projects are handled through the negative declaration process, which is processed concurrently with other discretionary approval processes. However, if an Environmental Impact Report (EIR) is required a minimum of six months is added to the approval process.
Design Review Program
The City of La Mesa adopted the Urban Design Program 1987. The development and adoption of the urban design program was in response to the observation that the design quality of development occurring at the time was mediocre. La Mesa is nearly built-out.
Because of limited opportunity for new development in La Mesa it is important that all new development contribute to, and not detract from, the quality of the City’s physical character.
The urban design program has proven to be instrumental in its contribution to the overall
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improvement in the quality of new development in La Mesa. New updates to the Urban Design Program are currently being explored.
The Urban Design Program is applied to the following:
• Projects in the Urban Design Overlay (D) Zone. The Urban Design Overlay Zone covers primarily commercial, downtown, and mixed use areas, as well as specific residential areas.
• Major projects or projects determined to be on sensitive sites by the Community Development Director.
• Density bonus projects.
• Planned residential developments.
• Projects in redevelopment areas.
• Development proposals, public projects, and other urban design related issues as directed by the City Council.
Implementation of the urban design program is fully integrated into the development review process. The Development Advisory Board and Design Review Board meet on the same day to review projects. The applicant leaves these meetings with a clear understanding of the conditions that affect the City’s ability to approve the proposed project. The Urban Design Program includes a policy to ensure that projects are reviewed within the development permit processing time limits established by the City and State Law. Design review does not change the density or the land use of proposed projects and does not negatively affect housing production in La Mesa.
The design review process does not involve submittal of extraordinary materials. Materials boards and colored elevations are required as part of project submission. However, these requirements are typical for project approval processes. Colored elevations facilitate understanding of how the project will fit into the surrounding area. Like site plan review, design review also facilitates the process of issuing a building permit.
To assist the project developer, the City developed a Design Review Application that outlines specific documents required for the review (including site plans, landscape plans, conceptual grading plans, elevations and structure floor plans). A handout that summarizes the purpose/intent of the Urban Design Program, the process, the Design Review Board, and review criteria is also provided. The Urban Design Program does not prescribe any particular style of architecture but lays out some guidelines to encourage creativity in design, site planning, and architecture. The Design Review Board reviews a project with the following general criteria:
• Will the project improve the quality of life and the spatial form of La Mesa? • Will the project fit in La Mesa on an urban scale and on the proposed site? • Does the project attempt to incorporate the basic principles of good urban design, such as: fit, function, access, structural orientation, safety, adaptability, vitality, congruence, sense of place, efficiency, and stability/durability.
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• Have special features been added to the project to help it fit into the community or site, or to make it a memorable project and a source of community pride? • How will the project look in years to come?
• Does it fit the plans for La Mesa?
• Does the project reflect La Mesa’s sense of history or other characteristics which help define the community?
• Can the project be served adequately by the City and other public service providers? The design review process does not add to the timeframe and cost of projects, it merely ensures that proposed development fits in with surrounding neighborhood and contributes to an attractive and well-designed urban environment.
An important, and often overlooked, benefit of the design review process is that it builds in an extra level of community support for discretionary projects. As these projects advance through the authorization process, an endorsement from the Design Review Board provides support for final project approval.
Conditional Use Permit
A conditional use is a use determined by the City as having such unique or diverse characteristics that predetermination of regulations for either its operation or location is not practicable. The Planning Commission has the authority to grant, conditionally grant or deny a conditional use permit application, based on the following findings:
• The project’s compatibility with other uses in the same vicinity. • Whether the issuance of such a conditional use permit will lead to the creation of a nuisance or if it would endanger the public health, safety or order by: (1) Unreasonably increasing pedestrian and/or vehicular traffic in the area in which the premises are located; or (2) Increasing the incidence of disruptive conduct in the area in which the premises are located; or (3) Unreasonably increasing the level of noise in the area in which the premises are located.
• Whether the use is consistent with the general plan.
An application for a Conditional Use Permit requires a public hearing and appeals of any Planning Commission decision can be made to the City Council.
Environmental and Infrastructure Constraints
Natural landforms, hazards, or habitat can constrain residential development opportunities in a community. Portions of otherwise developable sites with steep or unstable slopes, soils that are susceptible to liquefaction or other geologic conditions, or contain sensitive habitat, could constrain development capacity. Another factor adding to the cost of new home construction is the cost of providing adequate infrastructure such as streets, curbs, gutter, sidewalks, water and sewer lines, and street lighting. The cost of these additions or improvements is borne by developers and then, to the extent possible, added to the cost of new housing units, impacting affordability. This section summarizes potential environmental and infrastructure constraints on residential development in La Mesa.
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Geologic and Seismic Hazards
Most of La Mesa is underlain by soil of the Redding Series. Redding soils are derived from the sedimentary rock of the marine terraces. The Redding soil series is characterized as gravelly loam at the surface with a subsoil layer of gravelly clay. At a depth of approximately 30” an impervious clay hardpan layer can sometimes be found.
There are three characteristics of Redding soils that are significant in an urban setting. The first is the high degree shrink swell behavior. Because it contains relatively large amounts of clay, this soil expands when wetted and contracts as it dries. Without adequate reinforcement buildings and infrastructure constructed on this soil have been warped or otherwise damaged.
Redding soils are also highly erosive. Grading operations and land stripped of vegetation increase the erosion potential of the soil. The third factor which is significant in an urban setting is the high runoff potential characteristic of Redding soils. Clay content and the presence of an impervious hardpan layer limit water percolation and increase runoff. Runoff potential affects the size and configuration of flood control facilities.
A variety of techniques are available to mitigate hazards related to soil. Once the particular characteristics of a soil are known appropriate construction practices can be incorporated into development plans. Appendix J of the Uniform Building Code contains basic regulations governing grading. In 1974, the City of La Mesa City Council adopted a Grading Ordinance which includes Appendix J with additional provisions which address concerns specific to the City.
Several major active faults pass through the Southern California region. They are parallel, trend in a northwest/southeast direction, and display lateral or sideways movement. The San Andreas Fault is over 650 miles long and runs northwest from the Gulf of California to north of San Francisco Bay. This fault is the most active fault in California and the maximum magnitude of future earthquakes could range from 7.3 to 8.2. A magnitude 8 earthquake on the southern segment of the San Andreas could produce Mercalli intensities of VII to IX in eastern San Diego County.
The San Jacinto fault is parallel to and west of the San Andreas. This fault stretches 125 miles and cuts diagonally across the northeast corner of San Diego County. The San Jacinto Fault is the most active in San Diego County and portions of this fault are only 60 to 80 miles from the City of San Diego. An earthquake of magnitude 7.0 could produce Mercalli intensities of VI or VII in the coastal areas. The Elsinore Fault is approximately 135 miles and is the longest active fault in the County. An earthquake with a magnitude as high as 7.0 is possible for this fault and could cause damage equal to intensity VII or greater.
Ground shaking is by far the greatest seismic hazard. Distance mitigates ground shaking originating on the San Andreas, San Jacinto and Elsinore faults and ground shaking from a moderate earthquake centered on any of these faults might not be detected in La Mesa. In addition to ground shaking, liquefaction, a soil phenomenon in which water saturated unstable soil loses its strength when subjected to the forces of intense prolonged ground shaking, can also occur. Most of La Mesa is underlain by sedimentary rocks of the marine terraces. Soils developed from these rocks are clay rich and fairly well consolidated.
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The La Mesa Safety Element of the General Plan provides policy guidelines in the area of seismic safety. Policies requiring the implementation of the Uniform Building Code will also reduce seismic risk for new construction.
Flood Hazards
In La Mesa, water courses providing drainage of storm runoff include Alvarado Creek, Chollas Creek and Spring Valley Creek. Dry most of the year, these creeks can fill quickly with water during storm episodes and can result in localized temporary flooding conditions.
Flood hazards in the City are primarily the result of a lack of adequate storm drain facilities.
Rapid growth of the 1950s and 1960s occurred at a time when little attention was paid to cumulative impacts. As a result, flood hazard mitigation planning must retrofit flood control facilities into a built up environment.
Existing development is at-risk throughout all the flood impacted areas in La Mesa. Along the Alvarado Creek commercial development and portions of the trailer parks south of Alvarado Road are at risk. Traffic hazard on Interstate 8 could result from flooding of Alvarado Creek. A mix of businesses and residential uses on University Avenue are affected by flooding within the Chollas Creek basin. Single-family residential uses as well as Bancroft Drive and access to Highway 125 are located in the flood hazard area of Spring Valley Creek.
All new development in the City is required to be elevated above the level of the 100 year flood. New development, or substantial improvement of existing structures, requires construction of flood protection improvements. Recent construction of flood control facilities along the Alvarado Creek are the result of compliance with flood control regulations affecting new development. Future redevelopment along Alvarado Creek will provide additional flood control improvements.
The Safety Element of the City’s General Plan includes policies to provide flood control and storm water drainage facilities that will protect the health and safety of La Mesa’s citizens and minimize impacts to property to the greatest extent feasible.
Sanitation and Wastewater Capacity
The City of La Mesa provides sewer service to all areas within the city limits and owns, operates and maintains approximately 165 miles of sewer mains. Wastewater is collected from four drainage basins and conveyed to transmission and treatment facilities operated by the City of San Diego’s Metropolitan Wastewater System (Metro), governed by the Metro Wastewater Joint Powers Authority. The City currently owns capacity rights for transmission and treatment of 6.993 million gallons per day (MGD).
To protect surface water from contamination, environmental regulations related to sanitary sewer overflows are increasingly stringent. In 2009 the City completed an evaluation of the wastewater system to evaluate how the City complies with these regulations and identify steps require to improve deficiencies, which was further updated in 2019. The sewer system master plan includes an analysis of the cumulative demand, the capacity of the system to handle demand, and an assessment of future capacity needs.
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Wastewater flows were projected to be 6.27 MGD in 2020 and 6.61 in 2030which is 0.383 MGD less than the City’s currently contracted capacity.
The Helix Water District delivers water to a highly urbanized services area with a population of approximately 270,000 residents and 56,000 service connections. Covering nearly 50 square miles, the district serves the cities of La Mesa, El Cajon, Lemon Grove and portions of the unincorporated communities of Lakeside and Spring Valley.
The District operates as a public agency under the Irrigation District Law of the State of California. Governed by an elected Board of Directors, the District establishes water charges, levy assessments and all policy, procedures and regulations related to providing high quality water service to the District’s customers.
The District is a member of the San Diego County Water Authority, which is a member of the Metropolitan Water Authority. The district purchases water from these wholesaler agencies and does not sell water to other agencies. Based on historical averages, approximately 17% of the District’s supply comes from sources within San Diego County and 83% is imported from Northern California and the Colorado River via the Metropolitan Water District and the County Water Authority.
Approximately 79% of the District’s water is provided to residential users. Total annual water demand within the district is 31,139 acre feet/year, with residential demand at 25,000 acre feet/year.
As required by the California Water Code, in July of 2016 the Board adopted the 2015 Urban Water Management Plan Update. The Plan includes an analysis of the Districts efforts required by state law SBX7-7 enacted in 2009. SB X7-7 requires agencies to develop baseline per capita water use and to develop reduced per capita consumption targets (in GPCD) in order to comply with the conservation goals of the 20x2020 plan. All agencies must meet their interim urban water use target by 2015. The District’s 2015 interim water use target is 128 GPCD; for fiscal year 2015, the District had an actual GPCD of 103 which is below the interim target. Current water use levels are also below the District’s 2020 water use target of 114.
The Urban Water Management Plan projects that, between 2010 and 2050, the land within the District’s existing service area that is devoted to residential uses will increase by approximately 1,299 acres. This increase in residential service will be the result of diminished agricultural uses and redevelopment of currently served but under-developed parcels. The Plan projects that 36,477 acre-feet/year will be required to serve the needs of District customers in 2040. These projected water demands account for water needs of lowincome housing.
The Helix Water District adopted the Urban Water Management Plan in the summer of 2016. The Plan indicates adequate water supply to meet the capacity requirements in La Mesa. The City also has sufficient water resources to sustain its RHNA.
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Fire Protection
Over the years fire services in La Mesa have changed as a result of changing needs. When the area was less developed, wildland fires occurred more frequently than they do today. As the land development pattern intensifies, higher density housing and multi-story structures require a different type of response then the typical single-family dwelling.
In 2010, the Cities of La Mesa, El Cajon, and Lemon Grove entered into a Joint Powers Agreement for management and delivery of fire protection and emergency medical services, creating the Heartland Fire and Rescue management team. The La Mesa Fire Department works cooperatively with the other cities to maintain this sub-regional fire agency through consolidated management within service areas.
The City’s Fire Department is currently staffed at the minimum level based on equipment operations. The Department currently uses a constant staffing model of 13 personnel on duty per day. Staffing is typically three personnel on engines and four personnel on a crossstaffed truck/rescue. Most of the Department’s resources are directed at fire suppression.
However, the Department’s fire prevention division has been expanded to better inform and educate residents about fire prevention.
La Mesa has also partnered with American Medical Response and multiple local fire agencies to form the Regional Cooperative Care Program. The Department is a member of a regional paramedic resource pool. The City also is part of a JPA through the Unified Disaster Council that provides response to hazardous materials incidents.
La Mesa residents receive a high level of fire protection service. The Insurance Services Office (ISO) evaluates fire services provided to communities to determine levels of fire risk and therefore insurance risk. ISO evaluates a community’s fire protection records, staffing, equipment and water supply. Points are assigned to all aspects of fire department operations.
La Mesa’s Fire Department currently has a rating of 1, which is the highest rating a fire department can receive. ISO rating ranges from 1 to 10, with Class 1 representing the best public protection and Class 10 indicating no recognized protection.
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Housing Resources
This section analyzes the resources available for the development, rehabilitation, and preservation of housing in the City of La Mesa. This analysis includes an evaluation of the availability of land resources for future housing development, the City’s ability to satisfy its share of the region’s future housing need, the financial resources available to support housing activities and the administrative resources available to assist in implementing the City’s housing programs. Additionally, this section examines opportunities for energy conservation.
Regional Housing Needs Allocation (RHNA)
Future housing need refers to the share of the regional housing need that has been allocated to the City of La Mesa. The State Department of Housing and Community Development (HCD) assigns a numeric regional housing goal to the San Diego Association of Governments (SANDAG). SANDAG is then mandated to allocate the housing goal to city and county jurisdictions in the region. In allocating the region’s future housing needs to jurisdictions, SANDAG is required to take the following factors into consideration pursuant to Section 65584 of the State Government Code:
• Market demand for housing;
• Employment opportunities;
• Availability of suitable sites and public facilities; • Commuting patterns;
• Type and tenure of housing;
• Loss of units in assisted housing developments;
• Over-concentration of lower income households; and
• Geological and topographical constraints.
The Regional Housing Needs Allocation (RHNA) for the SANDAG region was adopted in August 2020. This RHNA covers a planning period from June 30, 2020 through April 15, 2029. The major goal of the RHNA is to assure a fair distribution of housing among cities and counties within the San Diego region, so that every community provides an opportunity for a mix of housing for all economic segments. The housing allocation targets are not building requirements, but goals for each community to accommodate through appropriate planning policies and land use regulations. Allocation targets are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period.
The City of La Mesa’s share of regional future housing needs is a total of 3,797 new units for the 2021-2029 Housing Element. This allocation is distributed into various income categories, as shown Table HE-45. The RHNA includes a fair share adjustment which allocates future (construction) need by each income category in a way that meets the State mandate to reduce the over-concentration of lower income households in one community.
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Table HE-45. Housing Needs for 2021-2029 Housing Element Income Category (% of County AMI) Number of
Units Percent
Extremely Low (30% or less)1 429 11.3%
Very Low (31 to 50%)1 430 11.3%
Low (51 to 80%) 487 12.8%
Moderate (81% to 120%) 577 15.2%
Above Moderate (Over 120%) 1,874 49.4%
Total 3,797 100.0%
Source: Final Regional Housing Needs Allocation, SANDAG, August 2020.
AMI = Area Median Income
Note: The City has a RHNA allocation of 859 very low income units (inclusive of extremely low income units. Pursuant to State law (AB 2634), the City must project the number of extremely low income housing needs based on Census income distribution or assume 50 percent of the very low income units as extremely low. Assuming an even split, the City’s RHNA allocation of 859 very low income units may be divided into 430 very low and 429 extremely low income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not mandate the separate accounting for the extremely low income category.
Credits toward RHNA
Since the RHNA uses June 30, 2020 as the baseline for growth projections for the Housing Element planning period of 2021-2029, jurisdictions may count toward the RHNA any new units built or issued certificates of occupancy since June 30, 2020. This section describes the applicability of the rehabilitation and new construction credits, while latter sections discuss the availability of land to address the remaining RHNA. Table HE-46 summarizes the units that can be credited against the City’s RHNA. Appendix B provides detailed information on the permitted, under review, and pipeline projects.
Table HE-46. RHNA Credits and Remaining Need
Income
(% of AMI) RHNA
Permitted
(7/1/20-
12/30/20
Permitted
(12/31/20-
2/14/23)
Projected
ADUs
(2/23-4/29)
Entitled Under
Review
Remaining
Need
Very Low
0-50% AMI 859 0 5 0 16 39 799
Low
51-80% AMI 487 0 128 40 0 10 309
Moderate
81-120% AMI 577 24 152 366 0 4 31
Above Moderate
>120% AMI 1,874 1 122 0 202 536 1,013
Total 3,797 25 407 406 218 589 2,152
Source: City of La Mesa, April 2023
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Potential ADU: New State laws passed since 2017 have substantially relaxed the development standards and procedures for the construction of Accessory Dwelling Units (ADUs). La Mesa has seen a steady growth of ADUs in the community with 24 units permitted in 2018 and 42 permitted in 2019. In April 2020, the City amended the ADU ordinance to comply with new State law, including allowing for Junior ADUs. As of December 2020, the City has permitted 78 ADUs in 2020. In subsequent years, 66 ADUs were permitted in 2021, 63 ADUs were permitted in 2022, and six ADUs in 2023 (up to February 7, 2023). As of March 24, 2023, the City has permitted 25 ADUs in 2023 and received 29 new applications. This pace will likely result in over 100 ADUs in 2023. The City anticipates permitting at least 65 ADUs per year (or 406 ADUs) for the remaining 6.25 years in the eight-year planning period between 2021 and 2029 (through April 15, 2029).
Based on building permit records, approximately 10 percent of the ADUs permitted in recent years are JADUs ranging in size between 220 and 499 square feet and averaging about 367 square feet, or half the size of an average ADU and also significantly smaller than a typical studio unit. Based on the average rents and affordability information presented in the Housing Stock Characteristics section, studio units are generally affordable to one- and twoperson low income households. Therefore JADUs can be affordable to low income households. ADUs in the City have primarily been smaller units, averaging only 660 square feet in size and similar in size to small one-bedroom or studio units, affordable to moderate income households. Therefore, among the City’s potential ADUs, 10 percent are expected to be affordable to low income households. The City will monitor the number of permitted ADUs and affordability every year and continue to evaluate if the ADU trends and assumptions are consistent. The monitoring of ADUs in the City has been added to the Housing Element Accessory Dwelling Unit program.
Permitted: The City also has issued building permits for 25 units between July 1, 2020 and December 30, 2020. One single family detached home and 24 ADUs have been issued permits and count toward the City’s RHNA. An additional 122 ADUs and 13 JADUs have been permitted between December 31, 202 and February 14, 2023. The 13 JADUs are expected to be affordable to low income households due to unit size and market rents.
Between 2021 and 2022, an additional 265 multi-family units have been permitted, including five very low income units, 115 low income units, and 30 moderate income units. Seven single-family units have been permitted as well. Specifically, a 147-unit affordable housing project is being constructed on the 1.2-acre former Police Station site (8181 Allison Avenue).
The City entered into an Exclusive Negotiation Agreement with a private developer to construct the project. Among the project units, 115 units are set aside as low income, 30 units as moderate income and two above moderate for management. Construction began in 2022.
Two multi-family housing projects have a 10 percent set aside as affordable units (8234 University Avenue and 4210 Spring Street) provide five very low income units. Other small multi-family housing projects provide affordability at above moderate income only. Overall, units permitted since December 31, 2021 totaled 407 units.
Units Entitled: As of February 14, 2023, the City has five projects entitled – all are mixeduse developments. The four projects provide 218 units, including 16 affordable to very low
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income and 202 affordable to above moderate income. The affordable units will be deed restricted pursuant to affordable housing regulatory agreements.
Under Review: As of February 14, 2023, a total of 589 units were at various stages of review and approval. There are currently 30 projects in review in the City (four in discretionary review and 26 in plan review). A total of 16 single-family residences and three duplex projects are considered to be affordable to above moderate income households. Ten projects are multi-family apartments or condominiums either as standalone residential or mixed use developments, comprising 559 units, will provide 38 extremely low/very low income units, 10 low income units, and four moderate income units according to the proposed affordable housing regulatory agreements. One project is a planned residential development that will provide 30 single-family homes affordable to above moderate income households.
Remaining RHNA: Accounting for units permitted, potential ADUs, active entitlements, and projects under review, the City has a remaining RHNA of 2,152 units. Specifically, 799 very low income, 309 low income, 31 moderate income, and 1,013 above moderate income units.
Residential Sites Inventory
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the region’s projected growth. This is accomplished through an evaluation of vacant and underutilized residential and mixed-use properties with potential for residential development within the timeframe of the Housing Element.
Realistic Capacity
Consistent with HCD Guidelines, methodology for determining realistic capacity on each identified site must account for land use controls and site improvements and reflect current trend of development. The La Mesa Sites Inventory utilizes an estimate of 85% of maximum development to demonstrate realistic capacity for development in residential zones. This estimate is based on existing patterns of development in residential areas and the expected projects in the City that are going to be developed on average at 85% of the density allowed.
Recent mixed use developments and expected projects have and will achieve densities very near actual maximum densities, and many have exceeded maximums due to the use of density bonuses in exchange for the provision of affordable housing. The Mixed Use Urban land use designation allows for densities up to 40 units per acre. To encourage lot consolidation, development projects on sites smaller than 10,000 square feet are only allowed a density of 30 units per acre. The Mixed Use Urban land designation permits stand-alone residential developments in commercial zones within the mixed-use overlay.
Table HE-47 lists five entitled mixed use projects. These properties are zoned General Commercial (C), Residential Business (RB), or Downtown Commercial (CD) with a Design Review Overlay (D) and a Mixed Use Overlay (MU). Based on the mixed use development history in La Mesa, these projects yielded an average of 100 percent of maximum density.
However, for calculations of the sites inventory the City used an 85 percent of maximum density allowed for a more conservative assumption of the development potential. While it
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is possible for projects to be 100% commercial in the City’s mixed-use districts, there have not been any projects that do not include a residential component for more than eight years.
Furthermore, with the declining trend of retail and potential impacts of COVID-19 on office use, the prospect of 100% commercial projects is not likely to increase in the near future.
The estimate of potential residential capacity is based on densities that are below the demonstrated trends. Therefore, this sites inventory includes a healthy buffer to accommodate the potential loss of residential capacity due to commercial development.
Table HE-47. Sample History of Mixed Use Projects
Project Name/Address Zoning Total
Units
Permitted
Density Actual Density
7472-74 El Cajon Blvd Mixed Use Urban
C-D-MU 29 40 du/ac 54 du/ac
Touchstone Villas
7808 El Cajon Blvd
Mixed Use Urban
C-D-MU 56 40 du/ac 40 du/ac
Mixed Use Development
8135 El Paso St
Mixed Use Urban
C-D-MU 20 40 du/ac 39 du/ac
Mixed Use Development
5220 Wilson St
Residential BusinessUrban Design-Mixed
Use
RB-D-MU
49 40 du/ac 57 du/ac
4757 Palm Ave
Downtown CommercialUrban Design
CD-D
64 N/A 130 du/ac
Note: Permitted Density refers to the permitted density per Zoning Ordinance and General Plan.
Source: City of La Mesa, April 2023.
Zoning Appropriate to Accommodate Housing Affordable to Lower Income Households
The City recognizes that higher-density developments provide the potential for lower construction costs because of economies of scale created and are therefore most suitable for development of housing affordable to lower income households. Mixed use sites included in the sites inventory have the greatest potential to accommodate housing affordable to lower income households, as they allow densities of at least 30 units per acre (up to 40 units per acre). Per Government Code Section 65583.2(c)(3)(B), the City’s zoning is consistent with the 30 units per acre standard for metropolitan jurisdictions such as La Mesa and therefore considered appropriate to accommodate housing for lower income households (up to 80% AMI).
Lot Consolidation Potential
Many of the sites chosen for the sites inventory are comprised of contiguous parcels and provide excellent opportunities for lot consolidation. The sites inventory tables (Appendix B) also identify lot consolidation potential (contiguous parcels). The City offers several policies to encourage lot consolidation and reuse of existing properties in the mixed use
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areas. The Mixed Use Urban land use designation allows for densities up to 40 units per acre. To encourage lot consolidation, development projects on sites smaller than 10,000 square feet are only allowed a density of 30 units per acre.
In the seven residential projects approved since 2017, five of them utilized lot consolidation.
As seen in Table HE-48, the five projects make up 12 acres of land and provided 569 residential units. The projects were fully residential and are all within the Mixed Use Overlay. The average realized density for these projects is 40 units per acre. These projects all involved lot consolidation of properties that are similar in characteristics as properties identified in the sites inventory. However, parcels identified in each opportunity site (discussed later) are under common ownership.
Table HE-48. Projects Involving Lot Consolidation
Project and APN Allowable Density Acres Units Realized Density 7664 El Cajon Blvd
40 4.66
253 54.3
4701000500 0.68
4701001900 0.33
4701001200 1.77
4701000200 0.17
4701000300 0.13
4701000400 0.18
4701500700 1.4
4949 Baltimore Dr
40 4.77
230 48.2
4702300700 0.04
4702301300 1.3
4702301400 1.82
4702301500 0.6
4702301600 1.01
7565 University Ave
40 0.4
4696201100 0.18 16 40
4696201200 0.18
8234 University Ave
40 0.27
4941502200 0.14 10 36.1
4941502800 0.14
7601 University Ave
40 2.64
60 22.7
4704111000 0.25
4704111200 0.68
4704221900 1.15
4704221800 0.28
4704220400 0.28
Average Realized Density 40.6
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Opportunity Sites
There are 14 opportunity sites in La Mesa that will account for a majority of the City’s remaining RHNA. These 14 sites provide near-term development potential based on current status and/or property or developer interests. Most sites are zoned for a density of at least 40 units per acre, feasible for facilitating lower income housing. Two sites required rezoning – Spring Street Station and Amaya Station TOD sites. The City has already completed a feasibility study on these sites and programmed the rezoning of these sites.
City staff reviewed the status of each of these 14 opportunity sites and estimated the potential affordability of the units to be constructed based on more realistic assumptions of 85 percent of the maximum density allowed. Details of the opportunity sites are described in Table HE49 and in Appendix B. The 14 opportunity sites can facilitate the development of a total of 2,075 units based on density and information from staff, including 886 very low income, 373 low income, 58 moderate income, and 758 above moderate income units. It should be noted that based on allowable density of 40 to 80 du/acre, all of the sites are feasible to facilitate lower income housing, but the City is using about 60 percent of the capacity to accommodate for the lower income RHNA.
All opportunity sites have been identified as part of the 6th cycle Housing Element sites due to expressed interest from property owners, an indication that the existing uses on site are not likely to impede future redevelopment. Furthermore, parcels identified in each opportunity site are under common ownership. Redevelopment of these sites can occur within the next six years (remaining planning period of the Housing Element.)
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Table HE-49. Opportunity Sites
Project Allowable
Density
Total
Units VL L M AM Reasoning
Allison Avenue 40 25 16 0 0 9
Owner has expressed interest
in redeveloping the site to
housing
Union Bank Site
Palm Ave 40 30 6 0 0 24
Owner has expressed interest
in redeveloping the site to
housing
Depot Springs 40 62 29 12 0 21
Owner has expressed interest
in redeveloping the site to
housing
Grossmont
Center 60 1,418 667 255 0 496
Owner has expressed interest
in redeveloping the site to
mixed-use housing
Kitzman Site 40 85 30 25 0 30
Owner of the property has
expressed interest to the City
for housing development. The
site is in the mixed use overlay
zone and is eligible for a
density bonus
Auto Zone 40 66 0 13 0 53
Owner has expressed interest
in redeveloping the site to
housing
Spring Street
Station TOD 40 146 74 36 36 0
City’s feasibility study
complete, rezoning
programmed
Amaya Station
TOD 40 92 48 22 22 0
City’s feasibility study
complete, rezoning
programmed
Clearview Way
Site 40 22 0 4 0 18
Owner has expressed interest
in redeveloping the site to
mixed-use housing
6990 University
Avenue Site 40 28 0 6 0 22
Owner has expressed interest
in redeveloping the site to
mixed-use housing
Sprouts Sites
1&2 45 68 16 0 0 52
Owner has expressed interest
in redeveloping the site to
housing
El Cajon Blvd 40 10 0
0 0
10 Owner has expressed interest
in redeveloping the site to
housing
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University Ave 40 12 0
0 0
12 Owner has expressed interest
in redeveloping the site to
housing
Allison Ave 40 11 0
0 0
11 Owner has expressed interest
in redeveloping the site to
housing
Total 2,075 886 373 58 758
Source: City of La Mesa, April 2023
Scattered Vacant Sites
The City’s remaining share of the regional housing need will be addressed through scattered vacant and nonvacant sites that are suitable and appropriately zoned for development of more intense residential uses. Appendix B includes a listing of individual sites, and identifies the size, zoning designation, general plan designation, and realistic capacity for each.
The inventory of scattered vacant land designated for residential or mixed use development totals about 55 acres (Table HE-50). The most significant potential for new residential development occurs in areas designated in the General Plan Mixed Use Urban, Urban Residential, and Suburban Residential. Given the size and density of these sites, potential units on these sites are assumed to be above moderate income units and uses an 85% of maximum density for development.
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Table HE-50. Summary of Potential Residential Capacity on Scattered Vacant Sites General Plan Zoning Maximum
Density Acres
Realistic
Potential
Housing
Units
Affordability
Level
Rural Residential R1E 2 du/ac 3.4 7
Above
Moderate
Semi Rural
Residential R1R 3 du/ac 6.3 15 Above Moderate
Suburban Residential R1S 4 du/ac 21.3 69 Above
Moderate
Urban Residential R1/R1A 10 du/ac 15.0 130 Above
Moderate
Restricted Multiple
Unit Residential R2 14 du/ac 1.6 31 Above Moderate
Multiple Unit
Residential R3 23 du/ac 2.3 51 Above Moderate
Mixed Use Urban various 40 du/ac 5.5 39 Above
Moderate
Total 55.2 342
Note: Realistic Potential Housing Units for residential sites were calculated at 85% of maximum allowed development.
This estimate is based on existing patterns of development in residential areas and was derived through analysis of those sites as well as expected projects in the City.
In several instances, parcels are included in the Sites Inventory Table (Appendix B) that yield no units based on the size of the site. These are included in the inventory only if they are adjacent to a parcel or parcels that yield at least one unit. This allows for a larger site development area.
Source: City of La Mesa, April 2023.
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Adequacy of Sites for RHNA
Based on the development potential on opportunity sites/expected projects and scattered sites, the City is able to fully accommodate its RHNA.
Table HE-51. Summary of RHNA
Project Total Units Lower Moderate Above
Moderate
Remaining RHNA 2,152 1,108 31 1,013
Development Potential 2,417 1,259 58 1,100
Opportunity Sites 2,075 1,259 58 758
Scattered Sites 342 0 0 342
Surplus/(Shortfall) over
Remaining RHNA 265 151 27 87
% Surplus/(Shortfall) over
Remaining RHNA 12% 14% 87% 9%
Availability of Site Infrastructure and Services
All residential and mixed use sites identified in the inventory are located within urbanized areas where infrastructure and public services are readily available. Public services and facilities are available to adequately serve all of the potential housing sites. Lateral water and sewer lines would be extended onto the properties from the adjoining public rights-of-way as development occurs. Any missing public improvements (e.g. curbs, gutters, sidewalks, etc.) along property frontages would also be constructed at that time. None of the housing sites are subject to significant environmental constraints that would prevent the reuse of these sites.
Financial Resources
Providing affordable housing for lower and moderate income households require the creative layering of multiple funding sources. Key funding sources available to the City of La Mesa for the construction, acquisition/rehabilitation, and preservation of affordable housing include the following:
SB2 Grants
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate.
The first year of SB 2 funds are available as planning grants to local jurisdictions. The City of La Mesa received $310,000 for planning efforts to facilitate housing production. For the second year and onward, 70 percent of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG).
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HCD is in the process of closing out the Year One planning grant allocations and has not begun the process of allocating the Year Two affordable housing funds.
Community Development Block Grant (CDBG) funds
The Community Development Block Grant (CDBG) program was initiated by the Housing and Community Development Act (HCDA) of 1974. The primary objective of the program is to develop viable urban communities by providing decent housing, a suitable living environment, and economic opportunities, principally for persons of low incomes (up to 80 percent AMI). CDBG funds can be used for a wide array of activities, including:
• Housing rehabilitation;
• Lead-based paint screening and abatement;
• Acquisition of buildings and land;
• Construction or rehabilitation of public facilities and infrastructure; • Public services for low income persons and persons with special needs; and The City of La Mesa is an entitlement jurisdiction for CDBG funding and receives approximately $400,000 annually. The City uses CDBG funds to provide a variety of housing and supportive services for lower income residents and those with special needs.
HOME Investment Partnership Program (HOME)
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low income households (households earning up to 80 percent of the AMI).
La Mesa is a participating jurisdiction that receives HOME funds through its participation in the San Diego HOME Consortium. La Mesa residents are eligible to apply to County programs to receive funding.
Housing Choice Voucher Program
The San Diego County Department of Housing and Community Development Services (HCDS) serves as the Housing Authority of the County of San Diego. HCDS manages approximately $6.5 million in federal funds committed to the Housing Choice Voucher Rental Assistance Program on behalf of the City of La Mesa.
Administrative Capacity
Described below are public and private sector organizations that have been involved in housing activities in La Mesa. These agencies are involved in the improvement of the housing stock, expansion of affordable housing opportunities, preservation of existing affordable housing, and/or provision of housing assistance to households in need.
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City of La Mesa Community Development Department
The Community Development Department provides primary administrative oversight of the City’s housing projects and programs. Within this department, the development services division provides planning, building and engineering assistance to housing developers. The housing division manages the City’s housing programs, assists developers with tax credit applications, submits applications for HCD-sponsored housing grant opportunities, administers the CDBG programs, and manages the Downpayment and Closing Cost Assistance program.
San Diego County Department of Housing and Community Development Services The County of San Diego, Department of Housing and Community Development Services (HCDS) coordinates and administers Section 8 rental assistance on behalf of the City of La Mesa. According to HCDS, approximately 559 households were receiving Section 8 assistance as of 2020.
Housing Developers and Service Providers
The City collaborates with a number of affordable housing developers and service providers to accommodate the housing needs of La Mesa residents. The following are housing developers and service providers active in the region:
• San Diego Community Housing Corporation (SDCHC): SDCHC is a housing and community development organization focused on developing, preserving, and maintaining affordable housing. Since 1994, SDCHC has acquired/developed 1,055 multi-family units, developed 48 new single-family homes, and rehabilitated 58 singlefamily homes. • San Diego Habitat for Humanity: Habitat for Humanity has worked throughout the County of San Diego to provide affordable single-family ownership housing for lower income households.
• Center for Social Advocacy: The Center for Social Advocacy operates the Shared Housing Program to match people in need of housing with people who have housing resources. This effort provides affordable housing for the housing seeker and additional income for the housing provider.
• San Diego Interfaith Housing: San Diego Interfaith Housing Foundation (SDIHF) aims to reach out to seniors, the disabled and working poor not served by the traditional housing market. SDIHF attempts to create better and more affordable housing opportunities for neighbors throughout San Diego County. The organization has built and manages several successful communities consisting of over 900 affordable housing units. Their role in these developments included, but was not limited to project feasibility, land acquisition, analyzing and securing financing, coordinating and managing the development team of architects, engineers and contractors, lease-up, property management and resident services.
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• Interfaith Shelter Network: Interfaith Shelter Network provides a Rotational Shelter Program for homeless families and individuals at East County churches during the winter months.
Opportunities for Energy Conservation
Title 24, Building Energy Standards for Residential Development, establishes energy budgets or maximum energy use levels. The standards of Title 24 supersede local regulations, and State requirements mandate Title 24 requirements through implementation by local jurisdictions.
The City will continue strict enforcement of local and state energy regulations for new residential construction, and continue providing residents with information on energy efficiency. Specifically, the City of La Mesa website is linked to the San Diego Gas & Electric (SDGE) Company website. SDGE provides an Energy Savings Assistance Program that is designed to help lower the monthly bill, while making the home more comfortable. Income qualified households can request SDG&E’s authorized contractors to provide free:
• New, energy-efficient refrigerators, air conditioners, and lighting; • New or repaired doors and windows;
• Microwaves, water heaters and high-efficiency clothes washers; and • Insulation, weatherstripping and caulking to lower heating and cooling costs
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Housing Plan
The Housing Plan presents the City’s eight-year housing plan, which sets forth goals, policies, and programs to address the identified housing needs and other important housing issues.
The City of La Mesa’s Housing Plan for addressing the identified housing needs is detailed according to the following five areas:
• Maintenance and Preservation
• Provision of Adequate Sites
• Affordable Housing Opportunities
• Removal of Governmental Constraints
• Promote Equal Housing Opportunities
Housing Goals and Policies
The City of La Mesa intends to implement the following goals and policies to address the community’s identified housing needs.
Maintenance and Preservation
Substandard and deteriorating housing units, in addition to the obvious problems of blight, can expose occupants to a wide range of hazards ranging from electrical fire to exposure to toxic substances used in construction. Many factors can determine the “life expectancy” of a dwelling unit including the quality of workmanship, age of building, type of construction, and deferred maintenance. The City’s goal is to preserve the existing housing stock and to avoid a degree of physical decline that will require a larger rehabilitation effort to restore quality and value. As an older community with 87% its housing stock over 30 years old, it is important that the City facilitates an ongoing housing maintenance program. In addition, it is important to preserve affordable housing units in the community to maintain adequate housing opportunities for all residents.
Goal HE-1: High-quality and well-maintained residential neighborhoods.
Objective HE-1.1: Ensure that existing residential neighborhoods are well-maintained.
Policy HE-1.1.1: Continue to utilize the City’s code enforcement program to bring substandard units into compliance with City codes and to improve overall housing conditions in La Mesa.
Policy HE-1.1.2: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality.
Policy HE-1.1.3: Utilize neighborhood revitalization strategies to focus financial resources and efforts in improving targeted neighborhoods.
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Policy HE-1.1.4: Educate owners of historic properties on the benefits of home repair and remodeling using design and materials consistent with the character of their neighborhood.
Policy HE-1.1.5: Preserve “at-risk” affordable units through monitoring, working with potential nonprofit purchasers/managers, and exploring funding sources available to preserve the at-risk units.
Policy HE-1.1.6: Upgrade substandard infrastructure, such as storm drains and sidewalks, to benefit lower income neighborhoods.
Policy HE-1.1.7: Provide for condominium conversion that creates affordable ownership housing opportunity, while minimizing impact on the availability of rental housing opportunities for lower income households. Provide sufficient relocation assistance to tenants displaced by condominium conversion.
Objective HE-1.2: Ensure that new development enhances existing residential neighborhoods.
Policy HE-1.2.1: Continue to assess reasonable development fees on new residential units to finance necessary public improvements.
Policy HE-1.2.2: Encourage developers to provide street planting, landscaping, lighting, and underground utilities as part of any subdivision.
Policy HE-1.2.3: Continue to implement objective design review criteria that encourage high quality standards of design and materials in all residential developments.
Policy HE-1.2.4: Encourage cost effective energy efficient housing, including the use of passive systems, to decrease energy use.
Provision of Adequate Sites
The City of La Mesa encourages the production of new housing units that offer a wide range of housing types to ensure that an adequate supply is available to meet the existing and future needs of all groups. The provision of a balanced inventory of housing in terms of unit type (e.g., single-family, apartment, condominium, mixed-use residential/ commercial), cost and style will allow the City to fulfill a variety of housing needs.
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Goal HE-2: Availability of a wide range of housing by location, type of unit, and price to meet the existing and future needs of La Mesa residents.
Objective HE-2.1: Provide a variety of residential development opportunities in the City.
Policy HE-2.1.1: Provide a variety of residential development opportunities in the City, including single-family homes, townhomes, apartments, condominiums, live/work, and residential mixed use to fulfill regional housing needs.
Policy HE-2.1.2: Encourage the production of housing for all segments of the La Mesa population, including those with special needs and extremely low incomes.
Policy HE-2.1.3: Assist residential developers in identifying land suitable for housing development, such as opportunities for lot consolidation.
Policy HE-2.1.4: Encourage housing constructed expressly for lower and moderate income households not be concentrated in any single neighborhood of the City.
Policy HE-2.1.5: Encourage the development of residential units that are accessible to handicapped persons or are adaptable for conversion to housing for handicapped persons, including permanent supportive housing.
Policy HE-2.1.6: Encourage developers to employ innovative solutions to meet housing needs, including adaptive reuse of existing non-residential buildings.
Policy HE-2.1.7: Encourage the development of mixed-use residential projects along the City’s transit corridors.
Policy HE-2.1.8: Facilitate infill housing developments to ensure the efficient use of land and a sustainable development pattern, as well as where smaller lots sizes are appropriate.
Affordable Housing Opportunities
The City recognizes the most cost-effective approach to providing affordable housing to its lower and moderate income households is to maintain a supply of permanent or long-term affordable housing units. The following policies are intended to expand the City’s affordable housing inventory.
Furthermore, the option of home ownership has become a privilege in Southern California, which is often not available to lower and even moderate income households, particularly the first-time home buyers. While condominiums offer a relatively affordable home ownership option in La Mesa, the downpayment serves as a barrier to many potential home-buyers.
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Goal HE-3: Housing for lower income households, including ownership and rental opportunities for moderate-income households.
Objective HE-3.1 Facilitate the development of housing for lower and moderate income households, including extremely low income households.
Policy HE-3.1.1: Facilitate the development of lower and moderate income housing by offering developers incentives such as: 1) density bonuses; 2) City participation in onand off-site public improvements; and 3) flexibility in zoning and development standards.
Policy HE-3.1.2: Encourage the development of housing for seniors and persons with disabilities by offering density bonuses and other zoning incentives, such as reduced parking requirements, and encourage such housing to be located within close proximity to community facilities and transportation services.
Policy HE-3.1.3: Monitor all regulations, ordinances, processing procedures and fees related to the rehabilitation and/or construction of dwelling units to assess their impact on housing costs.
Objective HE-3.2 Assist in creating ownership and rental opportunities for lower and moderate-income households.
Policy HE-3.2.1: Provide favorable home purchasing options to lower and moderate income households using downpayment assistance.
Policy HE-3.2.2: Increase homeownership in the City through education, availability, and affordability.
Removal of Governmental Constraints
Due to their unique circumstances, certain groups in the community require special assistance to attain decent and affordable housing. The following goals and policies address the special housing needs of the elderly, disabled, homeless, agricultural workers, and persons of lower and moderate income households, especially those of extremely low incomes. In addition to polices designed to increase the availability and adequacy of the City’s affordable housing stock, it is important that support services are available that ensure efficient utilization of the housing stock. Of particular importance in La Mesa are housing related services for seniors, the disabled, and the homeless.
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Goal HE-4: A City that mitigates potential governmental constraints to housing production and affordability.
Objective HE-4.1 Remove constraints to housing production and affordability.
Policy HE-4.1.1: Continue to support and coordinate with social service providers and regional agencies to address the housing-related needs of La Mesa residents, particularly those with special needs.
Policy HE-4.1.2: Review and adjust as appropriate residential development standards, regulations, ordinances, and processing procedures that are determined to constrain housing development, particularly housing for lower and moderate income households and for persons with special needs.
Promote Equal Housing Opportunities
To make adequate provision for the housing needs of all economic segments of the community, the City must ensure equal and fair housing opportunities are available to all residents.
Goal HE-5: A City where all residents have an equal opportunity to reside in the housing of their choice.
Objective HE-5.1 Promote and support fair housing practices.
Policy HE-5.1.1: Prohibit discrimination in the sale or rental of housing with regard to all protected classes under Federal and State fair housing laws.
Policy HE-5.1.2: Continue to further fair housing choices through actively expanding housing opportunities and removing impediments to fair housing.
Implementing Programs
The goals and policies outlined above address La Mesa’s identified housing needs. These goals and policies are implemented through a series of housing programs offered by the City.
This section describes the programs the City will carry out during the timeframe of the Housing Element. Each program identifies the specific steps needed to carry out the policies. Also provided under each program are the anticipated impacts (quantifiable objectives if feasible, target population), the responsible agencies, financing, and the schedule for completion. Table HE-52 at the end of this section summarizes the quantifiable objectives set forth for the various housing programs.
The following programs address a range of housing needs and represent a commitment by the City to address those needs in a responsible manner. The programs are designed to effectively meet the housing needs of the City’s residents, especially persons with special needs. The programs are designed to build upon one another; no single program should be perceived as the panacea for all the City’s needs. Most of the programs are continued from
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the previous housing element cycle. Many of them are modified to reflect the changed market conditions or streamlined to offer flexibility in implementation.
Maintenance and Preservation
The majority of the City’s housing stock is in good condition; however, given the age of the housing stock, a proactive housing code enforcement program and rehabilitation program is critical in addressing the issue of deferred maintenance.
1. Preservation of Historic Housing
The City of La Mesa dates to the early 1900s. Neighborhoods adjacent to downtown and throughout the City have examples of housing units that date to that period. The City conducted a survey of historic resources that resulted in an inventory over 375 structures and sites that merit inclusion based on age, architecture and local history. The City administers a program that allows owners of historic properties to obtain a local landmark status, allowing for “Mills Act” property tax relief. The Historic Preservation program supports the continued viability of the City’s older housing stock and provides a means of making ownership of old homes more cost effective.
Time Frame and Objectives:
• Initiate a program to update the inventory to identify Mid-Century Modern structures that could be included in the Historic Preservation program by the end of 2023. • Assist 20 homeowners with applications for Landmark Status over eight years. • Continue to provide information on Mills Act incentives on City website and at public counters.
Responsible Agencies: Community Development Department
Financing: Departmental budget
2. Preservation of At-Risk Housing
Within the April 15, 2021 through April 15, 2031 “at-risk” housing analysis period, one project (Murray Manor) is considered at risk of converting to market-rate housing. This project offers 218 housing units, 216 units of which are affordable to lower income households. Detailed analysis on the potential conversion of this project into market-rate housing is provided earlier in this Housing Element. The City of La Mesa will work with the property owner, interest groups and the State and Federal governments to implement the following actions on an ongoing basis to conserve its affordable housing stock.
Time Frame and Objectives:
• Annually monitor the status of Murray Manor for the potential of losing the Section 8 subsidies due to discontinuation of the program at the federal level or opting out by the property owner. However, the conversion risk of this project is considered low.
• If there is an opportunity, due to the pending sale of the property, establish contact with public and non-profit agencies interested in purchasing and/or managing units at risk. Where feasible, provide technical assistance to these organizations with respect to financing.
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• Should the property owner pursue conversion of the units to market rate, ensure that tenants are properly noticed and informed of their rights and that they are eligible to receive special Section 8 vouchers that would enable them to stay in their units.
Provide tenants with information regarding Section 8 rent subsidies through the San Diego County Housing Authority, and other affordable housing opportunities in the City.
Responsible Agencies: Community Development Department; U.S. Department of Housing and Urban Development (HUD); San Diego
County Housing Authority
Financing: HUD Section 8 vouchers, other funding sources as available
3. Sustainable Building Program
The La Mesa City Council adopted a sustainable building policy that was recommended by the Sustainable Building Task Force. The purpose of a citywide policy on sustainable building is to demonstrate the City’s commitment to environmental, economic, and social stewardship, to yield cost savings to the City taxpayers through reduced operating costs, to provide healthy work environments and to contribute to the City’s goals of protecting, conserving, and enhancing the region’s environmental resources. It is the intent of the City to adopt best design and management practices to reduce storm water run-off, water consumption, traffic congestion, energy consumption, and landfill waste. It is also the intent of the City to provide healthy working environments for its employees.
Under this policy, all newly constructed or renovated City facilities and buildings are encouraged to meet a minimum LEED Silver rating and exceed current State of California Title 24 Energy Code requirements. Design and project management teams are encouraged to meet higher LEED rating levels. The City has also established sustainable policies relating to purchasing, building maintenance and operation, City vehicles, education and outreach, and private development.
Time Frame and Objectives:
• Continue to participate in a variety of Property Assessed Clean Energy Programs (PACE) to enable property owners in La Mesa to finance renewable energy improvements, and energy and water efficiency improvements. • By the end of 2021, develop objective design standards to augment the City’s Urban Design program. New standards will incorporate sustainable design principles and practices.
Responsible Agencies: Community Development Department
Financing: Departmental budget
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4. Condominium Conversions
La Mesa strives to find a balance between affordable homeownership and affordable rental opportunities in the community. Condominium conversions can create for-sale housing opportunity for moderate income households (120% AMI). However, the conversion of apartments to condominiums removes rental units from the City’s housing stock and could impact lower income households and households with other special housing needs. The number of rental units that can be converted to condominiums in La Mesa is currently limited to 50 percent of the annual average of the number of new apartments that were constructed in the preceding two fiscal years. Given the current market condition, condominium conversion activities are limited.
Time Frame and Objectives:
• Continue to implement the City’s Condominium Conversion Ordinance. • Bi-annually monitor condominium conversion activities to ensure the ordinance provides adequate protection of the rental housing stock.
Responsible Agencies: Community Development Department
Financing: Departmental budget
5. Housing Rehabilitation
In the past, the City of La Mesa had operated a Housing Rehabilitation Program. However, this program generated very little interest with residents and the City discontinued this program in June 2010 due to funding limitations and costs of administration. The age of the City’s housing stock warrants a reconsideration in the future. The City will pursue for new funding from the State to potentially reinstate this program.
Time Frame and Objectives:
• Continue to pursue funding from the State throughout the planning period to potentially reinstate the housing rehabilitation program. • Work with developers and non-profits on an annual basis to pursue funding for housing rehabilitation.
• If funding is acquired by 2023, provide rehabilitation for five units per year for the rest of the planning period.
Responsible Agencies: Community Development Department
Financing: Departmental budget
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Provision of Adequate Sites
A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for housing of all types, sizes and prices. This is an important function in both zoning and General Plan designations.
6. Adequate Sites for RHNA and Monitoring of No Net Loss The Land Use and Urban Design Element of the La Mesa General Plan designates more than half of the City’s land inventory for residential uses. A variety of residential types are provided for in La Mesa, ranging from 3 to 40 dwelling units per acre, with higher densities achievable through the State’s density bonus provisions and City’s senior housing policy.
The City’s land use policy and development regulations are adequate to accommodate the City’s overall RHNA of 3,797 units. To ensure that the City monitor its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory.
• Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).
Time Frame and Objectives:
• Develop a procedure in 2021 to monitor the development of sites identified in the sites inventory and ensure adequate sites are available to meet the remaining RHNA by income category.
• Provide information on available sites and development incentives on City website. • Assist developers in identifying available sites for residential and mixed-use developments.
• Facilitate zoning changes as appropriate to encourage residential development. • Continue to facilitate entitlements throughout the City, including but not limited to, the City owned Old Police Station Site. Continue through the entitlement process of the Old Police Station Site which includes a zone change and other incentives in order to break ground on the project by August 2022.
Responsible Agencies: Community Development Department
Financing: Departmental budget
7. Lot Consolidation Program
The City’s Zoning Ordinance offers a key density incentive for lot consolidation. For the Mixed Use Urban zone, parcels up to 10,000 square feet are allowed a density of 30 units per acre while parcels with more than 10,000 square feet are allowed a density of 40 units per acre. Such “graduated” density policy encourages consolidation of smaller parcels to achieve a 33-percent increase in density. Recent development projects have generally achieved densities above the maximum allowable density with the inclusion of affordable units. The City will play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the sites inventory.
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Time Frame and Objectives:
• Work with developers and owners of small sites to identify and consolidate parcels to facilitate the development of housing affordable to lower-income households. • By the end of 2023, develop a lot consolidation procedure that is easier to navigate and post the procedure on the City website.
Responsible Agencies: Community Development Department
Financing: Departmental budget
8. By-Right Approval of Projects with 20% Affordable Units on “Reuse” Sites Pursuant to AB 1397 passed in 2017, the City will amend the Zoning Ordinance to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that represent “reuse sites” previously identified in the 4th and 5th cycles Housing Element.
The “reuse” sites are specifically identified in the inventory (see Appendix B).
Time Frame and Objectives:
• Amend Zoning Ordinance within one year of Housing Element adoption.
Responsible Agencies: Community Development Department
Financing: Departmental budget
Affordable Housing Opportunities
New construction creates housing opportunity for prospective homeowners and renters.
However, the cost of new construction is substantially greater than other program categories.
Incentive programs, such as density bonus, provide a mechanism to facilitate private sector production of new affordable housing development.
9. Facilitate the Development of Higher Density Housing In an urbanized area like La Mesa, land represents a significant cost component in both multi- and single-family development projects. One way to lower the cost of land per unit is to allow a greater number of dwelling units per acre of land. Increased density generally results in a lower land cost per unit, and greater unit affordability.
As a means of reducing residential land costs, La Mesa will encourage development at the upper end of its residential density ranges, particularly in targeted areas such as the mixed use districts along the City’s transit corridors. The City has identified sites from previous Housing Element cycle, 14 opportunity sites, and expected projects to accommodate a significant portion of the City’s remaining RHNA of 2,152 units.
Time Frame and Objectives:
• Annually, contact property owners and qualified developers of high-density residential and mixed-use developments to discuss opportunities in the City. • Initiate the master planning of the Grossmont Center through actions such as expedited review and processing of development proposals and lot splits and
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updating the Grossmont Specific Plan by 2025, with the goal of completing the planning effort to facilitate construction of housing units within the Housing Element planning period. City staff has had contacts with owners of the Grossmont Center regarding development interest. This Housing Element sites inventory includes select portions of the Grossmont Center based on owner interest and staff assessment of feasible locations.
• Work with qualified developers in their efforts to pursue State and federal funding, such as providing letters of support for funding application and assistance in compiling data and information needed for funding application. • During pre-application meetings with developers, communicate the City’s vision for sustainable development, particularly in the Mixed Use Urban district and other targeted neighborhoods for higher-density housing.
Responsible Agencies: Community Development Department
Financing: Departmental budget
10. Affordable Housing Development Incentives
The City has adopted a policy to facilitate the development of affordable housing for seniors and persons with disabilities. This policy provides for flexibility in development standards for housing for seniors and persons with disabilities through a specific plan process. Through the specific plan process, developers proposing to build housing for seniors and persons with disabilities are eligible for increases above the base density, as well as reduced development standards including parking and open space requirements. The package of development incentives provided is worked out on a case-by-case basis.
The State density bonus law has undergone multiple amendments in recent years. AB 1763 made a number of changes to density bonus requirements for affordable projects, including a 80% increase in density for 100% affordable units. AB 2345 further incentivizes the production of affordable housing with changes to the number of incentives and concessions available and the maximum density increase.
Time Frame and Objectives:
• Review and revise as necessary in 2023, the City’s density bonus provisions to ensure consistency with State law and the City’s affordable housing program. • Continue to provide incentives for the development of affordable housing for senior and people with disabilities through implementation of the specific plan process. • In 2023, evaluate the City’s affordable housing incentives for consistency with the latest changes to the State Density Bonus Law.
• Market incentives to housing developers via information on City website and at public counters. Annually proactively outreach to housing developers.
Responsible Agencies: Community Development Department
Financing: Departmental budget
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11. Coordination with Housing Developers
Both non-profit and for-profit housing developers can promote, assist, or sponsor housing for lower and moderate income people. The City will contact developers active in the East County area annually to identify and pursue affordable housing opportunities in the City.
Time Frame and Objectives:
• Maintain and update bi-annually a list of affordable housing developers for purposes of soliciting their involvement in development projects in La Mesa. • Partner with affordable housing developers to review available federal and State financing subsidies and apply as feasible on an annual basis. • Assist and support developers of housing for extremely low, very low, and lowincome households with site identification, supporting applications, conducting preapplication meetings, assisting with design and site requirements, and providing regulatory incentives and concessions.
• Assist and support developers of housing for special needs households, including households with persons with disabilities, persons with developmental disabilities, single-parent households, and large households, with site identification, supporting applications, conducting pre-application meetings, assisting with design and site requirements, and providing regulatory incentives and concessions.
Responsible Agencies: Community Development Department
Financing: Departmental budget
12. Accessory Dwelling Units (ADUs)
Accessory Dwelling Unit (ADU) represents an important affordable housing option to lower and moderate income households. The City has amended the zoning ordinance to provide for ADUs and Junior ADUs and has seen a substantial increase in ADU development in the City. The City waives the first $2,000 of City-based permit fees for all ADU projects.
Time Frame and Objectives:
• Promote ADU construction with the objective of achieving 406 ADUs over eight years.
• Provide materials for City website and distribution at public counters for ADU requirements and permitting procedures, as well as owner/landlord fair housing responsibilities.
• Continue the monitoring program to ensure City is on track to meeting the construction goals:
o Monitor the number of permitted ADUs and affordability every year as part of the Annual Progress Report (APR) process and evaluate whether trends are consistent with 65 units per year with a moderate income affordability. o If the annual monitoring determines that the City is not meeting its ADU goal with permitted ADUs, the City will ensure adequate sites are available to accommodate all income groups through alternative measures, including rezoning and or amending the Housing Element as necessary within 6 months following the submittal of the APR.
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• Continue to pursue state funding for ADU conversions and or the construction of new ADUs.
Responsible Agencies: Community Development Department
Financing: Departmental budget
13. Downpayment and Closing Cost Assistance (DCCA) Program The DCCA Loan Program is a homeownership program designed to make funds available to low and very low-income households to help with the purchase of their first home within La Mesa and other participating jurisdictions in San Diego County. This program offers lowinterest deferred payment loans of up to 17 percent of the maximum allowable purchase price (adjusted annually) and a closing cost of four percent, not exceeding $10,000. DCCA loan funds may be used to pay down payment and closing costs of a qualifying single-family home, condominium, townhouse, or manufactured home on a permanent foundation.
Time Frame and Objectives:
• Assist two households annually (16 households over eight years). • Continue to promote the DCCA program by posting information on City website, making brochures available to the public, and through occasional articles in the City’s newsletter.
Responsible Agencies: Community Development Department and County HCDS Financing: HOME funds
14. Housing Choice Vouchers Program
The Housing Choice Voucher program extends rental subsidies to very low income (up to 50% of AMI) families and the elderly, who spend more than 30% of their income on rent.
The subsidy represents the difference between the excess of 30% of the monthly income and the actual rent. Rental assistance is issued to recipients as vouchers, which permit tenants to locate their own housing and rent units beyond the federally determined fair market rent in the area, provided the tenants pay the extra rent increment.
The City of La Mesa contracts with the San Diego County Housing Authority (under the County HCDS) to administer the Housing Choice Voucher program. As 2020, about 560 La Mesa Households are beneficiaries of the Housing Choice Voucher program.
Time Frame and Objectives:
• Continue to promote the HCV program to residents and property owners through dissemination of brochures at public counters, providing information on the City's website, and referring residents and property owners to the County HCDS. • Work with County HCDS and the City’s Fair Housing Service provider to promote acceptance of HCVs through outreach and education to renters, and rental property owners and managers. Specifically, California legislature passed SB 329, which redefines source of income as "lawful, verifiable income paid directly to a tenant or to a representative of a tenant, or paid to a housing owner or landlord on behalf of a
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tenant, including federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937." Responsible Agencies: San Diego County Housing Authority Financing: HUD Housing Choice Vouchers
15. Prioritizing Sewer Services
As the sewer service provider to city residents and businesses, pursuant to SB 1087, the City will adopt written policies and procedures for providing and prioritizing sewer services for affordable housing projects.
Time Frame and Objectives:
• By 2022, adopt a procedure to prioritize sewer services for affordable housing projects within the City.
Responsible Agencies: Community Development Department
Financing: Departmental budget
Removal of Governmental Constraints
Pursuant to State law, the City is obligated to address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing. Removing constraints on housing development can help address housing needs in the City by expediting construction, and lowering development costs.
16. Affordable Housing and Housing for Special Needs Groups Extremely low income households and households with special needs have limited housing options in La Mesa. Housing types appropriate for these groups include, but not limited to:
emergency shelters, low barrier navigation center, supportive housing, and single-room occupancy (SRO) units. Pursuant to State law, the City will amend the Zoning Ordinance to address these housing options.
Time Frame and Objectives: Within one year of the adoption of the Housing Element, the City will amend the zoning ordinance to address the following:
• Emergency Shelters (SB 2, 2007; AB 139, 2019):
o Remove the 150-foot distance requirement from residentially zoned properties. (Instead of a distance requirement, the City could consider an overlay.)
o Establish parking requirements based on staffing level only. • Low Barrier Navigation Center (AB 101, 2019):
o Establish provisions for Low Barrier Navigation Centers as development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, servicePage 486 of 752 La Mesa Housing Element
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enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.”
• Transitional and Supportive Housing (SB 745, 2013; AB 2162, 2019):
o Consistent with SB 745, establish provisions for transitional and supportive housing. Such housing should be considered a residential use to be permitted as similar uses in the same zone.
o Furthermore, projects of up to 50 units be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions, such as providing a specified amount of floor area for supportive services. The City may choose to allow projects larger than 50 units by right, as well. AB 2162 also prohibits minimum parking requirements for supportive housing within ½ mile of a public transit stop.
• Single-Room Occupancy (SRO) Units (AB 2634, 2007):
o Address the provision for SRO units, which are distinct from a studio or efficiency unit. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other and could be equivalent to an efficiency unit.
• Affordable Housing Streamlined Approval (SB 35)
o Establish a streamlined, ministerial review process for qualifying multi-family residential projects.
• Farmworker Housing:
o Clarify the types of non-commercial agricultural activities allowable in the single-family zones as accessory uses. While the City has no agricultural zones, agricultural uses are permitted as accessory uses in R1E, R1R, R1S, and R1 zones.
• Reasonable Accommodations:
o Amend the Zoning Ordinance to implement a formal reasonable accommodation procedure to address reasonable accommodation requests.
La Mesa does not have a separate process for review and approval of requests for reasonable accommodation with respect to zoning, permit processing or building laws.
• Employee Housing
o Amend the Zoning Ordinance to allow employee housing for six or fewer persons to be treated as a residential use and subject to regulations that apply to other residential dwellings of the same type in the same zone.
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• Large Residential Care Facilities
o The City currently does not permit group homes for seven or more persons in all residential zones without a CUP. Initiate and complete a process in 2023 to review the provision for large residential care facilities for seven or more persons and amend the Zoning Ordinance to allow group homes for seven or more in all residential zones and remove the location requirement of along major streets to mitigate the potential constraints on housing for persons with disabilities.
Responsible Agencies: Community Development Department
Financing: Departmental budget
17. Fees for Development Services
Various fees and assessments are charged by the City to cover the costs of processing permits and providing services and facilities. On a case-by-case basis, as part of a negotiated affordable housing development agreement, the City may consider granting a partial fee waiver or paying a portion of the project fees to facilitate the development and/or rehabilitation of housing units affordable to lower income households.
Time Frame and Objectives:
• In 2024, consider granting a fee deferral, partial fee waiver, or paying a portion of the required fees to facilitate the development and rehabilitation of housing units affordable to lower income households, especially projects that include units for extremely low income households.
Responsible Agencies: Community Development Department
Financing: General Fund; CDBG; HOME
18. Development Standards
The City periodically reviews its development standards to ensure they are not unduly constraining to residential development. One aspect identified by the State HCD is requiring further study and consideration relates to the City’s parking requirements for smaller units.
Time Frame and Objectives:
• Parking for Small Units: The City currently does not utilize a sliding scale based on size of the unit. Initiate a process in 2023 to review if it is appropriate and feasible to amend the Zoning Ordinance to rely on a sliding scale for parking for residential units based on size to mitigate potential constraints.
Responsible Agencies: Community Development Department
Financing: Departmental budget
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19. Objective Design Standards
The City is currently using SB 2 funds to develop objective design standards and a preliminary application process for housing development projects.
Time Frame and Objectives:
• By 2022, develop and make available objective design standards that will provide a preliminary application process for residential development.
Responsible Agencies: Community Development Department
Financing: SB 2 funds
Affirmatively Furthering Fair Housing
To make adequate provision for the housing needs of all economic segments of the community, the Housing Plan must include actions that promote housing opportunities for all persons regardless of their special characteristics as protected under Federal and State fair housing laws.
20. Fair Housing Services
La Mesa takes steps to affirmatively further fair housing by contracting the services of a nonprofit to provide fair housing services for the City. The City currently contracts with the Center for Social Advocacy (CSA) to provide fair housing services for its residents, landlords, and housing professionals. The CSA focuses on education and training for property owners and managers and also serves as an intermediary between complainant and the State and federal housing authorities.
In 2019, the City, along with all other jurisdictions in San Diego County, participated in a regional Analysis of Impediments (AI) to Fair Housing Choice. Appendix D summarizes the fair housing issues and concerns in La Mesa based on findings from the 2020 Regional AI and additional research conducted as part of this Housing Element update. presents a summary of the issues, contributing factors, and the City’s actions in addressing these issues.
Responsible Agencies: Community Development Department, County HCDS, CSA San Diego County
Financing: CDBG funds; Departmental budget; General fund
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Table HE-52. Summary of Quantified Objectives (2021-2029) Extremely
Low
(30% AMI)
Very
Low
(50%
AMI)
Low
(80%
AMI)
Moderate
(120%
AMI)
Above
Moderate
(>120%
AMI)
Total
RHNA 429 430 487 577 1,874 3,797
New Construction 100 100 200 640 800 1,840
Units to be
Rehabilitated 5 10 15 -- -- 30
Units to be
Conserved --- 108 108 --- --- 216
Units to be Assisted
DCCA --- 8 8 --- --- 16
HCV 200 200 200 --- --- 600
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Summary of Fair Housing Actions
Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes Fair Housing Outreach and Enforcement
Contributing Factors
Insufficient and inaccessible outreach and enforcement:
- Lack of a variety of inputs media (e.g., meetings, surveys, interviews) - Lack of marketing community meetings
- Insufficient local public fair housing enforcement and testing Program 20:
Fair Housing Services
Continue to contract with CSA to provide fair
housing outreach and education, and fair
housing counseling services
Annually Citywide with emphasis in
areas with high concentration
of renters and
disproportionate needs
(primarily in southern edge of
City)
Serve 75 residents,
landlords, and housing
professionals with fair
housing services annually
(600 over eight years).
AFFH: Fair Housing
Outreach and
Education
Continue to expand access to community
meetings by publishing fair housing
information in non-traditional media (such as
social media platforms - Facebook, Instagram,
Twitter, and YouTube, among others).
Annually Citywide
Update the elected and appointed officials,
City staff, and the community on housing laws
and fair housing information at regularly
scheduled public meetings.
Annually Citywide
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Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes Place-Based Strategies for Neighborhood Improvements
Contributing Factors
Concentration of minorities and LMI households and special needs groups:
- Lack of private investments
- Locating and type of affordable housing
- Private discrimination
AFFH: Neighborhood
Improvements
Allocate CDBG funds to prioritize
infrastructure and public facility improvements
in low and moderate income neighborhoods
and for affordable housing projects.
Annually Low and moderate income
(LMI) census tracts
One public improvement
project annually for eight
projects over eight years.
AFFH: Economic
Development
Coordinate with the Chamber of Commerce
and City Economic Development staff to
provide increased visibility of small business
assistance programs.
Annually Low and moderate income
(LMI) census tracts
No net loss of businesses in
mixed use areas over eight
years .
Program 1:
Preservation of
Historic Housing
Initiate a program to update the inventory to
identify Mid-Century Modern structures that
could be included in the Historic Preservation
program
By the end of 2023. Citywide, with emphasis in
neighborhoods adjacent to
downtown
Assist 20 homeowners with
applications for Landmark
Status.
Program 2:
Preservation of At-Risk
Housing
Monitor the status of Murray Manor for the
potential of losing the Section 8 subsidies
due to discontinuation of the program at the
federal level or opting out by the property
owner.
Annually Murray Manor Preserve 216 affordable
units.
Program 5:
Housing Rehabilitation
Pursue funding from the State throughout the
planning period to potentially reinstate the
housing rehabilitation program.
Annually Citywide, with in the western
portion of La Mesa, north of
University Avenue and south
of Interstate 8
Assist in rehabilitation of five
units per year between 2024
and 2029.
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Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes New Opportunities in High Resource Areas
Contributing Factors
Concentration of minorities and LMI households and special needs groups:
- Lack of private investments
- Locating and type of affordable housing
AFFH: Community
Education Campaign
Develop and implement an annual campaign
to combat local opposition to the locations of
affordable housing throughout the City.
In 2023 and
implement annually
Citywide Increase the number of
affordable units by 400 units.
Program 6:
Adequate Sites for
RHNA and Monitoring
of No Net Loss
Assist developers in identifying available sites
for residential and mixed-use developments.
Ongoing Majority of City is Moderate
Resources. Focus efforts in
the City’s Urban Design and
Mixed Use Overlays
Facilitate the development of
2,417 additional units, with
the goal of achieving 234
units in High Resource areas,
Program 7: including 110 affordable units
Lot Consolidation
Develop a lot consolidation procedure that is
easier to navigate and post the procedure on
the City website.
By the end of 2023
Program 9:
Facilitate the
Development of Higher
Density Housing
Contact property owners and qualified
developers of high-density residential and
mixed-use developments to discuss
opportunities in the City.
Annually
Initiate the master planning of the Grossmont
Center through actions.
By 2025
Program 11:
Coordination with
Housing Developers
Maintain and update a list of affordable
housing developers active in La Mesa.
Bi-annually
Partner with affordable housing developers to
review available federal and State financing
subsidies and apply as feasible
Annually
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Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes Program 12:
Accessory Dwelling
Units
Develop materials for City website and
distribution at public counters for ADU
requirements and permitting procedures, as
well as owner/landlord fair housing
responsibilities.
By 2023
(completed)
Single-family neighborhoods,
with emphasis in High
Resource areas
Achieve 406 ADUs, targeting
25 percent in High Resource
Areas.
Program 13:
Downpayment and
Closing Cost
Assistance
Promote the DCCA program by posting
information on City website, making
brochures available to the public, and through
occasional articles in the City’s newsletter.
Ongoing Citywide, with emphasis in
High Resource areas
Assist 16 households
annually, targeting 25
percent in High Resource
Areas.
Housing Mobility
Contributing Factors
Concentration of minorities and LMI households and special needs groups:
- Lack of private investments
- Locating and type of affordable housing
- Private discrimination
Program 10:
Affordable Housing
Development
Incentives
Evaluate the City’s affordable housing
incentives for consistency with the latest
changes to the State Density Bonus Law.
In 2023 Citywide Facilitate the development of
1,800 units, with the goal of
achieving 800 lower and
moderate income housing
units over eight years.
Market incentives to housing developers via
information on City website and at public
counters. Proactively outreach to housing
developers.
Annually
Program 11:
Coordination with
Housing Developers
Assist and support developers of housing for
extremely low, very low, and low-income
households.
Annually Pursue 50 percent of the
affordable units as lower
income units.
Assist and support developers of housing for
special needs households.
Annually Pursue 25 percent of the
affordable housing units for
special needs households.
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Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes Program 14:
Housing Choice
Vouchers
Promote the HCV program to residents and
property owners through dissemination of
brochures at public counters, providing
information on the City's website, and
referring residents and property owners to the
County HCDS.
Ongoing Citywide, with emphasis in
High Resource areas, as well
as in census tracts
considered to be Sensitive
Communities experience
displacement pressure:
138.01; 145.00; 148.05;
148.06; 149.01; 149.02
Increase the use of HCVs by
10 percent over eight years
(from 560 HVCs as of 2020).
Program 16:
Affordable Housing
and Housing for
Special Needs Groups
Amend Zoning Ordinance to address special
needs housing
Within one year of
adoption of Housing
Element
Citywide Pursue 25 percent of the
affordable housing units for
special needs households.
Program 17:
Fees for Development
Services
Consider granting a fee deferral, partial fee
waiver, or paying a portion of the required
fees to facilitate the development and
rehabilitation of housing units affordable to
lower income households, especially projects
that include units for extremely low income
households.
In 2024 Citywide Pursue 50 percent of the
affordable units as lower
income units.
Program 18:
Development
Standards
Initiate a process to review if it is appropriate
and feasible to amend the Zoning Ordinance
to rely on a sliding scale for parking for
residential units based on size.
In 2023 Citywide Achieve affordable units with
a mix of unit sizes.
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Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes Tenant Protection and Anti-Displacement
Contributing Factors
Displacement risk of low income residents due to economic pressure:
- Unaffordable rents
- Concentration of poverty in some census tracts
- Availability of affordable housing
AFFH: Citywide Rental
Registry
At least annually update and provide a Citywide affordable rental registry accessible to all residents.
Annually Citywide, with emphasis in
areas with high concentration
of renters and
disproportionate needs
(primarily in southern edge of
City)
At least annually update and
provide a City-wide
affordable rental registry
accessible to all residents.
AFFH: Fair Housing
Outreach and
Education
At least annually coordinate with CSA San
Diego County to expand outreach efforts in
La Mesa, targeting groups with
disproportionate housing needs and
neighborhoods with concentrated issues
(primarily in the southern edge of the City).
Expand outreach and education on new State
source of income protection (SB 329 and SB
229, see Program 14).
Annually Citywide, with emphasis in
census tracts considered to
be Sensitive Communities
experience displacement
pressure:
138.01; 145.00; 148.05;
148.06; 149.01; 149.02
Serve 75 residents,
landlords, and housing
professionals with fair
housing services annually
(600 over eight years).
Work with CSA to conduct random testing in
La Mesa. Specifically, with the release of the
2020 Census, determine the appropriate
bases be tested in the City.
Every five years Identify problem properties
and conduct counseling and
education.
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Table HE-53. Summary Matrix of Fair Housing Issues and Actions for Mitigation Housing Programs Specific Actions Timeline Geographic Target 8-Year Outcomes Program 4:
Condominium
Conversion
Monitor condominium conversion activities to
ensure the ordinance provides adequate
protection of the rental housing stock.
Bi-annually Citywide, with emphasis in
census tracts considered to
be Sensitive Communities
experience displacement
pressure:
138.01; 145.00; 148.05;
148.06; 149.01; 149.02
Limited condominium
conversion to no more than
50 percent of the annual
average of the number of
new apartments that were
constructed.
La Mesa Housing Element
Housing Element | A-1
Appendix A: Public Participation
Outreach List
La Mesa Housing Element
Housing Element | A-2
La Mesa Housing Element
Housing Element | A-3
La Mesa Housing Element
Housing Element | A-4
La Mesa Housing Element
Housing Element | A-5
Social Media Flyer
Comments Received from Residents and Organizations
1. Make La Mesa a 15 minute City https://www.ft.com/content/c1a53744-90d5-4560-9e3f17ce06aba69a
2. The City already uses a 15 minute walk as one measure for sufficient park facilities, extend this concept to shopping and services.
3. Establish an inclusionary housing ordinance in the area that the City now uses as TOD with a minimum of 50% or 60% AMI. Give other incentives besides what is necessary per the state regulation.
4. Give a density bonus for developments that build a public park. There should be minimum standards for this based on size and amenities. The area of La Mesa between El Cajon Blvd and University Ave lacks adequate park land and little to no vacant land exists even if the City had money to purchase it. Look at the planning documents you have an find ways to leverage better City Planning.
5. 47% of the community qualifies for affordable housing and 11% of the population qualifies for extremely low income housing. You need to create incentives to have developers build this housing, or make it a standard that all housing units built on City owned property will have extremely low and low income units.
6. Without providing sufficient, affordable units at the very low and extremely low levels it will lead to overcrowding and overpayment
La Mesa Housing Element
Housing Element | A-6
7. The Design Review Board should only have design professionals voting. Staff’s responsibility should be to make a recommendation, they should not have a vote to approve the project. There are enough professionals that want to participate on the Board and they should be allowed to.
8. The reason residents fight additional housing is the lack of parking for the additional cars and the anticipation of overcrowding of neighborhoods due to multiple families or adults living in these apartments in order to afford rents.
9. Without the proper infrastructure, such as sidewalks, and better bicycle infrastructure, the City will become overwhelmed by the increase in traffic and need for parking. With the proposed infill housing, La Mesa needs to find a way to pay for infrastructure.
10. Close the loophole that allows 100% housing projects in the mixed-use corridors. We need services and shops along El Cajon, University Ave and East La Mesa Blvd to create a 15 minute City. Downtown San Diego allows developers to apply for a CUP for 10 years to convert the ground floor retail space to housing, if they can prove that there is no market for retail/commercial. This gives the developer options and the City options for future commercial space and opportunities for sales tax.
11. La Mesa needs to take a multi-prong approach to pay for and implement the needed infrastructure:
a. increase the fees on developers to help pay for the significant lack of pedestrian and bicycle infrastructure as well as street and park improvements. b. continue to apply for grants, but make sure the grants match or anticipate adjacent land use development. I reviewed the last round of street improvement grants and there were many streets where on-street parking was increasing, yet these areas would be in transit-oriented development zones. If you reduce the parking of a development because you anticipate the residents will walk, bike or take transit, then those streets should have that infrastructure as a priority, not on-street parking. c. Expect developers to construct the necessary improvements as is done in San Diego.
If a development touches one intersection handicap ramp, all three handicap ramps must be rebuilt to current ADA standards, if they are not already, and the crosswalk striping must be installed on all four sides.
12. Leverage the City-owned land to get more amenities for the City. For example, the Waite Street property that the City owns and is slated to be a park, but not dedicated park land; sell the land to a housing developer for housing in exchange for the developer building a park on ½ of the site. The developer would have to pay for the typically community process for master planning the park and then pay for construction documents and implementation. The City gets more housing with mandatory 50-60AMI and a park without having to spend money. The park could have a park easement to the City.
13. Do the same type of process at Sunset Park in cooperation with the City of San Diego, who owns the vacant land surrounding the entrance to the park.
14. What about the Adult Enrichment Center? The Community Services Director wants to build a massive community center in MacArthur Park, moving all the services from the AEC to the Park. So what happens to the AEC land? There is no money to build this massive community center and no plan for the AEC property.
La Mesa Housing Element
Housing Element | A-7
15. The same is true of the Civic Center property. It is nothing more than a massive mostly empty parking lot, yet the community hears that the City staff needs a new city hall and the City residents were promised a new library. Why are you not leveraging this property with a housing developer to build needed affordable housing on top of a new library and/or city hall? You could even put the new community center at the civic center, on the trolley line, to program it also as a business event space for the East County.
16. La Mesa is such a small community that we need out of the box thinking; we need to leverage our assets to get the most for our residents; and we need to stop thinking that we are Mayberry.
17. I have heard conflicting reports from the Mayor and staff that the owners of the mall wanted to build housing on their property. I don’t understand why not. This is a perfect place for multi-family housing. It is near the trolley, near the freeway entrance. But I want to see something that is well integrated into the mall design, like a village, not like the apartments plopped down in the parking lot by Burlington Coat Factory.
18. We need to set higher standards for design and planning for La Mesa because we are the Jewel of the Hills, and we need the most progressive bicycle and pedestrian infrastructure plan, because that will attract residents for years to com.
Revised Housing Element – April 2022
On October 29, 2021, the City received HCD’s review of the City’s adopted Housing Element. Additional changes are required in order to comply with State law. On April 20, 2022, the City posted the revised Housing Element on City website and notified previous commenters of the availability of the revised Housing Element for a seven-day public review before submitting the revised Housing Element for HCD review.
During the seven-day review period, the City received one comment. The commenter questioned the use of SANDAG Series 13 for projection of growth since there is an updated Series 14 projection, and that the Housing Element should be updated with 2020 Census data. The RHNA was developed with Series 13 data and there is no opportunity to update the RHNA projections. This revised Housing Element is only required to address specific technical details to comply with State law.
The commenter also questions the feasibility of a specific site. The site in question is capable of supporting a mixed-use development with the specified number of units utilizing existing La Mesa Municipal Code development standards and potentially allowed waivers, incentives, and concessions provide under California Density Bonus Law. Any approval of a project by a subordinate entity (Board, Commission, or staff) may be appealed to the City Council in accordance with City and state law.
La Mesa Housing Element
Housing Element | A-8
La Mesa Housing Element
Housing Element | A-9
La Mesa Housing Element
Housing Element | A-10
La Mesa Housing Element
Housing Element | B-1
Appendix B: Sites Inventory
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4643101700 Urban Residential R1 10 0.18 Vacant 2 yes none AM 4643102600 Urban Residential R1 10 0.29 Vacant 2 yes none AM 4643900200 Local Serving Commercial C 1.21 Parking Lot 0 yes none AM 4644011700 Urban Residential R1 10 0.45 Vacant 4 yes none AM 4644800100 Urban Residential R1 10 2.32 Vacant 20 yes none AM 4684911600 Urban Residential R1 10 0.07 Vacant o 1 yes none AM 4684912400 Urban Residential R1A 10 0.34 Vacant o 3 yes none AM 4690201200 Multiple Unit Residential R3 23 1.73 Vacant 34 yes none AM 4692505600 Urban Residential R1 10 0.21 Backyard s 2 yes none AM 4692505900 Urban Residential R1 10 0.24 Vacant s 2 yes none AM 4692506000 Urban Residential R1 10 0.20 Vacant s 2 yes none AM 4692506100 Urban Residential R1 10 0.28 Vacant s 2 yes none AM 4692605800 Urban Residential R1 10 0.08 Vacant 1 yes none AM 4694201800 Urban Residential R1 10 0.09 Driveway 1 yes none AM 4694202400 Urban Residential R1 10 0.29 Vacant 2 yes none AM 4700114400 Mixed Density Residential
(7-23 Du/Acre) R1 23 0.14 Vacant 3 yes none AM
4700310300 Mixed Density Residential R1 23 0.15 Vacant 3 yes none AM 4700321600 Mixed Density Residential RB 23 0.06 Vacant 1 yes none AM 4701000200 Mixed Use Urban (24-40
Du/Acre) R2 40 0.15 Vacant 5 yes none AM
4701421600 Mixed Use Urban R3 40 0.10 Vacant 3 yes none AM
La Mesa Housing Element
Housing Element | B-2
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4701810300 Mixed Use Urban C 40 0.09 Landscaping/
Parking lot 3 yes none AM
4701820100 Road C 0.05 Parking Lot 0 yes none AM
4701820200 Road C 0.06 Parking Lot 0 yes none AM
4701901600 Mixed Use Urban (24-40
Du/Acre) RB 40 0.05 Parking 2 yes none AM
4702002100 Mixed Density Residential R2 23 0.16 Misc structures 3 yes none AM 4702003400 Mixed Density Residential R2 23 0.07 Side Yard 1 yes none AM 4702621300 Urban Residential R1 10 0.18 Vacant 2 yes none AM 4703100600 Urban Residential R1 10 0.69 Vacant t 6 yes none AM 4703100800 Urban Residential R1 10 0.44 Vacant t 4 yes none AM 4703202100 Urban Residential R1 10 0.22 Vacant t 2 yes none AM 4703621600 Mixed Use Urban C 40 0.14 Parking lot 5 yes none AM 4703822000 Urban Residential R1 10 0.22 Vacant r 2 yes none AM 4703825600 Urban Residential R1 10 0.17 Vacant r 1 yes none AM 4704411000 Urban Residential R1 10 0.17 Backyard/ Pool 1 yes none AM 4704413800 Urban Residential R1 10 0.22 Vacant q 2 yes none AM 4704413900 Urban Residential R1 10 0.23 Vacant q 2 yes none AM 4704502700 Urban Residential R1 10 0.47 Vacant 4 yes none AM 4704710100 Urban Residential R1 10 0.23 Vacant 2 yes none AM 4704922600 Urban Residential R1 10 0.14 Vacant x 1 yes none AM 4705420500 Urban Residential R1 10 0.14 Vacant 1 yes none AM 4705520200 Urban Residential R1 10 0.16 Vacant 1 yes none AM 4705820400 Restricted Multiple Unit
Res (14 Du/Acre) CD 14 0.05 Vacant 1 yes
Landlocke
d
AM
4705822400 Restricted Multiple Unit
Residential R2 14 0.20 Landscaping/ Parking lot 2 yes none AM
La Mesa Housing Element
Housing Element | B-3
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4706624700 Urban Residential R1 10 0.39 Vacant w 3 yes none AM 4706624800 Urban Residential R1 10 0.37 Vacant w 3 yes none AM 4741440100 Mixed Use Urban RB 40 0.14 Vacant bb 5 yes none AM 4741440200 Mixed Use Urban RB 40 0.13 Vacant bb 4 yes none AM 4741441700 Urban Residential RB 10 0.15 Vacant bb 1 yes none AM 4741700600 Mixed Use Urban R3 40 0.17 Vacant 6 yes none AM 4743530500 Urban Residential R1 10 0.45 Vacant 4 yes none AM 4751800600 Urban Residential R1 10 0.82 Vacant ii 7 yes none AM 4752221400 Suburban Residential R1S 4 0.94 Vacant 3 yes none AM 4753011600 Urban Residential R1 10 0.15 Driveway n 1 yes none AM 4753011700 Urban Residential R1 10 0.06 Vacant n 1 yes none AM 4753017000 Urban Residential R1 10 0.19 Vacant p 2 yes none AM 4753017200 Urban Residential R1 10 0.24 Vacant p 2 yes none AM 4753512700 Suburban Residential R1S 4 0.13 Vacant c 0 yes Hillside AM 4753512800 Suburban Residential R1S 4 0.23 Vacant c 1 yes none AM 4753512900 Suburban Residential R1S 4 0.32 Vacant c 1 yes none AM 4753513000 Suburban Residential R1S 4 0.37 Vacant c 1 yes none AM 4753521400 Multiple Unit Residential R3 23 0.11 Vacant 2 yes none AM 4755620700 Suburban Residential R1S 4 0.22 Vacant 1 yes none AM 4756001900 Suburban Residential R1S 4 0.54 Vacant 2 yes Street
access
AM
4756213200 Suburban Residential R1S 4 0.70
Driveway/ slope
runoff
infrastructure
ii 2 yes Hillside AM
4756311900 Suburban Residential R1S 4 1.37 Vacant 5 yes none AM 4756402800 Suburban Residential R1S 4 0.09 Vacant c 0 yes Hillside AM 4864912600 Urban Residential R1 10 0.13 Vacant 1 yes none AM
La Mesa Housing Element
Housing Element | B-4
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4864932700 Urban Residential R1 10 0.25 Vacant 2 yes
Landlocke
d
AM
4868400100 Suburban Residential (4
Du/Acre) R1S 4 0.62 Vacant 2 yes none AM
4868400200 Suburban Residential (4
Du/Acre) R1S 4 0.24 Vacant 1 yes none AM
4902102900 Restricted Multiple Unit
Residential R2 14 0.56 Park 7 yes
Existing
park AM
4902610300 Railroad/Trolley C 1.71 Vacant 0 yes
Very
sloped AM
4902830800 Restricted Multiple Unit
Residential R2 14 0.14 Vacant 2 yes none AM
4904035900 Suburban Residential (4
Du/Acre) R1S 4 0.06 Vacant 0 yes none AM
4904036100 Suburban Residential R1S 4 0.26 Vacant l 1 yes none AM 4904036200 Suburban Residential R1S 4 0.27 Vacant l 1 yes none AM 4904040500 Suburban Residential R1S 4 0.29 Vacant 1 yes none AM 4904042200 Suburban Residential (4
Du/Acre) R1S 4 0.10 Vacant 0 yes none AM
4904361100 Freeway CM 1.02 Parking Lot 0 yes none AM
4904721100 Mixed Use Urban (24-40
Du/Acre) R3 40 0.17 Parking Lot 6 yes none AM
4904721200 Mixed Use Urban (24-40
Du/Acre) C 40 0.16 Parking Lot 5 yes none AM
4904722900 Mixed Use Urban (24-40
Du/Acre) R2 40 0.31 Parking Lot 11 yes none AM
4906602900 Urban Residential (7-10
Du/Acre) R1 10 1.09 Vacant 9 yes none AM
La Mesa Housing Element
Housing Element | B-5
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4912600900 Suburban Residential R1S 4 0.17 Partially parking lot g 1 yes none AM
4912601000 Suburban Residential R1S 4 0.30 Partially parking lot g 1 yes none AM
4917900100 Suburban Residential (4
Du/Acre) R1S 4 0.18 Vacant 1 yes none AM
4917900200 Suburban Residential (4
Du/Acre) R1S 4 0.23 Vacant 1 yes none AM
4918001200 Road R1S 0.20 Vacant 0 yes none AM
4918002800 Rural Residential R1E 2 0.41 Vacant 1 yes none AM 4918003700 Suburban Residential (4
Du/Acre) R1S 4 0.12 Vacant 0 yes none AM
4940911400 Urban Residential R1 10 0.28 Vacant 2 yes none AM 4941600800 Urban Residential R1 10 0.14 Vacant 1 yes none AM 4941701100 Urban Residential R1 10 0.11 Vacant 1 yes none AM 4942020300 Urban Residential (7-10
Du/Acre) R1 10 0.05 Fence/ Sideyard pp 0 yes none AM
4942020500 Urban Residential (7-10
Du/Acre) R1 10 0.05 Backyard/ Driveway pp 0 yes none AM 4942200900 Road C 0.15 Vacant 0 yes none AM
4942910500 Mixed Use Urban C 40 0.18 Vacant aa 6 yes none AM 4942911800 Mixed Use Urban C 40 0.17 Vacant aa 6 yes none AM 4943402300 Suburban Residential R1S 4 0.22 Vacant 1 yes none AM 4944325400 Urban Residential (7-10
Du/Acre) R1 10 0.13 Vacant 1 yes none AM
4944720700 Suburban Residential R1S 4 0.52 Gardens, Misc 2 yes none AM 4944810400 Suburban Residential R1S 4 0.25 Vacant k 1 yes none AM 4944810500 Suburban Residential R1S 4 0.31 Vacant k 1 yes none AM
La Mesa Housing Element
Housing Element | B-6
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4945120200 Suburban Residential R1S 4 0.44 Vacant 2 yes none AM 4945211700 Suburban Residential R1S 4 0.32 Vacant 1 yes none AM 4946611200 Urban Residential (7-10
Du/Acre) R1 10 0.04 Vacant 0 yes
Landlocke
d
AM
4946612000 Urban Residential R1 10 0.19 Trailer/ Driveway 2 yes none AM 4947002700 Suburban Residential R1S 4 0.29 Vacant 1 yes none AM 4947122200 Suburban Residential R1S 4 0.35 Trailer/ Driveway 1 yes none AM 4947303600 Suburban Residential R1S 4 0.24 Vacant 1 yes none AM 4947603000 Suburban Residential R1S 4 0.25 Vacant 1 yes none AM 4948200600 Urban Residential R1 10 0.23 Vacant 2 yes none AM 4948500100 Urban Residential (7-10
Du/Acre) R1 10 0.14 Parking Lot 1 yes none AM
4948712600 Urban Residential R1 10 0.51 Vacant 4 yes none AM 4950501900 Suburban Residential (4
Du/Acre) R1S 4 0.34 Vacant 1 yes none AM
4950507700 Suburban Residential (4
Du/Acre) R1S 4 0.27 Vacant 1 yes none AM
4950901500 Suburban Residential R1S 4 0.61 Vacant 2 yes none AM 4951515100 Suburban Residential R1S 4 0.59 Vacant 2 yes none AM 4951602800 Suburban Residential R1S 4 0.24 Vacant 1 yes Street
access? AM
4951730500 Suburban Residential R1S 4 0.99 Vacant 3 yes none AM 4951821400 Rural Residential R1E 2 0.41 Vacant 1 yes none AM 4951902000 Rural Residential R1E 2 0.47 Vacant 1 yes none AM 4952321800 Freeway R1S 0.30 Vacant 0 yes none AM
4952501800 Suburban Residential R1S 4 0.22 Vacant 1 yes none AM
La Mesa Housing Element
Housing Element | B-7
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4953208000 Suburban Residential (4
Du/Acre) R1S 4 0.45 Vacant 2 yes none AM
4953320500 Suburban Residential R1S 4 0.24 Vacant 1 yes none AM 4953322900 Suburban Residential R1S 4 0.45 Vacant 2 yes none AM 4954705200 Suburban Residential R1S 4 0.23 Vacant 1 yes none AM 4964200200 Rural Residential R1E 2 1.07 Vacant 2 yes none AM 4964201700 Rural Residential R1E 2 1.00 Vacant 2 yes none AM 4990100800 Railroad/Trolley R1S 1.04 Vacant 0 yes none AM 4990304900 Suburban Residential R1S 4 0.26 Vacant 1 yes none AM 4991712500 Suburban Residential (4
Du/Acre) R1S 4 0.08 Vacant 0 yes none AM
4991712600 Suburban Residential R1S 4 0.75 Vacant j 3 yes none AM 4991712800 Suburban Residential R1S 4 1.03 Vacant j 3 yes none AM 4991713400 Suburban Residential R1S 4 0.87 Vacant j 3 yes none AM 4991912600 Suburban Residential R1S 4 0.37 Vacant j 1 yes none AM 4992112100 Suburban Residential (4
Du/Acre) R1S 4 0.25 Vacant 1 yes none AM
4994911000 Suburban Residential R1S 4 0.62 Vacant 2 yes none AM 4994922300 Semi-Rural Residential R1R 3 0.40 Vacant 1 yes none AM 4994924500 Semi-Rural Residential R1R 3 0.46 Vacant b 1 yes none AM 4994924600 Semi-Rural Residential R1R 3 0.51 Vacant b 1 yes none AM 4994924800 Semi-Rural Residential R1R 3 0.67 Vacant b 2 yes none AM 4994926100 Semi-Rural Residential (3
Du/Acre) R1R 3 0.64 Vacant 2 yes none AM
4994926200 Semi-Rural Residential (3
Du/Acre) R1R 3 0.17 Vacant 0 yes none AM
La Mesa Housing Element
Housing Element | B-8
Table B-1. Prior Cycle Sites Remaining (as of February 14, 2023) APN General Plan Designation Zoning Density
(du/ac) Acres Current Use
Lot
Consolidation
Group
Realistic
Capacity (units)
Infrastructure
Capacity
On-site
Constraints
Income
Level
4994926300 Semi-Rural Residential (3
Du/Acre) R1R 3 0.12 Vacant 0 yes AM
4994926400 Semi-Rural Residential (3
Du/Acre) R1R 3 0.28 Vacant 1 yes AM
4994926500 Semi-Rural Residential (3
Du/Acre) R1R 3 0.55 Vacant 1 yes AM
4995001400 Semi-Rural Residential (3
Du/Acre) R1R 3 0.21 Vacant 1 yes AM
4995009100 Semi-Rural Residential R1R 3 0.67 Vacant 2 yes none AM 4995009200 Semi-Rural Residential (3
Du/Acre) R1R 3 0.51 Vacant 1 yes none AM
4995233500 Semi-Rural Residential (3
Du/Acre) R1R 3 0.96 Vacant 2 yes none AM
Total Units 342
La Mesa Housing Element
Housing Element | B-9
Table B-2A. Credits Toward RHNA (July 1, 2020 – December 30, 2020) Parcel Number (APN) Unit Type General Plan Designation Zoning Unit Count 4904035400 SFD SUBURBAN RESIDENTIAL (4 DU/ACRE) R1S 1
4751001100 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R3 1
4904035400 ADU SUBURBAN RESIDENTIAL (4 DU/ACRE) R1S 1
4994925700 ADU ROAD TRANS 1
4741440800 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4695530700 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4901110400 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4691800600 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4702700600 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4743111900 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4863311200 ADU RESTRICTED MULTIPLE UNIT RES (14 DU/ACRE) R2 1 4942011100 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4702610500 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4640801500 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4706121800 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4945000700 ADU SUBURBAN RESIDENTIAL (4 DU/ACRE) R1S 1
4643310900 ADU ROAD TRANS 1
4695602900 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4741150100 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4703824200 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
4863910100 ADU RESTRICTED MULTIPLE UNIT RES (14 DU/ACRE) R2 1 4690202400 ADU MULTIPLE UNIT RESIDENTIAL (18-23 DU/ACRE) R3 1 4948902600 ADU SUBURBAN RESIDENTIAL (4 DU/ACRE) R1S 1
4705823200 ADU RESTRICTED MULTIPLE UNIT RES (14 DU/ACRE) R2 1 4694201700 ADU URBAN RESIDENTIAL (7-10 DU/ACRE) R1 1
La Mesa Housing Element
Housing Element | B-10
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
2022-0462 8181 ALLISON Ave, La Mesa, CA 91941 12/19/2022 MNEW 0 115 30 2 147 B19-209 8234 UNIVERSITY AV, La Mesa, CA 8/5/2021 MNEW 1 0 0 9 10 B20-963 4210 SPRING ST, La Mesa, CA 11/5/2021 MNEW 4 0 0 44 48 B20-1082 7611 UNIVERSITY Ave, La Mesa, CA 91941 12/21/2021 MNEW 0 0 0 8 8 B20-1085 7641 UNIVERSITY Ave, La Mesa, CA 91941 12/21/2021 MNEW 0 0 0 8 8 B20-1081 7601 UNIVERSITY Ave, La Mesa, CA 91941 1/6/2022 MNEW 0 0 0 6 6 B20-1083 7621 UNIVERSITY Ave, La Mesa, CA 91941 1/6/2022 MNEW 0 0 0 6 6 B20-1090 7691 UNIVERSITY Ave, La Mesa, CA 91942 1/6/2022 MNEW 0 0 0 8 8 B20-1084 7631 UNIVERSITY Ave, La Mesa, CA 91941 2/24/2022 MNEW 0 0 0 5 5 B20-1086 7651 UNIVERSITY Ave, La Mesa, CA 91941 2/24/2022 MNEW 0 0 0 5 5 B20-1088 7671 UNIVERSITY Ave, La Mesa, CA 91941 4/21/2022 MNEW 0 0 0 4 4 B20-1089 7681 UNIVERSITY Ave, La Mesa, CA 91941 4/21/2022 MNEW 0 0 0 4 4 B20-1087 7661 UNIVERSITY Ave, La Mesa, CA 91941 4/21/2022 MNEW 0 0 0 6 6 Total Multi Family 5 115 30 115 265
B20-360 8869 ECHO DR, La Mesa, CA 8/16/2021 SNEW 0 0 0 1 1 B21-194 7947 NORMAL AV, La Mesa, CA 10/21/2021 SNEW 0 0 0 1 1 B20-031 4390 BELLFLOWER DR, La Mesa, CA 1/13/2022 SNEW 0 0 0 1 1 B21-1090 8014 SHADOW HILL DR, La Mesa, CA 2/9/2022 SNEW 0 0 0 1 1 B21-311 4477 PALM AV, La Mesa, CA 3/31/2022 SNEW 0 0 0 1 1 B21-617 4695 NORMANDIE Pl, La Mesa, CA 91942 8/29/2022 SNEW 0 0 0 1 1
La Mesa Housing Element
Housing Element | B-11
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
B21-885 4862 Palm Ave, La Mesa, CA 91941 9/7/2022 SNEW 0 0 0 1 1 Total Single Family 0 0 0 7 7
B19-1235 6197 HORTON DR, La Mesa, CA 1/7/2021 R ADU 0 0 1 0 1 B19-1090 5181 MARLEN WY, La Mesa, CA 3/11/2021 R ADU 0 0 1 0 1 B19-1334 4332 YALE AV, La Mesa, CA 5/10/2021 R ADU 0 0 1 0 1 B21-487 8661 WASHINGTON AV, La Mesa, CA 7/27/2021 R ADU 0 0 1 0 1 B19-1085 8770 DALLAS ST, La Mesa, CA 8/23/2021 R ADU 0 0 1 0 1 B19-1192 4576 NEBO DR, La Mesa, CA 8/25/2021 R ADU 0 0 1 0 1 B19-1248 4420 LOWELL ST, La Mesa, CA 10/28/2021 R ADU 0 0 1 0 1 B21-1091 8014 SHADOW HILL DR, La Mesa, CA 2/9/2022 R ADU 0 0 1 0 1 B19-1344 6001 AMARILLO AV, La Mesa, CA 1/5/2021 R ADU D 0 0 1 0 1 B20-796 8165 ST JOHN PL, La Mesa, CA 2/2/2021 R ADU D 0 0 1 0 1 B20-211 4942 PINE ST, La Mesa, CA 2/4/2021 R ADU D 0 0 1 0 1 B20-410 8035 UNIVERSITY PL, La Mesa, CA 2/10/2021 R ADU D 0 0 1 0 1 B20-295 6975 OREGON AV, La Mesa, CA 2/11/2021 R ADU D 0 0 1 0 1 B20-244 6020 NAGEL ST, La Mesa, CA 2/24/2021 R ADU D 0 0 1 0 1 B20-886 4539 ACACIA AV, La Mesa, CA 2/26/2021 R ADU D 0 0 1 0 1 B19-1196 4320 WOODLAND DR, La Mesa, CA 3/2/2021 R ADU D 0 0 1 0 1 B20-657 4846 BEAUMONT DR, La Mesa, CA 3/26/2021 R ADU D 0 0 1 0 1 B20-492 4432 LOWELL ST, La Mesa, CA 4/7/2021 R ADU D 0 0 1 0 1
La Mesa Housing Element
Housing Element | B-12
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
B20-1049 7234 BERKELEY DR, La Mesa, CA 4/8/2021 R ADU D 0 0 1 0 1 B20-286 4706 DAUER AV, La Mesa, CA 5/12/2021 R ADU D 0 0 1 0 1 B20-977 6151 VEEMAC AV, La Mesa, CA 5/12/2021 R ADU D 0 0 1 0 1 B20-764 4674 71ST ST, La Mesa, CA 5/13/2021 R ADU D 0 0 1 0 1 B20-937 7697 TORREM ST, La Mesa, CA 7/1/2021 R ADU D 0 0 1 0 1 B20-959 4939 PINE ST, La Mesa, CA 7/14/2021 R ADU D 0 0 1 0 1 B20-1045 4640 DATE AV, La Mesa, CA 7/22/2021 R ADU D 0 0 1 0 1 B21-126 6825 ROSEFIELD DR, La Mesa, CA 7/22/2021 R ADU D 0 0 1 0 1 B20-868 4805 HARBINSON AV, La Mesa, CA 7/29/2021 R ADU D 0 0 1 0 1 B21-215 8888 LEMON AV, La Mesa, CA 8/2/2021 R ADU D 0 0 1 0 1 B21-142 8780 MADISON AV, La Mesa, CA 8/12/2021 R ADU D 0 0 1 0 1 B20-747 8982 MCKINLEY CT, La Mesa, CA 8/13/2021 R ADU D 0 0 1 0 1 B20-667 7686 MARIE AV, La Mesa, CA 8/17/2021 R ADU D 0 0 1 0 1 B20-469 7931 LEMON CIR, La Mesa, CA 8/18/2021 R ADU D 0 0 1 0 1 B20-621 8545 LEMON AV, La Mesa, CA 8/24/2021 R ADU D 0 0 1 0 1 B20-1038 4956 BALTIMORE DR, La Mesa, CA 8/25/2021 R ADU D 0 0 1 0 1 B20-946 8442 NENTRA ST, La Mesa, CA 10/21/2021 R ADU D 0 0 1 0 1 B21-384 4633 HARBINSON AV, La Mesa, CA 10/21/2021 R ADU D 0 0 1 0 1 B21-129 8800 HAYES ST, La Mesa, CA 11/4/2021 R ADU D 0 0 1 0 1 B21-141 4538 DATE AV, La Mesa, CA 11/17/2021 R ADU D 0 0 1 0 1
La Mesa Housing Element
Housing Element | B-13
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
B21-467 5740 AMARILLO AV, La Mesa, CA 11/19/2021 R ADU D 0 0 1 0 1 B21-356 4577 DANA DR, La Mesa, CA 11/23/2021 R ADU D 0 0 1 0 1 B21-367 7132 HOFFMAN Ave, La Mesa, CA 91941 12/9/2021 R ADU D 0 0 1 0 1 B21-518 4673 PARKS AV, La Mesa, CA 12/20/2021 R ADU D 0 0 1 0 1 B21-595 5342 MARYLAND AV, La Mesa, CA 1/5/2022 R ADU D 0 0 1 0 1 B20-1073 4727 GLEN ST, La Mesa, CA 1/10/2022 R ADU D 0 0 1 0 1 B21-392 5750 YORKSHIRE AV, La Mesa, CA 1/25/2022 R ADU D 0 0 1 0 1 B21-761 4440 OLIVE AV, La Mesa, CA 2/2/2022 R ADU D 0 0 1 0 1 B21-752 8053 CULOWEE St, La Mesa, CA 91942 2/7/2022 R ADU D 0 0 1 0 1 B21-232 5940 ODESSA AV, La Mesa, CA 2/14/2022 R ADU D 0 0 1 0 1 B21-591 8560 LEMON Ave, La Mesa, CA 91941 2/21/2022 R ADU D 0 0 1 0 1 B21-520 8811 JEFFERSON AV, La Mesa, CA 2/22/2022 R ADU D 0 0 1 0 1 B21-223 4377 OLIVE AV, La Mesa, CA 2/23/2022 R ADU D 0 0 1 0 1 B21-847 7562 NORMAL AV, La Mesa, CA 2/24/2022 R ADU D 0 0 1 0 1 B21-271 4165 MARIAN ST, La Mesa, CA 2/28/2022 R ADU D 0 0 1 0 1 B21-962 9226 BRIERCREST DR, La Mesa, CA 3/2/2022 R ADU D 0 0 1 0 1 B21-101 4279 SUMMIT Dr, La Mesa, CA 91941 3/4/2022 R ADU D 0 0 1 0 1 B21-683 4635 73RD ST, La Mesa, CA 3/4/2022 R ADU D 0 0 1 0 1 B21-612 8757 WASHINGTON AV, La Mesa, CA 3/8/2022 R ADU D 0 0 1 0 1 B22-250 4022 VIOLET ST, La Mesa, CA 3/17/2022 R ADU D 0 0 1 0 1
La Mesa Housing Element
Housing Element | B-14
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
B21-310 4477 PALM AV, La Mesa, CA 3/31/2022 R ADU D 0 0 1 0 1 B21-1146 4430 68TH St, La Mesa, CA 91942 5/12/2022 R ADU D 0 0 1 0 1 B21-1155 6320 MEADOW CREST Dr, La Mesa, CA 91942 6/9/2022 R ADU D 0 0 1 0 1 B20-640 8674 LEMON Ave, La Mesa, CA 91941 6/16/2022 R ADU D 0 0 1 0 1 B21-512 4573 3RD St, La Mesa, CA 91941 6/22/2022 R ADU D 0 0 1 0 1 B22-203 9430 HILMER Dr, La Mesa, CA 91942 6/23/2022 R ADU D 0 0 1 0 1 B21-876 5422 ARIZONA Ave, La Mesa, CA 91942 7/5/2022 R ADU D 0 0 1 0 1 B22-030 4673 70TH St, La Mesa, CA 91942 7/13/2022 R ADU D 0 0 1 0 1 B21-427 8726 JEFFERSON Ave, La Mesa, CA 91941 7/18/2022 R ADU D 0 0 1 0 1 B20-867 4359 DATE Ave, La Mesa, CA 91941 7/26/2022 R ADU D 0 0 1 0 1 B21-1096 9715 MURRAY Dr, La Mesa, CA 91942 8/1/2022 R ADU D 0 0 1 0 1 B21-846 8776 JEFFERSON Ave, La Mesa, CA 91941 8/8/2022 R ADU D 0 0 1 0 1 B22-246 8865 FABIENNE Way, La Mesa, CA 91941 8/8/2022 R ADU D 0 0 1 0 1 B21-196 5101 GUAVA Ave, La Mesa, CA 91942 8/16/2022 R ADU D 0 0 1 0 1 B21-995 4512 UPLAND St, La Mesa, CA 91941 8/18/2022 R ADU D 0 0 1 0 1 B21-671 6169 PRIMROSE Dr, La Mesa, CA 91942 8/22/2022 R ADU D 0 0 1 0 1 B21-320 7006 COLORADO AV, La Mesa, CA 9/1/2022 R ADU D 0 0 1 0 1 B21-884 4862 Palm Ave, La Mesa, CA 91941 9/1/2022 R ADU D 0 0 1 0 1 2022-1546 7225 MACQUARIE St St, La Mesa, CA 91942 10/21/2022 ADU Detached SF 0 0 1 0 1 2022-1213 7810 EL PASO St, La Mesa, CA 91942 10/27/2022 ADU Detached SF 0 0 1 0 1
La Mesa Housing Element
Housing Element | B-15
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
2022-1539 8415 ZETA St, La Mesa, CA 91942 11/3/2022 ADU Detached SF 0 0 1 0 1 2022-1538 5680 URBAN Dr, La Mesa, CA 91942 11/4/2022 ADU Detached SF 0 0 1 0 1 B19-1348 4197 E ARRIETA Cir, La Mesa, CA 91941 11/22/2022 ADU Detached SF 0 0 1 0 1 2022-0755 6900 ROLANDO KNOLLS Dr, La Mesa, CA 91942 11/22/2022 ADU Detached SF 0 0 1 0 1 2022-0415 7290 COLONY Rd, La Mesa, CA 91942 11/28/2022 ADU Detached SF 0 0 1 0 1 2022-1202 4512 4TH St, La Mesa, CA 91941 12/2/2022 ADU Detached SF 0 0 1 0 1 2022-1350 3685 CITRUS St, La Mesa, CA 91941 12/3/2022 ADU Detached SF 0 0 1 0 1 2022-2748 7638 MARIE Ave, La Mesa, CA 91942 12/19/2022 ADU Detached SF 0 0 1 0 1 2022-1191 9191 BRAMBLE Rd, La Mesa, CA 91942 12/20/2022 ADU Detached SF 0 0 1 0 1 2022-0870 5025 WILLIAMS Ave, La Mesa, CA 91942 1/5/2023 ADU Detached SF 0 0 1 0 1 2022-0776 5855 PAWNEE Dr, La Mesa, CA 91942 2/2/2023 ADU Detached SF 0 0 1 0 1 2022-1206 6240 DIXIE Dr, La Mesa, CA 91942 2/6/2023 ADU Detached SF 0 0 1 0 1 B20-527 9345 HORTON DR, La Mesa, CA 1/7/2021 R ADU-A 0 0 1 0 1 B20-529 7312 PEARSON ST, La Mesa, CA 1/25/2021 R ADU-A 0 0 1 0 1 B20-448 6947 OREGON AV, La Mesa, CA 2/11/2021 R ADU-A 0 0 1 0 1 B20-255 7640 HOMEWOOD PL, La Mesa, CA 2/16/2021 R ADU-A 0 0 1 0 1 B20-457 8759 DALLAS ST, La Mesa, CA 3/11/2021 R ADU-A 0 0 1 0 1 B20-979 5725 TEX ST, La Mesa, CA 3/15/2021 R ADU-A 0 0 1 0 1 B20-756 5520 RAB ST, La Mesa, CA 3/16/2021 R ADU-A 0 0 1 0 1 B20-160 8805 GLENIRA AV, La Mesa, CA 3/24/2021 R ADU-A 0 0 1 0 1
La Mesa Housing Element
Housing Element | B-16
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
B20-645 5461 PENNSYLVANIA LN, La Mesa, CA 3/25/2021 R ADU-A 0 0 1 0 1 B20-515 5412 ARIZONA AV, La Mesa, CA 6/16/2021 R ADU-A 0 0 1 0 1 B20-660 7595 SARANAC AV, La Mesa, CA 7/15/2021 R ADU-A 0 0 1 0 1 B20-1027 5750 URBAN DR, La Mesa, CA 7/30/2021 R ADU-A 0 0 1 0 1 B20-508 6060 SEVERIN DR, La Mesa, CA 8/2/2021 R ADU-A 0 0 1 0 1 B20-954 8746 DELTA ST, La Mesa, CA 9/9/2021 R ADU-A 0 0 1 0 1 B21-273 7299 PURDUE AV, La Mesa, CA 9/24/2021 R ADU-A 0 0 1 0 1 B21-001 4214 LOIS ST, La Mesa, CA 9/28/2021 R ADU-A 0 0 1 0 1 B21-239 4755 MAPLE AV, La Mesa, CA 10/22/2021 R ADU-A 0 0 1 0 1 B20-509 7100 SARANAC ST, 5, La Mesa, CA 11/30/2021 R ADU-A 0 0 1 0 1 B21-1131 8661 WASHINGTON AV, La Mesa, CA 12/8/2021 R ADU-A 0 0 1 0 1 B21-112 7205 MAGRUDER ST, La Mesa, CA 12/13/2021 R ADU-A 0 0 1 0 1 B21-013 4408 MAPLE AV, La Mesa, CA 1/19/2022 R ADU-A 0 0 1 0 1 B21-777 5712 LAMBDA LN, La Mesa, CA 2/21/2022 R ADU-A 0 0 1 0 1 B21-328 5566 LAKE PARK WY, La Mesa, CA 2/22/2022 R ADU-A 0 0 1 0 1 B21-1139 4377 PARKS Ave, La Mesa, CA 91941 5/24/2022 R ADU-A 0 0 1 0 1 B21-719 4942 COLINA DR, La Mesa, CA 7/11/2022 R ADU-A 0 0 1 0 1 B21-221 7661 TROY TER, La Mesa, CA 7/25/2022 R ADU-A 0 0 1 0 1 2022-1536 5780 URBAN Dr, La Mesa, CA 91942 10/31/2022 ADU Attached SF 0 0 1 0 1 2022-0805 9140 SOUTHERN Rd, La Mesa, CA 91942 11/29/2022 ADU Attached SF 0 0 1 0 1
La Mesa Housing Element
Housing Element | B-17
Table B-2B. Credits Toward RHNA (December 31, 2020 – February 14, 2023) Permit No Address Issue Date Record Sub Type Very
Low Low Moderate Above Moderate Total
2022-2756 8325 Fresno Ave, La Mesa, CA 91941 12/20/2022 ADU Attached SF 0 0 1 0 1 B20-301 4577 OLIVE AV, La Mesa, CA 12/31/2020 S JADU 0 1 0 0 1 B21-144 4521 WESTVIEW DR, La Mesa, CA 3/16/2021 S JADU 0 1 0 0 1 B21-538 9100 BRIER RD, La Mesa, CA 11/1/2021 S JADU 0 1 0 0 1 B21-272 4163 MARIAN ST, La Mesa, CA 12/2/2021 S JADU 0 1 0 0 1 B21-133 4555 70TH ST, La Mesa, CA 12/22/2021 S JADU 0 1 0 0 1 B21-128 5845 KELTON AV, La Mesa, CA 1/10/2022 S JADU 0 1 0 0 1 B22-251 4020 VIOLET ST, La Mesa, CA 3/17/2022 S JADU 0 1 0 0 1 B21-633 4481 TONI LN, La Mesa, CA 4/11/2022 S JADU 0 1 0 0 1 B21-986 4430 68TH St, La Mesa, CA 91942 9/14/2022 S JADU 0 1 0 0 1 2022-1208 6240 DIXIE Dr, La Mesa, CA 91942 10/20/2022 JADU 0 1 0 0 1 2022-1385 4408 MAPLE AVE, La Mesa, CA 91941-6314 11/2/2022 JADU 0 1 0 0 1 2022-1367 4008 CHARLES St, La Mesa, CA 91941 11/18/2022 JADU 0 1 0 0 1 2022-0778 5855 PAWNEE Dr Dr, La Mesa, CA 91942 2/7/2023 JADU 0 1 0 0 1 2022-1186 4969 MILLS St St, La Mesa, CA 91942 1/26/2023 ADU Detached MF 0 0 1 0 1 2022-1187 4969 MILLS St, La Mesa, CA 91942 2/7/2023 ADU Detached MF 0 0 1 0 1 2022-0935 4755 JESSIE Ave, La Mesa, CA 91942 9/22/2022 ADU Attached MF 0 0 1 0 1 Total ADU 0 13 122 0 135
Total Units 5 128 152 122 407
La Mesa Housing Element
Housing Element | B-18
Table B-3A. Entitled Projects (as of February 14, 2023) Address Development
Type Project Description Total Units
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
5220 Wilson St Mixed-Use Apartments / mixed-use (Project 2020-16) 49 4 0 0 45 7472-74 El Cajon Blvd Mixed-Use Apartments/ mixed-use / restaurant (DAB 17-13) 29 4 0 0 25 7808 El Cajon Blvd Mixed-Use "Touchstone Villas" condominiums / mixed-use (DAB 13-08) 56 0 0 0 56
8135 El Paso St Mixed-Use Apartments / mixed-use (DAB/DRB 18-04) 20 0 0 0 20 4757 Palm Ave Mixed-Use Apartments / mixed-use (Project 2021-40) 64 8 0 0 56 Total Units 218 16 0 0 202
Table B-3B. In-Review Projects (as of February 14, 2023) Address Development
Type Project Description Total Units
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
7930 Hillside Dr Mixed-Use Apartments / mixed-use (Project 2019-05) 22 2 0 0 20 7475 El Cajon Blvd Multi-Family
Residential Hotel conversion (Project 2022-2613) 42 2 0 0 40 8875 La Mesa Blvd Multi-Family
Residential Apartments (Project 2021-48) 72 0 10 0 62
4400 Palm Ave Multi-Family
Residential Apartments / mixed-use (Project 2018-24) 40 5 0 0 35 5061 Keeney St Multi-Family
Residential Apartments (Project 2019-15) 19 3 0 0 16
7735 University Ave Multi-Family
Residential
Convert commercial to residential (Project 2019-
25) 6 1 0 0 5
7664 El Cajon Blvd Mixed-Use "Montebello" Condominiums/Mixed Use (DAB 14- 18) 252 21 0 0 231
La Mesa Housing Element
Housing Element | B-19
Table B-3B. In-Review Projects (as of February 14, 2023) Address Development
Type Project Description Total Units
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
7385 Colony Dr Multi-Family
Residential Apartments (DAB 17-06) 40 5 0 0 35
NA Eastridge Dr Residential
(PRD)
Planned residential development - 30 SFDs (DRB
17-12) 30 0 0 0 30
NA High St Multi-Family
Residential Condominiums (DAB 18-10) 32 0 0 4 28
5042 Keeney St Multi-Family
Residential Condominiums (DAB 16-15/DRB16-15) 10 0 0 0 10 6145 Amaya Dr SFR B18-270 1 0 0 0 1
4451 Parks Ave SFR B18-393 1 0 0 0 1
4451 Parks Ave SFR B18-394 1 0 0 0 1
4695 Normandie Pl SFR B19-1289 1 0 0 0 1
8325 Fresno Ave SFR B19-1347 1 0 0 0 1
8860 Echo Dr SFR B19-454 1 0 0 0 1
8853 Mariposa St SFR B20-444 1 0 0 0 1
6031 Howell Dr SFR B20-945 1 0 0 0 1
6900 Bowling Green Dr SFR B20-995 1 0 0 0 1
5125 Guava St SFR 2022-0417 1 0 0 0 1
5602 Aztec Dr SFR 2022-1612, 2022-1614, 2022-1616, 2022-1618 4 0 0 0 4 4636 Judson Way SFR 2022-2798 1 0 0 0 1
5855 Gregg Court Duplex PORT2022-1596 2 0 0 0 2
4197 E Arrieta Cir SFR 2023-0106 1 0 0 0 1
5050 Guava Ave SFR PORT2023-0036 1 0 0 0 1
4476 Palm Ave Duplex PORT2023-0333 2 0 0 0 2
8950 Lake Angela Dr Duplex 2023-0104, 2023-0105 2 0 0 0 2
La Mesa Housing Element
Housing Element | B-20
Table B-3B. In-Review Projects (as of February 14, 2023) Address Development
Type Project Description Total Units
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
8897 Bowling Green Dr SFR PORT2023-0154 0 0 0 0 0
3998 Massachusetts
Ave SFR 2023-0291 1 0 0 0 1
Total Units 589 39 10 4 536
Table B-4. Opportunity Sites (February 14, 2023)
Site Identifier APN General Plan
Designation Zoning Current Use Density (du/ac) Acres
Lot
Consolidation
Realistic
Capacity VL L M AM
Infrastructure
Capacity
On-Site
Constraints
Allison
Avenue Site 4942620400 Downtown Commercial CD-D
Single
Family
Residence
40 0.12 A 5 3 0 0 2 YES NONE
Allison
Avenue Site 4942620500 Downtown Commercial CD-D
DuplexGeneric 40 0.12 A 4 2 0 0 2 YES NONE
Allison
Avenue Site 4942620600 Downtown Commercial CD-D
Vacant
Residential -
Generic
40 0.1 A 3 2 0 0 1 YES NONE
Allison
Avenue Site 4942620700 Downtown Commercial CD-D
2-4 Units -
Generic 40 0.18 A 6 4 0 0 2 YES NONE
Allison
Avenue Site 4942620800 Downtown Commercial CD-D
Vacant
Residential -
Generic
40 0.1 A 3 2 0 0 1 YES NONE
Allison
Avenue Site 4942620900 Downtown Commercial CD-D
Generic
Commercial
Office/Retail
1-3 Stories
40 0.12 A 4 3 0 0 1 YES NONE
La Mesa Housing Element
Housing Element | B-21
Table B-4. Opportunity Sites (February 14, 2023)
Site Identifier APN General Plan
Designation Zoning Current Use Density (du/ac) Acres
Lot
Consolidation
Realistic
Capacity VL L M AM
Infrastructure
Capacity
On-Site
Constraints
Depot Springs 4855501100
Local
Serving
Commercial
CN-D
Generic
Commercial
Office/Retail
1-3 Stories
40 1.46 B 50 50 21 12 0 YES NONE
Depot Springs 4855501200
Local
Serving
Commercial
CN-D
Generic
Restaurant/N
ight
Club/Tavern
40 0.34 B 12 8 0 0 4 YES NONE
Grossmont
Center Site 1 4902610900
Regional
Serving
Commercial
C-G-D
Regional
Shopping
Center
60 9.7 495 234 89 0 172 YES NONE
Grossmont
Center Site 2 4902610300
Regional
Serving
Commercial
C-G-D
Vacant Land
Commercial 60 1.5 77 36 14 0 27 YES NONE
Grossmont
Center Site 2 4902610400
Regional
Serving
Commercial
C-G-D
Generic
Radio
Station/Bank
/Misc
60 3 153 72 27 0 54 YES NONE
Grossmont
Center Site 3 4902610900
Regional
Serving
Commercial
C-G-D
Regional
Shopping
Center
60 3.9 199 93 36 0 70 YES NONE
Grossmont
Center Site 4 4902610900
Regional
Serving
Commercial
C-G-D
Regional
Shopping
Center
60 5.4 276 130 50 0 96 YES NONE
Grossmont
Center Site 5 4902610900
Regional
Serving
Commercial
C-G-D
Regional
Shopping
Center
60 1.4 71 33 13 0 25 YES NONE
Grossmont
Center Site 6 4902610900
Regional
Serving
Commercial
C-G-D
Regional
Shopping
Center
60 1.3 66 31 12 0 23 YES NONE
La Mesa Housing Element
Housing Element | B-22
Table B-4. Opportunity Sites (February 14, 2023)
Site Identifier APN General Plan
Designation Zoning Current Use Density (du/ac) Acres
Lot
Consolidation
Realistic
Capacity VL L M AM
Infrastructure
Capacity
On-Site
Constraints
Grossmont
Center Site 7 4902610900
Regional
Serving
Commercial
C-G-D
Regional
Shopping
Center
60 1.6 81 38 14 0 29 YES NONE
Kitzman Site
(El Cajon and
I-8 on-ramp)
4701201300 Mixed Use
Urban C-D-MU Vacant Land Commercial 40 2.51 85 30 25 0 30 YES NONE Auto Zone site 4701710600 Mixed Use
Urban C-D-MU Auto-Related Use 40 1.66 66 0 13 0 53 YES NONE Spring Street
TOD 4990201800 Transportation Uses R1S 40 1.33 C 53 27 13 13 0 YES NONE Spring Street
TOD 4990200800 Transportation Uses R3-P-D 40 1.89 C 75 39 18 18 0 YES NONE Spring Street
TOD 4990204000 Transportation Uses R3-P-D 40 0.16 C 7 3 2 2 0 YES NONE Spring Street
TOD 4946413400 Transportation Uses R3-P-D 40 0.28 C 11 5 3 3 0 YES NONE Amaya TOD 4902103700 Transportation Uses R3-G-D 40 0.33 D 13 7 3 3 0 YES NONE Amaya TOD 4902103500 Transportation Uses R3-G-D 40 0.08 D-City Owned 3 1 1 1 0 YES NONE
Amaya TOD 4902103900 Transportation Uses RB-G-D 40 1.91 D 76 40 18 18 0 YES NONE Clearview
Way site 4702000100 Mixed Use Urban C-D-MU 40 0.29 E 12 0 2 0 10 YES NONE Clearview
Way site 4702002600 Mixed Use Urban C-D-MU 40 0.26 E 10 0 2 0 8 YES NONE 6990
University
Avenue site
4746202500 Mixed Use
Urban
C-F-DMU 40 0.7 28 0 6 0 22 YES NONE
Palm Ave 4944022300 Downtown
Commercial CD-D
Union Bank
site 40 0.87 30 6 0 0 24 YES NONE
La Mesa Housing Element
Housing Element | B-23
Table B-4. Opportunity Sites (February 14, 2023)
Site Identifier APN General Plan
Designation Zoning Current Use Density (du/ac) Acres
Lot
Consolidation
Realistic
Capacity VL L M AM
Infrastructure
Capacity
On-Site
Constraints
Sprouts Site 1 4944411000 Downtown
Commercial CN-D
Vacant
Commercial 45 0.12 F 5 1 0 0 4 YES NONE
Sprouts Site 1 4944411100 Downtown
Commercial CN-D
Grocery/
Drug Large
Chain
Generic
45 0.11 F 4 1 0 0 3 YES NONE
Sprouts Site 1 4944411200 Downtown
Commercial CN-D
Grocery/
Drug Large
Chain
Generic
45 0.09 F 3 1 0 0 2 YES NONE
Sprouts Site 1 4944412300 Downtown
Commercial CN-D
Grocery/
Drug Large
Chain
Generic
45 0.93 F 36 8 0 0 28 YES NONE
Sprouts Site 1 4944411900 Downtown
Commercial CN-D
Duplex/
Generic 45 0.16 F 6 1 0 0 5 YES NONE
Sprouts Site 2 4944410300 Downtown
Commercial CN-D
Duplex/
Generic 45 0.17 G 7 2 0 0 5 YES NONE
Sprouts Site 2 4944410400 Downtown
Commercial CN-D Church 45 0.17 G 7 2 0 0 5 YES NONE
7605 El Cajon
Blvd 4701410200 Mixed Use Urban C-D-MU Auto-Related Use 40 0.29 10 0 0 0 10 YES NONE 7713
University Ave 4706900600 Mixed Use Urban C-D-MU Retail 40 0.21 7 0 0 0 7 YES NONE 7713
University Ave 4706900900 Mixed Use Urban C-D-MU Retail 40 0.14 5 0 0 0 5 YES NONE 8131 Allison
Ave 4705810200 Downtown Commercial CD-D Office 40 0.33 11 0 0 0 11 YES NONE Total Units 2,075 886 373 58 758
La Mesa Housing Element
Housing Element | B-1
Figure B-1. Sites Inventory Map
La Mesa General Plan
Housing Element | C-1
Appendix C: Review of Past Accomplishments
To develop appropriate programs to address the housing issues identified in the 2021-2029 Housing Element, the City of La Mesa has reviewed the housing programs adopted in 2013-2021 Housing Element and evaluated the effectiveness of these programs in delivering housing services and assistance. Specifically, the City assisted the special needs groups by facilitating affordable housing development.
Three projects with affordable units set aside for lower income households received density bonuses. The City also entered into negotiations with Westmont Companies to develop a senior living facility on City-owned land near Briercrest Park. The City is in the process of working with another nonprofit to develop affordable housing on the former City Police Station. Annually, the City also utilizes CDBG funds to provide fair housing services and homeless services that benefit the special needs population.
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
Maintenance and Preservation
1 Housing
Acquisition and
Rehabilitation
As part of the Comprehensive Neighborhood Revitalization Strategy, the City would include acquisition and rehabilitation of deteriorated multifamily housing projects, with the goal of generating privately initiated improvements in some of the other complexes in the neighborhood. The City will provide funds to a selected developer (typically a non-profit) to purchase a deteriorated multi-family rental property. The property would then be rehabilitated, with the options to combine some of the smaller units into larger family units, and/or converting the rental project into a condominium project. If the rehabilitated project is structured as for-sale housing, the City would assist qualified tenants in purchasing the units through its Downpayment and Closing Cost Assistance (DCCA) Program.
Relocation assistance would be provided to existing tenants who have to be either temporarily or permanently located.
Between 2013 and 2019, the City did not
provide loans to households. Given limited
funding and housing market conditions, the
City was not able to pursue acquisition and
rehabilitation of multi-family housing.
Continued Appropriateness: Due to lack
of funding and interest, this program is
removed from the 2021-2029 Housing
Element.
La Mesa General Plan
Housing Element | C-2
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
2 Preservation of
Historic
Housing
The City of La Mesa dates to the early 1900s. Neighborhoods adjacent to downtown and throughout the City have examples of housing units that date to that period. The City conducted a survey of historic resources that resulted in an inventory over 375 structures and sites that merit inclusion based on age, architecture and local history. The City administers a program that allows owners of historic properties to obtain a local landmark status, allowing for “Mills Act” property tax relief. The Historic Preservation program supports the continued viability of the City’s older housing stock and provides a means of making ownership of old homes more cost effective.
Between 2013 and 2019, the City assisted
11 homeowners with applications for
Landmark Status and Mills Act property tax
relief.
Continued Appropriateness: This
program remains a key component to the
City’s overall strategy for maintaining and
improving its housing stock. It is included in
the 2021-2029 Housing Element. The City
will initiate a program to update the
inventory to identify Mid-Century Modern
structures that could be included in the
Landmark/Mills Act program.
3 Enforcement of
Uniform
Housing Code
The La Mesa Building Inspection Division works in conjunction with the San Diego County Department of Environmental Health to perform code enforcement on the City’s housing stock. The County implements an aggressive code enforcement program addressing substandard housing conditions among apartment houses and hotels in La Mesa. The City’s Building Inspection Division performs code enforcement on a complaint basis throughout the City. Inspections are also done at the invitation of a property owner applying for rehabilitation financial assistance.
Between 2013 and 2019, the La Mesa
Building Inspection Division continued to
inspect and facilitate code corrections of the
City’s housing stock.
Continued Appropriateness: This routine
City service is not included in the 2021-2029
Housing Element as a specific housing
program. Pursuant to State law, housing
programs should include measurable goals
and specific timelines.
La Mesa General Plan
Housing Element | C-3
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
4 Preservation of
At-Risk
Housing
Within the January 1, 2013 through December 31, 2023 “at-risk” housing analysis period, two projects (Murray Manor and La Mesa Springs) are considered at risk of converting to market-rate housing. These projects offer 346 housing units, inclusive of 326 units that are affordable to lower income households. Both projects are at risk due to expiring Section 8 contracts. Detailed analysis on the potential conversion of this project into market-rate housing is provided earlier in this Housing Element. The City of La Mesa will work with property owners, interest groups and the State and Federal governments to implement the following actions on an ongoing basis to conserve its affordable housing stock.
La Mesa Springs transferred ownership in
2018 and renewed their affordability
agreements to continue participating in the
program. Murray Manor continues to
operate as an affordable housing
development.
Continued Appropriateness: The City will
continue to monitor its affordable housing
stock. This program is updated and
included in the 2021-2029 Housing
Element.
5 Sustainable
Building
Program
The City of La Mesa will evaluate incorporation of sustainable building principles and practices into the planning, design, construction, management, renovation, operations, and decommissioning of all City facilities that are constructed and owned by the City. This does not include those projects already under construction prior to the adoption of this policy. All newly constructed or renovated City facilities and buildings are encouraged to meet a minimum LEED Silver rating and exceed current State of California Title 24 Energy Code requirements. Design and project management teams are encouraged to meet higher LEED rating levels.
The City participates in a variety of Property
Assessed Clean Energy Programs (PACE),
including HERO and Figtree. These
programs enable property owners in La
Mesa to finance renewable energy
improvements, energy and water efficiency
improvements, and electric vehicle charging
infrastructure by placing the cost of these
improvements on their property taxes.
The City is currently developing objective
design standards to augment the City's
Urban Design Program. The new standards
La Mesa General Plan
Housing Element | C-4
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
will incorporate sustainable design
principles and practices.
Continued Appropriateness: The City will
continue to evaluate sustainable building
principles and practices into all City facilities
and new construction. This program is
included in the 2021-2029 Housing
Element.
6 Condominium
Conversions
La Mesa strives to find a balance between affordable homeownership and affordable rental opportunities in the community. Condominium conversions can create for-sale housing opportunity for moderate income households (120 percent AMI). However, the conversion of apartments to condominiums removes rental units from the City’s housing stock and could impact lower income households and households with other special housing needs. The City’s current policy regarding condominium conversions is codified in Section 23.03.020 of the La Mesa Municipal Code. The number of rental units that can be converted to condominiums in La Mesa is limited to 50 percent of the annual average of the number of new apartments that were constructed in the preceding two fiscal years. Given the current market condition, condominium conversion activities are limited.
Between 2013 and 2019, no condominium
conversion applications were processed.
Condominium conversion is not expected to
be a significant trend in the future.
Continued Appropriateness: The City will
continue to monitor the housing market and
ensure that condominium conversion does
not significantly impact the City’s affordable
rental housing stock. This program is
included in the 2021-2029 Housing
Element.
Provision of Adequate Sites
7 Land Use and
Urban Design
Element
The Land Use and Urban Design Element of the La Mesa General Plan designates more than half of the City’s land inventory for residential uses.
A variety of residential types are provided for in La Mesa, ranging from 3 The City continues to implement the Land
Use and Urban Design Element and make
sites available for a variety of residential
La Mesa General Plan
Housing Element | C-5
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
to 40 dwelling units per acre, with higher densities achievable through the State’s density bonus provisions and City’s senior housing policy. development, including approving the
rezoning/upzoning of several properties for
higher density development:
• In 2013, one Commercial (C) zoned
property was rezoned to Multiple
Unit Residential (R3).
• In 2017, one property was rezoned
from Urban Residential (R1) to
Multiple Unit Residential (R3) to
allow for a 10-unit condominium
development.
• In 2018, two properties were
rezoned, one from Urban
Residential (R1) to Multiple Unit
Residential (R3) to allow for a 40-
unit apartment development and
the other from Urban Residential
(R1) to Medium Low Density
Residential (R2) to allow for
duplexes on two adjacent parcels.
Continued Appropriateness: The City will
ensure adequate sites are available to
La Mesa General Plan
Housing Element | C-6
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
accommodate its Regional Housing Needs
Allocation for the new planning period. This
program is updated and included in the
2021-2029 Housing Element.
8 Lot
Consolidation
Program
The City’s Zoning Ordinance offers a key density incentive for lot consolidation. For the Mixed Use Urban zone, parcels up to 10,000 square feet are allowed a density of 30 units per acre while parcels with more than 10,000 square feet are allowed a density of 40 units per acre.
Such “graduated” density policy encourages consolidation of smaller parcels to achieve a 33-percent increase in density. The City will play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the sites inventory.
In 2014, a development project was
approved that involved two parcels
consolidating to develop single family
residences at higher density. Thirteen
condominiums were constructed.
Between 2018 and 2019, five lot
consolidations were performed to
accommodate for residential or mixed-use
projects.
Continued Appropriateness: The City will
continue to look for opportunities to
consolidate lots to help increase density.
This program is included in the 2021-2029
Housing Element.
Affordable Housing Opportunities
9 Facilitate
Development of
Higher Density
Housing
In an urbanized area like La Mesa, land represents a significant cost component in both multi- and single-family development projects. One way to lower the cost of land per unit is to allow a greater number of dwelling units per acre of land. Increased density generally results in a lower land cost per unit, and greater unit affordability. As a means of In 2015, the City entered negotiations with
Westmont Companies to develop a senior
living facility on City-owned land near
Briercrest Park.
La Mesa General Plan
Housing Element | C-7
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
reducing residential land costs, La Mesa will encourage development at the upper end of its residential density ranges, particularly in targeted areas such as the mixed use districts along the City’s transit corridors. A key opportunity site for future residential/mixed use development is the Grossmont Center, consisting of two parcels and totaling 64.2 acres with a potential to accommodate 3,851 units.
Continued Appropriateness: This
program is included in the 2021-2029
Housing Element.
10 Land
Assemblages
and WriteDown
The City is authorized to utilize CDBG, HOME, and redevelopment monies to write-down the cost of land for the development of lower and moderate-income housing. The intent of this program is to reduce land costs to the point that it becomes economically feasible for a private developer to build units which are affordable to low and moderate income households. As part of the land write-down program, the City may also assist in acquiring and assembling property and in subsidizing on-site and off-site improvements.
Between 2013 and 2019, the City did not
provide any land write-downs for residential
projects. With the dissolution of
Redevelopment and limited funding is
available for the City to pursue such
activities.
Continued Appropriateness: This
program is removed from the 2021-2029
Housing Element due to lack of funding.
11 Affordable
Housing
Development
Incentives
The City has adopted a policy to facilitate the development of affordable housing for seniors and persons with disabilities. This policy provides for flexibility in development standards for housing for seniors and persons with disabilities through a specific plan process. Through the specific plan process, developers proposing to build housing for seniors and persons with disabilities are eligible for increases above the base density, as well as reduced development standards including parking and open space requirements. The package of development incentives provided is worked out on a case-by-case basis.
In 2017, the City adopted an Affordable
Homes Bonus Program to implement
Government Code Section 65915 of the
State Density Bonus Law. Three multifamily projects received approval utilizing the new density bonus providing 39
affordable units.
Multiple development projects have been
approved and are under review that utilize
La Mesa General Plan
Housing Element | C-8
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
incentives for very-low, low, and moderate
income housing under the City's Affordable
Homes Bonus Program that implements
Government Code Section 65915.
Continued Appropriateness: The City will
continue to promote the density bonus
program to facilitate affordable housing
development. This program is included in
the 2021-2029 Housing Element. The City’s
Affordable Homes Bonus Program will be
updated to reflect the new density bonus for
100 percent affordable projects (AB 1763).
12 Downpayment
and Closing
Cost
Assistance
(DCCA)
Program
The DCCA Loan Program is a homeownership program designed to make funds available to low and very low-income households to help with the purchase of their first home within the City of La Mesa. This program provides supplemental financing in the form of a silent second trust deed loan, which means that a buyer must still qualify for a first mortgage through a qualified private lender but that the City will loan the buyer additional funds in the form of a second mortgage to make the purchase affordable to the buyer’s income level. As of December 2011, the maximum loan amount is $70,000 but the actual amount available to the homebuyer will represent the amount needed to make an eligible property affordable to a particular household. The actual loan amount will depend on several factors, including but not limited to, the borrower’s household income, the purchase price of the property, and the amount of borrower’s The City participates in this program
through membership in the San Diego
Count HOME Consortium. One loan was
funded in 2018 and one loan was funded in
2019.
Continued Appropriateness: The City will
continue to offer homeownership
opportunities for lower income households.
This program is included in the 2021-2029
Housing Element.
La Mesa General Plan
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Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
equity/assets contributed to the transaction. The DCCA program will assist with purchases of condominiums, townhomes, or single-family detached homes located anywhere within the municipal boundaries of the City of La Mesa.
13 Coordination
with Housing
Developers
Both non-profit and for-profit housing developers can promote, assist, or sponsor housing for lower and moderate income people. The following housing developers are active in East San Diego County in the area of affordable housing production:
• San Diego Interfaith Housing
• San Diego Community Housing Corporation
• Habitat for Humanity
• Mexican-American Anti-Poverty Advisory Committee (MAAC) • Affirmed Housing Group
• Fairfield Residential LLC
The City will contact these developers periodically to identify and pursue affordable housing opportunities in the City.
In 2014, the City worked closely with an
applicant to process a request for a 252-unit
mixed-use project that includes a density
bonus for affordable housing.
In 2019, the City issued a Request for
Qualifications (RFQ), selected a developer,
and entered into an Exclusive Negotiation
Agreement (ENA) with USA Properties
Fund, Inc. to build a 115-unit, mixedincome, multi-family residential project on the site of the former La Mesa Police
Department headquarters at 8181 Allison
Avenue, which is owned by the City.
Negotiations are underway and the
development is projected to complete
construction in 2021.
Continued Appropriateness: The City will
maintain a list of active affordable housing
developers in the region. If an opportunity
materializes, the City will partner with
La Mesa General Plan
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Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
nonprofit affordable housing developers.
This program is included in the 2021-2029
Housing Element.
14 Housing Choice
Voucher
(Section 8)
Rental
Assistance
The Housing Choice Voucher (formerly known as Section 8) program extends rental subsidies to very low income (up to 50 percent of AMI) families and the elderly, who spend more than 30 percent of their income on rent. The subsidy represents the difference between the excess of 30 percent of the monthly income and the actual rent. Rental assistance is issued to recipients as vouchers, which permit tenants to locate their own housing and rent units beyond the federally determined fair market rent in the area, provided the tenants pay the extra rent increment. The City of La Mesa contracts with the San Diego County Housing Authority to administer the Housing Choice Voucher 8 program. As of December 2011 over 900 La Mesa Households are beneficiaries of the Housing Choice Voucher program. Rental assistance is the most efficient way to serve the very lowest income households. The City will support the County Housing Authority in obtaining additional funding for this program.
Between 2013 and 2019, the City continued
to rely on the San Diego County Housing
Authority to administer the Housing Choice
Voucher (formerly known as the Section 8
Rental Assistance Program) and support
the County Housing Authority’s applications
for additional Section 8 allocations. As of
December 31, 2019 571 La Mesa
Households are beneficiaries of the
Housing Choice Voucher program.
Continued Appropriateness: The Housing
Choice Voucher program represents a key
housing assistance program for extremely
low (households earning up to 30 percent of
the AMI) and very low income households.
This program is included in the 2021-2029
Housing Element. The program is expanded
to include outreach and education on the
new Source of Income protection (SB 329),
requiring landlords to recognize public
assistance, including HCVs, as a legitimate
source of income for rent payments.
La Mesa General Plan
Housing Element | C-11
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
15 Shared
Housing
Program
The Center for Social Advocacy (CSA) offers a Shared Housing Program, which matches homeowners with those in need of affordable housing through a mutual exchange of money, services, or personal care for the homeowner. This program is provided free of charge for clients through the CSA. The agency screens all home-owners and live-in applicants and follows up during the first year of placement. Quarterly support, training, and educational seminars for care-giving live-ins are also provided. The City of La Mesa will continue to assist in program outreach efforts for the shared housing program through advertisements in the City newsletter, and placement of program brochures in key community locations.
This program was discontinued in 2013.
Continued Appropriateness: This
program was discontinued in 2013 and is
not included in the 2021-2029 Housing
Element.
Removal of Governmental Constraints
16 Housing for
Special Needs
Groups
Extremely low income households and households with special needs have limited housing options in La Mesa. Housing types appropriate for these groups include: emergency shelters, transitional housing, supportive housing, and single-room occupancy (SRO) units. The City of La Mesa Zoning Ordinance does not specifically address the provision of such housing types. Pursuant to State law, the City will amend the Zoning Ordinance to address these housing options.
The City has amended the Zoning
Ordinance to allow for Emergency Shelters
by right in the General Commercial (C) and
Neighborhood Commercial (CN) zones. In
2019, the City completed a Zoning
Ordinance amendment to allow for
Accessory Dwelling Units (ADUs) and
Junior Accessory Dwelling Units (JADUs) in
accordance with State Law and initiated
additional state-mandated revisions that
went into effect in early 2020.
Continued Appropriateness: The City
continues to update the Zoning Ordinance
as necessary to comply with changes to
La Mesa General Plan
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Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
State Law. This program is updated in the
2021-2029 Housing Element to reflect
Zoning Code amendments necessary to
comply with new State laws, including:
• AB 101 (Low Barrier Navigation
Centers);
• AB 139 (Emergency and
Transitional Housing); and
• AB 2162 (Supportive Housing).
17 Fees for
Development
Services
Various fees and assessments are charged by the City to cover the costs of processing permits and providing services and facilities. On a case-bycase basis, as part of a negotiated affordable housing development agreement, the City may consider granting a partial fee waiver or paying a portion of the project fees to facilitate the development and/or rehabilitation of housing units affordable to lower income households.
During the prior period the City did not waive
the development fees for any housing
development. The City does not charge
sewer connection fees for Accessory
Dwelling Units and is considering waivers of
all impact fees for deed-restricted affordable
units.
Continued Appropriateness: The City
continues to consider fee waivers or
reductions as an incentive for affordable
housing development. This program is
included in the 2021-2029 Housing
Element.
Promote Equal Housing Opportunities
18 Fair Housing
Services
La Mesa takes steps to affirmatively further fair housing by contracting the services of a non-profit to provide fair housing services for the City.
The City continued to broadly disseminate
information about fair housing rights via the
La Mesa General Plan
Housing Element | C-13
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
The City currently contracts with the Center for Social Advocacy (CSA) to provide fair housing services for its residents and housing professionals.
The CSA focuses on education and training for property owners and managers and also serves as an intermediary between complainant and the State and federal housing authorities. In 2010, the City, along with all other jurisdictions in San Diego County, participated in a regional Analysis of Impediments (AI) to Fair Housing Choice. The City will continue to implement the recommendations outlined in the AI. web-site and information brochures at City
and civic buildings.
The City provides a link to the Center for
Social Advocacy San Diego (CSA) website
for information about fair housing. All
inquiries are referred to CSA for follow-up.
CSA conducts regular training in La Mesa
and East County, including monthly public
outreach events at the La Mesa Library.
The City continued to implement the
recommendations of the 2010 and 2015
San Diego County Regional Analysis of
Impediments to Fair Housing Choice (AI)
and contract with a fair housing service
provider to provide fair housing services to
La Mesa residents. In 2019, the City
participated in the regional effort to update
the AI, which was completed in September
2020.
Continued Appropriateness: New State
law (AB 686) requires that the Housing
Element incorporates actions to address the
impediments to fair housing identified in the
La Mesa General Plan
Housing Element | C-14
Table HE-C1. Review of Past Accomplishments
Action
#
Program Description Progress and Continued
Appropriateness
Analysis of Impediments to Fair Housing
Choice. This program is included in the
2021-2029 Housing Element.
La Mesa Housing Element
Housing Element | D-1
Appendix D: Affirmatively Furthering Fair Housing
1. Introduction and Overview of AB 686
In January 2017, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components:
1. a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity;
2. an analysis of segregation patterns and disparities in access to opportunities;
3. an assessment of contributing factors; and
4. an identification of fair housing goals and actions.
The AFFH rule was originally a federal requirement applicable to entitlement jurisdictions (with population over 50,000) that can receive HUD Community Planning and Development (CPD) funds directly from HUD. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were required to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element.
2. Assessment of Fair Housing Issues
2.1 Fair Housing Enforcement and Outreach
San Diego County jurisdictions are served by two fair housing service providers, CSA San Diego and Legal Aid Society of San Diego (LASSD), that investigate and resolve discrimination complaints, conduct discrimination auditing and testing, and education and outreach, including the dissemination of fair housing information such as written material, workshops, and seminars. These service providers also provide landlord/tenant counseling, which is another fair housing service that involves informing landlords and tenants of their rights and responsibilities under fair housing law and other consumer protection regulations, as well as mediating disputes between tenants and landlords. La Mesa is served by CSA.
Walk-in services are offered at the CSA office location in the neighboring City of El Cajon.
The agency has a mission to actively support and promote fair housing through education and advocacy.
Between 2014 and 2019, CSA served 611 La Mesa residents (Table D-1). Out of the all the residents served a majority of the clients were white and non-Hispanic. Also 81 percent of clients were of extremely low income. As well as CSA, HUD maintains a record of all housing discrimination complaints filed in local jurisdictions. These grievances can be filed on the basis of race, color, national origin, sex, disability, religion, familial status and retaliation. From October 1, 2014 to September 30, 2019, 414 fair housing complaints in
La Mesa Housing Element
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San Diego County were filed with HUD. Around 2 percent (12 cases) were filed by La Mesa residents. In the County and the City of La Mesa, disability-related discrimination was the most commonly reported, comprising 53 percent of all cases in the County and 58 percent of La Mesa cases.
Table D-1. Residents in La Mesa served by CSA
Total Residents 611
Race
Hispanic 150
Non-Hispanic 461
Ethnicity
White 322
Black/African American 93
Asian 7
Hawaiian/Pacific Islander 23
American Indian/Alaska Native 3
Other/Multi-Racial 163
Income Level
Extremely Low Income (<30% AMI) 499
Very Low Income (<50% AMI) 74
Low Income (<80% AMI) 21
>80% AMI or income not reported 17
Source: CSA San Diego County, FY 2014-2019.
The 2020 Regional AI found that outreach services were inadequate in the region as residents may find it hard to navigate the service system and identify the appropriate agency to contact. The City of La Mesa advertises fair housing services through placement of a fair housing services brochure at public counters, local library and provides a link to CSA on its website. To increase outreach, the City will include a link to the CSA website in outreach material and update that outreach material frequently as information changes.
2.2 Integration and Segregation
Race and Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences, and mobility. According to the 2014-2018 ACS, approximately 44 percent of the La Mesa’s population belong to a racial or ethnic minority group compared to only 38 percent in 2010. HUD defines Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) as census tracts with a non-White population over 50 percent and with 40 percent or three times the overall poverty rate.
Currently, there are no R/ECAPs located in La Mesa. Figure D-1 shows racial/ethnic
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concentrated block groups from in 2010 and Figure D-2 shows them in 2018. Consistent with the increase Citywide, most block groups in La Mesa have seen an increase in racial/ethnic minority populations since 2010.
The City’s proportion of Black residents and those of “Other” racial and ethnic backgrounds is roughly similar to that among neighboring jurisdictions and within the County.
Asian/Pacific Islander’s comprise a much smaller proportion of La Mesa residents compared to Chula Vista, National City and the City of San Diego, but the proportion is similar to those in neighboring El Cajon, Lemon Grove and Santee. In general, Hispanic and Asian households exhibit a greater propensity for living in extended families or other household arrangements than the majority White population. Communities with larger proportions of Hispanic and Asian households tend to have larger average household sizes.
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Figure D-1. Racial/Ethnic Minority Concentrations (2010) Figure D-2. Racial/Ethnic Minority Concentrations (2018)
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HUD tracks racial or ethnic dissimilarity10 trends for jurisdictions and regions. Dissimilarity indices show the extent of distribution between two groups, in this case racial/ethnic groups, across census tracts. The following shows how HUD views various levels of the index:
1. <40: Low Segregation
2. 40-54: Moderate Segregation
3. >55: High Segregation
The indices for La Mesa and The San Diego County region from 1990 to 2020 are shown in Table D-2. Dissimilarity between non-White and White communities in La Mesa and throughout the San Diego County region has worsened since 1990. In La Mesa, dissimilarity between Black/White, Hispanic/White and Asian or Pacific Islander/White communities has worsened. In the County the dissimilarity between Black/White communities has improved. Nevertheless, based on HUD’s index, segregation in La Mesa is very low compared to San Diego County as a whole.
Table D-2. Racial/Ethnic Dissimilarity Trends
1990 Trend 2000 Trend 2010 Trend Current
La Mesa, CA
Non-White/White 10.94 12.20 12.52 21.83
Black/White 17.98 16.38 20.22 32.76
Hispanic/White 10.62 12.89 12.33 19.39
Asian or Pacific Islander/White 11.33 12.60 12.21 23.29 San Diego-Carlsbad, CA Region (County)
Non-White/White 43.40 45.18 42.85 46.42
Black/White 58.00 53.80 48.37 54.08
Hispanic/White 45.22 50.59 49.61 51.74
Asian or Pacific Islander/White 48.06 46.83 44.38 49.75 Source: Decennial Census, 1990-2010. HUD AFFH Data, 2020.
Most of the City’s block groups have a minority population between 21 and 40 percent (Figure D-2). The City identified 17 percent of its RHNA units in block groups with a 21-40 percent minority concentration, and about 8 percent of its lower income in these block groups. Table D-3 shows that most RHNA units distributed in the block groups with the highest minority concentration (41-60 percent). These block groups account for 82 percent of the RHNA and 92 percent of the lower income units in these areas. However, the City is also planning on diversifying these neighborhood by introducing above moderate income units, about 69 percent of the new above moderate income units, in these areas. The distribution of the sites for the inventory can be seen in relation to minority concentration by block group in Figure D-3. The City’s RHNA strategy seeks to create mixed income developments throughout the City.
10 Index of dissimilarity is a demographic measure of the evenness with which two groups are distributed across a geographic area. It is the most commonly used and accepted method of measuring segregation.
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Table D-3. RHNA Unit Distribution by % Minority Concentration % Minority Concentration Lower Moderate Above Moderate Total Units <= 20% 0.0% 0.6% 1.1% 0.5%
21 - 40% 7.8% 0.0% 28.5% 16.9%
41 - 60% 92.2% 100.0% 68.9% 81.9%
61 - 80% 0.0% 0.0% 1.5% 0.7%
> 80% 0.0% 0.0% 0.0% 0.0%
Total 1,259 58 1,100 2,417
Figure D-3. RHNA Unit Distribution by % of Minority Concentration
La Mesa Housing Element
Housing Element | D-7
Persons with Disabilities
According to the 2020 Regional AI, housing choices for special needs groups, especially persons with disabilities, are limited in the region. In San Diego County, about 10 percent of the population has a disability. La Mesa has the second highest proportion of population with a disability in the county (12 percent), only lower than its neighboring city of El Cajon (13 percent). The 2021 County Health Rankings in Figure D-4 show that in the County region concentration of persons with disabilities range between 10 and 20 percent per tract.
The City of San Diego and National City have some tracts where the population with disability exceeds 20 percent. Within La Mesa, there is no concentration of persons with disabilities as all tracts within the City have a population with a disability ranging from 10 to 20 percent (Figure D-5). According to the 2014-2018 ACS, approximately 11 percent of La Mesa residents had a disability. The ACS tallied the number of disabilities by type for residents with one or more disabilities. Among the disabilities tallied, 15 percent were hearing difficulties, 7 percent were vision difficulties, 19 percent were cognitive difficulties, 26 percent were ambulatory difficulties, 13 percent were self-care difficulties, and 21 percent were independent living difficulties.
The San Diego Regional Center (SDRC) is a service of San Diego-Imperial Counties Developmental Services, Inc. SDRC is a focal point in the community for persons with developmental disabilities (intellectual disabilities, cerebral palsy, epilepsy, autism, or other disabling conditions similar to intellectual disabilities) living in San Diego and Imperial counties and available as a resource to residents of La Mesa.
La Mesa’s RHNA units are not disproportionately concentrated in areas with a concentration of persons with disabilities. About 60 percent of La Mesa’s RHNA sites are located in census tracts with less than 10 percent of the population with disabilities (Table D-4). All RHNA units are located in tracts with less than 10 percent or between 10 and 20 percent of the population having a disability (Figure D-5).
Table D-4. RHNA Unit Distribution by % Population with Disabilities % Persons with
Disabilities Lower Moderate Above Moderate Total Units
< 10% 92.5% 100.0% 65.6% 80.5%
10% - 20% 7.5% 0.0% 34.4% 19.5%
20% - 30% 0.0% 0.0% 0.0% 0.0%
30% - 40% 0.0% 0.0% 0.0% 0.0%
> 40% 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2.417
La Mesa Housing Element
Housing Element | D-8
Figure D-4. Percent Population with Disabilities in the South County Region
La Mesa Housing Element
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Figure D-5. Percent Population with Disabilities in La Mesa and Distribution of RHNA Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status of the head of households. According to the HCD AB686/AFFH data tool maps (Figure D-6), there are a few areas with a small concentration of households with adults living alone in the City. Adults living with their spouse are concentrated in southern tracts of the City, where the population of adults living with their spouse is 40 to 60 percent, compared to the 20 to 40 percent in other tracts in the City (Figure D-7).
La Mesa Housing Element
Housing Element | D-10
Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Single parent households are also protected by fair housing law. As shown in Table D-5, 25 percent of La Mesa households are families with children. The City’s share of families with children is lower than the neighboring cities of El Cajon (36 percent) and Santee (33 percent) as well as the County overall (30 percent). According to the HCD AFFH map in Figure D-8, children in married households are most concentrated in a tract in the northern and southern tracts of the City. The percent of households with children in these tracts is above 80 percent (probably due to the housing types available), higher than the other tracts where the percentage ranges from 20 to under 80 percent. The majority of the City’s RHNA units are located in census tracts with 60 to 80 percent of children in married-couple households (Table D-6), although new housing opportunities are also provided in areas with above 80 percent families with children. The RHNA strategy seeks to expand the variety and location of new housing available to families with children.
Table D-5. Household Characteristics
Jurisdiction % Families % Families with
Children
% Female-Headed
Households with
Children
La Mesa 58.4% 24.5% 6.5%
El Cajon 72.0% 35.8% 20.7%
Santee 73.4% 32.8% 6.4%
San Diego County 67.2% 30.2% 6.0%
Source: 2014-2018 ACS.
Female-headed households with children require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services. In La Mesa, female headed households with children are in census tracts with concentrations of 20 to 40 percent (Figure D-9). An estimated 9 percent of La Mesa households were headed by single parents, with or without children, in 2018. The Table D-6. RHNA Unit Distribution by % Children in Married-Couple Households % Children in MarriedCouple HH Lower Moderate Above Moderate Total Units < 20% 0.0% 0.0% 0.0% 0.0%
20% - 40% 0.0% 0.0% 0.0% 0.0%
40% - 60% 0.5% 0.0% 5.3% 0.5%
60% - 80% 90.8% 37.9% 84.7% 90.8%
> 80% 8.7% 62.1% 10.0% 8.7%
Total Units 1,259 58 1,100 2,417
La Mesa Housing Element
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large majority of the single parent households were headed by females (69 percent).
According to the 2014-2018 ACS, 12 percent of the female-headed households with children had incomes below the poverty level. The City’s RHNA sites are mainly in the census tracts with 20 to 40 percent of children in female-headed households (Table D-7). Opportunity Sites are primarily located along transportation corridors, allowing easy access to services and public transit that may be beneficial to female-headed households.
Figure D-6. Percent Population of Adults Living Alone
Table D-7. RHNA Unit Distribution by % Children in Female-Headed Households % Children in FemaleHeaded HH Lower Moderate AM Total Units < 20% 10.1% 62.1% 22.9% 17.2%
20% - 40% 89.9% 37.9% 77.1% 82.8%
40% - 60% 0.0% 0.0% 0.0% 0.0%
60% - 80% 0.0% 0.0% 0.0% 0.0%
> 80% 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2,417
La Mesa Housing Element
Housing Element | D-12
Figure D-7. Percent Population of Adults Living with their Spouse
La Mesa Housing Element
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Figure D-8. Percent of Children in Married Couple Households and RHNA Distribution
La Mesa Housing Element
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Figure D-9. Percent of Children in Single Female-Headed Households and RHNA Distribution
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Income Level
Household incomes in La Mesa tend to be slightly lower than many cities in the region as a whole. Median household income in the City was $63,947 in 2018, compared to the San Diego County median household income of $74,855. Figure D-10 compares household income in La Mesa and in the San Diego region in 2018.
Figure D-10. Median Household Income
Source: 2014-2018 ACS.
Identifying low or moderate income (LMI) geographies and individuals is important to overcome patterns of segregation. Figure D-11 shows the Lower and Moderate Income (LMI) areas in the County by Census block group. HUD defines a LMI area as a Census tract or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the AMI). LMI areas are concentrated in three very general areas in the County. In the North County area, LMI areas are located at Camp Pendleton and in the cities of Oceanside, Vista, San Marcos, and Escondido, in a pattern generally following State Route 78. In the southern portion of the County, clusters of LMI areas are seen in the central and southern portions of the City of San Diego and continuing down to the U.S./Mexico border. There are some areas of La Mesa considered LMI with the highest concentration of LMI population located south of Interstate 8 on the west side of the City (Figure D-12). The majority of the RHNA units are located along the commercial corridors due to the strategy of converting aging and underutilized commercial uses into mixed use or residential development. La Mesa is generally lower income compared to the County and therefore more areas are considered LMI. The RHNA strategy focuses on mixed income development and therefore, overtime, will have the effect of creating mixed income neighborhoods and deconcentrating low and moderate income households in the City (Table D-8).
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Table D-8. RHNA Unit Distribution by % LMI Households in Census Tract % LMI HH Lower Moderate Above Moderate Total Units
< 25% 3.3% 0.0% 5.5% 4.2%
25% - 50% 2.2% 0.0% 15.1% 8.0%
50% - 75% 94.5% 100.0% 79.5% 87.8%
75% - 100% 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2,417
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Figure D-11. Low and Moderate Income (LMI) areas in San Diego County
La Mesa Housing Element
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Figure D-12. Low and Moderate Income (LMI) Areas in La Mesa and RHNA Distribution
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2.3 Racially and Ethnically Concentrated Areas
Racially/Ethnically Concentrated Areas of Poverty
In an effort to identify racially/ethnically-concentrated areas of poverty (RECAPs), HUD has identified census tracts with a majority non-White population (greater than 50 percent) and has a poverty rate that exceeds 40 percent or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower. In San Diego County, there are RECAPs scattered in small sections of Escondido, El Cajon, Lemon Grove, National City, and Chula Vista (Figure D-13). Larger RECAP clusters can be seen in the central/southern portion of the City of San Diego. There are no RECAPs in La Mesa.
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Figure D-13. Racially Concentrated Areas of Poverty (RECAPs) in San Diego County
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Racially Concentrated Areas of Affluence
While racially concentrated areas of poverty and segregation (RECAPs) have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to a policy paper published by HUD, RCAA is defined as affluent, White communities.11 According to HUD's policy paper, Whites are the most racially segregated group in the United States and in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.”
RCAAs have not been studied extensively nor has a standard definition been published by HCD or HUD, this fair housing assessment uses the percent White population and median household income as proxies to identify potential areas of affluence. As Figure D-14 and Figure D-15 show, census tracts with a large white population (over 50 percent) and highest median income are located on the northern borders of the City. As Table D-9 shows, White households also tend to have higher median incomes than all the population as seen in the County as a whole. In La Mesa, White households earn over $5,000 more than all households.
Table D-9. White Household Income and Percent Population Median HH
Income La Mesa El Cajon Santee San Diego County
All Households $63,947 $52,593 $83,533 $74,855
White alone $69,288 $52,429 $82,183 $84,785
White Population 56% 57% 69% 46%
Source: 2014-2018 ACS.
11 Goetz, Edward G., Damiano, A., & Williams, R. A. (2019) Racially Concentrated Areas of Affluence: A Preliminary Investigation.’ Published by the Office of Policy Development and Research (PD&R) of the U.S. Department of Housing and Urban Development in Cityscape: A Journal of Policy Development and Research (21,1, 99-123).
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Figure D-14. White Majority Population
Figure D-15. Median Income
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2.4 Access to Opportunities
La Mesa is enriched by families with deep roots and a long history in the community.
Neighborhoods are highly developed and need to be well-served by conveniently located commercial districts and community services and facilities, such as parks, schools, childcare facilities, and religious institutions.
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity based on race/ethnicity and poverty status. Table D-10 shows index scores for the following opportunity indicator indices (values range from 0 to 100):
1. Low Poverty Index: The higher the score, the less exposure to poverty in a neighborhood.
2. School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
3. Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood.
4. Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
5. Low Transportation Cost Index: The higher the index, the lower the cost of transportation in that neighborhood.
6. Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
7. Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.
In La Mesa, Black residents were most likely to be impacted by poverty and low labor market participation. Black residents also had less access to higher quality school systems but utilize public transit more in La Mesa. White residents in La Mesa and throughout the County were least likely to be exposed to poverty. White residents also had the most exposure to higher quality school systems and had the highest labor market participation.
La Mesa residents, regardless of race or ethnicity, had better access to higher quality school systems and jobs than residents Countywide. La Mesa residents also had lower transportation costs and experienced higher environmental quality than the regional average.
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Table D-10. Opportunity Indicators by Race/Ethnicity
Low
Poverty
Index
School
Proficiency
Index
Labor
Market
Index
Transit
Index
Low
Transportati
on Cost
Index
Jobs
Proximity
Index
Environmen
tal Health
Index
La Mesa
Total Population
White, Non-Hispanic 61.16 68.68 60.78 89.24 78.00 57.47 30.71 Black, Non-Hispanic 55.07 61.30 55.90 90.02 78.98 59.59 29.24 Hispanic 58.63 64.56 58.06 89.57 78.42 58.95 29.82
Asian or Pacific Islander,
Non-Hispanic 58.50 62.51 57.44 89.70 78.28 56.02 30.23
Native American, NonHispanic 58.04 63.49 56.41 89.72 78.17 58.13 29.70 Population below federal poverty line
White, Non-Hispanic 60.07 68.63 59.50 89.63 79.22 63.90 30.92 Black, Non-Hispanic 43.60 55.39 40.49 91.63 81.08 63.07 26.66 Hispanic 51.55 63.82 55.25 90.36 80.26 63.12 28.65
Asian or Pacific Islander,
Non-Hispanic 55.39 65.15 53.25 90.82 79.48 58.08 30.81
Native American, NonHispanic 64.66 43.29 48.95 89.39 73.23 46.96 29.05 San Diego County
Total Population
White, Non-Hispanic 61.91 64.61 48.93 70.89 55.42 52.89 54.81 Black, Non-Hispanic 51.74 53.72 35.21 78.11 63.07 49.79 43.66 Hispanic 51.71 53.49 37.87 75.68 60.19 51.28 47.15
Asian or Pacific Islander,
Non-Hispanic 65.75 64.96 55.06 78.19 59.63 51.68 47.98
Native American, NonHispanic 50.41 48.00 31.93 54.60 47.68 56.76 67.85 Population below federal poverty line
White, Non-Hispanic 51.94 58.45 41.93 72.79 58.18 52.36 51.65 Black, Non-Hispanic 42.16 42.08 33.28 86.15 69.30 48.05 36.75 Hispanic 39.99 46.71 32.57 79.68 65.00 48.70 42.87
Asian or Pacific Islander,
Non-Hispanic 60.01 60.14 48.58 75.21 59.26 51.72 50.68
Native American, NonHispanic 45.10 37.12 34.42 64.82 54.52 51.65 57.91 Source: Affirmatively Furthering Fair Housing (AFFH) Data and Mapping Tool (AFFH-T), 2020.
To assist in this analysis, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task force
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has created Opportunity Maps to identify resources levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with 9% Low Income Housing Tax Credits (LIHTCs)”. These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Higher composite scores mean higher resources. Regionally, high and highest resource areas are located in the North County. Most tracts along the coast from Carlsbad to Point Loma are high or highest resource. South County from San Diego to the Mexico border is mostly low resource. Table D-11 shows the full list of indicators that go into the calculation of the index scores.
Table D-11. Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 3.0 pollution Indicators and values Education Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020.
The following opportunity map scores are for the census tracts that make up La Mesa (Table D-12). Consistent with the HUD’s R/ECAP database, there are no areas of high segregation and poverty in the City. Approximately 23 percent (3 tracts) of the Census tracts in the City are designated as High Resource and 77 percent (10 tracts) are of Moderate Resource.
Opportunity map scores by Census tract are presented in Figure D-16. Economic, environmental, and education scores for the City are further detailed below. The City’s RHNA is well dispersed between all resource levels within City limits.
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Table D-12: Domains and List of Indicators for Opportunity Maps Census
Tract
Economic
Domain Score
Environmental
Domain Score
Education
Domain Score
Composite
Index Score Final Category
6073014500 0.43 0.35 0.54 -0.06 Moderate Resource
6073014601 0.56 0.33 0.58 0.06 Moderate Resource
6073014602 0.72 0.28 0.53 0.15 High Resource
6073014700 0.62 0.51 0.36 -0.07 Moderate Resource
6073014803 0.69 0.14 0.55 0.08 Moderate Resource
6073014804 0.64 0.48 0.68 0.24 High Resource
6073014805 0.63 0.22 0.38 -0.10 Moderate Resource
6073014806 0.43 0.24 0.38 -0.23 Moderate Resource
6073014901 0.61 0.34 0.56 0.10 Moderate Resource
6073014902 0.55 0.14 0.63 0.04 Moderate Resource
6073015000 0.44 0.19 0.56 -0.06 Moderate Resource
6073015100 0.51 0.33 0.63 0.09 Moderate Resource
6073015200 0.77 0.38 0.49 0.18 High Resource
Source: California Fair Housing Task Force, TCAC/HCD Opportunity Maps, 2021 Statewide Summary Table. December 2020.
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Figure D-16: Opportunity Score by Census Tract and RHNA Distribution
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Education
According to the 2020 Regional AI, only one school, La Mesa Dale Elementary School, is a Title 1 school. This school coordinates and integrates resources and services from federal, state, and local sources.
To be considered for Title 1 school funds, at least 40 percent of the students must be considered low-income. Kidsdata.org, a program of the Lucile Packard Foundation for Children's Health, estimated that 25.9 percent of children aged 0-17 in the La Mesa-Spring Valley School District (which serves La Mesa) were living in low-income working families between 2012 and 2016.12
Kidsdata.org also reported that in 2019, 60.6 percent of students are considered high-need (i.e. those who are eligible for free or reduced price school meals, are English Learners, or are foster youth—as reported in the Unduplicated Pupil Count) compared to 54.6 percent of students in the County.
As described above, the Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. Figure D-17 shows the education scores of each census tract in the City. Education scores in the City range from 38 to 68.
Figure D-17. Education Score by Census Tract
12 Definition of “low income working family”: children ages 0-17 living in families with incomes below 200 percent of their federal poverty threshold and with at least one resident parent who worked at least 50 weeks in the 12 months prior to the survey.
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Economic
As described previously, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 Task Force maps presented in Figure D-18, the census tracts in the City are of moderate economic scores ranging from 43 to 77. The most recent unemployment rates published by the California Employment and Development Department (April 2021) show that La Mesa’s unemployment rate is comparable to the County as a whole (7.0 percent and
6.7 percent, respectively). Pre-COVID unemployment rates in the County were similar to the rates reported in April 2021, however over the last year the unemployment rate in the County spiked to 25.0 percent during May 2020 as reported by SANDAG in the COVID19 Impact on the San Diego Regional Economy report.
Figure D-18. Economic Score by Census Tract
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Transportation
All Transit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the data provided by All Transit, La Mesa’s All Transit Performance score of 7.9 was among the highest for the County, illustrating a moderate combination of trips per week and number of jobs accessible that enable a moderate number of people to take transit to work. The County All Transit score (5.3) was lower than La Mesa’s. La Mesa however has a lower proportion of commuters that use transit (2.81 percent) than the County (3.28 percent).
HUD’s Job Proximity Index, described previously, can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. As shown in Figure D19, block groups in the City have scores between 20 to 60 showing that there is low to moderate proximity to jobs for residents. The City does not have severe isolation when it comes to job proximity. South of La Mesa has some of the lowest scores when it comes to job proximity in the County.
Figure D-19. Job Proximity Index by Census Block Group
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Environmental
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 4.0 pollution indicators and values. Figure D-20 shows that there are four tracts located in the south section of the City with moderate environmental scores and two that have above moderate environmental scores. The census tracts immediately surrounding Interstate 8 are most impacted by environmental factors and have the lowest environmental scores in the City. The majority of the City’s RHNA has moderate environmental scores in the range of 41 to 50 (Table D-13). The majority of the City’s lower income RHNA units are in the tracts with a moderate score of 41 to 50 (85 percent). The RHNA strategy does not exacerbate current conditions. Furthermore, new construction of housing through conversion of aging commercial uses has the potential to remediate environmental hazard conditions.
According to the American Lung Association’s State of the Air report, San Diego County received an Ozone score of “F”, which means that the County experienced numerous days of unhealthy air pollution as compared to other counties and regions in the study. Over a three-year period, there were 109 days of unhealthy air that contributed to the Ozone score.
Table D-13. RHNA Unit Distribution by CalEnviroScreen 4.0 Scores % LMI HH Lower Moderate Above Moderate Total Units
1 - 10% (Lowest Score) 0.0% 0.0% 0.0% 0.0%
11 - 20% 0.0% 0.0% 0.5% 0.2%
21 - 30% 1.8% 0.0% 20.2% 10.1%
31 - 40% 8.7% 62.1% 8.3% 9.8%
41 - 50% 85.1% 37.9% 62.3% 73.6%
51 - 60% 0.0% 0.0% 1.8% 0.8%
61 - 70% 4.4% 0.0% 6.9% 5.4%
71 - 80% 0.0% 0.0% 0.0% 0.0%
81 - 90% 0.0% 0.0% 0.0% 0.0%
91 - 100% (Highest Score) 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2,417
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Figure D-20. Environmental Score by Census Tract and RHNA Distribution
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2.5 Disproportionate Housing Needs
The AFFH Rule Guidebook defines ‘disproportionate housing needs’ as ‘a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.’ 24 C.F.R. § 5.152” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, and substandard housing.
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households in La Mesa. Housing problems considered by CHAS include:
1. Housing cost burden, including utilities, exceeding 30 percent of gross income;
1. Severe housing cost burden, including utilities, exceeding 50 percent of gross income;
2. Overcrowded conditions (housing units with more than one person per room); and/or
3. Units with physical defects (lacking complete kitchen or bathroom) Cost Burden
Measuring the portion of a household’s gross income that is spent for housing is an indicator of the dynamics of demand and supply. This measurement is often expressed in terms of “over payers”: households paying an excessive amount of their income for housing, therefore decreasing the amount of disposable income available for other needs. This indicator is an important measurement of local housing market conditions as it reflects the affordability of housing in the community. Federal and state agencies use overpayment indicators to determine the extent and level of funding and support that should be allocated to a community. State and federal programs typically define over-payers as those lower income households paying over 30 percent of household income for housing costs. A household is considered experiencing a severe cost burden if it spends more than 50 percent of its gross income on housing.
Table D-14 provides overpayment detail by income group and household type for La Mesa between 2013 and 2017. Approximately 64 percent of low income households, 79 percent of very low income households, and 74 percent of extremely low income households were overpaying versus 32 percent of moderate income households and 12 percent of moderate income and above households.
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Table D-14. Housing Type and Cost Burden
Household
by Type,
Income, and
Housing
Problem
Renters Owners
Total
Elderly HHs Small
Families
Large
Families
Total
Renters Elderly
Small
Families Large
Families
Total
Owners
Extremely
Low Income
(0-30% AMI)
865 845 140 2,670 545 85 20 815 3,485
With cost
burden >30% 55.5% 100% 89.3% 75.3% 67.9% 76.5% 100% 69.3% 73.9% With cost
burden > 50% 52.6% 84.0% 50.0% 67.0% 43.1% 58.8% 100% 46.6% 62.3% Very Low
Income
(31-50% AMI)
660 885 220 2,425 610 85 40 785 3,210
With cost
burden >30% 75.0% 85.9% 89.3% 75.3% 50.8% 52.9% 100% 54.8% 78.7% With cost
burden > 50% 52.3% 41.8% 50.0% 67.0% 26.2% 41.2% 100% 34.4% 44.1% Low Income
(51-80% AMI) 505 1,490 110 3,125 690 365 115 1,415 4,540 With cost
burden >30% 73.3% 67.8% 54.5% 0.0% 30.4% 64.4% 69.6% 48.8% 64.1% With cost
burden > 50% 22.8% 8.7% 0.0% 12.8% 15.2% 34.2% 39.1% 25.1% 16.6% Moderate
Income
(81-100%
AMI)
185 695 130 1,705 295 350 50 960 2,665
With cost
burden >30% 16.2% 19.4% 30.8% 25.2% 22.0% 44.3% 30.0% 43.2% 31.7% With cost
burden > 50% 0.0% 0.0% 0.0% 1.2% 0.0% 2.9% 0.0% 1.0% 1.1% Moderate
and Above
Income
(>100% AMI)
490 1,990 110 3,815 1,875 2,760 360 5,825 9,640
With cost
burden >30% 6.1% 8.5% 0.0% 6.0% 12.3% 15.2% 27.8% 16.4% 12.3% With cost
burden >50% 3.1% 0.0% 0.0% 0.4% 3.7% 1.1% 6.9% 2.5% 1.7% Total
Households 2,705 5,905 710 13,735 4,015 3,645 585 9,800 23,535 With cost
burden >30% 1,405 2,925 420 4,765 1,185 920 255 3,055 10,040 % With cost
burden >30% 51.9% 49.5% 59.2% 34.7% 29.5% 25.2% 43.6% 31.2% 42.7% Source: HUD CHAS 2013-2017.
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Figure D-21 shows the census tracts in the City and the percent of households in renteroccupied housing units that have a cost burden. A majority of the census tracts in the city have 40 to 80 percent of the renter households overpaying for their housing unit. Figure D22 shows the percent of owner households that have a mortgage or mortgages with monthly owner costs that are 30 percent or more of household income. All census tracts in the City have 20 to 40 or 40 to 60 percent of households that pay more than 30 percent of their household income to their monthly housing costs. The majority of the City’s RHNA units are in census tracts with 20 to 40 percent of owner-households being cost burdened (Table D-15). These same census tracts have 40 to 60 percent of the renter-households being cost burdened. This is due to the fact that renter-households experience a higher rate of cost burden. With the creation of new housing units in areas with existing disproportionate needs, the City offers the expanded opportunities for affordable housing and choices.
Table D-15. RHNA Unit Distribution by % Cost Burdened Households % cost burdened
households Lower Moderate AM Total Units
Owner-Households
< 20% 0.0% 0.0% 0.0% 0.0%
20% - 40% 89.9% 37.9% 81.5% 84.8%
40% - 60% 10.1% 62.1% 18.5% 15.2%
60% - 80% 0.0% 0.0% 0.0% 0.0%
> 80% 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2,417
Renter-Households
< 20% 0.0% 0.0% 0.0% 0.0%
20% - 40% 16.7% 62.1% 42.9% 29.7%
40% - 60% 83.3% 37.9% 57.1% 70.3%
60% - 80% 0.0% 0.0% 0.0% 0.0%
> 80% 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2,417
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Figure D-21. Overpayment – Renter-Households
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Figure D-22. Overpayment – Owner-Households
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Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen). The 2005-2009 ACS reported that over 2 percent of La Mesa households lived in overcrowded conditions (Table D-16). Overcrowding disproportionately affected renters (4 percent of renters versus just 1 percent of owners); indicating overcrowding may be the result of an inadequate supply of larger sized rental units. The 2014-2018 ACS reported that overcrowding increased to over 4 percent of all households. Similarly, renter-households were more prone to overcrowding (7 percent) compared to owner-households (1 percent).
Table D-16. Overcrowded Housing Units
Overcrowding
Owner-Households Renter-Households Total Households
Number % of
Owners Number % of Renters Number % of Total
2000
Total Overcrowded
(>1.0 persons/room) 247 2.2% 1,017 8.0% 1,264 5.2%
Severely Overcrowded
(>1.5 persons/room) 74 0.7% 420 3.3% 494 2.0%
2005-2009
Total Overcrowded
(>1.0 persons/room) 147 1.2% 403 3.6% 550 2.4%
Severely Overcrowded
(>1.5 persons/room) 45 0.4% 20 0.1% 65 0.3%
2014-2018
Total Overcrowded
(>1.0 persons/room) 124 1.3% 902 6.6% 1,026 4.4%
Severely Overcrowded
(>1.5 persons/room) 38 0.4% 444 3.2% 482 2.1%
Sources: Bureau of the Census, 2000 Census; 2005-2009 ACS; 2014-2018 ACS.
Substandard Conditions
The City estimates that about 250 housing units in La Mesa are in substandard condition.
Based on the location of code complaints, the substandard units are more prevalent in the western portion of La Mesa, north of University Avenue and south of Interstate 8. Housing market trends and related recent activity to upgrade existing housing stock, suggest the number of units in substandard condition is decreasing over time. And although some of the units considered as substandard in the Censuses have been rehabilitated, many are in the same condition. This figure is based on a report from the National Center for Healthy Housing, which measures “basic housing quality” throughout the nation. The basic housing quality metric is based on the percentage of homes with “severe” or “moderate” housing problems. In the San Diego Metropolitan Service Area, the basic housing quality statistic is
7.2 percent.
Housing age is frequently used as an indicator of housing condition. In general, residential structures over 30 years of age require minor repairs and modernization improvements,
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while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs. Over 80 percent of housing is over 30 years old in the City (Figure D-23). La Mesa’s housing stock is significantly older than the County’s Housing stock.
Figure D-23. Housing Stock Age
Source: 2014-2018 ACS.
Displacement Risk
HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community:
1. The share of very low income residents is above 20%; and
2. The tract meets two of the following criteria:
3. Share of renters is above 40%,
4. Share of people of color is above 50%,
5. Share of very low-income households (50% AMI or below) that are severely rent burdened households is above the county median,
6. They or areas in close proximity have been experiencing displacement pressures (percent change in rent above County median for rent increases), or
7. Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap).
Figure D-24 identifies seven census tracts that are considered to be vulnerable to urban displacement. These communities are areas that have a higher concentration of low- and moderate-income persons (Figure D-12) and female-headed households (Figure D-9). Table
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D-17 shows the RHNA distribution by sensitive communities census tracts. A larger portion of the City’s RHNA is located in census tracts that are not sensitive communities including most of the lower income units.
Table D-17. RHNA Unit Distribution by Sensitive Census Tracts Lower Moderate Above Moderate Total Units
Sensitive 7.4% 0.0 26.7% 16.0%
Not Sensitive 92.6% 100.0 73.3% 84.0%
Total Units 1,259 58 1,100 2,417
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Figure D-24. Urban Displacement
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Social Vulnerability
Every community must prepare for and respond to hazardous events, whether a natural disaster like a tornado or a disease outbreak, or an anthropogenic event such as a harmful chemical spill. The degree to which a community exhibits certain social conditions, including high poverty, low percentage of vehicle access, or crowded households, may affect that community’s ability to prevent human suffering and financial loss in the event of disaster.
These factors describe a community’s social vulnerability.
CDC's Social Vulnerability Index (SVI) is a tool, created by the Geospatial Research, Analysis & Services Program (GRASP), to help public health officials and emergency response planners identify and map the communities that will most likely need support before, during, and after a hazardous event.
Figure D-25 shows the social vulnerability of La Mesa. Most of the City has a moderate vulnerability with the average vulnerability in the city being 37 out of 100. The distribution of sites and social vulnerability can also be seen in Table D-18. The majority of the units for the RHNA are in less vulnerable census tracts.
Table D-18. RHNA Unit Distribution by Social Vulnerability Index Lower Moderate Above Moderate Total Units
0.00-0.39 8.4% 11.3% 62.1% 16.6%
0.40-0.79 91.6% 88.7% 37.9% 83.4%
0.80-100.00 0.0% 0.0% 0.0% 0.0%
Total Units 1,259 58 1,100 2,417
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Figure D-25. Social Vulnerability
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2.6 Other Relevant Factors
Historical Pattern of Investment
Prior to 2012, redevelopment tax increment was the primary funding source for community improvements and affordable housing development. Pursuant to the redevelopment law, a minimum of 20 percent of the tax increment had to be set aside for affordable housing and the remaining 80 percent was be used to eliminate blighting conditions, including economic blights. As such, most communities, including La Mesa, focused much of its tax increment financing (80 percent) on projects and improvements to foster economic development. Use of tax increment funds on improvements to primarily residential neighborhoods was limited.
With the elimination of redevelopment in California, CDBG funds became the only consistent source of funding for community development and neighborhood improvements, further compromising the City’s financial capacity. CDBG funds can be spent to directly benefit LMI persons or LMI areas. Furthermore, CDBG program’s LMI area benefit must focus on primarily residential neighborhoods. The City will continue to focus CDBG funds on neighborhood improvements activities.
Lending Patterns
A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home, particularly in light of the recent lending/credit crisis. In the past, credit market distortions and other activities such as “redlining” were prevalent and prevented some groups from having equal access to credit. The Community Reinvestment Act (CRA) in 1977 and the subsequent Home Mortgage Disclosure Act (HMDA) were designed to improve access to credit for all members of the community and hold the lender industry responsible for community lending. Under HMDA, lenders are required to disclose information on the disposition of home loan applications and on the race or national origin, gender, and annual income of loan applicants.
Hispanics were under-represented, making up only 7.5 percent of the City’s applicant pool but 10 percent of the City’s population. All minority races except Asians were also denied at higher rates than White applicants in the City. The denial rates for most minority races were also greater than the City’s overall denial rate of which is 13 percent. Similar trends were seen in the County-Hispanics were also greatly underrepresented in the applicant pool and denial rates were greater for minority applicants than White applicants.
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Table D-17. Loan Applications and Denial by Race
La Mesa San Diego County
%
Applicant
Pool
%
Population Denials
%
Applicant
Pool
%
Population Denials
White 61.9% 4.2% 15.0% 51.5% 46.2% 13.3%
Black 7.2% 4.7% 16.5% 3.1% 4.7% 19.9%
Hispanic 7.5% 10.2% 20.0% 16.4% 33.4% 17.5%
Asian 5.5% 1.9% 12.2% 9.7% 11.5% 14.8%
Other 4.9% 21.0% 18.9% 17.8% 3.5% 16.0%
Source: www.lendingpatterns.com, 2020.
2.7 Sites Inventory
This chapter includes the distribution of RHNA units by the following variables: racial/ethnic minority population, population of persons with disabilities, children in married couple households, children in female-headed households, low to moderate income household population, TCAC opportunity scores, CalEnviroScreen 4.0 scores, population of cost burdened owners and renters, sensitive communities at risk of displacement, and social vulnerability index.
The following table shows the distribution of RHNA units by tract and AFFH variables.
Tract 150 has the largest proportion of RHNA units, containing 1,584 units (529 above moderate income units, 22 moderate income, and 1,033 lower income units).
Tract 148.06 is a moderate resource tract and is considered an LMI area. It is also categorized as a sensitive community at risk of displacement. It is important to note that both lower income and above moderate income RHNA units are allocated to this tract, promoting mixed income housing development and avoiding over concentration of lower income households in an LMI area or sensitive community at risk of displacement. Tract 150 is also a moderate resource and LMI area. However, this tract is not considered a sensitive community. Most units in tract 150 are allocated to the lower income RHNA.
Most tracts in La Mesa are considered moderate resource areas. There are also three high resource tracts and one low resource tract. There are no lower income RHNA units allocated in the low resource tract. Conversely, 110 lower income units, 36 moderate income, and 88 above moderate income units are allocated in high resource tracts, ensuring future lower income households have adequate access to resources.
The City’s RHNA strategy generally distributed sites throughout the City and does not concentrate units of a single income level in one area. The City’s RHNA strategy does not exacerbate conditions related to fair housing.
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Table D-17. Loan Applications and Denial by Race
Tract Total
Capacity
Income Distribution TCAC Opp.
Cat % Non-White % LMI HHs % w/ Disability
Sensitive
Lower Moderate Community? Above
Moderate
138.01 14 0 0 14 Low 55.9% 48.8% 11.8% Yes
145 20 0 0 20 Moderate 55.4-65.9% 66.4% 8.6% Yes
146.01 139 17 0 122 Moderate 36.7-60.0% 46.9% 17.4% No
146.02 208 110 36 62 High 28.1-56.6% 39.6% 7.5% No
147 64 6 0 58 Moderate 32.2-47.2% 51.8% 12.8% No
148.05 28 0 0 28 Moderate 34.7-52.2% 39.5% 7.1% Yes
148.06 131 55 0 76 Moderate 47.7% 78.2% 11.6% Yes
149.01 89 16 0 73 Moderate 26.0-55.0% 45.4% 13.6% Yes
149.02 105 22 0 83 Moderate 33.5-51.8% 38.2% 8.4% Yes
150 1,584 1,033 22 529 Moderate 37.8-53.4% 55.1% 9.4% No 151 6 0 0 6 Moderate 35.6-37.7% 37.1% 12.0% No
152 26 0 0 26 High 19.7-24.1% 14.0% 12.8% No
Total 2,417 1,259 58 1,100
La Mesa Housing Element
Housing Element | D-1
2.8 Summary of Fair Housing Issues
Findings from 2020 Regional Analysis of Impediments to Fair Housing Choice The City of La Mesa participated in the 2020 San Diego Regional Analysis of Impediments to Fair Housing (2020 Regional AI). The 2020 Regional AI concluded that the following were impediments to Fair Housing Choice in the San Diego Area (regional impediments shown in bold). The relevance to La Mesa is included below:
1. Hispanics and Blacks continue to be under-represented in the homebuyer market and experienced large disparities in loan approval rates. Both Black and Hispanic residents were underrepresented. Blacks made up 7.2 percent of the applicant pool but only 2.4 percent of total applicants. Similarly, Hispanics made up 20.5 percent of the applicant pool but only 10.3 of the total applicants. Black residents experienced approval rates similar to White residents. Hispanics were approved at the lowest rates.
2. Due to the geographic disparity in terms of rents, concentrations of Housing Choice Voucher use have occurred. La Mesa received only 1.8 percent of Housing Choice Vouchers administered by the County.
3. Housing choices for special needs groups, especially persons with disabilities, are limited. Seniors make up over 14 percent of the City’s households. There are 35 licensed residential care facilities located in La Mesa.
4. Enforcement activities are limited. Fair housing services focus primarily on outreach and education; less emphasis is placed on enforcement.
CSA San Diego County provides fair housing services to the City of La Mesa. Between 2014 and 2019, CSA served 611 La Mesa residents.
Records for only two sites tested are provided in the 2020 AI which included analysis from 2015 to 2020. More testing is needed.
5. People obtain information through many media forms, not limited to traditional newspaper noticing or other print forms. A balance of new and old media needs to be found to expand access to fair housing resources and information with an increasing young adult and senior population.
6. Patterns of racial and ethnic concentration are present within particular areas of the San Diego region. While the California Fair Housing Task force did not find areas of poverty and segregation in La Mesa, the 2020 AI did find some census block groups throughout the City where the percent of minority population exceeded the County average minority of
50.8 percent.
La Mesa Housing Element
Housing Element | D-2
Summary of Additional Fair Housing Concerns
Additional fair housing concerns identified as part of this Housing Element update are summarized below:
1. Persons with disabilities are most likely to be affected by fair housing issues as they reportedly experience more housing discrimination than other groups. Persons with disabilities are also more likely to experience cost burdens, particularly if they rely on SSI as a form of income. Persons with disabilities are not concentrated in any particular location in the City.
2. Census tracts in areas of the City, in addition to having a high concentration of minority population and LMI households, have had low changes in median income and high changes in gross rents from 2000 to 2015, which could be an indicator of potential urban displacement.
3. Identification and Prioritization of Contributing Factors The following are contributing factors that affect fair housing choice in La Mesa.
3.1 Insufficient and Inaccessible Outreach and Enforcement The 2020 Regional AI and the Fair Housing assessment found that outreach and enforcement were inadequate. This was due most to the reliance on old print media to advertise meetings. The analysis also found that since 2020, only two sites was tested for potential discrimination.
Contributing Factors:
1. Lack of a variety of inputs media (e.g., meetings, surveys, interviews)
2. Lack of accessibility to draft documents
3. Lack of digital access
4. Lack of resources for fair housing agencies and organizations
5. Insufficient fair housing law enforcement and testing
3.2 Segregation and Integration
The analysis found a concentration of low and moderate and minority households in a few census tracts of the City. These tracts also had a high concentration of single-female headed households with children. These tracts were also found to have higher environmental burdens. These households need increased access to affordable housing and improved infrastructure and public facilities.
All of the mixed-use zones in the City are located in transit corridors, which should improve access to transit and other services for these special needs groups. In addition, by focusing housing in mixed-use zones zoned for high-density, multi-family developments subject to ADA will bring housing choices accessible to persons with disabilities.
Contributing Factors:
1. Lack of private investments
La Mesa Housing Element
Housing Element | D-3
2. Locating and type of affordable housing
3. Private discrimination
3.3 Disproportionate Housing Needs, Including Displacement Risks There are Census tracts in the City are at risk of displacement as a high portion of their renters experience cost burdens and gross rents continue to increase.
Contributing Factors:
1. The availability of affordable units in a range of sizes
2. Displacement of residents due to economic pressures
3. Lack of private investments in specific neighborhoods
3.4 Disparities in Access to Opportunity
There are areas in the City that have disparities in access to opportunities in regards to race/ethnicity.
Contributing Factors:
1. Access to equitable childcare
2. Access to equitable healthcare
3. The availability, type, frequency, and reliability of public transportation
4. Lack of private investments in specific neighborhoods
5. Lack of public investments in specific neighborhoods, including services or amenities
6. Location and type of affordable housing
7. Private discrimination
_l17; ,, CITYOF
7~-:1~4 LA MESA ~::,. JEWEL of the HILLS STAFF RE PORT
DATE:
REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
July 27, 2021
SUBJECT: Consideration of a resolution adopting the Housing Element 5th Cycle ISSUING DEPT.: Community Development
SUMMARY:
Issues:
Does the draft Housing Element represent the City's Housing Policy goals, objectives, and policies?
Recommendation:
Adopt a resolution (Attachment A) approving the Housing Element 5th Cycle update.
Environmental Review:
After conducting an Initial Study in compliance with the California Environmental Quality Act Guidelines, staff has concluded that the project will not have an adverse impact on the environment. A Negative Declaration has been prepared for consideration.
Fiscal Impact:
The proposed update to the Housing Element of the General Plan is organizational and administrative in nature and would not have any direct fiscal impacts. It is anticipated that programs and objectives identified in the Housing Element would be completed by staff.
City's Strategic Goals:
• Ensure safe and affordable homes for all current and future residents BACKGROUND:
Cities and Counties are required to adopt a comprehensive long term General Plan to guide future decisions about development, resource protection and public safety. The California Legislature has identified the goal of attaining decent housing and a suitable living environment for every California resident. Recognizing the significant role of local planning programs in pursuit of this goal, the Legislature has mandated that all cities and counties adopt a Housing Element as part of their comprehensive General Plan.
9
Report to Mayor and Councilmembers
Date: July 27, 2021
The City's Housing Element process for the previous Housing Element 5th cycle (2010-2020) yielded a robust document that was held up as an exemplary document by the Department of Housing and Community Development. The City has engaged the same housing specialist consultant to prepare this update effort which focuses on bringing the previous strong document into complete alignment with changes to State law and updating the housing sites inventory.
The Housing Element is one of the seven required elements of the General Plan, and the only General Plan element that requires review and approval by the Department of Housing and Community Development (HCD) prior to adoption. It is an assessment of the City's housing needs and how to best accommodate the existing and future housing needs of the City. The Housing Element is required to be updated every eight years, on a cycle tied to the regional growth forecast and the Regional Housing Needs Assessment (RHNA). For the San Diego region, the statutory deadline for the Housing Element to be adopted is April 15, 2021.
However, there is a 120-day grace period (August 12, 2021) to adopt without penalties.
As per state law, the Housing Element is required to include the following components:
• A detailed analysis of the City's demographic, economic and housing characteristics; • Identification of governmental and nongovernmental constraints to housing production; • A review of the City's progress in implementing current housing policies and programs; Development of goals and policies along with programs to implement them; and, • Identification of sites within the City that could accommodate new housing to meet the City's regional housing needs assessment (RHNA) allocation.
Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a state mandate set by HCD which determines the total number of new housing units needed for each region in California. HCD allocated a total of over 171,685 new housing units to the SANDAG region for the RHNA planning period 2021-2029. SANDAG is then responsible for developing a methodology for distributing the RHNA among its member jurisdictions. The RHNA allocation is broken down into four income groups (very low, low, moderate, and above moderate). Each jurisdiction must demonstrate in its Housing Element that, through its land use policies and zoning, it can accommodate both its total RHNA allocation as well as the allocation by income level.
Income Category of Units
Very Low 859
Low 487
Moderate J 577
Above Moderate 1,874
Total l 3,797
Report to Mayor and Councilmembers
Date: July 27, 2021
In meeting La Mesa's RHNA, the City relies on projects in the pipeline existing land use policies and zoning regulations, as well as adopted specific plans. The proposed Housing Element shows there is adequate capacity within the City to accommodate the projected housing need.
No rezoning or up-zoning is proposed to meet the RHNA.
Major Changes in State Housing Element Law
Numerous housing bills were passed between 2017 and 2020 that change the Housing Element requirements. Key changes:
• Adequate sites for RHNA are subject to stringent requirements (AB 1397), including minimum site size, realistic achievable density, and near-term development potential • No Net Loss (SB 166) - continued ability to meeting the RHNA throughout the entire planning period as sites are being built
• Required program (AB 671) to facilitate the development of accessory dwelling units • Affirmatively furthering fair housing (AB 686), ensuring that low income housing or opportunities for low income housing are not concentrated in neighborhoods with limited resources, and including actions to address impediments to fair housing • Program to amend the Zoning Code to address special needs housing (such as AB 101 Low Barrier Navigation Center and SB 2162 Supportive Housing) DISCUSSION:
The prior 5th cycle Housing Element has been comprehensively updated to reflect current demographic and housing market conditions, to identify the sites available to accommodate the City's RHNA, and to update the housing programs with new objectives and timelines to comply with State law. The draft Housing Element is provided as Attachment B.
On February 10, 2021, the Planning Commission considered the draft at an initial public meeting, took public testimony, and provided input to staff. The draft, which includes written comments received in the appendix, was submitted to HCD for review on February 17, 2021, and resubmitted on April 9 and April 13, 2021, for additional review.
In their comment letter dated April 16, 2021 (Attachment C), HCD provided a list of requested revisions and indicated that the Housing Element will meet the statutory requirements of State Housing Element Law once the draft has been revised as requested. In particular, HCD asked for additional housing program goals, specifically related to accessory dwelling units and special needs housing for persons with developmental disabilities. Also requested was additional locallevel analysis to comply with affirmatively furthering fair housing requirements under AB 686, including:
• integration and segregation, trends and patterns for familial status, persons with disabilities, and households by income
• disproportionate housing needs, specifically addressing overpayment, overcrowding, and displacement risks
• access to opportunity with local maps and regional analysis
Report to Mayor and Councilmembers
Date: July 27, 2021
• how the sites inventory affirmatively furthers fair housing through programs that enhance housing mobility strategies, encourage development of new affordable housing in areas of opportunity, improve place-based strategies to encourage community revitalization, including preservation of existing affordable housing, and protect existing residents from displacement
The draft Housing Element was updated in response to HCD comments and published on the City's website for public review on June 25, 2021. At a noticed public hearing held on July, 7, 2021, the Planning Commission considered the revised draft and adopted Resolution No. 2021- 07 (Attachment D) recommending City Council approval.
The State issued guidance on AB 686 on April 27, 2021. Staff has been working with the consultant to develop a response that would meet the extensive requirements. The additional Affirmatively Furthering Fair Housing (AFFH) analysis, along with the minor revisions on the Housing Element requested by HCD, has been submitted to HCD for review. However, a determination from HCD may not come in time for the adoption of the Housing Element. If necessary, there may be potential to make additional minor revisions following adoption. The Planning Commission recommends that the Community Development Director be authorized to make non-legislative technical updates to the AFFH in the event that HCD provides additional comments following adoption.
Public Notice
Notice of the City Council hearing to consider the Housing Element update was mailed to interested parties and published in the Daily Transcript on July 15, 2021.
Environmental Review
An Environmental Initial Study and draft Negative Declaration (Attachment E) has been prepared and made available for public review in compliance with the California Environmental Quality Act (CEQA) and CEQA Guidelines. The Initial Study and supporting documents are published on the City's website and on the State Clearinghouse website. A notice was sent to all known interested parties informing them of the availability of the draft environmental document for review and comment, formally, from June 25, 2021, to July 25, 2021. No comments have been received to date.
As there are no major changes proposed to the goals and policies of the current Housing Element adopted in 2013, and the project proposes no changes to any particular parcel's zoning or General plan land use designation, the Initial Study/Negative Declaration determined that the project does not have the potential to create a significant adverse effect on the environment.
CONCLUSION:
Staff recommends that the City Council adopt a resolution (Attachment A) approving the Housing Element 6th Cycle, to include a provision authorizing the Community Development Director to make non-legislative technical updates to the AFFH as directed by HCD.
Report to Mayor and Councilmembers
Date: July 27, 2021
Reviewed by:
Greg Humora
City Manager
Attachments:
Respectfully submitted by:
unity Development
A. Draft City Council Resolution
B. Draft Housing Element
C. Correspondence from HCD dated April 16, 2021
D. Planning Commission Resolution No. PC-2021 -07
E. Environmental Initial Study and Negative Declaration
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
Greg Humora, City Manager
City of La Mesa
8130 Allison Avenue
La Mesa, CA, 91942
Dear Greg Humora:
RE: La Mesa’s 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of La Mesa’s (City) housing element adopted July 27, 2021 and received for review on August 2, 2021. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The adopted housing element addresses most requirements described in HCD’s April 16, 2021 letter; however, additional revisions are necessary to fully comply with State Housing Element Law. The revisions needed are as follows:
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2 shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Sites: The element provides information regarding sites and affirmatively furthering fair housing for various components (e.g., segregation and integration, access to opportunity). However, the analysis should also address disproportionate housing needs, including displacement risk.
Local Data and Knowledge: The element was not revised to address this requirement.
Please see HCD’s prior review letter.
Goals and Actions: The element must be revised to add or modify goals and actions based on the outcomes of a complete analysis. Goals and actions must be significant and meaningful enough to overcome identified fair housing issues and must have specific commitment, metrics and milestones. For example, Program 20 (Fair Housing Services) generally must be revised with metrics, milestones, and specific commitment to AFFH. Actions must address housing mobility enhancement, new housing choices and affordability in high opportunity areas, place-based strategies for community preservation and revitalization and displacement protection.
October 29, 2021
Greg Humora, City Manager
2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Nonvacant Sites: As noted in the April 16, 2021 review, the City is relying on nonvacant sites to accommodate more than 50 percent of its housing needs for lowerincome households. As a result, as part of the resolution to adopt the housing element, the City must make findings based on substantial evidence pursuant to Government Code section 65583.2, subdivision (g)(2). While the City’s resolution to adopt the housing element does include a generic finding that uses will discontinue, the finding lacks a clear link to substantial evidence in the element. For example, several sites note an expressed interest in development but there is no clear link of this evidence to the finding in the resolution. Also, some of the concluding statements in the element are unclear if interest in development is residential. Further, based on public comment, supporting information that property owners have expressed interest in residential development appears to be lacking and some sites (e.g., Alvarado Specific Plan) provide no information or evidence on whether uses will discontinue or be available in the planning period. Finally, in response to public comments, several sites intended for above moderate-income households may have constraints, conditions or existing uses that impede development. As a result, the element should include additional supporting information and evidence to demonstrate sites are suitable for development, including redevelopment, in the planning period or remove sites if appropriate and revise findings as part of re-adoption.
Small Sites: The element identifies several small sites (less than 0.5 acres) that appear to have potential for consolidation and demonstrates recent success using provisions in the mixed-use urban land use designation. However, the element is not clear whether this designation and provisions to encourage consolidation apply to all small sites identified to accommodate the housing need for lower income households.
The element should include additional analysis or remove sites and add or modify programs as appropriate.
Accessory Dwelling Units (ADUs): The element assumes 80 ADUs per year for the planning period toward the housing needs of moderate-income households. This assumption was based on 78 ADUs permitted in 2020. However, in HCD records gathered since the review of the draft housing element, 46 ADUs were reported in the City’s annual progress report (Gov. Code § 65400) for the year 2020. The City should either reconcile these records or scale back assumptions and should add or modify programs as appropriate, including additional incentives to promote ADUs.
Greg Humora, City Manager
The element will meet the statutory requirements of State Housing Element Law once it has been revised to comply with the above requirements.
Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.
Please see HCD’s housing element webpage at https://www.hcd.ca.gov/communitydevelopment/housing-element/index.shtml for a copy of the form and instructions. To date, HCD has not received the electronic sites inventory to address the above requirements. The City can reach out to HCD at [email protected] for technical assistance.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
HCD appreciates the hard work and dedication the City’s housing element team provided throughout the housing element review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If HCD can provide assistance in implementing the housing element, please contact Jose Ayala, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager