HomeMy WebLinkAbout09_094 CC Resolution1
RESOLUTION NO. 09 -94
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TEMECULA ADOPTING THE 2008 -2014 GENERAL
PLAN HOUSING ELEMENT UPDATE (LONG RANGE
PLANNING PROJECT NO. LR08 -0017)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1. Procedural Findings. The City Council of the City of Temecula
does hereby find, determine and declare that:
A. State Housing Law requires that local jurisdictions periodically update their
Housing Element pursuant to the update cycle of its Council of Governments.
B. The City of Temecula adopted its first Housing Element on November 9,
C. The City of Temecula first amended its Housing Element on October 8,
2002.
D. The City of Temecula adopted a Comprehensive Update of its General
Plan on April 12, 2005.
1993.
E. The Southern California Association of Governments completed the
Regional Housing Needs Assessment for this Housing Element cycle on July 12, 2007.
F. 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.
G. 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.
H. At the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission recommended that the City
Council approve the proposed Housing Element, Long Range Planning Project No.
LR08 -0017.
The City Council, at a regular meeting, considered the Housing Element
Update and environmental review on November 10, 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.
J. At the conclusion of the City Council hearing and after due consideration
of the testimony, the City Council adopted a Negative Declaration for the project and
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approved Long Range Planning Project No. LR08- 0017subject to and based upon the
findings set forth hereunder.
K. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findings. The City Council, in approving the General Plan
Housing Element Update hereby finds, determines and declares that:
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 Southem Califomia 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 City Council hereby makes the
following environmental findings and determinations in connection with the approval of
the proposed Housing Element to the General Plan:
A. Pursuant to California Environmental Quality Act "CEQA), City staff
prepared an Initial Study of the potential environmental effects of the approval of the
Housing Element to the General Plan ("Project"), as described in the Initial Study.
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.
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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. One written comment was 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 City Council reviewed the Negative Declaration and all comments
received regarding the Negative Declaration prior to and at the November 10, 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 City
Council.
E. Based on the findings set forth in the Resolution, the City Council hereby
adopts the Negative Declaration prepared for this project.
Section 4. The City Council hereby amends the Housing Element of the City of
Temecula General Plan to incorporate the updated Housing Element described and
depicted on Exhibit 1 attached to this Resolution and incorporated herein as though set
forth in full.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of
Temecula this 10th day of November, 2009.
Susan W. Jones, MMC
City Cler'
[SEAL]
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Maryann Edwards, Mayor
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STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that
the foregoing Resolution No. 09 -94 was duly and regularly adopted by the City Council of
the City of Temecula at a meeting thereof held on the 10th day of November, 2009, by the
following vote:
AYES:
NOES:
ABSENT: 2
ABSTAIN: 0
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3 COUNCIL MEMBERS:
0 COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
4
Naggar, Washington, Edwards
None
Comerchero, Roberts
None
Susan Jones, MMC
City Clerk
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TABLE OF CONTENTS
City of Temecula Housing Element
I. Introduction
Pa
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 1-1-5
F. Data Sources and Glossary H -6
II. Housing Needs Assessment H -6
A. Population Characteristics
B. Employment Characteristics
C. Household Characteristics
D. Special Needs Populations
E. Housing Stock Characteristics
III. Constraints on Housing Production
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H -9
H -11
H -16
H -23
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 14-61
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 1{-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 1-1-96
City of Temecula General Plan Housing Element November 10, 2009
TABLE OF CONTENTS
City of Temecula Housing Element
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VI. Housing Plan
A. Goal and Policies H -98
B. Housing Programs H -103
C. Summary of Quantified Objectives 11-121
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 11-68
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
11-3 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
I-I -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
1-I -10 Female Headed Households 14-17
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 14-21
H -15 Total Housing Units H -24
1-I -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 Housing Element
Page
H -98
November 10, 2009
TABLE OF CONTENTS
City of Temecula Housing Element
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List of Tables (continued)
Pa
H -19 Median Home Prices H -27
14-20 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 11-36
H -26 Residential Development Standards H -40
H -27 Parking Space Requirements 14-41
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 I-I -65
H -32 Remaining Approved Residential Development for Existing Specific Plans H -67
H -33 Potential Residential Development on Vacant Commercial Land 14-71
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)
14-36 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 14-121
H -41 Housing Program Summary 14 -122
City of Temecula General Plan }lousing Element November 10, 2009
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HOUSING
ELEMENT
I. INTRODUCTION
A. Community Context
T he City of Temecula (City) is a growing community located
along Interstate 15 (1 -15) in southwestem Riverside County
(County), just north of the San Diego County line. Located in
Temecula Valley, the Qty 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 Qty 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 Qty and is located in its westem
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 pattem 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 Citys multifamily housing complexes is included
as Figure H -1. The high number of single family homes is reflective
of the Gays young familroriented 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.
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In recent years, the housing market in Temecula has very much been
influenced by growth pressure in San Diego County. As housing
prices in San Diego County began catching up with prices in south
Orange County, many people who work in San Diego have chosen to
live in Temecula, placing significant pressure on the Temecula
housing market.
Employment opportunities exist within the City, allowing residents to
work and live within the City. In 1990, the estimated jobs -to- housing
ratio was about 1.15 jobs per household. Although regional estimates
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 Southem California
Association of Govemments) to generate the regional housing growth
allocations. Ternecula'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
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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
place to work and live.
The Temecula Housing Element is comprised of the following major
components:
An analysis of the City's population, household and
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; y) Noise; 8) Air Quality; 9) Commtmity 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
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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 Cary 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 First" 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 concems 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 incotporated into the Housing Element
adopted by the City Council (tentatively scheduled for September 22,
2009).
Housing First 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.
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Also prior to adoption the Draft Housing Element was available for
review by interested individuals and organizations during the public
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
of Availability of the Draft Housing Element was published in the
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:
Coachella Valley Housing Coalition;
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, Southem 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 Infomtation 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
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the basis for developing a successful housing program that meets the"
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
Projected Projected
Jurisdiction 1990 2000 2007 2015 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%
Murriela 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.
SCAG 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)
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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
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.
SOURCE: 2005 Census.
FIGURE H -2
2005 AGE DISTRIBUTION
3. Race /Ethnicity Characteristics
The racial and ethnic composition of a population affects housing
needs because of the unique household .characteristics of different
raciaVethnic groups. These characteristics tend .to correlate with other
factors such as family size, housing location choices, and mobility.
shown in Table H -2, the large majority (57.5 of the 2005
population in Temecula was White, with Hispanics malting up the
next largest group (29.8 In comparison, Riverside County contains
a much more diverse population. Only 44.9% of the County's 2005
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population was White. The next largest group was the Hispanic
population at 41.2
Race/
Ethnicity
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TABLE H -2
2005 RACE AND ETHNICITY
Number of %of Number of of Riverside
Temecula Temecula's Riverside County County's
Residents Population Residents Population
White 50,493 57.5% 857,769 44.9%
Black 2,750 3.1% 105,465 5.5%
Asian/Other 8463 9.3% 56,975 8.4%
Hispanic' 26,172 29.8% 787,148 41:2%
Total 87,878 100.0% 1,911.281 100.0%
Note: Racial categories do not include Hispanics,
SOURCE: Housing Report, Temecula: Demographic, Economic and Quality of Lee Data, January 18,
2007.
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.
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Occupation
TABLE H -3
CATEGORIES OF JOBS IN TEMECULA (2005)
Managerial/ProtessionaV Technology 17,923 34.8%
Sales /rechnicaVAdministrative (Support) 14,317 27.8%
Service Occupation 8,446 16.4%
Construction 5,614 10.9%
Production/Transportation 4,944 9.6%
Agriculture/ Other 258 0.5%
Total 51,502 100.0%
SOURCE: City of Temecula Community Profile, 2005.
According to SCAG, the City'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.
Industry
TABLE H-4
EMPLOYMENT BY INDUSTRY: 2005
Manufacturing 7/28 15.0%
Retail Trade 12,787 24.8%
Govemment. 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 SeMces 1,698 3.3%
Finance Real Estate 2,453 4.8%
Health SeMces 1,219 2.4%
Engineering Management 1,047 2.0%
Total 51,502 100.0%
SOURCE: City of Temecula Community Profile, 2005
SCAG employment estimates over the last 18 years have proven to be
consistently below actual in -City employment levels.
r \t I ti 1 G I N I: It 1.
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Number of Jobs %ofTotal
Number of Jobs '%ofTotal
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2. Jobs Housing Ratio
A general measure of the balance between a community's
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 earners 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
County worked outside of their place of residence than in Temecula.
The 2006 Census estimates indicate that there are approximately
2.11 wage eamers 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 SLAG
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.
1 \V L LI 1. C., 1.: 1 R L. I' I. N
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Jurisdiction 1990' 2000
o r t 1 1 i
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TABLE H -5
HOUSEHOLD GROWTH TRENDS
Change Projected
1990-2000 2007
Temecula 9,130 15,875 74% 31.501 98.4%
Hemet 17397 27,241 57% 35,342 29.8%
Lake Elsinore 6,066 8,844 46% 15,587 762%
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 Growth Projection, adopted April 16,1998;
California Department of Finance. 2007.
Projected
Change
2000-2007
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 occupy a 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, 823% 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 mom
dramatic decline in average household sizes than Temecula, reflecting
a slightly different household trend.
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TABLE H -6
AVERAGE NUMBER OF PERSONS PER HOUSEHOLD 2000 2005
Jurisdiction
SOURCE: California Department of Finance, January 1 2005
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%
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 HCD 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;
Vety 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
MR, adjusted for household size;
Moderate Income Households eam between 81 and 120% of
the MR, adjusted for household size; and
Above Moderate /Upper Income Households eam over
120% of the MR, adjusted for household size.
As part of the Regional Housing Needs Assessment (RHNA), SCAG
has developed estimates on income distribution for all jurisdictions
within the SCAG region in 2006. The income distributions for
Temecula and Riverside County are presented in Table H 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
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in Temecula is that many of Temecula's residents work in San Diego
and Orange Counties where the median income and associated wages
are higher.
TABLE H -7
HOUSEHOLD INCOME BY TENURE
City of Temecula
Income Group Owner Renter- Total Riverside
Households Households Households County
Extremely Low Income 2.25% 11.35% 5.4% 12.40%
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-
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households because of their typically lower incomes. Compared to
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.
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
2000 TEMECULA HOUSEHOLDS OVERPAYING FOR HOUSING
Renter Households
Ove •a in
Income Group
Total Households
Ove In
Owner Households
Over a
Extremely Low
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 100M% 4,497 100.0%
Households
Note: Sums slightly over or less than 100% are du to rourvang error.
SOURCE: CHAS Databook, HUD. 2000.
772 12.0% 564 29.3% 208 4.6%
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 Cilifomia City/County
Population and Housing Estimate Report (E -5). This docun>ent
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 by tenure taken from the 2000 Census.
I 1 I 1 C \I I C a I, I: N 1. I: I. 1' I. N
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TABLE 14-9
2000 TEMECULA VACANCY RATES BY TENURE
No. of Units
(2000 Census) Percentage of Housing Units
Total: 19.022 units 100%
Occupied 18,219 units 96%
Vacant 803 units 4%
For Rent 372 units 2.00%
For Sale Only 246 units 1.30%
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 10 rounding errors.
SOURCE: U5 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 LU-II 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 fames in Riverside
County decreased, while the number of acres used for farming
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 farming, forestry, and fishing occupations. While
there are no agricultural operations in the Cit nearby wineries
represent an employment base for permanent, seasonal, and/or
migrant faun 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.
f. i I 1 I i s I I t i I A r N I R I I' i A N
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The City is unable to require wineries outside of its jurisdiction to
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
and High Density residential zones, conditionally permits boarding
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.
Householder Type
SOURCE: U.S. Census, 2000; SF 3: H17.
TABLE H -10
FEMALE HEADED HOUSEHOLDS
City of Temecula
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%
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
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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
poverty level. Although the 2006 Census estimates do not report the
number of female- headed households with children living below the
poverty level, approximately 56 percent of all households are headed
by a female. It is unlikely that that the percentage of these households
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 pmperty 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- Renter• Owners l Renters
Households Households (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
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were very low- income, and 54 were low-income, which reflects a total
of 279 senior households, or approximately 15% of all senior
householders, that were low income and below.
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 eam
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 Califomia 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 forgivable 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.
i 1 1 1 1. M 1 l u 1. C r N 1 ft 1. 1 N
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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
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 NIA
Households
Source: U.S. Census, 2000, SF 3: H17,
1.4 persons 5+ persons
Total
Number Percent Number Percent Number Percent
Often large households with Extremely 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 MET 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 Qty. 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 MFI.
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.
11 1 C> I l I \1 I. C u 1. 11 N 11 R 1 P 1_
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C. 1 l Y O I
Ciry of Temecula
141 persons 5+ persons' O
Number Percent Number Percent Number Percent
Below 30% of MEI 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 BO% 1,273 10.1% 660 11.7% 1,933 10.634
81 9,930 78.9% 4,235 75.0% 14,165 77.7%
Totals 12,579 100.0% 5,646 100.0% 18,225 100.034 r
Income Level
TABLE H -13
HOUSEHOLD SIZE BY INCOME
H
Total
Note: Includes other households.
SOURCE: Approximations based on CHAS Date, 2000.
TABLE H -14
NUMBER OF BEDROOMS BY TENURE
City of Temecula
Owner Households Renter Households All Households
Bedroom Type
Number Percent Niunber 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 23 percent of
the County's homeless population. The City has adopted a program
to find housing for Temecula's homeless population.
L A c; E N E R A L. I' I. N
H-21
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: Penis 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
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variety of programs for the City's homeless population through
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 hones
(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 corner of the City is the only
mobile home park in Temecula. The City recently approved an
addition of 13 spaces in this park.
C 1 1 Y 0 1 T L ,AI G C 11 L, A G E N E R
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Jurisdiction
Multi Family (2-4 Units)
Multi Family (5+ Units
(15%
Single Family (Attached)
(2
TABLE H -15
TOTAL HOUSING UNITS
1900 2000
%Change
1990-2000
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%
Muniete 9,664 14,528 50% 28,788 98.0%
Penis 7,761 10,444 35% 12,673 21.3%
Riverside County 483,847 582,419 20% 689,866 18.4%
SOURCE California Department of Finance, January 1. 2005.
SOURCE: California Department of Finance, January 1.2005.
2005
Figure H -3
Temecula Housing Stock Composition
Mobile Home and Other
(1
Change
2000-2005
Single Family (Detached)
(eo'1)
3. Tenure
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 Murac2a 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 (313 or 8,113 units)
in the City indicates that many single- family homes are used as rentals.
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Jurisdiction
Temecula
Hemet
Lake
Elsinore
Murrfeta
Perris
Riverside
County
Owner
Occupied
17,822
15,618
2,775
TABLE 13.16
2006 ESTIMATED HOUSING TENURE
of Total
Occupied
Units
24,084 82.8%
3,040 73.0%
Totals subject to rounding error.
SOURCE: U.S. Census, 2000. (n= 18,219)
Occupied Dwelling Units
Renter
Occupied
68.7% 8,113
59.4% 10,659
58.8% 1,015
of Total
Occupied
Units
4,992 17.2%
1,110 26.7%
TABLE H -17
2000 ESTIMATED HOUSING TENURE BY HOUSING TYPES
Occupied Dwelling Units
Total Occupied
Units
31.3% 25,935
40.6% 26.277
41.2% 6,066
29,076
4,163
444,836 69.2% 198,403 30.8% 643,239
SOURCE: 2006 Census and 2008 American Community Survey, SCAG, Draft Regional Housing Need
Allocation Plan January 1, 2006 June30. 2014; SCAG. Final Regional Housing 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 while
that in the County was recorded at 13.25 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:
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
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.
I I \I I: l' 1 ..1 I.. I. E I I. I' I. N
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As depicted in Table H 18, the majority of housing units in
Temecula were built between 1980 through 2000 (76 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
during this Housing Element cycle, these units were built in
compliance with modem building standards and are not likely to
deteriorate rapidly.
Year Built
TABLE H -18
AGE OF HOUSING STOCK
Number of Units of Total
20004 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.
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5. Housing Costs
Ownership Housing
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
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 Southem California's steep
recession in the late 1990s. However, as evidenced in Table 13 19,
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 Reakors,
housing prices in Temecula are higher than in some sunvunding
communities, but the overall percentage change in price is lower than
in Hemet, Lake Elsinore, Murrieta, and Penis 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 November 2006 Change
Temecula $402,000 $487,500 17.54%
Hemet $253,500 $353,000 28.19%
Lake Elsinore $320,000 $421,000 23.99%
Munieta $348,750 $484,750 28.06%
Penis $310,000 $400,000 -22.5%
Riverside County $359,000 $126,000 16.51%
SOURCE: Cakfomia Association of Realtors. Median Home Prices, November 2007.
Reflective of the housing stock, most housing sales in Temecula am
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 $25 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.
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TABLE H•20
HOUSING SALES JULY 2006 THROUGH DECEMBER 2007
Single -Family Median Price Low 111 Sales No. of Total
2- bedroom $390,000 5260,000 $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 51.609,500 82 2.9%
Condominiums Median Price Price Range Units Sold %of Total
2- bedroom $278,500 5174,000 5321,000 22 17.5%
3- bedroom $351,750 5140,500 5450,000 89 70.6%
4- bedroom 5379,000 $315,000 $45,000 9 7.1%
SOURCE: Los Angeles 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 MET) eam a
maximum of $29,600;
Low Income households (51 to 80% of MFI) eam a maximum
of $47,350;
Moderate Income households (81 to 120% of MFI) eam 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 (5 and maintains affordable
housing expenses (i.e., spends no more than 30% of their gross
income on the mortgage, taxes, and insurance), the maxim
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
aty. In addition, most two- and three- bedroom condominiums, and
some older three- and four bedroom houses are affordable to
Moderate Income households.
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TABLE H -21
AFFORDABLE HOUSING COSTS BY INCOME CATEGORY
RIVERSIDE COUNTY
Monthly
Income Maximum Affordable
Category Income Housing
Cost
Utilities
Affordable Taxes Affordable
Rent Maintenance Home Price
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
Maximum affordable home pace based on a 30 -year loan at 6.5% interest, assuming that the
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 City'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 11-21, 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
Inventory 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 l 1 OF T E M E C U L A G E N E R AL P I
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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 govemment 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
bonus or direct assistance programs.
Project
Temecula Villas
(28837 Pujol St.)
Woodcreek Apts.
(4220 Moraga Rd.)
Rancho Cailfomia Apts.
(29210 Stonewood Rd.)
Rancho West Apts.
(4220 Main St.)
Rancho Creek Apts.
(28464 Felix Valdez Rd.)
Mission Village Apts.
(28497 Pujol St)
Oaktree Apts.
(42176 Lyndie Lane)
Creekside Apts.
(28955 Pujol St)
Dalton 11
(41945 5 SL)
Dalton III
(41955 5'" St)
Cottages of Old Town
6 St. Felix Valdez)
Riverbank Apts.
(28500 Pu)oI St)
Temecula Lane
(Loma Linda Rd
Pechanga Pkwy)
Habitat 1
(6'" St. Felix Valdez)
Habitat II
TABLE H -22
ASSISTED HOUSING INVENTORY AND AT RISK STATUS
Total
Project
Units
344 Mortgage Revenue
Bond
55 Section 8 New
Construction
Section 221(d)4
150 RDA Revenue Bond
HOME
30 RDA Loan
76 RDA Revenue Bond
40 FmHA New Construction
Section 515 /Section 8
48 FmHA New Construction
Section 515
24 Agency Loan
22 Agency Loan
17 Agency Loan
66 Agency Loan
11
SOURCE: City of Temecula, December 2007.
Program
96 Section 8 New
Construction
Builder Financed
2 Land/Cash Contribution
7 Land/Cash Contribution
tl of
Earliest Conversion Date Units at
Risk
6/1999
(expired)
3/31/2003
(expired)
3/18/2011
(City to renegotiate
before expiration)
4/8/2026
9/30/2026
7/16/2028
8/8/2004
(Owner has requested
a TEFRA Hearing)
8/22/2036
2062
2062
2047
2058
2065
2047
2047
I I 1 0 I 1 I \I I: C. tl I. I. N I 1 L. 1' I. N
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48
71
55
150
30
76
40
43
24
22
17
66
11
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At -Risk Housing Conversion Potential
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 Oaluree 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.
Oaktree Apartments: The 40 -unit Oak tree 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 property 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 pang 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
Oaluree 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 Oakttree Apartments.
Preseraztion 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
C 1 1 Y OF I F M L C U L A G r_ N i_ R Al. r i. A N
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than Section 8; and/or 4) construct or purchase replacement
affordable units.
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
the affordability of at -risk projects is to provide an incentive package
to the owners to maintain die 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 she 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.
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Total Annual Subsidies Required
1-1-33
TABLE H -23
RENT SUBSIDIES REQUIRED
Section S&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 Falr Market Rents $42,152
$191,654
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 five- person household.
Based on 2007 Median Family Income In Riverside County, afforded° monthly housing cost for a
three person Very Low Income household Is $000, for a four- person household Is $740, and a
five -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 $1234 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 Oalcree projects is high, with an estimated
total cost of between $1235 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 nonprofit 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
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subsidies is lower, requiring a total of approximately
$359,910 annually for both Rancho California and Woodcreek
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.
III. CONS I RAINTS ON HOUSING
PRODUCTION
Market, govemmental, 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 constmction 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
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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 infomtation on the disposition of
loan applications. Overall, in 2006, financing tightened for
homebuyers and homeowners in Temecula and throughout the entire
Riverside -San Bemardino-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 Bemardino-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 APPUCATIONS: 2006
RIVERSIDE -SAN BERNARDINO- ONTARIO METROPOLITAN STATISTICAL
AREA
Home Purchase Loans
Applicant Income Total Applications %Odginaledl
Approved' Denied %Other
Low Income 6,146 40.7% 29.0% 30.3%
(<80% MFI)
Moderate Income 21,167 50.5% 23:3% 26.2%
(80. 119% MFI)
Upper Income
+120% MFI)
Total
228,441 53.1% 21.2% 25.7%
255,754 52.6% 21.6% 25.8%
Odginated 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
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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 11 indicates that
more Low and Moderate Income households throughout the area
have a higher approval rate for govemment- backed loans than for
conventional loans to achieve homeownership. This further
substantiates the continued need for home buying assistance in order
to facilitate homeownership among Low and Moderate Income
households.
TABLE H -25
DISPOSITION OF GOVERNMENT BACKED LOAN APPLICATIONS: 2006
RIVERSIDE -SAN BERNARDINO ONTARIO METROPOLITAN STATISTICAL
AREA
Applicant Income Total Applications
Low Income
(<80% MEI)
Moderate
Income
(80 -119% MEI)
Upper Income
(>+120% MFI)
Total
387
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
Home Purchase Loans
Originated,
Approved* Denied Other
63.5% 15.5% 21.0%
710 65.8% 13.2% 21.0%
862 68.0% 11.5% 20.5%
1,959 66.0% 12.9% 21.1%
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 (63 of the City's 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)
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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 (L■) (3.0 -6.9 units /net
acre)
Medium Density Residential 04 (7.0 -12.9 units /net acre)
High Density Residential (1-) (13 -20 units /net acre)
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 mad 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 Mixed Use Overlays, while previously
evaluated, is not expected to occur. Further discussion regarding
anticipated development can be found on pages 1-1-71 through 1-1-75.
In addition, in the first year after adoption of the Housing Element
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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
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 REINA planning period, the City of Temecula intends to
complete a new Specific Plan for the Jefferson Avenue Condor,
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 Condor 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 Murrieta 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
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Zone to be established by 2009. Flexibility in planning for overlay
areas is allowed to promote a greater range of housing opportunities
within the City. Diversity of housing, including affordable housing is 1,1
one of the performance standards for the Village Center Overlay. The
Planned Development Overlay Zoning District also encourages the 0
provision of additional housing opportunities for the community.
Minimum Net Lot
Area (square feel)
Minimum Average
Net Lot Area per
Dwelling Unit
Maximum Dwelling
Units Per Acre1
Lot Dimensions
Minimum Lot
Frontage at Front
Property Line
Minimum Lot
Frontage for a Flag
Lot at Front Property
Line
Minimum Width at
Required Front
Setback Area
Minimum Average
Width
Minimum Lot Depth
Setbacks
TABLE 14 -26
RESIDENTIAL DEVELOPMENT STANDARDS
HR VL t,•1 L•2 LM M H
10 acres 2.5 acres 1.0 acre 0.5 acre
7,200 7,200 7,200
12.0 20.0
50 11. 40 ft 4011 3011. 300. 30 ft. 3011.
40 ft. 30X. 30 ft. 25 ft 2011 20 ft 20 ft
100 ft. 100 ft. 70 h. 5011 50 ft. 40 ft. 3011.
100 8. 80 ft. 7011. 6011. 5011 5011. 50 ft
150(1 120ft 10011 900. 510 fl. 8011 10011
Minimum Front 4011 25 ft. 2511. 1511.' 1011 1011 2011'
Yard2
Minimum Corner 40 ft. 15 0. 15 0. 1511 15X. 1511. 15 (1
Side Yard
Minimum Interior 25 ft. 10 X. 10 ft. 10 ft Variable' Variable' Variable'
Side Yard3
Minimum Rear Yard 20 ft. 2011 2011 20 ft. 20ft 20X. 2011
Maximum Height 35 ft 3511. 35X. 35ft 3511. 40 f1. 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 slated 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 leer
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 feel and shall be located on the same side as IM 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 10 pent 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.
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Land Use
Single Family Unit
Duplex, Triplex
Multi- Family Units (12 units or
less) 3 or Fewer bedrooms
Multi- Family Units (13 or more
units) 3 or fewer bedrooms
Mobile Home Park
Second Unit
TABLE H -27
PARKING SPACE REQUIREMENTS
SOURCE: City of Temecula Development Code. 2008.
Required Parking Spaces
2 enclosed spaces
2 covered spaces /units, plus 1 guest space /4 units
2 -5 units: 2 covered spaces /units, plus 2 guest
spaces
6 -12 units: 2 covered spaces /unit, plus 3 guest
spaces
1 covered space and 4 uncovered space for each
1- bedroom unit
1 covered and 1 uncovered space for each
2- bedroom unit
2 covered spaces and uncovered space for each
3- bedroom (or more) unit
plus 1 guest space /6 units, with a minimum of
4 guest spaces
1 covered space /trailer site, plus 1 guest
space/2 trailer sites
1 covered space for each 2- bedroom (or smaller)
unit
2 covered spaces for each 3- bedroom (or larger)
unit
Senior Citizens Housing Y: covered space/unit, plus 1 uncovered guest
Complex/Congregate Care space per 5 units
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, especially for irregular sites.
For example, the City adopted a Planned Development Overlay
district for the Temecula Creek Village project to provide for mixed
use commerciaVresidential 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 Petmit
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
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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 Califomia Government Code.
Affordable housing projects are entitled to receive qualifying density
incentives from section 17.10.020(M)(3)(a) of the Temecula Municipal
Code and may also receive qualifying concessions from section
17.10.020(M)(3)(b) of the Temecula Municipal Code. The project
incentives and concessions pursuant to the Temecula Municipal Code
am 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.
u. 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.
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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 t 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 -mom
occupancy, and second dwelling units. Table H -28 summarizes
Temecula's pemlitted residential housing by zoning district and the
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. 1-1 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/rouilst
Commercial zoning districts.
'2. These uses are not permitted within the Nicolas Valley Rural Preservation Area as dentlled 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 dlstdcts within the
City al Temecula.
4. This wN requlm an amendment to the Temecula Municipal Code, which will be a program for the Housing
Element planning pedod. Supportive housing andSROs are expected to be permtted by right In medium to
high density resldenual zones and commercial and office zones.
5. Housing opportunities for agricultural employees Is discussed on page H -17.
e 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
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approximately 6,247 units. According to the 2007 John Musing
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
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.
Factoty 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 (HIE) 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
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affordable housing in future mixed -use areas, including Chet
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, I-lighway /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, f ighway /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
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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
a conditionally permitted use in the PO zone.
20% Lam andMcrkrate Intone Housing Set -Aside Requirenvnts cf
Rederelaprrvit Law
Not less than 20% of all tax increment revenues that are allocated to
an agency pursuant to Health Safety Code Section 33670 must be
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.
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The specific uses of the set -aside funds are described in the Housvag
Plan section of this Housing Element.
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.
Density Bonus and Manila. Law
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
Lower Income
Very Lbw Income
Senior Citizen Housing Development
Moderate Income- Condominium or Planned
Development
Required Percentage of Unit
10% of proposed units
5% of proposed units
Any senior housing development
10% of proposed units
Once a project has been deemed a partly or fully complete
"affordable housing" project, the applicant may be 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:
1...
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Type of Qualifying
Housing
Lower Income
Very Low Income
Senior Citizen
Housing
Development
Moderate Income
Condominium or
Planned
Development
Percentage of Affordable Units
Base Density Bonus
20% increase in the number
of units. unless a lesser Is
requested by the applicant
20% increase in the number
of units, unless a lesser is
requested by the applicant
20% increase In the number
of units, unless a less is
requested by the applicant
5% Increase in the number of
units, unless a lesser is
requested by the applicant
10% Lower Income or 5% Very Low Income or 10% Moderate
Income (condo/planned development)
20% Lower Income or 10% Very Low Income or 20% Moderate
Income condo/planned development)
30% Lower Income or 15% Very Low Income or 30% Moderate
Income (condo /planned development)
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Sliding Scale Density Bonus
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
maxhnum density bonus of 35% of
proposed units.
Number of
Incentives or
Concessions
1
2
3
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 (c
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
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Approval of an affordable housing project in the PO zone
with the approval of a conditional use permit.
An applicant who receives a density bonus and/or other l l
concessions /incentives must agree to ensure the continued O
affordability of all low and very low income density bonus units for at
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 1
were also used for the project.
Tenroda Muthiptl Cale— Saner 1708 030. Affordable Housingalloued
bzIMfessional Clue zap: G
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 dntg 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 -mom 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 i t o r 1 e y 1 r c a L ,v C; i u c K u t P L A N
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development of supportive and SRO residences, an update to the
zoning ordinance is required to facilitate permitting for these housing
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-
family residential use. Proximity to higher density locations will likely
be closer to job centers, services, and transit.
Sites for Supportive Housing /SROs
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
Mediton Density Residential, High Density Residential, Commonly
Commercial, and PigEessional Cif ice zones. (See Section III.B.1, above, for
more details conceming 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, Highway/
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
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the owner occupies either the primary or secondary unit. Second units:
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
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 I-Ligh 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. r
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 (CalFire) 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
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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
the general public have been completed in Riverside County to
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
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.
Project Type
TABLE H -29
PLANNING FEE SCHEDULE*
Department of
City of Environmental
Temecula Fee Health Fee
Planning and Zoning
Conditional Use Permit No Site Changes 1254 $3.078 $234
Conditional Use Permit with a Development $980 $234
Pian
Development Agreement $49,496 N/A
Development Agreement Major Modifcation $11,340 N/A
Development Agreement Minor Modification $3,240 N/A
DIF Credit or Reduction $827 N/A
Development Plan Less than 10,000 sf 1.2,3A $7,402 $136
Development Plan 10,000 sf to 100,000 sf 1234 $10,051 $136
Development Plan Over 100,000 sf '2JA $12,092 $136
Development Plan Major Modification $5.682 WA
Development Plan Minor Modification 12M $2,461 N/A
Development Plan Minor Modification t23.4 $152 WA
(Planning Review Only)
General Plan Amendment/Zoning Map $6,984 $59
Amendment Text or Exhibit UM
General Plan Amendment/Zoning Map $5,473 $59
Amendment Official Zoning Map and Land Map
12.3,4
General Plan Amendment/Zoning Map $3,770 $59
Amendment— Official Zoning Map or Land Map
12,3.4
Second Dwelling Unit Permit $702 N/A
Variance $3,559 $120
Minor Exception' $477 N/A
Minor Exception (individual homeowner) $118 N/A
Specific Plan New 12,14 $78,424 $197
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Project Type
TABLE H -29
PLANNING FEE SCHEDULE*
Department of
City of Environmental
Temecula Fee Health Fee
Specific Plan Amendment Major $31.126 $61
Specific Plan Amendment Minor 510.861 $61
Planned Development Overlay $28,852 N/A
Subdivisions
Certificate of Land Division Compliance (fee per 51.201 5138
parcel)'
Common Interest Development Conversion um 54.156 N/A
Lot Line Adjustment $1,213 N/A
Merger of Contiguous Parcels $1.819 N/A
Minor Change (to approved Tentative Map) 51,902 N/A
Parcel Map Tentative (Residential) waiver of 52,956 $389
Final Map tt'
Parcel Map Tentative (Residential) Standard 12.3 53,686 $675
Parcel Map Tentative (Vesting) $3.234 5424
Parcel Map Tentative (Revised)1.2,3 $3,214 5203
Condominium Map1,2,3 510,775 $538
Tract Map Standard 5-34 Iots/units1,2,3 $9,683 5203
Tract Map Standard 35 -75 Iots/units1,2.3 510,951 5203
Tract Map Standard 76-165 lots /units1,2.3 512,548 5203
Tract Map Standard 166 tots/units1,2,3 514.034 $203
Tract Map Standard Revised Map 1,2,3 $5,482 5203
Tract Map Vesting 5 -34 tots/units1,2,3 512,424 $424
Tract Map Vesting 35 -75 Iots/units1,2,3 513.797 $424
Tract Map Vesting 76 -165 lots/units1,2,3 $15,421 $424
Tract Map Vesting 166 Iots/units1,2,3 $16,787 $424
Tract Map— Vesting Revised Map1,2,3 $7,719 5424
Phasing Plan for Tentative Map Sewered 53,283 $57
Phasing Plan for Tentative Map Subsurface 53,283 5138
Disposal
Residential Tract Product Reviewl,4 59,499 N/A
Reversion to Acreage 5698 572
Miscellaneous Charges
Certificate of Historic Appropriateness1,2,3,4 $423 N/A
Substantial Conformance 55,794 561
Extension of Time with Public Hearing1,2,3,4 $2,578 563
Extension of Time without Public Hearing1 ,2,3,4 $1,307 563
Extension of Time Subdivision Ordinancel.2,3,4 53,234 563
Add CEOA Fee of 5245 for environmental determination. If environmental determination Is not
exempt from CEQA, add 54,175 for Negative Declaration without Mitigation, or $5,707 for
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Negative Declaration with Mitigation. If EIR is required, add $44,980 for city managed EIR or
$66,321 for applicant managed EIR.
Add UC Regents Fee of 560 (if required) not applicable to duplicate applications
Add Traffic Study Fee (if required) of 52,261 (major) or 5565 (minor)
Add DRC Landscape Fee of $250 (if new/modified landscaping Is proposed) and DRC
Architectural Review Fee of 5.05 per building square foot (if new /modified architecture is
proposed)
5528 to Environmental Health t Sewered; 5424 to Environmental Health if Subsurface Disposal
'SOURCE: Temecula User Fee Schedule (2007 -08); updated annually each July 1.
TABLE H -30
DEVELOPMENT IMPACT FEES FOR THE CITY OF TEMECULA
Development Fee
SOURCE: City of Temecula, 2008.
TABLE H -29
PLANNING FEE SCHEDULE*
Department of
City of Environmental
Temecula Fee Health Fee
Land Use (Fee/Unit)
Residential Attached Residential Detached
Street System Improvements $1,171.69 51,673.85
Traffic Signals and Traffic Control $165.66 $236.94
Systems
Corporate Facilities 5243.50 $454.13
Police Facilities 5427.96 5241.90
Fire Protection Facilities 5266.59 $574.49
Parks and Recreational Improvements $1,979.17 52,762.58
Open Space 8 Trails Development $576.88 5805.22
Libraries 5527.15 5735.81
Total $5,358.80 57,484.92
Single- Family Multi- Family
Transportation Uniform Mitigation Fee 510,046.00 57,054.00
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 am
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 City and is very
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familiar with problematic properties. Each officer regularly patrols'``
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 am 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 by the Califomia Building Standards Commission.
Upon adoption of the 2007 Califomia 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. Pmhibition 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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H Prohibition of non metallic sheathed cable (romex) in
commercial applications.
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.
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% 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 Permit 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
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
Mixed -use projects may be 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 Cry
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 Gty 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
construct a new building or subdivide a property, it would be
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
to local codes, policies, and general and specific plans.
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). RC 1P 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
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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 C'alifomia 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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deferral of improvements may be permitted when the costs of the' `T..
improvements greatly outweighs the contractor's ability to enter into a
reimbursement agreement, or when timing of the needed I
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improvements is beyond the control of the applicant, such as
improvements to be made by Caltrans. 0
The Circulation Element of the Temecula General Plan identifies
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eight different roadway classifications (Table G2) and cross sections
(Figure C-1) that include minimum dimensions for right -of -way LS
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 impmvements 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.
or occupied by lower income persons, Article 34 still constitutes an
obstacle for local governments to be directly involved in the
production of long -term afforrlable housing.
2. Environmental Protection
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
consultants needed to complete the environmental analysis, and from
delays caused by the mandated public review periods, are also added
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 borne
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 Cary. 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.
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Wastewater facilities in Temecula are provided by the Eastern
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 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.cityoftemecula.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) Ovetiay 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 RFINA. Pursuant to the default density assigned to
the City of Temecula through Section 65583.2, affordable housing is
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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
considered suitable for affordable housing. In addition, the
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 Qty.
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Several vacant developable parcels located near the westem and
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,
westem (west of and adjacent to I -15), and southern perimeters of the
City; the 500 -year flood plain is non- contiguous and is generally
located in the western and southem 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.
Fault and Fault Zones: The Elsinore Faults and the fauk zones
associated with this fault extend through the westem 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 southeastem 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 City's 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
Westem 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 comer of the City. No vacant developable land or
underutilized parcels are Iocated 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.
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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 fmm 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 Pmgrams. 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.
SOURCE City of Temecula, February 2009.
TABLE 11-31
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 Medlum 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 Owe@ng Unit calculation is based on assumption contained in Appendix B
The City also conducted 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
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development potential remaining in the specific plan areas (see
Appendix B-1).
Six specific plans have remaining potential for Very Hllgh Density
residential development Paloma Del Sol, Rancho Highlands, Wolf
Creels, the future Villages of Old Town, Red Hawk, and Harveston.
Paloma Del Sol is under active construction. The City Council is
considering removing certain conditions for approval to facilitate the
development of high density housing in this specific plan area.
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
Rancho Highlands Specific Plan area.
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-llgh
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 Hlgh density is 162 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 Mixed -Use Overlay Areas
and Redevelopment Plan areas under certain criteria. Figure H -4
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identifies vacant developable parcels throughout the City .oM
Temecula. Using developable vacant sites alone, the City would be
able to meet its RHNA of 4,086 dwelling units.
TABLE H42
REMAINING APPROVED RESIDENTIAL DEVELOPMENT
FOR EXISTING SPECIFIC PLANS
Low
Medium/ Medium
Low Medium High High Very High
Specific Plan/ Density Density Density Density' Density'
Land Use (.4.2 (2-5 5-8 (8.14 (14.20 Total
Designations' DU /AC) DU /AC) DUIAC) DUTAC) DUIAC) 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
Roripaugh 108 939 122 846 0 2,015
Ranch
Vail 0 0 0 0 0 0
Villages of Old 0 0 64 128 128 320
Town'
Red Hawk 0 0 91 0 97 188
Total 108 1,337 277 1,562 1,032 4,306
1 Land use categories for specific plans vary from those used in the Development Code.
2 The anticipated density in adopted specific plans, except for the Westslde Specific Plan, is
11.6 units/acre for High Density Residential and 15.8 -16.2 units/acre for Very High Density Residential.
The anticipated density in a specific plan area refers only to an overall average density across the
speck plan when a range of housing types is provided within a residential category. It does not prevent
Individual protects from achieving the maximum density permitted.
3 Entitlements issued for an remaining units in the Harveston Specific Plan area.
4 Villages of Old Town Specific Plan 15 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 al remaining units in Red Hawk.
SOURCE: City of Temecula, February 2008.
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Figure H -4
Vacant Developable Parcels in the
City of Temecula
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2. Underutilized Residential Properties /Second Units-
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, t r
or construct a second dwelling unit, are shown on Figure H 5. (See l
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 1
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 k. ...r
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 may be 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.
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Figure H -5
Underutilized. Residential Properties and
Potential Second Unit Sites
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3. Targeted Sites
Within the Old Town Specific Plan area, the Temecula
Redevelopment Agency has identified several sites with the potential
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.
Based on the allowable density, an estimated 89 houses affordable to
lower income households have been constructed.
4. Vacant Commercial Sites
Several commercial zoning districts throughout the City of Temecula
permit by right or conditionally permit residential uses. The City's
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 1-71.
TABLE 11-33
POTENTIAL RESIDENTIAL DEVELOPMENT ON VACANT
COMMERCIAL LAND
General Plan Designations
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 9, multipied by
a factor of 75%
SOURCE: City of Temecula, February 2009.
Maximum Vacant
Density Acreage Gross Dwelling Units`
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
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Planned Development Overlay (PDO) district for the Temecula Creek
Village (PD0-4) 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 I -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 mixed -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 Condor area, which
encompasses the Stater Brothers Center. In addition, the City has a
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"Fast Track' process that can expedite processing of proposed
development in these three areas.
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.
Pennitting 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
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life. The City's master plan originally envisioned high density at 20
units per acre and increasing this to 30 units would represent a 50%
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
adequate level of service on City streets. Throughout the
development of this Housing Element Update, City staff expressed
these concems to the California Department of Housing and
Community Development (HCD) and worked with H® to develop
an appropriate concept to address the default density issue.
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 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.
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City of Temecula
Urban Density Overlay
RDA Daarlary
C Parcels
Vacant Properties iUh Lad Use
Effill min (W-ZI DUMC MU)
10 Commlrytmmardal
1, 'l %tanm be* CcmmlGal
R iess oul Chita
Sank* Ccerranial
Under Utilized properties with land Use March 11, 2IX1D
Comiufl'Cmmadal a as ax I.sso im anew
KOat y Tadsl CommrtAl
C.. I 1 1 0 P
Figure H -6
Urban Density Overlay
Vacant and Underutilized Sites
li C U I. A G I:: N I:: I A I P I.. A N
1'.1.75
Commercial Center
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 byHCD, 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)
Bel Vllaggio 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 DUIAC 50.30 151
Tower Plaza 30 DU /AC 23.42 70
Total 105.08 546
Gross Dwelling Unit calculation is based on assumptions contained in Appendix D
SOURCE: City of Temecula, February 2009.
Maximum Total Gross Dwelling
Density Acreage Units'
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To meet the City's RHNA obligations for the planning period,
additional sites and capacity from underutilized parcels is not
necessary at this time. However, this is a program the City wishes to
pursue and, therefore, general locations have been determined.
During the planning period, the City of Temecula intends to complete
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
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.
Extremely Very Low Low Moderate Above
Munlcpality 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 8,107 13.745 32,912
SOURCE: City of Temecula, 2008.
TABLE H -36
SHARE OF THE RIVERSIDE COUNTY RHNA
Income Level
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 towarcl 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.
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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
for -rent) all moderate income under covenant for 55 years
pursuant to regulatory agreement
Dalton III approved and constructed 22 units (multi family
for -rent) 12 low income and 10 moderate income under
covenant for 55 years pursuant to regulatory agreement
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.
Govemment- 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 -Tune 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 RFINA requirement
after crediting the recently completed projects.
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TABLE H•37
TEMECULA RHNA ADJUSTED FOR COMPLETED PROJECTS
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Income Level 1 -1
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.
L
Summary of Residential Development Potential: The City's site
inventory demonstrates the availability of adequate sites to address N
the projected housing growth needs (see Appendix B). Table H -38
summarizes the City's residential development potential. However,,.r,
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.
Income
TABLE H -38
SUMMARY OF RESIDENTIAL DEVELOPMENT POTENTIAL
Opportunity GP Desig• Maximum
Areas nation Density
Acres
Maximum
Unit Potential
Lower Outside High 20 du /ac 48 1,029
Income Specific Plan
Areas
Within Specific Very High 20 du /ac 1,273
Plan Areas
Target Sites High 20 du /ac 5.33 89
Mixed -Use MU 35 -40 du /ac 16
(Village of Old
Town)
Total 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 Spec 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 include the mixed -use areas to be considered in the
General Plan update.
As indicated in Table H -38 above, development in the Citjs 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 162 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
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maximum density bonus does not exceed 50% of the target densityin
such areas. Past multi family developments in the City have realised 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 k
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 121 affordable
units to the housing stock and a total 268 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 32 units (multi family for rent).
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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.
Creekside Apartments Rehabilitation A TEFRA hearing was
held on May 27, 2008. The City is awaiting confirmation of the
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 11-39
REMAINING RHNA ADJUSTED FOR PROJECTS IN PIPELINE
SOURCE: City of Temecula, 2009.
Income Level
Extremely Very Low Low Moderate Above
Low Income Income Income Moderate Total
503 430 570 693 1,622 3,813
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.
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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 Agencys 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 fmm Interstatel5 /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
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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.
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3. Community Development Block Grant Program
(CDBG)
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:
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 foutplex
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
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underutiliiation 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 am housing providers interested in developing and/or
preserving affordable housing in the City:
Coachella Valley Housing Coalition
45 -701 Monroe Street, Suite G
Indio, CA 92201
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
41911 5 Street
Temecula, CA 92590
Telephone: (951)304 -0633
DR Horton
2280 Warlow Circle Suite 100
Corona, CA 92880
Telephone: (951)272 -9000
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Bridge Housing Corporation
9191 Towne Center Drive, Suite L101
San Diego, CA 92122
Telephone: (858) 535 -0552
I- Eghland Partnerships
285 Bay Blvd
Chula Vista, CA 91910
Telephone: (619) 498 -2900
D. Infrastructure and Facilities
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
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%
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by 2015, and reducing kilowatt hours for City owned and operated
facilities by 25% by 2015.
V. ACCOMPLISHMENTS UNDER
ADOPTED HOUSING ELEMENT
In order to develop an effective housing plan for the 2008 -2014
period, the City must assess the effectiveness of its existing housing
programs and determine the continued appropriateness of such
programs in addressing housing adequacy, affordability, and
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
Objectize: Provide a range of residential development opportunities
through appropriate land use and zoning designations to fulfill the
City's share of regional housing needs. The new 2008 -2014 RI-NA
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 Januaty 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 ate
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).
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2. Sites for Homeless and Emergency and
Transitional Shelters
Objective: 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
pennitted 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
Objective: 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
Objective: 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.
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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
Goal 1 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 t2 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.
Policy 1.5 Encourage the use of clustered development to preserve
and enhance important environmental resources and open
space, consistent with sustainability principles.
Policy 1.6 Encourage the development of compatible mixed -use
projects that promote and enhance the village concept,
facilitate the efficient use of public facilities, support
altemative transit options, and provide affordable housing
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 govemment 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 inventory of affordable housing.
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During the third (2010) or fourth (2011) year of the planning period
(2�8-2014), 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
population, and provide opportunities to meet the City's fair
share of Extremely Low, Very Low, Low and Moderate
Income housing by promoting the City's program of density
bonuses and incentives.
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 sheker, 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.
Policy2.5 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.
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 to`
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
affordable to lower income households. Reducing development fees
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.
Policy 3.1 Expedite processing procedures and fees for new
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-
quality affordable housing.
Conserve and Improve Existing Affordable Housing
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
re gulations 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, lame 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
Goal 6 Encourage collaboration between housing
developers and neighborhood organizations on
affordable housing projects and addressing
neighborhood concems.
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 approval
process for affordable housing projects and all housing
projects.
B. 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 Srmunaty (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 within the Redevelopment Area or
within a Mixed -Use Overlay zone under certain criteria. The following
aspects of the Development Code help to enure 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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Mobile home parks are allowed in all of the residential zoning
districts with a conditional use permit;
Senior and affordable housing are allowed in a variety of
residential and non residential zoning districts and are eligible
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
limited specifically to the density requirements of the specific
zoning district;
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.
Fiw- Year Objectives:
The City will continue to implement and, as appropriate and
necessary, augment the Land Use Element and Development
Code.
Prr s- toDate 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.
Future. 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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ensure the development of affordable`
housing by right.
The City will provide for an adequate number of residential
sites to accommodate any remaining regional share of the
RHNA, if applicable.
Prud,as toDate: The City will provide for its share of the
RHNA to accommodate Low and Moderate
Income Housing.
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 underutili7rd commercial
sites) and provide that information to interested developers.
Progress toDate• The City has established and maintains an
inventory of developable sites.
Future. 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 toDate 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 PolicyMap 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- toDate The City has established a mixed -use overlay
in the Land Use Policy Map and has
established development standards in the
Zoning Ordinance.
Faunae 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.
Progess-toDate 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.
Future. The City will 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
underurili7ed; (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 County Homeless 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.
Fizr -Year Objectites:
The City will continue to permit emergency shelters and
transitional housing as identified in the Development
Code.
Progress- to-Date. 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.
Fudge. 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-Date. 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.
Fuzz 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 mom
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.
Fite- Year Objectiws:
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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Ptvgress -to- Date: The City has reviewed the state law and
understands the legal requirement and the
moral need to provide this type of housing.
Frame: 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 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 be
granted 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.
Five 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.
Through its Redevelopment Agency, the City has acquired three
properties totaling approximately 36 acres. The Redevelopment
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
developer selection process for the 32 acre site located on Diaz Road.
Five -Year Objectives:
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.
Progress Date: Since adoption of the Second Unit
Ordinance, 18 second units in residential
zoning districts have been constructed.
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Future: The City will continue to allow the `sj
construction of affordable second units and
promote the program by publicizing the I ..l
program and notifying owners of
underutilized residential property.
7. Mortgage Credit Certificate Program L1
The Mortgage Credit Certificate (MCC) program is administered 3
countywide by the County of Riverside Economic and Development
Agency (EDA), and is a way for the City to further leverage
homeownership assistance. MCCs are certificates issued to income- N
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.
Progress-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 first 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
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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
publications.
9. Employee Relocation Program
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.
Five -Year Objectives:
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.
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Five -Year Objectives:
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
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 Objectives:
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.
Five -Year Objectives:
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.
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Conserve and Improve Existing Affordable Housing
A community's existing affordable housing stock is a valuable
resource that should be conserved, and if necessary, improved to
meet habitability requirements.
13. Preserve At -Risk Housing Units
Between July 1, 2008 and June 30, 2016 there is one project in
Temecula at -risk of conversion from affordable to market. The
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.
Progress Date: The California Statewide Communities
Development Authority has submitted a
request for a TEFRA hearing for the
Oaktree Apartments.
Future: The City will continue to monitor the status
of Rancho California since the affordable
restrictions are due to expire during the
planning 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
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the Riverside County Housing Authority, and other affordable"
housing opportunities.
d. Assist Tenants of Existing Rent Restricted Units to
Obtain Priority Status on Section 8 Waiting List: Work
with the Riverside Housing Authority to place tenants
displaced from at -risk units on a priority list for Section 8
rental assistance.
Five -Year Objectives:
The City will monitor the status of Rancho California,
and Oaktree.
Progress Date: The Oaktree affordable restrictions have
been extended.
Future:
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.
Progress Date: The Oaktree affordable restrictions have
been extended.
Future:
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.
14. Redevelopment Set -Aside
Prior to Temecula's incorporation, the County of Riverside
established a Redevelopment Project on July 12, 1988 with the
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adoption of Redevelopment Plan No. 1 -1988. The Project area
extends from I -15 /State Route 79 interchange north to the City
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
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 property 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.
Five -Year Objectives:
The City will continue to utilise 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.
Five -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.
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16. Residential Improvement Program
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.
Senior Home Repair Grant This program is available to
seniors 55 or older with household incomes not exceeding
120% of the area median income. The one time grant of up to
$3,000 can be used for repairing owner occupied homes on a
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 FMR, 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.
Five -Year Objectives:
The City will continue to contract with the County of
Riverside to administer the Section 8 Rental Assistance
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Program and provide rental assistance to at least 105 Very
Low Income Temecula households.
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
information known to city and county agencies, and
housing non profits.
18. Mobile Home Assistance Program (MPAP)
To preserve affordable housing opportunities found within mobile
home parks, the HCD 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 Objectites:
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
re gardless 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 AI.
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The Fair Housing Program of Riverside County maintains a
comprehensive approach to affirmatively further and ensure equal
access to housing for all persons. The three major components of this I
approach are: education, training/technical/ consultant assistance,
and fair housing rights assistance. 0
The Fair Housing Program of Riverside County is also an advocate L
for affordable housing, legislative reform, 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.
Fite-Year Objectits:
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.
Fit -Year Objectits:
The City will continue to offer housing referral services
through its Housing Referral Directory.
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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
persons with disabilities, consistent with SB 520 enacted
January 1, 2002. The analysis will include land use controls, permit
procedures, and building codes.
Fite -Year Objectites:
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.
Pmrgnss- to-Date The City has updated its General Plan and
Zoning Code to provide more opportunities
for the development of housing for persons
with disabilities.
F uture.
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.
Fite- Year Objectites:
The City will continue to require that service agencies
report their accomplishments annually. This information
will be used by the City to assess the community's housing
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needs and how well these needs are being met by the
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
Extremely Very
Low Low Low Moderate Upper
Type of Activities Income Income Income Income 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.
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Provision of Adequate Housing Sites
1. Land Use Element
and Development
Code
2. Sites for Emergency
and Traditional
Housing
3. Sites for Supportive
Housing and Single
Room Occupancies
Program Objectives
Provide a range of
residential
development
opportunities through
appropriate land use
designallons.
Provide for sites for
the development and
opportunities for the
provision of housing
for the homeless.
Provide for sites for
the development and
opportunities for the
provision of short to
moderate length stay
affordable housing.
TABLE H-41
HOUSING PROGRAM SUMMARY
5•Year Objective and Time Frame Funding Source
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 entitles 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 Planning
Budget Department
Departmental
Budget
Responsible
Agency
Planning
Department
Planning
Department
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Affordable Housing Development
4. Density Bonus
Ordinance
5. Land Assemblage and
Affordable Housing
Development
Encourage the
provision of senior
/affordable housing
development by
continuing to
implement the
Density Bonus
Ordinance.
6. Second Unit Facilitate the
Ordinance development of
affordable housing
through the
construction of
second units.
7. Mortgage Credit Assist first time home
Certificate Program buyer by promoting
the regional Mortgage
Credit Certificate
Program,
Affordable Housing Development
B. First Time Home
Buyer Program
Assist lower income
first time home
buyers with the
purchase of a home
through the use of
loan assistance.
9. Employee Relocation Provide loan
Program assistance to
qualified, lower
income relocated
employees for the
purchase of a home.
Removal of Governmental Constraints
10. Development Fees
Reimbursement
Program Objectives
Assist with the
development of
affordable housing by
acquiring land for the
development of Low
and Moderate Income
housing.
Reduce the cost of
affordable /senior
housing development
through the
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TABLE 11-41
HOUSING PROGRAM SUMMARY
5-Year Objective and Time Frame Funding Source
Inform residential development
applicants of opportunities for
density increases.
Continue to acquire land for use
In the provision of affordable
housing.
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.
Continue to allow and promote
the construction of affordable
second units to result in the
construction often new second
units by 2014 by publicizing the
program.
Continue to promote the
regional Mortgage Credit
Certificate program to assist an
average of 10 households
annually.
Continue to enter into
development agreements with
qualifying senior /affordable
housing projects on a case -by-
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Departmental
Budget
Departmental
Budget
Departmental
Budget
Responsible
Agency
Planning
Department
Redevelopment Redevelopment
Set -aside Funds Agency
and CDBG funds
Planning
Department
Planning
Department
Amend the FTHB program to Redevelopment Redevelopment
considerably increase Set -aside Agency
assistance from the City to a
maximum of $65,000 per unit.
Assist with the purchase of 25
homes when the amended
program is in place.
Work to increase assistance Redevelopment Redevelopment
amount in attempt to make the Set -aside Agency
program economically feasible.
Redevelopment Redevelopment
Set -aside Agency
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11. Expedite Processing
of Affordable Housing
Projects
12. Periodic Consistency
Review of General
Plan, Municipal Code
and State Law
Conserve and Improve Existing Affordable Housing
13. Preserve At -Risk
Housing Units
14. Redevelopment Set- Develop and preserve
Aside affordable housing
through the
expenditure of
Redevelopment Set
aside funds.
15. Code Enforcement
Conserve and Improve Existing Affordable Housing
16. Residential
Improvement
Program
Program Objectives 5 -Year Objective and Time Frame Funding Source
reimbursement of
development fees.
Consider adopting a
program to expedite
processing of projects
with an affordable
housing component.
Conduct biannual
review to ensure
consistency with
legislative and
regulatory
amendments. new
state laws. and case
law interpretations.
Encourage the
continued affordability
of at -risk housing
units to preserve
existing affordable
housing opportunities.
Maintain the existing
housing stock through
the enforcement of
the UBC.
Assist with the
rehabilitation of
existing single and
multi family lower
income housing units
through the use of
loan and grant
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TABLE 11.41
HOUSING PROGRAM SUMMARY
case basis to provide
development fee reimbursement.
Investigate the feasibility of
shorter processing times and
develop criteria to qualify
projects for expedited
processing.
Staff will track and stay abreast
of changes in state housing law
and work with the City Attorney
to amend the Municipal Code
and General in response to
significant case law
interpretations.
Continue to monitor the status
of Rancho California since the
affordable restrictions are due
to expire during the planning
period.
Identify non-profit organizations
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.
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.
Fund 30 rehabilitation grants
and loan annually through the
City's Residential Improvement
Program.
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Departmental Planning
Budget Department
Departmental Planning
Budget Department
Redevelopment
Set -aside Funds,
CDBG Funds,
and Section 8
Vouchers/
Certificates.
Redevelopment
Set-aside Funds
Departmental
Budgets
Redevelopment
Set -aside and
CDBG Funds
Responsible
Agency
Redevelopment
Agency,
Planning
Department and
Riverside
Housing
Authority.
Redevelopment
Agency
Planning
Department
Redevelopment
Agency
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Housing Program
17. Section 8 Rental
Assistance Program
18. Mobile Home
Assistance Program
(MPAP)
Promote Equal Housing Opportunity
19. Equal Housing
Opportunity
20. Housing Referral
Directory
Program Objectives
programs.
Support the County of
Riverside's Section 8
Rental Assistance
Program.
Avoid the loss of
affordable housing
within mobile home
parks due to the
closure of existing
parks by providing
technical assistance
to lower Income
mobile home park
residents pursing
MPAP funds.
Promote equal
opportunities for
housing by
participating in the
Riverside County
Consortium.
Assist community
members in locating
housing which meets
the Individuals
needs.
21. Housing for Persons Analyze and
with Disabilities determine whether
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TABLE H-41
HOUSING PROGRAM SUMMARY
5-Year Objective and Time Frame Funding Source
Continue to contract with the
County of Riverside to
administer the Section 8 Rental
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.
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.
Continue to participate in the
Riverside County Consortium in
Implementing the fair housing
plan.
Place fair housing brochures at
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 far
housing issues.
Continue to update it fair
housing brochures to conform to
state law.
Undertake ongoing efforts to
educate the public about
affordable housing.
Continue to offer housing
referral services through the
Cites Housing Referral
Directory.
HUD Section 8 Planning
allocations Department
Departmental
Budget
Departmental
Budget
Departmental
Budget and
Redevelopment
Set -aside Funds
Responsible
Agency
Planning
Department
Planning
Department
Planning
Department and
Redevelopment
Agency
Continue to monitor the City's Departmental Planning and
General Plan and Zoning Code Budget Building
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22. Annual Reporting/
Housing Needs
Database
Program Objectives
there are constraints
on the development,
maintenance, and
improvement of
housing for persons
with disabilities,
consistent with SB
520 enacted
January 1, 2002.
Housing Element Monitoring and Reporting
Monitor the housing
needs of the
community and the
ability of current
housing programs to
meet these needs
through ongoing
reporting.
TABLE H-41
HOUSING PROGRAM SUMMARY
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5-Year Objective and Time Frame Funding Source
to increase opportunities for the
development of persons with
disabilities and to conform to
State law.
Continue to require that service
agencies report on their accom-
plishments annually. This
information will be used by the
City to assess the community's
housing needs and how well
these needs are being met by
the existing programs.
Continue to submit annual
reports to the state assessing
the implementation of the
General Plan and Housing
Element.
Responsible
Agency
Departments
Departmental Planning
Budget and Department
CDBG Funds
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APPENDIX k HOUSING ELEMENT GLOSSARY
Acre: A unit of land measure equal to 43,560 square feet.
Acreage, Net The portion of a site exclusive of existing or planned
public or private road rights -of -way.
Affordability Covenant A property title agreement which places
resale or rental restrictions on a housing unit.
Affordable Housing: Under State and federal statutes, housing
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.
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Condominium: A building or group of buildings in which units are
owned individually, but the structure, common areas and facilities are
owned by all owners on a proportional, undivided basis.
Congregate Care: Apartment housing, usually for senior citizens, or
for the disabled in accordance with Health and Safety Code Section
500623 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
Section 17.34.0103).
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 1734.010.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 terms 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.
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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 type.
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 family) households in which the
head or spouse is age 62 or older.
E lement 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 (SMSA). 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).
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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 concems.
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
mom occupancy (SRO) housing, where 10 or more unrelated
individuals are housed.
Growth Management Techniques used by a govemment 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.
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Household Income: The total income of all the persons living ina
household. A household is usually described as very low income, low
income, moderate income, and upper income based upon household 11
size, and income, relative to the regional median income.
Housing Problems: Defined by HUD as a household which: iL
(1) occupies a unit with physical defects (lacks complete kitchen or 1.1
bathroom); (2) meets the definition of overcrowded; or (3) spends s
more than 30% of income on housing cost.
Housing Subsidy: Housing subsidies refer to govemment 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 C _r
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.
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tne truce 01 tne wnau 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
1 I 1 1. u 1. L t I. i. 1' I.
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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.
Mobile Home: A structure, transportable in one or more sections,
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
foundation.
Mobile Home Park Assistance Program (MPAP):. To preserve
affordable housing opportunities found within mobile home parks,
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 Govemor'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
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cost burden, exists if gross housing costs exceed 50 percent of gross
income.
Parcel: 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 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
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numbers serve as the basis for the update of the Housing Element in
each Califomia city and county.
Rehabilitation: The upgrading of a building previously in a
dilapidated or substandard condition for human habitation or use.
Section 8 Rental Voucher /Certificate Program A tenant -based
rental assistance program that subsidizes a family's 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 Califomia 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 a lot, tract or parcel of land in
accordance with the Subdivision Map Act (California Govemment
Code Section 66410 et seq).
Substandard Housing: Housing which does not meet the minimum
standards contained in the State Housing Code (i.e. does not provide
k I I 1 C I I r v is C a i u t it 1 I. I. N
1 1131
C 1 1 1 0 r
shelter, endangers the health, safety or well -being of occupants).
Jurisdictions may adopt more stringent Local definitions of
substandard housing. p
Substandard, Suitable for Rehabilitation: Substandard units 0
which are structurally sound and for which the cost of rehabilitation is
considered economically warranted
Substandard, Needs Replacement Substandard units which are
structurally unsound and for which the cost of rehabilitation is J
considered infeasible, such as instances where the majority of a unit
has been damaged by fire.
Supportive Housing: Housing with a supporting environment, such
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 individnak to gain necessary
life skills in support of independent living.
Uniform Building Code (UBC): First 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 responsllble
for housing, housing assistance, and urban development at the
national leveL Housing programs administered through HUD include
CDBG, HOME and Section 8, among others.
\I 1 11 1. 1. I: i I I' 1
I 1-135
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,
as a joint powers agency, they take up regional matters, from air
quality to solid waste and from transportation to the environment.
Zoning: A land use regulatory measure enacted by local govemment.
Zoning district regulations governing lot size, building bulk,
placement, and other development standards vary from district to
district, but must be uniform within the same district. Each city and
county adopts a zoning ordinance specifying these regulations.
C. 1 1 1 1 1 I. AI I C 11 I. G 1: N I: R I. r
1 1 -136
1
1
1
THIS PAGE LEFT INTENTIONALLY BLANK
_'l I r C t, R
11-1.37
1 1
0
Li
s
1
1
1
1
Notes:
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
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'
Public Institutional
Public Recreation
Service Commercial'
Very Low Density Residential
Number of
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
54
19
16
20
52
60
Zones that Conditionally Permit High Density Residential
Parcels Total Acreage Res. Capacity
54 54.57 818
19
16
89
160
637
30
20
10
10
52
8
1
60
170
1336
70.28
23.32
392.50
206.14
367.64
214.01
398.92
37.86
96.47
174.11
149.18
1.45
207.31
553.08
2946.84
Total Acreage
54.57
70.28
23.32
398.92
174.11
207.31
221 928.51
1047
343
0
403
1811
1912
1040
336
0
2585
0
0
3082
206
13583
Res. Capacity
818
1047
343
1041
2585
3082
8916
Zone Number of Parcels Total Acreage Res. Capacity
Community Commercial' 54 54.57 818
Professional Office' 52 174.11 2585
106 229 3403
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.
02
9220240002 SP -5
922024016 SP-5
922026031 SP -5
922033003 SP.5
922033007 SP -5
922033008 SP -5
922033009 SP -5
922033014 SP -5
922033020 SP-5
922033021 SP -5
922034018 SP -5
922034019 SP -5
922034020 SP -5
922034021 SP -5
922034022 SP.5
922034023 SP -5
922034024 SP.5
922034029 SP-5
922034030 SP -5
922034031 SP -5
922034032 SP -5
922034033 SP -5
922034034 SP -5
922034037 SP.5
922035004 SP-.5
922043010 SP -5
922043016 SP -5
922043017 SP-5
922044015 SP -5
922044017 SP-5
922044020 SP.5
922045011 SP -5
922045013 SP -5
922045014 SPS
922045015 SP-5
9220 SP-5
922072005 SP-5
922072007 SP -5
922072010 SP-5
922072011 SP5
922072013 SP-5
922072016 SP.5
922072020 SP -5
922072021 SP -5
922072023 SP-5
959090007 SP.4
959390007 SP-4
982010007 SP -12
921060006 CC
921300013 CC
921730008 CC
921730070 CC
921760014 CC
921760015 CC
54
922053013 SP -5
922053020 SP -5
922053021 SP.5
922053037 SP -5
ALLOWABLE F
NSrtY'(OU /Adf "'GENERAL PLAN.DES
20 COMMUNITY COMMERCIALia'
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL'
20 COMMUNITY COMMERCIAL
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL'
20 COMMUNITY COMMERCIAL
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL
20 COMMUNITY COMMERCIAL
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
2D COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 COMMUNITY COMMERCIAL"
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
S?3
0.08
0.17
0.43
0.16
0.16
0.18
0.09
0.16
0.14
0.20
0.17
0.08
0.08
0.25
0.08
0.17
0.17
0.18
0.09
0.09
0.18
0.09
0.09
0.09
0.08
0.17
0.18
0.16
0.08
0.25
047
0.04
0.25
0.08
0.10
0.18
0.32
0.16
0.16
0.16
0.16
0.16
0.26
0.12
0.17
1.36
7.D7
12.21
1.08
20.12
1.01
3.82
0.44
0.48
54.57
2.50
021
0.18
0.74
City of Temecula General Plan
Housing Element Update 2008
Appendix B
Vacant Land Inventory and Residential Capacity Analysis
1,20
2.55
6.45
2.40
2.40
2.70
1.35
2.40
2.10
3.00
2.55
1,20
1,20
3.75
1.20
2.55
2.55
2.70
1.35
1.35
2.70
1.35
1.35
1.35
1.20
2.55
2,40
2.40
1.20
3.90
2.55
0.60
3.75
1.20
1.50
2.70
4.80
2.40
2.40
2.40
2.40
2.40
3.90
1.80
2.65
20,40
108.05
183.15
18.20
301.80
15,15
57.30
8.80
7.20
818.55
37.50
10.55
2.70
11.10
CAPACITY o
(ROUNDE,D6. USF
1.00 VACANT
2.00 VACANT
6.00 VACANT
2.00 VACANT
2.00 VACANT
2.00 VACANT
1.00 VACANT
2.00 VACANT
2.00 VACANT
3.00 VACANT
2.00 VACANT
1.00 VACANT
1.00 VACANT
3.00 VACANT
1.00 VACANT
2.00 VACANT
2.00 VACANT
2.00 VACANT
1.00 VACANT
1.00 VACANT
2.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
2.00 VACANT
2.00 VACANT
2.00 VACANT
1.00 VACANT
3.00 VACANT
2,00 VACANT
1,00 VACANT
3.00 VACANT
1.00 VACANT
1.00 VACANT
2.00 VACANT
4.00 VACANT
2.00 VACANT
2.00 VACANT
2.00 VACANT
2.00 VACANT
2.00 VACANT
3.00 VACANT
1.00 VACANT
2.00 VACANT
20.00 VACANT
108.00 VACANT
183.00 VACANT
16.00 VACANT
301,00 VACANT
15,00 VACANT
57.00 VACANT
6.00 VACANT
7.00 VACANT
818.00
37.00 VACANT
10.00 VACANT
2.00 VACANT
11.00 VACANT
INFRASTRUCTOR
E CAPACITY SPECIFIC;PG4N.4
VES Old Town
YES Old Tam
YES Old Town
YES
YES
YES
YES
YES
VES
YES
VES
YES
YES
YES
YES
YES
YES
YES
YES
YES
VES
YES
VES
YES
YES
YES
YES
YES
YES
VES
VES
YES
YES
YES
YES
YES
VES
VES
YES
YES
YES
YES
YES
YES
YES
VES
YES
YES
YES
YES
VES
YES
YES
YES
YES
YES
YES
YES
Old Tow,
010 Tom
Old Town
010 Town
010 Town
010 Tom
01d Town
Old Town
O10 Town
010 Town
O 10 Town
010 Town
01d Town
Old Town
O 10 Town
Old Town
010 Town
Old Town
Old Town
Old Town
Old Town
Old Town
Old Town
Old Town
Old Town
010 Town
Old Town
Old Town
Old Town
Old Town
Old Town
Old Town
Old Town
010 Town
01d Town
01d Town
01d Town
O10 Town
010 Town
010 Town
010 Town
Old Town
Palarne /Paseo Del Sol
PafomelPaseo Del Sol
Wolf Creek
Old Town
Old Town
Old Town
010 Town
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
DAM INUNDATION. MSHCP
MULTIPLE
DAM INUNDATION. MSHCP
DMA INUNDATION, MSHCP
DAM INUNDATION, MSHCP
DAM INUNDATION, MSHCP
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DMA INUNDATION, MSHCP
DMA INUNDATION, MSHCP
DAM INUNDATION, MSHCP
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
DAM INUNDATION. MSHCP
DMA INUNDATION, MSHCP
MULTIPLE
LIQUEFACTION, DAM INUNDATION
LIQUEFACTION, DMA INUNDATION
FL000, LIQUEFACTION
FL000, LIQUEFACTION
FAULT ZONE, DMA INUNDATION
MULTIPLE
MULTIPLE
NONE
NONE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
RE CONSTRAINTS',
940310049 SP-5
940310050 SP-5
959390008 Sp-4
959390009 SP-4
944330001 SP -2
944330004 SP.2
944330005 SP -2
944330008 SP -2
944330018 SP -2
92211001314
922110014 14
922110045 11
940320006 H
944060002 H
944060009 H
19
944330019 SP -2
980010031 SP -10
960010032 SP -10
910282002 HT
921060044 HT
921060045 HT I
921060046 HT
921080047 HT..'
921060048 HT
921060053 HT
922120017 HT
922120018 HT
922120019 HT
922219042 HT
222210059 HT
922210061 HT
16
916400017 SP -13
909382013 IP
909290001 IP
909240003 IP
909290004 IP
909290005 IP
909290006 IP
909290007 IP
909290008 IP
909290009 IP
909290010 IP
909290011 IP
909290012 IP
909290013 IP
909290014 IP
909290015 IP
909290016 IP
909290011 IP
909290018 IP
909290019 IP
909290020 IP
909290021 IP
909290022 IP
909290023 IP
909290034 IP
909290035 IP
909290048 IP
909290049 IP
909290050 IP
ALLOW/1ELE
ENr0;10WAt) GENERALEIAN DESIGNATION.
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGH DENSITY RESIDENTIAL
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL"
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
20 HIGHWAY TOURIST COMMERCIAL'
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
O INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
3 51TF CAPACITY
.CAPACTTY
�'(ROUNOED) Ag. (1
City of Temecula General Plan
Housing Element Update 2008
Appendix B
Vacant Land Inventory and Residential Capacity Analysis
1.83 27.45
0.14 2.10
13.53 202.95
15.87 238.05
7.57 113.55
4.67 70.05
4.47 67.05
1.74 26.10
0.83 9.45
3.600 54.00
3.20 48.00
1.79 26.85
5.18 77.70
0.13 1.95
130 27.00
7028 1054.20
27.00 VACANT
2.00 VACANT
202.00 VACANT
238.00 VACANT
113.00 VACANT
70.00 VACANT
67.00 VACANT
26.00 VACANT
9.00 VACANT
54.00 VACANT
48.00 VACANT
26.00 VACANT
77.00 VACANT
1.00 VACANT
27.00 VACANT
1047.00
VES
YES
YES
YES
YES
VES
YES
YES
YES
YES
YES
YES
YES
YES
1.40 21.00 21.00 VACANT YES
5.50 82.50 82.00 VACANT YES
0.88 1320 13.00 VACANT YES
0.88 12.90 12.00 VACANT YES
1.17 17.55 17.00 VACANT YES
0.22 330 300 VACANT YES
1.53 22.95 22.00 VACANT YES
3.16 47.40 47,00 VACANT YES
0.01 .0.15 1.00 VACANT YES
2.11 31.85 31.00 VACANT YES
0.88 13.20 13.00 VACANT YES
1.32 19.80 19.00 VACANT YES
1.33 19.95 19.00 VACANT YES
1.71 25.65 25.00 VACANT YES
0.17 2.55 2.00 VACANT YES
1.07 16.05 16.00 VACANT YES
23.32 349.80 343.00
1.75 0.00 0.00 VACANT YE$
0.87 0.00 0.00 VACANT YES
1.12 0.00 0.00 VACANT YES
099 0.00 0.00 VACANT YES
1.02 0.00 0.00 VACANT YES
1.00 0.00 0.00 VACANT YES
1.01 0.00 0.00 VACANT YES
1.01 0.00 0.00 VACANT VES
1.03 0.00 0.00 VACANT YES
1.00 0.00 0.00 VACANT YES
1.03 0.00 0.00 VACANT YES
1.03 0.00 0.00 VACANT VES
1.03 0.00 0.00 VACANT YE$
1.06 0.00 0.00 VACANT VES
0,95 0.00 0.00 VACANT YES
1.30 0.00 0.00 VACANT YES
2.23 0.00 0.00 VACANT VES
1.82 0.00 0,00 VACANT VES
1.24 0.00 0.00 VACANT VES
1.25 0.00 0.00 VACANT VES
1.22 0.00 0.00 VACANT YES
1.09 0.00 0.00 VACANT YES
1.28 0.00 0.00 VACANT VES
1.19 0.00 0.00 VACANT YES
1.12 0.00 0.00 VACANT YES
1.20 0.00 0.00 VACANT YES
1.19 0.00 0.00 VACANT VES
1.59 0.00 0.00 VACANT YES
1.55 0.00 0.00 VACANT YES
INFRASTRUCTI
E CAPACtW' Old Tovm ICjPLAN
VES Old Town
Old Tows
Paloma/Paseo Del Sol
PalamaiPaseo Del Sd
RandM 169hlands
Rancho Highlands
Rantlro Highlands
Rancho Highlands
Rancho Highlands
Rancho Highlands
Vail Ranch
Vall Ranch
Harveston
✓x I ON, STTELONSTRAiNT
DAM INUNDATION MSHCP
DAM INUNDATION, MSHCP
MULTIPLE
MULTIPLE
MULTIPLE
140146
DAM INUNDATION, MSHCP
MULTIPLE
DMA INUNDATION, MSHCP
MUL
MULTIPLE
MULTIPLE
MULTIPLE
MSHCP
NONE
NONE
DMA INUNDATION, MSHCP
MULTIPLE
LIQUEFACTION, DMA INUNDATION
LIQUEFACTION, DAM INUNDATION
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
LIQUEFACTION, DAM INUNDATION
LIQUEFACTION. DAM INUNDATION
FLOOD. DAM INUNDATION
MULTIPLE
MULTIPLE
MULTIPLE
NONE
MULTIPLE
MULTIPLE
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DMA INUNDATION, MSHCP
DMA INUNDATION, MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
MSHCP
DAM INUNDATION, MSHCP
MULTIPLE
MSHCP
MSHCP
MSHCP
9092900521?
909290053 1?
909290054 1?
9092900651?
909290056 1?
909290057 IP
909290058 1?
909310002 IP
9093100031?
909310004 IP
909310005 IP
909310014 IP
909310015 IP
909310016 IP
909310017 IP
909320056 1?
909321001 IP
909322005 IP
909360012 1?
9093600131?
9093600191?
909370013 IP
909370018 IP
909370032 IP
920090003 IP
920110004 IP
921020041 IP
921020044 IP
921020084 IP
921020067 IP
921030012 IP
921030016 IP
921030017 IP
921040036 IP
921040037 IP
9210400401?
9210500041P
921080020 IP
9212810141?
921480044 IP
921680020 IP
921680024 IP
921710003 IP
921720016 IP
940300013 IP
940300014 IP
940300017 IP
940300018 IP
940310013 IP
9403100331?
9403100441?
9403100451P
940310046 IP
940310047 IP
940310048 IP
940320001 IP
940320002 IP
940320003 IP
940320004 1?
89
ALLOWABLE
DENSDY(OUTACj,`„ GENERALPLAN DESI09
909290051 IP 0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
0 INDUSTRIAL PARR
0 INDUSTRIAL PARK
0 INDUSTRIAL PARK
962450001 SP -9
962450002 SP -9
962450003 SP.9
962450004 SP -9
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
City of Temecula General Plan
Housing Element Update 2008
Appendix 8
Vacant Land Inventory and Residential Capacity Analysis
ALL,USES y:
3 ":STE CAPACi
CAPACITY V 751.
ACRES z q 75% ,(RQUNDE'R) USE E CAPACITYi SPECIFIC.PLANAREA RE CONSTRAINTS
1,22 0.00 0.00 VACANT VES MSHCP
1.12 0.00 0.00 VACANT VES OAMH INUNDATION, MSHCP
1,10 0.00 0.00 VACANT VES DAM INUNDATION, MSHCP
1.07 0.00 0.00 VACANT YES MSHCP
1.08 0.00 0.00 VACANT YES MSHCP
1.08 0.00 0.00 VACANT YES MSHCP
1.07 0.00 0.00 VACANT YES DAM INUNDATION, MSHCP
1.05 0.00 0.00 VACANT YES DMA INUNDATION. MSHCP
0.96 0.00 0.00 VACANT YES MULTIPLE
1.03 0.00 0.00 VACANT YES MULTIPLE
1.03 0.00 0.00 VACANT YES MULTIPLE
103 0.00 0.00 VACANT YES MULTIPLE
1.01 0.00 0.00 VACANT YES MULTIPLE
1.01 0.00 0.00 VACANT YES DAM INUNDATION. MSHCP
1.01 0.00 0.00 VACANT YES DAM INUNDATION. MSHCP
1.11 0.00 0.00 VACANT YES 0AM INUNDATION, MSHCP
1.88 0.00 0.00 VACANT YES MSHCP
123 0.00 0.00 VACANT YES MSHCP
10.20 0.00 0.00 VACANT YES 945910?
1.39 0.00 0.00 VACANT YES MSHCP
1.23 0.00 0.00 VACANT YES MSHCP
1.21 0.00 0.00 VACANT YES MSHCP
3.72 0.00 0.00 VACANT YES MULTIPLE
52.59 0.00 0.00 VACANT VES MULTIPLE
32.43 0.00 0.00 VACANT YES MSHCP
0.84 0.00 0.00 VACANT YES DAM INUNDATION
1.05 0.00 0.00 VACANT YES DAM INUNDATION
2,77 0.00 0.00 VACANT YES MULTIPLE
8.38 0.00 0.00 VACANT VES DAM INUNDATION, MSHCP
14.54 0.00 0.00 VACANT YES MULTIPLE
5.95 000 0.00 VACANT YES MULTIPLE
2.75 0.00 0.00 VACANT YES MULTIPLE
0.51 0.00 0.00 VACANT YES MULTIPLE
0.52 0.00 0.00 VACANT YES MULTIPLE
1.22 0.00 0.00 VACANT YES MULTIPLE
0.99 0.00 0.00 VACANT YES MULTIPLE
0.91 0.00 0.00 VACANT YES MULTIPLE
1.27 0.00 0.00 VACANT YES MULTIPLE
1.22 0.00 0.00 VACANT YES MULTIPLE
0.82 0.00 0.00 VACANT VES MULTIPLE
2.39 0.00 0.00 VACANT YES MULTIPLE
10.44 0.00 0.00 VACANT YES NONE
9.71 0.00 0.00 VACANT YES NONE
015 0.00 0.00 VACANT YES MULTIPLE
0.54 0.00 0.00 VACANT YES MULTIPLE
12.57 0.00 0.00 VACANT YES MSHCP
6.03 0.00 0.00 VACANT VES DAM INUNDATION, MSHCP
1.94 0.00 0.00 VACANT YES MSHCP
1].93 0.00 0.00 VACANT VES 0AM INUNDATION, 845910?
27.35 0.00 0.00 VACANT YES DAM INUNDATION, MSHCP
1.41 0.00 0.00 VACANT VES MSHCP
1.17 0.00 0.00 VACANT YES MULTIPLE
8.25 0.00 0.00 VACANT VES MSHCP
4.33 0.00 0.00 VACANT VES MSHCP
5.28 0.00 0.00 VACANT YES MULTIPLE
4.15 0.00 0.00 VACANT YES MULTIPLE
20.48 0.00 0.00 VACANT YES MSHCP
20.34 0.00 0.00 VACANT YES MULTIPLE
18.91 0.00 0.00 VACANT YES MULTIPLE
19.63 0.00 0.00 VACANT YES DAM INUNDATION
392.50 0.00 0.00
0.10 0,15 1.00 VACANT YES Redhawk MULTIPLE
0.10 0.15 1.00 VACANT YES Redhawk MULTIPLE
0.10 0.15 1.00 VACANT YES Redhawk MULTIPLE
0.10 0.15 1.00 VACANT YES Redhawk MULTIPLE
City of Temecula General Plan
Housing Element Update 2008
APPendlx B
Vacant Land Inventory and Residential Capacity Analysis
962450005 SP -9
962450006 SP-9
962450007 SP.9
962450006 SP -9
962450009 SP-9
962450010 SP -9
962450011 SP -9
962450012 SP -9
962450013 SP -9
962450014 SP -9
962450015 SP-9
962450018 SP -9
962450017 SP -9
962450018 SP -9
982450019 SP -9
982450020 SP -9
962450021 SP -9
962450022 SP -9
962450023 SP-9
962450024 SP -9
982450025 SP-9
962450026 SP -9
962450027 SP -9
962450028 SP -9
962450029 SP-9
962450030 SP.9
962450031 SP -9
962450032 SP -9
962450033 SP -9
962450034 SP -9
952450035 SP -9
902450036 SP -9
952450037 SPA
962450038 SP -9
962450039 SP -9
962450040 SPA
962450041 SP -9
952450042 SPA
962450043 SP-9
962450044 SP -9
962450045 SPA
982450046 SP -9
962450047 SP9
962450048 SP -9
962450049 SP-9
962450050 SP -9
962450051 SP -9
062450052 SP -9
962450053 SP-9
982450004 SP-9
962450055 SP -9
962450056 SP -9
962450057 SP-9
962450058 SP -9
962460001 SP -9
962460002 SP -9
982460003 SP -9
982460004 SP -9
962460005 SP -9
982460006 SP -9
962460007 SP -9
962460008 SP-9
982460009 SPA
382460010 SP -9
362460011 SP -9
362460012 SP -9
ALLOWABLE
ENSITY(0QfA GENE,RAF,.,PIAN,OESID,NA
2 LOW DENSITY RESIOENTAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSI1 RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
RES
0.10
ISTIND
FOUND. D VACANT
6.15 1.00 VACANT
0.10 0.15 1.00 VACANT
0.10 0.15 1.00 VACANT
0.11 0.17 1.00 VACANT
0.12 0.18 100 VACANT
0.12 0,18 1.00 VACANT
0.13 0.20 1.00 VACANT
0.10 0.15 1.00 VACANT
0.10 0.15 1.00 VACANT
0.10 0.15 1.00 VACANT
0.11 0.17 1.00 VACANT
0.12 0.18 1.00 VACANT
0.13 0.20 1,00 VACANT
0.14 0.21 1.00 VACANT
0.13 0.20 1.00 VACANT
0.13 0.20 1.00 VACANT
0.13 0.20 1,00 VACANT
0.12 0.18 1.00 VACANT
0.14 0.21 1.00 VACANT
0.12 0,18 1.00 VACANT
0.17 0.26 1,00 VACANT
0.17 0.28 1.00 VACANT
0.15 0.23 1.00 VACANT
0.14 0.21 1.00 VACANT
0.17 0.26 100 VACANT
0.33 0.50 1.00 VACANT
0.35 0.53 1.00 VACANT
0.17 0.26 1.00 VACANT
0.14 0.21 1,00 VACANT
0.15 0.23 1.00 VACANT
0.13 0.20 1.00 VACANT
0.12 0.16 1.00 VACANT
0.14 0.21 1.00 VACANT
0.12 0.18 1.00 VACANT
0.13 0.20 1.00 VACANT
0.14 0.21 1.00 VACANT
0.15 0.23 1.00 VACANT
0.16 0.24 1.00 VACANT
0.14 0.21 1.00 VACANT
0.12 0.18 1.00 VACANT
0.19 0.29 1,00 VACANT
0.34 0,51 1.00 VACANT
0.35 0.53 1.00 VACANT
0.29 0.44 1.00 VACANT
0.13 0.20 1.00 VACANT
0.12 0.18 1.00 VACANT
0.13 0.20 1.00 VACANT
0.13 0.20 1.00 VACANT
0.12 0.18 1.00 VACANT
0.12 0.18 1.00 VACANT
0.13 0.20 1.00 VACANT
0.11 0.17 1.00 VACANT
0.12 0.18 1.00 VACANT
0.13 0.20 1.00 VACANT
0.11 0.17 1.00 VACANT
0.11 0.17 1.00 VACANT
0.12 0.18 100 VACANT
0.12 0.18 1.00 VACANT
0.10 0.15 1.00 VACANT
0.10 0.15 1.00 VACANT
0.10 0.15 1.00 VACANT
0.13 0.20 1.00 VACANT
0.12 0.18 1.00 VACANT
0.12 0.18 1.00 VACANT
0.13 0.20 1.00 VACANT
0.13 0.20 1.00 VACANT
:`.INF
EC SPECIFICPUNAR
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhk
YES Redhawawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
VES Redhawk
VES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redha'**
YES Redhawk
YES Redhawk
VES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
YES Redhawk
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
FLOOD. LIQUEFACTION
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
FLOOD. LIQUEFACTION
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
MULTIPLE
FLOOD. UQUEFACTION
FLOOD, UQUEFACTION
FLOOD. LIQUEFACTION
MULTIPLE
MULTIPLE
ITECONSTNAINTS
City of Temecula General Plan
Housing Element Update 2008
Appendix 8
Vacant Land Inventory and Residential Capacity Analysis
F' q i 5 it Y CAPACITI^-
ALLOWAaEE (71�1PA ]5 EXISTING` INFRp$TRUCTUR
ABN;-,,,, ZONE ,OENSITY(OU /AC) ,GENERALFtMWOESTGNAT(ON ACRES 73 %2 .tROUNdEO} „"E CAPACITY,,, SPECIFIO,PLAN AREA"
962460013 SP-9 2 LOW DENSITY RESIDENTIAL 0.12
962480014 SP-9 2 LOW DENSITY RESIDENTIAL 0.12
982460015 SPA 2 LOW DENSITY RESIDENTIAL 0.12
982460018 SP -9 2 LOW DENSITY RESIDENTIAL 0.14
962460017 SP-9 2 LOW DENSITY RESIDENTIAL 0.14
982460018 SP -9 2 LOW DENSITY RESIDENTIAL 0.14
962460019 SP -9 2 LOW DENSITY RESIDENTIAL 0.11
962460020 SP -9 2 LOW DENSITY RESIDENTIAL 0.16
982460021 SP-9 2 LOW DENSITY RESIDENTIAL 0.23
962480022 SP -9 2 LOW DENSITY RESIDENTIAL 0.15
982460023 SP-9 2 LOW DENSITY RESIDENTIAL 0.13
962460024 SP-9 2 LOW DENSITY RESIDENTIAL 0.14
982460025 SP -9 2 LOW DENSITY RESIDENTIAL 0.12
962460025 SP -9 2 LOW DENSITY RESIDENTIAL 0.11
962460027 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962480026 SP -9 2 LOW DENSITY RESIDENTIAL 0,13
962460029 SP-9 2 LOW DENSITY RESICENTIAL 0.11
962460032 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962460033 SP -9 2 LOW DENSITY RESIDENTIAL 0.15
962480034 SP.9 2 LOW DENSITY RESIDENTIAL 0.13
962460035 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962460036 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962460037 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962480038 SP.9 2 LOW DENSITY RESIDENTIAL 0.14
962460039 SP -9 2 LOW DENSITY RESIDENTIAL 0.15
962450040 SP -9 2 LOW DENSITY RESIDENTIAL 0.14
962460041 SP-9 2 LOW DENSITY RESIDENTIAL 0.13
982460042 SP -9 2 LOW DENSITY RESIDENTIAL 0.11
982450043 SP -9 2 LOW DENSITY RESIDENTIAL 0.12
982460044 SP -9 2 LOW DENSITY RESIDENTIAL 0.12
962450045 SP -9 2 LOW DENSITY RESIDENTIAL 0.10
962460045 SP-9 2 LOW DENSITY RESIDENTIAL 0.10
962460047 $P9 2 LOW DENSITY RESIDENTIAL 0.12
962460048 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962460049 SP -9 2 LOW DENSITY RESIDENTIAL 1,04
962460050 SP -9 2 LOW DENSITY RESIDENTIAL 0.11
962460051 SP.9 2 LOW DENSITY RESIDENTIAL 0.18
962460052 SP-9 2 LOW DENSITY RESIDENTIAL 0.11
962461001 SP -9 2 LOW DENSITY RESIDENTIAL 027
962461002 SP -9 2 LOW DENSITY RESIDENTIAL 0.23
962461003 SP -9 2 LOW DENSITY RESIDENTIAL 0.21
962461004 SP -9 2 LOW DENSITY RESIDENTIAL 0.19
982461005 SP -9 2 LOW DENSITY RESIDENTIAL 0.19
962461008 SP -9 2 LOW DENSITY RESIDENTIAL 0.19
962461007 SP -9 2 LOW DENSITY RESIDENTIAL 0.18
962461008 SP -9 2 LOW DENSITY RESIDENTIAL 0.16
962481009 SP -9 2 LOW DENSITY RESIDENTIAL 0.18
962461010 SPA 2 LOW DENSITY RESIDENTIAL 0.13
962481011 SP -9 2 LOW DENSITY RESIDENTIAL 0.13
962461012 SP -9 2 LOW DENSITY RESIDENTIAL 0.11
962461013 SP -9 2 LOW DENSITY RESIDENTIAL 0.11
962481014 SPA 2 LOW DENSITY RESIDENTIAL 0.11
982461015 SP.9 2 LOW DENSITY RESIDENTIAL 0.11
962461016 SP -9 2 LOW DENSITY RESIDENTIAL 0.12
962461017 SP -9 2 LOW DENSITY RESIDENTIAL 0.12
962461018 SP -9 2 LOW DENSITY RESIDENTIAL 0.14
962461019 SP-9 2 LOW DENSITY RESIDENTIAL 0.18
962461020 SP -9 2 LOW DENSITY RESIDENTIAL 0.20
962461021 SP -9 2 LOW DENSITY RESIDENTIAL 016
962481022 SP-9 2 LOW DENSITY RESIDENTIAL 0.26
962461023 SP9 2 LOW DENSITY RESIDENTIAL 0.19
962461024 SP-9 2 LOW DENSITY RESIDENTIAL 0.16
982461025 SP-9 2 LOW DENSITY RESIDENTIAL 0.17
984180019 SP -11 2 LOW DENSITY RESIDENTIAL 29.63
964180028 SP-11 2 LOW DENSITY RESIDENTIAL 23.61
984180027 SP -11 2 LOW DENSITY RESIDENTIAL 33.71
0.18 1.00 VACANT YES Redhawk MULTIPLE
0.15 1.00 VACANT YES Redhawk MULTIPLE
0.16 1.00 VACANT YE$ Redhawk MULTIPLE
0.21 1.00 VACANT YES Redhawk MULTIPLE
0.21 1.00 VACANT YES Redhawk MVLTIPLE
0.21 1.00 VACANT YES dhawk
MULTIPLE
0.17 1.00 VACANT YES RetlnaW4 Re MULTIPLE
0.24 1.00 VACANT YES Redhawk MULTIPLE
0.35 1.00 VACANT YES
1.00 MULTIPLE
0.23 1.00 VACANT YES Redhawk MULTIPLE
0.20 1.00 VACANT YES Redhawk MULTIPLE
011 1.00 VACANT YES Redhawk MULTIPLE
0.18 1.00 VACANT YES Redhawk MULTIPLE
0.17 1.00 VACANT YES Redhawk MULTIPLE
0.20 1.00 VACANT VES Redhawk MULTIPLE
0.20 1.00 VACANT YES Retlhawk MULTIPLE
0.17 1,00 VACANT YES Redhawk MULTIPLE
0.20 1.00 VACANT YES Redhawk FLOOD. LIQUEFACTION
0.23 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.20 1.00 VACANT YES Redhawk FLOOD. LIQUEFACTION
0.20 1.00 VACANT YES R¢dMwk FLOOD. LIQUEFACTION
0.20 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.20 1.00 VACANT YES Redhawk FLOOD. LIQUEFACTION
021 1.00 VACANT YES Redhawk FLOOD. LIQUEFACTION
0.23 1.00 VACANT YES Retlhawk FLOOD. UQUEFACTION
0.21 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.20 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.17 1.00 VACANT VES Redhawk FLOOD LIQUEFACTION
0.18 1.00 VACANT YES Retlh3'* MULTIPLE
0.16 1.00 VACANT YES Redhawk
0.16 1.00 VACANT YES Redhawk MULTIPLE
0.15 1.00 VACANT YES Redhawk MULTIPLE
0.18 1.00 VACANT YES Redhawk MULTIPLE
0.20 1.00 VACANT YES Redhawk MULTIPLE
1.56 1.00 VACANT YES Redhawk MULTIPLE
0.17 1.00 VACANT YES Redhawk M1BILTIPLE
0.27 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.17 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.41 1.00 VACANT YES Redhawk MULTIPLE
0.35 1.00 VACANT YES Redhawk MULTIPLE
0.32 1.00 VACANT YES Redhawk MULTIPLE
0.29 1.00 VACANT YES Retlhewk MULTIPLE
0.29 1.00 VACANT YES Redhawk MULTIPLE
0.29 1.00 VACANT YES Rsdhawk MULTIPLE
0.27 1.00 VACANT YES Redhaw4 L
0.24 1.00 VACANT YES RedMwk M TIPLE
0.24 1.00 VACANT YES Redhawk P1000, LIQUEFACTION
0.20 1.00 VACANT YES Redhawk FLOOD. LIQUEFACTION
0.10 1.00 VACANT VES Redhawk P1000. LIQUEFACTION
0.17 1.00 VACANT YES d
0.17 1.00 VACANT VES Rad haxlt Mwk FLOOD, LIQUEFACTION FLOOD, LIQUEFACTION
0.17 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.17 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.18 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION 0.18 1.00 VACANT YES Redhawk FLOOD LIQUEFACTION
0.21 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.24 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.30 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.39 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
0.42 1.00 VACANT YES RadMwk FLOOD. LIQUEFACTION
0.29 1.00 VACANT YES Redhawk FLOOD, UQUEFACTION
0.24 1.00 VACANT YES Redhawk FLOOD, UQUEFACTION
0.26 1.00 VACANT YES Redhawk FLOOD, LIQUEFACTION
40.45 44.00 VACANT VES Ro,ipaugh Ranch NONE
35.42 35.00 VACANT YES Rodpeu9h Ranh NONE
50.81 50.00 VACANT YES Roripau9h Rsnch NONE
01511E CONSTRAINTS
94506000 66 6 f s 1. OZONE'
9450600/5 L
945060023
945060023 L
945070001 L
945070009 L
9450700/3 L
945070018
94507001/ L
945070021 L
945080017 L
945090001 L
945090002 L
945090007 L
945/00005 L
945100005 L
9451/010/ L
945110001 L
945110005 L
951100/3 L
9644460003 L
964460003 L
964460005 L
964460/6/0 L
160
953050009 SP -3
953372019 SP -3
953380021 SP -3
922032015 SP-5
922032020 SP-5
922032021 SP-5
922032022 SP-5
922032028 5P5
922041009 SP-5
922041010 SP-5
922041011 SP-5
922041012 SP -5
922041013 SP -5
922041014 SP-5
922042004 SP -5
922042007 SP -5
922071007 SP -5
955480001 SP-4
955480002 SP-4
955480003 5P-4
955480004 SP -4
955480005 SPA
955480006 SP-4
955480007 SP-4
955480008 SP-4
955480009 SP-4
955480010 SP-4.
955480011 SP-4
955480012 SP-4
955480013 SP-4
955480014 SP-4
956480015 SP3
955480016 SP-4
955481001 SP-4
955461002 SP-4
955481003 SP3
955481004 SP-0
955481005 SP-4
955481006 SP-4
955481007 SP-4
'ALLOWABLE
-IENSRY(DU /Aej 'GENERAGPtAN OgS GNAkIQN'
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
2 LOW DENSITY RESIDENTIAL
8 LOW MEDIUM DENSITY RES,
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDNM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDNM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
5 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
City of Temecula General Plan
Housing Element Update 2008
Appendix B
Vacant Land Inventory and Residential Capacity Analysis
AL(;USES a
17'E C APACITY'S
?ACffY 0 n 754. exigriNO INFRASTRUCTUR
(ROUNDED) r USE ECAPACRY SPECIFIC PIAN A
8.12 1246 1200 VACANT VES RonPaugn Ran
4.22 6.33 6.00 VACANT YES
2.10 3.15 3.00 VACANT YES
2.23 3.35 3.00 VACANT YES
2.71 4.07 400 VACANT VES
2.50 3.75 3.00 VACANT YES
1.36 204 2.00 VACANT YES
0.61 0.92 1.00 VACANT VES
0.59 0.89 1.00 VACANT YES
0.53 0.80 1.00 VACANT YES
372 5.58 5.00 VACANT YES
4.59 6.89 6.00 VACANT YES
6.59 9.89 9.00 VACANT YES
4.16 8.4 6.00 VACANT VES
2.14 3.21 3.00 VACANT YES
20.10 30.15 30.00 VACANT YES
878 10.17 10.00 VACANT YES
258 3.87 3.00 VACANT YES
5.87 8.51 8.00 VACANT VES
3.83 5.45 5.00 VACANT YES
2.00 3.00 3.00 VACANT YES
2.08 3.12 3.00 VACANT YES
1.00 1.50 1.00 VACANT YES
9.18 1374 13.00 VACANT YES
208.14 309.21 403.00
5.12
2.66
1.51
0,15
0.09
0.09
0.18
0.37
0.10
0.09
0.18
0.17
0.18
0.20
0.38
0.42
0.15
0.14
0.13
0.13
0.14
0.14
0.14
0.14
0.14
0.23
0.24
0.14
0.15
0.14
0.14
0,14
0.18
0.18
0.18
0.18
0.19
0.17
0.16
0.21
23.04
11.97
6.80
0.81
0.41
0.41
0.81
1.67
0.45
0.41
0.81
0.77
0.81
0.90
1.71
1.89
0.68
0.63
0.59
0.59
0.63
0.83
0.83
0.63
0.63
1.04
1.08
0,83
0.68
0.63
0.13
0.63
091
0.81
091
0.81
0.86
0.77
0.72
0.95
23.00 VACANT
11.00 VACANT
8.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
100 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
1.00 VACANT
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
YES
VES
VES
YES
VES
VES
YES
YES
YES
YES
YES
YES
YES
VES
YES
YES
YES
YES
YES
YES
Margarita Village
Margarita Village
Margarita Village
010 Town
Old Town
Ob Town
Old Town
010 Town
010 Town
Old Town
Old Town
016 Town
Old Town
Old Town
010 Town
010 Town
Old Town
Palorna/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo ON Sol
Peloma/Paseo 041 Sol
Paloma/Paseo Dal Sol
Paloma/Paseo Del Sol
Paoma /Paseo Del Sol
PNome /Paseo Del Sol
Paloma/Paseo 041 Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Palome /Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Dal Sol
P41ome/PaseO Del Sol
PUome/PSseo OH Sol
Paloma/Paseo Del Sol
Peloma/Pa9ao Del Sol
Paloma/Paseo Dal Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
NONE
FAULT, DAM INUNDATION
FAULT
FAULT
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
DAM INUNDATION, MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DAM INUNDATION. MSHCP
DAM INUNDATION, MSHCP
DAM INUNDATION, MSHCP
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
955081008 SP-4
955481009 594
955481010 594
955481011 594
955481012 594
955481013 5P4
955481014 594
955481015 SP4
955481016 394
955481017 SP4
955481018 5P-4
955490001 594
955490002 89-4
955490003 59.4
955490004 5P-0
955490005 89-4
955490006 594
955490007 594
955490008 594
955491001 SP4
955491002 39-4
965491003 594
955491004 594
955491005 SP4
955491006 594
955491007 594
955491008 59-4
955491009 59.4
955491010 59.4
955491011 59.4
955491012 SP4
955491013 SP-4
955491014 59-4
955491015 SP4
955491018 594
955491017 59-0
955491018 5P-0
955491019 SP4
955491020 594
955491021 594
935492001 594
965492002 594
955492003 594
955492004 89.4
955492005 SP4
955492006 SP-0
955493001 8P-0
955493002 594
955493003 594
955493004 SP4
955493005 SP-0
955493006 59-4
955493007 59-0
955493008 594
955493009 594
955093010 394
955493011 SP4
955493012 594
955493013 5P-0
953493014 5P-4
955500001 594
955500002 SP4
955500003 SP-4
955600004 894
955500005 594
955500006 SP4
ALLOYVAELE
I ENSTTY(DU /AO) ,:,GENERAL PtANOM$IGNATION
LOW M DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES'.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM 06145ITY RES.
LOW MEDIUM DENSITY RES,
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RE3.
WW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RE3,
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM 0614S1TY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES
LOW MEDIUM DENSITY RES
LOW MEDIUMOEN51TY RES
LOW MEDIUM DENSITY RES.
LOW MEDIUM DENSITY RES.
aA
City of Temecula General Plan
Housing Element Update 2008
Appendix B
Vacant Land Inventory and Residential Capacity Analysis
RE
0.22
0.21
0.20
020
0.19
0.15
0.15
0.15
0.16
0.27
0.22
0.10
0.10
0.14
0.15
0.16
0.19
0.20
0.21
0.17
0.16
0.18
0.18
021
0.20
0.20
0.20
0.17
0.17
0.24
026
0.28
0.19
0.16
0.18
0.16
0.15
0.14
0.16
0.20
0.22
0.18
0.18
0.22
0.23
025
0.18
020
0.20
0.21
0.21
0.21
0.18
0.18
0.19
0.22
0.22
0.31
0.29
0.26
0.22
0.25
0.45
0.26
0.31
0.28
•ALL US
SITE 1 CA
A PAC(TY 756 EXISYINGi INFRAST(kUCTUR
F (ROUNOEOf USE,; 6CAPACITY S PECIFIC'PIAN AR EA.;,
0.99 1.00 VACANT VES Paloma/Paseo Del Sd
0.95 1.00 VACANT VES Paloma/Paseo Del Set
0.90 1.00 VACANT YES Paloma/Paseo Del Sol
0.90 1.00 VACANT YES Paloma/Paseo 081 Sd
088 1.00 VACANT YES Paloma/Paseo Del Sd
0.68 1.00 VACANT YES Paloma/Paseo Del Sol
0.88 1.00 VACANT YES Paloma/Paseo Del Sol
0.68 1.00 VACANT YES Paldaa /Paseo Del Sol
0.72 1.00 VACANT YES Paloma/Paseo Del Sol
1.22 1.00 VACANT YES Paloma/Paseo Del S01
0.99 1.00 VACANT YES Paloma /Paseo 0415o1
0.63 1.00 VACANT YES Patoma/Paseo Del Sol
0.63 1.00 VACANT YES Pelome/Paseo Del Sol
0.63 1.00 VACANT YES Paloma/Paseo Del 5d
0.68 1.00 VACANT YES Paloma/Paseo Dal 5d
0.72 1.00 VACANT YES Paloma/Paseo Del Sd
0.86 1.00 VACANT YES PalomaPaseo Del Sol
0.90 1.00 VACANT YES Paloma/Paseo Del Sol
0.95 1.00 VACANT YES Paloma/Paseo Del Sol
0.77 1.00 VACANT YES Paloma/Paseo Del Sol
0.72 1.00 VACANT YES Paloma/Paseo Del 5d
0.81 1.00 VACANT YES Paloma/Paseo Del Sd
0.81 1.00 VACANT YES Paloma/Paseo Dal Sol
0.95 1.00 VACANT YES Paloma /Paseo Del Sol
0.90 1.00 VACANT YES Paloma/Paseo 041 Sol
0.90 1.00 VACANT YES Paloma/Paseo Del Sol
0.90 1.00 VACANT YES Palo/Da/Paseo Del Sol
0.77 1.00 VACANT YES Palcma/Paseo Del Sol
0.77 1.00 VACANT YES Palomo /Paseo Del Sol
1.08 1.00 VACANT YES Paloma/Paseo Del Sol
1.17 1.00 VACANT VES Paloma/Paseo Del Sol
1.26 1.00 VACANT VES Paloma/Paseo Del Sol
028 1.00 VACANT VES PaiwnaiPaseo Del 501
0.72 1.00 VACANT YES Paloma/Paseo Del Sol
0.81 1.00 VACANT YES Peloma/Pasao Del 5d
0.72 1.00 VACANT YES Paloma/Paseo Del Sol
0.68 1.00 VACANT YES Paloma/Paseo Del Sol
0.63 1.00 VACANT YES Paloma /Paseo Del Sd
0.72 1.00 VACANT YES P,IomaPaseo Del Sol
0.90 1.00 VACANT YES Paloma/Paseo Del Sol
0.99 1.00 VACANT YES PalomaPaaeo Dal Sol
0.81 1.00 VACANT YES Paloma/Paseo Del Sol
0.81 1.00 VACANT YES Peloma/Paseo 0.1301
0.99 1.00 VACANT YES Paloma/Paseo Del Sol
1.04 1.00 VACANT YES Palama/Pazeo Del Sol NONE
1.13 1.00 VACANT YES Paloma/Paseo Del Sd NONE
0.81 1.00 VACANT YES Paloma/Paseo Del 5d NONE
0.90 1.00 VACANT YES Paloma/Paseo Del Sd NONE
0.90 1.00 VACANT YES Paloma/Paseo Dal Sol NONE
0.95 1.00 VACANT YES PaIcma/Paaeo Del Sol NONE
0.95 1.00 VACANT YES Paloma/Paseo Oel Sd NONE
0.95 1.00 VACANT YES Paloma/Paseo Del Sd NONE
0.51 100 VACANT VES Paloma/Paseo 061 Sd NONE
0.81 1.00 VACANT YES Paloma/Paseo Del Sol NONE
0.88 1.00 VACANT VES Pelona/Paseo Del Sol NONE
0.99 1.00 VACANT YES Paloma/Paseo Del 501 140NE
0.99 1.00 VACANT YES Paloma/Paseo Del Sd NONE
1.40 1.00 VACANT YES Paloma/Paseo Del Sd NONE
1.31 1.00 VACANT YES Paloma/Paseo Dal Sol NONE
1,17 1.00 VACANT YES Paloma/Paseo Del Sd NONE
0.99 1.00 VACANT YES Paloma/Paseo Del Sd NONE
1.13 1.00 VACANT VES Paloma/Paseo Del Sd NONE
2.03 2.00 VACANT YES Paloma/Paseo Del Sd NONE
1.17 1.00 VACANT YES Paloma/Paseo Del Sol NONE
1.40 1.00 VACANT YES Paloana/Paaeo Dal Sol NONE
1.17 1.00 VACANT YES Paloma/Paseo Del Sd NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
140146
NONE
NONE
NONE
NONE
NONE
NONE
NONE
14014E
NONE
NONE
NONE
NONE
NONE
NONE
140NE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NSiTE CON5TRgINTS
955500007 SP-4
955500008 SP4
955500009 SP-4
955500010 SPA
955500011 SP-4
955500012 SPA
955500013 SP-4
955500014 SPA
955500015 SP4
955500018 SPA
955500017 SP-4
955500018 SP-4
955500019 SP-4
956500020 SP4
955500021 SP4
965501001 SPA
955501002 SP4
955501003 SP4
955501004 SPA
955501005 SP4
955501006 3P4
955501007 SP4
955501008 SP4
955501009 SP4
955501010 3P4
95550011 $PA
955501012 SP4
955501013 SPA
955501014 SP-4
955501015 SP4
955501016 SP4
955501017 SPA
955501018 SPA
955501019 SP-4
955501020 SP4
955502001 SPA
955502002 SPA
955503001 SPA
955510001 SPA
955510002 SP4
955510003 SP-4
955510004 SP-4
955510005 SPA
955510006 SP-4
955510007 5P4
955510008 SP4
955510009 SP-4
955510010 SP-4
955510011 SPA
9 55 510 01 2 SP-4
955510013 SPA
955510014 SP4
955510015 SP4
955510016 SP-4
955311001 SP-4
955511002 SPA
955511003 SPA
955811004 SP-4
955511005 SPA
955520001 SPA
955520002 SP-4
955520003 SPA
955520004 SPA
955520005 SPA
955520006 SP4
955520007 SPA
ALLO'NASLE
'D.ENE 1 74D.U 1 A 1 0 GENERAGPIAt?OES
6 LOW MEDIUM DENSITY RE5.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
5 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES,
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
5 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM OENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
5 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
e LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RE5,
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
8 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
e LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
6 LOW MEDIUM DENSITY RES.
0.20
0.19
0.24
0.25
0.28
City of Temecula General Plan
Housing Element Update 2005
Appendix B
Vacant Land Inventory and Residential Capacity Analysis
ACCUSES
ATE c G
'ACITYS 11755 EXISTING
;75 ;t (ROUN0E0)' .03E
0.60
0.86 1.00 VACANT
1.08 1.00 VACANT
1.13 1.00 VACANT
1.26 100 VACANT
0.24 1.08 1.00 VACANT YES
0.22 0.99 1.00 VACANT YES
U50 2.25 2.00 VACANT VES
0.29 1.31 1.00 VACANT VES
0.25 1.13 1.00 VACANT VES
0.21 0.95 1.00 VACANT YES
0.21 0.95 1.00 VACANT YES
0.21' 0.95 1.00 VACANT YES
D.21 0.95 1.00 VACANT VES
0.21 095 1.00 VACANT YES
0.20 0.90 1.00 VACANT YES
0.28 1.17 1.00 VACANT YES'
0.28 1.26 1.00 VACANT YES
0.33 1.49 1.00 VACANT YES
0.24 165 1.00 VACANT YES
0.24 1.08 1.00 VACANT YES
0.23 1.04 1.00 VACANT YES
0.22 0.99 1.00 VACANT YES
0.21 0.95 1.00 VACANT VES
021 0,95 1.00 VACANT YES
0.22 0,99 1.00 VACANT YES
0.22 0.99 1.00 VACANT VES
0.22 0.99 1.00 VACANT YES
0.24 1.08 1.00 VACANT YES
0.24 1.08 1.00 VACANT YES
0.22 0.99 1,00 VACANT YES
0.25 1.13 1.00 VACANT VES
0.27 1,22 1.00 VACANT YES
0.22 0.99 1.00 VACANT YES
0.21 0.95 1.00 VACANT YES
0.20 0.90 1.00 VACANT YES
0.18 0.81 1.00 VACANT YES
0.18 0.81 1.00 VACANT VES
0.19 0.86 1.00 VACANT YES
0.19 0.88 1.00 VACANT YES
0.16 0.72 1.00 VACANT YES
0.16 0 .72 1.00 VACANT YES
0.18 0.81 1.00 VACANT YES
0.22 0.99 1.00 VACANT YES
0.24 1.08 1.00 VACANT YES
0.25 1.13 1.00 VACANT YES
0.19 0.86 1.00 VACANT VES
0.15 0.68 1.00 VACANT VES
0.14 0.63 1.00 VACANT YES
0.15 0.68 1.00 VACANT VES
0.15 0.68 1.00 VACANT YES
0.17 0.77 1.00 VACANT YES
021 0.95 1.00 VACANT YES
0.18 0.81 1.00 VACANT VES
0.21 0.95 1.00 VACANT VES
0.21 0.95 1.00 VACANT VES
0,21 0.95 1.00 VACANT YES
0.25 1,13 1.00 VACANT YES
0.18 0.81 1.00 VACANT YES
0.21 0.95 1.00 VACANT YES
0.18 0.81 1.00 VACANT YES
0.18 0.81 1.00 VACANT YES
0.17 0.77 1.00 VACANT VES
0.17 0.77 1.00 VACANT YES
0.17 0.77 1.00 VACANT YES
0.17 0.77 1.00 VACANT VES
t INPRASTRUCTUR y;
;;E CAPAcni' SPr'a)Paaeo Del GPL 5 0!
Pe lonu/Pa Sol
YES Pabma/Pasw Dal Sd
YES Paloma/Paseo 0E18E1
YES P d
lama/Paseo Del S
YES Paloma/Paseo Del Sd
Paloma/Paseo Del Sol
Paloma/Paseo Dd 3a
Paloma/Paseo Del Sd
Paloma/Paseo Del Sd
Paloma/Paseo Del Sd
Paloma /Paseo Del Sol
Ploma/Paeo Del Sol
Paloma/Paseo Del Sd
Palome/Paeo Del Sd
Paloma/Paseo Del Sd
Paloma/Paseo Del 5d
Paloma/Paseo Del Sd
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo 0E1 Sd
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paaeo Del Sol
PaIoma/Paeo Del Sd
Paloma/Paseo Del Sol
Paloma/Paseo 061 Sol
Palona/Paaeo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del 5d
Paloma/Paseo Del Sol
Palana/Paaeo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Dal Sol
Paloma/Paseo Del Sol
Paloma /Paseo Del Sol
Paloma/Paseo Del Sol
Paloma'Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Del Sol
Peloma/Paseo Del Sol
Paloma/Paseo Oel Sd
Paloma/Paseo Del Sd
Paloma/Paseo Del Sd
Paloma/Paseo Del Sol
Paloms/Paseo Del Sol
Paloma/Paseo Del Sol
Paloma/Paseo Od Sd
Pelona/Paeo OM Sd
Paloma/Paseo Del Sol
Peloma/Paseo Del Sol
Paloma/Paseo ON Sd
Paloma/Paseo Del Sol
Paloma/Paseo Dal Sol
Paloma/Paseo D61 Sol
Paloma/Paseo Dal Sol
Peloma/Paseo Del Sol
Paloma/Paseo Del Sd
Palana/Pa Del Sol
Paloma/Paseo Del 5d
Paloma/Paseo Del Sd
Paloma/Paseo Del $d
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE
NONE