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HomeMy WebLinkAbout10-060 CC Resolution RESOLUTION NO. 10 -60 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING REVISIONS TO THE ADOPTED GENERAL PLAN 2008 -2014 HOUSING ELEMENT UPDATE (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, 1993. 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. E. The Southern California Association of Governments completed the Regional Housing Needs Assessment for this Housing Element cycle on July 12, 2007. F. On September 2, 2009, the Planning Commission recommended that the City Council approve Long Range Planning Project No. LR08 -0017, a statutory update of the City of Temecula General Plan Housing Element.. G. On November 10, 2009, the City Council adopted the 2008 -2014 General Plan Housing Element Update, Long Range Planning Project No. LR08 -0017. H. 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. I. The Planning Commission, at a regular meeting, considered the revisions to the adopted Housing Element Update and environmental review on July 7, 2010, 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 Planning Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve the proposed revisions to the adopted Housing Element Update, Long Range Planning Project No. LR08 -0017. R: /Resos 2010 /Resos 10 -60 1 K. The City Council, at a regular meeting, considered the revisions to the adopted Housing Element Update and environmental review on July 27, 2010, 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. L. At the conclusion of the City Council hearing and after due consideration of the testimony, the City Council approved the revisions to Long Range Planning Project No. LR08- 0017subject to and based upon the findings set forth hereunder. M. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The City Council, in approving the revisions to the adopted General Plan 2008 -2014 Housing Element Update hereby finds, determines and declares that: A. The proposed revisions to the adopted Housing Element Update are in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The revisions to the adopted Housing Element Update have been designed to be consistent with State Housing Law, the Regional Housing Needs Assessment for local agencies under jurisdiction of the Southern California Association of Governments, and to be internally consistent with the other elements of the Temecula General Plan. B. The proposed revisions to the adopted Housing Element Update 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 revisions will not adversely affect the existing or planned uses, buildings, or structures. The proposed revisions to the adopted Housing Element Update clarify specific programs that provide opportunity for affordable housing through the identification of appropriate sites and density, provisions for transitional and supportive housing, as well as establish reasonable accommodation to improve constraints on housing for persons with disabilities. Furthermore, these proposed revisions are consistent with the previously adopted environmental analysis indicating that impacts related to the built environment will be less than significant as result of this project. C. The nature of the proposed revisions to the adopted Housing Element Update is not detrimental to the health, safety and general welfare of the community; R: /Resos 2010 /Resos 10 -60 2 The proposed revisions will not expose people to an increased risk of negative health or public safety impacts and are consistent with the previously adopted environmental analysis indicating that impacts related to the health, safety and general welfare of the community will be less than significant as a result of this project. Section 3. Environmental Findings. The City Council hereby makes the following environmental findings and determinations in connection with the approval of the proposed revisions to the adopted General Plan 2008 -2014 Housing Element Update: A. Pursuant to the California Environmental Quality Act ( "CEQA "), the City Council has considered the proposed revisions to the adopted 2008 -2014 Housing Element Update. The City Council has also reviewed the adopted Negative Declaration for the Housing Element Update, including the impacts and mitigation measures identified therein, and the subsequent environmental reviews required as mitigation measures identified therein. Based on that review, the City Council finds that the proposed project does not require the preparation of a subsequent Negative Declaration as none of the conditions described in Section 15162 of the CEQA Guidelines (14 Cal. Code Regs. 15162) exist. B. The City Council also finds that the proposed revisions do not involve significant new effects, does not change the baseline environmental conditions, and does not represent new information of substantial importance which shows that the Housing Element Update will have one or more significant effects not previously discussed in the Negative Declaration. The Negative Declaration previously analyzed the potential environmental impacts for the Housing Element Update. The revisions are consistent with what was previously approved and analyzed in the Negative Declaration. All potential environmental impacts associated with the proposed revisions are adequately addressed by the adopted Negative Declaration. A Notice of Determination pursuant to Section 15162 of the CEQA Guidelines is therefore the appropriate type of CEQA documentation for the revisions to the Housing Element Update, and no additional environmental documentation is required. Section 4. The City Council hereby amends the Housing Element of the City of Temecula General Plan to incorporate the revisions to updated Housing Element described and depicted on Exhibit A attached to this Resolution and incorporated herein as though set forth in full. R: /Resos 2010 /Resos 10 -60 3 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 27th day July, 2010. Jeff Comerchero, Mayor ATTEST: usan W. ones, MMC Clerk [SEAL] R: /Resos 2010 /Resos10 -60 4 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 10 -60 was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the 27th day of July, 2010, by the following vote: AYES: 5 COUNCIL MEMBERS: Edwards, Naggar, Roberts, Washington, Comerchero NOES: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None ABSTAIN: 0 COUNCIL MEMBERS: None I 1 Susan . Jones, MMC City Clerk R: /Resos 2010 /Resos 10 -60 5 4 � g � . £ • - a .�r -.+c2� u�„ y " Ana .�� . r �� --• - 4, �. k 3 _ EL !F r r s y t f t Uf j5', sl t 4. ® l � � ,. - . gy p ' � I � •� 1 . P • R pp z .:_.: L TC. - .T yi Yr•t ;l � � :��:; .. �. .. .: r � ._.. � ;✓' � - .. K °Y4 HAS :Ii L F RI Nlaster Planned CD''=urnue- r< 4 ' Senior Affordable Housing "` lik TABLE OF CONTENTS City of Temecula Housing Element - Pasre I. Introduction H -1 A. Community Context1 B. State Policy and Authorization H 3 C Organization of the Housing Element IT3 D. Relationship to Other General Plan Elements4 E. Public Participation I15 F. Data Sources and Glossary 6 II. Housing Needs Assessment H -6 A - Population Characteristics I �7 B. Employment Characteristics I �9 C Household Characteristics I�11 D. Special Needs Populations R16 E. Housing Stock Characteristics E123 III. Constraints on Housing Production H -34 A. Market Constraints H-34 B. Governmental Constraints I136 C State Tax Policies and Regulations 1 D. Infrastructure Constraints HT61 E. Environmental Constraints I-162 IV. Housing Resources H -66 A- Sites.for Development H=66 B. Finpncial Resources C Housing Developers. 1-t86 D. Infrastructure and Facilities H87 E. Energy Conservation H-87 V. Accomplishments Under Adopted Housing Element H -88 A. Provision of Adequate Housing Sites 1188. B. Assist in Development of Affordable Housing H-89 C Government. Constraints F193 D. Conserve and Improve Existing Affordable Housing H-93 E. Equal:Housing Oppomuirty H97 F. Housing Element Monitoring and Reporting. 1 Gtyof Temecula General Plan Housing Element November 10, 2009 TABLE OF CONTENTS _.Gty Temecula H6 US Element VI. Housing. Plan . H -99 A. Goal and Policies. H_99 B. Housing Programs 1-104 C Summary of Quantified Objectives H 123 Appendices A. Housing Element Glossary B. Vacant Land Inventory and Residential Capacity Analysis C Underutilized Residential Parcels D. Urban Density Overlay List of Figures 1-1-1 City of Temecula's Mult�Family Development H-2 H-2 2005 Age Distribution H-8 H­3 Temecula Housing Stock Composition H•24 H­4 Vacant Developable Parcels in the City of Temecula H-70 H-5 Underutilized Residential Properties and Potential Second Unit Sites 11-72 H 6 Urban Density Overlay Area 1-77 List of Tables a 1 Population Growth Trends H 7 H2 2005 Race and Ethnicity H 9 1�3 Categories of Jobs in Temecula (2005) H10 a4 Eiriploymentbylndustry. 2005 IT10 H­5 Household Growth Trends U12 H6 Average Number of Persons Per Household 2000 & 2005 H 13 11 Household Income by Tenure 1114 H8.2000 Temecula Households Overpaying for Housing 11-15 1 2000 Temecula Vacancy Rates by Tenure 16 a 10 Female Headed Households H47 1T U 112000 Senior Households by Age & Tenure 1118 H 12 Households Size by.Tenure 1-1.20 H 13 Household Size bylncome U21 H 14 Number of Bedrooms by Tenure H H 15 Total Housing Units U 24 H 16 2006 Estimated Housing Tenure U25 F117 2000 timate&Housing Teriure by Housing Type ( %) 1 25 H 18 Age of Housing Stock - HT26 City of Temecula General Plan Housing Element November 10, 2009 ll ABLE. OF CONTENTS City of Temecula Housing-Element _... . Pace List of Tables (continued) H 19 Median Home Prices 1-1-27 H2O Housing Sales July 2006 through December 2007 928 H21 Affordable Housing Costs by Income Category Riverside County 11:29 H-22 Assisted Housing Inventory and at Risk Status 1-130 H-23 Rent Subsidies Required H33 1-1-24 Disposition of Conventional Loan Applications: 2006 H35 125 Disposition of Government Backed Loan Applications: 2006 1-136 H26 Residential Development Standards 1140 U27 Parking Space Requirements - HT41 H-28 Permitted Housing by Zoning District 1-143 H-29 Planning Fee Schedule H-53 H-30 Development Impact Fees for the City of Temecula F155 H31 Potential Residential Development Potential of Vacant Land Outside Specific Plan Areas 1 U32 Remaining Approved Residential Development for Existing Specific Plans H-68 H-33 Potential Residential Development on Vacant Commercial Land H-73 H-34 Potential Residential Development within the Urban Density Overlay Zone 1 (Vacant Parcels) H1�35 Potential Residential Development within the Urban Density Overlay Zone H-78 (Underutilized Parcels) 1136 Share of the Riverside County RHNA H-79 H-37 Temecula RHNA Adjusted for Completed Projects H81 H-3 8 Summary of Residential Development Potential H82 H-39 Re mainin g RHNA Adjusted for Projects in Pipeline U84 H-40 Summary of Quantified Objectives 1-1-123 H-41 Housing Program Surnmary 11124 City of Temecula General Plan Housing Element November 10, 2009 HOUSING ELEMENT I. INTRODUCTION GEN R L, TLAl A. Community Context he City of Temecula (City) is a growing community located along Interstate 15 (I -15) in southwestern Riverside County (County), just north of the San Diego County line. Located in Temecula Valley, the City is surrounded by gentle rolling hills. Surrounded by this attractive natural setting and located with access to both Orange and Los Angeles Counties to the north and San Diego County to the south, the City population has nearly quadrupled since its incorporation in 1989. Since that time, the population has increased from 27,099 persons to an estimated 97,935 persons in 2007. With its European history beginning in the 1800s, Temecula has played an important role locally for over a century. Old Town Temecula is the historic core of the City and is located in its western portion. Change from a small agricultural community to an urbanized city began in 1964 when Kaiser Aluminum and Chemical purchased the 87,500 -acre Vail Ranch. Development of the ranch occurred under the design of a master plan that continues to influence the land use pattern and circulation system of Temecula today. Much of the remaining vacant land within the City will be developed under the control of approved specific plans. The majority (80 0 /6) of the existing housing in Temecula consists of single - family detached houses, with the remainder consisting of single- family attached and muhi- family units. A map that identifies the location of the City's multifamily housing complexes is included as Figure H -L The high number of single - family homes is reflective of the City's young family- oriented population and desire to maintain its rural traditions. In comparison to the surrounding communities, the cost of purchasing a new home in Temecula is high, with an October 2007 median price of $418,000. 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Ng 0111 p �R '. a a }ky7ixt i i . y er ^yY�}�•tyr+v y , V !r x�ll I!� §' 1I I ,P 31 Y796dtX r } S$ r �' '�r ' ti . ' '�' r, �} r �� / ,� �' � ,,'`�!'•{\: j � � � �i��'7 ��.. I � x .- � °RFf7.R• pRRt3AR:,S1&!�>•4YQGWPtB ^. _ 1 tlf !.t't !���'. ' -' i a' I : �L.': r:"-* �r! a' C.. r+. r:" 7r,' 1",` n, t' t'., �t.; s; , .m'ir!^l;ilr , •; -. �;1:^,'i,r7 - f `;!i`K .�. k';.: .r t ... t 7.. In recent years, the housing market in Temecula has very much 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 � 7 surplus in the City. B. State Policy and Authorization The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive General Plans. State Housing Element Law requires all cities and counties to update their Housing Elements at least every six years to reflect a community's changing needs. The prior element cycle was extended to cover a ten -year period due to the lack of state budget for the Regional Councils of Governments (such as the Southern California Association of Governments) to generate the regional housing growth allocations. Temecula's last Housing Element was prepared in 2002 and was recently updated to cover the period of July 1, 2008 through June 30, 2014. C. Organization of the Housing Element The Caty 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 C[ I Y C0 F l 1: :1.1 1: C t.[ L A G. 1_ N L R. A 1.: P L A N H -3 �..::{ 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 Citys population, household and employment base, and the characteristics of the Catys housing stock (Section II); • Review of potential constraints to meeting the Citys 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 Ilse; 2) Circulation; 3) Housing; 4) Open Space /Conservation; 5) Growth Management/Public Facilities; 6) Public Safety; 7) Noise; 8) Air Quality; 9) Community Design; and 10) Economic Development. Background information and policy direction presented in one element is also reflected in other General Plan elements. For example, residential development capacities established in the Land Use Element are incorporated within the Housing Element. The General Plan goals and policies were reviewed for consistency with proposals recommended in this Housing Element update. This Housing Element builds upon other General. Plan elements and is consistent with the goals and policies set forth by the General Plan. City staff maintains a conscious effort to ensure that revisions to any element of the General Plan achieve internal consistency among all General Plan elements. The aty undertook a comprehensive General Plan update that was completed in 2005. As C. f "C Y F ` T F, -NA E C.: tL L A C_, E N E R. A L, P I., A N f -f -4 `V part of that update, all General Plan is policies, and p ro Pa � goals, po � P were reviewed for internal consistency. - E. Public Participation Residents of Temecula have had and will continue to have several opportunities to provide input during the development of the Housing Element. On December 19, 2007, the City conducted a publicly noticed workshop to discuss housing needs in the City and to provide policy directions for the drafting of the Housing Element. On June 19, 2008, the City sponsored a regional -wide Homeless Summit that brought together representatives from the Temecula Oty 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 concerns expressed by the public at workshops indicate that the public is generally in support of providing affordable housing but would prefer that it be placed away from established single - family residential neighborhoods when possible. The nixed -use, high - density concept for the Urban Density Overlay will alleviate this concern and has been incorporated into the Housing Element adopted by the City Council (tentatively scheduled for September 22, 2009). Housing 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. C I T Y 0 1= T E NA E C U L A E\ E R. A L P L A N H -5 ire_ - �• ":f 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, Southern California Association of Governments (SCAG), Western Regional Council of Governments (WRCOG), the California Department of Finance, the California Department of Employment Development, local newspapers, local real estate agents, local economists, professional associations, and DataQuick Idormation 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 AssFssmENr This section of the Housing Element describes the supply and demand for housing in Temecula, and is broken into five subsections addressing the characteristics of population, employment, households, special needs populations, and housing stock This analysis provides C 1 -[ Y O F T E A L C U L A -- G €- \ F it. A L P L. A N the basis for developing a successful housing program that meets needs of the community. - A. Population Characteristics V . 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% Murdeta 24,264 43,989 97,257 109,715 12.8% Perris 21,460 32,369 50,663 64,221 26.8% Riverside 1,170,413 1,522,855 1,493,337 2,509,300 64.8% SOURCE U-S. Census, 2000; California Department Of Finance, WRCOG Riverside County Projection, November 2006. SLAG estimates that Temecula will continue to experience growth during the next five years. The level of growth however, is anticipated to be less than that experienced during the last 17 years, with a projected growth of 9.8% to about 103,150 persons by 2015. For Riverside County, an overall 68% growth is expected for the next seven years. The neighboring cities of Lake Elsinore and Perris are expected to experience greater growth in comparison to Temecula in the coming years. Temecula's share of the total population in Riverside County was projected to remain at slightly above 4% in 2015. 2. Age Characteristics The age structure of a population is an important factor in evaluating housing needs and projecting the distribution of future housing development. Traditionally, both the young adult population (20 -34) C i j Y -- �� - -1' j.. F A A r C:, U I_ :1 C r r \ F_ K :1 L P L. r1 ti 11 -7 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 o ulation of Temecula P P 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 rely ha maintained a similar age structure as in 2005. This age structure indicates that the City may 1 families with t re he cho�olgersingle-f homes to meet the needs of fam ag n, as well as smaller, moderately priced houses and multi- family units for those younger individuals who do not have children, or are just beginning their families. - FIGURE H -2 2005 AGE DISTRIBUTION 401; 1 35% City of Temecula p� Riverside County C vA a zs:.n f a a x 20% a � f m r 10' - 5:t J i _ 6 < b 5.17 10.20 2 f,24 25-4 45 -64 55-59 60-64 ` • 55.74 76-84 86 Age Groups SOURCE: 2005 Census, 3. Race /Ethnicity Characteristics The racial and ethnic composition of a population affects housing needs because of the unique household characteristics of different racial/ethnic groups. These characteristics tend to correlate with other factors such as family size, housing location choices, and mobility. As shown in Table H -2, the large majority (57.5 %) of the 2005 population in Temecula was White, with I Espanics maldng 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 C. TT Y 0 1. :lt r. C.. t[ L A I_: N F K A L P L A l..l_� r^ 7- population was White. The next largest group was the T [iispar>' a n population at 41.2 %. TABLE H -2 : 2005 RACE AND ETHNICITY Number of % of Number of % of Riverside Race/ Temecula Temecula's Riverside County County's Ethnicity R esider 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 Life 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 S. 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 32%, much lower than the countywide rate of 4.7 %. The 2006 Census estimates that in 2006, approximately 42,762 persons were in the labor force. By the end of 2006, the unemployment rate had risen very slightly to 3.3%. A City study of employment opportunities indicated that there were 51,502 jobs in Temecula in 2005. As shown in Table H -3, most of the jobs in Temecula fell within two categories: managerial and professional specialty (34.8 %) and sales, technical, and administrative support (27.8 %). Employment by industry is tabulated in Table H -4. As shown, manufacturing and retail trade were the primary industries in Temecula. C_ I "I Y -_ 0 F T F. -M E C. 1.1 L, A G E' \ E_ K. A L P L A H -9 4' - ;Y; .ak TABLE H -3 CATEGORIES OF JOBS IN TEMECULA (2005) Occupation Number of Jobs % of Total Managerial/Professional/ Technology 17,923 34.8 Sales/TechnicaUAdministrative (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. TABLE H-4 EMPLOYMENT BY INDUSTRY: 2005 Industry Number of Jobs % of Total Manufacturinq 7.728 15.0% Retail Trade 12,787 24.8% Government, Education, Utilities 3,993 7.8% Distribution & Transportation 2,802 5.4% Agriculture & Mining 1,239 2.4% Support Services/ Other 6,177 12% Construction 4,415 8.6% Hotel & Amusement 5,945 11.5% Business Services 1,698 3.3% Finance & Real Estate 2,453 4.8% Health Services 1,219 2.4% . Engineering & Management 1,047 2.0% Total 51,502 100.0% SOURCE: City of Temecula Community Profile, 2005. SCAG employment estimates over the last 18 years have proven to be consistently below actual in -City employment levels. C I I. Y - - - o F T F N4 l C L L A t:1 E N E R. A I 1' 1, A N - -- FHO 2. Jobs - Housing Ratio -� x 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 bad 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 earners per family and 1.72- jobs per household in Temecula.. The jobs - housing ratio in Temecula was projected to decrease substantially to 1.06 by 2005. However, the current jobs - housing ratio is approximately 1.5, indicating that employment growth in the City continues to exceed household growth. If 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. C I - I' Y o f T E N1 E C L L: A C, I_ ti E, K. i I_ P L A T 1-1-11 en } ...... TABLE H-5 HOUSEHOLD GROWTH TRENDS Projected % Jurisdiction 1990* 2000 % Change Projected Change 1990. 2000 2007 20002007 Temecula 9,130 15,875 74 0 /6 31,501 98.4% Hemet 17,397 27,241 57% 35,342 29.8% Lake Elsinore 6,066 8,844 46 1 /6 15,587 76.2% Murrieta* 6,849 10,296 50 0 /0 33,298 223.4 lik Penis 6,726 8,850 32 0 /6 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; C alifornia Departmen of Fi nance, 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, 82.9% of the 18,293 households in Temecula were considered families. Among the 3,128 non - family households, 394 (12.6 1 /6) were single people living alone, including 109 (3S %) 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 Mm - rieta experienced a much more dramatic decline in average household sizes than Temecula, reflecting a slightly different household trend. C j i.. Y 0 i= - . . 1., 1.1 £ C, U L A Ci F. N E R. A L P L A 'v 1-1-12 TABLE H-6 ' Y AVERAGE NUMBER OF PERSONS PER HOUSEHOLD 2000 8, 2005 Average Persons/Household % Change Jurisdiction 2000 2005 2000 -2005 Temecula 3.39 3.282 - 3.18% Hemet 2.27 2.335 2.86% Lake Elsinore 3.41 3.374 1.05% Murrieta 4.27 3.091 -27.61% Perris 3.63 3.846 5.95% Riverside County 3.09 3.093 0% SOURCE: California Department of F inan ce. January 1. 2005. 3. Household Income The income earned by a household is an important indicator of the household's ability to acquire adequate housing. While Upper Income households have more discretionary income to spend on housing, Low and Moderate Income households are more limited in the range of housing that they can afford. Typically, as the income of households decreases, the incidence of overpayment and overcrowding increases. The HCD has developed the following income categories: Extremely Low Income Households earn between 0 and 30% of the Median Family Income Q&`I), adjusted for household size; • Very Low Income Households earn between 31% and 50% of the MFI, adjusted for household size; • Low Income Households earn between 51 and 80 %. of the MFI, adjusted for household size; • Moderate Income Households earn between 81 and 120% of the MFI, adjusted for household size; and • Above Moderate /Upper Income Households earn over 120% of the MFI, 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 distr for Temecula and Riverside County are presented in Table H- 7.Overall, household incomes in Temecula are higher than Countywide, with about 24% of households in the City earning Very Low and Low incomes, while more than 41% of the households in the County were lower incomes. Median household income in Temecula was estimated at $71,754 in 2006, which continued to be higher than the countywide median income of $42,887. One reason for the higher median income C[ _C Y J F F N1 I E C L L: A C.., F N 1 R A I., Y L. A N k-1 -13 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 Extremelv 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 15 persons per room Overcrowding is the result of either a lack of affordable housing and/or a lack of available housing units of adequate size. According to the 2006 Census estimates, 778 households in Temecula (2.99 %) were deemed to be overcrowded. Of these households, 190 owner occupied units and 369 renter occupied units had few than 1.5 occupants per room; and 219 (0.8 %) households were severely overcrowded Of the severely overcrowded units, 77 were owner occupied and 142 were renter occupied. This marks an improvement of the overcrowding conditions reported in the 2000 Census, where 1,333 households were considered to be overcrowded Of those, 871 were owner occupied and 372 were renter occupied. In comparison, overcrowding was a more prevalent issue Countywide, with 12,055 (1.87 %) households living in severely overcrowded conditions. 5. Overpayment State and Federal standards consider a family to be overpaying for housing if it spends more than 30% of its gross income on housing. A household that spends more than it can afford for housing has less money available for other necessities and emergency expenditures. Very Low Income households overpaying for housing are more likely to be at risk of becoming homeless than other households. Renter- households overpay for their housing costs more often than owner- C 1 "I Y 0 F T E' b! E C: t.I E •1 <_, E N E fZ A L P E.. : ?�J H -14 households because of their typically lower incomes. Compared: 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 } . Income Group Total Households Renter - Households Owner- Households Overpaying Overpa)(ing Overpayin Extremely Low 772 12.0% 564 .- 29.3% 208 4.6% Income Very Low Income 957 14.9% 557 28.9% 400 8.9% Low Income 1,295 20.2% 560 29.1% 735 16.3% Moderate/Upper 3,400 52.9 246 12.8% 3,154 70.1% Income Total Overpaying 6,424 100.0% 1,927 100.0 4,497 100.0% Households Note: Sums slightly over or less than 100% are due to rounding error. SOURCE: CHAS Databook, H 2 000. The majority of the Moderate and Upper Income households with housing overpayments were homeowners. Overall, Moderate and Upper Income households were more affected by housing overpayment than other groups. 6. Housing Vacancy Rates for Owner /Renter Staff reviewed the most recent State of California City /County Population and Housing Estimate Report (E -5). This document indicates the housing vacancy rate for the City of Temecula is 4.06% as of January 1, 2007. In 2000, of the vacant houses in Temecula, approximately 47% were for rent, and approximately 24% were for sale only. (The remaining 29% were sold, but unoccupied, seasonally or occasionally occupied, or were vacant for some other unidentified reason.) Under the current General Plan, a vacancy rate of 5% generally signals an adequate supply of housing. Table H -9 provides detailed vacancy rates by tenure taken from the 2000 Census. 1 -1 -15 l ac• TABLE H-9 2000 TEMECULA VACANCY RATES BY TENURE No. of Units (2000 Census) Percentage of Housing Units Total: 19.022 units 100 % Ir 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 to rounding errors. SOURCE: US Census, 2000_ D. Special Needs Populations Certain segments of the population may have a more difficult time finding decent, affordable housing due to their special circumstances or needs. These "special needs" population include elderly persons, persons with disabilities, large households, single - parent households, farm workers, and the homeless. 1. Agricultural Workers Agriculture is a predominant industry in Riverside County, which is divided into four distinct agricultural districts.. The City of Temecula is located within the San Jacinto /Temecula agricultural district. However, the amount of land devoted to agricultural use in Temecula is miniscule (see Figure 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 farms 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 City, nearby wineries represent an employment base for permanent, seasonal, and/or migrant farm workers. (A City study indicates that 1,239 agriculture - related jobs were located in Temecula in 2005. These jobs include management, workers, and agriculture - related business workers.) Farm workers face various housing issues due to their typically lower incomes and the seasonal nature of their work. These issues include overcrowding and substandard housing conditions, and homelessness. C i - 1 Y -- O F T E M E C U L A }_ \i F R A L 1' L A ti t -1 -1� The City is unable to require wineries outside of its jurisdiction. .� provide worker housing. Under its current zoning, the City does not allow for farm labor camps or farurrelated 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 lio Dens' residential zones, s, 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 ferrule- 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 fernale- headed households, as well as the percentage of female households living under the poverty level TABLE H -10 FEMALE HEADED HOUSEHOLDS City of Temecula Householder.Type Number Percent Total Households 18,249 100.0% Total Female Headed Householders 1,686 9.2% Female Heads with Children Under 18 1,143 6.6% Female Heads without Children Under 18 543 3.0% Total Families Under the Poverty Level 846 4.6% Female Headed Households Under the Poverty Level 346 1.9% SOURCE U.S. Census, 2000; SF 3: H17. According to the 2006 Census estimates, 4,175 (16.1%) households in Temecula were headed by single - parents, of which 1,746 (6.7 %) were C. 1 - 1 Y 0 F T f. ;1[ F: t L L A G E N E R. A L P 1_, A N 1-17 x ;« headed by females with children under the age of 18. These estimates indicate that there are fewer single- parent households and fewer households headed byfemales 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 nu ve level. Although the 2006 Census estimates do not report the mb r of female- headed households with children living below the poverty level, approximately 56 percent of all households are headed by a female. It is unli xly 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 property taxes. In 2000, approximately 4,095 residents (approximately 7% of the population), age 65 and older, lived in Temecula. Senior heads of households numbered approximately 2,226 or approximately 12 percent of all households. Table H -11 provides the number of senior households and percentage of the general population that are owners and renters. TABLE H -11 2000 SENIOR HOUSEHOLDS BY AGE AND TENURE Householder Age Owner- Renter- % Owners 1 % Renters Households Households (All Temecula Households) 65-74 years 1,088 172 6.0%/1.0% 75-84 years 701 121 3.8%10.7% 85 years and older 106 38 0.6%/0.2% Total 1,895 331 10.4 % /1.8% SOURCE U.S. Census, 2006. These numbers indicate that most seniors in Temecula have either come to Temecula to retire or they are long -time homeowners that want to stay in the area. Senior householders that rent constituted less than 2% of all renters. An estimated 115 senior households were extremely low-income, while an . estimated 110 senior households C, 1( Y O F l E 1.1 L t:. U L C-'� E N E IZ A L l' L. A N ,o. were very low-income, and 54 were low-income, which reflects a to 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 worm disabilities. 4. Persons with Disabilities INS In 2005, about 9% of the Temecula resi age 16 or over were recorded b the Census as e x pe riencin g self -care and mob y � � � limitations and/or work disabilities. Physical and mental disabilities can hinder a person's access to traditionally designed housing units (and other facilities) as well as potentially limit the ability to earn income. Housing to satisfy design and location requirements for disabled persons is limited in supply and often costly to provide. Housing opportunities for disabled persons can be addressed through the provision of affordable, barrier-free housing. The requirements for accessibility in the California Building Code and the Temecula Municipal Code will ensure that reasonable accommodation and compliance with accessibility requirements are provided in all projects within Temecula. Reasonable accommodation is required for all new non-residential development and within multi- family housing projects to enable retrofit for persons with disabilities. All development plans are reviewed by the Building and Safety Department prior to approval to ensure that all requirements have been satisfied. In addition to the development of new units, rehabilitation assistance can also be provided to disabled residents to make necessary improvements to remove architectural barriers of existing units. The City's Residential Improvement Program is available to disabled residents to make repairs and/or retrofits to their homes to accommodate special needs. The program provides up to $7,500 for repairs as a 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. C: 1 "C Y o 1= T E: 1.1 L C U L A G, E N E R A 1- l' L A N H -19 Thus, the City has an adequate supply of large -size housing units (approximately 72.4 % of all households). The issue for large households is related to affordability, particularly among renters. Accordingly, in the City of Temecula, only 13.5% of renter - occupied units contained five or more people. Subsequently, according to the 2000 Census,* 48% of the renter - occupied large households were overpaying for housing. Table H -12 demonstrates the number of large families residing in each household type by tenure. TABLE H -12 HOUSEHOLDS SIZE BY TENURE City of Temecula 14 person 5+ persons Total Number Percent Number Percent Num P erc e nt Owner 10,679 80.4% 2,597 - 19.6% 13,276 100% Renter 4,274 86.5% 669 13.5% 4,943 100% Total 14,953 N/A 3,266 N/A 18,219 N/A Households Source: U.S. Census, 2000, SF 3: H17. 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 MFI were living in large households. In addition, the 2000 Census identified 669 renter households with five or more persons, but only 331 rental units with four or more bedrooms. This would suggest a lack of adequate large household rental units in the City. However, as is evident in Table H -13, approximately 793% 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. C_ ( " C Y o f I E ;b1 L C: LI L A t.l L N L R A L P L A N 1-1-20 TABLE H -13 HOUSEHOLD SIZE BY INCOME City of Temecula 14 . 1-4 persons 6 + persons Total Income Level Number Perce N u m ber Percent Number Percent Below 30% of MFI 653 5.2% 399 7.1% 1,052 5.8% 30% to 50% of MFI 723 5.7% 352 6.2% 1,075 5.9% 51 %to 80% 1,273 10.1% 660 11.7% 1,933 10.6 81 %+ 9,930 78.9% 4,235 75.0% 14,165 77.7% :1 Totals 12,579 100.0% 5,646 100.0% 18,225 100.0% Note: Includes other households. N . SOURCE: Approximations based on CHAS Data, 2000. TABLE H -14 NUMBER OF BEDROOMS BY TENURE City of Temecula Bedroom Type Ow ner Households Renter Households All Households Number Percent Number Percent Number Percent 0 54 0.41% 286 5.8% 340 1.9% 1 137 1.0% 1,248 25.2% 1,382 7.6% 2 1,177 8.9% 2,130 43.1% 3,307 18.1% 3 5,738 43.2% 925 18.7% 6,663 36.6% 4 4,907 37.0% 331 6.7% 5,238 28.7% 5+ 1,263 9.5% 26 0.5% 1,289 7.1% Totals 13,276 100% 4943 100% 18,219 100% SOURCE: Census Bureau 2000 Census, SF 3: HIT 6. Homeless The homeless population refers to persons lacking consistent and adequate shelter. This includes persons living m emergency or transitional housing for homeless persons, as well as persons living in cars, parks, abandoned buildings, and other plaices not meant for permanent habitation. According to the 2000 Census and the 2006 Census estimates, no homeless persons were reported and Temecula's population was accounted for in either households or group homes. However, the 2007 Riverside County Homeless Survey, conducted on January 24, 2007 identified 105 homeless persons living in Temecula This homeless population accounts for approximately 2.3 percent of the County's homeless population. The City has adopted a program to find housing for Temecula's homeless population. --- - - - - -- - - -- C. i[ Y �� F "l E ;14 L C' U L, A G E N E K A L P L A H -21 i i ti °:,` A number of facilities and service agencies serve the homeless in the Temecula Valley area, and they include: • Temecula Murrieta Rescue Mission (Temecula) — Located off Temecula Parkway, provides transitional housing referrals, health services, meals, telephone services, counseling, job information, and referrals to other public and private resources and services. This shelter is funded by a partnership of organizations including Rancho Community Church and the Orange County Rescue Mission. • Project T.O.U.C.H. — Project T.O.U.C.H. creates a forums that utilizes faith based organizations, non - profits, businesses and government agencies to provide services to homeless and people in crisis in the Temecula Valley area. These services include shelter through motel vouchers, meals through restaurant vouchers, safe house placement, counseling, transportation assistance and gasoline vouchers, as well as referrals to other resources and services. This organization is funded by a variety of local private and public sponsors. • Jericho House — Jericho House is a street ministry that offers referrals to transitional housing facilities, food programs and meal assistance, substance abuse counseling, health services, and other private and public resources and services within the Temecula Valley. The non -profit organization is funded through a variety of local private and public sponsors. In addition, the Riverside County Department of Public Social Services, with offices located in the City of Temecula, offers a variety of programs for the City's homeless population through its 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. i - I Y O F t_. Ni . E C 11 L A L N F R A L 1' L A\ 1-1-22 E. Housing Stock Characteristics A housing unit is defined as a house, apartment, or single room, occupied as a separate living quarter or, if vacant, intended for occupancy as a separate living quarter. Separate living quarters are those in which the occupants live and eat separately from any other persons in the building and that have direct access from the outside of a building or through a common hall. 1. Housing Growth Trends As shown in Table H -15, the housing stock in Temecula increased by almost 74% during the period of 1990 to 2000 and another 40% from 2000 to 2005. Temecula had the greatest increase in its housing stock compared to the surrounding communities. However, over the next few years, Temecula is expected to experience only moderate housing growth, while a substantial housing increase is anticipated for Lake Elsinore and Perris. 2. Housing Type The majority (80 %) of the existing housing stock in Temecula consists of single- family detached and attached homes (see Figure H -3). Single- family housing units are dispersed throughout the City. Multi- family developments of five or more units represent the next largest segment (15 %) of the housing stock, and the greatest concentration of apartment complexes is located along Margarita Road. Currently consisting of 197 units, Heritage Mobile Home Park located in the northeastern corner of the City is the only mobile home park in Temecula. The City recently approved an addition of 13 spaces in this park. ( _j_ y 0 _ (,— —� (:: M F C ll E.. A C:F E N E=: R A L C E_: A N x; S TABLE H -15 TOTAL HOUSING UNITS Jurisdiction 1980 Y000 %Change 2005 °k Change ' 1990.2000 2000 -2005 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% Munieta 9,664 14,528 50% 28,788 98.0% Perris 7,761 10,444 35% 12,673 21.3% Riverside County 483,847 582,419 20% 689,866 18.4% SOURCE: California Department of Finance, January 1, 2005. Figure H -3 Temecula Housing Stock Composition Mufti Family (2.4 Units) — Mobile Home and Other _•: _ '.rte -� :� Multi Family (5+ Units ---- -- (15°10 Single Family (Attached) —�, ME i a� �` •1� `Y ^ • •� L • � , • J Single Family (Detached) (80%) SOURCE California Department of Finance, January 1, 2005- 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 Murrieta has approximately 24,084 housing units and 82.8 %. are owner - occupied) The high percentage of single- family homes that exist in Temecula (20,748 units or 80% of the housing stogy and the average proportion of renters (31.3 % or 8,113 units) in the City indicates that many single - family homes are used as rentals. C._ 1 .( Y O F T E M E C L( L A C} N E R A L P L A N FI-24 TABLE H -16 2006 ESTIMATED HOUSING TENURE Occup Dwelling Unit ff % of Total % of Total Owner Renter Total Occupied Jurisdiction Occupied Occupied Occupied Occupied Units Units Units Temecula 17,822 68.7% 8,113 31.3°/6 25,935 .. Hemet 15,618 59.4% 10,659 40.6% 26,277 Lake 2,775 58.8% 1,015 41.2% 6,066 Elsinore Murrieta 24,084 82.8% 4,992 172% 29,076 . Perris 3,040 73.0% 1,110 26.7% 4,163 County 444,836 444,836 69.2% 198,403 30.8% 643,239 SOURCE 2006 Census and 2006 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 1325 %. The relatively low vacancy rate in Temecula and the high vacancy rate in the County are attributed to the increase in population over the last few years, with many housing units continually coming on the market. Table H -17 provides an overview of housing types by tenure: TABLE H -17 2000 ESTIMATED HOUSING TENURE BY HOUSING TYPES ( %) Occupied Dwelling Units 1 detached 1 attached 2-4 units in Multi-family Mobile Home unit unit structure 5} units and other Omer - Occupied 70.0% 1.4% 0.1% 0.3% 1.2% (72.9 %) Renter - Oocupied 7.4% 0.7% 3.2% 11.9 0.4% (27.1 Totals subject to rounding error. SOURCE: U.S. Census, 2000. (n= 18,219) 4. Age and Housing Stock Conditions The age of housing is commonly used as a measure of when housing may begin to require major repairs. In general, housing units over 30 years old are likely to exhibit signs of rehabilitation needs, such as new roofing, foundation worm, and new plumbing. 0 V }. Al E C Ll L, A E '\ E R. A L 1' .. L it ti H -2.5 As depicted in Table H -18, the majority of housing units in Temecula were built between 1980 through 2000 (76 0 /6) and most likely are in excellent condition. Only about 6% of the existing housing stock is over 30 ars old. While approximately ° Ye pp y 22 /o 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 modern building standards and are not likely to deteriorate rapidly. TABLE H -18 AGE OF HOUSING STOCK Year Built Number of Units % of Total 2000 6,543 23.8% 1990 to 1999 12,714 0 46.3 /o 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 I`mance Building and Safety Inspection staff utilized the emergency services city map, divided into sus; 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 C'.aty, only a small portion of the City's 3,013 older housing units would require rehabilitation (not more than 20% or approximately 603 units) and only some households would require assistance in making the needed repairs or improvements (for purposes of this Housing Element update, the term "older housing" refers to homes constructed prior to 1978). The City estimates a need for rehabilitation assistance for 150 households over the next five years. C I I_ Y 0 F T E 11 1 t F t L, A C., E N E it. A l._ P L. A 1-1 -26 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 Southern California's steep recession in the late 1990s. However, as evidenced in Table H -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 Realtors, housing prices in Temecula are higher than in some surrounding 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% Murrieta $348,750 $484,750 - 28.06% Perris $310,000 $400,000 -22.5% Riverside County $359,000 $126,000 - 16.51% SOURCE California Association of Realtors, Median Home Prices, November 2007. Reflective of the housing stock, most housing sales in Temecula are for three- and four - bedroom single - family homes. During the 18 -month period between July 2006 and December 2007, 2,869 housing sales were executed, of which 78% were three - and four- bedroom single - family homes. Housing units in Temecula are sold for a wide range of prices. As shown in Table H -20, four - bedroom homes are sold from $62,500 to $2.5 million, indicating that some older housing units are sold for much lower prices while newer and custom homes are priced much higher. Condominium sales in Temecula exhibited less of a range in prices. C i - I - Y O F . i.. E M E C L1 L G E N E K ;N L P L, i\ N H - ?__7 s+ TABLE H -20 HOUSING SALES JULY 2006 THROUGH DECEMBER 2007 Single- Family Median Price Low HI Sales No. % of Total 2- bedroom $390.000 $260,000 $869,000 66 2.3% 3- bedroom $414,750 $50,000 $1,825,000 1,060 37.6% 4- bedroom $480,000 $62,500 $2,525,000 1,170 41.5% 5- bedroom $590,000 $265,000 $3,100,000 371 13.1% 64bedroom $630,000 $354,000 $1,609,500 82 2.9% �. Condominiums Median Price Price Range Units Sold % of Total a 2- bedroom $278,500 $174,000 $321,000 22 17.5% 3- bedroom $351,750 $140,500 $450,000 89 70.6% 4- bedroom $379,000 $315,000 $45,000 9 7.1% SOURCE Los Angeles Times, Dataquick Service, 2008. Housing affordability is dependent upon income and housing costs. According to US. 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 maxim income limits for a four - person family can be established: • Very Low Income households (0 to 50% of MFI) earn a maximum of $29,600; • Low Income households (51 to 80% of MFI) earn a maximum of $47,350; • Moderate Income households (81 to 120% of MFI) earn a maximum of $71,000; • Median Income households earn $47,400. Assuming that the potential homebuyer within each income group has sufficient credit, down payment (5 0 /o), and maintains affordable housing expenses (i.e., spends no more than 30% of their gross income on the mortgage, taxes, and insurance), the maximi,m affordable home price can be determined for each income group. Table H -21 shows the maximum housing prices affordable to the various income groups. Based on the median home prices shown in Table H -19, housing ownership opportunities are available in Temecula for some older Very Low and Low Income and most Moderate Income households, although Very Low Income households would not be able to afford median housing prices in the City. In addition, most two- and three- bedroom condominiums, and some older three- and four - bedroom houses are affordable to Moderate Income households. i T Y 0 F T E I N I E C L I L A G E\ L R :\ L P L A .N H -28 J � TABLE H- 21.:.. ._.. AFFORDABLE HOUSING COSTS BY INCOME CATEGORY RIVERSIDE COUNTY Monthly Income Maximum Affordable Affordable Taxes Affordable Category Income Housing Utilities Affordable Maintenance Home Price Cost Very Low $29,600 $740 $123 $617 $244 $83,000 Low $43,350 $888 $123 $765 $298 $148,000 Moderate $71,000 $1,628 $123 $1,505 $370 $234,000 Median $59,200 $1,480 $123 $1,357 $334 $191,000 Maximum affordable home price 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 Hosing Report, the average monthly rent in Temecula. was $1,144 in 2006. This data indicated that the monthly average rent in ® Temecula has increased by over 40% since 2002. Based on the household income limits identified in Table H -21, a Low Income household can afford to pay monthly housing costs in the amount of $888 per month, while a Moderate Income household can afford to pay up to $1,628 per month. Based on these limits, Low and Moderate Income households can afford to live in Temecula even if rents have increased significantly by 40% since the last update to the Housing Element. As Very Low Income households can only afford to pay $740 a month in housing costs, they will not be able to afford market rate rents without paying in excess of 30% of their gross income under most circumstances. C+ften large households with Very Low Incomes have to resort to smaller units in order to save on housing costs, which typically results in overcrowding. 6. Assisted Housing at Risk of Conversion Inwntory of Assisted Housing . State Housing Element law requires cities to prepare an inventory that includes all assisted multifamily rental units which are eligible to convert to non -low income housing uses due to termination of subsidy contract, mortgage prepayment, or expiring use restrictions. Under Housing Element law, this inventory is required to cover an evaluation. period following the statutory due date of the Housing C I T Y O F ' E NA E C Ct L A G. E N E K A f. (' - L A 1-1-29 Element Duly 1, 2008). Thus, this at-risk housing analysis covers the g period from July 1, 2008 through June 30, 2014. - Table H -22 provides an inventory of the City's assisted multi - family housing stock by various government assistance programs. This inventory includes all multi - family rental units assisted under Federal, State, and/or local programs, including HUD programs, state and local bond P rograms, redevelopment programs, and local density bonus or direct assistance programs. TABLE H -22 ASSISTED HOUSING INVENTORY AND AT RISK STATUS Total # of Project Project Program Earliest Conversion Date Units at Units Risk Temecula Villas 96 Section 8 New 611999 48 (28837 Pujol St) Construction (expired) Woodcreek Apts. 344 Mortgage Revenue 3/31/2003 71 (4220 Moraga Rd.) Bond (expired) Rancho California Apts. 55 Section 8 New 3/16/2011 55 (29210 Stonewood Rd.) Construction (City to renegotiate Section 221(d)4 before expiration) Rancho West Apts. 150 RDA Revenue Bond 4/8/2026 150 (4220 Main St.) HOME Rancho Creek Apts. 30 RDA Loan 9/30/2026 30 (28464 Felix Valdez Rd.) Mission Village Apts. 76 RDA Revenue Bond 7/16/2028 76 (28497 Pujol St) Oaktree Apts. 40 FmHA New Construction 8/8/2004 40 (42176 Lyndie Lane) Section 515 /Section 8 (Owner has requested a TEFRA Hearing) Creekside Apts. 48 FmHA New Construction 8/22/2036 43 (28955 Pujol St) Section 515 Dalton 11 24 Agency Loan 2062 24 (41945 5' St.) Dalton III 22 Agency Loan 2062 22 (41955 5 St) Cottages of Old Town 17 Agency Loan 2047 17 e St. & Felix Valdez) Riverbank Apts. 66 Agency Loan 2058 66 (28500 Pujol St) Temecula Lane 11 Builder Financed 2065 11 (Loma Linda Rd & Pechanga Pkwy) Habitat 1 2 Land/Cash Contribution 2047 2 (6' St & Felix Valdez) Habitat 11 7 Land/Cash Contribution 2047 7 SOURCE City of Temecula, Decem 2 007. C: { (. Y E -i. >_ Ni F C L L A <_Z E I E K A L P __..L_�,__ 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 Oaktree Apartments. They will be using several �.0 affordable housing funding sources that will require a 55 -year 6, 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 m' 2011. Rancho California: This 55 -unit project was developed with a ' HUD- insured Section 221(4)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 Oaktree project was financed through FmHA New Construction Section 515 loans. This project was due to expire in 2004 with prepayment of the loan; the City is currently in negotiations to extend the term of its affordable units. At present the 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 party buyer for the project. That rehabilitation effort did not transpire. However, on June 9, 2009 a developer applied to the California Tax Credit Allocation Committee for assistance to purchase and renovate the Oaktree Apartments. A decision on that application is pending and the City will continue to work with interested parties to rehabilitate and extend the affordability covenants for the Oaktree Apartments. Preservwtion 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: I ..(.. Y o 1= T I- ivi 1' C L( L ;1 G E N E [Z A I., P I. 11 -31 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 the projects as low income housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the tenant's rent payment or Section 8 subsidy amount from HUD to market levels. To purchase the affordability covenant on the at -risk projects, an incentive package should include interest assistance at or below what the property owners can obtain in the open market. To enhance the attractiveness of the incentive package, the interest assistance may need to be combined with additional rent assistance. Rent Subsidy: A total of 55 units in the Rancho California project currently maintain Section 8 contracts that are due to expire within the time frame of this Housing Element. Should annual renewal of project-based Section 8 contracts become unavailable in the future, tenant-based rent subsidies such as Section 8 vouchers and certificates may be used to preserve the affordability of housing. Table H -23 describes the rental subsidies that would be required for these two projects. Under the HUD Section 8 program, assistance is only available to Very Low Income households (up to 50% of the County Median Family Income). Thus the discrepancy between the Fair Market Rent for a unit and the housing cost affordable to a Very Low Income household is used to estimate the amount of rent subsidy required for that unit. C ( T l O F 7 1_ AA E C LI L A C.1 E\ �E K. A L. P I. A 1 -1 -32 TABLE H -23 RENT SUBSIDIES REQUIRED Section 8/Subsidized At -risk Units - Rancho C 2- Bedroom 22 3- Bedroom 22 4- Bedroom 11 Total 55 Total Monthly Rent Income Supported by Affordable $26,180 Housing Cost of Very Low Income Households Total Month Rent Allows by Fair Market Rents $42,152 Total Annua Subsidies Required $191,664 - Notes:8 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, affordable monthly housing cost for a three- person Very Low Income household is $666, 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, $1,056 for a three - bedroom unit, and $1,234 for a four -bed un it. 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 Oahme projects is high, with an estimated total cost of between $12.35 million and $14.25 million. The new construction cost estimate to replace the potential loss of these affordable units is considerably higher than the cost to preserve them The most cost effective means of preserving the affordability of the at-risk units would be to transfer ownership to a non - profit group or purchasing 95 similar existing units, which is estimated at more than $6.9 million. Use of other forms of rent assistance, such as Section 8, does not ensure long -term unit affordability. The cost associated with rent C I T Y O F _— I E: N4 L C Ll L G k N L K. A L P L. A H -33 subsidies is lower, re a total of approximately PP e 1 3' $359,910 annually for both Rancho California and Woodc ek 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. CONSTRAINTS ON HOUSING PRODUCTION Market, governmental, and infrastructure factors pose constraints to the provision of adequate and affordable housing. These constraints may result in housing that is not affordable to Very Low, Low, and Moderate Income households, or may render residential construction economically infeasible for developers. A. Market Constraints 1. Land and Construction Costs A major cost associated with developing new housing is the cost of land. Most vacant residential parcels in Temecula have been subdivided, while others are contained within planned communities. In 2000, in the Meadow View area, where parcels begin at one -half acre and increase in size, the price of a vacant parcel ranged from $60,000 to over $100,000. Larger tracts of raw land are available in the surrounding sphere of influence at a lower cost per acre. However, the potential development of this raw land is constrained by the City's desire to preserve rural lands, as evident in the General Plan. In general, vacant parcels in Temecula range from $95,000 per acre (residential) to nearly $24,000 per acre (vineyard). Most vacant residential parcels in Temecula are within a range of $180,000 to $330,000. Another major cost associated with budding a new house is the cost of building materials, which can comprise up to 50% of the sales price of a home. Construction costs have continued to escalate throughout California for wood frame, single - family construction of average to good quality range from $50 to $70 per square foot, while custom. homes and units with extra amenities may run higher. Costs for wood frame, multi- family construction average about $50 per square foot excluding parking. Both the costs of land and construction of a new house are passed on to the homebuyer. As a result, an increase in the cost of land or construction materials will result in a higher housing price for th. 1 1 '.I purchaser. aser. 2. Availability of Mortgage and Rehabilitation Financing Under the Home Mortgage Disclosure Act (HMDDA), lending institutions are required to disclose information on the disposition of ` loan applications. Overall, in 2006, financing tightened for homebuyers and homeowners in Temecula and throughout the entire Riverside -San Bernardino- Ontario region. In 1997, a total Of 1,031 applications were submitted for conventional home purchase loans in Temecula alone, and approximately 73% were approved. In _ 2006 a total of 255,754 applications were submitted throughout the Riverside -San 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 re mainin g 14% of the applications were withdrawn or closed for incompleteness. However, in 2006, throughout the Riverside -San Bemardino-Ontario area, nearly 22% were denied and the remaining 26% were withdrawn or closed for incompleteness. Lower income applicants throughout the area continued to have a lower rate of approval in comparison to the higher income applicants, but in the current economy, the approval rate has fallen to 40.7 %. TABLE H -24 DISPOSITION OF CONVENTIONAL LOAN APPLICATIONS: 2006 RIVERSIDE -SAN BERNARDINO- ONTARIO METROPOLITAN STATISTICAL AREA Home Purchase Loans Applicant income Total Applications % Odgin*dl Approved' % Denied % Other Low Income 6,146 40.7% ° ( <80% MR) 29.0 /° 30.3% Moderate Income .5% (80 -119% MFI) 21,167 50 23.3% 26.2% Upper Income (-12(r/. MR) 228,441 53.1% 21.2% 25.7% Total 255,754 52.6% 21.6% 25.8% ' Originated Loan is a loan that has been approved and accepted by the applicant SOURCE Home Mortgage Disclosure Act (HMDA) data for 2006. The disparity between income groups with the availability of funding is also apparent in the approval rate for conventional home improvement loans. Table H -25 illustrates the disposition of government - backed home purchase and home improvement loans. Govemment- backed loans C: i - Y r T E M E C Lt L A Ci E N c lZ >> L P L A N V .` include those insured by the FHA, FmHA, and VA,, but do not include those provided through the Temecula Redevelopment Agency. Comparing Table H -25 with Table H -24 indicates that more Low and Moderate Income households throughout the area have a higher approval rate for government - backed loans than for 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 Home Purchase Loans Applicant Income Total Applications % Originated! Approved' ' % Denied % Other Low Income 387 63.5% 15.5% 21.0% ( <80% MR) Moderate Income 710 65.8% 13.2% 21.0% (80 -119% MR) Upper Income (­120% MR) 862 6110% 11.5% 20.5% Total 1,959 66.0% 12.9% 21.1% ` Originated Loan is a loan that has been approved and accepted by the applicant. SOURCE Home Mortgage Disclosure Act (HMDA) data for 2006_ Few households applied for home improvement loans under either conventional or government backed lending. This is reflective of the overall sound conditions of the Caty's housing stock. Locally assisted home improvement loans and grants are important to assisting the Low and Moderate Income households in making the necessary repairs. B. Governmental Constraints 1. Land Use Controls The Land Use Element of the Temecula General Plan and corresponding Development Code provide for a range of residential types and densities dispersed throughout the Gity. 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) t . I T Y o f T E : N . - I E C U I., A G r N F K A L P L A N H -.3G A.- s. . • Rural (RR) (0.1 -0.2 unit/net acre) • Very Low Density Residential (VL) (02 -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) T • Low Medium Density Residential (1" (3.0 -6.9 units /net acre) • Medium Density Residential {1V1) (7.0 -12.9 units /net acre) • Hgh Density Residential(" (13 -20 units /net acre) These residential categories provide for a range of housing types to be developed in Temecula. The Gty has set target levels for density for Hllside (0.1 unit/acre); Very Low (0.3 units /acre); Low (1.5 units /acre); Low Medium (4.5 units /acre) Density Residential designations. Only projects that provide amenities or public benefits will be allowed to exceed the target level. The types of amenities or public benefits may include providing road connections, parks, or a fire station. These amenities typically apply to large -scale planned development projects. The City has not set density target levels for the Medium and Hgh 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 Mined -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 H71 through H-75. In addition, in the first year after adoption of the Housing Element 1-1 -37 Update, the City of Temecula intends to complete a comprehensive traffic study for the Jefferson Avenue Corridor. This study will evaluate the existing conditions and will also evaluate the benefits of proposed Circulation Element roads yet to be 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 RHNA planning period, the City of Temecula intends to complete a new Specific Plan for the Jefferson Avenue Corridor, which makes up a significant portion of the Urban Density Overlay Area. A significant component of the Specific Plan will be a comprehensive traffic study that will evaluate the potential increase in vehicle trips within the Specific Plan Area and, in particular, along the Jefferson Avenue Corridor under existing conditions and after all General Plan Circulation Element improvements have been completed- It is anticipated that the completion of the French Valley Parkway, the Western Bypass, the Overland Bridge Extension over Murrieta Creek, and the Rancho Way Bridge over 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 Temnecula'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 Mmed -Use Overlay (see description above), Village Center .Overlay, Planned Development Overlay, and the new Urban Density Overlay C 1 I Y O F T E NA E L[ f L A C_, E N* E R. A L l' L A N 1 -1 -38 Zone to be established by 2009. Flexibility in planning for ove areas is allowed to promote a greater range of housing opportunities within the City. Diversity of housing, including affordable housing is one of the performance standards for the Village Center Overlay. The Planned Development Overlay Zoning District also encourages the provision of additional housing opportunities for the community. T C ( T Y `) F - 1 - 1 N1 1=. C L1 [. A G E N' E K A L P 1, A 1-1 -39 TABLE H -26 RESIDENTIA DEVEL S HR VL L -1 L -2 LM M H . Minimum Net Lot — _ — — 7,200 7,200 7,200 Area (square feet) Minimum Average 10 acres 2.5 acres 1.0 acre 0.5 acre — — — Net Lot Area per Dwelling Unit Maximum Dwelling _ — _ _ — 12.0 20.0 Units Per Acre Lot Dimensions Minimnun Lot 50 fl. 40 R 40 t 30 fL 30 ft 30 ft 30 It Frontage at Front Property Line Minimum Lot 40 ft 301t 301 25 ft 201t. 201 201E Frontage for a Flag Lot at Front Property Line Minimum Width at 100 ft 100 fL 70 R 50 fL 501E 4011 30t Required Front Setback Area Minimum Average 100 R 80 it 701 60 fL 50 ft 50 ft 50 ft Width Minimum Lot Depth 150 ft 120 ft 100 ft 90 ft 80 ft 80 fL 100 ft Setbacks Minimum Front 40 ft 25 ft 25 ft 15 iL z 10 fL 2 10 ft 2 20 ft 2 Yard2 Minimum Comer 40 ft 151 15 ft 15 R 15 ft 15 ft 15 ft Side Yard Minimum Interior 25 ft 10 ft 10 ft 10 fL VariabW VariabW VarlaW Side Yard3 Minimum Rear Yard 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft 201 Maximum Height 35 ft. 351 35 ft 35 ft 35 ft 40 ft 509 Maximum % of Lot 10% 20 0 /6 25% 25% 35% 35% 30% Coverage Open Space 90% 70% 60% 40% 25% 25% 30% Required Private Open NA NA NA NA NA 200 150 Space/Per Unit Notes: 1. Affordable housing and congregate care facilities may exceed the stated densities pursuant to the provisions of Section 17.10.020M. 2. In the H residential zoning district, dwelling units with entrances that have direct access to the street, such that the predominate features of the fame fronting the street are the windows and ft front door, may have a minimum setback of fifteen feet. 3. In order to allow for more flexible site planning, variable Interior yard setback for both sides must equal at least LM zoning district The combined interior side yard setback for bath sides must equal at least fifteen feet One side shall have at least five feet and the other side shall Have at least ten feet and shall be located on the same side as the driveway to provide for potential vehicular access to the rear of the property. M and H zoning districts: The combined Interior side yard setbacks shall not be less than ten feet. This is intended to pemdt a zero lot line arrangement with a zero setback on one side yard and ten feet on the opposite side yard. SOURCE: The City of Temecula Development Code, January 2008. C f T Y 0 1 7 E 1.1 E C L( L A G E N E R. A L 1' L. A ;N FI -40 TABLE H -27 PARKING SPACE REQUIREMENTS Land Use Required Parking Spaces Single - Family Unit 2 enclosed spaces Duplex, Triplex 2 covered spaces/units, plus 1 guest space /4 units Multi- Family Units (12 units or 2 -5 units: 2 covered spaces/units, plus 2 guest less) — 3 or fewer bedrooms spaces 6-12 units: 2 covered spaces/unit, plus 3 guest spaces Multi - Family Units (13 or more 1 covered space and %z uncovered space for each 4 units) — 3 or fewer bedrooms 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 Mobile Home Park 1 covered space/trailer site, plus 1 guest space/2 trailer sites Second Unit 1 covered space for each 2- bedroom (or smaller) unit 2 covered spaces for each 3- bedroom (or larger) unit Senior Citizens Housing %z covered space/unit, plus 1 uncovered guest Complex/Congregate Care space per 5 units SOURCE City of Temecula Development Code, 2008. Additional flexibility in development standards is also provided in the Development Code through the use of variable setbacks. This flexibility allows for creative site planning, 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 commercial/residential development, Temecula Creek Village consists of 32.6 vacant acres within the PO zone with 20 acres of residential and 12 acres of commercial uses. Residential uses for the Planned Development Overlay district include medium and high density multi - family uses. To provide additional opportunities for affordable housing, the Development Code and General Plan also allow senior housing, congregate care facilities, and affordable housing in some non- residential zoning districts upon approval of a Conditional Use Permit in most cases. Senior housing is also permitted in the Neighborhood Commercial, Community Commercial, Service Commercial, Hghway /Tourist Commercial, and Professional Office (PO) zoning districts. Congregate care facilities are allowed in the Neighborhood Commercial, Community Commercial, Highway /Tourist C I T Y 0 E= 1 F: M E i.: [.1 L. A C f E N E IL A L: P L_ A H-41 { Commercial Service Commercial, and PO zoning districts. Affordable housing projects are allowed in the PO zoning district. Affordable housing and affordable senior housing projects are entitled to receive various incentives provided the project meets the requirements of Section 65915 of the California Government Code. Affordable housing projects are entitled to receive qualifying density incentives from section 17.10.020("(3)(a) of the Temecula Municipal ' Code and may also receive qualifying concessions from section 17.10.020(4(3)(b) of the Temecula Municipal Code. The project ` incentives and concessions pursuant to the Temecula Municipal Code are as follows: a. Density Incentives. Affordable housing projects are entitled to receive an increase in the allowable density for the following zoning districts. The maximum densities for affordable housing projects are as follows: i. In the high density residential and the professional office zoning districts, the maxim density shall be thirty units per acre. I 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 Uely that similar concessions will need to be made to accommodate the increase in density. The types of concessions that may be offered for affordable housing projects are discussed in detail in the Density Bonus and Incentive Law of this Housing Element. C f F. Y O F `L E bi E C Ll L A C, L N E R. A L: 1' 1, A N 1-1-42 _tom. I Provisions for a Variety of Housing ' Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and ' development standards to encourage the development of a variety of types of housing for all income levels, including multi-family rental housing, agricultural employee housing, manufactured homes, senior r and affordable housing, congregate care facilities, emergency shelters /transitional housing, supportive housing, single -room occupancy, second dwelling units, and housing for persons with disabilities. Table H -28 summarizes Temecula's permitted residential housing by zoning district and the following paragraphs describe the Ckys provision for these types of housing. TABLE H -28 PERMITTED HOUSING BY ZONING DISTRICT ZONE HOUSING TYPE CC PO HR RR VL L -1 L -2 LM M H Affordable Housing — C P P P P P P P P Senior Housing/Congregate Care' P P — — — — P P P P Multifamily rental housing C — — — — — — — P , P Permanent housing for agricultural employees' — Seasonal housing for agricultural employees Emergency shelters'' C C C C C C C C P P Transitional Housing C C C C C C C C P P Single -Room Occupancy" P P — — — — — — P P Supportive housing P P — — — _ _ _ P P Factory-built housing/modular homes — P P P P P P P P Mobile homes — — — C C C C C C Second units — P P P P P P P P Residential care facilities for the _ _ p P P P P P P P elderly (six or fewer) Residential care facilities for the C C C C C G P P elderly (seven or more) — — Residential care facilities for persons with disabilities (six or — — P P P P P P P P fewer) 4 Notes: 1. Senior housing is also permitted in the Neighborhood Commercial, Service Commercial. and Highway/rourist Commercial zoning districts- 2. These uses are not permitted within the Nicolas Valley Rural Preservation Area as identified in Table LU -5 of the Land Use Element of the General Plan. 3. Emergency shelters are also conditionally permitted in all commercial and industrial zoning districts within the City of Temecula. 4. This will require an amendment to the Temecula Municipal Code, which will be a program for the Housing Element planning period. Supportive housing andSR0s are expected to be permitted by right In medium to high density residential zones and commercial and office zones. Residential care facilities for persons with disabilities will be permitted by right in all residential zones. 5. Housing opportunities for agricultural employees is discussed on page H-17. C.: I T Y O F T E M E. C t1 L Fl G k -I L K, A L 1' L A N 1-1-43 Current rental information on multifamily rental units in Temecula was obtained through the City's GIS data reports. The data identified 41 multifamily complexes in the city. The multifamily housing stock has more than doubled since 1998, increasing from 3,120 to approximately 6,247 units. According to the 2007 John Husing Report, the average p rt, rage 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 Hrgh and Medium Density Residential zoning districts. 'These zoning districts are intended to provide for the development of attache 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 CIS -3). While there are no agricultural operations in the City of Temecula, nearby wineries represent an employee base for agricultural workers. Agricultural workers face various housing issues due to their typically lower incomes and the seasonal nature of their work However, since there is an insignificant amount of existing agricultural land, the City does not provide agricultural employee housing nor does the City anticipate a need for permanent and seasonal agricultural employee housing. However, other opportunities for agricultural worker housing are discussed on page H-17 of this Housing Element. Factory Built Housing /Modular and Mobile Homes: Temecula allows for the provision of manufactured housing in all of its residential zoning districts, but requires a permanent foundation. Mobile home parks are allowed with a conditional use permit in all of the residential zoning districts, except Hillside Residential (HR) and Rural Residential (RR). Manufactured housing must be certified according to the National Mobile Home Construction and Safety Standards Act of 1974 and must conform to all other development and use requirements applicable to the primary units in the zoning district. The units must stand on a permanent foundation and the materials used for the siding must be approved by the Planning Director. Additionally, the City recognizes the potential for additional affordable factor) housing as second dwelling units. Y O F I E AA L C E.( L :i (_i E N E R. A L P L A N I J-44 Senior Housing /Affordable Housing: There are a total . 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 affordable housing in future mixed -use areas, including the Jefferson/Ynez Corridor, the Education Center site, and the adjacent Professional Hospital Supply (PHS) expansion site. Affordable housing can also be achieved in the form of second dwelling units. The Code allows for second units in all residential zoning districts if the development standards can be met. For additional information on affordable housing within the City please reference the Housing Element sections on housing stock and housing resources. Senior and affordable housing are permitted in the High, Medium, and Low Medium Density Residential zoning districts, with approval of a development plan. The maximum density allowed for senior housing that complies with the City's affordable housing provisions, including the density bonus, is 30 units per acre for High Density Residential, 20 units per acre for Medium Density Residential, and 8 units per acre for Low Medium Density Residential. For an approved specific plan, the maximum density bonus cannot exceed 50% of the target density in the planning area. Senior housing is also allowed in the Neighborhood Commercial, Community Commercial, Service Commercial, Highway /Tourist Commercial, and PO zoning districts. Senior housing constructed in the Neighborhood Commercial zone will be developed to be consistent with the development and performance standards allowed in the Medium Density Residential zoning district. For the Community Commercial, Service Commercial, Highway /Tourist Commercial, and PO zoning districts, senior housing will be developed consistent with the development and performance standards allowed for the High Density Residential zoning district. Affordable Housing There are various types of income levels when defining affordable housing: Low or Moderate Income Household: Persons or families whose income does not exceed 120 percent of AMI, adjusted annually for family size. Lower Income Household: Persons or families whose income does not exceed 80 percent of area median income (AMI), which is adjusted annually for family size. C. [ T Y O F . T E M E C L( L A G E N E K. A L P L A .N H -45 Very Low Income Household: Persons or families whose income does not exceed 50 percent of AM adjusted annually for family size. Ll Extremely Low Income Household: Persons or families whose income does not exceed 30 percent of AM, adjusted annually for g family size. 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% Lowan dMdderate lnxm Hats' SetAsi& R Re zdgpnv t Lam _ 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 Cites 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 $33 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; Low; • Issuance of bonds; • Land and building acquisition by Agency; • Direct housing constriction; C I T Y O F T E 1 . 1 E C Ll L. A C- E\ E R A L 1' 1. A\ il46 • Housing rehabilitation, i • Rent subsidies; • Predevelopment funds; and • Administrative costs for non -profit housing corporations. The specific uses of the set-aside funds are described in the H6164 ' 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 Baw and Inxe� w Later 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 H ousing Required Percentage of Unit Lower Income 10% of proposed units Very Low Income 5% of proposed units Senior Citizen Housing Development Any senior Dousing development Moderate Income - Condominium.or Planned 10% of proposed units D Once a project has been deemed a partly or fully complete "affordable housing" project, the applicant maybe allowed to develop additional density. The City must calculate the extra density to which an applicant is entitled The density bonus law not only uses a base percentage of the project (listed below), but there is also a sliding scale that allows for greater density bonuses when an applicant includes more than the minimum qualifying percentage of affordable units. To qualify for a density bonus through donation of land, the applicant must propose a Tentative Tract Map, Parcel Map, or other residential development project. The donor of land meeting the specified criteria is entitled to a base 15% density bonus, with a sliding scale increase of 1% and an additional increase of 1% for each unit in the total number of affordable units entitled on the donated land in C .I - C Y �� - 1- - -- . 1 E 1.1 1 C U L A C�� E; iZ A L A IN 1' L H -47 ' excess of the 10% qualifying percentage. Below lists the Base and Sliding Scale bonuses: Type of Qualifying Base Density Bonus Sliding Scale Density Bonus Housing Lower Income 20% increase in the number 1.5% increase in density bonus for of units, unless a lesser % is each 1% increase in lower income requested by the applicant affordable units to a maximum density bonus of 35% of proposed units Very Low Income 20% increase in the number 2.5% increase in density bonus for of units, unless a lesser % is - each 1% Increase in very low requested by the applicant income affordable units up to a maximum density bonus of 35% of proposed units Senior Citizen 20% increase in the number No sliding scale increase Housing of units, unless a less % is Development requested by the applicant Moderate- Income 5% increase in the number of 1% increase in density bonus for Condominium or units, unless a lesser % is each 1% increase in moderate Planned requested by the applicant income affordable units up to a Development maximum density bonus of 35% of proposed units_ Number of Percentage of Affordable Units Incentives or Concessions 10% Lower Income or 5% Very Low Income or 10% Moderate 1 Income (condolplanned development) 20% Lower Income or 10% Very Low Income or 20 Moderate 2 Income (condotplanned development) 30% Lower Income or 15% Very Low Income or 30% Moderate 3 Income (condo /planned development) In addition to the density bonuses described above, the applicant may request specific incentives or concessions. Provided that the agency cannot make findings sufficient to deny requested incentives or concessions, as provided by the Government Code Section 65914 (d), incentives or concessions must be granted if requested by the applicant. The potential concessions include: • An increase in the amount of required lot coverage; • A modification to the setback or required yard provisions; • An increase in the maximum allowable building height; C I "[ Y 0 F J E N A E C L L A �G E N E R. A L P L A N • A reduction in the amount of required on -site parking;', 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. An applicant who receives a density bonus and/or other . x concessions /incentives must agree to ensure the continued 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 were also used for the project. ► Te rab Municipal Cade — Seawn 17.08.030. A f fordable Hwing allozeed in P*simd Offix zow. Affordable housing is permitted within the PO zone with the approval of a Conditional Use Permit. These units should be spread throughout the site and include various types of housing sizes. Since this Municipal Code Amendment was enacted, one such project has been approved. The Temecula Lane project secured 11 multi-family for rent units, under covenant for 55 years to accommodate low income households. Supportive Housing /Single Room Occupancy (SRO) Supportive housing is provided to socially support individuals and provide basic life skills and is coupled with social services such as job training, alcohol and drug abuse programs, and case management. This type of housing is often targeted for low - income workers and populations in need of assistance such as the homeless, those suffering from mental illness, those suffering from substance abuse problems, the elderly, the medically frail, and persons with disabilities. Supportive housing can also be defined as transitional shelters, alcohol and drug treatment facilities, safe houses, and nursing homes. Persons unable to live in traditional households face specific challenges that may affect their ability to secure decent, affordable housing. For instance, persons with disabilities may require special modified amenities in their homes and/or services such as proximity to transit and wheelchair access to building entrances and exits. Homeless individuals may be without housing for any number of C I `f Y J I T E m E C:. 11 L A G E N E R A L P I., A IN H -49 complex and diverse reasons. Single -room occupancy (SRO) housing offers one opportunity for low-cost housing that is specifically designed to meet some of the varying needs of several special needs groups Supportive housing and SROs provide viable housing alternatives for PPo g P g individuals in these special needs groups. To encourage the 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 mult% family residential use. Proximity to higher density locations will like 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 Mac&wn Density R,547rtia4 High Density Resin Comra#V Cor� and Prqressimd Offie zones. (See Section III.B.1, above, for more details concerning zoning in the City of Temecula.). The amendment is expected to occur during the second year of the Planning Period, after adoption of the Housing Element Update. Congregate Care: Congregate care facilities are not limited specifically to density requirements as long as all of the development : standards for the zoning district are met. Congregate care facilities are allowed in the Low-2 Density Residential, Low Medium Density Residential, Medium Density Residential, High Density Residential, Neighborhood Commercial, Community Commercial, 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 C I ..f Y O F —__l E N4 E C. L( L A G E\ E K A L P L A f i b made available shall relate to the nutritional, social, recreational, hour 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 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 prinrary 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/ Homeless Housing: The City facilitates the development of emergency shelters and transitional housing by permitting the development of such facilities in the Medium Density and High Density residential districts by right without a conditional use permit or other discretionary action. These uses are also permitted in other residential districts with a conditional use permit. Emergency shelters are also permitted with a conditional use permit in the Neighborhood Commercial, Community Commercial, Highway/Tourist Commercial, Service Commercial, PO, Business Park, and Light Industrial zoning districts. Currently, Temecula has two group homes for teenagers with a total capacity of 18 persons. In addition, two residential facilities in the City offer housing for up to approximately 14 developmentally disabled persons. The State Fire Marshal is the agency having jurisdiction for group homes with seven or more residents. The City of Temecula contracts with the State Fire Marshal through the California Department of Forestry and Fire Protection (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 Citys 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. Housing for Persons with Disabilities: The City provides housing opportunities for disabled persons through the provision of C f. T Y C? F 1 . E ,1.1 E C U L A G E N E R A L P L A' H -51 yt -` affordable, barrier -free housing. The requirements for accessibility in the California Building Code and the Temecula Municipal Code ensure reasonable accommodation and compliance with accessibility requirements and are provided in all projects within Temecula. Residential care facilities (group homes) for six or fewer residents are permitted in all residential zoning districts. The development of residential care facilities for seven or more residents are permitted in the Medium Density and High Density residential zoning districts by right without a conditional permit or other discretionary action. 1 . Facilities for seven or more residents are also permitted in all other residential zoning districts with a conditional use permit The maximum densities for care facilities are not limited specifically pe ally to density requirements so long as the project complies with all development standards of Title 24 of the California Code of Regulations and the Temecula Municipal Code. The City does not restrict occupancy of unrelated individuals in group homes and does not define family or enforce a definition in its zoning ordinance. The City permits housing for special needs groups, including for individuals with disabilities, without regard to distances between such uses or the number of uses in any part of the Gty. Th City allows some variation from the application of its parking standards. Section 17.24.040 of the Zoning Ordinance would allow for example, the reduction of parking spaces for a unique use such as a senior housing project or other special needs. However, this flexibility is not explicit for housing for persons with disabilities and special needs. The element includes Program 21 to establish a formal and written procedure in the zoning code to reduce parking for housing for persons with disabilities. The City's site planning requirements and assistance programs reduce housing constraints for persons with disabilities by providing necessary regulations for a variety of disabilities and housing conditions. The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility The City's requirements for building permits and inspections are the same as for other residential projects and are straightforward and not burdensome. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities. Compliance with these development standards ensures reasonable accommodation is provided for all new projects. In addition, retrofit assistance for persons with disabilities is available through the City's Residential Improvement Program. The City will continue to implement the existing requirements as well as establish a formalized reasonable accommodation process for individual homeowners C[ T Y 0 F T E 1 "1 E C l[ L A G F '� E R. A L P i. A 1-1 -52 requesting exceptions to development standards to accommodat specific disability. 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 Uw 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 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. TABLE H -29 PLANNING FEE SCHEDULE* Department of Project Type City of Environmental Temecula Fee Health Fee Planning and Zoning Conditional Use Permit— No Site Changes 1A3.4 $3,078 $234 Conditional Use Permit —with a Development $980 $234 Plan' A3,4 Development Agreement $49,496 NIA Development Agreement— Major Modifieation' $11,340 N/A Development Agreement — Minor Modification' $3,240 N/A D1 Credit or Reduction $827 NIA Development Plan — Less than 10,000 sf' -2 $7,402 $136 Development Plan — 10,000 sf to 100,000 sf'• $10,051 $136 Development Plan —over 100,000 sf' 23,4 $12,092 $136 Development Plan — Major Modification " , 3.4 $5,682 N/A Development Plan — Minor Modification ' $2,461 N/A Development Plan — Minor Modification " Z3.4 $152 NIA (Planning Review only) C.. I T Y 0 F T E A4 E C l[ t, A G E N E R. A L P L A IN TABLE H -29 PLANNING FEE SCHEDULE* Department of Project Type City of Environmental Tem ecula F ee Healt Fee General Plan AmendmentiZoning Map $6,984 $59 Amendment — Text or Exhibit' 4 General Plan Amendment/Zoning Map $5,473 $59 Amendment — Official Zoning Map and Land Map 1,2,3,4 General Plan AmendmentrZoning Map $3,770 $59 Amendment — Official Zoning Map or Land Map 1.2,3.4 Second Dwelling Unit Permit $702 NtA Variance 1".4 $3,559 $120 Minor Exception 1,2,3,4 $477 N/A Minor Exception (individual homeowner) $118 NIA Specific Plan —New 12 $78,424 $197 Specific Plan Amendment — Major $31,126 $61 Specific Plan Amendment — Minor $10,861 $61 Planned Development Oveda5 - 3,4 $28,852 N/A Subdivisions Certificate of Land Division Compliance (fee per $1,201 $138 parcel)'- Common Interest Development Conversion $4,156 NIA Lot Line Adjustment $1,213 N/A Merger of Contiguous Parcels $1,819 NIA Minor Change (to approved Tentative Map) $1,902 NIA Parcel Map — Tentative (Residential) wMaiver of $2,956 $389 Final Map' -3 Parcel Map — Tentative (Residential) Standard 1 -3 $3,686 $675 Parcel Map — Tentative (Vesting) $3,234 $424 Parcel Map — Tentative (Revised)1,2,3 $3,214 $203 Condominium Map1,2,3 $10,775 $538 Tract Map— Standard 5-34 lots/units1,2,3 $9,683 $203 Tract Map — Standard 35-75 lots /units1,2,3 $10,951 $203 Tract Map — Standard 76-165 lots /units1,2,3 $12,548 $203 Tract Map — Standard 166 lots/units1,2,3 $14,034 $203 Tract Map — Standard - Revised Map1,2,3 $5,482 $203 Tract Map — Vesting 5-34 lotstunits1,2,3 $12,424 $424 Tract Map — Vesting 35-75 lots/units1,2,3 $13,797 $424 Tract Map — Vesting 76-165 lots/units1,2,3 $15,421 $424. Tract Map — Vesting 166 lots/unitsl,2,3 $16,787 $424 Tract Map — Vesting - Revised Map1,2,3 $7,719 $424 Phasing Plan for Tentative Map - Sewered $3,283 $57 T Y 0 F I E ;14 E C. ll L A C_ E N E K A L P L A I4 -54 TABLE H- 29'.:... PLANNING FEE SCHEDULE` Project Type City of Environmental Temecula Fee Health Fee Phasing Plan for Tentative Disposal Map Subsurface $3,283 $138 Residential Tract Product Reviewl,4 $9,499 N/A Reversion to Acreage $698 $72 Miscellaneous Charges Certificate of Historic Appropriateness 1,2,3,4 $423 N/A Substantial Conformance $5,794 $61 Extension of Time with Public Hearing1,2,3,4 $2,578 $63 Extension of Time without Public Hearing1,2,3,4 $1,307 $63 Extension of Time — Subdivision Ordinance1,2,3,4 $3,234 $63 Add CEQA Fee of $245 for environmental determination. if environmental determination is not exempt from CEOA, add $4,175 for Negative Declaration without Mitigation, or $5,707 for 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 $60 (if required) — not applicable to duplicate applications Add Traffic Study Fee (if required) of $2,261 (major) or $565 (minor) Add DRC Landscape Fee of $250 (if new /modified landscaping is proposed) and DRC Architectural Review Fee of $.05 per building square foot (if new /modified architecture is Proposed) $528 to Environmental Health if Sewered; $424 to Environmental Health if Subsurface Disposal 'SOURCE: Temecula User Fee Schedule (2007 -08); updated annually each July 1. TABLE H -30 DEVELOPMENT IMPACT FEES FOR THE CITY OF TEMECULA Development Fee Land Use (Fee/Unit) Residential Attached Residential Detached Street System Improvements $1,171.69 $1,673.85 Traffic Signals and Traffic Control Systems $165.86 $236.94 Corporate Facilities $243.50 $454.13 Police Facilities $427.96 $241.90 Fire Protection Facilities $266.59 $574.49 Parks and Recreational improvements $1,979.17 $2,762.58 Open Space & Trails Development $576.88 $805.22 Libraries $527.15 $735:81 Total $5,358.80 $7,484.92 Single- Family Multi - Family Transportation Uniform Mitigation Fee $10,046.00 $7,054.00 SOURCE: City of Temecula, 2008. Y ? F T E M E i:. A C, I. 'v F 2 H -55 c_ .: 5. Building Codes and Enforcement Staffing and Process As Building and Safety and Code Enforcement are under the same department supervisions, the exchange of information between building and code staff members is excellent. Enforcement items are a regularly reoccurring weekly meeting topic during Building and Safety weekly staff meetings. The Code Enforcement Division consists of four permanent officers. Each officer has an assigned geographic area of the and is very � g �P �3' r3' 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 are able to respond with Building Inspectors to calls of substandard housing. Building Codes The City of Temecula has adopted the 2007 California Building, Plumbing, Mechanical, Energy, and Electrical Codes. These codes are based upon the International Code Council 2006 International Building, Plumbing, Mechanical and the 2004 National Electrical Codes as modified by the California Building Standards Commission. Upon adoption of the 2007 California Building Codes, the Building and Safety Department made minor modifications to some code sections based upon unique topographical, geographical, or climatic reasons as is allowed by the California Building Standards Commission and Title 24 of the California Code of Regulations. The majority of the 25 amendments were to the administrative areas of the codes. Other codes modified are as follows: A. Clarification for sanitation facilities in the Temecula Old Town area for existing buildings where providing additional toilet facilities would be a hardship to small restaurants or coffee shops. B. Establishment of size requirements for commercial and residential building address numbers. C I T Y O F 'F E M E C: t1 L A t-, E N E K A f: P t. A N H-56 G Clarification to require a minimum Class C roofing material the Temecula Old Town District. - - D. Increase in the size of swimming pool barriers to a minimum of 60 inches. E. Prohibition of the use of horizontal flex ducting in rooms that P m 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. A. 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 Citys 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 Cty'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 C. , [ T Y 0 6 T E. 1-1 E C : U L A G E N E [t. A L P L 1-1 -57 N r: 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 roust 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 public noticed hearing g for development applications that are larger than 10,000 square feet in size. The Planning Commission may be the decision maker for such 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 maybe subject to any of the above types of public hearings, but are unlikely to appear at the Director Hearing because of the size of the project. The processing and permit procedures for mixed -use projects are no different than the processing of any other development application. The General Plan Land Use Element and Housing Element discuss concessions that can be made to accommodate the scale, density or intensity of such projects. As a result, findings can be made to support consistency with the General Plan. Some minor development applications, such as a Minor Modification of an approved Development Plan may be approved at the staff level. The average time for such administrative approvals is five weeks. The average time for projects to get to a Planning Director's Hearing is eight to ten weeks. Once approval is given, the property owner must submit a grading plan to the Public Works Department and a building plan to the Building and Safety Department. Once approval is given, the property owner must submit the approved plans to the C ! T Y O F ..F E M E C. U L. A C E N E K A L, 1' L 1 N } -1 -5g Community Development and Public Works Departments too ' the required permits. The average period for a project to get to the Planning Commission is 1 four to six months. If the project needs to be heard by the City Council, the average time to get to this hearing is six to eight months. This processing time frame is significantly shorter than other jurisdictions. The City has not adopted any special design or environmental review processes that would add additional time to the processing period However, the City must comply with the California Environmental Quality Act (CEQA) and Riverside County regulations. 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 (RCMP). RCIP integrates three regional planning efforts; the County General Plan, a Community and Environmental Transportation Acceptability Process to determine present and future road -way infrastructure and a Multiple Species Habitat Conservation Plan (MSHCP) to conserve listed and sensitive species and their habitats. The final MSHCP was approved by the County Board of Supervisors on June 17, 2003. The MSHCP is a comprehensive, multi- jurisdictional effort that includes the County and fourteen cities. Rather than deal with endangered species on a one- by-one basis, this Plan focuses on the conservation of 146 species. The MSHCP consists of a reserve system of approximately 500,000 acres of which approximately 347,000 acres C I T Y O F T L ;\•1 E Cl 11 LA G E N F K A L: P L A N 1+59 x 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 bile 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 deferral of improvements may be permitted when the costs of the improvements greatly outweighs the contractor's ability to enter into a reimbursement agreement, or when timing of the needed improvements is beyond the control of the applicant, such as improvements to be made by Caltrans. The Circulation Element of the Temecula General Plan identifies eight different roadway classifications (Table G2) and cross - sections (Figure G 1) that include minimum dimensions for right -of -way accounting for lane width, center median, bike lane and/or multi- purpose trails, curb, gutter, landscaping and sidewak. 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 We of improvements that maybe required for the proposed project. The City makes available standard drawings for on and off -site improvements which establish infrastructure or site requirements that support new residential development. These improvements include streets, sidewalks, water and sewer, drainage, curbs and gutters, bike lanes and parkway dedications, utility easements and landscaping. While these improvements are necessary to ensure that new housing meets the City's development goals, the cost of these requirements can represent a significant share of the cost of producing new housing. The City of Temecula recognizes that such requirements can potentially be considered regulatory barriers to affordable housing if the jurisdiction determined requirements are greater (and hence, more costly than those necessary to achieve health and safety requirements in the community. However, the cost to design such improvements is dramatically decreased when utilizing the City's standard drawings. C f "E Y o f Z E m E C LI L A C, E\ I R A L 1 3 L A N 1- -1 -60 C. State Tax Policies and Regulations d 4 1. Article 34 of the California Constitution Article 34 was enacted in 1950. It requires that low rent housing projects developed, constructed, or acquired in any manner by any State or public agency, including cities, receive voter approval through the referendum process. The residents of Temecula have not passed a referendum to allow the City to develop, construct, or acquire affordable housing. While California Health and Safety Code further clarifies the scope and applicability of Article 34 to exclude housing projects that have deed - restrictions on less than 49% of the units or rehabilitation/ .. reconstruction of housing projects that are currently deed - restricted 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 affordable 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 H -6I the Cary 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 lacy of sufficient infrastructure in the remainder of the City. The Rancho California Water District (RCWD) is the retail supplier � ) pp r P ublic potable water to the Cary. According to the Growth Management/ 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. G 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 complete listing of the environmental constraints would have required use of fonts that may have been too small to be clearly legible. However, parties interested in obtaining more information for specific parcel listings in Appendix B may do so by contacting the City of Temecula Planning Department, or by visiting the City's website at wwwcityoftemeculaon . 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. C I T Y C ) F T E M E C U L A C.� E N E RL A L P L N - 1-1 -6Z Flood Plain (FP) Overlay District: The City has applied Plain Overlay District to portions of the City that are threatened by V flooding hazards. The overlay district includes design requirements that must be met for new construction and substantial improvement of structures within the district. These design standards have been adopted to reduce the flood hazards threatening people and structures within the overlay district. Development on this property must comply with specific structural design standards that raise the cost of construction. However, this property represents only a fraction of the City's vacant Medium Density Residential land. The environmental, constraints and the associated cost factor impacting this property will not compromise the City's ability to provide adequate sites to accommodate its RHNA. Pursuant to the default density assigned to the City of Temecula through Section 65583.2, affordable housing is 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 Wrldomar 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 bythese Alyuist -Priolo zones. C .1 T O F T E :N-A 1r C 1.1 1, A C! L N E K. A L P L A N N -63 .', 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 Valle Lake is the largest asg est reservoir in Southern California, and is located north of Skinner Reservoir, nearly 60 miles northeast of Temecula. Its water is detained by two earthen dams. Failure of the western dam would result in flooding in the northern parts of the City. Several vacant developable parcels located near the western 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 "0 along the alignment of the northern, western (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 southern areas of the City, adjacent to 100 - year flood plains. The 100 -year floodplain includes several vacant developable parcels near the northern and western perimeters of the City, and the 500 -year flood plain is generally outside or adjacent to vacant developable parcels in the same area. In general, no underutilized residential parcels are located in the 100 -year flood plain, or within the 500 -year flood plain. Faults and Fault Zones: The Elsinore Faults and the fault zones associated with this fault extend through the western side of the City on a northwest-southeast alignment across I -15. Although the Elsinore fault zone is one of the largest in Southern California, it has been one of the quietest. The southeastern extension of the Elsinore fault zone, the Laguna Salada fault, ruptured in 1892 in a magnitude 7.0 earthquake, but, as noted in the City's General Plan Public Safety Element, the main trace of the Elsinore fault zone has only seen one historical event greater than magnitude 5.2. In 1920 a magnitude 6.0 earthquake near Temescal Valley produced no known surface rupture. Other faults that surround Temecula include the San Andreas, San Jacinto, San Gabriel, Newport Inglewood, and the San Clemente Island faults. C I T Y 0 F _1_ L M E: Lf L A C E Ni E R F1 L P L A N 1-1-64 y. The Elsinore Faults and fault zones extend through several vacate'.,,: 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-gmin 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. 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: f igh 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 Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) is a comprehensive,. multi - jurisdictional Habitat Conservation Plan (HCP) designed to conserve species and their habitats. The goal is to maintain biological and ecological diversity within an increasingly urbanized area. In Temecula, the MSHCP includes areas in northern, western, and southern Temecula. Nearly all of the vacant developable parcels located west of I -15 in western Temecula are within the MSHU, as well as all parcels located in the southwestem corner of Temecula. Additional vacant developable parcels in the northeast corner of the City are also located in the C . I T Y 0 F T E M E . C 11 1..: A G L\ L K A L 1' L A H -65 ABHCP. Few underutilized residential properties are located within the MSHCP. Riparian Areas: Riparian areas are local Pa pan es 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 located in riparian areas. Although a few vacant developable parcels are located immediately adjacent to a riparian area, no underutilized parcels are located in or near a riparian area. N. HOUSNG R_EsoukcES 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 analysis of vacant residential sites for land outside of approved specific plans, based on data obtained from the City's geographic information system (GIS). The vacant land inventory for the City of Temecula, including an estimated development capacity for the vacant parcels, can be found in Appendix B of the Housing Element. Table H -31 quantifies the number and type of housing units that could be accommodated on the C, , Ys vacant residential sites located outside of approved specific plan areas. Residential capacity for each vacant parcel is based on the current zoning for each parcel and does not consider increases discussed in the Housing Element Programs. Each parcel is assumed to develop at seventy -five percent of its maximum capacity which allows for setbacks, landscaping, right-of-way dedications and other non - residential uses. C' ! T Y 0 }= l E -NA E C U L G E N E- It A L. P L A N H -Ub TABLE H -31 POTENTIAL RESIDENTIAL DEVELOPMENT ON VACANT RESIDENTIAL LAND OUTSIDE SPECIFIC PLAN AREAS General Plan Vacant Designations Density Range Acreage Gross Dwelling Units* Hillside 0-0.1 DU/AC 0 0 Very Low 0.2 -0.4 DU /AC 553 206 Y Low 0.5-2.9 DU /AC 91 129 Low Medium 3.0 -6.9 DU /AC 67 303 Medium 7.0 -12.9 DU/AC 79 710 High 13.0 -20.0 DU /AC 16 233 Total 806 1,581 ' Gross Dwelling Unit calculation is based on assumptions contained in Appendix B SOURCE: City of Temecula, February 2009. 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 surnmarizes the housing development potential remaining in the specific plan areas (see Appendix B -1). Six specific plans have remaining potential for Very High Density residential development — Paloma Del Sol, Rancho Ighlands, Wolf Creek, 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 1iigh Density. Rancho Highlands is approaching buildout with the exception of the Very High Density area. Infrastructure is already in place within the Rancho Hghbnds Specific Plan area. The Temecula Development Code allows for an increase in density in the FEgh, 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 High 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 Hrgh 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 C I !. Y �� 1 T E, M E C t I L A G E E K. A L P 1. A H -61 v 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 Speck Plan area, the target density for Very Haigh density is 16.2 units Pe r acre, with a maxim range of 20 units per acre. An affordable housing project can potentially receive a maximum d ensity bonus of 8.1 units Po Y tY Pe r acre resulting in a maximum density of 28.1 units per acre. In addition, the Cary offers flexibility on standards for front and rear yard setbacks, building height, lot coverage, open space requirements, paddng requirements, and lot size. The State currently requires that � TT 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 wiT 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 identifies vacant developable parcels throughout the City of Temecula. Using developable vacant sites alone, the City would be able to meet its RHNA of 4,086 dwelling units. C+ I T 'Y F T E b1 } L. C( L. A (A L` F R. A L P L A N H-68 TABLE H -32 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 (5-13 (8-14 (14-20 Total Designa tions+ DUTAC) DUTAC) DUTAC) DUTAC) DU /AC) 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 Westside Specific Plan, is 11.6 unttsfacre for High Density Residential and 15.8 -162 units/acre for Very High Density Residential. The anticipated density In a specific plan area refers only to an overall average density across the specific plan when a range of housing types is provided within a residential category. it does not prevent individual projects from achieving the maximum density permitted. 3 Entitlements Issued for all remaining units in the Harveston Specific Plan area. 4 Villages of Old Town Specific Plan is an anticipated future Specific Plan. The number of dwelling units is estimated_ This project is a concept and no fomW application has been submitted for its development. 5 Entitlements Issued for all remaining units in Red Hawk. SOURCE City of Temecula, February 2008. C_ i T Y O F T E . - M F i s Ll L A G E\ R A L P L. 1 N L -1 -b9 WOR %.4, IW I, : � a it , !�'' 7ti��1 �EIC�lt SAW �f 4C", ♦lr�' � ✓ � y` ^ ��yva �,� j.�`C -fi!'i �. S v q h�� *4 C- l G bs'1' 4 '►�6�1' <a�e d b �f�'� ��\ ��+ � � F .,�� Y _ .[� r�11�. 90 ♦a + �- c.g �`6ri�` �' - P r< - 4t�i '� ® +•Ljl��� 7ftV*$ sr,, `?• t t " ry • I � p �Cg {16 � n �P71E..i s✓ 9 .O E 'D -2 O •Ya1� S. d a � + d am} ► Mm ,` �' r ` . sip +� .....�� f '�,. � , ^ �' ° '� ` `.,, =�i.�6 m��_+ - �. 9 � :`� �, Lew '' f 7 r 'Er?` � r r a �� ► vj✓ 3 8'r� � aI t� t dk� ? v .� 4' ��"'9C �, a :yosd4 7 'l v � . 7R •y�7 pg�4;Ny�1��� ■li / D � i r, � 1, ,�° °� � t nr 3s'S t i i � r:l° 3v,+, a c�• � ��� .,��ely�s �ali4JS�0 k !f�' ;t <. + ,+ gfo`e��. �' �� k� •��tL'p�t a ��� _; r , � t��� " dot z�►°.'�A}4�i �'���q�tij� { � b a b , �`�'n8�`�' �' i �r �: � d .�► a 'sew tP - A fy' ° ,� jj �41�A�0�0'a•�IJP"i R• g 'vk �:� ., i ty�a� a+ - } � O a - � �. �Zl� + °a;`� f _ �. ?. d r<C♦ and _ft•'r "_ it I l y o ••qq � 8 / • �C. f 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, or construct a second dwelling unit, are shown on Figure H -5. (See Appendix C for more information on underutilized parcels within the City and potential constraints) 'Ihese properties were selected because the lot is at least two times the minimum lot size for its current zone and the lot configuration could permit a lot split.�' In addition to development on vacant land, the City recognizes the potential for additional new development of affordable housing in the form of second units. The City has incorporated development standards for second units into its Development Code. The Code allows for second units in all residential zoning districts where there is an existing owner - occupied single - family detached dwelling unit if the following conditions are met: • The unit maybe rented, but not sold; • An attached second unit's floor area is no more than 400 square feet, and does not exceed 30% of the floor area of the primary residential unit; • A detached second unit has a floor area of between 400 and 1,200 square feet; • The application for the second unit is signed by the owner of the parcel and primary residential dwelling unit; • The design of the second unit is compatible with the primary dwelling unit and the surrounding neighborhood; and There is one covered parking space for each two liedroom (or smaller) second unit or two covered parking spaces for each three - bedroom (or larger) second unit. C ! 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L.. n T mss;^ " " .I' •r - + t C � Y `r0�3� . ;9 �i ',-> 1 t � �` `� � '•." � -�'Y-•v �v�F f 1 i ' t c s v � : r� � -. r -:i � � � ' ' -.._ 4`�A�•4Y ,;� r � ::� .i. c; a �a• s 1 t i t '� `�'k! ��� � �. � @t; f. ,�v�d` ,_ � P c�i�6pe 4 �a _ : >< �s � S4 r Ly d 4�8�<4 S r V d T i s spd`� i�yrs *s ♦ara .., 1 - �. ♦ ear x ♦ 'P sr _ - d _ �o84�r � _` - .�zi• +,rr _ 1 rs i v� ® � : r w 1 #4�dd >• e e firma 7 " @� #, }'�� s A mti �' E e! r`.f� 5 pt ., � mac. : f. ^I;� b d �• �� 3si; g �{6 )`yY.., m MOM�� l ro 4 o 4 ; r r 3. Targeted SitesG:. 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. ` -G: 4. Vacant Commercial Sites Several commercial zoning districts throughout the City of Temecula permit by right or conditionally permit residential uses. The Citys vacant land use survey, included as Appendix B of the Housing Element, identifies all such vacant parcels and the realistic residential development capacity for each parcel if developed with residential uses. Table H -33 summarizes the residential development potential within currently vacant commercial parcels. The data in this Table assumes a density of 20 units per acre, although parcels located within the Urban Density Overlay will be permitted do develop at 30 units per acre as discussed on page H-71. TABLE H -33 POTENTIAL RESIDENTIAL DEVELOPMENT ON VACANT COMMERCIAL LAND Maximum Vacant General Plan Designations Density Acreage Gross Dwelling Units' Community Commercial 20 DU /AC 54.57 818 Highway Tourist Commercial 20 DU /AC 23.32 343 Professional Office 20 DU /AC 174.11 2585 Service Commercial 20 DU /AC 207.31 3082 Total 459.31 6828 Gross Dwelling Unit calculation Is based on information contained in Appendix B, multiplied by a factor of 75% SOURCE City of Temecula, February 2009. 5. Mixed -Use Development As discussed in the Constraints section of this Housing Element, the Temecula Development Code and General Plan also allow housing in some non-residential zoning districts. As an example, the City adopted a C f _(. 1 O F T E M Y C L I L A G, E N E R A L P L A N H -73 Planned Development Overlay (PDO) district for the Temecula Creek Village (PDO -4) project to provide for a mixed -use commercial/residential project. Temecula Ck eek 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-we 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 IV4ixedUse 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 Corridor area, which encompasses the Stater Brothers Center. In addition, the City has a C. I T Y o f T }_; 1t E C: U L :A G E N E It A 1._ P L A H -74 r "Fast-Track' process that can expedite processing of propos development in these three areas. Currently, a conceptual mined -use project is proposed in the Village '. of Old Town, immediately outside one of the identified Mixed -Use 1 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 of mixed -use envisioned for the Mixed -Use Overlay Areas are consistent istent with the village center concept. In some cases, residential units would be added within existing shopping centers and districts. In other cases, existing developments would be replaced with new mixed -use projects. Both multi- family rental apartments and condominiums /town homes are envisioned While mixed -use will be permitted by right in the 448 acres identified with mixed -use potential, 40% of the properties are assumed to be developed with residential uses. The maximum residential density for mixed- -use development is up to 30 units per acre (or higher with density bonus), with the potential to accommodate between 2,100 and 3,500 units depending on the areas to be included and the carrying capacity of infrastructure. To facilitate mixed-use development, the City will provide flexible development standards such as an increased height limit and shared parking opportunities. The City has revised the Zoning Ordinance to establish specific use, height, bulk, parking, landscaping, and other guidelines for these areas that would be appropriate for mixed -use development. 6. zoning to Encourage Lower Income Housing Under current zoning, the maximum residential density permitted by right in any zone in Temecula is twenty (20) dwelling units per acre. Density bonuses may be permitted on a project by project basis to increase the number of units designated for lower income households. However, legislation passed since the adoption of the last Housing Element, codified as Section 65583.2 of the California Government Code, requires that cities the size of Temecula permit residential density of up to thirty (30) units per acre. This density designation is also known as the default density. Permitting by right up to thirty units per acre for all zones where residential development is allowed would foreseeably have significant adverse impacts on the City of Temecula and its resident's quality of C 1 - 1 Y o I= T E M E C U L A G E N E 1Z A L P I. A N 11 -75 t 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 concerns to the California Department of Housing and Community Development (HCD) and worked with HCD to develop an appropriate concept to address the default density issue. As part of the adoption of the Fusing Element Update, the City win establish and imp lement a new "Urban Dens' Overlay' zone that P nY � will permit by right 30 dwelling units per acre (and higher with density bonuses) within existing Mixed -Use. Overlay Areas and in sites located within the Redevelopment Agency boundary. Figure H -6 identifies the boundaries of the Urban Density Overlay Zone. To achieve 30 units per acre, or more with density bonus provisions, sites located within the new overlay zone will be subject to the following criteria: (1) the parcel is vacant or underutilized (a new Program for identifying underutilized parcels suitable for reuse or redevelopment is included in section VI. B.); (2) residential uses are permitted or conditionally permitted with the underlying zoning for the site; (3) a minimum of 20% of the units are available to Extremely Low-Income, Very Low- Income, Low Income, and/or Love Moderate income families; (4) the breakdown of these units is equivalent to the ratio in the Temecula Regional Housing Needs Assessment for 2006 -2014; and (5) the units maintain their affordable status for at least 55 years. All residential projects located outside of the Urban Density Overlay zone will continue to be held at a maximum of 20 units per acre by right. Density bonuses will continue to be available for all residential projects having an affordable component. City staff conducted an analysis of the vacant and underutilized parcels located within the Urban Density Overlay Zone to determine the potential number of residential units that could be accommodated in this area. Detailed information for these parcels can be found in Appendix D. Table H -34 summarizes the potential residential capacity of vacant commercial parcels within the Urban Density Overlay Zone. C I t Y o f T E 1.1 E C U L, A C E\ E R. r1 I, 1' L. A 11.70 j f �� f t+e 1 t � � li � ♦�� st7>A lt r♦ was +_ 't• . i i ti �►*/ ��" �� ;�" 1 : • E►� �. ,� �trrrr�� ■ •fit' + ��-- �`'.�4 �it�" ���i�; ��l� r• � f • �. � aill r � 11•.. *w s i rj1 •' ta + ` * #* p: = � a� ttr r �Y,9�Z�titY�u «' g •� i *4 R 1 .•' .., 1X � * i � R '. � %f''°' ifs r " •lr t�i���t a.• .+all ��Ir/ }' �� net .i �� *�ti�l�r'r *��}4��t�t'�► ; f ,! ff Y S t. j_ .'I t /t ►. r y } • 't1j� 4i,.�,'t7}tt� !j/��f +���ifY "�'�'t WAZ �' �• �� � ♦r�� � %�' •��� irr � ��� a rinit i I t � ?� spr 9 ab� rj±/�F� Elf / lI Rio ! ��t w��.a� ul 4 ♦ t -' �/ /l � +/fi \ ? ut li ,,pct r \ . t NIS I lk s iii! � tip* p. # _ ;�►,�, �= r �' ,P Ik ► '��+� '"' / �`f �` f ' � ��IAr t x FE EEU * r ' t! ' � ' �1. �� 1 `•` •* it ` . � i�l.� y � fj phi k<* s r y S 'r Sys ��+ ti lu AE S}�•.re i. :: ...' ;V� "r.V, tR♦'��\ *t•` t ti i- ' iii. � 4 >r s ; tip 4': 4 \,�� ��!.�'��«,� :: s � C ��� a c '�''r'.► 5p- W YA City of Urban Density Overlay Vacant Propwfws wM land Use carnmAnim FM ,"'►�► i ti r:. i ' TABLE H-34 x- POTENTIAL RESIDENTIAL DEVELOPMENT WITHIN THE URBAN DENSITY OVERLAY ZONE (VACANT PARCELS) Maximum Total Gross Dwelling Use Restrictions Density A creage Units' None 30 DU /AC 41.99 945 Senior Housing Only 30 DU /AC 63.09 1419 Total 105.08 2364 ' Gross Dwelling Unit calculation is based on assumptions contained in Appendix D SOURCE: City of Temecula, February 2009. The potential number of dwelling units that could be constructed on currently vacant parcels located within the Urban Density Overlay, exceeds the City of Temecula RHNA for extremely low-income, very low-income, and low-income households by 641 dwelling units. Therefore, upon certification by HCD, the City of Temecula Housing Element meets the requirements for appropriate density and adequate capacity for affordable housing. The City of Temecula also desires to spur economic development by creating mixed -use developments in underutilized commercial areas. The potential for residential units within the Urban Density Overlay zone can also include underutilized or underperforming commercial projects. The general locations of such commercial project sites are identified with detailed parcel information in Appendix D. Table H- 35 summarizes assumptions used by City staff to evaluate the potential for residential capacity in underutilized commercial parcels within the Urban Density Overlay Zone. TABLE H -35 POTENTIAL RESIDENTIAL DEVELOPMENT WITHIN THE URBAN DENSITY OVERLAY ZONE (UNDERUTILIZED PARCELS) Maximum Total Gross Dwelling Commercial Center Density Acreage Units' Bel Villaggio 30 DU /AC 17.77 53 Jefferson Avenue (east side) 30 DU /AC 37.26 112 Jefferson Avenue (west side) 30 DU /AC 53 - 160 Target Center 30 DU /AC 50.30 151 Tower Plaza 30 DUTAC 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. C. I ( Y O F J E M E C I U L A G E N E IZ A L I L A �; H -78 sti TABLE H-34 :.. POTENTIAL RESIDENTIAL DEVELOPMENT WITHIN THE URBAN DENSITY OVERLAY ZONE (VACANT PARCELS) Maximum Total Gross Dwelling Use Res tric t i o n s Density Acreage Units' None 30 DU /AC 41.99 945 Senior Housing Only 30 DU /AC 63.09 1419 Total 105.08 2364 ' Gross Dwelling Unit calculation Is based on assumptions contained in Appendix D SOURCE: City of Temecula, February 2009. The potential number of dwelling units that could be constructed on currently vacant parcels located within the Urban Density Overlay, exceeds the City of Temecula RHNA for extremely low-income, very low-income, and low-income households by 641 dwelling units. Therefore, upon certification by HCD, the City of Temecula Housing Element meets the requirements for appropriate density and adequate capacity for affordable housing. The City of Temecula also desires to spur economic development by creating mixed -use developments in underutilized commercial areas. The potential for residential units within the Urban Density Overlay zone can also include underutilized or underperfornvng 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) Maximum Total Gross Dwelling Commercial Center Density Acreage Units' Bel Villaggio 30 DU /AC 17.77 53 Jefferson Avenue (east side) 30 DU /AC 37.26 112 Jefferson Avenue (west side) 30 DU /AC 53.46 160 Target Center 30 DU /AC 50.30 151 Tower Plaza 30 DUTAC 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. H -78 the Housing Element can also be counted toward fulfilling the RHNA for this Housing Element cycle. According to city records, a total of 188 new single family dwelling units (including tract homes) and 27 multi - family dwelling units have been approved, issued building permits, or constructed since November 1, 2007, as of June 2008. C( L l :� E: L. E i1 E C l( L ;� G f N E R A L., l' L. A N H -79 l � S Mt t 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 for / all low or moderate income under covenant for 45 years pursuant to regulatory agreement. • Habitat II — 5 units (Single - familyfor - sale) / all very low income under covenant for 40 years pursuant to regulatory agreement. According to the Home Mortgage Disclosure Act (HMDA) data for the region, in 2006 increasing numbers of Low and Moderate income households decided not to complete their mortgage loan applications. Although the reasons are not clear, some of these could include higher interest rates, and/or requirements for higher down payments. Government-backed loans resulted in higher approval rates, but fewer applicants than conventional loans, which provide reduced interest rates and down payment requirements than conventional loans. The City's First -Time Homebuyer Program offers down payment assistance to households with incomes not exceeding the area median income. The Mortgage Credit Certificate and Employee Relocation programs also provide down payment assistance to households with incomes not exceeding 120% of the area median income. RHNA: Table H -36, above, presents the City's portion of the RHNA as determined by WRCOG for each affordability level of housing units to be constructed between January 1 2006 and June 30, 2014. Table H - 37 shows the City's remaining RHNA requirement after crediting the recently completed projects. C I T Y 0 F l.. E ;YI E C L! L A G E N E R A L P L A T 1- HSO TABLE H -37 TEMECULA RHNA ADJUSTED FOR COMPLETED PROJECTS Income Level Extremely Very Low Low Moderate Above Municipality Low Income Income Income Moderate Total Temecula 507 478 611 723 1,622 3,341 SOURCE: City of Temecula, 2009. Summary of Residential Development Potential: The City's site inventory demonstrates the availability of adequate sites to address the projected housing growth needs (see Appendix B). Table H -38 summarizes the Cit/s residential development potential. However, . the difficulty of providing affordable housing is generally acknowledged due to the tight housing market in Southern California. The site inventory indicates a capacity of 3,629 units on vacant properties outside of a specific plan area and 4,306 units within specific plan areas. Additional capacity is also available through target sites and mixed -use development and the potential to use underutilized parcels. Existing and proposed new zoning designations will facilitate the development of affordable housing, particularly with the use of public assistance, such as redevelopment housing set-aside funds, low income housing tax credits, and Section 8 rental assistance. The Redevelopment Agency is actively pursuing affordable housing development with redevelopment housing set -aside funds as mandated by state law. One recent Redevelopment Agency project, Mission Village, was developed at a density of approximately 20 units to the acre and the units are affordable to Very Low and Low Income households. The City has set target densities for the various residential designations: Hillside Residential (0.1 unit/acre); Very Low Density Residential (03 units /acre); Low Density Residential (1.3 units /acre); and Low Medium Density Residential (45 units /acre). Only projects that provide amenities or public benefits will be allowed to exceed the target level. However, to facilitate affordable housing development, the City has not set target density levels for the Medium and High Density Residential categories. C t 1 Y O F T �E N9 E C L L: A C.', E N E K. A L., P L A l_l_�l P' I d TABLE H -38 SUMMARY OF RESIDENTIAL DEVELOPMENT POTENTIAL Opportunity GP Desig Maximum Maximum Income Acres Areas nation Density Unit Potential '. Lower Outside High 20 du/ac 48 1,029 Income Specific Plan Areas { `* ' y 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 silage of Old Town) Total 2,190 Upper Outside Hillside 0.1 – 4.5 du /ac 1,893 3,041 Income Specific Plan through Areas Low Medium Within Specific Low 0.4 – 8.0 du /ac - 3,234 Plan Area through Medium High Mixed -Use MU various — 293 (Village of Old Town) Total 6,568 Note: Development potential in this table does not include the mixed -use areas to be considered in the General Plan update. As indicated in Table H -38 above, development in the City- High Density Residential zone is permitted to occur at densities of 20 units per acre, which can be increased to 30 units per acre with a density bonus, potentially creating housing affordable to Low and Very Low Income households. For Very High Density development within specific plan areas, the anticipated density is 15.8 to 16.2 units per acre (Table H -32). However, the anticipated density refers only to an overall average density across the specific plan when a range of housing types is provided within a residential category. It does not prevent individual projects from achieving the maximum density. permitted. Density bonuses for senior and affordable housing rmy also be permitted within approved specific plan areas as long as the H -82 maximum density bonus does not exceed 50% of the target density such areas. Past multi-family developments in the City have realized a range of densities, averaging up to about 16 units per acre with some projects exceeding 20 units per acre. According to a major residential developer in the Inland Empire, development of housing affordable to lower income households most communities in California requires some form of assistance, such as land write downs, construction financing, fee waiver /reimbursement, and/or provision of off-site improvements. The issue is whether the assistance required would be so high that it would render affordable housing development financially infeasible. Based on t projects, the Temecula Redevelopment Pas P J P 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 agreement. - C ! T Y o F T E M E C U L A (._, E N E R A L 1' L A N H -83 ..=Gk 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. • Summerhouse — 110 units (multi family for -rent) approved and partially constructed / 38 extremely low income, 70 very low income and 2 moderate income under covenant for 55 years pursuant to regulatory agreement. Table H -39 identifies the total remaining City of Temecula RE NA for the planning period 2008 -2014 after adjustments have been made for projects completed after January 1, 2006 including projects in the pipeline. TABLE H -39 REMAINING RHNA ADJUSTED FOR PROJECTS IN PIPELINE Income Level Extremely Very Low Low Moderate Above Low Income Income Income Moderate Total Temecula 465 363 553 708 1,622 3,711 SOURCE: City of Temecula. 2009. Correspondence received from HCD during the development of the Draft Housing Element Update indicates that the default density of 30 units per acre only need apply to enough acreage to meet the need for housing units affordable to extremely low, very low, and low - income households. The data from Table H -39 shows that the current combined need for such housing is 1,381 units. 'Me City's analysis of the residential capacity within the Urban Density Overlay Zone, Tables H34 and 1+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 C f[ Y F ' E Pvi E C LI L A G E N F R A L 1' L A N H -84 A and figures, it is apparent that the City of Temecula, indeed, hasrr 3 sufficient available land, appropriate zoning, and capacity to meet the affordable housing goals for the current RHNA cycle. B. Financial Resources O. t 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 from Interstate 15 /State Route 79 Interchange north to the City limits. Old Town is included within the Project area. After incorporation, the City of Temecula assumed responsibility for administering the Project area. C t r Y O F T L :tip r c Ll L ;t G F ` L Ri A L P L A 1 1-g5 y: 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 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 revenues, the amount of future de e on factors � tax po sits will depend such as market conditions and the timing of new taxable development. California Redevelopment Law sets forth P 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 Hawirg 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 C_ I . I Y o f 1 E A4 E C. U 1.. :1 Cc E t E K A L l' L ;1 N 1--x_86 Section 8 rental assistance, 33 of which were elderly 88 which 4 r disabled and 33 that are elderly and disabled. 3. Community Development Block Grant Pro m (CDBG) The City receives its CDBG funding through the County of Riverside. During Fiscal Year 2007, the County received a CDBG g rant award of approximately $10.6 million. Based on a formula that considers population, poverty, and substandard housing, the City is eligrble to receive approximately $300,000 annually from the County. These funds must be used to fund public improvements and service �TT 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 familyproperties 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 multifamily housing developments are currently underutilized. These properties are identified in Figure H -5. Six of the developments were constructed before incorporation. Staff was unable to produce any meaningful data on these six developments since records appear to be missing. Laurel Creek (PA98 -0171) was the only underutilized multi - family development constructed after incorporation. After reviewing the staff report for this project, staff discovered the site was developed with seven units per acre instead of the maximum permitted density of twelve units per acre. The staff report indicated that the lower density would serve as a good transitional development between the existing detached single family tract developments to the north and east. The staff report also mentioned that the adjacent HOA to the east of the project was opposed to the originally proposed fourplex product. C - 1 1 Y ` ) F T' t M F C It L A G} N F R- A L P L A ti 1 -1 -87 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 underutilization are that these parcels may accommodate a secondary dwelling unit in the future. In addition, the properties may also become subdivided as previously stated. Underutilized properties are identified in Figure IBS. i C. Housing Developers The following are 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 9 The Olson Company 30200 Old Ranch Pkwy, # 250 Seal Beach, CA 90740 Telephone: (562) 596 -4770 • San Diego Community Housing Corporation 8799 Balboa Avenue, Suite 220 San Diego, CA 92123 Telephone: (858) 571 -0444 D'Alto Partners 419115' Street Temecula., CA 92590 Telephone: (951)304 -0633 C 1 1 Y 0 F -- -l. 1 1i r C. « L A G r_ - E_ 1i A L P L A N I -F8S f� t • DR Horton 2280 Warlow Circle Suite 100 Corona, CA 92880 Telephone: (951)272 -9000 • Bridge Housing Corporation 9191 Towne Center Drive, Suite 1,101 San Diego, CA 92122 Telephone: (858) 535 -0552 g • Highland 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 C. ( T Y J F Zl E NA E, C U L ;1 i G� } \ I_ R ;1 i.: h L ;1 Fi -89 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 Uowatt hours for residential, commercial and industrial uses by 10% 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 Objectiw: Provide a range of residential development opportunities through appropriate land use and zoning designations to fulfill the C..aty's share of regional housing needs. The new 2008 =2014 RHNA for the City has been set at 4,085 units (507 Extremely Low; 507 Very Low; 693 Low; 757 Moderate; and 1,622 Above Moderate Income households) for the period of 2008 -2014. Accomplishments: During the last planning period, the City provided adequate sites to accommodate its share of regional growth through specific plan and zoning provisions. A total of 7,473 housing units were constructed between January 2000 and December 2005, representing 182.9% of the City's allocated RHNA. Based on the affordability analysis contained in Section R and Section IV, Part 4, one- quarter of the new 5,962 single- family houses constructed are affordable to Moderate Income households, while one -half of the 23 apartments and seven mobile homes constructed during this period are affordable to Moderate Income, with the other half affordable to lower income households. Based on this analysis, the City provided 1,509 units affordable to moderate income households (880% of the RHNA for moderate income households) and 18 units C I T Y O F T E I M E C € l L A G E N L K A L P L A N affordable to lower income units (or 13% of the RHNA for to income households). - 2. Sites for Homeless and Emergency Shelters Objective: Provide adequate sites for emergency shelters by adopting a Zoning Ordinance that permits transitional and emergency housing in Medium and High Residential Density zones, and conditionally permits shelters in the remaining Residential zones and Commercial and Industrial zones. Accomplishments: In 1998, Temecula updated the Development Code in which emergency shelters and transitional housing are permitted in the Medium Density and High Density Residential districts by right without a conditional use permit or other _ discretionary action.. 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 proiect. A 0.19 acre parcel was also purchased by the Agency and will be granted to Habitat for Humanity for the construction of two single - family homes affordable to Very Low Income families. In addition, the Agency acquired two Medium Density Residential parcels totaling 0.67 acres. The Redevelopment. Agency is working to acquire four additional parcels and two tax defaulted parcels for a total of 4.47 acres. Finally in 2004, the agency acquired a large parcel of land totaling 32.9 acres for a large mixed use project. B. Assist in Development of Affordable Housing 1. Density Bonus Program Objectim: Encourage development of housing for low-income households by incorporating a Density Bonus Program into the Zoning Ordinance. Include provisions to ensure the continued affordability of units. C t C Y 0 F = T E NA E C Ll L A - G L_ N E R A L.: - PL A Accomplishments: The Ci p ty updated the Development Code in 1998. As described in Section III and IV, the new Development Code contains density bonus provisions for affordable and senior housing developments in the high, Medium, and Low Medium residential designations. Density bonuses may also be granted to specific plan areas, as long as the maximum density, including the bonus, does not exceed 50% of the target density in the planning area, 2. Mortgage Revenue Bond Financing Objectiw: Increase the supply of rental and ownership units N . affordable to Low and Moderate Income households by worming with Riverside County in securing tax exempt Mortgage Revenue Bond. financing. Assistance will be provided to 20 fast -time homebuyers annually through the single - family program and the City will establish a program to make use of multi - family Mortgage Revenue Bond financing. Accomplishments: Use of Mortgage Revenue Bond financing for residential construction in Riverside County has been limited in recent years. Instead, the City has relied heavily on redevelopment set-aside funds for affordable housing development. I Section 202 Elderly or Handicapped Housing Objectia: Provide housing and related facilities for the elderly and handicapped by supporting all viable no entities seeking Section 202 funding. Accomplishments: Due to federal budgetary constraints, the application and allocation of Section 202 funding has become an increasingly competitive process. No non -profit organization pursued Section 202 allotment for the development of senior housing in Temecula. 4. Second Units Objective: Provide increased affordable housing opportunities to low-income households by adopting.a Second Unit Ordinance as part of the Development Code. The Second Unit Ordinance shall permit second units on residential lots zoned for single- and mult4amrly residential use. Accomplishments : The City has incorporated development standards for second units into its Development Code. The Code allows for second units in all residential zoning districts where there is an existing owner - occupied single - family detached dwelling unit if the conditions described in Section III are met. Since adoption of the second unit ordinance, 18 second units have been achieved. C. C' Y O F T E N . 1 E : C L L: A C E N E [t A L P L. A C. Government Constraints s 1. Priority Processing for Affordable Housing Objectim: Facilitate production of affordable housing through the development of a schedule for priority processing of affordable housing projects. A contact person shall be designated to coordinate processing of all of the necessary permits. Accomplishments: The City has not adopted a schedule for priority processing of affordable housing projects. The number of housing projects processed during the last ten years did not warrant any Al special processing procedure for affordable housing projects. 2. Modify Development Fees Objectim: Provide incentives to developers of affordable /senior housing by reviewing existing development fee schedule and consider fee reductions, or the addition of fee waiver provisions for the production of low-income and senior citizen housing. Accomplishments: To provide assistance to developers of affordable /senior housing, the Redevelopment Agency may reimburse developers for the development fees paid On a project-by- project basis, a developer of affordable /senior housing may enter into a development agreement with the Redevelopment Agency that stipulates that the developer will pay the City's development fees and the Agency will reimburse the developer. 3. Ensure Adequate Infrastructure Objective: Facilitate adequate infrastructure, particularly in areas lacking sufficient infrastructure, including sewer connections. Accomplishments: To ensure adequate infrastructure, the City will immediately consult with developers interested in developing areas that currently do not have adequate infrastructure to ensure that all new development is adequately served by sewer lines, and other infrastructure. D. Conserve and Improve Existing Affordable Housing 1. Preservation Program Objectim: Conserve affordable housing in the City by encouraging Section 8 project property owners to renew their contracts. Identify non- profit organizations capable of purchasing these units. Consider C I I Y O F T F ;1.1 E C ll L A Ct }\ L R. ;1 L I' L A 1 -1-n3 .. Via:" .� "`+•` -- the use of City�based incentives for assisted units that are not subject to HUD - sponsored incentives. Explore the possibility of providing tenant-based subsidies to assisted units that convert to market rate. Accomplishments: During the previous planning period, two at-risk affordable developments due to lose their affordable status were successful in extending the term of their affordable units. Rancho California and Oaktree maintained their affordable status and allowed for the preservation of 95 affordable units, all of which are under Section 8 contracts. Additionally, the Redevelopment .Agency has worked with developers to constrict 224 new affordable units over the previous planning period. Those units include very low, low and moderate units consisting of multi - family for rent, and detached single- family for -sale. The 2008 -2014 Housing Element includes pro grams to preserve and expand affordable housing opportunities in 2. Redevelopment Set-aside Fund Objectiw: Provide a source of funding for housing programs by developing an expenditure plan for redevelopment set -aside monies. Programs that focus on the rehabilitation of units occupied by Low and Moderate Income households, preservation of assisted units, and construction of affordable housing will receive priority in the expenditure plan. Accomplishments: Pursuant to State law, the Temecula Redevelopment Agency has established a Redevelopment Housing Set-Aside Fund using 20% of the tax increment revenue. The Agency received a total deposit of approximately $15.8 million in set-aside funds for the period of Fiscal Year 1991 /2 through Fiscal Year 1999 /2000. These funds were utilized to implement the First Time Homebuyer and Residential Improvement Programs. The City now anticipates an annual deposit of about $3.0 million to $3.3 million in tax increment funds over the next five -year period. Based on the required 20% set - aside, approximately $16.5 million will be available during the planning period for housing activities. Since set -aside funds are a function of property tax revenues, the amount of future deposits will depend on factors such as market conditions and the timing of new taxable development. The .City will continue to fund its previously funded housing programs. 3. Code Enforcement Objective: Preserve the housing stock by developing a Housing Inspection Program for all multi-family complexes. C 1 ..1.. Y O F FE rbt E C. 1.1 L A � Ci E\ E K A L P L. A N H -9 Accomplishments: Temecula has not adopted a Housing Inspecri Program targeting multi- family complexes. Implementation of such a program is infeasible at this time due to the high cost and staffing requirements. Furthermore, housing in the City is generally in good condition; a citywide inspection program is not warranted However, the City continues to enforce the Development Code and the Uniform Building Code 4. Tool Lending Objective: Maintain the integrity of the housing stock by establishing a Tool Lending Program and advertise the availability of home repair infonnation and tool lending. Accomplishments: The Gty has not adopted a Tool Lending Program as the administration of such a program can be cumberse and time - consuming. However, to assist households with housing rehabilitation needs, the City offers a range of loan and grant rehabilitation programs, as described below. 5. Low-Interest Residential Rehabilitation Loans Objectiw: Preserve existing housing stock by establishing a low- interest residential rehabilitation program. Provide program referrals through code enforcement activities. Accomplishments: Since 1996, the City has been offering the following low-interest or grant rehabilitation programs for residential units: Senior Home Repair Grant Program: This program was available to seniors 55 or older with a household income that does not exceed 120% or the area median income adjusted for household size. Eligible households receive grants of up to $3,000 for be used for needed repairs to their homes. 0 Home Improvement Program: This program is available to owners of single- family detached homes, and manufactured homes on a permanent foundation that are located within the City limits. The household income of the homeowner must not exceed the area median income adjusted for family size. Grants are available for up to $2,500 to correct confirmed health and safety and/or building code violations. Loans up to $5,000 per household are available for exterior painting, roofing, fence repair /replacement, and other exterior improvements. C I T Y u r T t- m F C' a t: A C, E N E K >> [_ P t. AN I-# -9.5 Since August 1999, there have been 379 projects funded by these two programs and a total of 772 projects funded since their inception. 6. Section 8 Housing Certificates /Vouchers Objectiw: Provide housing subsidies for Low Income households by supporting efforts to increase the amount of funding allocated to ` HUD programs. Provide referrals to a p a rtment com owners f - � pa mp rs or information on the various Section 8 programs. Accomplishments: The Housing Authority of Riverside administers the Section 8 Certificate /Voucher Program for Temecula. Currently there are 105 households leasing in Temecula with the assistance of Section 8 programs. Of these 105, 26 households are elderly, and 30 are disabled An additional 531 households living in Temecula are _ on the waiting list to receive Section 8 rental assistance, 33 of which are elderly, 88 disabled and 33 both elderly and disabled. 7. Home Sharing Objective: Assist seniors and other with limited income in obtaining housing by supporting SHARE and home sharing activities of the Senior Citizens Service Center. The objective is 40 matches a year 15 Very Low Income households; 15 Lower Income households; and 10 Moderate Income households. Accomplishments: The Cityhas not adopted its own Home Sharing Program, but continues to support the home sharing activities of the Senior Citizens Service Center. 8. Mobile Home Park Assistance Objectiw: Preserve low-cost housing options for City residents by providing technical assistance to mobile home park residents in pursuing Mobile Home Park Assistance Program (MPAP) funds. Accomplishments : Heritage Mobile Home Park is the only mobile home park in the City. Residents of this mobile home park did not pursue MPAP funds; no technical assistance was needed. 9. Mortgage Credit Certificate Objective: Assist at least 50 first -time homebuyers by providing tag credits, 10 of which are lower income households. Accomplishments: The City participates in the Mortgage Credit Certificates program administered by the County. As of July 1999, 72 households have been assisted under this program. In addition, the City has implemented a Fast Time Buyer Program to assist lower C I'r Y 0 F - -- • 1' l- ti E C U L A G E N E R A L 1' 1- A N H -96 M income households with the purchase of their fast home. This 1 program provides assistance for a portion of the down payment V ' and/or closing costs of up to 20% of the purchase price of a home. To qualify, the homebuyer must not have owned a home during the previous three years, the buyer's household income must not exceed the area median income adjusted for household size, and the house must be located within the City. Since August 1999, six households have received funding through this program The City has also adopted an Employee Relocation Program to assist employees of participating employers with the down payment for a house located within Temecula. To qualify for this program, the household income of the homebuyer cannot exceed 120% of the area median income adjusted for household size. Down payment assistance is provided in the form of a loan of up to 10% of the purchase price, up to $15,000, with payments deferred for five years. Because of the cost of housing in recent years, this program has been used infrequently. 10. Low Income Home Energy Act Program Objectiw: Support the County of Riverside Department of Community Action (DCA) and Temecula Senior Citizen Services Center in providing utilities assistance and weatherization to 30 Very Low Income households and allocate CDBG funding to the DCA for continued administration of the Low Income Home Energy Act Program ( LIHEAP). Accomplishments: The City has not participated in the LIHEAP and did not allocate CDBG funding to the DCA for continued administration of the LII-JEAP. E. Equal Housing Opportunity 1. Equal Housing Opportunity Objectim: Support the activities of the Fair Housing Program to be in compliance with the National Fair Housing Law. Accomplishments: The City participates in the CDBG program as part of the Riverside Urban County program CDBG regulations mandate the provision of programs and services to further fair housing choice. Fair housing services are provided by Fair Housing Program of Riverside County. C i " f . Y J F T 1- M E C Lt L A C E N L R. A L P L A N H -97 2. Housing Referral Directory Objectim: Dispense information on local, state and federal housing programs by developing a directory of services and resources for Low and Moderate Income households and special needs groups. Provide information and referrals to persons on an as needed basis. Accomplishments: The City created a Housing eferral Directory. g Generally, information provided to persons requesting information through the Directory includes: the name, location, unit sizes, and hone number of the projects rovidin the P providing required housing. F. Housing lement Monitoring and Reporting g g P ng 1. Annual Reporting Objectiw: Ensure that the Housing Element retains its viability and usefulness by developing a monitoring program and report annually to the Caty Council on implementation progress. Forward the monitoring report to HCD. Accomplishments: While a formal, annual report addressing the implementation of the Housing Element has not been developed, the Planning Department periodically updates the City Council on the progress of implementation of the General Plan, including the Housing Element. However, new state law now mandates the annual reporting to HCD and Office of Planning and Research (OPR). The City will comply with the annual reporting requirements. 2. Housing Needs Data Base Objective: Accurately assess housing needs in the community. by requiring social service agencies /non -profit organizations receiving CDBG funding from the Cityto record information on the residences of clients served using a reporting form to be developed by the City. Accomplishments: Service agencies receiving CDBG funding from the City are required to report on their program accomplishments at least annually. Records from service agencies help the City assess the extent of housing and supportive service needs, particularly regarding the special needs population. The City also participated in the preparation of the 2000 -2005 Consolidated Plan for the Riverside Urban County consortium The Consolidated Plan includes an updated housing and community development needs assessment. C [ - 1 Y O F J E M E C U L A C, E' N E K A L l' L A ti H-98 VI. HOUSING P LAN`` The five - year Plan is the centerpiece of the 2008 -2014 Housing H . 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 oals and policies. The City's overall g P � 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 Provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula. Discussion The Gty provides for a mix of new housing opportunities by designating a range of residential densities and promoting creative design and development of vacant land By providing for the construction of a range of housing, the needs of all sectors of the community can be met. Policy 1.1 Provide an inventory of land at varying densities sufficient to accommodate the existing and projected housing needs in the City. Policy 1.2 Encourage residential development that provides a range of housing types in terms of cost, density, and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing 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. C i "C Y o F" _r E A4 E C U L A G r.; N E !Z A L P L A N -- 1 -1-99 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 sustaimbility principles. Policy 1.6 Encourage the development of compatible mixed -use P Pa projects that promote and enhance the village concept, facilitate the efficient use of public facilities, support alternative transit options, and provide affordable housing alternatives by establishing a program of incentives for mixed -use projects. Polk 1.7 Where feasible use Policy Gq-owned or City-controlled land for affordable housing pmjects. Policy 1.8 To the extent feasible, make use of the tools available to the Gty under California Redevelopment Law to assemble land or sell land at a write -down for affordable housing. Assist in Development of Affordable Housing Goal 2 Provide affordable housing for all economic segments of Temecula. Discussion Temecula works to provide a variety of affordable housing opportunities for all economic segments of the community. By coordinating with other government agencies and non - profit organizations to access funding sources for affordable housing and to partner in the creative provision of affordable housing, the City helps provide safe and affordable housing for all residents in the community. During the second year (2009) of the planning period (2008- 2014), the 40 units contained in the Oak Tree apartments will be purchased by a non - profit that will rehabilitate the units and renew a 55 -year covenant for 20 low-income units and 20 very low-income units. During the second year (2009) of the planning period (2008 - 2014), the Temecula Redevelopment Agency expects to construct "The Warehouse" project, which will add 32 low= and moderate - income units to the City's inventory of affordable housing. 11-1 -100 Dunn the third 2010 or fourth 2011 A~ During ( ) ( )Year of the planning peri (2008- 2014), Habitat for Humanity will add two additional units to the existing Habitat 2 project for very low-income families. T. Policy 2.1 Promote a variety of housing oppomunities that accommodate the needs of all income levels of the population, and provide opportunities to meet the s fair share of Extremely Low, Very Low, Low and derate Income housing bypromoting 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 shelter, and/or transitional housing. Policy 2.4 Pursue all available forms of private, local, state, and federal assistance to support development and implementation of the City's housing programs. 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 Ca ys demographics to be able to anticipate shifts in tends, while continuing to provide relevant affordable housing. Policy 2.7 Develop and coordinate multi-agency, regional, and cross- jurisdictional approaches to homelessness, and special needs housing, including transitional housing. Remove Governmental Constraints Goal 3 Remove governmental constraints in the maintenance, improvement, and development of housing, where appropriate and legally possible. z Habitat for Humanity is a non -profit organization that builds and rehabilitates homes with the help of the homeowner families. Through the use of volunteer labor and donations of money and materials, the homes are sold at no profit and financed with affordable loans. C.; f I Y 0 P t." E ;11 E C l t 1.. ; i G E\ E R. A L 1' L A N t ° _ Discussion The City's 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 nwket 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. C 1 I 1' O F T E M E C U L A L A G L N E I Z A L P L A N H -102 ;.` Promote Equal Housing Opportunities } =- Goal 5 Provide equal housing opportunity for all residents J4 in Temecula. Discussion In order to make provisions for the housing needs of all segments of the community, the City must ensure that equal and fair housing opportunities are available to all residents. Policy 5.1 Encourage and support the enforcement of laws and regulations prohibiting the discrimination in lending practices and insurance practices to purchase, sell, rent, and lease property. Policy 5.2 Support efforts to ensure that all income segments of the _ community have unrestricted access to appropriate housing for. Policy 5.3 Encourage housing design standards that promote the accessibility of housing for persons with special needs, such as the elderly, persons with disabilities, large families, single - parent households, and the homeless. Policy 5.4 Encourage and consider supporting local private non -profit groups that address the housing needs of the homeless and other disadvantaged groups. Policy 5.5 Prohibit disc riminati on 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 Encourage collaboration between housing developers and neighborhood organizations on affordable housing projects and addressing neighborhood concerns. Policy 6.1 Use the public participation process to educate the public on lower income and special needs housing through existing annual reports or other forms of media. C[ _C Y 0 F Z E M E: C l( L. A G E N E: 1L A L P !_ A N 1 -1 -103 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. TUs section provides a description of each housing program, and future program goals. The Housing Program Summary (Table H -35) located at the end of this section summarizes the future five -year goals of each housing program, along with identifying the program funding sources, responsible agency, and time frame for implementation. Summary reports are provided for some of the goals and policies listed below, particularly those that were, in the past Housing Element, linked to a date or performance standards, or for which a goal or policy was specifically met. Provide Adequate Housing Sites A key element in satisfying the housing needs of all segments of the community is the provision of adequate sites for housing of all types, sizes, and prices. This is an important function in both zoning and General Plan designations. 1. Land Use Element and Development Code The Land Use Element of the Temecula General Plan designates land within the City for a range of residential densities ranging from 0.1 to 20 units per acre. A new "Urban Density Overlay" zone that will be implemented by 2012 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 ensure that the City to can provide adequate sites for affordable development: • No density targets have been set for the Medium and High Density Residential categories so these districts can be developed at their maximum allowable density; • The Village Center Overlay and Planned Development Overlay allow for the modifications and flexibility in development standards; C_. I I Y 0 4 T L M L C:: LI L A G E N L R. ,t L P L A : N — H -104 tr • Mobile home parks are allowed in all of the residential zo ' w. 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 by right, and conditionally permitted in the remainder of the residential districts. Emergency shelters are also conditionally permitted 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 Citys need for this new construction for the 2008 -2014 period. Fiw- Year Objectims: • The City will continue to implement and, as appropriate and necessary, augment the Land Use Element and Development Code. To address the Cit-/s identified shortfall of 1,381 units to accommodate its RHNA for lower - income housing, the City will establish the Urban Density Overlay to sites identified in Appendix D by June 2012. I ss- to-Date7 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. C i 1 i o E' T N- 4 E C ti L A GE N E it A L. I' L A N 1-1-105 FunaL- The City will continue to augment the Land Use Element and Development Code to incorporate changes required by law, and to ensure the development of all owner- occupied and rental multifamily housing will have minimum densities of 20 units P er acre and be allowed by right in all overlay areas pursuant to Government Code 65583.2(1). Sites rezoned to accommodate the identified shortfall will be appropriately sized to accommodate at least 16 units Pe r site. • The City will monitor the availability of sites zoned for residential uses to ensure sufficient capacity exists to accommodate the Citys remaining need for lower- income households and rezone addidonnal sites for exclusively residential uses as needed to accommodate 50 percent of the re mainin g need for exclusively residential development. The City will identify specific sites, at least 35 acres, for exclusively residential development as part of the establishment of the Urban Density Overlay from the sites identified in Appendix a2 which meet the criteria detailed in Government Code 65583.2(h)(i). Progress to Date. The City accommodates low and moderate income housing on sites designated exclusively for residential uses. Future The City will continue to identify and provide an adequate number of exclusively residential sites (35 acres) to accommodate at least 50 percent (690 units at 20 du/ac) of its remaining need for lower-income households.. • The City will maintain an inventory of sites suitable for residential development (including underutilized commercial sites) and provide that information to interested developers. Pyvgrers- to-Date The City has established and maintains an inventory of developable sites. Futurm 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 C. I C Y 0 C I } �1 E C It 1. A G E L R. A L. P 1. 1-1106 reuse or redevelopment for mined -users x, . 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. Piss- to•Daz The City has established and maintains a multrfamily sites inventory that is provided to developers. An update is provided on an annual basis. Futicre; The City will continue to maintain the multi- family sites inventory and to provide copies to multi - family housing developers to solicit development interest. • As part of the General Plan update, the City has identified additional areas with mixed -use potential. The City will work to create a Mixed-Use Overlay in the Land Use Policy Map to be applied to approximately 448 acres of land along the I -15 corridor. Residential mixed -use will be permitted at a density of 30 units per acre. To ensure mixed -use development, the City will establish appropriate flexile development standards such as increased building height and shared parking opportunities for developments with minim densities of 20 dwelling units per acre 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. Pmgw- to-Date The City has established a mixed -use overlay in the Land Use Policy Map and has established development standards in the Zoning Ordinance. Frr The City will continue to use the mixed-we overlay zone to encourage the construction of multi - family housing by right. The Land Use Policy Map including the expanded Mixed -Use Overlay will be adopted by June 2012. The City will then establish the development standards in the Zoning Ordinance byDecember 2012. C I T Y O F 1 E NA L C 1.1 1., A G L\ L RA L P 1, A N 1-1 -107 The City will encourage higher density residential development within the Mixed-Use Overlay Areas by T. providing appropriate, flexile development standards through the Zoning Ordinance. Upon completion of the Mixed -use Overlay Area by June 2012, the City will revise the g Zoning Ordinance to establish specific use, height, bulk, parking, landscaping, and other guidelines appropriate for mixed -use development by December 2012. Progress- to-Date 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. _ FwwL- The City will continue to use the Minced -Use OverlayZone to encourage the development of multi-family housing. In addition, by 2012, the City will establish and implement a new "Urban Density Overlay Zone" that will allow 30 dwelling units per acre by right or higher with density bonus provisions. Development must meet the following criteria: (1) the parcel is vacant or underutilized; (2) residential uses are permitted or conditionally permitted with 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 lncome, or Low- Moderate Income households; (4) the breakdown of these units is equivalent to the ratio in the Temecula Regional Housing Needs Assessrnent 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 C I "i Y O F J E M E C U L A G E 'v E K :A L P L C '! S.4 , r: number of facilities and service agencies serve the homeless needs '~ Temecula. - The Temecula Development Code provides for the provision of . emergency shelters and transitional housing within the City. The Gty 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, F ighway /Tourist Commercial, Service Commercial, PO, Business Park, and Light Industrial zoning districts. Fim- Year Objectives: • The City will continue to permit emergency shelters and transitional housing as identified in the Development Code. Pmgms -to -Date The Cary 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. Futures The City will continue to work with public agencies and private entities to provide 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 Catyto reserve units for transitional housing. 1'mgYms- 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. Fri The City will continue its efforts to require affordable housing projects that receive assistance from the City to reserve units for transitional housing. C' 1 T Y O F Z E NA l C tl I.. A G. E N E R A L P L A IN - — 1- -1-109 7 1 ix- 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 Transitional /Supportive Housing and Single Room Occupancies The City has a legal obligation to respond to new legislation passed since the last update of the Housing Element to amend the Temecula Municipal Code to allow for supportive housing and single room occupancy residential uses by right within residential zones. The City currently permits Transitional Housing in Medium and High Density residential districts by right and in other residential districts with the approval of a conditional use permit. However, under new state law, supportive and transitional housing must be treated as residential uses subject only to the same permit processing procedures as other housing in the same zone. In addition, the City will amend the zoning code to designate zoning districts appropriate for Single Room Occupancies (SROs). Five -Year Objectives: The City will recommend an amendment to the Temecula Municipal Code to define supportive and transitional housing as residential uses subject only to the same permit and processing requirements of similar uses in the same zone by June 2012.. I-Wess to-Date The City has reviewed the state law and understands the legal requirement and the moral need to provide this type of housing. Futum 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 worm 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. C.. [ . I Y o F- T E NI E C U L: : A G 1_ N E K A L I' L A N I -I-lIO C Y . _ 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. Fiw- Year Objectise: • The City will inform residential development applicants through the Pre- application process and/or through the 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 C . ( ` l Y o F T E M E. C Ll L.: A G E N E It .A L. P L A N l -1 -ll( and Very Low income households. The agency is involved in a developer selection process for the 32 acre site located on Diaz Road. Fite- Year Objectives: ` The Ci tY q 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 N. Fim- Year Objectims: • 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. Frig s- to•Date- Since adoption of the Second Unit Ordinance, 18 second units in residential zoning districts have been constructed Fuum The City will continue to allow the construction of affordable second units and promote the program by publicizing the program and notifying owners of underutilized residential property. 7. Mortgage Credit Certificate Program The Mortgage Credit Certificate (MCQ program is administered 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- C 11 Y 0 I� T E :'b1 E C LI L A G E N E R A L: ' I' L A 1 -f -(I2 qualified first -time homebuyers authorizing the household to tale 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. AV Fiw- Year Objectims : • 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-DaL- The City continues to promote the regional MCC program to assist eligible households. Fri 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 Tune 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. Fite- Year Objectims: • The City completed the process of amending the FTHB program in July 2008 to considerably increase assistance by the City to a maximum of $65,000 per unit. For the fast 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 C I - I Y O I T L N'I E is LI L i C L N L K A L P L A H -113 ;.`. 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. Fite- Year Objectims. • 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. Fits- Year Objectiws: • The Redevelopment Agency will continue to enter into development agreements with qualifying senior/ affordable housing projects on a case- brcase basis to provide development fee reimbursement. 11. Expedite Processing of Affordable Housing Projects FI-I I4 r Under state housing law, residential projects with an affor�dal�lY 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. Fim- Year Objectims: • 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 Cade, 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. Fine- Year Objectiws: • 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. 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 C ! T Y O F T E M E C:.. U L A Ci E N E R A L I' L A 1 -I-ll� T-- `_ };, 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. Mgrs Th s- to-Date- e California a Statewide Communities . Development Authority has submitted a request for a 'EFRA hearing for the Oaktree Apartments. Futum 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 Qaktree. 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 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. Fiw- Year Objectims: C t T Y O F T I N4 E C Ll L A G L- \ I: R A L P L. A 1- 1 -11C� • The City will monitor the status of Rancho Califo and Oaktree. Progress- to•Date• The Oaktree affordable restrictions have been extended. O: FimwLr 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 p managers of at-risk housing units. • The City will explore funding sources available to preserve the affordability of Rancho Callifomia, and Oaktree or to provide replacement units. Prtgms -to -D=7 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 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 as 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 C I T Y 0 1= 1.. }_ :tii F C: L L A G E C F_ R A L P L A N 1-1-117 °ter . period. Based on the required 20% set - aside, approximately $165 million will be available during the five -year period for housing g 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. Fizz -Year Objectives: • The City will continue to utilize its Housing Set-Aside Fund to implement the identified housing programs, pursuant to State law. 15. Code Enforcement While the majority of the existing housing stock in Temecula is less than 30 years old, there is a need to enforce housing maintenance for some of the older housing units. The City implements a code enforcement program to correct housing and building code violations. The City has adopted and enforces the UBC Five -Year Objectiws: • 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. 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 .Dome 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. H118 • Single- Family Emergency Grant — This program provide-. up to $2,500 grants to correct confirmed health and safety and/or building code violations in owner - occupied homes on a permanent foundation Iocated 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 ents are deferred forg after five �� and fo rg 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 i issues to the recipients as vouchers, which permit tenants to locate their own housing and vent 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 Fite- Year Objectives: • The City will 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. • 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. C. I f Y 0 F E 1I E t : li _ LA <.� E E R - A L P L A N ^' k 18. Mobile Home Assistance Program (MPAP) To preserve affordable housing opportunities found within mobile home parks, the H® provides financial and technical assistance to Low Income mobile home park residents through the Mobile Home Assistance Program OAP). The WAP provides loans of up to 50% of the purchase price plus the conversion costs of the mobile home ark so that Low Income residents or o rganizations formed b P � � Y 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. Fiw- Year Objectives: • 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 nuke adequate provision for the housing needs of all economic segments of the community, the housing program must include actions that promote housing opportunities for all persons regardless of race, religion, sex, family size, martial status, ancestry, national origin, color, age, or physical disability. 19. Equal Housing Opportunity The Riverside County Consortium, of which the Cary is a member, has adopted an Analysis of impediments (AI) to Fair Housing Choice and has conducted fair housing planning to implement the recommendations identified in the AL 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 approach are: education, training/technical/ consultant assistance, and fair housing rights assistance. The Fair Housing Program of Riverside County is also an advocate for affordable housing, legislative 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 C 1 - 1 Y O F T E Rl E C: 11 L A E N E R. A L l t, Al 1-1-120 Housing and HUD in the referral, enforcement, and resolution housing discrimination cases. - Fizz Year Objectives: • Temecula will continue to parti ci pa to in the Riverside County Consortium in implementing the fair housing plan. , • The City will place fair housing brochures at City : T counters, public libraries, Temecula Community Center, and Temecula Community Recreation Center. • The City will continue to post information regarding fair housing ervices on the web site. Future fair hous g �Y �$ 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 Refenal Directory. People contacting the City are provided information on housing projects offering housing specific to a person's needs. Fizz Year Objectiws: • The City will continue to offer housing referral services through its Housing Referral Directory. 21. Housing for Persons with Disabilities Consistent with SB 520 enacted January 1, 2002, the City annually analyzes and determines whether there are constraints on the development, maintenance, and improvement of housing for persons with disabilities, including review of . land use controls, permit procedures, and building codes for the development of housing for persons with disabilities. C 1 T Y J F T F N I E C L I L A (s E N' E. I A L 1' L A :ti 11-121 + In addition, the City will establish a written reasonable accommodation ordinance to provide exception in zoning and land use for housing for persons with disabilities. 'I'his procedure will be a ministerial process, with minimal or no processing fee, subject to approval by the Community Development Director applying the following decision - making criteria: • The request for reasonable accommodation will be used by an . individual with a disability protected under fair housing laws. • The requested accommodation is necessary to make housing available to an individual with a disability protected under fair housing laws. • The requested accommodation would not impose an undue - financial or administrative burden on the City. • The requested accommodation would not require a fundamental alteration in the nature of the City's land-use and zoning program Five-Year Objectiws: • Consistent with Health & Safety Code Sections 1267.8, 1566.3, and 1568, the City will amend the Development Code to treat licensed residential care facilities and group homes serving six or fewer no differently than other by right single family housing uses by June 2011. • The City will adopt a formalized reasonable accommodation process for individual homeowners requesting exceptions to zoning and development standards to accommodate a disability by June 2011. Pngmu -to-D=- The City has updated its General Plan and Zoning Code to provide more opportunities for the development of housing for persons with disabilities. Fu&oL- The City will continue to monitor its General Plan and Zoning Code for increased opportunities to develop housing for persons with disabilities and to conform to State law. The City will amend the Development Code and adopt a formalized reasonable accommodation Ordinance by June 2011. C.. I T Y O F l E M E C [.I L :1 G L\ E K A L P L A N FI -1Z 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. P g P accom 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 i Element. These reports provide decision makers with useful information regarding how successful the housing programs are with meeting the needs of the community. Fiw- Year Objectiws: • The City will continue to require that service agencies report their accomplishments annually. This information will be used by the City to assess the community's housing needs and how well these needs are being met by the existing programs. • The Cary 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 CAYs 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 Caty's five -year objectives. C.. I T Y J F 1 E M f.: C, U L A G, F N E: R A 1_, P L H -(23 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 Constriction 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. Y 0 F T E , \4 E C ll I., A G F\ E R- A L P I. A N 1-1-124 TABLE H-41 HOUSING PROGRAM SUMMA Housing Program Program Objectives 5 -Year Objective and Time Frame Funding Source Responsible Agency Provision of Adequate Housing Sites 1. Land Use Element Provide a range of Continue to augment the Land Departmental Planning and Development residential Use Element and Development Budget Department Code development Code to Incorporate changes opportunities through required by law, and to facilitate appropriate land use the development of affordable designations. 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. 2. Sites for Emergency Provide for sites for Continue to work with public Departmental Planning and Traditional the development and agencies and private entities to Budget Department Housing opportunities for the provide adequate resources for provision of housing its homeless population. To the for the homeless. 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. 3. Sites for Supportive Provide for sites for Continue to work with the state, Departmental Planning Housing and Single the development and public agencies and private Budget Department Room Occupancies opportunities for the entities to provide adequate provision of short to housing resources for its diverse moderate length stay population. The City will also affordable housing. work to amend the Temecula Municipal Code to allow for these uses within zoning districts deemed appropriate by the City Council. C I _i_ Y J }= 1 E M E C Ll L A E N E R A L. P t A ti. H -{ )5 t, TABLE H41 HOUSING PR SUMMARY Housing Program Program Objectives 5 -Year Objective and Time Frame Funding Source Responsible .: Agency Affordable Housing Development 4. Density Bonus Encourage the Inform residential development Departmental Planning Ordinance provision of senior applicants of opportunities for Budget Department /affordable housing density increases. development by continuing to implement the p Density Bonus 1- a . Ordinance. 5. Land Assemblage and Assist with the Continue to acquire land for use Redevelopment Redevelopment Affordable Housing development of in the provision of affordable Set -aside Funds Agency Development affordable housing by housing. and CDBG funds acquiring land for the Facilitate the development of development of Low housing units affordable to lower and Moderate Income income households by housing. publicizing its density bonus program (including the new 'Urban Density Overlay Zone" to be implemented in 2009 for properties located in a Redevelopment Plan area and /or in a Mixed -Use Overlay Zone) and its incentives, and by making this information available to developers and non- profit housing agencies through the development application process. 6. Second Unit Facilitate the Continue to allow and promote Departmental Planning Ordinance development of the construction of affordable Budget Department affordable housing second units to result in the through the construction of ten new second construction of units by 2014 by publicizing the second units. program. 7. Mortgage Credit Assist first time home Continue to promote the Departmental Planning Certificate Program buyer by promoting regional Mortgage Credit Budget Department the regional Mortgage Certificate program to assist an Credit Certificate average of 10 households Program. annually. Affordable Housing Development 8. First Time Home Assist lower income Amend the FTHB program to Redevelopment Redevelopment Buyer Program first time home considerably increase Set -aside Agency buyers with the assistance from the City to a purchase of a home maximum of $65,000 per unit through the use of Assist with the purchase of 25 loan assistance. homes when the amended program is in place. 9. Employee Relocation Provide loan Work to increase assistance Redevelopment Redevelopment Program assistance to amount in attempt to make the Set -aside Agency qualified, lower program economically feasible. income relocated employees for the purchase of a home. Removal of Governmental Constraints 10. Development Fees Reduce the cost of Continue to enter into Redevelopment Redevelopment Reimbursement affordabletsenior development agreements with Set -aside Agency housing development qualifying senior /affordable through the housing projects on a case -by- C. I T Y J F T F M E C - 1 U L A G E \I - E- R- A LL P L A H -Q26 �J . TABLE H-41 HOUSING PROGRAM SUMMARY Housing Program Program Objectives 5 -Year Objective and Time Frame Funding Source Responsible Agency reimbursement of case basis to provide development fees. development fee reimbursement. 0. 11. Expedite Processing Consider adopting a Investigate the feasibility of Departmental Planning of Affordable Housing program to expedite shorter processing times and Budget Department Projects processing of projects develop criteria to qualify with an affordable projects for expedited housing component. processing. 12. Periodic Consistency Conduct biannual Staff will track and stay abreast Departmental Planning Review of General review to ensure of changes in state housing law Budget Department Plan, Municipal Code consistency with and work with the City Attorney and State Law legislative and to amend the Municipal Code N. regulatory and General in response to amendments, new significant case law state laws, and case interpretations. ' law interpretations. Conserve and linprove Existing Affordable Housing - 13. Preserve At -Risk Encourage the Continue to monitor the status Redevelopment Redevelopment Housing Units continued affordability of Rancho California since the Set -aside Funds, Agency, of at -risk housing affordable restrictions are due CDBG Funds, Planning units to preserve to expire during the planning and Section 8 Department and existing affordable period. Vouchers/ Riverside housing opportunities. Identify non -profft organizations Certificates. Housing as potential Authority. 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 vouchericertificate program immediately should the owners of the at -risk project choose not to enter into additional restrictions. 14. Redevelopment Set - Develop and preserve Continue to utilize the City's Redevelopment Redevelopment Aside affordable housing Housing Set -Aside Fund to Set-aside Funds Agency through the implement the identified expenditure of housing programs, pursuant to Redevelopment Set State law. aside funds. 15. Code Enforcement Maintain the existing Continue to enforce the UBC Departmental Planning housing stock through and offer information regarding Budgets Department the enforcement of housing rehabilitation programs the UBC, to low and moderate income households cited for code violations. Conserve and Improve Existing Affordable Housing 16. Residential Assist with the Fund 30 rehabilitation grants Redevelopment Redevelopment Improvement rehabilitation of and loan annually through the Set -aside and Agency Program existing single and City's Residential Improvement CDBG Funds multi- family lower Program. Income housing units through the use of loan and grant C [ T 1' O F T L :-tit L C: Lj L A G E N E R A L P L A N 11 -("27 TABLE H-41 HOUSING PROGRAM SUMMA Housing Program Program Objectives 5-Year Objective and Time Frame Funding Source Responsible Agency programs. 17. Section 8 Rental Support the County of Continue to contract with the HUD Section 8 Planning Assistance Program Riverside's Section 8 County of Riverside to allocations Department Rental Assistance administer the Section 8 Rental Program. Assistance Program and provide rental assistance to at least 105 Very Low Income Temecula households. Support the County of Riverside's application for additional Section 8 allocation. Promote the Section 8 program �' to second unit owners. x 18. Mobile Home Avoid the loss of Provide technical assistance to Departmental Planning Assistance Program affordable housing Heritage Mobile Home Park Budget Department (MPAP) within mobile home residents in pursuing MPAP parks due to the funds in the event that the closure of existing owners propose to dose the parks by providing mobile home park. technical assistance to lower income mobile home park residents pursing MPAP funds. fan Promote .Equal Housing Opportunity 19. Equal Housing Promote equal Continue to participate in the Departmental Planning Opportunity opportunities for Riverside County Consortium in Budget Department housing by implementing the fair housing participating in the plan. Riverside County Place fair housing brochures at Consortium. City counters, public libraries, the Temecula Community Center, and Temecula Community Recreation Center. Continue to post information regarding fair housing services on the City web site. Future fair housing workshops can also be advertised on the City web site. Continue to provide referral services to the Fair Housing Program of Riverside County for residents Inquiring about fair housing issues. Continue to update it fair housing brochures to conform to state law. Undertake ongoing efforts to educate the public about affordable housing. 20. Housing Referral Assist community Continue to offer. housing Departmental Planning Directory members in locating referral services through the Budget and Department and housing which meets City's Housing Referral Redevelopment Redevelopment the individual's Directory. Set -aside Funds Agency needs. 21. Housing for Persons Analyze and Continue to monitor the City's Departmental Planning and with Disabilities determine whether General Plan and Zoning Code Budget Building C i 'r Y o 1. T E M E C LI L. A G E N E K A L P L A IN 1-1 -128 TABLE H-41 HOU P SUMM ARY Housing Program Program Objectives 5 -Year Objective and Time Frame Funding Source Responsible Ag there are constraints to increase opportunities for the Departments on the development, development of persons with maintenance, and disabilities and to conform to improvement of State law. housing for persons :. with disabilities, consistent with SB 520 enacted January 1, 2002. Housing Element Monitoring and Reporting 22. Annual Reporting/ Monitor the housing Continue to require that service Departmental Planning Housing Need_ s needs of the agencies report on their accom- Budget and Department Database community and the plishments annually. This 6DBG Funds ability of current information will be used by the housing programs to City to assess the community's meet these needs housing needs and how well through ongoing these needs are being met by reporting. the epsting programs. Continue to submit annual reports to the state assessing the implementation of the General Plan and Housing Element. C 1 1 Y O F f E ; 1 1 E C: 11 L A G E N E- K A L P L A N 1-1-129 •r':r` APPENDIX A: HOUSING ELEMENT GLOSSARY Acre: A unit of land measure equal to 43,560 square feet. Acreage, Net: The rtion of a site exclusive of existing or lane Po g 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 rent of g ross household income. Pe Housing costs include rent or mortgage payments, utilities, taxes, insurance, homeowner association fees, and other related costs. Area Median Income (AMI): The AN 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. Ii -130 Condominium: A building or group of buildings in which units 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 50062.5 that is arranged in a group setting that includes independent living and sleeping accommodations in conjunction with shared dining and recreational facilities (see Temecula Municipal Code ' 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 17.34.0101). 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 parry 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. C I r Y 0 f- - 1 L M E C L t_ A C r_ N t_ R- A L, P L A N H-131 Dwelling, Single - family Attached: A one - family dwelling attached t 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 j 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- farnily) households in which the head or spouse is age 62 or older. - Element: A division or chapter of the General Plan. Emergency Shelter. An emergency shelter is a facility that provides shelter to homeless families and/or homeless individuals on a limited short-term basis. Fair Market Rent (FMR): Fair Market Rents (FMRs) are freely set rental rates defined by HUD as the median gross rents charged for available standard units in a county or Standard Metropolitan Statistical Area (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 budding having 10,000 square feet of gross floor area located on a lot of 5,000 square feet in area has a floor area ratio of 2.0). Group Home: The City of Temecula's Zoning Code defines a group home as any residential care facility for six or fewer persons which is licensed by the state (Temecula Municipal Code Section 17.344.810.B). C. I T Y 0 t T E 1i 1: C CI t. A (.�i E N E K A L 1' L A N H -1:3? General Plan: The General Plan is a legal document, adopted bytla..�.'�i� legislative body of a City or County, setting forth policies regarding long -term development. California law requires the preparation of Ji seven elements or chapters in the General Plan: Land Use, Housing, Circulation, Conservation, Open Space, Noise, and Safety. Additional elements are permitted, such as Economic Development, Urban Design and similar local concerns. Group Quarters: A facility which houses groups of unrelated persons not living in households (U.S. Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, assisted living facilities and other quarters, including single- ;. room occupancy (SRO) housing, where 10 or more unrelated individuals are housed. . Growth Management: Techniques used by a government to regulate the rate, amount, location and type of development. HCD: The State Department of Housing and Community Development. Home Mortgage Disclosure Act (HMDA): The Home Mortgage Disclosure Act requires larger lending institutions making home mortgage loans to publicly disclose the location and disposition of home purchase, refinance and improvement loans. Institutions subject to LIMDA must also disclose the gender, race, and income of loan applicants. Homeless: Unsheltered homeless are families and individuals whose primary nighttime residence is a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Sheltered homeless are families and persons whose primary nighttime residence is a supervised publicly or privately operated shelter (e.g., emergency, transitional, battered women, and homeless youth shelters; and commercial hotels or motels used to house the homeless). Household: The US Census Bureau defines a household as all persons living in a housing unit whether or not they are related. A single person living in an apartment as well as a family living in a house is considered a household Household does not include individuals living in dormitories, prisons, convalescent homes, or other group quarters. C I I Y O F l E NA E C L[ L A G E t F It A L. P L A t -[-i33 r Household Income: The total income of all the persons living in a household. A household is usually described as very low income, low income, moderate income, and upper income based upon household size, and income, relative to the regional median income. Housing Problems: Defined b HUD as a household which: � Y (1) occupies a unit with physical defects (lacks complete ldtchen or bathroom); (2) meets the definition of overcrowded; or (3) spends more than 30% of income on housing cost. 1 . Housing Subsidy: Housing subsidies refer to government assistance aimed at reducing housing sales or rent prices to more affordable F . levels. Two general types of housing subsidy exist. Where a housing subsidy is linked to a particular house or apartment, housing subsidy is "project" or "unit" based. In Section 8 rental assistance programs the subsidy is linked to the family and assistance provided to any number of families accepted by willing private landlords. This We of subsidy is said to be "tenant based" Housing Unit: A room or group of rooms used by one or more individuals living separately from others in the structure, with direct access to the outside or to a public hall and containing separate toilet and kitchen facilities. • HUD: See U S. Department of Housing and Urban Development. Income Category: Four categories are used to classify a household according to income based on the median income for the county. Under state housing statutes, these categories are defined as follows: Very Low (0-50% of County median); Low (50 -80% of County median); Moderate (80 -120% of County median); and Upper (over 120% of County median). Large Household: A household with 5 or more members. Low Income Home Energy Act Program (LIHEAP): LIHEAP helps pay the winter heating bills or summer cooling bills of low- income and elderly people. Manufactured Housing: Housing that is constructed of manufactured components, assembled partly at the site rather than totally at the site. Also referred to as modular housing. Market Rate Housing: Housing which is available on the open market without any subsidy. The price for housing is determined by the market forces of supply and demand and varies by location. C.' I "C Y 0 F T E '44 E C L L A (, F N E K A L P L A N FI -134 Median Income: The annual income for each household size 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 re sectrons, 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 Governors office. OPR also assists the Governor and the Administration in land -use planning and manages the Office of the Small Business Advocate. Overpayment: The extent to which gross housing costs, including. utility costs, exceed 30 percent of gross household income, based on data published by the U.S. Census Bureau. Severe overpayment, or C: [ ' I Y 0 F _f E M E C l[ L A C.; I N L (t. ;l E_, P 1_ A f -1 -135 'x 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 mG included a set of 48 thresholds. The poverty thresholds are revised annually to allow for changes in the cost of living as reflected in the Consumer Price Index. The average threshold for a family of four persons in 1989 was $12,674. Poverty thresholds were applied on a national basis and were not adjusted for regional, state, or local variations in the cost of living. Project-Based Rental Assistance: Rental assistance provided for a project, not for a specific tenant. A tenant receiving project-based rental assistance gives up the right to that assistance upon moving from the project. Public Housing: A project -based low-rent housing program operated by independent local public housing authorities. A low- income family applies to the local public housing authority in the area in which they want to live. Redevelopment Agency. California Redevelopment Law provides authority to establish a Redevelopment Agency with the scope and financing mechanisms necessary to remedy blight and provide stimulus to eliminate deteriorated conditions. The law provides for the planning, development, redesign, clearance, reconstruction, or rehabilitation, or any combination of these, and the provision of public and private improvements as may be appropriate or necessary in the interest of the general welfare by the Agency. Redevelopment law requires an Agency to set aside 20 percent of all tag 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 RHHNA is based on State of California projections of population growth and housing unit demand and assigns a share of the region's future housing need to each jurisdiction within the SCAG (Southern California Association of Governments) region. These housing need C f 'I Y 0 F- I. . F i-t L C li L A (:. L: ` L K A L P L A N 1-1 -136 numbers serve as the basis for the update of the Housing Element'` each California 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 familes rent in a privately owned house or apartment. The program is administered by local public housing authorities. Assistance payments are based on 30 percent of household annual income. Households with incomes of 50 percent or below the area median income are eligible to participate in the program. G. Service Needs: The particular services required by special populations, typically including needs such as transportation, personal care, housekeeping, counseling, meals, case management, personal emergency response, and other services preventing premature institutionalization and assisting individuals to continue living independently. Small Household Pursuant to HUD definition, a small household consists of two to four non - elderly persons. Southern California Association of Governments (SCAG): The Southern California Association of Governments is a regional planning agency which encompasses six counties: Imperial, Riverside, San Bemardino, Change, 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 C I T Y O F T E rM F C U L A G I= N F R A L P L A N H -(37 shelter, endangers the health, safety or well-being of occupants). Jurisdictions may adopt more stringent local definitions of substandard housing. Substandard, Suitable for Rehabilitation: Substandard units 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 considered infeasible, such as instances where the majority of a unit :; has been damaged by fire. Supportive Housing: Housing with a supporting environment, such as group homes or Single Room Occupancy (SRO) housing and other housing that includes a supportive service -component such as those defined below. Supportive Services: Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, child care, transportation, and job training. Tenant Based Rental Assistance: A form of rental assistance in which the assisted tenant may move from a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not for the project. Transitional Housing: Transitional housing is temporary (often six months to two years) housing for a homeless individual or family who is transitioning to permanent housing. Transitional housing often includes a supportive services component (eg. job skills training, rehabilitation counseling, etc) to allow individuals 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 responsible for housing, housing assistance, and urban development at the national level. Housing programs administered through HUD include CDBG, HOME and Section S, among others. C 1 [ Y o F T E N . - I E C U L., A G E N E R. A L 1' i_ A N 1- I -1�i8 Western Regional Council of Governments (WRCOG): WR ; consists of representatives from all 14 cities and the Riverside County Board of Supervisors, which have seats on the WRCOC' Execu e 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: Aland use regulatory gulatory measure enacted by local govemment. Zoning district regulations governing lot size, building bunk, 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. Y 0 T T E NI E C Ct L., A �{_; }_: '� E R. ;1 L, P L A . 11 -139 a . . - � \» T PAGE L£ffƒN7EN7701Vk£f YBLANK \�\ . \�\ � \�\ C | } Q F ƒ £ R E C O L 3 G E N E R A L 2 L A /' Hj4) 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 Number of Parcels Total Acreage Res. Capacity Community Commercial 1,2 54 54.57 818 High Density Residential 19 70.28 1047 Highway Tourist Commercial' 16 23.32 343 Industrial Park 89 392.50 0 Low Density Residential 160 206.14 403 Low Medium Density Residential 637 367.64 1811 Medium Density Residential 30 214.01 1912 Multiple Zones 20 398.92 1040 Neighborhood Commercial' 10 37.86 336 Open Space 10 96.47 0 Professional Office' .3 52 174.11 2585 Public Institutional 8 149.18 0 Public Recreation 1 1.45 0 Service Commercial' 60 207.31 3082 Very Low Density Residential 170 553.08 205 1336 2946.84 13583 Zones that Permit High Density Residential by Right Zone Number of Parcels Total Acreage Res. Capacity Community Commercial' 54 54.57 818 High Density Residential' 19 70.28 1047 Highway Tourist Commercial' 16 23.32 343 Multiple Zonee 20 398.92 1041 Professional Office' 52 174.11 2585 Service Commercial' 60 207.31 3082 221 928.51 8916 Zones that Conditionally Permit High Density Residential Zone Number of Parcels Total Acreage Res. Capacity Community Commercial 54 54.57 818 Professional Office 52 174.11 2585 106 229 3403 Notes: 1 Senior Citizen housing (age restricted) is permitted in this zone at 20 units per acre by right. 2 Multiple -Farm y 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. City of Temecula General Plan Housing Element Update 2008 Appendix C Underutilized Residential Properties 945201001 0.85 30682 SOUTHERN CROSS RD TEMECULA CA 92592 GARCIA MARTIN High Density HDR No 945080024 2.04 30218 SANTIAGO RD TEMECULA CA 92592 LIST FAMILY Low Density L -1 No 945080004 1.52 30180 SANTIAGO RD TEMECULA CA 92592 SCOTT GERALD G Low Density L -1 No 945080003 4.97 30280 SANTIAGO RD TEMECULA CA 92592 MARTINEZ JOHN F Low Density L -1 No 945080002 4,71 3025.0 SANTIAGO RD TEMECULA CA 82592 SLANE BRIAN C Low Density L -1 No 045080009 4.69 30270 SANTIAGO RD TEMECULA 92592 DELGADO CHARLES X Low Density L -1 No 945080023 201 30244 SANTIAGO RD TEMECULA CA 92592 LIST FAMILY Low Density L -1 No 945060003 2.53 29880 VIA SERRITO TEMECULA CA 92592 RORIPAUGH JOHN ELLIOTT Low Density L -1 No 945060005 2.49 29926 VIA SERRITO TEMECULA CA 92592 SHAW KELVIN Low Density L -1 No 945060004 2.55 29510 VIA SERRITO TEMECULA CA 92592 HARLAN FREDA J Low Density L -1 No 945060011 2.46 30052 SANTIAGO RD TEMECULA CA 92592 TANNA HASMUKH G Low Density L -1 No 945060010 2.50 30026 SANTIAGO RD TEMECULA CA 92592 HAM TRACY E Low Density L -1 No 945060008 2.87.29962 SANTIAGO RD TEMECULA CA 92592 NEIMEYER RALPH E Low Density L -1 No 945060012 3.34 30080 SANTIAGO RD TEMECULA CA-02592 LEWIS CECELIA Low'Danslty L -1 No 945080001 2.45 29920 VIA SERRITO TEMECULA CA 92592 HERMAN CHRISTINE M Low Density L -1 No 945060022 3.23 30112 SANTIAGO RD TEMEC .LA CA 92592 TEMPEL STEPHEN E Low Density L -1 No 945060018 2,54 30000 SANTIAGO RD TEMECULA CA 92592 LIS STEVEN THADDEUS Low Density L -1 No 945070004 2.24 30675 PAUBA RD TEMECULA CA 92591 RICHARDSON ALLYN L Low Density L -1 No 945070002 2.21 30705 PAUBA RD TEMECULA CA 92592 HAWK TIMOTHY JOE Low Density L -1 No 945080025 3.23 30880 SANTIAGO RD TEMECULA CA 92592 WEIDMAN GARY R Low Density L -1 No 945080015 2.27 30600 SANTIAGO RD TEMECULA CA 92592 MARCHiSSET RAYMOND Low Density L -1 No 945290045 2.60 30628 BEL MONTE CT TEMECULA CA 92592 TOOR MANJIT Low Density L -2 No 945290044 1.81 30821 BEL MONTE CT TEMECULA CA 92692 GOODWIN ERIC J Low Density L -2 No 945100013 2.44 31120 GRANVILLE CT TEMECULA CA 92592 JENSEN PERRY E Low Density L -2 No 945090009 3.65 31125 PAUBA RD TEMECULA CA 92692 FAHRION DAVID E Low Density L -1 No 945110006 3.52 31249 SIERRA BONITA TEMECULA CA 92592 LANG MICHAEL Low Density L -1 No 945110011 2.41 43185 MARGARITA RD TEMECULA CA 92592 CtZEK PATRICIA MICHELLE BRE Low Density L -1 No 945290047 2.44 41195 CRESTEVERDE CT TEMECULA CA 82592 GALLERY RESERVE PARTNERS Low Density L -1 No 945110007 2.29 31286 SANTIAGO RD TEMECULA CA 92592 DOHRMAN JEFF C Low Density L -1 No 945110016 2.77 37200 SANTIAGO RD TEMECULA CA 92592 ZIMMER RONALD RICHARD Low Density L-1 No 945100008 3.67 31150 SANTIAGO RD TEMECULA CA 02590 HUGHES ORSON GREGG Low Density L-1 No 946110009 2.16 43121 MARGARITA RD TEMECULA CA 92592 DWYER RAYMOND DANIEL Low Density L -2 No 945090018 1.64 43054 BRIGHTON RIDGE LN TEMECULA CA 92592 REYNOLDS ROGER J Low Density L -2 No 953490003 0.54 41291 RUE JADOT TEMECULA CA 92591 MORGAN CHARLES G Low Medium Density SP-3 Yes Margarita Village 953222003 0,55 32190 COUR MAGDELAINE TEMECULA CA 92591 tANDRUM JEFFREY K Low Medium Density SP3 Yes Margarita Village 954213001 0,79 31884 PASEO GOLETA TEMECULA CA 92592 KALAJ NICK Low Medium Density SP -3 Yea Margarita Village 954280036 0.72 32000 CORTE CANEL TEMECULA CA 92592 BREWER GAYLE M Low Medium Density SP -3 Yes Margarita Village 954280013 0.80 41801 CORTE VALENTINE TEMECULA CA 92592 GOMEZ JOHN A Low Medium Density SP-3 Yes Margarita Village 954280012 0.68 41813 CORTE VALENTINE TEMECULA CA 92592 FITZPATRICK DONALD A Low Medium Density SP-3 Yea Margarita Village 955080018 0.56 42347 CORTE VILLOSA TEMECULA CA 92592 COPE JAMES A Low Medium Density SP-3 Yes Margarita Village 954402017 0.63 32420 CORTE ZAMORA TEMECULA CA 92592 MONROE CLIFFORD F Low Medium Density SP-3 Yes Margarita Village 954152009 0.82 31465 PASEO GOLETA TEMECULA CA 92592 MENTE CHARLES Low Medium Densfty SP3 Yes Margarita Village 954372006 0.65-32209 CORTE PARADO TEMECULA CA 92592 MAURER DONALD JOHN low Medium Density SP-3 Yea Margarita Village 954151012 0.64 31335 CORTE SONORA TEMECULA CA 92592 FREESE TIMOTHY K Low Medium Density SP-3 Yea Margarita Village 954140014 0.64 31344 CORTE MONTIEL TEMECULA CA 92692 HARDY MARTIN S Low Medium Density SP-3 Yes Margarita Village 954140016 0.57 31339 CORTE MONTIEL TEMECULA CA 92592 ROTH RANDY L Low Medium Density SP-3 Yes Margarita V91age 954090028 0.88 31300 CORTE ALHAMBRA TEMECULA CA 92692 WUDRICK JIM J. Low Medium Density SP-3 Yes Margarita Village 954090030 0.51 31271 CORTE ALHAMBRA TEMECULA CA 92592 BRISTOL JAMES K Low Medium Density SP-3 Yea Margarlta Village 954082048 0,87 41616 AVENIDA OE LA REINA TEMECULA CA 92892 BUND04SON DAN C Low Medium Density SP-3 Yea Margarita Village 994111012 0.61 31380 CORTE SAN LEANDRO TEMECULA CA 92592 ROBINSON JOHN Low Medium Density SP -3 Yes Margarita Village City of Temecula Genera! Plan Housing Element Update 2008 Appendix C Underutilized Residential Progenies 954111005 0,67 31346 CORTE CAMARILLO TEMECULA CA 92592 WEISZ FREDRICK Low Medium Density SP-3 Yes Margarita Village 954112006 0,61 31401 CORTE MADERA TEMECULA CA 92592 AGUAS MILA Low Medium Density SP-3 Yes Margarita Village 954102008 1.18 31011 CORTE ANACAPA TEMECULA CA 92592 MANGOLD JOHN E Low Medium Density SP-3 Yes Margarita Village 964040035 0.59 30910 CORTE ARROYO VISTA TEMECULA CA 92592 CASTILLO TOMAS R Low Mad um Density SP-3 Yes Margarita Village 954040017 0.55 30912 CORTE DE LOS SANTOS TEMECULA CA 92592 SALIM PHILIP C Low Medium Density SP-3 Yes Margarita Village 962310022 1 45122 WILLOWICK ST TEMECULA CA 92592 STOECKEL BRYAN D Low Medium Density SP-9 Yes Redhawk 920170009 0.56 39900 SWEET BRIER CR TEMECULA CA 92891 CASTELLANO THOMAS M Low Medium Density SP -1 Yes Rodpaugh Estates 920170008 0.62 39948 SWEET BRIER OR TEMECULA CA 92591 JOY DAVEN Low Medium Density SPA Yes Rodpaugh Estates 920170014 0.53 27698 DANDELION CT TEMECULA CA 92591 RASTEGARNIA $EYED Low Medium Density SP -1 Yes Roripaugh Estates 920161064 0.66 27695 DANDELION CT TEMECULA CA 92591 MOWLES EDWARD V Low Medium Density SPA Yes Roripaugh Estates 920161031 0.58 27589 SIENNA CT_ TEMECULA CA 92591 NYQUIST CORINNA G Low Medium Density SP -1 Yes Rodpaugh Estates 920170001 0.51 39864 SWEET BRIER OR TEMECULA CA 92591 RINCON SENNY L Low Medium Density SP -1 Yes Rodpaugh Estates 920170002 0.63 39876 SWEET BRIER OR TEMECULA CA 92591 CAPEHART KENNETH W Low Medium Density SP -1 Yes Rodpaugh Estates 920170012 0.50 39667 SWEET BRIER OR TEMECULA CA 92691 LOUD OSCAR ZAN JR Low Medium Density SP -1 Yes Rodpaugh Estates 920170003 0.61 39886 SWEET BRIER OR TEMECULA CA 92591 FOWLER LEONARD C Low Medium Density SP -1 Yes Rodpaugh Estates 920170004 0.64 39900 SWEET BRIER OR TEMECULA CA 92691 HOHNBAUM BRUCE E Low Medium Density SPA Yes Roripaugh Estates 920170010 0.99 39947 SWEET BRIER OR TEMECULA CA 92591 STOUTSENBERGER KURT M Low Medkun Density SPA Yes Roripaugh Estates 962520021 0.68 32378 FIRESIDE OR TEMECULA CA 92592 DUBOIS GARY PAUL Low Medium Density SP -12 Yes Wolf Creek 962520041 0.62 46065 HUNTER TRAIL TEMECULA CA 92592 STANDARD PACIFIC CORP Low Medium Density SP -12 Yes Wolf Creek 962520060 0..65 STANDARD PACIFIC CORP Low Medium Density SP -12 Yes Wolf Creek 962520061 0.61 STANDARD PACIFIC CORP Low Medium Density SP -12 Yes Wolf Creek 919370025 1.04 40233 DONOMORE CT TEMECULA CA 92591 AYERS WILLIAM B Low Medium Density LM No 919370024 0.58 40229 DONOMORE CT TEMECULA CA 92591 SEHGAL KISHORE Low Medium Density LM No 919370007 0.90 40246 BENWOOD CT TEMECULA CA 92591 BAIMBRIDGE H WAYNE Low Medium Density LM No 919370028 0.72 40247 DONOMORE CT TEMECULA CA 92691 COLCLAZIER DALE Low Medium Density LM No 919370038 0.50 40245 HOLDEN OR TEMECULA CA 92591 COURTNEY ANDREW D Low Medium Density LM No 919370041 1140246 HOLDEN OR TEMECULA CA 92592 RAMIREZ RAMON CARO Low Medium Density LM No 957291001 0.74 40501 CALLS MEDUSA TEMECULA CA 92591 WEEKS PHILLIP M Low Medium Density LM No 957291019 0.54 40566 NOE OT TEMECULA CA 92691 MEDINA ERIK Low Medium Density LM No 957291023 0.50 40531 NOB CT TEMECULA CA 92591 FLOHR THOMAS L Low Medium Density LM No 957292002 127 31038 AVENIDA DEL REPOSO TEMECULA CA 92591 DRAYTON BRUCE K Low Medium Density LM No 957292001 0.76 31018 AVENIDA DEL REPOSO TEMECULA CA 92591 ROGERS PAUL WILLIAM Low Medium Density LM No 957591010 0.70 40969 JULO WY TEMECULA CA 92591 SALO BETTY H Low Medium Density LM No 953082018 112 32041 MERLOT CT TEMECULA CA 92591 PAUL LORRAINE Low Medium Density LM No 953090028 3.10 31670 RANCHO CALIFORNIA RD . TEMECULA CA 92591 ALLISON RANDY Low Medium Opnslty L MI No 945202003 0.69 30689 SOUTHERN CROSS RD TEMECULA CA 92592 OBANION KRISTOPHER E Low Medium Density LM No 945202003 0.69 30669 SOUTHERN CROSS RD TEMECULA CA 92692 OBANION KRISTOPHER E Low Medium Density LM No 946231003 0.63 .42812 AGENA ST TEMECULA CA 92592 CHAFFIN HUGH W Low Medium Density LM No 945231010 .0.51 42904 AGENA ST TEMECULA CA 92692 VANCE GREGORY Low Medium Density LM No 945231011 .0.60 42916 AGENA.ST TEMECULA CA 92592 SEPULVEDA MICHAEL T Low Medium Density LM No 945240003 1.27 43029 ARGO CT TEMECULA CA 92592 RUDEN LARRY J Low Medium Density. LM No 945220036 0.87 30567 SPICA CT TEMECULA CA 92692 SAMY MURALITHARAN Low Medium Density LM No 946240013 0.80 42994 AGENA ST TEMECULA CA 92692 FORGUSON ROY E Low Medium Density LM No 945240614 0.58 43006 AGENA ST TEMECULA CA 92592 KIRSTEIN ERIC Low Medium Density LM No 945240016 0,53 43020 AGENA ST TEMECULA CA 82592 ECKHARDT BRADLEY Low Medium Density LM No 945220023 0.74 30670 MOONTIDE CT TEMECULA CA 92692 OUTHUIJSE JOHN H Low Medium Density LM No 945220022 0.67 30867 MOONTME CT TEMECULA CA 92592 LOWGREN RUSSELL R Low Medium Density LM No 945203002 1.05 30838 SOUTHERN CROSS RD . TEMECULA CA 92692 HART JULIE E Low Medium Density LM No 945203001 0,80 42741 AGENA ST TEMECULA CA 92592 ZHANG JOHNNY Low Medium Density LM No 945220001 0.65 30821 SOUTHERN CROSS RD TEMECULA CA 92692 SCARBROUGH DAVID B Low Medium Density LM No 946220095 o.ee W508 SPICA CT TEMECULA CA 92592 DANTON LEE Low Medium Density LM No City of Temecula General Plan Housing Element Update 2008 Appendix C Underutilized Residential Properties 945212020 0.61 30528 SPICA CT TEMECULA CA 92592 LEICHTY JEFFREY L Low Medium Density LM No 945211019 0.56 30447 SPICA CT TEMECULA CA 92592 DIAZ JIM S Low Medium Density LM No 946220017 0.68 30601 MOONTIDE CT TEMECULA CA 92692 MEDARIS MICHAEL J Low Medium Density LM No 945240021 0.61 43098 AGENA ST TEMECULA CA 92592 CHAN PETER Low Medium Density LM No 945220006 0.59 30673 SKY TERRACE DR TEMECULA CA 92592 STAVENGA HARMEN M Low Medium Density LM No 945220009 0.54 30695 SKY TERRACE DR TEMECULA CA 92592 TANNER ALISON L Low Medium Density LM No 944091001 0.84 42701 LAS VIOLETTAS CT TEMECULA CA'92592 HARMAN RICHARD Low Medium Density LM No 944092002 0.55 42701 LOMA PORTOLA DR TEMECULA CA 92592 HOLMES DONNA L Low Medium Density LM No 944100017 0.50 42861 LAS VIOLETTAS,CT TEMECULA CA 92592 MINER JUDY A Low Medium Density LM No 944092028 0.67 29811 CAMINO DEL SOL TEMECULA CA 92592 BAUMANN RAYMOND D Low Medium Density LM No 944100002 0.56 42700 LAS VIOLETTAS CT TEMECULA CA 92592 ZITLAU JOHN K Low Medium Density LM No 944100006 0.51 42721 VIA DEL CAMPO TEMECULA CA 92592 EWING BRIAN Low Medium Density LM No 944092007 0.79 29800 CAMINO DEL SOL TEMECULA CA 92692 BAINBRIDGE WALTER G Low Medium Density LM No 944092010 0.69 29740 CAMINO DEL SOL TEMECULA CA 92592 ETTINGER MARCUS STEWART Low Medium Density LM No 944092019 0.55 29855 CAMINO DEL SOL TEMECULA CA 92592 STRUBLE RANDOLF J Low Medium Density LM No 944092023 0.64 29821 CAMINO DEL SOL TEMECULA CA 92592 DAVIES STELLA D Low Medium Density LM No 921781016 0.70 41914 CARLETON WY TEMECULA CA 92691 WARREN EARNEST D Low Medium Density LM No 921781017 0.68 41911 CARLETON WY TEMECULA CA 92591 HALLICK GREGORY P Low Medium Density LM No 921761023 0.62 41910 CARLETON WY TEMECULA CA 92591 BRIGGS DENNIS M Low Medium Density LM No 921781003 0.56 29532 GEORGETOWN LN TEMECULA CA 92691 BARBEITO CARMEN Law Medium Density LM No 921781004 0.54 29538 GEORGETOWN LN TEMECULA CA 92591 FETKIN ROBERT S Low Medium Density LM No .921541034 0.60 29822 WINDWOOD CR TEMECULA CA 92591 CLEMENT GREG A Low Medium Density LM No 921773017 0.53 41781 BRANDEIS CR TEMECULA CA 92591 HARVEY RUBY M Low Medium Density LM No 921640009 0.78 30222 CORTE CANTERA TEMECULA. CA 92591 FRICK KESLEY A Low Medium Density LM No 921640010 0.56 30231 CORTE CANTERA TEMECULA CA 92591 HOLDER WENDY JOAN Low Medium Density LM No 921640011 0.70 30219 CORTE CANTERA TEMECULA CA 92591 LARA AMADO C Low Medium Density LM No 921640024 0.55 30220 CORTE PLATA TEMECULA CA 92591 GHADERI KHOSROW Low Medium Density LM No 921640025 0.71 30238 CORTE PLATA TEMECULA CA 92591 CAMERON JAIME B Low Medium Density LM No 921640026 0.76 30295 CORTE, PLATA TEMECULA CA 92691 LAGUTARIS RACHEAL Low Medium Density LM No 953121001 0.73 Mob CALLE PINA COLADA TEMECULA CA 92691 GAY MICHELLE C Low Medium Density , LM No 953121027 0.59 30851 WHITE ROCKS CR TEMECULA CA 92591 SHAFFER RONALD L Low Medium Density LM No 953121028 0A2 30850 WHITE ROCKS CR TEMECULA CA 92591 WANNER MARLIN M Low Medium Density LM No 953112005 0.67 41451 YANKEE RUN CT TEMECULA CA 92691 CRESCEN20 VINCENT J Low Medium Density LM No 953112004 0.74 41481 YANKEE RUN CT TEMII CA 92591 HOHENBERGER WESLEY J Low Medium Density LM, No 953101025 0.65 30880 MEADE RIVER CT TEMECULA CA 92591 NELSON GAIL L Low Medium De Ity LM No 953101024 0.51. 30861 MEADE RIVER CT TEMECULA CA 92.691 BERMUDEZ JACK Low Medium Der"sity LM No 953101408 0.52 41688 BIG SAGE CT TEMECULA 6A0.2591 BU.DNEY BERNARD B Low Medium Density LM No 953130006 1.34 41284 BRAVOS CT TEMECULA CA 92891 CORDELL JON TERRY Low Medium Density LM No 953130007 0.65 41286 BRAVOS CT TEMECULA CA 92p 91 BAIRD THOMAS F Low Medium Density LM No 945271011 0.51 43225 VISTA DEL RANCHO TEMECULA CA 92592 FRANCO JAMES Low Medium Density LM No 945271010 0.75 30610 COLINA VERDE TEMECULA CA 92592 HARMEN PAUL GLEN Low Medium Density LM No 945260002 0.87 30626 CALLE HALCON TEMECULA CA 92692 MAZURKIEWITZ JOHN M Low Medium Density LM' No 945040015 0.7t .30350 VIA BRIAA TEMECULA CA 92592 NILSSON MERVIN K Low Medium Density LM No 945040018 0.93 30370 VIA BR1SA TEMECULA CA 92592 MAFFEI KENNETH C Low Medium Density LM No 945040017 0,72 30381 VIA BRISA TEMECULA CA 92$92 EDMUNSON WILLARD R Low Medium Density LM No 946260004 0.53 30078 CAMPO VERDE TEMECULA CA 92592 THOMAS MARK W Low Medium Density LM No 945040006 0.57'30367 VIA CANADA TEMECULA CA 92542 ZIEMER ROGER C Low Medium Density LM No 946260012 0.70 30166 CAMPO VERDE TEMECULA CA 92592 ODANE PAUL R Low Medium Density LM No 945040018 0.60 30347-VIA BRISA TEMEC41,kCA 92692 PREIMSBERGER DUANE THEODORE Low Medium Density LM No 945260003 0.51 30081 CAMPO VERDE TEMECULA CA 92592 CANEDAY RICHARD M Low Medium Density LM No 945260008 0.66 43773 CAMPO ROJO TEMECULA CA 92592 BRANDER KEVIN Low Medium Density LM No City of Temecula General Plan Housing Element Update 2008 Appendix C Underutilized Residential Properties 945260004 0.53 30079 CAMPO VERDE TEMECULA CA 92592 THOMAS MARK W Low Medium Density LM No 945040006 0.67 36367 VIA CANADA TEMECULA CA 92592 ZIEMER ROGER C Low Medium Density LM No 922284031 0.63 45580 TOURNAMENT LN TEMECULA.CA 92592 MARTINEZ RAMON Low Medium Density LM No 922291001 0.64 30643 BRIDGEVIEW CR TEMECULA CA 92692 LEVINGSTON JERRY L Low Medium Density LM No 922301008 0.81 45861.PALMETTO WY TEMECULA CA 82592 BROWN ROBERT S Low Medium Density LM No 922301009 0.73 46848 PALMETTO WY TEMECULA CA -92592 HARRIS RICHARD E Low Medium Density LM No 922301015 0.56 46788 CREEKSIDE WY TEM9ULA CA 92592 NAKAYA MOREY M Low Medium Density LM No 922301018 0.84 45798 CREEKSIDE WY TEMECULA CA 92692 MAUE J MICHAEL Low Medium Density LM NO 922301047 0.78 30842'BAROMOOR OR TEMECULA CAA 92592 OLIVER KARLA L Low Medium Density LM No 922301048 1.11 30843 BARDMOOR DR TEM 5Cb CA 92892 POOLE PETER A Low Medium Density LM No 922301026 0.64 30891 BARDMOOR OR TEVIECLILA CA:92592 LOCKLIN WILLIAM R Low Medium Density LM No 922301028 0.80.30876 BARDMOOR DR TEMECULA.CA 92592 SNYOER LEANNE M Low Medium Density LM No 962480030 0.60 45787 BOULDER WY TEMECULA.CA92592 WOLF CREEK DEV Low Medium Density LM No 962480031 0.70 45752 BOULDER WY TEIVI,EGJIA CA 92592 WOLF CREEK DEV Low Medh,m Density LM No 962480028 0,57. 46789 BOULDER WY TE f ME., A CULA.CA 92592 WOLF CREEK DEV Low Medium Density LM No 982480032 0.60 46768, BOULDER WY, .tgMECLIL CA 92592 WOLF CREEK DEV Low Medium Density LM No 985220015 10.40'41458 VIA DEL MONTE : ` W' ULA CA 92892 PHILLIPS STEVE M Very Low Oensity VL No 967080016 14.85 30SO NICOLAS RD ' .TEMECUI,A CA 92591 LASAGNA LAWRENCE T Very Law Density VL No 957190001 18.29 ;9oB25'NICOLAS RD. T MEPULA.CA 92591 .DAVIS BARBARA Very Low Oenalty VL No 945130006 7.70' 45880.1NINOCREST LN T"'WECULA CA 82692 HARRIS PHILIP.R Very Low Density VL No i AM City of Temecula General Plan Housing Element Update 2008 Appendix D1 Residential Capacity Summary for urban Density Overlay Raw Data Adjusted Data* No. of Parcels Total Acreage No. of Parcels Total Acreage Unit Capacity Vacant Land Within Urban Density Overla No Age Restrictions 48 42.14 47 41.99 944.78 Senior Housing Only 44 71.66 35 63.09 1419.53 Sub -Total 92 113.8 82 105.08 2364.30 Underutilized Land Within Urban Density Overla Be[ Villaggio 16 17.77 16 17.77 53.31 Jefferson Avenue east side 27 38.32 26 37.26 111.78 Jefferson Avenue west side 38 53.46 38 53.46 160.38 Target Center 18 50.3 18 50.3 150.90 Tower Plaza 10 23.42 10 23.421 70.26 Sub Total 109 183.27 108 182.211 546.63 Grand-Totalsl 201 1 297.071 1901 287.28 2910.93 Need per HCD: 1,707 units for Extremely Low, Very Low, and Low Income Households Assumptions: 1 For Urban Density Overlay, density = 30 Units /Acre by right 2 For vacant land capacity calculation, use 75% of acreage 3 For underutilized land capacity calculation, use 10% of acreage 4 Do not include parcels owned by City of Temecula or Riverside County Flood * Adjusted data excludes parcels owned by the City of Temecula and the Riverside County Flood Control and Water Conservation District City of Temecula General Plan Housing Element Update 2008 Appendix D2 Summary of Vacant Land Inventory and Residential Capacity Analysis for Urban Density Overlay Zone Number of Parcels Total Acreage Res. Capacity Community Commercial .1,2 42 35.05 789 High Density Residential 4 5.78 130 Highway Tourist Commercial' 4 4.39 99 Industrlai Park 0 0.00 0 Low Density Residential 0 0.00 0 Low Medium Density Residential 0 0.00 0 Medium Density Residential 0 0.00 0 Multiple Zones 2 5.82 131 Neighborhood Commercial' 0 0.00 0 Open Space 0 0.00 0 Professional Office' .3 1 1.16 26 Public Institutional 0 0.00 -- 0 Public Recreation 0 0.00 0 Service Commercial' 27 _ 52.88 1189 Very Low Density Residential 0 0.00 0 80 105.08 2364 Notes: 1 Senior Citizen housing (age restricted) will be permitted in this overlay zone at 30 units per acre by right- 2 Multiple -Family residential housing wig be permitted in this overlay zone at 30 units per acre with a Conditional Use Permit. 3 Affordable housing will be permitted in this overlay zone at 30 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. 'City of Temecula General Plan Housing Element Update 2008 Appendix D3 Underuilllzed Convneroial Land inventory within Urban Density Overlay Potential Mbled -Use Opportunities APN ACRES OWNER SITUS ADDRESS SITUS CITY MAILING ADDRESS MAILING CITY AREMSO REC TYPE ZONING LAND USE West sld6 of Jefferson Avenue 908240001 2.82 WINCHESTER TEMECULA ONE 27415 JEFFERSON AV TEMECULA CA.92690 1680 CENTURY PARK E NO $I LOS ANGELES CA 00087 127348.5 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 900240002 2.86 SANOELMAN SUSAN 27475 JEFF TEMECULA CA U690 185 NW SPANISH RIVER 100 BOCA RATON FL 33431 ' 118893.1 PM COMMUNITY COMMERCIAL COMUUNrrY COMMERCIAL 909240005 1.D6 WINCHESTER.TEMECULA ONE 27445 JU ERSON AV TEMECULA CA 92690 ISSO CENTURY PARK E NO 81 LOS ANGELES CA 00067 45240A4 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 909240008 0.53 WINCHESMR.TEkECULA ONE Z751S.JEFR,ERSON AV TEMECULA CA 92800 1880 CENTURY PARKEN081 LOS ANGELES CA 90087 23284.88 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 90 9240015 0.34 WMCHESTER TEMECULA ONE 27518 JEFFERSON AV TEMECULA CA 92590 1860 CENTURY PAWL E NO 81 LOS ANGELES CA 90087 14043.94 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 909240016 0.08 WINCHESTER TEMECULA ONE 27481 JEFFERSON AV TEMFCULACA92590 1880 CENTURY PARK E NO 81 LOSANGELES CA 90087 3340,17 PM COMMUNMYCOMMERCfAL COMMUNITY COMMERCIAL 909240019 1.58 WINCHESTER TEMECULA ONE 27481 JEFFERSON AV TEMECULA CA 92590 1880 CENTURY PARK E NO 81 LOS ANGELES CA MOST 60071.28 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 909240023 033 W INCHESTER TEMECULA ONE 27336 JEFFERSON AV TEMECULA CA 02890 1680 CENTURY PARK E NO 81 LOS ANGELES CA 90087 23027.17 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 039240025 0.07 WINCHESTER TEMECULA ONE 27816 JEFFERSON AV TEMECULA CA 02690 1880 CENTURY PARK E NO Bt LOS ANGELES CA 00087 3110.86 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL W9240026 0.49 WINCHESTER TEMECULA ONE 27515 JEFFERSON AV TEMECULA CA 72500 1880 CENTURY PARK E NO 91 LOS ANGELES CA 00087 21421.34 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 909240028 2.05 WRIGHT GERALD N 215M JEFFE46Of1 AV TEMECULA CA 92890 P O BOX 691WO TEMECULA CA 92880 80385.77 PM COMMUNITY COMMERCIAL. COMMUNITY COMMERCIAL 909270043 .6.73 SOURIS MIKE 41540 WINCHESTER RD TEMECULA CA W390 P O BOX 02 SUN CITY CA 92680 31858.95 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 009270044 1.27 27349 JEFFERSON AVE 27349 JEFFERSON AV TEMECULA CA 92590 6915 RUTGERS OR ANAHEIM CA 92807 53161.13 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 809270043 0.63 PLAZA SEVILLE 27375 JEFPERWNAV TEMECULA CA 92490 8080 LA MESA 8LV STE 115 LA MESA CA 91941 27338.81 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL W9270048 0,71 PLAZA SEVILLE 27371 JEFFERSON AV TEMECULA CA 92500 81180 LA MESA BLV STE 115 LA MESA CA 91941 31123.47 PM COMMUNITY COMMERCIAL C.OMMUNiTY COMMERCIAL 909270047 0.7 PLAYA SEVILLE 27365 JEFFER$ON'AV TEMECULA CA 02690 80 LA MESA BLV STE 115 LA MESA CA 91041 3070137 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 909270048 0.02 PLAZA SEVILLE 27383 JEFFERSON 80 AV TEMECULA CA 92590 61160 U1 MESA BLV STE 116 LA MESA CA 01941 27065.80 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 809270049 1.03 PLAZA SEVILLE 27355 JEFFERSON AV TEMECULA CA 92520 6080 LA MESA BLV STE 116 LA MESA CA 91041 44844.72 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 909270060 2.63. 1780 FIFTH 27340 JEFFERSON AV TEMECULA CA 92690 41823 MAROARRA RD NO 100 TEMECULA CA 0691 11478719 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 000270066 1.10 ENTERPRISE PROFESSIONAL BUILDING 41830 ENTERPRISE CR W TEMECULA CA 62590 1872 GLENWOOD EL CENTRO CA 97243 St78712 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921050003 1.87 KAPLAN KENNETH M 27901 OLD TOWN FRONT AV TEMECULA CA 02890 381 FOREST AVE STE 204 LAGUNA BEACH CA 92651 72020:92 ME COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 821040012 1.37 MAROVIC PETAR 27911 OLD TOWN FRONT AV TEMECULA CA 92660 P O. BOX 6778 . ORANGE CA 92603 54826.6a ME COMMUNITY COMMERCIAL COWAUNf Y COMMERCIAL 921040013 1.57 GLAIN JOHN J 27019 OLD TOWN FRONT AV TEMECULA CA 92590 2837 CANTEGRA OLEN ESCONDIDO CA 92026 66643.6 MB COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400023 1.06 JEFFERSON CAPITAL 277134EFFER$ONAV TEMECULA CA, MOO 277t3 JEFFERSON AVE TEMECULA CA. M90 46254.02 PM COMMUNIIYCOMMERCIAL COMMUNMYCOMMERCIAL 921400024 2.92 JEFFERSON CAPITAL 27715 JEFFERSON AV TEMECULA CA 42590 41623 MARGARITA RD NO 100 TEMECULA CA 02591 127150 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921100025' 0.78 JEFFERSON CAPITAL 27717 JEMRSONAV TEMECULA CA 92590 41623 MARGARITA RD NO too TEMECULA CA 92591 33291.99 PM COMMUNITY COMMERCIAL .COMMUNITY COMMERCIAL 921400029 1.41 MAUSU POINT 27727 JEFFERSON AV TEMECULA CA 02690 27727 JEFFERSON AVE TEMECULA CA. 92590 61260.88 M8 COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400030 2,16 ASSISTANCE LEAGUE OF TEMECULA VALLEY 28720 VIA MONTEZUMA TEMECULA CA 92590 28720 VIA MONTEZUMA TEMECULA :CA 92590 9354131 MS COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400031 1.16 JEFFERSON CAPITAL 27725 JEFFERSON AV TEMECULA.CA 92590 41623 MARGARITA RD NO too TEMECULA CA 92591 5048235 MB COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021400042 1.74 KELLY RICHARD C 27620 COMMERCE CENTER DR TEMECULA CA 92600 24584 HAWTHORNE BLV NO 201 TORRANCE CA 90605 75091.70 MB COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400043 1.19 KELLY RICHARD C 27610 COMMERCE CENTER OR TEMECULA CA 02590 24504 HAWTHORNE BLV NO 201 TORRANCE CA 00505 51661,71 MB COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021400062 1.9 JEFFERSON COURT 27570 COMMERCE CENTER DR TEMECULA CA U590 24864 HAWTHORNE BLV NO 201 TORRANCE CA 90.505 82884.07 MS COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021400064 2.75 JEFFERSON COURT 27574 COMMERCE CENTER DR TEMECULA CA 92590 24564 HAWTHORNE BLV NO 201 TORRANCE CA 90505 120888.2 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921480047 1.09 GUNARATNE PRADEEP W 2780 JIRFFERSONAV TEMECULA CA 92590 1852a COTUIT CIR HUNTINGTON BEACH CA 92640 47310.7 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL. 021480048 D.91 DWB2 27025 JEFFERSON AV TEMECULA CA 02690 7303c WATERMAN AVE NO 838 SAN BERNARDINO CA 62400 39497J19 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921460067 1.07 DWB2 27858 JEFFERSON AV TEMECULA CA 92990 738 8 WATERMAN AVE NO 838 SAN BERNARDINO CA 02400 4502593 PM COMMMr Y COMMERCIAL COMMUNITY COMMERCIAL 921460066 4.64 DW82 27848 JEFFERSONAV TEMECULA CA 92800 730 3 WATERMAN AVE NO 833 SAN BERNARDINO CA 92408 188036.4 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921480000 2.53 HOSTLER CHARLES W 27099 JEFFERSON AV TEMECULA CA 92590 1101 1ST ST UNIT 302 CORONADO CA 92118 111063.0 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 53.46 East elde of Jefferson Avenue APN ACRES OWNER SITU$ ADDRESS SITUS CITY MAILING ADDRESS MAILING CITY ! ARMSO REC TYPE ZONE DESCRIPTION LAND USE 610310003 1.37 RAMSAY JAMES L 27600 JEFFERSON AV TEMECULA CA 02600 10200 WILLOW CREEK RD SAN DIEGO CA 92131 ' 608;16,99 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 910310004 183 RAMSAY JAMES L 27590 JEFFERSON AV TEMECULA CA 92590 P O BOX 52 TEMECULA CA 92693 85541.30 PM COMMUNITY COMMERCIAL. COMMUNITY COMMERCIAL 010310005 1,24 RAMSAY JAMES L 0 0 8799 BALBOA AVE STE 270 SAN DIEGO CA 92123 $4037.2 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 010310006 2.71 CROSSROADS AT WINCHESTER 27670 JEFFERSON AV TEMECULA CA 92690 27670 JEFFERSON AVE _ TEMECULA CA. 02590 118179.0 PM C MMUNITY COMMERCIAL COMMUNITY COMMERCIAL 010310007 2.37 J 5 G GOSCH 27600 JEFFERSON AV TEMECULA CA 92590 160 CARRIAGE CIR HEMET CA 02646 143085.8 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 910310008 1.85 M d J RAMSAY CORP 27470 JEFFERSON AV TEMECULA CA 92690 41623 MARGARITA RD 100 TEMECULA CA 92501 80403.96 PM COMMIRITY COMMERCIAL COMMUNITY COMMERCIAL 910310000 2.34 M 8 J RAMSAY CORP 27452 JEFFERSON AV TEMECULA CA MIX) 41623 MARGARITA RD 100 TEMECULA CA 92591 10/830.6 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 910310010 0.9 M 5I RAMSAY CORP .27464 JEFFERSON AV TEMECULA CA 02390 8790 BALBOA AVE STE 270 SAN DIEGO CA 92123 38404.8 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 910310011 1,03 M 6 J RAMSAY CORP 27418 JEFFERSON AV, TEMECULA CA 92592 755 RAINTREE DR STE 200 CARLSBAD CA 92009 84169.33 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 910310012 0.78 M S J RAMSAY CORP 27420 JEFFERSON AV TEMECULA CA 92690 41623 MARGARITA RD too TEMECULA CA 92501 33045.4 PM COMMUMTYC.OMMERCIAL COMMUNITY COMMERCIAL 910310015 1.88 SRI! ESA PROP 27622 JEFFERSON AV TEMECULA CA 92590 IDO DUNSAR ST SPARTANBURG S029306 8160267 728 COMMUNITY COMMERCIAL OOMMUNITY COMMERCwI 9 t0.T10016 0.88 M S J RAMSAY CORP 27410 JEFFERSON AV TEMECULA CA 92090 41023 MARGARITA RD 100 TEMECULA CA 72591 39243.12 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921050001 124 HOFF INV 27740 OLD TOWN FRONT AV TEMECULA CA 92890 25792 OBRERO RD MISSION VIEJO CA 92891 63949A6 MB COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921060002 1.6 RANCHO 10 LTD 27780 JEFFERSON AV TEMECULA CA 02500 41669 VAROON OR TEMECULA CA 92801 6948264 MB COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400032 0.8 RHYTHM SEA 27706 J8FF8R80N AV TEMECULA CA 92600 406 N MCKINLEY 6T CORONA CA 92879 217193 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400033 0.58 JEFFERSON FREEWAY INV 27708 JEFFERSONAV TEMECULA CA 02591 27388 VIA INDUSTRIA 101 TEMECULA CA 92690 2607630 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400034 2.24 INVESTMENT TRUST ASSOC 277110 JEFFERSON.AV TEMECULA CA 92690 41823 MARGARITA RD too TEMECULA CA 92591 97498.88 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400036 224 PLAZA CIELO 27720 JEFFERSON AV TEMECULA CA 92890 43629 RIDGE PARK DR TEMECULA CA 92690 9761142 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400036 0.67 RHYTHM SEA 27700 JEFFERSON AV TEMECULA CA 02800 455 N mooNLBY aT CORONA CA 02879 37991.61 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021400037 1.01 JEFFERSON FRBBWAY INV 27709 JEFFERSON AV TEMECULA CA 92681 273ea VIA INOUSTRIA 101 TEMECULA CA 02590 44139.94 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921400038 0.15 PLAZA CIELO 0 0 43520 RIDGE PARK DR TEMECULA CA 92590 67041 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921480088 0.95 MEAR THOMAS H 27672 JEFFERSON AV TEMECULA CA 02590 122 DEL PACIFICO SAN CLEMENTE CA 92672 41541.22 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921480087 1.04 IN N OUT BURGER INC 27700 JEFFERSON AV TEMECULA CA 92600 4109 CAMPUS OR NO 900 IRVINE CA 92612 45370,01 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021480066 LOS MACDONALD MICHAEL 8 27MSJEf! . ' 'i:W AV TEMECULA CA WA90 39641 MOUNT BLANC AVE MURRIETA CA 92662 46120.64 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 9214SM74 1.49CHANGPHIUPY .2762s`JEFFERS6NAV TEMECULA CA 92590 27624 JEFFERSON AVE TEMECULA CA. 02690 65039.01 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921480078 2.5350 TEMECULA PROP 270t10JEPFERSGN TEMECULA CA 92500 27680JEFFERSONAVE TEMECULA CA 92500 110284.4 PM COMMUNITY COMMERCIAL COMMUNITYCOMMERCIAL - 1,08 CITY TEMECULA ' " 38.32 B4I Villa9glo APN . ACRES OWNER SITUS'ADDRBSS SITUS CITY MAILING ADDRESS MAILING CITY AREA18Q REC TYPE ZONE DESCRIPTION LAND USE 02183DDOI 1.55 WGA BEL VILLAGGIO 4122i MARGARITA RD TEMECULA CA 02691 9252 CHESAPEAKE OR SAN DIEGO CA 92t23 67701.37 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 92/830002 0.57 WGA BEL VILLAGGIO 412STMAROAFiIYAR0 TEMECULA CA 92501 9252 CHESAPEAKE OR SAN DIEGO CA 92123 24703.04 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921830003 0.55 WGA BEL VILIAOGIO 0 0 0262 CHESAPEAKE DR SAN DIEGO CA 92123 24124.17 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 92t830004 0.43 WGA BEL VILLAGGIO 41273 MARGARITA RD TEMECULACA92.101 9252 CHESAPEAKE DR SAN DIEGO CA 02123 18650.88 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921830006 1.65 WOA,8ELVILLAGGIO 0 0 U52 CHESAPEAKE DR SAN DIEGO CA 02123 72013.21 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921830008 0.08 WGA BEL VILL AGGIO 41377, MARGARITA RD TEMECULA CA 92591 0252 CHESAPEAKE DR SAN DIEGO CA 02123 3362.33 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021830(107 0.16 WGA BELVIUAGOIO 41301MARGAFOARD TEMECULA CA 92591 0262 CHESAPEAKE-DR SAN DIEGO. CA 92123 7011.66 PM COMIARMCOMMERCW, COMMUNITYCOMMERCIAL 921030008 0.42 WGA BEL VILLAGGIO .0 0 7152 CHESAPEAKE OR SAN DIEGO CA 22123 18000.35 PM COMMUNITY OOMMERCW, OOMMUNITYCOMMERCIAL 921830009 1.13 WGA BEL VILLAGO10 41077 MARGARITA RD TEMECULA CA 92692 0252 CHESAPEAKE OR SAN DIEGO CA 92123 49166,69 PM COMOALRBTY COM ERC{AL COMM"M COMMERCIAL 921930010 1.82 WGA BEL VILLAGGIO 0 0 9262 CHESAPEAKE OR SAN DIEGO CA 02123 782MBO PM COMMUNITY COMMERCIAL COMMUNTY COMMERCIAL 921830011 0.33 WQA BEL ViLLAGGIO 41426 MkRGARITA RD TEMECULA CA 92501 9262 CHESAPEAKE OR SAN DIEGO G 02123 14381.02 PM COMMUNITY COMMERCIAL COMq LAM COMMERCIAL 921830012 023 WGA BEL VILLAGGIO 41301 MARGARITA RD TEMECULA CA 02501 9252 CHESAPEAKE OR SAN DIEGO CA 92123 9835.33 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921830013 2.15 WQA BBL VILLAGGIO 0 0 0282 CHESAPEAKE OR SAN DIEGO CA 02123 94042,95 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921830014 1,13 WQA BEL VILLAGOIO III 0 0 0252 CHESAPEAKE OR SAN DIEGO CA 92123 49035 PM COMMUNITY COMMERCIAL COMAMINRYOOMMBRCIAL 027630016 124 WGA BEL VILLAGGIO III 41633 MARGARITA RD TEMECULA CA 02891 9262 CHESAPEAKE OR SAN DIE00 CA 92123 64167,64 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921830018 41 WOA BBL VILLAQ010 111 41677 MARGARITA RD TEMECULA CA 92691 0252 CHESAPEAKE DR SAN DIEGO CA 92123 187474.4 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 17.77 Target Center APN AORSS OWNER SITUS ADDRESS Sins CITY MAILING ADDRESS . MAILING CITY' ARENSQ REC TYPE ZONE DESCRIPTION LAND USE 921320012 0.62 LAKHA PROP TEMECULA TC 27848 YNEZ RD TPMECULA CA 92600 500106TH AVE NE NO 2050 BELLEVUE WA 5500/ 22608.81 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921320010 0:85 MOBIL OIL CORP 29500RAN4DHO CALFORNIA RD 7EMECULA CA 92601 P O BOX 63 HOUSTON TX 77001 38671.08 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921320016 0.64 LAKHAPROP'TEMECULATC 25776YNEZ,RG TEMECULA.CA92691 5DOt08TH AVE MENO2050 BELLEVUE WA 88004 27794.18 PM COMMUNITY COMMERCIAL COIMIUWTYCOwMERCIAL 921320021 1.9 LAKHA PROP TEMECULA TC 28720 RANCHO,CAUFORNIA RD TEMECULA CA 92690 600108TH AVE NE NO 2050 BBUEVUE WA 08004 52731.77 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021320037 3.79 VONS CO INC 295.0 RANCHO CALFORNIA RD TEMECULA CA 62690 1371 OAKLAND BL NO 200 WALNUT CREEK CA 04596 166161.4 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921320038 0.96 LAKHA PROP TEMECULA TC 27644 YN URD TEMECULA.CA M691 600 106TH AVE NE NO 2050 BELLME WA 98004 417402 PM • COMMUNITY COMMERCIAL COMMUNITY OOMMSRCIAL 921320041 225 LAKHA PROP TEMECULA TC . 27570 YNEZ RD TEMECULA CA 02591 600108TH AVE NE NO 2050 BELLEVUE WA 98004 08080,18 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCW. .921320045 094 LAKMA PROP TEMECULA TC 2264ORM CHQ CALIFORNIA RD TEMECULA CA 82591 600108TH AVE NO NO 2050 BELLEVUE WA 98004 3845538 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021320048 3.26 LAKHA PROP TEMECULA TC 2750.O.YNE2 RD' TEMECULA CA 02581 500108TH AVE ME NO 2050 BELLEVUE WA 98004 142042,8 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921320052 9.53 LAKHA PROP TEMECULA TC. 27836 YNEZ,RD TEMECULA CA 02690 300108TH AVE NE NO 2080 BELLEVUE WA 98004 416239 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921320063 7.04 DAYTON HUDSON CORP 29876 RANCHO CALFORNIA RD TEMECULA CA 71690 P O BOX 15566 ANAHEIM CA 92803 308702.3 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 0213201154 1.48 WELLS FARGO BANK NATL ASSN 27838 YNEZ RD TEMECULA CA 92391 P O BOX 2509 CARLSBAD CA 92018 03471.93 MS COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021320055 0.78 ORCZC0 MIGUEL" 0 0 26180 WHISPERING CREEK AVE MURRIETA CA 92562 33150AS PM COMMUNITY COMMERCIAL COMMUNITY COM MERCIAL 921320058 5.45 LAKHA PROP TEMECULA TC 27620 YNEZ l l .. TEMECULA CA 92591 500100TH AVE NE NO 2050 BELLEVUE WA 0004 237295.0 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921320058 5.78 COMA PROP TEMECULA TO 27458 YYNN9Z RD . , TBMBCUI A.CA 02590 600108TH AVE NE NO 2080 SELLAVUS WA 96004 261735.3 PM COMMUNITY COWARCIAL COMMUNITY COMMERCIAL 0213200511 8.01 TEMECULA CORP PLAZA CSNTBR 27460 YN142 TEMECULA CA $MIX 1000 QUAIL 91 NO 290 NEWPORT BEACH CA 71650 131043 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIL 021320001 1.67 NITA INV 40640 RANCNO;MUPORMA RD TEMECULA OA 92691 16721 MINIKAN AVE NO A IRVIN2 CA 92606 86210,08 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921520082 0.69 GOLDBERG TED 20400 RANCHC:CAUFORNIA RD ' TEMECULA CA 02 P O BOX 800 CARDIFF CA 02007 30183.01 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 501 Tower Plan 1 APN . ACRES OWNER SITUS ADDRESS SITUS CITY MAILING ADDRESS MAILING CITY I AREA/SQ REC TYPE ZONE DESCRIPTION LAND USE 021260019 0.93 TOWER OFFICE PLAZA 11 6 II 27393 YNEZ RD TEMECULA CA 92601 43520 RIDGE PARK OR TEMECULA CA 92500 40548.17 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921260019 1.53 TOWER OFFICE PLAZA 113111 27403 YNEZ RD TEMECULA CA 92691 43529 RIDGE PARK DR TEMECULA CA 02690 66793,32 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921280022 0.65 WEBB JAMES C 27423 YNEZ RD TEMECULA CA 92891 27548 YNEZ RD STE 19 TEMECULA CA 92691 2400791 PM COMMUNITY COMMERCIAL COMMUNTY COMMERCIAL 921280023 0.63 PACIFIC TRUST BANK 27425 YNEZ RD TEMECULA CA 92990 610 BAY BLV CHULA VISTA CA 91912 2761199 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 021250024 0,85 DEL TACO RESTAURANT PROP III 27463 YNEZ RD TEMECULA CA 02591 25521 COMMERCENTRS OR LAKE FOREST CA 92630 37147.91 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921280025 0.98 BANK OF AMERICA NATL TR 3 SVGS ASSN 27489 YNEZ RD TEMECULA CA 02301 101 N TRYON ST CHARLOTTE NC 28235 41811.44 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921280x26 1.33 27511 YNEZ ROAD 27401 YNEZ RD TEMECULA CA 92600 2447 P C H STE 201 HERMOSA BEACH CA 00264 87982.78 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921260030 4.06 TOWER PLAZA INC 27411 YNEZ RD TEMECULA CA W592 POSOX2136 BEVERLY HILLS CA 90213 177719.7 PM COMMLIMTYCOMMERCIAL COMMUNITY COMMERCIAL 921270644 0.76 KELLER KARL HEINZ 27541 YNEZ RD TEMECULA CA 02691 2768 LOKER AVG W CARWSAD CA 92000 33241.23 PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 921270045 11.8 27511 YNEZ ROAD 27611 YNB2 RD TEMECULA CA 02600 2447 P C H STE 201 HERMOSA BEACH 'CA 00254 611050A PM COMMUNITY COMMERCIAL COMMUNITY COMMERCIAL 23.42 AV N N N NO w , mop A - - A l l y o� . A'� , + T�: ` r l - \` r tC� rc .0 p5+11GLE:QR �-•� �. \. \ � % " fj O A h " ,F /�1 `\ Y y � � tit X. City of Temecula Urban Density Overlay = RDA Boundary r - it Q t f j ` :', <' N Panels 13cant Properties with Land Use / .•' -�` :`r' `y �_ 1 � Sri (`� '� ` �` ^` ® High (13 -20 DUTAC Max) a, t'f` u i. -a \ ` ✓� r T Community Commercial A Prof Highway Tourist Commercial essional O %% h. �� % - i ? , r• .� ' . 'rte., %' i • `�,� /" � r � ' t i' ` ' .k ` j ' Office Service Commercial h 31 rider Utilized Properties with Land Use Mar , 2009 �\ \ :9�� r'• �' ° � i ,,�e c��� %r Community Commercial 0 395 790 1.580 2,370 3,160 ' Highway Tourist Commercial rtgkiarcmap aoi+aiam:re+uroho+en+r_a� �.mm �" � J / � ' �. � lam '�. v' - `L•`,�� , TAF GiTYDP .. . Underutilized Villaggio ROIygN� Legend C3 city // Streets a Parcels t� 6 Z 0 SOO 1000 , 1500 . t. Scale: 1:5,152 Map center. 6286901,2135232 W This map Is a user generated stetlo output from an Internet mapping eke and is for general reference =. Data lagers that appear on this map may or may not be accurate, current, or Otherwise is. THIS MAP IS NOT TO BE USED FOR NAVIGATION. .'rARGrPY OF• 1 Inderutiilzed466t side Jefferson Avenue Legend Q. 0 cloy 1C0 Streets �g �- � ❑Parcels N A � 0 O a 0 1000 2000 3000 ft. scale: 1-0 ,979 Map center. 6284131, 2182419 This map Is a user g static output from an Internet mepft site and is for general reteren� only. Det la ers that epppeear on this map may cr may not accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION. 7'AF,.CiLYOF ' Underutilized -vest side Jefferson Avenue Legend off' 93 clty `s p ,✓ Streets Q Parcels R� d a 0 850 1700 2550 ft. scale: 1:8,6" Igo Ma center: 6283451, 2932497 WW re ere o only. Data Is hol eDDa r on h n me e be �raate current, or othemlaa reliable. THIS MAP'I$ NOT TO BE USED FOR NAVitaAT10N. r of Underutift.ed.Target Center R R Legend city t b"b p Pamela �o 0 550 1100 1650 ft. Scale 1:5,902 Map center: 6287955, 2128808 `YIWYY This map is auser tg ene y r a ted sta from an IInte mapping site and la for general r an otherwise ro THI MP 'a NOT To aE US 2rM NAvaYMnON rate, curre or . •77�Cr1YOF, . Underutilized Tower Plaza Legend Q city Streets Parcels �O 0 800 1200 18aoft. seale:,:s,338 Map center: 6286887, 2128482 `IWWY This ntsp is a user germinated stedc output from an Internet mapping site and Is for general roterenoe only. Dab that appear on thin me mayy or mayy not bs aeourate, current or otherwise reliable.. THIS MAP 1S NOT TO BE USED F.OR NAVIGATION.