HomeMy WebLinkAbout94-06 RDA ResolutionRESOLUTION NO. RDA 94-06
A RESOLUTION OF THE REDEVELOPMENT AGENCY OF
THE CITY OF TEMECULA ADOPTING A FIVE YEAR
IMPLEMENTATION PLAN FOR THE COUNTY OF
RIVERSIDE REDEVELOPMENT PLAN NO. 1-1988
WHEREAS, on July 12, 1988, the County of Riverside, prior to the incorporation of the
City of Temecula, duly adopted Ordinance No. 658 enacting a Redevelopment Plan, known as
the "County of Riverside Redevelopment Plan No. 1-1988" (hereafter referred to as the
"Temecula Plan");
WItI~EAS, subsequent to the enactment of the Temecula Plan, the City of Temecula was
incorporated on December 1, 1989;
WHEREAS, pursuant to City Ordinance No. 91-11, which became effective May 9, 1991,
and City Ordinance No. 91-15, which became effective April 9, 1991, the City approved the
Temecula Plan. Said Ordinances had the effect of adopting the Temecula Plan and transferring
jurisdiction over the Temecula Plan to the Redevelopment Agency of the City of Temecula, as of
July 1, 1991. Pursuant to City Ordinance Nos. 93-03 and 93-04, City Ordinance No. 91-11 was
codified at Section 8.04.010 of the Temecula Municipal Code;
WltEREAS, the California Legislature by Assembly Bill 1290, Statutes 1993, chapter 942
CAB 1290") and Senate Bill No. 732, Statutes 1994, chapter 936, amended the Community
Redevelopment Law, Health & Safety Code Section 33000 et seq. ("CRL"), to add Health &
Safety Code Section 33490 which provides that every agency shall consider and adopt, following
a public hearing, an implementation plan for each project area which shall contain the specific
goals and objectives of the agency for the project area, including potential projects and estimated
expenditures proposed to be made during the next five years and an explanation of how the goals
and objectives, programs and expenditures will eliminate blight within the project area and
implement the Agency's low and moderate income housing obligations;
WHEREAS, on November 29, 1994, the Redevelopment Agency of the City of Temecula
conducted a duly noticed public hearing in accordance with the requirements of Health & Safety
Code Section 33490 and considered the comments of the public with respect to the proposed
"Implementation Plan for Temecula Redevelopment Project No. 1-1988" ("Implementation
Plan"); and
WHEREAS, all legal prerequisites to the adoption of this Resolution and the proposed
Implementation Plan have occurred.
Rems.RDA/94-06 -1-
NOW, THEREFORE, the Redevelopment Agency of the City of Temecula does hereby
resolve as follows:
Section 1. The Agency hereby specifically finds all of the facts stated in the
recitals set forth above are true and correct.
Section 2. Pursuant to Health & Safety Code Section 33490, the Agency hereby
adopts the document entitled "Implementation Plan for Temecula Redevelopment Project No. 1-
1988," a true, correct and complete copy of which is attached hereto as Exhibit A, and
incorporated herein by this reference as though set forth in full.
Resolution.
Section 3. The Secretary of the Agency shall certify the adoption of this
PASSED, APPROVED AND ADOPTED by the Redevelopment Agency of the City of
Temecula on November 29, 1994.
Ronald J. Parks, Chairperson
ATTEST:
CMC,
City Clerk/Agency Secretary
[SEAL]
Resos.RDA/94-06 -2-
STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE)
CITY OF TEMECULA)
SS
I, June S. Greek, Secretary of the Redevelopment Agency of the City of Temecula, do
hereby certify that the Resolution No. RDA 94-06 was duly and regularly adopted by the
Redevelopment Agency of the City of Temecula at a regular meeting thereof, held on the
November 29, 1994, by the following vote, to wit:
AYES: 4
AGENCY MEMBERS: Lindemans, Mufioz, Roberts, Parks,
NOES:
0 AGENCY MEMBERS: None
ABSENT:
0 AGENCY MEMBERS: None
ABSTAINED: 1
AGENCY MEMBERS: Stone
June S. GreelY, CMC
City Clerk/Agency Secretary
Resos.RDA/94-06 -3-
IMPLEMENTATION PLAN
FOR THE
REDEVELOPMENT PROJECT NO. I - 1988
1989
REDEVELOPMENT AGENCY OF THE CITY OF TEMECULA
P:'d~.D EV/PROIECT/~0.1-195g
TABLE OF CONTENTS
II.
III.
IV.
V.
VI.
VII.
VIII.
IX.
X.
Xl.
XII.
Xlll.
XlV.
Legislative Requirements .................................. 1
Background ........................................... 2
Identified Conditions of Blight .............................. 3
Long Term Objectives of the Redevelopment Plan ................. 3
Five Year Project Goals ................................... 5
Proposed Implementation Activities .......................... 6
Relationship Between Implementation Activities
and Redevelopment Plan Findings of Blight ..................... 7
Inclusionary & Replacement Housing Requirements ............... 10
Replacement Housing Requirements ......................... 14
Replacement Housing Plan ............................... 14
Housing Set-Aside Requirements ........................... 17
Long Term Housing Goals and Policies ....................... 19
Five-Year Housing Goals ................................ 21
Financial Assistance Developer Participation ................... 23
Appendix A .............................................. 24
IMPLEMENTATION PLAN FOR
THE TEMECULA REDEVELOPMENT PROJECT PLAN
LEGISLATIVE REQUIREMENTS
Assembly Bill 1290, also known as the Community Redevelopment Law Reform
Act of 1993, effective January 1, 1994, enacted numerous revisions to the
California Community Redevelopment Law including a requirement for the
adoption of an implementation plan. The California Community Redevelopment
Law, Health and Safety Code Section 33490 now requires that each
redevelopment agency adopt an implementation plan prior to December 31,
1994 and each five years thereafter for each redevelopment project area.
The implementation plan must contain the specific goals and objectives of the
Redevelopment Agency for each project area; the potential projects and
estimated expenditures proposed to be made during the five year period of the
plan; and, an explanation of how the goals and objectives, potential projects
and estimated expenditures will eliminate blight within the project area, and
implement the housing related requirements of Code Sections 33334.2,
33334.4, 33334.6, and 33413.
The implementation plan must contain, for each year of the five year period, an
annual housing program, including estimates of the number of housing units
destroyed and/or removed, and the number of units developed, rehabilitated,
price restricted and/or otherwise assisted. Further, the implementation plan
must describe the Agency's plans for the use of the annual deposits in the low
and moderate income housing fund during each of the next five years.
Additionally, if the implementation plan contains a project or projects for which
the Redevelopment Agency is providing financial assistance, and which will
result in the destruction or removal of dwelling units housing persons and
families of low or moderate income, the implementation plan must identify
proposed locations suitable for replacement housing units.
In accordance with Code Section 33490(c), the Agency must conduct a public
hearing and hear testimony of all interested parties relative to the
Redevelopment Plan and the implementation plan at least once within the five
year term of the Implementation Plan. The hearing must take place no earlier
than two years and no later than three years after adoption of the
implementation plan.
P: ~F, DI~V/PRO~_,CT/Iq0.1 - 1988
II.
Notice of public hearings conducted regarding the adoption of the
implementation plan must be published pursuant to Code Section 6063 of the
Government Code and posted in at least four permanent places within the
project area for a period of three weeks. Publication and posting must be
completed not less than 10 days prior to the date set for hearing.
BACKGROUND
The Redevelopment Plan for Redevelopment Project No. 1-1988 was adopted
by the Riverside County Board of Supervisors by Ordinance No. 658 adopted
on July 12, 1988. The City of Temecula was incorporated on December 1,
1989. Subsequently, on April 9, 1991, the City Council approved Ordinance
No. 91-14 activating the Redevelopment Agency of the City of Temecula
(Agency) and Ordinance No. 91-15 adopting the County of Riverside
Redevelopment Plan No. 1-1988.
Project Area Description
The project area includes approximately 1,635 acres of land within four sub-
areas described on the attached maps (Attachments A-1 through A-4). Sub-
Areas Nos. 1, 2, and 3 are all located west of Interstate 15. Sub-Area No. 4
straddles Interstate 15 along Winchester and Ynez Roads.
Sub-Area Descriotions/Cu, rrent Land Uses
Subarea I is located south of the Old Town area along Front Street. The
primary land uses in this sub-area are highway and locally-serving
commercial with some office and industrial uses interspersed. The area
west of Front Street is mostly vacant or is the channel of Murrieta Creek.
Subarea 2 contains the historic core of Old Town Temecula. It is
generally located between First and Sixth Streets and contains the only
residential units within the Redevelopment Area. The primary land uses
in the sub-area are commercial, office, and residential. The channel of
Murrieta Creek also crosses this sub-area.
Subarea 3 is located north of the Old Town core. It is generally situated
between Sixth Street and Winchester Road. The primary land uses are
commercial and industrial. Most of the commercial properties are located
along Front Street and Jefferson Road. The area west of Murrieta Creek
is primarily industrial. There is limited vacant land in this sub-area. The
channel of Murrieta Creek also crosses this sub-area.
Subarea 4 includes property north of Winchester Road and east of
Interstate 15. The primary land uses in this sub-area are commercial and
industrial. Most of this sub-area is currently vacant. The channel of
P:\REDEV/PROIECT/lq'0.1-1988 2
Murrieta Creek forms the westerly boundary of this area. Most of the
new building activity is occurring in this Sub-area.
III. IDENTIFIED CONDITIONS OF BLIGHT
The report to the Riverside County Board of Supervisors (Report) prepared in
connection with the adoption of Redevelopment Plan No. 1-1988 identifies the
blighting conditions within the Project Area that the Redevelopment Plan is
intended to remedy. The blighting conditions that were identified in the Report
are as follows:
The age, obsolescence, deterioration, mixed character or shifting
of uses.
The subdividing and sale of lots of irregular form and shape, and
inadequate size for proper usefulness and development.
The existence of inadequate public improvements, public facilities,
open spaces, and utilities which cannot be remedied by private or
governmental action without redevelopment.
A prevalence of depreciated values, impaired investments, and
social and economic maladjustment.
· The defective design in character or physical condition.
IV. LONG TERM OBJECTIVES OF THE REDEVELOPMENT PLAN
The Project Area includes a number of conditions which are specified in the
California Community Redevelopment Law as characteristics of blight. The
objective of the Redevelopment Plan is to eliminate such conditions of blight by
providing needed public improvements, by encouraging rehabilitation and repair
of deteriorated structures, by facilitating land assembly and development which
will result in employment opportunities and an expanded tax base; and by
promoting development in accordance with applicable land use controls.
The Redevelopment Plan contains the following general objectives:
(1)
Provide a broad range of public service infrastructure improvements to
induce private investment in the Project Area. Such improvements could
include the construction or reconstruction of roads, streets, curbs and
gutters, sidewalks, the installation of street lights, the construction and
reconstruction of water storage and distribution facilities, the
'construction and reconstruction of sewage collection systems,
development of drainage and flood control facilities, and the construction
and reconstruction of overpasses and bridges.
P;~R.EDEV/PRO.IEC~/H0.1 - 1985 3
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
(10)
(11)
(12)
(13)
Where appropriate to enhance the public health, safety and welfare,
provide new or improved community facilities such as fire stations, park
and recreational facilities and other public facilities.
Promote the preservation and enhancement of Old Town Temecula
following goals established for the Historic Overlay Area.
Promote the improvement and centralization of industrial areas to make
the provision of public services more efficient and to relieve development
pressure on agricultural lands.
Promote the expansion of the County's industrial and commercial bases
and local employment opportunities to provide jobs to unemployed and
underemployed workers in the County.
Assist economically depressed areas and reverse stagnant assessed
valuation trends.
Protect the health and general welfare of low and moderate-income
residents within the Project Area by utilizing 20% of tax increment
revenue to increase and improve the supply of low and moderate income
housing both inside and outside the Project Area.
Upgrade the physical appearance of the Project Area.
Encourage investment in the Project Area by the private sector.
Remove economic impediments to land assembly and in-fill development
in areas which are not properly subdivided for development.
Consolidate parcels as needed to induce new or expanded, centralized
commercial development in the Project Area.
Buffer residential neighborhoods from the intrusion of incompatible land
uses and noise.
Encourage the cooperation and participation of Project Area property
owners, public agencies and community organizations in the elimination
of blighting conditions and the promotion of new or improved
development in the Project Area.
P:LRED EV/PROIECTfN0.1-1988 ~e
V. SHORT TERM (FIVE YEAR) GOALS FOR THE PROJECT AREA
The priority short term goals for the Project Area are intended to guide the
Cit¥'s redevelopment program from 1995 to 2000. It is anticipated that the
majority of the projects and activities undertaken by the Redevelopment Agency
(except those resulting from emergency situations) will meet these goals.
Provide a broad range of public infrastructure improvements to
induce private investment in the Project Area. This Goal will be
achieved through the design and construction of needed public
improvements (Long Term Objective 1).
Enhance the public safety and welfare by providing improved
community services. This goal will be achieved through the
design and construction of needed public facilities and utilities.
(Long Term Objective 2).
Promote the preservation and enhancement of Old Town
Temecula. This goal will be achieved through the regulation of
land uses, the establishment of development standards and the
rehabilitation and improvement of obsolete, deteriorated, or
inappropriate buildings. (Long Term Objective 3).
Promote expansion of the industrial and commercial economic and
job bases. This goal will be achieved through the retention and
expansion of existing businesses and the encouragement of new
businesses in and around the Project Area. (Long Term Objective 5).
Preserve, improve and expand housing opportunities for low and
moderate income residents. This goal will be achieved through
the rehabilitation, repair, and replacement of currently marginal or
substandard residential units, by providing subsidies or other
support to qualified low- and moderate-income households, and
encouraging the development of new affordable housing resources
(Long Term Objective 7).
Remove economic impediments to land assembly and in-fill
development in areas which are not properly subdivided for
development through the consolidation of existing parcels to
induce or expand centralized commercial development. (Long Term
Objective 10 and 11 ).
P; \R-E~EV/PRO/~-'~/Iq0.1-1958 5
VI. IMPLEMENTATION ACTIVITIES TO ACHIEVE SHORT-TERM GOALS
To achieve these short-term redevelopment goals, the City of Temecula
proposes to undertake the following blight elimination and community
improvement programs.
Design and construct needed public improvements. Typical examples
include, but are not limited to: the Winchester Road Interchange, the
Sixth Street Parking Area, the First Street Road Extension and Bridge, the
realignment of Felix Valdez Street, the Sixth Street Bridge, the Main
Street Bridge, the Old Town Water and Sewer Lines, the Western Bypass
Corridor, a:~d drainage and storm water improvements.
Provide improved community services. Typical examples include,
but are not limited to: the Northwest Sports Park, the
Demonstration Block, the improvements to Sam Hicks Monument
Park, the Boys and Girls Club.
Preservation and enhancement of Old Town Temecula. Typical
examples include, but are not limited to projects which implement
the Old Town Specific Plan, the General Plan and Development
Code, the Demonstration Block, the Non-conforming Sign Removal
Program, the Old Town Facade Improvement Program, Old Town
Gateway Arch and Landscaping, Main Street Program, and the
Shopping Center Improvement Program.
Also proposed is the Old Town Entertainment Project, a project
which would include a 4,800 seat "Wild West" Arena, a 2,200
seat Opera House, Cabaret Theaters of 900 and 600 seats, six
Virtual Reality Theaters, a Production Studio, a "Town Square"
with outdoor entertainment.
Expand the industrial and commercial economic and job bases.
Typical examples include, but are not limited to: the Main Street
Program, the Business Assistance and Recruitment Group, the Old
Town Billboard Lease, economic development and relocation
programs, and public-private joint ventures, such as the proposed
Old Town Entertainment Project.
Improve housing opportunities for low and moderate income
residents. Typical examples include, but are not limited to: the
replacement or repair of marginal or substandard dwelling units,
providing financial subsidies to qualified low and moderate income
households, and programs that reduce land, site development
and/or construction costs for low and moderate income housing.
P: '~--,,D EV,'PROIP~r'T/H0 · 1 - 1988 6
Assemble land in areas which are not properly laid out for
development. Typical examples include, but are not limited to: the
acquisition, assembly, marketing, and resale of property to support
area redevelopment activities.
VII.
RELATIONSHIP BETWEEN IMPLEMENTATION ACTIVITIES AND THE FINDINGS
OF BLIGHT
The preliminary list of redevelopment program activities scheduled for the next
five years are shown in Table I. The purpose of this list is to identify which
blighting condition(s) a particular project is expected to address and is not
intended as a complete or final list of needed improvements within the
Redevelopment Project Area. Most of the information and cost estimates are
based upon the 1994-1999 Capital Improvement Program and have been
rounded to the nearest thousand dollars. The costs depicted below are
estimates and are subject to change as additional information becomes available
or as local circumstances and needs change.
P;'~KEDEV/PROIP..CT/NO, 1-195 $ 7
I-
I-
X
m
m
X
VIII. INCLUSIONARY AND REPLACEMENT HOUSING REQUIREMENTS
Legislative Requirements
Effective January 1, 1992, AB315 required that an affordable housing plan be
prepared by each redevelopment agency that has adopted, or amended to add
land area, a redevelopment plan after December 31, 1995.
The Community Redevelopment Law Reform Act of 1993 (AB1290)
encompassed the former AB315 requirements within the requirement to adopt
an annual housing program as a part of the mandated implementation plan. The
implementation plan must include the number of housing units developed,
substantially rehabilitated, price-restricted, otherwise assisted, or destroyed.
The implementation plan must also describe the Agency's plans for using
annual deposits in the low and moderate income housing fund.
If the implementation plan contains a project that will result in the destruction
or removal of dwelling units that will have to be replaced pursuant to Code
Section 33413, the implementation plans shall identify proposed locations
suitable for those replacement dwelling units.
Code Section 33413 of the Community Redevelopment Law states:
(a)
Whenever dwelling units housing persons and families of low or
moderate income are destroyed or removed from the low and
moderate income housing market as part of a redevelopment
project which is subject to a written agreement with the Agency
or where financial assistance has been provided by the Agency,
the Agency shall, within four years of the destruction or removal,
substantially rehabilitate, develop, or construct, or cause to be
substantially rehabilitated, developed, or constructed, for rental or
sale to persons and families of low or moderate income, an equal
number of bedrooms as those destroyed or removed units at
affordable housing cost within the territorial jurisdiction of the
Agency. When dwelling units are destroyed or removed after
September 1, 1989, 75 percent of the replacement dwelling units
shall replace dwelling units available at affordable housing cost in
the same income level of very low income households, lower
income households, and persons and families of low and moderate
income, as the persons displaced from those destroyed or
removed units.
(b)
(1)
At least 30 percent of all new and substantially rehabilitated
dwelling units developed by an agency shall be available at
affordable housing cost to persons and families of low or
moderate income. Not less than 50 percent of the dwelling
P:'~D~V ~PaoJ~-~r/N0. ~- 1988 ! 0
units required to be available at affordable housing cost to
persons and families of low or moderate income shall be
available at affordable housing cost to, and occupied by,
very low income households.
(2)
At least 15 percent of all new and substantially rehabilitated
dwelling units developed within a project area under the
jurisdiction of an agency by public or private entities or
persons other than the Agency shall be available at
affordable housing cost to persons and families of low or
moderate income. Not less than 40 percent of the dwelling
units required to be available at affordable housing cost to
persons and families of low or moderate income shall be
available at affordable housing cost to very low income
households.
Additional Inclusionary Housing Reauirements
On September 28, 1994, the passage of SB732 incorporated additional
requirements that call for the agency's inclusionary housing requirements to be
met every ten years. If the requirements are not met within the applicable ten
year period, the agency must fulfill its inclusionary housing requirements on an
annual basis. Further, if the agency exceeds their inclusionary housing goals
during a given ten year period, the excess housing units can be counted
towards inclusionary housing goals in the subsequent ten year period.
For example, if 100 new housing units are developed or substantially
rehabilitated in a project area within ten years of the initial implementation plan
by entities other than the redevelopment agency, 15 of those units must be
affordable to low and moderate income households (of which 6 must be
affordable to very low income households). If more than 15 units are
developed or substantially rehabilitated as units affordable to low and moderate
income households during this ten year period, the affordable units in excess
of 15 may be counted toward the agency's requirements for the next ten year
period. However, if fewer than 15 units are affordable to low and moderate
income households at the end of the ten-year period, the agency must meet its
production goals on an annual basis until the requirements for the ten-year
period are met.
Affordability Reeuirements
Housing costs for low and moderate income housing developed pursuant to
Sections 33413 must be affordable to persons and households whose income
do not exceed 120 percent of the area family income. For purposes of the
Implementation Plan, the following income limits are used:
P; ~E..D EV/PRO.rECT/H0.1-1988 1 1
· Very Low Income (0-50 percent of area median family income)
· Low Income {51-80 percent of area median family income)
· Moderate Income (81-120 percent of the area median family income)
The area median family income limits are adjusted for household size, with
smaller households having lower income limits. The 1994 HUD median family
income adjusted for a four-person household in Riverside County is $42,300.
Thus by definition, 1994 maximum income is $21,150 for a very low income
four-person household, $33,840 for a low income four-person family and
$51,840 for a four-person moderate income family for jurisdictions in Riverside
County.
TABLE 2
DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT - INCOME LIMITS
Very Low 14800 16900 19050 21150 22850 24550 26250 27900
Income
Lower 23700 27050 30450 33850 36550 39250 41950 44650
Income
Median 29600 33850 38050 42300 45700 49050 52450 55850
Income
Moderate 35550 40600 45700 50750 54800 58850 62950 67000
Incom~
r:~EVmROmCTmO.]-19SS 12
TABLE 3
AFFORDABLE HOUSING COSTS
Income Levels
Very Low (0-50%)
Low
(51-70%)
Owner Costs
30% of 50% of adj. AMI,=,
30% of 70% of adj. AMh2~
Renter Costs
30% of 50% of adj. AMI~=,
30% of 60% of adj. AMIr,
(70-80%)
Option:
Max: 30% of gross hh inc,.
(61-80%)
Moderate
(81-1 20%)
Min: 28% of gross hh inc..,
Max: 35% of 110% of adj. AMI
Option:
Max: 30% of gross hh
inc..~
30% of 110% of adj. AMI~
(111-120%) Option: Option:
Max: 35% of gross hh inc.,,, Max: 30% of gross hh
inc..,
Household income (hh inc.) levels relative to area median income.
Area Median Income (AMI) adjusted for family size appropriate for the unit.
Duration of Affordability
Section 33413(c) says, in part, that "The agency shall require that the
aggregate number of ..dwelling units rehabilitated, developed, constructed or
price-restricted pursuant to subdivision (a) or (b) remain available at affordable
housing cost to persons and families of low income, moderate income, and very
low income households, respectively, for the longest feasible time, as
determined by the agency, but for not less than the period of the land use
controls established in the redevelopment plan, except... [if] a longer period of
time may be required by other provisions of law..The agency may permit sales
of owner-occupied units prior to the expiration of the period of the land use
controls established by the agency for a price in excess of that otherwise
permitted under this subdivision pursuant to an adopted program which protects
the agency's investment of moneys from the Low and Moderate Income
Housing Fund. If land on which those dwelling units are located is deleted from
the project area, the agency shall continue to require that those units remain
affordable as specified in this subdivision."
Section 33413(g) adds that "'Longest feasible time,' as used in this section,
includes, but is not limited to, unlimited duration."
~': ~RE.D~V/~ROJ'E. CT/b[0.1 - 1985 1:3
Subdivisions 33413(c) and (g) are somewhat less flexible than the general
affordability criteria for agency-assisted units set forth in Section 33334.3(f).
The latter requires that all new or substantially rehabilitated housing units
developed or otherwise assisted with monies from the low and moderate
income housing fund on or after January 1, 1988, shall remain affordable for
the longest feasible time but not less than fifteen years for rental units and ten
years for owner-occupied units. This potentially lesser standard only applies to
agency-assisted units which are not counted as contributing to the agenc¥'s
obligations under Section 33413(a) or (b).
Section 33413(b)(2)(C) adds that "long-term affordability covenants purchased
or otherwise acquired pursuant to subparagraph (B) shall be required to be
maintained on dwelling units at affordable housing costs for not less than 30
years."
IX. REPLACEMENT HOUSING REQUIREMENTS
The Redevelopment Agency is required to replace low and moderate income
housing units destroyed or removed as a part of a project development with
another Low or Moderate Income Unit within four years. The Agency may
replace destroyed or removed dwellings with fewer units if the replacement
units have a greater or equal number of bedrooms and are affordable to the
same income level households. Seventy-five percent of the replacement units
shall be available at affordable housing cost to the same income level as
persons displaced.
X. THE REPLACEMENT HOUSING PLAN
Consistent with the Community Redevelopment Law and Redevelopment Plan,
this Replacement Housing Plan sets forth the City of Temecula Redevelopment
Agency's plan for the development and construction of replacement dwellings
within four (4) years following the date of destruction of affordable dwelling
units removed or destroyed in connection with certain Capitol Improvement
Projects within the redevelopment area.
The Temecula Capitol Improvement Program (CIP) currently contains three road
and bridge improvements that may result in the loss of 1 § residential units. The
following table describes the projects, the number of units estimated to be
displaced and the number of bedrooms in each unit.
P: '~F~DE¥/PRO/ECT/I~0.1 - 1988 14
TABLE 4
CIP PROJECTS
I Project Description
1st Street Bridge
Number of Units I Bedroom Size
12 2
Felix Valdez/Pujol 3 3
Streets Realignment
Replacement dwelling units will be located within the boundaries of the project
area. Alternative sites for affordable housing within the project area, suitable for
projects which will provide replacement dwelling units, will be selected within four
years following the removal of the units.
The Redevelopment Agency plans to meet its replacement housing requirements
pursuant to Section 33413(a) on both an opportunity and funds available basis,
through one or more Federal, State, County or City sponsored housing programs
including without limitation the following programs:
2.
3.
4.
5.
6.
7.
Community Development Block Grant Program
Home Program
Section 202 Program
Redevelopment Tax Increment Funds
Redevelopment Section 108 Funds
Redevelopment Tax Credits
Density Bonus Ordinance
This portion of the Temecula Redevelopment Area Implementation Plan shall
constitute the Replacement Housing Plan as required by Section 33413.5
Existing Housing Production in Project Area
Since the adoption of the Redevelopment Plan, there have been no Agency
assisted housing units developed or substantially rehabilitated within the project
area. Nor has there been any privately developed or substantially rehabilitated
housing units constructed within the project area. Based upon this information,
the Temecula Redevelopment Agency has no current inclusionary housing
requirements.
Site Inventory
The Temecula Redevelopment Area encompasses approximately 1,757 acres of
land, of which 42 acres are currently occupied by residential uses. A total of 399
existing residential units can be found within the project area. Another 6.75 acres
are currently vacant, but have a residential land use designation.
A total of 87 new housing units may be added to the Project Area through the
development of currently vacant land. Recycling of currently occupied land would
result in a net gain of 132 units. The Temecula Redevelopment Agency currently
has no plans for the direct development of housing units. Given a private
residential build out of 219 new units in the project area, future inclusionary
housing requirements are estimated at 34 units for lower and moderate income
households, of which 14 units must be affordable to very low income households.
TABLE 5
TEMECULA REDEVELOPMENT PROJECT AREA
RESIDENTIAL SITE INVENTORY
Potential Buildout
Site Inventory Acreage (Dwelling Units)
Existing Units 42.00 399
Development of Vacant Land
Low Medium {3-6 DU/AC)
1.50 7
Medium (7-12 DU/AC)
1.00 10
High (13-20 DU/AC}
4.25 70
Subtotal 6.75 87
Recycling of Underutilized Land
132
Total 48.75 618
Ten Year Housing Projections
The Temecula Redevelopment Plan was adopted in July 1988 and will expire in
July, 2028. This Implementation Plan extends for the ten year period between
1994 and 2004, and establishes how the Agency intends to fulfill inclusionary
requirements for housing produced during this time frame.
Based on the estimated buildout of 219 new units over the next 33 years, a
constant pace of residential development would yield an annual housing
production of 7 units in the project area. Thus the ten year housing projection for
the Project Area would be 70 units. This rate of development would require a
total of 11 affordable units to be constructed within the Project Area during the
next ten years. Seven (7) of these units would be for low and moderate income
households and 4 units for very low income households. These ten year
P:m~DnVa, gomcr~o.i-~ ~ss 1 (~
projections are very general and based on economic conditions. They have been
included in the Implementation Plan as a means of gauging future residential
growth to enable the Agency to develop an appropriate strategy to fulfill
inclusionary requirements. However, the Agency's only commitment at the end
of the ten year period is to have provided for the inclusion of Iow/mod units based
on actual development.
Xl. HOUSING SET-ASIDE REQUIREMENTS
The Temecula Redevelopment Agency is required to set-aside twenty percent
(20%) of the gross annual tax increment into the low and moderate income
housing fund. The purpose of the housing set-aside fund is to produce, increase,
improve and preserve the community's supply of low and moderate income
housing. In carrying out the annual housing set-aside requirements, the Agency
may exercise any or all of its powers, including the following:
Acquire real property or building sites subject to the provisions of Code
Section 33334.16, California Community Redevelopment Law.
Improve real property or building sites with onsite or offsite improvements,
but only if the improvements directly and specifically improve or increase
the community's supply of low or moderate income housing.
· Donate real property to private or public persons or entities.
· Finance insurance premiums.
· Construct buildings or structures.
· Acquire buildings or structures.
· Substantially rehabilitate buildings or structures.
Provide subsidies to, or for the benefit of, very low-income households, as
defined by Code Section 50105, lower income households, as defined by
Code Section 50079.5 or persons and families or low or moderate income,
as defined by Code Section 50093, to the extent those households cannot
obtain housing at affordable costs on the open market. (Housing units
available on the open market are those units developed without direct
government subsidies.)
Develop plans, pay principal and interest on bonds, loans, advance, or other
indebtedness, or pay financing or carrying charges.
· Maintain the community's supply of mobile homes.
P:'~P.,DEV/PRO~CT/HO. 1-1988 17
Preserve the availability to lower income households of affordable housing
units in housing developments which are assisted or subsidized by public
entities and which are threatened with imminent conversion to market
rates.
The twenty percent housing set-aside fund monies can also be used for planning
and general administrative costs, when directly related to programs and activities
associated with Code Section 33334.2(e). This includes the following activities:
Costs incurred for salaries, wages, and related costs of the Agency's staff
or for services provided through inter-agency agreements, and agreements
with contractors, including usual indirect related costs.
Costs incurred by a non-profit corporation which are not directly attributable
to a specific project.
Legal, architectural, and engineering costs and other salaries, wages, and
costs directly related to the planning and execution of a specific project
which are authorized under subdivision (3) of Code Section 33334.2 and
which are incurred by a non-profit housing sponsor and are not planning
and administrative costs for the purpose of this section, but are, instead,
project costs.
Housintj Set-Aside Fund Estimate
In order for the Agency to estimate the number of units it could develop in the
next five years, a projection of twenty percent (20%) of the tax increment revenue
was developed for the period FY 1994-95 through FY 1999-2000. These monies
would be allocated towards the preservation, development and/or substantially
rehabilitation of very low, low and moderate income housing units. It is expected
that these funds will be leveraged in concert with one of the housing programs
cited in Section XIII.
e: x~e~nvtr~omcrt~o. ~ .19ss 18
Xll.
TABLE 6
PROJECTED HOUSING SET-ASIDE
Years Estimated Twenty Percent
Tax Increment
1994-95 1,168,662
1995-96 1,192,035
1996-97 1,215,876
1997-98 1,240,193
1998-99 1,264,997
1999-2000 1,290,297
Total: 7,372,060
LONG TERM HOUSING GOALS AND POLICIES
The General Plan Housing Element has five separate and distinct goals developed
to address the various housing needs of the City. These are explicitly stated in
order to give latitude and authority to design and address the implementation of
the housing program. They are as follows:
Goal I
A DIVERSITY OF HOUSING OPPORTUNITIES THAT SATISFY THE
PHYSICAL, SOCIAL AND ECONOMIC NEEDS OF EXISTING AND
FUTURE RESIDENTS OF TEMECULA.
Policy 1.1
Provide an inventory of land at varying densities sufficient to
accommodate the existing and projected housing needs in the City.
Policy 1.2
Encourage residential development that provides a range of housing
types options in terms of cost, density and type, and provides the
opportunity for local residents to live and work in the same
community by balancing jobs and housing types.
Policy 1.3
Require a mixture of diverse housing types and densities in new
developments around the village centers to enhance their people-
orientation and diversity.
Policy 1.4
Support the use of innovative site planning and architectural design
in residential development.
Policy 1.5
Encourage the use of clustered development to preserve and enhance
important environmental resources, and maintain important areas in
open space.
Policy 1.6
Goal 2
Policy 2.1
Policy 2.2
Policy 2.3
Policy 2.4
Goal 3
Policy 3.1
Policy 3.2
Policy 3.3
Goal 4
Policy 4.1
Promote the development of compatible mixed use projects that
promotes and enhances the village concept, facilitates the efficient
use of public facilities, and supports alternative transit options.
AFFORDABLE HOUSING FOR ALL ECONOMIC SEGMENTS OF
TEMECULA.
Promote a variety of housing opportunities that accommodate the
needs of all income levels of the population, and provides
opportunities to meet the City's fair share of low- and moderate-
income housing.
Support innovative public, private and non-profit efforts in the
development of affordable housing, particularly for special needs
groups.
Encourage the use of non-traditional housing models, including
single-room occupancy structures (SRO) and manufactured housing,
to meet the needs of special groups for affordable housing,
temporary shelter and/or transitional housing.
Pursue all available forms of private, local, state and federal
assistance to support development and implementation of the City's
housing programs.
REMOVAL OF GOVERNMENTAL CONSTRAINTS IN THE
MAINTENANCE, IMPROVEMENT AND DEVELOPMENT OF HOUSING,
WHERE APPROPRIATE AND LEGALLY POSSIBLE.
Provide reasonable processing time and fees for new construction or
substantially rehabilitation of housing.
Consider mitigating development fees for projects providing
affordable and senior citizen housing.
Periodically review City development standards to ensure consistency
with the General Plan and to facilitate high-quality affordable
housing.
CONSERVATION OF THE EXISTING AFFORDABLE HOUSING
STOCK.
Monitor and regulate, if necessary, the number of affordable units
eligible for conversion to market-rate units and develop programs to
minimize the loss of these units.
~':~av_.~nvrraomc'rmo.~.lgss 20
XlII.
Policy 4.2 Develop rehabilitation programs that are directed at preserving the
integrity of the housing stock.
Policy 4.3
Support the efforts of private and public entities in maintaining the
affordability of units through implementation of energy conservation
and weatherization programs.
Goal 5
EQUAL HOUSING OPPORTUNITY FOR ALL RESIDENTS IN
TEMECULA.
Policy 5.1
Encourage and supMort the enforcement of laws and regulations
prohibiting the discrimination in lending practices in the sale or rental
of housing.
Policy 5.2
Assure and support the efforts of others to ensure that unrestricted
access to housing is available to all segments of the community.
Policy 5.3
Encourage housing design standards that promote the accessibility
of housing for the elderly and disabled.
Policy 5.4
Encourage and consider supporting local private non-profit groups
that address the housing needs of the homeless and other
disadvantaged groups.
FIVE-YEAR HOUSING GOALS
During the five year period of the implementation plan, the Redevelopment Agency
of the City of Temecula will facilitate the preservation, new construction and/or
substantial rehabilitation of affordable housing projects which will support the
following goals:
Satisfy the replacement housing requirements of community redevelopment
law as they relate to any housing units displaced by Redevelopment Agency
activities.
Satisfy the inclusionary housing requirements of community redevelopment
law as they relate to the provision of affordable housing and as a
percentage of new or substantially rehabilitated housing constructed within
the redevelopment project area.
· Meet the City of Temecula's fair share regional affordable housing goals.
Support overall community development, economic development, and
redevelopment/revitalization efforts within the City of Temecula.
P: ~V, EDEV,'PRO/ECT/N0, t-19S$ 21
It is anticipated that the Redevelopment Agency will couple housing set aside
funds with other public and private funding sources as described below. The
Redevelopment Agency will seek to generate the construction, substantial
rehabilitation, and/or purchase of affordability covenants through public and/or
nonprofit sponsors. The City of Temecula has no Article 34 authority and it is not
anticipated that the Redevelopment Agency or the City will directly own and
manage affordable housing projects.
Project Selection Criteria
Projects seeking financial assistance from the Redevelopment Agency's Low and
Moderate Income Housing Fund will be evaluated on a case by case basis based
on the following criteria:
Ability of the project to generate other public/private funding in support of
housing set aside funds.
Degree to which the proposed project meets multiple community goals in
addition to affordable housing goals. These goals include but are not
limited to the following:
a. Replacement housing requirements.
b. Inclusionary housing requirements.
c. Fair share regional housing requirements.
d. Achieve community goals for redevelopment, neighborhood
revitalization and economic development.
The cost benefit of the proposed affordable housing program as defined by
the ratio of affordable housing assistance requested to number of affordable
housing units provided.
The financial track record, management and development experience of the
proposing sponsor.
Annual Targets
The number of affordable housing units to be developed over the five year
implementation plan period will depend in large part on market conditions,
availability of funding to supplement housing set aside funds and the degree to
which proposals are submitted which satisfy the stated goals and objectives.
Subject to these limiting factors, the following are the production goals for the five
year implementation plan:
P; ~LP_.D EV/PRO~CI'/N0.1-1988 22
XlV.
TABLE 7
ANNUAL HOUSING GOALS
1995 7
1996 7
1997 7
1998 7
1999 7
2000 7
TOTAL: '~5
Limiting Factors
A number of conditions may limit the ability of the Redevelopment Agency to meet
Implementation Plan goals. Among them are the existing land uses and
socioeconomic characteristics of the project area, limited funds available from the
Agency's Low and Moderate Income Housing Funds and other funding sources, and
changing market calculations.
Regional Housing Needs Plan
The Housing Element of the General Plan identified the future housing needs for the
period from July, 1988 to July, 1994. Since that time the State has suspended
funding of the mandate for The Southern California Association of Governments to
update its Regional Housing Needs Plan. Therefore no additional needs determinations
have been calculated. The annual housing projections contained in the above Ten
Year Projections and Five Year Goals will assist the fulfillment of the City's future
housing needs.
FINANCIAL ASSISTANCE/DEVELOPER PARTICIPATION
The Agency's philosophy with regard to providing financial assistance in the
development of affordable housing has been to leverage low and moderate income
funds with other sources of funds. There are numerous federal, state, county or city
programs in which an agency or developer may participate. In addition, the Agency
may establish local programs to assist in the establishment and preservation of low
and moderate income housing. Apendix A, contains a brief description of these
various programs.
P: hREDEV/PRO.IECT/N0.1-1958 23
APPENDIX A
LIST OF FUNDING PROGRAMS
HOME Program
The HOME Program is a federally funded grant program for housing. Funds are
allocated by formula to participating jurisdictions who are allowed great flexibility with
respect to the types of properties to be assisted, the types of development (new
construction, modest or major rehab, etc.) to be undertaken, the forms and amounts
of financing to be offered, the quality and type of housing provided, the households
assisted and procedures for running programs.
The intent of HOME is:
· To expand the supply of decent, safe sanitary and affordable housing.
· To strengthen the abilities of state and local governments to provide housing.
To assure that federal housing services, financing, and other investments are
provided to state and local governments in a coordinated, supportive fashion.
HOME is designed as a partnership among the federal government, sate and local
governments and those in the for-profit and non-profit sectors who build, own
manage, finance and support low income housing initiatives.
CDBG
In FY 1993/94, $206,771 in CDBG allocation and program income was available to
Temecula. Currently, the City uses CDBG funds primarily for program planning and
supportive services. Should the need arise to use these funds for affordable housing
production in the future, a portion of the City's annual CDBG allotment could
potentially be redirected.
Low Income Housing Tax Credit (LIHTC)
As part of the Tax Reform Act of 1986, Congress created the Low Income Housing
Tax Credit (LIHTC), which provides a tax shelter for limited partners in low income
housing projects. Although recently expired, this program will represent an important
financial resource for affordable housing development by the private sector.
Private Institutions
Under the Community Reinvestment Act (CRA), private lending institutions such as
banks, thrifts, and their affiliated mortgage banking subsidiaries are required to
annually assess the credit needs of the communities in which they operate. The City
has and will continue to hold meetings with lenders to discuss local needs and
potential programs that may be within the guidelines of community reinvestment.
Savings Association Mortgaqe Company (SAMCO)
SAMCO is a statewide organization supported by stockholder savings institutions that
assists in the development and financing of socially-oriented affordable housing
projects. SAMCO's Board of Directors reviews and selects projects to be offered in
loan pools for participation purchase by its members. The pooling process has enabled
SAMCO and its members to invest additional funds in low and moderate income
communities. SAMCO has worked extensively with non-profit developers and
financed a variety of housing projects that utilize joint public/private resources.
California Community Reinvestment Corporation (CCRC)
CCRC is a non-profit mortgage banking consortium specifically designed to provide
long-term debt financing for affordable housing developments. Created in 1989, the
CCRC is comprised of fifty-six banks representing all areas of the State. The CCRC
finances loans by pooling funds from each of its member banks. CCRC has its own
staff, which screens applications and provides technical assistance to developers. A
loan committee, consisting of senior credit officers from member banks, approves all
loans on behalf of member banks. When the loan committee approves a loan, CCRC
draws funds from each bank in proportion to their size.
CCRC enters into "partnership" with cities to leverage public monies (redevelopment
low and moderate income housing funds, CDBG, etc.) with CCRC private funds to
construct low and moderate income housing. Five different 30 year fixed rate loans
products are offered, with affordability required to be maintained for the life of the
loan. Below market interest rates are provided to both non-profit and for-profit
sponsors (Treasury bonds of comparable maturities plus 100 basis points for non-
profits, plus 200 basis points for profits.)
Federal Home Loan Bank
The affordable housing programs mandated by the Financial Institutions Reform,
Recovery and Enforcement Act (FIRREA) of 1989 and the Community Reinvestment
Act are now being implemented through the 12 Federal Home Loan Banks. By law,
the affordable housing provisions call for, among other things, a requirement for
interest-subsidized loans to be extended to low income homebuyers, as well as a
variety of lending activities that fall under the "community investment" heading.
The FHLB of San Francisco (Eleventh District- California, Arizona and Nevada) initiated
its Affordable housing Program in early 1990. In the first 18 months of operation, the
program provided $8.9 million in subsidies to 1,342 affordable housing units.
Subsidies ranged from $5,100 - $18,000 per single-family mortgage, to $1,200-
$17,500 per multi-family rental over the life of the loan.
Though the Affordable housing Program, the FHLB provides interest rate subsides on
advances to member banks that engage intending for long-term low to moderate
r:m~va'~omcrmoa.t ~ss 25
income owner-occupied or affordable rental housing. Loans that qualify for the
program include those used to finance homeownership by low income families, and
loans which finance the purchase, construction or rehabilitation of rental housing, of
which at least 20 percent will be occupied by very low income households.
In addition to the Affordable Housing Programs, the FHLB also implements a
Community Investment Program. Through this program, each district bank appoints
a community investment officer and provides "community-oriented" mortgage loans
to members at its own cost of funds. Loans that qualify for the program include those
used to finance the purchase or rehabilitation of homes by borrowers earning 115%
or less of the are median income, and those that finance commercial or economic
development projects that benefit low and moderate income families.
Deed-Restrict Existinq Projects
The City has numerous multi-family projects in the Project Area that are currently
occupied by lower income tenants. The City/Agency may negotiate deed restrictions
with owners of these existing projects to restrict rental rates to levels affordable to
lower income households. Low and moderate income housing funds for rehabilitation
of the buildings may be offered as an incentive in exchange for deed restrictions.
Assistance to the existing. rental stock should be publicly advertised to solicit
applications from existing owners.
Extend Existincj Deed Restrictions
The City has two multi-family projects in the Project Area that assist lower income
tenants. Each project has 48 assisted units. Creekside, a senior apartment complex
receives assistance from the FMHA, New Construction Section 15, and is not eligible
to convert until August 27, 2037. However, Temecula Villas, which receives Section
8, New Construction assistance is eligible to convert on January 29, 1995. The
Agency will work with the owners of the Temecula Villas to provide incentives to
extend this deed restriction 33 years, to the life of the Redevelopment Plan.
Conversion of Commercial Development to Mixed-Use Development
The City of Temecula's General Plan and Old Town Specific Plan both contains policies
that encourage the use of Mixed-Use development, Within the project Area and
particularly within Old Town these policies could facilitate the conversion of second
and third story office/retail space to affordable units. Low and moderate income
housing funds for rehabilitation of the space may be offered as an incentive for
conversion to affordable units, As part of the funding assistance the City/Agency
should consider placing deed restrictions on these converted units to ensure unit
affordability.
P:'tREDEV/PRO~_,CT/NO.I-I$S$ 2~
Subsidized New Construction/Purchase of Existing Housing
New construction of rental housing for lower income households traditionary
represents one of the Agency's primary options to fulfill its inclusionary housing
production requirements. The gap between market rents and rents affordable to very
low and low income households, typically require subsidies to achieve affordability.
The amount of subsidy required depends on the type and size of housing to be
developed. Given the current availability of housing products at costs below
replacement costs, purchase of existing housing presents a more cost effective option.
Substantial Rehabilitation
Rehabilitation of existing rental properties is a cost-effective program option to fulfill
the Agency's affordable housing production requirements. The Agency may use
redevelopment low and moderate income housing funds to provide financial assistance
for the rehabilitation of private non-profit and for-profit rental properties. The
City/Agency will study the cost effectiveness of establishing its own rehabilitation
program. As an option the City/Agency may wish to contract with the Riverside
County Economic Development Agency to carry out a rehabilitation program.
Currently, this Agency operates a home improvement loan program, a senior home
repair program and is about to re-establish rental rehabilitation program. These
programs are available to people residing within Temecula.
Mobilehome Park Assistance Proqram
Currently, a single mobile home park exists in the City. The City may develop a
program using redevelopment low and moderate income housing funds to assist lower
and moderate income mobilehome park tenants in stabilizing their rents. This may
result in the conversion of a park to tenant-owned. A City program should be in
conjunction with the State Mobilehome Park Conversion Assistance Program.
Affordability controls on mobilehome parks can be achieved through different
approaches:
The City may assist tenant purchase of individual spaces. Permanent financing
of lots may be provided through conventional financing, the State's Mobilehome
Resident Ownership Program, redevelopment low and moderate income housing
funds, and other public/private subsidies for lower income households.
The City may provide technical assistance in the formation of a tenant
association, which will then purchase the park with financial assistance from
the City, State, or other sources. In return, the association will be required to
either maintain the existing income mix of tenants or through time, restrict the
renting of spaces to lower income tenants.
In order to count mobilehome parks towards fulfillment of very low income
inclusionary production requirements, space rents would need to be deed-restricted
for the life of the Redevelopment Project, and restricted to occupancy by very low
income households.
First-Time Homebuyers Program
The First-Time Homebuyers Program (FTHB) is a down payment assistance program
for low and very low income homebuyers. Qualified buyers are eligible to receive up
to $20,000 is assistance for the purchase of a primary residence. HUD requires that
buyers participating in the program agree to an affordability period of 20 year for new
construction and 15 years for all other property. If the property is sold prior to the
end of the affordability period, and the purchaser is not eligible for the program, the
assistance funds must be repaid, and the County shares in the equity with the seller.
The funds are returned to the program to provide assistance to new participants. The
program can also be structured as an interest rate buy-down program.
Mortgage Credit Certificate Program
The Mortgage Credit Certificate Program (MCC) is available for first-time homebuyers
who have not had an ownership interest in a principal residence within the previous
three years. Buyers interested in participating in the program make application
through their lender at the time they apply for a home loan. The MCC provides a tax
credit which allows the borrower to qualify for a larger mortgage. This tax credit is
calculated a 20% of the annual interest paid on the primary mortgage, and can be no
greater than $2,000 per year.
Single Family Mortgage Revenue Bond Program
The County coordinates interested lenders and developers who wish to participate in
a single family tax exempt bond program. The County issues tax exempt bonds to
generate a pool of funds from which mortgages will be drawn. The developers and/or
lenders pay the up front costs for the financing and reserve a portion of the pool to
originate mortgages in their projects. The individuals purchasing the homes must be
first time homebuyers and fall within certain income parameters. Ultimately, the first
time homebuyer can qualify for a larger mortgage because the interest rate is lower
than market rate. The developer/lender can use the mortgage pool to more effectively
market their homes.
Multi-Family Bond Program
The Multi-Family Bond Program provides long term financing for multi-family projects
at tax exempt rates. The program requires that 20% of the units be reserved for low
and moderate income residents. Project owners are required to provide a letter of
credit, insurance or other credit, insurance or other credit enhancement for the
financing.
ia:~"EDEV/PROIECT~0-1 - 1988 28
ATTACHMENT A-1
MAP OF SUB-AREA I
P:~,~-v~omc'rmo.~-~s~ 29
/
/
RANCHO TEMECULA
Subarea 1: Zoning Map
R-l: Single Family Residential
R-2: MultiDie Family Residential
R-3: General Residential
R-R: Rural Residential
C-1: General Commercial
C-P: Restricted Commercial
C-P-S: Scenic Highway Corem
M-M: Manufacturing Medium
M-SC: Manufacturing Service Corem
I-P: Restricted Industrial
A-2-20: Heavy Agriculture
20 Acre Min. Lot Area
W-l: Watercourse, Watershed
and Conservation Areas
ATTACHMENT A-2
MAP OF SUB-AREA 2
P: ~REDEV/PROJECT/bI'O. 1-195 ~, 30
RANCHO TEMECULA
Subarea 2: Zoning
R-l: Single Family Residential
R-2: Multiple Family Residential
R-3: General Residential
R-R: Rural Residential
C-1: General Commercial
C-P: Restricted Commercial
C-P-S: Scenic Highway Corem
M-M: Manufacturing Medium
M-SC: Manufacturing Service Corem
I-P: Restricted Industrial
A-2-20: Heavy Agriculture
20 Acre Min. Lot Area
W-l: Watercourse, Watershed
and Conservation Areas
ATTACHMENT A-3
MAP OF SUB AREA 3
P:~REDEV/PRO/ECT/NO.l-1988
RANCHO TEMECULA
Subarea3: Zoning Map
R-l: Singla Family Residential
R-2: Multiple Family Residential
R-3; General Residential
'R-R: Rural Residential
C-1: General Commercial
C-P: Restric!ed Commercial
C-P-S; Scenic Hig.h~vay Corem
M-M: Manufacturing Medium
M-SC: Manufacturing Service Corem
I-P: Restricted Industrial
A-2-20: Heavy Agriculture
20 Acre Min. Lot Area
W-l: Watercourse. Watershed
and Conservation Areas
~ M-SC
ATTACHMENT A-4
MAP OF SUB-AREA 4
,/
TEMECULA
Subarea4: Zoning Map
· ,r-'~ R-1. single Family Residential
R-2: MultiDie Family Residential
R-3: General Residential
R-R: Rural Residential
'?','~ C- 1: General Commercial
C-P: Restricted Commercial
C-P-S: Scenic Highway Corem
~ M-M: Manufacturing Medium
M-SC: Manufacturing Service Corem
~!r"'~ I-P: Restricted Industrial
;~[~ A-2-20: Heavy Agriculture
20 Acre Min. Lot Area
W-l: Watercourse. Watershed
and Conservation Areas
/
A-2-20