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HomeMy WebLinkAbout18-09 CC Ordinance ORDINANCE NO. 18-09 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA MUNICIPAL CODE TO ADD CHAPTER 17.21 ESTABLISHING AN AFFORDABLE HOUSING OVERLAY ZONE, AND MAKING THE DETERMINATION THAT THE PROPOSED ORDINANCE IS EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (LONG RANGE PLANNING PROJECT NO. LR14-0010) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine, and declare that: A. The Planning Commission considered this Ordinance, including the environmental analysis, on September 5, 2018, at a duly noticed public hearing, as prescribed by law, at which time the City Staff and interested persons had an opportunity to and did testify either in support of or opposition to this matter. B. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission adopted Resolution No. 18-23, recommending approval of the Ordinance by the City Council. C. The City Council, at a regular meeting, considered the Ordinance, including the environmental analysis, on September 25, 2018, at a duly noticed public hearing, as prescribed by law, at which time the City Staff and interested persons had an opportunity to and did testify either in support or opposition to this matter. D. Following the public hearing, the City Council considered the entire record of information received at the public hearings before the Planning Commission and City Council. Section 2. Legislative Findings. The City Council of the City of Temecula in approving the proposed Municipal Code amendment in Long Range Planning Project Number LR14-0010 hereby makes the following findings: A. The State Legislature has declared that the lack of housing, including providing for a variety of housing types for all income levels and special needs groups, is a critical problem that threatens the economic, environmental, and social quality of life in California. B. Government Code Section 65583 requires that the City's Housing Element address governmental constraints to the development of housing, including providing for a variety of housing types for all income levels. Ords 18-09 1 C. The City Council of the City of Temecula adopted the City's 2014-2021 Housing Element on January 28, 2014. D. The City's Housing Element identified the need to amend the City's Municipal Code to establish an Affordable Housing Overlay Zone to encourage the development of affordable housing in the City. E. As described in the City's Housing Element, residential uses are allowed in the land use designation where the Affordable Housing Overlay Zone will apply, as described in the text of the General Plan Housing Element and Appendix B to the Housing Element. F. The proposed use is in conformance with the goals, policies, programs and guidelines of elements of the General Plan. The proposed Ordinance amends portions of Title 17 of the Temecula Municipal Code and adds Chapter 17.21 to the Temecula Municipal Code, thereby establishing an Affordable Housing Overlay Zone. The amendment to Title 17 of the Temecula Municipal Code has been designed to be consistent with State Housing Law, the Temecula Housing Element, and the Temecula General Plan. The Ordinance implements the following policies contained in the City's Housing Element: 1. Policy 1.1: Provide an inventory of land at varying densities sufficient to accommodate the existing and projected housing needs in the City; 2. Policy 1.2 Encourage residential development that provides a range of housing types in terms of cost, density, and type, and presents the opportunity for local residents to live and work in the same community by balancing jobs and housing types; 3. Policy 2.1 Promote a variety of housing opportunities that accommodate the needs of all income levels of the population, and provide opportunities to meet Temecula's fair share of extremely low-, very low-, low-, and moderate-income housing; 4. Policy 2.2 Support innovative public, private, and nonprofit efforts in the development of affordable housing, particularly for special needs groups; 5. Policy 3.1 Expedite processing procedures and fees for new construction or rehabilitation of housing; and 6. Policy 5.2: Support efforts to ensure that all income segments of the community have unrestricted access to appropriate housing. Furthermore, the Ordinance implements the following goals and policies contained in the City's General Plan Land Use Element: Ords 18-09 2 7. Goal: A diverse and integrated mix of residential, commercial, industrial, recreational, public and open space land uses. 8. Policy 1.6: Encourage flexible zoning techniques in appropriate locations to encourage mixed use development, preserve natural features, achieve innovative site design, achieve a range of transition of densities, provide open space and recreation facilities, and/or provide necessary amenities and facilities. G. The proposed amendments to the Municipal Code are consistent with the General Plan and all applicable provisions contained therein. Residential development approved pursuant to Chapter 17.21 complies with the requirements included in the City's General Plan Housing Element. Section 3. Environmental Findings. The City Council of the City of Temecula hereby makes the following environmental findings and determinations in connection with the approval of the proposed Ordinance: A. Pursuant to the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. ("CEQA")), and the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), the proposed Ordinance falls within the scope of the environmental analysis conducted for the City's 2014 — 2021 Housing Element and the Uptown Temecula Specific Plan. The proposed Ordinance implements Program 1 of the City's 2014—2021 Housing Element, by amending portions of Title 17 of the Temecula Municipal Code to add Chapter 17.21 and thereby establish an Affordable Housing Overlay Zone. B. On January 28, 2014, a Negative Declaration was adopted for the approval of the 2014 — 2021 Housing Element, which analyzed the potential impacts and determined that less than significant impacts would result from the adoption of the 2014 — 2021 Housing Element. This Ordinance merely implements the 2014 — 2021 Housing Element by establishing the Affordable Housing Overlay Zone described in the City's Housing Element. As such, the environmental impacts for the Project have been evaluated by the previously adopted Negative Declaration and no further environmental review is necessary. None of the circumstances in CEQA Guidelines Section 15162 exist to require any additional environmental review and no further documentation is necessary. The City Council hereby relies on the prior Negative Declaration adopted in connection with the 2014—2021 Housing Element and directs City staff to file a Notice of Determination. C. On November 17, 2015, an Environmental Impact Report (EIR) (SCH #2013061012) was certified in connection with the approval of the Uptown Temecula Specific Plan. This Ordinance applies the Affordable Housing Overlay Zone to certain parcels located in the Uptown Temecula Specific Plan Area. The intensity authorized by the Affordable Housing Overlay Zone is in keeping with the intensity analyzed in the EIR for the Uptown Temecula Specific Plan Area. As such, the environmental impacts for the application of the Affordable Housing Overlay to these sites was adequately analyzed in Ords 18-09 3 the prior EIR and no further environmental review is necessary. None of the circumstances in CEQA Guidelines Section 15162 exist to require any additional environmental review and no further documentation is necessary. The City Council hereby relies on the prior EIR adopted in connection with the Uptown Temecula Specific Plan and directs City staff to file a Notice of Determination. Section 4. Table 17.02.010 of Chapter 17.02 (Establishment of Zoning Districts) of Title 17 (Zoning) of the Temecula Municipal Code is hereby amended by adding Affordable Housing Overlay to the list of Zoning Districts as follows, with all other rows of Table 17.02.010 to remain the same: Table 17.02.010 Zoning Districts Zoning District District Abbreviation Code Chapter Description Affordable Housing AHO 17.21 Overlay Section 5. Table 17.02.020 of Chapter 17.02 (Establishment of Zoning Districts) of Title 17 (Zoning) of the Temecula Municipal Code is hereby amended by adding "Affordable housing overlay (AHO)" to the list of Zoning Districts as follows, with all other rows of Table 17.02.020 to remain the same: Table 17.02.020 Consistency Between the General Plan and Zoning Districts General Plan Land Use Designation Zoning District These special zoning districts may be Specific plan (SP-x) used to represent any combination of general plan land use designations: Planned development overlay (PD-x) Village center plan (VC-x) Floodplain overlay district (FP) Affordable housing overlay (AHO) Section 6. Subsection "E" of Section 17.08.020 (Description of commercial/office/industrial districts) of Chapter 17.08 (Commercial/Office/Industrial Districts) of Title 17 (Zoning) of the Temecula Municipal Code is hereby revised to read as follows, with all other sections of Section 17.08.020 to remain the same: Ords 18-09 4 "E. Professional Office (PO). The professional office designation includes primarily single-tenant or multi-tenant offices and may include supporting uses. The office developments are intended to include low-rise offices situated in a landscaped garden arrangement and may include mid-rise structures at appropriate locations. Typical uses include legal, design, engineering or medical offices, corporate and governmental offices, and community facilities. Limited supporting convenience retail and personal service (such as dry cleaners, barbers, shoe repair shop) commercial may be permitted to serve the needs of the on-site employees. A maximum of fifteen percent of the total square footage of the floor area shall be devoted to retail or personal service uses. Residential uses may be allowed on those PO properties that are subject to the Affordable Housing Overlay." Section 7. Table 17.08.030 (Schedule of Permitted Uses Commercial/Office/Industrial Districts)of Section 17.08.030 (Use Regulations)of Chapter 17.08 (Commercial/Office/Industrial Districts) of Title 17 (Zoning) of the Temecula Municipal Code is hereby amended to delete the row for "Affordable Housing" from the table, and designate "Residential, multiple-family housing" as a Permitted (P) Use in the PO zone subject to a new footnote 8 that reads as follows, with all other parts of Table 17.08.030 to remain the same: Description of Use NC CC HT SC PO BP LI Residential, multiple-family - C - - P$ - - housing "8. `Residential, multiple-family housing' shall be allowed in the PO zone only if the Affordable Housing Overlay (AHO) applies to the property and the proposed development complies with all .requirements of Chapter 17.21." Section 8. Section 17.12.020 (Public/institutional district) of Chapter 17.12 (Public/Institutional District)of Title 17(Zoning)of the Temecula Municipal Code is hereby revised in its entirety to read as follows: "The public/institutional zoning district includes both public, private and uses of a quasi-public nature such as public schools, hospitals, libraries, civic centers, cultural facilities, churches and public utility facilities. In addition, residential uses may be allowed on those PI properties that are subject to the Affordable Housing Overlay." Section 9. Table 17.12.030 (Schedule of Permitted Uses—Public/Institutional Districts) of Section 17.12.030 (Use Regulations) of Chapter 17.12 (Public/Institutional District) of Title 17 (Zoning) of the Temecula Municipal Code is hereby amended to add "Residential, multiple-family housing" as a Permitted (P) Use in the PI zone subject to a new footnote 4 that reads as follows, with all other parts of Table 17.12.030 to remain the same: Ords 18-09 5 Description of Use Public/Institutional District (PI) Residential, multiple-family housing P4 "4. `Residential, multiple-family housing' shall be allowed in the PI zone only if the Affordable Housing Overlay (AHO) applies to the property and the proposed development complies with all requirements of Chapter 17.21." Section 10. A new Chapter 17.21 is hereby added to Title 17 (Zoning) of the Temecula Municipal Code to read as follows: "Chapter 17.21 Affordable Housing Overlay Zoning District 17.21.010 Purpose and Intent. 17.21.020 Underlying Zoning. 17.21.030 Approval Process. 17.21.040 Compliance with Laws. 17.21.050 Dedications and Improvements. 17.21.060 Regulations and Development Standards. 17.21.070 Regulatory Agreement. 17.21.080 Applicable Properties. 17.21.010 Purpose and Intent. The purpose of this chapter is to facilitate the development of affordable multi-family housing, enable the City to meet its housing goals, and ensure that affordable housing developments will be compatible with surrounding land uses by establishing an Affordable Housing Overlay Zoning District. 17.21.020 Underlying Zoning. A property designated within the Affordable Housing Overlay may be developed either in the manner provided in this Chapter 17.21 or in the manner provided in the underlying zoning district. 17.21.030 Approval Process. A. Projects that comply with the requirements of this Chapter 17.21 are permitted by right. B. Form of Application. An application for a project pursuant to this Chapter 17.21 shall be completed on a form provided by the planning department for an Administrative Review. The Administrative Review Application shall be reviewed by the Planning director and shall be granted if the Planning Director finds that the application complies with all of the requirements in this Chapter 17.21. Ords 18-09 6 C. Notice of Decision. A Notice of Decision for an Administrative Review Application shall be mailed first class and postage pre-paid to both the applicant and its representative (as shown on the application) and to any person who has made a written request for a copy of the decision. D. Expiration of Administrative Approval. Within three years of the date of approval for the Administrative Review Application, commencement of construction shall have occurred or the approval shall become null and void. E. Revocation. Approval of an Administrative Review Application may be revoked or modified by the Planning Commission in accordance with Section 17.03.080. 17.21.040 Compliance with Laws. A. The applicant shall enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe, and provide a copy of this agreement to the City before the issuance of an Administrative Review Application. This Agreement shall address the following: 1. Treatment and disposition of cultural resources; 2. The designation, responsibilities, and participation of professional Pechanga Tribal monitors during grading, excavation and ground disturbing activities; 3. Project grading and development scheduling; 4. Terms of compensation for the Pechange Tribal monitors; 5. Treatment and final disposition of any cultural resources, sacred sites, and human remains discovered onsite; 6. Pechanga Tribal monitor's authority to stop and redirect grading in order to evaluate the significance of any potential resources discovered on the property, and to make recommendations as to treatment; 7. The applicant's agreement to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition; and 8. The applicant's agreement that all Pechanga Tribal sacred sites are to be avoided and preserved. B. The applicant shall comply with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), the MSHCP Implementing Agreement, and pay any applicable fees including any Local Development Mitigation Fee. Ords 18-09 7 C. The applicant shall comply with all requirements of the building codes adopted by the City, pursuant to Temecula Municipal Code Chapter 15.04. D. The applicant shall enter into an agreement with the City, approved and executed by the City Manager in a form approved by the City Attorney, whereby the applicant agrees to: 1. Conduct a Burrowing Owl Study in compliance with the MSHCP prior to plan check approval for a grading permit. If the results of the survey indicate that no burrowing owls are present on site, then the project may move forward with grading, upon Planning Division approval. If burrowing owls are found to be present or nesting on site during the preconstruction survey, then the applicant shall comply with the following requirements unless the MSHCP contains different mitigation measures, in which case the MSHCP mitigaiton measures shall prevail: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, except that from March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist. If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. E. The applicant shall comply with the requirements of the City's Public Art Ordinance, as set forth in Temecula Municipal Code Chapter 5.08. F. The applicant shall pay any applicable Transportation Uniform Mitigation Fees, as set forth in Temecula Municipal Code Chapter 15.08. G. The applicant shall pay any applicable Development Impact Fees, as set forth in Temecula Municipal Code Chapter 15.06. H. The applicant shall comply with all requirements of the NPDES MS4 permit and Chapter 18.06 herein, including preparing a Water Quality Management Plan, paying all fees, obtaining all permits, and entering into any necessary operating and maintenance agreements related thereto. The property owner shall provide for the effective establishment, operation, management, use, repair, and maintenance of all drainage facilities and pollution prevention devices outlined in the WQMP for the project. I. The applicant shall comply with the City's Sign Standards, as set forth in Temecula Municipal Code Chapter 17.28. All projects approved pursuant to this Chapter 17.21 shall comply with the standards applicable to signs in residential districts, even if the underlying zoning district for the property is professional office, public-institutional, or another non-residential zoning district, except that any project in the Uptown Temecula Specific Plan Area shall follow the sign standards in the Uptown Temecula Specific Plan. Ords 18-09 8 J. The applicant shall comply with the requirements of the City's Water Efficient Landscape Ordinance, as set forth in Temecula Municipal Code 17.32. K. The applicant shall comply with all objective health and safety standards, as determined by the Riverside County Environmental Health Department. L. If determined applicable by the City, the applicant shall submit a geotechnical report by a certified engineer, geologist or civil engineer practicing within their area of competence. The applicant also shall pay all fees associated with a City or City-contracted third party review of said geotechnical report. The applicant shall mitigate all seismic risks in compliance with the Alquist-Priolo Act, Seismic Hazards Mapping Act, and any subsquent seismic legislation. M. Where no subdivision is required, and if determined applicable by the City, the applicant shall enter into a reciprocal access easement, maintenance agreement, or other agreement, in a form approved by the City Attorney, ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features. Prior to the issuance of the grading permit, the applicant shall record a copy of this agreement in the public records of the County of Riverside, and a copy of the agreement shall be filed with the office of the City Clerk, and a copy shall be provided to the Planning Department. 17.21.050 Dedications and Improvements. A. The purpose of this section is to establish standards and requirements for dedications and improvements in connection with the development of land pursuant to this Chapter 17.21 in which no subdivision is involved. B. Dedications Required. Applicants who propose a development pursuant to this Chapter 17.21 shall provide, by means of an offer of dedication or other appropriate conveyance as approved by the City Attorney, the rights-of-way necessary for the construction of any street as shown on the circulation plan in the general plan, any applicable specific plan, or otherwise required by the Director of Public Works in compliance with an established street system or plan. Rights-of-way shall be provided for improvements to existing facilities, including rights-of-way for storm drains or other required public facilities. All rights-of-way shall be accompanied by a title report and be free of all liens and encumbrances. Dedications required by this section shall be made before the issuance of a building permit. C. Public Improvements Required. Applicants who propose a project pursuant to this Chapter 17.21 shall cause to construct all necessary public improvements in compliance with city specifications upon the property and along all street frontages adjoining the property, unless adequate public improvements already exist. In each instance, the Director of Public Works shall determine whether or not the necessary improvements exist and are adequate. Ords 18-09 9 D. Construction of Public Improvements. If the Director of -Public Works determines that public improvements are required, these public improvements shall be designed to city standards and their construction guaranteed by an improvement agreement secured by a bond or cash deposit before issuance of a building permit. If the building permit is not exercised, the improvement obligation shall terminate and the security shall be returned. The Director of Public Works is authorized to execute agreements on behalf of the city. 17.21.060 Regulations and Development Standards. A. Except as otherwise stated herein, the objective standards and regulations applicable to multifamily projects in the High Density Residential Zoning District, as outlined in Chapter 17.06, shall apply to all projects developed pursuant to this Chapter 17.21. If the project is located within a specific plan or planned development overlay area, the project shall comply with all objective standards contained in the applicable specific plan or planned development overlay, including, but not limited to, design requirements, fees, landscaping, and mitigation monitoring programs; however, where the applicable specific plan or planned development overlay standards conflict with the High Density Residential Zoning District standards with respect to density and height, the High Density Residential Zoning District standards shall apply. Notwithstanding the foregoing, housing projects and mixed-use projects developed pursuant to this Chapter 17.21 on sites that are located in the Uptown Temecula Specific Plan Area shall comply with the objective standards and regulations provided in the Uptown Temecula Specific Plan, except that the specific requirements of this Section 17.21.060 regarding minimum density and affordable units shall apply. B. Projects developed pursuant to this Chapter 17.21 may consist of entirely residential uses, or may be structured as mixed-use projects with commercial and residential uses if the underlying zoning is Uptown Temecula Specific Plan and allows for mixed-use projects. Mixed-use projects shall be allowed only if residential uses occupy at least 50 percent of the total floor area of the mixed-use project. C. Projects developed pursuant to this Chapter 17.21 shall be considered a High Density Residential use for the purposes of determining maximum noise levels under Table N-1 in Section 9.20.040 of this Code. D. At least 20 percent of the residential units in each project developed pursuant to this Chapter 17.21 shall be reserved for households earning no greater than 80 percent of area median income adjusted for family size appropriate to the unit. The units shall be sold or rented at an affordable housing cost or affordable rent, as those terms are defined in Sections 50052.5 and 50053 of the California Health and Safety Code. If the units are rental units, the affordable units shall be deed-restricted for a period of not less than fifty-five (55) years. If the units are for-sale units, the units shall be sold in accordance with California Government Code Section 65915. Ords 18-09 10 E. Any project developed pursuant to this Chapter 17.21 shall provide a residential density of no less than 20 dwelling units per acre, with a maximum density of 30 units per acre. F. An applicant for a project pursuant to this Chapter 17.21 may apply for a density bonus in accordance with Government Code 65915. For the purposes of any density bonus granted, the maximum allowable residential density for a project applying for by-right approval in the Affordable Housing Overlay shall be 30 dwelling units per acre. 17.21.070 Regulatory Agreement. A. A legally binding agreement, in a form approved by the City Attorney, shall be executed and recorded against the property to ensure that the property complies with all of the requirements of this Chapter 17.21, including, but not limited to, the requirement that affordable units shall be deed-restricted for a period of not less than fifty-five (55) years. B. The property owner shall record the regulatory agreement prior to recording any final map for the underlying property, or prior to the issuance of any building permit for the project, whichever comes first. The regulatory agreement shall be binding on all future owners and successors of interests of the project. C. The City Manager is authorized to execute the regulatory agreement, and any related document(s), on behalf of the City Council for projects approved pursuant to this Chapter 17.21. 17.21.080 Applicable Properties. This Affordable Housing Overlay applies to those properties shown on the City of Temecula Affordable Housing Overlay Map attached as Exhibit "A" to this Ordinance, as it may be amended from time to time." Section 11. Table 17.22.166A (Rancho Pueblo Matrix of Permitted Uses) in Section 17.22.166 (Land Uses) of Article VII (Rancho Pueblo Planned Development Overlay District(PDO-6)of Chapter 17.22(Planned Development Overlay Zoning District) of Title 17 (Zoning) of the Temecula Municipal Code is hereby amended to delete the row for"Affordable Housing"from the table, with all other parts of Table 17.22.166A to remain the same. Section 12. Table 17.22.196 (Schedule of Permitted Uses) of Section 17.22.196 (Use Regulations) of Article IX (De Portola Road Planned Development Overlay District) of Chapter 17.22 (Planned Development Overlay Zoning District) of Title 17 (Zoning) of the Temecula Municipal Code is hereby amended to delete the row for "Affordable Housing" from the table, with all other parts of Section 17.22.196 to remain the same. Ords 18-09 11 Section 13. If any section or provision of this Ordinance is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Ordinance shall remain valid. The City Council hereby declares that it would have adopted this Ordinance, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened via legislation. Section 14. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same or a summary thereof to be published and posted in the manner required by law. Section 15. This Ordinance shall take effect thirty (30) days after passage. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 9t" day of October, 2018. Matt Rahn, ayor ATTEST-. . Rq i y Clerk [SEAL] Ords 18-09 12 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 18-09 was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the 25th day of September, 2018, and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the 9th day of October, 2018, by the following vote: AYES: 5 COUNCIL MEMBERS: Comerchero, Edwards, Naggar, Stewart, Rahn NOES: 0 COUNCIL MEMBERS: None ABSTAIN: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None Randi Johl, City Clerk Ords 18-09 13 EXHIBIT A AFFORDABLE HOUSING OVERLAY MAP o� �•� 1 920110004 23 959060014 2 909370050 24 959060016 3 909370049 25 959060017 •,I 4 921330052 26 959070014 5 921330053 27 910272008 PDO-3 6 921330025 28 910272017 7 921330005 29 910272014 °P NOF` 8 921280002 30 910272029 Rorip 9 944330008 31 921060056 Harveston HI l 10 944290016 32 921060058 ° 11 944330007 33 921050016 JGr 12 944330005 34 921050020 �P 13 944330004 35 909270024 Q° 14 944060009 36 909282013 0 15 944370006 37 910262009 W 16 944370007 38 910272025 I ' 17 944370005 39 910272018 Campos 18 944370013 40 910282002 Verdes 19 944370010 41 910272001 e° 20 944370001 42 910262003 Temecula Regional 21 922190033 43 910262007 Center 22 961440017 44 910262010 OV ERI-qND DR n PDO 10 ® F� V O Affordable Housing OverlayAreas Sot-%4 O �Ps�i �q"' y T•• �� Temecula City Boundary Jefferson �••—•'— Corridor © G Date 08/242018 /2 / G r�o pDO.2 �- Margarita Village/Temeku RA Hills P�,PQP • 4.'t �ORI�.qp �� PJ •`••�•. 5s PA;* p PD0=5 .sT PDO9 ,.. � � ® ® � X90��� �% m R ' RANCHO PDO-11 0 Paloma del Sol/Paseo � '4del Sol _ RD l�• P►r ' �• Rancho Old Town Highlands SµTMG0 Altair a i ' Specific Plan o /0 ® PDO Southside ` oePo 0 PDO-6 DE POR>O\-P" Rand P,ueblo i Temecula Ck ��. j•� Village PDO o 2,500 5,000 r�•.�•'' PDO- Feet Mile Temecula 0 0.5 1 `••' Creek Inn y