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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
SEPTEMBER 2, 2009 - 6:00 PM
Next in Order:
Resolution: 2009-21
CALL TO ORDER:
Flag Salute: Commissioner Kight
Roll Call: Carey, Guerriero, Harter, Kight and Telesio
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public may address the Commission
on items that are not listed on the Agenda. Speakers are limited to three minutes each. If
you desire to speak to the Commission about an item not on the Agenda, a salmon
colored "Request to Speak" form should be filled out and filed with the Commission
Secretary.
When you are called to speak, please come forward and state your name for the record.
For all other agenda items a "Request to Speak" form must be filed with the Commission
Secretary prior to the Commission addressing that item. There is a three-minute time
limit for individual speakers.
NOTICE TO THE PUBLIC
All matters listed under Consent Calendar are considered to be routine and all will be
enacted by one roll call vote. There will be no discussion of these items unless Members
of the Planning Commission request specific items be removed from the Consent
Calendar for separate action..
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of August 19, 2009
PUBLIC HEARING ITEMS
Any person may submit written comments to the Planning Commission before a public
hearing or may appear and be heard in support of or in opposition to the approval of the
project(s) at the time of hearing. If you challenge any of the projects in court, you may be
limited to raising only those issues you or someone else raised at the public hearing or
in written correspondences delivered to the Commission Secretary at, or prior to, the
public hearing.
Any person dissatisfied with any decision of the Planning Commission may file an appeal
of the Commission's decision. Said appeal must be filed within 15 calendar days after
service of written notice of the decision, must be filed on the appropriate Planning
Department application and must be accompanied by the appropriate filing fee.
2 Recommend City Council adopt the Housing Element update
RECOMMENDATION:
2.1 Adopt a resolution entitled:
RESOLUTION 09-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT THE 2008-
2014 HOUSING ELEMENT (LONG RANGE PLANNING PROJECT NO. LR08-
0017
REPORTS FROM COMMISSIONERS
PLANNING DIRECTOR REPORT
ADJOURNMENT
Next regular meeting: Planning Commission, Wednesday, September 16, 2009, 6:00 PM City
Council Chambers, 43200 Business Park Drive, Temecula, California.
NOTICE TO THE PUBLIC - The agenda packet (including staff reports) will be available for viewing at City Hall's
Planning Department Public Counter located at 43200 Business Park Drive and at the Temecula Library located at
30600 Pauba Road during normal business hours. Additionally, any supplemental material distributed to a majority of
the Commissioners regarding any item on the Agenda, after the posting of the Agenda, will be available for public
review at the locations indicated above. The packet will be available for viewing the Friday before the Planning
Commission meeting after 4:00 p.m. You may also access the packet the Friday before the meeting after 4:00 p.m.
on the City's website at www.cityoftemecula.ora.
ITEM 1
ACTION MINUTES
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
AUGUST 19, 2009 - 6:00 PM
Next in Order:
Resolution: 2009-18
CALL TO ORDER:
Flag Salute: Commissioner Harter
Roll Call: Carey, Guerriero, Harter, Kight and Telesio
CONSENT CALENDAR
Minutes
RECOMMENDATION:
1.1 Approve the Minutes of August 5, 2009 APPROVED 5-0, MOTION BY
COMMISSIONER KIGHT, SECOND BY COMMISSIONER CAREY; VOICE VOTE
REFLECTED UNANIMOUS APPROVAL
PUBLIC HEARING ITEMS
Plannina Application Nos. PA09-0229 and PA09-0230. a Minor Conditional Use Permit and
a Finding of Public Convenience or Necessity to allow for a Type-42 ABC license (on-sale
beer and wine) for Grannv's Grapes on the Vine located at 28450 Felix Valdez Road. Dana
Schuma APPROVED 5-0, MOTION BY COMMISSIONER KIGHT, SECOND BY
COMMISSIONER GUERRIERO; VOICE VOTE REFLECTED UNANIMOUS APPROVAL
RECOMMENDATION
2.1 Adopt a resolution entitled:
PC RESOLUTION 09-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NOS. PA09-0229 AND
PA09-0230, A CONDITIONAL USE PERMIT AND AN ASSOCIATED FINDING OF
PUBLIC CONVENIENCE OR NECESSITY TO AUTHORIZE GRANNY'S GRAPES
OF THE VINE TO SELL WINE AND BEER FOR ON-SITE CONSUMPTION (TYPE-
42 ABC LICENSE) IN AN EXISTING BUILDING LOCATED AT 28450 FELIX
VALDEZ ROAD (APNS 921-280-008 AND 921-280-012)
Planning Application Numbers PA09-0040 and PA09-0041, a Tentative Parcel Map and
APPROVED 5-0, MOTION BY COMMISSIONER HARTER, SECOND BY
COMMISSIONER GUERRIERO; VOICE VOTE REFLECTED UNANIMOUS APPROVAL
RECOMMENDATION:
3.1 Adopt a resolution entitled:
PC RESOLUTION 09-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO. PA09-0040, A
TENTATIVE PARCEL MAP (TPM 36175) TO SUBDIVIDE A 35-ACRE SITE INTO
THREE PARCELS; ONE 19.7-ACRE PARCEL, ONE 11.3-ACRE PARCEL, AND A
4.0 ACRE PARCEL (DEDICATED FOR PUBLIC IMPROVEMENTS) LOCATED
AT THE NORTHWEST CORNER OF DENDY PARKWAY AND DIAZ ROAD (APN
909-370-002)
3.2 Adopt a resolution entitled:
PC RESOLUTION NO. 09-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO. PA09-0041, A
CONDITIONAL USE PERMIT WITH A DEVELOPMENT PLAN FOR A WATER
PARK CONSISTING OF POOLS, SLIDES, AND OTHER TYPES OF WATER
ATTRACTIONS, CONCESSION STANDS, GIFT SHOP, PARTY ROOM, LOCKER
ROOMS, RESTROOMS, PICNIC AREAS, SERVICE YARD, AND PARKING LOT
LOCATED AT THE NORTHWEST CORNER OF DENDY PARKWAY AND DIAZ
ROAD (APN 909-370-002)
PUBLIC COMMENTS
The following individuals addressed the Planning Commissioners:
■ Randy Josselyn
■ Bria Josselyn
■ Gary Pickard
REPORTS FROM COMMISSIONERS
PLANNING DIRECTOR REPORT
ADJOURNMENT
Next regular meeting: Planning Commission, Wednesday, September 2, 2009, 6:00 PM City
Council Chambers, 43200 Business Park Drive, Temecula, California.
Stanley Harter
Chairman
Patrick Richardson
Director of Planning and Redevelopment
ITEM 2
STAFF REPORT-PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
DATE OF MEETING: September 2, 2009
PREPARED BY: Emery J. Papp, Case Planner
APPLICANT NAME: City of Temecula
PROJECT Long Range Planning Project Number LR08-0017, a statutory
SUMMARY: update of the City of Temecula General Plan Housing Element
CEQA: Negative Declaration
RECOMMENDATION: Adopt a Negative Declaration for Long Range Planning Project
Number LR08-0017 and recommend that the City Council adopt the
2008-2014 Housing Element Update
BACKGROUND SUMMARY
State Housing Law requires local jurisdictions to update their Housing Element every six years.
The original City of Temecula General Plan Housing Element was approved in 1993 and
updated in 2002 pursuant to the amendment cycle for local agencies under the jurisdiction of
the Southern California Association of Governments (SCAG). Subsequently, a Comprehensive
General Plan Update was adopted by the City Council on April 12, 2005. An Environmental
Impact Report was certified for the comprehensive update.
In November 2007, the City entered into an agreement with Environmental Science Associates
(ESA) to assist in the development of the Housing Element update for the current cycle. A draft
Housing Element was completed and sent to the State of California Department of Housing and
Community Development (HCD) for review in February 2008. Staff received comments from
HCD on April 11, 2008 and worked with ESA to complete a revised draft which was submitted to
HCD for a second review on July 2, 2008.
On August 29, 2009 HCD contacted the City to state that several comments from its April 11,
2008 letter had not adequately been addressed. Additional comments were received from HCD
via email on September 11, 2008. City staff met with HCD staff on October 17, 2008 to discuss
the deficiencies in the draft Housing Element and to obtain direction. The main point of
contention had been the City's analysis of appropriate density to support affordable housing
projects. In December 2008, HCD notified City staff that it did not accept the City's analysis of
appropriate density although it acknowledged that there is adequate capacity. HCD was
unyielding in its stance that a default density of 30 residential units per acre, pursuant to Section
65583.2(c)(3)(B)(iv), is an appropriate density for affordable housing projects in Temecula.
Since that time, staff has worked with HCD to prepare a housing element that staff believes
meets the requirements of State law.
On April 9, 2009, a third draft of the Housing Element was sent to HCD for review. Comments
were received on June 9, 2009. This comment letter indicated that some revisions and
clarifications would still be necessary to bring the draft Housing Element into compliance with
State Housing Law, however, it also indicated that HCD was generally accepting of the
inventory and capacity analysis as no further comments were received on this subject. Staff
has revised the draft Housing Element to address the latest comments from HCD and believes it
to be compliant with State law. Upon recommendation of approval by the Planning Commission
and adoption by the City Council, the Housing Element will be sent to HCD for a 90-day
certification review. Once certified, the Housing Element will meet the State-mandated
requirements through 2014.
ANALYSIS
The purpose of a General Plan Housing Element is to address local and regional housing
needs. A Housing Element is required to:
■ Provide housing opportunities to all income segments of the population;
■ Provide adequate sites to accommodate the Regional Housing Needs Assessment;
■ Remove governmental constraints in maintaining and developing housing;
■ Conserve and improve the existing housing stock;
■ Implement statutes under State Housing Law;
■ Provide equal access to housing opportunities; and
■ Preserve at-risk units.
Regional Housing Needs Assessment
In July 2007, the Southern California Association of Governments (SCAG) completed and
distributed a Regional Housing Needs Assessment (RHNA) for all local agencies under its
jurisdiction. This RHNA includes targets for Very Low, Low, Moderate, and Above Moderate
Income categories. New legislation (AB 2634 - 2006) requires provisions for Extremely Low-
Income housing. As a result, the Very-Low Income segment of the RHNA was divided equally
into a new Extremely Low-income category and Very Low-income. The RHNA for Temecula is
as follows:
RHNA as Prepared by SCAG
Extremely
Low Income
Very Low
Income
Low
Income
Moderate
Income
Above Mod.
Income
Total
Units
Required Units 507
507
693
757
1622
4086
Because the last Housing Element Update cycle for the SCAG region ended on December 31,
2005, the City can credit affordable housing projects completed after January 1, 2006, projects
currently under construction, and projects currently "in the pipeline" toward meeting the current
RHNA. When subtracted from the Table above, the credits that can be claimed by the City of
Temecula result in the following revised RHNA numbers:
Remaining RHNA after Credits
Extremely
Low Income
Very Low
Income
Low
Income
Moderate
Income
Above Mod.
Income
Total
Units
Required Units 465
355
570
6911
1622
3703
According to comment letters from HCD, the City must provide enough suitable sites with
appropriate zoning and density to accommodate the affordable housing needs for Extremely
Low-Income, Very Low-Income and Low-Income households. This means the City must be able
to provide for the opportunity for 1,381 units. According to HCD, appropriate density is 30 units
per acre.
Suitable Sites and Capacity
To accommodate this need, the Housing Element Update proposes to expand the previously
adopted Mixed Use Overlay by adding the boundary of the Redevelopment Project Area. This
new overlay is referred to as the Urban Density Overlay. Owners of parcels within the Urban
Density Overlay will be permitted by right to develop the site with residential uses at a density of
30 units per acre, or more with density bonus, if the following criteria are met:
■ The parcel is vacant or underutilized;
■ Residential uses are permitted or conditionally permitted with the underlying zoning for
the site;
■ A minimum of 20% of the units will be available to Extremely Low-Income, Very Low-
Income, Low-Income, and/or Low-Moderate Income families;
■ The breakdown of these units is equivalent to the ratio in the Temecula Regional
Housing Needs Assessment for 2006-2014; and
■ The units maintain their affordable status for at least 55 years.
An inventory of vacant parcels located within the confines of the proposed Urban Density
Overlay shows that there are 82 parcels having a combined total of 105.08 acres and a potential
capacity of 2,364 dwelling units. As noted above, the City's remaining obligation for affordable
housing after credits that can be claimed by the City is 1,381 units. Therefore, this obligation
can be met by suitable vacant sites located within the proposed Urban Density Overlay.
Additionally, the Citywide Vacant Land Inventory and Residential Capacity Analysis, Appendix B
of the Housing Element, shows that there is capacity for 8,916 units within zones that permit
High Density Residential projects by right.
Municipal Code Amendments
Upon certification of the Housing Element Update by HCD, two Municipal Code Amendments
will be required by State Housing Law. Pursuant to State Housing Law (SIB 2, 2007),
Supportive Housing and Single Room Occupancy uses must be allowed as uses that are
permitted by right in at least one residential zone. Such uses must be subject to the same
permitting processes as other housing in similar zones without undue special regulatory
requirements, e.g. no Conditional Use Permit. Similar types of uses are permitted in the
Medium and High density residential zones and, therefore, staff recommends that Single Room
Occupancy and Supportive Housing uses are permitted by right in both the Medium and High
density residential zones. Further, staff recommends allowing these uses by right in the
Community Commercial and Professional Office zones when adjacent to or part of a multi-family
residential use.
3
HCD Review Comments
The Draft Housing Element was reviewed by the California Department of Housing and
Community Development (HCD) as required by State Law. HCD reviewed the draft Housing
Element and provided comments that were addressed in each subsequent submittal. A
description of the general comments provided by HCD is shown below. Copies of HCD's
comment letters are contained in Attachment No. 3.
04/11/08
09/08/08
01/14/09
06/09/09
Issue Area
Letter
email
Letter
Letter
Status
Housing Needs,
Staff has addressed all
Resources and
✓
✓
✓
remaining issues in the
Constraints
current draft Housing
Element
Quantified Objectives
✓
✓
Resolved
Adequate Sites and
✓
✓
✓
Resolved
Density Provisions
Staff has addressed all
Housing Programs
✓
✓
✓
remaining issues in the
current draft Housing
Element
Staff has addressed all
Public Participation
✓
✓
✓
remaining issues in the
current draft Housing
Element
LEGAL NOTICING REQUIREMENTS
Notice of the public hearing was published in the Californian on August 22, 2009.
ENVIRONMENTAL DETERMINATION
Staff has reviewed the project in accordance with the California Environmental Quality Act
(CEQA) and based on an initial study, it has been determined the project will not have a
significant impact on the environment; therefore, a Negative Declaration has been prepared for
the project. The public review and comment period for the Negative Declaration was from July
31, 2009 through August 31, 2009. No comments had been received at the time this report was
prepared.
FINDINGS
General Plan Amendment
The proposed amendment of the Housing Element is in conformance with the General Plan for
Temecula and with all applicable requirements of State law and other Ordinances of the City.
The Housing Element Update has been designed to be consistent with State Housing Law, the
Regional Housing Needs Assessment for local agencies under jurisdiction of the Southern
California Association of Governments, and to be internally consistent with the other elements of
the Temecula General Plan.
The proposed amendment of the Housing Element will not have a significant impact on the
character of the built environment. The Housing Element Update is compatible with the nature,
condition and development of existing uses, buildings and structures and the proposed
amendments will not adversely affect the existing or planned uses, buildings, or structures. The
proposed Housing Element Update is a policy document that provides the opportunity for the
provision of affordable housing through the identification of appropriate sites and provisions for
appropriate density. An environmental analysis for the project indicates that impacts related to
the built environment will be less than significant.
The nature of the proposed amendment of the Housing Element is not detrimental to the health,
safety and general welfare of the community. The proposed Housing Element Update will not
expose people to an increased risk of negative health or public safety impacts. An
environmental analysis for the project indicates that impacts related to the health, safety and
general welfare of the community will be less than significant.
ATTACHMENTS
PC Resolution
Draft Housing Element
HCD Comment Letters
Negative Declaration with Initial Study
Public Correspondence
Notice of Public Hearing
PC RESOLUTION NO. 09-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL ADOPT THE 2008-2014 HOUSING
ELEMENT (LONG RANGE PLANNING PROJECT NO.
LR08-0017)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On September 2, 2009, the Planning Commission recommended that the
City Council approve Long Range Planning Project No. LR08-0017, a statutory update
of the City of Temecula General Plan Housing Element.
B. State Housing Law requires that local jurisdictions periodically update their
Housing Element pursuant to the update cycle of its Council of Governments.
1993.
2002.
C. The City of Temecula adopted its first Housing Element on November 9,
D. The City of Temecula first amended its Housing Element on October 8,
E. The City of Temecula adopted a Comprehensive Update of its General
Plan on April 12, 2005.
F. The Southern California Association of Governments completed the
Regional Housing Needs Assessment for this Housing Element cycle on July 12, 2007.
G. This Housing Element Update was processed including, but not limited to
a public notice, in the time and manner prescribed by State and local law.
H. The Planning Commission, at a regular meeting, considered the Housing
Element Update and environmental review on September 2, 2009, at a duly noticed
public hearing as prescribed by law, at which time the City staff and interested persons
had an opportunity to and did testify either in support or in opposition to this matter.
1. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Commission recommended that the City Council approve Long
Range Planning Project No. LR08-0017 subject to and based upon the findings set forth
hereunder.
J. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in recommending
approval of the Application hereby finds, determines and declares that:
General Plan Amendment
A. The proposed amendment of the Housing Element is in conformance with
the General Plan for Temecula and with all applicable requirements of State law and
other Ordinances of the City;
The Housing Element Update has been designed to be consistent with State
Housing Law, the Regional Housing Needs Assessment for local agencies under
jurisdiction of the Southern California Association of Governments, and to be
internally consistent with the other elements of the Temecula General Plan.
B. The proposed amendment of the Housing Element will not have a
significant impact on the character of the built environment;
The Housing Element Update is compatible with the nature, condition and
development of existing uses, buildings and structures and the proposed
amendments will not adversely affect the existing or planned uses, buildings, or
structures. The proposed Housing Element Update is a policy document that
provides the opportunity for the provision of affordable housing through the
identification of appropriate sites and provisions for appropriate density. An
environmental analysis for the project indicates that impacts related to the built
environment will be less than significant.
C. The nature of the proposed amendment of the Housing Element is not
detrimental to the health, safety and general welfare of the community;
The proposed Housing Element Update will not expose people to an increased
risk of negative health or public safety impacts. An environmental analysis for
the project indicates that impacts related to the health, safety and general welfare
of the community will be less than significant.
Section 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the General Plan Amendment Application, LR08-0017:
A. Pursuant to California Environmental Quality Act ("CEQA), City staff
prepared an Initial Study of the potential environmental effects of the approval of the
General Plan Amendment Application, as described in the Initial Study ("the Project").
Based upon the findings contained in that study, City staff determined that there was no
substantial evidence that the Project could have a significant effect on the environment
and a Negative Declaration was prepared.
B. Thereafter, City staff provided public notice of the public comment period
and of the intent to adopt the Negative Declaration as required by law. The public
comment period commenced on July 31, 2009, and expired on August 31, 2009.
Copies of the documents have been available for public review and inspection at the
offices of the Department of Planning, located at City Hall 43200 Business Park Drive,
Temecula. California 92590.
C. No written comment(s) were received prior to the public hearing and a
response to all the comments made therein was prepared, submitted to the Planning
Commission and incorporated into the administrative record of the proceedings.
D. The Planning Commission has reviewed the Negative Declaration and all
comments received regarding the Negative Declaration prior to and at the September 2,
2009 public hearing, and based on the whole record before it finds that: (1) the
Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial
evidence that the Project will have a significant effect on the environment; and (3)
Negative Declaration reflects the independent judgment and analysis of the Planning
Commission.
E. Based on the findings set forth in the Resolution, the Planning
Commission hereby adopts the Negative Declaration prepared for this project.
Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 2nd day of September 2009.
Stanley Harter, Chairman
ATTEST:
Patrick Richardson, Secretary
[SEAL]
STATE OF CALIFORNIA }
COUNTY OF RIVERSIDE }ss
CITY OF TEMECULA }
I, Patrick Richardson, Secretary of the Temecula Planning Commission, do
hereby certify that the forgoing PC Resolution No. 09- was duly and regularly
adopted by the Planning Commission of the City of Temecula at a regular meeting
thereof held on the 2nd day of September 2009, by the following vote:
AYES: PLANNING COMMISSIONERS:
NOES: PLANNING COMMISSIONERS
ABSENT: PLANNING COMMISSIONERS
ABSTAIN: PLANNING COMMISSIONERS
Patrick Richardson, Secretary
TT
et circa 1880 -
1
Old Traditions . Old Town Temecula circa 1890
TABLE OF CONTENTS
City of Temecula Housing Element
I. Introduction H-1
A. Community Context H-1
B. State Policy and Authorization H-3
C. Organization of the Housing Element H-3
D. Relationship to Other General Plan Elements H-4
E. Public Participation H-5
F. Data Sources and Glossary H-6
II. Housing Needs Assessment H-6
A.
Population Characteristics
H-7
B.
Employment Characteristics
H-9
C.
Household Characteristics
H-11
D.
Special Needs Populations
H-16
E.
Housing Stock Characteristics
H-23
III. Constraints on Housing Production H-34
A. Market Constraints H-34
B. Governmental Constraints H-36
C. State Tax Policies and Regulations H-59
D. Infrastructure Constraints H-60
E. Environmental Constraints H-61
IV. Housing Resources H-65
A.
Sites for Housing Development
H-65
B.
Financial Resources
H-83
C.
Housing Developers
H-86
D.
Infrastructure and Facilities
H-87
E.
Energy Conservation
H-87
V. Accomplishments Under Adopted Housing Element H-88
A.
Provision of Adequate Housing Sites
H-88
B.
Assist in Development of Affordable Housing
H-89
C.
Government Constraints
H-91
D.
Conserve and Improve Existing Affordable Housing
H-92
E.
Equal Housing Opportunity
H-95
F.
Housing Element Monitoring and Reporting
H-96
City of Temecula General Plan Draft Housing Element April 2009
TABLE OF CONTENTS
City of Temecula Housing Element
Page
VI. Housing Plan H-98
A. Goal and Policies H-98
B. Housing Programs H-103
C. Summary of Quantified Objectives H-121
Appendices
A. Housing Element Glossary
B. Vacant Land Inventory and Residential Capacity Analysis
C. Underutilized Residential Parcels
D. Urban Density Overlay
List of Figures
H-1 City of Temecula's Multi-Family Development H-2
H-2 2005 Age Distribution H-8
H-3 Temecula Housing Stock Composition H-24
H-4 Vacant Developable Parcels in the City of Temecula H-68
H-5 Underutilized Residential Properties and Potential Second Unit Sites H-70
H-6 Urban Density Overlay Area H-75
List of Tables
H-1 Population Growth Trends
H-7
H-2 2005 Race and Ethnicity
H-9
H-3 Categories of Jobs in Temecula (2005)
H-10
H-4 Employment by Industry: 2005
H-10
H-5 Household Growth Trends
H-12
H-6 Average Number of Persons Per Household 2000 & 2005
H-13
H-7 Household Income by Tenure
H-14
H-8 2000 Temecula Households Overpaying for Housing
H-15
H-9 2000 Temecula Vacancy Rates by Tenure
H-16
H-10 Female Headed Households
H-17
H-11 2000 Senior Households by Age & Tenure
H-18
H-12 Households Size by Tenure
H-20
H-13 Household Size by Income
H-21
H-14 Number of Bedrooms by Tenure
H-21
H-15 Total Housing Units
H-24
H-16 2006 Estimated Housing Tenure
H-25
H-17 2000 Estimated Housing Tenure by Housing Type
H-25
H-18 Age of Housing Stock
H-26
City of Temecula General Plan Draft Housing Element
April 2009
n
TABLE OF CONTENTS
City of Temecula Housing Element
Page
List of Tables (continued)
H-19 Median Home Prices
H-27
H-20 Housing Sales July 2006 through December 2007
H-28
H-21 Affordable Housing Costs by Income Category Riverside County
H-29
H-22 Assisted Housing Inventory and at Risk Status
H-30
H-23 Rent Subsidies Required
H-33
H-24 Disposition of Conventional Loan Applications: 2006
H-35
H-25 Disposition of Government Backed Loan Applications: 2006
H-36
H-26 Residential Development Standards
H-40
H-27 Parking Space Requirements
H-41
H-28 Permitted Housing by Zoning District
H-43
H-29 Planning Fee Schedule
H-52
H-30 Development Impact Fees for the City of Temecula
H-54
H-31 Potential Residential Development Potential of Vacant Land Outside
Specific Plan Areas
H-65
H-32 Remaining Approved Residential Development for Existing Specific Plans
H-67
H-33 Potential Residential Development on Vacant Commercial Land
H-71
H-34 Potential Residential Development within the Urban Density Overlay Zone
H-76
(Vacant Parcels)
H-35 Potential Residential Development within the Urban Density Overlay Zone
H-76
(Underutilized Parcels)
H-36 Share of the Riverside County RHNA
H-77
H-37 Temecula RHNA Adjusted for Completed Projects
H-79
H-38 Summary of Residential Development Potential
H-80
H-39 Remaining RHNA Adjusted for Projects in Pipeline
H-82
H-40 Summary of Quantified Objectives
H-121
H-41 Housing Program Summary
H-122
City of Temecula General Plan Draft Housing Element April 2009
A
HOUSING
ELEMENT
G EN ER-AL PLAN
1. INTRODUCTION
A. Community Context
The City of Temecula (City) is a growing community located
along Interstate 15 (I-15) in southwestern Riverside County
(County, just north of the San Diego County line. Located in
Temecula Valley, the City is surrounded by gentle rolling hills.
Surrounded by this attractive natural setting and located with
access to both Orange and Los Angeles Counties to the north and
San Diego County to the south, the City population has nearly
quadrupled since its incorporation in 1989. Since that time, the
population has increased from 27,099 persons to an estimated
97,935 persons in 2007.
With its European history beginning in the 1800s, Temecula has
played an important role locally for over a century. Old Town
Temecula is the historic core of the City and is located in its western
portion. Change from a small agricultural community to an urbanized
city began in 1964 when Kaiser Aluminum and Chemical purchased
the 87,500-acre Vail Ranch. Development of the ranch occurred
under the design of a master plan that continues to influence the land
use pattern and circulation system of Temecula today. Much of the
remaining vacant land within the City will be developed under the
control of approved specific plans.
The majority (80%) of the existing housing in Temecula consists of
single-family detached houses, with the remainder consisting of
single-family attached and multi-family units. A map that identifies
the location of the City~s multifamily housing complexes is included
as Figure H-1. The high number of single-family homes is reflective
of the Citys young fan*oriented population and desire to maintain
its rural traditions. In comparison to the surrounding communities,
the cost of purchasing a new home in Temecula is high, with an
October 2007 median price of $418,000. In the neighboring
communities of Hemet, Lake Elsinore, Murrieta, and Perris, the
October 2007 median home prices ranged from $265,000 to
$395,000, while the median home price in Riverside County was
$350,000.
C I T Y O F T E M E C U L A G E N E R A L P L A N
H-1
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Multi-Family Development
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Figure H-1
City of Temecula's Multi-Family Development
C I T Y O F F M E C LI L A G E N E R A L P L A N
11-2
+f `
f 2
In recent years, the housing market in Temecula has very much been 4 z
influenced by growth pressure in San Diego County. As housing
prices in San Diego County began catching up with prices in south u
Orange County, many people who work in San Diego have chosen to i Y
live in Temecula, placing significant pressure on the Temecula
housing market.
C I T Y O F
Employment opportunities exist within the City, allowing residents to U
work and live within the City. In 1990, the estimated jobs-to-housing S
ratio was about 1.15 jobs per household. Although regional estimates I
predicted that the ratio would decrease to 1.06 jobs per household by
2005, as the construction of new housing outpaces employment
growth, this has not been the case and there is now a larger job
surplus in the City.
B. State Policy and Authorization
The California State Legislature has identified the attainment of a
decent home and suitable living environment for every Californian as
the State's major housing goal. Recognizing the important role of
local planning programs in the pursuit of this goal, the Legislature has
mandated that all cities and counties prepare a housing element as
part of their comprehensive General Plans.
State Housing Element Law requires all cities and counties to update
their Housing Elements at least every six years to reflect a
community's changing needs. The prior element cycle was extended
to cover a ten-year period due to the lack of state budget for the
Regional Councils of Governments (such as the Southern California
Association of Governments) to generate the regional housing growth
allocations. Temecula's last Housing Element was prepared in 2002
and was recently updated to cover the period of July 1, 2008 through
June 30, 2014.
C. Organization of the Housing Element
The City is facing important housing issues such as preserving the
historic traditions of the community, ensuring that new development
is compatible with the existing character, providing a range of housing
that meets the needs of all residents, ensuring that affordable housing
is available to all segments of the community, and balancing
employment with housing opportunities.
This Housing Element evaluates housing needs in Temecula based on
its demographic and housing characteristics. The Housing Element
also compiles an inventory of resources available to address identified
housing needs, assesses the effectiveness and appropriateness of
existing housing programs being implemented by the City, and crafts
T E N I E C U L A G E N E R A L P L A N
H-j
fy~I ~ y y,_ ~,l
~x s'' r~3s a housing strategy that would effectively address the housing issues
relating to availability, adequacy, and affordability within the
limitations of the City. This Housing Element represents a policy
statement indicating that Temecula will continue to strive toward
{ maintaining and enhancing its housing quality and its desirability as a
T i place to work and live.
The Temecula Housing Element is comprised of the following major
components:
A • An analysis of the City's population, household and
1 V employment base, and the characteristics of the City's housing
stock (Section II);
• Review of potential constraints to meeting the City's
identified housing needs (Section III);
• An evaluation of opportunities and resources that will further
the development of new housing (Section IV);
• An evaluation of accomplishments under the adopted
Housing Element (Section V); and
• A statement of the Housing Plan to address the City's
identified housing needs, including housing goals, policies and
programs (Section VI).
D. Relationship to Other General Plan
Elements
The Temecula General Plan is comprised of the following
10 elements: 1) Land Use; 2) Circulation; 3) Housing; 4) Open
Space/Conservation; 5) Growth Management/Public Facilities;
6) Public Safety; 7) Noise; 8) Air Quality; 9) Community Design; and
10) Economic Development. Background information and policy
direction presented in one element is also reflected in other General
Plan elements. For example, residential development capacities
established in the Land Use Element are incorporated within the
Housing Element. The General Plan goals and policies were reviewed
for consistency with proposals recommended in this Housing
Element update. This Housing Element builds upon other General
Plan elements and is consistent with the goals and policies set forth
by the General Plan. City staff maintains a conscious effort to ensure
that revisions to any element of the General Plan achieve internal
consistency among all General Plan elements. The City undertook a
comprehensive General Plan update that was completed in 2005. As
C I T Y O F T E M F C U L A G E N E R A L P L A N
1-1-4
~y
part of that update, all General Plan goals, policies, and programs ;
were reviewed for internal consistency.
E. Public Participation
Residents of Temecula have had and will continue to have several
opportunities to provide input during the development of the
Housing Element. On December 19, 2007, the City conducted a
publicly noticed workshop to discuss housing needs in the City and to
provide policy directions for the drafting of the Housing Element.
On June 19, 2008, the City sponsored a regional-wide Homeless
Summit that brought together representatives from the Temecula City
Council, Riverside County, local community churches, and 19 non-
profit agencies to discuss ways to work collectively to address
homeless issues. A key goal of this meeting was to discuss and
enhance awareness of the "Housing Fast" movement,' a nationwide
effort to create a ten-year plan to eliminate homelessness. The
meeting was well attended with more than 30 people representing
agencies such as SAFE, People Helping People, Temecula Valley
Unified School District, Circle of Care, and Project Touch. Attendees
were able to share information on services that each agency provides
and to learn from County staff how the County is addressing this
issue.
Prior to adoption of the Housing Element the City held another
public workshop on August 18, 2009. A notice for the public
workshop was published in the local newspaper ten days in advance
of the workshop. The notice was also published on the City's
website. This workshop was attended by approximately 150 citizens
concerned about affordable housing being placed in or near their
neighborhood. The purpose of the workshop was to explain to the
general public the requirements under State Housing Law, proposed
amendments to the General Plan Housing Element and the proposed
new programs developed to address new areas of concern. The
feedback and concerns expressed by the public at workshops indicate
that the public is generally in support of providing affordable housing
but would prefer that it be placed away from established single-family
residential neighborhoods when possible. The mixed-use, high-
density concept for the Urban Density Overlay will alleviate this
concern and has been incorporated into the Housing Element
adopted by the City Council (tentatively scheduled for September 22,
2009).
' Housing Fast is an approach that considers social services and intervention services for at-risk homeless
families after homeless families are in their own housing, and not while they are in transitional or temporary
facilities.
C I T Y O F I E N I E C L I L A G E N E K A L P L A N
H
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1 ~8
1-1-5
.rr w Also prior to adoption the Draft Housing Element was available for
review by interested individuals and organizations during the public
H review and comment period for a proposed Negative Declaration
pursuant to the noticing requirements of the California
Environmental Quality Act. A Notice of Public Hearing and a Notice
T of Availability of the Draft Housing Element was published in the
A local newspaper and a direct mailing sent to the following
organizations representing the interests of low and moderate income
households and persons with special needs:
I • Coachella Valley Housing Coalition;
1 • Rancho-Temecula Valley Senior Center;
• Fair Housing Council of Riverside;
• Riverside Center for Independent Living;
• Catholic Charities; and
• Housing Authority of the County of Riverside.
F. Data Sources and Glossary
The data used for the completion of this Housing Element comes
from a variety of sources, including the 2000 Census, the 2006 Census
estimates, American Community Survey, various studies produced by
the City of Temecula, Southern California Association of
Governments (SCAG), Western Regional Council of Governments
(WRCOG), the California Department of Finance, the California
Department of Employment Development, local newspapers, local
real estate agents, local economists, professional associations, and
DataQuick Information Systems. These data sources represent the
best data available at the time this Housing Element was prepared.
This Housing Element, along with the state-mandated requirements,
includes a Glossary of terms used in the Element. This Glossary has
been included to allow readers to better understand the terminology
used in the Housing Element discussion, and can be found in
Appendix A of this Element.
II. HOUSING NEEDS ASSESSMENT
This section of the Housing Element describes the supply and
demand for housing in Temecula, and is broken into five subsections
addressing the characteristics of population, employment, households,
special needs populations, and housing stock This analysis provides
C I T Y O F T E M E C LI L A G E N E R A L P L A N
H-6
the basis for developing a successful housing program that meets the; t'r3
needs of the community.
A. Population Characteristics
1. Population Growth Trends
Temecula is the fourth largest city among the 24 cities in the county
of Riverside. According to the California Department of Finance,
Temecula had a population of 97,935 as of January 1, 2007. During
the period from 2002 to 2007, the California Department of Finance
estimates that the City population grew by nearly 34%. As depicted in
Table H-1, Temecula experienced its largest growth periods during
the last 17 years, at almost nine times the growth that the County as a
whole experienced. Temecula is ranked 31st out of 478 California
cities, when ranked by the numeric change in population for the year
2006-2007.
TABLE H-1
POPULATION GROWTH TRENDS
Jurisdiction
1990
2000
2007
Projected
2015
Projected %
Change
2007.2015
Temecula
27,099
53,791
93,935
103,150
9.8%
Hemet
36,094
62,751
71,705
100,832
40.6%
Lake Elsinore 18,285
30,370
47,634
61,045
28.2%
Murrieta
24,264
43,989
97,257
109,715
12.8%
Perris
21,460
32,369
50,663
64,221
26.8%
Riverside
1,170,413
1,522,855
1,493,337
2,509,300
64.8%
SOURCE:
U.S. Census, 2000; California Department Of Finance, WRCOG Riverside County
Projection, November
2006.
SLAG estimates that Temecula will continue to experience growth
during the next five years. The level of growth however, is anticipated
to be less than that experienced during the last 17 years, with a
projected growth of 9.8% to about 103,150 persons by 2015. For
Riverside County, an overall 68% growth is expected for the next
seven years. The neighboring cities of Lake Elsinore and Perris are
expected to experience greater growth in comparison to Temecula in
the coming years. Temecula's share of the total population in
Riverside County was projected to remain at slightly above 4% in
2015.
2. Age Characteristics
The age structure of a population is an important factor in evaluating
housing needs and projecting the distribution of future housing
development. Traditionally, both the young adult population (20-34)
H
0
U
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C I T Y O F T E NIE C U L A G E N E R A L P L A N
H-7
.r rs
and the elderly population (65+) tend to prefer low to moderate cost,
smaller units. Persons between 35 to 54 years old usually reside in
higher cost, larger units because they typically have higher incomes
and a larger household size.
As shown in Figure H-2, the 2005 population of Temecula contains
a younger population than the County as a whole. The median age of
Temecula residents was 28.8, while the County median age was 32.5.
While the City population has grown significantly since 2005, the City
I has remained a family-oriented community and mostly likely has
maintained a similar age structure as in 2005. This age structure
indicates that the City may require larger single-family homes to meet
the needs of families with their school age children, as well as smaller,
moderately priced houses and multi-family units for those younger
individuals who do not have children, or are just beginning their
families.
FIGURE H-2
2005 AGE DISTRIBUTION
40%
35% City o(Temecula
® Riverside County
30%
`o
v
c
2
a°
5%
<5 5-17 1820 21-24 25-44 4554 55.59 ' 6064 65-74 75-84 ' 85+
Age Groups
SOURCE: 2005 Census.
3. Race/Ethnicity Characteristics
The racial and ethnic composition of a population affects housing
needs because of the unique household characteristics of different
racial/ethnic groups. These characteristics tend to correlate with other
factors such as family size, housing location choices, and mobility. As
shown in Table H-2, the large majority (57.5%) of the 2005
population in Temecula was White, with Hispanics making up the
nest largest group (29.8%). In comparison, Riverside County contains
a much more diverse population. Only 44.9% of the County's 2005
C I T Y O F T E M E C U L A C, F. N E R A L P L A N
H-8
5 i
}YI_ t
1 Yy _
J[fF 2C~ ,
population was White. The next largest group was the Hispanics
population at 41.2%.
TABLE H-2
2005 RACE AND ETHNICITY
H
0
Number of
%of
Number of
%ofRiverside
Racel
Temecula
Temecula's
Riverside County
County's
Ethnicity
Residents
Population
Residents
Population
White
50,493
57.5%
857,769
44.9%
L
Black
2,750
3.1%
105,465
5.5%
i
Asian/Other 8463
9.3%
56,975
8.4%
i
Hispanic*
26,172
29.8%
787,146
41.2%
N
Total
87,878
100.0%
1,911,281
100.0%
G
Note: Racial
categories do not include
Hispanics.
SOURCE:
Housing Report, Temecul
a: Demographic, Economic and Quality of Life Data, January 18,
Since 1990, the racial and ethnic composition of Temecula's
population has also changed. This is reflected in the school
enrollment data obtained from the State Department of Education.
Enrollment data for the 2006-2007 school year in the Temecula
Valley Unified School District showed that 54.1% of the students
were White, 21.4% were Hispanic (could be any race), 19.9% were
Asian and others, and 4.7% were Black.
B. Employment Characteristics
1. Employment Growth
According to the 2000 Census, 39,474 Temecula residents were in the
labor force, representing a labor participation rate of 68.7%.
('The labor force includes employed and unemployed persons aged
16 years and above) In 2000, the unemployment rate was 3.2%, much
lower than the countywide rate of 4.7%. The 2006 Census estimates
that in 2006, approximately 42,762 persons were in the labor force. By
the end of 2006, the unemployment rate had risen very slightly to
3.3%.
A City study of employment opportunities indicated that there were
51,502 jobs in Temecula in 2005. As shown in Table H-3, most of
the jobs in Temecula fell within two categories: managerial and
professional specialty (34.8%) and sales, technical, and administrative
support (27.8%). Employment by industry is tabulated in Table H-4.
As shown, manufacturing and retail trade were the primary industries
in Temecula.
C I T Y o f T L NI E C U L A G E N E R A L P L A N
H-9
~Tw ySr Aryi!x
H1
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1 V
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TABLE H-3
CATEGORIES OF JOBS IN TEMECULA (2005)
Occupation
Number of Jobs
%ofTotal
Managerial/Professional/Technology
17,923
34.8%
Sales(technical/Administrative (Support)
14,317
27.8%
Service Occupation
8,446
16.4%
Construction
5,614
10.9%
Productionfrransportation
4,944
9.6%
Agriculture/ Other
258
0.5%
Total
51,502
100.0%
SOURCE: City of Temecula Community Profile, 2005.
According to SLAG, the Qty s 2000 employment base of 24,354 jobs,
which was projected to increase by 56% to 38,040 by the year 2010,
reflects an average annual growth of 5.6%. However, these
projections have already been surpassed as described in Table H-4.
TABLE H-4
EMPLOYMENT BY INDUSTRY: 2005
C I T 1' O F
Industry
Number of Jobs
%ofTotal
Manufacturinq
7,728
15.0%
Retail Trade
12,787
24.8%
Government, Education, Utilities
3,993
7.8%
Distribution & Transportation
2,802
5.4%
Agriculture & Mining
1,239
2.4%
Support Services/ Other
6,177
12%
Construction
4,415
8.6%
Hotel & Amusement
5,945
11.5%
Business Services
1,698
13%
Finance & Real Estate
2,453
4.8%
Health Services
1,219
2.4%
Engineering & Management
1,047
2.0%
Total
51,502
100.0%
SOURCE: City of Temecula Community Profile, 2005
.
SLAG employment estimates over the last 18 years have proven to be
consistently below actual in-City employment levels.
I E NIE C U L A G E N E R A L P L A N
1-1-10
2. Jobs-Housing Ratio
A general measure of the balance between a communitys
employment opportunities and the housing needs of its residents is
through a "jobs-housing ratio" test. According to the 1990 Census,
Temecula had an average of 1.62 wage-eamers in a family while a City
study estimated that the City had 1.66 jobs per household in 1990.
These figures generally indicated that adequate employment
opportunities existed in the City, potentially allowing a portion of its
residents to work there. In comparison, Riverside County had
1.50 wage-earners per family, but offered only 0.89 jobs per
household in 1990. Overall, more residents in other parts of the
Countyworked outside of their place of residence than in Temecula.
The 2006 Census estimates indicate that there are approximately
2.11 wage earners per family and 1.72 jobs per household in
Temecula. The jobs-housing ratio in Temecula was projected to
decrease substantially to 1.06 by 2005. However, the current jobs-
housing ratio is approximately 1.5, indicating that employment growth
in the City continues to exceed household growth. If SCAG
employment estimates decrease, Temecula residents will commute to
other places in the region for employment. The majority of Temecula
residents commute to places of employment outside of the City to
work in San Diego and Orange Counties. As a result, the Temecula
housing market is directly tied to the San Diego and Orange County
markets.
C. Household Characteristics
1. Household Growth Trends
Parallel to the population growth trends shown in Table H-1,
household growth in Temecula exceeded that of the surrounding
communities and the County as a whole. Between 2000 and 2007, the
number of households in Temecula increased by 98.4% while that in
the County only increased by 87.4%. Comparing the City population
growth (74.6%) with its household growth (98.4%) indicates that the
City has become more family-oriented with increasing household size.
Table H-5 shows that Temecula is expected to grow at a faster pace
than the County, although the rate of growth is expected to slow.
H
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C I T Y 0 F T E M E C U L A G E N E K A L P L A N
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H
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TABLE H-5
HOUSEHOLD GROWTH TRENDS % Change Projected Projected%
Jurisdiction 1990'
2000
1990.2000
2007
Change
2000.2007
Temecula 9,130
15,875
74%
31,501
98.4%
Hemet
17,397
27,241
57%
35,342
29.8%
Lake Elsinore 6,066
8,844
46%
15,587
76.2%
Murrieta'
6,849
10,296
50%
33,298
223.4
Perris
6,726
8,850
32%
14,567
65%
Riverside
402,067
483,580
20%
753,797
87.4%
County
SOURCE:
U.S. Census, 1990; California Department of Finance,
January 1, 1992 and
January 1, 2000 and
SCAG Baseline Gr
owth Projection, adopted April 16, 1
998;
California Departmen
t of Finance, 2007.
2. Household Composition and Size
The characteristics of the households in a city are important
indicators of the type of housing needed in that community. The
Census defines a household as all persons who occupya housing unit,
which may include families related through marriage or blood,
unrelated individuals living together, or individuals living alone.
People living in retirement or convalescent homes, dormitories, or
other group living situations are not considered households.
According to the 2000 Census, 82.9% of the 18,293 households in
Temecula were considered families. Among the 3,128 non-family
households, 394 (12.6%) were single people living alone, including
109 (3.5%) elderly persons living alone. In 2000, only 22 of
Temecula's residents lived in group quarters.
Household size is an important indicator for identifying sources of
population growth as well as overcrowding in individual housing
units. A city's average household size may decline in communities
where the population is aging. As depicted in Table H-6, the average
persons per household decreased by 3.18% in Temecula during the
period of 2000-2005. This is consistent with the higher cost of
housing during that period, which would affect larger families,
although a large number of families with school age children still live
in Temecula. Average household sizes in Hemet, Lake Elsinore, and
Perris continued to grow, while Murrieta experienced a much more
dramatic decline in average household sizes than Temecula, reflecting
a slightly different household trend.
C I T Y O F T E NI E C U L A G E N G R A L P L A N
H-12
fiA.
TABLE H-6
AVERAGE NUMBER OF PERSONS PER HOUSEHOLD 2000 & 2005
Jurisdiction
Average Persons/Household
% Change
2000
2005
2000 -2005
Temecula
3.39
3.282
-3.18%
Hemet
2.27
2.335
2.86%
Lake Elsinore
3.41
3.374
1.05%
Murrieta
4.27
3.091
-27.61%
Perris
3.63
3.846
5.95%
Riverside County
3.09
3.093
0%
SOURCE: California Department of Finance, January 1, 2005.
3. Household Income
The income earned by a household is an important indicator of the
household's ability to acquire adequate housing. While Upper Income
households have more discretionary income to spend on housing,
Low and Moderate Income households are more limited in the range
of housing that they can afford. Typically, as the income of
households decreases, the incidence of overpayment and
overcrowding increases.
The H® has developed the following income categories:
• Extremely Low Income Households earn between 0 and
30% of the Median Family Income (MFI), adjusted for
household size;
C I T Y O F
• Very Low Income Households earn between 31% and 50%
of the MFI, adjusted for household size;
• Low Income Households earn between 51 and 80% of the
MFI, adjusted for household size;
• Moderate Income Households earn between 81 and 120% of
the NMI, adjusted for household size; and
• Above Moderate/Upper Income Households earn over
120% of the WI, adjusted for household size.
As part of the Regional Housing Needs Assessment (RHNA), SLAG
has developed estimates on income distribution for all jurisdictions
within the SLAG region in 2006. The income distributions for
Temecula and Riverside County are presented in Table H-7.Overall,
household incomes in Temecula are higher than Countywide, with
about 24% of households in the City earning Very Low and Low
incomes, while more than 41% of the households in the County were
lower incomes. Median household income in Temecula was estimated
at $71,754 in 2006, which continued to be higher than the countywide
median income of $42,887. One reason for the higher median income
T E M E C LI L A G E N E. R A L P L A N
H
O
A
S
N
G
H-13
:r^T_
in Temecula is that many of Temecula's residents work in
San Diego
and Orange Counties where the median income and associated wages
H
are higher.
TABLE H-7
HOUSEHOLD INCOME BY TENURE
City of Temecula
Income Group Owner. Renter- Total
H
h
ld
H
h
ld
H
h
ld
Riverside
C
t
ouse
o
s
ouse
s
o
ouse
o
s
oun
y
Extremely Low Income 2.25% 11.35% 5.4%
12.40%
I
Very Low Income 2.25% 11.35% 5.4%
12.4%
Low Income 8.10% 23.40% 13.40%
17.00%
Moderate Income 29.10% 26.30% 19.20%
18.50%
Upper Income 71.90% 27.50% 56.50%
39.70%
Total 100.00% 100.00% 100.00%
100.0%
SOURCE: Regional Housing Need Allocation Plan, SCAG, January 1, 2006 -June 30, 2014.
4. Overcrowding
An overcrowded household is typically defined as one with more than
one person per room, excluding bathrooms, kitchens, hallways, and
porches. A severely overcrowded household is defined as one with
more than 1.5 persons per room. Overcrowding is the result of either
a lack of affordable housing and/or a lack of available housing units
of adequate size.
According to the 2006 Census estimates, 778 households in Temecula
(2.99%) were deemed to be overcrowded. Of these households, 190
owner occupied units and 369 renter occupied units had few than 1.5
occupants per room; and 219 (0.8%) households were severely
overcrowded. Of the severely overcrowded units, 77 were owner
occupied and 142 were renter occupied. This marks an improvement
of the overcrowding conditions reported in the 2000 Census, where
1,333 households were considered to be overcrowded. Of those, 871
were owner occupied and 372 were renter occupied.
In comparison, overcrowding was a more prevalent issue
Countywide, with 12,055 (1.87%) households living in severely
overcrowded conditions.
5. Overpayment
State and Federal standards consider a family to be overpaying for
housing if it spends more than 30% of its gross income on housing. A
household that spends more than it can afford for housing has less
money available for other necessities and emergency expenditures.
Very Low Income households overpaying for housing are more likely
to be at risk of becoming homeless than other households. Renter-
households overpay for their housing costs more often than owner-
C I T 1' O F I F. IVI E C LI L A G E N E R A L P L A N
11-14
households because of their typically lower incomes. Compared tot_
renters, overpayment by owners is less of a concern because
homeowners have the option to refinance the mortgage, or to sell the
house and move into rentals or buy a less expensive home. In 2000,
78.4% of total renters and 62.5% of total owners were overpaying for
housing in the City.
U
As shown in Table H-8 below, among the City's overpaying
households, 27% were Extremely Low, Very Low, and Low Income
households and 73% were Moderate and Upper Income households.
TABLE H-8
3O d
2000 TEMECULA HOUSEHOLDS OVERPAYING FOR HOUSING
1 V
Income Group Total Households
Renter-Households
Owner-Households
Overpaying
Overpaying
Overpaying
-
Extremely Low 772 12.0% 564 29.3% 208 4.6%
Income
Very Low Income 957 14.9% 557 28.9% 400 8.9%
Low Income 1,295 20.2% 560 29.1% 735 16.3%
Moderate/Upper 3,400 52.9% 246 12.8% 3,154 70.1%
Income
Total Overpaying 6,424 100.0% 1,927 100.0% 4,497 100.0%
Households
Note: Sums slightly over or less than 100% are due to rounding error.
SOURCE: CHAS Databook, HUD, 2000.
The majority of the Moderate and Upper Income households with
housing overpayments were homeowners. Overall, Moderate and
Upper Income households were more affected by housing
overpayment than other groups.
6. Housing Vacancy Rates for Owner/Renter
Staff reviewed the most recent State of California City/County
Population and Housing Estimate Report (E-5). This document
indicates the housing vacancy rate for the City of Temecula is 4.06%
as of January 1, 2007. In 2000, of the vacant houses in Temecula,
approximately 47% were for rent, and approximately 24% were for
sale only. (The remaining 29% were sold, but unoccupied, seasonally
or occasionally occupied, or were vacant for some other unidentified
reason) Under the current General Plan, a vacancy rate of 5%
generally signals an adequate supply of housing. Table H-9 provides
detailed vacancy rates bytenure taken from the 2000 Census.
C I T Y O E T E N I E C U L A G E N E R A L l' L A N
H-15
' i
~ar
TABLE H-9
2000 TEMECULA VACANCY RATES BY TENURE
I l
No. of Units
0
+
(2000 Census)
Percentage of Housing Units
i.•
Total:
19.022 units
100%
T i
Occupied
18,219 units
96%
i.A.
Vacant
803 units
4%
For Rent
372 units
2.00%'
For Sale Only
246 units
1.30%
I
Rented or Sold, Not
72 units
0.38%
For Seasonal, Recreational
99 units
0.52%
or Occasional use
For Migrant Workers
0 units
0.00%
Other Vacant
14 units
0,07%,
' Totals more than 4.0% due to roundin
g errors.
SOURCE: US Census, 2000.
D. Special Needs Populations
Certain segments of the population may have a more difficult time
finding decent, affordable housing due to their special circumstances
or needs. These "special needs" population include elderly persons,
persons with disabilities, large households, single-parent households,
farm workers, and the homeless.
1. Agricultural Workers
Agriculture is a predominant industry in Riverside County, which is
divided into four distinct agricultural districts. The City of Temecula
is located within the San Jacinto/Temecula agricultural district.
However, the amount of land devoted to agricultural use in Temecula
is miniscule (see Figure LUII of the General Plan Land Use Element
and Figure OS-3 of the General Plan Open Space/Conservation
Element). According to the U.S. Department of Agriculture's 2002
Census, between 1997 and 2002, the number of farms in Riverside
County decreased, while the number of acres used for fanning
increased from an average size of 136 acres to an average size of
180 acres. The 2006 Census estimated that 434 Temecula residents
were employed in fanning, forestry, and fishing occupations. While
there are no agricultural operations in the City, nearby wineries
represent an employment base for permanent, seasonal, and/or
migrant farm workers. (A City study indicates that 1,239 agriculture-
related jobs were located in Temecula in 2005. These jobs include
management, workers, and agriculture-related business workers)
Farm workers face various housing issues due to their typically lower
incomes and the seasonal nature of their work. These issues include
overcrowding and substandard housing conditions, and homelessness.
C I T Y O F T E N I E C U L A G E N E R A L P L A N
H-l6
The City is tenable to require wineries outside of its jurisdiction to SS
provide worker housing. Under its current zoning, the City does not
allow for farm labor camps or farm-related group care facilities.
However, to assist agricultural workers with their housing needs, the
City of Temecula Municipal Code permits by right manufactured
homes in all residential zones, permits by right apartments in Medium rr TT
and High Density residential zones, conditionally permits boarding U
houses in the Medium and High Density residential zones, and a
Program identified in this Housing Element Update will permit by
right single-room occupancies in the Medium and High Density
residential zones, and in the Community Commercial and
Professional Office zones. Presently, agricultural workers can also
qualify for existing affordable housing units in Temecula.
2. Female Headed Households
Single-parent families often require special attention due to their
needs for affordable childcare, health care, and housing assistance.
Female-headed families with children particularly tend to have lower
incomes, thus limiting housing availability for this group. According
to 2000 Census data, approximately 846 households (approximately
4.6% of all households) were found to be under the poverty level in
the City in 2000. Of those households under the poverty level,
approximately 346 (1.9% of total households) were female-headed
households. Thus, female-headed households living under the poverty
level comprise approximately 40.9% of all female-headed households.
This relatively high poverty rate among female-headed, single-parent
households, suggests that the City will continue to face a need for
additional, affordable family housing with access to additional support
services. Table H-10 provides the number of female-headed
households, as well as the percentage of female households living
under the poverty level.
TABLE H-10
FEMALE HEADED HOUSEHOLDS
City of Temecula
Householder Type
Number
Percent
Total Households
18,249
100.0%
Total Female Headed Householders
1,686
9.2%
Female Heads with Children Under 18
1,143
6.6%
Female Heads without Children Under 18
543
3.0%
Total Families Under the Poverty Level
846
4.6%
Female Headed Households Under the Poverty Level
346
1.9%
SOURCE: U.S. Census, 2000; SF 3: 1117.
According to the 2006 Census estimates, 4,175 (16.1%) households in
Temecula were headed by single-parents, of which 1,746 (6.7%) were
C I T Y O E ' L= iNI E C U L A
G E N E R A L P L A N
11-17
J~d
} "'•="~?;~ir: _ headed by females with children under the age of 18. These estimates
indicate that there are fewer single-parent households and fewer
households headed by females with children than were reported in the
2000 Census. Among the female-headed households reported in the
2000 Census, 323, or approximately 26%, were living below the
T T poverty level. Although the 2006 Census estimates do not report the
u number of female-headed households with children living below the
C poverty level, approximately 56 percent of all households are headed
7 by a female. It is unlikely that that the percentage of these households
I living below the poverty line has decreased. Instead, given the high
cost of housing in Temecula and current economic conditions, it has
likely increased.
3. Seniors/Elderly
The special needs of seniors are a function of their often lower or
fixed income. In addition, housing for seniors often requires special
attention in design to allow greater access and mobility. Housing
located within the vicinity of community facilities and public
transportation also facilitates mobility of the elderly in the
community. Seniors that own homes may, because of fixed incomes,
fall behind in property maintenance and may not be able to afford
increases in property taxes.
In 2000, approximately 4,095 residents (approximately 7% of the
population), age 65 and older, lived in Temecula. Senior heads of
households numbered approximately 2,226 or approximately
12 percent of all households. Table H-11 provides the number of
senior households and percentage of the general population that are
owners and renters.
TABLE H-11
2000 SENIOR HOUSEHOLDS BY AGE AND TENURE
Householder Age
Owner-
Households
Renter-
Households
% Owners I % Renters
(All Temecula Households)
65-74 years
1,088
172
6.0%/1.0%
75-84 years
701
121
3.8%/0.7%
85 years and older
106
38
0.6%/0.2%
Total
1,895
331
10.4%/1.8%
SOURCE: U.S. Census, 2000.
These numbers indicate that most seniors in Temecula have either
come to Temecula to retire or they are long-time homeowners that
want to stay in the area. Senior householders that rent constituted less
than 2% of all renters. An estimated 115 senior households were
extremely low income, while an estimated 110 senior households
C I I Y O F T E M F C LlL A G E N E R A L P L A N
H-18
were very low income, and 54 were low income,
of 279 senior households, or approximately
householders, that were low-income and below.
which reflects a total mV
15% of all senior
H
According to 2006 Census data, Temecula had approximately
5,059 residents age 65 or older, representing slightly more than 6% of
the total population and an overall decline as a percentage of the
population since 2000. According to the 2006 Census data,
approximately 43% of the elderly residents were reported to have self-
care and mobility limitations and/or work disabilities.
4. Persons with Disabilities
In 2005, about 9% of the Temecula residents age 16 or over were
recorded by the Census as experiencing self-care and mobility
limitations and/or work disabilities. Physical and mental disabilities
can hinder a person's access to traditionally designed housing units
(and other facilities) as well as potentially limit the ability to earn
income. Housing to satisfy design and location requirements for
disabled persons is limited in supply and often costly to provide.
Housing opportunities for disabled persons can be addressed through
the provision of affordable, barrier-free housing. The requirements
for accessibility in the California Building Code and the Temecula
Municipal Code will ensure that reasonable accommodation and
compliance with accessibility requirements are provided in all projects
within Temecula. Reasonable accommodation is required for all new
non-residential development and within multi-family housing projects
to enable retrofit for persons with disabilities. All development plans
are reviewed by the Building and Safety Department prior to approval
to ensure that all requirements have been satisfied. In addition to the
development of new units, rehabilitation assistance can also be
provided to disabled residents to make necessary improvements to
remove architectural barriers of existing units. The City's Residential
Improvement Program is available to disabled residents to make
repairs and/or retrofits to their homes to accommodate special needs.
The program provides up to $7,500 for repairs as a foregivable loan,
provided the homeowner remains in the home for at least five years.
5. Large Households
Large households are defined as those with five or more persons. The
2000 Census reported 3,266 households in Temecula had five or
more members; of those approximately 80% were owner-households
and 20% were renters. Typically, the availability of adequately sized
and affordable housing units is a major obstacle facing large
households. In 2000, Temecula had 6,663 three-bedroom housing
units and another 6,527 housing units with four or more bedrooms.
C I T Y O F T E NI E C U L A G E N E R A L P L A N
O
U
S
I
N
G
1-1-19
Y~ •
~
_ t
r-
J y
t'- "l!',>>
Thus, the City has an adequate supply of large-size housing units
(approximately 72.4 % of all households). The issue for large
households is related to affordability, particularly among renters.
Accordingly, in the City of Temecula, only 13.5% of renter-occupied
units contained five or more people. Subsequently, according to the
2000 Census, 48% of the renter-occupied large households were
overpaying for housing. Table H-12 demonstrates the number of
large families residing in each household type by tenure.
TABLE H-12
HOUSEHOLDS SIZE BY TENURE
City of Temecula
14 persons 5+ persons Total
Number Percent Number Percent Number Percent
Owner 10,679 80.4% 2,597 19.6% 13,276 100%
Renter 4,274 86.5% 669 13.5% 4,943 100%
Total 14,953 N/A 3,266 N/A 18,219 N/A
Households
Source: U.S. Census, 2000, SF 3: H17.
l,Aten rarge nousenows wrtn rrxtremery Low or very Low incomes
have to resort to smaller units in order to save on housing costs,
which typically results in overcrowding; In the City of Temecula,
approximately 297 households (approximately 9.1% of total
households) earning below 50% of the MFI were living in large
households. In addition, the 2000 Census identified 669 renter
households with five or more persons, but only 331 rental units with
four or more bedrooms. This would suggest a lack of adequate large
household rental units in the City. However, as is evident in
Table H-13, approximately 79.3% of all large households were
occupied by families with an income level above 80% of the XM.
This would suggest that although Temecula is in need of more rental
units for large families, the majority of large households in the City
are earning well above the MFI. Table H-14 compares the number of
housing units by tenure and number of bedrooms in 2000.
C I F v O F T E M E C U E A G E N E R A L P L A N
F1-20
TABLE H-13
HOUSEHOLD SIZE BY INCOME
City of Temecula
L_.I-
1.4 persons
5+ persons*
Total
Income Level
Number
Percent
Number
Percent
Number
Percent
Below 30% of MFI
653
5.2%
399
7.1%
1,052
5.8%
U
30% to 50% of MFI
723
5.7%
352
6.2%
1,075
5.9%
51%to 80%
1,273
10.1%
660
11.7%
1,933
10.6%
81%+
9,930
78.9%
4,235
75.0%
14,165
77.7%
Totals
12,579
100.0%
5,646
100.0%
18,225
100.0%
Note: Includes other ho
useholds.
SOURCE: Approximations based on CHAS Data, 2000.
TABLE H-14
NUMBER
OF BEDROOMS BY
TENURE
City of Temecula
Owner Households
Renter Households
All Households
Bedroom Type
Number
Percent
Number
Percent
Number
Percent
0
54
0.41%
286
5.8%
340
1.9%
1
137
1.0%
1,248
25.2%
1,382
7.6%
2
1,177
8.9%
2,130
43.1%
3,307
18.1%
3
5,738
43.2%
925
18.7%
6,663
36.6%
4
4,907
37.0%
331
6.7%
5,238
28.7%
5+
1,263
9.5%
26
0.5%
1,289
7.1%
Totals
13,276
100%
4943
100%
18,219
100%
SOURCE: Census Bureau 2000 Census, SF 3: H17.
6. Homeless
The homeless population refers to persons lacking consistent and
adequate shelter. This includes persons living in emergency or
transitional housing for homeless persons, as well as persons living in
cars, parks, abandoned buildings, and other places not meant for
permanent habitation. According to the 2000 Census and the 2006
Census estimates, no homeless persons were reported and Temecula's
population was accounted for in either households or group homes.
However, the 2007 Riverside County Homeless Survey, conducted on
January 24, 2007, identified 105 homeless persons living in Temecula.
This homeless population accounts for approximately 2.3 percent of
the County's homeless population. The City has adopted a program
to find housing for Temecula's homeless population.
C I T Y o f l E iN1 E C U L A G E N E R A L P L A N
11-21
i. 1
H
i~
l~l
A number of facilities and service agencies serve the homeless in the
Temecula Valley area, and they include:
Valley Restart Shelter (Hemet) - This shelter, located
approximately 30 miles northeast of Temecula, provides
apartment transitional housing, as well as a twenty-four hour
drop-in center for homeless people. These services include the
provision of shower facilities, meals, telephone services,
counseling, transportation, temporary mailing address, laundry
facilities, job information, and referrals to other public and
private resources and services. This shelter is funded by a
partnership of public, private, and religious organizations
including Riverside County and the City of Hemet.
Catholic Charities: Our Lady of the Valley Catholic Church
(Hemet) - These services, located approximately 30 miles
northeast of Temecula, are provided through Catholic Charities
and include counseling services; emergency services that consist
of transitional case management and direct emergency services
to low-income working families, individuals, and homeless
individuals. Other services include the provision of food,
diapers, formula, shelter, and transportation assistance.
Depending on its funding levels, it also provides assistance with
payments for rent and utility services.
Catholic Charities: Perris Valley Family Resource Center
(Perris) - These services, located approximately 23 miles north
of Temecula, are provided through Catholic Charities and
include counseling services; emergency services that consist of
transitional case management and direct emergency services to
low-income working families, individuals, and homeless
individuals. Other services include the provision of food,
diapers, formula, shelter, and transportation assistance.
Depending on its funding levels, it also provides assistance with
payments for rent and utility services.
Elsinore Elementary School, Special Needs Assistance
Project (Lake Elsinore) - This program, located
approximately 18 miles northwest of Temecula, provides
services to families of students attending schools in the Lake
Elsinore Unified School District. These services include a
referral services for health services, homeless shelters,
counseling, food programs, parenting classes, English classes,
adult education, and preschools.
In addition, the Riverside County Department of Public Social
Services, with offices located in the City of Temecula, offers a
C I -C Y O F T E M E C U t. A G E. N E K A L P L A N
H-22
rr ~
variety of programs for the City's homeless population through its w ; *z
Homeless Programs Unit. These services include outreach, intake,
and assessment to identify housing and other social service needs
such as emergency shelter, transitional housing with supportive
services, and permanent housing. The Department of Public Social
Services also offers a hotline to assist those in need by dialing 2-1-
1.
E. Housing Stock Characteristics
A housing unit is defined as a house, apartment, or single room,
occupied as a separate living quarter or, if vacant, intended for
occupancy as a separate living quarter. Separate living quarters are
those in which the occupants live and eat separately from any other
persons in the building and that have direct access from the outside
of a building or through a common hall.
1. Housing Growth Trends
As shown in Table H-15, the housing stock in Temecula increased by
almost 74% during the period of 1990 to 2000 and another 40% from
2000 to 2005. Temecula had the greatest increase in its housing stock
compared to the surrounding communities. However, over the next
few years, Temecula is expected to experience only moderate housing
growth, while a substantial housing increase is anticipated for Lake
Elsinore and Perris.
2. Housing Type
The majority (80%) of the existing housing stock in Temecula
consists of single-family detached and attached homes
(see Figure H-3). Single-family housing units are dispersed
throughout the City. Multi-family developments of five or more units
represent the next largest segment (15%) of the housing stock, and
the greatest concentration of apartment complexes is located along
Margarita Road. Currently consisting of 197 units, Heritage Mobile
Home Park located in the northeastern comer of the City is the only
mobile home park in Temecula. The City recently approved an
addition of 13 spaces in this park
C I T Y O F T E iU E C U t. A
G F, N E R A L P L A N
H
0
U
S
11-23
`f
f r ~"I
sic
TOTAL HOUSING UNITS
H
Jurisdiction
1990
2000
%Change
y005
%Change
1990.2000
2000.2005
0
Temecula
10,659
18,534
74%
26,007
40.0%
Hemet
19,692
30,802
56%
32,452
5.4%
Lake Elsinore
6,981
10,150
45%
12,190
20.0%
Murrieta
9,664
14,528
50%
28,788
98.0%
Perris
7,761
10,444
35%
12,673
21.3%
Riverside County
483,847
582,419
20%
689,866
18.4%
SOURCE: California Department of Fi
nance, January
1, 2005.
Figure H-3
Temecula Housing Stock Composition
MUMs
Multi Family (5+
Single Family (Attached)
(2%)
SOURCE: California Department of Finance, January 1, 2005.
3. Tenure
and Other
Single Family (Detached)
80%)
Table H-16 illustrates the tenure distribution of occupied housing in
Temecula and in the surrounding communities. Compared to
surrounding communities, Temecula has an average rate of
homeownership. With approximately 25,935 dwelling units in 2006,
approximately 68.7% (or 17,822 dwelling units) are owner-occupied.
(The City of Murrieta has approximately 24,084 housing units and
82.8% are owner-occupied.) The high percentage of single-family
homes that exist in Temecula (20,748 units or 80% of the housing
stock) and the average proportion of renters (31.3 % or 8,113 units)
in the City indicates that many single-family homes are used as rentals.
C i T Y O F T E NIE C U L. A G E N E R A L P L A N
1-1-24
TABLE H-16
s
2006 ESTIMATED HOUSING TENURE
_
Occupied Dwelling Unit
s
% of Total Renter % of Total
Jurisdiction Owner Occupied Occupied
Total Occupied
Occupied Units Occupied Units
Units
Temecula
17,822 68.7% 8,113 31.3%
25,935
Hemet
Lake
15,618 59.4% 10,659 40.6%
26,277
Elsinore
2,775 58.8% 1,015 41.2%
6,066
Mumeta
24,084 82.8% 4,992 17.2%
29,076
Perris
3,040 73.0% 1,110 26.7%
4,163
Riverside
County
444 ,836 69.2% 198,403 30.8%
643,239
SOURCE:
2006 Census and 2006 American Community Survey; SCAG, Draft Reg
ional Housing Need
Allocation Plan - January 1, 2006 June30, 2014; SLAG, Final Regional H
ousing Need
Allocation Plan - January 1, 2006 - June 30, 2014).
The vacancy rate is a measure of housing availability in a community.
A vacancy rate of 5% generally indicates an adequate supply of
housing with room for mobility. According to 2000 Department of
Finance data, the overall vacancy rate in Temecula was 4.06%n, while
that in the County was recorded at 13.25%n. The relatively low
vacancy rate in Temecula and the high vacancy rate in the County are
attributed to the increase in population over the last few years, with
many housing units continually coming on the market.
Table H-17 provides an overview of housing types by tenure:
TABLE H-17
2000 ESTIMATED HOUSING TENURE BY HOUSING TYPES
Occupied Dwelling Units
1 detached
1 attached
2.4 units in
Multi-family
Mobile Home
unit
unit
structure
5+ units
and other
Owner-
Occupied
70.0%
1.4%
0.1%
0.3%
1.2%
(72.9%)
Renter-
Occupied
7.4%
0.7%
3.2%
11.9%
0.4%
(27.1%)-
* Totals subject to rounding error.
SOURCE:
U.S. Census, 2000. (n=18,219)
4. Age and Housing Stock Conditions
The age of housing is commonly used as a measure of when housing
may begin to require major repairs. In general, housing units over
30 years old are likely to exhibit signs of rehabilitation needs, such as
new roofing, foundation work, and new plumbing.
C I T Y O F 1 E INI E C U L A G E N E R A L. P L A N
H-25
4 I
f§!
As depicted in Table H-18, the majority of housing units in
Temecula were built between 1980 through 2000 (769/6) and most
likely are in excellent condition. Only about 6% of the existing
housing stock is over 30 years old. While approximately 22% of the
}
units were built in the 1980s and will be approaching 30 years old
j T
during this Housing Element cycle, these units were built in
i
li
h
d
b
ld
U
comp
ance w
t
mo
em
ui
ing standards and are not likely to
deteriorate rapidly.
I
TABLE H-18
AGE OF HOUSING STOCK
Year Built Number of Units %ofTotal
2000+ 6,543 23.8%
1990 to 1999 12,714 46.3%
1980 to 1989 6,176 22.5%
1960 to 1979 1,715 6.2%
1940 to 1959 298 1.1%
1939 or earlier 0 0.0%
SOURCES: 2006 Census and 2006 Population and Housing Estimates, Department of Finance
Building and Safety Inspection staff utilized the emergency services
city map, divided into six separate areas to perform a methodical
canvassing of the City's housing stock The staff of 11 inspectors
conducted windshield and sidewalk surveys and did not find any areas
of housing that required abatement or demolition. As Building and
Safety and Code Enforcement are under the same department
supervision, the exchange of information between the Building and
Code staff members is excellent. Enforcement items are a regularly
reoccurring weekly meeting topic during Building and Safety weekly
staff meetings.
According to City staff, no housing units will need to be demolished
or replaced due to dilapidated conditions. (However, the City has a
few units that may be removed in order to facilitate intensification of
the sites. The City will ensure that any applicable
replacement/relocation requirement is met) Also, based on the
housing age and condition in the City, only a small portion of the
City's 3,013 older housing units would require rehabilitation
(not more than 20% or approximately 603 units) and only some
households would require assistance in making the needed repairs or
improvements (for purposes of this Housing Element update, the
term "older housing" refers to homes constructed prior to 1978). The
City estimates a need for rehabilitation assistance for 150 households
over the next five years.
C I T Y O F -l E M E C LI L A
G F. N E R A L P L A N
H-26
r~
5. Housing Costs`
Ownership Housing
H
Temecula is one of the fastest growing and most prosperous
communities in the Inland Empire. With its setting amidst the wine
country and location along I-15 mid-way between San Diego and
i 7
1 1
Orange Counties, Temecula experiences growth from both directions.
As a result, Temecula was one of the first communities to see its
residential real estate market recover from Southern California's steep
recession in the late 1990s. However, as evidenced in Table H-19,
T
1
median home prices in Temecula decreased between 2006 and 2007,
while median prices in surrounding communities declined even more
substantially. According to the California Association of Realtors,
housing prices in Temecula are higher than in some surrounding
communities, but the overall percentage change in price is lower than
in Hemet, Labe Elsinore, Murrieta, and Perris as of November 2007.
While Temecula is one of the highest priced housing markets in
Riverside County, when compared to San Diego and Orange
Counties where the majority of the City's residents work, Temecula's
housing costs are substantially lower. For example, in 2007 new
homes in Temecula sold for an average of $402,000, while new homes
in San Diego County sold for an average of $442,500.
TABLE H-19
MEDIAN HOME PRICES
Jurisdiction November 2007 November2006 %Change
Temecula $402,000 $487,500 -17.54%
Hemet $253,500 $353,000 -28.19%
Lake Elsinore $320,000 $421,000 -23.99%
Murrieta $348,750 $484,750 -28.06%
Perris $310,000 $400,000 -22.5%
Riverside County $359,000 $126,000 -16.51%
SOURCE: California Association of Realtors, Median Home Prices, November 2007.
Reflective of the housing stock, most housing sales in Temecula are
for three- and four-bedroom single-family homes. During the
18-month period between July 2006 and December 2007,
2,869 housing sales were executed, of which 78% were three- and
four-bedroom single-family homes. Housing units in Temecula are
sold for a wide range of prices. As shown in Table H-20, four-
bedroom homes are sold from $62,500 to $2.5 million, indicating that
some older housing units are sold for much lower prices while newer
and custom homes are priced much higher. Condominium sales in
Temecula exhibited less of a range in prices.
C I T Y O F T E iNI E C u L A G E N E R A L P L A N
H-Z7
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TABLE H-20
HOUSING SALES JULY 2006 THROUGH DECEMBER 2007
Single-Family
Median Price
Low
Hi
Sales No.
%ofTotal
2-bedroom
$390,000
$260,000
$869,000
66
2.3%
3-bedroom
$414,750
$50,000
$1,825,000
1,060
37.6%
4-bedroom
$480,000
$62,500
$2,525,000
1,170
41.5%
5-bedroom
$590,000
$265,000
$3,100,000
371
13.1%
6-bedroom
$630,000
$354,000
$1,609,500
82
2.9%
Condominiums
Median Price
Price Range
Units Sold
%of Total
2-bedroom
$278,500
$174,000
$321,000
22
17.5%
3-bedroom
$351,750
$140,500
$450,000
89
70.6%
4-bedroom
$379,000
$315,000
$45,000
9
7.1%
SOURCE: Los Ange
les Times, Dataquick Service, 2008.
Housing affordability is dependent upon income and housing costs.
According to U.S. Housing and Urban Development (HUD)
guidelines for 2007, the MFI for a family of four in Riverside County
is $59,200. Based on this median income, the following maximum
income limits for a four-person family can be established:
• Very Low Income households (0 to 50% of ME) earn a
maximum of $29,600;
• Low Income households (51 to 80% of MFI) cam a maximum
of $47,350;
• Moderate Income households (81 to 120% of MFI) earn a
maximum of $71,000;
• Median Income households earn $47,400.
Assuming that the potential homebuyer within each income group
has sufficient credit, down payment (50/6), and maintains affordable
housing expenses (i.e., spends no more than 30% of their gross
income on the mortgage, taxes, and insurance), the maximum
affordable home price can be determined for each income group.
Table H-21 shows the maximum housing prices affordable to the
various income groups. Based on the median home prices shown in
Table H-19, housing ownership opportunities are available in
Temecula for some older Very Low and Low Income and most
Moderate Income households, although Very Low Income
households would not be able to afford median housing prices in the
City. In addition, most two- and three-bedroom condominiums, and
some older three- and four-bedroom houses are affordable to
Moderate Income households.
C I T Y O F I'E NI E C U L A G E N E R A L P L A N
H-28
f
TABLE H-21
AFFORDABLE HOUSING COSTS BY INCOM
E CATEGORY
RIVERSIDE COUNTY
Y7
7
r
y
}
~ y
Monthly
l A
Income Maximum
Affordable Affordable
Utilities
Taxes
Affordable
Category Income
Housing
Rent
Maintenance
Home Price
Cost
Very Low $29,600
$740 $123 $617
$244
$83,000
Low $43,350
$888 $123 $765
$298
$148,000
Moderate $71,000
$1,628 $123 $1,505
$370
$234,000
Median $59,200
$1,480 $123 $1,357
$334
$191,000
I
Maximum affordable home pri
ce based on a 30-year loan at 6.6% interest, assuming that the
~l
homebuyer can afford to pay a 10% down payment and closing costs.
Rental Housing
Current rental information on multi-family rental units in Temecula
was obtained through the Cit}'s Geographical Information System
(GIS) data reports. The data identified 41 multi-family complexes in
the city. The multi-family housing stock has more than doubled since
1998, increasing from 3,120 to 6,247 units. According to the 2007
John Husing Report, the average monthly rent in Temecula was
$1,144 in 2006. This data indicated that the monthly average rent in
Temecula has increased by over 40% since 2002.
Based on the household income limits identified in Table H-21, a
Low income household can afford to pay monthly housing costs in
the amount of $888 per month, while a Moderate Income household
can afford to pay up to $1,628 per month. Based on these limits, Low
and Moderate Income households can afford to live in Temecula
even if rents have increased significantly by 40% since the last update
to the Housing Element. As Very Low Income households can only
afford to pay $740 a month in housing costs, they will not be able to
afford market rate rents without paying in excess of 30% of their
gross income under most circumstances. Often large households with
Very Low Incomes have to resort to smaller units in order to save on
housing costs, which typically results in overcrowding.
6. Assisted Housing at Risk of Conversion
Inwntory of Assisted Housing
State Housing Element law requires cities to prepare an inventory that
includes all assisted multi-family rental units which are eligible to
convert to non-low income housing uses due to termination of
subsidy contract, mortgage prepayment, or expiring use restrictions.
Under Housing Element law, this inventory is required to cover an
evaluation period following the statutory due date of the Housing
C I T Y O F I E M E C LIL A G E N E R A L P L A N
H-29
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Y
Element (July 1, 2008). Thus, this at-risk housing analysis covers the
period from July 1, 2008 through June 30, 2014.
Table H-22 provides an inventory of the City's assisted multi-family
housing stock by various government assistance programs. This
inventory includes all multi-family rental units assisted under Federal,
State, and/or local programs, including HUD programs, state and
local bond programs, redevelopment programs, and local density
b
di
i
onus or
rect ass
stance programs.
I
TABLE H-22
ASSISTED HOUSING INVENTORY AND AT RISK STATUS
Total
Project Project Program Earliest Conversion Date U
ni of
nits at
Units
Risk
Temecula Villas 96 Section 8 New 6/1999
48
(28837 Pujol St.) Construction (expired)
Woodcreek Apts. 344 Mortgage Revenue 3/31/2003
71
(4220 Moraga Rd.) Bond (expired)
Rancho California Apts. 55 Section 8 New 311612011
55
(29210 Stonewood Rd.) Construction (City to renegotiate
Section 221(d)4 before expiration)
Rancho West Apts. 150 RDA Revenue Bond 4/812026
150
(4220 Main St.) HOME
Rancho Creek Apts. 30 RDA Loan 9/30/2026
30
(28464 Felix Valdez Rd.)
Mission Village Apts. 76 RDA Revenue Bond 7/16/2028
76
(28497 Pujol St.)
Oaktree Apts. 40 FmHA New Construction 8/8/2004
40
(42176 Lyndie Lane) Section 515/Section 8 (Owner has requested
a TEFRA Hearing)
Creekside Apts. 48 Fm HA New Construction 8/22/2036
43
(28955 Pujol St.) Section 515
Dalton II 24 Agency Loan 2062
24
(41945 5" St.)
Dalton III 22 Agency Loan 2062
22
(41955 5ht St.)
Cottages of Old Town 17 Agency Loan 2047
17
6' St. & Felix Valdez)
Riverbank Apts. 66 Agency Loan 2058
66
(28500 Pujol St.)
Temecula Lane 11 Builder Financed 2065
11
(Loma Linda Rd &
Pechanga Pkwy)
Habitat 1 2 Land/Cash Contribution 2047
2
(6P St. & Felix Valdez)
Habitat II 7 Land/Cash Contribution 2047
7
SOURCE: City of Temecula, December 2007.
C I T Y O E
TE IN1 E C U L A G E N E R A L P L A N
H-30
At-Risk Housing Conwrsion Potential
W .t
The Woodcreek Apartments (now Sage Canyon Apartments) have
been converted. The City s Redevelopment Agency is currently
working with an affordable housing partner who is in the process of
acquiring the Oaktree Apartments. They will be using several
affordable housing funding sources that will require a 55-year
affordability covenant. The City's Redevelopment Agency will work
to support a similar scenario to extend the affordability covenants of
the Rancho California Apartments prior to the contract expiring in
2011.
Rancho California: This 55-unit project was developed with a
HUD-insured Section 221(d)4 mortgage loan. This mortgage loan
maintains a market rate interest and places no deed restriction on the
project to maintain the units as affordable housing. To ensure
affordability of these units, HUD provided a 20-year Section 8
contract for the 55 units, thereby subsidizing the rent payments by
tenants. This Section 8 contract was due to expire in March 2004.
Currently, the project is contracted by HUD through 2011 and will be
re-evaluated every five years thereafter. Through conversations with
the property's corporate spokesperson, it has been made clear that the
land owner has no intention, and cannot currently foresee a situation
whereby this development would be converted to market rate upon
its valuation in 2011.
C I I- Y O F
Oakttee Apartments: The 40-unit Oaktree project was financed
through FmHA New Construction Section 515 loans. This project
was due to expire in 2004 with prepayment of the loan; the City is
currently in negotiations to extend the term of its affordable units. At
present, the properly owner has not converted these to market rate
units. In March, 2008 the California Statewide Communities
Development Authority requested the City conduct a TEFRA hearing
to issue purchase and rehabilitation bonds to a third party buyer for
the project. That rehabilitation effort did not transpire. However, on
June 9, 2009 a developer applied to the California Tax Credit
Allocation Committee for assistance to purchase and renovate the
Oaktree Apartments. A decision on that application is pending and
the City will continue to work with interested parties to rehabilitate
and extend the affordability covenants for the Oaktree Apartments.
Preservation and Replacement of At-Risk Housing Cost
Analysis
Preservation of the at-risk projects can be achieved in four ways:
1) facilitate transfer of ownership of the at-risk properties to non-
profit organizations; 2) purchase of affordability covenants;
3) provide rental assistance to tenants using funding sources other
T E M E C U L A G E N E R A L P L A N
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than Section 8; and/or 4) construct or purchase replacement
~r affordable units.
i l Transfer of Ownership: By transferring ownership of at-risk
projects to non-profit housing organizations, long-term, low income
use of those projects can be secured, and the project will be eligible
for a greater range of government assistance programs.
Purchase of Affordability Covenant: Another option to preserve
I the affordability of at-risk projects is to provide an incentive package
to the owners to maintain the projects as low income housing.
Incentives could include writing down the interest rate on the
remaining loan balance, and/or supplementing the tenant's rent
payment or Section 8 subsidy amount from HUD to market levels.
To purchase the affordability covenant on the at-risk projects, an
incentive package should include interest assistance at or below what
the property owners can obtain in the open market. To enhance the
attractiveness of the incentive package, the interest assistance may
need to be combined with additional rent assistance.
Rent Subsidy: A total of 55 units in the Rancho California. project
currently maintain Section 8 contracts that are due to expire within
the time frame of this Housing Element. Should annual renewal of
project-based Section 8 contracts become unavailable in the future,
tenant-based rent subsidies such as Section 8 vouchers and certificates
may be used to preserve the affordability of housing. Table H-23
describes the rental subsidies that would be required for these two
projects.
Under the HUD Section 8 program, assistance is only available to
Very Low Income households (up to 50% of the County Median
Family Income). Thus the discrepancy between the Fair Market Rent
for a unit and the housing cost affordable to a Very Low Income
household is used to estimate the amount of rent subsidy required for
that unit.
C I T Y O E T E NI E C u L A
G E N E R A L P L A N
H-32
3
\F ~r
TABLE H-23
RENT SUBSIDIES REQUIRED
Section 8/Subsidized At-risk Units Rancho California
2-Bedroom
22
3-Bedroom
22
4-Bedroom
11
Total
55
Total Monthly Rent Income Supported by Affordable
$26,180
Housing Cost of Very Low Income Households
Total Month Rent Allows by Fair Market Rents
$42,152
Total Annual Subsidies Required $191,664
Notes:
A two-bedroom unit is assumed to be occupied by a three-person household, a three-bedroom
unit by a four-person household, and a four-bedroom unit by a I've-person household.
Based on 2007 Median Family Income in Riverside County, affordable monthly housing cost for a
three-person Very Low Income household is $666, for a four-person household is $740, and a
fve-person household is $799.
2005 Fair Market Rents in Riverside County are $752 for a two-bedroom unit, $1,058 for a three-
bedroom unit, and $1,234 for a four-bedroom unit.
Replacement Cost Analysis /Purchase of Similar Units: The cost
of developing new housing depends on a variety of factors such as
density, size of units, location and related land costs, and type of
construction. Based on discussions with a local developer with recent
experience building multi-family housing within Temecula, it would
be nearly impossible to develop multi-family rental housing for less
than approximately $130,000 - $150,000 per unit. This cost estimate
includes all costs associated with development. To replace the
95 affordable units in the Rancho California and Oaktree apartments
with new construction would therefore require at least $12,350,000 to
$14,250,000, provided that vacant or underutilized multi-family
residential sites would be available for construction of replacement
housing.
Cost Comparison
The cost to build new housing to replace the 95 at-risk units within
the Rancho California and Oakree projects is high, with an estimated
total cost of between $12.35 million and $14.25 million. The new
construction cost estimate to replace the potential loss of these
affordable units is considerably higher than the cost to preserve them
The most cost effective means of preserving the affordability of the
at-risk units would be to transfer ownership to a non-profit group or
purchasing 95 similar existing units, which is estimated at more than
$6.9 million.
Use of other forms of rent assistance, such as Section 8, does not
ensure long-term unit affordability. The cost associated with rent
C I T Y O F T E M E C U L A G E N E R A L P L A N
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H-33
subsidies is lower, requiring a total of approximately
i $359,910 annually for both Rancho California. and Woodcreek.
i i Overall, transferring project ownership to non-profit organizations
combined with financing techniques to lower the mortgage payment
the purchase of affordability covenants, is probably the most cost-
effective means of preserving the at-risk housing projects in
Temecula.
I III. CONSTRAINTS ON HOUSING
PRODUCTION
Market, governmental, and infrastructure factors pose constraints to
the provision of adequate and affordable housing. These constraints
may result in housing that is not affordable to Very Low, Low, and
Moderate Income households, or may render residential construction
economically infeasible for developers.
A. Market Constraints
1. Land and Construction Costs
A major cost associated with developing new housing is the cost of
land. Most vacant residential parcels in Temecula have been
subdivided, while others are contained within planned communities.
In 2000, in the Meadow View area, where parcels begin at one-half
acre and increase in size, the price of a vacant parcel ranged from
$60,000 to over $100,000. Larger tracts of raw land are available in the
surrounding sphere of influence at a lower cost per acre. However,
the potential development of this raw land is constrained by the City's
desire to preserve rural lands, as evident in the General Plan. In
general, vacant parcels in Temecula range from $95,000 per acre
(residential) to nearly $24,000 per acre (vineyard. Most vacant
residential parcels in Temecula are within a range of $180,000 to
$330,000.
Another major cost associated with building a new house is the cost
of building materials, which can comprise up to 50% of the sales price
of a home. Construction costs have continued to escalate throughout
California for wood frame, single-family construction of average to
good quality range from $50 to $70 per square foot, while custom
homes and units with extra amenities may run higher. Costs for wood
frame, multi-family construction average about $50 per square foot
excluding parking.
Both the costs of land and construction of a new house are passed on
to the homebuyer. As a result, an increase in the cost of land or
C I T Y O E T E M E C LI L A G E N E R A 1, P L A N
H-34
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construction materials will result in a higher housing price for the purchaser.
2. Availability of Mortgage and Rehabilitation
Financing
Under the Home Mortgage Disclosure Act (HMDA), lending
institutions are required to disclose information on the disposition of
loan applications. Overall, in 2006, financing tightened for
homebuyers and homeowners in Temecula and throughout the entire
Riverside-San Bernardino-Ontario region. In 1997, a total of
1,031 applications were submitted for conventional home purchase
loans in Temecula alone, and approximately 73% were approved. In
2006 a total of 255,754 applications were submitted throughout the
Riverside-San Bernardino-Ontario area, of which only 52.6% were
approved, as depicted in Table H-24. In 1997, in Temecula, only
12% were denied, with the remaining 14% of the applications were
withdrawn or closed for incompleteness. However, in 2006,
throughout the Riverside-San Bernardino-Ontario area, nearly 22%
were denied and the remaining 26% were withdrawn or closed for
incompleteness. Lower income applicants throughout the area
continued to have a lower rate of approval in comparison to the
higher income applicants, but in the current economy, the approval
rate has fallen to 40.7%.
TABLE H-24
DISPOSITION OF CONVENTIONAL LOAN APPLICATIONS: 2006
RIVERSIDE-SAN BERNARDINO-ONTARIO METROPOLITAN STATISTICAL
AREA
Applicant Income
Total Applications
Home Purchase Loans
% Originated/
Approved` /Denied
/ Other
Low Income
6
146
40.7% 29
0%
30
3%
(<80% MR)
,
.
.
Moderate Income
21
167
50.5% 23.3%
26
2%
(80-119% MFI)
,
.
Upper Income
228
441
53.1% 21.2%
25
7%
(>+120% MR)
,
.
Total
255,754
52.6% 21.6%
25.8%
' Originated Loan is a loan that has been approved and accepted by the applicant.
SOURCE: Home Mortgage Disclosure Act (HMDA) data for 2006.
The disparity between income groups with the availability of funding
is also apparent in the approval rate for conventional home
improvement loans.
Table H-25 illustrates the disposition of government-backed home
purchase and home improvement loans. Government-backed loans
H
0
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C I T Y o f T E M E c U E A C E N F. R A t. P L A N
H-35
t
h
include those insured by the FHA, FmHA, and VA, but do not
include those provided through the Temecula Redevelopment
Agency. Comparing Table H-25 with Table H-24 indicates that
more Low and Moderate Income households throughout the area
(
have a higher approval rate for government-backed loans than for
T
conventional loans to achieve homeownership. This further
U
substantiates the continued need for home buying assistance in order
to facilitate homeownership among Low and Moderate Income
households.
I
TABLE H-25
DISPOSITION OF GOVERNMENT BACKED LOAN APPLICATIONS: 2006
RIVERSIDE-SAN BERNARDI NO-ONTARIO METROPOLITAN STATISTICAL
AREA
Home Purchase Loans
Applicant Income Total Applications % Originated/ ° °
Approved Denied Other
Low Income
387 63.5% 15.5% 21.0%
(<80% MR)
Moderate
Income 710 65.8% 13.2% 21.0%
(80-119% MR)
Upper Income 862 68.0% 11.5% 20.5%
(>+120% MFI)
Total 1;959 66.0% 12.9% 21.1%
Originated Loan is a loan that has been approved and accepted by the applicant.
SOURCE: Home Mortgage Disclosure Act (HMDA) data for 2006.
Few households applied for home improvement loans under either
conventional or government-backed lending. This is reflective of the
overall sound conditions of the City's housing stock. Locally assisted
home improvement loans and grants are important to assisting the
Low and Moderate Income households in making the necessary
repairs.
B. Governmental Constraints
1. Land Use Controls
The Land Use Element of the Temecula General Plan and
corresponding Development Code provide for a range of residential
types and densities dispersed throughout the City. The current Land
Use Element has designated 10,295 acres (630%) of the Gigs total
land inventory for residential uses, including: single-family homes,
multi-family units, and mobile homes. Residential densities in
Temecula cover a wide spectrum, including the following categories:
• Hillside Residential (HR) (0-0.1 unit/net acre)
C I T Y O F T E M L C Ll L A C E N E. R A L P L A N
H36
• Rural (RR) (0.1-0.2 unit/net acre)
• Very Low Density Residential (VL) (0.2-0.4 unit/net acre)
• Low Density Residential-1 (L-1) (0.5-1 unit/net acre)
• Low Density Residential-2 (L-2) (1.0-2.9 units/net acre)
• Low Medium Density Residential(LM)(3.0-6.9units/net
acre)
• Medium Density Residential (M) (7.0-12.9 units/net acre)
• High Density Residential(" (13-20 units/net acre)
N - w5e~'
H
0
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These residential categories provide for a range of housing types to be
developed in Temecula. The City has set target levels for density for
Hillside (0.1 unit/acre); Very Low (0.3 units/acre); Low
(1.5 units/acre); Low Medium (4.5 units/acre) Density Residential
designations. Only projects that provide amenities or public benefits
will be allowed to exceed the target level. The types of amenities or
public benefits may include providing road connections, parks, or a
fire station. These amenities typically apply to large-scale planned
development projects. The City has not set density target levels for
the Medium and High Density Residential categories in order to
facilitate the development of affordable housing.
In addition, the Land Use Element includes a Mixed-Use Overlay that
adds residential uses to permitted uses, and increases the maximum
and target floor-to-area ratio (FAR). As stated in the General Plan
Land Use Element, for each area, a daily trip cap is defined, based on
the maximum number of daily trips permitted. Within the daily trip
cap for each area, flexible, high-quality design and creative mixes of
adjacent uses are encouraged. Development project proposals that
exceed the specified trip caps will not be approved. Residential
densities would average approximately 28 units per net acre.
According to the Land Use Element, the total number of units
possible in Mixed-Use Overlay Areas ranges from approximately
1,173 to 2,348 units. The trip caps for each Mixed Use Overlay area
are as follows: Area 1 - 15,000 trips; Area 2 - 30,000 trips; Area 3 -
6,000 trips. The total number of trips, 51,000, is equivalent to 8,500
residential dwelling units (at 6 trips per unit for high density
residential development); or 102 acres of commercial development (at
500 trips per acre); or a combination of the two. This intensity of
development within the Muted Use Overlays, while previously
evaluated, is not expected to occur. Further discussion regarding
anticipated development can be found on pages H-71 through H-75.
In addition, in the first year after adoption of the Housing Element
C I T Y O F T 6 NI F. C U L A G E N E R A L P L A N
H-37
Update, the City of Temecula intends to complete a comprehensive
traffic study for the Jefferson Avenue Corridor. This study will
evaluate the existing conditions and will also evaluate the benefits of
proposed Circulation Element roads yet to be constricted. These
} roads include the French Valley Parkway, the Western Bypass, the
i 1 extension of Overland Drive across Murrieta Creek, and a
L 1 north/south connection into the City of Mumeta. The study will
evaluate the completion of these improvements and their impact on
providing relief to the existing road network
In 2009, the City will establish an "Urban Density Overlay" zone that
will apply to sites located within an existing Mixed-Use Overlay Zone
or within the Redevelopment Agency boundary. This new overlay will
permit by right 30 dwelling units per acre (and higher with density
bonuses) when: (1) the parcel is vacant or underutilized; (2) residential
uses are permitted or conditionally permitted with the underlying
zoning for the site; (3) a minimum of 20% of the units are available to
Extremely Low Income, Very Low Income, Low Income, and/or
Low-Moderate income families; (4) the breakdown of these units is
equivalent to the ratio in the Temecula. Regional Housing Needs
Assessment for 2006-2014; and (5) the units maintain their affordable
status for at least 55 years.
During the RHNA planning period, the City of Temecula intends to
complete a new Specific Plan for the Jefferson Avenue Corridor,
which makes up a significant portion of the Urban Density Overlay
Area. A significant component of the Specific Plan will be a
comprehensive traffic study that will evaluate the potential increase in
vehicle trips within the Specific Plan Area and, in particular, along the
Jefferson Avenue Corridor under existing conditions and after all
General Plan Circulation Element improvements have been
completed. It is anticipated that the completion of the French Valley
Parkway, the Western Bypass, the Overland Bridge Extension over
Murrieta Creek, and the Rancho Way Bridge over Munieta Creek will
lessen the traffic impacts on Jefferson Avenue. Such findings will
enable higher density projects within this project area.
2. Residential Development Standards
Temecula's residential development and parking standards are
summarized in Tables H-26 and H-27. Residential standards have
been adopted by the City to protect the safety and welfare of its
residents.
The Development Code and General Plan allow for modification and
flexibility in the development standards through the provision of a
Mixed-Use Overlay (see description above), Village Center Overlay,
Planned Development Overlay, and the new Urban Density Overlay
C I T Y O F T E iNI E C U L A G E N E R A L P L A N
H-38
c
~ +f
Zone to be established by 2009. Flexibility in planning for overlay=''s=
areas is allowed to promote a greater range of housing opportunities
within the City. Diversity of housing, including affordable housing is
1
one of the performance standards for the Village Center Overlay. The
Planned Development Overlay Zoning District also encourages the
provision of additional housing opportunities for the community.
T
I
h
1 ~d
C I T Y O F T E M E C LI L A G L= N E R A L P L A N
H-39
, I
t
J, fiy : 4 it~.,
TABLE H-26
H
RESIDENTIAL DEVELOPMENT STANDARDS
HR VL L-1 L-2 LM M H
1
/
Minimum Net Lot
t .
- - - - 7,200 7,200 7,200
Area (square feet)
Minimum Average 10 acres 2.5 acres 1.0 acre 0.5 acre -
Net Lot Area per
Dwelling Unit
Maximum Dwelling 12.0 20.0
I
Units Per Acre1
Lot Dimensions
T
i
Minimum Lot 50ft. 40 ft. 40 ft. 30 ft. 30 ft. 30 f, 30 ft.
Frontage at Front
r~
Property Line
Minimum Lot 40 ft. 30 ft. 30 ft. 25 ft 20 ft. 20 ft. 20 ft.
Frontage fora Flag
Lot at Front Property
Line
Minimum Width at 100 ft. 100 ft. 70 ft 50 ft. 50 ft. 40 ft. 30 ft.
Required Front
Setback Area
Minimum Average 100 ft. 80 ft. 70 ft. 60 ft. 50 ft. 50 fl. 50 ft.
Width
Minimum Lot Depth 150 ft. 120 ft. 100 ft. 90 ft. 80 ft. 80 ft. 100 ft.
Setbacks
Minimum Front 40 ft. 25 ft. 25 ft. 158.2 10 ft.2 10 ft.s 20 ft.%
Yard2
Minimum Corner 40 ft. 15 ft. 15 ft. 15 ft. 15 ft. 15 ft. 15 ft.
Side Yard
Minimum Interior 25 ft. 10 ft. 10 ft. 10 ft. Variables Variable' Vadable3
Side Yard3
Minimum Rear Yard 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. 20 ft.
Maximum Height 35 ft. 35 ft. 35 ft. 35 ft. 35 ft. 40 ft. 50 ft.
Maximum % of Lot 10% 20% 25% 25% 35% 35% 30%
Coverage
Open Space 90% 70% 60% 40% 25 % 25% 30%
Required
Private Open NA NA NA NA NA 200 150
Space/Per Unit
Notes:
1. Affordable housing and congregate care facilities may exceed the stated densities pursuant to the
provisions of Section 17.10.020M.
2. In the H residential zoning district, dwelling units with entrances that have direct access to the
street, such that the predominate features of the home fronting the street are the windows and the
front door, may have a minimum setback of fifteen feet.
3. In order to allow for more flexible site planning, variable interior yard setback for both sides must
equal at least LM zoning district: The combined interior side yard setback for both sides must
equal at least fifteen feet. One side shall have at least five feet and the other side shall have at
least ten feet and shall be located on the same side as the driveway to provide for potential
vehicular access to the rear of the property. M and H zoning districts: The combined interior side
yard setbacks shall not be less than ten feet. This is intended to permit a zero lot line arrangement
with a zero setback on one side yard and ten feet on the opposite side yard.
SOURCE: The City of Temecula Development Code, January 2008.
C I T Y C F
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C I T Y o f
TABLE H-27
PARKING SPACE REQUIREMENTS
Land Use
Required Parking Spaces
Single-Family Unit
2 enclosed spaces
Duplex, Triplex
2 covered spacestunits, plus 1 guest space/4 units
Multi-Family Units (12 units or
2-5 units: 2 covered spaces/units, plus 2 guest
less) - 3 or fewer bedrooms
spaces
6-12 units: 2 covered spaces/unit, plus 3 guest
spaces
Multi-Family Units (13 or more
1 covered space and %3 uncovered space for each
units) - 3 or fewer bedrooms
1-bedroom unit
1 covered and 1 uncovered space for each
2-bedroom unit
2 covered spaces and Yz uncovered space for each
3-bedroom (or more) unit
plus 1 guest space/6 units, with a minimum of
4 guest spaces
Mobile Home Park
1 covered space/trailer site, plus 1 guest
space/2 trailer sites
Second Unit
1 covered space for each 2-bedroom (or smaller)
unit
2 covered spaces for each 3-bedroom (or larger)
unit
Senior Citizens Housing
% covered space/unit, plus 1 uncovered guest
Complex/Congregate Care
space per 5 units
SOURCE: City of Temecula Development Code, 2008.
Additional flexibility in development standards is also provided in the
Development Code through the use of variable setbacks. This
flexibility allows for creative site planning, especiallyfor irregular sites.
For example, the airy adopted a Planned Development Overlay
district for the Temecula Creek Village project to provide for mixed-
use commercial/residential development. Temecula Creek Village
consists of 32.6 vacant acres within the PO zone with 20 acres of
residential and 12 acres of commercial uses. Residential uses for the
Planned Development Overlay district include medium and high
density multi-family uses.
To provide additional opportunities for affordable housing, the
Development Code and General Plan also allow senior housing,
congregate care facilities, and affordable housing in some non-
residential zoning districts upon approval of a Conditional Use Permit
in most cases. Senior housing is also permitted in the Neighborhood
Commercial, Community Commercial, Service Commercial,
Highway/Tourist Commercial, and Professional Office (PO) zoning
districts. Congregate care facilities are allowed in the Neighborhood
Commercial, Community Commercial, Highway/Tourist
T E NI E C U L A G E N E R A L P L A N
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Commercial, Service Commercial, and PO zoning districts.
Affordable housing projects are allowed in the PO zoning district.
Affordable housing and affordable senior housing projects are
entitled to receive various incentives provided the project meets the
requirements of Section 65915 of the California Government Code.
Affordable housing projects are entitled to receive qualifying density
incentives from section 17.10.020(4 (3) (a) of the Temecula Municipal
Code and may also receive qualifying concessions from section
I 17.10.020(M)(3)(b) of the Temecula Municipal Code. The project
incentives and concessions pursuant to the Temecula Municipal Code
are as follows:
a. Density Incentives. Affordable housing projects are entitled to
receive an increase in the allowable density for the following zoning
districts. The maximum densities for affordable housing projects are
as follows:
i. In the high density residential and the professional office
zoning districts, the maximum density shall be thirty units per
acre.
ii. In the medium density residential zoning district, the
maximum density shall be eighteen units per acre; however, for
affordable senior housing, the maximum density shall be twenty
units per acre.
iii. In the low medium density residential zoning district, the
maximum density shall be nine units per acre.
iv. In all approved specific plans, the maximum density bonus
shall not exceed fifty percent of the target density in the planning
area.
To achieve such densities, it may be necessary for the City to offer
development standard concessions. Such concessions are already
available to projects which provide an affordable component, as it
applies to a density bonus. For those projects which develop within
the Urban Density Overlay zone, it is likely that similar concessions
will need to be made to accommodate the increase in density. The
types of concessions that may be offered for affordable housing
projects are discussed in detail in the Density Bonus and Incentive
Law of this Housing Element.
C I T Y O F T E iNI E C LI L A
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3. Provisions for a Variety of Housing
Housing Element law specifies that jurisdictions must identify
adequate sites to be made available through appropriate zoning and
development standards to encourage the development of a variety of
types of housing for all income levels, including multi-family rental
housing, agricultural employee housing, manufactured homes, senior
and affordable housing, congregate care facilities, emergency
shelters/transitional housing, supportive housing, single-room
occupancy, and second dwelling units. Table H-28 summarizes T
Temecula's permitted residential housing by zoning district and the 1
following paragraphs describe the City's provision for these types of
housing.
TABLE H-28
PERMITTED HOUSING BY ZONING DISTRICT
ZONE
HOUSING TYPE
CC
PO
HR
RR
VL
L-1
L-2
LM
M
H
Affordable Housing
C
P
P
P
P
P
P
P
P
Senior Housing/Congregate Care'
P
P
-
P
P
P
P
Multifamily rental housing
C
-
-
P
P
Permanent housing for agricultural
employees
-
Seasonal housing for agricultural
employees
Emergency shelters'.'
C
C
C
C
C
C
C
C
P
P
Transitional Housing'
C
C
C
C
C
C
C
C
P
P
Single-Room Occupancy°
P
P
P
P
Supportive housing°
P
P
-
P
P
Factory-built housing/modular
homes
-
P
P
P
P
P
P
P
P
Mobile homes'
-
C
C
C
C
C
C
Second units
P
P
P
P
P
P
P
P
Notes:
1. Senior housing is also permitted in the Neighborhood Commercial, Service Commercial, and Highway/Tourist
Commercial zoning districts.
2. These uses are not permitted within the Nicolas Valley Rural Preservation Area as identified in Table LU-5 of
the Land Use Element of the General Plan.
3. Emergency shelters are also conditionally permitted in all commercial and industrial zoning districts within the
City of Temecula.
4. This will require an amendment to the Temecula Municipal Code, which will be a program for the Housing
Element planning period. Supportive housing andSROs are expected to be permitted by right in medium to
high density residential zones and commercial and office zones.
5. Housing opportunities for agricultural employees is discussed on page H-17.
Not permitted.
Current rental information on multi-family rental units in Temecula
was obtained through the City's GIS data reports. The data identified
41 multi-family complexes in the city. The multi-family housing stock
has more than doubled since 1998, increasing from 3,120 to
C I T Y O F T E .NI E C U L A G E N E R A L P L A N
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approximately 6,247 units. According to the 2007 John Husing
Report, the average monthly rent in Temecula was $1,144 in 2006.
This data indicated that the monthly average rent in Temecula has
risen over 40% since 2002.
The City of Temecula allows for multi-family rental housing in its
High and Medium Density Residential zoning districts. These zoning
districts are intended to provide for the development of attached
residential housing. Typically, housing types may include townhouses
I
and stacked apartments with a density range of 7-12 units per acre in
the Medium Density Residential zones, and 13-20 dwelling units per
acre in the High Density Residential zones.
Permanent and Seasonal Housing for Agricultural Employees:
Agriculture is a predominant industry in Riverside County, but there
is very little prime farmland, unique farmland, or farmland of local
importance within the City of Temecula's limits (General Plan,
Figure OS-3). While there are no agricultural operations in the City of
Temecula, nearby wineries represent an employee base for agricultural
workers. Agricultural workers face various housing issues due to their
typically lower incomes and the seasonal nature of their work.
However, since there is an insignificant amount of existing
agricultural land, the City does not provide agricultural employee
housing nor does the City anticipate a need for permanent and
seasonal agricultural employee housing. However, other opportunities
for agricultural worker housing are discussed on page H-17 of this
Housing Element.
Factory Built Housing/Modular and Mobile Homes: Temecula
allows for the provision of manufactured housing in all of its
residential zoning districts, but requires a permanent foundation.
Mobile home parks are allowed with a conditional use permit in all of
the residential zoning districts, except Hillside Residential (HR) and
Rural Residential (RR). Manufactured housing must be certified
according to the National Mobile Home Construction and Safety
Standards Act of 1974 and must conform to all other development
and use requirements applicable to the primary units in the zoning
district. The units must stand on a permanent foundation and the
materials used for the siding must be approved by the Planning
Director. Additionally, the City recognizes the potential for additional
affordable factory-built housing as second dwelling units.
Senior Housing/Affordable Housing: There are a total of
14 affordable housing developments throughout the City of
Temecula. Affordable housing is permitted in High, Medium, and
Low Density residential zoning districts and is conditionally permitted
in PO zones. In addition to development on vacant land within the
permitted zones, the City recognizes the potential for additional
C I T Y O F T L M E C U L A G E N E R A L P L A N
1-1-44
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affordable housing in future mixed-use areas, including the
C I "F Y O F
Jefferson/Ynez Corridor, the Education Center site, and the adjacent
Professional Hospital Supply (PHS) expansion site. Affordable
housing can also be achieved in the form of second dwelling units.
The Code allows for second units in all residential zoning districts if
the development standards can be met. For additional information on
affordable housing within the City please reference the Housing
Element sections on housing stock and housing resources.
Senior and affordable housing are permitted in the High, Medium,
and Low Medium Density Residential zoning districts, with approval
of a development plan. The maximum density allowed for senior
housing that complies with the City's affordable housing provisions,
including the density bonus, is 30 units per acre for High Density
Residential, 20 units per acre for Medium Density Residential, and
8 units per acre for Low Medium Density Residential. For an
approved specific plan, the maximum density bonus cannot exceed
50% of the target density in the planning area.
Senior housing is also allowed in the Neighborhood Commercial,
Community Commercial, Service Commercial, Highway/Tourist
Commercial, and PO zoning districts. Senior housing constructed in
the Neighborhood Commercial zone will be developed to be
consistent with the development and performance standards allowed
in the Medium Density Residential zoning district. For the
Community Commercial, Service Commercial, Highway/Tourist
Commercial, and PO zoning districts, senior housing will be
developed consistent with the development and performance
standards allowed for the High Density Residential zoning district.
Affordable Housing
There are various types of income levels when defining affordable
housing:
Low or Moderate Income Household: Persons or families whose
income does not exceed 120 percent of AMI, adjusted annually for
family size.
Lower Income Household: Persons or families whose income does
not exceed 80 percent of area median income (AMI), which is
adjusted annually for family size.
Very Low Income Household: Persons or families whose income
does not exceed 50 percent of AMI adjusted annually for family size.
Extremely Low Income Household: Persons or families whose
income does not exceed 30 percent of AMI, adjusted annually for
family size.
T E N I E C U L A G F N F R A L P L A N
H
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f.. F ft_
L' d
art ~
<<ri' , ,r There are three basic sources of law governing affordable housing
project incentives within the City: (1) the 20% low and moderate
income housing set-aside provisions of the California Community
Redevelopment Act; (2) the "density bonus" law; and (3) Temecula
Municipal Code Section 17.08.030, relating to "affordable housing" as
i r a conditionally permitted use in the PO zone.
11 ►20%LawandMcderatelnmmHowingSet-AsideRequin of
Redezelop»e r Lazo
1 Not less than 20% of all tax increment revenues that are allocated to
N an agency pursuant to Health & Safety Code Section 33670 must be
t v used by the Redevelopment Agency for purposes of increasing,
improving, and preserving the City's supply of low and moderate-
income housing available at affordable housing cost to people and
families of Lower Moderate income, Lower income households, Very
Low income households and Extremely Low income households. An
agency must deposit the 20% set aside in a separate Housing Fund
until used.
The Temecula Redevelopment Agency has established a
Redevelopment Housing Fund by setting aside 20% of its tax
increment revenue. The Agency anticipates an annual deposit of
between $3.0 and $3.3 million in tax increment funds over a five-year
period. Based on the required 20% set-aside, approximately
$16.5 million will be available during the five-year period for housing
activities. Since set-aside funds are a function of property tax
revenues, the amount of future deposits will depend on factors such
as market conditions and the timing of new taxable development.
Community Redevelopment Law sets forth a variety of options for
localities to expend their housing funds, including:
• Land disposition and write-downs;
• Site improvements;
• Loans;
• Issuance of bonds;
• Land and building acquisition by Agency-,
• Direct housing construction;
• Housing rehabilitation;
• Rent subsidies;
• Predevelopment funds; and
• Administrative costs for non-profit housing corporations.
C I T Y o f T E NI E C U L A G E N L R A L P L A N
1-1-46
The specific uses of the set-aside funds are
Plan section of this Housing Element.
r'
described in the Housua ,
California Redevelopment Law requires the City to ensure housing
developments with Housing Fund moneys remain affordable and
occupied by persons or families of low or moderate income, very low
income and extremely low income. An agency must maintain the
affordability of all new substantially rehabilitated housing units
developed or otherwise assisted with Housing Fund moneys for no
less than 45 years for owner-occupied units or 55 years for rental
units.
►DemityBorm andlnxntiwLaw
The State density bonus statutes require the City to grant a density
bonus and incentives or concessions to a developer who agrees to
construct or donate land for affordable housing. Below lists the
thresholds in which the State decides if a project can be deemed all or
partly "affordable housing."
Type of Qualifying Housing
Required Percentage of Unit
Lower Income
10% of proposed units
Very Low Income
5% of proposed units
Senior Citizen Housing Development
Any senior housing development
Moderate Income- Condominium or Planned
10% of proposed units
Development
Once a project has been deemed a partly or fully complete
"affordable housing" project, the applicant maybe allowed to develop
additional density. The City must calculate the extra density to which
an applicant is entitled. The density bonus law not only uses a base
percentage of the project (listed below), but there is also a sliding
scale that allows for greater density bonuses when an applicant
includes more than the minimum qualifying percentage of affordable
units. To qualify for a density bonus through donation of land, the
applicant must propose a Tentative Tract Map, Parcel Map, or other
residential development project. The donor of land meeting the
specified criteria is entitled to a base 15% density bonus, with a sliding
scale increase of 1% and an additional increase of 1% for each unit in
the total number of affordable units entitled on the donated land in
excess of the 10% qualifying percentage. Below lists the Base and
Sliding Scale bonuses:
C I T Y O F T E M E C LI L A
G E N E R A L P L A N
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1-1-47
K
H
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Type of Qualifying Base Density Bonus Sliding Scale Density Bonus
Housing
Lower Income 20% increase in the number
of units, unless a lesser % is
requested by the applicant
Very Low Income 20% increase in the number
of units, unless a lesser % is
requested by the applicant
Senior Citizen
20% increase in the number
Housing
of units, unless a less % is
Development
requested by the applicant
Moderate-Income
5% increase in the number of
Condominium or
units, unless a lesser % is
Planned
requested by the applicant
Development
Percentage of Affordable Units
1.5% increase in density bonus for
each 1% increase in lower income
affordable units to a maximum
density bonus of 35% of proposed
units
2.5% increase in density bonus for
each 1 % increase in very low
income affordable units up to a
maximum density bonus of 35% of
proposed units
No sliding scale increase
1% increase in density bonus for
each 1% increase in moderate
income affordable units up to a
maximum density bonus of 35% of
proposed units.
Incentives or
Concessions
10% Lower Income or 5% Very Low Income or 10% Moderate 1
Income (condo/planned development)
20% Lower Income or 10% Very Low Income or 20% Moderate 2
Income (condo/planned development)
30% Lower Income or 15% Very Low Income or 30% Moderate 3
Income (condo/planned development)
In addition to the density bonuses described above, the applicant may
request specific incentives or concessions. Provided that the agency
cannot make findings sufficient to deny requested incentives or
concessions, as provided by the Government Code Section 65914 (d),
incentives or concessions must be granted if requested by the
applicant. The potential concessions include:
• An increase in the amount of required lot coverage;
• A modification to the setback or required yard provisions;
• An increase in the maximum allowable building height;
• A reduction in the amount of required on-site parking; a
reduction in the amount of on-site landscaping, except that no
reduction in on-site recreational amenities may be approved
unless the affordable housing is in close proximity with easy
access to a public park with recreational amenities;
• A reduction in the minimum lot area; or
C I T Y O F T E Nl E C LIL A G E N E R A L P L N
11-48
• Approval of an affordable housing project in the PO zoxe'°' ic;•
with the approval of a conditional use permit.
An applicant who receives a density bonus and/or other a i
concessions/incentives must agree to ensure the continued
affordability of all low and very low income density bonus units for at r
least 30 years, unless a longer period of time is required. The
minimum length of the affordability covenant will depend upon
whether the City grants any additional concession or incentives on
top of the density bonus as well as if any City Housing Fund moneys I
were also used for the project.
► Tmwda Municipal Gxk- Saim 17.08.030. Affordable Howma&ued
in P*wwl Offue zones
Affordable housing is permitted within the PO zone with the
approval of a Conditional Use Permit. These units should be spread
throughout the site and include various types of housing sizes. Since
this Municipal Code Amendment was enacted, one such project has
been approved. The Temecula Lane project secured 11 multi-family
for rent units, under covenant for 55 years to accommodate low
income households.
Supportive Housing/Single Room Occupancy (SRO)
Supportive housing is provided to socially support individuals and
provide basic life skills and is coupled with social services such as job
training, alcohol and drug abuse programs, and case management.
This type of housing is often targeted for low-income workers and
populations in need of assistance such as the homeless, those
suffering from mental illness, those suffering from substance abuse
problems, the elderly, the medically frail, and persons with disabilities.
Supportive housing can also be defined as transitional shelters,
alcohol and drug treatment facilities, safe houses, and nursing homes.
Persons unable to live in traditional households face specific
challenges that may affect their ability to secure decent, affordable
housing. For instance, persons with disabilities may require special
modified amenities in their homes and/or services such as proximity
to transit and wheelchair access to building entrances and exits.
Homeless individuals may be without housing for any number of
complex and diverse reasons. Single-room occupancy (SRO) housing
offers one opportunity for low-cost housing that is specifically
designed to meet some of the varying needs of several special needs
groups.
Supportive housing and SROs provide viable housing alternatives for
individuals in these special needs groups. To encourage the
C I T Y O F T E M E C U L A
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development of supportive and SRO residences, an update to the
zoning ordinance is required to facilitate permitting for these housing
l
types. Supportive housing and SROs will be appropriately permitted
in the medium density and high density residential zones, and in
commercial and office zones when adjacent to or part of a multi-
i
family residential use. Proximity to higher density locations will likely
b
l
b
i
i
d
t
e c
oser to jo
centers, serv
ces, an
trans
t.
Sites for Supportive Housing/SROs
I
The Temecula Municipal Code does not currently provide for
supportive housing and SROs within the City. The City has a legal
obligation to address the housing needs of these groups as part of its
Housing Element update. Proposed changes to the zoning ordinance
will define the parameters for facilitating the development of
supportive housing and SROs. The proposed zoning amendment will
include changes designed to clarify the definition of supportive
housing and SROs as well as define development standards for such
housing types. Once the Municipal Code Amendment is adopted, the
appropriate location for Supportive Housing/SROs would be in the
Medium Density Resident 4 High Density Residential, Corraramity
C,onnrrria4 and Professional Offiw zones. (See Section III.B.1, above, for
more details concerning zoning in the City of Temecula.). The
amendment is expected to occur during the second year of the
Planning Period, after adoption of the Housing Element Update.
Congregate Care: Congregate care facilities are not limited
specifically to density requirements as long as all of the development
standards for the zoning district are met. Congregate care facilities are
allowed in the Low-2 Density Residential, Low Medium Density
Residential, Medium Density Residential, High Density Residential,
Neighborhood Commercial, Community Commercial, I3ighway/
Tourist Commercial, Service Commercial, and PO zoning districts. In
Temecula, congregate care facilities include facilities for seniors and
the disabled in accordance with Health and Safety Code Section
50062.5, which requires facilities that are "planned, designed, and
managed to include facilities and common space that allow for direct
services and support services that maximize the residents' potential
for independent living and which is occupied by elderly or
handicapped persons or households, as defined in Sections 50067 and
50072. Direct services and support services which are provided or
made available shall relate to the nutritional, social, recreational, house
keeping, and personal needs of the residents and shall be provided or
made available at a level necessary to assist the residents to function
independently."
Second Units: The City of Temecula allows second units in all of
the residential districts where a detached single-family unit exists and
C I T Y C F T E M E C U E A G E N E R A L P E A ,N
H-50
a
the owner occupies either the primary or secondary unit. Second unrES?-`t;rv;;,„ r
cannot be sold, but may be rented. The second unit must be
compatible with the design of the primary dwelling unit and meet the
size and parking requirements identified in the Development Code.
An application for a second dwelling unit must be completed and
submitted to the Planning Department. See the Housing Element p~ yy
section on housing resources for additional information on second
dwelling units.
Emergency Shelters /Transitional Housing: The City facilitates
the development of emergency shelters and transitional housing by
permitting the development of such facilities in the Medium Density
and High Density Residential districts by right. These uses are also
permitted in other residential districts with a conditional use permit.
Emergency shelters are also permitted with a conditional use permit
in the Neighborhood Commercial, Community Commercial,
Highway/Tourist Commercial, Service Commercial, PO, Business
Park, and Light Industrial zoning districts. Currently, Temecula has
two group homes for teenagers with a total capacity of 18 persons. In
addition, two residential facilities in the City offer housing for up to
approximately 14 developmentally disabled persons.
The State Fire Marshal is the agency having jurisdiction for group
homes with seven or more residents. The City of Temecula contracts
with the State Fire Marshal through the California Department of
Forestry and Fire Protection (Ca1Fire) in conjunction with the
Riverside County Fire Department. The Building and Safety
Department has developed a positive working relationship with the
County Fire Department that ensures that any improvements and/or
maintenance for group homes are handled through the City's normal
concurrent review process.
It has been a departmental philosophy to provide complete direction
for applicants, as well as looking for solutions when problems or
barriers present themselves on a project. Because of this, in the past
the City has had success finding reasonable solutions to non-
compliant code issues with successful end results.
4. Development and Planning Fees
The cost of development is a constraint to the implementation of
affordable housing projects. Typically, the cost of developing raw land
is significantly increased by the various regulations and fees local
governments impose on developers.
The City of Temecula charges various fees and assessments to cover
the cost of processing permits and providing certain services and
utilities. Table H-29 summarizes that City's planning fee
C I T Y O F F F N I E C U L A G E N E R A 1. P L A N
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requirements for residential development, while Table H•30 depicts
the City's development fees for residential development. Comparing
the cost of one jurisdiction's development and planning fees to
another is difficult since each jurisdiction calculates and applies its fee
schedule in its own unique way. While no recent studies available to
T i
the general public have been completed in Riverside County to
4 1
compare the fees charged by various jurisdictions, a recent trend used
by other jurisdictions is to assess a deposit that varies per application
"
type, and then charge an hourly
fully burdened" rate to recover
I
costs. The City of Temecula assesses a fixed rate for each application
type, based on the average hours of staff time required to process
each application. The City of Temecula fee schedule is adjusted
annually based on the consumer price index for the greater Los
Angeles Metropolitan area.
TABLE H-29
PLANNING FEE SCHEDULE*
Department of
Project Type City of Environmental
Temecula Fee Health Fee
Planning and Zoning
Conditional Use Permit- No Site Changes 1,2.3,4 $3,078 $234
Conditional Use Permit - with a Development $980 $234
Plant2.3.4
Development Agreement $49,496 N/A
Development Agreement- Major Modification 1,2,3.4 $11,340 N/A
Development Agreement- Minor Modification 1.a34 $3,240 N/A
DIF Credit or Reduction $827 N/A
Development Plan -Less than 10,000 sf 1,2.3.4 $7,402 $136
Development Plan - 10,000 sf to 100,000 sf 1.2,3.4 $10,051 $136
Development Plan - Over 100,000 sf 1'2,1.4 $12,092 $136
Development Plan - Major Modification 1,2,3,4 $5,682 N/A
Development Plan - Minor Modification 1,2,3.4 $2,461 N/A
Development Plan- Minor Modification 1'2'3'4 $152 N/A
(Planning Review Only)
General Plan AmendmenUZoning Map $6,984 $59
Amendment-Text or Exhibit 1'2' 4
General Plan Amendment/Zoning Map $5,473 $59
Amendment - Official Zoning Map and Land Map
1,2,3,4
General Plan Amendment/Zoning Map
$3,770
$59
Amendment-Official Zoning Map or Land Map
1,2,3,4
Second Dwelling Unit Permit
$702
N/A
Variance' 2,3,4
$3,559
$120
Minor Exception 1,2,3.4
$477
N/A
Minor Exception (individual homeowner)
$118
N/A
Specific Plan - New 1.2,3,4
$78,424
$197
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as .il
TABLE H-29
PLANNING FEE SCHEDULE*
Department of
Project Type
City of
Environmental
j j
Temecula Fee
Health Fee
Specific Plan Amendment - Major
$31,126
$61
Specific Plan Amendment - Minor
$10,861
$61
U
Planned Development Overlay'-"-'
$28,852
N/A
S
Subdivisions
Certificate of Land Division Compliance (fee per
$1,201
$138
I
parcel) 1,2.3,4
Common Interest Development Conversion 1,2,3.4
$4,156
N/A
Lot Line Adjustment
$1,213
N/A
Merger of Contiguous Parcels
$1,819
N/A
Minor Change (to approved Tentative Map)
$1,902
N/A
Parcel Map, -Tentative (Residential) w/Waiver of
$2,956
$389
Final Map ,z•e
Parcel Map - Tentative(Residential) Standard
$3,686
$675
Parcel Map-Tentative (Vesting)"2'3
$3,234
$424
Parcel Map- Tentative(Revised)1,2,3
$3,214
$203
Condominium Mapl,2,3
$10,775
$538
Tract Map - Standard 5-34 lots/unitsl,2,3
$9,683
$203
Tract Map - Standard 35-75 lots/unitsl,2,3
$10,951
$203
Tract Map - Standard 76-165 lots/unitsl,2,3
$12,548
$203
Tract Map- Standard 166 lots/unitsl,2,3
$14,034
$203
Tract Map - Standard - Revised Mapl,2,3
$5,482
$203
Tract Map - Vesting 5-34 lots/unitsl,2,3
$12,424
$424
Tract Map - Vesting 35-75 lots/unitsl,2,3
$13,797
$424
Tract Map - Vesting 76-165 lots/unitsl,2,3
$15,421
$424
Tract Map - Vesting 166 lots/unitsl,2,3
$16,787
$424
Tract Map - Vesting - Revised Mapl,2,3
$7,719
$424
Phasing Plan for Tentative Map-Sewered
$3,283
$57
Phasing Plan for Tentative Map-Subsurface
$3,283
$138
Disposal
Residential Tract Product Reviewl,4
$9,499
N/A
Reversion to Acreage
$698
$72
Miscellaneous Charges
Certificate of Historic Appropriatenessl,2,3,4
$423
N/A
Substantial Conformance
$5,794
$61
Extension of Time with Public Hearingl,2,3,4
$2,578
$63
Extension of Time without Public Hearingl,2,3,4
$1,307
$63
Extension of Time-Subdivision Ordinancel,2,3,4
$3,234
$63
Add CEQA Fee of $245 for environmental detemrination. If environmental determination is not
exempt from CEQA, add $4,175 for Negative Declaration without Mitigation, or $5,707 for
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TABLE H-29
PLANNING FEE SCHEDULE*
Department of
1
Project Type City of Environmental
Temecula Fee Health Fee
Negative Declaration with Mitigation. If EIR is required, add $44,980 for city managed EIR or
T y
I
l
$66,321 for applicant managed EIR.
l.i
Add UC Regents Fee of $60 (if required) - not applicable to duplicate applications
Add Traffic Study Fee (if required) of $2,261 (major) or $565 (minor)
Add DRC Landscape Fee of $250 (if new/modified landscaping is proposed) and DRC
Architectural Review Fee of $.05 per building square foot (if new/modified architecture is
I
proposed)
$528 to Environmental Health if Sewered; $424 to Environmental Health if Subsurface Disposal
`SOURCE: Temecula User Fee Schedule (2007-08); updated annually each July 1.
G
TABLE H-30
DEVELOPMENT IMPACT FEES FOR THE CITY OF TEMECULA
Land Use (Fee/Unit)
Development Fee
Residential Attached Residential Detached
Street System Improvements $1,171.69 $1,673.85
Traffic Signals and Traffic Control $165.86 $236
94
.
Systems
Corporate Facilities $243.50 $454.13
Police Facilities $427.96 $241.90
Fire Protection Facilities $266.59 $574.49
Parks and Recreational Improvements $1,979.17 $2,762.58
Open Space & Trails Development $576.88 $805.22
Libraries $527.15 $735.81
Total $5,358.80 $7,484.92
Single-Family Multi-Family
Transportation Uniform Mitigation Fee $10,046.00 $7,054.00
SOURCE: City of Temecula, 2008.
5. Building Codes and Enforcement
Staffing and Process
As Building and Safety and Code Enforcement are under the same
department supervisions, the exchange of information between
building and code staff members is excellent. Enforcement items are
a regularly reoccurring weekly meeting topic during Building and
Safety weekly staff meetings.
The Code Enforcement Division consists of four permanent officers.
Each officer has an assigned geographic area of the Gity and is very
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familiar with problematic properties. Each officer regularly patrols ' , `n;~
their area to ensure that any prior complaints have been resolved and
to ensure that they have responded to any new complaints.
The Department is complaint-driven, which means that officers
respond to complaints as they come into the City. In addition, the
officers make every effort to be proactive with their assigned
geographic areas. Several of the code enforcement officers have
received training in dealing with housing issues and are able to
respond with Building Inspectors to calls of substandard housing.
Building Codes
The City of Temecula has adopted the 2007 California Building,
Plumbing, Mechanical, Energy, and Electrical Codes. These codes are
based upon the International Code Council 2006 International
Building, Plumbing, Mechanical and the 2004 National Electrical
Codes as modified bythe California Building Standards Commission.
Upon adoption of the 2007 California Building Codes, the Building
and Safety Department made minor modifications to some code
sections based upon unique topographical, geographical, or climatic
reasons as is allowed by the California Building Standards
Commission and Title 24 of the California Code of Regulations. The
majority of the 25 amendments were to the administrative areas of the
codes. Other codes modified are as follows:
A. Clarification for sanitation facilities in the Temecula Old
Town area for existing buildings where providing additional
toilet facilities would be a hardship to small restaurants or
coffee shops.
B. Establishment of size requirements for commercial and
residential building address numbers.
C. Clarification to require a minimum Class C roofing material in
the Temecula Old Town District.
D. Increase in the size of swimming pool barriers to a minimum
of 60 inches.
E. Prohibition of the use of horizontal flex ducting in rooms that
produce steam.
F. Prohibition of aluminum conductors smaller than # 6 A.W.G.
G. Requirement of electrical conductors to be placed at a
minimum of 6" below slab within commercial buildings.
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r • ' r H. Prohibition of non-metallic sheathed cable (romex) in
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commercial applications.
H I. Requirement of a twenty-four hour graph test for gas systems
with 2" or larger piping.
This Code is considered to be the minimum necessary to protect the
public health, safety, and welfare. The City is responsible for
enforcement of all the model codes.
I The requirements for accessibility in the California Building Code will
ensure that reasonable accommodation and compliance with
accessibility requirements are provided in all projects within
Temecula.
As the housing stock in Temecula is relatively new, there have not
been many opportunities for increased energy conservation.
However, by adopting the most current version of the Energy Codes,
existing housing stock will be brought up in efficiency as replacement
of existing equipment takes place. There are opportunities through
utility providers for property owners to defer some of the associated
costs of equipment upgrades.
Only 6%0 of the housing stock in Temecula is older than 30 years.
Overall, the housing stock is in excellent condition. The City's Code
Enforcement program is complaint-based, and will not constrain the
development or preservation of housing. When housing code
violations are cited for units occupied by low and moderate income
households, the Code Enforcement staff routinely offers information
regarding the City s rehabilitation programs.
6. Local Processing and Pen-nit Procedures
The evaluation and review process required by City procedures
contributes to the cost of housing in that the holding costs incurred
by developers during the review period are ultimately manifested in
the unit's selling price. All discretionary development projects that
involve new construction but are less than 10,000 square feet are
subject to a Planning Director's Hearing. The Director's Hearing is a
publicly noticed hearing that permits the Planning Director to be the
decision maker on relatively minor applications. The Temecula
Municipal Code contains findings that must be made for project
approval. If the project meets the required findings, the project
cannot be denied by the Planning Director.
The Planning Commission Hearing is a publicly noticed hearing for
development applications that are larger than 10,000 square feet in
size. The Planning Commission may be the decision maker for such
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applications provided there is no legislative action associated with the"
development application such as a Zone Change or a General Plan
Amendment, and also may serve as an appeal board for Director
Hearing decisions. The Temecula Municipal Code contains findings
that must be made for project approval. If the project meets the
required findings, the project cannot be denied by the Planning
Commission.
The City Council Hearing is a noticed public hearing for development
applications that require a legislative action, and the City Council may I
also serve as an appeal board for decisions made by the Planning
Commission. The Temecula Municipal Code contains findings that
must be made for project approval. If the project meets the required
findings, the project cannot be denied. The City Council is the final
decision maker on all appeal actions.
Mined-use projects maybe subject to any of the above types of public
hearings, but are unlikely to appear at the Director Hearing because
of the size of the project. The processing and permit procedures for
mixed-use projects are no different than the processing of any other
development application. The General Plan Land Use Element and
Housing Element discuss concessions that can be made to
accommodate the scale, density or intensity of such projects. As a
result, findings can be made to support consistency with the General
Plan.
Some minor development applications, such as a Minor Modification
of an approved Development Plan may be approved at the staff level.
The average time for such administrative approvals is five weeks. The
average time for projects to get to a Planning Director's Hearing is
eight to ten weeks. Once approval is given, the property owner must
submit a grading plan to the Public Works Department and a building
plan to the Building and Safety Department. Once approval is given,
the property owner must submit the approved plans to the
Community Development and Public Works Departments to obtain
the required permits.
The average period for a project to get to the Planning Commission is
four to six months. If the project needs to be heard by the City
Council, the average time to get to this hearing is six to eight months.
This processing time frame is significantly shorter than other
jurisdictions.
The City has not adopted any special design or environmental review
processes that would add additional time to the processing period.
However, the City must comply with the California Environmental
Quality Act (CEQA) and Riverside County regulations.
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CEQA applies to all projects that require discretionary approval
unless the project is determined to be exempt. A discretionary project
is one that requires the exercise of judgment or deliberation by a
public agency in determining whether the project will be approved, or
if a permit will be issued. For example, if a property owner wants to
T T construct a new building or subdivide a property, it would be
1 1 considered a discretionary project because the City must review the
proposal before issuing an approval or permit. CEQA also applies to
decisions that could lead to indirect impacts, such as making changes
T to local codes, policies, and general and specific plans.
N Usually CEQA does not apply to projects that are only subject to
ministerial approval. A ministerial project is one that requires a public
official to determine only that the project conforms to applicable
zoning and building code requirements and that applicable fees have
been paid. Some examples of projects that are generally ministerial
include sign permits, roof replacements, interior alterations to
residences, and landscaping changes.
In addition to the CEQA process, Riverside County has completed a
comprehensive planning effort called the Riverside County Integrated
Project (RCIP). RCIP integrates three regional planning efforts; the
County General Plan, a Community and Environmental
Transportation Acceptability Process to determine present and future
road-way infrastructure and a Multiple Species Habitat Conservation
Plan (MSHCP) to conserve listed and sensitive species and their
habitats. The final MSHCP was approved by the County Board of
Supervisors on June 17, 2003.
The MSHCP is a comprehensive, multi-jurisdictional effort that
includes the County and fourteen cities. Rather than deal with
endangered species on a one-by-one basis, this Plan focuses on the
conservation of 146 species. The MSHCP consists of a reserve system
of approximately 500,000 acres of which approximately 347,000 acres
are currently within public ownership and 153,000 acres are currently
in private ownership. The approved MSHCP contributes to the
economic viability of the region by providing landowners, developers,
and those who build public infrastructure with more certainty, a
streamlined regulatory process, and identified project mitigation.
7. On and Off-Site Improvements
The City of Temecula requires full-frontage improvements for all
approved development projects. The City makes no exceptions for
frontage improvements because of the need to make connections for
existing bike lanes and trails, and to correctly align roadways to avoid
bottlenecks at narrower sections. The City may permit the possibility
of deferring some improvements on a project-by-project basis. The
C I T Y O F I-E ibl E C U L A G E N L R A L P L A N
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deferral of improvements may be permitted when the costs of the k r
improvements greatly outweighs the contractor's ability to enter into a
reimbursement agreement, or when timing of the needed
improvements is beyond the control of the applicant, such as
improvements to be made by Caltrans.
The Circulation Element of the Temecula General Plan identifies
eight different roadway classifications (Table C-2) and cross-sections
(Figure C1) that include minimum dimensions for right-of-way
accounting for lane width, center median, bike lane and/or multi-
purpose trails, curb, gutter, landscaping and sidewalks. Figure G2 of
the Circulation Element identifies the locations and alignments of
each road in the City of Temecula by classification. Applicants for
new development applications should consult the Circulation
Element to determine the roadway classification fronting the project
site and to determine the type of improvements that may be required
for the proposed project. The City makes available standard drawings
for on and off-site improvements which establish infrastructure or
site requirements that support new residential development. These
improvements include streets, sidewalks, water and sewer, drainage,
curbs and gutters, bike lanes and parkway dedications, utility
easements and landscaping. While these improvements are necessary
to ensure that new housing meets the City's development goals, the
cost of these requirements can represent a significant share of the
cost of producing new housing.
The City of Temecula recognizes that such requirements can
potentially be considered regulatory barriers to affordable housing if
the jurisdiction determined requirements are greater (and hence, more
costly) than those necessary to achieve health and safety requirements
in the community. However, the cost to design such improvements is
dramatically decreased when utilizing the City s standard drawings.
C. State Tax Policies and Regulations
1. Article 34 of the California Constitution
Article 34 was enacted in 1950. It requires that low rent housing
projects developed, constructed, or acquired in any manner by any
State or public agency, including cities, receive voter approval through
the referendum process. The residents of Temecula have not passed a
referendum to allow the City to develop, construct, or acquire
affordable housing.
While California Health and Safety Code further clarifies the scope
and applicability of Article 34 to exclude housing projects that have
deed-restrictions on less than 49% of the units or rehabilitation/
reconstruction of housing projects that are currently deed-restricted
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t k or occupied by lower income persons, Article 34 still constitutes an
obstacle for local governments to be directly involved in the
H production of long-term affordable housing.
0 2. Environmental Protection
U State regulations require environmental review of proposed
discretionary projects (e.g., subdivision maps, use permits, etc.). Costs
resulting from fees charged by local government and private
I consultants needed to complete the environmental analysis, and from
~T delays caused by the mandated public review periods, are also added
1 V to the cost of housing and passed on to the consumer. However, the
presence of these regulations helps preserve the environment and
ensure environmental safety to Temecula's residents. In addition,
much of the remaining vacant residential land is located within
approved specific plan areas for which the required environmental
review has already been completed.
D. Infrastructure Constraints
Another factor adding to the cost of new construction is the cost of
providing adequate infrastructure (major and local streets; curbs,
gutters, and sidewalks; water and sewer lines; and street lighting),
which is required to be built or installed in new development. In most
cases, these improvements are dedicated to the City, which is then
responsible for their maintenance. The cost of these facilities is bome
by developers and is added to the cost of new housing units, which is
eventually passed on to the homebuyer or property owner.
In addition, two areas of the City, designated for residential uses, are
partially developed and do not have sewer service. Development of
this land is limited to Very Low Density Residential uses. The
majority of the remainder of future residential development within
the City will occur in master planned communities, or on sites
adjacent to existing infrastructure. As a result, future residential
development will not be constrained by the lack of sufficient
infrastructure in the remainder of the City.
The Rancho California Water District (RCWD) is the retail supplier
of potable water to the City. According to the Growth Management/
Public Facilities Element of the General Plan, RCWD has adequate
water supply to meet current demand and is investigating a number of
sources to meet long-range demands. Upgrading existing wells, adding
new wells, implementing a water recharge program, and increasing the
use of reclaimed water are among the major strategies devised by the
RCWD.
C I T Y O E T L iNI E C LI L A
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Wastewater facilities in Temecula are provided by the Eastem"P',at t*
Municipal Water District (EMWD). EMWD has adequate capacity to
meet current treatment demand. By closely working with the RCWD
and EMWD in developing supply options; conservation techniques,
including the use of reclaimed water, and development monitoring
systems, the City can ensure that development does not outpace the
long-term availability of water and adequacy of wastewater treatment
capacity.
E. Environmental Constraints
The City is impacted by various environmental hazards that include
active fault traces, liquefaction and subsidence, steep slopes, and
flooding. These natural hazards form environmental constraints to
residential development by threatening the public safety. To protect
the health, safety, and welfare of residents in Temecula, the City has
adopted regulations that limit development within areas of high risk,
and/or require design standards that can withstand natural hazards.
Other environmental constraints include infrastructure constraints.
Vacant developable parcels and underutilized parcels with hazard-
related constraints are noted by parcel in Appendix B. In some
instances, the parcel inventory indicates "multiple" on-site
constraints. This designation was chosen for display purposes to
make the table in the appendix easier to read. A complete listing of
the environmental constraints would have required use of fonts that
may have been too small to be clearly legible. However, parties
interested in obtaining more information for specific parcel listings in
Appendix B may do so by contacting the City of Temecula Planning
Department, or by visiting the City's website at
www.citvoftemecula.org. The City's Information Systems department
maintains an online GIS parcel search which can be used to identify
any parcel within the City of Temecula, including known
environmental and other on-site constraints.
Flood Plain (FP) Overlay District The City has applied a Flood
Plain Overlay District to portions of the City that are threatened by
flooding hazards. The overlay district includes design requirements
that must be met for new construction and substantial improvement
of structures within the district. These design standards have been
adopted to reduce the flood hazards threatening people and structures
within the overlay district. Development on this property must
comply with specific structural design standards that raise the cost of
construction. However, this property represents only a fraction of the
City's vacant Medium Density Residential land. The environmental
constraints and the associated cost factor impacting this property will
not compromise the City's ability to provide adequate sites to
accommodate its RHNA. Pursuant to the default density assigned to
the City of Temecula through Section 65583.2, affordable housing is
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i4 <~y expected to be accommodated within areas where density is 30 units
per acre by right or more through density bonus provisions. The
City's Medium Density zone allows a density of up to 12 units per
acre by right, and up to 18 units per acre with a density bonus.
Medium Density Residential zoned property, therefore, is not
I i considered suitable for affordable housing. In addition, the
11 residential capacity analysis conducted for parcels located within the
proposed Urban Density Overlay Zone, Appendix D, excluded
parcels owned by the City of Temecula and the Riverside County
Flood Control and Water Conservation District. As a result of these
facts and findings, it is unlikely that proximity to a flood zone will
create additional costs or land use controls that could impede the
future development of affordable housing opportunities.
Alquist-Priolo: Temecula is located within a highly active seismic
region. Three Alquist-Priolo Special Studies Zones are located in
Temecula - Wildomar, Willard, and Wolf Valley. These zones have
been delineated by the State Geologist and encompass the area on
either side of potentially or recently active fault traces where the
potential for surface-rupture exists. The Wildomar Fault is the
predominant fault in the City. This fault trends in a northwest
direction and transects the length of the City. The Willard fault is
located southwest of the Wildomar fault zone. South of the Willard
fault is the Wolf Valley fault zone.
Within an Alquist-Priolo Earthquake Fault zone, habitable structures
must maintain a minimum 50-foot setback distance from the fault
trace per State law. The existence of Alquist-Priolo zones in the city
of Temecula effectively limits the amount of land and intensity for the
development of residential uses adjacent to these zones. However,
only a few vacant residential sites designated for Very Low Density
Residential use are impacted by these Alquist-Priolo zones.
Dam Inundation: Portions of Temecula face inundation if any of
the three dams located in areas surrounding Temecula should fail.
Lake Skinner Dam is an earthen dam at Skinner Reservoir (also
known as Lake Skinner and located approximately 45 miles northeast
of Temecula). Failure of the Lake Skinner Dam would result in
flooding along Tucalota Creek and Benton Road, which is located
near the south side of the reservoir, as well as flooding along parts of
the Santa Gertrudis Creek and Warm Springs Creek Vail Lake is
located over 60 miles southeast of Temecula; dam failure would
inundate portions of the Pauba and Temecula Valleys, including I-15
and an adjacent three-mile area. Diamond Valley Lake is the largest
reservoir in Southern California, and is located north of Skinner
Reservoir, nearly 60 miles northeast of Temecula. Its water is detained
by two earthen dams. Failure of the western dam would result in
flooding in the northern parts of the City.
C I T Y O F T E M E C U L A G E N E R A L P L A N
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Several vacant developable parcels located near the western
J
southern perimeters of the City are at risk of inundation if dams north
of the project site were breached. Far fewer vacant underutilized
residential properties would be at risk of inundation.}
100-Year and 500-Year Flood Plains: A 100-year flood has an "
annual 1% probability of occurring, and a 500-year flood has an
annual 0.2% probability of occurring. The 100-year flood plain in the
City of Temecula forms a "u" along the alignment of the northern,
western (west of and adjacent to I-15), and southern perimeters of the I
City, the 500-year flood plain is non-contiguous and is generally
located in the western and southern areas of the City, adjacent to 100-
year flood plains. The 100-year floodplain includes several vacant
developable parcels near the northern and western perimeters of the
City-, and the 500-year flood plain is generally outside or adjacent to
vacant developable parcels in the same area. In general, no
underutilized residential parcels are located in the 100-year flood
plain, or within the 500-year flood plain.
Faults and Fault Zones: The Elsinore Faults and the fault zones
associated with this fault extend through the western side of the City
on a northwest-southeast alignment across I-15. Although the
Elsinore fault zone is one of the largest in Southern California, it has
been one of the quietest. The southeastern extension of the Elsinore
fault zone, the Laguna Salada fault, ruptured in 1892 in a magnitude
7.0 earthquake, but, as noted in the City's General Plan Public Safety
Element, the main trace of the Elsinore fault zone has only seen one
historical event greater than magnitude 5.2. In 1920 a magnitude 6.0
earthquake near Temescal Valley produced no known surface rupture.
Other faults that surround Temecula include the San Andreas, San
Jacinto, San Gabriel, Newport-Inglewood, and the San Clemente
Island faults.
The Elsinore Faults and fault zones extend through several vacant
developable land parcels, as well as through a large underutilized
residential parcel.
Liquefaction: Liquefaction can occur as a secondary effect of seismic
shaking in areas of saturated, loose, fine-to-medium grained soils
where the water table is 50 feet or less below the ground surface.
Seismic shaking temporarily eliminates the grain-to-grain support
normally provided by the sediment grains. The waters between the
grains assume the weight of the overlying material and the sudden
increase in poor water pressure results in the soil losing its friction
properties. The saturated material (with the frictionless properties of a
liquid) will fail to support overlying structures. Liquefaction-related
effects include loss of bearing strength, ground oscillations, lateral
spreading and slumping.
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In Temecula, liquefaction zones generally align with areas in the City
subject to 100-year and 500-year floods, and the areas subject to
inundation if a nearby dam is breached. The liquefaction zones are,
however, more far-reaching. Although a few underutilized residential
properties are located in areas subject to liquefaction, many vacant
developable properties are located within or immediately adjacent to
areas subject to liquefaction.
High Fire Area: High Fire Zones encroach at the Citys western and
southern boundaries, encompassing or partially encompassing several
large vacant developable parcels, a maximum of two small
underutilized residential parcels.
Hazardous Waste Sites: Small hazardous waste sites are located
along and near the west side of I-15. These sites encompass small
portions of vacant developable land and are near several vacant
developable parcels. None of underutilized residential properties are
located on or near hazardous waste sites.
Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP): Encompassing the western one-third
of Riverside County and approximately 1.26 million acres, the
Western Riverside County Multiple Species Habitat Conservation
Plan (MSHCP) is a comprehensive, multi-jurisdictional Habitat
Conservation Plan (HCP) designed to conserve species and their
habitats. The goal is to maintain biological and ecological diversity
within an increasingly urbanized area. In Temecula, the MSHCP
includes areas in northern, western, and southern Temecula. Nearly
all of the vacant developable parcels located west of I-15 in western
Temecula are within the MSHCP, as well as all parcels located in the
southwestern comer of Temecula. Additional vacant developable
parcels in the northeast comer of the City are also located in the
MSHCP. Few underutilized residential properties are located within
the MSHCP.
Riparian Areas: Riparian areas are locales that relate to the bank of a
stream, river, or lake. In Temecula, riparian areas encompass southern
cottonwood-willow riparian, and riparian scrub communities. These
communities are limited to an area west of I-15 and an area in the
southeast corner of the City. No vacant developable land or
underutilized parcels are located in riparian areas. Although a few
vacant developable parcels are located immediately adjacent to a
riparian area, no underutilized parcels are located in or near a riparian
area.
C I T Y
O E 7 L kPvl e C u L A
G E N E R A L P L A N
H-64
r
yyr
IV. HOUSING RESOURCES
A. Sites for Housing Development
1. Vacant Residential Sites
An important component of the Temecula Housing Element is the
identification of sites for future housing development, and evaluation
of the adequacy of this site inventory in accommodating the City's
share of regional housing growth as determined by WRCOG.
As part of this Housing Element update, the City conducted a parcel-
by-parcel analysis of vacant residential sites for land outside of
approved specific plans, based on data obtained from the City's
geographic information system (GIS). The vacant land inventory for
the City of Temecula, including an estimated development capacity
for the vacant parcels, can be found in Appendix B of the Housing
Element. Table H-31 quantifies the number and type of housing
units that could be accommodated on the City's vacant residential
sites located outside of approved specific plan areas. Residential
capacity for each vacant parcel is based on the current zoning for
each parcel and does not consider increases discussed in the Housing
Element Programs. Each parcel is assumed to develop at seventy-five
percent of its maximum capacity which allows for setbacks,
landscaping, right-of-way dedications and other non-residential uses.
TABLE H-31
POTENTIAL RESIDENTIAL DEVELOPMENT ON VACANT
RESIDENTIAL LAND OUTSIDE SPECIFIC PLAN AREAS
General Plan Vacant
Designations Density Range Acreage Gross Dwelling Units*
Hillside
0-0.1 DU/AC
0
0
Very Low
0.2-0.4 DU/AC
553
206
Low
0.5-2.9 DU/AC
91
129
Low Medium
3.0-6.9 DU/AC
67
303
Medium
7.0-12.9 DU/AC
79
710
High
13.0-20.0 DU/AC
16
233
Total
806
1,581
" Gross Dwelli
ng Unit calculation is based on assumptions contained in Appendix B
SOURCE: City of Temecula, February 2099.
ine luty also conauctea a records search and visual survey using
aerial photos and site visits to estimate the remaining residential
development capacity by number and type of housing within the
approved specific plans. Table H-32 summarizes the housing
H
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development potential remaining in the specific plan areas (see
Appendix B-1).
i l
Six specific plans have remaining potential for Very Hrgh Density
residential development - Paloma Del Sol, Rancho Highlands, wolf
creek the future Villages of Old Town, Red Hawk, and Harveston.
P
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Th
Ci
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a
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o
s un
er act
ve construct
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ty Counc
is
S
considering removing certain conditions for approval to facilitate the
development of high density housing in this specific plan area.
I
Harveston is approximately 88% built out with a remaining capacity
to develop approximately 221 units at Very High Density. Rancho
Highlands is approaching buildout with the exception of the Very
High Density area. Infrastructure is already in place within the
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ic P
an area.
an
The Temecula Development Code allows for an increase in density in
the High, Medium, and Low Medium residential designations if the
development is senior housing, affordable housing or a congregate
care facility. Densities for senior housing may be increased in I-Egh
Density to 30 units per acre, in Medium Density to 20 units per acre,
and in Low Medium Density to 8 units per acre. Currently, under the
Development Code, density bonuses of at least 25% may also be
granted for affordable housing projects, potentially increasing the
maximum density, including density bonus, to 30 units per acre in
High Density, 18 units per acre in Medium Density, and 8 units per
acre in Low Medium Density. The density bonuses offered by the
City exceed the State density bonus requirements. Density bonuses
may also be granted to specific plan areas, as long as the maximum
density bonus does not exceed 50% of the target density in such
areas. For example, in the Paloma del Sol Specific Plan area, the target
density for Very High density is 16.2 units per acre, with a maximum
range of 20 units per acre. An affordable housing project can
potentially receive a maximum density bonus of 8.1 units per acre,
resulting in a maximum density of 28.1 units per acre.
In addition, the City offers flexibility on standards for front and rear
yard setbacks, building height, lot coverage, open space requirements,
parking requirements, and lot size. The State currently requires that
approval authority for an affordable housing project also include from
one to three concessions to the extent needed to facilitate the
development of affordable housing. Overall, the vacant site inventory
yields an estimated development capacity of 7,935 units (3,629 outside
of Specific Plan areas and 4,306 within Specific Plan areas) as of
December, 2007, without density bonuses. In addition, this number
does not include implementation of the new "Urban Density Overlay
Zone," which will be implemented in 2009 and will allow 30 dwelling
units (and more with density bonuses) in Muted-Use Overlay Areas
and Redevelopment Plan areas under certain criteria. Figure H-4
C I T Y O F 1 E iNI E C U L A G E N E R A L P L A N
H-66
identifies vacant developable parcels throughout the City
Temecula. Using developable vacant sites alone, the City would be
able to meet its RE NA of 4,086 dwelling units.
TABLE H-32
REMAINING APPROVED RESIDENTIAL DEVELOPMENT
FOR EXISTING SPECIFIC PLANS
pecific Plan/
Land Use
Designations'
Low
Density
(.4.2
DUTAC)
Low
Medium/
Medium
Density
(2.5
DUTAC)
Medium
High
Density
(5.8
DUTAC)
High
Density2
(8.14
DUTAC)
Very High
Density2
(14.20
DUTAC)
otal
Units
Campos Verdes
0
0
0
0
0
0
Margarita Village
0
0
0
0
0
0
Paloma Del Sol
0
378
0
268
240
886
Rancho Highlands
0
0
0
0
404
404
Harveston'
0
20
0
104
0
124
Crown Hall
0
0
0
0
0
0
Wolf Creek
0
0
0
216
163
369
Roripaugh Estates
0
0
0
0
0
0
Rorpaugh
Ranch
108
939
122
846
0
2,015
Vail
0
0
0
0
0
0
Villages of Old
0
0
64
128
128
320
Town°
5
Red Hawk 0 0 91 0 97 188
Total 108 1,337 277 1,562 1,032 4,306
1 Land use categodes for specific plans vary from those used in the Development Code.
2 The anticipated density in adopted specific plans, except for the Westside Specific Plan, is
11.6 units/acre for High Density Residential and 15.8-16.2 unitslacre for Very High Density Residential.
The anticipated density 1n a specific plan area refers only to an overall average density across the
specific plan when a range of housing types is provided within a residential category. It does not prevent
individual projects from achieving the maximum density permitted.
3 Entitlements issued for all remaining units in the Harveston Specific Plan area.
4 Villages of Old Town Specific Plan is an anticipated future Specific Plan. The number of dwelling units is
estimated. This project is a concept and no formal application has been submitted for its development.
5 Entitlements issued for all remaining units in Red Hawk.
SOURCE: City of Temecula, February 2008.
4-.L
I
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C I T Y O E l E ,,M E C LI L A G L N E R A t. P L A N
H-67
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able Land Ath Land Use
Figure H-4
Vacant Developable Parcels in the
City of Temecula
C I T Y O F T E M E C U L A C E N T R A L P L A N
H-68
i
2. Underutilized Residential Properties /Second Un
As part of the Housing Element Update, the City conducted a parcel-
by-parcel analysis of sites with potential to support a second dwelling
unit and/or be subdivided to accommodate additional residences.
Underutilized residential property having the potential to subdivide,
or construct a second dwelling unit, are shown on Figure H-5. (See
Appendix C for more information on underutilized parcels within the
City and potential constraints) These properties were selected
because the lot is at least two times the minimum lot size for its
current zone and the lot configuration could permit a lot split.
In addition to development on vacant land, the City recognizes the
potential for additional new development of affordable housing in the
form of second units. The City has incorporated development
standards for second units into its Development Code. The Code
allows for second units in all residential zoning districts where there is
an existing owner-occupied single-family detached dwelling unit if the
following conditions are met:
• The unit maybe rented, but not sold;
• An attached second unit's floor area is no more than
400 square feet, and does not exceed 30% of the floor area of
the primary residential unit;
• A detached second unit has a floor area of between 400 and
1,200 square feet;
• The application for the second unit is signed by the owner of
the parcel and primary residential dwelling unit;
• The design of the second unit is compatible with the primary
dwelling unit and the surrounding neighborhood; and
There is one covered parking space for each two-bedroom (or
smaller) second unit or two covered parking spaces for each three-
bedroom (or larger) second unit.
C I T Y O F T E iU E C U L A
C E N E R A L P L A N
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Underutilized Residential
- HpAmays
SSeOs
- l er US ea Redd eM31 Properties
Parcels
C 3Q,
~`.pecaClali
• Ci Ctr :1•• tli•
k!
11••
Ap11111, 1111
Figure H-5
Underutilized Residential Properties and
Potential Second Unit Sites
C I T Y O F T E M E C U L A G E N E K A L P L A N
H-70
3. Targeted Sites
is
Within the Old Town Specific Plan area, the Temecula H
Redevelopment Agency has identified several sites with the potential 1
for residential redevelopment. Currently, the Redevelopment Agency
has secured site control of three parcels and is securing site control of
six additional sites through acquisition and tax default, totaling
5.33 acres. While the scope of housing development to occur on all of
these sites has not been determined, given the Agency involvement,
some form of affordable housing development can be expected. I
Based on the allowable density, an estimated 89 houses affordable to
lower income households have been constructed.
4. Vacant Commercial Sites G
Several commercial zoning districts throughout the City of Temecula
permit by right or conditionally permit residential uses. The Citys
vacant land use survey, included as Appendix B of the Housing
Element, identifies all such vacant parcels and the realistic residential
development capacity for each parcel if developed with residential
uses. Table H-33 summarizes the residential development potential
within currently vacant commercial parcels. The data in this Table
assumes a density of 20 units per acre, although parcels located within
the Urban Density Overlay will be permitted do develop at 30 units
per acre as discussed on page H-71.
TABLE H-33
POTENTIAL RESIDENTIAL DEVELOPMENT ON VACANT
COMMERCIAL LAND
Maximum Vacant
General Plan Designations Density Acreage Gross Dwelling Units*
Community Commercial
20 DU/AC
54.57
818
Highway Tourist Commercial
20 DU/AC
23.32
343
Professional Office
20 DU/AC
174.11
2585
Service Commercial
20 DU/AC
207.31
3082
Total
459.31
6828
Gross Dwelling Unit calculation is based on information contained in Appendix B, multiplied by
a factor of 75%
SOURCE: City of Temecula, February 2009.
5. Mixed-Use Development
As discussed in the Constraints section of this Housing Element, the
Temecula Development Code and General Plan also allow housing in
some non-residential zoning districts. As an example, the City adopted a
C I T Y O F T F rvi E C IIL A G F. N E, K A L P L A N
1-1-71
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Planned Development Overlay (PDO) district for the Temecula. Creek
Village (PDO-4) project to provide for a mixed-use
commercial/residential project. Temecula Creek Village was built on a
32.6-acre site within the PO zone with 20 acres of residential and 12
acres of commercial uses. A key component of this project was the
provision of high density residential apartments with integrated
commercial development in the PO zone.
In 2005, the City updated its General Plan. As a part of the update,
the City identified three additional areas with mixed use
opportunities. These areas are located within the City boundary and
generally surrounding the 1-15 corridor, total 448 acres and are
characterized either by aging commercial centers, traditional
commercial development, or vacant/under-utilized land. Specifically,
in the area south of Old Town, many lots are currently vacant and
present great opportunities for mixed-use development. Such reuse
has become popular among developers and residents alike in recent
years.
The General Plan Community Design Element already recognizes
three Mixed-Use Overlay Areas that can be used for nixed-use
development. These areas include a failing commercial center on
Jefferson Avenue, two struggling commercial centers, and another
near Old Town (see below). The Target Center currently has a Vons
supermarket, Target store, a 24-Hour Fitness Center, and many
smaller shops and restaurants. Some of the buildings, including 24-
Hour Fitness, are currently vacant. The Tower Plaza has a large office
complex, some restaurants, a bank, a Big Lots, Armstrong Nursery,
and many smaller Shops and restaurants. Recently the Orchards food
market closed. The Stater Brothers Center is the oldest of the three
mixed-use overlay centers and it currently includes a Salvation Army
store, some restaurants, and an automotive use. The Stater Brothers
supermarket, which anchored this center, has been closed for more
than two years.
To the extent that some of these uses remain quite viable (i.e., Target,
24-Hour Fitness, the office building in the Tower Plaza), there will
likely be no redevelopment of these uses in the short-term. As
buildings become vacant, such as the Orchards market and the Stater
Brothers market, the potential for reuse does exist and the City has
had discussions with developers about these sites. Given current
market conditions, it is difficult to say when, or even if these sites will
be redeveloped.
The City's Redevelopment Agency is in the process of retaining an
economic/fiscal consultant to assess the redevelopment potential and
economic viability for the Jefferson Corridor area, which
encompasses the Stater Brothers Center. In addition, the City has a
C I T Y o f T E N I E C U L A G E N E R A L P L A N
H-72
"Fast-Tracy' process that can expedite processing of
development in these three areas.
proposed t.
Currently, a conceptual mixed-use project is proposed in the Village
of Old Town, immediately outside one of the identified Mixed-Use
Overlay Areas. The conceptual project proposes a total of 320
dwelling units at various densities, up to 20 units per acre. Building
heights proposed range from three to four stories. The City is in the
process of negotiating with the project developer the percentage of
affordable units (60% lower income and 40% moderate income) in
the proposal.
The types of mixed-use envisioned for the Mixed-Use Overlay Areas
are consistent with the village center concept. In some cases,
residential units would be added within existing shopping centers and
districts. In other cases, existing developments would be replaced
with new mixed-use projects. Both multi-family rental apartments and
condominiums/town homes are envisioned.
While mixed-use will be permitted by right in the 448 acres identified
with mixed-use potential, 40% of the properties are assumed to be
developed with residential uses. The maximum residential density for
mixed-use development is up to 30 units per acre (or higher with
density bonus), with the potential to accommodate between 2,100 and
3,500 units depending on the areas to be included and the carrying
capacity of infrastructure. To facilitate mixed-use development, the
City will provide flexible development standards such as an increased
height limit and shared parking opportunities.
The City has revised the Zoning Ordinance to establish specific use,
height, bulk, parking, landscaping, and other guidelines for these areas
that would be appropriate for mixed-use development.
6. Zoning to Encourage Lower Income Housing
Under current zoning, the maximum residential density permitted by
right in any zone in Temecula is twenty (20) dwelling units per acre.
Density bonuses may be permitted on a project by project basis to
increase the number of units designated for lower income
households. However, legislation passed since the adoption of the
last Housing Element, codified as Section 65583.2 of the California
Government Code, requires that cities the size of Temecula permit
residential density of up to thirty (30) units per acre. This density
designation is also known as the default density.
Permitting by right up to thirty units per acre for all zones where
residential development is allowed would foreseeably have significant
adverse impacts on the City of Temecula and its resident's quality of
C I T Y O F T E M E C U L A
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11-73
{iF. Jr
life. The Citys master plan originally envisioned high density at 20
units per acre and increasing this to 30 units would represent a 50%
H across the board increase for high density residential projects. Such
an increase would likely result in a diminished ability to provide
services such as police and fire protection, utilities, water service, and
g adequate level of service on City streets. Throughout the
U development of this Housing Element Update, City staff expressed
these concerns to the California Department of Housing and
Community Development (HCD) and worked with HCD to develop
1 an appropriate concept to address the default density issue.
N As part of the adoption of the Housing Element Update, the City will
establish and implement a new "Urban Density Overlay' zone that
will permit by right 30 dwelling units per acre (and higher with density
bonuses) within existing Mixed-Use Overlay Areas and in sites located
within the Redevelopment Agency boundary. Figure H-6 identifies
the boundaries of the Urban Density Overlay Zone.
To achieve 30 units per acre, or more with density bonus provisions,
sites located within the new overlay zone will be subject to the
following criteria: (1) the parcel is vacant or underutilized (a new
Program for identifying underutilized parcels suitable for reuse or
redevelopment is included in section VI. B.); (2) residential uses are
permitted or conditionally permitted with the underlying zoning for
the site; (3) a minimum of 20% of the units are available to Extremely
Low Income, Very Low Income, Low Income, and/or Low-
Moderate income families; (4) the breakdown of these units is
equivalent to the ratio in the Temecula Regional Housing Needs
Assessment for 2006-2014; and (5) the units maintain their affordable
status for at least 55 years. All residential projects located outside of
the Urban Density Overlay zone will continue to be held at a
maximum of 20 units per acre by right. Density bonuses will
continue to be available for all residential projects having an
affordable component.
City staff conducted an analysis of the vacant and underutilized
parcels located within the Urban Density Overlay Zone to determine
the potential number of residential units that could be accommodated
in this area. Detailed information for these parcels can be found in
Appendix D. Table H-34 summarizes the potential residential
capacity of vacant commercial parcels within the Urban Density
Overlay Zone.
C I T Y O F T E iM E C U L A
G E N E R A L P L A N
11-74
H
0
U
I
City of Temecula
Urban Density Overlay
Q RDA2cun3ary
= Parcels
Vacant Properties with Land Use
- Ho (13.20 DLYAC Max)
-Comm"Comercial
Highway Taudst Camrenial R
ake iwu Ccfce 47-
M `erom Camirs al
Under Utirmd Properties with Land Use March 31, 2009
® Commud'iCommemial a 3ss'rca I, a 2.a alas
® Hlpavay Tourist Commercial
F~~r+^vngwwnW=~u.a~FNU+M.Ye!v.1n...a
C I T Y O P T E IM E C U L A
H-75
Figure H-6
Urban Density Overlay
Vacant and Underutilized Sites
G E N E R A L P L A N
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H
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TABLE H-34
POTENTIAL RESIDENTIAL DEVELOPMENT
WITHIN THE URBAN DENSITY OVERLAY
ZONE (VACANT PARCELS)
Maximum Total Gross Dwelling
Use Restrictions Density Acreage Units*
None 30 DU/AC 41.99 945
Senior Housing Only 30 DU/AC 63.09 1419
Total 105.08 2364
' Gross Dwelling Unit calculation is based on assumptions contained in Appendix D
SOURCE: City of Temecula, February 2009.
The potential number of dwelling units that could be constructed on
currently vacant parcels located within the Urban Density Overlay,
exceeds the City of Temecula RHNA for extremely low income, very
low-income, and low-income households by 641 dwelling units.
Therefore, upon certification by HCD, the City of Temecula Housing
Element meets the requirements for appropriate density and adequate
capacity for affordable housing.
The City of Temecula also desires to spur economic development by
creating mixed-use developments in underutilized commercial areas.
The potential for residential units within the Urban Density Overlay
zone can also include underutilized or underperforming commercial
projects. The general locations of such commercial project sites are
identified with detailed parcel information in Appendix D. Table H-
35 summarizes assumptions used by City staff to evaluate the
potential for residential capacity in underutilized commercial parcels
within the Urban Density Overlay Zone.
TABLE H-35
POTENTIAL RESIDENTIAL DEVELOPMENT
WITHIN THE URBAN DENSITY OVERLAY
ZONE (UNDERUTILIZED PARCELS)
Commercial Center
Maximum
Density
Total
Acreage
Gross Dwelling
Units*
Bel Villaggio
30 DU/AC
17.77
53
Jefferson Avenue (east side)
30 DU/AC
37.26
112
Jefferson Avenue (west side)
30 DU/AC
53.46
160
Target Center
30 DU/AC
50.30
151
Tower Plaza
30 DU/AC
23.42
70
Total
105.08
546
' Gross Dwelling Unit calculation
is based on assum
ptions contained in Appendix D
SOURCE: City of Temecula, February 2009.
C I T Y O F T E M E C u L A G E N E R A L P L A N
H-76
7 1
To meet the City's RHNA obligations for the planning period, I
additional sites and capacity from underutilized parcels is not 1
necessary at this time. However, this is a program the City wishes to
pursue and, therefore, general locations have been determined. r~
During the planning period, the City of Temecula intends to complete U
a parcel specific inventory of all underutilized commercial parcels
identified in Appendix D for future consideration of mixed-use
development. All of the underutilized parcels are zoned Community I
Commercial and, therefore, there would not necessarily be any age
restrictions on residential units constructed in these centers.
7. Residential Development Potential Compared with
Temecula's Regional Housing Needs
WRCOG has adopted a RHNA for its member cities. For Temecula,
WRCOG has established the City's share of regional housing needs as
4,086 additional units for the period of January 1, 2008 to June 30,
2014, as of December 2008.
Table H-36 shows the breakdown of these 4,086 dwelling units into
income categories.
TABLE H-36
SHARE OF THE RIVERSIDE COUNTY RHNA
Income Level
Extremely
Very Low
Low
Moderate
Above
Municipality
Low
Income
Income
Income
Moderate
Total
Temecula
507
507
693
757
1,622
4,086
Murrieta
784
784
1,067
1,171
2,497
6,303
Hemet
1,242
1,242
1,781
2,080
4,898
11,243
Riverside
1,344
1,344
1,866
2,099
4,728
11,281
Total
3,877
3,877
5,407
6,107
13,745
32,912
SOURCE: City of
Temecula, 2008.
Housing Units Constructed: Housing units constructed and issued
final building permits between January 1, 2006 and the adoption of
the Housing Element can also be counted toward fulfilling the
RHNA for this Housing Element cycle. According to City records, a
total of 188 new single-family dwelling units (including tract homes)
and 27 multi-family dwelling units have been approved, issued
building permits, or constructed since November 1, 2007, as of June
2008.
C I T Y O F T E NI E C U L A G E N E R A L P L A N
H-77
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The following affordable development projects were completed after
January 1, 2006 and, therefore, can be credited toward meeting the
City of Temecula RHNA for the 2006-2014 Planning Period:
• Dalton II - approved and constructed 24 units (multi-family
T
for-rent) / all moderate income under covenant for 55 years
l
t I
pursuant to regu
atory agreement
• Dalton III - approved and constructed 22 units (multi-family
T
for-rent) / 12 low income and 10 moderate income under
1
covenant for 55 yeas pursuant to regulatory agreement
~
T
l
• Temecula Lane - approved and partially built 11 units (multi-
family for-rent) / all very low income under covenant for 55
years
• Riverbank - 66 senior units (multi-family for-rent)/ 13 very low
income - 53 low income under covenant for 55 years pursuant
to regulatory agreement.
• Cottages -17 units (single-family for-sale) / all low or moderate
income under covenant for 45 years pursuant to regulatory
agreement.
• Habitat II - 5 units (Single-family for-sale) / all very low
income under covenant for 40 years pursuant to regulatory
agreement.
According to the Home Mortgage Disclosure Act (HMDA) data for
the region, in 2006 increasing numbers of Low and Moderate income
households decided not to complete their mortgage loan applications.
Although the reasons are not clear, some of these could include
higher interest rates, and/or requirements for higher down payments.
Government-backed loans resulted in higher approval rates, but fewer
applicants than conventional loans, which provide reduced interest
rates and down payment requirements than conventional loans. The
City's First-Time Homebuyer Program offers down payment
assistance to households with incomes not exceeding the area median
income. The Mortgage Credit Certificate and Employee Relocation
programs also provide down payment assistance to households with
incomes not exceeding 120% of the area median income.
RHNA: Table H-36, above, presents the City's portion of the
RHNA as determined by WRCOG for each affordability level of
housing units to be constructed between January 1, 2006 and June 30,
2014. Table H-37 shows the City s remaining RHNA requirement
after crediting the recently completed projects.
C I T Y O E T L NI E C U L A
G E N E R A L P L A N
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h 1' t
TABLE H-37
TEMECULA RHNA ADJUSTED FOR COMPLETED PROJECTS
Income Level
Extremely Very Low Low Moderate Above
Municipality Low Income Income Income Moderate Total
Temecula 507 478 628 706 1,622 3,936
SOURCE: City of Temecula, 2008.
Summary of Residential Development Potential: The City's site
inventory demonstrates the availability of adequate sites to address
the projected housing growth needs (see Appendix B). Table H-38
summarizes the City's residential development potential. However,
the difficulty of providing affordable housing is generally
acknowledged due to the tight housing market in Southern California.
The site inventory indicates a capacity of 3,629 units on vacant
properties outside of a specific plan area and 4,306 units within
specific plan areas. Additional capacity is also available through target
sites and mixed-use development and the potential to use
underutilized parcels. Existing and proposed new zoning designations
will facilitate the development of affordable housing, particularly with
the use of public assistance, such as redevelopment housing set-aside
funds, low income housing tax credits, and Section 8 rental assistance.
The Redevelopment Agency is actively pursuing affordable housing
development with redevelopment housing set-aside funds as
mandated by state law. One recent Redevelopment Agency project,
Mission Village, was developed at a density of approximately 20 units
to the acre and the units are affordable to Very Low and Low Income
households.
The City has set target densities for the various residential
designations: Hillside Residential (0.1 unit/acre); Very Low Density
Residential (0.3 units/acre); Low Density Residential (1.3 units/acre);
and Low Medium Density Residential (4.5 units/acre). Only projects
that provide amenities or public benefits will be allowed to exceed the
target level. However, to facilitate affordable housing development,
the City has not set target density levels for the Medium and High
Density Residential categories.
C I T Y O F T E NI E C U L A
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TABLE H-38
SUMMARY OF RESIDENTIAL DEVELOPMENT POTENTIAL
Income
Opportunity
GP Desig-
Maximum
Acres
Maximum
Areas
nation
Density
Unit Potential
Y x
10.
11
Lower
Income
Outside
Specific Plan
High
20 du/ac
48
1,029
Areas
Within Specific
Very High
20 du/ac
1,273
Plan Areas
1
Target Sites
High
20 du/ac
5.33
89
Mixed-Use
MU
3540 du/ac
16
(Village of Old
Town)
T
t
l
o
a
2,407
Moderate
Outside
Medium
12 du/ac
171
2,004
Income
Specific Plan
Areas
Within Specific
High
14 du/ac
175
Plan Areas
Mixed-Use
MU
35-40 du/ac
11
(Village of Old
Town)
Total
2,190
Upper
Outside
Hillside
0.1 -4.5 du/ac
1,893
3,041
Income
Specific Plan
through
Areas
Low
Medium
Within Specific
Low
0.4-8.0 du/ac
3,234
Plan Area
through
Medium
High
Mixed-Use
MU
various
293
(Village of Old
Town)
Total
6,568
Note: Development potential in this
table does not in
clude the mixed-use areas to be considered in the
General Plan update.
As indicated in Table H-38 above, development in the 'City's High
Density Residential zone is permitted to occur at densities of 20 units
per acre, which can be increased to 30 units per acre with a density
bonus, potentially creating housing affordable to Low and Very Low
Income households. For Very High Density development within
specific plan areas, the anticipated density is 15.8 to 16.2 units per
acre (Table H-32). However, the anticipated density refers only to an
overall average density across the specific plan when a range of
housing types is provided within a residential category. It does not
prevent individual projects from achieving the maximum density
permitted. Density bonuses for senior and affordable housing may
also be permitted within approved specific plan areas as long as the
C I T Y O F T E iNI E C U L A G E N E R A L P L A N
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maximum density bonus does not exceed 50% of the target densityrn _r R R
such areas. Past multi-family developments in the City have realized a
range of densities, averaging up to about 16 units per acre with some
projects exceeding 20 units per acre.
According to a major residential developer in the Inland Empire,
development of housing affordable to lower income households in
most communities in California requires some form of assistance,
such as land write downs, construction financing, fee
waiver/reimbursement, and/or provision of off-site improvements.
The issue is whether the assistance required would be so high that it
would render affordable housing development financially infeasible.
Based on past projects, the Temecula Redevelopment Agency
estimates an average assistance of about $130,000 to $150,000 per
unit to develop housing affordable for lower income households. This
level of gap financing required in Temecula is consistent with, or less
than, that needed in other communities based on a review of
affordability gap analyses contained in several inclusionary in-lieu fee
studies. Therefore, the $130,000 to $150,000 per unit subsidy to
develop affordable housing for lower income households is
considered financially feasible.
As part of this Housing Element update, the City has included several
programs/actions to facilitate affordable housing development.
Program 4 (Land Assemblage and Affordable Housing Development)
acquires land, which is then provided to affordable housing
developers for the development of housing affordable to lower
income households. Program 9 (Development Fee Reimbursement)
offers reimbursement of development fees paid by the developers of
affordable and senior housing. Program 11 (Redevelopment
Set-Aside) identifies the development of multi-family affordable
housing and acquisition of land for the development of low and
moderate income housing as Priority I projects for the use of set-
aside funds.
Affordable Housing Projects in the Pipeline: The agency has,
within the last 12 to 18 months, added an additional 132 affordable
units to the housing stock and a total 224 over the previous planning
period. Currently, the agency is analyzing selected properties for
possible acquisition and seeking land Owners as partners in Owner
Participation Agreements. The following projects are under
construction or are anticipated to be built during the planning period:
Warehouse at Creekside - 32 units (multi-family for-rent)
approved and under construction / 19 low income and 13
moderate income under covenant for 55 years pursuant to
regulatory agreement 32 units (multi-family for rent).
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-'''':;`r. h r • Habitat III - 2 to 4 units (single-family for sale)/ all very low
income. The Redevelopment Agency is in the process of
obtaining neighboring property to allow for the construction of 4
units.
• Greekside Apartments Rehabilitation - A TEFRA hearing was
held on May 27, 2008. The City is awaiting confirmation of the
S issuance of revenue bonds which will result in the renewal of a 55
year covenant on 33 very low income and 15 low income multi-
family for rent units.
• Oak Tree Apartments Rehabilitation - The City has received a
request for a TEFRA hearing to initiate the issuance of revenue
bonds which will result in the renewal of a 55 year covenant on 4
extremely low income, 11 very low income and 24 low income
multi-family for rent age restricted units.
Table H-39 identifies the total remaining City of Temecula RHNA
for the planning period 2008-2014 after adjustments have been made
for projects completed after January 1, 2006 including projects in the
pipeline.
TABLE H-39
REMAINING RHNA ADJUSTED FOR PROJECTS IN PIPELINE
Income Level
Extremely Very Low Low Moderate Above
Low Income Income Income Moderate Total
Temecula 503 430 570 693 1,622 3,813
SOURCE: City of Temecula, 2009.
Correspondence received from HCD during the development of the
Draft Housing Element Update indicates that the default density of
30 units per acre only need apply to enough acreage to meet the need
for housing units affordable to extremely low, very low, and low-
income households. The data from Table H-39 shows that the
current combined need for such housing is 1,503 units. The City s
analysis of the residential capacity within the Urban Density Overlay
Zone, Tables H-34 and H 35, yielded a resulting capacity of 2,910
units. Moreover, the vacant land inventory analysis, Appendix B,
yields a total capacity of 13,583 units without the benefit of increased
density in the Urban Density Overlay Zone. In light of these facts
and figures, it is apparent that the City of Temecula, indeed, has
sufficient available land, appropriate zoning, and capacity to meet the
affordable housing goals for the current RHNA cycle.
C I T Y O F T F M F C U L A
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B. Financial Resources
1. Redevelopment Set-Aside Fund
California Redevelopment Law provides the mechanism whereby
cities and counties within the state can, through adoption of an
ordinance, establish a redevelopment agency. The Agency's primary
purpose is to provide the legal and financial mechanism necessary to
address blight and the causes of blight, in the community through the
formation of a redevelopment project area(s). Of the various means
permitted under California Redevelopment Law for financing the
implementation of redevelopment plans, the most useful of these
provisions is tax increment financing. This technique allows the
assessed property valuation within the redevelopment project area to
be frozen at its current assessed level when the redevelopment plan is
adopted. As the property in the project area is improved or resold, the
tax increment revenue generated from valuation increases above the
frozen value is redistributed to the redevelopment agency to finance
other redevelopment projects.
California Redevelopment Law also requires the redevelopment
agency to address housing issues for Low and Moderate Income
residents in the following ways:
Expend 20% of tax increment revenue to increase and
improve the supply of Low and Moderate Income housing;
• Replace Low and Moderate Income housing which is
destroyed as a result of a redevelopment project (replacement
housing obligation); and
Ensure that a portion of all housing constructed or
substantially rehabilitated in a redevelopment project area be
affordable to Low and Moderate Income households
(inclusionary obligation).
Prior to Temecula's incorporation, the County of Riverside
established a Redevelopment Project on July 12, 1988 with the
adoption of Redevelopment Plan No. 1-1988. The Project area
extends from Interstate 15/State Route 79 Interchange north to the
City limits. Old Town is included within the Project area. After
incorporation, the City of Temecula assumed responsibility for
administering the Project area.
Pursuant to State law, the Temecula Redevelopment Agency has
established a Redevelopment Housing Fund by setting aside 20% of
the tax increment revenue. The Agency anticipates an annual deposit
of between $1.4 million and $1.6 million in tax increment funds over
0
l.i
S
C I T Y O F T E M E C u L A G E N E R A L P L A N
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a five-year period, for a total deposit of approximately $8.4 million to
$9.0 million. Based on the required 20% set-aside, approximately
$1.5 million will be available during the five-year period for housing
activities. Since set-aside funds are a function of property tax
revenues, the amount of future deposits will depend on factors such
as market conditions and the timing of new taxable development.
California Redevelopment Law sets forth a variety of options for
localities to expend their housing funds, including:
• Land disposition and write-downs;
• Site improvements;
• Loans;
• Issuance of bonds;
• Land and building acquisition by Agency,
• Direct housing construction;
• Housing rehabilitation;
• Rent subsidies;
• Predevelopment funds; and
• Administrative costs for non-profit housing corporations.
The specific uses of the set-aside funds are described in the Housing
Plan section of this Housing Element.
2. Section 8
The Section 8 rental assistance program extends rental subsidies to
Very Low Income families and elderly who spend more than 30% of
their income on rent. The subsidy represents the difference between
the excess of 30% of the monthly income and the actual rent. Most
Section 8 assistance is issued to the recipients as vouchers, which
permit tenants to locate their own housing and rent units beyond the
federally determined fair market rent in an area, provided the tenants
pay the extra rent increment.
The Housing Authority of Riverside administers the Section 8
Certificate/Voucher Program for Temecula. As of December 2007,
105 households were leasing in Temecula with the assistance of
Section 8 programs. Of these households, 26 were elderly, 30 were
disabled, and 31 were both disabled and elderly. An additional
531 households living in Temecula were on the waiting list to receive
Section 8 rental assistance, 33 of which were elderly 88 which were
disabled and 33 that are elderly and disabled.
C I T Y o f T E M F C U L A G E N L R A L P L A N
11-84
3. Community Development Block Grant Program
(CDBG)
I ~2
The City receives its CDBG funding through the County of Riverside.
During Fiscal Year 2007, the County received a CDBG grant award
of approximately $10.6 million. Based on a formula that considers
population, poverty, and substandard housing, the City is eligible to
receive approximately $300,000 annually from the County. These
funds must be used to fund public improvements and service
activities that aid Low and Moderately Low Income persons. The City
has, in the past, used approximately 85% of the CDBG funds for
capital projects, such as the Senior Citizen Center Expansion project,
and the remaining 15% of the funding is awarded to various public
service organizations. No CDBG funds have been used for housing at
this time.
4. Analysis of Non-Vacant and Underutilized Lands
Staff reviewed a list produced by GIS of underutilized single and
multi-family projects within city limits. The following represents
staff's findings:
C I T Y O F
Multi-Family
Underutilized multi-family properties are characterized as having been
built with less than 50% of total allowable units per the Land Use
Policy Map of the General Plan. Using this criteria, staff determined
that seven multi-family housing developments are currently
underutilized. These properties are identified in Figure H-5. Six of
the developments were constructed before incorporation. Staff was
unable to produce any meaningful data on these six developments
since records appear to be missing.
Laurel Creek (PA98-0171) was the only underutilized multi-family
development constructed after incorporation. After reviewing the
staff report for this project, staff discovered the site was developed
with seven units per acre instead of the maximum permitted density
of twelve units per acre. The staff report indicated that the lower
density would serve as a good transitional development between the
existing detached single family tract developments to the north and
east. The staff report also mentioned that the adjacent HOA to the
east of the project was opposed to the originally proposed fourplex
product.
Single-Family
Underutilized single family properties are characterized as having the
potential to be subdivided into three or more parcels. Using this
criteria, staff determined that 172 single family residential properties
are currently underutilized. The primary reasons for the
T E M E C U L. A G E N E R A 1, P E A N
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11-85
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s
underutilization are that these parcels may accommodate a secondary
dwelling unit in the future. In addition, the properties may also
become subdivided as previously stated. Underutilized properties are
identified in Figure H-5.
C. Housing Developers
The following are housing providers interested in developing and/or
i
ff
d
bl
h
i
i
h
Ci
ng a
preserv
or
a
e
ous
ng
n t
e
ty:
I
• Coachella Valley Housing Coalition
45-701 Monroe Street, Suite G
1 V
Indio, CA 92201
C`
~t
Telephone: (760) 347-3157
• Habitat for Humanity
41964 Main Street
Temecula, CA 92591
Telephone: (909) 693-0460
• Jamboree Housing Corporation
2081 Business Center Drive, Suite 216
Irvine, CA 92612
Telephone: (949) 263-8676
• Affirmed Housing
13520 Evening Creek Drive North, Suite 360
San Diego, CA 92128
Telephone: (858)679-2828
• The Olson Company
30200 Old Ranch Pkwy, # 250
Seal Beach, CA 90740
Telephone: (562) 596-4770
• San Diego Community Housing Corporation
8799 Balboa Avenue, Suite 220
San Diego, CA 92123
Telephone: (858) 571-0444
• D'Alto Partners
419115`h Street
Temecula, CA 92590
Telephone: (951)304-0633
• DR Horton
2280 Warlow Circle Suite 100
Corona, CA 92880
Telephone: (951)272-9000
C I T Y
O F T E M E C U L A G E N E R A L P L A N
H-86
• Bridge Housing Corporation
9191 Towne Center Drive, Suite L101
San Diego, CA 92122
Telephone: (858) 535-0552
• Highland Partnerships
285 Bay Blvd
Chula Vista, CA 91910
Telephone: (619) 498-2900
D. Infrastructure and Facilities
Y~ n
t'
The majority of the land available for residential development is
located adjacent to existing infrastructure facilities, or within a specific
plan area where infrastructure will be provided as part of the
development process. As a result, infrastructure facilities will be able
to serve most of the future residential development.
E. Energy Conservation and Climate Change
C i r r o f
As residential energy costs rise, increasing utility costs reduce the
affordability of housing. The City has many opportunities to
directly affect energy use within its jurisdiction. Title 24 of the
California Administrative Code sets forth mandatory energy
standards for new development, and requires adoption of an
"energy budget." The home building industry must comply with
these standards while localities are responsible for enforcing the
energy conservation regulations.
Although the City has not adopted any programs yet to address
Climate Change, the City is currently in the process of adopting the
Green Builder Program, which includes energy efficiency standards,
diversion of solid waste streams, reducing water demand, and other
standards. In 2009, the City of Temecula proposes to adopt the
California Green Builder Program as a voluntary program for all new
single family production homes. In 2010, the City intends to make
this a mandatory program
In the summer of 2008, the City adopted a new Water Efficient
Landscape Ordinance that meets or exceeds all standards contained in
the revised State of California Model Ordinance. In addition, the City
will adopt the stricter standards under the proposed State of
California Model Water Efficient Landscape Ordinance or an equally
effective ordinance by July 1, 2010. Furthermore, the City is working
on a sustainability program that would include an amendment to the
General Plan and is anticipated to be enacted between 2010 and 2011.
Some of the proposed targets for this program include reducing
kilowatt hours for residential, commercial and industrial uses by 10%
T E M E C U L A G E N E R A L P L A N
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by 2015, and reducing kilowatt hours for City owned and operated
facilities by 25% by 2015.
H V. ACCOMPLISHMENTS UNDER0 ADOPTED HOUSING ELEMENT
U
In order to develop an effective housing plan for the 2008-2014
period, the City must assess the effectiveness of its existing housing
I programs and determine the continued appropriateness of such
ys I programs in addressing housing adequacy, affordability, and
1 ~I availability issues. This section evaluates the accomplishments of each
program against the objectives established in the 2002 Housing
Element, explains any discrepancy in program achievements, and
recommends programmatic changes to the 2008-2014 Housing
Element.
A. Provision of Adequate Housing Sites
1. Land Use Element/Zoning Ordinance
Objective: Provide a range of residential development opportunities
through appropriate land use and zoning designations to fulfill the
Citys share of regional housing needs. The new 2008-2014 RHNA
for the City has been set at 4,085 units (507 Extremely Low, 507 Very
Low, 693 Low; 757 Moderate; and 1,622 Above Moderate Income
households) for the period of 2008-2014.
Accomplishments: During the last planning period, the City
provided adequate sites to accommodate its share of regional growth
through specific plan and zoning provisions. A total of 7,473 housing
units were constructed between January 2000 and December 2005,
representing 182.9% of the City's allocated RHNA. Based on the
affordability analysis contained in Section II and Section IV, Part 4,
one-quarter of the new 5,962 single-family houses constructed are
affordable to Moderate Income households, while one-half of the
23 apartments and seven mobile homes constructed during this
period are affordable to Moderate Income, with the other half
affordable to lower income households. Based on this analysis, the
City provided 1,509 units affordable to moderate income households
(880% of the RHNA for moderate income households) and 18 units
affordable to lower income units (or 13% of the RHNA for lower
income households).
C I T Y C F T F. M E C U L A
C L N E R A L P L A N
H-88
2. Sites for Homeless and Emergency and
Transitional Shelters
1
Objectiw: Provide adequate sites for emergency and transitional
shelters by adopting a Zoning Ordinance that permits transitional and
emergency housing in Medium and High Residential Density zones,
and conditionally permits shelters in the remaining Residential zones
and Commercial and Industrial zones.
Accomplishments: In 1998, Temecula updated the Development
Code in which emergency shelters and transitional housing are
permitted in the Medium Density and High Density Residential
districts. The City required two units in the Rancho West project to
be reserved for transitional housing. These uses are also permitted in
other residential districts with a conditional use permit. Emergency
shelters are also permitted with a conditional use permit in the
Neighborhood Commercial, Community Commercial, Highway/
Tourist Commercial, Service Commercial, PO, Business Park, and
Light Industrial zoning districts.
3. Landbanking
C I T Y O E
Objectiw: Acquire sites (or funds) for affordable/senior housing
through the development of a Landbanking Program
Accomplishments: In 1996, the Temecula Redevelopment Agency
purchased 3.42 acres of land on Pujol Street to be leased to Affirmed
Housing for the Mission Village affordable housing project. A
0.19 acre parcel was also purchased by the Agency and will be granted
to Habitat for Humanity for the construction of two single-family
homes affordable to Very Low Income families. In addition, the
Agency acquired two Medium Density Residential parcels totaling
0.67 acres. The Redevelopment Agency is working to acquire four
additional parcels and two tax defaulted parcels for a total of
4.47 acres. Finally in 2004, the agency acquired a large parcel of land
totaling 32.9 acres for a large mixed-use project.
B. Assist in Development of Affordable
Housing
1. Density Bonus Program
Objectim: Encourage development of housing for low-income
households by incorporating a Density Bonus Program into the
Zoning Ordinance. Include provisions to ensure the continued
affordability of units.
I F N I E C U L A G E N E R A L P L A N
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Accomplishments: The City updated the Development Code in
1998. As described in Section III and IV, the new Development Code
contains density bonus provisions for affordable and senior housing
developments in the High, Medium, and Low Medium residential
}
designations. Density bonuses may also be granted to specific plan
areas, as long as the maximum density, including the bonus, does not
exceed 50% of the target density in the planning area. Two senior
housing developments have been approved at 30 units per acre,
providing a total of 385 units.
2. Mortgage Revenue Bond Financing
i
Objective: Increase the supply of rental and ownership units
affordable to Low and Moderate Income households by working with
Riverside County in securing tax exempt Mortgage Revenue Bond
financing. Assistance will be provided to 20 first-time homebuyers
annually through the single-family program and the City will establish
a program to make use of multi-family Mortgage Revenue Bond
financing.
Accomplishments: Use of Mortgage Revenue Bond financing for
residential construction in Riverside County has been limited in recent
years. Instead, the City has relied heavily on redevelopment set-aside
funds for affordable housing development.
3. Section 202 Elderly or Handicapped Housing
Objective: Provide housing and related facilities for the elderly and
handicapped by supporting all viable non-profit entities seeking
Section 202 funding.
Accomplishments: Due to federal budgetary constraints, the
application and allocation of Section 202 funding has become an
increasingly competitive process. No non-profit organization pursued
Section 202 allotment for the development of senior housing in
Temecula.
4. Second Units
Objective: Provide increased affordable housing opportunities to
low-income households by adopting a Second Unit Ordinance as part
of the Development Code. The Second Unit Ordinance shall permit
second units on residential lots zoned for single- and multi-family
residential use. Incentives shall be included for development of
second units intended for occupancy by persons over the age of 62.
Accomplishments: The City has incorporated development
standards for second units into its Development Code. The Code
allows for second units in all residential zoning districts where there is
C I T Y C E T E M E C LI L A G E N E R A L P L A N
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an existing owner-occupied single-family detached dwelling unit if the t;• a' :;s
conditions described in Section III are met. Since adoption of the
second unit ordinance, 18 second units have been achieved.
C. Government Constraints
1. Priority Processing for Affordable Housing U
Objective: Facilitate production of affordable housing through the
development of a schedule for priority processing of affordable I
housing projects. A contact person shall be designated to coordinate
processing of all of the necessary permits.
Accomplishments: The City has not adopted a schedule for priority
processing of affordable housing projects. The number of housing
projects processed during the last ten years did not warrant any
special processing procedure for affordable housing projects.
2. Modify Development Fees
Objective: Provide incentives to developers of affordable/senior
housing by reviewing existing development fee schedule and consider
fee reductions, or the addition of fee waiver provisions for the
production of low-income and senior citizen housing.
Accomplishments. To provide assistance to developers of
affordable/senior housing, the Redevelopment Agency may
reimburse developers for the development fees paid. On a project-by-
project basis, a developer of affordable/senior housing may enter into
a development agreement with the Redevelopment Agency that
stipulates that the developer will pay the City's development fees and
the Agency will reimburse the developer.
3. Ensure Adequate Infrastructure
Objective: Facilitate adequate infrastructure, particularly in areas
lacking sufficient infrastructure, including sewer connections.
Accomplishments: To ensure adequate infrastructure, the City
will immediately consult with developers interested in developing
areas that currently do not have adequate infrastructure to ensure
that all new development is adequately served by sewer lines, and
other infrastructure.
C I T Y O F T E iNl E C U L A
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D. Conserve and Improve Existing Affordable
Housing
1. Preservation Program
Objectizie: Conserve affordable housing in the City by encouraging
Section 8 project property owners to renew their contracts. Identify
non-profit organizations capable of purchasing these units. Consider
the use of City-based incentives for assisted units that are not subject
to HUD-sponsored incentives. Explore the possibility of providing
tenant-based subsidies to assisted units that convert to market rate.
Accomplishments: During the previous planning period, two at-risk
affordable developments due to lose their affordable status were
successful in extending the term of their affordable units. Rancho
California and Oaluree maintained their affordable status and allowed
for the preservation of 95 affordable units, all of which are under
Section 8 contracts. Additionally, the Redevelopment Agency has
worked with developers to construct 224 new affordable units over
the previous planning period. Those units include very low, low and
moderate units consisting of multi-family for-rent, and detached
single-family for-sale. The 2008-2014 Housing Element includes
programs to preserve and expand affordable housing opportunities in
the City.
2. Redevelopment Set-aside Fund
Objectim: Provide a source of funding for housing programs by
developing an expenditure plan for redevelopment set-aside monies.
Programs that focus on the rehabilitation of units occupied by Low
and Moderate Income households, preservation of assisted units, and
construction of affordable housing will receive priority in the
expenditure plan.
Accomplishments: Pursuant to State law, the Temecula
Redevelopment Agency has established a Redevelopment Housing
Set-Aside Fund using 20% of the tax increment revenue. The Agency
received a total deposit of approximately $15.8 million in set-aside
funds for the period of Fiscal Year 1991/2 through Fiscal Year
1999/2000. These funds were utilized to implement the First Time
Homebuyer and Residential Improvement Programs. The City now
anticipates an annual deposit of about $3.0 million to $3.3 million in
tax increment funds over the next five-year period. Based on the
required 20% set-aside, approximately $16.5 million will be available
during the planning period for housing activities. Since set-aside funds
are a function of property tax revenues, the amount of future deposits
will depend on factors such as market conditions and the timing of
C I T Y O F T E M 0 0 0 E A G E N E R A L P 1, A N
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new taxable development. The City will continue to fund rte ' y`
previously funded housing programs.
3. Code Enforcement
Objective: Preserve the housing stock by developing a Housing
Inspection Program for all multi-family complexes.
Accomplishments: Temecula has not adopted a Housing Inspection ~j
Program targeting multi-family complexes. Implementation of such a T
program is infeasible at this time due to the high cost and staffing 1
requirements. Furthermore, housing in the City is generally in good T+. i
condition; a citywide inspection program is not warranted. However,
the City continues to enforce the Development Code and the
Uniform Building Code (UBC).
4. Tool Lending
Objective: Maintain the integrity of the housing stock by
establishing a Tool Lending Program and advertise the availability of
home repair information and tool lending.
Accomplishments: The City has not adopted a Tool Lending
Program as the administration of such a program can be cumbersome
and time-consuming. However, to assist households with housing
rehabilitation needs, the City offers a range of loan and grant
rehabilitation programs, as described below.
5. Low-Interest Residential Rehabilitation Loans
Objective: Preserve existing housing stock by establishing a low
interest residential rehabilitation program. Provide program referrals
through code enforcement activities.
Accomplishments: Since 1996, the City has been offering the
following low interest or grant rehabilitation programs for residential
units:
• Senior Home Repair Grant Program: This program was
available to seniors 55 or older with a household income that
does not exceed 120%0 or the area median income adjusted for
household size. Eligible households receive grants of up to
$3,000 for be used for needed repairs to their homes.
Home Improvement Program: This program is available to
owners of single-family detached homes, and manufactured
homes on a permanent foundation that are located within the
City limits. The household income of the homeowner must
not exceed the area median income adjusted for family size.
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t Yj ' k Grants are available for up to $2,500 to correct confirmed
health and safety and/or building code violations. Loans up to
H $5,000 per household are available for exterior painting,
roofing, fence repair/replacement, and other exterior
} improvements.
Since August 1999, there have been 379 projects funded by these two
programs and a total of 772 projects funded since their inception.
I 6. Section 8 Housing Certificates /Vouchers
Objectim: Provide housing subsidies for Low Income households
by supporting efforts to increase the amount of funding allocated to
HUD programs. Provide referrals to apartment complex owners for
information on the various Section 8 programs.
Accomplishments: The Housing Authority of Riverside administers
the Section 8 Certificate/Voucher Program for Temecula. Currently
there are 105 households leasing in Temecula with the assistance of
Section 8 programs. Of these 105, 26 households are elderly, and
30 are disabled. An additional 531 households living in Temecula are
on the waiting list to receive Section 8 rental assistance, 33 of which
are elderly, 88 disabled and 33 both elderly and disabled.
7. Home Sharing
Objectim: Assist seniors and other with limited income in obtaining
housing by supporting SHARE and home sharing activities of the
Senior Citizens Service Center. The objective is 40 matches a year.
15 Very Low Income households; 15 Lower Income households; and
10 Moderate Income households.
Accomplishments: The Cityhas not adopted its own Home Sharing
Program, but continues to support the home sharing activities of the
Senior Citizens Service Center.
8. Mobile Home Park Assistance
Objective: Preserve low-cost housing options for City residents by
providing technical assistance to mobile home park residents in
pursuing Mobile Home Park Assistance Program (MPAP) funds.
Accomplishments: Heritage Mobile Home Park is the only mobile
home park in the City. Residents of this mobile home park did not
pursue MPAP funds; no technical assistance was needed.
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9. Mortgage Credit Certificate
Objective: Assist at least 50 first-time homebuyers by providing tax L g
credits, 10 of which are lower income households. 1 A
Accomplishments: The City participates in the Mortgage Credit 0
Certificates program administered by the County. As of July 1999, U
72 households have been assisted under this program In addition, the
City has implemented a First Time Buyer Program to assist lower
income households with the purchase of their first home. This loan y
program provides assistance for a portion of the down payment l
and/or closing costs of up to 20% of the purchase price of a home.
To qualify, the homebuyer must not have owned a home during the
previous three years, the buyer's household income must not exceed
the area median income adjusted for household size, and the house
must be located within the City. Since August 1999, six households
have received funding through this program.
The City has also adopted an Employee Relocation Program to assist
employees of participating employers with the down payment for a
house located within Temecula. To qualify for this program, the
household income of the homebuyer cannot exceed 120% of the area
median income adjusted for household size. Down payment
assistance is provided in the form of a loan of up to 10% of the
purchase price, up to $15,000, with payments deferred for five years.
Because of the cost of housing in recent years, this program has been
used infrequently.
10. Low Income Home Energy Act Program
Objective: Support the County of Riverside Department of
Community Action (DCA) and Temecula Senior Citizen Services
Center in providing utilities assistance and weatherization to 30 Very
Low Income households and allocate CDBG funding to the DCA for
continued administration of the Low Income Home Energy Act
Program (LIHEAP).
Accomplishments: The City has not participated in the LIHEAP
and did not allocate CDBG funding to the DCA for continued
administration of the LIHEAP.
E. Equal Housing Opportunity
1. Equal Housing Opportunity
Objective: Support the activities of the Fair Housing Program to be
in compliance with the National Fair Housing Law.
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Accomplishments: The City participates in the CDBG program as
part of the Riverside Urban County program. CDBG regulations
mandate the provision of programs and services to further fair
housing choice. Fair housing services are provided by Fair Housing
Program of Riverside County.
2. Housing Refenal Directoty
Objective: Dispense information on local, state and federal housing
I
programs by developing a directory of services and resources for Low
and Moderate Income households and special needs groups. Provide
information and referrals to persons on an as needed basis.
Accomplishments: The City created a Housing Referral Directory.
Generally, information provided to persons requesting information
through the Directory includes: the name, location, unit sizes, and
phone number of the projects providing the required housing.
F. Housing Element Monitoring and Reporting
1. Annual Reporting
Objective: Ensure that the Housing Element retains its viability and
usefulness by developing a monitoring program and report annually
to the City Council on implementation progress. Forward the
monitoring report to HCD.
Accomplishments: While a formal, annual report addressing the
implementation of the Housing Element has not been developed, the
Planning Department periodically updates the City Council on the
progress of implementation of the General Plan, including the
Housing Element. However, new state law now mandates the annual
reporting to HCD and Office of Planning and Research (OPR). The
City will comply with the annual reporting requirements.
2. Housing Needs Data Base
Objective: Accurately assess housing needs in the community by
requiring social service agencies/non-profit organizations receiving
CDBG funding from the City to record information on the residences
of clients served using a reporting form to be developed by the City.
Accomplishments: Service agencies receiving CDBG funding from
the City are required to report on their program accomplishments at
least annually. Records from service agencies help the City assess the
extent of housing and supportive service needs, particularly regarding
the special needs population. The City also participated in the
preparation of the 2000-2005 Consolidated Plan for the Riverside
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Urban County consortium. The Consolidated Plan includes
updated housing and community development needs assessment.
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VI. HOUSING PLAN
The five-year Plan is the centerpiece of the 2008-2014 Housing
Element for Temecula. The Housing Plan sets forth the City's goals,
policies, and programs to address the identified housing needs.
Housing programs included in this Plan define the specific actions the
City will take to achieve specific goals and policies. The City's overall
strategy for addressing its housing needs has been defined according
to the following areas:
• Providing adequate housing sites;
• Assisting in development of affordable housing;
• Removing governmental constraints;
• Conserving and improving existing affordable housing; and
• Promoting equal housing opportunity.
A. Goals and Policies
Provide Adequate Housing Sites
Goal1 Provide a diversity of housing opportunities that
satisfy the physical, social, and economic needs of
existing and future residents of Temecula.
Discussion The City provides for a mix of new housing
opportunities by designating a range of residential densities and
promoting creative design and development of vacant land. By
providing for the construction of a range of housing, the needs of all
sectors of the community can be met.
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 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.
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Policy 1.4
Support the use of innovative site planning and architectural"
design in residential development.
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Policy 1.5
Encourage the use of clustered development to preserve
and enhance important environmental resources and open
space, consistent with sustainability principles.
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Policy 1.6
Encourage the development of compatible nixed use
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facilitate the efficient use of public facilities, support
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alternative transit options, and provide affordable housing
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alternatives by establishing a program of incentives for
mixed-use projects.
Policy 1.7
Where feasible, use City-owned or City-controlled land for
affordable housing projects.
Policy 1.8
To the extent feasible, make use of the tools available to the
City under California Redevelopment Law to assemble land
or sell land at a write-down for affordable housing.
Assist in
Development of Affordable Housing
Goal 2
Provide affordable housing for all economic
segments of Temecula.
Discussion Temecula works to provide a variety of affordable
housing opportunities for all economic segments of the community.
By coordinating with other government agencies and non-profit
organizations to access funding sources for affordable housing and to
partner in the creative provision of affordable housing, the City helps
provide safe and affordable housing for all residents in the
community.
During the second year (2009) of the planning period (2008-2014),
the 40 units contained in the Oak Tree apartments will be purchased
by a non-profit that will rehabilitate the units and renew a 55-year
covenant for 20 low-income units and 20 very low-income units.
During the second year (2009) of the planning period (2008-2014),
the Temecula Redevelopment Agency expects to construct "The
Warehouse" project, which will add 32 low and moderate-income
units to the City's inventory of affordable housing.
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' b During the third (2010) or fourth (2011) year of the planning period
(2008-2014), Habitat for Humanity' will add two additional units to
the existing Habitat 2 project for very low-income families.
Policy 2.1 Promote a variety of housing opportunities that
accommodate the needs of all income levels of the
t 1 population, and provide opportunities to meet the City's fair
share of Extremely Low, Very Low, Low and Moderate
Income housing by promoting the Citys program of density
I bonuses and incentives.
N Policy 2.2 Support innovative public, private, and non-profit efforts in
the development of affordable housing, particularly for
special needs groups.
Policy 2.3 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.
Policy 2.4 Pursue all available forms of private, local, state, and federal
assistance to support development and implementation of
the City's housing programs.
Policy 2.5 Require that all new affordable housing developments
incorporate energy- and water-efficient appliances,
amenities, and building materials in affordable housing
developments to reduce overall housing-related costs for
future Low and Moderate Income households and families.
Policy 2.6 Establish and maintain a city database to monitor trends in
the economy and the City's demographics to be able to
anticipate shifts in trends, while continuing to provide
relevant affordable housing.
Policy 2.7 Develop and coordinate multi-agency, regional, and cross-
jurisdictional approaches to homelessness, and special needs
housing, including transitional housing.
Remove Governmental Constraints
Goal 3 Remove governmental constraints in the
maintenance, improvement, and development of
housing, where appropriate and legally possible.
z Habitat for Humanity is a non-profit organization that builds and rehabilitates homes with the help of the
homeowner families. Through the use of volunteer labor and donations of money and materials, the homes
are sold at no profit and financed with affordable loans.
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Discussion The Citys goal is to remove or mitigate constraints rA S .rfi
the maintenance, improvement, and development of housing to
ensure that housing affordable to all members of the community is
provided. Governmental requirements for the development and
rehabilitation of housing often add to the cost of the provision of
affordable housing and may result in fewer opportunities for housing q~ g
affordable to lower income households. Reducing development fees U
and ensuring that City regulations provide for the safety and welfare
of the population without imposing unreasonable costs will help in
the provision of affordable housing. I
Policy 3.1 Expedite processing procedures and fees for new N
quality affordable housing.
Conserve and Improve Existing Affordable Housing
construction or rehabilitation of housing.
Policy 3.2 Consider mitigating development fees for projects that
provide affordable and senior housing.
Policy 3.3 Periodically review City development standards to ensure
consistency with the General Plan and to ensure high-
Goal 4 Conserve the existing affordable housing stock.
Discussion Along with providing for new affordable housing
opportunities, the City also has a goal to preserve existing affordable
housing opportunities for residents. By providing incentives and
programs to maintain existing units, both the affordability and the
structural integrity of the units, the City ensures that affordable housing
opportunities are preserved, as the housing stock ages.
Policy 4.1 Monitor the number of affordable units eligible for
conversion to market-rate units and continue the means
to minimize the loss of these units.
Policy 4.2 Develop programs directed at rehabilitating and
preserving the integrity of existing housing stock for all
income levels.
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.
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Promote Equal Housing Opportunities
Goal 5 Provide equal housing opportunity for all residents
in Temecula.
Discussion In order to make provisions for the housing needs of
all segments of the community, the City must ensure that equal and
fair housing opportunities are available to all residents.
Policy 5.1 Encourage and support the enforcement of laws and
regulations prohibiting the discrimination in lending
practices and insurance practices to purchase, sell, rent, and
lease property.
Policy 5.2 Support efforts to ensure that all income segments of the
community have unrestricted access to appropriate housing
for.
Policy 5.3 Encourage housing design standards that promote the
accessibility of housing for persons with special needs, such
as the elderly, persons with disabilities, large families, single-
parent households, and the homeless.
Policy 5.4 Encourage and consider supporting local private non-profit
groups that address the housing needs of the homeless and
other disadvantaged groups.
Policy 5.5 Prohibit discrimination in the sale or rental of housing
based on age, familial status, race, ethnicity, gender, or
sexual orientation for all housing projects approved by the
City and/or its Redevelopment Agency.
Policy 5.6 Encourage the equitable distribution of affordable housing
throughout the City.
Policy 5.7 Educate the public on lower income and special needs
housing through existing annual reports or other forms of
media.
Promote Public Participation
Goal6 Encourage collaboration between housing
developers and neighborhood organizations on
affordable housing projects and addressing
neighborhood concerns.
Policy 6.1 Use the public participation process to educate the public
on lower income and special needs housing through existing
annual reports or other forms of media.
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Policy 6.2 Strengthen opportunities for participation in the apprmo r t
process for affordable housing projects and all housing
projects.
S. Housing Programs
The goals and policies contained in the Housing Element address
Temecula's identified housing needs and are implemented through a
series of housing programs. Housing programs include both
programs currently in operation in the City and new programs that
have been introduced to address the unmet housing needs. This
section provides a description of each housing program, and future
program goals. The Housing Program Summary (Table H-35)
located at the end of this section summarizes the future five-.year
goals of each housing program, along with identifying the program
funding sources, responsible agency, and time frame for
implementation. Summary reports are provided for some of the goals
and policies listed below, particularly those that were, in the past
Housing Element, linked to a date or performance standards, or for
which a goal or policy was specifically met.
Provide Adequate Housing Sites
A key element in satisfying the housing needs of all segments of the
community is the provision of adequate sites for housing of all types,
sizes, and prices. This is an important function in both zoning and
General Plan designations.
1. Land Use Element and Development Code
The Land Use Element of the Temecula General Plan designates land
within the City for a range of residential densities ranging from 0.1 to
20 units per acre. A new "Urban Density Overlay' zone that will be
implemented by 2009 will ensure that residential densities can reach
30 units per acre by right or higher (with density bonuses) for vacant
or underutilized sites located witin the Redevelopment Area or within
a Muted-Use Overlay zone under certain criteria. The following
aspects of the Development Code help to ensure that the City to can
provide adequate sites for affordable development:
• No density targets have been set for the Medium and High
Density Residential categories so these districts can be
developed at their maximum allowable density;
The Village Center Overlay and Planned Development
Overlay allow for the modifications and flexibility in
development standards;
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yt'..Y„{~yyJISA • Mobile home parks are allowed in all of the residential zoning
~y districts with a conditional use permit;
1 • Senior and affordable housing are allowed in a variety of
residential and non-residential zoning districts and are eligible
T i for density bonuses and development concessions;
• Congregate care facilities are allowed in a variety of residential
and non-residential zoning districts and the facilities are not
I limited specifically to the density requirements of the specific
7~ p zoning district;
i Second units are allowed in all residential zoning districts
= where a detached single-family unit exists; and
• Emergency shelters and transitional housing are permitted in
the Medium and High Density Residential zoning districts,
and conditionally permitted in the remainder of the residential
districts. Emergency shelters are also conditionally allowed in
several of the non-residential zoning districts. There are no
additional development standards required by the City for
emergency shelters unless the permit approval process
through the Riverside County Department of Health and/or
Fire Department requires improvements to be made for life
safety issues. These improvements may include but are not
limited to special "panic" hardware for gates and doors, pull
alarms, fire sprinklers, and disabled persons access.
As stated in Section IV, the City has a RHNA of 4,086 new units for
the period of 2008 through 2014. The residential development
capacity under the Temecula Land Use Plan provides sufficient land
to meet the City's need for this new construction for the 2008-2014
period.
Fizu-Year Objectises:
The City will continue to implement and, as appropriate and
necessary, augment the Land Use Element and Development
Code.
Progress-to-Date The City has implemented amendments to
the Development Code and the Land Use
Element to ensure that affordable housing
can be built in its residential areas by right.
Ftom The City will continue to augment the Land
Use Element and Development Code to
incorporate changes required by law, and to
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• The City will provide for an adequate number of residential
sites to accommodate any remaining regional share of the
RHNA, if applicable.
Progress to Date: The City will provide for its share of the
RHNA to accommodate Low and Moderate
Income Housing.
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Future: The City will continue to provide an
adequate number of residential sites to
accommodate its remaining share of the
RHNA, if applicable.
• The City will maintain an inventory of sites suitable for
residential development (including underutilized commercial
sites) and provide that information to interested developers.
Progress-to-Date• The City has established and maintains an
inventory of developable sites.
Ftdwae The City will continue to maintain and
update its inventory of developable sites and
provide that information to interested
developers, and will prepare an inventory of
underutilized commercial sites suitable for
reuse or redevelopment for mixed-use
and/or residential uses.
• The City will encourage the reservation of land that is
currently designated for multiple-family development for the
development of multiple-family housing by providing the
multi-family sites inventory to multi-family housing
developers to solicit development interest. The City will
update the multi-family sites inventory at least once a year.
Progress-to-Daze! The City has established and maintains a
multi-family sites inventory that is provided
to developers. An update is provided on an
annual basis.
Future• The City will continue to maintain the multi-
family sites inventory and to provide copies
to multi-family housing developers to solicit
development interest.
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As part of the General Plan update, the City has identified
additional areas with mixed-use potential. The City will work
to create a Mixed-Use Overlay in the Land Use Policy Map to
be applied to approximately 448 acres of land along the I-15
corridor. Residential mixed-use is permitted at a density of
30 units per acre. To ensure mixed-use development, the City
will establish appropriate flexible development standards such
as increased building height and shared parking opportunities
in the Zoning Ordinance. Within six months of adoption of
the Land Use Policy Map including the Mixed-Use Overlay,
the City will establish development standards appropriate for
implementing mixed-use standards.
Progress-to-Datc• The City has established a mixed-use overlay
in the Land Use Policy Map and has
established development standards in the
Zoning Ordinance.
Ftdwv The City will continue to use the mixed-use
overlay zone to encourage the construction
of multi-family housing.
The City will encourage higher density residential
development within the Mixed-Use Overlay Areas by
providing appropriate, flexible development standards
through the Zoning Ordinance. Upon completion of the
General Plan (2003), the City will revise the Zoning
Ordinance to establish specific use, height, bulk, parking,
landscaping, and other guidelines appropriate for mixed-use
development.
PrTnss-to-D=7 The updated General Plan was adopted by
the City in 2005 and includes a Mixed-Use
Overlay. Development standards have been
created appropriate for mixed-use
development.
Futuro The Citywill continue to use the Mixed-Use
Overlay Zone to encourage the development
of multi-family housing. In addition, by
2009, the City will establish and implement a
new "Urban Density Overlay Zone" that
will allow 30 dwelling units per acre by right
or higher with density bonus provisions.
Development must meet the following
criteria: (1) the parcel is vacant or
underutilized; (2) residential uses are
permitted or conditionally permitted with
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the underlying zoning for the site; (3) A '
minimum of 20% of the units will be
affordable to Extremely Low Income, Very
Low Income, Low-Income, or Low
Moderate Income households; (4) the
breakdown of these units is equivalent to the
ratio in the Temecula Regional Housing
Needs Assessment for 2006-2014; and (5)
the units maintain their affordable status for
at least 55 years.
2. Sites for Emergency and Transitional Housing
According to the 2000 Census and the 2006 Census estimates, there
were no homeless persons reported living in the City, and all of
Temecula's population was accounted for in either households or
group homes. However, the 2007 Riverside CountyHomeless Survey,
conducted on January 24, 2007, identified 105 homeless persons
living in Temecula, which accounts for approximately 2.3 percent of
the County's homeless population. The City has adopted a program
to find housing for Temecula's homeless population. In addition, a
number of facilities and service agencies serve the homeless needs of
Temecula.
The Temecula Development Code provides for the provision of
emergency shelters and transitional housing within the City. The City
facilitates the development of emergency shelters and transitional
housing by permitting such facilities in the Medium Density and High
Density Residential districts by right. These uses are also permitted in
other residential districts with a conditional use permit. Emergency
shelters are also permitted with a conditional use permit in the
Neighborhood Commercial, Community Commercial,
Highway/Tourist Commercial, Service Commercial, PO, Business
Park, and Light Industrial zoning districts.
Fite-Year Objectizes:
The City will continue to permit emergency shelters and
transitional housing as identified in the Development
Code.
Progress-to-D=7 The City Council has formed a Homeless
Shelter Ad Hoc Subcommittee to address
the issue of transitional and/or emergency
housing for the homeless living in Temecula.
Ftawr The City will continue to work with public
agencies and private entities to provide
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adequate resources for its homeless
population. The City will also, to the extent
feasible, participate in efforts to unite
organizations and entities that provide
services to the homeless.
• The City will continue to require affordable housing
projects receiving assistance from the City to reserve units
for transitional housing.
Progress-to-Datc The City Council has formed a Homeless
Shelter Ad Hoc Subcommittee to address
the issue of transitional and/or emergency
housing for the homeless living in Temecula.
Ftoae: The City will continue its efforts to require
affordable housing projects that receive
assistance from the City to reserve units for
transitional housing.
Assist in Development of Affordable Housing
New construction is a major source of housing for prospective
homeowners and renters. However, the cost of new construction is
substantially greater than other program options. Incentive programs,
such as density bonus, offer a cost-effective means of providing
affordable housing. Other programs, such as the First Time Home
Buyers Program, increase the affordability of new and existing
housing.
3. Sites for Supportive Housing and Single Room
Occupancies
The City has a legal obligation to respond to new legislation passed
since the last update of the Housing Element to amend the Temecula
Municipal Code to allow for supportive housing and single room
occupancy residential uses by right within residential zones.
Under the new state law, supportive housing and single room
occupancies must be treated as residential uses subject only to the
same permit processing procedures as other housing in the same
zone.
Five-Year Objectives:
• The City will recommend an amendment to the Temecula
Municipal Code for zoning districts appropriate for
Supportive Housing and Single Room Occupancy uses.
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Prtgnrss-to-Datc The City has reviewed the state law and s f
understands the legal requirement and the
moral need to provide this type of housing.
Fuum The City will continue to work with state and public
agencies and private entities to provide adequate housing
resources for its diverse population. The City will also work to
amend the Temecula Municipal Code to allow for these uses
within zoning districts deemed appropriate by the City
Council within two years of the Housing Element being
certified.
4. Density Bonus Ordinance
The City has adopted its own Density Bonus Ordinance that complies
with the State requirements. The allowable density bonus for
qualifying senior and affordable housing projects increases the total
allowable density for High Density Residential, Medium Density
Residential, and Low Medium Density Residential zones. For the
approved specific plans, the maximum density, including the density
bonus, is not allowed to exceed 50% of the target density in the
planning area.
Under new state law, affordable housing projects must also grant at
least one development concession by the City as an incentive for the
provision of affordable housing. The potential concessions include:
• An increase in the maximum lot coverage;
• A modification to the setback or required yard provisions;
• An increase in the maximum allowable building height;
• A reduction in the required on-site parking;
• A reduction in the amount of on-site landscaping, except that
no reduction in on-site recreational amenities may be
approved unless the affordable housing is in close proximity
with easy access to a public park with recreational amenities;
• A reduction in the minimum lot area; or
• Approval of an affordable housing project in the PO zone
with the approval of a conditional use permit.
Fite-Year Objective:
The City will inform residential development applicants
through the Pre-application process and/or through the
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Development Review Committee Meeting of
opportunities for density increases.
5. Land Assemblage and Affordable Housing
Development
The City can utilize CDBG and redevelopment monies to purchase
land for the development of Lower and Moderate Income housing.
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opment Agency, the City has acquired three
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properties totaling approximately 36 acres. The Redevelopment
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Agency typically provides the land it acquires to affordable housing
developers for the development of housing units affordable to Low
and Very Low income households. The agency is involved in a
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Fize-Year Objectims:
• The City will continue to acquire land for use in the
provision of affordable housing.
• The City will facilitate the development of housing units
affordable to lower income households by publicizing its
density bonus program (including the new "Urban
Density Overlay Zone" to be implemented in 2009 for
properties located in a Redevelopment Plan area and/or
in a Mixed-Use Overlay Zone) and its incentives, and by
making this information available to developers and non-
profit housing agencies through the development
application process.
6. Second Unit Ordinance
The City has adopted a Second Unit Ordinance to facilitate the
construction of affordable second units within developed areas of the
City. The Second Unit Ordinance allows for second units in all
residential zoning districts where there is an existing owner-occupied
single-family detached dwelling unit if certain conditions are met, as
described in Section IV.
Five-Year Objectives:
• The City will continue to allow and promote the
construction of affordable second units to result in the
construction of ten new second units by 2014.
Pmgnss-to-Date! Since adoption of the Second Unit
Ordinance, 18 second units in residential
zoning districts have been constructed.
C I I- Y O F T E M E C LI L A G F N F R A L P L A N
H-110
hTJ
Future The City will continue to allow the
construction of affordable second units and
promote the program by publicizing the
program and notifying owners of
underutilized residential properly. 0
7. Mortgage Credit Certificate Program U
The Mortgage Credit Certificate (MCC) program is administered
countywide by the County of Riverside Economic and Development p
Agency (EDA), and is a way for the City to further leverage i
homeownership assistance. MCCs are certificates issued to income-
qualified first-time homebuyers authorizing the household to take a
credit against federal income taxes of up to 20% of the annual
mortgage interest paid. This tax credit allows the buyer to qualify
more easily for home loans as it increases the effective income of the
buyer.
Five-Year Objectives:
The City will continue to promote the regional Mortgage
Credit Certificate program to assist an average of
10 households annually by publicizing the program and
making the program known to developers and non-profit
housing agencies.
Proamss-to-Date• The City continues to promote the regional
MCC program to assist eligible households.
Future The City will continue to promote the
regional MCC program to assist an average
of 10 households annually.
8. First Time Home Buyer Program
The City's First Time Home Buyer Program (FTHB) provides loan
assistance to fast time home buyers whose income does not exceed
the area median income. The home being purchased must be located
within City limits, be attached to a permanent foundation, have a
minimum of two-bedrooms, and be occupied by the seller. The
maximum assistance available under this program is 20% of the
purchase price plus closing costs, up to a total payout of $65,000. The
home buyer also must maintain the house in good condition during
the term of the assistance.
Five-Year Objectives:
The City completed the process of amending the FTHB
program in July 2008 to considerably increase assistance
C I T Y O F T E M E C U L A G F N E R A L P L A N
11111
by the City to a maximum of $65,000 per unit. For the
first year of this program funds are in place to assist with
the purchase of 25 homes. The City has and will continue
to reach out to the lending community and advertise the
program through the City's website and community
T T
publications.
9. Employee Relocation Program
I
The Employee Relocation Program is designed to provide assistance
to families moving to the City due to relocation of their employer.
This program provides a second trust deed of up to 10% of the
purchase price of the house, up to $15,000, to be used for the down
payment. During the first five years of the 30-year loan, no payment
on the loan is required. For the remaining 25 years, the loan is fully
amortized for 300 months at Prime Rate of simple interest. To be
eligible, the applicant must be employed with a City approved
company participating in this program and the household income
must not exceed 120% of the area median income. The home must
be located within the City limits, be attached to a permanent
foundation, and be occupied by the seller or vacant.
Fize- Year Objectizes:
• Despite current market conditions, the $15,000 maximum
assistance available is not sufficient in reaching 10% of the
purchase price plus closing costs. Therefore, the City will
work to amend the program to allow for greater assistance
in an attempt to make the program economically feasible.
Remove Governmental Constraints
Under State law, the Temecula Housing Element must address, and
where appropriate and legally possible remove, governmental
constraints to the maintenance, improvement, and development of
housing. The following programs are designed to lessen governmental
constraints to housing development.
10. Development Fees Reimbursement
Developers of affordable/senior housing may qualify to receive a
reimbursement by the Redevelopment Agency for development fees
paid by the developer. Typically, developers of affordable/senior
housing pay the City the required development fees. If the
development qualifies for reimbursement of development fees
through the Redevelopment Agency, the developer enters into a
contract with the Agency, which then reimburses the developer for
the fees paid.
C I T Y O F T E ibl E C U L A G E N E R A L P L A N
H-112
Five-Year Objectims:
• The Redevelopment Agency will continue to enter into
development agreements with qualifying senior/
affordable housing projects on a case-by-case basis to
provide development fee reimbursement.
11. Expedite Processing of Affordable Housing
Projects
y:~.hz
Under state housing law, residential projects with an affordable
component have priority processing when it comes to provision of
water service from water purveyors. Similarly, the City of Temecula
should consider adopting a program to expedite processing of
affordable housing projects.
Five-Year Objectizes:
The City will investigate the feasibility of committing to
shorter processing times for affordable housing projects.
• The City-will need to develop objective criteria to evaluate
affordable housing projects to qualify them for expedited
processing.
12. Periodic Consistency Review of General Plan,
Municipal Code and State Law
To prevent unforeseen processing delays due to inconsistencies
between the City's General Plan, Municipal Code, California Codes,
state law or regulatory requirements, the City should conduct a
biannual review of the Municipal Code and General Plan to ensure
internal consistency and to ensure consistency with legislative and
regulatory amendments, adoption of new state laws, and policy
changes resulting from case law.
Fim- Year Objectizes:
City staff will track and stay abreast of changes in state
housing law and work with the City Attorney to
incorporate changes into the General Plan and Municipal
Code.
• The City Attorney will advise staff on significant case law
interpretations which may cause the need to amend the
General Plan or Municipal Code.
C i L v o f T F M F C U L A
G F N F R A L P L A N
H
0
t_d
H-113
Conserve and Improve Existing Affordable Housing
H
A community s existing affordable housing stock is a valuable
resource that should be conserved, and if necessary, improved to
0
meet habitability requirements.
U
13. Preserve At-Risk Housing Units
j
Between July 1, 2008 and June 30, 2016 there is one project in
Temecula at-risk of conversion from affordable to market. The
I
55 unit Rancho California development will be re-evaluated in 2011 to
determine whether its Section 8 contract will be extended. From
conversations with the property owner it was expressed that there is
no interest in converting this property to market rate in 2011. The
affordable status and Section 8 contracts will be re-evaluated every
five years beginning in 2011.
The City of Temecula will implement the following programs on an
on-going basis to conserve its affordable housing stock
a. Monitor Units At-Risk: Monitor the status of Rancho
California and Oaktree, since the affordable restrictions are
due to expire during the planning period.
Prngress-to-Date! The California Statewide Communities
Development Authority has submitted a
request for a TEFRA hearing for the
Oal¢ree Apartments.
Fuum The City will continue to monitor the status
of Rancho California since the affordable
restrictions are due to expire during the
plarming period, and will work with
interested parties to renew the covenants on
Oaktree.
b. Work with Potential Purchasers: Establish contact with
public and non-profit agencies interested in purchasing
and/or managing units at-risk to inform them of the status of
the Rancho California Apartments.
c. Tenant Education: The California Legislature passed
AB 1701 in 1998, requiring that property owners give a nine-
month notice of their intent to opt out of low income
restrictions. The City will work with tenants of at-risk units
and provide them with information regarding tenant rights
and conversion procedures. The City will also provide tenants
with information regarding Section 8 rent subsidies through
C I T Y O F T E Ni E C U E A G E N E R A L P L A N
1-1-114
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s s~
the Riverside County Housing Authority, and other affordable
housing opportunities.
d. Assist Tenants of Existing Rent Restricted Units to g
Obtain Priority Status on Section 8 Waiting List: Work 0
with the Riverside Housing Authority to place tenants
displaced from at-risk units on a priority list for Section 8 U
rental assistance.
Five-Year Objectizus: T
• The City will monitor the status of Rancho California, p~ tt
and Oaktree. L
Progress-to-Datc• The Oakree affordable restrictions have
been extended.
Fuam The City will continue to monitor the
status of Rancho California since the
affordable restrictions are due to expire
during the planning period.
• The City will identify non-profit organizations as
potential purchasers/managers of at-risk housing
units.
• The City will explore funding sources available to
preserve the affordability of Rancho California, and
Oaktree or to provide replacement units.
Prrrdrzss-to-Date! The Oaktree affordable restrictions have
been extended.
Fuumr The City will continue to monitor the
status of Rancho California since the
affordable restrictions are due to expire
during the planning period.
• The City will assist qualified tenants to apply for
priority status on the Section 8 voucher/certificate
program immediately should the owners of the at-risk
project choose not to enter into additional restrictions.
C I T Y O E
14. Redevelopment Set-Aside
Prior to Temecula's incorporation, the County of Riverside
established a Redevelopment Project on July 12, 1988 with the
C E M E C U L A G F. N E R A L P L A N
H-115
adoption of Redevelopment Plan No. 1-1988. The Project area
extends from I-15/State Route 79 interchange north to the City
i
limits. The Old Town is included within the Project area. After
incorporation, the City assumed responsibility for administering the
Project area.
Pursuant to State law, the Temecula Redevelopment Agency
established a Redevelopment Housing Set-Aside Fund using 20% of
the tax increment revenue. The Agency anticipates an annual deposit
I
of about $3.0 million to $3.3 million in tax increment over a five-year
period. Based on the required 20% set-aside, approximately $16.5
million will be available during the five-year period for housing
activities. Since set-aside funds are a function of properly tax
revenues, the amount of future deposits will depend on factors such
as market conditions and the timing of new taxable development.
The housing programs identified for expenditure of Housing Set-
Aside Funds include funding for the development and preservation of
multi-family affordable housing, acquisition of land for the
development of Low and Moderate Income housing, and assistance
in the rehabilitation of existing housing units. All of these programs
are considered Priority I projects for the use of set aside funds.
Fim- Year Objectives:
The City will continue to utilize its Housing Set-Aside
Fund to implement the identified housing programs,
pursuant to State law.
15. Code Enforcement
While the majority of the existing housing stock in Temecula is less
than 30 years old, there is a need to enforce housing maintenance for
some of the older housing units. The City implements a code
enforcement program to correct housing and building code
violations. The City has adopted and enforces the UBC.
Fite-Year Objectives:
• The City will continue to seek voluntary compliance for Code-
related issues and violations to enforce the UBC and offer
information regarding the City's housing rehabilitation
programs to low and moderate-income households cited for
code violations.
C I T Y O F T E M E C U L A
G E N E R A L P L A N
H-116
16. Residential Improvement Program Y
The City provides the following grant and low interest loan programs
under its Residential Improvement Program to assist in rehabilitating
existing residential units. Since 1999, 379 households have been
assisted under this program. I r
• Senior Home Repair Grant - This program is available to U
seniors 55 or older with household incomes not exceeding S
120% of the area median income. The one time grant of up to d
$3,000 can be used for repairing owner-occupied homes on a i
permanent foundation located throughout the City.
• Single-Family Emergency Grant - This program provides
up to $2,500 grants to correct confirmed health and safety
and/or building code violations in owner-occupied homes on
a permanent foundation located throughout the City. The
household's income must not exceed the area median income.
Single-Family Paint & Fence Repair Loan - This loan
program is available to households whose income does not
exceed the area median income. Eligible housing units include
owner-occupied homes on a permanent foundation located
throughout the City. The maximum loan is $7,500 to be used
for exterior improvements to the house. The interest rate for
the loan is five percent, but the payments are deferred and
forgiven after five years if the owner still owns and occupies
the unit. If the house is sold within the five-year period, the
loan will be due and payable.
17. Section 8 Rental Assistance Program
The Section 8 rental assistance program extends rental subsidies to
Very Low Income families and elderly that spend more than 30% of
their income on rent. The Section 8 certificate subsidy represents the
difference between the excess of 30% of the monthly income and the
actual rent (up to the federally determined Fair Market Rent (FMR)).
Most Section 8 assistance is issues to the recipients as vouchers,
which permit tenants to locate their own housing and rent units
beyond the IMF, provided the tenants pay the extra rent increment.
The City contracts with the Riverside County Housing Authority to
administer the Section 8 Certificate/Voucher Program.
Fier-Year Objectives:
The City will continue to contract with the County of
Riverside to administer the Section 8 Rental Assistance
C I T Y O F J E N A E C U L A G E N L' R A L P L A N
H-117
1K 7
L ~11
Program and provide rental assistance to at least 105 Very
Low Income Temecula households.
H
The City will support the County of Riverside's
applications for additional Section 8 allocation.
• The City will promote the Section 8 program to second
unit owners by publicizing this program and making this
i
f
i
k
n
ormat
on
nown to city and county agencies, and
I
housing non-profits.
18. Mobile Home Assistance Program (MPAP)
To preserve affordable housing opportunities found within mobile
home parks, the H® provides financial and technical assistance to
Low Income mobile home park residents through the Mobile Home
Assistance Program (MPAP). The MPAP provides loans of up to
50% of the purchase price plus the conversion costs of the mobile
home park so that Low Income residents, or organizations formed by
Low Income residents can own and/or operate the mobile home
park
Heritage Mobile Home Park is the only mobile home park in
Temecula. The owners have indicated that they intend to operate the
park indefinitely. In the event that the owners decide to close the
park, the City will work with the tenants to acquire funding through
the MPAP program.
Fite-Year Objectiws:
• The City will provide technical assistance to Heritage
Mobile Home Park residents in pursuing MPAP funds in
the event that the owners propose to close the mobile
home park
Promote Equal Housing Opportunities
In order to make adequate provision for the housing needs of all
economic segments of the community, the housing program must
include actions that promote housing opportunities for all persons
regardless of race, religion, sex, family size, martial status, ancestry,
national origin, color, age, or physical disability.
19. Equal Housing Opportunity
The Riverside County Consortium, of which the City is a member,
has adopted an Analysis of Impediments (AI) to Fair Housing Choice
and has conducted fair housing planning to implement the
recommendations identified in the AL
C I T Y O F T E NI E. C U E A C E. N E R A E I' E A N
11-118
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A' r
The Fair Housing Program of Riverside County
maintains .a :1
comprehensive approach to affirmatively further and ensure equal
access to housing for all persons. The three major components of this
approach are: education, training/technical/ consultant assistance,
and fair housing rights assistance.
The Fair Housing Program of Riverside County is also an advocate
for affordable housing, legislative refomn, local compliance, and
research projects relative to fair housing and human rights issues. The
agency works with the State Department of Fair Employment and
Housing and HUD in the referral, enforcement, and resolution of
housing discrimination cases.
Five-Year Objectives:
• Temecula will continue to participate in the Riverside
County Consortium in implementing the fair housing
plan.
• The City will place fair housing brochures at City
counters, public libraries, Temecula Community Center,
and Temecula Community Recreation Center.
• The City will continue to post information regarding fair
housing services on the City web site. Future fair housing
workshops can also be advertised on the City web site.
• The City will continue to provide referral services to the
Fair Housing Program of Riverside County for residents
inquiring about fair housing issues.
• The City will continue to update its fair housing brochures
to conform to state law.
• The City will undertake ongoing efforts to educate the
public about affordable housing.
20. Housing Referral Directory
The City provides housing referral services through its Housing
Referral Directory. People contacting the City are provided
information on housing projects offering housing specific to a
person's needs.
Five- Year Objectives:
• The City will continue to offer housing referral services
through its Housing Referral Directory.
C I T Y O F T E M E C u LA G E N E R A L P L A N
H-119
f] 1
f 21. Housing for Persons with Disabilities
The City will analyze and determine whether there are constraints on
the development, maintenance, and improvement of housing for
0 persons with disabilities, consistent with SB 520 enacted
T~ January 1, 2002. The analysis will include land use controls, permit
t_ t procedures, and building codes.
Fite-Year Objectims:
I If any constraints are found in these areas, the City will
develop a plan by January 1, 2003 to remove the
constraints or provide reasonable accommodation for
housing intended for persons with disabilities.
Progress-to-D=7 The City has updated its General Plan and
Zoning Code to provide more opportunities
for the development of housing for persons
with disabilities.
Future The City will continue to monitor its
General Plan and Zoning Code increase
opportunities for the development of
housing for persons with disabilities and to
conform to State law.
22. Housing Element Monitoring and Reporting
To ensure that the housing programs identified in this Housing
Element are implemented and achieve their goals, an accurate
monitoring and reporting system is required.
Service agencies receiving CDBG funding from the City are required
to report on their program accomplishments at least annually.
Records from service agencies help the City assess the extent of
housing and supportive service needs, particularly regarding the
special needs populations.
The City is also required to submit annual reports to the state
addressing its success in implementing the General Plan and Housing
Element. These reports provide decision makers with useful
information regarding how successful the housing programs are with
meeting the needs of the community.
Fiw- Year Objectiws:
• The City will continue to require that service agencies
report their accomplishments annually. This information
will be used bythe Cityto assess the communitys housing
C I T Y O F T L M E C LI L A G E N F R A L P L A N
H-LO
needs and how well these needs are being met by the F
existing programs.
• The City will continue to submit annual reports to the
state assessing the implementation of the General Plan
and Housing Element.
C. Summary of Quantified Objectives
The following Table H-40 summarizes the City's quantified five-year
objectives with regard to housing production, conservation,
rehabilitation, and provision of homeowners' assistance. Table H-41
provides the detail for this summary and assigns responsibility for
reaching the City's five-year objectives.
TABLE H-40
SUMMARY OF QUANTIFIED OBJECTIVES
Type of Activities
Extremely
Low
Income
Very
Low
Income
Low
Income
Moderate
Income
Upper
Income
Total
New
503
425
570
693
1,622
3,813
Construction
Conservation
At-Risk
95
-
95
Housing
Section 8
Rehabilitation
4
11
62
77
Homeownership
First-Time
Homebuyer
50
100
-
150
Total
507
531
682
793
1,622
4,135
SOURCE: City of Temecula, 2009.
C I T Y O F l E M EL C LI L A G E N E R A L P L A N
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TABLE H-41
HOUSING PROGRAM SUMMARY
Housing Program Program Objectives 5-Year Objective and Time Frame Funding Source Responsible
Agency
Provision of Adequate Housing Sites
1. Land Use Element Provide a range of
and Development residential
Code development
opportunities through
appropriate land use
designations.
2. Sites for Emergency
and Traditional
Housing
Provide for sites for
the development and
opportunities for the
provision of housing
for the homeless.
3. Sites for Supportive
Housing and Single
Room Occupancies
Provide for sites for
the development and
opportunities for the
provision of short to
moderate length stay
affordable housing.
Continue to augment the Land
Use Element and Development
Code to incorporate changes
required by law, and to facilitate
the development of affordable
housing by right.
Continue to provide an
adequate number of residential
sites to accommodate its
remaining share of the RHNA, if
applicable.
Continue to maintain and
update its inventory of
developable sites and provide
that information to interested
developers.
Continue to maintain the multi-
family sites inventory and to
provide copies to multi-family
housing developers to solicit
development interest.
Continue to use the Mixed-Use
Overlay Zone to encourage the
construction of multi-family
housing.
By 2009, implement a new
"Urban Density Overlay Zone"
that allows 30 dwelling units per
acre by right (or more with
density bonuses) if the project
meets certain criteria and is
located in a Redevelopment
Plan area or a Specific Plan
area.
Continue to work with public
agencies and private entities to
provide adequate resources for
its homeless population. To the
extent feasible, participate in
efforts to unite organizations
and entities that provide
services to the homeless.
Continue efforts to require
affordable housing projects that
receive assistance from the City
to reserve units for transitional
housing.
Continue to work with the state,
public agencies and private
entities to provide adequate
housing resources for its diverse
population. The City will also
work to amend the Temecula
Municipal Code to allow for
these uses within zoning
districts deemed appropriate by
the City Council.
Departmental
Budget
Departmental
Budget
Departmental
Budget
Planning
Department
Planning
Department
Planning
Department
C, I T Y O F T E IM E C U L A G E N E R A L I L A N
H-122
TABLE H-41
HOUSING PROGRAM SUMMARY
Housing Program
Program Objectives
5-Year Objective and Time Frame
Funding Source Responsible
Agency
L
j j
Affordable Housing Development
4.
Density Bonus
Encourage the
Inform residential development
Departmental Planning
Ordinance
provision of senior
applicants of opportunities for
Budget Department
/affordable housing
density increases.
development by
continuing to
implement the
Density Bonus
T
Ordinance.
j
5.
Land Assemblage and
Assist with the
Continue to acquire land for use
Redevelopment Redevelopment
Affordable Housing
development of
in the provision of affordable
Set-aside Funds Agency
Development
affordable housing by
acquiring land for the
housing.
F
l
and CDBG funds
aci
itate the development of
development of Low
housing units affordable to lower
and Moderate Income
income households by
housing.
publicizing its density bonus
program (including the new
"Urban Density Overlay Zone" to
be implemented in 2009 for
properties located in a
Redevelopment Plan area
and/or in a Mixed-Use Overlay
Zone) and its incentives, and by
making this information
available to developers and non-
profit housing agencies through
the development application
process.
6.
Second Unit
Facilitate the
Continue to allow and promote
Departmental Planning
Ordinance
development of
the construction of affordable
Budget Department
affordable housing
second units to result in the
through the
construction of ten new second
construction of
units by 2014 by publicizing the
second units.
program.
7.
Mortgage Credit
Assist first time home
Continue to promote the
Departmental Planning
Certificate Program
buyer by promoting
regional Mortgage Credit
Budget Department
the regional Mortgage
Certificate program to assist an
Credit Certificate
average of 10 households
Program.
annually.
Affordable Housing Development
8.
First Time Home
Assist lower income
Amend the FTHB program to
Redevelopment Redevelopment
Buyer Program
first time home
considerably increase
Set-aside Agency
buyers with the
assistance from the City to a
purchase of a home
maximum of $65,000 per unit.
through the use of
Assist with the purchase of 25
loan assistance.
homes when the amended
program is in place.
9.
Employee Relocation
Provide loan
Work to increase assistance
Redevelopment Redevelopment
Program
assistance to
amount in attempt to make the
Set-aside Agency
qualified, lower
program economically feasible.
income relocated
employees for the
purchase of a home.
Removal of Governmental Constraints
10.
Development Fees
Reduce the cost of
Continue to enter into
Redevelopment Redevelopment
Reimbursement
affordable/senior
development agreements with
Set-aside Agency
housing development
qualifying senior/affordable
through the
housing projects on a case-by-
C
I T O F
T F NI E C
U L A G L N E
R A L P L A N
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U
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TABLE H-41
HOUSING PROGRAM SUMMARY
Housing Program
Program Objectives
5-Year Objective and Time Frame Funding Source
Responsible
Agency
reimbursement of
case basis to provide
development fees.
development fee reimbursement.
11. Expedite Processing
Consider adopting a
Investigate the feasibility of Departmental
Planning
of Affordable Housing
program to expedite
shorter processing times and Budget
Department
Projects
processing of projects
develop criteria to qualify
with an affordable
projects for expedited
housing component.
processing.
12. Periodic Consistency
Conduct biannual
Staff will track and stay abreast
Departmental
Review of General
review to ensure
of changes in state housing law
Budget
Plan, Municipal Code
consistency with
and work with the City Attorney
and State Law
legislative and
to amend the Municipal Code
regulatory
and General in response to
amendments, new
significant case law
state laws, and case
interpretations.
law interpretations.
Conserve and Improve Existing Affordable Housing
13. Preserve At-Risk
Encourage the
Continue to monitor the status
Redevelopment
Housing Units
continued affordability
of Rancho California since the
Set-aside Funds,
of at-risk housing
affordable restrictions are due
CDBG Funds,
units to preserve
to expire during the planning
and Section 8
existing affordable
period.
Vouchers/
housing opportunities.
Identify non-profit organizations
Certificates.
as potential
purchasers/managers of at-risk
housing units
Explore funding sources
available to preserve at-risk
units or to provide replacement
units.
Assist tenants to apply for
priority status on the Section 8
voucher/certificate program
immediately should the owners
of the at-risk project choose not
to enter into additional
restrictions.
14. Redevelopment Set-
Aside
15. Code Enforcement
Develop and preserve
affordable housing
through the
expenditure of
Redevelopment Set-
aside funds.
Maintain the existing
housing stock through
the enforcement of
the UBC.
Continue to utilize the City's
Housing Set-Aside Fund to
implement the identified
housing programs, pursuant to
State law.
Continue to enforce the UBC
and offer information regarding
housing rehabilitation programs
to low and moderate income
households cited for code
violations.
Conserve and Improve Existing Affordable Housing
16. Residential Assist with the
Improvement rehabilitation of
Program existing single and
multi-family lower
income housing units
through the use of
loan and grant
Fund 30 rehabilitation grants
and loan annually through the
City's Residential Improvement
Program.
Planning
Department
Redevelopment
Agency,
Planning
Department and
Riverside
Housing
Authority.
Redevelopment Redevelopment
Set-aside Funds Agency
Departmental
Budgets
Planning
Department
Redevelopment
Set-aside and
CDBG Funds
Redevelopment
Agency
C I T Y O F T E M E C U L A G E N E R A L P L A N
11-1)4
TABLE H-41
HOUSING PROGRAM SUMMARY
~x 1
Housing Program
Program Objectives
5-Year Objective and Time Frame
Funding Source Responsible
Agency
programs.
17. Section 8 Rental
Support the County of
Continue to contract with the
HUD Section 8 Planning
Assistance Program
Riverside's Section 8
County of Riverside to
allocations Department
Rental Assistance
administer the Section 8 Rental
Program.
Assistance Program and
provide rental assistance to at
least 105 Very Low Income
Temecula households.
Support the County of
Riverside's application for
additional Section 8 allocation.
Promote the Section 8 program
to second unit owners.
18. Mobile Home
Avoid the loss of
Provide technical assistance to
Departmental Planning
Assistance Program
affordable housing
Heritage Mobile Home Park
Budget Department
(MPAP)
within mobile home
residents in pursuing MPAP
parks due to the
funds in the event that the
closure of existing
owners propose to close the
parks by providing
mobile home park.
technical assistance
to lower income
mobile home park
residents pursing
MPAP funds.
Promote Equal Housing Opportunity
19. Equal Housing
Promote equal
Continue to participate in the
Departmental Planning
Opportunity
opportunities for
Riverside County Consortium in
Budget Department
housing by
implementing the fair housing
participating in the
plan.
Riverside County
Place fair housing brochures at
Consortium.
City counters, public libraries,
the Temecula Community
Center, and Temecula
Community Recreation Center.
Continue to post information
regarding fair housing services
on the City web site. Future fair
housing workshops can also be
advertised on the City web site.
Continue to provide referral
services to the Fair Housing
Program of Riverside County for
residents inquiring about fair
housing issues.
Continue to update it fair
housing brochures to conform to
state law.
Undertake ongoing efforts to
educate the public about
affordable housing.
20. Housing Referral
Assist community
Continue to offer housing
Departmental Planning
Directory
members in locating
referral services through the
Budget and Department and
housing which meets
City's Housing Referral
Redevelopment Redevelopment
the individual's
Directory.
Set-aside Funds Agency
needs.
21. Housing for Persons
Analyze and
Continue to monitor the City's
Departmental Planning and
with Disabilities
determine whether
General Plan and Zoning Code
Budget Building
C I T Y O F
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TABLE H-41
HOUSING PROGRAM SUMMARY
Housing Program
Program Objectives
5-Year Objective and Time Frame
Funding Source Responsible
Agency
there are constraints
to increase opportunities for the
Departments
~f
on the development,
development of persons with
maintenance, and
improvement of
disabilities and to conform to
State law.
housing for persons
with disabilities,
consistent with SB
520 enacted
I
January 1, 2002.
H
i
El
ous
ng
ement Monitoring and Reporting
22. Annual Reporting/
Monitor the housing
Continue to require that service
Departmental Planning
Housing Needs
needs of the
agencies report on their accom-
Budget and Department
Database
community and the
plishments annually. This
CDBG Funds
ability of current
information will be used by the
housing programs to
City to assess the community's
meet these needs
housing needs and how well
through ongoing
these needs are being met by
reporting.
the existing programs.
Continue to submit annual
reports to the state assessing
the implementation of the
General Plan and Housing
C I T Y O 1 T E M E C U L A G E N E R A L P L A N
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A r
APPENDIX A. HOUSING ELEMENT GLOSS
ARI'
Acre: A unit of land measure equal to 43,560 square feet. H
Acreage, Net: The portion of a site exclusive of existing or planned Q
public or private road rights-of-way. l_I
Affordability Covenant: A property title agreement which places
resale or rental restrictions on a housing unit. q
Affordable Housing: Under State and federal statutes, housing 11~ 1
which costs no more than 30 percent of gross household income.
Housing costs include rent or mortgage payments, utilities, taxes, [
insurance, homeowner association fees, and other related costs.
Area Median Income (AMI): The AMI is determined by the U.S.
Department of Housing and Urban Development (HUD) and is the
midpoint income for am area - half of all wage earners have
salaries higher than the median, and half of all wage earners have
salaries lower than the median. Each year, HUD sets area median
incomes for the Riverside area. The AMI is then used to establish
income limits for certain housing programs.
Annexation: The incorporation of land area into the jurisdiction of
an existing city with a resulting change in the boundaries of that city.
Assisted Housing: Housing that has been subsidized by federal,
state, or local housing programs.
At Risk Housing: Multi-family rental housing that is at risk of
losing its status as housing affordable for low and moderate income
tenants due to the expiration of federal, state or local agreements.
California Department of Housing and Community
Development - HCD: The State Department responsible for
administering State-sponsored housing programs and for reviewing
housing elements to determine compliance with State housing law.
Census : The official United States decennial enumeration of the
population conducted by the federal government.
Community Development Block Grant (CDBG): A grant
program administered by HUD. This grant allots money to cities and
counties for housing rehabilitation and community development
activities, including public facilities and economic development.
C I T Y O E T E NI E C U L A
G E N E R A L P L A N
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S ',s Condominium: A building or group of buildings in which units are
owned individually, but the structure, common areas and facilities are
H owned by all owners on a proportional, undivided basis.
0 Congregate Care: Apartment housing, usually for senior citizens, or
T T for the disabled in accordance with Health and Safety Code Section
4..d 50062.5 that is arranged in a group setting that includes independent
living and sleeping accommodations in conjunction with shared
dining and recreational facilities (see Temecula Municipal Code
I Section 17.34.010.B).
Congregate Living Health Facility- A facility with a
noninstitutional, home-like environment that provides inpatient care,
including the following basic services: medical supervision, twenty-
four hour skilled nursing and supportive care, pharmacy, dietary,
social recreational, and at least one type of service specified in the
Health and Safety Code. The primary need of congregate living health
facility residents shall be for availability of skilled nursing care on a
recurring, intermittent, extended or continuous basis. This care is
generally less intense than that provided in general acute care
hospitals but more intense than that provided in skilled nursing
facilities (see Temecula Municipal Code Section 17.34.010.B).
Density: The number of dwelling units per unit of land. Density
usually is expressed "per acre," e.g., a development with 100 units
located on 20 acres has density of 5.0 units per acre.
Density Bonus: The allowance of additional residential units beyond
the maximum for which the parcel is otherwise permitted usually in
exchange for the provision or preservation of affordable housing
units at the same site or at another location.
Development Impact Fees: A fee or charge imposed on developers
to pay for a jurisdiction's costs of providing services to new
development.
Development Right: The right granted to a land owner or other
authorized party to improve a property. Such right is usually
expressed in tenns of a use and intensity allowed under existing
zoning regulation. For example, a development right may specify the
maximum number of residential dwelling units permitted per acre of
land.
Dwelling, Multi-family: A building containing two or more
dwelling units for the use of individual households; an apartment or
condominium building is an example of this dwelling unit type.
C I T Y O F T E M E C u L A C E N E K A L P L A N
H-128
Dwelling, Single-family Attached: A one-family dwelling attached
to one or more other one-family dwellings by a common vertical wall.
Row houses and town homes are examples of this dwelling unit We.
Dwelling, Single-family Detached: A dwelling, not attached to any
other dwelling, which is designed for and occupied by not more than
one family and surrounded by open space or yards.
Dwelling Unit: One or more rooms, designed, occupied or intended
for occupancy as separate living quarters, with cooking, sleeping and
sanitary facilities provided within the unit for the exclusive use of a
household.
Elderly Household: As defined by HUD, elderly households are
one- or two- member (family or non-famiW households in which the
head or spouse is age 62 or older.
Element: A division or chapter of the General Plan.
Emergency Shelter. An emergency shelter is a facility that provides
shelter to homeless families and/or homeless individuals on a limited
short-term basis.
Fair Market Rent (FMR): Fair Market Rents (FMRs) are freely set
rental rates defined by HUD as the median gross rents charged for
available standard units in a county or Standard Metropolitan
Statistical Area (SBA). Fair Market Rents are used for the Section 8
Rental Program and many other HUD programs and are published
annually by HUD.
First-Time Home Buyer (FTHB): Defined by HUD as an
individual or family who has not owned a home during the three-year
period preceding the HUD-assisted purchase of a home. Jurisdictions
may adopt local definitions for first-time home buyer programs which
differ from non-federally funded programs.
Floor Area Ratio (FAR): The gross floor area of all buildings on a
lot divided by the lot area; usually expressed as a numerical value (e.g.,
a building having 10,000 square feet of gross floor area located on a
lot of 5,000 square feet in area has a floor area ratio of 2.0).
Group Home: The City of Temecula's Zoning Code defines a group
home as any residential care facility for six or fewer persons which
is licensed by the state (Temecula Municipal Code Section
17.344.810.B).
C I T Y O P T L M L C U L A
G E N E R A 1, P L A N
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General Plan: The General Plan is a legal document, adopted by the
legislative body of a City or County, setting forth policies regarding
long-term development. California law requires the preparation of
seven elements or chapters in the General Plan: Land Use, Housing,
Circulation, Conservation, Open Space, Noise, and Safety. Additional
elements are permitted, such as Economic Development, Urban
Design and similar local concerns.
Group Quarters: A facility which houses groups of unrelated
persons not living in households (U.S. Census definition). Examples
of group quarters include institutions, dormitories, shelters, military
quarters, assisted living facilities and other quarters, including single-
room occupancy (SRO) housing, where 10 or more unrelated
individuals are housed.
Growth Management: Techniques used by a government to
regulate the rate, amount, location and type of development.
HCD: The State Department of Housing and Community
Development.
Home Mortgage Disclosure Act (HMDA): The Home Mortgage
Disclosure Act requires larger lending institutions making home
mortgage loans to publicly disclose the location and disposition of
home purchase, refinance and improvement loans. Institutions
subject to HMDA must also disclose the gender, race, and income of
loan applicants.
Homeless: Unsheltered homeless are families and individuals whose
primary nighttime residence is a public or private place not designed
for, or ordinarily used as, a regular sleeping accommodation for
human beings (e.g., the street, sidewalks, cars, vacant and abandoned
buildings). Sheltered homeless are families and persons whose
primary nighttime residence is a supervised publicly or privately
operated shelter (e.g., emergency, transitional, battered women, and
homeless youth shelters; and commercial hotels or motels used to
house the homeless).
Household: The US Census Bureau defines a household as all
persons living in a housing unit whether or not they are related. A
single person living in an apartment as well as a family living in a
house is considered a household. Household does not include
individuals living in dormitories, prisons, convalescent homes, or
other group quarters.
C I T Y
O F T E M E C U L A
G L N E R A L P L A N
H-130
1
Household Income: The total income of all the persons living
household. A household is usually described as very low income, low
income, moderate income, and upper income based upon household I
size, and income, relative to the regional median income.
Housing Problems: Defined by HUD as a household which:
(1) occupies a unit with physical defects (lacks complete kitchen or
bathroom); (2) meets the definition of overcrowded; or (3) spends
more than 30% of income on housing cost.
Housing Subsidy- Housing subsidies refer to government assistance
aimed at reducing housing sales or rent prices to more affordable
levels. Two general types of housing subsidy exist. Where a housing
subsidy is linked to a particular house or apartment, housing subsidy
is "project" or "unit" based. In Section 8 rental assistance programs
the subsidy is linked to the family and assistance provided to any
number of families accepted by-willing private landlords. This type of
subsidy is said to be "tenant based."
Housing Unit: A room or group of rooms used by one or more
individuals living separately from others in the structure, with direct
access to the outside or to a public hall and containing separate toilet
and kitchen facilities.
HUD: See U. S. Department of Housing and Urban Development.
Income Category: Four categories are used to classify a household
according to income based on the median income for the county.
Under state housing statutes, these categories are defined as follows:
Very Low (0-50% of County median); Low (50-80% of County
median); Moderate (80-120% of County median); and Upper
(over 120% of County median).
Large Household: A household with 5 or more members.
Low Income Home Energy Act Program (LIHEAP): LIHEAP
helps pay the winter heating bills or summer cooling bills of low-
income and elderly people.
Manufactured Housing: Housing that is constructed of
manufactured components, assembled partly at the site rather than
totally at the site. Also referred to as modular housing.
Market Rate Housing: Housing which is available on the open
market without any subsidy. The price for housing is determined by
the market forces of supply and demand and varies by location.
C I T Y O F T L iNA E C U L A
G F. N E R A L P L A N
0
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H-131
i
Median Income: The annual income for each household size within
a region which is defined annually by HUD. Half of the households
in the region have incomes above the median and half have incomes
below the median.
i Mobile Home: A structure, transportable in one or more sections,
l t which is at least 8 feet in width and 32 feet in length, is built on a
permanent chassis and designed to be used as a dwelling unit when
connected to the required utilities, either with or without a permanent
I foundation.
N Mobile Home Park Assistance Program (MPAP):. To preserve
affordable housing opportunities found within mobile home parks,
G HCD provides financial and technical assistance to Low Income
mobile home park residents through MPAP. MPAP provides loans of
up to 50% of the purchase price plus the conversion costs of the
mobile home park so that Low Income residents, or organizations
formed by Low Income residents can own and/or operate the mobile
home park.
Mortgage Credit Certificate (MCC): Administered by Riverside
County, and authorized by Congress in the Tax Reform Act of 1984,
the MCC provides assistance to first-time homebuyers for the
purchase of owner-occupied single-family homes, townhomes, and
condominiums. An MCC reduces the amount of federal income taxes
otherwise due but not to exceed the amount of federal taxes owed for
the year after other credits and deductions have been taken. (Unused
tax credits can be carried forward three years, until used)
Mortgage Revenue Bond (MRB): A state, county or city program
providing financing for the development of housing through the sale
of tax-exempt bonds.
Overcrowding: As defined by the U.S. Census, a household with
greater than 1.01 persons per room, excluding bathrooms, kitchens,
hallways, and porches. Severe overcrowding is defined as households
with greater than 1.51 persons per room.
Office of Planning and Research (OPR): The Governor's Office
of Planning and Research (OPR) provides legislative and policy
research support for the Governor's office. OPR also assists the
Governor and the Administration in land-use planning and manages
the Office of the Small Business Advocate.
Overpayment: The extent to which gross housing costs, including
utility costs, exceed 30 percent of gross household income, based on
data published by the U.S. Census Bureau. Severe overpayment, or
C I T Y O F T E h9 E C U L A G E N E R A L P L A N
11-132
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cost burden, exists if gross housing costs exceed 50 percent of gross"``, _
income.
Panel: The basic unit of land entitlement. A designated area of land
established by plat, subdivision, or otherwise legally defined and
permitted to be used, or built upon.
Physical Defects: A housing unit lacking complete kitchen or
bathroom facilities (U.S. Census definition). Jurisdictions may expand
the Census definition in defining units with physical defects.
Poverty: The income cutoffs used by the Census Bureau to
determine the poverty status of families and unrelated individuals
included a set of 48 thresholds. The poverty thresholds are revised
annually to allow for changes in the cost of living as reflected in the
Consumer Price Index. The average threshold for a family of four
persons in 1989 was $12,674. Poverty thresholds were applied on a
national basis and were not adjusted for regional, state, or local
variations in the cost of living.
Project-Based Rental Assistance: Rental assistance provided for a
project, not for a specific tenant. A tenant receiving project-based
rental assistance gives up the right to that assistance upon moving
from the project.
Public Housing: A project-based low rent housing program
operated by independent local public housing authorities. A low-
income family applies to the local public housing authority in the area
in which they want to live.
Redevelopment Agency: California Redevelopment Law provides
authority to establish a Redevelopment Agency with the scope and
financing mechanisms necessary to remedy blight and provide
stimulus to eliminate deteriorated conditions. The law provides for
the planning, development, redesign, clearance, reconstruction, or
rehabilitation, or any combination of these, and the provision of
public and private improvements as may be appropriate or necessary
in the interest of the general welfare by the Agency. Redevelopment
law requires an Agency to set aside 20 percent of all tax increment
dollars generated from each redevelopment project area for the
purpose of increasing and improving the community's supply of
housing for low and moderate income households.
Regional Housing Needs Assessment (RHNA): The RHNA is
based on State of California projections of population growth and
housing unit demand and assigns a share of the region's future
housing need to each jurisdiction within the SCAG (Southern
California Association of Governments) region. These housing need
C I T Y o f T E ibl L C U t. A G E N E R A L P L A N
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numbers serve as the basis for the update of the Housing Element in
each California city and county.
Rehabilitation: The upgrading of a building previously in
dilapidated or substandard condition for human habitation or use.
Section 8 Rental Voucher/ Certificate Program: A tenant-based
rental assistance program that subsidizes a familes rent in a privately
owned house or apartment. The program is administered by local
public housing authorities. Assistance payments are based on
30 percent of household annual income. Households with incomes
of 50 percent or below the area median income are eligible to
participate in the program.
Service Needs: The particular services required by special
populations, typically including needs such as transportation, personal
care, housekeeping, counseling, meals, case management, personal
emergency response, and other services preventing premature
institutionalization and assisting individuals to continue living
independently.
Small Household: Pursuant to HUD definition, a small household
consists of two to four non-elderly persons.
Southern California Association of Governments (SCAG): The
Southern California Association of Governments is a regional
planning agency which encompasses six counties: Imperial, Riverside,
San Bernardino, Orange, Los Angeles, and Ventura. SCAG is
responsible for preparation of the RHNA.
Special Needs Groups: Those segments of the population which
have a more difficult time finding decent affordable housing due to
special circumstances. Under California Housing Element statutes,
these special needs groups consist of the elderly, handicapped, large
families, female-headed households, farm workers and the homeless.
A jurisdiction may also choose to consider additional special needs
groups in the Housing Element, such as students, military
households, other groups present in their community.
Single-Room Occupancy Structure (SRO): A rented room that
often includes shared bathroom and kitchen facilities.
Subdivision: The division of
accordance with the Subdivision
Code Section 66410 et seq.).
a lot, tract or parcel of land in
Map Act (California Government
Substandard Housing: Housing which does not meet the minimum
standards contained in the State Housing Code (i.e. does not provide
C 1 "L Y
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H-134
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shelter, endangers the health, safety or well-being of occupants}
Jurisdictions may adopt more stringent local definitions of
substandard housing.
1i
Substandard, Suitable for Rehabilitation: Substandard units
which are structurally sound and for which the cost of rehabilitation is i ~
considered economicallywarranted. U t
Substandard, Needs Replacement: Substandard units which are
structurally unsound and for which the cost of rehabilitation is
considered infeasible, such as instances where the majority of a unit
has been damaged by fire.
Supportive Housing: Housing with a supporting environment, such
as group homes or Single Room Occupancy (SRO) housing and other
housing that includes a supportive service component such as those
defined below.
Supportive Services: Services provided to residents of supportive
housing for the purpose of facilitating the independence of residents.
Some examples are case management, medical or psychological
counseling and supervision, child care, transportation, and job
training.
Tenant-Based Rental Assistance: A form of rental assistance in
which the assisted tenant may move from a dwelling unit with a right
to continued assistance. The assistance is provided for the tenant, not
for the project.
Transitional Housing: Transitional housing is temporary (often six
months to two years) housing for a homeless individual or family who
is transitioning to permanent housing. Transitional housing often
includes a supportive services component (e.g. job skills training,
rehabilitation counseling, etc) to allow individuals to gain necessary
life skills in support of independent living.
Uniform Building Code (UBC): Fast enacted by the international
Conference of Building Officials (ICBO) in 1927, the UBC provides
standards for building codes. Revised editions of this code are
published approximately every 3 years.
U.S. Department of Housing and Urban Development (HUD):
The cabinet level department of the federal government responsible
for housing, housing assistance, and urban development at the
national level. Housing programs administered through HUD include
CDBG, HOME and Section 8, among others.
C I T Y O F T E NI E C U L A
C, E N E R A L P L A N
11-135
Western Regional Council of Governments (WRCOG): WRCOG
consists of representatives from all 14 cities and the Riverside County
Board of Supervisors, which have seats on the WRCOG Executive
Committee, the group that sets policy for the organization. Together,
0 as a joint powers agency, they take up regional matters, from air
T T quality to solid waste and from transportation to the environment.
Zoning: A land use regulatory measure enacted by local government.
Zoning district regulations governing lot size, building bulk,
I placement, and other development standards vary from district to
~T district, but must be uniform within the same district. Each city and
1 V county adopts a zoning ordinance specifying these regulations.
G
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11-137
City of Temecula General Plan
Housing Element Update 2008
Appendix B
Vacant Land Inventory and Residential Capacity Analysis
All Vacant Parcels in the City of Temecula
Zone
Community Commercial' 2
High Density Residential
Highway Tourist Commercial'
Industrial Park
Low Density Residential
Low Medium Density Residential
Medium Density Residential
Multiple Zones4
Neighborhood Commercial'
Open Space
Professional Office' 3
Public Institutional
Public Recreation
Service Commercial'
Very Low Density Residential
Number of Parcels Total Acreage Res. Capacity
54
54.57
818
19
70.28
1047
16
23.32
343
89
392.50
0
160
206.14
403
637
367.64
1811
30
214.01
1912
20
398.92
1040
10
37.86
336
10
96.47
0
52
174.11
2585
8
149.18
0
1
1.45
0
60
207.31
3082
170
553.08
206
1336
2946.84
13583
Zones that Permit High Density Residential by Right
Zone
Community Commercial'
High Density Residential'
Highway Tourist Commercial'
Multiple Zones°
Professional Office'
Service Commercial'
Number of Parcels Total Acreage Res. Capacity
54
54.57
818
19
70.28
1047
16
23.32
343
20
398.92
1041
52
174.11
2585
60
207.31
3082
221
928.51
8916
Zones that Conditionally Permit High Density Residential
Zone
Number of Parcels
Total Acreage
Res. Capacity
Community Commerciale
54
54.57
818
Professional Office'
52
174.11
2585
106
229
3403
Notes:
1 Senior Citizen housing (age restricted) is permitted in this zone at 20 units per acre by right.
2 Multiple-Family residential housing is permitted in this zone at 20 units per acre with a Conditional Use Permit.
3 Affordable housing is permitted in this zone at 20 units per acre with a Conditional Use Permit.
4 Residential capacity for parcels with multiple zones is estimated based on the developable acreage for each parcel.
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City of Temecula General Plan
Housing Element Update 2008
Appendix D2
Summary of Vacant Land Inventory and Residential Capacity Analysis
for Urban Density Overlay
Zone
Community Commercial' 2
High Density Residential
Highway Tourist Commercial'
Industrial Park
Low Density Residential
Low Medium Density Residential
Medium Density Residential
Multiple Zones°
Neighborhood Commercial'
Open Space
Professional Office' 3
Public Institutional
Public Recreation
Service Commercial'
Very Low Density Residential
Number of Parcels
Total Acreage
Res. Capacity
42
35.05
789
4
5.78
130
4
4.39
99
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Notes:
1 Senior Citizen housing (age restricted) will be permitted in this overlay zone at 30 units per acre by right.
2 Multiple-Family residential housing will be permitted in this overlay zone at 30 units by right.
3 Affordable housing will be permitted in this overlay zone at 30 units per acre by right.
4 Residential capacity for parcels with multiple zones is estimated based on the developable acreage for each parcel.
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ATE.OF (.ALIFUf{NIA -ElusINESS.. Tt2ANSPORTATIUN ANO HOUSW(; A :(=NCV ARN(ll t~ ti(•HWAR~FN •pR
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy Development
1800 Third Street, Suite 430
P. O. Box 952053 1
Sacramento, CA 94252-2053
(916) 323-31771 FAX (916) 327-2643
www.hcd,ca.gov
April 11, 2008
Ms. Debbie Ubnoske APR 13 20p8
Director of Planning
City of Temecula
43200 Business Park Drive
Temecula, CA 92589-9033
Dear Ms. Ubnoske:
RE: Review of the City of Temecula's Draft Housing Element
Thank you for submitting Temecula's draft housing element received for our review on
February 13, 2008. The Department is required to review draft housing elements and report
the findings to the locality pursuant to Government Code Section 65585(b). A telephone
conversation on April 1, 2008 with you, members of your staff and the City's consultant
facilitated the review.
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State housing element law (Article 10.6 of the Government Code).
In particular, the element should include a more detailed analysis of the sites inventory and
governmental constraints. In addition, programs should include stronger implementation
actions to demonstrate how the City can accommodate its share of the regional housing need
for low- and moderate-income households. These and other revisions are described in the
enclosed Appendix.
The Department hopes these comments are helpful. If you have any questions or would like
our assistance, please contact Jennifer Seeger, of our staff, at (916) 322-4263. We would be
happy to arrange a meeting in either Temecula or Sacramento to provide any assistance
needed to facilitate your efforts to bring the element into compliance.
Sin erely,
G ^ /
Cathy E. Creswell
Deputy Director
Enclosure
cc: Emery Papp, City of Temecula
APPENDIX
CITY OF TEMECULA
The following changes would bring Temecula's housing element into compliance with Article 10.6
of the Government Code. Accompanying each recommended change, we cite the supporting
section of the Government Code.
Housing element technical assistance information is available on the Department's website at
www.hcd.ca.gov/hpd. Refer to the Division of Housing Policy Development and the section
pertaining to State Housing Planning. Among other resources, the Housing Element section
contains the Department's latest technical assistance tool Building Blocks for Effective Housing
Elements, at htfp://www.hcd.ca.govlhpolhousing elementlindex.html and the Department's
publication, Housing Element Questions and Answers (Qs & As), and the Government Code
addressing State housing element law and other resources.
A. Housing Needs, Resources, and Constraints
1. Include an analysis of population and employment trends and documentation of projections
and a quantification of the locality's existing and projected needs for all income levels,
including extremely low-income households (Section 65583(a)(1)).
In accordance with recently enacted legislation (Chapter 891, Statutes of 2006), the
element must identify the number of existing and projected extremely low-income
households and analyze their housing needs. While the element includes a projection of
extremely low-income needs for the planning period (Table H-26), the element must include
a quantification of existing extremely low-income (ELI) households, a description of the
housing needs of ELI households, and information on availability of housing and suitability
of zoning appropriate to accommodate for these households. This information will assist
the City in developing appropriate housing policies and prioritizing housing resources.
2. Include the locality's share of regional housing need in accordance with Section 65584.
The element states (page H-58) the City has built or approved 132 affordable units during
the last 18 months and 224 units during the previous planning period (page H-55). Please
note, jurisdictions may credit units built or under construction between the base year of the
RHNA and the beginning of the new planning period. The City may, therefore, credit units
against its current RHNA that were built or under construction as of January 1, 2006. To
credit units affordable to lower- and moderate-income households against the City's current
RHNA, the element must demonstrate the units are affordable based on actual rents/sales
prices, subsidies, financing* or other mechanisms that demonstrate affordability.
3. Include an analysis and documentation of household characteristics, including Level of
payment compared to ability to pay, housing characteristics, including overcrowding, and
housing stock condition (Section 65683(a)(2)).
While the element includes some information on housing needs and conditions, a thorough
analysis should include information by tenure where feasible. This will assist in facilitating
the development of goals, policies, and programs targeted to addressing any identified
-2-
significant housing needs. The element, therefore, should be revised to include information
by tenure for the following: number of existing households (page H-11), overcrowding
(H-13), vacancy rates (page H-14), and the elderly population (H-15). According to the
2000 Census, tenure figures for these populations are as follows:
Renter
Owner
Total
Existing Households
4,943
13,276
18,219
Overcrowding
>1.0 persons/room)
462
3.5%
871
17.6%
1,333
7.3%
Vacancy Rates units
372
246
803*
Elderly (65 years+)
331
6.7%
1,895
14.3%
2,226
12.2%
'Total vacant units include seasonal units, units sold/rented but not occupied and
other units not accounted for in the Renter and owner total figures.
This information should be incorporated into the element. As tenure affects the nature of
housing problems encountered by these populations, this information will be useful in
determining appropriate programmatic actions and or resources which have the potential to
address them.
4. Include an inventory of land suitable for residential development, including vacant sites and
sites having the potential for redevelopment, and an analysis of the relationship of zoning
and public facilities and services to these sites (Section 65583(a)(3)). The inventory of land
suitable for residential development shall be used to identify sites that can be developed for
housing within the planning period (Section 65583.2).
Temecula has a regional housing need of 4,086 housing units, of which 1,707 units are for
lower-income households. To address this need, the element relies on vacant sites,
including sites in Specific Plan Areas and within the Mixed-Use Overlay area. However, to
demonstrate the adequacy of these sites and strategies to accommodate the City's share
of the regional housing need, the element must include more detailed analyses, as follows:
Sites inventory -Appendix B provides a listing of sites by parcel number with general plan
designation and size. It is unclear, however, how this listing relates to the summary of sites
with development potential in Tables H-24 and H-25. For example, Appendix B indicates a
total of 177.65 acres of Medium GP designated land (7-12 units/acre) while Table H-24 lists
total site capacity at .25 acres. The Appendix must also be revised to include zoning
information for each parcel.
Realistic Capacity -The site inventory analysis must include an estimate of the number of
housing units that can be accommodated on each site identified in the land inventory
(Appendix B) within the planning period in accordance with Government Code
65583.2(c)(1 &2). While the element indicates (page H-30) the City has set target levels for
densities in the Hillside, Very Low, Low, and Low Medium Residential Designations, the
element must describe the methodology for determining the capacity of sites in Appendix B.
In addition, the element should be revised to clearly describe the realistic capacity of sites
within the Medium and High Residential designations and within the five mixed-use
designated areas. The analysis should include a calculation based on existing uses,
feasibility of consolidation of small lots, cumulative impact of standards such as maximum
-3-
lot coverage, height, open space, parking, FARs, site improvement requirements, and
consideration of recent development trends within the zones. For mixed-use or commercial
sites, the element should also account for potential non-residential uses and performance
standards mandating a specified portion of a mixed-use site as non-residential (i.e., first
floor, front space as commercial).
Zoning to Encourage Housing for Lower-Income Households - The element indicates a
maximum density of 20 units/acre in the High Density Residential district but states senior
and affordable developments are often granted density bonuses which allow up to 30
units/acre. Pursuant to Section 65583.2(c)(3)(A) and (B), the element must identify sites
with zoning and densities appropriate to encourage and facilitate the development of
housing for lower-income households. To identify sites and establish the number of units
that can accommodate the City's share of the regional housing need for lower-income
households, the element must demonstrate the identified zones and densities of 20
units/acre can encourage and facilitate the development of housing for lower-income
households based on factors such as market demand, financial feasibility and development
experience within the zones.
For communities with densities that meet specific standards this analysis is not required.
For the City of Temecula, densities which allow at least 30 units per acre are deemed
adequate to accommodate the facilitation of housing for lower-income households
(Section 65583.2(c)(3)(B)) without further analysis and as an alternative to preparing the
analysis as described above. This density, however, must be achievable without the
benefit of any additional density bonuses. Density bonuses for qualifying developments are
required under State law and cannot be used as a substitute for identifying adequate sites
to accommodate the City's regional housing need for lower-income households.
Suitability of Non-Vacant Sites - The element states (page H-50) many of the sites within
the mixed-use overlay zone in the area south of Old Town are currently vacant. The
element, however, does not indicate the extent to which the City is relying on sites within
the five areas identified for mixed-use development that are either currently underutilized or
non-vacant to accommodate its remaining RHNA. Appendix B provides a parcel-by-parcel
listing of sites, however, Page H-50 indicates sites for Temecula Creek Village are not
included. The Appendix also lists numerous sites within the industrial, community
commercial, high tourist commercial designations, however, the element must clarify if
these sites are part of the City's identified mixed-use areas and if there are any outstanding
uses on the sites. A description of these sites should be sufficiently detailed to
demonstrate the feasibility of redevelopment or reuse of these sites with residential uses
within the planning period. The analysis should describe the methodology used to
establish the development potential considering all of the following: 1) the extent existing
uses may constitute an impediment to additional residential development; 2) development
trends; 3) market conditions; and 4) availability of regulatory and/or other incentives such
as expedited permit processing, and fee waivers or deferrals.
Environmental Constraints -The element must describe any known environmental
constraints on identified sites that could impede development in the planning period. While
the element broadly discusses environmental conditions (Page H-47), the element should
include a general discussion of how these conditions relate to the identified sites,
particularly those targeted to accommodate lower-income needs and should identify any
-4-
known situation impeding the development of a particular site in the planning period. For
example, the element should indicate which sites (or what percentage of sites within the
Medium Residential designation) are located within the Flood Plain Overlay District and
analyze how the design requirements of the district impact the cost and feasibility of
housing development.
Zoning for a Variety of Housing Types - The element must identify zoning districts available
to encourage and facilitate a variety of housing types including emergency shelters,
transitional housing, housing for farmworkers, factory-built housing, single-room occupancy
(SROs) units and supportive housing. The element does not address this requirement for
housing for agricultural employees and supportive housing. An adequate analysis should,
at minimum, identify whether these housing types are allowed in any zoning districts and
analyze zoning, development standards, permit procedure and standard conditions of
approval. If the analysis does not demonstrate adequate zoning for these housing types,
the element must include a program to provide appropriate zoning. Further, the element
must include a more detailed analysis, as follows:
• Emergency Shelters - The element should include an analysis of capacity within the
proposed zone to demonstrate suitable and realistic opportunities for at least one
emergency shelter in the planning period. The element should also clarify any
development standards as well as the types of shelters allowed by-right in the medium
and high residential districts, including any restrictions on number of residents.
Supportive Housing and SRO - The element indicates in Table H-21 (page H-33)
supportive housing/SRO uses are currently not permitted within the City. While Page H-
39 indicates the City will amend the zoning ordinance to allow for these uses as well as
to clarify definitions and define any development standards associated with these uses,
the element does not include a program to implement these objectives. The element
should be revised to indicate which zones will allow supportive housinglSRO
development and demonstrate that zoning, local regulations (standard and the permit
process) encourage and facilitate supportive housing. Please note, however,
supportive housing must be subject only to the same permitting processes as other
housing in similar zones without undue special regulatory requirements.
• Farmworker Housing - The element must identify zones which allow farmworker
housing as a permitted or conditional use and describe how the City's permit approval
process and development standards encourage and facilitate such development. The
element should demonstrate the adequacy of identified sites/zones to accommodate the
identified need for farmworkers.
5. Analyze potential and actual governmental constraints upon the maintenance,
improvement, and development of housing for all income levels, including land use
controls, building codes and their enforcement, site improvements, fees and other
exactions required of developers, and local processing and permit procedures. The
analysis shall also demonstrate local efforts to remove governmental constraints that hinder
the locality from meeting its share of the regional housing need in accordance with Section
65584 (Section 65583(a)(4)).
-5-
Land-Use Controls - While the element identifies various residential development
standards (page H-31), the element must include a detailed analysis of the potential
impacts of these standards on the cost and supply of housing or add implementation
actions to address and remove or modify the standards as constraints on development.
The element states the City's development code allows flexibility for creative site planning,
but the element should detail how these flexible standards are applied. The analysis must
also demonstrate the cumulative impacts of development standards on the ability to
achieve maximum densities = particularly in the mixed-use overlay areas. At a minimum,
the element should include an analysis on the potential impact the required setbacks and
maximum lot coverage percentages in the Medium and High Residential Designations may
have on the costs and feasibility of housing development.
Processing and Permit Procedures - The analysis should be expanded to further describe
permit processing and procedures. The element states "most" development projects less
than 10,000 square feet in building floor area are approved administratively by the
Community Development Director and includes a general timeline of five weeks for
approval. It appears, therefore, developments over 10,000 square feet must be approved
by the Planning Commission and City Council. This discretionary approval process must
be further described and analyzed as a constraint including identification of any findings of
approval and the potential impact on approval certainty, timing, and cost - particularly for
multifamily development. In addition, the element should describe and analyze the
processing and permit procedures for developments within the mixed-use overlay zone.
The City may need to include programs to address these permitting requirements.
On/Off-Site Improvements - The element did not address this statutory requirement. The
element should be revised to describe and analyze specific on- and off-site improvements
for residential development such as requirements for street widths, sidewalks, water and
sewer connections and circulation improvements required for-residential developments and
assess their impact on the cost and supply of housing.
Codes and Enforcement - The element states the City has made minor modifications to the
adopted 2007 California Building Codes (page H-42). The element should describe these
local amendments and analyze them for any potential impacts on the cost of housing. The
element should also discuss the type and degree of code enforcement activities including
any efforts to link code enforcement activities to housing rehabilitation programs.
Constraints on Persons with Disabilities - The element must analyze the potential and
actual governmental constraints on the development, improvement and maintenance of
housing for persons with disabilities and demonstrate the City's efforts to remove any such
governmental constraints. This analysis should include a discussion of any conditions or
restrictions on the approval of group homes with seven or more residents, ADA retrofit
procedures, and an evaluation of the zoning code for ADA compliance or other measures
that provide flexibility in the development of housing for persons with disabilities. A copy of
the Department's technical assistance paper which includes a tool to guide an analysis of
constraints on the development, maintenance and improvement of housing for persons with
disabilities is enclosed.
.6-
6. Analyze any special housing needs, such as those of the handicapped, elderly, large
families, farmworkers, families with female heads of households, and families and person in
need of emergency shelter (Section 65583(a)(6)).
Special needs are those associated with specific demographic or occupational groups
which call for very specific program responses, such as preservation of SRO hotels or the
development of units with larger bedroom counts. The statute specifically requires analysis
of the special housing needs of the elderly, the disabled, female-headed households, large
families, farmworkers and homeless persons and families. These special needs groups
often spend a disproportionate amount of their income to secure safe and decent housing
and are sometimes subject to discrimination based on their specific needs or
circumstances. While the element includes some information on the number of households
and/or individuals for each special needs group, the analyses are quite general in scope.
The element's description of special needs should be expanded beyond the basic
household and individual counts for the various groups to include an analysis of specific
housing needs and resources available to address identified needs for each group. This
analysis will assist the City in identifying any unmet housing need and whether new or
expanded program responses are required. Additional information and sample analyses on
special needs populations are available in the Department's on-line technical assistance
tool, Building Blocks for Effective Housing Elements.
7. Analyze the opportunities for energy conservation with respect to residential development
(Section 65583(a)(7)).
While the element states the City has "many opportunities to directly affect energy use," the
element should include a detailed description of these energy conservation opportunities
for residential development. Given the importance of promoting strategies to address
climate change and energy conservation, the element could identify specific policies and
programs which will benefit climate change objectives. Additional information on potential
policies and programs to address energy conservation are available in the Department's
on-line Building Blocks for Effective Housing Elements technical assistance tool.
8. Analyze existing assisted housing developments that are eligible to change to non-low-
income housing uses during the next 10 years due to termination of subsidy contracts,
mortgage prepayment, or expiration of use restrictions (Sections 65583(a)(8) through
65583(a)(8)(D)).
The element includes a listing of assisted housing developments within the City, including
an assessment of the risk of conversion to market-rate. The table indicates one property,
Rancho California, with a pending expiration date during the planning period. Two
additional properties have past expiration dates (Woodcreek - 3/31/2003 and Oaktree -
8/8/2004). The element states the Oaktree project was successful in extending the term of
its affordable units and indicates the possibility of annual renewal of Woodcreek's Section 8
contracts; Table H-15, however, has not been updated to reflect new expiration date.
-7-
C. Quantified Obiectives
Establish the maximum number of housing units that can be constructed, rehabilitated, and
conserved over a five-year time frame (Section 65583(b)(1 & 2)).
The element must include quantified objectives to establish an estimate of housing units
income category that can be constructed, rehabilitated, and conserved over a five-year time
period. While the element includes these objectives by income group for very low-, low-,
moderate- and above-moderate income (page H-92), the element must also include objectives
for extremely low-income households.
D. Housing Programs
Include a program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the housing element through the administration of land use and development
controls, provision of regulatory concessions and incentives, and the utilization of
appropriate federal and state financing and subsidy programs when available and the
utilization of moneys in a Low and Moderate Income Housing Fund of a redevelopment
agency If the locality has established a redevelopment project area pursuant to the
Community Redevelopment law (Division 24, commencing with Section 33000, of the
Health and Safety Code).
To fully address the program requirements of Government Code Section 65583)(0)(1-6),
and in order for the City's proposed housing development and assistance strategies to be
effective during the 2003-2008 planning period, programs and corresponding actions
should demonstrate the City's commitment to implementation. Effective program
descriptions should include: (1) a description of the City's specific role in implementation;
(2) definitive implementation timelines; and (3) identification of responsible agencies and
officials. Programs to be revised and strengthened include, but are not limited to the
following:
Program 3 (Page H-81) - indicate what steps the City will take to inform residential
applicants of opportunities for increased densities through the City's density bonus
ordinance.
Program 5 (Page H-83) - detail how the City will promote the construction of affordable
second units. In addition, the program should be revised to have a quantifiable goal of
units to be constructed within the current planning period.
Program 7 (First Time Home Buyer Program) - include a specific implementation date for
completion and amendment of program to allow for greater levels of financial assistance.
Program 12 (Code Enforcement) - include specific steps the City will take to notify
homeowners of the City's Housing Rehabilitation Program.
.g-
2. Identify adequate sites which will be made available through appropriate zoning and
development standards and with public services and facilities needed to facilitate and
encourage the development of a variety of types of housing for all income levels, including
rental housing, factory-built housing, mobilehomes, and emergency shelters and
transitional housing. Where the inventory of sites, pursuant to paragraph (3) of subdivision
(a), does not identify adequate sites to accommodate the need for groups of all household
income levels pursuant to Section 65584, the program shall provide for sufficient sites with
zoning that permits owner-occupied and rental multifamily residential use by right, including
density and development standards that could accommodate and facilitate the feasibility of
housing for very low- and low-income households (Section 65583(c)(1)).
As noted in the finding A4, the element does not include a complete sites analysis and
therefore, the adequacy of sites and zoning have not been established. Based on the
results of a complete sites inventory and analysis, the City may need to add or strengthen
programs to address a shortfall of sites or zoning available to encourage a variety of
housing types. At a minimum, the element should be revised as follows:
Program 1 (page H-79): The program states the City will establish development standards
appropriate for encouraging mixed-use development within the Mixed-Use Overlay Zone
within six months of adoption of the Land Use Policy map. The program must include a
date certain by which the City will amend the zoning ordinance to include development
standards for the overlay zone. The program should include a realistic estimate of the
development potential of these sites within the planning period. In addition, the program
should detail how the City will encourage higher density development within the Mixed-Use
Overlay Zone by detailing any existing or planned financial assistance, regulatory
concessions or incentives the City will offer to encourage and facilitate mixed-use
development. Examples of incentives include: 1) organizing special marketing events
geared towards the development community; 2) posting the sites inventory on the local
government's webpage; 3) identifying and targeting specific financial resources; and 4)
reducing appropriate development standards.
3. The housing element shall contain programs which "address, and where appropriate and
legally possible, remove governmental constraints to the maintenance, improvement, and
development of housing" (Section 65583(c)(3)).
As noted in finding A5, the element requires a more detailed analysis of potential
governmental constraints. Depending upon the results of that analysis, the City may need
to strengthen or add programs and address and remove or mitigate any identified
constraints.
4. The housing program shall preserve for low-income household the assisted housing
developments (Section 65583(c)(6)).
Program 10b (Preserve At-Risk Housing Units) - The element should detail what types of
assistance the City will provide to facilitate the preservation of Rancho California and
Woodcreek Apartments including, but not limited to, support of non-profit funding
applications for acquisition and rehabilitation, allocation of local funds including gap funding
for nonprofit housing developers and any local incentives.
.9-
E. Public Participation
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the housing element, and the
element shall describe this effort (Section 65583(c)).
The element generally discusses public workshops and outreach efforts to various
community stakeholders and groups that represent lower-income households (page H-5).
The element should also include a description of how public comments were considered or
will be addressed in the housing element. In a phone conversation with the City, it was
indicated the City held one public workshop in December 2007 to assist in the preparation
of the draft. While the workshop was noticed in local papers and through flyers, no one
attended. The City must make a committed effort to include residents and community
stakeholders during the revision and adoption of the element in the months to come,
including making the draft document available to the public for review and comment.
Additional information on public participation, including strategies for reaching out to the
community, is available in the Department's Building Blocks for Effective Housing Elements
section on Public Participation.
Temecula - Revised Draft (Sept 2008)
(Italicized= previous finding not addressed)
Existing Housing Needs -
need information on overcrowded households by tenure (page H-13) - see previous Itr for data
Correct overcrowded data for all households (page H-13)
correct the information on the number of large family households (page H-19)
Progress in Meeting the Regional Housing Need - need information to demonstrate affordability
of unites built, permitted or approved to credit against the RHNA (page H-65166)
(http://www.hcd.ca.gov/hpd/housing element/screen14 rhna.pdf)
Sites Inventory -
• Site specific inventory must include information on GP land use designation and zoning and
• estimate of the number of units which can be accommodate per site and description of
methodology for determining capacity. (See previous letter for additional information under
finding A4 - Realistic Capacity)
• Appropriateness of expected densities considering the impacts of land use controls,
potential for non-residential uses and parcel size?
• relationship of Appendix B to Tables; i.e. Table H-3 identifies a total of 78 acres of high
density designated vacant land outside of specific plan areas, but Appendix doesn't appear
to include a parcel specific listing of those sites?
• Urban Density overlay district - which sites will be included ?
• existing mixed-use opportunity areas -total of 448 acres (page H-62) - need parcel specific
listing and a discussion of existing uses relative to these sites (see info on analysis of
underutilized sites at http://www.hcd.ca.gov/hpd/housing element2/SIA zoning.php)
Environmental Constraints - identification of sites (or percentage of sites) located within the
Flood Plain Overlay District. How do design requirements of the district impact the cost and
feasibility?
Sites with Zoning for a Variety of Housing Types -
http://www.hcd.ca.gov/hpd/housing element2/SIA variety.php
• demonstrate the adequacy of the identified zone to demonstrate realistic opportunities for
emergency shelters (see previous letter for details).
• Element states city will change zoning ordinance to clarify the definition of supportive and
SRO uses and allow these uses in the Community Commercial and Professional Office
zones but no program?
• supportive housing must be treated as a residential use subject only to the same permit
processing procedures as other housing in the same zone (i.e. multifamily and group
homes).
Land-Use Controls -
• analysis to demonstrate the cumulative impacts of development standards on the ability to
achieve maximum densities. (See model analysis at
http //www hcd ca gov/hpd/housing element/examples/screen23sanleandro.pdfl
• evaluate the potential impact of required setbacks and maximum lot coverage percentages
in the Medium and High Density Residential Designation
■ include mixed use development standards (page H-91)
■ Page H-34 indicates the Land use element has established daily trip caps indicates for sites
within the Mixed-Use Overlay District and states that development project proposals that
exceed the specified trip caps will not be approved. The element must evaluate the impact
of the established caps on the feasibility of development on sites identified in the overlay
district including a discussion of trip cap levels relative to the allowable densities and
considering potential for density increases within the Urban Density Overlay Zone.
Local Processing and Permit Procedures - (page H-51)
• projects less than 10, 000 sf subject to a Planning Director's hearing - states it is a "lesser
hearing" than a Planning Commission or City Council hearing but no indication on whether
there are standard guidelines of findings of approval and the impact on approval certainty?
• how are residential projects greater than 10,000 square feet and mixed-use projects
processed?
On/Off-Site Improvements - see finding from previous letter- not addressed
(http://www.hcd.ca.gov/hpd/housing element2/CON offsite.php)
Constraints on Housinq for Persons with Disabilities -
• Which zones allow group homes with 7+ and describe processing requirements (over
explaining contracting with State Fire Marshall for approval)?
• Review statutory requirements as outlined in the Technical assistance paper on SB 520
(http.llwww.hcd.ca.gov/hpd/hrc/plan/he/sb520 hpd.pdf) to ensure all requirements have
been addressed
Energy Conservation -
• program actions to implement programs the element was revised to indicate the city is
considering (i.e. green builder, water efficient landscape)?
• Description of goals and policies to be considered or implemented as part of the
sustainability program to be included in the amendment to the General Plan (page H-74)?
Quantified Objectives and Programs -
• Need quantified objectives for extremely low-income households.
• Review previous letter (finding D1) for examples of programs to be revised - not all were
addressed
• incentives to encourage higher density uses within the Urban Density Overlay and facilitate
residential and mixed-use development on vacant and underutilized parcels?
• What type of assistance the City will provide to facilitate the preservation of Rancho
California?( i.e. how is the City assisting in the preservation of Oaktree, including information
on resources used and efforts in working with the nonprofit organization?)
• What's status of the Oaktree Apartments?
Public Participation
• Efforts to include residents and public stakeholders during the revision of the element?
• Level of attendance or comments received during that workshop?
• Making a committed effort is especially critical as December 2007 workshop did not garner
any participation.
hftp://www.hcd.ca.gov/hpd/housing element/screen02 public participation. pdf.
STAIE OF AI IFORNIA-RUSINF_SS. TRANSPORTATION AND HO (RING A TNCY ARNOI Q RrH.WAR7c► FrrF13 w=or
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT '
1800 Third Street, Suite 430 a '
P. O. Box 952053"q
Sacramento, CA 94252-2053
(916) 323-31771 FAX (916) 327-2643
www.hcd.ca.gov '
January 14, 2009
f
Mr. Emery Papp, Senior Planner
City of Temecula
43200 Business Park Drive
Temecula, CA 92589-9033
Dear Mr. Papp:
Re: Vacant Land Capacity Analysis and Justification of Existing Densities
The Department is in receipt of your letter requesting a written opinion on the City's analysis
of vacant land capacity and justification of existing densities to accommodate Temecula's
regional need for lower-income households.
The letter states the City has sufficient capacity on vacant parcels currently zoned for
commercial, industrial and residential uses at densities between 12 and 20 units per acre to
accommodate the City's remaining regional need of'1,707 units affordable to very low- and
low-income households. While it appears from the attached Appendix, the City may have
sufficient vacant land and capacity to accommodate its aggregate regional need, the
information provided does not demonstrate the identified zones and densities are
appropriate to facilitate the development of housing for lower-income households to
accommodate the City's need.
Pursuant to Government Code Section 65583.2(c)(3)(A) and (B), the element must
identify sites with zoning and densities appropriate to encourage and facilitate the
development of housing for lower-income households. To identify sites and establish
the number of units that can accommodate the City's share of the regional housing need
for lower-income households, the element must demonstrate the identified zones and
densities of 20 units/acre can encourage and facilitate the development of housing for
lower-income households based on factors such as market demand, financial feasibility
and development experience within the zones.
For communities with densities that meet specific standards this analysis is not required.
For the City of Temecula, densities which allow at least 30 units per acre are deemed
adequate to accommodate housing for lower-income households without further analysis
(Section 65583.2(c)(3)(B)).
Mr. Emery Papp, Senior Planner
Page 2
For example, the City has proposed in its draft housing element, the creation of an Urban
Density Overlay District which would permit 30 units per acre by-right within the City's
Redevelopment and Mixed-Use overlay areas. It remains unclear, however, which of the
sites in the attached Appendix would be included in the proposed overlay area. These
sites, which would permit densities of 30 units per acre would be deemed adequate and
appropriate to facilitate the development of housing affordable to lower-income households
based on the default densities as indicated in Government Code Section 65583.2(c)(3)(B).
The element, therefore, should indicate specifically which sites included in the inventory
would be included in the proposed Urban Density Overlay District and calculate the total
estimated capacity of those sites. If the capacity of these sites is not sufficient to
accommodate the City's regional lower-income need of 1,707 units, the City must then
either identify additional sites for the overlay or demonstrate the appropriateness of
densities of between 12 and 20 units per acre through an analysis that demonstrates theses
identified zones and densities encourage and facilitate the development of housing for
lower-income households to address the City's remaining need. For example, if it is
determined a total of 1,200 units can be accommodated on sites within the proposed
Overlay District, the City would have a remaining regional need of 507 units for lower-
income households. Therefore, the City would need to both: 1) demonstrate sufficient
capacity to accommodate this remaining need and, 2) include and analysis to demonstrate
the appropriateness of the allowable densities of the sites to accommodate the remaining
need if less than the default density of 30 units per acre.
This analysis must, at a minimum, describe the following: 1) market demand and trends;
2) financial feasibility; and 3) information based on residential project experience within a
zone(s) where the densities facilitated the development of housing for lower-income
households. information gathered from local developers, and examples of recent residential
projects that provide housing for lower-income households is helpful in establishing the
appropriateness of the zone. It is recognized that housing affordable to lower-income
households requires significant subsidies and financial assistance. However, for the
purpose of the adequate sites analysis and the appropriateness of zoning, identifying
examples of lower density subsidized housing projects alone, is not sufficient or appropriate
to demonstrate the adequacy of a zone and/or density to accommodate the housing
affordable to lower-income households. Additional information and sample analyses are
available on the Department's website at htto://www.hcd.ca.aov/hi)d/housing_elementMIA zonina.gh~.
Once it is determined the identified zones and densities areappropriate to facilitate the
development of housing for lower-income households with sufficient capacity to
accommodate the City's need, the inventory must also address the suitability of sites
including but not limited to the suitability of small sites, opportunities for lot consolidation,
mixed-use capacity assumptions and a description and analysis of non-vacant or
underutilized sites as detailed in the Department's previous review.
Mr. Emery Papp, Senior Planner
Page 3
The Department is available to assist the City in addressing these and other necessary
revisions detailed in the previous review and would be happy to schedule a meeting with
your staff to provide any assistance necessary to facilitate your efforts to bring the element
into compliance. If you have any questions or need assistance in further revising the
element to comply with State law, please contact me at (916) 322-4263 or
isee-ger@hcd.ca.gov.
Sincerely,
iter Seeger, Manager
ion of Housing Policy Development
cc: Bob Johnson, Assistant City Manager
John R. Meyer, Director of Redevelopment
Debbie Ubnoske, Director of Planning
06/09/2009 13:02 9163272643 HPD PAGE 01/06
STATE F Gel IFORNIA .AURtNFSS T84NAPORTATthN ANh FtO At:FNCY .1tNO h R .MW4R7Rl1Ef:' . _R .nv rner
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
two IWO Street, Room 430
F. 0. Box 952053
Sacramento, CA 94252.2053
(918) 323.3175 FAX (916) 327.2943
TEL.FAX TRANSMITTAL FORM
TO: Debbie Ubnoske
Fax Phone: (951) (394-6477
Phone Number
FROM: Jennifer Seeger
Date : June 9, 2009
FAX Number: 916-327.2643
Voice Number: 916-3224263
E-Mail: jseeger@hcd.ca.gov
No. of Pages (Including Covei): 6
Subject: Review of the City of Temecula's Revised Draft Housing Element
Comments:
❑ Confidential
❑ Urgent/Hand Carry
0 information
❑ Per Your Request
❑ Please Comment
® Original Will F011011v
h:lfax sheet.doc
06/09/2009 13:02 9163272643 HPD PAGE 02/06
SiATFS2E CAHEORNIA 3eQ8 TIpNAN~tIOUSINGACFNCY AF C .MWA fFN C .Cr2
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION-OF HOUSING POLICY DEVELOPMENT
1400 Third Street, Suitt 430
P. O. Box 952053
Sacramento, CA 94252.2053 '
(910) 323.31771 FAX (916) 327.2643
www.hed.ea,gov
June 9, 2009
Ms. Debbie Ubnoske
Director of Planning
City of Temecula
43200 Business Park Drive
Temecula, CA 92589-9033
Dear Ms, Ubnoske:
RE: Review of the City of Temecula's Revised Draft Housing Element
Thank you for submitting Temecula's draft housing element received far review on
July 3, 2008. The Department is required to review draft housing elements and report
the findings to the locality pursuant to Government Code Section 655E 5(b), Telephone
conversations with Mr. Emery Papp, of the City's Redevelopment Age,)cy, facilitated the
review.
The revised draft element addresses some of the findings in the previous review;
however, revisions will be necessary to comply with State housing element law
(Article 10.6 of the Government Code). The enclosed Appendix descr bes revisions
needed to comply with State housing element law,
The Department appreciates the cooperation and assistance provided by Mr. Papp
throughout the course of the review and would be happy to provide assistance
necessary to facilitate your efforts to bring the element into compliance. If you have any
questions or need assistance, please contact Jennifer Seeger, of our I:taff, at
(916) 322-4263.
Sincerely,
C&W~W
Cathy E, reswell
Deputy Director
Enclosure
cc: Emery Papp, Temecula Redevelopment Agency
06/09/2009 13:02 9163272643 HPD PAGE 03/06
APPENDIX
CITY OF TEMECULA
The following changes would bring Temecula's housing element into compliance with
Article 10.6 of the Government Code. Accompanying each recommended change, we cite the
supporting section of the Government Code.
Housing element technical assistance information is available on the Department's website at
www.hcd.ca.gov/hpd. Refer to the Division of Housing Policy Development and the section
pertaining to State Housing Planning. Among other resources, the Hous ng Element section
contains the Department's latest technical assistance tool Building Black.:: for Effective Housing
Elements (Bulldfng BJocks) oval?able at http;//www~hod.ca:aov/hpd/housing elementhndex.html, the
Department's publication, /-lousing Element Questions and Answers (Qs As), and the
Government Code addressing State housing element law and. other reso.uces. _
A. Housing Needs, Resources, and Constraints
1. Include an inventory of land suitable for residential development, i -lcluding vacant sites
and sites having the potential for redevelopment, and an analysis'af the relationship of
zoning and public facilities and services to these sites (Section 65',583(a) (3)). The
inventory of land suitable for residential development shelf be used to identify sites that
-can be developed for housing within the planning period (Section -55583.2),
Progress in Meeting the Regional Housing Need Allocation _(RHN11: The element
indicates two senior projects totaling 385 units have been approved at densities of
30 units per acre. To credit approved units toward the RHNA, the element must include
information on the actual or projected rents, subsidy program, or c then mechanism
ensuring affordability during the planning period.
Please also note, the information In the narrative (page H-74) is inconsistent with the
information provided in Tables H-37(page H-76) and H-39 (page 1-1-79).
Sites Inventory; The element was revised to include additional inf:)rniation on the
proposed Urban Density Overlay, including an inventory listing of ;1ites and site-specific
estimates of realistic capacity. However, to demonstrate the suitability of this strategy
and the appropriateness of sites within the overlay area to accommodate the City's
RHNA for lower-income households in the planning period, the element should be
revised as follows:
For commercially and residentially zoned non-vacant sites, the element must
specifically evaluate the extent to which existing uses impede more intense or new
residential development within the planning period. For example, the element has
been revised to include some information on existing uses. it tappears, however,
several of these areas have existing viable uses (i.e., Target, occupied office
buildings, Von's Supermarket) and the element acknowledges redevelopment of
these uses may not be likely in the short term. Several existin;j uses, however,
appear ripe for redevelopment and are characterized by failing commercial centers or
vacant buildings. It is unclear, however, which sites included i.i Appendix D have the
greatest potential for redevelopment based on existing uses. This is particularly
important for those sites within the five areas detailed in Appendix 131 (Bel Villaggio,
Jefferson Avenue - east and west side, Target Center, and Tcwer plaza).
06/09/2009 13:02 9163272643 HPD PAGE 04/06
-2-
The element should also include a description of general marker conditions supportive
of residential or mixed-use development of underutilized properties (i.e., low
improvement vs. land values, interest expressed by property ow ners, and nearby
revitalization activity). For additional information, refer to the An., lysis of Sites and
Zoning section of the Building Blocks' website at
htto://www.hod.ca.gov/hpdthousinci zoning pho# ionvaneant.
The element should include a discussion of the potential for lot imnsolidation of sites
identified In Appendix D2 particularly for those sites included i •i the Community
Commercial zone as the majority of these sites are less than half an acre in size. The
analysis should consider development trends on small sites as well as policies or
incentives to facilitate such development, The revised element :vuld, for example,
include a discussion of lot dotisolidation potential based on surr-:)%inding underutilized
properties.
• Numerous sites in Appendix D2 are indicated to have "multiple" on-site constraints.
The element should include a description of the types of constraints and identify any
known situation impeding the development of a particular site in the planning period.
Sites with Zoning for a Variety of Housino Types (Farmworker Hou:yin : The element
was revised to indicate the City's current zoning does not allow for farm labor camps or
farm-related group care facilities and that "agricultural workers can qualify for affordable
housing in Temecula." The element, however, should include an a-lalysis of zoning to
encourage and facilitate a variety of housing types for farmworkers. permanent and
seasonal. The element should describe zoning available to accom-nodate various
housing types to address the needs offarmworkers. For example; the element could
discuss the availability of zoning and appropriate development standards to
accommodate manufactured homes, apartments, boarding houses, or single-room
occupancy (SRO) units. Specifically, Health and Safety (H&S) Code 17021.5 and
17021.6 generally requires employee housing to be permitted by-rift, without a
conditional use permit (CUP), in single-family zones for less than s x persons. The
element should include programs, as appropriate, to revise zoning to encourage'a variety
of housing types for farmworkers and to be consistent with H&S Codes 17021.5 and
17021.6.
2. Analyze potential and actual governmental constraints upon the maintenance,
improvement, and development of housing for all income levels, in.luding land use
controls, building codes and their enforcement, site improvements, fees and other
exactions required of developers, and local processing and permit arocedures. The
analysis shall also demonstrate local efforts to remove govemmen `al constraints that
hinder the locality from meeting its share of the regional housing need in accordance with
Section 65584 (Section 65583(x)(5)).
Land Use Controls: The element indicates the land-use element has established daily
vehicular trip caps for sites within the Mixed-Use Overlay District a,ld states that
development project proposals that exceed the specified trip caps Hill not be approved
and estimates projects greater than 28 units/net acre would likely tie impacted. The
element must evaluate the impact of the established caps on the fe:asibillty of
development on sites identified in the overlay district relative to the allowable densities
06/09/2009 13;02 9163272643 HPD PAGE 05/06
.3-
considering the proposed increases in allowable density increases within the Urban
Density Overlay. Conversations with City staff indicate the City is ::urrently completing a
comprehensive traffic study and preparing a program EIR for the zrea to shift daily trip
allowances from commercial to residential uses to allow for development at maximum
densities within the overlay. The element should provide additionc,-l information on these
efforts.
Local Processing and Permit Procedures: The revised element states projects that are
less than 10,000 square feet are subject to a Planning Director's hearing and projects
greater than 10,000 square feet require Planning Commission or City Council hearing.
However, no information was provided to describe whether there a re standard guidelines
of findings of approval for required discretionary approval a emen ould describe
and analyze this processing requirement for its impa on approval certai , cost and
timing. In addition, as detailed in the previous review, a The
revised to
describe processing and permit procedures for mixed-use projects,
On/Off-Site ImprQvgments: While the element was revised to indicate the City makes
available standard drawings which establish infrastructure or site requirements to support
new residential development, it must still describe relevant specific standards (i.e., street
width, curb, gutter, and sidewalk requirements),
Constraints on Housing for Persons with Disabilities: The element was revised to include
a program action to analyze potential constraints on the developmnt and maintenance
of housing for persons with disabilities (page H-117); however, pursuant to Chapter 671,
Statutes of 2001 (SB 520), as noted previously, it should include this analysis and include
programs if necessary to mitigate identified constraints. The analysis should address
zoning, development standards, building codes, and approval procedures for the
development of housing for persons with disabilities. Examples of standards and
requirements that should be analyzed include any definitions of family in the zoning code
and any spacing or concentration requirements. In addition, based on conversations with
staff, while the City has an established reasonable accommodation procedure, the
element should include a description of the process.
For assistance in addressing this statutory requirement, refer to th? Department's
technical assistance memo on SB 520 at hK%1Jwww.hcd.ca,gov/hpd/hr.:/plan/he/sb520 hpd.Adf
and the sample analysis at htla:11www.hcd.ca.QoY1hpd1hous1ng element2/ QN_dis_i ]litl8s.ohp.
B. Housing Prograrns
1. Identify adequate sites which will be made available through appropriate zoning and
development standards and with public services and facilities needed to facilitate and
encourage the development of a variety of types of housing for all Income levels,
including rental housing, factory-built housing, mobilehomes, and -:?mergency shelters
and transitional housing. Where the inventory of sites, pursuant to paragraph (3) of
subdivision (a), does not identify adequate sites to accommodate 'he need for groups of
all household income levels pursuant to Section 65584, the progre m shall provide thr
sufficient sites with zoning that permits owner-occupied and rental multifamily residential
use by right, including density and development standards that co-Ad accommodate and
facilitate the feasibility of housing for very low- and low-income ho,./seholds
{Secflon 65583(c)(1)).
06/09/2009 13:02 9163272643 HPD PAGE 06/06
-4-
While the element has been revised to include a program to establis:-i an Urban Density
Overlay District allowing densities of up to 30 units/acre, to address the City's need for
lower-income households, as detailed in the previous review, the prc gram must allow
owner occupied and rental multifamily uses by-right, sufficient to accommodate the
remaining need for lower-.income households. By-right, pursuant to Section 65583.2(i),
means local government review must not require a CUP, planned urit development, or
other discretionary review or approval. For example, Appendix D2 indicates multifamily
housing will be permitted at 30 units per acre with a CUP in the Community Commercial
zoning district. This district represents a significant percentage of th-3 vacant land
available for the Urban Density Overlay. The program should clarify multifamily
residential uses will be allowed by-right within the Overlay.
The program must also ensure'the adequate sites program provides for-
a minimum of 16 units per site;
• a minimum density of 20 units per acre; and
• at least 50 percent of the lower-income need must be accommoc aced on sites
designated for residential use only.
In addition, pursuant to Chapter 633, Statutes 2007 (SB 2), transitional and supportive
housing must be treated as residential uses, subject to the same permitting and
processing requirements as other uses in the same zone without undue special
regulatory requirements. Programs 2 and 3 should be revised, as nocessary, to address
this statutory requirement.
2. The housing element shall contain programs which "address, and w,,)ere appropriate and
legally possible, remove governmental constraints to the maintenant',e, improvement, and
development of housing" (Section 65583(c)(3)).
As noted in finding A3, the element requires a more detailed analysi:3 of potential
governmental constraints. Depending upon the results of that analy:0s, the City may
need to strengthen or add programs and address and remove or mitigate any identified
constraints.
C. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic
segments of the community in the development of the housing element and the element
shall describe this effort (Section 65583(c)).
Revisions now indicate the City held public workshops in April and May to explain to the
general public the proposed amendments to the housing element. The element states
feedback and concerns expressed by the public has been incorporated into the element;
however, it should include a general summary description of the issues.'concerns raised in
the workshops. In addition, the element must describe specific efforts tie City made to
engage all economic segments of the community, specifically lower-inc:)me households, and
could include specific outreach efforts to non-profit developers and spe,;ific organizations
serving lower-income households.
City of Temecula
Community Development
Planning Division Notice of Completion
SCH #
Project Title: 2008-2014 City of Temecula Housing Element Update
Contact Person: Emery J. Papp
Lead Agency: City of Temecula
Title: Senior Planner
Street Address: 43200 Busin
ess Park Drive
Cit : Temecula, CA Zi :
92590
Phone: (951) 693-3955
Project Location: Citywide
Within 2 miles
State Hwy Interstate 15
Assessor's Parcel No.: N/A
Airports: French Valley Airport
Waterways: Murrieta Creek, Temecula Creek, Santa Gertrudis Creek
Total Acres: N/A
Railways: none
Schools: Temecula Valley High, Chaparral High, Rancho Vista High,
Linfield Christian, Margarita Middle, John Day Middle, Vintage Hills
Elementary, Rancho Elementary, Vail Elementary, Temecula Elementary,
Paloma Elementary
CECIA Document Type
[ ]NOP [X]N
egative Declaration [ ]Supplement EIR [ ]EIR (Prior SCH
[ ]Early Consultation [ ]Draft EIR [ ]Subsequent EIR [ ]Other
Local Action Type
f ]General Plan Update
[ ]Specific Plan [ ]Rezone [ ]Annexation
[ ]General Plan Amendment
[ ]Master Plan [ ]Prezone [ ]Redevelopment
[X]General Plan Element
[ ]Planned Unit Development[ ]Use Permits [ ]Coastal Permit
[ ]Community Plan
[ ]Site Plan/Plot Plan ( ]Subdivision of Land [ ]City Development Project
Other
Development Type
[ ]Residential: Units-
Acres- ( ]Water Facilities: Type MGD
[ ]Office: Sq.ft.
Acres_ Employees-[ ]Transportation Type
[ ]Commercial: Sq.ft.
Acres_ Employees-[ ]Mining: Mineral
[ ]Industrial: Sq.ft.
Acres_ Employees-[ ]Power: Type
[ ]Educational:
[ ]Waste Treatment: Type
[ ]Recreational:
[ ]Hazardous Waste:Type
X Other: Statuto Housing Element Update
Project Issues Discussed in Document
[X]AestheticNisual
[X]Flood Plain/Flooding [X]Schools/Universities [X] Water Quality
[X]Agricultural Land
[ ]Forest Land/Fire Hazard [ ]Septic Systems [X]Water supply/groundwater
R:\pappe\ldousing Element 2008\CEQA\NOTICE OF COMPLETION - State Clearinghouse Form.doc
1
[X]Air Quality
[X]Archeological/Historical
[ ]Coastal Zone
[X]Drainage/Absorption
[ ]Economic/Jobs
Services/Facilities
[X]Sewer Capacity [
[X]Wildlife [
[X]Solid Waste
[X]Land Use
[X]Traffic/Circulation
Erosion/Compaction/Grad
Nth Inducing
ulation/Housing Balances
iulative Effects
;r: Liaht & Glare
Present Land Use: N/A
Current Zoning: N/A
Project Description: The California State Legislature has identified the attainment of a decent home and
suitable living environment for every Californian as the State's major housing goal. Recognizing the important
role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and
counties prepare a housing element as part of their comprehensive General Plan. Section 65302(c) of the
Government Code sets forth the specific components to be contained in a community's Housing Element.
State law requires Housing Elements to be updated at least every six years to reflect a community's changing
housing needs. This update covers the 2008-2014 planning period, pursuant to the update cycle for
jurisdictions within the Southern California Association of Governments (SCAG) region. The Temecula Housing
Element was first adopted in 1993 and was updated in 2003 as part of a Comprehensive General Plan Update,
and again for the current update cycle to address existing and projected housing needs.
The Housing Element Update contains the following components:
• An analysis of the demographic, household, and housing characteristics and trends;
• A review of potential market, government, and environmental constraints to meeting the City's identified
housing needs;
• An evaluation of the land, financial and administrative resources available to address housing needs;
• Identifies the regionally determined Regional Housing Needs Assessment for the City; and
• An analysis of appropriate densities to support affordable housing needs in the City.
Mail
Tenth Street,
R:\pappe\Housing Element 2008\CEQA\NOTICE OF COMPLETION - State Clearinghouse Form.doc
2
REVIEWING AGENCIES CHECKLIST
KEY
S=Document sent by lead agency
X=Document sent by SCH
❑=Suggested distribution
- Resources Agency
- Boating/Waterways
_ Coastal Commission
Coastal Conservancy
_ Colorado River Board
_ Conservation
_ Fish and Game
Forestry
Office of Historic Preservation
_ Parks and Recreation
_ Reclamation
S.F. Bay Conservation & Development Commission
_ Water Resources (DWR)
Business, Transportation, & Housing
_ Aeronautics
California Highway Patrol
_ Caltrans District No.
Department of Transportation Planning (Headquarters)
X Housing & Community Development
_ Other
State & Consumer Services
_ General Services
OLA (Schools)
Public Review Period (to be filled in by lead agency)
Starting Date
D
Ending
Environmental Affairs
Air Resources Board
APCD/AQMD
California Waste Management Board
_ SWRCB: Clean Water Grants
_ SWRCB: Delta Unit
SWRCB: Water Quality
SWRCB: Water Rights
Regional WQCB # ( )
Youth & Adult Corrections
_ Corrections
Independent Commissions & Offices
Energy Commission
- Native American Heritage Commission
_ Public Utilities Commission
Santa Monica Mountains Conservancy
_ State Land Commission
Tahoe Regional Planning Agency
_ Food & Agriculture
Health & Welfare
Health Services
0
Lead Agency (Complete if Applicable): For SCH Use Only:
Date Received at SCH
Consulting Firm
Address Date Review Starts
City/State/Zip
Contact Date to Agencies
Phone ( )
Date to SCH
Applicant Clearance Date
Address
City/State/Zip Notes:
Phone
R:lpappe\Housing Element 20081CEQA\NOTICE OF COMPLETION - State Clearinghouse Fonn.doc
3
City of Temecula
Community Development
Planning Division Agency Distribution List
PROJECT DESCRIPTION: 2008-2014 City of Temecula Housing Element Update
DISTRIBUTION DATE: July 31, 2009 CASE PLANNER: Emery J. Papp
CITY OF TEMECULA:
Building & Safety
El
Fire Department
❑
Police Department
❑
Parks & Recreation (TCSD)
El
Planning (Principals)
Public Works
El
GIS
❑
Architect
❑
Landscape Architect
❑
Telecommunication Consultant
El
City Attorney
STATE:
Caltrans Districts 8
E]
Caltrans District 10
Fish & Game
Mines & Geology
Regional Water Quality Control Board
State Clearinghouse
❑
State Clearinghouse (15 Copies)
Water Resources
Bureau of Land Management
F-1
FEDERAL:
Army Corps of Engineers ❑
Fish and Wildlife Service
REGIONAL:
AQMD
ALUC
LAFCO
❑
RCA
RTA
RCTC
RW QC B
SCAG
W RCOG
RIVERSIDE COUNTY:
Clerk of the Board of Supervisors
❑
Riverside County EDA
E]
Engineer
❑
Flood Control
❑
Health Department
❑
Health Department Haz Mat
❑
Parks and Recreation
❑
Planning Department
County Geologist
❑
UTILITY:
Eastern Municipal Water District
Rancho CA Water District, Will Serve.......
Metropolitan Water District
Time Warner Cable
Verizon
So CA Gas
So CA Edison
CR&R
OTHER:
City of Murrieta
TVUSD
MVUSD
❑
Pechanga Indian Reservation
Soboba Indian Reservation
UCR Eastern Information Center
❑
Homeowners' Association:
CA Department of Housing and Community
Development
❑
❑
❑
❑
RApappe\Housing Element 2008\CEQA\Agency Distribution List.doc
City of Temecula
Community Development
Planning Division Notice of Proposed Negative Declaration
PROJECT: 2008 - 2014 City of Temecula Housing Element Update
APPLICANT: City of Temecula
LOCATION: Citywide City of Temecula, County of Riverside
DESCRIPTION: The California State Legislature has identified the attainment of a decent home
and suitable living environment for every Californian as the State's major housing goal. Recognizing
the important role of local planning programs in the pursuit of this goal, the Legislature has mandated
that all cities and counties prepare a housing element as part of their comprehensive General Plan.
Section 65302(c) of the Government Code sets forth the specific components to be contained in a
community's Housing Element.
State law requires Housing Elements to be updated at least every six years to reflect a community's
changing housing needs. This update covers the 2008-2014 planning period, pursuant to the update
cycle for jurisdictions within the Southern California Association of Governments (SCAG) region. The
Temecula Housing Element was first adopted in 1993 and was updated in 2003 as part of a
Comprehensive General Plan Update, and again for the current update cycle to address existing and
projected housing needs.
The Housing Element Update contains the following components:
• An analysis of the demographic, household, and housing characteristics and trends;
• A review of potential market, government, and environmental constraints to meeting the City's
identified housing needs;
• An evaluation of the land, financial and administrative resources available to address housing
needs;
• Identifies the regionally determined Regional Housing Needs Assessment for the City; and
• An analysis of appropriate densities to support affordable housing needs in the City.
The City of Temecula intends to adopt a Negative Declaration for the project described above. Based
upon the information contained in the attached Initial Environmental Study and pursuant to the
requirements of the California Environmental Quality Act (CEQA); it has been determined that this
project as proposed, revised or mitigated will not have a significant impact upon the environment. As
a result, the City Council intends to adopt a Negative Declaration for this project.
The comment period for this proposed Negative Declaration is July 31, 2009 to August 31, 2009.
Written comments and responses to this notice should be addressed to the contact person listed
below at the following address: City of Temecula, P.O. Box 9033, Temecula, CA 92589-9033. City
Hall is located at 43200 Business Park Drive.
The public notice of the intent to adopt this Negative Declaration is provided through:
®The Local Newspaper ❑Posting the Site ❑Notice to Adjacent Property Owners
If you need addition nformation or have any questions concerning this project, please contact
Emery J. Papp, Seea~pr Planner at #1 69 -3955. „
Prepared by: " ~ Senior Planner &I y/ (Sigp q ure (Title)
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Environmental Checklist
Project Title
2008 - 2014 City of Temecula Housing Element Update
Lead Agency Name and Address
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Contact Person and Phone Number
Eme J. Pa pp, AICP, Senior Planner 951 693-3955
Project Location
City of Temecula, in Southwest Riverside County.
Project Sponsor's Name and Address
City of Temecula
General Plan Designation
Not applicable
Zoning
Not applicable
Description of Project
The California State Legislature has identified the attainment of a
decent home and suitable living environment for every Californian as
the State's major housing goal. Recognizing the important role of
local planning programs in the pursuit of this goal, the Legislature
has mandated that all cities and counties prepare a housing element
as part of their comprehensive General Plan. Section 65302(c) of
the Government Code sets forth the specific components to be
contained in a community's Housing Element.
State law requires Housing Elements to be updated at least every six
years to reflect a community's changing housing needs. This update
covers the 2008-2014 planning period, pursuant to the update cycle
for jurisdictions within the Southern California Association of
Governments (SLAG) region. The Temecula Housing Element was
first adopted in 1993 and was updated in 2003 as part of a
Comprehensive General Plan Update, and again for the current
update cycle to address existing and projected housing needs.
The Housing Element Update contains the following components:
• An analysis of the demographic, household, and housing
characteristics and trends;
• A review of potential market, government, and environmental
constraints to meeting the City's identified housing needs;
• An evaluation of the land, financial and administrative
resources available to address housing needs;
• Identifies the regionally determined Regional Housing Needs
Assessment for the City; and
• An analysis of appropriate densities to support affordable
housing needs in the City.
Surrounding Land Uses and Setting
The City of Temecula is located in southwest Riverside County,
surrounded by the communities of Murrieta, Fallbrook, Winchester,
Rainbow, as well as unincorporated areas of Riverside County.
Surrounding land uses include open space, agricultural, residential,
commercial, and industrial uses.
Other public agencies whose approval
California Department of Housing and Community Development
is required
(HCD)
RApappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
1
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Mineral Resources
Agriculture Resources
Noise
Air Quality
Population and Housing
Biological Resources
Public Services
Cultural Resources
Recreation
Geology and Soils
Trans ortation/Traffic
Hazards and Hazardous Materials
Utilities and Service Systems
Hydrology and Water Quality
Mandatory Findings of Significance
Land Use and Planning
None
Determination
(To be completed by the lead agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by
the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in
an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed ro'ect, nothing further is required.
Signature Date
Emery Papp, Senior Planner
Printed Name and Title
City of Temecula
For
RApappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
2
1. AESTHETICS. Would the project:
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting Information Sources
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Have a substantial adverse effect on a scenic vista?
N1
b
Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
f
within a state scenic highway?
c
Substantially degrade the existing visual character or quality
of the site and its surroundings?
d
Create a new source of substantial light or glare which would
adverse) affect day or nighttime views in the area?
Comments:
1.a.-c. No Impact: The proposed project is the adoption of the 2008-2014 Housing Element Update, which is
a document that describes how the City will meet the requirements of State law (Section 65302 of the
Government Code) to provide adequate housing opportunities for households of all income levels ("Housing
Element"). Housing elements do not approve specific development projects that are not already envisioned
or contained in the adopted City General Plan and any future plans for new development will be reviewed by
the City at the time they are proposed including site design, landscaping, and architectural design to ensure
compliance with development standards established by the City to ensure visual compatibility, protection of
scenic vistas and scenic resources, and avoidance of light and glare effects on adjoining properties.
1.d. Less Than Significant Impact: Adoption of the proposed 2008-2014 Housing Element Update does
not propose or entail any new development, construction, or physical changes to the environment. Therefore,
the Housing Element Update itself would not affect a scenic vista, damage scenic resources, degrade the
existing visual character or quality of the site or its surroundings, or create a new source of light or glare (or
interfere with nighttime use of the Mount Palomar Observatory), and, as such, would not directly impact the
environment or result in any direct impacts to aesthetics. While the Housing Element Update may encourage
residential development of up to 30 dwelling units per acre (and higher with density bonuses) within the City's
existing mixed use overlay area; mixed use and residential development is already allowed within these areas
and the City's General Plan and the certified 2005 General Plan Environmental Impact Report anticipated that
development intensity may increase within the Redevelopment Area boundary. Furthermore, mixed use is not
only planned and analyzed but encouraged by the City's 2005 Certified General Plan EIR and in the General
Plan Land Use policies adopted on Pages LU-43 and LU-44 under the subheading "Encouraging Mixed Use".
Areas along Interstate 15 have been identified as opportunities for mixed use by the General Plan and
therefore these areas are identified within the proposed Urban Density Overlay of the Draft Housing Element
Update. While the Urban Density Overlay could facilitate residential development, the City's General Plan has
planned for residential units to be added within existing shopping centers and commercial districts; the
environmental effects of which were already adequately analyzed in the City of Temecula Certified 2005
General Plan Environmental Impact Report ("EIR"). As discussed in the City's General Plan (pages LU-35
and LU-36)) and also analyzed in the certified 2005 General Plan EIR (page 5.9.9 and 5.9.10), residential units
will be introduced within existing commercial corridors and intensity may increase. The Land Use Element
indicates that a range of 1,173 to 2,348 new residential dwelling units could be constructed within the Mixed
Use Overlay areas. The draft Housing Element Update identifies 82 parcels that could accommodate up to
2,364 new dwelling units within the proposed Urban Density Overlay, which includes the City of Temecula
Redevelopment Area and the existing Mixed Use Overlay Areas. Therefore, the draft Housing Element Update
could potentially yield 16 more residential units than what was previously analyzed in the certified 2005
General Plan EIR. Because the existing General Plan and the Certified 2005 General Plan Environmental
Impact Report anticipated a potential for 2,348 dwelling units within the Mixed Use Overlay areas, the aesthetic
impacts associated with an additional 16 units are expected to be less than significant. In addition, the
RApappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
3
potential for intensified residential development within the proposed Urban Density Overlay area will not create
significant light or glare that will impact nighttime viewing from the Mount Palomar Observatory, as no portion
of the Urban Density Overlay is within the 15-mile buffer area of the observatory. As a result, no aesthetic
impacts are expected to occur. The adoption of the Housing Element Update is a supporting document of the
City's General Plan; both of which call for residential units to be introduced within commercial areas. Future
development proposals will necessitate further CEQA analysis to determine any aesthetic impacts. The
adoption of the Housing Element Update; however, has no aesthetic impact and specific development
applications will be analyzed pursuant to CEQA on a case-by-case basis.
2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997) prepared by the California Dept. of
Conservation as an optional model to use in assessing impacts on agriculture and farmland.
Would the project:
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting Information Sources
Significant
:Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to
non-agricultural use?
b
Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c
Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Nf
Farmland, to non-agricultural use?
Comments:
2.a. No Impact: The proposed project will not result in the conversion of Prime Farmland, Unique Farmland
or Farmland of Statewide Importance to non-agricultural uses. As noted in Figure OS-3 on page OS-19 of the
Open Space Element of the City's General Plan, the City of Temecula does not contain any Prime Farmland,
Unique Farmland or Farmland of Statewide Importance. Therefore, the adoption of the proposed Housing
Element Update will not have any impacts to Farmland. Additionally, the project does not involve changes in
the existing environment that would result in the conversion of Farmland to a non-agricultural use. The project
does not propose any zone changes. None of the existing vacant or underutilized sites identified in the
Housing Element are intended to be used for an agricultural use. As a result, no impacts will occur.
2.b. No Impact: None of the sites identified in the Housing Element are intended to be used for an
agricultural use and the sites are not regulated by Williamson Act contracts. Consequently, there are no
impacts related to this issue.
2.c. No Impact: The proposed project will not result in the conversion of Prime Farmland, Unique Farmland
or Farmland of Statewide Importance to non-agricultural uses. As noted in Figure OS-3 on page OS-19 of the
Open Space Element of the General Plan, the City of Temecula does not contain any Prime Farmland, Unique
Farmland or Farmland of Statewide Importance. Therefore, the adoption of the proposed Housing Element
Update will not have any impacts to Farmland. Additionally, the project does not involve changes in the
existing environment that would result in the conversion of Farmland to a non-agricultural use. The project
does not propose any zone changes. None of the existing vacant or underutilized sites identified in the
Housing Element Update are intended to be used for an agricultural use. As a result, no impacts will occur.
R:\pappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
4
3. AIR QUALITY. Where available, the significance criteria established by the applicable air
quality management or air pollution control district may be relied upon to make the
following determinations. Would the project:
Potentially
Potentially
Significant Unless -
Less Than
Issues and Supporting Information Sources
Significant
Mitigation
Significant
No
`IM act
Incorporated
Impact '
Impact
a
Conflict with or obstruct implementation of the applicable
air quality plan?
b
Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c
Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d
Expose sensitive receptors to substantial pollutant
concentrations?
e
Create objectionable odors affecting a substantial number
of people?
Comments:
3.a. No Impact: The Air Quality Management Plan (AQMP) for the South Coast Air Basin (SCAB) sets
forth a comprehensive program that will lead the SCAB into compliance with all federal and state air quality
standards. Accordingly, conformance with the AQMP for development projects is determined by demonstrating
compliance with local land use plans and/or population projections or evaluation of assumed emissions. The
City of Temecula's General Plan Air Quality Element establishes a policy foundation to implement local air
quality improvement measures and supports the regional AQMP which is the primary tool for achieving State
and federal air quality standards for this area. The proposed Housing Element Update, a supporting document
of the City's existing General Plan, complies with the previously certified 2005 General Plan Environmental
Impact Report and does not conflict or obstruct implementation of the applicable air quality plan. The Land
Use Element indicates that a range of 1,173 to 2,348 new residential dwelling units could be constructed within
the Mixed Use Overlay areas. The draft Housing Element Update identifies 82 parcels that could
accommodate up to 2,364 new dwelling units within the proposed Urban Density Overlay, which includes the
City of Temecula Redevelopment Area and the existing Mixed Use Overlay Areas. Therefore, the draft
Housing Element Update could potentially yield 16 more residential units than what was previously analyzed in
the certified 2005 General Plan EIR. Because the existing General Plan and the Certified 2005 General Plan
Environmental Impact Report anticipated a potential for 2,348 dwelling units within the Mixed Use Overlay
areas, the air quality impacts associated with an additional 16 residential dwelling units is not expected to
conflict with or obstruct the implementation of applicable air quality plans and, therefore, will have no impact on
applicable air quality plans.
3.b.-e. Less Than Significant Impact: The adoption of the proposed 2008-2014 Housing Element Update
does not propose or entail any new development, construction, or physical changes to the environment.
Therefore, the Housing Element Update itself would not violate any air quality standard or contribute
substantially to an existing or projected air quality violation; result in a cumulatively considerable net increase
of any criteria pollutant for which the project region is non-attainment under an applicable federal or state
ambient air quality standard; expose sensitive receptors to substantial pollutant concentrations; or create
objectionable odors affecting a substantial number of people; and, as such, as such, would not directly impact
the environment or result in less than significant impacts to air quality.
Ripappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
5
The City of Temecula already lies within the South Coast Air Basin which is within a non-attainment area (non-
attainment areas exceed federal standards more than two times per year and are subject to more stringent
planning and pollution control requirements) and the City's development potential was analyzed in the 2005
General Plan Environmental Impact Report which identified mitigation for air quality. Even with mitigation, a
statement of overriding considerations for development was adopted. Mitigation measures to minimize short
term and long term air quality impacts are noted on pages 1-8 through 1-13 of the City of Temecula 2005
Certified General Plan EIR and include implementing policies that promote the future development of mixed
use projects as mixed use overlay areas which will reduce traffic emission. As proposed, the proposed Urban
Density Overlay will help to accomplish this mitigation. The Housing Element Update will, in fact, implement
mitigation measures identified in the City of Temecula 2005 Certified General Plan EIR and General Plan Air
Quality policies (Policies AQ-3 and AQ-4) which encourage mixed uses to reduce overall air quality impacts.
Positive impacts to air quality are expected to occur as a result of fewer vehicle trips if and when land uses
convert from commercial to residential uses. These positive impacts related to vehicle trips are further
discussed in Section 15, Traffic/Transportation of this Initial Study.
Adoption of the Housing Element Update does not approve a specific development project; however, there
may be air quality impacts associated with future development including short-term construction, application of
architectural coatings or long term operations. However, impacts associated with these issues were analyzed
in the City of Temecula 2005 Certified General Plan EIR and are not expected to increase significantly upon
adoption of the Housing Element Update. Each future development application will be reviewed by the City at
the time they are proposed to ensure compliance with CEQA and applicable air quality plans or standards. It is
expected that mixed use projects will lesson air quality impacts over time by providing housing closer to job
centers. Less than significant impacts are expected to occur with the adoption of the Housing Element Update.
RApappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
6
4. BIOLOGICAL RESOURCES. Would the project?
..Potentially
Potentially
Significant Unless
Less Tnan
Issues and Supporting Information Sources
Significant
r Mitigation '
Significant '
No
Impact
Incorporated .
Im act
Im act
a
Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations, or by the
California Department of Fish and Game or U.S. Fish and
Wildlife Service?
b
Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Nf
Department of Fish and Game or US Fish and Wildlife
Service?
c
Have a substantial adverse effect of federally protected
wetlands as defined by Section 404 of the Clean Water
Act (including, but not limited to, marsh, vernal pool,
Nf
coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
d
Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nurse sites?
e
Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
Nf
ordinance?
f
Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Comments:
4.a.-f. No Impact: The adoption of the proposed 2008-2014 Housing Element Update does not propose or
entail any new development, construction, or physical changes to the environment. Therefore, the Housing
Element Update itself would not impact biological resources or their habitat, or conflict with applicable policies
protecting biological resources or an adopted or approved habitat conservation plan, and, as such, would not
directly impact the environment or result in any direct impacts to biological resources. While the Housing
Element Update may encourage residential development of up to 30 dwelling units per acre (and higher with
density bonuses) within the City's existing Mixed Use Overlay, the Housing Element Update is a supporting
document that complements the City's General Plan. The physical construction of housing (or any permitted
use) would necessitate further CEQA analysis to determine any biological impacts, if any, which may or may
not arise with a proposed development. The adoption of the Housing Element has no biological impact and
specific developments will be analyzed on a case-by-case basis.
The proposed 2008-2014 Housing Element Update describes how the City will meet the requirements of State
law (Section 65302 of the Government Code) to provide adequate housing opportunities for households of all
income levels. Housing Elements do not approve specific development projects that are not already
envisioned or contained in the adopted City General Plan. Any biological impacts associated with future
development projects will be addressed when site-specific development is proposed. Future development
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projects will require biological studies. If impacts are identified, mitigation measures will then be implemented
to address the site-specific impacts. In addition, most of the City is located within the Stephen's Kangaroo Rat
Habitat Fee Area. Habitat Conservation fees will be required to mitigate the effect of cumulative impacts to the
species from urbanization occurring throughout western Riverside County. Furthermore, Riverside County
adopted the Multiple Species Habitat Conservation Plan ("MSHCP") on June 17, 2003. The City of Temecula
agreed to the policies of the MSHCP and all projects within the City boundaries are required to comply with the
MSHCP. Section 6.0 of the MSHCP identifies local implementation measures. Section 6.1.6 details the
obligations of the City of Temecula and all future development will be required to comply with the guidelines set
forth within the MSHCP to minimize biological impacts. Development proposals will necessitate further CEQA
analysis and compliance with MSHCP; however, the project (approval of the Housing Element Update) will not
impact biologic resources.
5. CULTURAL RESOURCES. Would the project:
Potentially
Potentially ,
Significant Unless `
Less Than
Issues and Supporting information Sources
Significant
Mitigation
Significant
No
Impact
Inco orated
Impact
Impact
a
Cause a substantial adverse change in the significance of
a historical resource as defined in Section 15064.5?
b
Cause a substantial adverse change in the significance of
an archaeological resource pursuant to Section 15064.5?
c
Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
d
Disturb any human remains, including those interred
outside of formal cemeteries?
Comments:
5.a.-d. No Impact: The adoption of the proposed 2008-2014 Housing Element Update does not propose or
entail any new development, construction, or physical changes to the environment. Therefore, the Housing
Element Update itself would not cause a substantial adverse change in the significance of a historical resource
or an archaeological resource; directly or indirectly destroy a unique paleontological resource or site or unique
geologic feature; or disturb any human remains, including those interred outside of formal cemeteries, and, as
such, would not directly impact the environment or result in any direct impacts to cultural resources. While the
Housing Element Update may encourage residential development up to 30 dwelling units per acre (and higher
with density bonuses) within the City's existing mixed use overlay, the Housing Element Update is a supporting
document that complements the City's General Plan. The potential for intensified residential development
within the proposed Urban Density Overlay will not create additional impacts to cultural resources as the area
has already been designated for commercial and residential uses. The physical construction of housing (or
any permitted use) would necessitate further CEQA analysis to determine any cultural impacts, if any, which
may or may not arise with a proposed development. The adoption of the Housing Element Update has no
cultural impact and specific developments will be analyzed on a case-by-case basis.
The proposed 2008-2014 Housing Element Update describes how the City will meet the requirements of State
law (Section 65302 of the Government Code) to provide adequate housing opportunities for households of all
income levels. Housing Elements do not approve specific development projects that are not already
envisioned or contained in the adopted City General Plan. Any cultural impacts associated with future
development projects will be addressed when a specific development is proposed and will require cultural
resource analysis pursuant to CEQA. The City of Temecula works close with the neighboring Native American
Tribe (Pechanga Band of Luiseno Indians) to ensure the appropriate level of cultural conditions of approval are
placed upon each project and/or that mitigation measures are sufficient to preserve and protect sensitive
cultural resources. The City determines mitigation and/or conditions of approval that would be required for
each project after completing an environmental analysis which includes consultation with Pechanga. The City
has also prepared standard Conditions of Approval that safeguard cultural resources as follow:
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8
The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga
Tribe. This Agreement will address the treatment and disposition of cultural resources and human
remains that may be impacted as a result of the development of the project, as well as provisions for
tribal monitors.
2. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in
the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga
Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to
treatment and mitigation.
3. A qualified archaeological monitor will be present and will have the authority to stop and redirect
grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate
the significance of any archaeological resources discovered on the property.
4. Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and
groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated
by the developer.
The landowner agrees to relinquish ownership of all cultural resources, including all archaeological
artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition.
6. All sacred sites are to be avoided and preserved.
In addition, the City coordinates with the University of Riverside to ensure that archaeological and
paleontological resources are preserved. Development proposals will necessitate CEQA analysis of cultural
resources; however, the project (approval of the Housing Element) will not impact cultural resources and no
impacts are expected to occur.
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6. GEOLOGY AND SOILS. Would the project:
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting Information Sources -
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
impact
a
Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involvin :
b
Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
c
Strong seismic round shaking?
c
Seismic-related round failure, including liquefaction?
d
Landslides?
e
Result in substantial soil erosion or the loss of topsoil?
f
Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
g
Be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994), creating substantial risks
Nf
to life or property?
h
Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater?
Comments:
6.a.-h. Less Than Significant Impact: The adoption of the proposed 2008-2014 Housing Element Update
does not propose or entail any new development, construction, or physical changes to the environment.
Therefore, the Housing Element Update itself would not change topography or ground surface relief features,
will not create cut or fill slopes, and involves no grading. The project does not involve land disturbance and,
therefore, will not result in a change in deposition, siltation, or erosion, or in an increase in wind erosion or
blowsand. Therefore, the Housing Element Update would not expose people or structures to potential
substantial adverse effects involving rupture of a known earthquake fault, strong seismic ground shaking,
seismic-related ground failure, liquefaction, or landslides; result in substantial soil erosion or the loss of topsoil;
be located on a geologic unit or soil that is unstable, potentially resulting in on- or off-site landslide, lateral
spreading, subsidence, liquefaction, or collapse; be located on expansive soil; or have soils incapable of
adequately supporting the use of septic tanks; and, as such, would not directly impact the environment or
result in any direct impacts to geology and soils.
While the Housing Element Update may encourage residential development up to 30 dwelling units per acre
(and higher with density bonuses) within the City's existing mixed use overlay, the Housing Element Update is
a supporting document that complements the City's General Plan. The potential for intensified residential
development within the proposed Urban Density Overlay will not create additional impacts to geology and soils
as the area has already been designated for commercial and residential uses. Because the existing General
Plan and the Certified 2005 General Plan Environmental Impact Report anticipated a potential for 2,348
dwelling units within the Mixed Use Overlay areas, the potential impacts from geology and soils on an
additional 16 residential dwelling units is expected to be less than significant. However, there are known faults
and liquefiable soils within the project area. Future development can occur on or near such sites but may
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10
require mitigation. The City's standard review process for approval of development applications requires that
soil studies are prepared and submitted for review to determine any potential impacts or challenges in
engineering the site to support new development. If a fault is in proximity to a proposed new development, the
soil study is also sent to the Riverside County Engineer for review and recommendations prior to approval by
the City of Temecula. The physical construction of housing (or any permitted use) would necessitate further
CEQA analysis to determine any geology or soils impacts, if any, which may or may not arise with a proposed
development. The adoption of the Housing Element Update as a policy document would not pose a geological
or soils impact and site-specific development applications will be analyzed on a case-by-case basis as they are
submitted.
The proposed adoption of the 2008-2014 Housing Element Update describes how the City will meet the
requirements of State law (Section 65302 of the Government Code) to provide adequate housing opportunities
for households of all income levels. Housing elements do not approve specific development projects that are
not already envisioned or contained in the adopted City General Plan and any future plans for new
development within the City will be subject to site-specific geotechnical studies, as appropriate, and will comply
with applicable building code regulations. Furthermore, the project sets forth programs and policies to facilitate
housing rehabilitation and therefore has the potential to improve the seismic safety of older housing units in the
City. As a result, it is expected that impacts related to geology and soils will be less than significant.
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7. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting information Sources
Significant
Mitigation
Significant
No
Impact
Incor orated
Impact
Impact
a
Create a significant hazard to the public or the environment
through the routine transportation, use, or disposal of
hazardous materials?
b
Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
c
Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or acutely hazardous
materials, substances, or waste within one-quarter mile of
an existing or proposed school?
d
Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code
r
Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment?
e
For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project result
in a safety hazard for people residing or working in the
project area?
f
For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or
working in the project area?
g
Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
/
evacuation plan?
h
Expose people or structures to a significant risk or loss,
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Comments:
7.a.-d.; f.-h. No Impact: The adoption of the proposed 2008-2014 Housing Element Update does not propose
or entail any new development, construction, or physical changes to the environment. Therefore, the Housing
Element Update itself would not involve the transport, use, or disposal of hazardous materials, the emission or
handling of hazardous or acutely hazardous materials, substances, or waste, or the location of a building,
structure, or public facility on a hazardous materials site compiled by the State of California pursuant to
Government Code Section 65962.5. The Housing Element Update does not affect the incidence of hazardous
material safety hazards in the area, result in hazardous emissions within one-quarter mile of an existing or
proposed school, affect any sites included on a list of hazardous materials sites, or create a significant hazard
to the public or the environment. Additionally, the Housing Element Update would not affect emergency
response plans or the incidence of wildland fires in the area and, as such, would not directly impact the
environment or result in any direct impacts relating to hazards and hazardous materials.
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The proposed adoption of the 2008-2014 Housing Element Update describes how the City will meet the
requirements of State law (Section 65302 of the Government Code) to provide adequate housing opportunities
for households of all income levels. Housing elements do not approve specific development projects that are
not already envisioned or contained in the adopted City General Plan. Approval of the Housing Element will
not create hazards or result in hazardous material issues. These issues will be addressed when site-specific
development proposals are considered. Future development proposals will be consistent with the adopted
General Plan. As a result, no impacts are expected to occur.
7.e. Less Than Significant Impact: A very small portion of the northeastern area of the Redevelopment
Boundary (less than 35 acres) falls within the French Valley Airport Landuse Compatibility zone. Airports are
industrial uses and have the potential to create safety hazards related to aircraft activity; however, the risks of
aircraft accident occurrence are reduced by policies limiting the height of structures, trees, and other objects
that might penetrate airport airspace as defined by Federal Aviation Regulations and as adopted by the City's
General Plan and the Riverside County Airport Land Use Commission. When projects are proposed within the
French Valley Airport Landuse Compatibility zone, the City sends the plans to the Riverside County Airport
Land Use Commission for review and comment to ensure that the project addresses safety hazards for people
residing and working in the airport vicinity. While the Housing Element Update may indirectly influence future
land use development in the outer edge of the French Valley Airport Compatibility zone (Zone E) where it
overlaps with a small portion of the northeastern boundary of the Redevelopment Agency (currently Lowe's
shopping center and a portion of the Roripaugh Hills housing community), the area is already fully developed
and any potential indirect effect that may arise, if any, will be determined through a project specific CEQA
analysis. As discussed in the certified 2005 General Plan Environmental Impact Report, any project proposed
within Zone E of the French Valley Airport Landuse Compatibility Zone would have appropriate development
conditions consistent with the French Valley Airport Landuse Compatibility Plan. The City will review
development proposals at the time they are proposed to ensure compliance with CEQA. Because future
development applications within Zone E of the French Valley Airport Land Use Compatibility Plan will be
reviewed by the Riverside County Airport Land Use Commission prior to approval by the City of Temecula, less
than significant impacts are expected to occur with the adoption of the Housing Element Update.
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8. HYDROLOGY AND WATER QUALITY. Would the project:
Potentially
Potentially
.:Significant Unless
Less Than
- - Issues and Supporting Information Sources
-Significant
Mitigation-
Significant
No
Impact
Incorporated '
Impact
impact
-
a
Violate any water quality standards or waste discharge
requirements?
b
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
Nr
pre-existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
c
Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a
stream or river, in a manner which would result in
substantial erosion or siltation on- or off-site?
d
Substantially alter the existing drainage pattern of the site or
area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on- or off-site?
e
Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of polluted
runoff?
f
Otherwise substantial) degrade water quality?
Nf
g
Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood
Nf
Insurance Rate Ma or other flood hazard delineation map?
h
Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
I
Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j
Inundation b seiche, tsunami, or mudflow?
Comments:
8.a., c.-f.; h.-j. No Impact: The adoption of the proposed 2008-2014 Housing Element Update does not
propose or entail any new development, construction, or physical changes to the environment. Therefore, the
Housing Element Update itself would not violate any water quality standards, affect groundwater supplies,
substantially alter drainage patterns, create or contribute to runoff water which would exceed the capacity of
existing or planned storm water drainage or provide substantial additional sources of polluted runoff, or expose
people or structures to a significant risk involving seiche, tsunami or mudflow; and, as such, would not directly
impact the environment or result in any direct impacts to hydrology and water quality. While the Housing
Element Update may encourage residential development up to 30 dwelling units per acre (and higher with
density bonuses) within the City's existing mixed use overlay, the adoption of the Housing Element Update is a
supporting document that complements the City's General Plan. The potential for intensified residential
development within the proposed Urban Density Overlay will not create additional impacts to hydrology and
water quality as the area has already been designated for commercial and residential uses. The resulting
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amount of the area of impermeable surfaces constructed in the future is not expected to increase significantly.
Intensified mixed use development has the potential for vertical stacking, which could feasibly lead to less
impermeable surface being constructed. The physical construction of housing (or any permitted use) would
necessitate further CEQA analysis to determine any hydrology or water quality impacts, if any, which may or
may not arise with a proposed development. The adoption of the Housing Element has no impact on
hydrology or water quality and specific developments will be analyzed on a case-by-case basis.
The proposed 2008-2014 Housing Element Update describes how the City will meet the requirements of State
law (Section 65302 of the Government Code) to provide adequate housing opportunities for households of all
income levels. Housing Elements do not approve specific development projects that are not already
envisioned or contained in the adopted City General Plan, Furthermore, new development projects that may
be proposed as a result of the policies within the Housing Element Update will be required to comply with the
requirements of the Federal Water Pollution Control Act as enforced by the State Regional Water Control
Board, which requires compliance with the National Pollution Discharge Elimination System (NPDES) permit
for construction runoff and long-term urban runoff. The City will review development proposals at the time they
are proposed to ensure compliance with CEQA; however, the project (approval of the Housing Element) will
not impact hydrology or water quality and therefore no impacts are expected to occur.
8.b, g. Less Than Significant Impact: Adoption of the proposed 2008-2014 Housing Element Update does
not propose or entail any new development, construction, or physical changes to the environment. Therefore,
the Housing Element Update itself would not affect the provision of domestic water service. While the Housing
Element Update may encourage residential development of up to 30 dwelling units per acre (and higher with
density bonuses) within the City's existing mixed use overlay area; mixed use and residential development is
already allowed within these areas and the City's General Plan and the certified 2005 General Plan
Environmental Impact Report anticipated that development intensity may increase within the Redevelopment
Area boundary. Furthermore, mixed use is not only planned and analyzed but encouraged by the City's 2005
Certified General Plan EIR and in the General Plan Land Use policies adopted on Pages LU-43 and LU-44
under the subheading "Encouraging Mixed Use." Areas along Interstate 15 have been identified as
opportunities for mixed use by the General Plan and therefore these areas are identified within the proposed
Urban Density Overlay of the Draft Housing Element Update. While the Urban Density Overlay could facilitate
residential development, the City's General Plan has planned for residential units to be added within existing
shopping centers and commercial districts; the environmental effects of which were already adequately
analyzed in the City of Temecula Certified 2005 General Plan Environmental Impact Report ("EIR"). As
discussed in the City's General Plan (pages LU-35 and LU-36) and also analyzed in the certified 2005 General
Plan EIR (page 5.9.9 and 5.9.10), residential units will be introduced within existing commercial corridors and
intensity may increase. The Land Use Element indicates that a range of 1,173 to 2,348 new residential
dwelling units could be constructed within the Mixed Use Overlay areas. The draft Housing Element Update
identifies 82 parcels that could accommodate up to 2,364 new dwelling units within the proposed Urban
Density Overlay, which includes the City of Temecula Redevelopment Area and the existing Mixed Use
Overlay Areas. Therefore, the draft Housing Element Update could potentially yield 16 more residential units
than what was previously analyzed in the certified 2005 General Plan EIR. The water supply impacts
associated with 16 additional units is expected to be less than significant. The adoption of the Housing
Element Update is a supporting document of the City's General Plan; both of which call for residential units to
be introduced within commercial areas. Future development proposals will necessitate further CEQA analysis
to determine any impacts to the domestic water supply and the provision of water service. The adoption of the
Housing Element Update; however, will not have a significant impact and specific development applications will
be analyzed pursuant to CEQA on a case-by-case basis.
Portions of the City's existing mixed use overlay fall within the Flood Hazard Zones of the Digital Flood
Insurance Rate Map (DFIRM) which is used by the Federal Emergency Management Agency (FEMA) to
designate the Special Flood Hazard Area (SFHA) and for insurance rating purposes. The DFIRM Database
depicts flood risk information and supporting data used to develop the risk data. The primary risk classifications
used are the 1-percent-annual-chance flood event (100 year), the 0.2-percent-annual-chance flood event (500
year), and areas of minimal flood risk. While portions of the City's existing Redevelopment Area fall within the
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DFIRM (along the boundary of the Murrieta Creek), any proposed development would need to be reviewed by
the City at the time they are proposed to ensure compliance with CEQA and hydrology studies would need to
be submitted to determine appropriate floodplain management or mitigation specific to the particular project. It
is important to note that the Housing Element Update does not add or designate new housing within a 100-
year flood hazard area that are not already within the Redevelopment Area. Impacts related to hydrology or
water quality and development that may occur within the existing Redevelopment Area have already been
analyzed within the certified 2005 General Plan Environmental Impact Report and reduced to a level of less
than significant. The project (approval of the Housing Element) will have less than significant impacts related
to hydrology or water quality.
9. LAND USE AND PLANNING. Would the project:
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting Information Sources
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Physically divide an established community?
b
Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an environmental
effect?
c
Conflict with any applicable habitat conservation plan or
natural community conservation plan?
Comments:
9.a.-c. No Impact: The proposed adoption of the 2008-2014 Housing Element Update describes how the City
will meet the requirements of State law (Section 65302 of the Government Code) to provide adequate housing
opportunities for households of all income levels. Housing elements do not approve specific development
projects that are not already envisioned or contained in the adopted City General Plan. The proposed updated
Housing Element will not physically divide an established community or conflict with other local or regional
plans. Both the current and proposed housing elements are consistent with the other Elements of the General
Plan and applicable local plans including the Multiple Species Habitat Conservation Plan. Implementing this
program will enhance the City's ability to provide a balance of residential, commercial and industrial
opportunities as described in the vision statement for the General Plan. The proposed Housing Element is an
integral part of providing a balance of residential opportunities. As a result, no impacts to the environment are
anticipated.
While the Housing Element Update may encourage residential development up to 30 dwelling units per acre
(and higher with density bonuses) within the City's existing mixed use overlay area, mixed use and residential
development is already allowed within these areas and the City's General Plan and the certified 2005 General
Plan Environmental Impact Report anticipated that development intensity may increase within the
Redevelopment Area boundary. Furthermore, mixed use is not only planned and analyzed but encouraged by
the City's certified 2005 General Plan Environmental Impact Report and in the General Plan Land Use policies
adopted on Pages LU-43 and LU-44 under the subheading "Encouraging Mixed Use". Areas along Interstate
15 have been identified as opportunities for mixed use by the General Pan and therefore these areas are
identified within the proposed Urban Density Overlay of the Draft Housing Element Update. While the Urban
Density Overlay could facilitate residential development, the City's General Plan has planned for residential
units to be added within existing shopping centers and commercial districts; the environmental effects of which
were already adequately analyzed in the certified 2005 General Plan Environmental Impact Report ("EIR"). As
discussed in the City's General Plan (pages LU-35 and LU-36) and also analyzed in the certified 2005 General
Plan EIR (page 5.9.9 and 5.9.10), residential units will be introduced within existing commercial corridors and
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intensity may increase. The Land Use Element indicates that a range of 1,173 to 2,348 new residential
dwelling units could be constructed within the Mixed Use Overlay areas. The draft Housing Element Update
identifies 82 parcels that could accommodate up to 2,364 new dwelling units within the proposed Urban
Density Overlay, which includes the City of Temecula Redevelopment Area and the existing Mixed Use
Overlay Areas. Therefore, the draft Housing Element Update could potentially yield 16 more residential units
than what was previously analyzed in the certified 2005 General Plan EIR. The land use and planning impacts
associated with 16 additional units will be of no significance. The adoption of the Housing Element Update is a
supporting document of the City's General Plan; both of which call for residential units to be introduced within
commercial areas. Future development proposals will necessitate further CEQA analysis to determine the
potential for land use impacts. The adoption of the Housing Element Update, therefore, is not expected to
have any adverse impacts on Land Use and Planning.
10. MINERAL RESOURCES. Would the project:
Potentially
Potentially -
Significant Unless
Less Than
Issues and Supporting Information Sources
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Result in the loss of availability of a known mineral
resource that would be of value to the region and the
N1
residents of the state?
b
Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
Comments:
10.a.-b. No Impact: The proposed adoption of the 2008-2014 Housing Element Update describes how the
City will meet the requirements of State law (Section 65302 of the Government Code) to provide adequate
housing opportunities for households of all income levels. Housing elements do not approve specific
development projects that are not already envisioned or contained in the adopted City General Plan. Future
development proposals will also be consistent with the adopted General Plan. According to the General Plan,
Temecula is not considered to contain mineral resources of significant economic value. Furthermore, The
City's General Plan does not identify any locally important mineral resource recovery sites and therefore the
Housing Element Update will not cause a loss of availability of a locally important mineral resource recovery
site delineated on a General Plan, specific plan or other landuse plan. The approval of the Housing Element
Update will not impact mineral resources and no impacts are expected to occur.
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11. NOISE. Would the project result in:
Potentially
Potentially
Significant Unless
less Than
Issues and Supporting Information Sources
Significant
- Mitigation
Significant
No
Impact
Incorporated
Im act
Im act
a
Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan
or noise ordinance, or applicable standards of other
agencies?
b
Exposure of persons to or generation of excessive
roundborne vibration or roundborne noise levels?
c
A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
N1
project?
d
A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
-If
without the project?
e
For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
Nf
project expose people residing or working in the project
area to excessive noise levels?
f
For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the
project area to excessive noise levels?
Comments:
11.a.-d. Less Than Significant Impact: The proposed adoption of the 2008-2014 Housing Element Update
describes how the City will meet the requirements of State law (Section 65302 of the Government Code) to
provide adequate housing opportunities for households of all income levels. Housing elements do not approve
specific development projects that are not already envisioned or contained in the adopted City General Plan.
Adopting the updated Housing Element itself will not expose people to, or generate, significant noise levels or
ground borne vibration or generate substantial permanent or temporary increases in ambient noise levels in
excess of standards established in the City's General Plan or Noise Ordinance, or applicable standards of
other agencies. Noise impacts resulting from the anticipated growth and development of the City were
addressed in the certified 2005 General Plan Environmental Impact Report. Standard measures integrated into
the General Plan in the form of goals, policies, and implementation measures will reduce the severity of
potential impacts. The Land Use Element indicates that a range of 1,173 to 2,348 new residential dwelling
units could be constructed within the Mixed Use Overlay areas. The draft Housing Element Update identifies
82 parcels that could accommodate up to 2,364 new dwelling units within the proposed Urban Density Overlay,
which includes the City of Temecula Redevelopment Area and the existing Mixed Use Overlay Areas.
Therefore, the draft Housing Element Update could potentially yield 16 more residential units than what was
previously analyzed in the certified 2005 General Plan EIR. Because the existing General Plan and the
Certified 2005 General Plan Environmental Impact Report anticipated a potential for 2,348 dwelling units within
the Mixed Use Overlay areas, the noise impacts associated with an additional 16 residential dwelling units will
be less than significant. Adoption of the Housing Element Update is expected to result in no significant new or
increased noise impacts above what was already analyzed in the certified 2005 General Plan EIR . Depending
on the attributes of each individual development proposal, future development will be subject to additional
environmental review. Future development proposals will comply with, and will be consistent with the adopted
General Plan as well as the City's adopted Noise Ordinance. As a result, noise related impacts are expected
to be less than significant.
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18
12.e.-f. No Impact: According to Figure N-3 (the French Valley Airport Future Noise Contours in the Noise
Element) on page N-12 of the General Plan, the City of Temecula is not located in the noise impact area for
the French Valley Airport. Therefore, people within the project area will not be exposed to excessive noise
levels generated by an airport and no impacts will result from this project.
12. POPULATION AND HOUSING. Would the project:
Potentially
Potentially
:Significant Unless
Less Than
Issues and Supporting Information Sources
:Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b
Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
Nf
elsewhere?
c
Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
Comments:
12.a. Less Than Significant Impact: While the Housing Element Update may encourage residential
development up to 30 dwelling units per acre (and higher with density bonuses) within the City's existing mixed
use overlay area, mixed use and residential development is already allowed within these areas and the City's
General Plan and the certified 2005 General Plan Environmental Impact Report anticipated that development
intensity may increase within the Redevelopment Area boundary. Furthermore, mixed use is not only planned
and analyzed but encouraged by the City's General Plan in areas as identified within the proposed Urban
Density Overlay for the Housing Element Update. While the Urban Density Overlay could facilitate residential
development, the City's General Plan has planned for residential units to be added within existing shopping
centers and commercial districts; the environmental effects of which were already adequately analyzed in the
Certified General Plan Environmental Impact Report ("EIR"). As discussed in the City's General Plan Land
Use Element (page LU-35 and LU-36) and also analyzed in the certified 2005 General Plan EIR (page 5.9.9
and 5.9.10), residential units will be introduced within existing commercial corridors and intensity may increase.
The Land Use Element indicates that a range of 1,173 to 2,348 new residential dwelling units could be
constructed within the Mixed Use Overlay areas. The draft Housing Element Update identifies 82 parcels that
could accommodate up to 2,364 new dwelling units within the proposed Urban Density Overlay, which includes
the City of Temecula Redevelopment Area and the existing Mixed Use Overlay Areas. Therefore, the draft
Housing Element Update could potentially yield 16 more residential units than what was previously analyzed in
the certified 2005 General Plan EIR. The impacts to population and housing associated with 16 additional
units will be of no significance. The adoption of the Housing Element Update is a supporting document that
complements the City's General Plan, which calls for residential units to be introduced within commercial
areas. The adoption of the Housing Element will not induce population growth or new residents to the
community substantially beyond the levels already anticipated by the General Plan and analyzed in the
certified 2005 General Plan Environmental Impact Report. Therefore, less than significant impacts are
anticipated.
12.b.-c. No Impact: The proposed adoption of the 2008-2014 Housing Element Update describes how the
City will meet the requirements of State law (Section 65302 of the Government Code) to provide adequate
housing opportunities for households of all income levels. Housing elements do not approve specific
development projects that are not already envisioned or contained in the adopted City General Plan. The
Housing Element assumes the redevelopment of existing vacant sites and considers underutilized sites for
residential uses. Future development in accordance with General Plan land use policies could result in the
R:\pappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
19
displacement of existing housing units. However, only 0.85 acres of High Density Residential land has been
identified as underutilized and suitable for redevelopment. Citywide, 171 existing single family residential
parcels have been identified as underutilized because they are large enough to split at least one time and/or
accommodate a second dwelling unit. Such future development is likely to result in market rate housing that
will not displace existing housing. If this were to happen, existing residential units would be replaced with new
residential units and therefore would not permanently displace substantial numbers of people or necessitate
construction of replacement housing elsewhere. Therefore, the programs contained within and the resulting
actions from the proposed updated Housing Element will have no impact on population and housing.
13. PUBLIC SERVICES.
Potentially
Potentially
Significant Unless
Less Than -
Issues and Supporting Information Sources
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other
performance objectives for an of the public services:
Fire protection?
Police protection?
Nf
Schools?
Nf
Parks?
-\r
Other public facilities?
Comments:
13.a. Less Than Significant Impact: The proposed adoption of the 2008-2014 Housing Element Update
describes how the City will meet the requirements of State law (Section 65302 of the Government Code) to
provide adequate housing opportunities for households of all income levels. Housing elements do not approve
specific development projects that are not already envisioned or contained in the adopted City General Plan.
Although the updated Housing Element will not result in substantial adverse physical impacts associated with
providing new or physically altered public services facilities, residential development constructed pursuant to
Housing Element policy could incrementally increase the need for public services. While the proposed Urban
Density Overlay could facilitate residential development, the City's General Plan has planned for residential
units to be added within existing shopping centers and commercial districts; the environmental effects of which
were already adequately analyzed in the Certified General Plan Environmental Impact Report ("EIR"). As
discussed in the City's General Plan Land Use Element (page LU-35 and LU-36) and also analyzed in the
certified 2005 General Plan EIR (page 5.9.9 and 5.9.10), residential units will be introduced within existing
commercial corridors and intensity may increase. The Land Use Element indicates that a range of 1,173 to
2,348 new residential dwelling units could be constructed within the Mixed Use Overlay areas. The draft
Housing Element Update identifies 82 parcels that could accommodate up to 2,364 new dwelling units within
the proposed Urban Density Overlay, which includes the City of Temecula Redevelopment Area and the
existing Mixed Use Overlay Areas. Therefore, the draft Housing Element Update could potentially yield 16
more residential units than what was previously analyzed in the certified 2005 General Plan EIR. The impacts
to public services associated with 16 additional units will be of no significance. Furthermore, development
impact fees, park benefit fees (TCSD special tax) and school impact fees will continue to be assessed to
compensate for the need for additional public services. For example, as required by California Government
Code Section 53080, the project will be required to pay a school impact fee for residential development to
offset the increased demands on school facilities caused by the project. Currently the City of Temecula has at
least one vacant elementary school facility (Sparkman Elementary) that closed due to low enrollment/high
RApappe\Housing Element 200 GEQA\Final screen check draft Initial Study (07-30-09).doc
20
costs and that facility could potentially accommodate future student growth. No new or increased impact will
result above what is already anticipated in the existing environmental documents as a result of adopting the
Housing Element and less than significant impacts are anticipated.
14. RECREATION.
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting Information Sources
Significant
Mitigation
Significant
No
Impact
Incorporated
Impact
Impact
a
Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that
substantial physical deterioration of the facility would occur
or be accelerated?
b
Does the project include recreational facilities or require the
construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
Comments:
14.a.-b. Less Than Significant Impact: The proposed adoption of the 2008-2014 Housing Element Update
describes how the City will meet the requirements of State law (Section 65302 of the Government Code) to
provide adequate housing opportunities for households of all income levels. Housing elements do not approve
specific development projects that are not already envisioned or contained in the adopted City General Plan.
Future residential development constructed pursuant to Housing Element policy may incrementally increase
the use of existing neighborhood and regional parks or other recreational facilities and may require
construction or expansion of recreational facilities. However, the anticipated development in the Housing
Element is part of the future growth and development anticipated in the General Plan. Impacts to existing
neighborhood and regional parks or other recreational facilities and the construction of new recreational
facilities have been analyzed in the previously certified 2005 General Plan Environmental Impact Report.
Furthermore, no new or increased impact will result above what is already anticipated in the existing General
Plan. Depending on the attributes of each individual development proposal, future development will be subject
to additional environmental review and payment of Development Impact Fees. As a result, impacts to
recreational facilities are expected to be less than significant.
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21
15. TRANSPORTATION/TRAFFIC. Would the project:
_
Potentially
Potentially
Significant Unless
Less Than
Issues and Supporting Information Sources
Significant
Mitigation
'Significant
No
Impact
Incor orated
Impact
Impact
a
Cause an increase in traffic which is substantial in relation to
the existing traffic load and capacity of the street system
(i.e., result in a substantial increase in either the number of
vehicle trips, the volume to capacity ration on roads, or
congestion at intersections)?
b
Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management
Nf
agency for designated roads or highways?
c
Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results
Nf
in substantial safety risks?
d
Substantially increase hazards due to a design feature (e.g.,
sharp curves or dangerous intersections) or incompatible
uses (e. g., farm equipment)?
e
Result in inadequate emergency access?
/
f
Result in inadequate parking capacity?
g
Conflict with adopted policies, plans, or programs supporting
alternative transportation (e. g., bus turnouts, bicycle racks)?
Comments:
15.a.-b. Less Than Significant Impact: While the Housing Element Update may encourage residential
development up to 30 dwelling units per acre (and higher with density bonuses) within the proposed Urban
Density Overlay area, mixed use and residential development is already allowed within these areas and the
City's General Plan and the previously certified 2005 General Plan Environmental Impact Report anticipated
that development intensity may increase within the Redevelopment Area boundary. Furthermore, mixed use is
not only planned and analyzed but encouraged by the City's certified 2005 General Plan Environmental Impact
Report and in the General Plan Land Use policies adopted on Pages LU-43 and LU-44 under the subheading
"Encouraging Mixed Use". Areas along Interstate 15 have been identified as opportunities for mixed use by
the General Pan and therefore these areas are identified within the proposed Urban Density Overlay of the
proposed Housing Element Update. While the Urban Density Overlay could facilitate higher intensity
residential development, the City's General Plan has planned for residential units to be added within existing
shopping centers and commercial districts; the environmental effects of which were already adequately
analyzed in the certified 2005 General Plan Environmental Impact Report ("EIR"). As discussed in the City's
General Plan Land Use Element (page LU-35 and LU-36) and also analyzed in its certified 2005 General Plan
Environmental Impact Report (page 5.9.9 and 5.9.10), residential units will be introduced within existing
commercial corridors and intensity may increase. The Land Use Element indicates that a range of 1,173 to
2,348 new residential dwelling units could be constructed within the Mixed Use Overlay areas. The draft
Housing Element Update identifies 82 parcels that could accommodate up to 2,364 new dwelling units within
the proposed Urban Density Overlay, which includes the City of Temecula Redevelopment Area and the
existing Mixed Use Overlay Areas. Therefore, the draft Housing Element Update could potentially yield 16
more residential units than what was previously analyzed in the certified 2005 General Plan EIR. The impacts
on transportation and traffic associated with 16 additional units are expected to be less than significant. The
adoption of the Housing Element Update is a supporting document of the City's General Plan; both of which
call for residential units to be introduced within commercial areas.
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22
Additionally, a review of data from actual traffic counts conducted annually by the City of Temecula along major
arterial roadways, including Jefferson Avenue and Ynez Road within the proposed Urban Density Overlay
area, have revealed that trip counts for 2007, 2008, and February 2009 have reduced by as much as 4,200
trips per day since higher levels were recorded in 2006, for example, at Jefferson Avenue south of Winchester
Road. The reduction in vehicle trips can be attributed to three key components: 1) the general state of the
local economy; 2) the increase in the cost per gallon of diesel and gasoline fuels during this time; and 3) the
closing of significant anchor businesses along Jefferson Avenue such as a Stater Brothers grocery store and a
Tony Roma's restaurant. As a result, the volume to capacity ratios for streets, intersections, and street
segments throughout the proposed Urban Density Overlay area will be more suited to absorbing vehicle trips
created by intensified development. Moreover, the potential replacement of vacant or underutilized
commercial land uses with residential land uses will have a net positive impact on the number of vehicle trips.
A Trip Generation Rate Summary published by the City of San Diego in 2003 (in conjunction with SANDAG,
ITE and other qualified sources) indicates that high density residential projects of 20 or more units to the acre
have a trip generation rate of six (6) vehicle trips per unit. At the proposed density of 30 units to the acre, that
equates to 180 vehicle trips per acre. If density bonuses are considered, the trip generation rate could
increase to as much as 270 vehicle trips per acre. By contrast, the same study indicates that shopping centers
can vary from 700 to 1,200 vehicle trips per acre; offices range from 400 to 500 vehicle trips per acre; and
supermarkets can draw up to 2,000 trips per acre. A good mix of commercial and residential land uses will
result in the same or a lesser amount of vehicle trips for the Urban Density Overlay area than was anticipated
in the previously certified 2005 General Plan Environmental Impact Report.
Furthermore, in the first year after adoption of the Housing Element Update, the City of Temecula intends to
complete a comprehensive traffic study for the Jefferson Avenue Corridor. This study will evaluate the existing
conditions and will also evaluate the benefits of proposed Circulation Element roads yet to be constructed.
These roads include the French Valley Parkway, the Western Bypass, the extension of Overland Drive across
Murrieta Creek, and a north/south connection into the City of Murrieta. The study will evaluate the completion
of these improvements and their impact on providing relief to the existing road network.
The adoption of the policies and programs contained in the Housing Element Update are, therefore, not
expected to have any adverse impact on traffic or transportation.
15.c. No Impact: The proposed adoption of the 2008-2014 Housing Element Update describes how the City
will meet the requirements of State law (Section 65302 of the Government Code) to provide adequate housing
opportunities for households of all income levels. Housing elements do not approve specific development
projects that are not already envisioned or contained in the adopted City General Plan. The proposed updated
Housing Element will not result in a change of air traffic patterns, lead to an increase in air traffic levels, or
result in a change in location that results in substantial safety risks to people or structures. Implementing this
program will enhance the City's ability to provide a balance of residential, commercial and industrial
opportunities as described in the vision statement for the General Plan. The proposed Housing Element is an
integral part of providing a balance of residential opportunities. As a result, no impacts to air transportation are
anticipated.
15.d.-g. No Impact: The adoption of the proposed 2008-2014 Housing Element Update does not propose or
entail any new development, construction, or physical changes to the environment. Therefore, the Housing
Element Update itself would not impact the design features of existing or planned roads in the Circulation
network, emergency vehicle access, parking capacity, or conflict with applicable policies regarding alternate
forms of transportation. While the Housing Element Update may encourage residential development up to 30
dwelling units per acre (and higher with density bonuses) within the City's existing Mixed Use Overlay areas,
the adoption of the Housing Element Update is a supporting document that complements the City's General
Plan. The physical construction of housing (or any permitted use) would necessitate further CEQA analysis to
determine any transportation or circulation system impacts, if any, which may or may not arise with a proposed
development. The adoption of the Housing Element will have no direct impact on the circulation network and
specific development applications will be analyzed on a case-by-case basis.
RApappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
23
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
Potentially
Potentially (
Significant Unless
Less Than
Issues and Supporting Intonation Sources
Significant '
Mitigation
Significant
No
Impact
Incur orated
Im act
Im act
a
Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b
Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c
Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d
Have sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
expanded entitlements needed?
e
Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
'
adequate capacity to serve the project
s projected demand
in addition to the provider's existing commitments?
f
Be served by a landfill with sufficient permitted capacity to
accommodate the ro'ect's solid waste disposal needs?
g
Comply with federal, state, and local statutes and
regulations related to solid waste?
Comments:
16.a: g. Less Than Significant Impact: The proposed adoption of the 2008-2014 Housing Element Update
describes how the City will meet the requirements of State law (Section 65302 of the Government Code) to
provide adequate housing opportunities for households of all income levels. Housing elements do not approve
specific development projects that are not already envisioned or contained in the adopted City General Plan.
Adopting the updated Housing Element will not by itself cause wastewater treatment requirements of the
Regional Water Quality Control Board to be exceeded, will not impact the capacity of wastewater treatment
facilities, will not significantly contribute to stormwater runoff, will not significantly impact available water supply
needs and will not significantly impact available landfill capacity. While the Urban Density Overlay could
facilitate higher intensity residential development, the City's General Plan has planned for residential units to
be added within existing shopping centers and commercial districts; the environmental effects of which were
already adequately analyzed in the certified 2005 General Plan Environmental Impact Report ("EIR"). As
discussed in the City's General Plan Land Use Element (page LU-35 and LU-36) and also analyzed in its
certified 2005 General Plan Environmental Impact Report (page 5.9.9 and 5.9.10), residential units will be
introduced within existing commercial corridors and intensity may increase. The Land Use Element indicates
that a range of 1,173 to 2,348 new residential dwelling units could be constructed within the Mixed Use Overlay
areas. The draft Housing Element Update identifies 82 parcels that could accommodate up to 2,364 new
dwelling units within the proposed Urban Density Overlay, which includes the City of Temecula Redevelopment
Area and the existing Mixed Use Overlay Areas. Therefore, the draft Housing Element Update could
potentially yield 16 more residential units than what was previously analyzed in the certified 2005 General Plan
EIR. The impacts on utilities and service systems associated with 16 additional units will be less than
significant. Standard measures integrated into the General Plan in the form of goals, policies, and
implementation measures will reduce the severity of potential impacts. Adoption of the Housing Element
Update will result in no substantial new or increased impacts above what was already anticipated in the 2005
R:\pappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
24
General Plan Environmental Impact Report. Depending on the attributes of each individual development
proposal, future development will be subject to additional environmental review and will be required to comply
with federal state and local statutes. As a result, the adoption of the Housing Element Update will have less
than significant impacts to public utilities or service systems.
17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project:
Potentially
Potentially.
Significant Unless
Less Than
-
'Significant
Mitigation
`Significant
No
Issues and Supporting g Information Sources
Impact
Incorporated
Impact
Impact
a
Does the project have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history
or prehistory?
b
Does the project have impacts that are individually limited,
but cumulatively considerable ("Cumulatively considerable"
means that the incremental effects of a project are
J
considerable when viewed in connection with the effects of
past projects, the effects of other current projects, and the
effects of probable future projects)?
c
Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
direct) or indirectly?
Comments:
17.a.-c. Less Than Significant Impact: The proposed adoption of the 2008-2014 Housing Element Update
describes how the City will meet the requirements of State law (Section 65302 of the Government Code) to
provide adequate housing opportunities for households of all income levels. Housing elements do not approve
specific development projects that are not already envisioned or contained in the adopted City General Plan.
Adopting the updated Housing Element will not by itself have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods
of California history or prehistory. All aforementioned environmental impacts that could result from the
anticipated growth and development of the City were addressed in the City of Temecula certified 2005 General
Plan Environmental Impact Report and standards were integrated into the General Plan in the form of goals,
policies, and implementation to reduce potentially significant impacts to a less than significant level. In
addition, Riverside County adopted the Multiple Species Habitat Conservation Plan ("MSHCP") on June 17,
2003. The City of Temecula agreed to the policies of the MSHCP and all projects within the City boundaries
are required to comply with the MSHCP to enhance and maintain biological diversity and ecosystem processes
and provides for the protection of wildlife linkages. Section 6.0 of the MSHCP identifies local implementation
measures. Section 6.1.6 details the obligations of the City of Temecula and all future development will be
required to comply with the guidelines set forth within the MSHCP to minimize biological impacts.
Adopting the updated Housing Element will not by itself result in impacts that are individually limited but
cumulatively considerable as the Housing Element is a policy document. However, all cumulative
environmental impacts that could result from the full build-out of the City were addressed in the City of
Temecula 2005 certified General Plan EIR. As discussed in the City's General Plan Land Use Element (page
LU-35 and LU-36) and also analyzed in its certified 2005 General Plan Environmental Impact Report (page
RApappe\Housing Element 2008\CEQA\Final screen check draft Initial Study (07-30-09).doc
25
5.9.9 and 5.9.10), residential units will be introduced within existing commercial corridors and intensity may
increase. The Land Use Element indicates that a range of 1,173 to 2,348 new residential dwelling units could
be constructed within the Mixed Use Overlay areas. The draft Housing Element Update identifies 82 parcels
that could accommodate up to 2,364 new dwelling units within the proposed Urban Density Overlay, which
includes the City of Temecula Redevelopment Area and the existing Mixed Use Overlay Areas. Therefore, the
draft Housing Element Update could potentially yield 16 more residential units than what was previously
analyzed in the certified 2005 General Plan EIR. The cumulative impacts associated with 16 additional units
are expected to be less than significant. Standard measures integrated into the General Plan in the form of
goals, policies, and implementation measures may reduce potentially significant impacts to a less than
significant level. No significant new or increased impact will result above what is already anticipated in the City
of Temecula certified 2005 General Plan Environmental Impact Report as a result of adopting the Housing
Element. Furthermore, depending on the attributes of each individual proposal, future development projects will
require additional environmental review at the time applications are received.
The Initial Study identifies no new or increased environmental impacts that would cause substantial adverse
effects on human beings. The Housing Element Update is a policy document which guides the City of
Temecula to realizing the goal of being able to provide a decent home and suitable living environment for all
residents of the City. Future development projects to assist in meeting this goal will require additional
environmental review. As a result, the approval of an updated Housing Element policy document is not
expected to create any significant impacts.
18. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program
EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier
EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify
the following on attached sheets.
a
Earlier analyses used. Identify earlier analyses and state where the are available for review.
b
Impacts adequately addressed. Identify which affects from the above checklist were within the scope of
and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed b mitigation measures based on the earlier analysis.
c
Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe
the mitigation measures which were incorporated or refined from the earlier document and the extent to
which the address site-specific conditions for the project.
The impacts associated with the implementation of the City of Temecula General Plan were previously
identified and discussed in a Final Environmental Impact Report certified in 1993, and again in a Final
Environmental Impact Report for the comprehensive update of the General Plan, which was certified in 2005.
The Environmental Impact Report for the City of Temecula General Plan also identified specific general plan
level mitigation measures and adopted a statement of overriding consideration for agricultural resources, air
quality, biologic resources, education, library, noise, transportation and circulation.
SOURCES
1. City of Temecula General Plan
2. City of Temecula General Plan Final Environmental Impact Report (1993)
3. City of Temecula General Plan Final Environmental Impact Report (2005)
4. South Coast Air Quality Management District CEQA Air Quality Handbook
5. Multiple Species Habitat Conservation Plan (2003)
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26
Southem
Celifomis
lee company,
A *Sempra, Energy Parry
August 14, 2009
City of Temecula
Attn: Stuart Fisk
43200 Business Park Drive
Temecula, CA 92590
Subject: 081409 Various Locations
Old Town Specific Plan Amendment PA 06-0337 - Old
Town Front Street - Utility Request - Temecula
PA09-0124 - Temecula Recyling TPM - 27635 Diaz Rd
- Utility Request - Temecula
PA09-0083 - Lyndie Lane Major Mod - 29742 Rancho
California Rd - Ure uest - Temecula
PA09-0144 - Creekside Commercial Dev P - Jedediah
PA09-0209 - Villages @ Paseo del Sol -De Portola Rd
and Meadows Pk - Utility Request
PA09-0248 - Verizon Wireless Monopine CUP - 43980
Maholon Vail Rd - Utility Request - Temecula
2008-2014 City of Temecula Housing Element Update -
Utility Request - City of Temecula
Southern California Gas Company, Transmission Department, has no
facilities within your proposed improvement and will nqt impact our
Transmission Lines. However, our Distribution department may have
some facilities within your construction area. To assure no conflict with the
local distribution's pipeline system, please contact (909) 335-7561.
Sincerely,
Rosalyn 4:ine Transml Planning Assistant
southern Cardomia
Gas Company
9400 Oakdale Awmie
Chatsworth, CA
91313
MarlingAdcbw
P. 0. Box 2300
Chaiswot* CA
91313-2300
M.L.9314
tel 818-701-4546
fax 818-701-3441
RECEIVED
AUG 2 0 2009
By
Notice of Public Hearing
A PUBLIC HEARING has been scheduled before the City of Temecula
PLANNING COMMISSION to consider the matter described below:
Case No: Planning Application No. LR08-0017, General Plan Housing Element Update
Applicant: City of Temecula
Proposal: The California State Legislature has identified the attainment of a decent home and
suitable living environment for every Californian as the State's major housing goal and
has mandated that all cities and counties prepare a housing element as part of their
comprehensive General Plan. Section 65302(c) of the Government Code sets forth the
specific components to be contained in a community's Housing Element.
State law requires Housing Elements to be updated at least every six years to reflect a
community's changing housing needs. This update covers the 2008-2014 planning
period, pursuant to the update cycle for jurisdictions within the Southern California
Association of Governments (SCAG) region. The Housing Element Update contains the
following components:
• An analysis of the demographic, household, housing characteristics and trends;
• A review of potential market, government, and environmental constraints;
• An evaluation of the land, financial and administrative resources;
• Identifies the Regional Housing Needs Assessment for the City; and
• An analysis of appropriate densities to support affordable housing projects.
Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed
project will not have a significant impact upon the environment based upon a
completed Environmental Study. As a result, a Negative Declaration will be
adopted in compliance with CEQA.
Case Planner: Emery J. Papp, (951) 693-3955
Place of Hearing: City of Temecula, Council Chambers
Date of Hearing: September 2, 2009
Time of Hearing: 6:00 p.m.
Any person may submit written comments to the Planning Commission before the hearing or may appear and
be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for
judicial review of a decision of the Planning Commission is controlled by the statute of limitations provisions set
forth in Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or
proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the
Planning Commission, shall be limited to those issues raised at the hearing as provided in Chapter 2.36 of the
Temecula Municipal Code. Copies of the procedures for the conduct of City Council, Planning Commission,
and Planning Director public hearings are available from the City Clerk. If you wish to challenge the above
[project] in court, the challenge will be limited to only those issues you or someone else raised at the public
hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in
this notice, and must be commenced within the time limit specified in Section 1094.5 and Section 1094.6 of the
California Code of Civil Procedure.
The proposed project application may be viewed at the City of Temecula Planning Department, 43200
Business Park Drive, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project
may be addressed to the case planner at (951) 693-3955.
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