HomeMy WebLinkAbout04-11 RDA Resolution
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RESOLUTION NO. RDA04.11
A RESOLUTION OF THE REDEVELOPMENT AGENCY
OF THE CITY OF TEMECULA ADOPTING A FIVE
YEAR IMPLEMENTATION PLAN FOR THE PERIOD 2005-09
FOR TEMECULA REDEVELOPMENT PROJECT 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");
WHEREAS, 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;
WHEREAS, pursuant to City Ordinance No. 94-33 the Temecula Plan was amended to
provide for the extension of the Temecula Plan and other financial matters.
WHEREAS, the California Legislature has adopted 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
adopted Resolution No. 99-06 adopting a Five Year implementation Plan for 1999 to 2004
pursuant to the requirements of Health & Safety Code Section 33490 for Temecula
Redevelopment Project No. 1-1988" ("Implementation Plan");
WHEREAS, on December 7, 1999, 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.
NOW, THEREFORE, the Redevelopment Agency of the City of Temecula does hereby
resolve as follows:
R:/RDA Resos 20O4/RDA 04-11
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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, for the period of January 1, 2005 through December 31, 2009, 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.
Section 3.
The Secretary of the Agency shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED by the Redevelopment Agency of the
City of Temecula on December 7,2004.
ATTEST:
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STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
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I, Susan W. Jones, CMC, City Clerk/Agency Secretary of the Redevelopment Agency of
the City of Temecula, do hereby certify that the Resolution No. RDA 04-11 was duly and
regularly adopted by the Redevelopment Agency of the City of Temecula at a regular meeting
thereof, held on the December 7,2004, by the following vote, to wit:
AGENCY MEMBERS: Naggar, Stone, Roberts, Washington, Comerchero
AYES: 5
NOES: 0
ABSENT: 0
ABSTAIN: 0
AGENCY MEMBERS: None
AGENCY MEMBERS: None
AGENCY MEMBERS: None
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R:/RDA Resos 2004/RDA 04-11
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IMPLEMENTATION PLAN
FOR THE PERIOD
JANUARY 1,2005 through DECEMBER 31, 2009
REDEVELOPMENT PROJECT NO.1 - 1988
REDEVELOPMENT AGENCY
OF
THE CITY OF TEMECULA
R:IREDEVlImplementatinnPIan99\IMPLEMENT A TIONPLANII04.dnc
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TABLE OF CONTENTS
Legislative Requirements..................................................................... 1
Background ......................................................................................2
Identified Conditions of Blight """"""""""""""""""""""""""".........3
Long Term Objectives of the Redevelopment Plan ....................................... 3
Short Term (Five-Year) Project Goals....................................................... 4
Proposed Implementation Activities ........................................................ 5
Relationship Between Implementation Activities
and Redevelopment Plan Findings of Blight................................................ 6
Inclusionary & Replacement Housing Requirements ..................................... .9
Replacement Housing Requirements .......................................................13
Replacement Housing Plan ..................................................................13
Housing Set-Aside Requirements............................................................ 16
Long Term Housing Goals and Policies ....................................................18
Five-Year Housing Goals.............. ........................ ...............................20
Financial Assistance/Developer Participation............................................. 22
Appendix A. """""""""""""""""""""""""""...................................... 23
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IMPLEMENTATION PLAN FOR
THE TEMECULA REDEVELOPMENT PROJECT PLAN
I.
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.
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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.
II.
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. Pursuant to City Ordinance No. 94-33,
the Plan was amended to extend the life of the Plan and modify certain financial
provisions.
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 Descriptions/Current Land Uses
Sub-area 1 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.
Sub-area 2 contains the historic core of Old Town Temecula. It is generally
located between First and Sixth Streets, and including the Pujol neighborhood.
The primary land uses in the sub-area are commercial, office, and residential.
The channel of Murrieta Creek also crosses this sub-area.
Sub-area 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.
Sub-area 4 includes property north of Winchester Road and east of Interstate
15. The primary land uses in this sub-area are commercial and industrial. The
channel of Murrieta Creek forms the westerly boundary of this area.
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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.
(2)
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.
(3)
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(5)
(6)
(7)
(8)
(9)
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(10)
(11 )
(12)
(13)
V.
Promote the preservation and enhancement of Old Town Temecula following
goals established for the Old Town Specific Plan.
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 City's industrial and commercial bases and local
employment opportunities to provide jobs to unemployed and underemployed
workers in the City.
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.
SHORT-TERM (FIVE-YEAR) GOALS FOR THE PROJECT AREA
The priority short-term goals for the Project Area are intended to guide the City's
redevelopment-program from 2005 through 2009. 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.
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Provide a broad range of public infrastructure improvements to induce
private investment in the Project Area. This Goal will be achieved
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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).
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: design and construction of curbs, gutters,
sidewalks, and parkway improvements along Pujol and Mercedes Streets, design
and construction of parking improvements in the Old Town area.
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VII.
Provide improved community services. Typical examples include, but
are not limited to: a community park, a community theater, museums
and other public facilities which will benefit the Old Town Specific Plan
Area and the Redevelopment Project Area.
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
Non-conforming Sign Removal Program, the Old Town Facade
Improvement Program, and the purchase and installation of freeway
identification signs directing traffic to Old Town.
Expand the industrial and commercial economic and job bases.
Typical examples include, but are not limited to: the Business
Assistance and Recruitment Group, the Old Town Billboard Lease,
economic development and relocation programs, and public-private
joint ventures which fulfill the goals of the Old Town Specific Plan.
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.
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
Redevelopment Project Area redevelopment activities.
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 2005-2009
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.
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TABLE I
COMPARISON OF PROPOSED 5-YEAR ACTIVITIES AND SPECIFIED BLIGHT CONDITIONS
IDENTIFIED BLIGHT CONDITIONS
IMPLEMENTATION ACTIVITIES Deteriorated Inadequate Parcel Lacks Public Depreciated Values Building Design ESTIMATED COSTS
Buildings Sizes Facilities
Eseallier House X x $875,000
Community Theatre X 9,500,000
Freeway Signage for Old Town X 110.000
Front Street
Building Facades X x X 150,000
Old Town Parking X 6,000,000
Erte Stanley Gardner Exhibit X 33,000
Murrieta Creek Improvements X 300,000
Residential Improvement Program x X 1,2S0,ooo
Old Town Streetscape Improvement X 120,000
Phase II Design
Old Town Gateway Landscaping X 418,000
Old Town OVerhead/Underground x X 144 , 000
Utilities Distribution
Housing Rehabilitation/ Residential X X 1,800,000
Improvement Programs
Affordable Housing Units X X X 9.000.000
Old Town Mixed-use X x X X X 1,000,000
Affordable Housing Projects/Future X X X 1,830,000
Obligations
Total Estimated Costs 325,52S,ooo
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VIII.
INCLUSIONARY AND REPLACEMENT HOUSING REQUIREMENTS
Le2islative Reauirements
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 4 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 units
required to be available at affordable housing cost to persons
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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.
HOUSING NEED
The income proportionality test requires that the Agency target set-aside expenditures to the
relative percentage of unmet need for very low, low, and moderate income unites, as defined
in the City's most recently approved Housing Element. Based on the City's 1999-2004 Housing
Element, the Agency's minimum required allocation for very low and low income
expenditures, and maximum moderate income housing expenditures are:
Very Low Income:
Lower Income
Moderate Income
At least 34%
At least 20%
No more than 46%
The Agency is entitled to expend a disproportionate amount of funds for very low income
households, and to subtract a commensurate amount from the low and/or moderate income
thresholds. Similarly, the Agency can provide a disproportionate amount of funding for low
income housing by reducing the amount of funds allocated to moderate income households.
In no event can the expenditures targeted to moderate income households exceed the
established threshold amount.
In order to meet the income targeting standards, the Agency proposes that this
implementation Plan allocate 34% of the Housing Fund project and program expenditures to
very low income households, 20% to low income households, and no more than 46% to
moderate income households.
Expenditures on Senior Citizen Projects
The age restriction proportionality test requires that the maximum percentage of set-aside
funds that an agency can allocate to senior housing is limited to the percentage of residents
within the City that are 65 years of age and older, reported by the most recent census of the
U.S. Census Bureau.
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As shown below, according to Census 2000, 7.1 of the City's population is aged 65 years or
older.
City of Temecula Senior Test:
Under 65 Year Old
65 Yeas and Older
53,619
4,097
92.9
7.1
In order to meet the age restriction proportionality test requirements, the Agency proposes
that this Implementation Plan allocate 89.5% of the Housing Fund project and program
expenditures to non-age-restricted housing.
Additionallnclusionarv Housinl! ReQuirements
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.
Affordabilitv ReQuirements
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.
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For purposes of the Implementation Plan, the following income limits are used:
. 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 2004 HUD median family income adjusted
for a four-person household in Riverside County is $47,200. Thus by definition, 2004
maximum income is $23,600 for a very low-income four-person household, $37,750 for
a low-income four-person family and $56,650 for a four-person moderate-income
family for jurisdictions in Riverside County.
TABLE 2
DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT - 2004 INCOME LIMITS
Standard I 2 3 4 5 6 7 8
Very Low 19000 21700 24450 27150 29300 31500 33650 35850
Income
Lower 30400 34750 39100 43450 46900 50400 53850 573S0
Income
Median Income 38000 43459 48850 54300 58650 63000 67350 71700
Moderate 45600 52100 58650 65150 70350 75550 80800 86000
Income
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TABLE 3
AFFORDABLE HOUSING COSTS
Income Levels (1) Owner Costs Renter Costs
Very Low (0-50%) 30% of 50% of adj. AMI", 30% of 50% of adj. AM""
Low 30% of 70% of adj. AMI", 30% of 60% of adj. AMI",
(51-70%)
(70-80%) Option:
Max: 30% of gross hh inc.",
(61-80%) Option:
Max: 30% of gross hh inc.",
Moderate Min: 28% of gross hh inc.", 30% of 110% of adj. AMI",
(81-120%) Max: 35% of 110% of adj. AMI
(111-120%) Option: Option:
Max: 35% of gross hh inc.", Max: 30% of gross hh inc.",
(1) Household income (hh inc.) levels relative to area median-income.
(2) Area Median Income (AMI) adjusted for family size appropriate for the unit.
Duration of Affordabilitv
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."
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Subdivisions 33413(c) and (g) and Section 33334.3(f) require 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 fifty-five years for
rental units and forty-five years for owner-occupied units.
Section 33413(b)(2)(C) adds that "long-term affordability covenants purchased or
otherwise acquired pursuant to subparagraph (8) shall be required to be maintained on
dwelling units at affordable housing costs for not less than 55 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.
From time to time, the Agency pursues the acquisition of property for the purpose of
affordable housing. Should such property contain existing low and moderate income
households be removed or destroyed, replacement housing would be required.
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Replacement dwelling units are required to 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:
1.
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
Existinl! 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, other than units which
are restricted to low-and moderate-income households. Nor has there been any privately
developed or substantially rehabilitated housing units constructed within the project area
other than low- to moderate-income housing. Therefore, the Temecula Redevelopment
Agency has no current inclusionary housing requirements in that all housing developed or
substantially rehabilitated is restricted to low-and moderate-income use.
Following is an inventory of low-to moderate-income housing constructed and substantially
rehabilitated during the previous implementation period.
Project Description Number of No, Reserved for No. Reserved for No. Reserv.
Units Very Low-Income Low-Income Moderate-Inc
Mission Village 76 8, 2-bdrm units 30, 2-bdrm units -0-
8, 3-bdrm units 30, 3-bdrm units
Riverbank Villages 66 13, 1-bdrm units 53, 1-bdrm units -0-
Cottages of Old Town 17 2, 2-bdrm un
6, 3-bdrm un
9, 4-bdrm un
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Site Inventory
The Temecula Redevelopment Area encompasses approximately 1 ,635 acres of land, of which
42 acres are currently occupied by residential uses. A total of 534 existing residential units
can be found within the project area. Another 4.5 acres are currently vacant, but have a
residential land use designation.
A total of 75 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. 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 534
Development of Vacant Land
Medium (7.12 DUlAC) 1.00 10
High (13.20 DUlAC) 3.56 50
Subtotal 87
Recycling of Underutilized Land 4.5 100
Total 48.75 618
Ten-Year Housina Projections
The Temecula Redevelopment Plan was adopted in July 1988 and will expire in July,
2028. The housing production targets in this Implementation Plan extends for the ten-
year period between 2005 and 2015 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 23 years, a constant
pace of residential development would yield an annual housing production of 10 units
in the project area. Thus the ten-year housing projection for the Project Area would
be 100 units. Six (6) of these units produced each year would be for low-and
moderate-income households and 7 units for very low-income households. These ten-
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XI.
year 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 low/mod units based on actual
development.
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.
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.1
VII.
Provide improved community services. Typical examples include, but
are not limited to: a community park, a community theater, museums
and other public facilities which will benefit the Old Town Specific Plan
Area and the Redevelopment Project Area.
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
Non-conforming Sign Removal Program, the Old Town Facade
Improvement Program, and the purchase and installation of freeway
identification signs directing traffic to Old Town.
Expand the industrial and commercial economic and job bases.
Typical examples include, but are not limited to: the Business
Assistance and Recruitment Group, the Old Town Billboard Lease,
economic development and relocation programs, and public-private
joint ventures which fulfill the goals of the Old Town Specific Plan.
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.
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
Redevelopment Project Area redevelopment activities.
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 2005-2009
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.
6
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TABLE I
COMPARISON OF PROPOSED 5-YEAR ACTIVITIES AND SPECIFIED BLIGHT CONDITIONS
IDENTIFIED BLIGHT CONDITIONS
IMPLEMENTATION ACTIVITIES Deteriorated Inadequate Parcel Lacks Public Depreciated Values Building Design ESTIMATED COSTS
Buildings Sizes Facilities
Escallier House X x S87S,OOO
Community Theatre X 9.500.000
Freeway Signage for Old Town X 110,000
Front Street
Building Facades X x X 1S0,OOO
Old Town Parking X 6,000,000
Erte Stanley Gardner Exhibit X 33,000
Murrieta Creek Improvements X 300,000
Residential Improvement Program x X 1,250,000
Old Town Streetscape Improvement X 120,000
Phase II Design
Old Town Gateway Lar,dscaplng X 418,000
Old Town Overhead/Underground x X 144 , 000
Utilities Distribution
Housing Rehabilitation/ Residential X X 1,800,000
Improvement Programs
Affordable Housing Units X X X 9,000,000
Old Town Mixed-use X x X X X 1,000,000
Affordable Housing Projects/Future X X X 1,830,000
Obligations
Total Estimated Costs 3Z5.S25,ooo
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VIII.
INCLUSIONARY AND REPLACEMENT HOUSING REQUIREMENTS
Le~islative Reauirements
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 4 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)
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 units
required to be available at affordable housing cost to persons
9
(1 )
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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.
HOUSING NEED
The income proportionality test requires that the Agency target set-aside expenditures to the
relative percentage of unmet need for very low, low, and moderate income unites, as defined
in the City's most recently approved Housing Element. Based on the City's 1999-2004 Housing
Element, the Agency's minimum required allocation for very low and low income
expenditures, and maximum moderate income housing expenditures are:
Very Low Income:
Lower Income
Moderate Income
At least 34%
At least 20%
No more than 46%
The Agency is entitled to expend a disproportionate amount of funds for very low income
households, and to subtract a commensurate amount from the low and/or moderate income
thresholds. Similarly, the Agency can provide a disproportionate amount of funding for low
income housing by reducing the amount of funds allocated to moderate income households.
In no event can the expenditures targeted to moderate income households exceed the
established threshold amount.
In order to meet the income targeting standards, the Agency proposes that this
implementation Plan allocate 34% of the Housing Fund project and program expenditures to
very low income households, 20% to low income households, and no more than 46% to
moderate income households.
Expenditures on Senior Citizen Proiects
The age restriction proportionality test requires that the maximum percentage of set-aside
funds that an agency can allocate to senior housing is limited to the percentage of residents
within the City that are 65 years of age and older, reported by the most recent census of the
U.S. Census Bureau.
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As shown below, according to Census 2000, 7.1 of the City's population is aged 65 years or
older.
City of Temecula Senior Test:
Under 65 Year Old
65 Yeas and Older
53,619
4,097
92.9
7.1
In order to meet the age restriction proportionality test requirements, the Agency proposes
that this Implementation Plan allocate 89.5% of the Housing Fund project and program
expenditures to non-age-restricted housing.
Additionallnclusionarv Housinl! 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.
Affordabilitv Reauirements
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.
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For purposes of the Implementation Plan, the following income limits are used:
. 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 2004 HUD median family income adjusted
for a four-person household in Riverside County is $47,200. Thus by definition, 2004
maximum income is $23,600 for a very low-income four-person household, $37,750 for
a low-income four-person family and $56,650 for a four-person moderate-income
family for jurisdictions in Riverside County.
TABLE 2
DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT - 2004 INCOME LIMITS
Standard I 2 3 4 5 6 7 8
Very Low 19000 21700 24450 27150 29300 31500 33650 35850
Income
Lower 30400 34750 39100 43450 46900 S0400 53850 57350
Income
Median Income 38000 43459 48850 54300 58650 63000 67350 71700
Moderate 45600 52100 58650 65150 70350 75550 80800 86000
Income
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TABLE 3
AFFORDABLE HOUSING COSTS
Income Levels (1) Owner Costs Renter Costs
Very Low (0-50%) 30% of 50% of adj. AMI", 30% of 50% of adj. AMI",
Low 30% of 70% of adj. AMI", 30% of 60% of adj. AMI",
(51-70%)
(70-80%) Option:
Max: 30% of gross hh inc.",
(61-80%) Option:
Max: 30% of gross hh inc.",
Moderate Min: 28% of gross hh inc.", 30% of 110% of adj. AMI",
(81-120%) Max: 35% of 110% of adj. AMI
(111-120%) Option: Option:
Max: 35% of gross hh inc.", Max: 30% of gross hh inc.",
(1) Household income (hh inc.) levels relative to area median-income.
(2) Area Median Income (AMI) adjusted for family size appropriate for the unit.
Duration of Affordabilitv
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."
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Subdivisions 33413(c) and (g) and Section 33334.3(f) require 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 fifty-five years for
rental units and forty-five years for owner-occupied units.
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 55 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.
From time to time, the Agency pursues the acquisition of property for the purpose of
affordable housing. Should such property contain existing low and moderate income
households be removed or destroyed, replacement housing would be required.
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Replacement dwelling units are required to 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:
1.
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
Existine Housine 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, other than units which
are restricted to low-and moderate-income households. Nor has there been any privately
developed or substantially rehabilitated housing units constructed within the project area
other than low- to moderate-income housing. Therefore, the Temecula Redevelopment
Agency has no current inclusionary housing requirements in that all housing developed or
substantially rehabilitated is restricted to low-and moderate-income use.
Following is an inventory of low-to moderate-income housing constructed and substantially
rehabilitated during the previous implementation period.
Project Description Number of No. Reserved for No. Reserved for No. Reservl
Units Very Low-Income Low-Income Moderate-Inc
Mission Village 76 8, 2-bdrm units 30, 2-bdrm units -0-
.8, 3-bdrm units 30, 3-bdrm units
Riverbank Villages 66 13, 1-bdrm units 53,1-bdrmunits -0-
Cottages of Old Town 17 2, 2-bdrm un
6, 3-bdrm un
9, 4-bdrm un
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Site Inventory
The Temecula Redevelopment Area encompasses approximately 1,635 acres of land, of which
42 acres are currently occupied by residential uses. A total of 534 existing residential units
can be found within the project area. Another 4.5 acres are currently vacant, but have a
residential land use designation.
A total of 75 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. 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 534
Development of Vacant Land
Medium (7-12 DUlAC) 1.00 10
High (13-20 DUlAC) 3.56 50
Subtotal 87
Recycling of Underutilized Land 4.5 100
Total 48.75 618
Ten-Year Housimz Projections
The Temecula Redevelopment Plan was adopted in July 1988 and will expire in July,
2028. The housing production targets in this Implementation Plan extends for the ten-
year period between 2005 and 2015 and establishes how the Agency intends to fulfill
inclusionary requirements for housing produced during this time frame.
Based on the estimated build out of 219 new units over the next 23 years, a constant
pace of residential development would yield an annual housing production of 10 units
in the project area. Thus the ten-year housing projection for the Project Area would
be 100 units. Six (6) of these units produced each year would be for low-and
moderate-income households and 7 units for very low-income households. These ten-
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XI.
year 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 low/mod units based on actual
development.
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.
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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.
I
Housin!! 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 2004-2005 through FY 2008-2009. 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.
TABLE 6
PROJECTED HOUSING SET-ASIDE
I
I Year I Estimated 20% Tax Increment I
04/ 05 $1,920,640
05/ 06 $1,959,053
06/ 07 $1,998,234
07/08 $2,038,199
08/ 09 $2,078,963
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XII.
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 1 A DIVERSITY OF HOUSING OPPORTUNITIES THAT SATISFY THE PHYSICAL, SOCIAL
AND ECONOMIC NEEDS OF EXISTING AND FUTURE RESIDENTS OF
TEMECULA.
Policy 1.1
Policy 1.2
Policy 1.3
Policy 1.4
Policy 1.5
Policy 1.6
Provide an inventory of land at varying densities sufficient to
accommodate the existing and projected housing needs in the City.
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.
Require a mixture of diverse housing types and densities in new
developments around the village centers to enhance their people-
orientation and diversity.
Support the use of innovative site planning and architectural design in
residential development.
Encourage the use of clustered development to preserve and enhance
important environmental resources, and maintain important areas in
open space.
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.
Goal 2AFFORDABLE HOUSING FOR ALL ECONOMIC SEGMENTS OF TEMECULA.
Policy 2.1
Policy 2.2
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.
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Policy 2.3
Policy 2.4
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.
Goal 3 REMOVAL OF GOVERNMENTAL CONSTRAINTS IN THE MAINTENANCE,
IMPROVEMENT AND DEVELOPMENT OF HOUSING, WHERE APPROPRIATE
AND LEGALLY POSSIBLE.
Policy 3.1
Policy 3.2
Policy 3.3
I
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.
Goal 4 CONSERVATION OF THE EXISTING AFFORDABLE HOUSING STOCK.
Policy 4.1
Policy 4.2
Policy 4.3
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.
Develop rehabilitation programs that are directed at preserving the
integrity of the housing stock.
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
Policy 5.2
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Encourage and support the enforcement of laws and regulations
prohibiting the discrimination in lending practices in the sale or rental
of housing.
Assure and support the efforts of others to ensure that unrestricted
access to housing is available to all segments of the community.
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XIII.
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.
Work toward 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.
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 afford ability 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. .
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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,
revitalization and economic development.
neighborhood
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 Tan~ets
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:
TABLE 7
ANNUAL HOUSING GOALS
Year Units
2005 12
2006 12
2007 12
2008 12
-- 2009 12
-
TOTAL: 60
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XIV.
LimitinR 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.
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.
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APPENDIX A
LIST OF FUNDING PROGRAMS
HOME ProRram
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.
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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
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 Housim! Tax Credit (LlHTC)
As part of the Tax Reform Act of 1986, Congress created the Low Income Housing Tax
Credit (LlHTC), which provides a tax shelter for limited partners in low-income housing
projects. This program will represent an important financial resource for affordable
housing development by the private sector.
Private Institutions
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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
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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.
Savinl!s Association Mortl!al!e 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 Communitv Reinvestment Corporation (CCRC)
I
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 afford ability 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.
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Through the Affordable Housing Program, the FHLB provides interest rate subsides on
advances to member banks that engage in lending for long-term low-to moderate-
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 ExistinR Projects
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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 ExistinR Deed Restrictions
The City has four multi-family projects in the Project Area that assist lower-income
tenants. However, none are eligible to convert to market rate rents during the five-
year period.
1. Rancho West Apartments, 150 units will remain affordable until 2026.
2. Rancho Creek Apartments, 30 units will remain affordable until 2026.
3. Mission Village Apartments, 76 units will remain affordable until 2028.
4. Creekside Apartments, 48 units will remain affordable until 2036.
5. Riverbank Villages Senior Apartments, 66 units will remain affordable until 2058.
Rancho West, Rancho Creek, and Mission Village Apartments were financed in part
with redevelopment low- to moderate-income housing funds. The construction of
Creekside Apartments was financed with FmHA Section 515 funds.
Conversion of Commercial Development to Mixed-Use Development
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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
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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 I Agency may
consider placing deed restrictions on these converted units to ensure unit
affordability.
Subsidized New Construction/Purchase of Existina Housina
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.
Substantial Rehabilitation
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Rehabilitation of existing rental properties is a cost-effective program option to fulfill
the Agency's affordable housing production requirements. The Agency uses
Redevelopment Low and Moderate Income Housing Funds to provide financial
assistance for the rehabilitation of private non-profit and for-profit rental properties.
The Agency has established its own rehabilitation program. The Riverside County
Economic Development Agency also administers a similar program available to owners
at property in Temecula.
Residential Improvement Proaram
Preservation of the single-family housing stock owned and occupied by very low, low-
and median-income families fulfills Agency goals. The Agency uses Redevelopment
Low and Moderate Income Housing Funds to assist families with correction of code
deficiencies and exterior repairs, which if left deferred would create significant
blight. For senior citizens only, the assistance is a grant.
Mobilehome Park Assistance Proaram
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.
I
Affordability controls on mobilehome parks can be achieved through different
approaches:
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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 Prollram
I
The First-Time Homebuyers Program (FTHB) is a down-payment assistance program for
median; low- and very low-income homebuyers. Qualified buyers are eligible to
receive up to $24,000 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. 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.
Mortllalle Credit Certificate Prollram
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.
Simile Family Mortllalle Revenue Bond Prollram
I
The County of Riverside 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
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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-Familv Bond ProRram
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.
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ATTACHMENT A-1
MAP OF SUB-AREA 1
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ATTACHMENT A-2
MAP OF SUB-AREA 2
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DCity
/\I Highways
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ATTACHMENT A-3
MAP OF SUB AREA 3
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Subarea 3: Zoning Map
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ATTACHMENT A-4
MAP OF SUB-AREA 4
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PROPOSED PROJECTS
PROGRAMS/CONTRIBUTION - PUBLIC
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PROPOSED C6M1'LETED PROJECTS AND PROGRAMS AND CONTRIBUTION TO BLIGHT REMOVAL-
PUBLIC
REDEVELOPMENT PROJECT AREA
JANUARY 2004-DECEMBER2009 IMPLEMENTATION PLAN
Existing Use
Project/Program Date Project/Program Description Contribution to Blight Removal
Comoleled
Public Improvement Program:
Civic Center 2008 New Civic Center and Parking . Creale Employmenl Opportunites
Structure . Enhance the potential for new
private development
. Ulilize underproductive land
Façade Improvement 2005-2010 To improve the visual
Program presentation of individual . Promole the "Old West" design
properties in Old town theme
. Facililate continued growth and
economic stability
. Eliminate blight and non-
confonning design standards.
Old Town Temecula 2005 New Community Theater . Create Employment Opportunites
Community Theater . Enhance the potential for new
private development
. Utilize underproductive land
. Removed surrounding property out
of flood plain
R: IRED E VlImp I omen tati nnPlan99\pnb I iproposed2004 . doc
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PROPOSED PROJECTS
PROGRAMS/CONTRIBUTION - PRIV A TE
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PROPOSED PROJECTS AND PROGRAMS AND CONTRIBUTION TO BLIGHT REMOVAL - PRIVATE
REDEVELOPMENT PROJECT AREA
JANUARY 2004 - DECEMBER 2009 IMPLEMENTATION PLAN
Existing Use
Project/Program Date Project/Program Description Contribution to Blighl Removal
Completed
Private Development Program:
Campus Project 2005 New Construction . Create neighborhood slability
Addition to existing 3-story . Prevent business oul-migration
Vacant Land commercial retail building . Create employment opportunities
. Service uomet commerciaVretail
needs
. Utilize unproductive land
Dallon 2005 New Construction of . Creale neighborhood slability
3 -story commercial building . Prevent business out-migration
Vacant land . Create employment opportunities
. Service unmet commerciaVretail
needs
. Utilize unproductive land
Seaway 2007 New Construction of . Create neighborhood slability
2-Story Commercial Relail . Prevent business out-migration
Vacant Land Building . Create employment opportunities
. Service unmet commerciaVretail
needs
. Utilize unproductive land
Penfold II 2005 New Construction of . Create neighborhood slability
3-Story . Prevent business out-migration
Vacant Land C 0 mm ere i aVR e laiVResla uran t . Create employment opportunities
Bldg, . Service unmet commerciaVretail
needs
. Utilize unproductive land
Butterfield 2006 New Construction of . Create neighborhood slability
3-Story . Prevent business out-migration
Commercial Co mm erc iaVR elai VR eSla uran t . Create employment opportunities
Bldg. . Service unmet commerciaVretail
needs
. Utilize unproductive land
Penny Dome 2006 New Construction 2 Story . Create neighborhood slability
Office Building . Prevent business out-migration
Vacant Land . Create employment opportunities
. Service unmet commerciaVrelail
needs
. Utilize unproductive land
R: IRED E VlImp I em entati onPlan99\200404 proposedproj ects. dnc
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COMPLETED PROJECTS
PROGRAMS/CONTRIBUTION - PUBLIC
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COMPLETED PROJECTS AND PROGRAMS AND CONTRIBUTION TO BLIGHT REMOVAL - PUBLIC
REDEVELOPMENT PROJECT AREA
JANUARY 2000 - DECEMBER 2004 IMPLEMENTATION PLAN
Existing Use
ProjectlProgram Dale ProjectlProgram Description Contribution to Blight Removal
Completed
Public Improvement Program:
Children's Museum June 2004 Develop an interactive hands- . Created Employment Opportunites
on Children's Museum . Enhanced the potential for new
private development
. Utilized underproduclive land
Façade Improvement 1990-2004 To improve the visual
Program presentation of individual . Promote the "Old West" design
properties in Old town theme
. Facilitate continued growth and
economic stability
. Eliminate blight and non-
confonning design standards.
Mission Village February 2000 New construction of 76 . Created Affordable Housing
2-3 Bedroom Apartmenl Units . Created Neighborhood Stability
. Utilized under productive land
. Alleviated crime/lack of public
safety
Cottages of Old Town September New Construction of 14 - . Utilized unproductive
2004 Single Family Homes and 3 . Provided stability to the Project
remodeled existing homes. Area by enhancing the pennanent
Restricted to low and residenlial base
moderate income facilities . Increased supply of affordable
housing
. Provided homeownership
opportunilies
Riverbank Villages September New Construction of . Created Affordable Senior Housing
Senior Apartments 2004 66 I - Bedroom Senior . Created Neighborhood Stability
Apartment . Utilized under productive land
Vacant Land . Alleviated crimenack of public
safety
R: IRED E VIIm P I ementali onPl an99\pub Ii ccomp leted2004, doc
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COMPLETED PROJECTS
PROGRAMS/CONTRIBUTION - PRIV A TE
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COMPLETED PROJECTS AND PROGRAMS AND CONTRIBUTION TO BLIGHT REMOVAL - PRIVATE
REDEVELOPMENT PROJECT AREA
JANUARY 1999-DECEMBER2004 IMPLEMENTATION PLAN
Existing Use
Project/Program Date Project/Program Description Contribulion 10 Blight Removal
Comnleted
Private Developmenl Program:
Baily Restaurant November 2004 New Construction of Casual . Prevenled business out-migration
and Fine Dining Restaurant . Created employment opportunities
Vacanl Land . Serviced unmet commerciaVretail
needs
. Utilized unproductive land
Penfold June 2002 New Construction of2 . Prevented business out-migration
Story Retail Office Building . Created employment opportunities
Vacant land . Serviced unmet commerciaVretail
needs
. Utilized unproductive land
R: IRED EV\1mp I ementati onPI an99\CO MPLE TEDpri vate2004 . doc