La Mesa City Council
July 8, 2025

Report to Mayor and Councilmembers
Date:

Page: 4 of 4
Reviewed by: Respectfully submitted by:
+
____________________ ____________________________
Greg Humora Amanda Lee
City Manager Assistant City Manager
Attachments: Ordinance

ORDINANCE NO. 2026-

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING THE LA MESA MUNICIPAL CODE (INCLUDING CHAPTER 2.32, SECTION

2.16.15(d)(6), CHAPTERS 9.04, 9.05 AND 9.06) TO DO THE FOLLOWING: (1) RENAME (a) “COMMUNITY SERVICES DEPARTMENT” TO “PARKS AND RECREATION DEPARTMENT,” (b) “COMMUNITY SERVICES COMMISSION” TO “PARKS AND RECREATION COMMISSION,” AND (c) “DIRECTOR OF COMMUNITY SERVICES” TO “DIRECTOR OF PARKS AND RECREATION;” AND, (2) SHIFT THE SUPERVISORY RESPONSIBILITY OF LANDSCAPING

AND MAINTENANCE OF PARK AREAS TO THE CITY MANAGER OR HIS OR

HER DESIGNEE
WHEREAS, in 1990, the City renamed the Parks and Recreation Department to the Community Services Department, along with its associated commission; and WHEREAS, on April 8, 2025, the City Council directed staff to restore the department and commission’s name to "Parks and Recreation" and to bring forward a code amendment for consideration.

NOW, THEREFORE, BE IT AND IT IS HEREBY ORDAINED by the City Council of the City of La Mesa, California as follows:

SECTION 1: All references in the La Mesa Municipal Code to “Community Services Department” shall be deleted and replaced (renamed) by the reference “Parks and Recreation Department,” including, specifically, such references in Chapter 2.32 of the La Mesa Municipal Code.

SECTION 2: All references in the La Mesa Municipal Code to “Community Services Commission” shall be deleted and replaced (renamed) by the reference “Parks and Recreation Commission,” including, specifically, such references in the Chapters 2.32 and 9.04 of the La Mesa Municipal Code.

SECTION 3: All references in the La Mesa Municipal Code to “Director of Community Services” shall be deleted and replaced (renamed) by the reference “Director of Parks and Recreation,” including, specifically, such references in the Section 2.16.15(d)(6), and Chapters

9.04, 9.05 and 9.06 of the La Mesa Municipal Code.

SECTION 4: Chapter 9.06 shall be amended to read as follows:
“Maintenance of Parks

9.06.010 Director of Parks and Recreation – Responsibility.

The responsibility for landscaping park areas, direction and assistance to personnel engaged in planning and caring for lawns, trees, shrubs, flowers, and maintenance of all parks, shall be under the supervision of the City Manager or his or her designee.”

SECTION 5: The City Manager is hereby directed to cause all necessary and appropriate administrative actions to implement this Ordinance.

SECTION 6: This Ordinance shall be effective 30 days after its adoption and the City Clerk shall certify to the adoption of this Ordinance. The City Clerk is hereby authorized to use summary publication procedures pursuant to Government Code Section 36933 utilizing a newspaper of general circulation published in the City of La Mesa.

INTRODUCED AND READ at a Regular meeting of the City Council of the City of La Mesa, California, held the _____th day of _________ 2025, and thereafter PASSED AND ADOPTED at a Regular meeting of said City Council held the _____th day of __________ 2025, by the following vote, to wit:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
MARK ARAPOSTATHIS, Mayor
ATTEST:
___________________________________
MEGAN WIEGELMAN, CMC, City Clerk

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and correct copy of Ordinance No. 2026- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited and that the same has been duly published according to law.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: July 8, 2025
SUBJECT: INTRODUCTION AND FIRST READING OF AN ORDINANCE AMENDING SECTION 17.12 OF THE LA MESA MUNICIPAL

CODE TO ADJUST THE SEWER SERVICE RATES FOR
FISCAL YEARS 2026 AND 2027
ISSUING DEPARTMENT: Public Works
SUMMARY:

Issues:

Should the City Council introduce the first reading of an ordinance to approve proposed sewer rates and amend Chapter 17.12 of the La Mesa Municipal Code to adjust the sewer rates for Fiscal Years 2026 and 2027 upon a four-fifths vote? Recommendation:

Staff recommends that the City Council introduce the first reading of an ordinance to approve proposed sewer rates and amend Chapter 17.12 of the La Mesa Municipal Code to adjust the sewer rates for Fiscal Years 2026 and 2027 upon a four-fifths vote.

Fiscal Impact:

If approved, the proposed rates would generate sufficient revenue to fund the City’s wastewater utility at the levels identified in this report for Fiscal Years 2026 and 2027. The sewer fund is an enterprise fund, and therefore, any rate adjustments would have no fiscal impact on the General Fund.

City’s Strategic Goals:
 Ensure a strong financial outlook through careful planning, sustainable service levels, and fiscal sustainability.
 Invest in infrastructure to serve the needs of the community.

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 2 of 5
BACKGROUND:

Sewer charges are calculated to meet the revenue needs of the sewer fund in compliance with Section 204(b)(1) of the federal Clean Water Act. The Act requires that recipients of wastewater treatment services pay their proportionate share of the costs. In accordance with Section 5471 of the California Health and Safety Code, revenues derived from sewer fees are used solely for the purpose of covering program costs and expenses related to operating the City's sewer utility including sewer treatment and transportation, operation and maintenance activities, capital improvements, program administration, regulatory compliance, and program financing.

Furthermore, as a recipient of a State Revolving Fund (SRF) loan, La Mesa is also required to maintain compliance with the revenue program guidelines and policies established by the State.

While the City of La Mesa operates the sewer collection system, sewage treatment is performed by the San Diego Metropolitan Wastewater System (also known as “Metro”), for which the City of La Mesa pays fees on a quarterly basis. These sewerage treatment fees represent approximately 51% of the La Mesa sewer system operation costs.

In 2022, the City Council approved rate increases of 3.4% for Fiscal Year 2023, 3.5% for Fiscal Year 2024 and 4.9% for Fiscal Year 2025 in anticipation of the ongoing cost increases related to the San Diego Metropolitan Wastewater System, and particularly the Pure Water Program, which is a multi-year capital construction program that will convert up to 83 million gallons a day of wastewater to potable drinking water.

Proposition 218 Process
Prior to bringing a sewer rate adjustment to the City Council for approval, the City is required to follow the notification and public hearing requirements set forth under Proposition 218. The Proposition 218 process requires that written notification be given to all affected property owners, and that those property owners be given a 45-day period in which to submit written protests if they oppose the proposed rate adjustments. If written protests are received by a majority of affected property owners, the proposed adjustments may not be made.

On May 13, 2025, the City Council authorized staff to mail a notice of public hearing to all La Mesa property owners affected by the proposed sewer rate increase as required by Proposition 218.

There are 15,030 parcels within the City of La Mesa service area. To meet the 45-day notice requirement of Prop 218, notices were mailed to parcel owners on May 19, 2025. The public hearing notice was also published in The Daily Transcript on June 19, 2025, and July 3, 2025.

Written protest from 7,515 property owners would meet the protest requirement of Proposition 218 and would stop the rates being considered by the City Council. At the time this report was prepared, staff had received 58 letters of protest. The letters received by the City Clerk’s Office before June 30, 2025, are attached to this staff report as Attachment B. If by the close of the public hearing, written protests are not filed by the majority of the owners of the affected parcels, the City Council may authorize the sewer rate adjustments with a four-fifths affirmative vote.

The ordinance amendment would require a second reading at the next Council meeting, and the new rate would take effect on August 21, 2025.

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 3 of 5
DISCUSSION:

The purpose of this report is to request approval of the City Council to amend Section 17.12 of the La Mesa Municipal Code to adjust the sewer rates for Fiscal Years 2026 and 2027. The information provided in this report illustrates the need for an incremental rate adjustment to keep up with anticipated costs and maintain a minimum sewer fund reserve for 75 operational days or 21% of expenditures.

A financial review of the wastewater fund is completed every two years to ensure that the fund maintains a positive balance and that adequate financial resources are available as needed. The financial information provided in this report is for a five-year period with actual figures for fiscal year 2023 and 2024, estimated amounts provided for fiscal year 2025 and projected amounts for 2026 and 2027 at the proposed sewer rates. Table 1 shows the proposed annual revenue and operating expenses for the wastewater fund with the proposed rate increases.

Table 1
Revenue
Revenue is divided into four categories:
 Charges for Services
o Charges for Services represent the Sewer Fees and the revenue that the City receives from sewer customers and are the subject of this report. These fees constitute the vast majority and primary source of the sewer fund revenue (96%). The revenue figures in Table 2 show the estimated sewer fund revenue resulting from the proposed sewer rate increases by account type for FY26 and FY27.

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 4 of 5
 Sewer Connection Fees
o Sewer connection fees are paid by new private development as a proportional contribution to the cost of construction of the existing wastewater collection system.
 Other Operating Revenue
o Other Operating Revenue typically includes permit fees, miscellaneous charges, and revenue from other agencies for sewer transportation through La Mesa's sewer system.
 Nonoperating Revenues (Expenses)
o Nonoperating Revenues include investment income or losses, interest expense, intergovernmental revenue, and gain or loss on disposal of assets.

Table 2 – Sewer Fee Revenue
Expenses
The expenditure is divided into four categories:
 Metro Sewer Costs
o Metro Sewer Costs include payments to the City of San Diego for wastewater treatment services at the Point Loma Wastewater Treatment Plant, debt service payments for Metro system improvements, and sewer transportation costs.

 Operation and Maintenance
o Operation and maintenance includes the costs associated with maintaining the City’s sewer collection system, sewer billing, personnel, capital improvement upgrades, and equipment.
 Insurance and support services
o Insurance and support services include transfers out of the wastewater fund for liability insurance, sewer claims, and other support services.

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 5 of 5
 Debt Service
o Expenditures for debt service go toward principal and interest payments for six State Revolving Fund (SRF) loans. The budget includes additional debt service projections for the upcoming SRF-funded project.

Sewer Rate Cost to Average Single-Family Home Customer
Based on the financial projections, staff recommends consideration by the City Council of sewer rate adjustments for the next two fiscal years. The proposed rate increases for the average singlefamily home customer are 5.96% for FY26 and 5.04% for FY27. For the average single-family home that uses 14 units (or 10,472 gallons during the winter months), the rate adjustment would be a $37.86 increase to the annual bill ($3.16 per month) in FY26 and $33.96 ($2.83 per month) in FY27. If the proposed rates are approved by the City Council, the City will mail property owners letters in August with the amount of their sewer bill for the coming year that will reflect the revised rate structure adjustments. Requests for sewer rate adjustments may be granted per the City's Sewer Service Charge Adjustment Policy. The process to make those requests can be found on the City's website at https://cityoflamesa.us/sewer.

CONCLUSION:

It is recommended that the City Council introduce and conduct a first reading of the an ordinance to approve the proposed sewer rate increase of 5.96% in fiscal year 2026 and 5.04% for fiscal year 2027 as described in this report (Attachment A), and amend Chapter 17.12 of the La Mesa Municipal Code to adjust sewer service charge rates accordingly, which are necessary to maintain the financial health of the wastewater fund.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Michael W. Throne PE
City Manager Director of Public Works
____________________
Amanda Lee
Assistant City Manager
____________________________
Jacob Martin
Senior Management Analyst
Attachments: A: Draft Ordinance
B: Protest Letters

ORDINANCE NO. 2025-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING SECTION 17.12 OF THE LA MESA MUNICIPAL CODE TO

ADJUST THE SCHEDULE OF SEWER SERVICE CHARGES FOR FISCAL YEARS 2026 THROUGH 2027
WHEREAS, on May 13, 2025, the City Council approved the noticing and public hearing process, pursuant to the requirements of Proposition 218, for the proposed sewer rate adjustments;
WHEREAS, a notice of public hearing was mailed on May 19, 2025, to affected property owners pursuant to Proposition 218;
WHEREAS, a public hearing was held on July 8, 2025, to hear oral testimony and consider written statements of protest from eligible property owners; WHEREAS, written protest was not received from a majority of affected property owners prior to the close of the public hearing;
WHEREAS, without majority protest, the City Council may authorize the proposed sewer charge adjustments upon a four-fifths vote;
WHEREAS, based upon the information presented at the public hearing, the City Council finds and determines that the proposed sewer service charge adjustments constitute the minimum amount necessary to operate and maintain the City’s sewer system in a safe adequate and sanitary manner; and
WHEREAS, any changes in the schedule of sewer service charges requires an amendment to the Municipal Code Chapter 17.12, specifically Section 17.12.030.

NOW, THEREFORE, BE IT AND IT IS HEREBY ORDAINED by the City Council of the City of La Mesa, California as follows:

SECTION 1: Section 17.12030 of the La Mesa Municipal Code is hereby amended to read as follows:
“17.12.030 Sewer service charge rates.

The sewer service charge for all users shall be as established by City Council Ordinance No. 2022-. Said Ordinance shall be kept on file at all times with the City Clerk.” SECTION 2: Sewer service charges shall be adjusted effective August 21, 2025, and each July 1st through July 1, 2026, pursuant to the following schedule:

Sewer Rates
Effective 7/1/2024
Proposed Rates
Effective 8/21/25
Proposed Rates
Effective 7/1/26
FY 25 FY 26 FY 27
Single Family * $4.29 $4.54 $4.77
Multi Family $4.29 $4.60 $4.83
Commercial/Industrial
Low Strength $4.54 $5.08 $5.34
Medium Strength $6.49 $6.53 $6.86
High Strength $7.46 $7.69 $8.08
Extra High Strength $13.36 $13.48 $14.16
Bi-Monthly Base Charge
(applies to all customer accounts)
$45.84 $48.65 $51.09
Charge per 100 cubic feet (CF) of water
100 CF = 1 unit = 748 gallons
*A bi-monthly billing cap of 28 units applies to single family residences.

SECTION 3. This ordinance shall be effective 30 days after its adoption and the City Clerk shall certify to the adoption of this Ordinance and cause the same to be published at least once in the newspaper of general circulation within 15 days of its adoption.

INTRODUCED AND READ at a Regular meeting of the City Council of the City of La Mesa, California, held the 8
th day of July 2025, and thereafter PASSED AND ADOPTED at a Regular meeting of said City Council held the 22nd day of July 2025, by the following vote, to wit:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
MARK ARAPOSTATHIS, Mayor
ATTEST:
___________________________________
MEGAN WIEGELMAN, CMC, City Clerk

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and correct copy of Ordinance No. 2025- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited and that the same has been duly published according to law.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: July 8, 2025
SUBJECT: CONSIDERATION OF A RESOLUTION APPROVING
THE 2025-2029 CDBG CONSOLIDATED PLAN, 2025-
2026 ANNUAL PLAN, AND AMENDMENT TO THE

CITIZEN PARTICIPATION PLAN
DESCRIPTION: CONSIDERATION OF A RESOLUTION APPROVING
THE CITY OF LA MESA 2025-2029 CONSOLIDATED
PLAN (CONSOLIDATED PLAN) AND THE 2025-2026

COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG)

FUNDING ANNUAL ACTION PLAN (ANNUAL PLAN)

AND CITIZENS PARTICIPATION PLAN (CPP) FOR THE
U.S. DEPARTMENT OF HOUSING AND URBAN

DEVELOPMENT (HUD) FUNDING PROGRAMS
ISSUING DEPARTMENT:

SUMMARY:

Issues:

1. Should the City Council approve and authorize submission of the 2025- 2029 Consolidated Plan and CDBG funding allocations for FY 2025-2026?

2. Should the City Council approve the Citizen Participation Plan for HUDfunded programs? Recommendation:

1. Approve the resolution (Attachment A) approving the Consolidated Plan and Annual Action Plan (Attachment B) and Citizen Participation Plan (Attachment C)

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 2 of 4
Fiscal Impact:

There is no direct fiscal impact to the City's General Fund. The City's CDBG entitlement funding allocation for program year 2025-2026 is $456,031.

Additionally, this program year, the City will reprogram $35,789.95 from available funds from the prior year. These funds will be allocated to the programs identified in the CPP (HUD-funded programs).

City's Strategic Goals:
 Maintain a community where residents and visitors feel safe.  Promote a high quality of life that current and future generations can afford to call home.
 Invest in infrastructure to serve the needs of the community.

BACKGROUND:

The City receives Community Development Block Grant (CDBG) funds in proportion to its population size, poverty concentration, and other socioeconomic and demographic factors. To receive such funds, the City must submit a Consolidated Plan that outlines the City's housing and community development needs and proposes strategies for using HUD funds to address these needs over a five-year period, an Annual Action Plan that details the specific activities that will be undertaken each year to achieve the goals set forth in the Consolidated Plan, and must have an adopted Citizen Participation Plan to set forth policies and procedures for citizen participation.

Staff initiated the Consolidated Planning process in August 2024, in accordance with the City's current Citizen Participation Plan, to gather community input and determine the strategic planning goals for 2025-2029. This process helped staff allocate CDBG funds effectively.

At the Council meeting on July 10, 2025, the City Council directed staff to return on July 8, 2025, for the second public hearing and accept the draft 2025-2029 Consolidated Plan, the 2025-2026 Action Plan, and the Citizen Participation Plan. Additionally, staff was directed to make all documents available for public review (Attachment D).

During this review period, interested individuals and community groups were invited to share their thoughts on the Consolidated Plan and the proposed CDBG Program activities. This Public Hearing also serves to amend the City's Citizen and Community Participation Plan. After considering all public comments, staff recommends that the City Council adopt the 2025-2029 Consolidated Plan and the 2025-2026 Action Plan, including the proposed CDBG Program activities.

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 3 of 4
DISCUSSION:

In accordance with the federal regulations at 24 CFR Part 91, the City has prepared a Five-Year Consolidated Plan and an Annual Action Plan (Attachment B), and amended the Citizen Participation Plan (Attachment C).
2025-2029 Consolidated Plan
The following goals have been incorporated into the 2025-2029 Consolidated Plan to guide the selection and implementation of CDBG projects:

Goal 1 – Improve public facilities and infrastructure to promote a healthy and vibrant city environment.

Goal 2 – Promote equitable access to affordable Housing through the preservation of existing units, assistance to homeowners, and fair housing services.

Goal 3 – Create programs to prevent and address homelessness and provide access to services.

Goal 4 – Provide local community services to support low- and moderate-income households.

Annual Action Plan
Below is an overview of the funding recommendations for the 2025-2026 CDBG entitlement funds and prior year funds, based on the goals identified through the citizen participation process. A full description can be found starting on page 73 in the Consolidated Plan.
 Improve Facilities and Infrastructure: Tower Street Mobility Access Improvements Project ($405,829.29)
 Fair Housing ($30,000)
 Planning and Administration ($50,000)
 Conserve the Housing Stock ($6,000)
Citizen Participation Plan
The Citizen Participation Plan (Attachment C) has been reviewed and updated to align with HUD requirements as follows:

Report to Mayor and Councilmembers
Date: July 8, 2025
Page: 4 of 4
 Amendments to the definition of a Substantial Amendment to include:
o increased the threshold of activity budget changes from 25% to 100% o a change in allocation priorities or a change in the method of distribution of funds
 Amendments to the purpose of noticing and notice time frames in order to align with HUD guidelines.

CONCLUSION:

Staff recommends approval of the resolution approving the 2025-2029 Consolidated Plan, which includes the 2025-2026 Annual Action Plan and amendment to the Citizen Participation Plan.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Community Development Director
____________________
Amanda Lee
Assistant City Manager
Attachments:

A. Resolution 2025-
B. 2025-2029 Consolidated Plan and 2025-2026 Annual Action Plan C. Citizen Participation Plan
D. June 10, 2025, Staff Report

RESOLUTION NO. 2025-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA ADOPTING

THE CONSOLIDATED PLAN FOR COMMUNITY DEVELOPMENT FOR THE PLANNING PERIOD JULY 2025 THROUGH JUNE 2029 AND THE PROGRAM YEAR 2025-2026 ANNUAL ACTION PLAN FOR THE COMMUNITY

DEVELOPMENT BLOCK GRANT (CDBG) PROGRAM AND AUTHORIZING

SUBMITTAL TO THE UNITED STATES DEPARTMENT OF HOUSING AND

URBAN DEVELOPMENT (HUD)
WHEREAS, the City of La Mesa is an entitlement city in accordance with the regulations of the Community Development Block Grant (CDBG) Program Guidelines established by the United States Department of Housing and Urban Development (HUD); WHEREAS, the City is eligible for the Home Investments Partnership Program (HOME) program, a HUD funding program, through membership in the San Diego HOME Consortium; WHEREAS, as a condition of funding, grantees are required by HUD to participate in a consolidated planning process to assess affordable housing and community development needs and market conditions, to identify community goals, and to carry out projects and activities that forward those goals;
WHEREAS, in accordance with consolidated planning requirements, the City of La Mesa has prepared a five-year Consolidated Plan for Community Development, which establishes funding priorities for the CDBG and HOME programs for the planning period July 2025 to June 2029;
WHEREAS, the City conducted public outreach in accordance with an adopted Citizen Participation Plan for HUD Funding Programs that included a Consolidated Planning workshop held on December 17, 2024, to seek public input on prioritizing housing and community development needs in the development of the Consolidated Plan; WHEREAS, a total of $456,031 in new funding and $35,798.95 of prior year funding will be available to allocate to eligible projects and programs in Program Year (PY) 2025-2026, as outlined in the Annual Action Plan;
WHEREAS, the City of La Mesa has developed an allocation program based on public participation and policy direction from the City Council; WHEREAS, the City of La Mesa affirmatively furthers fair housing by ensuring community access to fair housing as a public service, and the Center for Social Advocacy of San Diego County has submitted an application to provide fair housing and tenant/landlord mediation services in the City;
WHEREAS, the City Council held public hearings on June 10, 2025, and July 8, 2025, with published notification, to ensure adequate opportunity for public participation in the development of the Consolidated Plan and Annual Action Plan for PY 2025-2026;

WHEREAS, a review period to allow the public an opportunity to comment on the Consolidated Plan and the Annual Action Plan for PY 2025-2026 began on June 11, 2025, and ended on July 11, 2025; and
WHEREAS, the City will incorporate public comments received into the final submission of said Plan.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, as follows;

1. That the foregoing fact and determinations are true and hereby made a part hereof.

2. That the City Council hereby adopts the Consolidated Plan for Community Development for the planning period July 2025 to June 2029.

3. That the City Council hereby approves the Annual Action Plan for PY 2025-2026.

4. That the City Council hereby authorizes allocation and submittal of the Consolidated Plan and Annual Action Plan for FY 2025-2026 to HUD, with the required certifications, applications, and agreements for the full implementation of activities funded under the Plan.

5. That the City Council hereby authorizes the execution of the PY 2025-2026 contract between the City of La Mesa and the Center for Social Advocacy of San Diego County for fair housing services in the City of La Mesa.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held on the 8
th day of July 2025, by the following vote, to wit:

AYES:

NOES:

ABSENT:

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, the City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and exact copy of Resolution No. 2025- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

For U.S. Department of Housing and Urban Development (HUD) Funding Programs
ADOPTED: JULY 2025
FISCAL YEAR 2025-2029

CONSOLIDATED PLAN
FISCAL YEAR 2025-2026

ACTION PLAN
Attachment A

Contents
Executive Summary....................................................................................................................................... 4 ES-05 Executive Summary – 24 CFR 91.200(c), 91.220(b) ........................................................................ 4 The Process................................................................................................................................................... 9 PR-05 Lead & Responsible Agencies - 91.200(b) ...................................................................................... 9 PR-10 Consultation - 91.100, 91.110, 91.200(b), 91.300(b), 91.215(l) and 91.315(l).............................10 PR-15 Citizen Participation - 91.401, 91.105, 91.200(c) .........................................................................16 Needs Assessment......................................................................................................................................19 NA-05 Overview......................................................................................................................................19 NA-50 Non-Housing Community Development Needs - 91.415, 91.215 (f)...........................................42 Housing Market Analysis.............................................................................................................................44 MA-05 Overview.....................................................................................................................................44 MA-45 Non-Housing Community Development Assets - 91.410, 91.210(f)...........................................50 MA-50 Needs and Market Analysis Discussion.......................................................................................61 MA-60 Broadband Needs........................................................................................................................68 MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)...........................................................................72 Strategic Plan ..............................................................................................................................................73 SP-05 Overview.......................................................................................................................................73 SP-10 Geographic Priorities - 91.415, 91.215(a)(1) ................................................................................74 SP-25 Priority Needs - 91.415, 91.215(a)(2) ...........................................................................................75 SP-35 Anticipated Resources - 91.420(b), 91.215(a)(4), 91.220(c)(1,2)..................................................81 SP-40 Institutional Delivery Structure - 91.415, 91.215(k) .....................................................................83 SP-65 Lead-based Paint Hazards - 91.415, 91.215(i)...............................................................................90 Attachment A

SP-70 Anti-Poverty Strategy - 91.415, 91.215(j) ..................................................................................... 92 SP-80 Monitoring - 91.230...................................................................................................................... 94 Expected Resources.................................................................................................................................... 95 AP-15 Expected Resources - 91.420(b), 91.220(c)(1,2) .......................................................................... 95 Annual Goals and Objectives...................................................................................................................... 97 AP-35 Projects - 91.420, 91.220(d)....................................................................................................... 100 AP-38 Project Summary........................................................................................................................ 101 AP-50 Geographic Distribution - 91.420, 91.220(f) .............................................................................. 106 AP-85 Other Actions - 91.420, 91.220(k).............................................................................................. 107 Program Specific Requirements................................................................................................................ 110 Attachment A

Executive Summary
ES-05 Executive Summary – 24 CFR 91.200(c), 91.220(b)

1. Introduction
Incorporated in 1912, the City of La Mesa (City) is in the East County region of San Diego County and is bordered by the cities of San Diego to the west, El Cajon to the east, and Lemon Grove to the south. Often referred to as the "Jewel of the Hills," La Mesa has grown to an estimated population of 60,835 and boasts many vibrant community assets, including a historic downtown village, a robust transit hub that connects to the broader San Diego region, and over 15 parks and open spaces for recreation and community events.

As an entitlement jurisdiction under the U.S. Department of Housing and Urban Development (HUD), the City receives federal funds in proportion to its population size, concentration of poverty, and other socioeconomic and demographic data. To receive such funds, the City must submit a Consolidated Plan every five years to HUD. This document is the City’s Consolidated Plan for the 2025 to 2029 period.

The Consolidated Plan is a five‐year planning document that identifies needs within low-tomoderate-income (LMI) communities and outlines how the City will address those needs.

Ultimately, it guides investments and helps achieve HUD’s mission of providing decent housing, suitable living environments, and expanded economic opportunities for LMI populations.

Jurisdictions participating in any of the following HUD funding programs must submit a Consolidated Plan every five years:
• Community Development Block Grants (CDBG) – CDBG is a flexible funding source that can be used for both housing and non-housing activities, including neighborhood revitalization, workforce and economic development, community and nonprofit facilities, and infrastructure and public services in LMI communities. • HOME Investment Partnerships (HOME) – HOME is used for building, acquiring, and rehabilitating affordable housing for rent and homeownership. It may also be used to provide direct rental assistance to low-income residents. • Emergency Solutions Grants (ESG) – ESG funds programs and services supporting persons experiencing homelessness. This includes operating shelters, providing essential services to shelter residents, administering rapid rehousing programs, and homelessness prevention.

Attachment A

• Housing Opportunities for Persons with AIDS (HOPWA) – HOPWA supports low-income people living with HIV/AIDS and their families by providing affordable housing opportunities.

Based on its population size, the City directly receives CDBG funding but does not receive HOME or ESG funding. The City does not have a public housing authority. However, the City utilizes HOME funding through the County of San Diego's HOME Consortium (HOME Consortium), which includes the Cities of Carlsbad, Encinitas, La Mesa, San Marcos, Santee, and Vista. The Housing Authority of the County of San Diego serves as the City's public housing authority. Forming a consortium is a way for local governments that would not otherwise qualify for funding to join with other contiguous units of local government to directly participate in the HOME Investment Partnerships Program (HOME) program.

In 2024, the HOME Consortium was one of the approved consortia Participating Jurisdictions (PJs). These PJs are interested in taking a more regional, collaborative approach to meeting their affordable housing needs, but whose individual formula allocations do not meet the minimum threshold for funding. The County of San Diego is the lead entity. Per, 24.CFR 92.101, the lead entity, assumes all responsibility for compliance with the HOME program requirements and is responsible for the long-term affordability requirements of all projects developed by the consortium. The HOME Consortium will look to review its approval status in 2026. The City anticipates receiving approximately $453,937 in CDBG funds annually over the next five program years, or $2,269,685 total.

2. Summary of the objectives and outcomes identified in the Plan Needs Assessment Overview
The priority needs and goals identified in the Plan are based on the analysis of information, including the results of the Community Needs Surveys and the housing and community development data elements required by HUD. The City determined its goals and priorities for the 2025-2029 Consolidated Plan based on community and stakeholder feedback, U.S. Census Bureau data, and data from 2-1-1 San Diego, the region’s Community Information Exchange (CIE).

Additionally, this Needs Assessment predominantly uses data drawn from CHAS’s most recent dataset (2017-2021).

In consideration of community input and available data, the priorities needs listed below are established as part of this Plan:

Attachment A

• Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. • Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services.
• Prevent and address homelessness by promoting access to reliable, high-quality services, including mental health services and housing resources. • Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.

These priorities represent the varied needs that emerged during the Consolidated Plan development process. Note that fair housing services also fall within the housing priorities.

Approximately 56 percent of renters and 29 percent of homeowners in La Mesa spend more than 30 percent of their monthly income on housing costs, indicating that many households struggle with the cost of living.

Consistent with HUD’s national goals for the CDBG programs to provide decent housing opportunities, maintain a suitable living environment, and expand economic opportunities for low- and moderate-income residents, the priority needs listed above will be addressed over the next five years through the implementation of activities aligned with the following measurable goals included in the Strategic Plan section of this Plan.

3. Evaluation of past performance
As part of the Consolidated Plan process, the City is required to submit an annual Consolidated Annual Performance and Evaluation Report (CAPER), which reports on how funds were spent, the households that benefited from the funds, and the progress toward meeting its annual goals for housing and community development activities. These reports are made available to the public and posted on the City’s website.

The City has successfully implemented housing and community development activities in the previous Consolidated Plan cycle, impacting residents with low to moderate incomes. It is anticipated that the City and its partners will continue to positively impact residents through collaborative efforts. Below is a summary of some of the outcomes achieved during the first four years of the previous five-year Consolidated Plan cycle. Outcome data for the previous Consolidated Plan cycle will be presented to HUD with the submittal of the Program Year 2024- 25 CAPER.
• 28,530 persons assisted by public facilities and infrastructure improvements • 222 persons provided fair housing services
Attachment A

• 237 persons provided homeless services
• 112 persons provided public and community services

4. Summary of citizen participation process and consultation process The City’s community participation process was informed by the City’s Citizen Participation Plan, which outlines the framework for engaging the community and providing notifications for public meetings and hearings. To ensure broad community involvement, the City held a community meeting and distributed both a Community Needs Assessment Survey and a Stakeholder Survey to gather input.

Community members were also invited to provide input on the Consolidated Plan during a 30- day public comment period and at City Council meetings on June 10, 2025, and July 8, 2025. All community engagement efforts are detailed further in the Process section of this plan.

5. Summary of public comments
Feedback on community needs was collected through a variety of ways, including a community meeting and survey, a stakeholder survey, a public comment period, and formal public hearings.

These comments provided insight into community needs and informed the goals of the Consolidated Plan. The top priority needs identified were infrastructure, homeless services, and the development and preservation of affordable housing.

6. Summary of comments or views not accepted and the reasons for not accepting them All public comments were accepted and incorporated into Appendix F – Public Comments.

Attachment A

7. Summary
The City’s Consolidated Plan sets forth the housing and community development strategies and objectives for Program Years 2025 to 2029 and satisfies the statutory requirements for receiving CDBG funds. More than merely meeting requirements, however, the City is committed to providing every opportunity for residents and stakeholders in La Mesa to participate in the Consolidated Plan process and expanding opportunities for its LMI populations to thrive. This Consolidated Plan and the associated community engagement process are indicative of that commitment.

Attachment A

The Process
PR-05 Lead & Responsible Agencies - 91.200(b)

1. Describe agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.

Table PR-05.01: Responsible Agencies
Agency Role Name Department/Agency
CDBG Administration City of La Mesa Community Development Department
Narrative
The City’s Community Development Department is the lead agency responsible for the preparation and administration of the Consolidated Plan, corresponding Annual Action Plans, CAPERs, and the CDBG program. The County of San Diego is the lead agency for HOME funding, which the City utilizes as a member of the County’s HOME Consortium. The implementation of programs funded by CDBG and HOME may be done in conjunction with other City departments, such as Public Works or Community Services.

Consolidated Plan Public Contact Information
Myra M. Piña
Senior Management Analyst
8130 Allison Avenue, La Mesa, CA 91942
619.667.1159 | [email protected]
Attachment A

PR-10 Consultation - 91.100, 91.110, 91.200(b), 91.300(b), 91.215(l) and 91.315(l)

1. Introduction
Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(I)).

The City of La Mesa has a long history of communication and collaboration with many governmental and non-governmental agencies in the region to address the needs of the City’s LMI population. The City’s formalized collaborative efforts include membership in the County of San Diego’s HOME Consortium and participation in the County’s Housing Choice Voucher (Section 8) program. City staff also works closely with the County of San Diego Health and Human Services Agency, as well as nonprofit health and mental health providers, to ensure comprehensive support for the community.

The City encourages agencies to collaborate, leverage resources, and avoid duplication of services to serve residents better. During the community engagement process, the City consulted with these and other agencies, as well as businesses, through invitations to participate in the community meeting and online surveys. Agencies contacted in outreach efforts included:
• Nonprofit service providers catering to the needs of low- and moderate-income households and persons with special needs, including those with disabilities • Affordable housing providers
• Housing advocates and professionals
• Public agencies, such as school districts, health services, and public works • Economic development and employment organizations
• Community and neighborhood groups
Additionally, members of the City’s governing body work closely with other regional entities and committees throughout the County. These affiliations include:
• San Diego Association of Governments (SANDAG), San Diego County’s federally recognized metropolitan planning organization (MPO)
• Regional Task Force on Homelessness (RTFH), the region’s HUD Continuum of Care (CoC) • San Diego Regional Alliance for Fair Housing (SDRAFFH) Attachment A

• Quarterly convenings of local Community Development Block Grant (CDBG) program administrators
The City of La Mesa remains committed to maintaining partnerships with these and other agencies to achieve its long-term housing and community development goals. By working collaboratively with local and regional partners, the City ensures a coordinated and effective approach to serving its residents.

Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness The City works closely with the Regional Task Force on Homelessness (RTFH), San Diego County’s Continuum of Care (CoC) entity. The RTFH organizes the annual Point-in-Time Count (PIT), in which the community engages and surveys those experiencing homelessness countywide to provide a count of the region’s sheltered and unsheltered homeless community. During the 2024 PIT, 53 unsheltered individuals and 14 sheltered individuals(67 individuals total) in La Mesa were counted. Of the 14 sheltered individuals, eight (8) were in emergency shelters, and six (6) were in transitional housing. Table PR-10.01 below provides demographic information on the unsheltered and sheltered individuals experiencing homelessness in La Mesa.

Table PR-10.01: La Mesa Homeless Profile
Homeless Profile % of Unsheltered
Persons
# of Unsheltered
Persons
% of
Sheltered Persons
# of
Sheltered Persons
Veteran 19% 10 0% 0
Female 18% 2 71% 10
Families 0% 0 0% 0
Youth 0% 0 100% 14
Source: RTFH 2024 Point-In-Time Count, 2024
The City of La Mesa has been proactive in addressing homelessness through various initiatives and partnerships. In February 2021, the La Mesa City Council unanimously adopted the 2021- 2026 Homeless Action Plan, which establishes programs designed to prevent homelessness and Attachment A

housing insecurity, provide comprehensive outreach and mental health services, and address future transitional and permanent supportive housing needs in East San Diego County.

A cornerstone of the City's efforts is the Homeless Outreach and Mobile Engagement Program, launched on November 1, 2020. This initiative, in collaboration with the La Mesa Police Department, provides a housing-first and trauma-informed approach to addressing homelessness in La Mesa. The program is structured so that trained specialists, including a fulltime outreach worker and mental health clinician, are dispatched to respond to non-emergency calls for service related to homelessness that come into the La Mesa Police Department. As appropriate and safe, the outreach team works directly with those experiencing homelessness and offers them an array of services and housing opportunities.

On May 10, 2022, The City Council adopted a Memorandum of Understanding (MOU) establishing a foundation for a working partnership between the County of San Diego and East County Cities to develop a regional network of housing options that benefits all parties. The MOU creates options for the parties to collectively evaluate potential transitional and permanent supportive housing sites and discuss shared bed space opportunities. Additionally, the City also collaborates with other local nonprofits and regional organizations to implement solutions and programs.

Through these coordinated efforts, the City aims to address homelessness comprehensively, ensuring the rights and dignity of those experiencing homelessness.

Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards and evaluate outcomes, and develop funding, policies and procedures for the administration of HMIS The City does not receive or administer ESG funds. However, the City allocates a portion of its CDBG public services funds to assist agencies that provide services to individuals and families who are experiencing or at risk of experiencing homelessness.

2. Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdictions consultations with housing, social service agencies and other entities
The City invited various community organizations, government entities, service providers, and stakeholders to participate in community meetings regarding the Consolidated Plan. In addition to attending the meetings, stakeholders were given the opportunity to complete a survey unique to them to provide further input. A total of eight (8) individuals responded to the Stakeholder Attachment A

Survey. A copy of the survey and the responses can be found in Appendix D – Stakeholder Survey Responses.

Table PR-10.02: Agency, Groups, and Organizations who Participated Agency, Group,
or Organization
Agency, Group, or
Organization Type
What Section of the
Plan was addressed by
consultation?
Briefly describe how the
organization was consulted.

What are the anticipated
outcomes of the consultation or
areas of improved
coordination?
2-1-1 San Diego Community Information
Exchange (CIE)
Needs Assessment,
Market Analysis
Provided localized data to
inform the Consolidated Plan.

County of San
Diego Health
and Human
Services
Agency,
Housing and
Community
Development
Services
Other Government –
County
Needs Assessment,
Market Analysis
Consulted with various agencies
in the county government to
inform them of the
development of the
Consolidated Plan.

Regional Task
Force on
Homelessness
Continuum of Care
Needs Assessment,
Market Analysis
Provided localized data to
inform the Consolidated Plan.

San Diego
Building
Electrification
Coalition
Local Advocacy Group Needs Assessment
Responded to stakeholder
survey to provide insight on
community needs.

La Mesa First
United
Methodist
Church
Local Nonprofit
Organization
Needs Assessment
Responded to stakeholder
survey to provide insight on
community needs.

Attachment A

Pacific Energy
Policy Center Local Advocacy Group Needs Assessment
Responded to stakeholder
survey to provide insight on
community needs.

Identify any Agency Types not consulted and provide rationale for not consulting No agency or organization was purposely excluded from providing input on the Consolidated Plan.

Other local/regional/state/federal planning efforts considered when preparing the Plan Table PR-10.03: Other Local, Regional, and Federal planning efforts Name of Plan Lead Organization
How do the goals of your Strategic
Plan overlap with the goals of each
plan?
City of La Mesa Housing
Element, 2021-2029 City of La Mesa
The Housing Element is the Staterecognized strategy for addressing the City’s housing needs. This
Consolidated Plan aligns with the goals
outlined in the Housing Element.

Climate Action Plan City of La Mesa
The Climate Action Plan is the City’s
long-range roadmap to reduce
greenhouse gas (GHG) emissions in
the categories of energy,
transportation, solid waste, water, and
green infrastructure. This
Consolidated Plan aligns with the goals
outlined in the Climate Action Plan.

Describe cooperation and coordination with other public entities, including the State and any adjacent units of general local government, in the implementation of the Consolidated Plan (91.215(l))
As previously noted, the City participates in various regional planning efforts and groups aimed at enhancing coordination in the delivery of housing and community development-related programs and services in the San Diego region. The City will continue to work with other County Attachment A

CDBG entitlement jurisdictions, as well as local stakeholders, to address shared priorities and maximize the impact of available funding and resources.

Attachment A

PR-15 Citizen Participation - 91.401, 91.105, 91.200(c)

1. Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting As part of the Plan Needs Assessment, the City held an advertised community meeting, at the La Mesa Community Center. The meeting took place on December 17, 2024. At the meeting, attendees received extensive information about the Consolidated Plan, the citizen participation process, HUD requirements for an entitlement city, the amount of funding that the City anticipates receiving, and how the City could use those funds. The City and its consultants facilitated small group discussions during which the attendees’ feedback on community needs was recorded on worksheets. The feedback received during the public workshop included improving infrastructure, recreational spaces, and facilities, expanding access to affordable housing, and providing local services to support vulnerable populations.

Additionally, a Community Needs Assessment Survey was conducted and was available both online and via hard copy. The City received more than 56 individual responses to the survey. A copy of the survey can be found in Appendix C – Community Needs Assessment Survey Responses. A public notice was posted on the City’s website and printed in the Daily Transcript at least 14 days prior to the City Council public hearing on June 10, 2025, to review the draft Consolidated Plan and open a 30-day public comment period. Notice of the public review and comment period was advertised through a publication in the Daily Transcript, direct email notification, and on the City’s website. The draft Consolidated Plan was available on the City website and at the La Mesa Public Library and City Hall during the 30-day public comment period held from June 11, 2025, to July 11, 2025. [INSERT NUMBER] comments were received during the 30-day public review period. A second public notice was posted on the City’s website and printed in the Daily Transcript at least 14 days prior to both public hearings held at City Council on June 10, 2025, and July 8, 2025. The Consolidated Plan was unanimously approved by the City Council on July 8th, 2025. [INSERT NUMBER] public comments were received at both hearings and are included in Appendix F of the Consolidated Plan.

Attachment A

Citizen Participation Outreach
Table PR-15.01: Citizen Participation Outreach
Mode of
Outreach Target of Outreach
Summary of
Response/
Attendance
Summary of Comments
Received
Summary of
Comments Not
Accepted and
Reasons
URL
(If
applicable)
In-person
community
meeting on
December
17, 2024
Nontargeted/broad
community
4 attendees
Home repair, affordable
housing, mental health
services, and community
clean-up were identified
as needs by attendees.

All comments
were accepted.

Presentation
slides are
provided in
Appendix B.

Online Survey
Nontargeted/broad
community
56 responses
Infrastructure, homeless
services, and
development of
affordable housing were
identified as the three
areas of greatest
community need by
survey respondents.

All comments
were accepted.

URL closed;
survey and
responses
provided in
Appendix C
Online survey Key stakeholders 8 responses
Survey respondents
identified affordable
housing and homeless
services as top needs.

All comments
were accepted.

URL closed;
survey and
responses
provided in
Appendix D
Public
hearing to
receive
comments on
draft
Consolidated
Plan and
2025-26
Nontargeted/broad
community
X public
comments
were
received in
support of
the
Consolidated
Plan and
[TBD]
All comments
were accepted.

Attachment A

Mode of
Outreach Target of Outreach
Summary of
Response/
Attendance
Summary of Comments
Received
Summary of
Comments Not
Accepted and
Reasons
URL
(If
applicable)
Annual
Action Plan
on June 10,
2025
2025-26
Annual
Action Plan.

Public
comment
period from
June 11 to
July 11, 2025
Nontargeted/broad
community
X public
comments
were
received in
support of
the
Consolidated
Plan and
2025-26
Annual
Action Plan.
[TBD]
All comments
were accepted.

Public
hearing on
July 8, 2025
Nontargeted/broad
community
X public
comments
were
received in
support of
the
Consolidated
Plan and
2025-26
Annual
Action Plan.
[TBD] All comments
were accepted.

Attachment A

Needs Assessment
NA-05 Overview
Needs Assessment Overview
The primary source of data used in this needs assessment is HUD Comprehensive Housing Affordability Strategy (CHAS) tabulations, which are based on the U.S Census Bureau’s American Community Survey (ACS) data and incorporate HUD-specified criteria relating to housing needs, HUD-defined income limits, and household types. This Needs Assessment predominantly uses data drawn from CHAS’s most recent dataset (2017-2021). The information contained in this section informs the preparation of La Mesa’s housing and community development priorities and both five- and one-year investment strategies.

Both Area Median Income (AMI) and HUD Area Median Family Income (HAMFI) are represented in this Consolidated Plan and are essentially equivalent when discussing populations and households with lower incomes. HAMFI is the HUD-specific term for what is broadly referred to as AMI. Where the term AMI is used in this Consolidated Plan, assume it refers to HAMFI. Table NA05.01 represents the 2024 HUD Income Limits for the San Diego-Carlsbad, CA MSA, in which La Mesa is included.

The HUD Area Median Family Income (HAMFI) categories used in this report are as follows:
• Extremely low income: 0 to 30 percent of HAMFI
• Very low income: 30 to 50 percent of HAMFI
• Low income: 50 to 80 percent of HAMFI
• Moderate income: 80 to 100 percent of HAMFI
• Upper income: 100 percent of HAMFI and above
Table NA-05.01: San Diego County AMI Limits, 2024
County
Area
Median
Income:
$119,500
Income
Category
Number of Persons in Household
1 2 3 4 5 6 7 8
Extremely
Low $31,850 $36,400 $40,950 $45,450 $49,100 $52,750 $56,400 $60,000 Very Low $53,050 $60,600 $68,200 $75,750 $81,850 $87,900 $93,950 $100,000 Low $84,900 $97,000 $109,150 $121,250 $130,950 $140,650 $150,350 $160,050 Median $83,650 $95,600 $107,550 $119,500 $129,050 $138,600 $148,200 $157,750 Moderate $100,400 $114,700 $129,050 $143,400 $154,850 $166,350 $177,800 $189,300 Attachment A

Source: U.S. Department of Housing and Urban Development, 2024 According to 2021 CHAS data, 24,475 households reside in La Mesa, of which 44 percent are owner households (10,860 households) and 56 percent are renter households (13,615 households).

However, these figures vary according to income category, as shown in Table NA-05.02 below.

Table NA-05.02 shows that 67 percent of renter households earn low incomes up to 80 percent HAMFI (9,145 of 13,615 households), compared to 34 percent of owner households (3,655 of 10,860 households). Collectively, 52 percent of all households in La Mesa are lower income (12,800 of 24,475 households).

Table NA-05.02: Household Income Distribution
Income Category Owner Renter Total
Distribution of
Owner
Households
Distribution of
Renter
Households
<= 30% HAMFI 900 3,380 4,280 8% 25%
>30% to <=50% HAMFI 1,145 2,565 3,710 11% 19%
>50% to <=80% HAMFI 1,610 3,200 4,810 15% 24%
>80% to <=100% HAMFI 1,265 1,620 2,885 12% 12%
>100% HAMFI 5,940 2,855 8,795 55% 21%
Total Number of
Households
10,860
(44%)
13,615
(56%)
24,475 100% 100%
Source: CHAS, 2017-2021
The data in Table NA-05.03 highlights the prevalence of housing problems among households in La Mesa. The four housing problems outlined in the HUD CHAS data are defined in narrow terms as follows:
• Substandard Housing Unit – Lacks Complete Kitchen Facilities. A complete kitchen consists of a sink with running water, a stove or range, and a refrigerator. • Substandard Housing Unit – Lacks Complete Plumbing Facilities: Complete plumbing consists of hot and cold running water, a flush toilet, and a bathtub or shower.

Attachment A

• Cost-Burdened Household: Monthly housing costs exceed 30 percent of monthly income.

A household is severely cost-burdened if its monthly housing costs exceed 50 percent of its monthly income. Note that, for renters, housing costs include contract rent and utilities.

For owners, housing costs include mortgage payments, utilities, association fees, insurance, and real estate taxes.
• Overcrowded Household: More than one person per room. Severe overcrowding is more than 1.5 persons per room.

As shown in Table NA-05.03, 46 percent of all households in the city experience one of the four defined housing problems (11,295 of 24,475 households). However, when broken down by tenure, renters face a significantly higher rate of housing problems compared to homeowners, with 59 percent of renter households affected versus 30 percent of homeowner households.

Table NA-05.03: Housing Problems
Owner Renter Total
Distribution of
Owner
Households
Distribution of
Renter
Households
Household has at least 1 of
4 Housing Problems 3,225 8,070 11,295 30% 59%
Household has none of 4
Housing Problems OR cost
burden not available, no
other problems.
7,640 5,545 13,185 70% 41%
Total Number of Households 10,860 13,615 24,475 100% 100% Source: CHAS, 2017-20121
The data in Table NA-05.04 highlights the prevalence of Severe Housing Problems among households in La Mesa. As noted above, Severe Housing Problems, as defined by HUD, include severely inadequate and/or incomplete kitchen and plumbing, spending over 50 percent of income on housing costs (severely cost-burdened), and extreme overcrowding (more than 1.5 persons per room). HUD considers a household to have a Severe Housing Problem if they have one or more of these four problems.

Attachment A

As shown in Table NA-05.04, 24 percent of all households in La Mesa experience at least one of the four Severe Housing Problems (5,975 of 24,475 households). Notably, renters are disproportionately affected, with 35 percent experiencing severe housing problems compared to 11 percent of homeowners.

Table NA-05.04: Severe Housing Problems
Owner Renter Total
Distribution
of Owner
Households
Distribution
of Renter
Households
Household has at least 1 of 4
Severe Housing Problems 1,240 4,735 5,975 11% 35%
Household has none of 4
Severe Housing Problems OR
cost burden not available, no
other problems
9,620 8,880 18,500 89% 65%
Total Number of Households 10,860 13,615 24,475 100% 100% Source: CHAS, 2017-2021
Attachment A

Table NA-05.05 below shows the various levels of cost burden experienced by homeowners and renters in La Mesa. Overall, it shows that 44 percent of all households are burdened with housing costs (10,730 of 24,475 households). However, cost burden is a greater problem for renters – 56 percent of renters are cost-burdened, while 29 percent of homeowners are cost-burdened.

Table NA-05.05: Housing Cost Burden
Owner Renter Total
Distribution
of Owner
Households
Distribution
of Renter
Households
Cost Burden <=30% 7,660 5,815 13,475 71% 43%
Cost Burden >30% to <=50% 2,015 3,775 5,790 19% 28%
Cost Burden >50% 1,130 3,810 4,940 10% 28%
Cost Burden not available 50 215 265 0% 2%
Total Number of Households 10,860 13,615 24,475 100% 100% Source: CHAS, 2017-2021
The following three tables collectively illustrate the total number of households experiencing housing problems, categorized by income level and tenure (owners vs. renters). The data reveals that most households earning low incomes (up to 80 percent HAMFI), regardless of tenure, are affected by at least one of the four housing problems. Overall, 76 percent of households with low incomes face at least one of the four identified housing problems (9,765 of 12,800 households).

Renters are more likely than homeowners to encounter housing challenges. Specifically, 82 percent of renter households with low incomes experience at least one of these issues, compared to approximately 61 percent of homeowner households with low incomes.

Attachment A

Table NA-05.06: Housing Problems by Income Level, All Households Income Category
Household
has at least
1 of 4
Housing
Problems
Household
has none of
4 Housing
Problems
OR cost
burden not
available,
no other
problems
Total
Distribution
of
Households
with at least
1 of 4
Housing
Problems
% of
Households in
Income
Category with
at least 1 of 4
Housing
Problems
<= 30% HAMFI 3,500 780 4,280 31% 82%
>30% to <=50% HAMFI 2,900 805 3,710 26% 78%
>50% to <=80% HAMFI 3,365 1,450 4,810 30% 70%
>80% to <=100% HAMFI 845 2,040 2,885 7% 29%
>100% HAMFI 690 8,110 8,795 6% 8%
Total Number of Households 11,295 13,185 24,475 100%
Source: CHAS, 2017-2021
Attachment A

Table NA-05.07: Housing Problems by Income Levels, Renters Only Income Category
Household
has at least
1 of 4
Housing
Problems
Household
has none of
4 Housing
Problems
OR cost
burden not
available,
no other
problems
Total
Distribution
of
Households
with at
least 1 of 4
Housing
Problems
% of
Households
in Income
Category
with at
least 1 of 4
Housing
Problems
<= 30% HAMFI 2,795 585 3,380 35% 83%
>30% to <=50% HAMFI 2,300 260 2,565 29% 90%
>50% to <=80% HAMFI 2,430 770 3,200 30% 76%
>80% to <=100% HAMFI 390 1,230 1,620 5% 24%
>100% HAMFI 155 2,700 2,855 2% 5%
Total Number of Households 8,070 5,545 13,615 100%
Source: CHAS, 2017-2021
Attachment A

Table NA-05.08: Housing Problems, Owners Only
Income Category
Household
has at least
1 of 4
Housing
Problems
Household has
none of 4 Housing
Problems OR cost
burden not
available, no other
problems
Total
Distribution
of
Households
with at least
1 of 4
Housing
Problems
% of
Households
in Income
Category
with at least
1 of 4
Housing
Problems
<= 30% HAMFI 705 195 900 22% 78%
>30% to <=50%
HAMFI 600 545 1,145 19% 52%
>50% to <=80%
HAMFI 935 680 1,610 29% 58%
>80% to <=100%
HAMFI 455 810 1,265 14% 36%
>100% HAMFI 535 5,410 5,940 17% 9%
Total Number of
Households 3,225 7,640 10,860 100%
Source: CHAS, 2017-2021
Attachment A

The following three tables provide an overview of households that are cost-burdened, categorized by income level. Again, a household is considered cost-burdened if its housing costs exceed 30 percent of its income and is considered severely cost-burdened if its housing costs exceed 50 percent of its income. As shown in Table NA-05.09, 44 percent of households in La Mesa are costburdened (10,740 households). Of the cost-burdened households, 88 percent earn a low income of up to 80 percent of HAMFI (9,440 households). Furthermore, 20 percent of households are severely cost-burdened (4,940 households). Of the severely cost-burdened households, 98 percent earn a low income (4,820 households).

Table NA-05.09: Cost Burden by Income Level, All Households Income Category Cost
Burden
> 30%
Cost
Burden
> 50%
Total Of
Households
w/ Cost
Burden
>30%
Of
Households
w/ Severe
Cost
Burden
>50%
Of
Income
Category
>30%
Of
Income
Category
>50%
<= 30% HAMFI 3,365 2,640 4,280 31% 53% 79% 62%
>30% to <=50%
HAMFI
2,840 1,685 3,710 26% 34% 77% 45%
>50% to <=80%
HAMFI
3,235 495 4,810 30% 10% 67% 10%
>80% to <=100%
HAMFI
765 40 2,885 7% 1% 27% 1%
>100% HAMFI 535 80 8,795 5% 2% 6% 1%
Total Number of
Households
10,740 4,940 24,475 100% 100%
Source: CHAS, 2017-2021
Attachment A

Table NA-05.10 shows the cost burden for renters by income category. Of the 13,615 renter households in La Mesa, 56 percent are cost-burdened (7,585 households), and 28 percent are severely cost-burdened (3,810 households). Additionally, renters with incomes up to 80 percent of HAMFI represent 95 percent of cost-burdened renter households (7,225 households) and 100 percent of severely cost-burdened renter households (3,810 households).

Table NA-05.10: Cost Burden, Renters
Income Category Cost
Burden
> 30%
Severe
Cost
Burden
> 50%
Total Of
Households
w/ Cost
Burden >30%
Of
Households
w/ Severe
Cost Burden
>50%
Of
Income
Category
>30%
Of
Income
Category
>50%
<= 30% HAMFI 2,660 2,185 3,380 35% 57% 79% 65%
>30% to <=50%
HAMFI
2,250 1,305 2,565 30% 34% 88% 51%
>50% to <=80%
HAMFI
2,315 320 3,200 31% 8% 72% 10%
>80% to <=100%
HAMFI
310 0 1,620 4% 0% 19% 0%
>100% HAMFI 50 0 2,855 1% 0% 2% 0%
Total Number of
Households
7,585 3,810 13,615 100% 100%
Source: CHAS, 2017-2021
Attachment A

Table NA-05.11 shows the cost burden for homeowners by income category. Of the 10,860 homeowner households in La Mesa, 29 percent are cost-burdened (3,145 households), and 10 percent are severely cost-burdened (1,130 households). Additionally, homeowners with incomes up to 80 percent of HAMFI represent 70 percent of cost-burdened houseowner households (2,210 households) and 89 percent of severely cost-burdened homeowner households (1,010 households).

Table NA-05.11: Cost Burden by Income Level, Owners
Income Level Cost
Burden
> 30%
Severe
Cost
Burden >
50%
Total Of
Households
w/ Cost
Burden
>30%
Of
Households
w/ Severe
Cost Burden
>50%
Of
Income
Category
>30%
Of
Income
Category
>50%
<= 30% HAMFI 700 455 900 22% 40% 78% 51%
>30% to <=50%
HAMFI
590 380 1,145 19% 34% 52% 33%
>50% to <=80%
HAMFI
920 175 1,610 29% 15% 57% 11%
>80% to <=100%
HAMFI
455 40 1,265 14% 4% 36% 3%
>100% HAMFI 480 80 5,940 15% 7% 8% 1%
Total Number of
Households
3,145 1,130 10,860 100% 100%
Source: CHAS, 2017-2021
2-1-1 Data for Clients Living in La Mesa
2-1-1 San Diego is a free, confidential, 24/7 service connecting San Diego County residents to community, health, and disaster resources. By dialing 211 or visiting their website, individuals can access help with housing, food, healthcare, utility assistance, and more. This Consolidated Plan incorporates data collected from La Mesa residents who utilized 2-1-1 services between July 2023 and June 2024 (FY 2023-24). The inclusion of this data enhances the City’s understanding of community needs and gaps in services, especially those that may not have been fully captured Attachment A

through traditional community engagement efforts. The information gathered includes demographic and socioeconomic indicators, as well as details on the referral types and associated services.

Between July 2023 and June 2024, a total of 3,514 La Mesa residents accessed services through 2- 1-1, resulting in 6,909 referrals to various providers. As shown in Figure NA-05.01, the largest age group utilizing 2-1-1 were individuals aged 30 to 39, representing 22 percent of clients. Most clients identified as women (66 percent), and 39 percent of households included children. While non-Hispanic White/Caucasian individuals make up 52 percent of La Mesa’s population, they account for only 39 percent of clients. Similarly, individuals identifying as Hispanic or Latino are 28 percent of the city’s population, but they represent only 22 percent of clients. In contrast, Black/African American residents, who represent just 8 percent of the city’s population, made up 21 percent of the inquiries.

Attachment A

Figure NA-05.01: 2-1-1 Clients Living in La Mesa – Demographics Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.02 indicates that most 2-1-1 clients had at least some college education (49 percent); however, 35 percent reported being unemployed, and an additional 17 percent reported being disabled and/or unable to work. More than 80 percent of clients reported earning an extremely low income (less than 30 percent of AMI).

Figure NA-05.02: 2-1-1 Clients Living in La Mesa – Socioeconomic Indicators Source: 2-1-1 San Diego, FY 2023-24
Attachment A

In FY 2023-24, the 3,514 La Mesa residents who utilized 2-1-1 services reported a total of 10,211 needs. As shown in Figure NA-05.03 below, needs related to housing and utilities accounted for the largest share of these needs (45 percent). The next commonly identified need was income support and employment (11 percent).

Figure NA-05.03: 2-1-1 Clients Living in La Mesa – Needs Source: 2-1-1 San Diego, FY 2023-24
Figure NA-05.04 shows that, of the 90 assessments conducted for La Mesa clients with nutrition needs in FY 2023-24, 46 percent reported being often concerned that their food supply would run out, and 50 percent indicated that they often experienced running out of food. Additionally, 75 percent reported having to meet other basic needs before they could pay for nutrition needs.

Figure NA-05.04: 2-1-1 Clients Living in La Mesa – Nutrition Assessment Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.05 shows that, of the 251 assessments conducted for La Mesa clients with housing needs in FY 2023-24, 82 percent of the clients reported an immediate housing need. Additionally, 407 clients were identified as experiencing some form of homelessness.

Figure NA-05.05: 2-1-1 Clients Living in La Mesa – Housing Assessments Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.06 shows that, of the 164 assessments conducted for La Mesa clients with utilityrelated needs in FY 2023-24, 78 percent of clients noted that their utility bill represented more than 25 percent of their income, and 9 percent reported having their utilities shut off. Additionally, 84 percent reported that at least one of their utility bills was past due.

Figure NA-05.06: Utility Referrals
Source: 2-1-1 San Diego, FY 2023-24
2-1-1 Data for Clients with Domestic Violence-Related Needs Living in San Diego County To protect the confidentiality of the small number of 2-1-1 San Diego clients with domestic violence-related needs, specific data, demographics, and statistics regarding these clients are only available at the countywide level and cannot be disaggregated for individual cities, including La Mesa. For this Consolidated Plan, countywide data is included to provide a broader understanding of domestic violence-related needs within the region. While this data does not offer city-specific insights, it serves as an important indicator of the prevalence and nature of domestic violence challenges across San Diego County and helps inform strategies to address these issues at both the regional and local levels.

Between July 2023 and June 2024, 2-1-1 San Diego reported receiving calls from 3,668 clients in San Diego County who shared that they were experiencing domestic violence. Of these clients, 82 percent were female, and they were most commonly between the ages of 30 and 39 (33 percent).

The following figure shows that 44 percent of the 3,668 clients experiencing domestic violence had children. In terms of racial demographics, 38 percent of the clients were White, which is less than their share of the population in San Diego County (43 percent according to 2023 5-Year ACS Data).

Similarly, persons who identify as Hispanic represent 29 percent of clients, which is less than their Attachment A

share of the population (34 percent). In contrast, while Black/African Americans constitute only 4 percent of the population, they represent 22 percent of the clients.

Figure NA-05.07: 2-1-1 Clients with Domestic Violence-Related Needs in San Diego County - Demographics

Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.08 below indicates that approximately 47 percent of clients reported having some college education, while 48 percent identified as unemployed. An additional 17 percent reported being unable to work or having a disability. Furthermore, 88 percent of clients reported earning an extremely low income, underscoring the significant economic challenges often faced by survivors of domestic violence.

Figure NA-05.08: 2-1-1 Clients with Domestic Violence-Related Needs in San Diego County – Socioeconomic Indicators

Source: 2-1-1 San Diego, FY 2023-24
Attachment A

In FY 2023-24, the 3,668 County residents with domestic violence-related needs who utilized 2-1- 1 services reported a total of 8,608 needs, of which 55 percent were related to housing needs.

More specifically, 45 percent of the needs were related to seeking domestic violence shelters.

These calls resulted in 7,135 total referrals, most commonly to the YWCA of San Diego County (Becky’s House Emergency Shelter), Shaback Altruistic, and Community Resource Center (Carol’s House).

Figure NA-05.09: 2-1-1 Clients with Domestic Violence-Related Needs in San Diego County – Client Needs

Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.10 shows that, of the 110 assessments conducted for County clients with both domestic violence-related needs and nutrition needs in FY 2023-24, 59 percent reported being often concerned that their food supply would run out, and 61 percent indicated that they often experienced running out of food. Additionally, 72 percent reported having to meet other basic needs before they could pay for nutrition needs.

Figure NA-05.10: Domestic Violence Referrals Nutrition
Source: 2-1-1 San Diego, FY 2023-24
Figure NA-05.11 shows that, of the 878 assessments conducted for County clients with both domestic violence-related needs and housing needs in FY 2023-24, 90 percent of the clients reported an immediate housing need—additionally, 1,155 individuals identified as experiencing some form of homelessness.

Figure NA-05.11: 2-1-1 Clients with Domestic Violence-Related Needs in San Diego County – Housing Assessment
Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.12 shows that, of the 96 assessments conducted for County clients with both domestic violence-related needs and utility-related needs in FY 2023-24, 87 percent of clients noted that their utility bill represented more than 25 percent of their income, and 4 percent reported having their utilities shut off. Additionally, 84 percent reported that at least one of their utility bills was past due.

Figure NA-05.12: 2-1-1 Clients with Domestic Violence-Related Needs in San Diego County – Utility Assessments

Source: 2-1-1 San Diego, FY 2023-24
Attachment A

Figure NA-05.13 below provides a map of the zip codes of San Diego County residents experiencing domestic violence who utilized 2-1-1 services in FY 2023-24.

Figure NA-05.13: Domestic Violence Referrals – Referrals by Zip Code

Source: 2-1-1 San Diego, FY 2023-24
If the PJ will establish a preference for a HOME TBRA activity for persons with a specific category of disabilities (e.g., persons with HIV/AIDS or chronic mental illness), describe their unmet need for housing and services needed to narrow the gap in benefits and services received by such persons. (See 24 CFR 92.209(c)(2) (ii))
This section is not applicable, as the City does not administer a HOME Tenant-Based Rental Assistance (TBRA) program.

Attachment A

NA-50 Non-Housing Community Development Needs - 91.415, 91.215 (f) Describe the jurisdiction’s need for public facilities:

Public facilities offer a range of services for all residents and typically include libraries, community centers, youth centers, and facilities that address the needs of the residents, including LMI residents. Public facilities improvements have been identified as an important objective of the CDBG program.

How were these needs determined?
Public facilities needs were identified through multiple sources, including City Council goals, community and stakeholder meetings, and responses to surveys distributed to the community and identified stakeholders.

In the Community Needs Assessment Survey, the community identified the top three following public facility needs:
• Parks and recreation facilities
• Youth centers
• Community centers
Describe the jurisdiction’s need for public improvements:

Public improvements typically include upgrades or expansions to streets, curbs and gutters, sewer and drainage systems, streetlights, and sidewalks. In general, these are eligible activities for CDBG funds within qualifying census tracts. Proposed infrastructure projects are documented in the City’s Capital Improvement Program (CIP), which is updated annually through the budget process.

How were these needs determined?
Public improvement needs were identified through multiple sources, including City Council goals, community and stakeholder meetings, and responses to surveys distributed to the community and identified stakeholders.

The community identified the top three following public improvement needs:
• Trees/urban greenspace
• Street lighting
Attachment A

• Public safety improvements
Describe the jurisdiction’s need for public services:

An essential part of the City’s five-year plan is to provide services for those in the most critical need. These programs are designed to fill voids due to a household’s lack of resources or lack of direct access to these necessities.

How were these needs determined?
Public services needs were identified through multiple sources, including City Council goals, community and stakeholder meetings, and responses to surveys distributed to the community and identified stakeholders.

The community identified the top three public service needs:
• Mental health services
• Emergency preparedness
• Childcare centers and services
Based on the needs analysis above, describe the State's needs in Colonias This section is not applicable, as the jurisdiction does not represent the State.

Attachment A

Housing Market Analysis
MA-05 Overview
Housing Market Analysis Overview
As of 2023, the San Diego Association of Governments (SANDAG) estimates that La Mesa has a total of 26,247 housing units, representing a 2.1 percent increase since 2018. A detailed breakdown by unit type is shown in Table MA-05.01 below.

Table MA-05.01: Housing Units by Type
2018 2023 Percentage
Change
Single Family - Detached 12,233 11,072 -9.5%
Single Family - Attached 1,710 2,950 72.5%
Multifamily 11,465 11,922 4.0%
Mobile Homes 303 303 0.0%
Total 25,711 26,247 2.1%
Source: SANDAG, 2018 and 2023
Attachment A

As shown in Table MA-05.02 below, median single-family home sales prices increased significantly throughout San Diego County between 2019 and 2024. As of July 2024, the median home sales price in La Mesa was $997,500, reflecting a 64 percent increase since July 2019.

Table MA-05.02: Regional Median Single-Family Home Sales Prices Urban County July 2019
Year to Date
July 2024
Year to Date
% Change
Coronado $2,050,000 $3,002,500 +46%
Del Mar $2,000,000 $3,447,500 +72%
Imperial Beach $615,000 $925,000 +50%
Lemon Grove $473,000 $763,000 +61%
Poway $785,000 $1,396,000 +78%
Solana Beach $1,475,600 $2,850,500 +93%
HOME Cities July 2019
Year to Date
July 2024
Year to Date
% Change
Carlsbad $979,500 $1,804,400 +84%
Encinitas $1,415,000 $2,199,800 +55%
La Mesa $608,800 $997,500 +64%
San Marcos $689,800 $1,115,000 +62%
Santee $540,000 $850,000 +57%
Vista $548,200 $944,000 +72%
San Diego Region July 2019
Year to Date
July 2024
Year to Date
% Change
$647,000 $1,058,000 +64%
Source: Greater San Diego Association of Realtors, 2019 and 2024 Attachment A

In previous Consolidated Plans, the City utilized the Housing Opportunity Index (HOI) to measure the percentage of homes affordable to households earning the median income. However, the HOI has since been retired, with the final report published in the fourth quarter of 2023. The National Association of Home Builders has replaced the HOI with the Cost of Housing Index (CHI), which provides a clearer representation of the housing cost burden on families with low and moderate incomes in local markets. Both the HOI and CHI are provided below in Tables MA05.03a and MA-05.03b, respectively.

As shown in Table MA-05.03a, the HOI indicates that only about 4 percent of homes in the San Diego region are affordable to a household earning a median income. The CHI introduces two new metrics: the percentage of a typical family’s income required for a mortgage payment, and the percentage of a low-income household’s income needed for a mortgage payment. As shown in Table MA-05.03b, in the San Diego region, 70 percent of a typical family’s income would be needed for a mortgage payment, and 141 percent of a low-income family’s income would be needed.

Attachment A

Table MA-05.03a: Housing Opportunity Index by Affordability Rank, 4th Quarter 2023 California Metro Area HOI 4th Qtr
2023 Share of
Homes
Affordable
for Median
Income
Median
Family
Income
(000s)
4th Qtr
2023
Median
Sales Price
(000s)
4th Qtr 2023
Affordability Rank
National Regional
Santa Cruz-Watsonville 11.6 132.8 950 222 55
Santa Rosa-Petaluma 11.2 128.1 760 224 56
San Jose-Sunnyvale-Santa Clara 7.1 181.3 1,400 232 63
Salinas 6.6 100.4 835 233 64
Napa 5.7 129.6 841 234 65
San Francisco-San MateoRedwood City*5.7 173.2 1,446 234 65 San Luis Obispo-Paso Robles 5.5 113.1 812 236 67
San Diego-Chula Vista-Carlsbad 4.0 116.8 828 239 70
Anaheim-Santa Ana-Irvine* 2.9 127.8 1,085 240 71
Los Angeles-Long BeachGlendale* 2.7 98.2 850 241 72
*Indicate Metropolitan Divisions. All others are Metropolitan Statistical Areas.

Source: National Association of Home Builders, 2024
Attachment A

Table MA-05.03b: Cost of Housing Index by Affordability Rank, 3rd Quarter 2024 Metropolitan Statistical Area CHI
Low-Income
CHI
Median Home
Price (000’s)
Median Family
Income (000’s)
San Jose-Sunnyvale-Santa Clara 85% 170% 1,900 184.3
San Francisco-Oakland-Berkeley 68% 137% 1,309 159.8
San Diego-Chula Vista-Carlsbad 70% 141% 1,010 119.5
Riverside-San Bernardino-Ontario 51% 102% 590 97.5
Fresno 43% 86% 430 84.3
Sacramento-Roseville-Folsom 42% 83% 560 113.3
Note: CHI is the percentage of a typical family’s income needed for a mortgage payment. Low-income CHI is the percentage of a low-income family’s income needed for a mortgage payment, with low income being defined as 50 percent of the AMI.

Source: National Association of Home Builders, 2024
The primary source of information on rental costs in the San Diego Region is the Southern California Rental Housing Association (SCRHA), which conducts two surveys of rental properties per year. In the spring of 2024, approximately 6,000 surveys were sent out to rental property owners and managers throughout San Diego County. Note that although this survey sampled a broad variety of rental housing, it was not a scientific sampling. According to SCRHA, La Mesa’s current average rental vacancy rate is 4.0 percent, with average rents as shown in Table MA05.04. High rental costs in La Mesa and throughout San Diego County continue to pose challenges for residents, particularly those with low to moderate incomes, underscoring the ongoing need for affordable housing initiatives in the region.

Attachment A

Table MA-05.04: Average Rents
Bedroom Size Spring 2023 Spring 2024 % Increase/
(Decrease)
Studio No Data
Available
No Data
Available
--
1 Bedroom $1,842 $1,720 -6.6%
2 Bedrooms $2,699 $2,083 -22.8%
3+ Bedrooms $3,334 $1,900 -43.0%
Source: Southern California Rental Housing Association, 2024 La Mesa’s housing stock is significantly older than the housing stock in the other HOME Consortium cities. Approximately 74 percent of housing units in the city were constructed before 1980. The age of the housing stock indicates a potential need for continued code enforcement, property maintenance, and housing rehabilitation programs to stem housing deterioration.

Many housing units in La Mesa are showing a need for rehabilitation. The scope of rehabilitation needed ranges from minor to substantial. However, with reduced CDBG funds and the loss of redevelopment funds, the City has limited ability to provide rehabilitation assistance. The County no longer provides a direct HOME allocation to participating jurisdictions in the HOME Consortium, and the County is not using HOME funds to provide ownership of residential rehabilitation activities.

Attachment A

MA-45 Non-Housing Community Development Assets - 91.410, 91.210(f) Introduction
La Mesa, known as the "Jewel of the Hills," is a vibrant city in San Diego County that actively fosters economic growth and community development. The city's strategic location, with access to major freeways and trolley lines, enhances its appeal to businesses and residents alike.

The retail sector is a cornerstone of La Mesa's economy, with Grossmont Center serving as a major shopping destination. Established in 1961, Grossmont Center hosts a diverse array of retailers, restaurants, and entertainment venues, contributing significantly to local employment and commerce.

In recent years, La Mesa has demonstrated a strong commitment to supporting entrepreneurs and small businesses. The La Mesa Entrepreneurship Accelerator Program (LEAP), launched in partnership with the East County Economic Development Council and the Small Business Development Center, has empowered numerous entrepreneurs to establish businesses within the city. Since its inception in June 2022, LEAP has facilitated the creation of 18 new businesses, providing training and grants to support their growth for cohorts 1 and 3. For cohort 3, the city shifted to assist existing brick-and-mortar businesses and has granted a total of 33 existing businesses through cohort 3.

The city also prioritizes the revitalization of its downtown area. The ongoing update of the Downtown Village Specific Plan aims to enhance the area's vibrancy, safety, and communityoriented atmosphere. Community workshops have been conducted to gather input, ensuring that the development aligns with residents' visions and needs.

La Mesa's dedication to economic development is further evidenced by its Business Development Handbook, which provides comprehensive guidance for new and expanding businesses.

Additionally, the city's Economic Development Newsletter offers regular updates on city news, workforce development programs, funding opportunities, and training relevant to business owners.

Through these initiatives, La Mesa continues to strengthen its economic landscape, supporting a diverse range of industries and fostering a thriving community for its residents.

Economic Development Market Analysis
The tables in this section provide U.S. Census Bureau and ACS data regarding the economic development market in La Mesa.

Attachment A

Table MA-45.01: Business Activity
Business Sector Number
of
Workers
Number
of Jobs
Share of
Workers
%
Share of
Jobs %
Jobs Less
Workers
%
Administration & Support, Waste
Management and Remediation
1,606 736 6.3% 3.3% -3.0%
Agriculture, Mining, Oil & Gas Extraction 109 10 0.4% 0.0% -0.4% Arts, Entertainment, Accommodations 2,415 2,661 9.5% 11.9% 2.4% Construction 1,594 1,156 6.3% 5.2% -1.1%
Education and Health Care Services 6,879 9,816 27.1% 43.9% 16.8% Finance, Insurance, and Real Estate 1,462 1,366 5.8% 6.1% 0.3% Information 480 44 1.9% 0.2% -1.7%
Manufacturing 1,633 380 6.4% 1.7% -4.7%
Other Services 764 816 3.0% 3.6% 0.6%
Professional, Scientific, Management
Services
2,978 1,063 11.7% 4.8% -6.9%
Public Administration 1,363 246 5.4% 1.1% -4.3%
Retail Trade 2,439 3,587 9.6% 16.0% 6.4%
Transportation and Warehousing 937 357 3.7% 1.6% -2.1%
Wholesale Trade 717 139 2.8% 0.6% -2.2%
Total 25,376 22,377 100% 100% 0%
Note: In the “Jobs less workers %” column, a negative number reflects an oversupply of labor for the sector (more workers than jobs), and a positive number reflects an undersupply of labor (more jobs than workers).

Data Source: U.S. Census Bureau 2021 Longitudinal Employer-Household Dynamics OnTheMap (number of workers is based on where workers live; the number of jobs is based on where workers are employed; both analyses are based on primary jobs)
Attachment A

Table MA-45.02: Labor Force
Total Population in the Civilian Labor Force 33,091
Civilian Employed Population 16 years and over 30,940
Unemployment Rate 6.5%
Unemployment Rate for Ages 16-24 9.9%
Unemployment Rate for Ages 25-64 5.9%
Source: 2018-2022 ACS [Tables DP03 and B23001]
Table MA-45.03: Travel Time
Travel Time Number of Commuters Percentage
< 30 Minutes 17,694 65%
30-59 Minutes 7,790 29%
60 or More Minutes 1,685 6%
Total 27,169 100%
Source: 2018-2022 ACS [Table B08303]
Attachment A

Table MA-45.04: Educational Attainment by Employment Status (Population 25 to 64 Years) Educational Attainment In Labor Force
Not in Labor Force
Civilian Employed Unemployed
Less than a high school graduate 1,139 157 561
High school graduate
(includes equivalency)
4,173 208 1,049
Some college or associate's
degree 9,581 730 2,917
Bachelor's degree or higher 11,041 581 1,388
Source: 2018-2022 ACS [Table B23006]
Table MA-45.05: Educational Attainment by Age
Educational Attainment Age
18–24 yrs 25–34 yrs 35–44 yrs 45–65 yrs 65+ yrs
Less than 9th grade 32 64 201 283 532
9th to 12th grade, no diploma 523 232 444 633 256
High school graduate, GED, or
alternative 1,491 1,679 1,232 2,604 1,745
Some college, no degree 2,067 3,226 2,516 3,991 2,284
Associate's degree 119 1,406 823 1,660 1,072
Bachelor's degree 585 3,548 2,097 3,051 1,655
Graduate or professional degree 73 1,298 1,599 1,529 1,485 Source: 2018-2022 ACS [Table B15001]
Attachment A

Table MA-45.06: Educational Attainment – Median Earnings in the Past 12 Months Educational Attainment Median Earnings in the Past 12 Months Less than a high school graduate $30,127
High school graduate (includes equivalency) $40,990
Some college or associate’s degree $46,572
Bachelor's degree $78,790
Graduate or professional degree $88,766
Source: 2018-2022 ACS [Table B20004]
Based on the Business Activity table above, what are the major employment sectors within your jurisdiction?
Based on the Business Activity Table (Table MA-45.01), the three sectors with the greatest number of jobs in La Mesa are Education and Health Care Services, Retail Trade, and Arts, Entertainment, and Accommodations. All three sectors were the top-employing sectors during the last Consolidated Plan period as well. In terms of the labor force, the largest share of workers are employed in the Education and Health Care Services sector (27 percent).

In several sectors, the number of workers exceeds the number of jobs, meaning that residents employed in these sectors are commuting to other jurisdictions to work. For example, there are only 1,063 Professional, Scientific, and Management Services jobs in the city, but 2,978 workers.

At the other end of the spectrum, there are more jobs than workers in some sectors, such as the Education and Health Care Services sector, demonstrating that more people are commuting into the city for work. Overall, there are about 25,376 workers in La Mesa but just 22,377 jobs (a 13 percent discrepancy).

As shown in Table MA-45.02, the overall unemployment rate in La Mesa is 6.5 percent, according to 2022 5-Year ACS data. However, California Employment Development Department data from December 2024 suggests that the overall unemployment rate is 4.2 percent. The low unemployment rate reflects a robust local economy. Unemployment is notably higher among younger workers, with a rate of 9.9 percent for those aged 16 to 24, compared to workers aged 25 to 64 (5.9 percent).

Attachment A

Table MA-45.03 highlights commuting patterns for La Mesa workers. Most workers commute less than 30 minutes (65 percent). Only 6 percent of workers travel more than an hour to work.

This figure is consistent with regional patterns in San Diego County, where 7 percent of commuters travel more than one hour. Longer commute times are associated with higher transportation costs, increased greenhouse gas emissions, and a range of negative health impacts.

Educational attainment strongly correlates with labor force participation and employment rates.

As shown in Table MA-45.04, of the population aged 25 to 64 years old with less than a high school diploma, 30 percent are not participating in the labor force. In contrast, only 11 percent of individuals with a bachelor’s degree or higher are not in the labor force. This data indicates that higher education levels increase the likelihood of employment.

The relationship between education and earnings is clear. As shown in Table MA-45.06, median earnings for La Mesa residents aged 25 years old and above without a high school diploma are $30,127. In contrast, high school graduates earn a median income of $40,990, representing a 36 percent increase. Earnings continue to rise with higher education levels. Those with a bachelor’s degree have median earnings of $78,790, and individuals with a graduate or professional degree have median earnings of $88,766. This data underscores the significant economic benefits of obtaining a high school diploma, college degree, or higher education credential.

Describe the workforce and infrastructure needs of the business community:

Workforce development and infrastructure improvements remain a top priority among community members who provided feedback during the development of the Consolidated Plan.

In the Community Needs Survey, respondents identified business building repairs/improvements, grants and loans to small businesses, and job creation and retention as the top economic development needs in La Mesa. These findings underscore the importance of targeted economic support and infrastructure enhancements to sustain and grow the local economy.

In September 2023, the City Council adopted the 2023-2028 Citywide Strategic Plan, which outlines key areas of focus and strategies to address these priorities. Among the established goals, the City emphasized the importance of investing in infrastructure to meet community needs and expanding economic development opportunities to support local businesses. Key strategies from the Ciyt’s Strategic Plan include:

Attachment A

• Ensure City streets, facilities, and public green spaces are well-maintained; • Support infrastructure improvements that promote all modes of mobility; • Continue Civic Center improvements;
• Pursue capital resources to fund public amenities;
• Improve communication with the public regarding street and facility improvements and Impacts;
• Develop a roadmap to enhance technology resources citywide; and • Develop and enhance parks, trails, and recreational facilities to better serve residents.

Describe any major changes that may have an economic impact, such as planned local or regional public or private sector investments or initiatives that have affected or may affect job and business growth opportunities during the planning period. Describe any needs for workforce development, business support or infrastructure these changes may create.

La Mesa is a much sought-after business location due to its regional centrality and vast transportation network, which includes three major freeways and two trolley lines. The City is served by the Metropolitan Transit System (MTS) bus service and features five trolley stations:

Spring Street, La Mesa Boulevard, 70th Street, Amaya, and Grossmont. This robust transportation network broadens La Mesa’s trade area, enhances its attractiveness to potential employees, and draws more customers and a quality workforce to local businesses.

The City of La Mesa is undertaking a series of significant infrastructure and community improvement projects, as outlined in the 2023-2028 Citywide Strategic Work Plan, to enhance economic opportunities, improve public safety, and elevate the overall quality of life for residents. These initiatives aim to support job creation, business growth, and community vitality.

Efforts to enhance the Downtown Village and other commercial areas include updating the Downtown Village Specific Plan to support thriving economic centers and improving outdoor dining regulations to create vibrant public spaces that benefit businesses. Additionally, the city has allocated $250,000 in ARPA funding to expand its public art program, fostering cultural vibrancy and attracting visitors and businesses alike. In January 2024, the City Council approved funding for three exciting mural projects that have since been completed and are now on display for all to enjoy: The Walkway of the Stars mural update, the Lemon Avenue Parking Lot Mural, and the Collier Park Mural. These vibrant works of art enhance the beauty of public spaces while deterring graffiti.

Infrastructure improvement projects play a key role in La Mesa's strategy. The Lemon Avenue Parking Lot Upgrades will expand parking capacity and increase revenue for Downtown Village businesses. The La Mesa Bike and Sidewalk Connections (LMBSWC) project, funded in part by a Attachment A

$4.0 million Active Transportation Program (ATP) grant awarded by the State of California Department of Transportation through SANDAG's regional ATP allocation, focuses on improving pedestrian and cyclist safety while promoting active transportation. The City is also pursuing capital resources to fund public amenities, such as storm drain replacements, to prevent overflows and enhance infrastructure resilience. Additionally, efforts to improve ADA accessibility will eliminate barriers to mobility and foster inclusive public spaces, further supporting local businesses and residents.

To support small businesses, the city offers the Façade and Property Improvement Grant Program, providing up to $25,000 for exterior enhancements, including new awnings, signage, painting, lighting, and landscaping. This program aims to revitalize commercial properties and elevate the city’s aesthetic appeal. The Façade and Property Improvement Grant Program is now in its fourth year, having completed 25 façade grant projects to date, with another 21 projects currently in process.

Furthermore, in 2019, the La Mesa City Council established the La Mesa Village Enhancement Fund Program. The goal of the program is to support the business community and enhance the vibrancy of the Downtown Village by providing funding for non-profit organizations and businesses to conduct events, promotions, programs, or advertising activities within the boundaries of Parking District Number One. A key program requirement is that applications for funding must demonstrate a community benefit to the businesses in Parking District Number One. The program is funded by 50 percent of annual net parking revenues for each funding cycle of the program.

Currently, over 1,000 housing units are pipelined for development in La Mesa, resulting in a significant number of construction employment opportunities over the next five years. Further, the additional population base resulting from the new housing will provide a ready labor force for potential employers.

Lastly, the City participates on the board of SANDAG. The most significant effort SANDAG is working on is its 5 Big Moves, a long-term vision for a bold new transportation system throughout the County. The 5 Big Moves are:
• Complete Corridors
• Transit Leap
• Mobility Hubs
Attachment A

• Flexible Fleets
• Next Operating System (Next OS)
A redesigned and expansive regional transportation system will undoubtedly bring about economic impacts and affect the workforce and businesses. Further investment through the 5 Big Moves will have a major economic impact on the City.

How do the skills and education of the current workforce correspond to employment opportunities in the jurisdiction?
La Mesa’s employment landscape is characterized by a significant portion of its workforce employed in sectors such as education and health care services, as well as professional, scientific, and management services. These industries often require specialized skills and higher education credentials, contributing to higher earning potential for residents employed in these fields.

Despite the availability of lower-skilled jobs in sectors such as Retail Trade and Arts, Entertainment, and Accommodation, residents with less than a college degree may face challenges in securing higher-paying positions. This disparity is reflected in the higher unemployment rates among individuals without post-secondary education, even amidst the city's relatively low overall unemployment rate of 4.2 percent as of December 2024.

The educational attainment of La Mesa residents is notably high, with a significant majority having completed at least some college. This educational profile, combined with the nature of local employment opportunities, suggests a pattern of residents commuting to surrounding jurisdictions for employment. In contrast, non-residents commute to La Mesa to fill lower-skilled positions.

Describe any current workforce training initiatives, including those supported by Workforce Investment Boards, community colleges and other organizations. Describe how these efforts will support the jurisdiction's Consolidated Plan.

The San Diego Workforce Partnership (SDWP) is a non-profit organization that provides workforce development services and job training programs across the San Diego region, including areas near La Mesa. SDWP operates a network of career centers in partnership with co-located organizations, offering job seekers and businesses a wide range of services. These services include career counseling, upskilling opportunities, and comprehensive support services.

Annually, SDWP serves over 70,000 individuals through its career centers, with one center located in nearby El Cajon, providing accessibility for La Mesa residents.

Attachment A

One of SDWP’s key programs, the Expanded Subsidized Employment (ESE) Program, has been instrumental in helping families achieve financial independence through immediate job placements. This program, operated in collaboration with the County of San Diego, the Public Consulting Group, and Equus, incorporates innovative, team-based case management to support participants’ success in both the short and long term.

By connecting residents with career resources and upskilling opportunities, these efforts contribute to La Mesa’s goals of fostering self-sufficiency and improving economic outcomes for its residents.

Attachment A

Does your jurisdiction participate in a Comprehensive Economic Development Strategy (CEDS)? This section is not applicable, as the City does not participate in a CEDS.

If so, what economic development initiatives are you undertaking that may be coordinated with the Consolidated Plan? If not, describe other local/regional plans or initiatives that impact economic growth.

This section is not applicable, as the City does not participate in a CEDS.

Discussion
Please see above.

Attachment A

MA-50 Needs and Market Analysis Discussion
Are there areas where households with multiple housing problems are concentrated? (include a definition of "concentration")
As stated previously, the four major housing problems recognized by HUD are as follows:
• Substandard Housing Unit – Lacks Complete Kitchen Facilities. A complete kitchen consists of a sink with running water, a stove or range, and a refrigerator. • Substandard Housing Unit – Lacks Complete Plumbing Facilities: Complete plumbing consists of hot and cold running water, a flush toilet, and a bathtub or shower. • Cost-Burdened Household: Monthly housing costs exceed 30 percent of monthly income.

A household is severely cost-burdened if its monthly housing costs exceed 50 percent of its monthly income. Note that, for renters, housing costs include contract rent and utilities. For owners, housing costs include mortgage payments, utilities, association fees, insurance, and real estate taxes.
• Overcrowded Household: More than one person per room. Severe overcrowding is more than 1.5 persons per room.

Attachment A

Figure MA-50.01 is a map indicating census tracts with a concentration of low-income households with any of the four severe housing problems.

Figure MA-50.01: Percentage of Low-Income Households with Any of the Four Severe Housing Problems
Source: U.S. Department of Housing and Urban Development, 2023 Attachment A

Figure MA-50.02 indicates which census tracts have a concentration of cost-burdened households. Collectively, Figures MA-50.01 and MA-50.02 illustrate a correlation between census tracts that have a concentration of households with severe housing problems and households with cost burdens. Note that the severe cost burden (paying more than 50 percent of household income on housing costs) is one of the severe housing problems.

Figure MA-50.02: Percentage of Cost-Burdened Households by Census Tract Source: U.S. Department of Housing and Urban Development, 2023 Attachment A

Are there any areas in the jurisdiction where racial or ethnic minorities or low-income families are concentrated? (include a definition of "concentration") For this analysis, a “racial or ethnic concentration” is any census tract in which a racial or ethnic minority group makes up 10 percent or more of the population than the city as a whole. The racial and ethnic breakdown of La Mesa is as follows:
• White alone: 51.9%
• Hispanic or Latino (of any race): 27.9%
• Two or More Races: 5.6%
• Asian alone: 6.0%
• Black/African American alone: 8.1%
• Native Hawaiian and Other Pacific Islander alone: 0.2% Figure MA-05.03 depicts the non-white percentage of the population in each census tract in the city. The non-white population comprises approximately 48 percent of the city's population, so a census tract with a percentage of non-white population greater than 58 percent indicates a concentration of racial or ethnic minorities. These tracts are represented in darker shades of pink.

Attachment A

Figure MA-50.03: Percentage of Non-White Population by Census Tract Source: Opportunity Atlas, 2010
Figure MA-50.04 indicates census tracts with a concentration of households with low incomes (earning below 80 percent of the HAMFI).

Attachment A

Figure MA-50.04: Concentration of Low-Income Households by Census Tracts Source: U.S. Department of Housing and Urban Development, 2023 What are the characteristics of the market in these areas/neighborhoods? The census tract south of University Avenue in southern La Mesa has a relatively high percentage of ELI households and non-White population. The socioeconomic data reflect these concentrations. According to the Opportunity Atlas, it has the second-highest poverty rate in the city (17 percent) and the lowest median household income ($40,000).

All but three census tracts south of Interstate 8 include more than 67 percent of low-income households with one of the four severe housing problems. The median household income ranges from $40,000 to $78,000. The poverty rate ranges from 8 to 18 percent.

Attachment A

Are there any community assets in these areas/neighborhoods? The neighborhood just south of University Avenue is mainly residential. This area also includes the La Mesa Springs Shopping Center in the northern corner of the census tract. The Helix Charter High School and the La Mesa Dale Elementary School are in the southern corner of the census tract. The other census tracts south of Interstate 8 include a variety of shopping centers, parks, and schools.

Are there other strategic opportunities in this area?
One of the City’s goals identified within this Consolidated Plan is public facilities and infrastructure.

Many of the block groups within this area have been identified as CDBG-qualified block groups for those types of projects. Therefore, during the annual funding process, the City can allocate CDBG funding to public facilities and infrastructure improvement projects.

Attachment A

MA-60 Broadband Needs of Housing Occupied by Low- and Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)
Describe the need for broadband wiring and connections for households, including low- and moderate-income households and neighborhoods.

HUD guidelines require all Consolidated Plans to include a discussion on the broadband needs of the jurisdiction and the prevalence of the digital divide, defined as the gap between households with access to computers and the internet on a regular basis and those who do not. In preparing the Consolidated Plan, the City used data from the Federal Communications Commission (FCC) to estimate the number of households with and without internet access.

The Internet is an essential communications and information tool, enabling users to benefit from the growing interconnectedness of business, education, commerce, and daily activity. Reliable internet access is increasingly recognized as a necessity for thriving in today’s economic environment. Communities without broadband access face significant challenges in keeping pace with the rest of the country, as limited connectivity hinders their residents’ ability to access educational and entrepreneurial opportunities online. The issue is particularly pronounced in low to moderate-income areas, where economic opportunities are already limited. Research indicates a strong correlation between expanded high-speed internet access and improved educational and employment prospects, especially in small cities and rural communities.

To assess the digital divide, the City included a question in its Community Needs Survey that asked residents to rank the importance of infrastructure needs in La Mesa. Approximately 45 percent of respondents stated that increasing access to broadband internet is a high-priority need in the city.

Attachment A

Figure MA-60.01 shows broadband access across La Mesa, where broadband is defined as service with download speeds of 25 megabits per second (Mbps) and upload speeds of 3 Mbps (25/3 Mbps). As shown in the map, significant gaps in broadband coverage are minimal.

Figure MA-60.01: Map of Broadband Access
Source: California Interactive Broadband Map (data as of December 31, 2021) Attachment A

In March 2024, the U.S. Federal Communications Commission (FCC) raised its benchmark for highspeed fixed broadband from 25/3 Mbps to download speeds of 100 Mbps and upload speeds of 20 Mbps (100/20 Mbps). Figure MA-60.02 shows that 100 percent of units in La Mesa have access to high-speed fixed broadband with speeds of at least 100/20 Mbps.

Figure MA-60.02: Units with Fixed Broadband Access in La Mesa Source: Federal Communications Commission (data as of June 30, 2024) Attachment A

Figure MA-60.03 shows the top 10 fixed broadband providers in La Mesa and the percentage of units served by each provider.

Figure MA-60.03: Top 10 Fixed Broadband Providers in La Mesa Source: Federal Communications Commission (data as of June 30, 2024) Describe the need for increased competition by having more than one broadband Internet service provider serve the jurisdiction.

As shown in Figure MA-60.03, multiple broadband providers serve La Mesa. Having a variety of broadband internet providers fosters competition, which often leads to improved service quality, lower prices, and greater innovation in technology. It gives consumers more choices, enabling them to select a provider that best meets their needs in terms of speed, reliability, and cost.

Multiple providers can also increase network resilience, as alternative options ensure connectivity in case of service disruptions. This competitive landscape drives providers to continually enhance their offerings, ultimately benefiting both residential and business users with better overall internet services.

Attachment A

MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
Describe the jurisdiction’s increased natural hazard risks associated with climate change.

Like many Southern California communities, La Mesa is experiencing increased natural hazard risks associated with climate change. The region has seen an increase in extreme heat. Additionally, wildfires associated with higher temperatures and droughts have increased in frequency, longevity, and severity, resulting in a higher number of poor air quality days. Water availability has become scarcer due to more frequent and intense droughts and is further exacerbated by a decrease in stormwater runoff, negatively impacting the agricultural sector.

To address these challenges, the City of La Mesa has proactively implemented a range of adaptation and resilience measures. The City adopted a Climate Action Plan (CAP) in March 2018 to develop a long-range roadmap to reduce greenhouse gas (GHG) emissions in the categories of energy, transportation, solid waste, water, and green infrastructure. These efforts help drive down harmful emissions and support La Mesa’s vision of a community with a safe and healthy environment. The CAP committed the City to amend the plan every five years to reflect inventory and projection updates, measure revisions or additions, and identify pathways towards achievement of future targets. The most recent Climate Action Plan Update was presented to the City Council and adopted on November 26, 2024.

Describe the vulnerability to these risks of housing occupied by low- and moderate-income households based on an analysis of data, findings, and methods.

Low- and moderate-income households in La Mesa are particularly vulnerable to natural hazards exacerbated by climate change, such as wildfires and extreme heat. These households often reside in older or less resilient housing structures that may lack modern safety features, including adequate insulation, fire-resistant materials, or structural reinforcements, increasing their susceptibility to damage during natural disasters. Additionally, LMI households may be situated in areas more prone to environmental risks, such as low-lying zones susceptible to flooding or regions near wildland-urban interfaces where wildfire risks are heightened. Financial constraints further limit these households' ability to invest in protective measures like floodproofing, fire-resistant upgrades, or air conditioning to mitigate extreme heat, and they may lack sufficient insurance or savings for post-disaster recovery. Social vulnerability indices and hazard-specific risk modeling consistently identify LMI households as among the most at-risk populations in Southern California, considering factors like income, housing tenure, and access to transportation, which influence their capacity to prepare for and recover from disasters. Addressing these vulnerabilities is crucial for enhancing the resilience of LMI households in La Mesa to the growing challenges posed by climate change.

Attachment A

Strategic Plan
SP-05 Overview
Strategic Plan Overview
The Strategic Plan is a guide for the City of La Mesa to establish primary objectives for CDBG funding over the next five years, beginning July 1, 2025, to June 30, 2029. The priority needs and goals established in this Strategic Plan are based on the Needs Assessment and Market Analysis of this Consolidated Plan.

Ultimately, the Strategic Plan will help achieve the City’s Consolidated Plan goals by guiding investments in La Mesa’s LMI communities. The goals are:
• Goal 1 – Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. • Goal 2 – Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services. • Goal 3 – Prevent and address homelessness by promoting access to reliable, high-quality services, including mental health services and housing resources. • Goal 4 – Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.

The City’s Strategic Plan proposes projects and activities to meet the priorities described in the Consolidated Plan. It describes eligible programs, projects, and activities to be undertaken with anticipated funds made available over the next five years and their relationship to identified needs for infrastructure, housing, homelessness, and community and economic development.

These activities estimate the number of individuals and types of families that will benefit from the proposed activities, including special local objectives and priority needs. The projected use of funds identifies the proposed accomplishments.

The City will receive an annual funding allocation of approximately $446,016 in CDBG funds over the Consolidated Plan period.

Attachment A

SP-10 Geographic Priorities - 91.415, 91.215(a)(1)
Geographic Area
Table 1 - Geographic Priority Areas
Not applicable.

General Allocation Priorities
As a relatively small jurisdiction, the City will not be allocating funding on a geographic basis.

Funding will be provided for activities and programs, as well as their alignment with the Consolidated Plan priorities and goals. However, some activities must occur within CDBG-eligible block areas. Below are the CDBG Eligible Areas in grey that are eligible for place-based CDBG activities.

Figure SP-10.01: CDBG Eligible Areas
Attachment A

SP-25 Priority Needs - 91.415, 91.215(a)(2)
Priority Needs
Table SP-25.01: Priority Needs Summary
1 Priority
Need
Name
Improve Facilities and Infrastructure
Priority
Level High
Population Extremely Low
Low
Moderate
Non-housing Community Development
Geographic
Areas
Affected
City of La Mesa
Associated
Goals
Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city.

Description Improve and provide public and community facilities, and make necessary infrastructure improvements to serve low- and moderateincome persons.

Attachment A

Basis for
Relative
Priority
The highest priority for CDBG funding is capital improvements in lowerincome neighborhoods or in areas that benefit presumed low-income clients. The City has consistently committed approximately 80 percent of CDBG program funds to qualifying capital improvement projects that create long-lasting neighborhood and community benefits. Possible improvement projects for consideration include ADA upgrades and street and sidewalk improvements.
2 Priority
Need
Name
Fair Housing
Priority
Level High
Population Extremely Low
Low
Moderate
Geographic
Areas
Affected
City of La Mesa
Associated
Goals
Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services.

Description Provide fair housing services to foster equal housing opportunities.

Attachment A

Basis for
Relative
Priority
Each year, the City must certify to HUD that the City is "affirmatively furthering fair housing." To promote fair housing in the community, the City contracts with a fair housing service provider to provide fair housing outreach, education, investigation, and counseling services. Currently, the Center for Social Advocacy (CSA) of San Diego County operates the City's fair housing program. The contract with CSA San Diego County helps the City meet this requirement of CDBG program implementation without the need to hire specialized staff expertise. The City's contribution to CSA San Diego County, combined with that of several other local jurisdictions, including the cities of El Cajon, Santee, National City, and Chula Vista, supports this organization and furthers fair housing goals within La Mesa and the region. 3 Priority
Need
Name
Planning and Administration
Priority
Level
High
Population Other
Geographic
Areas
Affected
City of La Mesa
Associated
Goals
Planning and Administration of programs and all goals.

Description Program regulations allow the expenditure of up to 20 percent of the annual allocation to support program administration and planning activities. For the past two years, the City has committed close to 15 percent of the annual grant to fund staff administering the CDBG program.

Basis for
Relative
Priority
Compliance with all HUD Consolidated Plan and CDBG program regulations is a requirement for participation in this program.

Attachment A

4 Priority
Need
Name
Homeless Services
Priority
Level
High
Population Chronic Homelessness
Individuals
Families with Children
Mentally Ill
Geographic
Areas
Affected
City of La Mesa
Associated
Goals
Homeless Services
Description Create programs to prevent and address homelessness and provide access to services.

Basis for
Relative
Priority
During the development of the Consolidated Plan, residents were asked to rank the relative importance of housing and community development needs in a survey. Additional needs were also identified at the Community Forum, including the need for mental health services and homelessness prevention services. Addressing homelessness is a high priority for the City. The Homeless Outreach and Mobile Engagement (HOME) Program was expanded in 2024 from two employees to four to ensure La Mesa’s unsheltered population is reached and connected to services. 5 Priority
Need
Name
Public and Community Services
Priority
Level Low
Attachment A

Population Extremely Low
Low
Moderate
Large Families
Families with Children
Elderly
Persons with Mental Disabilities
Persons with Physical Disabilities
Persons with Developmental Disabilities
Geographic
Areas
Affected
City of La Mesa
Associated
Goals
Provide local community services to support low- and moderate-income households.

Description Assist in the provision of needed public and community services for low- and moderate-income persons and those with special needs.

Basis for
Relative
Priority
The City is committed to creating a thriving community where everyone feels at home. The City provides a variety of vital public and community services through capital improvement investments, park and recreational amenities, and the provision of funding to assist businesses through the La Mesa Entrepreneurship Accelerator Program (LEAP) and the Façade and Property Improvement Grant Program. In alignment with HUD’s recommendation to not allocate funding less than $5,000 to Social Service providers due to the level of monitoring and paperwork required to make these programs, the City has prioritized the use of CDBG funding within the high-priority areas of improving facilities and infrastructure, fair housing, and program planning and administration.
6 Priority
Need
Name
Conserve the Housing Stock
Attachment A

Priority
Level Medium
Population Extremely Low
Low
Moderate
Large Families
Families with Children
Elderly
Frail Elderly
Persons with Physical Disabilities
Geographic
Areas
Affected
City of La Mesa
Associated
Goals
Conserve the Housing Stock
Description Conserve the existing single-family and multi-family housing stock.

Basis for
Relative
Priority
A small amount of program income funding is set aside to cover the staff cost for monitoring the loan portfolio and processing loan payoff paperwork. Program income resulting from rehabilitation loan payoffs in excess of the amount needed to fund portfolio management will be committed to other CDBG-eligible projects. Additionally, the City intends to implement programs that include the maintenance and preservation of our existing housing stock while preserving affordable housing units in the community to maintain adequate housing opportunities for residents.

Attachment A

SP-35 Anticipated Resources - 91.420(b), 91.215(a)(4), 91.220(c)(1,2) Introduction Anticipated Resources
Table SP-35.01: Anticipated Resources
Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder
of
Consolidated
Plan
$
Narrative
Description
Annual
Allocation
$
Program
Income
$
Prior Year
Resources
$
Total
$
CDBG Federal Acquisition,
Administration,
and Planning,
Economic
Development,
Housing,
Public
Improvements,
Public Services
446,016 0 35,000 505,676 1,784,064 Estimated
amount
Over the
planning
period, the
budget is
based on
anticipated
annual
funding of
$446,016.

Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied While the CDBG program does not require matching funds, CDBG funds offer excellent opportunities to leverage private, local, state, and other federal funds to allow for the provision of public service activities. For example, many State housing programs have scoring criteria that reward applicants who have matching funds. In the past, La Mesa has been extremely successful in garnering matching infrastructure and transportation funds, and it will continue to seek such opportunities in the future, especially through SANDAG’s TransNet funds, Caltrans HSIP and ATP funds, and local funds from La Mesa Park & Recreation Foundation.

Attachment A

If appropriate, describe publicly owned land or property located within the state that may be used to address the needs identified in the plan
As the housing crisis has worsened in California, utilizing publicly owned land for affordable housing development has become an increasingly popular policy solution. In January 2019, Governor Gavin Newsom issued an Executive Order directing State agencies to inventory and assess surplus State properties for their development potential. Unfortunately, the State owns just seven surplus properties, resulting in 25 total acres, in San Diego County (none are in La Mesa). At this time, city-owned land has not been identified for use to address the needs identified in the plan. However, the City regularly reviews its real estate portfolio and assesses how properties may be best used.

Attachment A

SP-40 Institutional Delivery Structure - 91.415, 91.215(k) Explain the institutional structure through which the jurisdiction will carry out its consolidated plan, including private industry, non-profit organizations, and public institutions.

Table SP-40.01: Institutional Delivery Structure
Responsible Entity Responsible Entity
Type
Role Geographic Area
Served
City of La Mesa Government Lead Agency CDBG
Administration
Jurisdiction
County of San Diego
Housing and
Community
Development
Public Housing
Authority
HOME Lead Agency:

PHA
Region
Regional Task Force
on the Homeless
Continuum of Care CoC Region
Assess of Strengths and Gaps in the Institutional Delivery System While only a few entities have formal roles in administering HUD’s entitlement programs, the City, as the lead CDBG agency, must work with a host of stakeholders to coordinate activities and achieve the goals of the Consolidated Plan. These include other City departments, various government agencies, businesses, nonprofit organizations, service providers, sub-recipients, and more. Continuous communication and coordination are essential, especially as new resources become available and new challenges emerge.

A primary gap in the service delivery system that has been identified in the smaller cities of East County, such as the City of La Mesa, is that there is a limited number of providers and resources to support the region. To address this gap, the City collaborates with larger entities within the region. The County of San Diego Housing Authority operates the Section 8 rental assistance program within the City of La Mesa through an agreement with the City. The City participates in the HOME program as a member of the San Diego County HOME Consortium. The Consortium Attachment A

program, administered by the County Department of Housing and Community Development, assists eligible, low-income, first-time homebuyers.

Availability of services targeted to homeless persons and persons with HIV and mainstream services
Table SP-40.02: Homelessness Prevention Services Summary Homelessness Prevention Services Available in the
Community
Targeted to Homeless Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X
Legal Assistance X
Mortgage Assistance X
Rental Assistance X X
Utility Assistance
Street Outreach Services
Law Enforcement X
Mobile Clinics
Other Street Outreach Services X
Supportive Services
Alcohol & Drug Abuse
Child Care
Education X
Employment and Employment
Training
X
Healthcare X
Attachment A

HIV/AIDS
Life Skills
Mental Health Counseling X
Transportation X
Other
Other
Describe how the service delivery system including, but not limited to, the services listed above meet the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) The city works with the City of La Mesa HOME Team, county, and RTFH as regional partners to address homelessness. The last Point in Time count showed a slight reduction (67-61) in homelessness in La Mesa. While the city’s resources are limited, it is committed to partnering with nonprofit service providers to fill service gaps.

Describe the strengths and gaps of the service delivery system for special needs population and persons experiencing homelessness, including, but not limited to, the services listed above The County of San Diego supports a wide range of services that are available to La Mesa residents. The County’s Aging and Independent Services supports activities for older adults in La Mesa. In addition, mental health counseling and treatment, residential and non-residential alcohol/drug recovery services, juvenile diversion, child abuse prevention, and public health services are all provided through the county and local nonprofit organizations supported with county funds.

The County’s Health and Human Services Agency (HHSA) and the Housing and Community Development Department are also integral to La Mesa achieving its goal of reducing Attachment A

homelessness. These agencies administer the HOME and ESG programs and offer many healthcare services.

Provide a summary of the strategy for overcoming gaps in the institutional structure and service delivery system for carrying out a strategy to address priority needs Opportunities to fill gaps continue to emerge at the State level. New financial resources and a more concerted focus on homelessness as an issue may provide local organizations with more tools to address homelessness. Through its partnership with the CoC, the County, and nonprofit partners, the City will continue to work diligently to fill gaps and reduce homelessness. Through its commitment and dedication, the CoC, along with its supporting agencies, will continue to strategize and implement best practices. Ultimately, this will provide homeless individuals with a home of their own.

Attachment A

SP-45 Goals - 91.415, 91.215(a)(4)
Goals Summary Information
Table SP-45.01: Goals Summary
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator
1 Improve
Facilities and
Infrastructure
2025 2029 Non-Housing
Community
Development
City of La
Mesa
Improve
Facilities and
Infrastructure
CDBG:
$1,729,740
Public Facility or
Infrastructure
Activities other
than
Low/Moderate
Income Housing
Benefit: 28,530
persons
assisted
2 Fair Housing 2025 2029 Affordable
Housing
Non-Homeless
Special Needs
City of La
Mesa
Fair Housing CDBG:
$150,000
Public service
activities other
than
Low/Moderate
Income Housing
Benefit: 500
persons
assisted
3 Planning and
Administration
2025 2029 Administration City of La
Mesa
Planning and
Administration
CDBG:
$250,000
4 Homeless
Services
2025 2029 Homeless City of La
Mesa
Homeless
Services
Public Service
activities other
than
Low/Moderate
Income Housing
Benefit: 100
Attachment A

persons
assisted
5 Public and
Community
Services
2025 2029 Non-Homeless
Special Needs
City of La
Mesa
Public and
Community
Services
Public Service
activities other
than
Low/Moderate
Income Housing
Benefit: 100
persons
assisted
6 Conserve the
Housing Stock
2025 2029 Affordable
Housing
City of La
Mesa
Planning and
Administration
CDBG:
30,000
Goal Descriptions
1 Goal Name Improve Facilities and Infrastructure
Goal
Description
Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. 2 Goal Name Fair Housing
Goal
Description
Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services. 3 Goal Name Planning and Administration
Attachment A

Goal
Description
Program regulations allow the expenditure of up to 20 percent of the annual allocation to support program administration and planning activities. For the past two years, the City has committed about 15 percent of the annual grant to fund staff and other administrative costs.
4 Goal Name Homeless Services
Goal
Description
Prevent and address homelessness by promoting access to reliable, high-quality services, including mental health services and housing resources. 5 Goal Name Public and Community Services
Goal
Description
Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.
6 Goal Name Conserve the Housing Stock – Planning and Administration Goal
Description
Conserve the existing single-family and multi-family housing stock.

Estimate the number of extremely low-income, low-income, and moderate-income families to whom the jurisdiction will provide affordable housing as defined by HOME 91.315(b)(2) The City does not receive HOME funding. However, through HOME funding, the City participates in the County of San Diego's HOME Consortium (HOME Consortium), which includes the Cities of Carlsbad, Encinitas, La Mesa, San Marcos, Santee, and Vista. Forming a consortium is a way for local governments that would not otherwise qualify for funding to join with other contiguous units of local government to directly participate in the HOME Investment Partnerships Program (HOME) program. The County of San Diego's Housing Authority serves as the City's public housing authority.

Attachment A

SP-65 Lead-based Paint Hazards - 91.415, 91.215(i)
Actions to address LBP hazards and increase access to housing without LBP hazards The Lead‐Based Paint (LBP) regulations affect a variety of housing and community-based programs. The process for identifying and resolving LBP issues varies depending on the amount of assistance and the type of program affected. The most common actions that need to be taken are:
• Lead Hazard Evaluation – a risk assessment, paint testing, or a combination of these to determine the presence of LBP hazards or lead‐based paint in properties built prior to 1978.
• Lead Hazard Reduction – activities designed to reduce or eliminate exposure to LBP hazards through methods including interim controls, standard treatments, or abatement. • Clearance – an activity conducted following LBP hazard reduction activities to determine that the hazard reduction activities are complete.

Approximately 82 percent of the City’s housing units were constructed over 30 years ago. The age of the City’s housing stock indicates a potential need for continued code enforcement, property maintenance, and housing rehabilitation programs to stem housing deterioration. An important method for mitigating LBP risks is modernizing the housing stock. This means producing new affordable units that will increase access to housing without lead‐based paint hazards. This is a slow process, however, so the County’s Health and Human Services Agency offers a lead poisoning prevention program that County residents can access.

The City of La Mesa Building Department provides information to the public regarding the implementation of lead-based paint regulations promulgated by the Environmental Protection Agency. A handout notifies building department customers of the requirement to hire a leadcertified contractor. A slide with contact information for the EPA lead safe housing program, and the need to hire a qualified contractor is on the city’s government access television station and posted on the city’s website.

How are the actions listed above integrated into housing policies and procedures? Lead-based paint information has been placed on the City’s website, including the new Environmental Protection Agency Lead-Safe Certification Program rules regarding residential renovation and links to the San Diego County Health Department’s Childhood Lead Poisoning Attachment A

Prevention Program. A countertop brochure provides lead-safe information at the Building/Planning/Engineering public counter at City Hall.

Attachment A

SP-70 Anti-Poverty Strategy - 91.415, 91.215(j)
Jurisdiction Goals, Programs and Policies for reducing the number of Poverty-Level Families The policies of the county, state, and federal governments generally have a much greater impact related to poverty levels. However, the city of La Mesa places a high priority on economic development, which includes retaining and expanding local business opportunities. Providing a full spectrum of jobs in the community could have a positive impact on very low-income families.

Based on the latest ACS data, approximately 11.7 percent of La Mesa residents are living at or below the federal poverty level. This is lower than both California’s and the nation’s rates, but any amount of poverty must be addressed. Many issues related to poverty are outside of the City’s reach, but the City will utilize all available tools and resources to assist those residents living at or below the federal poverty level.

A major partner in reducing poverty in La Mesa is the County, which administers the CalWORKs Program. CalWORKs provides cash aid to needy families to cover the cost of essentials like housing, healthcare, and clothing. It also supports job training through the County and the Community College Districts. The County also administers CalFresh, the federally funded food assistance program that is widely regarded as one of the most impactful anti-poverty programs in the country. The program has demonstrated positive economic impacts, improved health outcomes, and decreased food insecurity.

How are the Jurisdiction’s poverty-reducing goals, programs, and policies coordinated with this affordable housing plan?
The City adopted an Affordable Homes Bonus Program to implement a State density bonus program to incentivize housing development across all income levels. The program is popular with market-rate developers eager to achieve additional housing density. The City has also adopted and regularly updates ADU and JADU ordinances to comply with State regulations.

Interest in ADU development remains high and will continue to be an effective tool for providing naturally affordable housing for the foreseeable future. The City does not charge sewer connection fees for ADUs, waives sewer fees for any deed-restricted affordable unit, and waives sewer and park fees for all units in 100 percent deed-restricted affordable projects.

The City continues to work to develop and improve this program, which will further expedite the ADU application and permit issuance process. It is expected that this new process, coupled with the City’s $2,000 ADU waiver of incurred City building permit fees, will further encourage the construction of even more ADUs in La Mesa.

Attachment A

In 2022, the City adopted policies allowing for two-unit development and urban lot splits in singlefamily zones consistent with State law. Other ongoing policy updates to promote housing affordability are planned over the next six years as part of the City’s Housing Element implementation.

The Housing Element includes housing affordability and fair housing (AFFH) goals consistent with strategic plan goals set forth in the Consolidated Plan.

Attachment A

SP-80 Monitoring - 91.230
Describe the standards and procedures that the jurisdiction will use to monitor activities carried out in furtherance of the plan and will use to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
In the past, the San Diego Housing Commission administered a first-time home buyer program for La Mesa residents, and a number of loans to La Mesa households under the former and current programs remain outstanding. Homebuyer assistance is now available to La Mesa residents through San Diego County Housing and Community Development. The City also issued loans to lower-income homeowners through a CDBG Housing Rehabilitation Program, of which four (4) loans are outstanding. The remaining balance of the Housing Rehabilitation loans is $117,017. Funds are available upon loan refinancing or loan payoff. No activity on these loans has occurred in the last two years.

City staff is responsible for monitoring compliance with CDBG and HOME program regulations.

When a loan is paid off, the City generates a small amount of HOME program income from its rehabilitation loan portfolio. This responsibility starts at the time projects are proposed for funding. All funded projects have been screened for compliance with the national objective and the list of eligible activities.

Staff conducts the environmental review as soon as an adequate project description is available.

This assures that environmental compliance is completed prior to the expenditure of funds.

Capital improvement projects require compliance with prevailing wage law. The staff has developed an attachment to the bid documents that includes information about Davis/Bacon, Fair Labor Standards Provisions, and Section 3 requirements. Engineering Department staff also perform field interviews of workers on the job site and review the certified payroll reports.

Each sub-grantee has a standard contract and a specialized statement of work based on the services provided. Submittal of quarterly progress reports is required prior to payment of invoices. Periodically, staff visits the offices of the sub-grantees to monitor contract compliance.

Staff uses a checklist provided by HUD to cover all relevant topics during the monitoring visit.

The City’s Finance Department operates a financial management system that maintains control over grant expenditures and reporting. The City uses the Integrated Disbursement and Information System (IDIS) to draw down funds and report accomplishments. These two financial management systems provide fiduciary oversight of the CDBG Program.

Attachment A

Expected Resources
AP-15 Expected Resources - 91.420(b), 91.220(c)(1,2)
Introduction Anticipated Resources
Table AP-15.01: Expected Resources – Priority Table
Program
Source
of
Funds
Uses of
Funds
Expected Amount Available Year 1 Expected
Amount
Available
Remainder
of
Consolidated
Plan
$
Narrative
Description
Annual
Allocation
$
Program
Income $
Prior Year
Resources
$
Total
$
CDBG Federal 446,016 0 35,000 505,676 1,784,064
Estimated
amount
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied The City has been successful in obtaining grants and identifying other funds to commit to Consolidated Plan priorities for capital improvement projects. In 2021, the City received $3 million in State Parks and Recreation funding for Collier Park Master Plan improvements. La Mesa Park & Recreation funds were also used to resurface and restripe the tennis court in Collier Park for dual use as a pickleball court. The Collier Park Project was completed in FY 2024-2025.

In recent years, the City has received $10.4 million in grant funding towards bike and pedestrian infrastructure improvements, much of which has been located in low-moderate income neighborhoods or adjacent to schools serving low-moderate income areas. The West La Mesa Street Improvement Project, a $6 million undertaking, completed a new road, Junior High Drive, Attachment A

completed missing sidewalk links, and provided over five miles of new Class II or Class III bike lanes adjacent to Helix High School and La Mesa Arts Academy, which are within walking distance of and served by surrounding CDBG-eligible.

In FY 2018-19, the City received four Highway Safety Improvement Program (HSIP) Grants through Caltrans totaling $1,014,000, two Active Transportation In FY 2018-19, the City received four HSIP grants totaling $1,014,000, two Active Transportation Program (ATGP) Capital Grants totaling $625,000, and one SANDAG Smart Growth Incentive Program Planning Grant for $169,000. These awarded funds will be used to install active transportation infrastructure.

In 2022, the City received a California Department of Parks and Recreation Local Assistance Program grant totaling $500,000 to fund the School and Park Mobility Access Improvements Projects. The grant promotes safe walking and biking by providing sidewalks and bike lanes. The projects will encourage active transportation options through the planning and development of safe, active transportation infrastructure and facilities in the City. The City has also programmed $100,000 in the 2025 Regional Transportation Improvement Program for the projects.

If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan Activities to be funded include drainage and street improvements in a residential street in the heart of a low/moderate income neighborhood and sidewalk improvements in the public rightof-way in low/moderate neighborhoods. Future capital improvement projects will be similarly located in public facilities and right-of-way.

Attachment A

Annual Goals and Objectives
AP-20 Annual Goals and Objectives - 91.420, 91.220(c)(3)&(e) Goals Summary Information
Table AP-20.01: Goals Summary
1 Improve
Facilities and
Infrastructure
2025 2029 Non-Housing
Community
Development
City of La
Mesa
Improve
Facilities and
Infrastructure
CDBG:
$1,729,740
Public Facility or
Infrastructure
Activities other
than
Low/Moderate
Income Housing
Benefit: 28,530
persons assisted
2 Fair Housing 2025 2029 Affordable
Housing
Non-Homeless
Special Needs
City of La
Mesa
Fair Housing CDBG:
$150,000
Public service
activities other
than
Low/Moderate
Income Housing
Benefit: 500
persons assisted
3 Planning and
Administration
2025 2029 Administration City of La
Mesa
Planning and
Administration
CDBG:
$250,000
4 Homeless
Services
2025 2029 Homeless City of La
Mesa
Homeless
Services
CDBG:
$120,000
Public Service
activities other
than
Low/Moderate
Attachment A

Income Housing
Benefit: 100
persons assisted
5 Public and
Community
Services
2025 2029 Non-Homeless
Special Needs
City of La
Mesa
Public and
Community
Services
Public Service
activities other
than
Low/Moderate
Income Housing
Benefit: 100
persons assisted
6 Conserve the
Housing Stock
2025 2029 Affordable
Housing
City of La
Mesa
Planning and
Administration
CDBG:
30,000
Attachment A

Goal Descriptions
1 Goal Name Improve Facilities and Infrastructure
Goal
Description
Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. 2 Goal Name Fair Housing
Goal
Description
Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services. 3 Goal Name Planning and Administration
Goal
Description
Program regulations allow the expenditure of up to 20 percent of the annual allocation to support program administration and planning activities. For the past two years, the City has committed about 15 percent of the annual grant to fund staff and other administrative costs.
4 Goal Name Homeless Services
Goal
Description
Prevent and address homelessness by promoting access to reliable, high-quality services, including mental health services and housing resources. 5 Goal Name Public and Community Services
Goal
Description
Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.
6 Goal Name Conserve the Housing Stock – Planning and Administration Goal
Description
Conserve the existing single-family and multi-family housing stock.

Attachment A

AP-35 Projects - 91.420, 91.220(d)
Introduction
This plan outlines the steps that the City of La Mesa will take to address the city's housing and community development needs. The plan includes a listing of activities the City will undertake during FY 2025-2026 (July 1, 2025, through June 30, 2026) that utilize CDBG funds. For FY 2025- 26, the City has a total CDBG allocation of $456,031 and $35,798.95 prior year funds.

Table AP-35.01: Project Information
# Project Name
1 Tower Street Mobility Access Improvements
Project
2 Fair Housing (CSA San Diego County)
3 Program Administration
4 Housing Rehabilitation Loan Program
Administration
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs
The primary obstacle to meeting underserved needs is the lack of financial and staff resources.

Each year, the City of La Mesa City Council selects high-priority projects for funding. Other projects, which are high priority and are important to the City’s community development goals, are not funded. Despite the small level of financial resources, the City of La Mesa strives to successfully complete at least one high-priority community development project each year.

Attachment A Page 100 of 110

AP-38 Project Summary
Project Summary Information
1 Project Name Tower Street Mobility Access Improvements Project Target Area N/A
Goals Supported Improve Facilities and Infrastructure
Needs Addressed Improve Facilities and Infrastructure
Funding CDBG: $ 405,829.95
Description The City’s Sidewalk Master Plan Map categorizes streets in three ways: (1) streets where a sidewalk currently exists, (2)streets where a sidewalk does not currently exist but is planned for the future, and (3) streets where a sidewalk does not currently exist and is not planned for the future. Tower Street between 70th Street and 68th Street is located within an eligible neighborhood. It is identified on the Sidewalk Master Plan as a street where the sidewalk does not currently exist but is planned for the future.

Target Date
The design is anticipated to be completed by December 2025.

Construction is anticipated to be completed by December 2026.

Estimate the number
and type of families
An estimated 5,500 persons are expected to benefit from this activity.

Attachment A Page 101 of 110

that will benefit from
the proposed activities
Location Description
Planned Activities Sidewalk was constructed on the south side of Tower Street in 2018.

The project includes the design and construction of a sidewalk on the north side of the street and Class 3 bike lanes on both sides of the street.
2 Project Name Fair Housing (CSA San Diego County)
Target Area Tower Street
Attachment A Page 102 of 110

Goals Supported Fair Housing
Needs Addressed Fair Housing
Funding CDBG: $30,000
Description The Center for Social Advocacy (CSA) of San Diego County provides fair housing services to the City.

Target Date On-going
Estimate the number
and type of families
that will benefit from
the proposed activities
An estimated 100 persons are expected to benefit from this activity per year.

Location Description Citywide
Planned Activities Each year, the City must certify to HUD that the City is affirmatively furthering fair housing. The contract with CSA San Diego County helps the City meet this CDBG implementation requirement. The City's contribution to CSA, combined with that of several other jurisdictions, including the Cities of El Cajon, Santee, National City, and Chula Vista, supports this organization and furthers fair housing goals within La Mesa and the region.
3 Project Name Program Administration
Target Area City-wide
Goals Supported Planning and Administration
Needs Addressed Planning and Administration
Attachment A Page 103 of 110

Funding CDBG: $50,000
Description CDBG Administration is the responsibility of the Housing Division of the Community Development Department.

Target Date On-going
Estimate the number
and type of families
that will benefit from
the proposed activities
n/a
Location Description City-Wide
Planned Activities Administrative activities include preparing annual plans and reports, public outreach, environmental review of projects, labor compliance monitoring, contract administration, subrecipient monitoring, and fair housing testing. Staff also maintains and updates the map of low- to moderate-eligible areas.
4 Project Name Housing Rehabilitation Loan Program Administration Target Area City-wide
Goals Supported Planning and Administration
Conserve the Housing Stock
Needs Addressed Planning and Administration
Funding CDBG: $6,000
Description
The Housing Rehabilitation program was discontinued in 2011 following the recommendation of HUD. A small amount of program income funding is set aside to cover the staff cost for monitoring the loan portfolio and processing loan payoff paperwork. Program income resulting from rehabilitation loan payoffs in excess of the Attachment A Page 104 of 110

amount needed to fund portfolio management will be committed to other CDBG-eligible projects. Additionally, the City intends to implement programs that include the maintenance and preservation of our existing housing stock while preserving affordable housing units in the community to maintain adequate housing opportunities for residents.

Target Date On-going
Estimate the number
and type of families
that will benefit from
the proposed activities

Location Description City-wide
Planned Activities Although no new loans are being granted, there are administrative costs associated with monitoring the loan portfolio and processing loan payoff paperwork.

Attachment A Page 105 of 110

AP-50 Geographic Distribution - 91.420, 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed Geographic Distribution
The City is committed to a policy that uses CDBG funds to construct public improvements that benefit lower-income neighborhoods or special needs populations. While there is some overlap between lower-income neighborhoods and neighborhoods with minority concentrations, the City does not use minority concentration as a basis for the distribution of assistance.

Table AP-50.01: Geographic Distribution
Target
Area
Percentage of
Funds
Rationale for the priorities for allocating investments geographically Priorities for allocation are a result of various community outreach efforts and consultation meetings developed under the Citizen Participation process and approved by the La Mesa City Council. Generally, the needs have been determined to be improvements to aging infrastructure systems, park improvements, and affordable housing. The small size of the community (nine square miles) precludes the need to establish specific Target Areas.

Attachment A Page 106 of 110

AP-85 Other Actions - 91.420, 91.220(k)
Introduction
Program goals established in the 2025-2029 Consolidated Plan, which form the basis for establishing objectives and outcomes in the 2025-2026 One-Year Action Plan, are as follows:
• Goal 1 – Improve public recreational spaces, other facilities, and infrastructure to promote a healthy, safe, accessible, and environmentally sustainable city. • Goal 2 – Expand equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services. • Goal 3 – Prevent and address homelessness by promoting access to reliable, high-quality services, including mental health services and housing resources. • Goal 4 – Provide local community services to support vulnerable populations with low to moderate incomes, including seniors and children.

These four goals represent the varied needs that emerged during the Consolidated Plan development process. Infrastructure emerged as the top priority of survey respondents. The goals identified above specifically address the uses of CDBG funds in La Mesa.

Actions planned to address obstacles to meeting underserved needs The City proactively pursues grant funding from a variety of private and public sources. Over the past five years (Consolidated Plan 2019-2024 cycle), the City has been awarded several grants for street improvements that help address safe routes to school in CDBG-eligible areas.

In FY 2018-19, the City received four Highway Safety Improvement Program (HSIP) Grants through Caltrans totaling $1,014,000, two Active Transportation In FY 2018-19, the City received four HSIP grants totaling $1,014,000, two Active Transportation Program (ATGP) Capital Grants totaling $625,000, and one SANDAG Smart Growth Incentive Program Planning Grant for $169,000. These awarded funds will be used to install active transportation infrastructure.

In 2022, the City received a California Department of Parks and Recreation Local Assistance Program grant totaling $500,000 to fund the School and Park Mobility Access Improvements Projects. The grant promotes safe walking and biking by providing sidewalks and bike lanes. The projects will encourage active transportation options through the planning and development of safe, active transportation infrastructure and facilities in the City. The City has also programmed $100,000 in the 2025 Regional Transportation Improvement Program for the projects.

Attachment A Page 107 of 110

Actions planned to foster and maintain affordable housing The Community Development Department is responsible for the City’s housing programs. Staff is assigned to implement the City’s Housing Element, monitor the status of one “at-risk” apartment project, manage the housing rehabilitation loan portfolio, work with the private sector to encourage the development of new housing that includes affordable units, and compliance monitoring of all affordable home density bonus projects.

The City adopted the Affordable Homes Bonus Program to implement a State density bonus program to incentivize housing development across all income levels. The program is popular with market-rate developers eager to achieve additional housing density. The City has also adopted and regularly updates ADU and JADU ordinances to comply with State regulations.

Interest in ADU development remains high and will continue to be an effective tool for providing naturally affordable housing for the foreseeable future. The City does not charge sewer connection fees for ADUs, waives sewer fees for any deed-restricted affordable unit, and waives sewer and park fees for all units in 100 percent deed-restricted affordable projects. In 2022, the City adopted policies allowing for two-unit development and urban lot splits in single-family zones consistent with State law. Other ongoing policy updates to promote housing affordability are planned over the next six years as part of the City’s Housing Element implementation.

Currently, construction is underway on a 100 percent affordable apartment project in the Downtown Village on the former site of the City’s police station. The 1.27-acre site will be developed with 147 deed-restricted affordable units. This project is expected to be completed in the Summer of 2025. Additionally, over 1,000 housing units are pipelined for development in La Mesa, with a number of affordable units.

Actions planned to reduce lead-based paint hazards
The City of La Mesa Building Department provides information to the public regarding the implementation of lead-based paint regulations promulgated by the Environmental Protection Agency. A handout notifies building department customers of the requirement to hire a leadcertified contractor. A slide with contact information for the EPA lead safe housing program, and the need to hire a qualified contractor is on the city’s government access television station and posted on the city’s website.

Actions planned to reduce the number of poverty-level families As a small city, La Mesa's actions have little direct impact on reducing the number of families living below the poverty level. The policies of the county, state, and federal governments have a Attachment A Page 108 of 110

much greater impact. However, the existing housing stock in La Mesa remains relatively affordable, and the City continues to support the production of new affordable housing.

The City has also adopted an Economic Development Strategy to define policies and programs to retain and expand local business opportunities. This long-term project is aimed at providing a full spectrum of jobs in the community. These activities could have a positive impact on very lowincome families.

Actions planned to develop institutional structure
The Community Development Department is responsible for the implementation of the City's housing program. In coordination with the Planning Division, the Housing Division processes new housing development projects that choose to participate in the City’s Affordable Homes Density Bonus Program. CDBG and housing program administration are the responsibilities of the Housing Division. The Building Division is responsible for housing codes and compliance activities.

The established institutional structure is working effectively. City staff will continue to maintain the established institutional structure and evaluate future improvements through multiple avenues, including the City’s process improvement team.

Actions planned to enhance coordination between public and private housing and social Actions planned to enhance coordination between public and private housing and social service agencies
The Community Development Department will continue efforts to foster cooperation between City departments, neighboring cities, the County of San Diego, the San Diego Association of Governments (SANDAG), the Board of the Metropolitan Transit System (MTS), other public agencies, organizations, and the citizens and business community of La Mesa. Regarding the transit system, the City will work closely with MTS staff to maintain and improve the high level of transit services currently enjoyed by residents of La Mesa, including trolley and fixed-route bus services.

The City works with several community stakeholder groups to further coordinate efforts and ensure community needs are addressed. Some of these groups are sponsored by the City, including the Planning Commission, the Design Review Board, the Historic Preservation Commission, the Traffic Commission, the Commission on Aging, the Environmental Sustainability Commission, the Parking Commission, and the Youth Advisory Commission. Other groups are private non-profit organizations promoting their area of interest, such as the La Mesa Village Association, La Mesa Beautiful, and the La Mesa Historical Society.

Attachment A Page 109 of 110

Program Specific Requirements
AP-90 Program Specific Requirements - 91.420, 91.220(l)(1,2,4) Introduction Community Development Block Grant Program (CDBG) Reference 24 CFR

91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use in projects to be carried out.

1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed
0 2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan
0 3. The amount of surplus funds from urban renewal settlements 0

4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan. 0 5. The amount of income from float-funded activities 0 Total Program Income
Other CDBG Requirements

1. The amount of urgent need activities 0
Attachment A Page 110 of 110

City of La Mesa
Citizen Participation Plan
For U.S Department of Housing and Urban
Development Funding Programs
Amended June 2025
Attachment B

Purpose & Objective
The City of La Mesa (City) is an entitlement jurisdiction. It receives an annual entitlement of Community Development Block Grant (CDBG) funds from the U.S. Department of Housing and Urban Development (HUD) for housing and community development activities that assist communities and people with low to moderate incomes.

As an entitlement jurisdiction, the City is required to prepare:

A. Citizen Participation Plan (CPP)
B. Five-Year Consolidated Plan (Consolidated Plan)
C. Annual Action Plan (Annual Plan)
D. Consolidated Annual Performance and Evaluation Report (CAPER) As required by HUD, Pursuant to the Code of Federal Regulations (CFR) for the Consolidated Plan (24 CFR 91.105), the City must adopt a CPP that sets forth the City’s policies and procedures for citizen participation. The CPP establishes standards for the City to provide for and encourage citizens and entitlement grant beneficiaries to participate in the planning, execution, and evaluation of the Consolidated Plan, the Annual Plans, and the CAPERs.

If, in the future, the City receives other HUD funds subject to this requirement, this CPP is deemed to include those programs. The CPP is reviewed within each Consolidated Plan cycle and amended accordingly to encourage participation in the planning process and ensure alignment with HUD policies.

For reference, commonly used CDBG terms are defined on the last page.

Intent of Consolidated Plan Programs
The City of La Mesa’s intent for its Consolidated Plan Programs is to meet the identified needs of low and moderate-income residents and to provide a more desirable living environment for all residents within the City. Due to limited resources, it is impossible for the City to identify all of the needs of our residents and/or fund all of the programs/activities necessary to meet those needs. Therefore, the City must rely on a coordinated effort among our residents, social service providers, and other governmental agencies to address the needs of the residents of La Mesa. To encourage citizen participation in the identification of community needs and appropriate measures to address those needs, the City has adopted this Citizen Participation Plan.

Consolidated Planning Process
CDBG is a flexible program that provides communities with resources to address a wide range of unique community needs. Funds can be directed toward revitalizing Attachment B

neighborhoods, economic development, and providing community facilities and services, with priority given to activities that benefit persons with low to moderate incomes.

The City is responsible for developing its own priorities and programs within HUD guidelines through the Consolidated Planning process. To develop and implement an effective program, the City will make a concerted effort to engage residents, local and regional agencies, the Continuum of Care, businesses, developers, nonprofit institutions, philanthropic organizations, and community-based and faith-based organizations at each stage of the process, including:
• Identification of housing and community development needs. • Development of a Consolidated Plan that establishes the City’s needs, program goals, and funding priorities.
• Preparation of an Annual Plan that outlines the proposed use of each year’s allocation.
• Preparation of a Consolidated Annual Performance Evaluation Report (CAPER) that provides an account of expenditures and program accomplishments. • Development of an Assessment of Fair Housing (AFH), Analyses of Impediments to Fair Housing Choice (AI), or other forms of fair housing planning. • Consideration of substantial amendments to the CPP, Consolidated Plan, Annual Plan, CAPER, the AFH, AI, or other forms of fair housing planning; and • Providing for public comment and hearings for proposed plans, amendments, and AFH, AI, or other forms of fair housing planning with formal approval by the La Mesa City Council (City Council).

Public Hearings and Workshops
The City aims to hold public meetings at convenient times and locations, ensuring accessibility for persons with disabilities. The City continues to explore new ways to enhance participation and involvement, including the use of online needs assessments and surveys.

The City will meet the following public hearing requirements:
• Conduct a minimum of two (2) public hearings each year to obtain residents’ feedback regarding housing and community development needs, proposed allocation of CDBG funds, strategies and actions taken to affirmatively further fair housing, review CDBG program performance, and approve program/funding activities.

Attachment B

• Conduct one (1) public workshop and survey during the development of the Consolidated Plan prior to preparing and publishing the Consolidated Plan for public comment. The purpose of this outreach is to obtain residents’ views about the city’s diverse housing and community development needs and the priority of those needs.
• Conduct public hearings to reaffirm needs and priorities in preparation for the Annual Plan and to adopt the Annual Plan. At the beginning of the Annual Plan process, a hearing is held to obtain resident and stakeholder feedback about the funding allocation for the upcoming program year prior to the preparation of the Plan. A second public hearing will be held after the Annual Plan has been drafted. • Conduct public hearings to consider substantial amendments to the Consolidated Plan, Annual Plan, Citizen Participation Plan, and AFH, AI, or other forms of fair housing planning (Plan(s)).
• Receive and consider comments concerning the Plan(s) for a period of not less than 30 days. Careful consideration is given to all comments and views expressed by the public, whether given as verbal testimony at the public hearing or submitted in writing during the review and comment period. All submitted Consolidated Planning documents include a section that presents all public comments, City responses and explains why any comments were not accepted.

Public hearings are generally held on the second and fourth Tuesday of the month at 6:00 pm in the La Mesa City Council Chambers (Council Chambers) located at 8130 Allison Avenue, La Mesa, California, 91942, convenient to potential and actual beneficiaries of funding. The Council Chambers are located one block from the San Diego Trolley Orange Line and within one block of MTS bus routes 1 and 7.

La Mesa City Hall (City Hall) and Council Chambers are accessible to persons with disabilities. Reasonable accommodations will be made for people with disabilities who wish to attend the public meetings. Listening devices for individuals who are deaf or hard of hearing will be made available at public hearings upon request. Translators are provided for persons who are non-English speaking or with Limited English Proficiency (LEP) when requested within five working days prior to the public hearing. Individuals with disabilities who require reasonable accommodation in order to participate in the City Council meetings should contact the City's Administrative Services Department at least 48 hours prior to the meeting by phone at 619.667.1175, by fax at 619.667.1163, or by email at [email protected].

Attachment B

Notice of Hearings and Review Periods
Public review periods are provided at all stages of the Consolidated Planning process to encourage participation by interested parties. Public Notices will announce the availability of relevant documents for public review and will introduce an introduction document, its contents, and purpose. The notices will describe how to obtain a copy of the document for review and clearly list all scheduled hearings with dates, times, and locations. The notice will include information on how to access related documents. Notices are published in the Daily Transcript, a newspaper of general circulation, in the legal section. Notices will be posted at City Hall and on the City’s website on the CDBG webpage. The City provides advance notice as follows:

Purpose of Noticing Noticing Timing
Citizen Participation Plan (CPP) 30 days
Five-Year Consolidated Plan (Consolidated Plan) 30 days Annual Action Plan (Annual Plan) 30 days
Substantial Amendment 30 days
CAPER 15 days
Public Hearings 14 days
A public review period of not less than thirty (30) calendar days is provided for each Consolidated Plan, CCP, Annual Plan, and Substantial Amendment to enable the public to provide comments prior to submission of the approved document to HUD.

When an emergency is triggered, a minimum of five (5) days period for review and comment will be provided for the Consolidated Plan and the Annual Plan.

The CAPER is prepared after the June 30 completion of the program year and made available for a 15-day public review and comment period before submission to HUD.

HUD requires submission of the CAPER no later than ninety (90) days after the program year-end.

Strategic Planning Process
The City’s Strategic Planning process provides a framework for guiding the organization’s work efforts, which helps shape budget priorities. The first step in strategic planning is to obtain community input. Each year, the City Council conducts Town Hall meetings at various neighborhood schools throughout the city. Meetings are accessible to persons with disabilities and located in low- and moderate-income areas. The purpose of the Town Hall meeting format is to find out what residents think about their city, to hear their concerns, and to obtain input on their vision for La Mesa’s future.

All residents are encouraged to participate in the Town Hall meetings. Notice of these events is publicized on social media, the City’s website, www.cityoflamesa.gov, the Attachment B

Community Bulletin Board on Cox channel 24, the Civic Center Marquee Sign, and the La Mesa newsletter.

Public Access to Information
Residents of La Mesa, public agencies, and other interested parties are provided with reasonable and timely access to local meetings, information, and records relating to the proposed, actual, and past use of funds covered by this CPP.

The CPP, Consolidated Plan, Annual Plan, CAPER, AFH, AI, or other forms of fair housing planning and any substantial amendments to these plans are available for public review at the City of La Mesa, 8130 Allison Avenue, La Mesa, California, and the City’s website, www.cityoflamesa.gov. These documents are maintained and accessible for five (5) years and can be provided, upon request, in an accessible format to persons with disabilities and non-English speakers.

The City publishes notices of public meetings, comment periods, and public hearings in the Daily Transcript, a newspaper of general circulation, to encourage involvement by all its residents, particularly residents who have low- and moderate- incomes, residents of blighted neighborhoods, minorities, persons who are non-English speaking persons and persons with disabilities who may benefit from the use of HUD-funded activities.

Opportunities for public participation may also be publicized through direct notification (mail, e-mail, or flyers) of groups or individuals who have expressed an interest or whom the City identifies as having a greater potential interest, such as people with disabilities, minorities, seniors, youth, etc. The City provides opportunities for public involvement at all stages of the process, including identifying and prioritizing needs and overseeing the way in which programs are carried out.

Written Public Comment
It is the policy of the City to provide reasonable opportunity, 15 to 30 days, depending on the review periods defined above, for interested parties to examine the contents of Consolidated Planning documents, including the AFH, AI, or other forms of fair housing planning and submit written comments prior to approval of the Plan. The details for public comment on a specific document are included in the corresponding public notice. City staff provides a thoughtful, written reply within 15 days, when feasible, and a summary of the comments with City responses is included with the final document. Documents are made available for public review at the City of La Mesa, 8130 Allison Avenue, La Mesa, California, and the City’s website, www.cityoflamesa.gov.

Attachment B

Plan Amendments
Consolidated Planning documents are amended any time there is a substantial change in the approved priorities or funds distribution method, the addition of a funded activity not previously approved, or a change in the approved purpose, location, scope, or beneficiaries of an activity. As required by 24 CFR 91.105, the public is notified and provided a 30-day opportunity to review and comment, prior to the public hearing, on substantial amendments described below:
• The addition, elimination, or modification of a priority goal originally described in the Consolidated Plan.
• A substantial amendment to the CPP.
• The elimination of an activity originally described in the Annual Plan. • The addition of an activity not originally described in the Annual Plan. • A change in the use of funding from one activity to another is described in the Annual Plan.
• A change in the purpose, scope, location, or beneficiaries of an activity described in the Annual Plan.
• A change in funding of $25,000 or more, whether an increase or decrease, allocated to an activity described in the Annual Plan.
• A change to the previously adopted AFH, AI, or other forms of fair housing planning resulting from a material change in circumstances affecting the information on which the AFH, AI, or other forms of fair housing planning was based to the extent that the analysis, the fair housing contributing factors, or the priorities and goals of the AFH, AI, or other forms of fair housing planning no longer reflect actual circumstances (for instance, a significant change that impacts the City’s ability to carry out the AFH, AI, or other forms of fair housing planning, such as new significant contributing factors, civil rights findings, a substantial change in demographics used, a Presidentially declared disaster, etc.); or resulting from a written notification provided by HUD identifying a material change that HUD believes warrants revisions to the AFH, AI, or other forms of fair housing planning.

Technical Assistance
Upon request, the City works with individuals or groups that represent people with low and moderate incomes to develop proposals for funding assistance under the Consolidated Plan programs. City staff provides technical assistance for proposals that strengthen and expand the role of community-based development organizations in planning for eligible activities. Technical assistance does not include the award of funds to the requesting group.

Attachment B

Anti-displacement
The City strives to avoid or minimize the displacement of individuals because of HUDfunded activities. Therefore, to the greatest extent possible, the City:
• Considers the impact of displacement in site selection during the project planning phase.
• Provides information to displaced individuals on available assistance and relocation benefits.

Prior to approval of any HUD-funded activity with the potential for temporary or permanent displacement of individuals, the responsible agency (City or private developer) provides a written plan of action for comparable replacement of housing for low to moderateincome households and assistance to displaced persons, based on the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (URA), 49 CFR part 24.

Complaint Procedures
The federal government has given the Mayor and City Council sole responsibility and authority to develop and implement the Consolidated Plan program within HUD-regulated guidelines. HUD requires 30-day public review periods for the Five-Year Consolidated Plan, AFH, AI, or other forms of fair housing planning, as well as substantial amendments.

The review period for the CAPER and Annual Plan is 15 days.

Written comments, complaints, concerns, or questions addressed to the City will receive a thoughtful and substantive reply generally within 15 days, when feasible. A summary of all comments or views received, including a summary of views not accepted and the reasons therefor, shall be attached to the final Consolidated Plan or AFH, AI, or other forms of fair housing planning.

CDBG Program Contact Information

CITY OF LA MESA
Myra M. Pina, Sr. Management Analyst
Community Development Department
8130 Allison Avenue
La Mesa, CA 91942
Phone: 619-667-1159
E-mail: [email protected]
U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT
Attachment B

Irene Muro, Community Planning & Development Representative U.S. Department of Housing and Urban Development
Office of Community Planning and Development
300 N. Los Angeles Street, Room 4054
Los Angeles, CA 90012
Phone: (213) 534-2579
E-mail: [email protected]
Definitions
Amendment, Substantial: A change to a previously adopted Five-Year Con Plan or Annual Plan that:
• A change in the CDBG funding level of the activity by 100% of the original adopted budget; or
• A change in the CDBG funding level of the activity by 100% of the original adopted budget; or
• Makes a significant change to an activity’s proposed beneficiaries or persons served; or
• Funds a new activity not previously described in the Annual Plan; or • Eliminates funding for an activity identified in the Annual Plan; or • A change in allocation priorities or a change in the method of distribution of funds.

For substantial amendments, the City will provide a minimum of a 30-day public comment period, except when the emergency provisions of Section VI of this Plan are triggered, and will hold a public hearing on the proposed amendment(s) according to procedures outlined in the Plan. The City will make the final amendment(s) public by posting the item on its website.

Amendment, Minor: A change to a previously adopted Five-Year Con Plan or Annual Plan that does not meet the thresholds to qualify as a Substantial Amendment. A minor amendment may include monetary changes or shifts, regardless of size, that are (1) necessary for preserving all the programs and activities identified in a plan and (2) necessitated by significant changes in the funding levels between HUD’s initial estimates of funding amounts and HUD’s final allocation notification to the City.

Annual Plan: A one-year (July 1- June 30) planning document detailing approved funding allocations for specific eligible activities. The Annual Plan is submitted to HUD 45 days prior to the beginning of the program year.

CFR: The Code of Federal Regulations (CFR) is the general and permanent rules and regulations published in the Federal Register by the executive departments and agencies of the U.S. Government.

Attachment B

Community Development Block Grant (CDBG): A HUD entitlement grant program that provides communities with resources to address a wide range of community development needs that benefit low- and moderate-income persons.

Consolidated Plan (Con Plan): The Five-Year Consolidated Plan is a comprehensive document that provides a detailed description of the housing and community development needs in La Mesa, which prioritizes those needs and then develops a strategy for addressing the needs.

Consolidated Annual Performance Evaluation Report (CAPER): A report prepared at the end of each fiscal year to assess the City’s annual achievements relative to the goals in the Consolidated Plan and the activities in the Annual Plan. The CAPER is submitted to HUD within 90 days of the program year's end.

Five-Year Consolidated Plan: A five-year planning document that establishes the City’s priorities and strategies for the use of HUD-administered funding. The Consolidated Plan identifies housing, economic, and community development needs and prioritizes funding to meet those needs.

HUD: The U.S. Department of Housing and Urban Development (HUD) is the federal agency that administers and provides guidance for the Consolidated Plan Process and use of federal funds such as CDBG.

Persons with low to moderate incomes: Individuals from households with a total income that does not exceed 80% of the median household income for the area adjusted for family size.

Public Hearing: Public hearings provide the public with an opportunity to make public comments. The City will conduct a minimum of two public hearings per program year at two different stages. Together, the hearings will address housing and community development needs, as well as the development of proposed activities, strategies, and actions for affirmatively furthering fair housing.

Attachment B

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: June 10, 2025
SUBJECT: CONSIDERATION AND APPROVAL OF THE DRAFT

CONSOLIDATED PLAN FOR COMMUNITY

DEVELOPMENT FOR THE PLANNING PERIOD JULY
2025 TO JUNE 2029 AND THE FISCAL YEAR 2025-2026

ANNUAL ACTION PLAN FOR COMMUNITY

DEVELOPMENT BLOCK GRANT (CDBG) FUNDING

AND CITIZEN PARTICIPATION PLAN (CPP) FOR THE
U.S. DEPARTMENT OF HOUSING AND URBAN

DEVELOPMENT (HUD) FUNDING PROGRAMS
ISSUING DEPARTMENT: Community Development
SUMMARY:

Issues:

1. Should the City Council approve the Draf Consolidated Plan for July 2025 to June 2029 and FY 2026 CDBG Annual Plan?

2. Should the City Council approve the draft CPP for HUD-funded programs? Recommendation:

1. That the City Council provide input on the the draft Consolidated Plan and Annual Action Plan (Attachment A) and Citizen Participation Plan (Attachment B)

2. Direct staff to return on July 8, 2025, for final review and approval.

Fiscal Impact:

There is no impact on the City's General Fund. The City's CDBG entitlement funding allocation for program year 2025-2026 is $456,031. In addition, this program year, the City will reprogram $35,789.95 from available prior year funds.

Report to Mayor and Councilmembers
Date: June 10, 2025
Page: 2 of 6
City's Strategic Goals:
 Maintain a community where residents and visitors feel safe.  Promote a high quality of life that current and future generations can afford to call home.
 Invest in infrastructure to serve the needs of the community.

Environmental Review:

This is not a project under CEQA and is, therefore, not subject to environmental review. CCR15378; PRC 21065.

BACKGROUND:

Incorporated in 1912, the City of La Mesa (City) is in the East County region of San Diego County and is bordered by the cities of San Diego to the west, El Cajon to the east, and Lemon Grove to the south. Often referred to as the "Jewel of the Hills," La Mesa has grown to an estimated population of 60,835 and boasts many vibrant community assets, including a historic downtown village, robust transit hubs that connects to the broader San Diego region, and 14 parks and open spaces for recreation and community events.

As an entitlement jurisdiction under the U.S. Department of Housing and Urban Development (HUD), the City qualifies to receive federal funding. HUD funding programs include:
 Community Development Block Grants (CDBG) – CDBG is a flexible funding source that can be used for both Housing and non-housing activities, including neighborhood revitalization, workforce and economic development, community and nonprofit facilities, and infrastructure and public services in LMI communities.  HOME Investment Partnerships (HOME) – HOME is used for building, acquiring, and rehabilitating affordable Housing for rent and homeownership. It may also be used to provide direct rental assistance to low-income residents.  Emergency Solutions Grants (ESG) – ESG funds programs and services supporting persons experiencing homelessness. This includes operating shelters, providing essential services to shelter residents, administering rapid rehousing programs, and homelessness prevention.

The City of La Mesa receives Community Development Block Grant (CDBG) funds in proportion to its population size, concentration of poverty, and other socioeconomic and

Report to Mayor and Councilmembers
Date: June 10, 2025
Page: 3 of 6
demographic data. To receive such funds, the City must submit a Consolidated Plan that outlines the City's housing and community development needs and proposes strategies for using HUD funds to address these needs over a five-year period, an Annual Action Plan that details the specific activities that will be undertaken each year to achieve the goals set forth in the Consolidated Plan, and must have an adopted Citizen Participation Plan to set forth policies and procedures for citizen participation.

Together, these documents serve as the Strategic Plan for allocating federal resources and enhancing the quality of life for its residents, particularly those that are low and moderate-income. Although the goals align with the City's Strategic Plan, the CDBG program Strategic Plan has separate goals. All the draft documents will be available for public comment 30 days prior to submission to HUD.

The City does not receive HOME or ESG funding. However, through HOME funding, the City participates in the County of San Diego's HOME Consortium (HOME Consortium), which includes the Cities of Carlsbad, Encinitas, La Mesa, San Marcos, Santee, and Vista. Forming a consortium is a way for local governments that would not otherwise qualify for funding to join with other contiguous units of local government to directly participate in the HOME Investment Partnerships Program (HOME) program. The County of San Diego's Housing Authority serves as the City's public housing authority.

In 2024, the HOME Consortium was one of the approved consortia Participating Jurisdictions (PJs). These PJs are interested in taking a more regional, collaborative approach to meeting their affordable housing needs, as individual formula allocations typically do not meet the minimum threshold for funding. As mentioned, the County of San Diego is the lead entity of the consortium. Per, 24.CFR 92.101, the lead entity, assumes all responsibility for compliance with the HOME program requirements and is responsible for the long-term affordability requirements of all projects developed by the consortium. The HOME Consortium will look to review its approval status in 2026.

The Consolidated Plan is a five‐year planning document that identifies needs within lowto-moderate-income (LMI) communities and outlines how the City will address those needs. It guides investments and helps achieve HUD's mission of providing decent housing, suitable living environments, and expanded economic opportunities for LMI populations.

The City's CDBG allocation has fluctuated over the past ten years from a high of $478,231 in the program year 2023-2024 to a low of $355,856 in the program year 2017-2018, as shown in Table 1. To continue receiving these funds, the City must prepare and submit a Consolidated Plan every five years and an Annual Action Plan every year.

Report to Mayor and Councilmembers
Date: June 10, 2025
Page: 4 of 6
Table 1: Ten-Year CDBG Allocation History
Program Year Allocation
2016-2017 $ 360,485
2017-2018 $ 355,856
2018-2019 $ 395,112
2019-2020 $ 413,091
2020-2021 $ 446,016
2021-2022 $ 450,233
2022-2023 $ 435,060
2023-2024 $ 478,231
2024-2025 $ 453,937
2025-2026 $ 456,031
This Five-Year Consolidated Plan cycle comprises the program years 2025-2029 for the period beginning July 1, 2025 through June 30, 2029. The Annual Action Plan (Annual Plan) outlines the intended use of CDBG resources for the program year 2025-2026.

As part of the Consolidated Plan process, the City submits an annual Consolidated Annual Performance and Evaluation Report (CAPER), which reports on how funds were spent, the households that benefited from the funds, and the progress toward meeting its annual goals for housing and community development activities. The most recent CAPER is provided for in Attachment C.

The City has successfully implemented housing and community development activities.

The City's accomplishments during the past five years, arranged by project type and beneficiary group, can be found in Attachment D.

DISCUSSION:

In accordance with the federal regulations at 24 CFR, Part 91, the City has prepared a Five-Year Consolidated Plan with an Annual Action Plan and an amended Citizen Participation Plan. 2025-2029 Consolidated Plan
Staff began the Consolidated Planning process in August of 2024. In accordance with the City's CPP, which specifies the City's policies and procedures for community engagement, staff conducted multiple public outreach activities to obtain community input. A Consolidated Plan workshop for residents, local housing groups, and service providers was held on December 17, 2024. In addition, a Housing and Community

Report to Mayor and Councilmembers
Date: June 10, 2025
Page: 5 of 6
Development Needs Survey was made available online and in hard copy form in English and Spanish.

The following 2025-2029 Consolidated Plan goals were developed from the community input and the needs assessment and housing market analysis required by HUD and are used to guide the selection and implementation of CDBG projects:

Goal 1 – Improve public facilities and infrastructure to promote a healthy and vibrant city environment.

Goal 2 – Promote equitable access to affordable housing through the preservation of existing units, assistance to homeowners, and fair housing services.

Goal 3 – Create programs to prevent and address homelessness and provide access to services.

Goal 4 – Provide local community services to support low- and moderate-income households.

Annual Action Plan
On May 14, 2025, HUD announced that the City would receive an allocation of $456,031 in CDBG entitlement funds for FY 2025-2026. The Annual Plan outlines how the City intends to spend an estimated $456,031 in CDBG entitlement funds. Additionally, $35,789.95 of prior year CDBG entitlement funds will be repurposed towards 2025-2026 activities.

Below is an overview of the funding recommendations for the 2025-2026 CDBG entitlement funds and prior year funds based on the goals identified through the citizen participation process, with a full description of each funding recommendation starting on page 73 of the Consolidated Plan.
 Improve Facilities and Infrastructure: ($405,829.29) - The City’s Sidewalk Master Plan Map categorizes streets as: streets where sidewalk currently exists, streets where sidewalk does not currently exist but is planned for the future, and streets where sidewalk does not currently exist and is not planned for the future. Tower Street between 70th Street and 68th Street is identified on the Sidewalk Master Plan as a street where sidewalk does not currently exist but is planned for the future. Design is anticipated to be completed by

Report to Mayor and Councilmembers
Date: June 10, 2025
Page: 6 of 6
December 2025. Construction is anticipated to be completed by December 2026.
 Fair Housing ($30,000) – to be allocated to CSA administration costs.  Planning and Administration ($50,000)- allocated for administrative activities, environmental review of projects, monitoring, reporting, and outreach.  Conserve the Housing Stock ($6,000) – allocated for housing specific administrative costs including oversight of the rehabilitation loan program Citizen Participation Plan
The Citizen Participation Plan (CPP) describes the City's policies and procedures for public involvement in the development of the Five-Year Consolidated Plan and its component Annual Action Plans, amendments to these plans, as well as the CPP, emergency noticing, and the public review process of the Consolidated Annual Performance and Evaluation Report (CAPER). The CPP is a tool to encourage residents, consultants, and other entitlement grant beneficiaries to become involved in the development and evaluation of the plans that outline the housing and community development needs, goals, objectives, and activities for La Mesa.

The Citizen Participation Plan (Attachment B) has been reviewed and updated to align with HUD requirements as follows: Amendments to the definition of a Substantial Amendment to include:
o increased the threshold of activity budget changes from 25% to 100% o a change in allocation priorities or a change in the method of distribution of funds
o Amendments to the purpose of noticing and noticing time frames in order to align with HUD guidelines.

CONCLUSION:

Staff recommends that the City Council provide input on the draft 2025-2029 Consolidated Plan, which includes the 2025-2026 Annual Action Plan (Attachment A), and Citizen Participation Plan (Attachment B), and direct staff to return on July 8, 2025 for final review and approval. Attached is the draft version of Draft Resolution (Attachment E) which will be brought back at the second public hearing.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Community Development Director

DATE: July 8, 2025
TO: Mayor and Members of the City Council
FROM: Lauren Cazares, Councilmember & Genevieve Suzuki, Councilmember SUBJECT: Council Approval to Cancel Affordable Housing Deed Restrictions or Agreements
We are requesting that the City Council consider a direction to the City Manager not to extinguish or cancel any deed restriction for affordable housing, or affordable housing agreement, unless with prior approval by the City Council.

Housing affordability is a major concern for the City of La Mesa. The limited numbers of affordable homes are a crucial resource to our community. Any decision to eliminate obligations to keep homes or properties as affordable should be made by the Council, in a public forum, not through administrative actions by staff.