Approximately 12 miles northeast of downtown San Diego along Interstate 8, El Cajon, California, is a city of about 92,000 people in the greater San Diego metropolitan area. El Cajon is the hub of eastern San Diego County, serving as the commercial, legal, and cultural center of East County.

Action Plan

In the Consolidated Plan, El Cajon describes its housing and community development needs, defining a 5-year strategy that addresses these needs using Federal and other resources. For the first year of the plan, El Cajon is requesting $1.5 million in Community Development Block Grant (CDBG) funds and $564,000 in HOME Investment Partnership Program (HOME) funds. This money will be used to finance 14 housing, community development, and service activities planned for Fiscal Year 1995.

Citizen Participation

Public participation in the plan development process began on January 10, 1995, the first of two public hearings designed to solicit citizen input on community development and housing needs. A needs assessment survey, written in both Spanish and English, was distributed to low- and moderate-income neighborhoods, and 299 responses were received.

During a 30-day comment period, copies of the draft plan were available for public review at the county library and at the office of the Community Development Department. On April 25 the El Cajon City Council held another public hearing so that citizens could comment on the Consolidated Plan prior to its submission to the U.S. Department of Housing and Urban Development (HUD).

In 1994 El Cajon's estimated population was 92,300, a 4-percent increase over the 88,693 residents counted by the 1990 census. The city experienced explosive growth in the 25 years after World War II, rising from 5,600 in 1950, to 37,618 in 1960, to 52,273 in 1965. In 1990 El Cajon was the fifth largest city in San Diego County.

The 1990 census reported that the median family income (MFI) for the San Diego County metropolitan statistical area was $38,798. Of the 32,935 households in El Cajon, 49 percent earn less than 80 percent of MFI. Analysis of census data indicates the following levels of low- and moderate-income households:

• Extremely low-income (0-30 percent of MFI) -- 4,465 households (14 percent).
• Low-income (31-50 percent of MFI) -- 4,300 households (13 percent).
• Moderate-income (51-80 percent of MFI) -- 7,298 households (22 percent).
• Middle-income (81-95 percent of MFI) -- 3,036 households (9 percent).

The city's racial and ethnic minority subpopulations, as tallied by the 1990 census, include:

• African American (non-Hispanic) -- 2.7 percent.
• Hispanic (any race) -- 13.7 percent.
• Asian American or Pacific Islander -- 2.4 percent.
• Native American -- 1.1 percent.

El Cajon's housing needs include:

• In 1990, 13 percent of the city's renter households lived in overcrowded conditions, versus 3 percent of owner households.
• In 1990, 45 percent of the city's low- and moderate-income households experienced some kind of housing problem, such as excessive housing cost burdens, overcrowded conditions, and/or substandard housing. Overall, 56 percent of renters needed housing assistance, versus 29 percent of owners.
• In 1990 approximately 86 percent of the city's extremely low-income households and 55 percent of moderate-income households experienced at least one housing problem.

Market Conditions

The 1990 census reported that El Cajon's housing stock consisted of 34,453 year-round units. Of these, 32,893 were occupied, with 19,501 being rental units and 13,392 being owned units. There were 3,540 substandard units (1,029 rental and 2,511 owned units). Only 266 substandard units (about 7.5 percent) were not suitable for rehabilitation.

Owner-occupied housing units -- both single-family homes and condominiums -- are available in many price ranges. Resale prices of existing condominiums range from $102,000 to $121,000, while prices of newly constructed homes and condominiums range from $124,000 to $220,000.

The majority of rental apartments are one- and two-bedroom units, with monthly rents ranging from $395 to $525 for a one-bedroom and $490 to $695 for a two-bedroom apartment.

HUD fair market rents for El Cajon are: $463 for a studio unit, $562 for a one-bedroom unit, $661 for a two-bedroom unit, and $862 for a three-bedroom unit.

Affordable Housing Needs

In 1990, 25 percent of the owner households and 51 percent of the renter households paid more than 30 percent of their gross income for housing expenses, exceeding HUD's standard for affordable housing.

Although nearly 17,000 rental units were priced at levels affordable to low- and moderate- income households, only 555 of these units were affordable to extremely low-income households, and none were vacant or for rent.

Homeless Needs

A 1991 homeless survey conducted by the San Diego Regional Task Force estimated that there were between 150 and 200 homeless persons in El Cajon. Because only 25 shelter beds are available, the demand for shelter far exceeds the supply.

Substance abuse is a serious problem among the city's homeless population. Drug and alcohol rehabilitation services are needed.

Public and Assisted Housing Needs

Although El Cajon does not have any public housing communities, 1,918 assisted housing units currently exist in the city. Of these, 1,349 units receive tenant-based rental assistance through Section 8 certificates and vouchers and the Section 8 Moderate Rehabilitation program. This assistance is administered through the Housing Authority of the County of San Diego. Another 569 units are assisted through the unit-based Section 236, Section 202, Section 208, or mobile home rental assistance programs.

Barriers to Affordable Housing

Barriers to adequate affordable housing arise from market conditions and governmental factors. These constraints affect the costs of housing development, making the finished product less affordable to lower income households.

El Cajon attempts to mitigate the negative effects of government policies on affordable housing by:

• Monitoring all regulations, ordinances, processing procedures, and residential fees to ensure that these do not excessively constrain affordable residential development.
• Offering incentives to encourage the development of affordable housing. These incentives include: offering density bonuses in exchange for commitments to reserve units for lower income households, reducing parking requirements where appropriate, and forming development agreements that waive certain land use requirements in exchange for affordability benefits provided by the developer.

Fair Housing

Results of a fair housing audit show a moderate incidence of racial and ethnic discrimination, reflecting a need for continued education on fair housing issues.

Lead-Based Paint

Based on the age of El Cajon's housing stock, an estimated 9,700 units occupied by low- and moderate-income households may contain lead-based paint.

Other Issues

Of the city's 1990 population, 11 percent were elderly persons, with 36 percent of those being frail elderly persons. Typically, elderly persons require low-cost housing with easy access to transit and health-care facilities.

About 11 percent of the population had work, transportation, and/or self-care limitations. These persons with disabilities require special attention relating to housing and services.

As of March 1994, 106 cases of AIDS have been documented in El Cajon. Persons with HIV/AIDS require a broad range of services, including housing, health care, transportation, and food distribution.

Community Development Needs

El Cajon has the following non-housing community development needs:

• Street improvements -- such as sidewalks, pavement, curb cuts, and new traffic signals -- are needed at specific locations.
• Improvements are needed in low- and moderate-income neighborhoods for the Broadway Channel and for the Third Street and Madison Avenue drainage pipe. Drainage inlets are needed at specific locations.
• Many of the city's older 6-inch sewer lines need to be replaced with larger pipes.
• Youth activities, programs, and safe gathering places are needed, especially for at-risk youth.
• Long-term maintenance and improvement of the city's parks and recreation facilities are necessary.
• Only one of the city's seven community centers emphasizes programs for older adults, reflecting a need for additional facilities and services for the elderly.
• A pedestrian walkway is needed to connect the El Cajon Library, the Community Center, and the Lexington Avenue Senior Citizen Complex to the East County Performing Arts and Civic Center.
• About 37 percent of city children under age 5 can be accommodated in child- care centers or family-care settings, but only 10 percent of the children between ages 5 and 14 can be accommodated. Affordability of child-care services is also a concern among lower income households.
• Low-cost health-care services are available at only three community clinics in the East County area, forcing many patients to travel long distances for services.
• In 1995, 7,800 arrests were made, with nearly half occurring in three contiguous census tracts. Increased policing and greater police involvement within these parts of the community are needed.
• Low-cost transportation services are needed for the elderly and persons with disabilities.
• Handicapped-accessibility improvements are needed for public facilities to ensure that El Cajon complies with the requirements of the Americans with Disabilities Act (ADA).
• The California Employment Development Department measured the city's unemployment rate at 6.5 percent, versus the county's rate of 5.3 percent. Furthermore, 13 percent of the city's population lives below the poverty level. Job training, economic development, and anti-poverty programs are needed.

Housing and Community Development Objectives and Priorities

The objective of the 5-year strategic plan is to address the needs of households in low- and moderate-income areas. The city's efforts will focus on three census tracts (157.01, 158, and 159), which have concentrations of high unemployment.

Housing Priorities

El Cajon's housing priorities for the next 5 years are to:

• Increase the supply of affordable housing through new construction.
• Provide housing rehabilitation assistance for extremely low- and low-income owners and renters.
• Provide affordable homeownership opportunities for first-time low- and moderate-income homebuyers.
• Provide rental assistance to lower income households that experience excessive cost burdens.
• Determine the needs of the homeless and persons threatened with homelessness and identify the appropriate agencies and resources to meet those needs.
• Provide rental assistance for cost-burdened lower income households with special needs.
• Increase the supply of affordable rental housing for households with special needs through the construction of new units.

Non-housing Community Development Priorities

El Cajon's community development priorities for the next 5 years are to:

• Provide new community facilities and improve existing community facilities that serve low- and moderate-income persons.
• Provide needed infrastructure improvements in low- and moderate-income target areas.
• Provide low- and moderate-income residents with needed services, including: crime awareness and prevention programs, youth services, employment training, fair housing and landlord-tenant counseling, and services for the elderly and persons with disabilities.
• Provide for the access needs of persons with physical disabilities.
• Provide for the economic development needs of low- and moderate-income target areas.
• Provide the planning activities necessary to develop housing and community development activities that address anticipated needs.

Anti-poverty Strategy

The 1990 census indicated that approximately 12 percent of the city's population was living in poverty. In 1989 the poverty threshold for a family of four was $12,674.

El Cajon's anti-poverty strategy will emphasize economic development and job training programs. Specific strategies include:

• Support for the Downtown El Cajon Business Improvement Program.
• Job creation programs sponsored by county, State, Federal, education, and private sources.
• Support for agencies that help people to develop the skills needed to secure regular housing and income.

Housing and Community Development Resources

Resources to implement the 5-year plan include $2 million in CDBG and HOME funds to be received this year. El Cajon anticipates that similar levels of HUD support for community development and housing activities will be available during the remaining 4 years of the strategic plan. The city also plans to use, as appropriate and available, assistance from Federal, State, and other sources.

Coordination of Strategic Plan

El Cajon's Department of Community Development will be the lead agency responsible for coordinating and implementing the Consolidated Plan. The Department of Community Development also manages the CDBG program. The Planning and Building Divisions of this department oversee the permitting process and regulate compliance with zoning and building codes. The city, through the Department of Community Development and the El Cajon Redevelopment Agency, will:

• Work with qualified local non-profit housing development organizations to preserve and develop affordable housing.
• Conduct continuing surveys to identify housing and community development needs and guide priorities for CDBG funding.
• Continue to coordinate with San Diego County agencies and other social service organizations to provide needed services for the city's residents.

Description of Key Projects

For the 1995-1996 program year, El Cajon will use $2 million in CDBG and HOME funds to implement the following programs and activities:

• Heartland Human Relations and Fair Housing Association.
• Community-Oriented Police Services (COPS) grant matching.
• El Cajon Redevelopment Agency -- park and pedestrian walkways.
• City manager's office -- center city facility improvements.
• City parks and recreation field improvements.
• City general services -- Renette Park and Wells Center roof replacements.
• Recreation Department -- playground renovation.
• City Public Works - pedestrian ramps and ADA public improvements.
• Boys and Girls Club of East County.
• Lutheran Social Services -- Project Care.
• City Department of Community Development -- housing rehabilitation.

Locations

Action Plan activities will occur at locations in CDBG-eligible blocks or tracts, except for housing rehabilitation or new homebuyer assistance programs, which depend on an individual household's eligibility.

Housing Goals

Housing activities will rehabilitate 22 housing units. Other planned activities will benefit 65 households and 6,600 persons and will improve public facilities at 24 locations.

Maps

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 6 is a map, sectioned by neighborhood, which depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 7 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within one of the four neighborhoods indicated in MAP 6.

MAP 8 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded projects within another of the four neighborhoods indicated in MAP 6.

MAP 9 depicts points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point; in addition, a table provides information about the project(s).