Loading...
HomeMy WebLinkAbout011514 PC Agenda In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET JANUARY 15, 2014— 6:00 PM Next in Order: Resolution: 14-01 PRELUDE MUSIC: Earlene Bundy CALL TO ORDER: Flag Salute: Commissioner Guerriero Roll Call: Carey, Guerriero, Harter, Kight, and Telesio PRESENTATIONS/PROCLAMATIONS 1 Business Spotlight Recognition Presentation, FFF Enterprises, Christine Damko PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary prior to the Commission addressing that item. There is a three-minute time limit for individual speakers. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 2 Minutes 1 r � ITEJ1 1 L J CITY OF TEMECULA COMMUNITY DEVELOPMENT MEMORANDUM TO: Planning Commission FROM: Armando Villa, Director of Community Development DATE: January 15, 2014 SUBJECT: Business Recognition Program — FFF Enterprises PREPARED BY: Christine Damko, Economic Development Analyst BACKGROUND: Temecula-based FFF Enterprises is the nation's largest distributor of plasma products, vaccines, and other biopharmaceuticals. With a current total of 201 employees, FFF is now in its 26th year with more than a billion dollars in annual sales and a flawless safety track record. Since its founding, FFF has taken a leadership position to supply chain safety and innovation, setting new standards and pioneering industry firsts. FFF's commitment to integrity ensures that products are purchased only from the manufacturer and shipped only to healthcare providers, with additional steps taken to safely store, handle, and ship products to guarantee patient safety is never compromised. FFF's proprietary systems, Verified Electronic PedigreeTM and Lot- TrackTM, provide verification of this secure channel, and FFF's MyFluVaccine and VaxAmerica are revolutionary vaccination programs that have added a new level of safety, convenience and reliability to both healthcare providers and consumers. r � ITEM 2 L J ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET DECEMBER 18, 2013 — 6:00 PM Next in Order: Resolution: 13-46 PRELUDE MUSIC: Earlene Bundy CALL TO ORDER: Flag Salute: Commissioner Carey Roll Call: Carey, Guerriero, Harter, Kight, and Telesio PRESENTATIONS/PROCLAMATIONS 1 Business Spotlight Recognition Presentation, Steris, Christine Damko TO BE RESCHEDULED CONSENT CALENDAR 2 Minutes RECOMMENDATION: 2.1 Approve the Action Minutes of December 4, 2013 APPROVED 5-0; MOTION BY COMMISSIONER HARTER, SECOND BY COMMISSIONER GUERRIERO; VOTE REFLECTED APPROVAL COMMISSION BUSINESS 3 Elect 2014 Chairperson and Vice Chairperson CHAIRMAN APPROVED 5-0; COMMISSIONER HARTER TO SERVE AS CHAIRMAN, MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER TELESIO; VOTE REFLECTED APPROVAL. VICE CHAIRMAN APPROVED 5-0; COMMISSIONER KIGHT TO SERVE AS VICE CHAIRMAN, MOTION BY COMMISSIONER HARTER, SECOND BY COMMISSIONER TELESIO; VOTE REFLECTED APPROVAL PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. 1 Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 4 Planning Application Nos. PA12-0142 and PA12-0143, a Development Plan to allow Navy Federal Credit Union to construct a 4,700 square foot, one-story bank building, and a Conditional Use Permit to construct and operate a three-lane drive-thru at the rear of the structure, located approximately 150 feet south of Temecula Parkway on the west side of Jedediah Smith Road, Kenny Taylor APPROVED 5-0; MOTION BY COMMISSIONER KIGHT, SECOND BY COMMISSIONER TELESIO; VOTE REFLECTED APPROVAL RECOMMENDATION: 4.1 Adopt a resolution entitled: PC RESOLUTION NO. 13-47 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA12-0142, A DEVELOPMENT PLAN APPLICATION TO ALLOW NAVY FEDERAL CREDIT UNION TO CONSTRUCT A 4,700 SQUARE FOOT, ONE-STORY BUILDING, LOCATED APPROXIMATELY 150 FEET SOUTH OF TEMECULA PARKWAY, ON THE WEST SIDE OF JEDEDIAH SMITH ROAD (APN 961-410-008) (RELATED APPLICATION PA12-0143 CONDITIONAL USE PERMIT, DRIVE- THRU) 4.2 Adopt a resolution entitled: PC RESOLUTION NO. 13-46 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA12-0143, A CONDITIONAL USE PERMIT TO ALLOW NAVY FEDERAL CREDIT UNION TO CONSTRUCT AND OPERATE A DRIVE-THRU FACILITY FOR THE PROPOSED CREDIT UNION STRUCTURE, LOCATED APPROXIMATELY 150 FEET SOUTH OF TEMECULA PARKWAY, ON THE WEST SIDE OF JEDEDIAH SMITH ROAD (APN 961-410-008) (RELATED APPLICATION PA12-0142 DEVLOPMENT PLAN) REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT 2 ADJOURNMENT Next regular meeting: Wednesday, January 15, 2014, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. Stanley Harter Armando G. Villa, AICP Chairman Director of Community Development 3 r � ITEM 3 L J CITY OF TEMECULA COMMUNITY DEVELOPMENT MEMORANDUM TO: Planning Commission FROM: Armando G. Villa, AICP Director of Community Development DATE: January 15, 2014 SUBJECT: Director's Hearing Summary Report Planning Director's Agenda items for October, 2013 Date Case No. Proposal Applicant Action December 12, 2013 PA11-0157 A Major Modification to allow an existing !no Cruz APPROVED gas station/convenience store to add 1,000 square feet to the existing store for a deli with outdoor seating , located at 44239 Margarita Road Attachment: Action Agenda ACTION AGENDA AGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING DECEMBER 12, 2013 1:30 P.M. TEMECULA CITY HALL Great Oak Conference Room 41000 Main Street Temecula, CA 92590 CALL TO ORDER: Patrick Richardson, Director of Community Development PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address the Director of Community Development on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Director about an item not listed on the Agenda, a white "Request to Speak" form should be filled out and filed with the Director. When you are called to speak, please come forward and state your name and address. Item No. 1 1:30 p.m. Project Number: PA11-0157 Project Type: Major Modification Project Title: Arco Margarita Applicant: Ina Cruz Project Description: A Major Modification application to allow an existing gas station/ convenience store to add 1,000 square feet to the existing store for a deli with outdoor seating Location: 44239 Margarita Road Environmental Action: Section 15332, Class 32 In-fill Development Projects Project Planner: Victoria Hernandez ACTION: APPROVED NOTICE TO THE PUBLIC The agenda packet(including staff reports)will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street,Temecula)after 4:00 PM the Friday before the Director's Hearing. At that time,the agenda packet may also be accessed on the City's website—www.citvoftemecula.orq—and will be available for public viewing at the respective meeting. Supplemental material received after the posting of the Agenda Any supplemental material distributed regarding any item on the agenda, after the posting of the agenda,will be available for public viewing in the Main Reception area at the Temecula Civic Center(41000 Main Street,Temecula,8:00 AM—5:00 PM). In addition,such material may be accessed on the City's website—www.citvoftemecula.orq—and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting,please contact the Planning Department at the Temecula Civic Center,(951)694-6400. r � ITEM 4 L J STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: January 15, 2014 PREPARED BY: Kenny Taylor, Case Planner PROJECT Planning Application No. PA13-0068, a Major Modification for a SUMMARY: 1,564 square foot addition to an existing building for a proposed new restaurant and professional office space at 27423 Ynez Road (Tower Plaza Center) RECOMMENDATION: Approve with Conditions CEQA: Categorically Exempt Section 15301, Class 1 Existing Facilities PROJECT DATA SUMMARY Name of Applicant: Rick Barr General Plan Community Commerical (CC) Designation: Zoning Designation: Community Commerical (CC) Existing Conditions/ Land Use: Site: Tower Plaza Shopping Center/Existing business offices/Community Commercial (CC) North: Existing Empire Creek/Community Commercial (CC) South: Business office (existing Tower Plaza Shopping Center)/Community Commercial (CC) East: Business office (existing Tower Plaza Shopping Center)/Community Commercial (CC) West: Existing parking lot/Community Commercial (CC) Existing/Proposed Min/Max Allowable or Required Lot Area: 0.53 acres existing 30,000 square feet Total Floor Area/Ratio: 3,384 sq. ft. existing/ 0.30 allowed 1,564 proposed: Total 4,948 sq. ft. FAR .21 Landscape Area/Coverage: 21.58% existing 15% required Parking Required/Provided: 32 spaces provided 32 spaces required 1 BACKGROUND SUMMARY On March 26, 2013, Rick Barr submitted Planning Application No. PA13-0068. The project site is currently developed with existing office suites. The applicant is proposing to construct a 1,564 square foot addition to the existing building for a new restaurant and professional office space for a total building size of 4,948 square feet. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan The site plan for the project does not significantly change as a result of the project accommodating the new restaurant and professional office area. The existing covered patio area is 348 square feet and the applicant proposes 914 additional square feet for a total of 1,262 square feet of covered patio area. The proposed project meets all building setbacks, parking requirements, and landscaping requirements pursuant to the Development Code. Architecture The exterior façades of the building addition will maintain a similar architectural style as the existing office building and Tower Plaza Shopping Center. The proposed architectural style is identified as "California Ranch." The building design features an articulated façade that incorporates pop-outs, tower element, varied roof lines, patio shade covers, and wood trimmed entry doors. The facade consists primarily of an existing wood siding with a new decorative stone veneer utilized for lower wall plane variation. The overall color scheme consists of a palette of Brown Gray Range and Aspen Snow White, accented by Thunder Bay ECC Blue. The proposed building elevations and architecture for the project are consistent with provisions contained within the Development Code. Landscaping The project site is currently landscaped. No modifications to the landscaped areas are proposed as part of this project. Access/Circulation The primary vehicular driveway access points to the building are from Ynez Road. The proposed project site is part of the existing Tower Plaza Shopping Center that shares reciprocal off-street parking and access. The Development Code requires 32 parking spaces for the office and restaurant uses with the proposed addition and the applicant proposes 32 parking spaces on the project site, thereby meeting the parking requirements as specified in the Development Code. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U-T San Diego on January 2, 2014 and mailed to the property owners within the required 600-foot radius. 2 ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act (CEQA), the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities). The project will allow for additional building square footage and outdoor patio area to an existing structure for restaurant and office use. Consistent with CEQA Section 15301, the proposed project involves negligible expansion and minor alteration of the existing building. Therefore, no further environmental review is necessary. FINDINGS Modifications (Section 17.05.030.E) The proposed use is in conformance with City of Temecula the General Plan and with all applicable requirements for State law and other Ordinances of the City. The project will allow for additional building square footage and outdoor patio area to an existing structure for restaurant and office use. All uses for the project will remain consistent with those allowed in the City of Temecula Development Code for Community Commercial (CC) zoning districts. Furthermore, the use will be in conformance with City of Temecula General Plan and with all requirements of State law and other Ordinances of the City. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project is in conformance with all requirements of the Development Code, Fire Code, and Building Code, which contain provisions to ensure the protection of the public health, safety, and general welfare. Therefore, the project is not anticipated to have a negative impact to the public health, and general welfare. ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing 3 AERIAL MAP City of Temecula . . . . , .., .. s�f '�S i r e S . J - . 14 y yy ,9' .,� !' te° 1 M1, ?� ;. *-1.., -e b t i ■s.4 e• T. -• ... �T . 1111 di Project Site -_ \ors :UN ,r,,,,..,",i,,r , ,-..,,.. ,' . i 'i''.1 •:::::' NI 7 0 lot 1:Is PI -. __ i: . ' -/-.. .....„4. • . . 0.. 44.,. ‘0, '.' -,_...,,_...._.:o,„„., „,. r. ‘ *,_ _,i,„„.,. ,g...g.,,. -- _. —. i._.d_-.- - # :w - _.o,..._-...., .-.-., ,.. .,,. . _ _ 4{' 3.. . . 4. _.. , . _ .„,„„i,„„,... =; • -� - ,,• a p * .. ., - r-S-14-1-13i ` I , te � ' A ♦ * .. II . 4 ''' 4r 1411111H:.• ...V...I / '''' SAllT 0 50 100 200 Feet This map was made by the City of Temecula Geographic Information System. `> N The map is derived from base data produced by the Riverside County Assessor's �,Y 11 Department and the Transportation and Land Management Agency of Riverside L. County.The City of Temecula assumes no warranty or legal responsibility for the information contained on this map.Data and information represented on this map are subject to update and modification.The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. . • , • 7 KEW CekklEMCIJkIL MOCA kIDIDEVIJOK BUILDING AREAS PROJECT DATA v,7 0 ',,_,-,0 .2.- •-• AP N.' 521.260-022 I-. 2 - (PktSLOOde TOWIEM PLALk KOIDEFECkTIJOK 0 NEW PATIO.se 75 SO FT 0 NEW PATIO.5175 SO FE STREET ADORE.: 274 23VNEZ RD 0103 TEMECULA.CA B2591 U< > - 0 NEW PATIO.02 20 SO FT. Ma&1.00.1.1%. tOT:1 ABBREVIATED DESCRIPTION,LO T:I CITY TEA/ECU/N.53 < -,• , ...,................. .......,, ACRES IN PAR I PM 1.29T.S8 PM 20363 OD,Ml1111 TV,TEMECULA c.zi O..,4 ..... ..r.i i \ 0 NEW PATIO•131 1050 FT, < .-..._,,..._ RMA entiMill. COMMUNITY COMMERCIAL MCI .?f,' .. 11 . ".. . ------ EMPin li \ t 0....1118.0.11.0.14 FT. 0 EXISTING PATIO.UM SO.FT sasaus.roNsCreyuntms CCCOIERCIAL IL(..) 0 I-. 1 4et,,_, ---_,,- E cRest I o■VING AND PROPOSED OPETLE INTREPID ANONIONPLINT MIME INTraNNet NO 12 U -ii.:1404., , RESTAURANT' LAND USE: PTIOPOIM9014.5KPM.FCOMNDOTTKa ADJACENT PAKEL - .2` --- . .'' 0 EXISTING RESTAURANT•1 MO MET. M.".*"." 32 977 17 SO, OINA0 Nt■ 1 o I- A.P1L.@MOD-0U •V, . .....,,,....2cp {Eli FATIO 0 \.=,...7 - zoetliv..coantwartztozasmoL I -_id 317.0 DX1 1 ,_ co \ • 0 EXISTING OFFICE SPACE TO CHANGE USE TO -.TAL'Ler.E.‘ 23 eV DO SO FT A OK TOTAL Of F 000 °Enigma rt E ssE211 LAND use&KAMA°airIVA ID El- RESTAURANT=667.0 SO.FT. 4.0110.12sit .67 0 , \ : \\ 0 .. Il 0 NEW RESTAURANT ADDITION.145 VI so FT. SIIILOINO AREA C4 % 1 I ▪ < \\ri\,. .---- -\cool=7/0\ (E)RESTAURANT Tarot NE.STAL/RANT SO P7.•2 244 FOSS FT L.,..r covE,,,,,.: BUILDING AREA. 4 94.3 CO SO_FT.•2 I 43 V. PARKING AREA. 10,7 PS SO F I•47 55, LANDSCAPING AREA•A PO(0 SO zi' 0 (10 EXISTING OFFICE.1 2BS CO SO.FL 2 :\ e 1® ki t 0 ,, 8 T,Eox,.csuessesr.,IzizoroEgEFcrov.,vEREED "W"."""''''''' ovr,,,, El'e,F,T.I'nsEsaltV STALLS REOURED 0 P,11133.. \.....B.' 10-.V it.ttk „ilLtit LLD \ CU= (t) 54' .=I ikl 0 . r4 .7..■ I 'II 1I. 1 KW LK LID 11 S01121:4 11 li 0 NEW Of F10E AMNION•76.404 Sr3 FT. . .,.,,,I I ADDITIONAL PARKING I ,- N... n ,.c. 0%m r z51...mi is t. 0 L..,WEI 11101•000000 .4 oi)NEW OFFICE AMMON.UAW SO FT. OFFICE AREA•1 SPACE/3.P0 SO FT.OFA GFA.2 MB SS SO FT.I OD•PO PARR.STALLS REOULRED 'jd J El , • '. ilia\,,,. $kl" V \\ \ \\1 th..., ' ,L'.-31*4 IS., diffso FT 1.7 0 on ID si) 1.14,0515,. ... 11 Z in . N Mtn CPU IMEN MM...754701 WorT SUITE/02.603SO FT surrE IP}ZO■0 02 SO FT NOP1SOLEPANOND AMC. PROVIDED.B PAWING STALLS P:13 CSC TABLE 11B-0•2 SPACES NUMBER OF DISABLED SPACES PROW.°•3 SPACES OTAL PARKING STALLS REWIRED.32 SPACES '-'2. 6 v J 11-1 CI A® \IIrVelt,k,•_.*.------; 6. ,411„ ea= t 0 l' , 2,..:,• V \ %I I 0 140/""SiNalla"."%a""siP4IslImErout"Xl sr TOTAL PAWING STALLS PROVIDED•32 SPACES SNOPPING CENTER SLIASIED OWING`MILL BE USE0 TO COMPLY 4.,,i' ...?.■ 0 Ll 1 0..., 0 E\,,'1/4?..\ ..--,„-*o...0........13"VI ..., . .§11 . , iii .. , v SUPPORTED ON PERIMETER LEDGER ....... ,,,a_.----.. • 4.6,, ,,,ket •A , .1._ 00--„.0.- ■ ■ 0 WARDS ATTACHED TO THE EXISTING ANO NEW BUILDING STRUCTURES. IN,PONNI5114.MMIX FAR•0.20 2 ..ilr'. 1:1_,. .. , . , . a G7 C7 ADJACENT PARCEL AP N.:921-260-023 ZONING:COMMUNITY COMMERCIAL LAND USET SANK t NEW PATIO 31.1.044 FT 0 \ ■ t \ I \ I \ I OCCUPANCY CLASSIFICKOON: IS/0,...2 4....Er Ltsailsornm NI. Oft AMPOSIAL NUMBER OF STORIES HOW/dil^.0.0 AMMO&Ma NNIIND&IlaVa4 MCNWAVID LSTORY 477007 tb LI Oi • ''..° t 6*. Y fr• -3 -.. P ' s 1 \ - . r■ 1 - KEY NOTES , I \ I 0 .84,...17 IDASONalar 84....0 H 1.1.7/iv VaDE CONCRETE STEP-OUT 111 Lp,Itiffli WA POI Lied4o•Pr D'AVER SONLIF2LTP.LLF. IC],[2.PEI,4.1 01 TO11111:1 A,CA n201 410.at,A5MERD ‘ \ \ Ill NEVI EIECONATFILEDMICRITF Pr'FmipPIZEI 4,194V14 E ESREMISISEASsuigii.{1.0.MIS 0.01s. 11111111 _ 'th'i,r. , E EXISTING CURB TO PROTECT IN PLACE \ 1=1 :,CCESSZLLPa,H,OcF,TRAVEL 5,LOX OSS SLOPE OF 27. It IIIIIII 1 ............ 111 INLINMOINTINNTIONATI ADJACENT PARCEL 1 411 i ARK:921-250-027 1 I::PM swot.ma:27 !I zoNFvo:COMMUNITY COMMERCIAL \44 ...4.22'....'' --...‘----I. 1 1.021.51........±......M6117 REI,OIRO2.71 . LAND USE;SHOPPING CENTER / -i n 1 E NEW ACCESSIBLE PARKING STALL,B.,10'4,■ CO i \ E NEW 8 MLN VAN ACCE.IBLE UNLOALIING ZONE .1 1111 E .3.71.TRLNICATED DOMES EASEMENT NOTES: . NI EASEMENT FOR THE INAMMISSION OF ELECTac 1 CI NEW 6.WIDE SMEWALK ENERGY RI FAVOR OF CF_NERAL TELEPHONE COMP..' OF CALIFORNIA PER INSI.No 220217 REC DECEMBER E S.1500 EASEMENT NOT PLOTTNERE \ E, EXISTING SCE EASEMENT '•I•I A i is'*TM(UNLESS OTHERTPSE TIOTE0) UNOERGROUN0 ELECTRICAL SUPPLY AND EASEMENT FOR 1 Mr,,1.1111,21P1 GOWIRENMARON 527527E11 IN FAVOR OF SOUTHERN c,7' \ V I C I N I T Y MAP■ 2,4,1 0 1,,, GUFORSIA EDISON COOPANY PER INST.No 240SO TEE AMR 24.1081 Ni0 MST.No 120325 REG JOLT 2,1081 h),E 1'snEk(WISE OniEEmEsE NOTED)FASEIRNI FOR SITE PLAN ci :' PROPOSED 7117. R/N W. UNDERGROUND CONDUITS a CABLED a APPURTENANT ,- FIXTURES&EMMERT,IN FAVOR OF SOUTHEFRI 07.14a.12470VX I I I CALIFON.EDISON CO5PATI PER INSTRUMENT Ne 03028 NEC JULY 24.1071 I 4 Strat.1 . ' FI. 20. 40' 60' i i IT■Tan I ggeJa' 1 I _ APPLICABLE CODES SCALE:1220. INOFF.TOT271 1 0 COY I,V.1:VI MM.-W....gen,sPrEEP.ssIsOsst lisalssEloSOS Om I KW I I masa 171421LOWALCOR2 OWES Z !UPI OW t2. / . sfn Cott 00410.0101.131:Inec9=p6UE.S..Kl.1.00,10111.11 /,,, ant eitn•masszVs4CsLOON CM,SERESMOSOst tszerf...Mel...s. ps,n pumas.isrEpSotz stEcsrxessowsslariEsql.MI CCM WI ,_-.____AM6--_____„1 \11/4) X4 10.010.01sla slanpv ESIVIS SECTION AA , KT.1 0..ft mo 10 SCALY ...FP.. 4 z z o ∎o _ ne" F J.t Y. Rr, 8z ti - a` 0 iACCE a AMP O 0 v e4 +.0 € F i w 4 U •♦• 0 {E)DINPIC.ROOM 0 NEW DINING ROOM 1 1 Q 10 123 1 iEJ 619H YYIASH ♦ . Q yq J i E isHy RESTAURANT a SUITE 103 - 9 99 ❑ P�)^4,013 i2.244.00so.Fr I;.�rsoOE (E)RECEPTION I • �Oi AREA (E)SERVICE 7 ,,\ AREA ___—. 1 (E)KITCHEN z E-I` 'L gqARRE�EA�� REST ,; ` e g Q FS 1 t.ua*.wio. r— 8 9 9 t]1 J FLOOR, 1 jP3.- i xAFwFlw*run._! �O C=J pr,ELECT l AREA d § 4 L L Le 4 .. +v1 mum PA `'"1 B ®I -1 L N 77 a n+F (675.%)SO,FT,) • OFFICE h 'd ta S 'l -- \`�.� SUITE 102 ,1 693.00 SO.FT. ;z y 2 g Li 1 . MINIMUM NUMBER OF PLUMBING FIXTURES �~-Yav a H OWNEO Au1W10 MIME LAOS ROOM IPSO w I • H �T TRA¢n vv meet OAF Fll, DEFCE ROE lox I J\ 11r �d /L"Jy —_ IP*•aO A'OCV••RI- •0 ICM 4ANP a 0�POISS-F t �L p F� �+ ♦ ` um 1.11..tPN/u•1YLf5- D TOM CROSS AREA■E9300 SO FT. ESTHOQM TEA RO CA 1RI yt YxY ) N ■ fYNES• 1D PER CPC ID COMM Il gi t IL MO IERIACLOSET, 1UTN FLOOR MA 6TLESS OMx ISCO 50 it TMM "". A -,�I ry 1 TOALI Pam,,Mon FOR DSC BY AO YORE Fenn .Q , d FOYER 1 MRR CLOSET,NO P.011C PERSgI Al A TOE OPAL SAM1V TO RAOSE 4 1 IRVATgR 1E001.11 1TS FOR SEFR O CUI D11ERS NO BOW- - 4 o e lrES of RDm sE+I¢ °ry + t I... I FATER CLOSET,AND I UVAT F z,7,_ 1 ACIOAROAT ❑ WAD OF/02 r" 16 0 RECEPTION AREA 0 EF uuES" F SUITE"A" OFFICE 1 MOOED. Al y 1 F PF7 iWGCAiF a SUITE 101 00 ,4F1 1 F UR C amwr,1 URNAL 0 2,010.86 SO.FT W ODOM RATER CLOSEr.MO IM . J Tuv 0O W Z F '1 PM WNW FOt Y GRIN �� FOCa FIGw.at` axi Moult l°Yea � z��mE DLOCrzIxc AT 1 _ F '1 T sFN9 w N-9c wn 1.yr 1w E9wr a WALL Y OFZaul WEEK•Ir. ra 7 ENE MW 5/F'11PE Y C•9N worn F – -FT �. IK, FT WPM PAWLEL rt A!101 SCOW 10u ROA 9D SDE6FIF'OC. - -A' ff\' SCIFR6F '1F SD OR 1-D11. F'FT9Y 5GF6 MA 46) • LAVER NN6 sucEaED 1F•u LAIR N9 src x. .m.:.,.. WALL ICHIDILLE MOTO N WOO>•:,1L.1: u wTO11 FARI•n••••F9 Room•Irun wTE ‘0-02-12 PROPOSED FLOOR PLAN ar x q1y 1-HR FIRE RATED WALL DETAIL SCALE EEIrO.a' �� ___________ +' FL1w LYA1LF A..`a' z z r: I 9. ROOF 114� z 0 c . I '''l 0. J cG *d E / *5 g6/ -WF.OPr.iwEDEUOw b H ■ 1 s a ____------- k J i d E. 5 D 2 wK+'jai - - "'' .D EJ u 9 N @ d ,t g d � MIMIC AK" d Li g ROOFURF Ds..SAWS y V A a 4 Lrj/ 1 I I ETAa ST PT ...R.:- .. • j..'" oei� ; 4 4 4 , 4 : I_ et-,41-4-714 : DwNE R awufuw «< TM PROJECT POORE.: a i , ,1 ; 1...b.4.a ok a :"Abr./ .;.� - ..I..1.4,.1•4-1.-1--1-1--1-* all N. :->lB 5 . , ‘, --iii i it' , IL, MU MC R AR9TPS COP 0.1 DIF-OFF SD W MINDS SNOW PIE I ISI SAN BeitIMIUMNO CA WS TEL FAX r.r1ILS-1IDI .1: ' f NO FEW ROOF WONTED ' NEO EO ODUO UFTENF PROPOSED RESTAURANT/OFFICE BUILDING ROOF PLAN . ] D"� F'°°WED I RESTAURANT AND OFFICE NEW COMMERCIAL ADDITION IN THE CITY OF TEMECULA, CA 92591 A.P.N.: 921-260-022 , L.T.. 4.� t..ay ... - SY'_ rte.. _ I� III r 1 r 1 a 54 N ��iSiSfR ¶ e t f�ia�'�r... ksras.a-r.ir t s=.i.se r sr:.t•€t `,.�,:.s e. .,a .■.. rs+,-.r.., r , . r-s - i - . - , - - ,�L _ i . __ _ _ _ _ MI U • • MI ■ + 1 , , 1,.,1 ,i . , , I D NORTH LLL ✓/\`l ION CORPORATION Your Vision 1 Our Commitment RESTAURANT AND OFFICE NEW COMMERCIAL ADDITION IN THE CITY OF TEMECULA, CA 92591 A.P.N.: 921-260-022 `�r yr'i 0 1.11E III.lfal� e LLLVAT 1 CORPORATIONi Your Vision I Our Commitment RESTAURANT AND OFFICE NEW COMMERCIAL ADDITION IN THE CITY OF TEMECULA, CA 92591 A.P.N.. 921-260-022 _.-, . 'p r-77-- 1 ............' .. ,„_ ri 1 , 1, lel Mc,.[�� [UI! 1216 CI 11 a IIJU 1.6_14 IF . INN iHI IIIi I1L li � c Hirrill �; 11 1I iA44) 443 LJkb>1[' LLL—VA 1( Iq CORPORATION Your Vision I Our Commitment RESTAURANT AND OFFICE NEW COMMERCIAL ADDITION IN THE CITY OF TEMECULA, CA 92591 A,P,N.: 921-260-022 4 17-,lit...- _. . ... . 1 _ _ - — ,........ ..,10,, ail 111111, dk l 111:1,I f,{, ,11 1 !I lll�l l 11l I I I LJJII.IJEUTLhG! .� Ill I Ii 11111 I II 111_111111111.i 1111 i11 .1 � Ort R VVLS1' LLL /A111 k�. /A .ORROR.rCHNI Your Vision I Our Commitment PC RESOLUTION NO. 14- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13-0068, A MAJOR MODIFICATION FOR A 1,564 SQUARE FOOT ADDITION TO AN EXISTING BUILDING FOR A PROPOSED NEW RESTAURANT AND PROFESSIONAL OFFICE SPACE AT 27423 YNEZ ROAD (TOWER PLAZA CENTER) (APN 921-260-022) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On March 26, 2013, Rick Barr filed Planning Application No. PA13-0068, Major Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on January 15, 2014 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. D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA13-0068 subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Modification Permits (Development Code Section 17.05.030.E) A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The project will allow for additional building square footage and outdoor patio area to an existing structure for restaurant and office use. All uses for the project will remain consistent with those allowed in the City of Temecula Development Code for Community Commercial (CC) zoning districts. Furthermore, the use will be in conformance with City of Temecula General Plan and with all requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is conformance with all requirements of the Development Code, Fire Code, and Building Code, which contain provisions to ensure the protection of the public health, safety, and general welfare. Therefore, the project is not anticipated to have a negative impact to the public health, and general welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Major Modification Application: A. In accordance with the California Environmental Quality Act (CEQA), the proposed project has been deemed to be categorically exempt from further environmental review (15302, Class1 Existing Facilities); The project will allow for additional building square footage and outdoor patio area to an existing structure for restaurant and office use. Consistent with CEQA Section 15301, the proposed project involves negligible expansion and minor alteration of the existing building. Therefore, no further environmental review is necessary. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA13-0068, a Major Modification for a 1,564 square foot addition to an existing building for a proposed new restaurant and professional office space at 27423 Ynez Road (Tower Plaza Center), subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of January, 2014. Stanley Harter, Chairman ATTEST: Armando G. Villa, AICP Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Armando G. Villa, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 14- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of January, 2014, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Armando G. Villa, AICP Secretary EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA13-0068 Project Description: A Major Modification to for a additional 1,564 square foot addition to an existing building for a proposed new restaurant and professional office space at 27423 Ynez Road (Tower Plaza Center) Assessor's Parcel No.: 921-260-022 MSHCP Category: (N/A— previously graded site) DIF Category: Service Commercial/Office TUMF Category: Service Commercial/Office Quimby Category: Exempt (non-residential project) Approval Date: January 15, 2014 Expiration Date: January 15, 2016 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL-1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements PL-2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. PL-3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL-4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Major Modification Permit. PL-5. The Planning Director may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to 3 one-year extensions of time, one year at a time. PL-6. A separate building permit shall be required for all signage. PL-7. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL-8. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. PL-9. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks must be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. PL-10. The applicant shall paint a three-foot by three-foot section of the building for Planning Department inspection, prior to commencing painting of the building. PL-11. The applicant shall submit to the Planning Department for permanent filing two 8" X 10" glossy photographic color prints of the approved color and materials board and the colored architectural elevations. All labels on the color and materials board and Elevations shall be readable on the photographic prints. PL-12. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staff's prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. MATERIAL COLOR New Roof Tile Match Existing New Wood Siding Match Existing New Stone Veneer Match Existing New Wood Rail Match Existing New Wood Trellis Match Existing New Window Shutters Match Existing New Window Trim Match Existing PL-13. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. PL-14. Parking for the project shall be shared across the site, including parking spaces in all lots that are a part of the project. If the project involves multiple lots, the applicant shall submit to the Planning Department a copy of a recorded Reciprocal Use Agreement, which provides for cross-lot access and parking across all lots. PL-15. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Planning Director. PL-16. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL-17. Solid covered trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. PL-18. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. Prior to Issuance of Grading Permit(s) PL-19. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check prior to final agreement with the utility companies. PL-20. Double detector check valves shall be installed at locations that minimize their visibility from the public right-of-way, subject to review and approval by the Planning Director. PL-21. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Planning Director at his/her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Planning Director shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL-22. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address the treatment and disposition of cultural resources and human remains that may be impacted as a result of the development of the project, as well as provisions for tribal monitors. PL-23. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. PL-24. A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. PL-25. Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer. PL-26. The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition. PL-27. All sacred sites are to be avoided and preserved. PL-28. A 30-day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30-day preconstruction survey shall be submitted to the Planning Department prior to scheduling the pre-grading meeting with Public Works. PL-29. The following shall be included in the Notes Section of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the pre-grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30-day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on-site, then the project may move forward with grading, upon Planning Department approval. If burrowing owls are found to be present or nesting on-site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." Prior to Issuance of Building Permit(s) PL-30. All downspouts shall be internalized. PL-31. The Landscaping and Irrigation Plans shall provide a minimum five-foot wide planter to be installed at the perimeter of all parking areas. Curbs, walkways, etc. are not to infringe on this area. PL-32. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL-33. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL-34. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three- foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after-thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. PL-35. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, hardscape to match the style of the building subject to the approval of the Planning Director. PL-36. The applicant shall comply with the Public Art Ordinance. PL-37. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL-38. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his/her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL-39. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of- ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening reviewed and approved by the Planning Director. PL-40. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL-41. All site improvements including but not limited to parking areas and striping shall be installed. PL-42. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. BUILDING AND SAFETY DIVISION General Conditions/Information B-1. All design components shall comply with applicable provisions of the 2010 edition of the California Building, Plumbing and Mechanical Codes; 2010 California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code. B-2. Provide details of all applicable disabled access provisions and building setbacks on plans. B-3. Provide disabled access from the public way to the main entrance of the building. B-4. Provide van accessible parking located as close as possible to the main entry. B-5. Show path of accessibility from parking to furthest point of improvement. B-6. Submit at time of plan review, a complete exterior site lighting plan showing compliance with Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. B-7. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. B-8. Obtain all building plans and permit approvals prior to commencement of any construction work. B-9. Commercial and industrial project trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B-10. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Friday from 7:00 a.m. to 6:30 p.m., and Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. B-11. Provide an approved automatic fire sprinkler system. B-12. Commercial projects shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal B-13. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. B-14. Provide number and type of restroom fixtures, to be in accordance with the provisions of the 2010 edition of the California Plumbing Code. B-15. Provide precise grading plan to verify accessibility for persons with disabilities. Prior to Issuance of Building Permit(s) B-16. Provide appropriate stamp of a registered professional with original signature on plans. Prior to Beginning of Construction B-17. A pre-construction meeting is required with the building inspector prior to the start of the building construction. Specific Conditions B-18. Provide an accessible path of travel from all accessible parking stalls. B-19. 80" of head room is required over all walking areas. B-20. The second exit from the restaurant is required to be accessible. B-21. Applicant shall address property line setbacks and the fire rated construction required within the setbacks. FIRE PREVENTION General Requirements F-1. Final fire and life safety conditions will be addressed when building plans are reviewed by Fire Prevention. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. F-2. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5 and City Ordinance 15.16.020). Prior to Issuance of Building Permit(s) F-3. Fire sprinkler plans shall be submitted to Fire Prevention for approval. Three sets of sprinkler plans must be submitted by the installing contractor to Fire Prevention. These plans must be submitted prior to the issuance of building permit. F-4. Fire alarm plans shall be submitted to Fire Prevention for approval. Three sets of alarm plans must be submitted by the installing contractor to Fire Prevention. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. Prior to Issuance of Certificate of Occupancy F-5. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City Ordinance 15.16.020). F-6. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial buildings shall have a minimum of 12-inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a minimum of 6-inch high letters and/or numbers on both the front and rear doors (CFC Chapter 5 and City Ordinance 15.16.020). F-7. A "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). POLICE DEPARTMENT General Requirements PD-1. Applicant shall ensure any landscaping surrounding buildings is kept at a height of no more than three feet or below the ground floor window sills. Plants, hedges and shrubbery shall be defensible plants to prevent would-be intruders from breaking into the buildings utilizing lower level windows. PD-2. Applicant shall ensure any trees surrounding building rooftops be kept at a distance to prevent roof accessibility by would-be burglars. Since trees also act as a natural ladder, the branches must be pruned to have a six-foot clearance from the buildings. PD-3. Any berms shall not exceed three feet in height. PD-4. All parking lot lighting shall be energy saving and minimized after hours of darkness and in compliance with Title 24, Part 6, of the California Code of Regulations. PD-5. All exterior lighting shall be in compliance with Riverside Mount Palomar Lighting Ordinance 655, low pressure sodium lighting preferred. PD-6. All exterior doors shall have a vandal resistant light fixture installed above the door. The doors shall be illuminated with a minimum one-foot candle illumination at ground level, evenly dispersed. PD-7. All lighting affixed to the exterior of buildings less than 8 feet high shall be vandal resistant. PD-8. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. PD-9. Any graffiti painted or marked upon the buildings must be removed or painted over within 24 hours of being discovered. Report all such crimes to the Temecula Police 24-hour dispatch Center at (951) 696-HELP. PD-10. Upon completion of construction, each building or business shall have an alarm system that is monitored by a designated private alarm company to notify the Temecula Police Department of any intrusion. All multi-tenant offices/suites/businesses located within a specific building shall each have their own alarm system. This condition is not applicable if the business is open 24/7. PD-11. Any roof hatches shall be painted "International Orange." PD-12. Any public telephones located on the exterior of the buildings shall be placed in a well-lit, highly visible area, and installed with a "call-out only" feature to deter loitering. This feature is not required for public telephones installed within the interior of the buildings. PD-13. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code. PD-14. Penal Code Section 490.5 affords merchants the opportunity to recover their losses through a civil demand program. The text of this section of the penal code can be found at: http://www.leginfo.ca.gov/cg i-bin/displaycode?section=pen&group=00001- 01000&file=484-502.9 PD-15. Employee training regarding credit cards, theft, citizens' arrest procedures, personal safety, business security or any other related crime prevention subject is available free of charge through the Crime Prevention Unit. To schedule an appointment call (951) 506-5131. PD-16. Any business that serves or sells any type of alcoholic beverage shall comply with all guidelines within the Business and Profession Codes and all rules, regulations and guidelines of the California Department of Alcoholic Beverage Control. PD-17. Contact the Temecula Police Department for alcohol related inspections and training for both employees and owners. This includes special events held at business locations where alcohol will be served for a fee and the event is open to the general public. PD-18. Applicant shall comply with Temecula Municipal Code Section 9.14.010, Consumption of Alcoholic Beverages in Public Prohibited. PD-19. Identification will be verified utilizing one of the following: (a) valid California driver's license; (b) valid California identification card; (c) valid military identification card (active/reserve/retired/dependent); (d) valid driver's license from any of the 50 States or Territories of the United States; (e) valid U.S. Passport; (f) valid government issued identification card issued by a Federal, State, County or City agency. PD-20. As noted above, only a valid government issued identification card issued by a Federal, State, County or City agency is acceptable, providing it complies with 25660 of the Business and Profession Code (B&P), which includes the following requirements: (a) name of person; (b) date of birth; (c) physical description; (d) photograph; (e) currently valid (not expired). It is the responsibility of the business owner and any person who serves or sells alcohol to be aware of current laws and regulations pertaining to alcoholic beverages. PD-21. The Crime Prevention and Plans Unit of the Temecula Police Department offers free business security surveys, to schedule an appointment contact the unit at (951) 506- 5131. PD-22. The Temecula Police Department affords all retailers the opportunity to participate in the "Inkless Ink Program." At a minimal cost for inkless inkpads, retailers can take a thumbprint of every customer using a personal check to pay for goods or services. A decal is also posted on the front entry of the business advising customers of the "Inkless Ink Program" in use. If the business becomes a victim of check fraud, the Police Department will be able to track the suspect with the thumbprint. PD-23. Crime prevention through environmental design as developed by the National Crime Prevention Institute (NCPI) supports the concept that "the proper design and effective use of the built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." The nine primary strategies that support this concept are included below: a. Provide clear border definition of controlled space. Examples of border definition may include fences, shrubbery or signs in exterior areas. Within a building, the arrangement of furniture and color definition can serve as a means of identifying controlled space. b. Provide clearly marked transitional zones. Persons need to be able to identify when they are moving from public to semi-public to private space. c. Gathering or congregating areas to be located or designated in locations where there is good surveillance and access control. d. Place safe activities in unsafe locations. Safe activities attract normal users to a location and subsequently render the location less attractive to abnormal users due to observation and possible intervention. e. Place unsafe activities in safe locations. Placing unsafe activities in areas of natural surveillance or controlled access will help overcome risk and make the users of the areas feel safer. f. Redesign the use of space to provide natural barriers. Separate activities that may conflict with each other (outdoor basketball court and children's play area, for example) by distance, natural terrain or other functions to avoid such conflict. g. Improve scheduling of space. The timing in the use of space can reduce the risk for normal users and cause abnormal users to be of greater risk of surveillance and intervention. h. Redesign space to increase the perception of natural surveillance. Abnormal users need to be aware of the risk of detection and possible intervention. Windows and clear lines-of-sight serve to provide such a perception of surveillance. i. Overcome distance and isolation. This strategy may be accomplished through improved communications (portable two-way radios, for example) and design efficiencies, such as the location of restrooms in a public building. PD-24. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 506-5131. PUBLIC WORKS DEPARTMENT General Requirements PW-1. Unless otherwise noted, all conditions shall be completed by the developer at no cost to any Government Agency. It is understood that the developer correctly shows on the site plan all existing and proposed property lines, easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW-2. A Grading Permit for precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of- way. PW-3. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right- of-way. PW-4. All improvement plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. PW-5. The project shall include construction-phase pollution prevention controls into the design of the project to prevent non-permitted runoff from discharging off site or entering any storm drain system or receiving water during all field-related activities. PW-6. All onsite drainage and water quality facilities shall be privately maintained. Prior to Issuance of a Grading Permit PW-7. A grading plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards, and shall be reviewed and approved by the Department of Public Works prior to the commencement of grading. The grading plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. PW-8. The developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works in accordance with the Construction, Grading and Encroachment Ordinance Section 18.24.140 PW-9. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to the Department of Public Works with the initial grading plan check. The report shall address all soil conditions of the site, and provide recommendations for the construction of engineered structures and pavement sections. PW-10. Construction-phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. PW-11. The developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. PW-12. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. PW-13. The developer shall obtain letters of approval for any off site work performed on adjoining properties. The letters shall be in format as directed by the Department of Public Works. Prior to Issuance of Building Permit PW-14. The developer shall construct all public improvements outlined in these conditions to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works. a. Improve Ynez Road (Principal Arterial (6 lanes divided) Highway Standard No. 100-110' R/W) along property frontage to include dedication of an additional eleven (11) feet of right-of-way and installation of sidewalk. i. Concrete sidewalk shall be constructed along public street frontages in accordance with City of Temecula Standard Number. 400. PW-15. The developer shall dedicate the abutters rights of access along Ynez Road pursuant to the additional eleven feet of right-of-way dedication. PW-16. A construction area Traffic Control Plan shall be designed by a registered civil or traffic engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. PW-17. The developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06. PW-18. The developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. Prior to Issuance of Certificate of Occupancy PW-19. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. PW-20. All public improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Department of Public Works. PW-21. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PW-22. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. 01 77;19, 44o1 Notice of Public Hearing 1989 A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: Case No: PA13-0068 Applicant: Rick Barr Proposal: A Major Modification to add an additional 1,564 square feet for a proposed new restaurant and professional office (Tower Plaza Center) at 27423 Ynez Road Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15301, Class 1 Existing Facilities) Case Planner: Kenny Taylor, (951) 240-4203 Place of Hearing: City of Temecula, Council Chambers Date of Hearing: January 15, 2014 Time of Hearing: 6:00 p.m. Project Site 16 0 100 200 400 Feel TOWER PW1' Notice of Public Hearing The agenda packet (including staff reports) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — www.cityoftemecula.org. Any Supplemental Material distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — www.cityoftemecula.orq — and will be available for public review at the respective meeting. If you have any questions regarding any item of business on the Agenda for this meeting, please call the Planning Department, (951) 694-6400. r � ITEJ1 5 L J STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: January 15, 2014 PREPARED BY: Kenny Taylor, Project Planner PROJECT Planning Application No. PA13-0261, a Minor Conditional Use SUMMARY: Permit for 1909, a bona fide eating establishment, to allow for a Type 47 ABC license (on-sale general beer/wine/distilled spirits) at 28656 Old Town Front Street. RECOMMENDATION: Approve with Conditions CEQA: Categorically Exempt Section 15301, Class 1 Existing Facilities PROJECT DATA SUMMARY Name of Applicant: Richard Leigh General Plan Specific Plan Implementation (SPI) Designation: Zoning Designation: Specific Plan 5 (Old Town), Downtown Core (DTC) Existing Conditions/ Land Use: Site: Existing Commercial Structure/Specific Plan Implementation (SPI) North: Existing restaurant, parking lot/Specific Plan Implementation (SPI) South: Existing parking lot, general retail/Specific Plan Implementation (SPI) East: Existing restaurant/Specific Plan Implementation (SPI) West: Existing general retail/Specific Plan Implementation (SPI) Existing/Proposed Min/Max Allowable or Required Lot Area: 0.16 acres N/A for existing legal lots Total Floor Area/Ratio: N/A N/A Landscape Area/Coverage: N/A N/A Parking Required/Provided: N/A N/A 1 BACKGROUND SUMMARY On October 30, 2013, Richard Leigh submitted Planning Application No. PA13-0261. The application consisted of a Minor Conditional Use Permit to allow for 1909, a bona fide eating establishment, to allow for a Type 47 California Department of Alcoholic Beverage Control (ABC) license (on-sale general beer/wine/distilled spirits). Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS 1909 is a new bona fide eating establishment that proposes to operate out of an existing commercial structure within the Old Town Specific Plan. The applicant intends to offer their patrons a full alcohol menu with beer, wine, and distilled spirits as an ancillary use to the eating establishment. Staff has confirmed with The California Department of Alcoholic Beverage Control (ABC) that the Planning Commission does not make the finding of Public Convenience or Necessity (PCN) for restaurants. ABC will process the findings of Public Convenience or Necessity upon approval of the Minor Conditional Use Permit after the license application process has been initiated. ABC also indicated that the applicant must state their case in support of the PCN to ABC rather than to the local jurisdiction in the request of a Type 47 ABC license for a bona fide eating establishment. Alcohol service would be provided within the 1909 restaurant site consisting of an approximately 2,858 square foot indoor and outdoor facility secured by perimeter fencing, including a commercial kitchen, service bar, and dining area. The proposed hours of operation are 11 a.m. to 10 p.m. Sunday through Thursday, and 11 a.m. to 2 a.m. Friday and Saturday. The restaurant will serve appetizers, flatbreads, salads, soups, sandwiches, burgers, and an assortment of dinner plates. There will be no live entertainment proposed within the restaurant/bar area, which is only allowed upon approval of a Conditional Use Permit pursuant to the Old Town Specific Plan. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U-T San Diego on January 2, 2014 and mailed to the property owners within the required 600-foot radius. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities). The application will allow the 1909 restaurant to obtain a Type 47 ABC license. The Type 47 ABC license will allow for the consumption of beer, wine, and distilled spirits. The proposed project will be within an existing building and involves minor interior and building facade improvements. These improvements will not result in the creation of any new square footage to the structure. 2 FINDINGS The proposed conditional use is consistent with the General Plan and the Development Code. The proposed use will allow 1909 restaurant to pursue a Type 47 ABC license. The project is conditioned to be consistent with the Statement of Operations as proposed. Per the City of Temecula Development Code (Table 17.08.030), alcoholic beverage sales at restaurants, excluding beer and wine, require the approval of a Minor Conditional Use Permit. A Type 47 ABC license is typical for restaurants and will be consistent with General Plan and Development Code policies. The Old Town Specific Plan also requires the approval of a Minor Conditional Use Permit for the sale of alcoholic beverages within a bona fide eating establishment. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures. Restaurants serving full alcohol as an ancillary use to bona fide eating establishments are typical in the Downtown Core District Zone of the Old Town Specific Plan. The proposed application has been reviewed to ensure it is compatible with the nature, condition, and development of adjacent uses, buildings, and structures. Further, the proposed conditional use will not adversely affect the adjacent uses, buildings, or structures. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in this development code and required by the Planning Commission or Council in order to integrate the use with other uses in the neighborhood. The application will allow for a Type 47 ABC license at an existing commercial structure. The site will remain adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code as required by the Planning Commission or City Council in order to integrate the use other uses in the neighborhood. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. The project meets all requirements of the Development Code, General Plan, and Old Town Specific Plan which provided safeguards for the health, safety and general welfare of the community. Therefore, the project is not anticipated to be detrimental to the health, safety and general welfare of the community. That the decision to approve, conditionally approve, or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal. The decision to conditionally approve the application for a Conditional Use Permit has been based on substantial evidence in view of the record as a whole before the Planning Commission. 3 ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Statement of Operations Notice of Public Hearing 4 AERIAL MAP Cit y of Temecula Project Site . vf % , .,vicv S • Ilk,. a . Project Site 410.:)<°. .04140'. ,:F.' S \ . ' 4 nk %� ep _4I/1411:_41).:':':$0''''10 a ,. / {> 1F/ 4 \ . lillfr,. I. 16,.. _ . 0 50 100 200 I IFeet 2 This map was made by the City of Temecula Geographic Information System. ® The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County.The City of Temecula assumes no warranty or legal responsibility for the isxv information contained on this map.Data and information represented on this map are subject to update and modification.The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. EXLSTINC ADE WA.SEE SITE PLAN Cr. 77 k eN I■ 1 il�- `f7 f�] R l] A II El .w.rc U �4RR SY.ALTLT7r7 � +IfSm+VSI.1r0 OUTDOOR SEATING AREA T+ — ha Raral.rw,S•NVLY ED ca...Y r+w.wl— H r� np.E o Li to 11:—cu r J a -� C— I U - IL rig Ir 3 ° BB O)R Q �D • DI it rl ;� z in N �,I ••1 __L_ ©I■ 9 gf �► _ o rn I 17I :,,y may^ 0 ffrwcce] s Hi t _ ,� gE BAR AREA I 1 t YQ 1 FOUMAINI W 1 293 S F I j.f ) r13 1 : — Li 1 rn W w �s _ - 1_ H 10 m® ° 00 00000000000000 W 1:1 1 SLOPE ■ ID — x , .r .wan ID- 1 - A__ II. Immo!. ` �° ,D D■ [ti I-0 r — • • 1352 SF 35 SEATS 1—n i&IIP 411 4r49 - MY, NI I A1!-Ilf=1 H, BENCH SCATS44 _w_ MIDI MI a ! T i '� / k ro_ N oaat Rou 7 /F �. • 0 r $ I ! A II IV it E+AIr.O IBM.N, ME EXrRWtax c,arm 1111 EbsnRC Run Z OPAREll PAVFAS - NMiE OUTDOOR PHINO t! - Od� I r.* IIII COI/PLANT•TO BE ABA d __ CONCRETE RAMS 0 IEB ; p7 m,E B,BS 1 / ,�,BF. r* �r . z_AL FK C�"c BEa /. 1 /.�� ,�i�FR L——J 0 UP VIP M cn .3 c� IM �, LY EMEND W000 FENCE —I WALL LEGEND Q FLOOR PLAN NOTES u_ POWER NOTES APPLICABLE TO ENSTOS 2RB EXT..WALL - rM1S PWI OILY R]IOCRE�R9W11$8000 RO ON1[E MiH%IOETAIE"R9 A°EO 8 Mang ENS w119E9Ir aka , • i0F{0�fALC Of NMI BALLE R15HOIRr1EnTllE`O�NECTMI��EGRESS TRAVEL 1MKOYROT,2 Y AL IX tart Mt. RWO'Mr POINT swt E BORE HRw ■ g Q ® PROPOSFB 1'WIDE INTERAR NON . la.*tart SIYrq(.1R EST VISIBLE Oa D SHAZI EE APPROACH Y BOONS WALL EX S1114 244 WON BE/RNG STEEL SCREEN WITH ]• AMU/II NOIR 10002 NINON, -PROVIDE INIEAXATIONAI.ACOE$$IBIRY SIO.N 5 nTFRUR WALL 10 BE DEMO OP.NOS LESS NM •y-tr AC4triR S A 4 ISOTiS(Oan4 ., s [ •ON ♦-MNi 5�ALLVEN' RE ,rr 12454 S4>_ P•ENrtUNCE ODORS ES ABOVE LANDING ADJACENT TO } [ ST I /2 a p/ 1B STAND.SEAN ua 2 R.-Bw4 0 M].Ix.10 r{n StIRY.Pr4RE A S.ABOVE 200 ERR) HO REWIRED 50 R RODE O/2R R R •'OC T pIN n IMan Ep PANEL 25-A KEYED LOCKS ARE usrB) ag TNE r +A'�°-I'�"- •' . ' 2'OM 4250 w'KW.:" LL OyunNG OPPE4MLiIONN HOURS.M,' R CONTRASTING I a IN . .. r...., A O.M� '.w.3.ww•r nW1 5TH 0000UAU r ••.�.. .� •- i II 4124i acfaS D.C MyBIEO W{CI 61140 00400 505 FOR E sR` EW EW o HYO RL• r a CpLB.c a�E'ylsa.MAL 2 ME FIRE Fe.AMIE.OEPARTUET�T RRRR r 111 I 40A1TO to ADA OMB Pte`"a"'"""PREC RAILING - DETAIL ° ' NNW + BS.•ss. Vuwli -1 r/4"='1'-D' , ea-rBB.Bin>tuBa loci. TS•rn .MIN arINONC.LL III OTF MS r��p�o� rA-M'/SS.+Fl[wl MY frAWRO WS 0 .5i'21 FLOOR PLAN A 1- ,'� �• w'. TRASH BIN COVER 1/4•=1•-D" ma-AE°I O/maA°'" B Al SEA, ..w wi4,.tT.G M A,w.L�w PC RESOLUTION NO. 14- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13-0261, A MINOR CONDITIONAL USE PERMIT FOR 1909, A BONA FIDE EATING ESTABLISHMENT, TO ALLOW FOR A TYPE 47 ABC LICENSE (ON-SALE GENERAL BEER/WINE/DISTILLED SPIRITS) AT 28656 OLD TOWN FRONT STREET (APN 922-044-025) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On October 30, 2013, Richard Leigh filed Planning Application No. PA13- 0261 , a Conditional Use Permit application, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to, a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on January 15, 2014, 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. D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA13-0261 subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Minor Conditional Use Permit, Development Code Section 17.04.010 A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed use will allow 1909 restaurant to pursue a Type 47 ABC license. The project is conditioned to be consistent with the Statement of Operations as proposed. Per the City of Temecula Development Code (Table 17.08.030), alcoholic beverage sales at restaurants, excluding beer and wine, require the approval of a Minor Conditional Use Permit. A Type 47 ABC license is typical for restaurants and will be consistent with General Plan and Development Code policies. The Old Town Specific Plan also requires the approval of a Minor Conditional Use Permit for the sale of alcoholic beverages with a bona fide eating establishment. B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and proposed conditional use will not adversely affect the adjacent uses, buildings or structures; Restaurants serving full alcohol as an ancillary use to bona fide eating establishment are typical in the Downtown Core District Zone of the Old Town Specific Plan. The proposed application has been reviewed to ensure it is compatible with the nature, condition, and development of adjacent uses, buildings, and structures. Further, the proposed conditional use will not adversely affect the adjacent uses, buildings, or structures. C. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in this development code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood; The application will allow for a Type 47 ABC license at an existing commercial structure. The site will remain adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code as required by the Planning Commission or City Council in order to integrate the use other uses in the neighborhood. D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community; The project meets all requirements of the Development Code, General Plan, and Old Town Specific Plan which provided safeguards for the health, safety and general welfare of the community. Therefore, the project is not anticipated to be detrimental to the health, safety and general welfare of the community. E. That the decision to approve, conditionally approve, or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal; The decision to conditionally approve the application for a Conditional Use Permit has been based on substantial evidence in the view of the record as a whole before the Planning Commission. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Conditional Use Permit Application: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities); The application will allow the 1909 restaurant to obtain a Type 47 ABC license. The Type 47 ABC license will allow for the consumption of beer, wine, and distilled spirits. The proposed project will be within an existing building and involves minor interior and building façade improvements. These improvements will not result in the creation of any new square footage to the structure. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA13-0261, a Minor Conditional Use Permit for 1909, a bona fide eating establishment, to allow for a Type 47 ABC license (on-sale general beer/wine/distilled spirits) at 28656 Old Town Front Street, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of January, 2014. Stanley Harter, Chairman ATTEST: Armando G. Villa, AICP Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Armando G. Villa, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 14- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of January, 2014, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Armando G. Villa, AICP Secretary EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA13-0261 Project Description: A Minor Conditional Use Permit for 1909 Restaurant, a bona fide eating establishment, to allow for a Type 47 ABC license (on-sale general beer/wine/distilled spirits) at 28656 Old Town Front Street Assessor's Parcel No.: 922-044-025 MSHCP Category: N/A (No New Square Footage/Grading) DIF Category: N/A (No New Square Footage) TUMF Category: N/A (No New Square Footage) Quimby Category: Exempt (Non-Residential) Approval Date: January 15, 2014 Expiration Date: January 15, 2016 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL-1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements PL-2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. PL-3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL-4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. PL-5. The Planning Director may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to 3 one-year extensions of time, one year at a time. PL-6. This project and all subsequent projects within this site shall be consistent with Specific Plan No.5 (Old Town). PL-7. A separate building permit shall be required for all signage. PL-8. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL-9. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks must be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. PL-10. The applicant shall comply with their Statement of Operations dated December 4, 2013, on file with the Planning Department, unless superseded by these Conditions of Approval. Hours of Operation shall be Monday through Friday 10 a.m. to 2 a.m. and Saturday through Sunday 7 a.m. to 2 a.m. PL-11. No live entertainment is permitted as part of this Conditional Use Permit application. Any proposed live entertainment would require amendment to the approved Conditional Use Permit or approval of a Temporary Use Permit in conformance with the Old Town Specific Plan. PL-12. The applicant shall comply with the City of Temecula Noise Ordinance. PL-13. An 8.5" x 11" (or larger) sign listing local transportation service providers and corresponding telephone numbers shall be posted at a conspicuous location within the building. Information to assist in the compilation of this sign may be obtained through the Temecula Valley Chamber of Commerce (951-676-5090). PL-14. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's Development Code. PL-15. The City, its Planning Director, Planning Commission, and City Council retain and reserve the right and jurisdiction to review and modify this Conditional Use Permit (including the Conditions of Approval) based on changed circumstances. Changed circumstances include, but are not limited to, the modification of business, a change in scope, emphasis, size of nature of the business, and the expansion, alteration, reconfiguration or change of use. The reservation of right to review any Conditional Use Permit granted or approved or conditionally approved hereunder by the City, its Planning Director, Planning Commission and City Council is in addition to, and not in-lieu of, the right of the City, its Planning Director, Planning Commission, and City Council to review, revoke or modify any Conditional Use Permit approved or conditionally approved hereunder for any violations of the conditions imposed on such Conditional Use Permit or for the maintenance of any nuisance condition or other code violation thereon. OUTSIDE AGENCIES PL-16. The applicant shall comply with the recommendations set forth by the County of Riverside Department of Environmental Health. BUILDING AND SAFETY DIVISION General Conditions B-1. Final Building and Safety conditions will be addressed when building plans are reviewed and submitted to Building and Safety. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. B-2. All design components shall comply with applicable provisions of the 2010 edition of the California Building, Plumbing and Mechanical Codes; 2010 California Electrical Code; California Administrative Code,2010 California Energy Codes, 2010 California Green building Standards, California Title 24 Disabled Access Regulations, Temecula Municipal Code. B-3. 2010 California Green Building Standards Provide 10% Voluntary Measures on project. B-4. Provide details of all applicable disabled access provisions and building setbacks on plans. B-5. Provide disabled access from the public way to the main entrance of the building. B-6. Provide van accessible parking located as close as possible to the main entry. B-7. Show path of travel from public right-of-way. B-8. Submit at time of plan review, a complete exterior site lighting plan showing compliance with Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. B-9. Obtain all building plans and permit approvals prior to commencement of any construction work. B-10. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B-11. Demolition permits require separate approvals and permits. B-12. On-site sewer and water plans will require separate approvals and permits. B-13. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. At Plan Review Submittal B-14. Provide electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work for plan review. B-15. Provide truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Building Permit(s) B-16. Provide appropriate stamp of a registered professional with original signature on plans. Prior to Beginning of Construction B-17. A pre-construction meeting is required with the building inspector prior to the start of the building construction. FIRE PREVENTION General Requirements F-1. Final fire and life safety conditions will be addressed when building plans are reviewed by Fire Prevention. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. Prior to Issuance of Building Permit(s) F-2. This building is currently a non-sprinklered building. It is under the allowable 3,600 square feet, therefore, sprinklers will not be required. F-3. Hood extinguishing plans are required. Three sets of hood plans must be submitted by the installing contractor to the Fire Prevention Bureau. The hood system is required to be tied into and monitored by a fire alarm system. F-4. Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to Fire Prevention. The fire alarm system is required to have a dedicated circuit from the house panel. Each fire alarm panel is required to have their own dedicated phones lines and/or cellular service. These plans must be submitted prior to the issuance of building permit. This is required for the hood system. Prior to Issuance of Certificate of Occupancy F-5. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City Ordinance 15.16.020). F-6. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial buildings shall have a minimum of 12-inch numbers with suite numbers being a minimum of six inches in size (CFC Chapter 5 and City Ordinance 15.16.020). F-7. A "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). POLICE DEPARTMENT General Requirements PD-1. Applicant has applied for a Type 47 On-Sale General — Eating Place (Restaurant) which authorizes the sale of beer, wine and distilled spirits for consumption on the licensed premises and authorizes the sale of beer and wine for consumption off the licensed premises. Applicant must operate and maintain the licensed premises as a bona fide eating place. Minors are allowed on the premises. PD-2. Applicant will comply with Temecula Municipal Code Section 9.14.010, Consumption of Alcoholic Beverages in Public Prohibited. PD-3. Applicant will ensure that no alcohol is sold to or consumed by any person under the age of 21. PD-4. Identification will be verified utilizing one of the following: (a) valid California driver's license; (b) valid California identification card; (c) valid military identification card (active/reserve/retired/dependent); (d) valid driver's license from any of the 50 States or Territories of the United States; (e) valid U.S. Passport; (f) valid government issued identification card issued by a Federal, State, County or City agency. PD-5. As noted above, only a valid government issued identification card issued by a Federal, State, County or City agency is acceptable, providing it complies with Section 25660 of the Business and Profession Code (B&P), which includes the following requirements: (a) name of person; (b) date of birth; (c) physical description; (d) photograph; (e) currently valid (not expired). PD-6. Sections 24200.5 (b) and 25657 (a) (b) B&P; Rule 143 CCR: Section 303 (a) (PC): On-sale licensees may not: (a) employ hosts, hostesses, or entertainers who solicit others to buy them drinks, alcoholic or non-alcoholic; (b) pay or agree to pay such an employee a percentage of the receipts from the sales of drinks solicited; (c) permit any person whether an employee or not, to loiter for the purpose of soliciting an alcoholic drink. PD-7. Type 41, 47 and 49 licensees must operate and maintain their licensed premises as a bona fide eating place. They must make actual and substantial sale of meals, during the normal meal hours that they are open, at least five days a week. Normal meal hours are: breakfast 6:00 a.m. — 9:00 a.m., lunch 11:00 a.m. — 2:00 p.m., and dinner 6:00 p.m. — 9:00 p.m. Premises that are not open five days a week must serve meals on the days they are open. The premises must be equipped and maintained in good faith. This means the premises must possess working refrigeration and cooking devices, pots, pans, utensils, table service, condiment dispensers, menus, posters, signs, and enough goods to make substantial meals. The premises must comply with all regulations of the local health department. Incidental, sporadic or infrequent sales of meals or a mere offering of meals without actual sales is not compliance. "Meals" means the usual assortment of food commonly ordered at various hours of the day. The service of only sandwiches or salads is not considered compliance. However, certain specialty entrees, such as pizza, fish or ribs, and an assortment of other foods, such as soups, salads or desserts, may be considered a meal. The Department will presume that a licensee is operating as a bona fide eating place if the gross sales of food prepared and sold to guests on the premises exceeds the gross sales of alcoholic beverages. "Prepared" means any processing preliminary to the final serving of food. (Note: Some licensees have a "conditional" license that requires food sales to be 50% or more of the total gross sales Sections 23038 and 23787 B&P). PD-8. Licensees may not sell, give, or deliver alcohol (by the drink or by the package) between 2:00 a.m. and 6:00 a.m. of the same day. No person may knowingly purchase alcohol between 2:00 a.m. and 6:00 a.m. (Section 25631 B&P Code). Licensees may not permit patrons or employees to consume alcohol between 2:00 a.m. and 6:00 a.m. of the same day (even if someone bought the drinks before 2:00 a.m. Section 25632 B&P). Some ABC licenses have special conditions (restrictions) as to hours of sale that are stricter that the law. Those licenses are marked "Conditional" (23805 B&P). PD-9. Police officers, sheriffs deputies and ABC investigators are sworn law enforcement officers (peace officers) with powers of arrest. Whether in plainclothes or uniform, peace officers have the legal right to visit and inspect any licensed premises at any time during business hours without a search warrant or probable cause. This includes inspecting the bar and back bar, store room, office, closed or locked cabinets, safes, kitchen, or any other area within the licensed premises. It is legal and reasonable for licensees to exclude the public from some areas of the premises. However, licensees cannot and must not deny entry to, resist, delay, obstruct, or assault a peace officer (Sections 25616, 25753, and 25755 B&P; 148 and 241 (b) PC). PD-10. Licensees may not permit their licensed premises to become a disorderly house. A disorderly house is a licensed outlet (on or off sale) that: (a) disturbs neighbors with noise, loud music, loitering, littering, vandalism, urination or defecation, graffiti, etc; and/or (b) has many ongoing crimes inside such as drunks, fights, assaults, prostitution narcotics, etc. The licensed premise includes the parking lot (Section 25601 B&P; 316 PC). PD-11. Applicant will ensure all employees involved with the sales, service and identification checks for the purpose of any sales of alcoholic beverages are trained in the proper procedures and identification checks. The Temecula Police Department provides free training for all employers involved in the service and sales of alcoholic beverages. It is the responsibility of the applicant to set up a training session for all new employees. Contact the Temecula Police Department Crime Prevention and Plans Unit at (951) 695-2773. PD-12. On-sale licensees who offer entertainment must abide by the following rules: (1) no licensee shall permit any person to perform acts of or acts which simulate; (a) sexual intercourse, masturbation, sodomy, bestiality, oral copulation, flagellation or any sexual acts which are prohibited by law, (b) the touching, caressing or fondling on the breast, buttocks, anus or genitals, (c) the displaying of the pubic hair, anus, vulva or genitals; and, (2) Subject to the provisions of subdivision (1) hereof, entertainers whose breasts and/or buttocks are exposed to view shall perform only upon a stage at least 18 inches above the immediate floor level and removed at least six feet from the nearest patron. No licensee shall permit any person to remain in or upon the licensed premises who exposes to public view any portion of his or her genitals or anus (Rule 143.3 CCR. Also violates sections 311.6 PC if conduct is "obscene," e.g. intercourse, sodomy masturbation, etc.). PD-13. Licensees may not permit their licensed premises to be a problem for the local law enforcement agency by needing an undue number of calls for service. The licensed premise includes the parking lot (Sections 24200 (a) (B&P). PD-14. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 506-5132. PUBLIC WORKS DEPARTMENT No Conditions STATEMENT OF OPERATIONS Project: 1909 Richard Leigh 28656 Old Town Front St. Temecula,CA 92590 The establishment will be a full-service restaurant with a bar area. It will have a type 47 liquor license, including beer,wine and spirits. No live music or loud entertainment. It is located in a permanent, pre-existing structure. It will have ADA accessible paths. No parking on site. Approximately 8 employees. Hours will be: Mon-Fri 10am - 2am Sat&Sun 7am-2am 01 "'VP IC: Notice of Public Hearing 1989 A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: Case No: PA13-0261 Applicant: Richard Leigh Proposal: A Minor Conditional Use Permit for 1909, a bona fide eating establishment, to allow for a Type 47 ABC license (on-sale general beer/wine/distilled spirits) at 28656 Old Town Front Street. Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15301, Class 1, Existing Facility) Case Planner: Kenny Taylor, (951) 240-4203 Place of Hearing: City of Temecula, Council Chambers Date of Hearing: January 15, 2014 Time of Hearing: 6:00 p.m. .1W Ntlr: P■ 1)) ..mn =ma TIE M. ‘10/0* 47.00044\101 111111111111100 1,10171 N 14011 ,,,,, 7, Avkfr- #*1010:411k1‘4,:i Aik ip.4001 Fr F Project Site ad „SAT* ST \ \ISA: 4.45444 0 250 500 ulk / Feei Notice of Public Hearing The agenda packet (including staff reports) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — www.cityoftemecula.org. Any Supplemental Material distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — www.cityoftemecula.org — and will be available for public review at the respective meeting. If you have any questions regarding any item of business on the Agenda for this meeting, please call the Planning Department, (951) 694-6400. G:\PLANNING\2013\PA13-0261\1909 CUP\Planning\PC-Hearing\PC NOPH.doc r � ITEJ1 6 L J STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: January 15, 2014 PREPARED BY: Dana Weaver, Project Planner PROJECT Long Range Planning Project No. LR12-0012, 2014-2021 Housing SUMMARY: Element Update RECOMMENDATION: Adopt a Negative Declaration for Long Range Planning Project Number LR12-0012 and recommend that the City Council adopt the 2014-2021 Housing Element Update CEQA: Notice of Determination BACKGROUND SUMMARY The original City of Temecula General Plan Housing Element was approved in 1993 and updated in 2002, and again in 2010, pursuant to the amendment cycle for local agencies under the jurisdiction of the Southern California Association of Governments (SCAG). Subsequently, a comprehensive General Plan Update was adopted by the City Council on April 12, 2005. An Environmental Impact Report was certified for the comprehensive update. Recent changes to State Housing Element Law require all cities and counties to update their Housing Elements at least every eight years to reflect the community's changing needs. This update covers the 2014-2021 planning period, pursuant to the fifth update cycle for jurisdictions within the Southern California Association of Governments (SCAG) region. In July 2012, the City entered into an agreement with Pacific Municipal Consultants (PMC) to assist in the development of the Housing Element update for the current cycle. A draft Housing Element was completed and sent to the State of California Department of Housing and Community Development (HCD) for review in March 2013. Staff received informal comments from HCD in April 2013, and worked with PMC to complete a revised draft which was again submitted to HCD for review on September 27, 2013. The City received a conditional compliance letter from HCD on November 27, 2013. The conditional compliance letter states that this revised draft element for the fifth update cycle meets the stator requirements of the State Housing Element Law, and in order to remain on an eight year cycle, pursuant to Senate Bill 375, the City must adopt the Housing Element within 120 calendar days from the statutory due date of October 15, 2013. ANALYSIS The purpose of a General Plan Housing Element is to address local and regional housing needs. A Housing Element is required to: § Provide housing opportunities to all income segments of the population; § Provide adequate sites to accommodate the Regional Housing Needs Assessment (RH NA); § Remove governmental constraints in maintaining and developing housing; § Conserve and improve the existing housing stock; § Implement statutes under State Housing Law; § Provide equal access to housing opportunities; and § Preserve at-risk housing units. In accordance with State law, staff conducted a housing needs assessment which included the following components: • An analysis and update of Temecula's demographic, household, and housing characteristics; • An analysis and update of Temecula's potential constraints; • An evaluation of land and resources to address housing needs; • An evaluation of accomplishments under the adopted Housing Element; and • A housing plan to address the City's identified housing needs. Regional Housing Needs Assessment The Regional Housing Needs Assessment (RHNA) is a minimum projection of additional housing units needed to accommodate projected household growth of all income levels by the end of the Housing Element's statutory planning period. The RHNA is developed by Southern California Association of Governments (SCAG) and allocated to cities and counties in the region. In October 2012, SCAG completed and distributed the fifth cycle RHNA for all local agencies under its jurisdiction. RHNA includes targets for Very Low, Low, Moderate, and Above Moderate Income categories. The City of Temecula needed to plan for 1,493 new housing units for people working in our community in the next eight years. Temecula's 2014-2021 allocation is distributed among the five standard income categories shown below. Extremely Low 187 12 percent Very Low 188 13 percent Low 251 17 percent Moderate 271 18 percent Above Moderate 596 40 percent Total 1,493 100 percent According to comments provided by HCD, the City must provide enough suitable sites with appropriate zoning and density to accommodate the affordable housing needs for Extremely Low-Income, Very Low-Income and Low-Income households. This means the City must provide for the opportunity for 2,007 units (1,381 fourth cycle unaccommodated plus 626 for the fifth cycle planning period). The City must account for the unaccommodated need from the fourth cycle because the Urban Density Overlay proposed to accommodate this need was never adopted. Additionally, fifty percent of the remaining need (1,003 units) will be accommodated on sites allowing exclusively residential uses where no commercial or mixed-use development is allowed. To accommodate Temecula's regional housing need, the City will establish an Affordable Housing Overlay (AHO) on the sites identified in Appendix B, and required to be applicable to at least 100 acres. After establishment of the AHO, sites identified in Appendix B will require a maximum thirty units per acre. It will also include minimum densities of 20 DU/ac and development incentives beyond what is permitted under density bonus law. These incentives include fast tracking of affordable housing project applications and greater development standard flexibility. Suitable Sites and Capacity An important component of the Temecula Housing Element is the identification of sites for future housing development. Equally important is an evaluation of the adequacy of this site inventory in accommodating the City's share of regional housing growth. As part of this Housing Element update, the City conducted a parcel-by-parcel analysis of vacant residential sites based on data obtained from the City's geographic information system (GIS). The vacant land inventory for the City of Temecula includes an estimated development capacity for the identified vacant parcels. Appendix B of the Housing Element summarizes the available housing unit capacity based on vacant residential sites. Residential capacity for each vacant parcel is based on the current zoning for each parcel. Each parcel is assumed to develop at 75% of its maximum capacity, which allows for setbacks, landscaping, right-of-way dedications, and other non-residential uses. An inventory of vacant parcels specifically located within the proposed Affordable Housing Overlay zone shows that there are 52 parcels having a combined total of 196.47 acres and a potential capacity of 2,160 dwelling units. As noted above, the City's remaining obligation for affordable housing is 2,007 units. Therefore, this obligation can be met by suitable vacant sites located within the proposed Affordable Housing Overlay zone. Additionally, the Citywide Vacant Land Inventory and Residential Capacity Analysis, Appendix B of the Housing Element, shows that there is capacity for 4,385 units within zones that permit High Density Residential projects by right. Municipal Code Amendments Upon certification of the Housing Element Update by HCD, five Zoning Code Amendments will be required by State Housing Law. First, the City will formalize the existing Zoning Code provisions regarding density incentives in the High Density Residential and Professional Office zones by creating an Affordable Housing Overlay (AHO) zone. Although Municipal Code Section 17.10.020(M)(3) already includes this type of density incentive for affordable housing, the new AHO zone will clearly establish when the maximum thirty units per acre will apply to High Density Residential and Professional Office zones. Establishing an Affordable Housing Overlay (AHO) zone does not intensify the land use; however, adopting an AHO will make the General Plan internally inconsistent and make the Zoning Code inconsistent with the Land Use Element. Therefore, when the City adopts the Zoning Code implementing the AHO, it must also amend the Land Use Element and the appropriate Land Use Map. Second, the City will need to develop standards for emergency shelters consistent with Government Code Section 65583. Currently, the City's Zoning Code does not contain emergency shelter development standards. Third, the City will clarify that transitional and supportive housing must be treated as residential uses subject only to the same restrictions applicable to other residential dwellings of the same type in the same zone. Currently, the City facilitates the development of transitional and supportive housing by permitting such facilities in the Medium (M) and High (H) density residential districts by right without a conditional use permit or other discretionary action. This residential housing type is also permitted in all other residential districts with a Conditional Use Permit. The Code will need to be amended to allow for the development of transitional and supportive housing by right without a Conditional Use Permit or other discretionary action in all residential zones. Fourth, the City will incorporate into the Zoning Code the already-applicable, State-mandated density bonus provisions set forth in Government Code Section 65915. 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. Once a project has been deemed a partly or fully complete affordable housing project, the applicant may be allowed to develop additional density. The City must calculate the extra density to which an applicant is entitled. The density bonus law not only uses a base percentage of the project, but a sliding scale allows for greater density bonuses when an applicant includes more than the minimum qualifying percentage of affordable units. In addition the applicant may request specific incentives or concessions. Finally, the City will need to define and permit employee housing providing accommodations for six or fewer employees. Employee housing is essentially for any portion of any housing accommodation or property containing living quarters, etc. that are maintained in connection with any work or place where work is being performed, whether or not rent is involved. Employee housing may not be considered a boarding house and no CUP or variance may be required when employee housing serves six or fewer persons. Essentially, employee housing for six or fewer persons must be treated as any other single-family home. Pursuant to Health and Safety Code Section 17021.6, employee housing of no more than 36 beds in group quarters or 12 units or spaces designed for use by a single-family or household must be treated as an agricultural use for the purpose of zoning. In order to comply with Section 17021.6, the City must allow employee housing of up to 36 beds or 12 units in zones that allow for agricultural use. Staff will review the Code to identify the necessary amendments with regard to employee housing. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on January 2, 2014. ENVIRONMENTAL DETERMINATION Staff has reviewed the project in accordance with the California Environmental Quality Act (CEQA) and based on an initial study, it has been determined the project will not have a significant impact on the environment; therefore, a Negative Declaration has been prepared for the project. The public review and comment period for the Negative Declaration was from December 16, 2013 through January 14, 2014. No comments had been received at the time this report was prepared. FINDINGS The proposed 2014-2021 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 proposed 2014-2021 Housing Element Update has been designed to be consistent with State Housing Law, the Regional Housing Needs Assessment (RHNA) for local agencies under jurisdiction of the Southern California Association of Governments (SCAG), and to be internally consistent with the other elements of the Temecula General Plan with implementation of the identified programs. The proposed 2014-2021 Housing Element Update will not have a significant impact on the character of the built environment. The proposed 2014-2021 Housing Element Update is compatible with the nature, condition and development of existing uses, buildings and structures and will not adversely affect the existing or planned uses, buildings, or structures. The Housing Element Update contains the goals, policies, and programs that will help guide the production of future housing within the City, in concert with other elements of the General Plan. The Housing Element Update will provide flexibility and opportunity in the development of residential uses to meet the needs of all economic segments of the community within the City. The specific programs of the Housing Element Update will provide opportunity for affordable housing through the identification of appropriate sites and density, provisions for density bonus law, provisions for transitional, supportive, and employee housing, as well as establishment of development standards for emergency shelters. In addition, the City circulated a Notice of Proposed Negative Declaration indicating that impacts related to the built environment will be less than significant as result of this project. The nature of the proposed 2014-2021 Housing Element Update is not detrimental to the health, safety and general welfare of the community. The proposed 2014-2021 Housing Element Update will promote the health, safety, comfort and general welfare of the City and its residents through the goals, policies, and implementation programs geared towards ensuring adequate housing for all income levels in the community. The proposed Housing Element Update complies with all statutory requirements and is internally consistent with the other elements of the General Plan with implementation of the identified programs. The proposed Housing Element Update will not expose people to an increased risk of negative health or public safety impacts and potential impacts related to the health, safety and general welfare of the community were analyzed in the environmental review and determined to be less than significant as a result of this project. ATTACHMENTS PC Resolution Draft Housing Element Initial Study HCD Comment Letters Public Correspondence Notice of Public Hearing PC RESOLUTION PC RESOLUTION NO. 14- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT THE 2014-2021 HOUSING ELEMENT (LONG RANGE PLANNING PROJECT NO. LR12-0012) Section 1. Procedural Findings. The Planning Commission 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 City of Temecula adopted the 2008-2014 Housing Element Update for the fourth cycle Regional Housing Needs Assessment (RHNA) on July 27, 2010. F. The Southern California Association of Governments (SCAG) completed the fifth cycle RHNA on October 4, 2012. G. On January 15, 2014, the Planning Commission recommended that the City Council adopt the 2014-2021 Housing Element Update, General Plan Amendment Long Range Planning Project No. LR12-0012. 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 2014- 2021 Housing Element Update and environmental review on January 15, 2014, 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 adopted the 2014-2021 Housing Element Update, General Plan Amendment, Long Range Planning Project No. LR12-0012, subject to and based upon the findings set forth hereunder. K. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: General Plan Amendment A. The proposed 2014-2021 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 proposed 2014-2021 Housing Element Update has been designed to be consistent with State Housing Law, the Regional Housing Needs Assessment (RHNA) for local agencies under jurisdiction of the Southern California Association of Governments (SCAG), and to be internally consistent with the other elements of the Temecula General Plan with implementation of the identified programs. B. The proposed 2014-2021 Housing Element Update will not have a significant impact on the character of the built environment; The proposed 2014-2021 Housing Element Update is compatible with the nature, condition and development of existing uses, buildings and structures and will not adversely affect the existing or planned uses, buildings, or structures. The Housing Element Update contains the goals, policies, and programs that will help guide the production of future housing within the City, in concert with other elements of the General Plan. The Housing Element Update will provide flexibility and opportunity in the development of residential uses to meet the needs of all economic segments of the community within the City. The specific programs of the Housing Element Update will provide opportunity for affordable housing through the identification of appropriate sites and density, provisions for density bonus law, provisions for transitional, supportive, and employee housing, as well as establishment of development standards for emergency shelters. In addition, the City circulated a Notice of Proposed Negative Declaration indicating that impacts related to the built environment will be less than significant as result of this project. C. The nature of the proposed 2014-2021 Housing Element Update is not detrimental to the health, safety and general welfare of the community; The proposed 2014-2021 Housing Element Update will promote the health, safety, comfort and general welfare of the City and its residents through the goals, policies, and implementation programs geared towards ensuring adequate housing for all income levels in the community. The proposed Housing Element Update complies with all statutory requirements and is internally consistent with the other elements of the General Plan with implementation of the identified programs. The proposed Housing Element will not expose people to an increased risk of negative health or public safety impacts and potential impacts related to the health, safety and general welfare of the community were analyzed in the environmental review and determined to be less than significant as a result of this project. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the recommendation for approval of the 2014-2021 Housing Element Update, General Plan Amendment, Long Range Planning Project No. LR12-0012: A. Pursuant to California Environmental Quality Act (CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the 2014-2021 Housing Element Update, General Plan Amendment, as described in the Initial Study ("the Project"). Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the Project could have a significant effect on the environment and a Negative Declaration was prepared. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Negative Declaration as required by law. The public comment period commenced on December 16, 2013, and expired on January 14, 2014. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall, 41000 Main Street, Temecula, California 92590. C. One written comment(s) was received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Negative Declaration and all comments received regarding the Negative Declaration prior to and at the January 15, 2014, public hearing, and based on the whole record before it finds that: (1) the Negative Declaration was prepared in compliance with CEQA; (2) there is no substantial evidence that the Project will have a significant effect on the environment; and (3) Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby adopts the Negative Declaration prepared for this project. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of January, 2014. Stanley Harter, Chairman ATTEST: Armando G. Villa, AICP Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Armando G. Villa, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 14- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of January 2014, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Armando G. Villa, AICP Secretary CITY OF TEMECULA GENERAL PLAN HOUSING ELEMENT 77# 11111\ ! r'. eo a s. M me . . " •� ,A r ' ".. •_. t .'.-4 ; A li:i(_ ,1.1 11 A :ENIERAL PLAN DECEMBER 2013 TABLE OF CONTENTS I. Introduction 1 A. Community Context 1 B. State Policy and Authorization 3 C. Organization of the Housing Element 3 D. Relationship to Other General Plan Elements 4 E. Data Sources and Glossary 5 F. Public Participation 5 II. Housing Needs Assessment .,.9 A. Population Characteristics 9 B. Employment Characteristics 11 C. Household Characteristics 13 D. Special Needs Populations 17 E. Housing Stock Characteristics 23 III. Constraints on Housing Production 34 A. Market Constraints 34 B. Governmental Constraints 36 C. State Tax Policies and Regulations 69 D. Infrastructure Constraints 69 E. Environmental Constraints .70 IV. Housing Resources 75 A. Regional Housing Need 75 B. Sites for Housing Development 76 C. Financial Resources 88 D. Housing Developers 89 E. Infrastructure and Facilities 90 F. Energy Conservation and Climate Change 90 V. Accomplishments Under Adopted Housing Element 93 VI. Housing Plan 103 A. Goals and Policies 103 B. Housing Programs 107 C. Summary of Quantified Objectives 123 APPENDICES Appendix A—Housing Element Glossary Appendix B —Vacant Land Inventory Appendix C—Underutilized Residential Parcels CI Fl O F E M E C U E E V G E \ Eft L P E \ \ H-1 LIST OF TABLES Table H-1 Population Growth Trends 9 Table H-2 Age Distribution, 2010 10 Table H-3 Race and Ethnicity, 2010 11 Table H-4 Categories of Jobs in Temecula,2010 12 Table H-5 Employment by Industry, 2010..... 12 Table H-6 Household Growth Trends 13 Table H-7 Average Number of Persons per Household, 2000 &2010 14 Table H-8 Household Income .................15 Table H-9 Vacancy Rates by Tenure, 2010 16 Table H-10 Female-Headed Households 18 Table H-11 Senior Households by Age and Tenure, 2010. 19 Table H-12 Developmentally Disabled Persons by Age 21 Table H-13 Household Size by Tenure 21 Table H-14 Number of Bedrooms by Tenure 22 Table H-15 Total Housing Units 24 Table H-16 Estimated Housing Tenure, 2010 25 Table H-17 Age of Housing Stock 25 Table H-18 Median Home Prices 27 Table H-19 Median Price of Housing Sales, 2012 27 Table H-20 Affordable Housing Costs by Income Category,Riverside County 28 Table H-21 Residential Rental Prices, 2011 29 Table H-22 Assisted Housing Inventory and At-Risk Status 30 Table H-23 Rent Subsidies Required 32 Table H-24 Disposition of Conventional Loan Applications: 2011 Riverside-San Bernardino- Ontario Metropolitan Statistical Area...,. 35 Table H-25 Disposition of Government-Backed Loan Applications: 2011 Riverside-San Bernardino-Ontario Metropolitan Statistical Area 36 Table H-26 Residential Development Standards 39 Table H-26a Residential Development Standards—Old Town Specific Plan 41 Table H-26b Residential Development Standards—Planning Development Overlays 42 Table H-27 Parking Space Requirements 43 Table H-28 Permitted Housing By Zoning District 46 Table H-28a Permitted Housing By Zoning District—Old Town Specific Plan 48 Table H-28b Permitted Housing By Zoning District . 49 Table H-29 Housing Qualifying for Density Bonus 52 Table H-30 Density Bonuses Allowed 53 Table H-31 Planning Fee Schedule 59 Table H-32 Development Impact Fees For The City of Temecula 61 Table H-33 Total Processing and Impact Fees for Typical Single-and Multi-Family Units 62 Table H-34 Typical Processing Times for Single- and Multi-Family Units 66 Table H-35 Regional Housing Need Allocation, 2014-2021 75 Table H-36 Vacant Residential Land Outside Specific Plan Areas 77 Table H-37 Potential Residential Development on Vacant Commercial and Planned Development Land 78 Table H-38 Remaining Approved Residential Development for Existing Specific Plans 79 C l T l OF [ E \1 L C U L -k C r \ r R -\ L I' L \ N I I-�� Table H-39 Summary of Vacant Residential Development Potential 85 Table H-40 Summary of Quantified Objectives 123 Table H-41 Housing Program Summary 123 LIST OF FIGURES Figure H-1 City of Temecula's Multi-Family Development 2 Figure H-2 Temecula Housing Stock Composition 24 Figure H-3 Vacant Developable Parcels in the City of Temecula 81 Figure H-4 Underutilized Residential Properties and Potential Second Unit Sites 88 C I F 1 O F 1 E A L E C U E .A GE \ E R \ L P L ,A \ I-I-111 7; :i:4,iiattF.1, v HOUSING . , , _ �_ y� ELEMENT N ; s. w+. I I. INTRODUCTION A. Community Context Ty he City of Temecula is a growing community located along Interstate 15 (I-15) in southwestern Riverside 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 to an estimated 103,092 as of January 1, 2012. 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 (83%) of the existing housing in Temecula consists of single-family houses, with the remainder consisting of multi-family units. A map that identifies the location of the city's multi-family housing complexes is included as Figure H-1. 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 average purchase price for a new home in Temecula was $275,000 as of June 2010. In the neighboring communities of Hemet, Lake Elsinore, Murrieta, and Perris, the June 2010 median home prices ranged from $160,000 to $254,000, while the median home price in Riverside County was $210,000. C I T l C C I T L \I L C U 1. A G L \ L IR L P L k \ H-I Multi-Family Development _tr March 2013 �T r „w„ " / ' + ran N ..wW. `M f Y W t_II k......- - -611 611 NN�4 II iL _ • .4.42.4 N'''r, \ i u..,, 54 sli ..... ,, y Y '.. *le • s �,r y 411 . .- I W 1 41 J 111111fr \-- E 01 I 4i ,!. 1111111\s. _._...------ 1 II r ' a' MEM PAM-Flinty Unit I I City oMT. Shea \''''', I I .b Figure H-1 City of Temecula's Multi-Family Development L. I T l O F F E. `i E c U L A G E \ E R A L IP L \ H-2 In recent years, the housing market in Temecula has very much been influenced by growth pressure in San Diego County. As housing prices in San Diego County approach 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. 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. Recent changes to state housing element law require all cities and counties to update their Housing Elements at least every eight years to reflect the community's changing needs. Temecula's last Housing Element was prepared in 2008 and was recently updated to cover the current period of January 1, 2014, through October 1, 2021. C. Organization of the Housing Element The City faces 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 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 comprises the following major components: F F F \i F c u F. \ G F N F-. R * F I' F \ \ 1 1-3 • An analysis of the City's population, household, and employment base, and the characteristics of the city's housing stock (Section II); • Review of potential constraints to meeting Temecula's identified housing needs (Section III); • An evaluation of opportunities and resources that will further the development of new housing (Section IV); • An evaluation of accomplishments under the adopted Housing Element (Section V); and • A statement of the Housing Plan to address the City's identified housing needs, including housing goals, policies, and programs (Section VI). D. Relationship to Other General Plan Elements The Temecula General Plan comprises the following 10 elements: (1) Land Use; (2) Circulation; (3) Housing; (4) Open Space/ Conservation; (5) Growth Management/Public Facilities; (6) Public Safety; (7) Noise; (8) Air Quality; (9) Community Design; and (10) Economic Development. Background information and policy direction presented in one element is also reflected in other General Plan elements. For example, residential development capacities established in the Land Use Element are incorporated within the Housing Element. The General Plan goals and policies were reviewed for consistency with proposals recommended in this Housing Element update. This Housing Element builds upon other General Plan elements and is consistent with the goals and policies set forth by the General Plan. City staff maintains a conscious effort to ensure that revisions to any element of the General Plan achieve internal consistency among all General Plan elements. In addition, per Assembly Bill (AB) 162 (Government Code Section 65302), the City will evaluate and amend as appropriate the Public Safety and Open Space/Conservation elements of the General Plan to include analysis and policies regarding flood hazard and management information. C f T 1` O I T E "v 1 F C LI L G r A E ft \ L P L H-4 E. Data Sources and Glossary The data used for the completion of this Housing Element comes from a variety of sources, including the 2010 Census, the American Community Survey, Comprehensive Housing Affordability Strategy (CHAS) data, various studies produced by the City of Temecula, the Southern California Association of Governments (SCAG) approved data set, the California Department of Finance, the California Department of Employment Development, local newspapers, and local real estate agents. 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;it can be found in Appendix A of this element. F. Public Participation State law requires that "the local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element . . ." (Government Code Section 65583). Residents of Temecula have had, and will continue to have, several opportunities to provide input during the development of the Housing Element. On December 3, 2012, 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. The notice for the public workshop was publicized on the City's website, Facebook page, published in the local newspaper for a 15- day period,posted at the Temecula Public Library and Civic Center. In an effort to reach all segments of the community the City mailed meeting notification letters to numerous stakeholders and interested parties,including: • Riverside Area Rape Crisis Center • Assistance League of Temecula Valley • Boys and Girls Clubs of Southwest County • Casa Court Appointed Special Advocates for Riverside County, Inc • Safe Alternatives for Everyone, Inc. • Senior Citizen Service Center C I T Y O F lx F. \t E C U I. \ Cl L \ F R L IF L [{-5 • Vineyard of the New Wine • Temecula Murrieta Rescue Mission • Temecula Valley Unified School District. • Temecula Valley Chamber of Commerce • Economic Development Corporation of Southwest California • Temecula Murrieta Pantry • Fair Housing Council of Riverside County • Single Mothers United in Rewarding Fellowship (SMURF) • Grid Alternatives • MVM Network Inc. Collaborative Community Education The purpose of the public workshop was to educate the public that the City is required by law to provide housing opportunities to all socioeconomic groups. Workshops are designed to engage the public about their opinions and determine the preferred method(s) of achieving the requirements for providing housing opportunities to families and individuals from all income segments of the population. There was very little feedback and concerns received from the public at the workshop. In addition to the City's public outreach efforts specifically for the Housing Element, the City also conducted outreach for Temecula's year two annual Action Plan for the Community Development Block Grant (CDBG) program. The goals of the CDBG program are very closely tied to those of the Housing Element. The goals of the CDBG program are to promote, preserve, and assist in the development of affordable housing for low and moderate income residents, special needs groups, those at-risk of homelessness, and disproportionately impacted residents, improve and expand infrastructure and facilities that benefit low and moderate income neighborhoods and residents, provide and improve access to public services for low and moderate income persons and those with special needs, and provide for the economic development needs of low and moderate income persons and neighborhood target areas. To broaden participation in the Plan, the City provided a number of opportunities for public input including public meetings and a 30-day draft public comment period. The City of Temecula held two • community workshop meetings on November 26, 2012, to collect • citizen input regarding community development and housing needs, and provide assistance to non-profit organizations and government agencies submitting an application requesting CDBG funds from the City of Temecula. Notices for the community workshop meetings C. I T F i F v,I E c u [. E y L I' L A v 1-1-0 were publicized on the City's website, Facebook page, mailed to the Citizen Participation Plan (CPP) mailing list, published in the local newspaper for a 15-day period, posted at the Temecula public library and civic center, and emailed to several local business and affordable housing professionals. The community workshop efforts resulted in participation by 11 stakeholders in the development of the 2013-2014 One-Year Action Plan. Stakeholders represented a broad spectrum of interests. The industries and professions represented included: • Affordable housing provision; • Child protective services; • Fair housing; • Foreclosure/loss mitigation prevention; • Higher education; • Homeless services; • Landlord/tenant services; • Rental property owners and managers; • Senior services; • Services for low income residents; • Services for single mothers; • Social services; and • Youth development. Public meeting attendees prioritized affordable housing and supportive services for special needs populations including youth, seniors, single mothers, domestic violence victims, and homeless as top needs for the community. On February 26, 2013, the City of Temecula Finance Committee met to consider the One-year Action Plan and CDBG funding recommendations for Fiscal Year 2013-2014. The City Finance Committee performs in an advisory manner to City staff and to the City Council concerning planning, implementing, and assessing • CDBG programs and activities for community development. Notices for this meeting were publicized on the City's website, published in the local newspaper for a 15-day period, and posted at the Temecula Public Library and Civic Center. • C I T 1' E \I E C U L \ C1 E \ } R \ L I' L_ \ \ I1-7 Public Review Draft Housing Element Prior to adoption of the Housing Element the City will notice the draft with a proposed Negative Declaration for a 30-day public review and comment period pursuant to the noticing requirements of the California Environmental Quality Act. Final Housing Element Also prior to adoption the Draft Housing Element a Notice of Public Hearing will be published in the local newspaper and a direct mailing sent to organizations representing the interests of low and moderate income households and persons with special needs Comments Received The City has not yet received any public comments. d I f ) O F T L. A I L c LI L V G L \ F R N L P L A N:\ \ H-8 II. HOUSING NEEDS ASSESSMENT This section of the Housing Element describes the supply and demand for housing in Temecula and is broken into five subsections addressing the characteristics of population, employment,households, special needs populations, and housing stock. This analysis provides the basis for developing a successful housing program that meets the needs of the community. A. Population Characteristics 1. Population Growth Trends Temecula is the fifth largest city among the 28 cities in Riverside County. According to the California Department of Finance, Temecula had a population of 103,092 as of January 1, 2012. During the period from 2007 to 2012, the California Department of Finance estimates that the City population grew by nearly 11%. As depicted in Table H-1, Temecula experienced its largest growth periods during the last decade, at almost seven times the percentage growth experienced in the county as a whole. According to the 2010 US Census, Temecula is ranked 66th out of 482 California cities when ranked by population. TABLE H-1 POPULATION GROWTH TRENDS Projected Projected% Jurisdiction 2000 2010 2020 2021 Change 2010-2021 Temecula 53,791 100,097 112,242 113,303 13.20% Hemet 62,751 78,657 103,084 106,929 35.90% Lake Elsinore 30,370 51,821 71,755 74,472 43.70% Murrieta 43,989 103,466 109,343 110,710 7.00% Perris 32,369 68,386 82,029 85,765 25.40% Riverside 1,522,855 1,733,694 2,003.412 2,058.01 18.70% SOURCES:US Census Bureau,2010 Census;California Department of Finance,2010 The Southern California Association of Governments (SCAG) estimates that Temecula will continue to experience growth during the next nine years. The level of growth, however,is anticipated to be less than that experienced during the last 12 years, with a projected growth of 13.2% to about 113,303 persons by 2021. For Riverside County, an overall 18.7% growth in population is expected for the next nine years. The neighboring cities of Lake Elsinore, Hemet, 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 is projected to remain at slightly above 5%in 2021. Li 1 I Z E \I E C LI L V G E \ I: R \ L 1' L H-9 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) and the elderly population (65+) tend to prefer low- to moderate- cost, smaller units. Persons between 35 and 54 years old usually reside in higher-cost, larger units because they typically have higher incomes and a larger household size. As shown in Table H-2, Temecula had a younger population in 2010 than the county as a whole. The median age of Temecula residents was 33.4, while the county median age was 33.7. While the City population has grown significantly since the 2000s, the City has remained a family-oriented community. This age structure indicates that Temecula may require larger single-family homes to meet the needs of families with their school-age children, as well as smaller, moderately priced houses and multi-family units for those younger individuals who do not have children or are just beginning their families. TABLE H-2 AGE DISTRIBUTION, 2010 Years of Age Number Percentage 0-9 15,379 15.3% 10-19 18,317 18.3% 20-29 12,268 12.3% 30-39 13,570 13.5% 40-49 16,847 16.8% 50-59 12,233 12.2% 60-69 6,247 6.3% 70-79 3,436 3.4% 80 and over 1,800 1.8% Median Age 33.4 SOURCE:US Census Bureau,2010 Census. C 1 1- 1' or f F ,\I f_. C U L \ C L \ E R ,\ L f L -\ \ 11-10 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-3, the majority (70.8%) of the 2010 population in Temecula was White, with Hispanics making up the next largest group (24.7%). In comparison, Riverside County contains a slightly more diverse population. Only 61.0% of the County's 2010 population was White. The next largest group was the Hispanic population at 45.5%. TABLE H-3 RACE AND ETHNICITY,2010 Number of %of Number of %of Riverside Race! Temecula Temecula's Riverside County County's Ethnicity Residents Population Residents Population White 70,880 70.8% 1,335,147 61.0% African American 4,132 4.1% 140,543 6.4% American Indian/ 1,079 1.1% 23,710 1.1% Alaska Native Asian 9,765 9.8% 130,468 6.0% Hawaiian/Pacific 368 0.4% 6,874 0.3% Islander Some Other 7,928 7.9% 448,235 20.5% Race Hispanic 24,727 24.7% 995,257 45.5% SOURCE:US Census Bureau,2010 Census. B. Employment Characteristics 1. Employment Growth According to the 2010 Census, 50,544 Temecula residents were in the labor force, representing a labor participation rate of 70.3%. (The labor force includes employed and unemployed persons aged 16 years and above.) In 2010, the unemployment rate was 10.8%, much lower than the countywide rate of 13.6%. The 2010 US Census Bureau survey of employment opportunities indicated that there were 44,125 jobs in Temecula in 2010. As shown in Table H-4, most of the jobs in Temecula fell within two categories: managerial, professional, and technology specialty (36.7%) and sales, technical, and administrative support (27.1%). Employment by industry is tabulated in Table H-5. As shown, the education, L I I Y O F T E \I E C Ll L A C L N E R \ I f L \ \ I-I-I1 health care and social work, and hotel and amusement industries were the primary industries in Temecula. TABLE H-4 CATEGORIES OF JOBS IN TEMECULA,2010 Occupation Number of Jobs %of Total Managerial/Professional/Technology 16,184 36.7% Sales/Technical/Administrative(Support) 11,942 27.1% Service Occupation 8,487 19.2% Natural Resources,Construction&Maintenance 3,702 8.4% Production/Transportation 3,810 8.6% Total 44,125 100.0% SOURCE:US Census Bureau,2008-2010 American Community Survey. 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 were surpassed, as described in Table H-5. TABLE H-5 EMPLOYMENT BY INDUSTRY,2010 Industry Number of Jobs %of Total Manufacturing 5,254 11.9% Retail Trade 5,325 12.1% Education,Health Care and Social 8,356 18.9% Transportation,Warehousing&Utilities 1,542 3.5% Agriculture&Mining 861 2.0% Wholesale Trade 1,278 3.0% Construction 3,221 7.3% Hotel&Amusement 5,677 12.9% Professional,Scientific&Management 4,409 10.0% Finance&Real Estate 2,779 6.3% Information 610 1.4% Public Administration 2,658 6.0% Other Services 2,155 4.9% • Total 44,125 100.0% SOURCE:US Census Bureau,2008-2010 American Community Survey. L i t Y O F I L \l L C`. LI L A G L N E R \ L. P L \ 1 1-12 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 2010, the number of households in Temecula increased by 100%, while that in the county increased by 9%. Comparing the City's population growth (86.1%) with its household growth (100%) indicates that the City has become more family-oriented with increasing household size. However, Table H-6 shows that Temecula is expected to grow at a much slower pace than the county, at a much lower rate of growth. TABLE H-6 HOUSEHOLD GROWTH TRENDS %Change Projected Projected% Jurisdiction 2000 2010 2000- 2021 Change 2010 2010-2021 Temecula 15,875 31,781 100% 34,653 9.0% Hemet 27,241 30,092 10% 42,788 42.2% Lake Elsinore 8,844 14,788 67% 22,089 49.4% Murrieta 10,296 32,749 218% 35,811 9.3% Perris 8,850 16,365 85% 23,073 41.0% Riverside 483,580 525,018 9% 655,888 24.9% County SOURCES:US Census Bureau,2010 Census:California Department of Finance,2010 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 2010 Census, 81.3% of the 31,781 households in Temecula were considered families. Among the 5,955 non-family households, 4,400 (74.9%) were single people living alone, including 1,387 (23.3%) elderly persons living alone. In 2010, only 129 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-7, the average L. I T Y O F T F v I E C U L v G E y E R v L P L .v y persons per household decreased by 6.47% in Temecula during the period of 2000-2010. This decrease is consistent with the higher cost of housing during that period, which would affect larger families, although a large number of families with school-age children still live in Temecula. Average household sizes in Hemet, Lake Elsinore, and Perris continued to grow, while Murrieta experienced a much more dramatic decline in average household sizes than Temecula, reflecting a slightly different household trend. TABLE H-7 AVERAGE NUMBER OF PERSONS PER HOUSEHOLD,2000&2010 Jurisdiction Average Persons per Household %Change 2000 2010 2000-2005 Temecula 3.39 3.184 -6.47% Hemet 2.27 2.625 15.64% Lake Elsinore 3.41 3.517 3.14% Murrieta 4.27 3.184 -34.11% Perris 3.63 4.215 16.12% Riverside County 3.09 3.165 2.43% SOURCE:California Department of Finance,January 1,2012. 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 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 — earn between 0 and 30% of the area median income (AMI),adjusted for household size • Very Low Income — earn between 31% and 50% of the AMI, adjusted for household size • Low Income — earn between 51 and 80% of the AMI, adjusted for household size • Moderate Income — earn between 81 and 120% of the AMI, adjusted for household size • Above Moderate/Upper Income — earn over 120% of the AMI, adjusted for household size. C i z 1 O r T E \i E C u L 1-1-14 As part of the Regional Housing Needs Assessment (RHNA), SCAG has developed estimates on income distribution for all jurisdictions within the SCAG region in 2012. The income distributions for Temecula and Riverside County are presented in Table H-8. The median household income in Temecula was estimated at $72,433 in 2010, which continued to be higher than the countywide median income of $56,156. One reason for the higher median income 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. As shown in Table H-8, almost a quarter (24.55%) of the population in Temecula falls into the lower (extremely low, very low, and low) income category. Of the lower income households, 2,009 are extremely low income households (approximately 784 owner- occupied and 1,225 renter-occupied). TABLE H-8 HOUSEHOLD INCOME Income Group Total Households Percentage of Households Extremely Low 2,009 6.08% Very Low 2,111 6.39% Low 3,753 11.36% Moderate 6,183 18.72% Above Moderate 18,978 57.45% Total 33,034 100.00% SOURCE:SCAG data 2012,2005-2009 CHAS data 5. Overcrowding An overcrowded household is typically defined as one with more than one person per room, excluding bathrooms, kitchens, hallways, and porches. A severely overcrowded household is defined as one with more than 1.5 persons per room. Overcrowding is the result of either a lack of affordable housing and/or a lack of available housing units of adequate size. According to the 2005-2009 American Community Survey, 896 households in Temecula (2.9%) were deemed to be overcrowded. Of these households, 229 (1.1%) owner-occupied units and 667 (8.2%) renter-occupied units were overcrowded. Of the total 896 overcrowded units, 183 (0.6%) were severely overcrowded. In comparison, overcrowding was a more prevalent issue countywide, with 13,378 (2.0%) households living in severely overcrowded conditions. C. I T Y O E T E \I E C U L \ C, E \ E R \ 1. IP L \ \ H-15 6. 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 households because of their typically lower incomes. Compared to renters, overpayment by owners is less of a concern because homeowners have the option to refinance the mortgage or to sell the house and move into rentals or buy a less expensive home. According to the 2006-2010 American Community Survey, 15,692 (53.01%) households were overpaying for housing, of which 4,541 (52.45%) were renters and 11,151 (53.24%) were owners. When looking at lower-income households overpaying, the 2005- 2009 CHAS data indicates that a total of 6,210 (21.35%) lower- income households were overpaying, of which 2,925 (36.04%) were renters and 3,285 (15.67%) were owners. 7. Housing Vacancy Rates for Owners and Renters Staff reviewed the most recent State of California City/County Population and Housing Estimates Report (E-5). This document indicates the housing vacancy rate for the City of Temecula was 6.54% as of January 1, 2012. In 2010, of the vacant houses in Temecula, approximately 2.2% were for rent and approximately 1.8% were for sale only. (The remaining 2.5% 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 2010 Census. TABLE H-9 VACANCY RATES BY TENURE,2010 Number of Units Percentage (2010 Census) of Housing Units Total 34,004 100% Occupied 31,781 93.5% Vacant 2,223 6.5% For Rent 756 2.2% For Sale Only 605 1.8% Rented or Sold,Not Occupied 162 0.4% For Seasonal,Recreational,or 274 0.8% Occasional use Other Vacant 426 1.3% SOURCE:US Census Bureau,2010 Census. F C L N I E C a L. \ C., r. \ t 1 N 1. 1-16 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" populations include elderly persons, persons with disabilities, large households, single-parent households, farmworkers, 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. According to the US Department of Agriculture's 2007 Census of Agriculture, between 2002 and 2007, the number of farms in Riverside County increased, while the number of acres used for farming decreased from an average size of 180 acres to an average size of 102 acres. The 2010 US Census estimated that 861 Temecula residents were employed in agriculture, forestry, fishing, and mining occupations. While there are no agricultural operations in the City, nearby wineries represent an employment base for permanent, seasonal, and/or migrant farmworkers. Farmworkers 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, as well as homelessness. The City is unable to require wineries outside of its jurisdiction to provide worker housing. Under its current zoning, the City does not allow for farm labor camps or farm-related group care facilities. However, to assist agricultural workers with their housing needs, the City of Temecula Municipal Code permits by right manufactured homes in all residential zones, permits by right apartments in Medium and High Density Residential zones, conditionally permits boardinghouses in the Medium and High Density Residential zones, and permits by right Efficiency Unit Housing in the Medium and High Density Residential zones. Presently, agricultural workers can also qualify for existing affordable housing units in Temecula. C. I I F I E \I E C Ll L V G I: A I R \ L F L \ \ 1 H7 2. Female-Headed Households Single-parent families often require special attention due to their needs for affordable child care, 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 2010 Census data, approximately 1,724 households (approximately 5.4% of all households) were found to be under the poverty level in the city in 2010. Of those households under the poverty level, approximately 764 (2.4% of total households) were female-headed households. Thus, female-headed households living under the poverty level comprise approximately 20.3% of all female-headed households. This relatively high poverty rate among female-headed, single-parent households suggests that Temecula will continue to face a need for additional, affordable family housing with access to additional support services. Table H-10 provides the number of female-headed households, as well as the percentage of female households living under the poverty level. TABLE H-10 FEMALE-HEADED HOUSEHOLDS City of Temecula Householder Type Number Percentage Total Households 31,781 100.0% Total Female-Headed Householders 3,763 11.8% Female Heads of Household with Children Under 18 2,315 7.3% Female Heads of Household without Children Under 18 1,448 4.6% Total Families Under the Poverty Level 1,724 5.4% Female-Headed Households Under the Poverty Level 764 2.4% SOURCE:US Census Bureau,2010 Census,2008-2010 American Community Survey. According to 2010 Census estimates, 5,637 (18.4%) households in Temecula were headed by single parents, of which 2,750 (9.0%) were headed by females with children under the age of 18. These estimates indicate that there are more single-parent households and more households headed by females with children than were reported in the 2000 Census. Among the female-headed households reported in the 2000 Census, 323, or approximately 26%, were living below the poverty level. Although the 2010 Census estimates do not report the number of female-headed households with children living below the poverty level, approximately 11% of all households are headed by a female. It is unlikely that that the percentage of these households living below the poverty line has decreased. Instead, given the high cost of housing in Temecula and current economic conditions, the percentage has likely increased. C I 1 0 r T L vI l: u _ v C E y 1 R. A L. P L k N I 1-18 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 in the vicinity of community facilities and public transportation also facilitates mobility of the elderly in the community. Seniors who own homes may, because of fixed incomes, fall behind in property maintenance and may not be able to afford increases in property taxes. In 2010, approximately 7,805 residents (approximately 7.8% of the population) age 65 and older lived in Temecula. Senior heads of households numbered approximately 4,352 or approximately 14% of all households. Table H-11 provides the number of senior households and the percentage of the general population that are senior owners and renters. TABLE H-11 SENIOR HOUSEHOLDS BY AGE AND TENURE, 2010 City of Temecula Householder Age Owner Renter %Owners 1%Renters Households Households (All Temecula Households) 65-74 years 1,978 460 6.2%/1.4% 75-84 years 1,187 311 3.7%/1% 85 years and older 291 125 1%/0.4% Total 3,456 896 SOURCE: US Census Bureau,2010 Census SF1,Tables H4,H16,and H17. These numbers indicate that most seniors in Temecula have either come to Temecula to retire or they are long-time homeowners who want to stay in the area. 4. Persons with Disabilities According to 2005-2009 American Community Survey data, 7,264 residents (7.9%) in Temecula age 16 or over were recorded as experiencing self-care and mobility limitations and/or work disabilities. Physical and mental disabilities can hinder a person's access to traditionally designed housing units (and other facilities) as well as potentially limit the ability to earn income. Housing to satisfy design and location requirements for disabled persons is limited in supply and often costly to provide. Housing opportunities for disabled persons can be addressed through the provision of affordable, barrier-free housing. The requirements for accessibility in the California Building Code and the Temecula Municipal Code will ensure that reasonable accommodation and C. i i O F f E \I E C u . \ G L N E R \ E P E \ 11-19 compliance with accessibility requirements are provided in all projects within Temecula. Reasonable accommodation is required for all new nonresidential development and in 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 be provided to disabled residents to make necessary improvements to remove architectural barriers in existing units. 5. Persons with Developmental Disabilities Senate Bill (SB) 812 requires the City to include in the special housing needs analysis the needs of individuals with a developmental disability within the community. According to Section 4512 of the Welfare and Institutions Code, a developmental disability is a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual, which includes mental retardation, cerebral palsy, epilepsy, and autism. Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. The California Department of Developmental Services (DDS) currently provides community-based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The Inland Regional Center is one of 21 regional centers in California that provide point of entry to services for people with developmental disabilities. The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. C I 1 1' O F L \I E C L1 L \ C E \ L R \ L. IP L A F1-20 The following information (see Table H-12) from the Inland Regional Center, charged by the State of California with the care of people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments,provides a closer look at the disabled population. TABLE H-12 DEVELOPMENTALLY DISABLED PERSONS BY AGE City of Temecula Zip Code 0-14 15-22 23-54 55-65 65+ Total Years Years Years Years Years 92590 4 8 18 0 0 30 92591 84 30 47 7 2 170 92592 159 75 83 6 1 324 SOURCE:Inland Regional Center,December 2012. 6. Large Households Large households are defined as those with five or more persons. The 2010 Census reported 5,786 households in Temecula had five or more members; of those approximately 68% were owner-households and 32% were renters. Typically, the availability of adequately sized and affordable housing units is a major obstacle facing large households. In 2010, Temecula had 11,489 three-bedroom housing units and another 14,026 housing units with four or more bedrooms. Thus, the city has an adequate supply of large-size housing units (approximately 78.3% of all households). The issue for large households is related to affordability, particularly among renters. Accordingly, in the City of Temecula, only 18.9% of renter-occupied units contained five or more people. Table H-13 demonstrates the number of large families residing in each household type by tenure. TABLE H-13 HOUSEHOLD SIZE BY TENURE City of Temecula 1-4 persons 5+persons Total Number Percentage Number Percentage Number Percentage Owner 18,053 82.1% 3,931 17.9% 21,984 100% Renter 7,942 81.1% 1,855 18.9% 9,797 100% Total 25,995 N/A 5,786 N/A 31,781 N/A Households Source:US Census,2010,SF1,Tables H4,H16,and H17. C I 1 1 OF T E \I C. C u L -A G f. \ E R \ I. IF L k \ I 1-21 TABLE H-14 NUMBER OF BEDROOMS BY TENURE City of Temecula Number of Owner Households Renter Households All Households Bedrooms Number Percentage Number Percentage Number Percentage 0 44 0.20% 150 1.60% 194 0.60% 1 91 0.40% 1,525 15.90% 1,616 5.30% 2 983 4.70% 3,618 37.70% 4,601 15.10% 3 8,396 40.10% 2,182 22.70% 10,578 34.60% 4 8,818 42.10% 1,517 15.80% 10,335 33.80% 5+ 2,614 12.50% 605 6.30% 3,219 10.60% Totals 20,946 100% 9,597 100% 30,543 100% SOURCE:US Census Bureau,2008-2010 American Community Survey. 7. Homeless The homeless population refers to persons lacking consistent and adequate shelter. This includes persons living in emergency or transitional housing for homeless persons, as well as persons living in cars, parks, abandoned buildings, and other places not meant for permanent habitation. According to the 2000 Census and 2010 Census estimates, no homeless persons were reported in the city, and Temecula's population was accounted for in either households or group homes. However, the City conducted a point-in-time homeless count on January 23,2013,in which volunteers identified 23 homeless persons in Temecula. This homeless population accounts for less than one percent of the County's homeless population. A number of facilities and service agencies serve the homeless in the Temecula Valley area,including: • 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. C I T Y O F T L \ L C' U L \ G E N E R L P L \ N [ 1-22 • Project T.O.U.C.H. — Creates a forum that utilizes faith-based organizations, nonprofits, 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 — 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 nonprofit 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. 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 84% from 2000 to 2010. However, over the next few years, Temecula is expected to experience only moderate housing growth. 2. Housing Type The majority (83%) of the existing housing stock in Temecula consists of single-family detached and attached homes (see Figure H-2). Single-family housing units are dispersed throughout the City. Multi-family developments of five or more units represent the next C 1 1 F F. G I E C Ll L \ G F. A L R L P L \ \ H-23 largest segment (15%) of the housing stock, with the greatest concentration of apartment complexes located along Margarita Road. Currently, Heritage Mobile Home Park located in the northeastern corner of the City is the only mobile home park in Temecula. TABLE H-15 TOTAL HOUSING UNITS Jurisdiction 2000 2012 #Change %Change 2000-2010 2000-2010 Temecula 18,534 34,004 15,470 83% Hemet 30,802 35,522 4,720 15% Lake Elsinore 10,150 16,434 6,284 62% Murrieta 14,528 35,385 20,857 144% Perris 10,444 18,157 7,713 74% Riverside County 582,419 807,970 225,551 39% SOURCE: California Department of Finance 2012 Figure H-2 Temecula Housing Stock Composition Multi Family(2-4 Units) Mobile Home and Other (3%) (1%) Multi Family(5 r Units) (15%) Single Family(Attached) (2%) Single Family(Detached) (80%) SOURCE:California Department of Finance,January 1,2012. 3. Tenure Table H-16 illustrates the tenure distribution of occupied housing in Temecula and Riverside County. Compared to the county as a whole, Temecula has an average rate of homeownership. With approximately 31,781 occupied dwelling units in 2010, approximately 69.17% (or 21,984 dwelling units) are owner-occupied. The high percentage of single-family homes that exist in Temecula (28,074 units, or 83% of the housing stock) and the average proportion of renters (30.83%, or 9,797 units) in the City indicate that many single-family homes are used as rentals. �. I l Y O E 1 E E C U L \ G E N E R A L P L Y \ F 1-24 TABLE H-16 ESTIMATED HOUSING TENURE,2010 Occupied Dwelling Units Owner %of Total Renter %of Total Total Occupied Jurisdiction Occupied Occupied Occupied Occupied Units Units Units Temecula 21,984 69.2% 9,797 30.8% 31,781 Riverside 462,212 67.4% 224,048 32.7% 686,260 County SOURCE: US Census Bureau,2010 Census,Summary File 1,Tables H4,H11,H12,H16,H17. and H18. 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 California Department of Finance data, for 2012 the overall vacancy rate in Temecula was 6.54%, while that in the County was recorded at 13.57%. When looking at the 2010 Census, the owner vacancy rate was 2.7% and the renter vacancy rate was 7.1%. 4. Age and Housing Stock Conditions The age of housing is commonly used as a measure of when housing may begin to require major repairs. In general, housing units over 30 years old are likely to exhibit signs of rehabilitation needs, such as new roofing, foundation work, and new plumbing. As depicted in Table H-17, the majority of housing units in Temecula were built between 1990 and 1999 (34.2%) and most likely are in excellent condition. Only about 9% of the existing housing stock is over 30 years old. While approximately 24% 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-17 AGE OF HOUSING STOCK Year Built Number of Units %of Total 2000+ 10,724 32.9% 1990 to 1999 11,166 34.2% 1980 to 1989 7,889 24.2% 1960 to 1979 2,294 7.0% 1940 to 1959 440 1.4% 1939 or earlier 86 0.3% SOURCES:US Census Bureau,2008-2010 American Community Survey. C I T Y OF I E \I L C U L =\ C L- N F R ;A I, PL \ \ 1+25 As Building and Safety and Code Enforcement are under the same department supervision, the exchange of information between the staff members is excellent. Enforcement items are a regularly reoccurring weekly meeting topic during Building and Safety staff meetings. According to City staff, no housing units will need to be demolished or replaced due to dilapidated conditions. (However, a few units 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 age and condition of housing in the City, only a small portion of the City's 2,820 older housing units would require rehabilitation (not more than 20%, or approximately 564 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 1980). 5. Housing Costs Ownership Housing Temecula has been one of the fastest growing and most prosperous communities in the Inland Empire. With its setting amidst the wine country and location along 1-15 midway 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 housing market crash in the mid 2000s. However, as evidenced in Table H-18, median home prices in Temecula increased between 2009 and 2010, as well as in surrounding communities. 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 Lake Elsinore, Murrieta, and Perris as of June 2010. 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 2010, homes in Temecula sold for an average of $275,000,while homes in San Diego County and Orange County sold for an average of$337,500 and $442,000,respectively. C I T F t L \I E C U L C I \ E lZ \ P L A \ 1 1-26 TABLE H-18 MEDIAN HOME PRICES Jurisdiction June 2010 June 2009 %Change Temecula $275,000 $250,000 10.0% Hemet $135,000 $126,000 7.1% Lake Elsinore $213,000 $181,000 17.7% Murrieta $254,000 $230,000 10.4% Perris $160,000 $145,000 10.3% Riverside County $210,000 $185,000 13.5% SOURCE:California Association of Realtors,Median Home Prices,June 2010. Reflective of the housing stock, most housing sales in Temecula ate for three- and four-bedroom single-family homes. During the period between June and August 2012, the median sales price was $297,000. Housing units in Temecula are sold for a wide range of prices, depending on the number of bedrooms. As shown in Table H-19, two- and three-bedroom homes have seen a higher percentage increase in median price than four-bedroom homes. The median sales price has significantly dropped from five years ago. TABLE H-19 MEDIAN PRICE OF HOUSING SALES,2012 Single-Family June-Aug. °MayhAug March-May 5 Years Ago %Change 2012 2012 2012 2-Bedroom $163,000 14% $143,000 $340,934 -109% 3-Bedroom $249,000 4% $239,000 $367,838 -48% 4-Bedroom $302,000 -3% $310,000 $430,356 -43% All Properties $297,000 3% $289,500 $445,500 -50% SOURCE:www.trulia.com,Sept.2012. Housing affordability is dependent on income and housing costs. According to California Department of Housing and Community Development (HCD), the 2012 area median income (AMI) for a household of four in Riverside County was $63,300. Based on this area median income, the following maximum income limits for a four-person household can be established: • Very low-income households (0 to 50% of AMI) earn a maximum of$33,500 • Low-income households (51 to 80% of AMI) earn a maximum of$53,600 • Moderate-income households (81 to 120% of AMI) earn a maximum of$75,950 C. I T 1' O F I E L I E C L I L \ (i E \ E R .A L IP L \ H-27 Assuming that the potential homebuyer within each income group has sufficient credit, down payment (5%), and maintains affordable housing expenses (i.e., spends no more than 30% of their gross income on the mortgage, taxes, and insurance), the maximum affordable home price can be determined for each income group. Table H-20 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 moderate-income households, although very low- income and 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. TABLE H-20 AFFORDABLE HOUSING COSTS BY INCOME CATEGORY, RIVERSIDE COUNTY Monthly Income Maximum Affordable Affordable Taxes& Affordable Category Income Housing Utilities Rent Insurance Home Price Cost Very Low $33,500 $781 $128 $653 $191 $124,000 Low $53,600 $1,340 $128 $1,247 $295 $227,500 Moderate $75,950 $1,856 $128 $1,728 $379 $311,500 Median $63,300 $1,563 $128 $1,435 $327 $260,000 Source:Mortgage Affordability Calculator,September 2012 Maximum affordable home price based on a 30-year loan at 3.225%interest,assuming that the homebuyer can afford to pay a 5%down payment and closing costs.Affordable rent is based on a three-bedroom unit. Rental Housing Examining the rental housing market is a direct means to identifying rental price information. Rents are ultimately determined by the interaction of supply and demand within the housing market.The two most significant factors contributing to rental prices are location and amenities. Table H-21 provides samples of "typical" rental housing in Temecula. C. I r Y o I T E \I E C U l. \ G E N L R A L P L :A \ H-28 TABLE H-21 RESIDENTIAL RENTAL PRICES,2011 Type Number Available Low Cost High Cost Single-Family 1-Bedroom 0 N/A N/A 2-Bedroom 5 $1,195 $1,800 3-Bedroom 23 $1,475 $2,350 4+Bedroom 46 $1,600 $8,000 Apartments 1-Bedroom 10 $875 $1,685 2-Bedroom 13 $950 $2,650 3-Bedroom 8 $1,195 $2,415 4+Bedroom 0 N/A N/A SOURCE:www.ForRent.com;www.trulia.com,September 2012 Based on the household income limits identified in Table H-20, a low-income household can afford to pay monthly housing costs in the amount of $1,340 per month, while a moderate-income household can afford to pay up to $1,856 per month. Based on these limits, very 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. Because low-income households can only afford to pay $1,340 a month in housing costs, they will not be able to afford market-rate rents without paying in excess of 30% of their gross income under most circumstances. Often large households with low incomes have to resort to smaller units in order to save on housing costs, which typically results in overcrowding. 6. Assisted Housing at Risk of Conversion Inventory ofAssisted Housing State housing element law requires the analysis of government- assisted housing units that are eligible to convert from low-income housing to market-rate housing during the next ten years due to expiring subsidies, mortgage prepayments, or expiration of affordability restrictions and the development of programs aimed at their preservation. Table H-22 provides an inventory of the City's assisted multi-family housing stock by various government assistance programs. This inventory includes all multi-family rental units assisted under federal, state, and/or local programs, including HUD programs, state and local bond programs, and local density bonus or direct assistance programs. C I [ l O F ( C \I C C u L \ G E \- F I \ I. IP L \ \ 1 1-29 TABLE H-22 ASSISTED HOUSING INVENTORY AND AT-RISK STATUS Total #of Project Project Program Earliest Conversion Date Units at Units Risk Rancho California Apts. 55 Tax Credits 2067 - (29210 Stonewood Rd.) Rancho West Apts. 150 RDA Revenue Bond 4/9/2026 - (4220 Main St.) HOME Rancho Creek Apts. 30 RDA Loan 12/31/2026 - (28464 Felix Valdez Rd.) Mission Village Apts. 76 RDA Revenue Bond 7/16/2048 - (28497 Pujol St.) Oaktree Apts. 40 FmHA New Construction 2066* - (42176 Lyndie Lane) Section 515/Section 8 Creekside Apts. 48 FmHA New Construction 8/22/2036 (28955 Pujol St.) Section 515 Dalton II 24 Agency Loan 2062 - (41945 5th St.) Dalton III 22 Agency Loan 2062 - (41955 5th St.) Cottages of Old Town 17 Agency Loan 2047 6'h St.&Felix Valdez) Riverbank Apts. 66 Agency Loan 2058 - (28500 Pujol St.) Temecula Lane 11 Builder Financed 2065 - (Loma Linda Rd& Pechanga Pkwy) Habitat I 2 Land/Cash Contribution 2047 (6th St.&Felix Valdez) Habitat II 7 Land/Cash Contribution 2047 Portola Terrace Apts. 44 Agency Loan 2066 - Warehouse at Creekside 32 Agency Loan 2065 - Summerhouse 110 Agency Loan 2064 - SOURCE:City of Temecula,March 2013. *Expiration dates based on conversations with AIMCO and AWI Management. C I T 1' OF I L \I E C U L. A G E N E R \ L. Pi \ N 11-30 At-Risk Housing Conversion Potential According to the California Housing Partnership Corporation, there are no government-assisted rental properties in the City of Temecula that are at risk of converting to market-rate. Preservation and Replacement ofAt-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 nonprofit organizations; (2) purchase affordability covenants; (3) provide rental assistance to tenants using funding sources other than Section 8; and/or (4) construct or purchase replacement affordable units. Transfer of Ownership: By transferring ownership of at-risk projects to nonprofit 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 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: For example, if there was a project that had a total of 55 units that 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 the project. Under the US Department of Housing and Urban Development (HUD) Section 8 program, assistance is only available to very low- income households (up to 50% of the county median family income). Thus, the discrepancy between the fair market rent for a unit and the housing cost affordable to a very low-income household is used to estimate the amount of rent subsidy required for that unit. C i I . i. O F [_ i_ :\-i E c u L G r \ F li \ L I' L \ 1131 TABLE H-23 RENT SUBSIDIES REQUIRED Section 8/Subsidized At-Risk Units Rancho California 2-Bedroom 22 3-Bedroom 22 4-Bedroom 11 Total 55 Total Monthly Rent Income Supported by Affordable $26,180 Housing Cost of Very Low-Income Households Total Month Rent Allowed by Fair Market Rents $42,152 Total Annual Subsidies Required $191,664 Notes: A two-bedroom unit is assumed to be occupied by a three-person household,a three-bedroom unit by a four-person household,and a four-bedroom unit by a 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 for a five-person household is$799. 2005 fair market rents in Riverside County are$752 for a two-bedroom unit,$1,058 for a three- bedroom unit,and$1,234 for a four-bedroom unit. Replacement Cost Analysis/Purchase of Similar Units: The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction. Based on discussions with a local developer with recent experience building multi-family housing in Temecula, it would be nearly impossible to develop multi-family rental housing for less than approximately $130,000—$150,000 per unit. This estimate includes all costs associated with development. To replace the 55 affordable units 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 55 at-risk units 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 nonprofit group or purchase 55 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 subsidies is lower, requiring a total of approximately $359,910 annually for the Rancho California Apartments. C. I l Y c is T E \1 E C U L E ! I' L \ N H-32 Overall, transferring project ownership to nonprofit organizations, combined with financing techniques to lower the mortgage payment and the purchase of affordability covenants,is probably the most cost effective means of preserving at-risk housing projects in Temecula. Please refer to pages H-77 and H-78 of this Housing Element in which the City has identified qualified entities and potential funding sources for projects at-risk of converting to market rate (Section 65583(a)(9)(C) and (D). C I T Y O F T E M E C U L A G E N E R A L P L H-33 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 0.5 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, as of December 2012,vacant parcels in Temecula range from $5,000 per acre (residential) to nearly $55,000 per acre (vineyard). Most vacant residential parcels in Temecula are priced between $100,000 and$455,000. Another major cost associated with building a new house is the cost of building materials,which can comprise up to 50% of the sales price of a home. Construction costs have continued to escalate throughout California. Wood frame, single-family construction of average to good quality ranges 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. The costs of both 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 the purchaser. C 1 7 Y O F T E \I E C 1.1 L Gr E \ L. R k L P L \ \ I I-34 2. Availability of Mortgage and Rehabilitation Financing Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications. Overall, in 2006, financing tightened for homebuyers and homeowners in Temecula and throughout the entire Riverside-San Bernardino-Ontario region. In 2006, a total of 255,754 applications were submitted for conventional home purchase loans throughout the Riverside-San Bernardino-Ontario area. Of the total submitted applications, approximately 53%were approved, 21%were denied, and the remaining 26% were withdrawn or cancelled for incompleteness. In 2011, a total of 28,760 applications were submitted throughout the Riverside-San Bernardino-Ontario area, of which 64.8% were approved, as depicted in Table H-24. Lower- income applicants throughout the area continued to have a lower rate of approval in comparison to the higher-income applicants. However, with tightened lending guidelines and the slow economy, the number of applications submitted has dropped but the rate of approval has increased from 53%in 2006 to nearly 65%in 2011. TABLE H-24 DISPOSITION OF CONVENTIONAL LOAN APPLICATIONS: 2011 RIVERSIDE-SAN BERNARDINO-ONTARIO METROPOLITAN STATISTICAL AREA Home Purchase Loans Applicant Income Total Applications %Originated) Approved* °/0 Denied %Other Low Income 7,118 59.4% 18.2% 22.3% (<80%AMI) Moderate Income 6,291 63.6% 14.9% 21.5% (80-119%AMI) Upper Income 15,351 67.9% 12.3% 25.1% (>+120%AMI) Total 28,760 64.8% 14.3% 23.6% *An originated loan is a loan that has been approved and accepted by the applicant. SOURCE:Home Mortgage Disclosure Act(HMDA)data for 2011,Table 4.2. 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 loans. Government-backed loans include those insured by the FHA, FSA/RHS, and VA. Comparing Table H-25 with Table H-24 indicates that households of all income levels throughout the area have a higher approval rate for government-backed loans than for conventional loans to achieve homeownership. This information further substantiates the continued need for homebuying assistance in order to facilitate homeownership among low and moderate-income households. CITY O F T vv E c L I L (11 \ 1 \ L P L 11-35 TABLE H-25 DISPOSITION OF GOVERNMENT-BACKED LOAN APPLICATIONS: 2011 RIVERSIDE-SAN BERNARDINO-ONTARIO METROPOLITAN STATISTICAL AREA Home Purchase Loans Applicant Income Total Applications %Originated) % %/° Approved /°Denied Other Low Income 14,387 64.8% 14.4% 20.8% (<80%AMI) Moderate Income 10,781 69.9% 12.6% 17.5% (80-119%AMI) Upper Income ° 0 0 (>+120%AMI) 10,354 69.90/° 12.4/° 17.7/° Total 35,720 67.8% 13.2% 18.9% SOURCE:Home Mortgage Disclosure Act(HMDA)data for 2011,Table 4.1. *An originated loan is a loan that has been approved and accepted by the applicant. More households applied for government-backed loans than conventional loans, which is reflective of the overall sound condition of the City's housing stock. Locally assisted home improvement loans and grants are important to assisting low- and moderate-income households in making necessary repairs. B. Governmental Constraints 1. Land Use Controls The Land Use Element of the Temecula General Plan and corresponding Development Code provide for a range of residential types and densities dispersed throughout the City. According to Table LU-3 in the 2005 Land Use Element, 8,399 acres of the City land area is dedicated to residential uses, including single-family homes, multi- family units, and mobile homes. Maximum residential densities, in terms of dwelling units per acre (DU/Ac), in Temecula cover a wide spectrum,including the following categories: • Hillside Residential (HR) (0.1 DU/Ac) • Rural (RR) (0.2 DU/Ac) • Very Low Density Residential (VL) (0.4 DU/Ac) • Low Density Residential-1 (L-1) (2 DU/Ac) • Low Medium Density Residential (LM) (6 DU/Ac) • Medium Density Residential (M) (12 DU/Ac) C. I I 1" C I F C \1 I C 11 L ■ G f-. A F R \ L P L \ \ H-36 • High Density Residential (H) (20 DU/Ac) These residential categories provide for a range of housing types to be developed in Temecula. The City has also set target density levels for the following residential uses: • Very Low Density Residential (VL) (0.3 DU/Ac) • Low Density Residential-1 (L-1) (1.5 DU/Ac) • Low Medium Density Residential (LM) (4.5 DU/Ac) Target density levels are used in projecting future development. The target density establishes a ceiling within the range which cannot be exceeded without Planning Commission/City Council approval. Targets of 10 DU/Ac for Medium Density Residential and 16.5 DU/Ac for High Density Residential are shown in Table LU-1 of the Land Use Element. These numbers are for analysis and are used when calculating maximum allowable density bonuses. However, projects that provide amenities or public benefits will be allowed to exceed the target level. For example, affordable housing is considered a public benefit and is therefore not subject to the established target density level of 10 DU/Ac for Medium Density Residential and 16.5 DU/Ac for High Density Residential. Other 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. In addition, the Land Use Element includes a Mixed-Use Overlay that adds residential uses to permitted uses and increases the maximum density and target floor-to-area ratio (FAR). As stated in the General Plan Land Use Element, for each area, a daily trip cap is defined, based on the maximum number of daily trips permitted. Within the daily trip cap for each area, flexible, high-quality design and creative mixes of adjacent uses are encouraged. Development project proposals that exceed the specified trip caps will not be approved. Residential densities would average approximately 28 units per net acre. According to the Land Use Element, the total number of units • possible in Mixed-Use Overlay areas ranges from approximately 1,173 to 2,348 units. The trip caps for each Mixed Use Overlay area are as follows: Area 1 — 15,000 trips; Area 2 — 30,000 trips; Area 3 — 6,000 trips. The total number of trips, 51,000, is equivalent to 8,500 residential dwelling units (at 6 trips per unit for high-density residential development), or 102 acres of commercial development (at 500 trips per acre), or a combination of the two. This intensity of development within the Mixed Use Overlays, while previously evaluated,is not expected to occur. C I T 1 o L T E \r E c u L V G E \ L R \ L. P L \ v __ I I-37 2. Residential Development Standards Temecula's residential development and parking standards are summarized in Tables H-26 and H-27. Residential standards have been adopted by the City to protect the safety and welfare of Temecula residents. The Development Code and General Plan allow for modification and flexibility in the development standards through the provision of a Mixed-Use Overlay, Village Center Overlay, and Planned Development Overlay. Flexibility in planning for overlay areas is allowed to promote a greater range of housing opportunities within the City. Diversity of housing, including affordable housing, is 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. �. I T 1 O F T E \l E C U L :A G E \ E R \ L P L k \ 1-1-38 co b w a d w a d d » a ° 0 @ o a / 9 9 co m ce= o g a a d w ® a - I B °01 co R 2 / 0 2 % @ > em e= e= g §§ $f §)J /\RI eI P= ao±) /_)/ � (l)ci R)/ � W •= 5-)2C • (.0 a) g2#7 �) ®§¢52}7)\ � kk2±k7) CO cn )a§% 2 ,� �� )w 0c « a� »� °w co co » e� +� ILO - ® r� - e� - o / , , , ® , \ , , 0 • o S 2 0 Tr I-- , \ , , , . \ , , 0 _ 0 G 0 2 Z CC< 0 8 , , , , \ , ,aco O 0 § 2 ° \ — 2 CO 0 0 . , , . ■® , \ , , o Cro Z E L0 ,- x0. � % a CO q ■ / w ) 0 0 0 0 0 0 / \ \ — 2 > ® n _ > I— N % I § co C) \ \ \ \ ,_ \ \ \ \ z I > W § , 6 _ • b / 0 \ 0 o o co 0 0 CC U) n us co c co � a « \ d » a a ® a a k a 0 @ 0 0 o m 0 0» S Ho a w ® a ® w a a a / 0 @ / 0 ) g 2 a @ - CV , 2 & k a a w a a a d » U c S @ 0 0 / @ @ co g § a w a d w w » a w Co 2 ¥ / / / 9 @ m g - 0 CD 0) _2 t i 2 )} [& CO { ® £ - / A f § a e � $¥ g ± o « _ § CO Q , 2 ) m 'al r_, k ] «§ \)£\ £U- ek ] LL 0 _ J ■ k (0D c § &£ k &if k2\ § D k E ok o� § {J /�kf4 ° � � E $ faEtt2 E_ § 2 /¥ {(D /(D { �' . . §ƒ §}) ]\ )}ƒ §2\ƒ §// )/ ) }J )7 §7 § 6c C C C C u O y$ O O oi .2 U.) oo E o E o E o E m a ce o1 2 7 o1 o ww C o't o-0 o� ov = = _` y a x o ow o� '0 y c N C r) O N co O N M O N M O _ .L n, c � � o (a 0 m _ o 0 0 �oP co M M ,' U 7 L y c E o C `0 O C1 O a C O N (0 3 O a d �I.I a) aCaN • y Y U O L a � 0 a)LL y Via'` c a w '? y��w vi y a > � N U — 5 U c a) N_ co N• z Q N L •5 O O N 73 Q To L 2•> O co N._L u_ F-N O d C co 0. I H N O "C N n a) 3 .L• Tp ° a°E w r` C y y O] a O o O Z ° o > C 10 o co Ns. Co N N a, O E C a 0 O L U C 0 0 >l O X M N Z O y E > N +✓n N O a O L a) .. --1 ft 2 a' H. E G• C) O o o Q N U m d O O Z O C 2 N a Z CCy M N O- c N O y-0 a .n- E °f a) a) C~/) C v° C m C a) • I— U ' ..0 Q U a N v C <O Z Z M N N Z CV C7• .0 y l W J C y N m N o Y o f y / = d O L N y~ ` J LLJ O $ o G OO E N 7 l6 U N co m W CO N N U O> y ? O O Fa- 1>L 0 y 0 al' a o O -L c Q a r y 9 L us - E N J o o Q us Q u C N J y O a) a Z M co N .C v.., C N m N a 7 a) L w O W op a u G O .0O C y U C N ' o O Q to To lJ J M N Z cn• 2 m y O v v 0Y. to' 0 a — C0 -0 a) >a 0 o o -4- L y L N a co to'J fry) N COO Z CG a) L T O y L T N U O a) y N C U. o p C U N C Vl IA .. J ° Q O N C a) a`>°co c)> M N O� Z Ca L N O C y E 3 `(a -0 LfL ce o o Q U :v j .ga E_ E ix M n Z a �° �' N y v _.. :U N - C a) N a) aso N 7 U 3 00. L , . o M a) U LO .N N. .-1 C c c Q O cis' l 5 p O U 7 x co Z c I. ;'NCU N O co-0 > 0 T U C N 2 L C a) E y ° U O C O E E l6 CO y O N _T O N = L N.y. o) w In U c m E ° 2'y 1 0 °� o m L 'o v.E °N `m a O N Q. ~ C Ca Ca C O E E cu O, a; m o a) oo�L E Em �_ a) c U a = > a) C 7 COD d' y U O L V a) a) O X X > a) CT > 7 a; Y >. da CO CO O o.a) a) O 0 C01= Ca O Lo O N 2 2U Od' as N Z a 5 E c,- aw TABLE H-26A RESIDENTIAL DEVELOPMENT STANDARDS—OLD TOWN SPECIFIC PLAN District DTC RILMU NR Minimum Net Lot Area(square feet) 3,500 3,125 3,750 Minimum Average Net Lot Area per Dwelling Unit - - - Maximum Dwelling Units Per Acre' 70 70 35 Lot Dimensions Minimum Lot Frontage at Front Property Line 25 25 50 Minimum Lot Frontage for a Flag Lot at Front Property Line - - - Minimum Width at Required Front Setback Area 10 10 - Minimum Average Width - - Minimum Lot Depth 140 125 75 Setbacks Minimum Front Yard 20 20 20 Minimum Corner Side Yard - - 5 Minimum Interior Side Yard - 5 Minimum Rear Yard 5 5 10 Other Requirements Maximum Height 50 50 50 Maximum%of Lot Coverage - - - Open Space Required - - Private Open Space Per Unit 75-100 50-75 100 SOURCE:City Of Temecula,Old Town Specific Plan Notes: Rear yard setback is 0 feet where an alley occurs,or 5 feet in NR District. C. I 1 1 or T E N1 L C Ll L G E \ E R L P L \ \ H-41 TABLE H-26B RESIDENTIAL DEVELOPMENT STANDARDS—PLANNING DEVELOPMENT OVERLAYS PDO.2 PDO-5 PDO-6 PDO.7 PD0-10 PDO• PDO- 11 12 Minimum Net Lot Area(square feet) 2,700 - 40,000 7,200 7,000 2,400 4,500 Minimum Average Net Lot Area per Dwelling 2,400 - - - - - - Unit Maximum Dwelling Units Per Acre 20 - - 12 - 10 2 Lot Dimensions Minimum Lot Frontage at Front Property Line 30 ft. - 60 ft. 30 ft. - - - Minimum Lot Frontage for a Flag Lot at Front 12 ft. - - 20 ft. - - Property Line Minimum Width at Required Front Setback Area 40 ft. - 80 ft. 40 ft. - - - Minimum Average Width 40 ft. - - 50 ft. 50 ft. 40 ft. 45 ft. Minimum Lot Depth 55 ft. - 120 ft. 80 ft. 100 ft. 60 ft. 100 ft. Setbacks Minimum Front Yard 8 ft. 45 ft.1 20 ft.5 10 ft. - 5ft. 15 ft. Minimum Corner Side Yard 0 ft. 45 ft.1 - 15 ft. - 10 ft. 10 ft. Minimum Interior Side Yard 0 ft. 45 ft.' 10 ft. - - 5ft. 5ft. Minimum Rear Yard 5ft. 45 ft.' 10 ft. 20 ft.- ft. 20 ft. Landscape Setback2 25 ft. - - - - Other Requirements Maximum Height 35 ft. 28#140 40 ft. 40 ft. 50 ft. 25 ft. 35 ft. ft.3 Maximum%of Lot Coverage 50% 50% 35% 50% • Floor Area Ratio - 1.004 - - - - - Open Space Required 30% -- 25% 25% - 20% Private Open Space Per Unit 120 sf -- - 200 sf - 200 sf - SOURCE: City of Temecula Municipal Code,Sections 17.22.Accessed May 2013. Notes:For Sub Area C along the eastern and southerly property line. A minimum 25-foot landscape buffer setback from the property line shall be provided in Sub Areas A and B along Rancho California Road and between Sub Area A and existing residential development to the east. 28 feet and 1 story in Sub Area A;40 feet and 3 stories in Sub Area C. Maximum floor area ratio(with bonuses).Target floor area ratio is.50 10 feet on service and access roads and 25 feet adjacent to residentially zoned property. L i r ) or l E v E c, u L .v G E N j R v L P E_ v H-42 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 less)—3 or fewer 2-5 units:2 covered spaces/units,plus bedrooms 2 guest spaces per project 6-12 units:2 covered spaces/unit,plus 3 guest spaces Multi-Family Units(13 or more units)—3 or 1 covered space and 1/2 uncovered fewer bedrooms space for each 1-bedroom unit 1 covered and 1 uncovered space for each 2-bedroom unit 2 covered spaces and 1/2 uncovered space for each 3-bedroom(or more) unit plus 1 guest space/6 units,with a minimum of 4 guest spaces per project 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 Complex/Congregate 1/2 covered space/unit,plus 1 Care uncovered guest 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 Professional Office (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. Affordable Housing Opportunities 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 nonresidential zoning districts. Senior housing is also permitted in the • Neighborhood Commercial (NC), Community Commercial (CC), Service Commercial (SC), Highway/Tourist Commercial (HI), and Professional Office (PO) zoning districts. Congregate care facilities L. I T 1' 0 l• T E \I L. C U L. A C E \ E R L. IP L H-43 are allowed in the Neighborhood Commercial, Community Commercial, Highway/Tourist Commercial, Service Commercial, and Professional Office zoning districts. Affordable housing projects are allowed in the Professional Office 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 through Section 17.10.020(M)(3)(a) of the Temecula Municipal Code and may also receive qualifying concessions through Section 17.10.020(M)(3)(b) of the Temecula Municipal Code. The project incentives and concessions pursuant to the Temecula Municipal Code are as follows: a. Density Incentives. Affordable housing projects are entitled to receive an increase in the allowable density for the following zoning districts. The maximum densities for affordable housing projects are as follows: i. In the High Density Residential and the Professional Office zoning districts, the maximum density shall be thirty units per acre. ii. In the Medium Density Residential zoning district, the maximum density shall be eighteen units per acre; however, for affordable senior housing, the maximum density shall be twenty units per acre. iii. In the Low Medium Density Residential zoning district, the maximum density shall be nine units per acre. iv. In all approved specific plans, the maximum density bonus shall not exceed fifty percent of the target density in the planning area. To achieve such densities, it may be necessary for the City to offer development standard concessions. Such concessions are already available to projects which provide an affordable component, as it applies to a density bonus. The types of concessions that may be offered for affordable housing projects are discussed in detail in the Density Bonus and Incentive Law section of this Housing Element. 3. Provisions for a Variety of Housing Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels, including multi-family rental �. I f 1 L: \I F C L1 l C L \ L R \ L P L ,\ 11-44 housing, agricultural employee housing, manufactured homes, senior and affordable housing, congregate care facilities, emergency shelters, transitional housing, supportive housing, efficiency unit housing, 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 City's provision for these types of housing. C I 1 1. F I E \-I E C [I L \ E R k L P L i \ F 1-45 9 a I I I d I o_ 0 a 0 a 0 a U I IX I 2 I a_ 0- 0- 0- 0 a 0_ 0_ 0_ 0- 0- a CL a m ° aim ° acv 3'O a= 0 aO a a O ` a °- O uw • ' �� � w. CL F_Q-> � ua) Q > Ucc) 0 i_Q > 00Q) CO CO ,0 ° C L CO a) c L t, a) c L a)N c o.co O a)N9 c CO O N N)n c O f6 O ((n ■ n.'O a cn=d'o a u)j d co'O a CD co Z a CO N U) N (n c N 0 I- I- I- N a 0 a a • . ✓ 0 U , I I d a < 12 1- N U O Z d d 0 Z Z • 0 d d °.i O N N wm v U a a v J 0 M Z H ( 2 a a d a a U o_ a a a a a a 0 0_ O _ 2 a '1 a 1 d 0 d 0 a 0 d 0 d 0 d O J W H `1 0 '.1 I I d 0 a 0 0_ 0 a 0 0_ 0 a N J IX W a L 0- " I I d 0 d 0 d 0 d 0 d 0 f > 0_ I I I a 0 a 0 a V a 0 a 0 l IX 2 12_ 1 I I a I 0- 0 a 0 a. 0 a 0 I a' a I I I 0_ i a 0 0- 0 a 0 a. 0 1 2 x E y a) o` ac) ? -o " x aa) rn w t r C U ° a)'V a)'V ° a m `o� avo8 � (4- a Cl) m� Cl) - ��, L 'O ° co c-o U c-�U CO c N c .0 Z •) o •) •V N a W m ? E E�rn E�rn.. �)E �E c� 3 w E w m m a V E N a L Q- L co c « N c > N (2p w (2� C (2p �p a) T w >,.A ' a) 'O o^ 'O o a) o— o.. O 8 p U a) 8 o VL. 0 E ° � � m ° o °va3 ° ate E `o EoE aax m � m m vo Z wo 0 L y ° °w tn ,_ ° o ti �I. wz.o 'a-n 'ate 'a 'a to° N a) axi u) a 5 Earn v12ca) t > 3 t > aa)) vT aT •Z � °`o rn� D rn a me y c - '� ° ax 'cioa> ° pm o > ma`) v) a`) CT) ,.° wE c= O C O c CO 7 N O N fn °. o co ° a) o o U U a) a)-o a)-o a) > a) o U I Cl) 0 (J)-c 2 2 2 u_vv� LLf,a� Q 28 7c22. [e a) 05 �w ce `o 04 9 I a a a a U 0 U U U Ix x v 0 2I 0 a d a a U 0 a a a a v - u 7 O O _) U N'- O TD 2 52 0 .i7) '42 y O V O O O-c iii O. �a�5'i� u, y �¢� > 0 CO (1te`) . c,n Uo �oa0 en - ONa0 N L E a c o a) 8 ai a O m m m c m N W a co N u)a N m 0 o m 0 CO F- L RI N N N a N U a).0 E N a) n m '5 E � `a) C r 7 N O O ■ a) C O O a O) 1 0. >o) .a) C.) C CO.0 c U.0 .c O c c U o C) . , , a) n a o c U) cO O N N E g >.2-c o N O E T N 0 a 2 C 2lE O O L Z O N t.. O U a c, o a 3U d NO'7. t. c w c C _C y U E C c « a) o = , r • v d d () c J E 7 o O P.c a) a)� (a U O N.c= e p V , • , r r C'y a) C 7 O.0 L N a N N T J O U 0 a d U 0 a rn U 2 o p_ E� LL o •C O)o a a) O. C .o a " o N C O a) a) D co = C O1 N N N E.2 C 2 I a a a a 0 0 0 0 0 -o — •a c O O C N a) C.O 0 .V_) O Y C i (\y 0 N w I a 0- a a 0 0 0 0 0 ' ° 3 a, = o f0° o �r t J c2 Eo2-.s F, 2calN- m c c ` -2 0-• rn ins c m i5 E ° ° o E I a 0- a a 0 0 U U U _ N.c E C C'L"' Z U 7 �. 0 O.8'2- 0 3 0 C Q maio n LI 0 0 p e E c c o o 0 3 °'ca m 0 a E y ac= 4() 0 CY I a a a a 0 0 0 0 0 2 m y ma V O C N 0 o o YC OO O CU S E O N o N N O = I a a a a 0 0 0 0 0 $ o- E ca -o - o Ia) N o - - o0 a) a) car E -0� N E C K 'C T C °aY �N C boo = o - Eo f N r.;>o v' m O)3 d O T 0 To rn d a0a c cav , E� 'p) E N E O v N a) o N I N p 2 7 = 3 C Y N N O w O a1 O .O y T N C C'N E co co N c S n CD E �a o C N c E n m c E E rn y auN L � °cccro W •c t t v) 'in' :? •'m c o a' oEEc0 � 3o1) (no.3a°) a- •y a) ca. 7 •� - y U O)a s c c N r T� O a) U U O a) C �N . L •c ~ <w(7- E X VO) o C 0$ C 7 z' = ns > n E 0 c a) >, Z^ o 0- o.o o a a) c °) 0) H c N a 2 43 v 2 v y 8 o .. L) U Z nc"n >a aa')a co) o a v) - C T T U �a O) in a N .caii .). � >O N > 0 6 F co u)Q U') I r-. 0 0 0 m = CU m co ate) co E 2 m I o'o 2)-c50) °- J 2 a Cl) 0 u lL 0 m a) W I- V) W co z U' 0 U Y m esi ri 4 ui ro r TABLE H-28A PERMITTED HOUSING BY ZONING DISTRICT—OLD TOWN SPECIFIC PLAN HOUSING TYPE DTC RILMU NR Rowhouse P P P Courtyard Building P P P Bungalow Courtyard - P P Duplex,Triplex,Quadplex P P Detached House - - P SOURCE:City of Temecula,Old Town Specific Plan. C. I l T O F I E \•I E C U L. G E N E R ;\ L. P L A N I 1-48 TABLE H-28B PERMITTED HOUSING BY ZONING DISTRICT ZONE PDO-1 PDO-2 PDO-7 Area P00-7 Area PDO-7 HOUSING TYPE 1A,1B 2 Area 3 Single-family detached P' P P P Duplex(two-family dwellings) P' - P - Single-family attached(greater than two units) P - P - Multiple-family P P - Manufactured homes P - - - Mobile home park - - - Facilities for the mentally disordered,disabled,or P _ - dependent or neglected children(six or fewer) Facilities for the mentally disordered,disabled,or P dependent or neglected children(seven to twelve) Alcoholism or drug abuse recovery or treatment facility P - (six or fewer) Alcoholism or drug abuse recovery or treatment facility P _ _ - (seven or more) Residential care facilities for the elderly(six or fewer) P - C C Residential care facilities for the elderly(seven or P - C C more) Residential care facilities(six or fewer) P - - - Residential care facilities(seven or more) P - - - Congregate care residential facilities for the elderly P - - - Boarding,rooming and lodging facilities C - - - Secondary dwelling units - - Guesthouse P2 - - - Family day care homes—small P - - - Family day care homes—large' P - - - Day care centers C - - - Bed and breakfast establishments - - - - Emergency shelters P - - - Transitional housing P - - - Supportive Housing - - - - Efficiency Unit Housing - - - - Residential employee housing unit3 C - - - SOURCE:City of Temecula 2012. Notes: 1. Detached residential or zero lot-line units, duplexes and two-family dwellings are permitted only with the approval of the Planning Commission. 2 Allowed only with a single-family residence. 3 One dwelling unit on the same parcel as a commercial or industrial use for use of the proprietor of the business. _ C I [ 1' O F T L NI I. C U L -v G E v E R k L P t .A 1 1-49 Permanent and Seasonal Housing for Agricultural Employees: Agriculture is a predominant industry in Riverside County, but there is very little farmland that is considered prime, unique, or of local importance within the City limits (General Plan, Figure OS-3). While there are no agricultural operations in the City of Temecula, nearby wineries represent an employee base for agricultural workers. Agricultural workers face various housing issues due to their typically lower incomes and the seasonal nature of their work. However, since there is an insignificant amount of existing agricultural land, the City does not provide agricultural employee housing and does not anticipate a need for permanent and seasonal agricultural employee housing. Other opportunities for agricultural worker housing are discussed on page H-17 of this Housing Element. Additionally, Program 22 is proposed to address compliance with the Employee Housing Act which includes employee housing requirements for agricultural employees. 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), where they are not permitted. Manufactured housing must be certified according to the National Mobile Home Construction and Safety Standards Act of 1974 and must conform to all other development and use requirements applicable to the primary units in the zoning district. The units must stand on a permanent foundation, and the materials used for the siding must be approved by the Planning Director. Additionally, the City recognizes the potential for additional affordable factory-built housing as second dwelling units. Senior Housing/Affordable Housing: There are a total of 14 affordable housing developments throughout the City of Temecula. Affordable housing is permitted in High, Medium, and Low Density Residential zoning districts and in Professional Office (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 Uptown Jefferson Specific Plan Area, the Diaz property, the adjacent Professional Hospital Supply (PHS) expansion site, the Old Town Specific Plan Area, the Temecula Town Center, and the Bel Villaggio Shopping Center. Affordable housing can also be achieved in the form of second dwelling units. The Municipal 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. C I r fi' T L v i r. C u L ■ G C v E R 1-1-50 Senior and affordable housing are permitted by-right 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, 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. The maximum density allowed for affordable housing that complies with the City's affordable housing provisions, is 30 units per acre for High Density Residential, 18 units per acre for Medium Density Residential, and 9 units per acre for Low Medium Density Residential. Senior housing is also allowed in the Neighborhood Commercial, Community Commercial, Service Commercial, Highway/Tourist Commercial, and Professional Office 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 Professional Office zoning districts, senior housing will be developed consistent with the development and performance standards allowed for the High Density Residential zoning district. Affordable Housing Affordable housing is also permitted by-right in the Professional Office zoning district. 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% of area median income (AMI), adjusted annually for family size. Lower-Income Household:Persons or families whose income does not exceed 80% of AMI, adjusted annually for family size. Very Low-Income Household: Persons or families whose income does not exceed 50% of AMI, adjusted annually for family size. Extremely Low-Income Household: Persons or families whose income does not exceed 30% of AMI, adjusted annually for family size. Affordable Housing Project Incentives The 2008-2014 Housing Element previously identified the 20% Low and Moderate Income Housing Set-Aside provisions as a source for affordable housing project incentives. However, per AB X1 26, the Temecula Redevelopment Agency was dissolved on June 27, 2011. C. i t O F T E. \I E C La i G E \ F R \ L. PL -\ \ H-51 The City of Temecula formed the Successor Agency to the Temecula Redevelopment Agency in order to wind down the obligations of the former Temecula Redevelopment Agency. The Successor Agency is to retain all funds necessary to carry out all agency obligations that existed prior to the legislation effective date. All excess agency funds (if any) will be remitted to the County Auditor-Controller for redistribution to selected taxing entities. This dissolution action eliminated the funding mechanism by which the Redevelopment Agency funded affordable housing and infrastructure development. There will be no future funds available for affordable housing or infrastructure via the former Redevelopment Agency or the Successor Agency. Currently, there are two basic sources of law governing affordable housing project incentives within the City: (1) density bonus law; and (2) Temecula Municipal Code Section 17.10, relating to affordable housing as a permitted use in the Professional Office zone. •Density Bonus and Incentive Law The state density bonus statutes require the City to grant a density bonus and incentives or concessions to a developer who agrees to construct or donate land for affordable housing. Density bonuses are allowed as per regulations in Temecula Municipal Code Section 17.06.050. Table H-29 below lists the thresholds in which the State decides if a project can be deemed all or partly affordable housing. TABLE H-29 HOUSING QUALIFYING FOR DENSITY BONUS Type of Qualifying Housing Required Percentage of Unit Lower Income 10%of proposed units Qery Low Income 5%of proposed units Senior Citizen Housing Development Any senior housing development 'oderate-Income Condominium or Planned 10%of proposed units evelopment Once a project has been deemed a partly or fully affordable housing project, the applicant may be allowed to develop additional density. The City must calculate the extra density to which an applicant is entitled. The density bonus law not only uses a base percentage of the project (listed below), but a sliding scale 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 C I r Y o C T E \I E C u f A G C N F R L P L i \ 1-1-52 tentative tract map, parcel map, or other residential development project. The donor of land meeting the specified criteria is entitled to a base 15% density bonus, with a sliding scale increase of 1% and an additional increase of 1% for each unit in the total number of affordable units entitled on the donated land in excess of the 10% qualifying percentage. Listed below are the base and sliding scale bonuses (see Table H-30).] TABLE H-30 DENSITY BONUSES ALLOWED 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 each 1%increase in lower-income percentage is requested by affordable units to a maximum the applicant 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 each 1%increase in very low- percentage is requested by income affordable units up to a the applicant maximum density bonus of 35%of proposed units Senior Citizen 20%increase in the number No sliding scale increase Housing of units,unless a lesser Development percentage is requested by the applicant Moderate-Income 5%increase in the number of 1%increase in density bonus for Condominium or units,unless a lesser each 1%increase in moderate Planned percentage is requested by income affordable units up to a Development the applicant 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(condo/planned development) 20%Lower Income or 10%Very Low Income or 20%Moderate 2 Income(condo/planned development) 30%Lower Income or 15%Very Low Income or 30%Moderate 3 Income(condo/planned development) In addition to the density bonuses described above, the applicant may request specific incentives or concessions. Provided that the agency cannot make findings sufficient to deny requested incentives or concessions, as provided by Government Code Section 65915(d), incentives or concessions must be granted if requested by the applicant. The potential concessions include: • An increase in the amount of required lot coverage; • A modification to the setback or required yard provisions; • An increase in the maximum allowable building height; • A reduction in the amount of required on-site parking; C I T Y 0 L T E E C U l A C I \ E R k L 1) L 11-53 • 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. An applicant who receives a density bonus and/or other concessions or 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 concessions or incentives on top of the density bonus as well as whether any City Housing Fund moneys were also used for the project. •Temecula Municipal Code—Section 17.08.030;affordable housing allowed in Professional Office zones: Affordable housing is permitted within the Professional Office zone. These units should be spread throughout the site and include various types of housing sizes. Since the last update, the City has approved four affordable housing projects, all under covenant for 55 years to accommodate lower income households. The Warehouse at Creekside project secured 32 units, the Summerhouse project secured 110 units, the Portola Terrace project secured 44 units, and the Front Street Plaza project secured 23 units. The 209 units are available to a range of very-low,low, and moderate income levels. Efficiency Unit Housing: Efficiency unit housing offers one opportunity for low-cost housing that is specifically designed to meet some of the varying needs of several special needs groups. Efficiency unit housing provides viable housing alternatives for individuals in these special needs groups. The Temecula Municipal Code allows efficiency unit housing in the Medium (M) and High (H) density residential zoning districts and conditionally permits them in the Community Commercial and Professional Office zones. 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-Density Residential, Low Medium Density Residential, Medium Density Residential, High Density Residential, Neighborhood Commercial, Community Commercial, Highway/ Tourist Commercial, Service Commercial,and Professional Office zoning districts. C I F F I AI E C U L ( E N E R \ 1. P E 11-54 In Temecula, congregate care facilities include facilities for seniors and the disabled in accordance with Health and Safety Code Section 50062.5, which requires facilities that are "planned, designed, and managed to include facilities and common space that allow for direct services and support services that maximize the residents' potential for independent living and which is occupied by elderly or handicapped persons or households, as defined in Sections 50067 and 50072. Direct services and support services which are provided or made available shall relate to the nutritional, social, recreational, housekeeping, 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 primary dwelling unit and meet the size and parking requirements identified in the Development Code. An application for a second dwelling unit must be completed and submitted to the Planning Department. See the Housing Element section on housing resources for additional information on second dwelling units. Transitional and Supportive Housing: Transitional and 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. The Temecula Municipal Code allows transitional and supportive housing in all residential areas within the City. Transitional and supportive housing are permitted by right in Medium and High Density Residential and require a conditional use permit in all other residential zones. Transitional and supportive housing are also allowed in the Community Commercial and Professional Office zoning districts with a conditional use permit. Emergency Shelters/Homeless Housing: The City facilitates the development of emergency shelters by permitting the development of such facilities in the Medium 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, Professional office, Business Park, and Light Industrial zoning districts. C I T Y O F 1 E \ L ■ L d L \ E \ E It \ 1. P 1. A N E 1-55 Housing for Persons with Disabilities: The City provides housing opportunities for disabled persons through the provision of 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 is permitted in the High Density Residential zoning district by right, without a conditional permit, or other discretionary action. Facilities for seven or more residents are also permitted in all other residential zoning districts with a conditional use permit The maximum densities for residential care facilities are not limited specifically 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 Section 17.34.010 of the Zoning Code defines "family" as one or more persons living together as a single housekeeping unit in a single dwelling unit. Family also means the persons living together in a licensed residential facility, as that term is defined in California Health and Safety Code Section 1502(a)(1) serving six or fewer persons, excluding the licensee, the members of the licensee's family, and persons employed as facility staff who reside at the facility. 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 City. The 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. 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. Although, cities retain land use jurisdiction regarding these homes, the State Fire Marshal ensures the safety of 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 (Cal Fire) in conjunction with the Riverside County Fire Department. The Building and Safety Division has developed a positive working relationship with the County Fire Department that ensures that any improvements and/or maintenance for group homes are handled through the City's normal concurrent review process. L f T T C. lJ L G L \ [ R L P L \ \ 1 1-56 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 noncompliant code issues with successful end results. In June 2011, the City adopted a formalized Reasonable Accommodation Ordinance to address and remove governmental constraints to 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. Compliance with these development standards ensures reasonable accommodation is provided for all new projects. The City will continue to implement the existing requirements as well as continue to implement its formalized reasonable accommodation processes for individual homeowners requesting exceptions to development standards to accommodate a specific disability. In addition, retrofit assistance for persons with disabilities may be available through a future Residential Rehabilitation Program for lower income families as listed in the City's Five-Year Consolidated Plan. 4. Development and Planning Fees The cost of development is a constraint to the implementation of affordable housing projects. Typically, the cost of developing raw land is significantly increased by the various regulations and fees local governments impose on developers. The City of Temecula charges various fees and assessments to cover the cost of processing permits and providing certain services and utilities. Table H-31 summarizes that City's planning fee requirements for residential development, while Table H-32 depicts the City's development impact fees for residential development. The Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) mitigation fee was established in order to implement the goals and objectives of the MSHCP (see page H-67 for additional description of the MSHCP) and to mitigate the impacts caused by new developments in western Riverside County. The fee is part of the mitigation fees for species protection required under the MSHCP. The collection of the fees supplements the financing for the acquisition of lands supporting species covered by the MSHCP and to cover new development's share of this cost. Developments where the C I I 1 O F ( L- \1 L C L I 1, G O N E R N L h L \ \ 1 1-57 MSHCP fee applies have the same fee structure throughout the MSHCP plan area. Nearly all of the vacant developable parcels located west of I-15 in western Temecula are within the MSHCP criteria cell and core linkage areas, as are all parcels located in the southwestern corner of the City. Additional vacant developable parcels in the northeast corner of the City are also located in the MSHCP criteria cell and core linkage areas. Few underutilized residential properties are located in the MSHCP criteria cell and core linkage areas. If a site is located in a criteria cell, a HANS application must be completed and submitted to the City along with a $1,500 check made payable to Western Riverside Conservation Authority (RCA). The check and one copy of the application are mailed to the County for review and determination of any site inclusion for the MSHCP conservation area. It is estimated that the total development fees are $10,323 for a single-family unit and $8,436 for a multi-family unit. These fees are similar to other fees in the region. 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. This fee schedule is adjusted annually based on the consumer price index for the greater Los Angeles Metropolitan area. Table H-31 reflects the fee schedule for the 2012-2013 fiscal year. I T \1 E c u 1. G E \i E R \ L P L k I 1-58 TABLE H-31 PLANNING FEE SCHEDULE* Project Type City of Department of Temecula Fee Environmental Health Fee Planning and Zoning Conditional Use Permit-No Site Changes 12,3,4 $3,368 $234 Conditional Use Permit-with a Development Plan''2.3'4 $1,072 N/A Development Agreement $54,192 N/A Development Agreement-Major Modification1'2.3'4 $12,415 N/A Development Agreement-Minor Modification1•2.3'4 $3,548 N/A DIF Credit or Reduction $906 N/A Development Plan-Less than 10,000 sf''2'3'4 $8,102 $136 Development Plan-10,000 sf to 100,000 sf 1'2.3.4 $11,005 $136 Development Plan-Over 100,000 sf 1,43,4 $13,238 $136 Development Plan or Conditional Use Permit-Major Modification 1'2'3'4 $6,221 N/A Development Plan or Conditional Use Permit-Minor Modification 1,2.3'4 $2,692 N/A Development Plan or Conditional Use Permit-Minor Modification 1.2.3'4 $166 N/A (Planning Review Only) General Plan Amendment/Zoning Map Amendment-Text or Exhibit 1'2.3'4 $7,646 $59 General Plan Amendment/Zoning Map Amendment-Official Zoning Map $5,992 $59 and Land Map 1'2'3'4 General Plan Amendment/Zoning Map Amendment-Official Zoning Map or $4,125 $59 Land Map 1,2,3,4 Second Dwelling Unit Permit $768 N/A Variance-1'2'3'4 $3,896 $120 Minor Exception 1'2'3'4 $4522 N/A Minor Exception(individual homeowner) $130 N/A Specific Plan-New 1.2.3.4 $85,859 $197 Specific Plan Amendment-Major $34,077 $61 Specific Plan Amendment-Minor $11,899 $61 Planned Development Overlay 1,2.3'4 $31,589 N/A Subdivisions Certificate of Land Division Compliance(fee per parcel)1'2.3'4 $1,314 $138 Common Interest Development Conversion 1,2,3,4 $4,549 N/A Lot Line Adjustment $1,328 N/A Merger of Contiguous Parcels $1,992 N/A Minor Change(to approved Tentative Map) $2,083 N/A Parcel Map-Tentative(Residential)w/Waiver of Final Map1'2'3 $3,234 $389 Parcel Map-Tentative(Residential)Standard 1.2'3 $4,038 $675 Parcel Map-Tentative(Vesting)1'2'3 $3,539 $424 Parcel Map-Tentative(Revised)1'2,3 $3,518 $203 Condominium Map1,2,3 $11,795 $538 Tract Map-Standard 5-34 lots/units'•2,3 $10,600 $203 Tract Map-Standard 35-75 lots/units1'2.3 $11,991 $203 Tract Map-Standard 76-165 lots/units''2.3 $13,740 $203 Tract Map-Standard 166+lots/units'•2.3 $15,364 $203 Tract Map-Standard-Revised Map''2.3 $6,003 $203 Tract Map-Vesting 5-34 lots/units''" $13,602 $424 C I 11 I- [ E \I E C Ll L V G E \ E l i \ E. IF L \ \ H-59 TABLE H-31 PLANNING FEE SCHEDULE* Project Type City of Department of Temecula Fee Environmental Health Fee Tract Map—Vesting 35-75 lots/units-1'2'3 $15,105 $424 Tract Map—Vesting 76-165 lots/units12'3 $16,937 $424 Tract Map—Vesting 166 lots/units1'2'3 $18,376 $424 Tract Map—Vesting—Revised Map1'2'3 $8,450 $424 Phasing Plan for Tentative Map—Sewered $3,595 $57 Phasing Plan for Tentative Map—Subsurface Disposal $3,595 $138 Residential Tract Product Review''4 $10,400 N/A Reversion to Acreage $765 $72 Miscellaneous Charges Certificate of Historic Appropriateness1'224 $423 N/A Substantial Conformance $6,345 $61 Extension of Time with Public Hearing1'23,4 $2,824 $63 Extension of Time without Public Hearing1'23,4 $1,432 $63 Extension of Time—Subdivision Ordinance''234 $3,542 $63 `SOURCE:Temecula User Fee Schedule(2012-2013);updated annually each July 1. 1. Add CEQA Fee of$268 for environmental determination.If environmental determination is not exempt from CEQA,add$4,572 for Negative Declaration without Mitigation,or$6,249 for Negative Declaration with Mitigation.If EIR is required,add$49,246 for City- managed EIR or$72,613 for applicant-managed EIR. 2. Add UC Regents Fee of$60(if required)—not applicable to duplicate applications 3. Add Traffic Study Fee(if required)of$2,477(major)or$619(minor) 4. 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) 5. $528 to Environmental Health if Sewered;$424 to Environmental Health if Subsurface Disposal C I T Y F L `I E C Li L CL L \ L R . L P L •\ \ F 1-60 TABLE H-32 DEVELOPMENT IMPACT FEES FOR THE CITY OF TEMECULA Land Use(Fee/Unit) Development Fee Residential Attached Residential Detached Street System Improvements $1,228.15 $1,840.21 Traffic Signals and Traffic Control Systems $182.33 $260.49 Corporate Facilities $267.69 $499.26 Police Facilities $470.49 $265.93 Fire Protection Facilities $293.08 $631.59 Parks and Recreational Improvements $2,175.86 $3,037.14 Open Space&Trails Development $634.21 $885.25 Libraries $579.54 $808.93 Total $5,891.35 $8,228.80 Transportation Uniform Mitigation Fee Single Family $8,873 Multi-Family $6,231 Stephen'Kangaroo Rat Plan Fee(K-RAT) Lot greater than'4 gross acre—per dwelling unit $250$500 All other Residential—per gross acre Multispecies Habitat Conservation Plan Fee(MSHCP) Residential Less than 8.0 DU $1,938 Residential Between 8.1 and 14.0 DU $1,241 Residential Greater than 14.1 DU $1,008 Art in Public Places Residential—Single/Multi—Family 1/10 of 1%of project cost in excess of$100,000 Quimby—In-Lieu Fee$310,000 per acre Single Family residential(Detached Garage) 3.12 Avg.Density/DU Single family Attached(Attached Garage) 2.85 Avg.Density/DU Multi-Family Attached(2-4 Units) 2.48 Avg.Density/DU Multi-Family Attached(5 or More Units) 2.43 Avg.Density/DU Mobile Homes 2.00 Avg.Density/DU School Developer Fees Residential without Mitigation Agreement $3.20/Sq. Ft Residential with Mitigation Agreement Rate Varies per Mitigation SOURCE:City of Temecula 2012. L l 1 1' O F T E \.I L C U L V G E \ L R \ L PLAN I I-61 Table H-33 provides the ratio of typical development cost to fees per unit for single and multi-family developments in Temecula. TABLE H-33 TOTAL PROCESSING AND IMPACT FEES FOR TYPICAL SINGLE-AND MULTI-FAMILY UNITS Housing Type Total Fees Estimated Development Estimated Proportion of Fees to Cost per Unit Development Costs per Unit Single Family Unit $10,232 $230,000 4.5 Multi-Family Unit $8,436 $140,000 6% SOURCE:City of Temecula,2013.www.building-cost.net,2013. 5. Building Codes and Enforcement Staffing and Process As Building and Safety and Code Enforcement are under the same department supervision, the exchange of information between Building and Code Enforcement staff members is excellent. Enforcement items are a regularly occurring weekly meeting topic during Building and Safety weekly staff meetings. The Code Enforcement Division consists of three permanent officers. Each officer has an assigned geographic area of the City and is very familiar with problematic properties. Each officer regularly patrols their area to ensure that any prior complaints have been resolved and that they have responded to any new complaints. The department is complaint-driven, which means that officers respond to complaints as they come in to the City. In addition, the officers make every effort to be proactive in 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 on substandard housing. Building Codes The City of Temecula has adopted the 2010 California Building Code, which includes specific guidelines on historical buildings, existing buildings, green building, electrical, mechanical, plumbing, and administrative codes. Upon adoption of the 2010 California Building Codes, the Building and Safety Department made minor modifications to some code sections based on 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 39 amendments were to the administrative areas of the codes. Other code modifications included: I T O FF T E \I E c u E. \ G E \ F. R L. I' \ \ I-I-62 1. Establishment of size requirements for commercial and industrial building address numbers. 2. Clarification to require a minimum Class C roofing material in the Temecula Old Town District. 3. Increase in the height of swimming pool barriers to a minimum of 60 inches. 4. Prohibition of the use of horizontal flex ducting in rooms that produce steam. 5. Prohibition of aluminum conductors smaller than #6 A.W.G. 6. Requirement of electrical conductors to be placed at a minimum of 6 inches below slab within commercial buildings. 7. Prohibition of non-metallic sheathed cable (Romex) in commercial applications regardless of mixed-use occupancy. 8. Requirement of a 24-hour graph test for gas systems with 2 inch or larger piping. This collection of codes 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. Further, 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 (only about 9% of the housing stock in Temecula is older than 30 years), there have not been many opportunities for increased energy conservation through retrofits of older homes. However, by adopting the most current version of the Energy Codes, the existing housing stock has the opportunity to increase energy efficiency through remodels and appliance upgrades. The City has endorsed the California Green Building Program but has not formally adopted any green building program. As a high growth community, the City of Temecula has the opportunity to save significant amounts of energy by adopting stricter codes for new development. Namely, the California Green Building Code, commonly known as CALGreen, has two model codes, called tiers, which increase energy efficiency beyond the standard. By adopting Tier 1 or Tier 2 CALGreen building standards, the City can assume that new development is using energy efficiently. Overall, the housing stock is in excellent condition. The City's Code Enforcement program is complaint-based and will not constrain the C 1 7 1 0 I I E \I E C U I. A G L \ L R \ 1 f L \ \� 1-i-63 development or preservation of housing. When housing code violations are cited for units occupied by low- and moderate-income households, the Code Enforcement staff may offer information regarding rehabilitation programs. 6. Local Processing and Permit Procedures The evaluation and review process required by City procedures contributes to the cost of housing in that the holding costs incurred by developers during the review period are ultimately manifested in the unit's selling price. All discretionary development projects that involve new construction but are less than 10,000 square feet are subject to a Planning Director's hearing. The hearing is a publicly noticed hearing that permits the Planning Director to be the decision- maker on relatively minor applications. The Temecula Municipal Code contains findings that must be made for project approval. If the project meets the required findings, the project cannot be denied by the Planning Director. Development applications for projects greater than 10,000 square feet are subject to a Planning Commission hearing. The Planning Commission hearing is a publicly noticed hearing and the 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. The Planning Commission may also serve as an appeal board for the Director's 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. Required findings for approval of a conditional use permit are as follows: 1. The proposed conditional use is consistent with the General Plan and the development code. 2. The proposed conditional use is compatible with the nature, condition, and development of adjacent uses, buildings, and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings, or structures. 3. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in this development code and required by the Planning Commission or Council in order to integrate the use with other uses in the neighborhood. C I F l' O F I L \1 E C LJ L \ G L \ E R -\ L P L ■ H-04 4. The nature of the proposed conditional use is not detrimental to the health, safety, and general welfare of the community. 5. That the decision to approve, conditionally approve, or deny the application for a conditional use permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal. Required findings for approval of a development plan are as follows: 1. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The City Council hearing is a noticed public hearing for development applications that require a legislative action. The City Council may also serve as an appeal board for decisions made by the Planning Commission. The Temecula Municipal Code contains findings that must be made for project approval. If the project meets the required findings, the project cannot be denied. The City Council is the final decision-maker on all appeal actions. Mixed-use projects may be subject to any of the above types of public hearings, but are unlikely to be heard at the Planning Director's 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 four to six weeks (see Table H-34). The average time for projects to get to a Planning Director's hearing is eight to ten weeks. Once approval is given, the property owner must submit a grading plan to the Public Works Department and a building plan to the Building and Safety Department. Once approval is given, the property owner must submit the approved plans to the Community Development and Public Works departments to obtain the required permits. C_. I [ E T E \I I C L1 L C E \ L h L 1 V` I 1-65 The average period for a project to get to the Planning Commission is four to six months. If the project needs to be heard by the City Council, the average time to get to this hearing is 12 to 18 months. TABLE H-34 TYPICAL PROCESSING TIMES FOR SINGLE-AND MULTI-FAMILY UNITS Single Family Unit Multi-Family Unit Grading plan Development plan 6-9 months Building plans Submit for grading/plan prior to PC approval Typical Approval Building permit Requirements Receive approval 3-6 months Home Product Review Building plans review 4-6 weeks Development Plan Condo Map Est.Total Processing Ministerial 4-6 weeks Building Permit 1 to 1.5 years* Time SOURCE:City of Temecula,2013 *Please note:total processing time has increased from the previous planning period due to volume of development. 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. In 2009, the City produced an environmental review procedures handbook for private development projects. The goal of this handbook is to help guide developers, City staff, and consultants through the environmental and City review process. This handbook is publicly available on the City's website. 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 Cl [ 1' O F l L \ L C U L. A G L \ l R 1 L P L .A \ 1-66 include sign permits, roof replacements, interior alterations to residences, and landscaping changes. In addition to the CEQA process, Riverside County has completed a comprehensive planning effort called the Riverside County Integrated Project (RCIP). RCIP integrates three regional planning efforts: the County General Plan, a Community and Environmental Transportation Acceptability Process to determine present and future roadway infrastructure, and the 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, and went into effect in March 2004. The MSHCP is a comprehensive, multi-jurisdictional effort that includes the County and 16 cities. Rather than deal with endangered species on a one-by-one basis, this plan focuses on the conservation of 146 species. The MSHCP supports a reserve system of approximately 500,000 acres, of which approximately 347,000 acres are currently in 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. The MSHCP is administered by the Regional Conservation Authority which represents the County and 16 cities which are participants in the plan. The City recently adopted the Old Town Specific Plan and associated form-based code. Development within the Old Town Specific Plan area is subject to the same development review process as developments not covered by the Specific Plan. 7. On- and Off-Site Improvements The Circulation Element of the Temecula General Plan identifies eight different roadway classifications (Table C-2) and cross-sections (Figure C-1) that include minimum dimensions for right-of-way accounting for lane width, center median, bike lane and/or multipurpose trails, curb, gutter, landscaping, and sidewalks. Figure C-2 of the Circulation Element identifies the locations and alignments of each road in Temecula by classification. Applicants for new development applications should consult the Circulation Element to determine the roadway classification fronting the project site and to determine the type of improvements that may be required for the proposed project. The City makes available standard drawings for on- and off-site improvements that establish infrastructure or site requirements that C I 1 1' \I L C: Ll L V C E \ E lZ \ L F L \ \ support new residential development. Typical site improvements for high density development include half-width street improvements for all frontage streets, built to General Plan standards. A typical local street width is 60 feet with 40 feet of pavement (two lanes). In addition, the appropriate level of R-O-W landscaping, 6-inch curb and gutter, and sidewalk improvements (either curb or parkway adjacent) are required for property frontage. Water, sewer, and drainage facilities are traditionally not under the direct control of the City. The City of Temecula coordinates with several water and sewer districts that directly administer the construction of water and sewer improvements. These improvements, for a high density/affordable housing project, typically require both potable and reclaimed water systems. With respect to flood control and drainage facilities, these on-site improvements are under the direct control of the Riverside County Flood Control. 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. Site improvement costs include the cost of providing access to the site, clearing the site, and grading the pad area. In the case of a subdivision, such costs may also include major improvements such as building roads and installing sewer, water, and other utilities. As with land costs, several variables affect costs, including site topography and proximity to established roads, sewers, and water lines. Engineering and other technical assistance costs are usually included with site improvements as these services are required to ensure that development is constructed according to established codes and standards. Title 16 (Subdivisions) of the Municipal Code outlines site improvement requirements (Chapter 16.30) for a variety of parcel map division and subdivision scenarios and includes specific requirements for streets, domestic water, fire protection, sewage disposal. These and other site improvement costs are typical of all cities in California and do not impose a significant constraint on the development of housing in Temecula. The City does not impose any unusual requirements as conditions of approval for new development. The City of Temecula requires full-frontage improvements for all approved development projects. The City typically does not make exceptions for frontage improvements because of the need to make connections for existing bike lanes and trails, and to correctly align roadways to avoid bottlenecks at narrower sections. The City may permit the possibility of deferring some improvements on a project- by-project basis. The 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 C. I T 1' 0 I- T F C Ll L. G F \ F R A L IP L .-A H-68 applicant, such as improvements to be made by the California Department of Transportation (Caltrans). The City of Temecula recognizes that such requirements can potentially be considered regulatory barriers to affordable housing if the jurisdiction-determined requirements are greater (and hence, more costly) than those necessary to achieve health and safety requirements in the community. However, the cost to design such improvements is dramatically decreased when utilizing the City's standard drawings. C. State Tax Policies and Regulations 1. Article 34 of the California Constitution Article 34 was enacted in 1950. It requires that low rent housing projects developed, constructed, or acquired in any manner by any state or public agency, including cities, receive voter approval through the referendum process. The residents of Temecula have not passed a referendum to allow the City to develop, construct, or acquire affordable housing. While California Health and Safety Code further clarifies the scope and applicability of Article 34 to exclude housing projects that have deed-restrictions on less than 49% of the units or rehabilitation/ reconstruction of housing projects that are currently deed-restricted 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). 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), C I T Y o f T E \I E L LI L \ G E \ E IZ L I' L H-69 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 covered 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,which are designated for residential uses, are partially developed and do not have sewer service. Development of this land is limited to Very Low Density Residential uses. The majority of the remainder of future residential development within the City will occur in master planned communities or on sites adjacent to existing infrastructure. As a result, future residential development will not be constrained by the lack of sufficient infrastructure in the remainder of the City. The Rancho California Water District (RCWD) is the retail supplier of potable water to Temecula. According to the Growth Management/Public Facilities Element of the General Plan, the 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. Wastewater facilities in Temecula are provided by the Eastern Municipal Water District (EMWD), which has adequate capacity to meet current treatment demand. By closely working with the RCWD and the 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 the adequacy of wastewater treatment capacity. To comply with Senate Bill 1087, upon adoption the City will immediately forward its adopted Housing Element to its water and wastewater providers so they can grant priority for service allocations to proposed developments that include units affordable to lower- income households. E. Environmental Constraints Temecula is impacted by various environmental hazards that include active fault traces, liquefaction and subsidence, steep slopes, and flooding. These natural hazards constrain residential development by threatening public safety and infrastructure. 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 C I T F [ E \l I- C U L. A G L \ L R L I' L \ \ 1 F70 environmental constraints include infrastructure constraints. Vacant developable parcels and underutilized parcels with hazard-related constraints are noted by parcel in Appendix B. In some instances, the parcel inventory indicates multiple on-site constraints. This designation was chosen for display purposes to make the table in the appendix easier to read. A complete listing of the environmental constraints would have required use of fonts that may have been too small to be clearly legible. However, parties interested in obtaining more information for specific parcel listings in Appendix B may do so by contacting the City of Temecula Planning Department or by visiting the City's website at www.cityoftemecula.org. The City's Information Systems department maintains an online GIS parcel search that can be used to identify any parcel within Temecula, including known environmental and other on-site constraints. Flood Plain (FP) Overlay District: The City has applied a Flood Plain Overlay District to portions of the City that are threatened by flooding hazards. The overlay district includes design requirements that must be met for new construction and substantial improvement of structures within the district. These design standards have been adopted to reduce the flood hazards threatening people and structures within the overlay district. Development on this property must comply with specific structural design standards that raise the cost of construction. However, this property represents only a fraction of the City's vacant land with Medium Density Residential zoning. 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 Residential 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. 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 4.5 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 • Santa Gertrudis Creek and Warm Springs Creek. Vail Lake is located over 6.0 miles southeast of Temecula; dam failure would inundate portions of the Pauba and Temecula valleys, including I-15 and an C I I Y 0 1 1 E I E C_ Ll 1. .A C E. E R 1 L I' l \ H-71 adjacent 3-mile area. Diamond Valley Lake is the largest reservoir in Southern California and is located north of Skinner Reservoir, nearly 6.0 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 Floodplains: 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 floodplain in the City of Temecula forms a "U" along the alignment of the northern, western (west of and adjacent to I-15), and southern perimeters of the City. The 500-year floodplain is noncontiguous and is generally located in the western and southern areas of the City, adjacent to 100- year floodplains. The 100-year floodplain includes several vacant developable parcels near the northern and western perimeters of the City, and the 500-year floodplain is generally outside of or adjacent to vacant developable parcels in the same area. In general, no underutilized residential parcels are located in the 100-year floodplain or the 500-year floodplain. Alquist-Priolo: Temecula is located within a highly active seismic region. Three Alquist-Priolo Special Studies Zones are located in Temecula: Wildomar, Willard, and Wolf Valley. These zones have been delineated by the State Geologist and encompass the area on either side of potentially or recently active fault traces where the potential for surface rupture exists. The Wildomar fault is the predominant fault in the City. This fault trends in a northwest direction and transects the length of the City. The Willard fault is located southwest of the Wildomar fault zone. South of the Willard fault is the Wolf Valley fault zone. Within an Alquist-Priolo earthquake fault zone, habitable structures must maintain a minimum 50-foot setback distance from the fault trace per state law. The existence of Alquist-Priolo zones in Temecula effectively limits the amount of land and the intensity of development of residential uses adjacent to these zones. However, only a few vacant residential sites designated for Very Low Density Residential use are impacted by these Alquist-Priolo zones. Faults and Fault Zones: The Elsinore and Wildomar faults and their associated fault zones 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 C I T Y 0 I- l E \1 E C LI L. A G E \ I f k L P t I 1-72 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 San Clemente Island faults. The Elsinore fault and fault zones extend through several vacant developable land parcels, as well as through a large underutilized residential parcel. Liquefaction: Liquefaction can occur as a secondary effect of seismic shaking during an earthquake or another event significant enough to cause equivalent pressure on the susceptible soils, like a dam failure and inundation. Liquefaction is unlikely to occur unless the earthquake is large with multiple shaking cycles. Liquefaction occurs in areas of saturated, loose, fine- to medium-grained soils where the water table is 50 feet or less below the ground surface. Seismic shaking temporarily eliminates the grain-to-grain support normally provided by the sediment grains. The waters between the grains assume the weight of the overlying material and the sudden increase in pore 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 only a few underutilized residential properties are located in areas subject to liquefaction, many vacant and developed properties are located within or immediately adjacent to areas subject to liquefaction. Liquefaction and other seismic-related issues are addressed by the state Universal Building Code (UBC). The UBC requirements for construction in liquefaction zones are not significantly more costly than standard California construction standards and will not compromise the City's ability to provide adequate sites to accommodate its RHNA. In addition, the City analyzes and mitigates for liquefaction constraints when applicable. High Fire Area: High Fire Zones encroach at the City's western and southern boundaries, encompassing or partially encompassing several I T l' 0 I F L \I L C 11 L -\ C1 L \ [. R \ L f L I I-73 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 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. The MSHCP includes areas in northern, western, and southern Temecula. Nearly all of the vacant developable parcels located west of I-15 in western Temecula are within the MSHCP criteria cell and core linkage areas, as are all parcels located in the southwestern corner of the City. Additional vacant developable parcels in the northeast corner of the City are also located in the MSHCP criteria cell and core linkage areas. Few underutilized residential properties are located in the MSHCP criteria cell and core linkage areas. Riparian Areas: Riparian areas are locales that relate to the bank of a stream,river, or lake. In Temecula,riparian areas encompass southern cottonwood-willow riparian and riparian scrub communities. These communities are limited to an area west of I-15 and an area in the southeast corner of the City. No vacant developable land or underutilized parcels are located in riparian areas. Although a few vacant developable parcels are located immediately adjacent to a riparian area, no underutilized parcels are located in or near a riparian area. C I I ) O f -I E \I L C U L k G E N E R \ L P L 1 [-74 IV. HOUSING RESOURCES A. Regional Housing Need 1. Temecula's Regional Housing Need The City of Temecula falls under the jurisdiction of the Southern California Association of Governments (SCAG). SCAG is responsible for developing a Regional Housing Needs Plan (RHNP) allocating the region's share of the statewide housing needs to lower- level councils of governments, which then allocate the needs to cities and counties in the region. The Regional Housing Need Allocation (RHNA) is a minimum projection of additional housing units needed to accommodate projected household growth of all income levels by the end of the Housing Element's statutory planning period. Table H-35 shows the breakdown of the 1,493 units in Temecula's RHNA into the required income categories. TABLE H-35 REGIONAL HOUSING NEED ALLOCATION, 2014-2021 Income Category Allocation Percentage Extremely Low 187 12.6% Very Low 188 12.6% Low 251 17.2% Moderate 271 18.2% Above Moderate 596 39.4% Total 1,493 100.0% SOURCE:SCAG RHNP,2012 2. Unaccommodated Need In the 4th cycle Housing Element update, the City included Program 1 committing the City to creating the Urban Density Overlay to address the City's identified shortfall of 1,381 units for lower-income households. However, Program 1 was not implemented and as a result, Temecula has an unaccommodated need of 1,381 units for lower-income households from the previous planning period and must identify or rezone sufficient sites to address this need within the first year of the new planning period. This requirement is in addition to the requirement to identify other specific sites to accommodate the RHNA for the 5th planning period. C I r l' 0 1 1 L \I E C U 1. °\ G L \ L R A L P L 'A 1 1-75 B. Sites for Housing Development An important component of the Temecula Housing Element is the identification of sites for future housing development. Equally important is an evaluation of the adequacy of this site inventory in accommodating the City's share of regional housing growth as determined by WRCOG. 1. Vacant Residential Sites As part of this Housing Element update, the City conducted a parcel- by-parcel analysis of vacant residential sites for land outside of approved specific plans, based on data obtained from the City's geographic information system (GIS). The vacant land inventory for the City of Temecula, including an estimated development capacity for the vacant parcels, can be found in Appendix B of the Housing Element. Table H-37 summarizes the available housing unit capacity based on 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. Each parcel is assumed to develop at 75% of its maximum capacity,which allows for setbacks, landscaping, right-of-way dedications, and other nonresidential uses. See Figure H-3 for a map of these sites. The Housing Element includes Program 1 which will establish an Affordable Housing Overlay (AHO). The AHO will allow for an increase in density in the High, Medium, and Low Medium Residential zoning designations if the development is affordable housing. The affordable overlay allows densities to be increased in High Density Residential zones to 30 units per acre. Development capacity within the High Density Residential zone will allow for densities consistent with default densities of state housing element law and will therefore be appropriate to accommodate a portion of the City's lower income RHNA. C I L Y T L y 1 L c U L v G L y L. R ,k L F L :1 y H-76 TABLE H-36 VACANT RESIDENTIAL LAND OUTSIDE SPECIFIC PLAN AREAS General Plan Designation Density Range Vacant Acreage Dwelling Units* High 13.0-20.0** 8.86 199 Medium 7.0-12.9 94.14 847 Low Medium 3.0-6.9 70.28 316 Low 0.5-2.9 80.21 120 Very Low 0.2-0.4 479 144 Total 732.68 1,626 * Dwelling unit calculation is based on assumptions contained in Appendix B. **If Affordable Housing is developed on these sites,the maximum density increases from 20 DU/Ac to 30 DU/Ac. Please note:while many of the sites included in the inventory(appendix B)allow for an increased density with the affordable housing overlay applied,the City has not applied these overlays to all sites because the additional capacity was not needed for the City to meet its RHNA. SOURCE:City of Temecula,February 2012 2. Vacant Commercial and Planned Development Overlay Sites Several commercial zoning districts throughout the City of Temecula permit residential uses. The City's vacant land use survey identified all such vacant parcels and the realistic residential development capacity for each parcel if developed with residential uses. Table H-38 summarizes the residential development potential within currently vacant commercial parcels. The data in this table assumes a density of 30 units per acre to 2 units per acre, depending on the General Plan designation. The overlay will be applied to Professional Office sites through implementation of Program 1 (see Appendix B of the Housing Element for more detail). Senior and affordable housing will be permitted by-right at 30 units to the acre in Professional Office zone. Senior housing will be permitted by-right at 30 units to the acre in Community Commercial and Highway Tourist zones. Each parcel is assumed to develop at 25% of its maximum capacity,which allows for non-residential development, setbacks, landscaping, and right-of- way dedications. C I E 1' 0 E T E \( E C U L_ A G E N E R AL I' L N 1 1-77 TABLE H-37 POTENTIAL RESIDENTIAL DEVELOPMENT ON VACANT COMMERCIAL AND PLANNED DEVELOPMENT OVERYLAY LAND Maximum Vacant Dwelling General Plan Designation Density Acreage Units* Community Commercial 20 DU/Ac** 27.16 157 Highway Tourist Commercial 20 DU/Ac** 38.45 288 Professional Office 20 DU/Ac** 101.55 762 Service Commercial 20 DU/Ac** 53.02 398 Industrial Park 20 DU/Ac** 0.51 30 Public Institutional Facilities 20 DU/Ac** 32.32 242 Medium Density Residential 12 DU/Ac 15.22 137 Neighborhood Commercial 12 DU/Ac 8.89 27 Low Density Residential 2 DU/ac 21.77 10 Total 298.89 2,051 * Dwelling unit calculation is based on information contained in Appendix B. **The City has applied the Affordable Housing,Mixed Use,and Senior Housing to these sites, increasing the maximum density from 12 du/acre to 20 du/acre and 20 DU/Ac to 30 DU/Ac. SOURCE:City of Temecula,February 2012 3. Vacant Residential Sites within Specific Plans The City 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. There are four specific plans that have remaining potential for Very High Density Residential development: Paloma Del Sol, Rancho Highlands, Old Town, and areas within Specific Plan 8. Table H-39 summarizes the housing development potential remaining in the specific plan areas. As previously stated, the Housing Element includes Program 1 to establish an overlay which will allow for an increase in density in the High, Medium, and Low Medium Residential designations if the development is affordable housing. This is also available to sites within Specific Plans. In addition, the City offers flexibility on standards for front and rear yard setbacks, building height, lot coverage, open space requirements, • parking requirements, and lot size. The State currently requires that approval authority for an affordable housing project also include from one to three concessions to the extent needed to facilitate the development of affordable housing. C. I I 1' C F T E \7 E C Li L G t. A E R .\ L P L ,A 1 1-78 TABLE H-38 REMAINING APPROVED RESIDENTIAL DEVELOPMENT WITHIN EXISTING SPECIFIC PLANS Specific PlanlLand Low Density Low Med./ Med.High High Density2 Very High Mixed Comm.that Total Use Designation+ (.4-2 DUTAc) Med.Density Density (8-14 DU/Ac) Density use Allows for Units (2-5 DU/Ac) (5-8 DUTAc) (14-20 DUTAc) Capacity Res. SP-1 -Roripaugh 0 0 0 0 0 0 60 60 Estates SP-2-Rancho 0 0 0 0 287 0 68 355 Highlands SP-3-Margarita 19 57 0 0 0 76 Village SP-4-Paloma 0 278 0 0 441 0 106 825 Del Sol SP-5-Old Town 0 0 0 0 144(20-35 339 577 1,298 du/acre) SP-6-Campos 0 0 0 0 0 0 0 0 Verdes SP-7-Temecula 0 0 0 0 0 0 0 0 Regional Center SP-8-Area 114 78 0 0 192 SP-9-Red Hawk 3 0 0 129 0 0 0 132 SP-10-Vail 0 0 0 0 0 0 0 0 Ranch SP-11 - Roripaugh 108 939 122 846 0 0 0 2,015 Ranch SP-12-Wolf 0 0 0 0 0 0 253 253 Creek SP-13- 0 0 0 0 0 0 1,640 1,640 Harveston Total 130 1,274 122 1,089 872 339 2,704 6,846 1 Land use categories for specific plans vary from those used in the Development Code. 2 Areas within SP-8 are based on City of Temecula General Plan Land Use.Westside Specific Plan has expired. SOURCE:City of Temecula,February 2013 4. Uptown Jefferson Specific Plan The City prepared a market assessment and evaluation of development potential for the Uptown Jefferson Specific Plan in July 2012. The focus of the market assessment was to evaluate the potential for development of new mixed-use projects in the Uptown Jefferson Specific Plan area. The assessment relied upon readily available third-party demographic and market data sources. The City reviewed both existing and historical market trends to better understand future development potential. As part of the study, the City prepared a 10-year demand forecast for residential units in the Uptown Jefferson Specific Plan area. The analysis was based on the anticipated growth of multi-family housing units in the Temecula/Murrieta area and applying capture rates to estimate the number of housing units that can be supported in the L I 1 1' 0 1 l i \I I_ C: Ll 1. \ G E \ IT. R i L l' L .k \ H-79 Uptown Jefferson Specific Plan area. On this basis, it is anticipated that the Study Area can support a total of 1,368 to 2,280 units through 2022. Housing Types. While the types of housing have not yet been finalized, the goal of the Uptown Jefferson Specific Plan is to encourage urban development in a walkable environment, and easy access to retail, services, and amenities. The study showed that current market trends indicate that high-end rental apartments are the most likely type of residential development in the near term (one to five years). However, plans for the Uptown Jefferson Specific Plan intends to accommodate a variety of housing types,including: • High-density rowhomes/townhomes • Texas "wrap" or podium apartments/condominiums • Both rental and ownership • With or without ground-floor retail uses Mixed Use. The study also stated that the City should work with existing property owners and/or developers to rehabilitate and/or replace existing underutilized commercial developments with viable uses compatible with the district identity. The City assumes that development within the Uptown Jefferson Specific Plan will happen within the next 5 to 10 years and while the City is not relying on this capacity to meet its RHNA, it is assumed it will significantly add to the available capacity. l I 1 0 I l E. \-1 E C U L .\ Ci E \ E R \ L P L -\ F{-SO Vacant Developable Land Use Zoning Appendix B , 1 i, , YL 'rH a {Y p y�x y MO Y3 1 w-CV-j4 . - 1 Y ' I '\ W '04 r ri, 1 x K KIA•� •/tif,k 3 ■1s f fly 'S „ry�YJ- ��' ► S. ', yM V Ff r4{Hr 1�S w 'q 6' N ii K 111 ii, J'' ••• �fA11( ai, se - Y 1� ,,./vtf �, o,c ....„.* �. ., ., f a s o _ feat f r4 ,I,yu RJ ..._ Ill * sr!-,.. li t`:Y al ► N. 'FR '61Y`! # iiit_ er ...I L� `N V' Y •\ , g JA1Y UA f<WY Y 1 . / / n,N \ 6, � 4t41 � 4 % .In.G y, �y Y`" f3 \� IrDQ1 Y + r`. Po ''''S. ~ n i u � - Lrl' tK � no,r r•--.. y n..rKr s•f r.-J rte. \ . w,.rA49 _ emu. \ , mg r__, e sj..... 6„. _ o«, a 0!4 05 1 1! 2 Aro Map Prepared-November 28,2012 rysW Wialwp eWnannvaolN Orwbpsde LU ZoNnp 2012 and Figure H-3 Vacant Developable Parcels in the City of Temecula l_. I T Y O F T F VI F C Ll L -\ G E N L R . L I' L A \ H-81 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 Planned Development Overlay (PDO) district for the Temecula Creek Village (PDO-4) project to provide for a mixed-use commercial/residential project. Temecula Creek Village was built on a 32.6-acre site within the PO zone with 20 acres of residential and 12 acres of commercial uses. A key component of this project was the provision of high density residential apartments with integrated commercial development in the PO zone. As a part of the General Plan update, the City identified three additional areas with mixed-use opportunities. These areas are located within the City boundary and generally surrounding the I-15 corridor, and are characterized either by aging commercial centers, traditional commercial development, or vacant/underutilized land. Specifically, in the area south of Old Town, many lots are currently vacant and present great opportunities for mixed-use development. Such reuse has become popular among developers and residents alike in recent years. The General Plan Community Design Element already recognizes three Mixed-Use Areas that can be used for mixed-use development. These areas include a distressed commercial center on Jefferson Avenue, two struggling commercial centers (Tower Plaza and Temecula Town Center), and another near Old Town. The land inventory included in Appendix B, states whether or not Mixed-Use was applied to specific sites. To the extent that the uses on these sites remain quite viable, there will likely be no redevelopment of these uses in the short term. However, as buildings become vacant 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 types of mixed-use envisioned for the Mixed-Use Areas are consistent with the village center concept. In some cases, residential units would be added within existing shopping centers and districts. In other cases, existing developments would be replaced with new mixed-use projects. Both multi-family rental apartments and condominiums/town homes are envisioned. To facilitate mixed-use development, the City provides flexible development standards such as an increased height limit and shared parking opportunities. The City has also revised the Zoning Code to establish specific use, height, bulk, parking, landscaping, and other (1 L F C F \V E C U L V G E \ F R \ L. P L \ \ I 1-82 guidelines for these areas that would be appropriate for mixed-use development. Mixed Use Project Example The City has several mixed-use project examples located in the Old Town Specific Plan area. In 2004, the City approved two mixed use buildings on Fifth Street, the Cameron Historical building and the Palomar Heritage building. The Cameron Historical building consists of 24 moderate income residential units with multiple commercial uses located on the ground floor. The Palomar Heritage building consists of 22 low and moderate residential units with commercial restaurant uses on the ground floor. During the 2006-2014 Planning Period the City approved two mixed use projects, Front Street Plaza and Warehouse at Creekside. Front Street plaza consists of 23 low and moderate income residential units with commercial on the ground floor. The site for Front Street Plaza is 0.46 acres, giving this project a density of 50 units to the acre. Warehouse at Creekside consists of 32 low and moderate residential units with commercial restaurant space located on the ground floor. The site for Warehouse at Creekside is 0.52 acres, giving this project a density of 61 units to the acre. Because of this recent mixed-used development, the City believes that relying on mixed use to meet a portion of the City's RHNA is appropriate and feasible for the last planning period and is still appropriate for the 2014-2021 planning period. 6. Zoning to Encourage Lower-Income Housing Housing Element law requires jurisdictions to provide a requisite analysis showing that zones identified for lower-income households are sufficient to encourage such development. The law provides two options for preparing the analysis: (1) describe market demand and trends, financial feasibility, and recent development experience; (2) utilize default density standards deemed adequate to meet the appropriate zoning test. The default density standard for the City of Temecula is 30 dwelling units per acre. Under current zoning, the maximum residential density permitted by right in any zone in Temecula is 20 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. In addition, the City will create an Affordable Housing Overlay that will allow for increased density if the project provides affordable housing. Densities are permitted to increase to 30 units per acre when applying the Overlay. The Overlay applies to various residential and C I I 1` C T L- \1 F C U t \ G E \ E R \ L I' L \ \ 1-1-53 commercial zones. The land inventory included in Appendix B, states whether or not these development types are allowed. In addition, to assist in the development of affordable housing, the City has included several programs/actions to facilitate affordable housing development. Program 5 (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 10 (Development Fee Reimbursement) offers reimbursement of development fees paid by the developers of affordable and senior housing. The City also provides application priority and fast tracking for affordable housing projects. C 1- 1 O F I F \I E c U L C E N E R \ L I' L * \ II 84 7. Summary of Vacant Residential Development Potential The City's site inventory demonstrates the availability of adequate sites to address the projected housing growth needs (see Appendix B). Overall, the vacant site inventory yields an estimated development capacity of 9,387 units (once Program 1 has been implemented). Based on these numbers, and as shown in Table H-40, the City is able to meet its 2014-2021 regional housing need of 1,493. TABLE H-39 SUMMARY OF VACANT RESIDENTIAL DEVELOPMENT POTENTIAL Total 5th 5th 4th Res. Income Round Cycle Site Comm.Site SP Res. Round Surplus Category RHNA Shortfall Capacity Capacity Capacity Site Capacity Extremely 187 Low Very Low 188 828 199 766 1,301 2,266 259 Low 251 553 Moderate 271 - 984 604 3245 4,833 3,848 Above 596 580 29 1,679 2,288 1,708 Moderate Total 1,493 1,381 1,764 1,398 6,225 9,387 5,815 SOURCE:City of Temecula,2012 Please note:Sites to accommodate the lower income RHNA that do not have a holding capacity of 16 units per site are not included in the unit capacity,but are listed in Appendix B. 8. Analysis of Non-Vacant and Underutilized Land and Property Staff reviewed a list produced by GIS of non-vacant underutilized single-family and multi-family projects within City limits. The following discussion represents staff's findings. While the City has capacity on non-vacant underutilized land and properties, the City is not relying on these sites to meet its 2014-2021 RHNA. • Multi-Family Underutilized multi-family properties are characterized as having been built with less than 50% of total allowable units per the Land Use Policy Map of the General Plan. Using this criteria, staff determined that seven multi-family housing developments are currently underutilized. These properties are identified in Figure H-4. 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. C. I T 1' o L l I \A L= C U I. A G L \ L I' l \ 1 1-85 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 opposed the originally proposed fourplex product. Single-Family Underutilized single-family properties are characterized as having the potential to be subdivided into three or more parcels. Using this criteria, staff determined that 172 single-family residential properties are currently underutilized. The primary reasons for the underutilization are that these parcels may accommodate a secondary dwelling unit in the future. In addition, the properties may also become subdivided as previously stated. Underutilized properties are identified in Figure H-4. 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 properties having the potential to subdivide or construct a second dwelling unit are shown on Figure H-4. (See Appendix C for more information on underutilized parcels within the City and potential constraints.) These properties were selected because the lot is at least two times the minimum lot size for its current zone and the lot configuration could permit a lot split. In addition to development on vacant land, the City recognizes the potential for additional new development of affordable housing in the form of second units. The City has incorporated development standards for second units into its Development Code. The Code allows for second units in all residential zoning districts where there is an existing owner-occupied single-family detached dwelling unit if the following conditions are met: • The unit may be rented, but not sold; • An attached second unit's floor area is no more than 400 square feet, and does not exceed 30% of the floor area of the primary residential unit; L, I T 1' 0 f [ E \1 i C U L. \ C_1 E \ L R \ L P L \ \ I I-8h • A detached second unit has a floor area of between 400 and 1,200 square feet; • The application for the second unit is signed by the owner of the parcel and primary residential dwelling unit; • The design of the second unit is compatible with the primary dwelling unit and the surrounding neighborhood;and • There is one covered parking space for each two-bedroom (or smaller) second unit or two covered parking spaces for each three-bedroom (or larger) second unit. C I T Y O F T E V I E C L I L A G E N E R A L P L A N F1-87 Underutilized Residential Properties 0 = 1 — November 28,2012 `'': , a sl f '' S_I , 4t _ . * . I "b / r # ' I -'4, .� - -4 I I I— 4.,± 1 cat: '� 1 h 'y' .-I 00 PICT I (, J,. 's>.., AS' 111 1111P 4 l 4-' f Streets _ p Qn -lkodet1G11Z6d Re B4detKsal NOP.111193 _cn Figure H-4 Underutilized Residential Properties and Potential Second Unit Sites i 1 ) 0 r T E M E C U L v G L. N E <i v 1_ I' L v N 11-88 C. Financial Resources 1. Redevelopment Set-Aside Fund Per AB X1 26, the Temecula Redevelopment Agency was dissolved on June 27, 2011. The City of Temecula formed the Successor Agency to the Temecula Redevelopment Agency in order to wind down the obligations of the former Temecula Redevelopment Agency. The Successor Agency is to retain all funds necessary to carry out all agency obligations that existed prior to the legislation effective date. All excess agency funds (if any) will be remitted to the County Auditor-Controller for redistribution to selected taxing entities. This dissolution action eliminated the funding mechanism by which the Redevelopment Agency funded affordable housing and infrastructure development. There will be no future funds available for affordable housing or infrastructure via the former Redevelopment Agency or the Successor Agency. 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 2011, 111 households were leasing in Temecula with the assistance of Section 8 programs. 3. Community Development Block Grant Program (CDBG) Until 2012, the City received its CDBG funding through the County of Riverside. During fiscal year 2007, the County received a CDBG grant award of approximately $10.6 million. Based on a formula that considers population, poverty, and substandard housing, the City is eligible to receive approximately $300,000 annually from the County. These funds must be used to fund public improvements and service activities that aid low- and moderate -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. C I 1 1 0 I T E N I I C La L \ E \ E R \ L P L .\ \ E[-89 In 2012, the City became an entitlement community and its CDBG allocation for FY 2012-13 was $475,558. The City also received approximately $1.1 million of previously programmed CDBG income allocated to the City and administered by the County of Riverside Economic Development Agency (EDA). During the 2012-13 program year, the City allocated its CDBG funds to three public facility projects and six local service providers to assist in the development of decent housing,provide suitable living environments, and expand economic opportunity. Specifically, the City provided $150,000 in CDBG funds to support development of supportive/transitional housing, $1.2 million of CDBG funding was allocated to renovate the Temecula Community Center, and $50,000 to construct a new park play structure at Sam Hicks Park, both which will benefit a low- and moderate-income neighborhood and its residents. Lastly, the City provides CDBG funds to assist in the operations of several social service agencies who work with low- income and special needs residents. The City's Five-Year Strategic Plan for use of the CDBG program funds includes objectives to support the development of a homeless shelter, provide assistance to low-income homeowners for residential improvements, and construct new sidewalks in Old Town to increase accessibility for persons with disabilities. D. 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 C i r y or [ L \i r A G r. \ E R \ L. P I f-90 • The Olson Company 30200 Old Ranch Pkwy, #250 Seal Beach, CA 90740 Telephone: (562) 596-4770 • San Diego Community Housing Corporation 8799 Balboa Avenue, Suite 220 San Diego, CA 92123 Telephone: (858) 571-0444 • D'Alto Partners 41911 5th Street Temecula, CA 92590 Telephone: (951)304-0633 • DR Horton 2280 Warlow Circle, Suite 100 Corona, CA 92880 Telephone: (951)272-9000 • Bridge Housing Corporation 9191 Towne Center Drive, Suite L101 San Diego, CA 92122 Telephone: (858) 535-0552 • Highland Partnerships 285 Bay Blvd. Chula Vista, CA 91910 Telephone: (619) 498-2900 E. 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 all of the future residential development. F. 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. C I L 1` O F 1 L 1 I F C U L G L \ L R \ L F L A \ I 1-91 In December 2009, the City adopted effective Water Efficient Landscape Ordinance that meets or exceeds all standards contained in the revised State of California Model Ordinance. In June 2010, the City adopted a Sustainability Plan. In November 2010, the City adopted the 2010 CA Green Building Standards Code including Appendix A4 Residential Voluntary Measures, and Appendix A5 Commercial Voluntary Measures. The Code standards are included as part of Chapter 15.04 of the Temecula Municipal Code (Ordinance No. 10-13). The Code is mandatory for compliance in new buildings; however there are some features and devices that are recommended as voluntary measures as specified by the CA Green Building Standards Code as mandatory and voluntary. C I T l O f T E \I E C l! L \ G L \ E R \ L P I_ \ \ I-1-92 +1 oco occcai >.oa00000crnc ; Eaim000r cow _coasasc rou) Yssmc3a) 3 � v, N E c w- E� a° 7~ c ° ) ~"a aO O co 3 ai y as o� N cw rna > as ac o o �= �a � c�a ca O � +r r� >,> ° c ° as c �° Eaa � o ° mast ° ° °cI W N > 'a y o a`: o c a E o 4 TO rd a@ E x•bA as Z� rno > N m y �p> p a o ti " ° EJ c� c vi bA cG U �O � �= cOcm�cEa a To � c°s ° ° c°) c b .5 4J +'5, o _ m o• m cE co co Tx c VV) O 'G r c y o.a a) 2,D y- 0)m c c > _ CO mU) c�Q �a ai O V � �p o= ,J�QV �'m as cr0 m o0 maa c_c m a L' �,, a m c m �� c� a>i r°� N C a'�w aww c°`n -•'� y >, -c ''q W a a=C m p y O y a CO.0 >,— C N N a c E a N (O-2 a• CO ���� ¢ND-Da mO° CO a°i�0 oD c cc(DW axi0� a) s CO 0 0 3 ° o- Cl) CO .0.0 +.1 O O o • N y c co a c O > o p • U O c 3 E N a N-. E Fa N`~U I N > c4-1 D '43 o Er cu ��2 �' m co` N C.) a o 0 cu ra a 'd .--i d o a> u) > >.=a c U) w to ON W c�®aai�� c0 ° 0coo ' 4) N iii °c u)E N N m a o c a) a) d O m N E O.a u) ` .c N u a w r 0 ° m E� cu o O O Ov> ° rnwv aria 0 bA y a L a o o-N- ma) o a°>i • I F- a)D for 3to.. m F-VD z . U _ • To ., 'II 2ZN .c_ c c.- oUy— ° E-_= o >. U O mafx o c f6 d cu a) > m a-op ` o °t a E 3 a) am 3.co O a) a) 0 0 E-y r 7Oa m•> c°) E cF- a X a).X ° na o0 5( 0 0 0._ C �a " a~ m y cv m p o > co m o ° E >a 0 a o Fly ~ c~ .p..2 E f� o O E. >,Vi 5 a ,T.))C 2 2 -raj).( O.V N N CV r. (+I y .� cn r4-, CO C a 0 a) - C a) O a) >.;: d (O N ?a L p ° >. O � -� ::o ° o Y)VEc0.c o om yaycmc ° oEc9wmyas ba3 O V E_cN a)aao ° c� �N ° o ooa oRa c > A CO co E w m o.c, _, a.c- c � a) o c � °O W. A, O 'd aEm omiaoEaooE °m °0omr3maF mta j Ll, O a� oo�:°. c o o ` 5 To a�°i 2 o . a) a) w= o u) CO .c 0 O >Y a'> uNi E f° aa)) �o U .(7) - o ac) E U) O O� m 2. n s, v o -a o c°� °c E E a). > oY a 'CB fEn-EM Q, N a s 7' O •y U m a V) m a)N ° O m a w U O r.. m ° n m C. 0 < O O U aU) m N M a p p-o a) >,M . °a) i N > c N > y r >.p.+O-' y.p 'rS-' C r-� 4) V) 6) 3-I o V a) " ° C > y a— c N N yO C "°~U U j 3 co _) L,. tya N O p p r Cl CO N N y C N a C.=.r,` ° a) >.p ° 7 m d O in d- 3 w O aE . Q : R ° c6� a) aN a) > cca�= r) murCQ a, .+ 0�o c > o o o x Qco ca o E ° ° m a) 0 o,� m me I--1 V y LLI °�co!� rte, mE °.� pa)cfl .c-f0. �w acs a°`� 0co �":c >N�� z „9- Jo � ~ ° C r "c N C O C 7 N V E O C.. N 7 o m U m y U v a a a o bAA" oJw �NOCa`s� cocnvVEcc ° rcEOx c-camyv°��a C/] � 3w� � o3�-° > E w.- E3mc3a �2 ° r_�Nf° aci �°) m� 11 O CO a)'m E ESE ° o aE O u c a) >.z`cn o > E c a° a) 0.41' -co o m-0 r 3 > 5 o 0 ° p c a) ca o E0 o as o u°) aa)v oa a) ECG o aw o a���E�� n�� w y p r ° ° > rcoxo= oo rows)• > >- N � NVOO� aco U F- asY°OF- ocow3aw cF-a. F-aEE3QmDv nayo °w — rr��--�� r — i..L.i Cl., N I • • • • • Lin U of C ..1 I■1 iL • V C 3 ql 3-I 3 O O E s-i = Cl)c 0 (a Gs ac) b b 0 V / 1 CS Li a w C `</ rn H U) d Q v0, a) y c�'n• y E • v cd > c o 3 O� 0. �0 I- 1 0-1.4 co 7/twos- $) ) $ %{ \))Iƒ]f\ a).CE .5 a) CrCCO ��%§ � §/ a �z � E ` o� o'' ` a)-0 al 0� � m � A ) k / � o =� o� e aim= E §= ( � 0. a» ,__ N_ _ _ > c >. >m s.— mama) o , o a 0 L4 § = = > m a E-c ma) 2 ; 0 �{¥ > >, 2c0 @ ? y_)7 � 0GaEE bEO)\ » §® _— .0 o) m §a = oo e CD o = m= roc=7 5C—� � $= o Cl)—I 7e = moo » a)-2= > c £ of 2 �= � co �oEm ° 4 � ��~ r/�\ a) B .- k k\ .- ° k �® m $2 �/\A §) CDC ,,w ���� � , \ � % § t ;f/ kg2 = (4 �.a) o $2�&\$ � E§\\2\� a_/ =\%/Jƒ ° ��_�55/ � \� §� \g .0 2�- E .20 ££ 8 — 22 \ƒ /a 2 /= ow co-8 mc0a) c — mac— a Nt == ooCCD DCOcUO/2ga7cot d OC > O O 22¥ \/ U)§) 9)) a) ,..,a) C o oLXCLa0 E\7/ t 2Si/\} km7 (k/ $23a.=a %s@o2 cA2%§ E e£ ; a) oco =omm ��� CI) _C /a �-3mo / V k / _di _ k 2 _ O. / ) arz a.§ 7 /-,»�$ _ — oy3 G 0a)2E . c E ¥ @££ " k Ef r 2 E IE-/ 6 � k G0-6RS9 ON E 73 g eoE / _§° ° — o ' cc-3 20- = i 2 °.o °; 2 «@§& @ _/ � a> r< ,§E a( > ƒm — o co -c, ) _ 4 \ \ E00,- ' � >- _ -c<£ e8\& 1 - 2 § §_ 4 _ &2))] kf 7 - >2 068 I [ °° af Pao O oa2a= a >s — aU) E , § 0_ , C1CN2 J D- = �,§= CCaCO C r >J E]£ E ]) O3fka/f amr 0 co a) § qe£= o - n= • E k 0 O. 1 0 = Z . . .\ •?\ 0 = (j Z : :& .c co kk �\7\ � \k\\\ > aa0= . c_ , o� a ƒ/o== §f� E� o3i= © ¥ cmoa �� � 0 � �=»7 � 2 /«&fƒ$�3 ka,O 0 °Z co E o$% { _>£] §§20f\ƒ2j# go \ § cG- o _ ° 0. 0. $ cE � oi7±f 0 Eu,-o E 7.- � _ = ofo a) ° � �2 °= Emk2& _£mE � �� E § S=k 2 27\ § () = e ¥® ƒ� �%= e , §= o a® § §22 ° 7C15b§�Q §22 c E �f _ 0cp00 22t - = 2 - 22f >,. t 2o0 %2aa).- 4- o \ wca=\�=£I 79 0.£ .. RS ,%a= E 0 • fa,W a,W_/k_ C0E22 x ® > > '-> a �2g$ . , o °> % 2 > CD o a_0 0 =oo-±) § 22u)- 4-/�k � ~ f � ow > . 0a,' 2 ) I_,c._ c 77f/ � w - o£ E4- , c >•o. 0-a or 8) \ ■ . / §oos� ° E�� �- @ECD° Gf Qe -. t ,- — o2a CL £ »§$ §kEBS? §§{\ e@t- @Ee2 % CLus-=a3 y ) f o '• � - Cl) 6 )) k f/ �� , f 9 Cl) Co CD .&e -- CD - a) §\ . 7_ CO � I 777\ . . 0 0 ca. ai % {§ £ [ e « 50 & kc Ee of o CI) ©c (f 157 /2 o §- °k / § 1 \% »\»2 o= b7 2027 w= e (a / § C• O) o E} a \C $. G § We aI a) ao EN o w 0 d d _ c G >c > w c 4' 0 w C> 0 . E O c c '5 m O y O O Y 0 0 a) o or o >,c rna)r' a) c o E a) a>LZ.rnmz.0) °) o C) o), 3 C y. EL a- c > j ..c_ co oycy m- Nc `m c c >• mco ° en 6 0)o O C-0 to „c O -, O >, O w cp N O �' N 0 N j o a o N y„) cn o N a o ?: C U a C co p)O�'° C C U a7 L.+N•' (/) d.0 L 0 0 a) a)c -° ° EoCEN aya) C a)cC o > .� °) N«. a) EL co ao) z°> .CE° U o C 0 m . ' -o E' > c c as 5 m So a 0 V c w C „CO 0 N a m U 0 N N $ 'V E fA O 7 ; a) a>0 o y O N a) o a 0 m 4- c 0 Ea > a)= Ea cci w-o m -.0 =a )n °L -0 am oN yN N a Qoo �a cL n W f°0 a" 0 0 o NY.0 m e U o c > c a-N OL.. c p) c o V c > - a) w a) oho wa" E °� c m. ate° 'C o h aL°� c 0 3 YoUmC� a0 o .'ocoo0)a)_c o c >,w mf0 � `mvj I_ ric m a cy �o3 car_ a � c � 0 ° a) as'. `p� U E aoi c c�LO ° c aciU� o�° o~°aZ $ co E y� E T E a)0 0. .' rn • N-0 o turn v) E oU a) `�a cw a)•- . 'a) a U 6 ac`a c L o= ° w C 2) a)',I= C C o CO a) > -° U a) a) o'O N�•m o U 'o o ` °V•., c O CI. y 0 y a)•N - a y•N•N N 4)- O 0 .t a) to N 0 7 0 o N a) N (Cp H 0 '-L a L c Q a) L L c a W ,_22 4O m T I I- c o a m a a7 .L H al H U N H O a) a) O E C a3 V) / a Q) f` c •.Lj. C N,�, N L„ N a a) C °) , O L O O E C N `° .i °�•Cco j)C a ,'t C N c E D) c 0) a) m e aco c cc (7)i a) 'ru in 2 E m o a° ._ c NN. .N+ a) to C 7�'9 c L J, I- CD °� y m� oa mw ° C W a) 0) U U (1) C N_ 0• C N •cp 0 L N o a7 ° .0 rn O L .+N 0_ C y O cCo co N a) orn_jVo a 0 a N 0 O 0) N C 6 >a c° o a) a) a O c -0 CNi a) E a) ° w Ea0 a)w �' c a) ocoo >yy _ 0_-•-• - hi E .. coN � o a) a) a'Nm ° o� fa C a F. > C C } cc € c oa) To Va0� �° T:). - a) Em L D ° a' m e c C a O a)0 C a)N'O CO co c > a)apfn moo m �o� oo� — W E o co 2 3 0 2 o c o�� oN o f E d N O .T� a)) O o - .0. N: N > a 0 u) c a U f0 O O C o C.O L ° N d o ,n« ° 3 - 2a) E 0 caaa)) - = � a) acia0> c°>oa>i _ Tco n - g 3L -_ Ey o a rJ •c$v C a) C a c a) 4) .> O a a) co 0 .y U a) CD v 0 USE U� -vo CD c m V' _ E o Loja) <o $ caE a) oc coxoo fA L a° L 2G L 3 C O• "-• = F-U v> ° o P H as U H m I- a N C.L. a) 70 a) • • • • • Q a) O E c c a) °o c c d >ey 12 a) 03 a oa) p �w rn o m a p co ck Qa) H-U c:. y U) 1 fn 2 V J d < 1-2 0 4 uri<0 ;n L O J 1—..., Z? S ., c a°� E o o) rn° m c O= a)-° o oL CD YU•c o� y.. C a) N d D a) 0 LL j O ) C N CD w O O O la cn E U d V 0 Qooc500 a • uN c c 'Z o aa) ° 'm c c OcnaX002 o ° a)m= >_1- U o 2vt< oELL y o � a c >m c o-- 0 c� y� � �o a E 2 U 2 `m v U in E� Lei > = c o o O. .. CO U g oo E 7::,C o o m aU� »UU m m H L ) a) E a r c C a) a) a)N C I- N a) p 0 0> a L a) O J p° • N Q O LLLL O u� ss `o ao c«La) o 2.� a�T° �a e a a� o a`m a E 2 p)_c w a rna a`> >,,_ o CD S- coo C f6 .0 C N.L-• d a)Lll W M •L-,L L �_ w co L a)0 �_.0 (0 N N C e--N• = Cp•C E CO a L a O o fn•C O O a) cm o y ( ca c.+ .G > a) O fa U a C6 C `) O C O w (� U a) a C ] a)0 C C >,O C a) co cn O 7 7.- I a) d Eop.+c aa) a00 c ,_ �' aEcc O °� °a >j a° Ea) > cO 13aiaa) a '"No •y E 8 U O •� o O pC OU a)-O 7 a) a)-L=O c N U ° a) Ca N= O` N U? a) W u) o a U n w C a) 8 v°i O c a a c U Q a) o O co m y y O C a C a)L 7 Ca U O C w co m _ H C L C_ co C L a) N <n O C E >' E a)-o o C O_ co m U Cy t N 2 o a O)N 0 c ~ N c p U N a)a E a 8 o) a) 0)a N N `C O 7 0 0( C co L 8 N -°C f6 co 0) f° E a) O > a) = Y o) O a) E 2 O)0-c 0 C C U 0 ° a n co_, O y 0 0 0 ° o° > 2 °'E c U o ma _ ac �_a-o° oa-c ac m �. _ a�.0 m n •C t ,, m �•ca ° E'c a ° °)U U ma) o co o) € ccnc c .. n a) rnCUN.9 ♦1 > aa))-'O U to ° (c0 t `O`° N c L•C a L U > N O E a N 7 L° ° O Vi N ° 70 , co aa)) 3 8 O 7 t N a`) a)-o as cw aC a H am!�aH o m H.ect0LY d 3a H Cd mdLLU >3 c H o.c a ° a ',-O >u, >'- O O r c co C O a) U 0 O C 7 C C U N > CD C E 0 a c L 2 O) O N O C 8 E O C a)E 2- 2 C o� o o ° ° 3O ) 83 aN 2o m o aa CD o > cOH w fa L C O n Y n•• ° C D LL U O a — L E L O ` Y - N E a)cc � rn rn a) vi >o5 > c _ 0 a 8 O a V a) a_2 m o .1 a, a ° 0)Y mCYHC= �o o E« vi co.o -- O a) O) co Cn ° a) c 0 p.+ O �Y ° @ ca 7 'c co N IV = a co E N co N >' E j tr) w o oina c m�N E E t o � � o E �' FO °8E co W � E coco � > me .-c ° c �.vr anu_` cm C a 0Eo ° mm °tea) 0 N 0 — L a)= a a)y o • = O a) a: j a).L...C1 g N > a.L.+ Eo C .L.+0 0 J > o DI p a)L O.ii▪ a, U 8•N o --'Oo O �, Vw c) c 0oo ;n c0 r N O._ a)r.a a)o('tn a) a) L tK C L a) O c L o CO N a) .L• I- C0 7 I-0 0.C6 I-N EA f0 - - I • • • I 1 a) co a) c co a) aa ) o E Q) 2 m O E U a) a) d 0 a)E ° 8 -ca, ~a eL U 2 o it CO N.:d 00 r _ D.,E om.0 o u) O) C a) c6 m o C ° y a) 7r 1- >, E Oa oc of w 0 ° o o a;LL < CO ay o._- p :� o.co C c OV pO ay (6ULL N.. a'' 7 ON y >. � y w U � � a)Z O W L co a) O > a).. N Z a) 3 d a cut w ° E d co vvm a co C O c co•c Y O a a) .Ia. 2-5 O p @ °.,- y Q L C 0 C -0 o m �~ c HLL m E L no `,- E m > c a) o 0 a) co a o'5 mQ5m °j�a) a)a).E- u)paa) rn CD = c.) co 00o 12 a3 OCC w'EsCe< 20<0 o.w 0 m a) o >, a a) a) O) O O�aO O�a� L N=° ■0 0 N c O L o C C a > a) a)° 3 ° C O C N CD H au- a) cu oEE ac ~a Ocu-2 a� ° N . pcoN 2 f0N a) O a) O a > a) O c O a) .... o 0 CO._' 0-a) .0•. a 3 a 3 a O if) j a• >i0� a� cg a) a0� SY4-cw 0) E E o a w m .61) E o :, �N y 0 co N c'V �`C a) °a O f o a O) CO °- �X aai a m a) m ad CU us c) aEoi Ew mc� Co d c = ° W CD c 3~ c o a E o _° aO1oa0 aa)),- S m 7-C -'CDt Q)'0 S a) N C w a) aa)) u a a o o aa)) a) c a O a) .-o c 0_c X a X O o V) o a a) E'5 m °)E E o o a)1-�c� °O a m ° d CB O m 1 ° a u) a) O< a) a) >, a m a) a) C a) C a p c 03-C >, �° m E.0 w _aa rnZi a• 0 �a) 0 0a) Op ° a) 77o UaC c( U co coa) u) cN Ou) c U U E °� a)7 Uy .0_c) m wv-0> a)'5 v> a)`C O. a) c7 oc6afOicyom a) coEE°o a)'ty > >r_ a) t 0a) 0° c°) oa ° °)as O L C O L O O','� L CO•S O C 7 L 2G cC a)tG a) L Xa O a O U H co O)E 2 I- J 6H H d S L CO a H U) co co a N as- H a) U 7 CO o E C CO a) _a) / C c O O C -t L CO. a E m E o o N L .y c- O)a o cn y N a p > N C o CO ... co b o a) a) a E a) _ co a) rn L CO'L"' a) o a) C 7 o) X `a (y0 C C j j C E amE � �� EEp oco °Y co 0 o L d ° (0 0 ° O a) a) w 0 a .y l >,..q. a + �o p a 7 V C V co 3 Z Spa) - a a)) N a) - CO E a m > a .c rn C ca a y C '- X O > cu o�aoi amid ap) 0) I CO-C O 'C - ° j O a o CO O ns V•- . . a)� °L O N O) a) ° y ° a E yu a) C >> X12 >ZI 0) aCi CD ° ova coo a - LiJ N'o ° u Q To p N N p 7 N E N N. C Q N V Q 7 O a) N >0 a O E OL a) _ ELS r c w a) ° - Cd °a>L E a) C ui >, o a) 3._ -.42.4O) rJ O U a1 C O)• O 0 N O T cn +>'' rn warn Eo � Ea U a) 'a N c 3 C N O V) r • m o oO ° o 0 > U co a) I- co `0 I- aH L — N • C • e • 10 _ N J C o r u) c O a a)E E a) �,� R O c LL U C O TO O'j I. a) C " CD 0 o E d= t7 o a) -° E > > 7 a a E N > 0 L E III as W E p C 0 F-- aee 1 r IN C G E ;I- Oo C c C C O o U U ; a) � c ° C m ° c mcu0CLmrn -C CD a) yU) ° X v /. cc_.c C m m o�• CD CD a O w•E.' o -.E.G w e °°? o a) m co c°El 0 min Qa_ 3 m ° m ma) a)•- m 0-E w >,L 0 42 m Z. N Qa�w c ° �U coo<°nc°i -monoa3) axi a3iaXi ° M yc �� m C Ernoo E. 10 a) a) °) °a» mc °0m ° 3C Oc oo ° C C • �t m y ° cL �Y E m ° m ° 3 NL o ° - +. ' o2 c 3� o o 0 00 •$ o c 0 C r w .. o _ yC o co °a L CD a)V 0 ° �, f0 • f° c pp co rn E o a) 00 N >c 0 O _U..V 0 03 m..L a) 0 U-a V CO O 7 Co O 0'E` a)y n C•U W . -0 Q c p o E . 0 • c .0 IX 5 o S C o.` ao m o o ° m _ ch c1.0 CO CO .L... O CO Z 0 (0 3 y n C y •C N- •m o 8' 0) m.. a N 0 n N 0 CO C O >H d 0 u)T C o N N'C m a) 0 V N U O N °C co c 73-.a N a y 0 U 0 ° N C rn-Q a) .. O ° Z'" rnE ° E o m c N Eao w ° o@ o cz .'a? C. a) o -0 o c cU.0 cU� nY CO Cog L E•- EN U w E N m V ° m (AL ° oQ m .i CL m a) ma) �°) ° > W m ° mo ° rna E ° °w m `� °� (7)12 c v >v ° > o a) a) ° a C o cL m 0 E La; o E c o Eo C m o Q-3 I- U))< -J 0 m H. 0 m HW aa)) c °c-0 0Q coo - m H a a E H co L co co c m N O 3 U N C C N O `n ui TO is Z O) 3 N V)is 0 a) C o ap o 73 L a) (-)V C �° � o Q �m °y me � 3 � in - N N C U C C ` ° O c 0 O1 c ;o m'O w y d• YU m e me c a) S iy o c c 6yLy ?'c w cz' y mom' ° - ma) . c C c� - pc C m U O a 0 co U+u) ui O ° C C = •0 7 0 U O U c c C) a) ° C ° U L 7 ° ° 4--C° m..'L' -C L a= m n L C O C a)ow o0 8o > 0 in a) `-°a in c o�mom¢ c § rn� 0)0) c N ° aS� m c>i c rn °@ 'N'-.§ CO ny'o C >o °'v, O my-' n 7- ° co C0.O M aa0 01 ° a) Q.U cco 0 y C O Q« p0 O > 0 'O ° O- a a)L ° c w y O) E•E co L 3 m w L 7 U y ° O)U C a) C c c E n c- c O a) a) . a) CO > a �o m t % ° 80).8000 ,2) 0" ,-in E c c�o f E ,,c m 7c L 4- �U C 0 O Y E= CO L C o a•o 0 m m. ° 4 n ••E omn °V•� mo § E 11 -a _�� O ° N c tea«m cL-e ° E °m •c ° - I 0 C CD m S o f E rnN m C� °�°� ° aNi� a�i Sm CO c c m a) W m c s m ° m y N L O m IX''C U m > c U 00 o Q' .. 0 2' } o� �� (°� m In a).c C a Lo.C d C N > C m aa)i >d 0 aa)i .0 4.-o w o U O 0 rnm} Eii E 0) o.� U o(0 5 o > .0 co- > U)0 aa)) 0V aa)) cw LL m'c'' o a 7 N o L rn a) 0)> Q CU o_ ca c E Q Q a f- _ OS OC OCV Et a) mN p j V U) a) 0 a) a) O. m au)w C o c o w CO•C N 0 la V - C N CO V p H)i o ora m < C 0(0 EL `°. `°oU In f0 7 0 N 7 7 >N >L Z-12_ O y a) a) N .- 7.- C co-0 C -0- co-pX a) 0.00 C c`g >, a In 0< a, o Q < 0 L V Q <o�.L...L..0 o 0>-C cc a)L a) a) orao Y O 0)a) a) C"O '0 a) 0'0 r r a) a)'0 CO '0 a) a) a) N a) m ca C L L C "- C L CO 0 C Ca) N O a)CD d V' u)-0 a)°) > 0 7.. V 0 C@ 0 0 a) U) 3~ 7 m a� 0 C is E c.) 0 3 0 �- c.) 0 3 0 a) o LL ,- E oo c Ev N N C o§2 ) N C L_0°�O a) m C-Op a) V N a) V N 0-L C Z > O 0. LL � 0 p it • fA 7 .0 O pQ >C'') C C > ) C C '- C a) a 7 y a) co C -y O 7 LL f0 a) a)Q ° U .5 Or N co 7 N.0 M O O O- N ° N CO > 0 a) E 0 O 2 a) 7 a E C O) N U N N _ E o a)0 C 0 N U ° 3Y°9 m' 7co Ea? �a) o� 80' w °. L C°f- °) c V 7 a) o_ uS t0 7 a ui c0 a,� a o a) a) C C C 0 7 O N 7 a V L -U > W ° 0 C In ° a) a) 2 c 0-Y O C N N CO t ac) c CO 0 m cQ a °Q c .o C ° C ° now >.'E ? L Q CD a)ILI a� pa �U �' °tny C a� C ���°' > ?00 o > L m Nara ° co °' CA a) Q 0 7 C 0 O) 0 0-°V O vi Q V z.0 In 0.. -0 Z 0 N 0 V N O O_0.E .� O.a0.0 a) Y C 0 C1 ° C vi O C C a) O C o C C a) ca a) a) a) a) _ N w O C _ a) C O 'O y y-'201.. O7 cn aO y �° o ° w U. E m m U -op m w a v T > c ° N C a) a)t C to N N C W a) a) :: C E a) y C L T..)-5c,-- cc U C E)° C• aa) -a) aa))Y> 7 co _c o ° 0 0 3 t o om maa o w N�2 ...E 0- oE 07 rn s m L U rnU)UEQ 2 H2 E o.L to H oQ aei g. c) m m H °c 3 O7 O) HE° ON a0((t F-0 coUQ a) a) o C _C y ° cc_o C o-o CD N N Y � cg E co p 0) 7 y I!7 C.O 3 N 0 O d 0 8 0 N N C E E a) o VJ 0 O y -°C N 0)= C N L O'5 O o CD IP co a)7 C 0 o E aL▪ N O tl) CO a O 7 0 a) C 0 a).. 7 p O O a.) co Oa O)C O CO 0 C CO L C C 0C C C 7) O 03 o o N .@ O C p a 0 C O rn Qua EVC> 0).0 m� c� C Ca � IOE cn > a) cn C m O in o �� °- o coo coo o 0 0.E "' O)+. ;a p p O L E o `ate 0 V C C Z'0 L'' 8 3 O N 2 a)M C E w 0 QV ') c0 CO L d O -0 co a)K3 a) N O) C C co O o 7 y L O 'O O O 0 X o c L 0 0) C L 0.a) co H.0 u) a o °8 0 0 f° E co 0 0 0 E I c0 O O ,% C15 Ca a}.�.r N N a) a).U)a `0)0 0) N m (,n V-0 7 - 7 pI LL r E C C a) a) 0 'C O O p 0 L C c`') c o 0 0 U E•a L pp 0) 7 0) c oy o °Ern C7-0 E E op 70~ j c f6 O a) N O 0 a L a)L E U 0._ U 0 = L 0 N E U) a) 0 0 p_ �'p 0 w (-'J "' C a)— L 7 O C•) 3m0):? om5 = H3 cEDOwo .>,- V co . a) a a) 7 0 E 4-)5 CD w O m a) •o a3 V 0)C CD 7 La) .cyrno .>. u) cE aV c..) a) Cc`oo H« H!!) 2 E m E u)o c o ii) �>w — 0) ,—CD cn a) V C 15 a) a) a) t > E a a) 2 co 'c' i a, E 0) o I E `o m O C a w a) 0 a) a CD o a) w CC 0 Et o•.4 iri ee- 6 V C °t' w cG 0 C w 0 O .p w V O 3 E > co > w c C c 0) 0 0_ U U U d 0) a) 0)0 co V 0 C C 0 a a) 0) a) a) C O N 0) C C C�Z,.N 0) C 0w C a) C.0 0 a) o. cr c a 0) z C m c to z o o o c° � :u ca (O Y o'� o o m 7 °�U o co u) -o Q N.0° 0 U c N 0 0 0 0) o a 0 C a Q 0)a 0 d 0 C a) a) u) = Qa) E p N • > 3 C o=ao 2� N o o c Cw 2 > U 4 Q 2 73 c`n 0 p 0 0 , L O U O C o p c a N C N U ` L U w CL o 0)C. CO 0 N N C C C m - Q O CO a C C L O CO C a) 0, - 0 "7 0 >LL CO a) ix•Eo oa) wa, a) = aa)) Cmm0C cYCLa5CD a) a) uj 0w •o0U >'2E vo� EU� a o ° o oU w co J) L 01 0 0 a o w � O"0 w0 as O'f/) a)2 O C U O Z c >•C o N 0 C co co a o N C U N E O-N o ='E N a7 0 el)IL o w N E 'N N C N"O N C .'-T'' U U C C" N >.y a) C 01+p., N a� a CO E r2 ocL V or a-) in o� U co ` •0 - a) a) 0)a U > E c. CD O. 0)C O a) p>w c o.0 U O a)y 1:3 o)-.•-• >w 0 o o y C ° a) din .Z C 0 r O 0 )- (1) 0 N N O O r 7 O N L 0 0 0 a) •Nwa HLLtrQw > X) > in a) UL , UWQ Ho� a�aa I-w" ar3N N 0 N a)-0 as a) 0 >.'0 a) `) > 0« 0)0 0 a) j r a)w 0 I .0 2 a C E a) C c N E0EEI- C a W E ° OC > > > NC 0 N 0)_r 0 ca-0 a- a) ui o E'� o U aE _ W E 3 o a) E o y 0.3 I >5 0 3 Oo la_c 00 co a-a.a0L 0 ° c °L . o '•' ma C N U H Y co ° 0 a a N e 7 0 L -° N ° ` • O N C 0 °c O 0 "0 0 a > 0 0 C co f 0 Z,as_c co CY 0 C r 0 V O � oOUYE co c c - a) � E co3 H e ow aci a o o i- - u) o 2 a>) Y UH o o) J I aNio E °o.- VoE of 0 � f° � V) - N C O-° 00 >w'- a 0 LL 0 > O °w C a N c o o - ca 0 L O c N w o H N C a) C 0) o 0 r U 0) a) 0• C N ` C) J a) C 0 a L 0 0 L C 0 .- 0)N ) C N 'N L E N E'y o -= › o:°. o ° °Lw y j` aL Oc o � 0 �. w N U a"' O` 0 0 C 0 c a) 0 c 0 0 N 3 0 Y C 0 LL 0 L U C "'' _ to ma) °)mXQY-C Qp o omo Q as c> iu_c To N 0 0 7,0 °) C $c a.., 0 c:» ��r ow > j °a) _• .1 o s 0 C N 0 .r-. N > .. U)c y L 0)a) 0).c E 0'in .0 LL r 0 V 0 3 0 )n 0 a) 0 0 0 C• 0' E L 0) V 0 (6 co o >,a 000 QQ r O w E L «0.•0 O C N '@ 0 m a) lL �L5)c ° 03U)) co Qm0NV o0E - ENV c a) - 0` N C V C ao O C o a Y U 0 U co - c W Nw. w a) N C E O C a 0 0 0 U To' cow= 0 8u) No 2a(1 a 0 _ Tx ° ° — E - p C Oo 0 C o •a• -_c o •3 aa)i -w c - C V '§ c - ER = .-2.' 0 '3 rJ 1. c �mw °--.2 a Uc oOoo -> Umo a°°ioC)a) C) N ca O)=0 a] C ` a C N U U r 0 C > 0 C 0 o C c c L U y L-�0 L c 0 L a) O N 0 o L L a) t N Eina) Eo2cas ° a) Has 01— col- 0.0 F-LLa y I-UI--II- N - F. c _• • • • • 0 • • • O J Q c O 0 co N C O N Q co E Q o CO Q' O E Q a3 7 O. U 2� Q• 0 0.� W w 0 O 0 O Q 2a E w rn a `,-¢ � a a) m m cG c 4.- oa v o o 0 2 0 - o U) a) 0)0 -..I a c N o r co .U) a c-o y o a) }' a)o O) / io - y cu f6 c c" m o > ns 7 - c U).0 E o c N m CA (13 L�Q( f0 U - 0 E 3 3 E o- o o m o N c H �, o m.r. U r.� O U o r E co 0 y a) a-0 w ui- >,T O o C c a) > naE m o o � C E c V o r c E Z c � co c w CO i a . 0 O pp N N C a Nw 0 0 - a .r a O U a) 0 U r 0 N -.r O N . E N U c°� o ca= a) -8 N° a) -0 `� aON 0 °)E y°N 7c O'E ET W a) n 7- 0 c cn z-'N . 7 U 2 a Ft L C N 0 0 2 a C: u! C a fl O 7 c(3p a C Z a3 O 7 N -c D a o a)r U o 2 a7 NrQ'0 0 0 0 EE C a)w 0 0 0 To°w S C >,N-o3 1 a.. f°•d o m 0 N o V U 1_.+O 8 U w N V O d O C O c .- C « 0)c C ��NOm-o .2m yam VocEa-.4) U•cNEoc3 . U °) c u)-o a.F a) � o. U y N c � .. a) o =.- a).- � u) a) O. O) >, 7 a) N•fn a -0 a) CM 7 a) E 0 >,O N U 3 7 a) N 7 a) 0'o > 7 0 0 N E C y U C a) C 0 m a) N C O- U O r 0 r 0 0 0 6"o r O O pp -- 7 U .c c co W d 5 co a) co 2 co co r 2 H a'0 O)r V co H r U VI -o D O a 0 `) 0) C)m o 0 " C a) C ' 0 C a) co C '�.N € r N y N --2 Z' .N 0 0 0 �° jI M U 3 N N 0)- C.1 y 2r c U 2 cO= N a) ` co 0aa a) ca 8 Y CO C C N d 0 C ca lL 0 O a co 2 O- c N C a) a) a) 7 a) "� X >' 7 N Y O N Y U O v)r IC O� U N+r-' uJ 0 r ,:c° N -o T c N- a) 0 0 L N a) N N o N o r a) 7 0 0 W a):? D iv c0 aa)) cc) o 2 m= o y 7 � o rn a`) °cN � coiavmi U' r Co > a)� o a 0a) .6o ns �� Zc-o oa �'' � nEc_,aaaiia vo)oc �c II y� p 0) -oo Cr E c co ns E� c 1 O a) a) - a) 7 0 aa)) ='- G o �- ° c d ) L V 0 o d N y E N c C fn 1 y_ N o) y O) N °) 1 0)E .. f` .•> 0 u) .5 y c a) a)o �c � CT0 0--.E E- w > O Z. m O c C U N ,_ U 7 p j N _ L 3 n 7 0 0 m�.� Q o >,t c w C7 ED .o 0 N o °C N to C E ` ) y 0)0 0 I — W U a)V o ma) Ewa o a)-0 cw m w fa_ c c m o0 ='3wr aa0)c . N E c o O• 8 > O U 2 r >,2 c -O E 0 c8 c Er.., U-° y -� -° t 3 aa) 3U `�. mrc •gE 8 > ▪ ac) rJ a) • . 'E >•3 _Ta .a) ytm > > E >,y 1r) 4) >U m O 0 m 0-0 0 c a) a) U� o 0 E co m0 E r 1 o x) 017 ma) a) o a) 0 ccoo.- a) a).? > I a) $ tc a) a) r O` O r w r r 0 0 L0 0 r-0 a) r U u) a) r a) a H a D. H w H co 1-2 0,- ,(L'a F-c p H co co w H y • • • • • • • • 1 - O r ti e- 3 o)cn c 0 0 f E m E c a° CD I-a d E cc O c 0 W e 0. 1° m 0) m0) N 'co- m Ca c O O= O O 2 2 N 2.c d • u) N O N N 6 N 2 VI. HOUSING PLAN The eight-year plan is the centerpiece of the 2014=2021 Housing Element for Temecula. The Housing Plan sets forth the City's goals, policies, and programs to address the identified housing needs. Housing programs included in this plan define the specific actions the City will take to achieve specific goals and policies. The City's overall strategy for addressing its housing needs has been defined according to the following areas: N • Providing adequate housing sites; k_ • Assisting in development of affordable housing; • Removing governmental constraints; • Conserving and improving existing affordable housing; and • Promoting equal housing opportunity. A. Goals and Policies Provide Adequate Housing Sites Goal 1 Provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula. Discussion The City provides for a mix of new housing opportunities by designating a range of residential densities and promoting creative design and development of vacant land. By providing for the construction of a range of housing, the needs of all sectors of the community can be met. Policy 1.1 Provide an inventory of land at varying densities sufficient to accommodate the existing and projected housing needs in the City. Policy 1.2 Encourage residential development that provides a range of housing types in terms of cost, density, and type, and presents the opportunity for local residents to live and work in the same community by balancing jobs and housing types. Policy 1.3 Require a mixture of diverse housing types and densities in new developments around the village centers to enhance their pedestrian orientation and diversity. C_ I r 1 o I- T r y1 L c u L \ G E: v- L it y L I' L I 1-103 f yl Policy 1.4 Support the use of innovative site planning and architectural II design in residential development. Policy 1.5 Encourage the use of clustered development to preserve and enhance important environmental resources and open I space,consistent with sustainability principles. SPolicy 1.6 Encourage the development of compatible mixed-use projects that promote and enhance the village concept, facilitate the efficient use of public facilities, support i alternative transit options, and provide affordable housing alternatives by establishing a program of incentives for mixed-use projects. a Policy 1.7 Where feasible, use City-owned or City-controlled land for affordable housing projects. Policy 1.8 To the extent feasible,make use of the tools available to the City 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 The City of Temecula works to provide a variety of affordable housing opportunities for all economic segments of the community. By coordinating with other government agencies and nonprofit 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. Policy 2.1 Promote a variety of housing opportunities that accommodate the needs of all income levels of the population, and provide opportunities to meet Temecula's fair share of extremely low-, very low-, low- and moderate- income housing by promoting the City's program of density bonuses and incentives. Policy 2.2 Support innovative public, private, and nonprofit efforts in the development of affordable housing, particularly for special needs groups. Policy 2.3 Encourage the use of nontraditional housing models, including single-room occupancy (SRO) or Efficiency Unit Housing structures and manufactured housing, to meet the C I l Y LT F T F v I L C U 1. v G E v L. R v L L \ -1-104 needs of special groups for affordable housing, temporary shelter,and/or transitional housing. I I Policy 2.4 Pursue all available forms of private, local, state, and federal () assistance to support development and implementation of the City's housing programs. Policy 2.5 Require that all new affordable housing developments S incorporate energy- and water-efficient appliances, amenities, and building materials to reduce overall housing- related costs for future low- and moderate-income households and families. C , Policy 2.6 Establish and maintain a City database to monitor trends in the economy and Temecula's demographics to be able to anticipate shifts in trends, while continuing to provide relevant affordable housing. Policy 2.7 Develop and coordinate multi-agency, regional, and cross- jurisdictional approaches to homelessness and special needs housing,including transitional housing. Remove Governmental Constraints Goal 3 Remove governmental constraints in the maintenance, improvement, and development of housing, where appropriate and legally possible. Discussion The City's goal is to remove or mitigate constraints to the maintenance, improvement, and development of housing to ensure the provision of housing affordable to all members of the community. 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. C I 1 1' 01 F E \I L C lit \ C1 E \ E R \ L. P L. A \ I 1-105 Conserve and Improve Existing Affordable Housing I { Goal 4 Conserve the existing affordable housing stock. ODiscussion Along with providing for new affordable housing LI opportunities, the City also has a goal to preserve existing affordable housing opportunities for residents. By providing incentives and programs to maintain both the affordability and the structural integrity of existing 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 Cconversion to market-rate units and continue the means a 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. Promote Equal Housing Opportunities Goal 5 Provide equal housing opportunity for all residents in Temecula. Discussion In order to make provisions for the housing needs of all segments of the community, the City must ensure that equal and fair housing opportunities are available to all residents. Policy 5.1 Encourage and support the enforcement of laws and regulations prohibiting 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. 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, including persons with developmental disabilities, large families, single-parent households,and the homeless. C I F T I: A I I c U L G r \ L. R L I' L A N [ 1-106 Policy 5.4 Encourage and consider supporting local private nonprofit groups that address the housing needs of the homeless and I -1 other disadvantaged groups. Policy 5.5 Prohibit discrimination in the sale or rental of housing r based on age, familial status, race, ethnicity, gender, or U sexual orientation for all housing projects approved by the c City. Policy 5.6 Encourage the equitable distribution of affordable housing throughout the City. N Policy 5.7 Educate the public on lower-income and special needs housing through existing annual reports or other forms of media. Promote Public Participation Goal 6 Encourage collaboration between housing developers and neighborhood organizations on affordable housing projects and addressing neighborhood 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. Policy 6.2 Strengthen opportunities for participation in the approval process for all housing projects, including affordable housing. B. Housing Programs The goals and policies contained in the Housing Element address Temecula's identified housing needs and are implemented through a series of housing programs. Housing programs include both programs currently in operation in the city and new programs that have been introduced to address the unmet housing needs. This section provides a description of each housing program and future program goals. The Housing Program Summary (Table H-35) located at the end of this section summarizes the future eight-year goals of each housing program, along with identifying the program funding sources, responsible agency, and time frame for implementation. 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, C. I i 1 I L- \I I: C. LI L. \ <1 L- \ I R -\ L P L \ \ 11-107 II :{ sizes, and prices. This is an important function in both zoning and IGeneral Plan designations. 1. Land Use Element and Development Code LI 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. Densities above 20 units per acre are allowed in mixed-use districts. The following aspects of the Development Code help to ensure that the City can provide adequate sites for affordable development: • Targets densities set for the Medium and High Density C Residential categories may be exceeded when a project provides a public benefit so these residential districts can be developed at their maximum allowable density. The Village Center Overlay and Planned Development Overlay allow for modifications and flexibility in development standards. • Mobile home parks are allowed in all residential zoning districts with a conditional use permit. • Senior and affordable housing is allowed in a variety of residential and nonresidential zoning districts and is eligible for density bonuses and development concessions. • Congregate care facilities are allowed in a variety of residential and nonresidential zoning districts. 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. • Emergency shelters are permitted by right in the Medium and High Density Residential zoning districts and are conditionally permitted in the remainder of the residential districts. Emergency shelters are also conditionally permitted in several of the nonresidential zoning districts. • Transitional and Supportive housing are permitted in the Medium and High residential zoning districts and are conditionally permitted in the remainder of the residential districts. Transitional and supportive are also allowed in the Community Commercial and Professional Office zoning districts with a conditional use permit. L." 1 1 Y O F F E \l E C 11 l A C R \ L [ 1-108 • Efficiency Unit Housing is permitted in the Medium and High density residential zoning districts and conditionally permitted I l in the Community Commercial and Professional Office zones. Eight-Year Objectives • The City will monitor the availability of sites zoned for residential uses to ensure sufficient capacity exists to 3 accommodate Temecula's Regional Housing Need Allocation. • The City will maintain an inventory of sites suitable for N residential development (including underutilized commercial sites) and provide that information to interested developers. C t • The City will encourage the reservation of land that is currently designated for multiple-family development 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. • The City will continue to allow residential mixed use to be permitted at a density of 30 units per acre to encourage the construction of multi-family housing by right. In addition, the City will continue to provide appropriate flexible development standards such as increased building height and shared parking opportunities for developments with minimum densities of 20 dwelling units per acre in the Zoning Ordinance. • The City will address Zoning and General Plan Land Use Designation inconsistencies. • To accommodate Temecula's regional housing need for units affordable to lower-income households totaling 2,007 (1381 4th cycle unaccomodated plus 626 for the 5th planning period), the City will establish an Affordable Housing Overlay (AHO) on the sites identified in Appendix B, applicable to at least 100 acres. After establishment of the AHO, sites identified in Appendix B will require the following: - Minimum densities of 20 units per acre with a maximum allowable density of 30 units per acre under the AHO - 50 percent of the remaining need (1,003 units) will be accommodated on sites allowing exclusively residential uses where no commercial or mixed used development is allowed. C. i T 1 o f T F A I L- C U L 1 C, F \ F R \ L 1' L \ \ H-I09 - Multifamily uses at the densities established under the AHO will be allowed by right, without a CUP, planned Idevelopment permit or other discretionary action pursuant to GC Section 65583.2 (h) and (i) - If needed, the City will amend existing development Ustandards to accommodate the increased allowable densities within the overlay areas. S Incentives: - Any density bonuses will be calculated using the available maximum density of 30 units per acre under the AHO rather than any allowable base density of the underlying zone - Loan application priority and fast tracking - Greater development standard flexibility Monitoring: - To ensure sufficient residential capacity for units affordable to lower-income households is maintained within the AHO to accommodate the identified regional need for lower- income households, the City will develop and implement a formal ongoing monitoring procedure. The procedure shall provide that where an approval of a development (residential, commercial or mixed-use) on an identified site in Appendix B results in a reduction of potential affordable units below the residential capacity assumed, the City will identify and designate additional AHO sites to accommodate the shortfall of capacity remaining within the AHO. - The City will report on the status and implementation of the AHO including development occurring on identified sites to determine whether the incentives described above are providing the necessary catalyst to ensure that development is occurring consistent with the buildout projections described in Appendix B. As necessary, the City will make change to this program to ensure the AHO remains a realistic and viable development strategy. F E \•I E C U L C E \ E R \ L 1' L \ \ H-110 2. Sites for Emergency Shelters I The Temecula Development Code provides for the provision of emergency shelters within the City. V Eight-Year Objectives U • The City will continue to permit emergency shelters as S identified in the Development Code. • The City will continue to work with public agencies and N private entities to provide adequate resources for the community's 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 develop standards for emergency shelters consistent with Government Code Section 65583. 3. Sites for Transitional/Supportive Housing The City currently permits transitional and supportive 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 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. Eight-Year Objectives • The City will amend the Temecula Municipal Code to ensure that supportive and transitional housing are treated as residential uses subject only to the same restrictions that apply to other residential dwellings of the same type in the same zone. Assist in the 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 bonuses, offer a cost-effective means of providing affordable housing. Other programs, such as the County's First Time Home Buyer Program, increase the affordability of new and existing housing. �. I T 1" o I I I \I L C Ll L G E N E R A L IP L \ \ I I-III 4. Density Bonus Ordinance II Although the City contains two provisions allowing for additional density (17.06.050 and 17.10.020), the City has not yet adopted the density bonus provisions required by Government Code Section 65915. Under state law, affordable housing projects must also be granted at least one development concession by the City as an incentive for the Iprovision of affordable housing. The potential concessions include: l V • An increase in the maximum lot coverage; C • 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 Eight-Year Objectives • The City will establish a density bonus program consistent with State Density Bonus Law (Government Code Section 65915). • 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 funds to purchase land for the development of lower- and moderate-income housing. Eight-Year Objectives • The City will continue to acquire land for use in the provision of affordable housing. C I T F F E \1 E c u t \ G L \ E R \ L, f L -112 • The City will facilitate the development of housing units affordable to lower-income households by publicizing its I-I density bonus program and its incentives, and by making this information available to developers and nonprofit housing agencies through the development application process. u 6. Second Unit Ordinance c The City has adopted a Second Unit Ordinance to facilitate the construction of affordable second units in developed areas of the City. The Second Unit Ordinance allows for second units in all N residential zoning districts where there is an existing owner-occupied single-family detached dwelling unit if certain conditions are met. Eight-Year Objectives • The City will continue to allow and promote the construction of affordable second units to result in the construction of ten new second units. The City will also promote the program by publicizing the program and notifying owners of underutilized residential property. 7. Mortgage Credit Certificate Program The Mortgage Credit Certificate (MCC) 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- qualified first time home buyers authorizing the household to take a credit against federal income taxes of up to 20% of the annual mortgage interest paid. This tax credit allows the buyer to qualify more easily for home loans as it increases the effective income of the buyer. Eight-Year Objectives • The City will continue to promote the regional Mortgage Credit Certificate program to assist an average of ten households annually by publicizing the program and making the program known to developers and nonprofit housing agencies. 8. First Time Home Buyer Program The County's First Time Home Buyer Program (FTHB) provides loan assistance to first time home buyers whose income does not exceed the area median income. The home being purchased must be located within city limits, be attached to a permanent foundation, have a minimum of two bedrooms, and be occupied by the seller. The t� I I l I L \\ F c U L C F \ I It \ L P L I I-II-3 maximum assistance available under this program is 20% of the 1 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. LIEight-Year Objectives • The City will work with Riverside County to establish a consortium to participate in the County's FTHB program. The City will also review state Notices of Funding Availability (NOFAs) as they are released in an effort to participate in the state FTHB program. �a 9. Housing for Extremely Low-Income Households Under state law, the City shall identify zoning to encourage and facilitate housing suitable for extremely low-income households, such as supportive housing and efficiency unit housing. The City allows Efficiency Unit Housing in the Medium and High Density Residential zoning districts and conditionally permits them in the Community Commercial and Professional Office zones. Eight-Year Objectives • The City will encourage the development of housing for extremely low-income households through a variety of activities, such as conducting outreach to housing developers on an annual basis, providing financial assistance (when feasible) or in-kind technical assistance or land write-downs, providing expedited processing, identifying grant and funding opportunities, applying for or supporting applications for funding on an ongoing basis, reviewing and prioritizing local funding at least twice in the planning period, and/or offering additional incentives beyond the density bonus. 10. Energy Conservation The City will encourage the use of energy conservation features in residential construction and remodeling. Eight-Year Objectives • The City will partner with Southern California Edison (SCE) and the Southern California Gas Company (SoCalGas) to promote energy-saving programs such as the Residential Multifamily Energy Efficiency Rebate program, the Heating and Cooling Rebate program, and incentives of up to $4,000 available to SCE and SoCalGas residential customers. c. 1 I 1' o I- I 1 \\ E U 1. \ C.; L \ E I \ I P L \ I H14 • The City will annually ensure that local building codes are consistent with state-mandated green building standards. I I • The City will be responsible for implementing the state's 0 energy conservation standards (e.g., Title 24 Energy u Standards). This includes checking building plans and other written documentation showing compliance and inspecting S construction to ensure that the dwelling units are constructed according to those plans. Applicants for building permits must show compliance with the state's energy conservation requirements at the time building plans are submitted. N 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. 11. Development Fees Reimbursement Developers of affordable/senior housing may qualify to receive a reimbursement by the City of Temecula 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, the developer enters into a contract with the Agency, which then reimburses the developer for the fees paid. Eight-Year Objectives • The City of Temecula will continue to enter into development agreements with qualifying senior/affordable housing projects on a case-by-case basis to provide development fee reimbursement. 12. Expedite Processing of Affordable Housing Projects Under state housing law, residential projects with an affordable component have priority processing when it comes to the provision of water service from water purveyors. Similarly, the City of Temecula will continue to expedite processing of affordable housing projects. �. I l Y LTh F 1 [ \1 E C lJ L V G C N [ R \ L P L 1 1-115 �'- ' Eight-Year Objectives II • The City will continue to implement expedited review to all r , projects with an affordable housing component. i • The City will need to develop objective criteria to evaluate affordable housing projects to qualify them for expedited processing. S I • The City will continue to prioritize projects based on the level of affordability being proposed in order to meet its regional Nhousing need. I13. Periodic Consistency Review of General Plan, Municipal Code, and State Law To prevent unforeseen processing delays due to inconsistencies between the City's General Plan, Municipal Code, California codes, state law, or regulatory requirements, the City should conduct a biannual review of the Municipal Code and General Plan to ensure internal consistency and to ensure consistency with legislative and regulatory amendments, adoption of new state laws, and policy changes resulting from case law. Eight-Year Objectives • City staff will track and stay abreast of changes in state housing law and work with the City Attorney to incorporate changes into the General Plan and Municipal Code. • The City Attorney will advise staff on significant case law interpretations that 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. 14. Preserve At-Risk Housing Units The City of Temecula will implement the following programs on an ongoing basis to conserve the community's affordable housing stock. a. Monitor Units At Risk:Monitor projects at risk of converting to market rate within the planning period. F I E vi I. C u L G L v L ii v L P y [ kilo b. Work with Potential Purchasers:Establish contact with public and nonprofit agencies interested in purchasing and/or managing I-] units at risk. 0 c. Tenant Education:The California Legislature passed AB 1701 in 1998, requiring that property owners give a nine-month notice of LI their intent to opt out of low-income restrictions. The City will work with tenants of at-risk units and provide them with L information regarding tenant rights and conversion procedures. 1 The City will also provide tenants with information regarding Section 8 rent subsidies through the Riverside County Housing N 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. Eight-Year Objectives • The City will monitor the status of affordable projects at risk of converting to market rate. • The City will identify nonprofit organizations as potential purchasers/managers of at-risk housing units. • The City will explore funding sources available to preserve the affordability of projects at risk of converting to market rate or to provide replacement units. • 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. 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 Uniform Building Code (UBC). Eight-Year Objectives • The City will continue to seek voluntary compliance for code- related issues and violations to enforce the UBC and offer information regarding the City's housing rehabilitation Y 0 1 T E \l E C U I. A G L \ E R \ L 1' L \ \ 11-117 programs to low- and moderate-income households cited for code violations. II �1 16. Residential Improvement Program L 1 r The City adopted a Five-Year Consolidated Plan and became a CDBG Entitlement City as of July 2012. The Five-Year Consolidated Plan includes funding a new Residential Improvement Program with CDBG funds. I Eight-Year Objectives • The City will utilize CDBG funds or other funds, as available, to provide financial assistance for minor repairs of homes owned and occupied by lower-income homeowners. Eligible repairs include plumbing, electrical, painting, carpentry, roof repairs, and masonry work. 17. Section 8 Rental Assistance Program The Section 8 rental assistance program extends rental subsidies to very low-income families and the elderly that spend more than 30% of their income on rent. The Section 8 certificate subsidy represents the difference between the excess of 30% of the monthly income and the actual rent (up to the federally determined Fair Market Rent (FMR)). Most Section 8 assistance is issued to recipients as vouchers, which permit tenants to locate their own housing and rent units beyond the FMR,provided the tenants pay the extra rent increment. The City contracts with the Riverside County Housing Authority to administer the Section 8 Certificate/Voucher Program. Eight-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 the information known to City and County agencies and to housing nonprofits. �. r T E \I E C. U l \ G E \ E R \ E P L \ \ H-118 -- 18. Mobile Home Assistance Program (MPAP) To preserve affordable housing opportunities found within mobile home parks, the California Department of Housing and Community 0 Development (HCD) provides financial and technical assistance to low-income mobile home park residents through the Mobile Home Assistance Program (MPAP). The MPAP provides loans of up to 50% of the purchase price plus the conversion costs of the mobile 0 home park so that low-income residents or organizations formed by low-income residents can own and/or operate the mobile home park. Heritage Mobile Home Park is the only mobile home park in Temecula. The owners have indicated that they intend to operate the ( park indefinitely. In the event that the owners decide to close the park, the City will work with the tenants to acquire funding through the MPAP program. Eight-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. 19. Equal Housing Opportunity In order to make adequate provision for the housing needs of all economic segments of the community, the housing program must include actions that promote housing opportunities for all persons regardless of race, religion, sex, family size, marital status, ancestry, national origin, color, age, or disability. The Riverside County Consortium, of which the City is a member, has adopted an Analysis of Impediments (AI) to Fair Housing Choice and has conducted fair housing planning to implement the recommendations identified in the AI. 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 California Department of Fair Employment and Housing and HUD in the referral, enforcement, and resolution of housing discrimination cases. L I F 1 F [ F \I F C U 1. / G l \ l lZ \ L P L \ H-119 Eight-Year Objectives 1 • Temecula will continue to participate in the Riverside County Consortium in implementing the fair housing plan. Li • The City will place fair housing brochures at City counters, public libraries, the Temecula Community Center, and the Temecula Community Recreation Center. i • The City will continue to post information regarding fair housing services on the City website. Future fair housing workshops can also be advertised on the City website. • The City will continue to provide referral services to the Fair Housing Program of Riverside County for residents inquiring about fair housing issues. • The City will continue to update its fair housing brochures to conform to state law. • The City will undertake ongoing efforts to educate the public about affordable housing. 20. Housing Referral Directory The City provides housing referral services through its Housing Referral Directory. People contacting the City are provided information on housing projects offering housing specific to a person's needs. Eight-Year Objectives • The City will continue to offer housing referral services through its Housing Referral Directory. 21. Housing for Persons with Disabilities Consistent with state law, the City annually analyzes and determines whether there are constraints on the development, maintenance, and improvement of housing for persons with disabilities, including a review of land use controls,permit procedures, and building codes for the development of housing for persons with disabilities. In addition, the City has adopted a reasonable accommodation ordinance to provide exceptions in zoning and land use for housing for persons with disabilities. In accordance with state and federal law, a request for a reasonable accommodation is subject to approval by the Community Development Director applying the following decision-making criteria: C. I r 0 1 I r \1 E ( u E G [ \ r_ R a [ P \ I H2O �J • The request for reasonable accommodation will be used by an individual with a disability protected under fair housing laws. 1 1 • The requested accommodation is necessary to make housing available to an individual with a disability protected under fair housing laws. lI • The requested accommodation would not impose an undue S 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 I zoning program. r, Eight-Year Objectives • The City will continue to treat licensed residential care facilities and State-licensed group homes serving six or fewer persons no differently than other by right single-family housing uses. In addition, the City will continue to allow residential care facilities with seven or more persons, by right in the High Residential zone district and conditionally in all other residential zones. • The City will continue to provide a formalized reasonable accommodation process for individual homeowners requesting exceptions to zoning and development standards to accommodate a disability. 22. Employee Housing To ensure continued compliance with the Employee Housing Act, especially California Health and Safety Code Sections 17021.5 and 17021.6, the City will review and if needed amend the Temecula Municipal Code to address the following concerning employee housing: • Employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation. • For the purpose of all local ordinances, employee housing shall not be included within the definition of a boardinghouse, rooming house, hotel, dormitory, or other term that implies the employee housing is a business run for profit or differs in any other way from a family dwelling. • No conditional use permit, zoning variance, or other zoning clearance shall be required of employee housing that serves six C I I 1 I T L \I L C U L V G L \ L R \ L. IP L \ 1 1-121 or fewer employees that is not required of a family dwelling of the same type in the same zone. I I • The use of a family dwelling for purposes of employee housing serving six or fewer persons shall not constitute a change of occupancy. Eight-Year Objectives • The City will amend the Temecula Municipal Code to define and permit employee housing providing accommodations for six or fewer employees. Employee housing shall be deemed a single-family structure with a residential land use designation. ( � • The City will review, and if necessary amend the Temecula Municipal Code to comply with the other requirements of the Employee Housing Act detailed above. 23. Housing Element Monitoring and Reporting To ensure that the housing programs identified in this Housing Element are implemented and achieve their goals, an accurate monitoring and reporting system is required. Service agencies receiving CDBG funding from the City are required to report on their program accomplishments at least annually. Records from service agencies help the City assess the extent of housing and supportive service needs, particularly regarding special needs populations. The City is also required to submit annual reports to the state addressing its success in implementing the General Plan and Housing Element. These reports provide decision-makers with useful information regarding how successful the housing programs are in meeting the needs of the community. Eight-Year Objectives • 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 City will continue to submit annual reports to the state assessing the implementation of the General Plan and Housing Element. c 1 1 1' 0 F L \ C LI L. A E \ E K \ L P L \ \ H-122 C. Summary of Quantified Objectives I1 Table H-37 summarizes the City's quantified eight-year objectives with regard to housing production, conservation, rehabilitation, and provision of homeowners' assistance. Table H-41 provides a u timeframe and assigns responsibility for reaching the City's eight-year objectives. c TABLE H-40 SUMMARY OF QUANTIFIED OBJECTIVES Extremely Very Above Low Low Low Moderate Moderate Type of Activities Income Income Income Income Income Total r '* A New Construction 187 188 251 271 596 1,493 Conservation At-Risk Housing 55 — — — 55 Rehabilitation 15 — 15 Total 187 258 251 271 596 1,563 SOURCE:City of Temecula 2012. TABLE H-41 HOUSING PROGRAM SUMMARY Housing Program Program 8-Year Objectives Funding Responsible Time Frame Objectives Source Agency Provide Adequate Housing Sites 1. Land Use Provide a range of Continue to monitor the Departmental Planning Annually review Element and residential availability of sites zoned Budget Department the City's land Development Code development for residential uses to inventory starting opportunities ensure sufficient capacity April 2014. through exists to accommodate the Establish appropriate land City's Regional Housing Affordable use designations. Need Allocation. Housing Overlay Continue to maintain an (AHO)by no later inventory of sites suitable than October 15, for residential 2014 development(including underutilized commercial sites)and provide that information to interested developers. Encourage the reservation of land that is currently designated for multiple- family development by providing-the multi-family sites inventory to multi- family housing developers to solicit development interest. Continue to allow residential mixed use to be permitted at a density of 30 units per acre to encourage the construction of multi-family housing by right. The City will address Zoning and General Plan C. I I 1 0 I I E \I I C LJ L \ E N E R \ L P L 11-1)3 :'.,?:Z,,,t TABLE H41 1 HOUSING PROGRAM SUMMARY 1 1 Housing Program Program 8-Year Objectives Funding Responsible Time Frame Objectives Source Agency 0 Land Use Designation inconsistencies. Establish an Affordable Housing Overlay(AHO)on the sites identified in SAppendix B 2. Sites for Provide for sites Continue to permit Departmental Planning Ongoing. Emergency Shelters for the emergency shelters as Budget Department development and identified in the Nj opportunities for Development Code. f the provision of Continue to work with housing for the public agencies and homeless. private entities to provide adequate resources for the community's homeless population.To the extent feasible,participate in efforts to unite organizations and entities that provide services to the homeless. Develop standards for emergency shelters consistent with section 65583 of the government. code 3.Sites for Provide for sites Review,and if necessary, Departmental Planning Amend the Transitional/ for the amend the Temecula Budget Department Temecula Supportive Housing development and Municipal Code to make Municipal Code opportunities for sure that supportive and within one year the provision of transitional housing are from adoption of short-to treated as residential uses the Housing moderate-length subject only to the same Element. stay affordable restrictions that apply to housing. other residential dwellings of the same type in the same zone. Assist in the Development of Affordable Housing Development 4.Density Bonus Encourage the Establish a density bonus Departmental Planning Establish Density Ordinance provision of senior program consistent with Budget Department Bonus Ordinance /affordable State Density Bonus Law by October 2014 housing (GC Section 65915) development by continuing to Ongoing,implement the Inform residential g g.as Density Bonus development applicants projects are Ordinance. through the pre-application processed through process and/or through the the Planning Development Review Department. Committee meeting of opportunities for density increases. 5. Land Assist with the Continue to acquire land CDBG Funds Planning Ongoing,as Assemblage and development of for use in the provision of Department projects are Affordable Housing affordable housing affordable housing. processed through Development by acquiring land Facilitate the development the Planning for the of housing units affordable Department. The development of to lower-income City will publicize low-and households by publicizing program moderate-Income the density bonus program incentives on the housing. and its incentives,and by City's website on making this information an on-going basis. C I [ 1' 0 C E \I E L U L \ G EI \ E R \ L P L A \ [ [-[24 TABLE H-41 HOUSING PROGRAM SUMMARY I Program Funding Responsible Housing Program 8-Year Objectives Time Frame Objectives Source Agency available to developers The City will and nonprofit housing acquire land if, agencies through the and when,the City development application has available process. funds to do so. The City will begin L' a project if and when funds are secured to do so. 6.Second Unit Facilitate the Continue to allow and Departmental Planning Ongoing. T4 Ordinance development of promote the construction Budget Department affordable housing of affordable second units through the to result in the construction .. construction of of second units by second units. publicizing the program. 7.Mortgage Credit Assist first time Continue to promote the Departmental Planning Annually. Certificate Program home buyers by regional Mortgage Credit Budget Department promoting the Certificate program to regional Mortgage assist an average of ten Credit Certificate households annually. Program. 8. First Time Home Assist lower- Work with Riverside Departmental Riverside Ongoing,refer Buyer Program income first time County to establish a Budget, County, interested persons home buyers with consortium to participate in Riverside Planning as they approach the purchase of a the County's FTHB County FTHB Department the City. home through the program.The City will also funds. Apply for funding use of loan review state NOFAs as as Notice of Funds assistance. they are released in an Available(NOFA)s effort to participate in the are released. state FTHB program. The County of Riverside is currently working to complete this by June 2014 9. Housing for Encourage and Encourage the Departmental Planning Ongoing,as Extremely Low- facilitate housing development of housing Budget Department projects are Income Households suitable for for extremely low-income processed through extremely low- households through a the Planning income variety of activities,such Department and households. as conducting outreach to annual outreach housing developers on an with local annual basis,providing developers. financial assistance(when feasible)or in-kind technical assistance or land writedowns,providing expedited processing, identifying grant and funding opportunities, applying for or supporting applications for funding on an ongoing basis, reviewing and prioritizing local funding at least twice in the planning period, and/or offering additional incentives beyond the density bonus. 10.Energy Encourage the use Partner with Southern Departmental Planning Ongoing,as Conservation of energy California Edison(SCE) Budget Department programs are conservation and the Southern available.Annually features in California Gas Company review local C I T 1' C F I L \ C, F \ L R \ L P L k N I 1-125 TABLE H-41 HOUSING PROGRAM SUMMARY I1 Program Funding Responsible Housing Program Objectives 8-Year Objectives Source Agency Time Frame residential (SoCalGas)to promote building codes. construction and energy-saving programs. LI remodeling. Annually ensure that local building codes are consistent with state- mandated green building standards. The City will be responsible for I implementing the state's energy conservation standards. Remove Government Constraints 11.Development Reduce the cost of Continue to enter into CDBG Planning Ongoing,as Fees affordable/senior development agreements Department projects are Reimbursement housing with qualifying processed through development senior/affordable housing the Planning through the projects on a case-by-case Department. reimbursement of basis to provide development fees. development fee reimbursement. 12.Expedite Continue to Continue to implement Departmental Planning Ongoing,as Processing of expedite expedited review to all Budget Department projects are Affordable Housing processing of projects with an affordable processed through Projects affordable housing housing component. the Planning projects. Develop objective criteria Department. to evaluate affordable The City already housing projects to qualify prioritizes them for expedited affordable housing processing. project processing. Continue to prioritize To further projects based on the level accommodate this, of affordability being the City will be proposed in order to meet amending the Temecula's regional Development housing need. Code to establish the Affordable Housing Overlay within one year of adoption of the Housing Element and continue to implement project expediting on an on-going basis thereafter.The City will advertise via the City's website. 13.Periodic Conduct biannual Staff will track and stay Departmental Planning Biannually review Consistency Review review to ensure abreast of changes in state Budget Department for consistency. of General Plan, consistency with housing law and work with Municipal Code, legislative and the City Attorney to amend and State Law regulatory the Municipal Code and amendments,new General Plan in response state laws,and to significant case law case law interpretations. interpretations. Conserve and Improve Existing Affordable Housing �. I 1 1 0 I F E L C U L N G E \ E IZ \ L P L k \ I-1-126 4:; TABLE H-41 HOUSING PROGRAM SUMMARY I Program Funding Responsible Housing Program Objectives 8-Year Objectives Source Agency Time Frame 14.Preserve At-Risk Encourage the Continue to monitor CDBG Funds, Planning Annually monitor, Housing Units continued projects at risk of and Section 8 Department, �� affordability of at- converting to market rate Vouchers/ and Riverside risk housing units within the planning period. Certificates Housing to preserve Identify nonprofit Authority existing affordable organizations as potential housing purchasers/managers of opportunities. at-risk housing units Explore funding sources available to preserve at- ll�`19 risk units or to provide replacement units. Assist tenants to apply for a 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. 15. Code Maintain the Continue to enforce the Departmental Planning Ongoing. Enforcement existing housing UBC and offer information Budget Department stock through the regarding housing enforcement of rehabilitation programs to the UBC. low-and moderate-income households cited for code violations. 16.Residential Assist with the Utilize CDBG funds or CDBG Funds Planning Ongoing,as Improvement rehabilitation of other funds,as available, Department funding is Program existing single- to provide financial available. and multi-family assistance for minor lower-income repairs of homes owned housing units and occupied by lower- through the use of income homeowners. loan and grant Eligible repairs include programs. plumbing,electrical, painting,carpentry,roof repairs,and masonry work. 17.Section 8 Rental Support the Continue to contract with HUD Section 8 Planning Ongoing. Assistance Program County of the County of Riverside to allocations Department Riverside's administer the Section 8 Section 8 Rental Rental Assistance Program Assistance and provide rental Program. assistance to at least 105 very low-income Temecula households. Support the County of Riverside's application for additional Section 8 allocation. Promote the Section 8 program to second unit owners. 18.Mobile Home Avoid the loss of Provide technical Departmental Planning Ongoing,as Assistance Program affordable housing assistance to Heritage Budget Department funding is within mobile Mobile Home Park L, I T F T L \t L U L -\ G I \ I F L 1 1-127 TABLE H-41 HOUSING PROGRAM SUMMARY II Program Funding Responsible Housing Program Objectives 8-Year Objectives Source Agency Time Frame (� (MPAP) home parks due to residents in pursuing available. the closure of MPAP funds in the event L I existing parks by that the owners propose to providing technical close the mobile home assistance to park. `7 lower-income mobile home park residents pursing MPAP funds. NPromote Equal Housing Opportunity 19.Equal Housing Promote equal Continue to participate in Departmental Planning Ongoing. . Opportunity opportunities for the Riverside County Budget Department housing by Consortium in participating in the implementing the fair Riverside County housing plan. Consortium. Place fair housing brochures at City counters, public libraries,the Temecula Community Center,and the Temecula Community Recreation Center. Continue to post information regarding fair housing services on the City website.Future fair housing workshops can also be advertised on the City website. Continue to provide referral services to the Fair Housing Program of Riverside County for residents inquiring about fair housing issues. Continue to update 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 Ongoing. Directory members in referral services through Budget Department locating housing the City's Housing Referral that meets the Directory. individual's needs. 21.Housing for Analyze and Continue to treat licensed Departmental Planning and Annually monitor. Persons with determine whether residential care facilities Budget Building Disabilities there are consistent with state law. Departments constraints on the Continue to provide a development, formalized reasonable maintenance,and accommodation process. improvement of housing for persons with disabilities. 22. Employee Review and if Amend the Temecula Departmental Planning Review and if Housing needed amend Municipal Code to define Budget Department necessary amend the Temecula and permit employee the Temecula Municipal Code to housing providing Municipal Code address the accommodations for six or within one year L I t l ■Th r [ \1 E C U L \ C, E \ EE R .A L. P L. A \ I 1-128 ) TABLE H-41 HOUSING PROGRAM SUMMARY f Program Funding Responsible 1 Housing Program Objectives 8-Year Objectives Source Agency Time Frame Employee fewer employees. from adoption of U Housing Act, Employee housing shall be the Housing especially deemed a single-family Element. LI California Health structure with a residential and Safety Code land use designation. Section 17021.5 Review and if necessary L and 17021.6. amend the Temecula Municipal Code to comply with additional requirements of the �] Employee Housing Act l �1 detailed in the program above. Housing Element Monitoring and Reporting 23.Annual Monitor the Continue to require that Departmental Planning Annually,starting Reporting/Housing housing needs of service agencies report on Budget and Department in April 2014. Needs Database the community their accomplishments CDBG Funds and the ability of annually.This information current housing will be used by the City to programs to meet assess the community's these needs housing needs and how through ongoing well these needs are being reporting. met by the existing programs. Continue to submit annual reports to the state assessing the implementation of the General Plan and Housing Element. Cl [ 1' O 1= I L \1 L C U 1. \ G L \ L ft \ L I' L -\ \ 1-129 Ii APPENDIX A: HOUSING ELEMENT �I GLOSSARY S Acre: A unit of land measure equal to 43,560 square feet. Acreage, Net: The portion of a site exclusive of existing or planned public or private road rights-of-way. Affordability Covenant: A property title agreement which places resale or rental restrictions on a housing unit. Affordable Housing: Under state and federal statutes, housing which costs no more than 30 percent of gross household income. Housing costs include rent or mortgage payments, utilities, taxes, insurance, homeowner association fees, and other related costs. Area Median Income (AMI): The AMI is determined by the US Department of Housing and Urban Development (HUD) and is the midpoint income for the 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. C I T or F E C U I, \ CL N C R \ L I' L \ \ -I-131 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, C) including public facilities and economic development. LiCondominium: A building or group of buildings in which units are owned individually, but the structure, common areas and facilities are owned by all owners on a proportional,undivided basis. Congregate Care: Apartment housing, usually for senior citizens, or A p 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 17.34.010.B). Congregate Living Health Facility: A facility with a noninstitutional, home-like environment that provides inpatient care, including the following basic services: medical supervision, twenty- four hour skilled nursing and supportive care, pharmacy, dietary, social recreational, and at least one type of service specified in the Health and Safety Code. The primary need of congregate living health facility residents shall be for availability of skilled nursing care on a recurring, intermittent, extended or continuous basis. This care is generally less intense than that provided in general acute care hospitals but more intense than that provided in skilled nursing facilities (see Temecula Municipal Code Section 17.34.010.B). Density: The number of dwelling units per unit of land. Density usually is expressed "per acre," e.g., a development with 100 units located on 20 acres has density of 5.0 units per acre. Density Bonus: The allowance of additional residential units beyond the maximum for which the parcel is otherwise permitted usually in exchange for the provision or preservation of affordable housing units at the same site or at another location. Development Impact Fees: A fee or charge imposed on developers to pay for a jurisdiction's costs of providing services to new development. Development Right: The right granted to a land owner or other authorized party to improve a property. Such right is usually expressed in 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. I I 1 I [ L \ L L U \ C F \ E IR \ L I' L \ \ 1-1-132 Dwelling, Multi-family: A building containing two or more dwelling units for the use of individual households; an apartment or 1 1 condominium building is an example of this dwelling unit type. 0 Dwelling, Single-family Attached: A one-family dwelling attached �� to one or more other one-family dwellings by a common vertical wall. Row houses and town homes are examples of this dwelling unit type. s L 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. N Dwelling Unit: One or more rooms, designed, occupied or intended for occupancy as separate living quarters, with cooking, sleeping and sanitary facilities provided within the unit for the exclusive use of a household. Efficiency Unit Housing:Any residential building containing five or more individual secure rooms intended or designed to be used or which are used rented or hired out to be occupied for sleeping purposes by residents as their primary residence. Elderly Household: As defined by HUD, elderly households are one- or two- member (family or non-family) households in which the head or spouse is age 62 or older. 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 building having 10,000 square feet of gross floor area located on a lot of 5,000 square feet in area has a floor area ratio of 2.0). Group Home: The City of Temecula's Zoning Code defines a group home as any residential care facility for six or fewer persons which is licensed by the state (Temecula Municipal Code Section 17.344.810.B). LI General Plan: The General Plan is a legal document, adopted by the legislative body of a City or County, setting forth policies regarding long-term development. California law requires the preparation of seven elements or chapters in the General Plan: Land Use, Housing, Circulation, Conservation, Open Space, Noise, and Safety. Additional { elements are permitted, such as Economic Development, Urban �i Design and similar local concerns. Group Quarters: A facility which houses groups of unrelated persons not living in households (US Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, assisted living facilities and other quarters, including single- room occupancy (SRO) housing, where 10 or more unrelated individuals are housed. Growth Management: Techniques used by a government to regulate the rate, amount,location and type of development. HCD: The State Department of Housing and Community Development. Home Mortgage Disclosure Act (HMDA): The Home Mortgage Disclosure Act requires larger lending institutions making home mortgage loans to publicly disclose the location and disposition of home purchase, refinance and improvement loans. Institutions subject to HMDA must also disclose the gender, race, and income of loan applicants. Homeless: Unsheltered homeless are families and individuals whose primary nighttime residence is a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Sheltered homeless are families and persons whose primary nighttime residence is a supervised publicly or privately operated shelter (e.g., emergency, transitional, battered women, and homeless youth shelters; and commercial hotels or motels used to house the homeless). Household: The US Census Bureau defines a household as all persons living in a housing unit whether or not they are related. A single person living in an apartment as well as a family living in a house is considered a household. Household does not include L. I r 1 F l F \i E ( u I A G I \ E ft \ E P L_ A 1 1-134 individuals living in dormitories, prisons, convalescent homes, or other group quarters. F l Household Income: The total income of all the persons living in a 0 household. A household is usually described as very low income, low income, moderate income, and upper income based upon household LI size, and income,relative to the regional median income. s Housing Problems: Defined by HUD as a household which: (1) occupies a unit with physical defects (lacks complete kitchen or bathroom); (2) meets the definition of overcrowded; or (3) spends more than 30% of income on housing cost. Housing Subsidy: Housing subsidies refer to government assistance aimed at reducing housing sales or rent prices to more affordable levels. Two general types of housing subsidy exist. Where a housing subsidy is linked to a particular house or apartment, housing subsidy • is "project" or "unit" based. In Section 8 rental assistance programs the subsidy is linked to the family and assistance provided to any number of families accepted by willing private landlords. This type of subsidy is said to be "tenant based." Housing Unit: A room or group of rooms used by one or more individuals living separately from others in the structure, with direct access to the outside or to a public hall and containing separate toilet and kitchen facilities. HUD: See US 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 r y O F T E v E C U L C E y [ R v I. f E y N 1 1-135 . Median Income: The annual income for each household size within H a region which is defined annually by HUD. Half of the households in the region have incomes above the median and half have incomes Obelow the median. UMobile Home: A structure, transportable in one or more sections, which is at least 8 feet in width and 32 feet in length, is built on a Spermanent chassis and designed to be used as a dwelling unit when I connected to the required utilities, either with or without a permanent foundation. NMobile Home Park Assistance Program (MPAP): To preserve Gaffordable 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 SO% 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 US 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 1.5 persons per room. Office of Planning and Research (OPR): The Governor's Office of Planning and Research (OPR) provides legislative and policy research support for the Governor's office. OPR also assists the Governor and the Administration in land-use planning and manages the Office of the Small Business Advocate. Overpayment: The extent to which gross housing costs, including utility costs, exceed 30 percent of gross household income, based on data published by the US Census Bureau. Severe overpayment, or cost C I T 1 C I: I I?. F_ C LI I. A G I: N f It ;A L I' I. A N I I-136 burden, exists if gross housing costs exceed 50 percent of gross income. 1 1 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. Poverty: The income cutoffs used by the Census Bureau to `7 determine the poverty status of families and unrelated individuals included a set of 48 thresholds. The poverty thresholds are revised annually to allow for changes in the cost of living as reflected in the N Consumer Price Index. The average threshold for a family of four persons in 1989 was $12,674. Poverty thresholds were applied on a k 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. Regional Housing Needs Assessment (RHNA): The RHNA is based on State of California projections of population growth and housing unit demand and assigns a share of the region's future housing need to each jurisdiction within the SCAG (Southern California Association of Governments) region. These housing need numbers serve as the basis for the update of the Housing Element in each California city and county. Rehabilitation: The upgrading of a building previously in a dilapidated or substandard condition for human habitation or use. Section 8 Rental Voucher/Certificate Program: A tenant-based rental assistance program that subsidizes a family's rent in a privately owned house or apartment. The program is administered by local public housing authorities. Assistance payments are based on 30 percent of household annual income. Households with incomes of 50 percent or below the area median income are eligible to participate in the program. Service Needs: The particular services required by special populations, typically including needs such as transportation, personal care, housekeeping, counseling, meals, case management, personal l I i \l I c Li 1. A C1 L \ L R \ L P L \ 1-137 emergency response, and other services preventing premature II institutionalization and assisting individuals to continue living t independently. 0 Small Household: Pursuant to HUD definition, a small household L! consists of two to four non-elderly persons. Southern California Association of Governments (SCAG): The Southern California Association of Governments is the Metropolitan Planning Organization (MPO) which encompasses six counties: Imperial, Riverside, San Bernardino, Orange, Los Angeles, and Ventura. SCAG is responsible for preparation of the RHNA. CSpecial 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 (SRO) Housing: Any residential building containing five or more individual secure rooms intended or designed to be used, or which are used, rented, or hired out, to be occupied for sleeping purposes by residents as their primary residence. Subdivision: The division of a lot, tract or parcel of land in accordance with the Subdivision Map Act (California Government 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 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: A facility that provides housing with no limit on length of stay, that is occupied by the target population as defined C I Y 0 r F E \I L C U l IP L \ \ 1 1-13th .yY . r1 by Section 50675.14 of the California Health and Safety Code, and that is linked to onsite or offsite services that assist tenants in l-l retaining housing, improving their health status, maximizing their ability to live and,when possible,work in the community. CD Supportive Services: Services provided to residents of supportive U housing for the purpose of facilitating the independence of residents. S Some examples are case management, medical or psychological L counseling and supervision, child care, transportation, and job 1 training. IV Tenant-Based Rental Assistance: A form of rental assistance in which the assisted tenant may move from a dwelling unit with a right ( r to continued assistance. The assistance is provided for the tenant, not for the project. Transitional Housing: A residential facility that provides rental housing accommodations and support services for persons and families, but restricts occupancy to no more than 24 months. Support services may include meals, counseling, and other services. 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. US Department of Housing and Urban Development (HUD): The cabinet level department of the federal government responsible for housing, housing assistance, and urban development at the national level. Housing programs administered through HUD include CDBG,HOME and Section 8, among others. Western Regional Council of Governments (WRCOG): WRCOG consists of representatives from all 14 cities and the Riverside County Board of Supervisors, which have seats on the WRCOG Executive Committee, the group that sets policy for the organization. Together, as a joint powers agency, they take up regional matters, from air quality to solid waste and from transportation to the environment. Zoning: A land use regulatory measure enacted by local government. Zoning district regulations governing lot size, building bulk, placement, and other development standards vary from district to district, but must be uniform within the same district. Each city and county adopts a zoning ordinance specifying these regulations. (_ I T 1 L [ L C U 1. \ G L \ L R \ L P L \ I 1-139 vv U V H v_ v r.W O uu x x A A 00 uu L.1 LL V 20 01 W O_ O O - W000 III Yi i-. 01 0! O 0 Y, YJ u E E O O O O [y �y N N w 0) .� N N N N N C Q m 00 0 ` 0 C C J > > > > J 2 4 = ' 2 2 2 2 J IL IL LY LL LL LL ❑ 01 ?,,ypYpYy?pppyp,Y,,g,5///���''' 10 LL00 O A d 2 > > aaaa a 2222 a < a a a a a a a a a a a < < a a < a> 2 2 E 2 2 a a ag • rpa�� O O .1 .1 M N[. M N W .-1 O R m 00 00 10 M a N N N N O R N N N N N 1� W M 0 0 0 a m •Y! ' m N O N V M0 O N .-1001-1 .-I M eel vs � 09 u a w M N .-110 10 01 N m m< a-1 N N M N O N a m @0 00 00 O O M V1 N m N O N N .i N N m O m 10 .-1 N@@@@0@0 .-1 .7 ,1 M m N N O a N 00 01 ,-100 a N N M N O O O N V M N H a a N .i .i W .-1 M Ill 1s W NI t.1 .i 00 .i ,rm .,� N O O 00 N 01 01000000 N N .1 .-1 .i .-1 N N .-1 .-1 .i .i .i a v N ID N ID N O V ; y OM OM OM C O? , m Z. a n 03 a N fa '01 w 222 9 0 m m m m y b — 1 EE _ C C T 6 O E 7 c a a a a W I C c�7 i0+ Q S 7 W 2• e ❑ �s C 3 m 2 c f 0 O 000 N N N N N N NNN N N b 10 10 10 10 10 l0 10 10 NN N N N ry ry N N N N N N N N N N N N N N Z 8 L 0< O IO N A A 10 -MT. N . z 01000 0 MI W W 5 N N N N 10 y 757 7 9 7 9 7 C C C C C I I N O O 0 O 01 C OOe C K K K C C Owe c N N O 0 0 0 O N c c O O N N O c N c c c v a v v v E E E E E E E E E > a w 0 0 0 0 0 m 0 0 0 0 0 w w 0 0 0 a v v r v v z s z s 2 v v vv v v v v v v v v v v _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ czacce ° 2222 2 2 2 2 2 o z g g z z z z z s s z z z m m m w w w al m 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 ± ±'x 2 2 2 2 2 2 0 2 2 2 0 0 2 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 z 2 2 2 2 2 2 2 2 2 O 22222 _ N N N H Ul W W W W W W W W W .i .i .i .i .i .i .i .i .i .i .i .i .i .i M N N N H .i H R x x 2 W W W W W }a 1}' 0e 1' a K} =} K} K} . . . . . . , . , . . W w K K C C C C C C C m m m r F F . . . . . . . . . . . . . . . . . . . . . .mmmm z � � � zzzzz 0000 0 0000 � � � � � � � � � � � � � � � InInInInInIn W W W W W O vl vl ul . . . . . v1 1n vl vl vl In vl H M In vl vl In vl vl vl vl In vl In vl Iy Z Z Z 22222 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W W W W W W W W W W W W W W W W W W W W W W W W W W W W= D7 = 7 2222 2 2222 no000000000000coomonn non 3333 3 3333 33333333333333333333 EE 2 2 2 2 2 0000 0 0000 000000000000000000000 W To 0 U) ra yyaYY C C z1/t r .a V a a C C C C c 0. C C C C C C C C C c . . . . . . C . . . . . . . . . . O O '4 u c c c c u 00000 E % ? > > 1 �M O u O u u 1" Ou u u u u U V N V O '[ u u u u u u l u u N M1 A 0 2 2 2q U N U U U L C 2 @ '* 0 0 0 0 0 0 O m N 00 N .m-1 V N N 0 a .N1 N M M M 00 O O O N N N N O O O N 0 0 0 0 E l' 0000 0 0 0 0 0 ' 888888888888888888888 1-11-10.l 0a 't2 .1 ,144 O N N N N 2p M 0 0 0 co M 10 IO O 8 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 .O-1 O 'E N V N a .0 1 g Onn1 NINA LA N O^w1 0^N1 0a�1 a v g a e v v a a a v v v v a a v 7 s m m m 10 m m m m m m m m 01 m m m m m m m m m m m m m m m m m 3 O C O_ VI w 1 N u d> C a c d o S T f re2 2 2 2 2222222222222222222222222222222 222222 a 2 2 2 2 2 2 2 a > 50 0000000000000000 0 00000 O m W OO DOo0OCO000O000Oa wt u aa a Ol O ti N Vl W N m N W W W 1N O N O N O a m IN m m O Ol 10 V .-I a M W W O W V V Vl m a a tO N a 10 O N ID N tD 1D tD W 0. N M lD W W 10 N O 1- W O W ill l0 l0 W 01 N 0 Ol l0 W 0. N N N 10 b N N N (0 .i rl N N . l0 O N Iy1 M N o O O O O O O o O O O O O O O .-� O O O O O O O O O O en .4 N O O O O O O O O O O O O .4 O C c0 CO V d lO M C 0 d 0. O a L d w _ N g aN m a 2• 5 W yy C m • c a• Z 3 x '� m 000000000000000000000000000000000000000000000 c f Wp a a v a v v v a a a a a a a a v v v a a a a a a a a a a a v v a v a v a v, a a v a a a a a IA,1 N N N N 000000000000000000000000000000000000000000000 d 2 0 rc W 2 g 922 .9, � � � � � � 92 a c c c c c c c c c c c c c c c c c• c c c c ' c c c c c c c c c c c c c c c c c c c c ' c c a = 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 v 0 0 0 0 0 0 0 0 0 d 0 d 0 0 0 0 0 d 0 0 0 0 0 0 0 01 0 0 CCCQ m m m v v v : a a v v v c : -0 v v v_ v v a v v 2 : -0 v v v v v v a v v v 9 a v v v v 13 v -0 v v v _ _ _ 2 0 0 0 01 01• 01 01 Ol 01 01 01 01 N 01 d CD Ol 01 01 01 01• Ol 01 CU 01 d 01 W d CU 01 Ol 01 01 01 01 01 01 01 01 01 0/ 01 41 01 N 01 01 K K a' a' a' OC K a' a' O: K a' K K a' a' a' K a' a' a' K a' K a' a' GC a' a' a' K K a' a' a' D: (L K K a' a' a' K a' K 41 v r 'CS 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 = wee = 3333 z z z Z Z Z L Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z 0 0 0 0 01 01 01 01 0 01 0 0 01 01 01 01 01 01 01 01 01 01 0 0 01 01 0 01 01 01 01 01 01 0 0 01 d d d 0 01 O1 01 01 01 d 01 01 01 > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > w w w W W W W W W W W W w W N N W W W W W W W W W N W W u W W W W W W W W W W W W V W w w C K w m K} a C a' a} a} C C C w Ky K C} C C K K} w} K} Cr wy wy K w K K} K} K C} O}: o} C C K w w} K} K} C} K} Ky N▪ N v1 w of F F- F r r to to r r r r r r to to F F to r F r F r F W N Ul Vl UI Vl h N N N N N N h H H H z z Z Z Z Z Z Z Z Z Z Z Z 2 2 z 2 z Z Z Z Z Z Z Z Z N N N N N Ul N H N N N N H N N N N N N N N N H H G z} z z} ¢ Z Z w Z w Z 2 2 Z Z w Z z Z Z w w w w Z w 2 Z w I° z z z z V 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 0 0 0 0 000000000000000000000000000000000000000000000 3 3 3 3 to to w z z z z z z z s s to to to to s z z to z to to s to ¢ ¢ to z z s w s s z z z to z z to w to to w 9 9 w w w w w w w w w w w w w w > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > H 2 • .`• C“C "E' 'E' ET, c c C c C C C C C C C C c c C c C C C C C C C C C c c c = C C C C C C C C C a C C c C c c R (103U 0 U U U 0 0 0 0 U 0 U U U 0 0 0 0 0 U U U U 0 0 0 0 0 0 0 0 0 U U U ' 3333 t33g >° 3 > 333 > 3333 >° 3 > 3333333 > > > > > 3333333333 >° 3g > 3� C U U U U U U U U U U U U V U U U U c o m m . N Ill V0 l 0 O Ill 0 O Ill 5 M O N N O N a N N N N m 0 Ill . N a I, M N N Ol v O n M O0 l to T O m Ol N a O H N N a N l N N m N N N N N a N N 0 0. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 8880 80 . 0 80 0 80 0 80 0 0 80 0 0 0 0 88N O 6 0 0 0 0 en . N . O O O O O .1 .i .i N -I 0 O 0 0 0 N O O O N . N O N - . .- .i .1 N ¢ J a 0 N m N l 0 CO Ol O ll 01 01 01 - to V l M N M CO O N M m 1-1 O 0 0 0 Ol Oi t l N N Mm m l N 1 N 0 N N N 1 N N N N N N N N N N N N Oal Owl Oal Obi > Ol Ol Ol Ol Ol Ol Ot Ol Ol Ol Ol Ol Ol m Ol Ot Ol Ol Ol Ol Ot Ol Ol Ol Ol Ol Ol Ol ONl ONl ONl ONl T ONl ONl Ol ONl Ol Ol Ol Ol Ol Ol Ol an U U U U V U U U U O l7 l7 l7 U' V' U' l7 l7 U' C7 O o_ a a a o_ a n a a a a' w w ai ai ai U U V V U V U U U V S 2 2 2 2 2 2 2 2 2 w N N 0 N N N Z - v1 N Vl N vt vl N Vl Vl N C 1+ 1+ •. 4., 1+1+ Q' U 2222222222 .- N N J 00 C C C C C C C C C C LL LL LL. LL 2 C 11 LL W _ _ 3.42 N y N N C C d d C C v 243 . al M a N IO 0 O N NI -.1 N N -1 U 31- 2 > > > 7 > > > > > 7 77 = 77 15 C O 7 LL 2 Q Q a J Q Q Q ff LL LL LL LL LL LL u- =. LL LL w d 3413 ;Ike • e "d 2 a = 222222222222222222222222222222222 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 rc a a a a a a a a a a a a a ¢ aaa < a a a a a a a a a a a a a a a «« « « « « « < 4 . O N . . . . . .. .1 M .n v1 ..1 .1 .1 .1 .-1 rT .1 r1.1 N N N O N N O .-I .-I .1 N .-1 .4 O.4.1 .s M .'1 r .-1 .1 .1 .-1 .T O .1 6 I VI tat lt 0U 0 m• 41' Q u O N CA N M N O V LA .-I a 00 vl M Ol M N Al Al Al .O C 01 r1 Ln O O1 I� V N Al N M Ol.1 M .D 01 a v1 M M 00 N N N O N N v1 N 01 N O N CO .0 N N O tD N Al M M l0 10 N O N b 10 N CO 01 Al M a 01 1D N O b O a CO N N N O 10 O 10 O I� N N N N M M N N N N 4 a 7 V N N M N N N V1 W O N N rl ni N N M M N O M N N O RI N N .1 N N N ri N U a T a` a a o ' up J Z N *it N U O 10 N C V6, a..«. W = ,7., H - I• .E d r co pO 13 4E C co W O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O R 2 O 0 Q V .7 V a a a V C a V a a V V V . 7 V .7 V V a a a 0 V a a a a V V V a a a a 7 V .7 a a 7 a 000000000000000000000000000000000 000000000000000 m z 0 W. 0 10 CO JO 10 10 fel N 10 10 10 N M M 10 10 03 CO 10 03 03 03 R CO 10 M N CO CO Ia lO M of LO w w w m v w v m v w w w w m w w w w v w w ar w m v w w w _ Iw a M M w 1a 0 a 0 w w w w CO 1w 0 N 1w 0 a C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 0 0 0 0 0 0 0 _ 0 0 0 0 0 0 0 Av, v vv v v a v vv v , v, v vv v vv VI, v v v v v v v VI c v vv a o v v _ _ _ _ _ _ _ _ w Z 0000000000000000) 0W K K C K K K K K C K CG K OC K 2 )0 K C K K K G K K K K K K K K O 00000000000000000000000000000000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Z" 0 0 0 0' 0 0 00 0 0 0' 2 0 0 ' 2" 2 0 0 0 0 2' 0 0' 0' 0 0 0 0 0 0 0s 0 0 0 0 0 0 0 0 w a al w w m ar 0 0 a, 0 m 0 a, 0 0, 0 0 0 0 0 0 0 0 0 as 0 0 0 0 0 0 as m o v al a1 0 0 as 0 0 0 0 0 0 0 > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >>> > > > > > > > > > > > 1 O > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > 1� > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >>> > > > > > > > > > > > 3 W N N N N W W N m N N W W W N N m N W N N N v, N W W N W W ul tn W W N N W W W N W U) U) N N W W W N {2� }K} yKy }C} }c C K TCT yKy rKr K }K} C }K} K}} K K S } c K cc c c K} C K} 2} c c cc c C} c} C }G}}C}}K} }S} }K} }K} }C} }K} }G} }K }K} }K} }K} cc O -- o - o --- o - - - o -m -Z Z Z 2 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z VI N N VI ✓1 Vl Z Z Z Z N Z Z Z L Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2 ❑ ❑ ❑ ❑ 0 ❑ ❑ ❑ ❑ ❑ O ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ O ❑ ❑ ❑ ❑ ❑ ❑ ❑ O ❑ 00.. . . . . . . 0 . . . . 23 3333 O 00000000000000000000000000000000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 > r r r } r y r r r r r r } >- r r r >- r r r Y > > r } y } } > > > - >- >- )- > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >>> > > > > > > > > > > > W VI 7 0 Z E C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C = C C C C C = = = C C C C C R U 3 3 V U U U 3 3 U U U U U U U 3 U U U U U 2 0 0 0 3 3 U U U U 3 U U U U U 3 3 19 U U U U U W > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >>> > > > > > > > > > > > 00 0 ut V M N M ut Ol N r1 V 01 O N 01 O VD •■ N M V N M LO LO N O N .1 10 .i t0 v1 CON V1 l0 VD N N M N N O vl M .1 O .1 .-1 N O .1 1-1 .1 N M M O .-1 .-1 0 0 0 0 0 0 0 0 0 O .1 .1 O O .1 .-1 N O O O N N O O N N O .1 Z 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O. N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O 4 V a b .W1 N 00 01 01 01 01 01 011 O O O O N Al N N N N .N1 Al Al V V V vl .U1 JO tD .D l0 .Oi t0 r n co co co CO 7 7 V V N .1 N .1 N .1 .1 .1 .1 .1 .1 N N N N N O O .1 .1 .1 .i .1 .1 .1 .i .1 .1 .1 .1 .1 N .1.1 .1 "1 .1 .1 .1 O O O O O O .i N N N N N N N N N N N N N N N v1 N vl V1 N N of N vl N N N Vl vl v1 N N N vl N vl N N N N N V1 v1 vl LO Vl N N N N N N N N N N N N N N N N N Cr V 7 V V V a 7 a 7 R V V a 7 a v aaa a v a a V Vl vl N N vl al 01 01 0l Cr, 01 Ol 01 Ol 0l 01 01 01 al 01 01 01 01 01 01 01 01 al 01 O1 0l 0) 01 Ol Ol 0l 01 01 01 Ol 01 T Ol 01 01 01 01 CFI Cl GI 01 01 01 01 U c c c O_ O .2 Vl m c v 1 C C c m O $ d • 22222222222222222222222222222222222222222222222222 ac < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < a � Q W 6 0 F C WC pp el 0 0 rY 4 0 0 N N N N N N N H CO ID .a .i e1 0 r1 0 el N N N e-1 A N N N N N N N N N N N N N N N M N N N N n L GP N y.y N u Q g b N N l00 N 01 W O M UUl aNl .N-1 O Vl CO 0 003 0 0 0 0 001 en O N M N CO O CO 01 CO O 0 N et O LO 111 O 01 CO 0 VOl 0 V O V CO M N N 10 yNj N .-I reef 0 0 - a a .0040 en M M a1 0 N N a .-I N N a a a In a N N Net INN 0 1 en N en Vl N N N o N In N M N M N K Ni m m G C> S 4 Ol a 3 � _ OIn2 p Q W O N C N O1 O) C W 9 W d V w a m • ? L W i. C CO rn C 3 a � x y• Zj 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 f p a v v a a a a a a a a a a a c a a a v v v a a a a a a a a a a a a a v a a a a a a a a a a v v v a a 06606666666666666666666666666666666666666660066600 m 0 O_ 44� 5 r. 00 m 0 0 m .n3 A 133 2 .2A 1 C Ol C Ol C 0 C W C 01 C 01 C 01 C N C N C 0) C OJ C O1 C 01 C 0) C O1 C 0J C 01 C C C C C 0 C C 2 AC 2 2 C C C C 0C C C C C C C 0 C 0C C 0) O1 0) 0 0) 0) v v c v V v v v v v v v v v 71 v v_ VI v_ V a v_ v V v v v W • N al • W N W N W • 0 W W N W N W N W W co W • W N W N W W W N N W W W W • W N Gl N d N W W W N W W Z cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc cc 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 2. 2 2' 2 2- 2' 2' 2' 2. 2 2' 2' 2' 2. 2 2. 2 2 2. 2' 2' 2' 2' 2' Z 2' Z Z' Z. Z. 2. 2' 2` 2 2 2 2 2 2 2 2 2. 2 2 2' 2 2 2 0000000000000000000000000000000 0) 0 0 0 0) 0) 0 0) 0) 0 0 0 01 01 01 01 0) 01 01 > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > W M UI N UI � Le, W W W W UI W W W U. W W W W W W W W W W W W W W W W W W LU U.1 U.1 2 cc Cy cc cc c} c} cc oc cc K cc K cc cc o}c cc cc K cc cc cc cc cc cc cc cc cc cc cc cc C cc K cc K cc cc C cc K cc cc K cc cc cc C cc yEL y V1 !- UI UI F r UI UI F � r UI r r F r UI UI F F F r F F r r r r F r � F UI F UI F F � 1- UI F F- UI F r F UI F- F ❑ Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z W O W W W W W W W W W W W L.1.1 W W W W LU ZOCD0 00 100000C1 0000 10C1 CI 0000003 CI f=1 I0 10C1 MOO COCC:10000 1000000 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c K c c c c c c c c c c c c c c c c c > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > N 0 z c C c c c c c c c c c c c c c c c c c c c c C c c c c C c c c c c c c c c c c c c c c c c c c c c c x � Te: 4L U 4) 0 0 0 U U U U U U U1 U V U 0 U W > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > eNi N N M M en ti N N N N ^ N N N N O a N N N M e - 0 0 0 0 0 , 0 0 . .i N O N M M re N N N enn n 0 0 0 0 - ei Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O. 0 0 0 0 0 0 00000000000000000000000000 ,-. 00000000 0 0 0 0 0 0 0 0 0 Q N Vl Vl Vl Vl LO Vf 00 00 al al 01 01 N N N N N to M en 010101 R Vl Vl N N N N N N V V et et a 0 a a a a re re N VOl 1101 0 0 Vol Vol ion 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N N N CO N N CO N 0 001 001 0 001 0 0 Vl Vl N N N In Vl Vl N Vl N Vl Ul VI Vl N Vl Vl Vl Vl Vl IA Vl Vl Vl N N N Vl Vl Vl N Vl Vl Vl Vl N N Vl Vl Vl Vl Vl Vl Vl Vl Vl ul Vl Vl al al al al CO al 01 0 a1 0101 a1 01 C A M 0 1 0 1 01 7 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 O 0 « v v v_ v v v t• e•g 7 _ V .U .V .U U J 't U Y 2 0 M 0000. 0. 0 w o U 5 V U a u V V V y x ' _ O a x x x x 2 2 2 x Z 5 N N m N N N N N Q _ Q o J J c ry ((c-L;'' O m= '8 'i 2222222 0 LL 0 C 0 LL c$ 0 0 0 O 0 0 0 0 2 0 0 0 0 0 0 0 0 m 0 0 m O m m 0 y 0 O O_ LL O LL LL O LL o 0 o O o O o O 'N m . . N N N N . a J N W 07 to, L W 1 - 2 A 10 A N 42 P 42 J J 3 5 3 5 3 5 3 5 J J 0 J 66 J Os J J J J J J J l7 . i .J a- Cr O C O O Q 00' F- C J J C UJ 1i 1J UJ ro = Z .'I J N N N J w c R - t Z 2 § .i aaaaaa 22222 2 222222 a > > > M. : ' ? ? ? ? ? ? ? Loa m N .■+ .01- N ill r. a a Om m N W 01 n N V�1 0011 M m 00 110 W m m CCO 001 .~-1 V CO N m N N CO~ N 0 .N-I r N On o N m n • N N N M O C .4 O N o o .i M .-1 N O .'1 .1 T ."1*0YI 10 l0 N .-I .-I a O .-1 .i N N .-1 N N N O 0 0 0 0 0 0 0 0 0 0 0 0 0 m 0 O O o m 0 0 0 0 0 0 0 1. m m m m m m m m m m m m CO m m m m m m m m m m m TT m ▪ z . o Q N W R R C y T 9 0 .ow L 0) N m L m L m L m L m L W L m n m a m L m N 0 N m • y a N v v v v v v a v CO a v v CO v -0 .0 N O y pp ° 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m E q O a a s a a a a a a a a a a a a a Luz. m . 1e M m C 2 ° 0 4y o d Q 2 n z O 000000 NC 2 4 a a a a a a a 0 0 0 0 0 O 0 0 0 0 0 0 N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 y O 6 6 6 6 6 6 N N N N N N N N N N N N .-1 N N N N N N N N N N N N N N - A _ _ Z O E mmm m m m m m m.m 0 n l � ` .0 'T.m `0 0 ° 0 O E E E E E E E E E E E E E a '2 .c.c .c .c .c .c E 9 5 E E 0 u0 v v v v o mu mu mu mu mu mu mu mu mu mu mu mu mu mu m m m m m m m E EE E E „1 ,� ,� ,� ,� ,� U o_. 0 0 0 0 - c c c c - 0 8O 0 0 0 0 0 0 0 8 0 8 8O o 8 V U V V> V J J J J J J 0 Z CC c z C C K m y 4 4 .4 1- 1- 1- 1- 1- 1-0 0 0 0 0 0 L C C C C C C C C C C C C C C ,, 0 0 0 0 0 0 m '= '> o 'E } } } } , > 0 0 0 0 0 0 0 0 0 o O 0 0 0 0 0 0 0 0 0 0 0 N m m m a, CU al 0/ W 4/ al E E E E E 3 3 3 3 3 3 r w w v v y y y y y y y y d y Z Z 2' 2' 2' 2' 2- E E E E E L L L L L L m O O m O m m 0 0 'O 0 0 0 0 eo eo m m m m .v 0 0 0 0 0 0 0 0 0 0 0 0 0 0 > >> > > > > 0000 0 ± ± ± ± ± ± z a a a a a a a a a a a a a a r r r r r r x x x x x x u Zp > >> > > > > 22 2 2 2 2 ? 0 0 0 0 0 0 0 0 0 0 0 0 0 0 u 0 0 0 0 u 22 g 2 2 2 2 a a a a a a a a a a a a a a E w w w w w w w 0 0 0 0 0 0 0 0 0 0 0 0 z y } 0, 22222 2 000000 0 u u Ill 00000000000 Ill Ill M } F F r F" F N N N N N N u LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL W NN 0,0, 0, 0, 0, 0, O O O O O O 000000000000 0 000 00000000000 o z z z Z z z z a" 0 U V U U V 7 7 7 7 7 7 0 0 0 0 0 0 0 0 < < < < < < < < < < < < < < z 0 0 0 0 0 0 0 n x Z Z Z Z Z Z Z Z Z Z Z Z Z Z o3 333333 zzzzz z > } , > ,...} z 000 00000000000 o N u 7 7 7 7 7 7 < < < < < < N N N 0, 0, 0, 0, 0, 0, 0, 0, 0, 0, O O O O O O O W > > > m N N N N N N N W N N N N N W > 3 3 > 3 > x W W W W W W W W W W W W } }} } } } } '" x x x x xx CC K K K C CC 0C 0 0 0 0 0 0 OW (-900t-9 U 0 0 0 0 0 0 0 . . . . . 0 0 W K K CC 2 CC K C K C CC K K K CC > >> > > > > W 0 u u u u 0 x x x x x x Z a a a 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. 0. r W 7 Q G ti V Er u Z Z -0 E a c c c c c p m c c c c R c c 0 c c c E c 0 0 c c . . c c c c c� c� c c c x V U U 1U 0 U A 1U W E 1N N N N N A U U u U u d A N u N N� N u u 1U 0 20 0 333 1 1 0 0 0 N A Z p J 0 =m a N O1 Q N M 2 A 10 woo .-1 W Ot N O ri. W N C m V N N N N m N m a N m N t0 Z o 0 0 0 0 0 0 0 0 0 00 0 0 O O O o o 40 _ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a Q O O O N O N 0 0 N N N m 0 0 m m M 0 O N 0 a N E O N m N N O N m N N N N N N N N N N N 10 10 N Q 0 N N N N N N ION N Ot N N N 0N N 1 aN N N 1 N N 01 N 01 Si 0N N 1 N 1 N N 1 0N N 1 01 O0 Ol 0 N 0 > O0 0 01 Ot 01 a➢ d V • v w al ,o O N d u a- - - = d d U v d v d u al V U U U U ,. 2 V d V ' N 2 L"' v v v _ G N N vl ■ l_ 8 8 8 l7 0 7 l7 v c l7 7 l7 o_ Q d C d a C a _a a C d 0 C d ( C d '' e _ N C go' e N go' N v a U 'p U U 'Fa U 'a U U ry U O O u d O U Ip N Y N Y a '- Y E ` Y u 2 d S S a 2 1 2 2 al a 2 al N N 2 U N 2 Z 2 V, LA ut v w m v m, > vl x vl d N ., a a a a:J O - p 2 p p 2 ? 2 y o 2 Y> 2 2 O C K a E al p C al p K a Uc LL C c c LL e LL c J c! LL c.5 LL 2 c m c J i LL C o : o LL : o LL c 0 • ai O O O O O O al O O N N O N W O a al al O U = O = O 71 o " `m L G G `o " 0 u o m ` C0 .. 0 5 " o — o o m _ w 'a E. w Y w Y ° w u Y w Y w w U r .n V . w . 2 N '2 y U y - 012 w u_ a y w m y w V 0' ' _. _ ' i Q O Q Q Q O Q O V Cr N O 0 d m o LL LL Q m i 0 Q' 0.7: O Q' O 0- J N J J J J - J LL J U - J U I l7 LL J J LL O � LL y L b S C C 1 C g N 00 N ul a a > g0 2 WC 0o CO o .Ni 4 a0 0 CO m .i 0 a O at N N a a N L p) CO .-1 .y N N ..I N CO VI b. ul V 0 V n a N 00 O .-I at m N VI 00 00 CO 0 00 00 ut 00 a a at a CO at b CO V0 N a N q N CO co Jn at N N CO V1 VI m a N CD 0 CO Vl .-I 0 n .'I 0. 00 00 CO co a ly 6 .-I ., O O O O .'I CO 6 .-I O -1 N N .-i O CO a a N a N •'I .i .'I O O O et u et 0 0 0 0 0 o O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 o Al CO CO CO Cl) CO CO CO CO CO m m m m an Rl CO CO CO CO m CO CO m m CO CO CO m m rj ~ ryary O N V A 0' N Ili a..8 2 w W W ' v w a O � _ yy i a a a a a n a s t ■ v v a v �E E E E v d 8 g y c a • m _ c▪ « m a = 'C o C z u 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 S N N N N N N N N N N N N N N N N N N N N N N N N N N N N CO > Z 0 L {00 N W 0 Z mmm mmma mm " mmm m mm m "2„,mm mm mm m'mm a 8, w w w w y w y m U m m m _ m _• _ _ U U 2 _ _ N_ QQ _ _ U W _ _ _ _0 E E E E E E E E E E S E E E E E E E E Z• C C C C C C C C C O O O O O O O O O O O O O O O O O O 0 W• O O O O O_ O_ O O O U U U U V U U U V U U V U U V V V V U al al al al d d d a! d m al d a) d W d m 8 al•W al = ' w w w v v Z 2 2 2 E Z > 2 Z > 2 Z > Z Z > > > 2 OO O O O O O O O a, al al al N al N al al N W al N W V N W W al d d d d d d d d d H VI VI VI VI V1 VI VI VI VI VI V1 VI VI N 0 N N N O• Q 0 O 00 Q 0 Q o U U 'U U U U V U U V U U U U V S 01 C C 0. 0. a ▪ N VI VI VI VI VI am.. Y^ V VI VI W a a a a a a a a a a s a a a a a a g u V V U V U U U 00 U) 0 0 LL LL W W LL LL LL LL V U V V U U U U V V 00 U V U U V V V CC 0G C C L 0C ¢ C C 00 00 00 K C K K K 0 W• 0 0 0 Q Q Q 0 0 0 W W W IL W W W U W W W 0 W Q Q a a Q a a Q a 2 5 5 5 2 E g 2 2 2 2 2 2 2 2 2 2 2 2 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N VI VI VI VI N VI Vl U U U U U U V U U U U U U U U U U U U W LA W W W U U U V U U U U U U U U U U U U V U V > > > > > > > > > > > > > > > > > > > O 0 0 0 0 0 0 0 o W a � e m m cc W W cc w cc cc w w w w w w C K C K K K K cc D: W W a d d d d d D_ d a VI N VI Vl V+ V, V> VI tel VI N V1 Vl V1 LA N VI VI VI 71 7• •C C C C C C C E. E. E' C C C C C C N N C C C C N N C E' X U U U U U U U R U "re,' U U U U U 33 U U U U U LLLLII nl m m m m m m CO m m m m m E CO N CO 0 .O N .mi N al ` 0 N V1 .O I. 00 a al LID al 0 a N n CO CO tD CO .-I .-I 0 0 - .-I H N N G .-I 0 0 0 0 0 00 00 a Vl O VD CO .O LO N CO CO a Z O O o 0 0 0 0 00 U0000000 0 0 0 0 0 0 0 0 0 0 0 0 0. 0 0 0 0 0 0 0 0 0 00�I N .-I ., .-I .-I ., O O 0 0 O 0 0 0 0 0 0 0 0 < Ol Ol Ol a s 01 V1 at at ?-J CO 1� N N r N N N CO CO CO CO CO CO CO 0 0 0 0 N N N CO N N N a aNa 0 0 0 0 0 0 0 O N .-I .-I .'I .-I ."I ."I .'I N N N N O CO Vo V] Vo V) a V 01 N H N N N N N N N N N N N N N N 00 01 N M O M Ol Mal 00 00 00 00 0 00 00 00 01 at at 01 01 at 01 al 01 0l Ol 01 a a a a a a a a a u u u 7T, -7 _ V U u V u V = _ _ 1=n I=/1 V=1 I=ll t=n S -. C _ S S S 5 5 2 o C C C . 0/ 01 0 01 d 0/ _ 0 O 0 l7 0 ID _ m m = m °0 = = m m Y.c = m = m °0 = 6 u G c = c a a a C t0 m Y 1p c �[ m m e =e m =[ m w w w C O O D U U FO- C'' C d A C d N C a tO C a C d N C 1 I.Ni N = _ = Z a- a- a� a� a� a= '9 '9 '9 ':55.. ,n to In 0 3 C `I p K 01 p E o, K `p K 2, K 2 p O' O' G 90 u o C O o C `O o C `0 0 C 0 0 C 0 0 Co O J J u u t- c C C C t° ` p U W p V W O u W O V Ii y V W p u W ai 0-i ui -a----.---.-- O O O O N } 12 U } .IO. u y w u y V } .Or V} .� U } N U 0 U N U --' A N N 4 y 057200720550 = -205 ,20572 I 0 = 0 j J > 0 = 0 O D 0 o- O cr 0 .Q•,_ O '__Qi 0 C O 10 i0 u l0 i0 Q J Q Q 0 y - l7 .i (0 l7 .i W .-I l7 .i 0 .-I u_ l7 l7 l7 .i V N 1 . 0-. N a dm of E ce r2 2 2 2 2 2 >> > > > > > > > :»x >>> > > > > 22 aaaa N 00- Om 0 N LO CO N M U re 0 3 µI 0'1 N N N a N Y1 o m 00 a N N N N C 6 N - .i to = X n Q cc N to 00 N N N N N m N a o v 0 N Ol N .-I V'O 00 m O1 N .-I N N .-I M l0 N 01 a 30 m a m N CO o m Ol N CO 01 I, LO N N O lO a N N O .1 Ol O 01 N t0 CO N N N m ty,O O O 0 O 0 tOm 0 O O 0 -id .i N to N .-.- 0- N .i O .i N N to to to to cc t to to u Q 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 9 0 0 0 0 9 m m m m m m m m Rl to m m m to m m m m m m m m m m >. y� a T orn tr- vm 4W 0 ej o N W , v y t 4 9 _ $ y m w 0 a m 0 0 w w a v v a m 0 w 0 w m N m m V V Z v 9 m m Io m of m ° 0 0 0 0 0 0 0 0 0 0 o c o o 0 0 0 0 m E F �_ a s a a a a a a a a a a a a a a a a a II J'3 o ° a L C g W O N 0 0 N N 0 0 0 0 0 0 0 0 0 0 0 N N C000000 N N CI N N N N N N N N N N N N N N N N N N N N N N N N N N N N N z X 0 2 Un C ❑ N N "7 7 C ti 0 0 0 0 Z a N N N N 0 .- - .3 mE m3 m3 LL mu mu mu mu mu mu mS nu 13 m2 1 ma'2 mV mu mV m2 N E V1 Ill N 0 0-o. 'y y '� y y y u y c 0000 C E E E E E E o`_ 0 0 '.k 0 0 0 0 0 0 0 (0 0 0 0 0 0 a L. m m m 0 0 0 0 0 0 0 O C C O O O O v z W 0E E E E E E O O O O O +' C C C C C C C C 0 C c C C C C C C tL C -0 -0 -0 -0 V u u V V U 5 •R O O O O O O O O O c C 0 O O O O E C • 01 Ol 01 01 N H N H R R 2 N R an i v R H vI N N 2 c N L N W > ' V V d d ..... d d d d d d d V w w w K tY K K 2 2 2 x 0 0 0 0 0 0 0 0 0 o c c o 0 0 0 0 w y 3 0 3 W n UN N N Ul a a a a a a a a a a a o O. a a a a a 2 Z 0 °to ul ul ul ul ul N tO 10 l0 lC l0 t0 l0 10 l0 10 In ..'I .Ni .Ni .Ni .N-I 000000006 0 0 6 6 0006 6 O0 06 00 Z 0 0 0 0 0 0 0 0 0 ❑ ❑ 0 0 0 0 0 0 0 ❑ ❑ ❑ ❑ ❑ ❑ O N N u a s a a a a a 0- a a a o 0.a 0- a 0- 0- a s a a 0- a N N N r> > r r r )- > r >- >- >r r r >- > r } r » r r a a a a a • 10 00 C C K 00 10 K K 00 00 00 10 00 00 00 00 00 00 00 z z z 00 (J . 0 W W W W >W W W W LU In >> > > > > > > > > > >>> > > > > > > > > > > 0 2 M 2 2 2 2 O O O O O O O O O 0 0 O O O O O O O O O O O O O 0 0 0 0 0 0 0 0 0 411 ❑LU 0 0 0 0 0 0 0 0 0 0 0 0 0 0 c o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ❑ ❑ 0000000 ❑ ❑ 0 0 0 0 W LU u, LU LU LLI U.1 LL1 W W W LL W LU LU LU LU LU LU LU W W W W V U U U U U Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2 2 Z 2 2 2 > > > > > > Z Z Z Z Z Z Z Z Z Z Z 2 2 2 2 2 2 2 Z Z Z Z Z Z w w w w w u 53 3 5 5 5 5 5 5 5 5 0-53 3 3 5 5 55 5353 of N In In In to a s a a a a a a a a a aaa a a a a a s a a a a W t H 8 U C C C C C C N N C C C C Y N U U O U U 1333 ,33m333 3U U U U U V U U U U U a R 0 N 0 0 R N >°' N 0 to Ol to 00 Ol M .N.-I In IO N 0 N m N a N lC N O a 0 10 .i COLA N m a In a CO a a a a WWW O O 0 O O .-I .-I .1 0 - .i M N .i N N m 0 . m m m m Z O 0 0 0 O O 0 0 0 0 0 0 0 0 0 O O COO O O O O O O O O O O q 00 O O 0 0 O O O O O O O O O O O N O O N O O Q .. .- .~Y .--I .~-I -m m m N m m m m o o O C o O N N N O m . . . .^ N N N N N N O to to to to to a a N VI to C'Ill Ilol ul N I1U1 01 V l0 to tlI ul ul a .Ot al to Ot Ol Of Ol 01 Ol 01 Ol Ol to 1M al to to O'01 Ol Ol Ol Ol al Mal O1 Of Ol Ol • a- c.) o x u v c 2 O — a .e c u — N. N 2 J u }C u ' u 0 0 0 0 0 ` o `o> c ti o _ LL y w e - 0 m m m m N N J . UU U >m > 5 5 5 > > > v_ w 6 72 N Q Q Q Q Q Q , Li LL W 2 u U 2 1 .-a & 1 "i G 2 E a 555 a5 aaa > >> » 25555 55555555555555522 aaaaa aaaaaaaaaaaaaaaaa m ° o o n st al INC 0 1D V1 01 O O O O O N a N 00 N .N1 N N N n *i �.'L w .r -1 .-. w .q .•i .+ .. .a .-. .n. ..r .+ N LTJIIR 4 A a H 1. 01 a CO .-I CO .i O O aa O a s 01 10 CO N 01 N .-I l0 0 .-I N 0 01 0 •i .-I 0 0 0 N m N N .-I O1 f0 N N LJ1 CO 1, N .-I O W CO N N N O m 1• l/1 10 N LO .i M N N 10 a N V N .i N N N N N N N N N N M N N N N a W .-1 .ti .1 .-1 O N H a N ui .-1 N a O O m .I 0 N M H N O O O 0 0 0 0 0 O 0 O 0 O 0 0 0 0 N N . N N 0 0 0 0 0 mm C O M M C 6 yL Ti; O 0. C No m - ml r 0 0 0 0 d . co II y 9 3 11 Nc 2 0 0 0 N N 0 0 0 0 0 0 O V N LD N N N N N l0 10 1.0 NN N N N N N l0 10 10 LO N LO LO LD L0 10 LL 10 lD LO 10 l0 LID LD 10 LO 10 LO m ' X X X% X X x X X X X X X X X X X X % X X % X X m m m m m m m m m m m m m m m m m x x Z o a aaa aaaa a a a U U a U a U V a U a a a` a s {a�7j1 V W l0 Q \ a a a — l0 l0 l0 lD LO lD lD l0 lD LD f0 l0 lD LC/ LD 1D lD W \ `. �N�N M...m.. > > > > > u .M_..m_..M_..M_.\ m m m m m m m m m m m M M M M m M ❑ p m a .2 o m m 0 0 0 0 0 E g m m m 0 m m m m m m m m m m m m m m m m m LNi'1 y m O O E E E E E A A m m m m E E E E E N E E E E E E E E E E E E E E E E E O : m m0J m0J E E-o -a � ~ ":1 �.. 0 8 V O :0 :0 :0 :0 :0 -.0 CC•'-0 O O O v z z Ce TO To m m m O = w w 0 0 0 Y C z z m . . . . . . . . . ,= . = = = = = = 555 LU c c E 7 7 , 8 0E E E o o >E >E >E >E v E E E E E E E E E E E E E E E E E Z . 2 c c c L L > > > IL ' v v v v c c f. > > > > > > > > > > > > > > > > > D o m F F, o o a m m aJ 0 0 m 7L m d a d a 0 0 0 0 0 0 0 0 0l 0 0 0 0 0 0 a 0 2 w m w L Lm2m 00 D01 0 w 2222A' 55555555555555555 O O O O 'y 'y 3 O O LLLLLL eo eo OD eo no O 00 J 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 a a a Z Z 30 2 2 2 2 2 D_ 2 JO JO _- .- .- .- 00000000000000000 W W W Al W W W W W W 00 _10 _m _m _m _m > > > > > ✓1 N VI N N N V) V) Vl VI VI VI N L L L L L L L L L m m m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6 eO OD e0 m m m L10 W W 2 2 x x x x x .. pr 14 v v v v v v v a v v v v 0 m 6 m m m m m A o 0 0 0 0 o 0 'q 'p 'p '� '� m m m m m m m m m m m m m m m m m Z ❑ a s O. a a a a a a a a u m e e e m E E E E E E E E E E E E E E E E E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 p `o `o `o .5 "3 o 'o `o `o 6' m m 6' m c m m m m m m m m m m m m m m m m m m m E - K K K D: CC G CC = CC al . . . g LY 2 2 2 2 a a a a a a a a a a a a a a a a a P C .-I .i .i .•I .I .r .1 .-1 N N N N N N N N m mmm m a a a a a g q q q q g a a v a q 0- 8. d d Li Li aaLi a' Li 00 00 00 00 a Li LiLiaa ddddo_ aaaaaaaddada W O VI N V1 N N In VI V1 N v am.. V.. 1_. V/ LA VI V1 N N V1 V1 Vt V1 VI N V1 N N N N N N N VI VI N VI V1 Q Ly > Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z a p 55 5 3 3 5 535 5 5 5 3 3 5 3 55335 55555555555355355 a s a a a a a a a a s a a a a a a a a a a 0. 0. 0_ 0. 11. 0. 0. 0. 0. 0. 0. 0. 0- 0- 0- am u u u u u u u u u u u U U U U v U u u u u U U U U U U U U U U U O U V U O U Z LL LL LL V. . . . . . LY LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL . . . . . . . . LL LL LL LL U U U U U U U 0 U U U U U O U U 0 0 0 0 V U O D U U U U U U U U U U U U U U s W W W W W W W a a a a a a a a W Ill O. s a a W W W W W a s a a a W W W W W W W W W W W W aaaa a a a a a a a a a a a a a W a N Vt Vt U1 VI O V1 N V1 VI VI V1 VI VI N N In V1 VI V1 VI In V1 In In N N N Vl N N VI V1 V1 N N 0 N a 05 C nF C C C C = C C C C c C C C C C C 0 C C C C C 0 C C C C C C C C C C C C C C C C u Tm U m m m u u V u F u U U q m m _ m m u u u .qq m m m m m m m m U m m u u u u u > . o>> > > >> > > e > °L > > > M > > >> > > > > > > > > > > a in M p '4. s-1 ti .W'I ..co v N too .,a a .+ 0 0 0 0 °.I° 0 .�I m 0 ..�I .,9 .--1 0 Eton 0 triton 0 0 0 0 1-1 .N9 N ti .--1 0 CO 0 V fa 0 0 0 0 0 0 e•I CO' O O O O O O O O N 0 0 0 BOO O O O9 O O O N N N M M M M O O O 1-9 0 N O O O O O Ln CO' 00 m m M m m m m a 01 01 01 01 01 01 CO~ 01 01 0011 01 01 01 01 0 0 0 I� ,{ 0100000000 N CO Ma M M Ma M M m M m m m M Y Val Val Val N L!1 N N N N N N m mm m m m m mmm 0-a) m a, a, m a, a 00mmmm0 mmmmmmmmmmmmmmmmm Ow N uu 770 C ('56 a D_ a = = o « 2 2 u o `o o` v N , w w a+ > > j c Cr u ' y e c d w « 0 Qf w a a a a a a a a a a aaaa a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a O a W wg 0 t .. ±-[ . . . . N 0 Q n Jg t0 .. t0 O M a N 00 a N O O1 N .. .-I .-I .-I M N N N N a a N N N N .. .. 00 01 O a V) O V U M 01 M O N N O O N N N. M N M N N N N N N N N N N N N N N N N N N N N N N N N N N N .-I N N N M N N N .-I N .-I N N N N N 0. N a W O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O M .. N N > W L C m §• i0 a a m -• z a N B 3 o.9 2� a2 a rn ti/ C4 O G N O E ¢ a w m Luz. r2 m C _, 2 C 0 N N Z C W O e A x x x g x x x x x x g x x g g x g g g g x x g g >< g g g >< g x g g g g >< g g x x x g x x x g g g g g g o a a a a as aaaa aaa a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a 3 > > > > 0 >0 0 > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > 00 to to w e to to w w w w .n .n to .o to .o to to .o to a o w w w w w w w w w .o .o .o to to .o to to to .n to e to w w w w ( w (o M rl (n m r1 m m rn (n M M r1 T fn M M M rl rl M m r1 m m rl (n (n (n fn 41 M m r1 M M rl M rl rl m M T m m to M M M M m m O▪ m m (o ro ro O] 0) 01 01 (O IO 10 N N N N N .ro co co co co N N N Ol (0 0I 10 Ol I0 10 N (O N 01 (O N (O (0 01 Z 0( C 0 C C C 0 0 0 C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 • w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w a v v v v v v v a v a v v v v v v v 7 v v v v v v v a a v v v v v a v v c v o v v v v v v v v v v 9 v w w a0 0 0 0 0 0 0 0 0 0 0 0 w m w w w w w 0 al w w 0l 0 0 l_ 0 0 0 0 gG 0: 0C 2' 0C 1' K K 1' 0_' K K 00 Or 0' 1' K 00 OL 1' w C R' 1' 1' 1' 1' 1' OL 1' (L 1' 1' K 1' 1' 1' 0_' O: C' 1' OL 0C OL C O: K 1' C: w w ¢o E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E Z > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > w 0 V V V V V V V V V V V V V V V V 0 'v V V V V V V V V V 'V V V V V V V V V V 'V 'V V 'V V V V V V V V V V (.7 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 to w w w 0 0 w 0 0 0 w 0 0 w w w Ol w w w 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O N O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N N N L A I A L A L A N N V1 N N N N N N N N V1 N to N N N N N N N N N N N N N N N N N N V I L A L A L A L A V I V I L A L A O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 w w w w w 0 w w w 0 w 0 w w w w 0 w w w w w w V V V V V V V V V V V V V a V V V V V V V V V V V V V V V V V V V a V V V V V V V V V c V a V V a V to to m m (o (o (o to m (o m (o m m m CO CO m m (o (o (o (o Z E CO E E E E E E E E E CO E E E E E CO E E CO E E E E E E E E E E E CO E E CO E E CO E CO E E E E CO E CO E E CO E E E E E E E E E E D 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 m m m m m m (o (0 1 to f m m (o (o (o (o 1 m (o m (o (o ' a s o_ o_ o. d a a a i a a a a a a a d a o_ d o. a d d i i a d a a a a a a d a i a i (i a o_ o_ o_ o_ o. d a a u / a a a a a a a a a a a g a a a a a q a a a a a a a a a a a a a a a 1 1 a a v a a a a a a a a a a a N m m t1 1 1 S C G C d 1 1 S 1 C 1 1 1 m C 1 1 d C S d d 11 1 1 1 C C C 1 m C S C m m S S ti C 2 1 G G 1 d W• N N N N N N N N N V1 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N VI N N N N N y1 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z oa0ao0555555aaaaaaaaaaaaaaaaaaaaaaaaaaaaaa55555555 u U u u u u U u u u u U u U u u U u u O u u U O U U V u u u u u u u V O U 11 u u U U V O V V u U O 11 U w w LL LL LL LL LL LL LL w w w LL w w w w w w LL LL LL . . . . . . . w LL w w w LL w w w w w LL w LL LL LL LL. w LL w LL u u O U u U U U u O u tJ U U tJ u al U U U u U u U U u U O U u U u U u t_l U u U u u O U u U u u U u U O O a a w a 111 a n N a a a a a i O a w d w a w a w a 111 a i i d i i i d i a i N w a w a w N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O N N N N N N N n. N a N a N a N a N a N a N a N a N Z E cc C cc C C c c c c c C C = c C cc C c C C C cc c c c c c c C C C C C C C C C C C C = c c = c c c • 3 N 3 3 N 3 N V N U N 2 N N N N 3 3 3 (0 A u 3 N I0 N 3 N CO CO M M a N t0 1N 00 01 O .. N m a N tO N O1 O .-I N W 01 N M a N t ^ 00 t1 O . N O . N M a N t0 N 00 01 O N m 0 0 0 0 0 0 - -1 .. .. . N N 0 0 O 1-1 .. N 0 0 to .. .. .. .-I .-I .. to to to N 0 0 0 0 0 0 It 0 0 Z O O O O O O O O O O O O O O O O O O O O O O O O O 0 O O O O O O O O O O O O O O O O O O O O O O O O O 01 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 .. .. 0 0 .1 .. O O O O O O O O O O O O O .-I N .. N N N .. O O ¢ O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N N N N N M O O Vl N Vl N N N N N N N N V1 N N N N N N N Vl N Vl N N Ill Io Io N Vl N N N V1 N N N N N N N N N N N N N Vl N N a a N N N N N N to N N N o Ill N V1 N N N V1 N VI N N N N to N N N N N Ill N N N N N N N N N N N N Ill N N Ill N Ol Ol 01 mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm 0 0 1l al 0 a1 0 0 a) 0 0 W W 3 u 01 N U U U U u V V V V U U V U V U U F 0 x -a -o -a V V a g V V x x x V V x V V 17 V 2 00000 ,0000000 40 40 40 o o 40 _ o o C C C C C C C C C C C n a n n n n n a n n n n n a 0. 0 n n C C n n C C C 'l'� 'q '9 'ry .6 q 'ry '6 'q ry V l..) U u U 'gyp U U V V V U U U u U U U U 'q.9 V u N '9373'6 O O 0 0 0 0 0 0 0 0 O U U x 2 x 2 2 d x w 2 2 2 2 x 2 y a) x 0 x r a) 2 a 2 x x a 0 a 0 x a m 2 2 n n n n n n — d- - - VVVN in N N N V) V1 U1 U1 m Vba V1 N N m N VVI VU1 _ p - 0 0 0 0 0 0 0u ouuu � � � � � 0 � � � � � � Y � x � � - 0022uo°o o 0 � u o U W LL O W LL W W W W O � O 0 v , C c c c c 2 e c c c c c c C .. C j C j c C C LL 9 C c c -g LL LL LL , : O O0 0 O ` o o O O O O O v O 0 2 ` O ` 0 0 2 ` 0 0 C . "F m o A w w a w w w v w w w a w n n a 111J y am m y m g I m o o Y Oo y wo t �a w w n n w a1 w 3 O O » > > > > > > > > U >U > wg E _. > w !-2 !. ,= w \uwVUuwww »w _ UU »> Q 0- 0- O O 0 0 0 0 0 0 0 0 V0 V ? > ? > > O O O O O gOgOFr OO' O'O O > > O O O O O O m d u °1 , u y Z-L u a E d al o f 2 0 0 63 0 0 > > r r > r 0 >0 63 j 0 0 }0 r N >0 r 0 >0 >0 N 63 0 >0 0 >N >0 r 4 1 r 0 r 0 r 0 r 0 r 0 i 0 >63 r 0 >0 r 0 r 2 r 4 r N i 63 0 0} r > t E Q 2 ?? 2222222222222222222222222222 2 2 2 222222222222 s rc• 2 > > ‹¢ .1 .1 < < < < < < < << < < < ¢ ¢ ¢ ¢ ¢¢ ¢ < ¢ ¢ ¢ ¢ ¢ ¢ ¢ < < ¢ ¢¢¢ ¢ ¢ ¢ ¢¢¢ F g m m e Dec Q W 50 O W F F _ m3 l0 a l0 .i Cr l0 iO � O n to m m O1 co l0 W m m LO V) MD m CO lD N CO m M LO .~-I 10 W 0 l0 t0 01 a b m o ▪ . o T ,,,,,,,,,, ,,,- n1 .-1 tn u• a ^ 0 a s n CO n CO 0 0 W CO .Oi N .-1 L.0 LO l0 l0 al n O) CO l0 T .ni N 01 CO l0 l0 lO W Cr LC. V1 a 01 O1 CO N LID LO l0 00 tD l0 N n co n y o V1 W N n n Ol O m .-I .-1 .-1 .i.-I O O N O O O.-I .-I .-1 O N .1 O N 0 O .ti M .-I .i H .ti N .i .i M N W 1� .mi .N-1 0C1 6666666666666600666666666666 O O O 0 0 0 0 0 0 0 0 0 0 0 0 C a coo M m CL CO § R z▪ 3 r .,7, o � � m 2 .. a Q o 0 N 7 Ca - C y « 9 d L 7 ii. W Q \ x = p 0T T C R. F J as IA W f O O O O 0000000000000000000000000000 O 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n n O 0000000000000000000000000000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 n n N N N N N n n n N n N N N n N N N n N n N n n n N N N N N N N N N N N N N N N N 0666666606666666666066666666 ooa 66666666666 a a a a a a a a a a a a a a a a a a a a a a a a a 2 p x'x U U u V U U U V U U U u U u U u U V u U V U U u U U U u U U U V U U L I U L L U U U L L U F (000 .. .00000 r 000 r 000 ..00000000 r 00 r 0000000 r r r 0 0 0 0.. . . 0 0 0 0 0 Q Q c 0 c c c c c c c c 0 c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c >> 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 O o O o 0 0 0 0 0 0 0 0 0 0 C c ❑ ❑ m m CO IV m m m B m CI m m m A A (0 0 CO CO m CO IC IC m fa i m CO m m IC m IV m 0 m m CI m m m 0 m 0 0 D = c 0 CC C C C C C C c c C C C C C C C C c 0 C C c 2 'u N N a) a) N a a) a 0 a 0 a) a) 0 a) a) a) c c c c c c 5 5 5 c c c c c c ri1 A E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E 0. E . .`w 0 n 0 a a)n aa 0 n 0 a 0 a an 0 a 0 a W a 0 n 0 a 0 0 a 0 n 0 0 n aa an 0 n an 0 n an 0 0 n 0 n an 0 a aa an. 0 n 0 n an aa 0 n 0 a 0 a aa 0 n 0 n aa 0 n E a o .- E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E W 0 c c C c C c c c N c C 1C C C 1C 1C 1c N c c c c. C C N C c c 1c c c C C C c c c N c C C C C c Z ?:-8 v n m a m C n n n n a m m a a m n a n n n n n m a m d n n n LI L-1 n a a m d d n n n n m m m a W 'C www _ � w = _ = wa _a _ w L., L/= = cw . 1 1 1a _ = 1.- w1 1_ 1 _ 1_ w w il E• t w aw v 01 a w w v w v w w w a m v w � a) a0 w w v w w O 0 000 2 a w a+ W W 2 v W 2 W 2 W 2 2 2 n n a a a N N a a O. a n a a a n O.N N a a a a n a a O.N a a a n O. n a n a a a n a n n V 2 2 N N VI VI N VI N N N V)VI Ul Ul U1 V1 V) N V) VI VI V1 N N N N V) ul Vl N V1 V)N VI VI V1 VI VI VI O O O V1 VI VI 707., T., 17 -0 -0 C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 03 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 V~ ~ V V V I- V V H V V F V V V F F V V V H V V I- V V V V V V -0 , -.-0-e. , , ,.. ,-.... H H H F- p v v c v v vv v v v v v v v � � v a v v v v a � v a v a v v v • a a i O O o o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O o o 0 0 0 0 0 0 0 0 u .:,- .4- .1- V1 V1 1l1 Vl 1l1 V1 V1 VI 1!1 V1 ln V1 1l1 1.11 N N V1 V1 ill V1 1l1 V1 V1 V1 IA ul LA V1 VI LA en V1 LA V1 ill V1 1.0 V1 1l1 1)1 111 V1 10 W Inn Vn1 N V)V) VI VI V1 V1 V) N 1�n V1 V) N N VI V) VI N VI VI N V)N N N V) V1 Vl VI V) N V) V) VI N N in Vl in in in in en VI o yl Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2553 5555555555555555555555555555 5 5 5 555555555555 O 0_ a n ^l U U U U U V U U U U U U U U U V U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 11 U 0 U U U U U U V V U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U W a a 0 a a W W s aN a aaW W W a a a O.a a a aW W aaa a a a ac a a a a a a a a CL. 0.- 0 aaa a a CL 0- V1 V) V1 N VI VI VI N N N V) N VI VI VI VI VI U V V) V VI VI V1 VI V1 VI N V) N N V) V1 VI V) V)V1 V1 VI VI V1 V1 VI VW) C m lb w7 a 2 1 1 V1 C C C 0 3 3 3 C C .. .. .. .. .. .. .. 3 .. .. .. C C 3 5 3, 3 3 .. .. C C 3 N N N C C C 3 3 3 3 C C C C C '• 3 > 3 c >> > > > > > > > > > >> > > > > > > > >> > > > > > > > > > > > > >>> > > > >>> n 00 01 H O N OC to O CC O1 CO n en 0 .-I CO 01 0 .-I N M a n a 0 lD n N n O .-1 m a en -0 v1 n 0.-1 m lD 0 .I m N 0 0 0 a a a 0 .'1 M M 0 O N N.-1 .-I N N N N N CO 0.-C .-1 .i .i .-1 N .-I O O ... . Al Al Al e a 2 0 0 0 '30000000000000000000000000000 0 0 0 000000000000 Q 0 0 0 0000 a a lD W m m M M M a a a a a a a a V1 M R1 R1 a a a V1 1n ul V1 to N N N N N N N N N O O ■ 01 01 Ol O O O N N N N M M m M M m M m M m M m m M a a a a a a a a a a a n n n n n n n n n o 0 M m m y11 .i.1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O 0000000000.0.0 00000 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N V1 N N VI N N N N N CO N N N N N N N N N N N N N N N N N N N N N N N N N N O N N N N N N N N N N Ol 00 01 M 01 O1 01 01 T CO 01 01 01 01 00 01 IT 01 01 01 T 0 01 m O1 Ol 01 01 01 00 01 01 O1 01 01 00 01 01 O)O1 00 O1 Ol O1 01 O1 00 3 y y 0O0 0 N C C C C C C C C tt1 U U U a+ O 4,. .2 a+ .2 r .2 .4 .2 a+ .2 a+ O & .2 cryy J -I LL N ILL J LL W LL gt W LL m LL n LL n IL N ill C C C C a www 01 b a p p p C C g C _ C R C . 2 C 7 C: or N 10 m m m rt U U U U U U �o LL •. Q J . . N j Q m . J 'or a a 6 6 d d N N H \ a m d a 6 F. F. d a d LI B'O V L O) O! O! -o O! . d � d C Ol � d -. 6' V W -0 d 4 O O O O O c U U U O = O C O C O C C p C p C p C p C U O O O $ O p 0 LL O Ip O p 0 WW O O O O O C Y o y ILL p LL y LL y LL y Li N LL y r y LL y �S m` m m m m rt u U 0. 0 `m 'E w n I' `m O E `m n E 0'ni n d `m n E `m n E m O E m` i E 01 01 0J Ol Ol a m m m a a d O! W li LL a y li iL d LL d LL li Ol to LL d LL LL 01 LL } }}}}7._ ._ 0 _ _ _ } _ } y L} O L Y O L} y L} y L} y L} y L} y L O O 000€ R Q Q N VI ut C J 0 C 000 C 000 c 000 C 000 J 000 c m 0 000 C 00 .ti .-1.ti.-1 H z 2 2 .� co ± r to J = ± Ln ± s ui X in = = on ± 2 Ci rl g v v 0) w w a m w 0 m a w al w w r a s a s >>>» >> > a a a a a a a o »> 2 2 2 .5 at Lai g O1 01 00 co Iq CO r N a �p N ���k0 ko 0 0 0 0 0 0 0 ` m .e RQ .-� .1 0 4 N 4 peps a y.. 0 0 0 0 01 O O O O.ti C O O C 0 uj 00 VI N CO CO N O 0 CI O O O O 0G 5J 4 M O Tf M ly JJ* § W z.ti a d o3 N N R a y a s w II = C r a e 3 a J G v x : ❑ 0 0 0 0 Yl V1 N N N V!M N to N 0 N N N y N N n n m m L LA do M.m In fn .n N •1 .■ .'- N N N Al N N N ❑ ❑ ❑ ❑ ❑ ❑❑❑❑C❑ ❑ ❑ ❑ 0 0 0 0 n n t` f\ N N In N ul LA N N VI N �v a v m m m m m m m m m Z o o o o oc R OO O 'x x 'x OHH HH s z oc z z cc cc cc cc = x m 00 m m 00 m E ❑ ❑ ❑ ❑ z z z z z z z z z z g u c c c c C C C C C 0 C c c c ¢u > 0 > u u u u 0 0 0 0 0 0 0 0 o.9.2 0 0 0 ❑ ❑ ❑ < ¢ e ` 0 .... .5 :' A .5 5 5 5.5 5'~S 5 A .510. ❑ •N-1 ❑' ❑' o o ❑' o 0 5 c c c c c c c c c c c c c c o 01 5 5 01 5 01 01 5 E 01 01 5 5 N ^ N N N N N N N E E E E E E E E E E E E E E ril o m 00 vl ul ul LA IA JI ''o.0) 0) 0) 0 01 0! 01 0! 0 0%d d d d " O O d O d 6 O ad d d a n n n c a a a s C C C E E E E E E E E E E E E E E v g o m m To C C C C c C C C C C C c c c C C C C C C C C Zm o to m co to n m I0 m l0 l0 m v 0 ¢ w w w w w Or w V C a W u u u u u u u u u u u a v E E E z z z IC lr tr tr w w t_w W a t~ t~ t~ t~ cc .2 > > CC CC CC WI w 22 ai v yw w w a w a ai ai m v w m 3 3 3 3 3 3 3 N to to to VI to to to to 11'r.to to to to ± 2 2 2 2 2 2 2 2 2 2 C C C C C C C C C C C C C C Y Y Y Y Y Y Y Y 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 0 0 0 0 0 0 0 0 o c o 0 0 o m m m m m m C 10 m T., �- f- H r H �-�--♦-�-F H H H H L L L L L t L L L 6 v v v v v v v v z v v E 0 0 0 0 O O O O O C O O O O IV z z z z z s s z gLll ill V1 In In N Ln N Vl in Yl Yl Yl In 00 00 01 01 01 00 01 01 Ol 01 01 u4�1 a a a a a a a n a a a a a a a a a C. a a a a a a a Le,CS VI VI VI VI VI N N N VI`` co "v o.. v_. Le) LA " LA- to In `- LA Z z z z z z z z z z z z z z z z z z z z z z z z z X5555 55555a5555 5 5 5 5 5 5 5 5 5 5 5 O a s a s a a a a a a a a a a a a a a d d a a a a a d U U U U U U U U U U U U U U U U U U U U U U U U U 1 LY IL _ LL LL LL LL LL LL LL LL LL LL LL LL _ LL LL LL LL LL LL LL LL LL LL . U U U U U U U U U U U U U 0 U U U U U U U U U U U W W W W W W W W LL W W W W W W W W W W W W a s a s a a d d d a a a a a d a a d d d a a d a d V1 VI VI VI VI Vl N N VI V:VI VI VI Vl V1 VI Vl VI VI N VI VI N VI of w w 7 Z o C C C C C C C C C C C C C C C C C C C C C C C C C Nq m m m oc. u u u III RI ID I0 10 10 to C u u u m m m m 7( U U U U U U l.: u u u u y �p ry 01 tr C Y 00 N t0 N 0 .i N t0 N A 01 0 t0 O On t ,0 N N CO 0 1-5 N M 00 to CO 0 0 0 0 N N M el.00 0 LA .i N 7 0 0 -0 0 .i .-I .-I .ti N .-I .-I .i Z0000 _90000000000 t .00 0 $ O O O O 0 0 O 0 0 4 0 0 0 O M M m m Al N N N 0 C 0 0 0 0 0 0 0 0 0 0 0 C CC l0 l0 Q LA V1 VI Vl In,l0 l0 l0 .i N N N K N N LA Ill LA N LA LA LA In m In m o 0 o O O C 0 0 0 m . 00 M M vy 0 o a 00 a Cr a a a N N N N S N N N N N n N N N O y ! 0 0 N N N N N N N Al N N N N N c N N N N N n N N N e{ 00 a el. of C. t0 t0 t0 l0 l0 t0 (0 t0 t0 01 01 CO 01 C 01 CO 01 01 CO Cr 01 01 O1 0) W Vl 01 01 01 O1 01 01 O1 01 at 01 01 v v a a v a 0 v v a? v a a v a v a v C C C C C C C C C C C C cc C C C C O O O O O 0 0 0 O O O O O O 0 O 0 0 Fa-. 0 N N N N N N N N C N N N N N N CD Y CO N N N Al 7 t 7 7 7 7 7 7 7 7 7 +' 7 7 7 7 7 7 7 2 7 2 J > 7 7 _ lL W LL Ili li it 11 li li lY iL w LL LL i LL LL LL LL w LL w LL LL i L P c.LL_ c LL c _ •LL c._ c Lk.LL c LL c._ •.a c LL _ LL c LL c LL c LL c LL c.g. c � •LL c LL c,_ 5 . • d J 1 L d L S n _ L F. L C L S L C L 6. L 1 J d L C L 1 L d L d L F. L 1 J d J LL L d L C r F. L Z a L -a .L° 00 a 00 a DO a h0 a 00 a 00 a 00 a tD a y a Op a 00 a 00 a 00 a 00 a 0a y a y a h0 a OO a 00 a 0 O g O = O = O = O = O = O = O = O = O = O C O = O = O = O = O = O = Og O g O = O = O = O = U O N O e O C O C O C O C O C O C O I O C O O C O C O C O C O C O C O N 2 N O C C 9 C 2 C W 0 LL O LL O LL 0 LL O LL O LL O LL 0 0 0 0. s+ LL O + 0 LL O LL O LL O LL O LL LL O LL O LL O LL O ' W m .y N IO W m N m W lO N N N 5 0 m 0) tO N R a! r . r = rrwr > 'Crwr �« rwrw ru g rW N- ry wN ra wO 0 w0 0 5 0 N rO m LL 0 m 1 rd w U w rd N rd IC 0 ; w . .- 6 66 ? LL 66 6 w wU l w 0 2 m0 6O ?O ?O 0 O ?O O O O m0 0 0 0 cO 60 6O = 2 mO C ° 8 QO cO QO V ul J ul J ul J u =“n J u J u J V J ul J ul J ul J 2 ul J ul J u J ul J u J V J Ill J ul J 2 N J N u J u J y m 9; ,.., 6" b Z-s M a 0 $ d f 5g O O 0 0 O 0 0 0 0 s-1 O O O 0 0 0 N O O O 0 0 O t 0 an } ti, It m• u h Q • M en en N V N V .N en ul IN .ai ul M N V en n M Al CA CA Ol .1 .1 ."I .-I .i r■ M M .1 .1 Al Al A 0 Al N N e1 .1 .1 ul O O O O O O O O O O O O O O O O .i O O O O O 6 C u a A 0. 4 w 0 u N 233 -05 M a r L N Itm 3 T` o° — CC a HI C W C L G y N N n n N N N N r. N N N N N N A I N N N N A I N N Z X X X X X X X X X X X X X X X X X X X X X X m m m m m m m m m m m m a a a ¢ a a a a a .. a a a a a a a 7 7 0 0 U J 7 7 7 7 7 7 7 = 7 7 7 7 7 0 7 = 0 7 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Z N N N N N N N N A I N N N N N N N N N N N N N N Ill N N Ill V7 Vl N Vl ul IA ill ul N N 1!l N N In N LA N N N a 0 d o o 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 J QC 111111 m ILI 0 0 J 0 J o 0 Y Y Y Y Y Y Y Y Y Y Y 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 m m m m m m le m CO m re M re m m m m Z L L L .0 L L L L L L L L L L L L L L L = C_ a a a a a a a a a a a a a a a a a a a a a -a a Ol 01 W d d 01 01 d d d d d d d d W d O) 01 W 0 W a) K K G K no C K K K K C C K K no C K K C C K K C u' Ol 0) T 0l al 01 T 0) Of Ol 0l 01 Ol al 0l T 0l Ol 0l T 01 al N u Ina d o_ dl o_ a d d a i U d d a' d a o_ d a d d a o_ Q N Vl Vl VI Vl VI V) Vl N N VI N VI VI VI Vl VI N V) VI .A.. yi Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z 3 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 N• o_ V U U U U U U U U U U U U U U U U U U U U U U U U 0 U U w w w U U u U U w w U U u U U u U 0 a w 0 a 0 0 d a 0_ a a 0. a O i i 0 0 a 0. a a 0. LA Vl N N Vl Vl Vl Vl N N Vl Vl N V1 VI Vl N N VI Vl N Vl VI W LA w Z E • C C C C C C C N N C m U N N C C m C U C m U C C C X 3 m m RI u u m m el re lil re m m m m N m R N U m W 10 0 0 m m ry 01 O r1 N M 7 00 71 0 A N M V ul LO N Ol Al N M a) u1 tO N N N N N N N Al M M M M M M M M V 0 0 0 0 0 O Z O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0. o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 .1 .. ., .1 .1 N N Ill Vl ul ul Ill LA Ill Ill Ill LA ul ul Ill Ill tO LD 10 l0 t0 0 10 a a a a a v a a v a a a a a a e a a a a a a a N N N N N N N N N N N N N N N N N N N N N N N t0 tO LO i0 10 10 LO 10 1D 10 10 LO tO 10 10 10 b 10 LID 10 l0 1O JD 01 01 0) 0) 0) 01 0) 01 0) 0) 0) 01 0) 0) 0) 0) 0) 0) 0l 0l 01 0l 0l c c O O N N LL m O g 1C. v a C a C. ._ C a._ C a._ C a._ C a._ C a._ C a._ C a C C a C a C a C a C a._ C v._ C = C a C a._ LL 6 d LL d LL d LL d LL d LL d dLL d d ..=. d�O LL d t LL d t LL d t LL d t LL 6 t LL d t LL d t d d Z .m m ho 00 m m m 00 bo m 00 m m OO 00 00 m m m 0 O = 78 = 9 = 7 = -8 = O .= -g = - = 7 = w = -V= O = a = - 2- 2 -8 = a = O = w�11 o Cs, e2 e2 Cs, .2 = -2 e2 e.2 e'2 es, C2 e2 c2 e2 c2 c'2 e2 e2 C LL` O LL .2u- .2u- O LL O t_ .O LL 0 LL 0 LL O LL` O u-,_ O LL 'O LL` "O LL> O_ LL` O 1>i O LL O LL a O m u-,_ 0 C H r .A m `w "o `v .o a t t rot ro tm tm tt i m 4 m u m } m m m m 0 u m G t 0 = 0a 0 •- 0 = 0i - g i g } > w0 a w w_ 0 c 0 0 0 0 0 0 00 0 0 00 0 0 0 0 0 0 0 0 0 0 - 0 000 O Q O Q O Q O Q O Q O Q O Q O Q O 6 0 Q O Q O Q O Q O Q O Q O Q O Q O Q O Q 3 N V N rl rll N N N N N N N N N N N N N d i a I g 1 Q= a a a a a a a a a a a a a a a a a a a 22222222 re 2 Ow 0 E m �u o O 0 0 0 0 0 a o 0 0 0 a 0 a O O O o NN N N N M N .a1 0 M uNl 0 N N u of n Lx a n a - - N NNN - N N N n N 0 N01N - - . .1 .i .-1 - N .1 1 N .1 0 -1 01 0 IN . n d O O O 6 6 6 6 6 6 6 6 6 6 6 O O O O M O d W N .-I O1 O1 M M N CC N N N M N U Q T ` a1 t Z. z 9v 6' 0c � 0 N a A ad t8 c c ^ a E e $ a m m a c o > 7 x c p C 0 C m Z c $ U N N N N N N N N N N N N N N N N N N N a N N N N N N N to m 7 m 2 Z X X X X X X X X X X X X X X X X X x x x X x at X a P X X M 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 o C _ o a a a a ¢ a ¢ a a a a a a a a a a a m a a a a a a D W \ \ \ \ \ \ \ \ \ ` \\M 0 > > J 0 J = 0 J J J J J J J J J J J J J J J J a p a a a 0 a a a a a a a a a a a a a a a 0 0 0 0 0 0 0 To N N N N N N N N N N N N N N N N N N N E N N N N N N N C V V1 VI Vl N V1 V1 N t N N VI VI to V1 V1 V1 V1 V1 E Vl Vl V1 V1 VI N N a Ga c o 0 0 0 0 0 0 o a o 0 0 0 0 0 0 0 0 U 6666666 :R C Z m m m - ry - - - - - - - - - m - a - - - m m a w e a c c c c a c a c c a c c a c at a c a c c a c c c c 2 2 "c c c c c c c E a a a a a a a o w v a v v 7 v V 7 7 7 7 v v "0 7 v a 7 v 0 '0 vv7 7 7 Uto to to o o _ o o o o o c_ _ o o to o o _ to to _ o o o a to to to to s z to z s = CC z to to to to ¢ z to m to to to z ¢ to z2 o o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 b0 0 0 0 0 0 0 0 0 C2 ,2 .262621212 .2 L L L L L L L L L Y Y Y Y Y Y Y Y Y Y Y Y C 7 7 7 7 CO 7 7 7 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 ro CO CO CO CO a n n a m m CO to CO CO m RI m m m m to Z o L L L L t .0 L L L .0 L t L L L L L L a a a a w w a w v w v w w a a a a a a > o: a a a a a a a L .a a N N N M .i N .-I N O1 O1 01 01 01 01 Ol 01 01 01 01 O1 Ol O1 01 01 al O1 01 - .i N M - N N - . IA a a a d d a a a a a a a a a a a a a a d d d d d d a i d w N V1 VI V1 V1 N N VI V1 VI I. VI N N N N V1 V1 V1 N V1 N V1 N VI V1 N VI 0 w Z Z Z Z 2 Z Z Z Z Z Z 2 Z Z Z Z Z Z Z Z (0 (0 2 (0 2 (0 (0 2 z5 5 5 5 5 5 3 5 3 5 5 3 3 5 5 5 3 5 5 5 53555555 Nd d d d 0. d d d 0. d 0. d 0. 0. d 0. d d d V d d d d d d d d d u u u u V u u u u u u u u u u u u u u U U U U U U U U . LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL U U U u u V U U U u U u V U U U u U U u u u u u u u u u w w C d C d d d d S w w w 1 S 0. 0- 1 1 1 C d C S C d ill S C 0. 0. d 1 V1 M VI V1 V1 VI VI N N VI N M M VI V1 V1 N Ul N M M V1 M M M M VI M w N 7' Z Z L 0 0 0 0 0 0 0 0 0 0 00 0 0 N 0 C N C 1C� . C 4C' c C C C C U ro U U U U U U Q=. m 10 m m O D U to 10 f0 N N 1C IO 10 10 10 !0 f0 10 IO 10 f0 10 10 L N N N N A N 10 m . a ro N to at 0 N N M to 01 l0 N. CO to O N N M V ut N a N M N N to to N to Z O o O 0 0 0 o 0 0 0 o 0 0 0 0 0 0 0 0 O 1688888888 d N N .1 N N N N N N N N N N > 0 0: 0 0 0 0 0 0 0 0 C t0 tO tO tO lD l0 l0 l0 t0 to t0 tO t0 tO l0 tO t0 to to OH H t0 t0 t0 tO 0o 00 CO a to to to R C to to V V V V to to to to to to to to ..R O ..-f a a N N N M tto tto tt0 tt0 tt0 tto tt0 ttO tt0 lt0 tt0 tt0 tt0 tto tLO tto ttO tto 0. a too d I to to t0 to N at to to at al to 01 al at at at at 01 Ol at at at to al Mal VI a1 a1 at al a1 al al al Z 2 0 u La H V � b d a e d of m f ' 222222222222222222222222222222222222222222222222222 } u . 99 �7 > 0 • (1) w La • La J• s o n n to V1 kn ul Vl a M M M M O t0 V1 V1 V1 Vt w tO O W a t0 V1 001 n 0 N 7 V R V to M Vl N M M N M M M M M M ill V cl a w - y�j N 0 0 0 0 0 0 O 0 O 0 0 0 0 0 O O O 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O C j J LLc I o w, N u Ct o w N m E 0 w j g w C' 7'3 2 a'4 w O E 0 • m a 00 'a? c 0 tr SW CO s c 0 rO 3 2 in ▪ e to tO tO lD lO to to kO to tO W e l0 LD a a tO tO kO to lO lD tO LO W tO a lO lO tD to to to W tO is tD to tO tO a tO to x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x m m m m m m m m m m A m m m m m m m m to m A m w Z a a a=a a a\5 5 a a a<<a<a<a a\a a a a <a a a ¢ <<<<a¢ a a a a<\¢ a a a <<<a - 3 5 3 0 5 5 5 5 5 5 5 3 3 3 3 3 3 3 3 5 J J 0 J J 7 J J J J J J 0 J J J J J J J>> J J J J CCtO tO tO W tO tO l0 to to tO tO to tO tO to tO tO VD a tO to tO to tO tO tO a tO tO tO tO tO LO tO a to tO LO tO tO tO tO tO a LO tO tO tO tO T .? M M M T M M M M n T 0 M M M M M n A M e M n M M.M m M M M M M M T Rl to M M n M M en e T m N1 M a1 M T T M D A N N N N .co to co co co ra co ro N N co co R ro N to to to to N ra N N co to N co co ra co co co co co co ra co ra co N co N co Z C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 0t C C C C C C C C C C C C C C C C C C C C C • w w w w w w w w w w w w w w at w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w a v m v v v v v v v v v v_ v v v a -o v v v v v v v v v v_ v_ v v v a -a v v v -c v c c m -c v v v v v m v v w _ w w m w _ m a 3 m w w w w m w w w it'', _ w m w w w - 00 00 00 00 00 00 00 00 c c 00 00 00 00 0000 c c c 00 00 00 00 00 c c c c c c c c c c 000000 00 c c c 00 00 00 00 00 00 00 00 c W E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E z J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J v a a a v v v a a 9 v v v V v v v v v v v v a a a a v v v a a a a 'v v v v v v v v v v v v v v v v v O 0000000000000000000000000000000000000) 00000000000000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 C C 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 2 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J J N N A M M N T M N T N N M T M M N N N M M a a a a n n a n a a n a n n a a a a a a a n a a a a a a n a a a a a a a n n a n a a a n a n n a n a n z• 0 `o o o `o `o `o `o `o `o `o `o `o `o `o `o o `o `o `o `o o` `o `o o` o `o `o `o `o `o `o o o` `o `o `o `o `o `o o `o `o `o o` `o 0 `o `o o` o - c c c c c c c c c 00 c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c to c c 2 - - - , a w .� .1 .nn - .mow - .i - .i .ie - .a - - - .-t w - wwt-t .ne wwwww .-t ,-te ,- ww - ,- w w w w w .-t- w w .I ww ,� - - - -t w .y ,� ww ..� w ,-, ,: ,- - w w .1 w w en ,n w w w ww ,n ,n w ,� w ,� ti en - • a a a a a asaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa N aaaaaaaaaaaa W▪ VI N Vl N VI N N N Vl Vt VI H V1 N Vl N N N VI N Ul Vt N N Vl N N VI N Vt V1 N N Vl N H N La V1 V1 Vt Vl N N Vt N N VI N N ly Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2 Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z oaaaaaaaaaaaaaaaaa5555aaaaaaa55555aaa555555555555a N a n a a a a a a a a a a a a a n n n a a a a d a d a a a a a n n a a a a a a a a a n a a a a a a a a a u u u O U u u u U U U U U U u u U u u U U U U u u U U U u u u u O U O D U U U u u U U U U u u u U U U LL LL LL LL LL LL LL . . . . . LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL u u u u U U U U u U u u U U u u u u U u U u u u u u u u o u u u u u u U u u u V u U u u o u u u U u u i i a a a i i i W Wi i a a i a i a a W W i i i i W W a N i d a a a a i i a a a a W W W a i La a i W W n n a n n a a a n a a V1 N N N N N N N H N N N N N VI V1 V'I Vl N N N V1 N VI V1 V)' N V1 H N N h V1 VI N Vt VI ✓1 N N N N N N ,/t N VI N V1 V1 Vl 2 c c C C C c c C C c c c c c c c C C cc c c C C C C cc c C C C C C C cc c C C C c c cc C C C c X '27', U m U 2 U U U N U U U U N U U U U U U U U U U U U U U 7 N w N M a Vl tO N W a O w N w N M V O W N W Ol 0 w N M 01 o N W a 0 w N M 7 V W N W O1 O N M V V o N W 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N N M en M M M M M M en Z000000000000000000000000000000000000000000000000000 a 0000000000000www wwww w www .lw www .l .Iwww ww ,� ww wwwww N. ▪ M n N N n N N N n N N N N N N n n n N N N N N n N N n N N N N N N n N N N n n n N N n n n n n n N N n n n N n N n n n n n n n n n n N n n n N n n n n N n N n n n n n n n n n n n n n n n N n n n n n n n n V1 V1 M M N V1 M Vl N M M Vl Vl V1 V1 N V1 Ill Vl N N Vl V1 Vl V1 Vl M V1 V1 V1 VI Vl M Vl Ill Vl Vl V1 V1 V1 Ill M M V1 VI V1 Vt Vl V1 VI M at al at al al at at at at al a1 at al at al at at at a1 at at al at at al at at at al at at at Ol at at al al al at Ol Ol al at at at at al at Ot at al v 0 0 u 71 u d it C 5 w of d 2 ce a a a a a a a a a a a a a a s a a a a a a a a a a a a a a a a a a a ¢ ¢ a a a a a a a a a a a a a a a O g Q• W so t ,x3 . . . . ., .ti ., 71y _ mg r. as a N a a V e NN M a T 0 N 0 N MNN N N N N N NN ( N N N a a M a M M M M N e N N TT 0 N D D N MN N N N N N .. .. N .. N N N 4-1 . N N N N ..I-I N N yj 0 0 0 0 0 0 0 0 0 O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 O O O O O O O O O O O O O O O O O O O O O O O O col To C W .0 C m oZU II s —2 / : at � b a E c < a t u g e $ • 1.1 a C Q 2 C o = 0 °C a Z W C tp l0 LO 00 00 00 LO l0 lD lD l0 00 00 l0 LO 00 LO 00 00 LO 00 00 t0 00 10 tD LO tD 00 00 00 00 t0 LID 00 10 LO VD 11) 10 LO l0 lD 00 00 00 l0 N m X X X X X X X X X X X X g X X X X X X X X X X X X g g g g X X X X X <o a a<< a< a< a a< a a a a a < < < a< a a a a a a < a <a a a a a a a < a a a< < < a a a a a a 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 0 7 0 7 7 7 7 0 0 7 00 7 7 7 7 7 7 7 7 0 7 0 0 7 ❑ ❑ ❑ o ❑ o 0 n ❑ ❑ ❑ o ❑ o ❑ o 0 0 ❑ o ❑ ❑ o n a 0 0 ❑ o o ❑ ❑ ❑ ❑ ❑ o a n 0 0 n ❑ o ❑ ❑ ❑ ❑ o n 0 n a'/, .D lD .D 00 00 t0 l0 N .O 10 41 .O lO lO tD 00 00 N 00 tD (.0 lO 00 00 00 t0 .0 t0 10 .D ID .0 1D .O l0 l0 .0 00 00 .0 tD tD 1D 1D 00 .O 00 00 10 .O 1D y1 T T 1a e M M M M M M T e T ea r T M M T T n t1) T M T M M M M M M M e T T T M M M M M T M T T T M M M M M W O m m 10 m m m m m I0 m m N N N m m 10 m m 10 10 10 m m m 10 m m m 10 10 C C C C C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C d C O C d C d C d C d C d C d C d • a 0_ v OC 7' C0 y a' va' vOC v O! v v S a OC v K v C v C 7 0C vK va' v D: v o: v K v K C va v v v v v v v c v v v v v v v v a v7 v7 v v v v v v v 0 0 0 0 _ _ 0 0 w 0 0 0 0 0 _ _ 0 0 0 0 N _' W _ _ 0 _ 0 W 0 0 41 0 G1 N _ W 0 0 0 0 0 0 0 0 N _ _ 4 0 0 W E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E Z 7 0 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 W v v v v v v v v 'v v v v v v v v v v v v v v v v 'v v v v 'v v v v v v v v a v v v V v V v v v 0 • d 01 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0) 0 0 0 0 0 0 0 0) 0 0 0 0 5 0 0) 0 d d d d d d d d d d d d d d d d d U1 d d d d d d d d d 01 01 d 0) d d d d d d d d d d 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 0 0 0 0 0 0 0 K K C IE K C K C K K C K K K C K C K C C K O_ K K C C K K K C C K K K 00 K D: K K K K C G C K G K C K C K L L .c L L L L L L c L L L L n L L L L L .0 L L L = = = = = = = = L L L L L L = = = = = = = L = = L = L 7 7 7 7 7 7 7 7 7 0 7 7 7 7 7 7 7 0 7 7 7 7 7 7 7 7 7 7 7 7 0 7 7 7 7 7 7 7 0 7 7 7 0 7 7 7 7 7 0 7 7 nm m m m m m m m m m m m m m m m m m m m m m m m m m m m m a a n n a n a a a a a a n n n n a a a a n n n a a a n a a a a a n n a n n a n a a a a a n n a n a a•o `o `o `o `o `o `o `oo o` o` `o `o `o `o `o `o `o `o `o o` `o `o `o `o `o `o `o `o `oo `oo `o `o `o `o `o `o `o `o `oo `o `o o o o o o` o o - s z z oc s z z s 00 s s s z z oc z z s s ¢ a' a' OC 0: 0! a' O: G K C K C: .. a' a' a' 0_ 0_ OC K a' OC K K OC O_ K 0: 0_ C 0: h a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a as W 1/1 V1 V1 V1 V1 V1 N N V1 V1 V1 N V1 N N N V1 N V1 V1 V1 N V1 V1 V1 V1 V1 V1 V1 Vf Vf In H N N N h N N 1n N H M Vf N an V1 N N N N 1y Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 o aaaaaa a a a n aaaaaaa a n a aaa_ aaaaaaaaaa a aaaaaaa a oa a a a a a a a U U U U U U U U u U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U LL LL LL LL LL LL LL LL LL LL LL . . . . . LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U W W W W W W W W W W a a a i N a a o a C a O S a O N C N N S a N C a_ U a d a a a a a a a d a a i N U a a a a a a a a a a a V1 VI V1 N N N N to VI an to N N N VI N N N N N N N N N N N N N N an N N an to N N N N N N an an an to to N N N N N Vf 0 _Z E C C C C C C C C C C C C C C C C C C C C C C C C 0 c C C C C C C C C C C C C C C C C C C C C C C C C C U m m m m U m m m m m m m U m m m U m m m m m u u u u u W 01 0 .00 N M a N N M 7 V1 00 N 00 01 0 .-1 N M at .00 (N CO a U1 LID N CO 01 0 e00 N M .-I N CO at v1 00 N CO 01 0 .00 N en � .-I N T V T a a aa a a 0 0 o 0 0 0 O O O N .. .. N 0 0 0 0 0 0 0 0 0 N N N N 0 0 0 0 0 0 0 0 0 N .+ N O O 00 Zoo 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0000000000000000000000000000000000 0. N .. N N N N N N N N N N N N N N N N N N M M M M M M M T M M M M M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 n N N n N N N N N N N N N N n N N N N N N N N N N N N N n N N N N n N N N n N N N N N N N N N N N N N N N N N M N N N n n N N N N t` N N N r n N N N N N N N N N N N N M N N N N t` N n N N N N N N N N N N n mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmMMMMM Z 0 U u E w e M Z.0 c W• < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < O ‹ w 5 ° C 71 VI IX 0 Q n as 00000000000000000000000000000000 ,7000000000000000000 al 5 OC Q t a m < Z N u ¢ Q N a To 9 C t r a v W d W ii _ C Q O c d r J >< N W C C N y 'w w to to w to w to w to to to to to to to to to w w to w to to W W W W to w to w w to w to w to to to to to w to to to w to to to to CO J X X X X X X X x X X X x X X x x X x x X x X X A IO N N N N IO N T N N IO N X O 173"01 N X X f0 X X X x X X X X x X X X X X X X X X X Ix x IX o < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < < X 373 377777 733333333333333333333333333333333333333333 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ O ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ tow w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w t w w w1l w to w w w w w w w w w w w w T e M T m M M M en M M1 M M en H1 M M M M M RI M T e T e e t+1 R1 R1 T T e T n T N1 e M en n1 M M T M M M M M M M W C M M to l0 co T co co IO to IC co co co to co co co co 10 IG 10 N g � � � � � � � � � � � � � � � � � owato a a v a a a a a a a a v v a v a v a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a v v v v v v v v v v_ v_ v v v v v v v v v v v v a v v v v v v v v V v v v v v v v v v v v_ v v_ v v v v v v v v v a1 w w w w w w w w w w w w w a1 v a1 w a1 a1 w a1 w w w w w w w w al a1 w al w a1 w w o w w w a1 a1 w w w w a1 w w gs to s to s to s z z s oc s s oc z oc z z ¢ s z rt z to z to to to z s s z to a z s ¢ z to z ¢ a s ¢ s s s s z s s w E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E Z 7 7 7 7 7 7 7 7 7 0 = 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 W a a a a a a a a a a a a v a v a CO v a v a a a a a a a a a a a a a a a a a a a a a a a w a a a a a a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 K K K K K K K C K K K K C K K K K K K K K K K K K C C C K C K K K C K K K 2 K OC C C K to 6 K K K K K K L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L 7 3 130 130 7 7 7 7 00 00 OD 00 00 7 7 7 7 7 7 00 00 7 J J 7 7 7 130 7 7 ) J 130 J 7 J 130 J 7 130 J J 7 J J J J 130 J J J 7 J J J 7 00 00 7 7 IO N to 03 CO to CO N 0 N to M T to to 03 CO N to 03 t to to R to M to to 10 a n a a n n n n n CO n CO a CO n CO n n a n CO a a n a a CO a CO a CO n CO a a a CO a n n a a a n n n n n n n n n n n n n n n a a po `o `o `o `o `o `o o o` `o o `o `o o o o` `o o oo oo o o o o o o o o o o o o o o o o `o `o `o `o `o `o `o o o` o o o o to s ¢ s z cc z cc z cc ¢ z z z z w z w z c w to ¢ ¢ s ¢ s s z ¢ z z z z w z w s z oc z z z z z w w o w w c u▪ N N eel rl N N N N N N e1 N N N N N N N N N N N N N N N N N N N H e-1 - N N N N N N � aaaaaaaaaaa aa. aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa ❑ N N Vf VI V1 V1 V1 N N N to to V1 to to to N VI N N to N H N N Vt to VI to V1 V1 N to V1 VI V1 VI to V1 N N V1 VI V1 to N N N N to N • Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 2555555555555555555555555555 Na n a a n a a n a a n a a a a n a a a n a n a a a 6 a a a n n n a a n a a a n a a a n n n n a a n n a U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U w W w W u u u u w u W u u u u W u W W W W W W W W W W W W W W W W w w w u W w w w w . . . . . w W w w u U U w w U U U U U W U U U U U U U U U U U U w w U w w U w w w w w U U U U U U U U U U U U U U U U U a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a as a a a a a a a a a a a a N ✓t VI V1 V1 U1 N VI N N V1 N N N N N N VI V1 N V1 V1 V1 N N V1 VI u1 N N N N V1 N N V1 N N N N N N VI N VI N N VI VI Vf V1 1 W U• C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C U U U U U U 7 V U U U U U U U U U U U U U U U U U U C U U U CO 10 CO CO M 10 03 IU 19 IO N M N M CO IO M M CO lO M N M CO CO ICI CO M M CO N M N CO CO o o 0 0 0 en N N N en N w n W eel N N N 0 0 0 0 0 0 0 0 0 en N een een ti en N een %-I N N N N N N N N N N en 0 0 0 Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 4I• e1 N N N N N .1 N N e1 ei N N N H N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N M M N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N n N N N n N N n N N N N N N N N n N N n N n N N N n n n N N N N N N N N N N N N N N N N N N N N 011 Il V1 ul N V^1 N V^1 V1 V^1 N 1 1 V^1 Vn1 u^1 N V^1 V^1 Vn1 N N N V^1 Vnl V^1 V^1 V1 V^1 V^1 N V1 Vnt unl 011 Il t1 u^1 V^1 u^1 V^1 Vn1 unl 011 u^1 Il 011 N llll V^1 Vn1 llll 01 O1 Ol O1 O1 01 01 O1 O1 01 O1 O1 01 O1 O1 Ol Ol O1 01 C1 O1 n O1 O1 a1 O1 O1 O1 O1 O1 Ol n O1 O1 O1 O1 01 O1 O1 T 01 O1 Ol O1 O1 01 O1 01 m o1 O1 FNF O W N d 9 ul U « } u V C C d d 2 w a a a a a a a a a a s a a a a a a a a a a a a a a a a ¢ a a a a a a a a a a a a a a a a a a a a a a a uct 50 . . . . . ... o w ... ti o w w .. r .. .. .. ,y n .y ., .y .a w .. w .. .. . . . .. . . .. .r .. .. .. .� ..� .w w w .. w .•1 .. U1 C u a ^ S N N N N N N N N e N O O N 1O N 0< M01. 7 a N N M M MMM M M 0 M 0 0 0 a R M M M M M N 0O W.. 0.i 0 b ^ 0 0.. N N 0 M N 0 N N 0-1 .-I .. .-1 N .. .. .. N .. .. .-I r y l O 6 6 6 6 66 O 6 6 6 6 6 6 6 6 6 6 6 6 O O O 6 6 6 6 6 ad 66 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6 0 FA g 0 (0 Z N 0 U Q O d R E =C r 8 a o• 0 w a• m c O C • ao o• C O O A z C C N C LO 0 0 ID l0 l0 l0 N �O 10 l0 l0 l0 l0 l0 t0 LD 10 ID l0 lD lD ID �O 0 N l0 l0 l0 l0 WI 10 l0 ID ID l0 LO l0 10 t0 t0 ID ID N LO 10 l0 l0 0 l0 LID U d X X 0< 0< 0< (C X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 01 01 01 10 10 0) N 01 01 01 10 A N N A N N N N 0) 01 01 10 01 7 0J 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 3 0 0 7 7 7 7 7 7 7 7 7 7 7 0000000000000000000000000000000000000000000000000 0 aN 0 1D 10 10 10 10 D b D 0 l0 l0 10 b b b D D l0 0 10 10 W b 10 10 l0 10 W W 10 N 113 10 lD l0 0 0 1 0 10 10 D D 10 l0 lD l0 b to y1 M 1+1 1+1 T M M M ./1 T T M K1 M M M M d e M M M M M M M r1 M M M M en t+I M t+1 a N1 N1 M M M M M M nrt T T M M M M frtl O (0 N 0 0 0 0 0 0 f0 0 0 0 N 0 0 00 N 0 N N 0 N N ' N T N N N 0 N N 0 0 d 0 T N N g252555550555555555555525555525525555555552555555555 a v v v v _ 0 .0 0 0 0 0 .0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 w E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E z 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 0 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 W v v 0 v v v 0 t a a v v v a v v 0 0 V 0 V 0 V v a t V v 0 0 0 V V O V V V V 0 3 '6 "5 "5 '2 "6 '6 '6 '5 "6 "6 "8 "171 o 0 0 0 0 0 d d d d d 0 d d 0 d d d 0 0 d 0 d 0 d 0 0 0 d 0 0 0 0 0 0 0 0 0 0 0 d 0 0 d 0 d d d 0 0 d 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 33 0_ K K K CC K C C K C K 0! CC K C C K K K 00 C C K K K K O. K K K C 12 K K K K 0. K OC 12 K K C K G C C_ C K C 0: L .0 L L L L L L L L .0 L L L L L L .0 L L L L L L L .0 L L L L L L L L L .0 L L L L L L L L L L L L L L L 00 00 00 00 00 00 00 130 00 00 130 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 OP 00 00 00 00 00 00 00 00 CO 00 00 00 00 00 00 00 00 00 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 10 M 01 f0 01 01 N N N 10 01 01 N 01 M N N 01 01 10 M M M Al N IC d 01 al fa la an /manna a a a a n n n a a a a n n n a a a a a n n a a a a a a a n a n n n n a a s a a n a n a a • o 0 0 0 o o 0 0 o o o 0 0 o 0 0 o o o o 0 0 0 o o o o o 0 0 o o o o o 0 0 o 0 o o o 0 o o o 0 0 0 0 o z z z z w K n' K CC 0_ z w 00 Cc w w 0: z w w K w K OC K c s 0: OC n' n' Cc 00 ¢ z s c z 00 z Cc 00 s z 00 s s z w s z w• Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z 0aaaaaaaaaaaaaaaaaaaaaaa55aaaaaa55aaaaaa5555555555 U U U U U V U U U U U U U V U V U U U U U U V V U U U U U V V U V U U U U U V V U U V U U U U U V U U w w LL w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w w V U U U U U U U U U U U U U V U U U U U U U U V U V U U U U U V U U V U U U U U U U U U U U O U V U U w wwwwwwwwwwwwwwwwwwWwwwwwwwwwwwwwwwwwwwwwwwwwwwwwww a a n 0. a n n n 0. n n a 0_ n n a n n n n n n n n n a a W n n n a n 0_ a n W n n a n 0. n n a n a n n n n N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N VI V' z 48 C C C C 48 C C C C C C 4 C C 4 C C C C C C 8 t C C C 8 48 C 8 C C C 8 ;( U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U V 0 0 0 LO 0 CO 0 - .. .. - .'. .1 .. .. .. .. 0 N N N N N N N 00 CO 0 0 N 1.11 LO 0 0 0 0 0 0 0 � 1, 0 0 0 0 0 Ul LO 0 0 00 01 .. .. 0 Z O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O n M M M M M M M M M M M M M M M M M M M M M M M M M M O O O O O O O O O O O w .. .. N .. .. .. r1 N < N N N N N N N N N N N N N N N N N N N N N N N N N N M M M M M M M M M M M M M M M M M M M M M M M M M N N N N N N N N r` r` N N N N N N n ^ r` N N N N N N N N N I� N N N N N N N N n N N N N N N N N N N N N n ^ N N N N N• N N N N N N N N N N n N N N N ^ N N n N N N N N N N n N N N ^ N N N N N N N N N N N ^ ^ N M M N U vl M N M M ul N U V1 M V1 M V1 M vl M M M V1 01 M ul M 01 ul vI M M M M M N M N M 01 V1 01 M M M M M M M M M 01 01 0l 0l 0l 0l 01 Ol 0l 0l 01 01 01 01 0I 01 0l 0l 0l 01 0l 0I 0l 01 01 0l 0l 01 0l 0l 0l 0l 0l 01 01 01 01 0l Ol 01 01 0l 01 01 0l 01 01 01 Ol 01 01 Z 8 U, N CT LV C G f x• a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a H N a a N en en N m m m m V1 m a n, N en en N N N In 01 a a en en N m oo a m m m a m m oo u1 .+ a to ✓i O O O O d O d O O O O O O O O O O O d O O O O O O O O o d O d d O O O O O O o 3 a N 010 f a t T y m — = 2 .1 IIg Ol m Q C j C Q -o L W C y IO V) LO LID l0 l0 lD to IO IO IO IO LO V) lO IO l0 l0 to LID IO N l0 to LID LO LO to 10 to l0 l0 b b N VJ l0 VJ to X X * x x x x X X X X X X X x x x X X X X X X X x x X x X x x X X X X X O• < < < < a a a a ¢ a ¢ a a a a a a a 1-7 a a a a a C./ a a a a a a a a a a a a a a 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 J 7 7 7 7 7 7 7 7 7 7 7 7 7 �C�.J Ip IO O LO ID LID LID W V) IO IO b 10 lO b V) LID N V) LO b LO VJ l0 w V) l0 IO b 40 b b W IO l0 l0 10 LO IO V1 m m m m m A M M T e e M M m en e M M M m R1 M m m n m e m m m M T A T 1+1 N1 N1 M m O co re a1 111 m m m m co fa fa fa fa fa re T A m m m re re co re re re a) m m m m m m re re re re re re m C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C m m m m m m m m m m m m m m m m m m m m m m m m m 0 m m m m m m m v 0v v v v v v v v v v v v v a v v v -0 v v v v v v v v a v v v -0 v v v v v v _ 00000w wwww _ ww ww TT/ T .0_ _ _ _ w w w w w w w w w 1 3 1 3 1 1 1 3 q 0: n' 0! K 0C 0C 0L C 0L G 0L G: 0C n' K 00 0C 0C C C 0C C 0C C K 00 C C K 0C K K K 0C 5 C K C C W E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E Z 7 7 7 7 7 7 7 7 7 7 0 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 I+I V V V V V V V V V V V V V V V V a V V V V V V V V V V V V V a V V a V V V V V O m m m m m m m m m m m m m m m m 0 0 0 0 0 m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 0 0 00 0 0 0 0 0 0 0 0 0 0 0 2 2 2 2 K K K K K K C C K K C C K C G K K 2 a K C C K K K K C C K C K s K C K .0 L .0 .0 L L L L .0 L .0 L L .0 .0 L .0 .0 .0 .0 .0 L .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 .0 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 0 7 7 0 7 7 7 7 7 7 7 7 7 N N N m 13 m a1 A N N 10 10 N N 10 N 10 al of a1 10 m m m m a n a a n n a a a a a n a n n n a a a a a n n n n n n n a a n a a a n n n a n Oo o o` o o o o o o o o o o o o o o o o o o o o o o` 0 o 0` o o o o o o o o o` o o z z z z c to z s ¢ z z z s z s z z s s D: s s z z to z z s z z s s a s s z s s rt y• .Y .i .i .i .-1 .i .i .i 1 .i ti r1 .Y .i .i .i .i W .i .-1 .-1 ti .~-1 .~y .-1 .-1 .i .i .i .i W .-1 N :1 r1 .i W N N N N N N N W N W N N N N N N N N W W N N N N N N .i N N N N N N a a a a a d d d a a a a a a a Ian d d d a a a a a a a a a a d d a a a a a a a c. O N U1 N V1 N N N N V1 N U1 V) Vl U1 N V1 V1 N N V1 In N In In N V1 N N In N N V1 V1 V1 In In In In W Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z o aaaaaaaaaaaaaaaaaaaaaaaaaaaaa553355535 Nn n n n n n n n n n n n n n n n n n a n n n n n n n n n n n n n a n n n n n n V U U U U U U U U U U U U U U V U U U U U U U U U U U U U U U U U U U U U U U w w w w w w w w w w w w w w w LL w w w w . . . . . . w w w w w w w w w w w w w V U U U U U U U U U U U U U U U U U U U U U U U U U U V U U U U U U W U U U U w w w w w w w w w N a a a V1 i i a a a a a a a O N a a n a wa n d i i i a i i a i a a a a n a a n N N VI H N N N N N N N V) V1 N N N N N H N VI N N N N V1 N N N VI H h N N N N N N N W H 0 Z ▪ C C c c = cc C C C C C C X C = C C = C cc C x c c = = c c C C c c C C N N R N 0 N N N N 03 m N N N N O N N m U N N W N m a 14 b N co 01 O .i N m a N IO N 00 01 O •-■ N en a N IO N a0 01 O .-1 N m a N IO 00 01 O .-1 Z O O O O O O O O O O O O o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a N N N N N N N N N N N N N N N N N N N m /l1 m m m m 01 m m m m m m m m m 01 m m I.1 a m m m m m m m m In m m m m m m m m m m m m m en m m m m m m m m m m m m m m m 1n O1 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N f•-• N N n N N N N N V1 V1 01 N V1 01 N N N VN ll N N N V1 V1 01 01 01 01 01 01 01 01 01 01 01 CI 01 01 01 O1 01 01 01 0l 0l N 0l N 171 01 01 01 01 01 01 Z • z 0 V1 d N 4« G - a 00W « d'. re a a a a a a a a a a a a a a a a a a a a a < a a a a a a a a a a a a a a a a ¢ a a a a a a a a a a a m3 N WI W N - ty W N rF N N 0 .4 W W .-1 M . . . . . . . 6" 0 011. N a Q S l-0 V.i t W D U.i t.-1 N.i en en M M M M M M en n en M V V N en Men eM M N M N N N en a en en en aen a 0 N oo en en a en en en a 0 9-1 - e-1 - 1--1 . r-1 .-1 9-1 .ti - e-1 9 .i - .y W 9-1 .i '^ o 0 0 0 0 0 0 o O o 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a� a j L W L 4 07, 8 c Q 0 N U O t t o - 7 C M tD � ET ' a w C c c = CC O C o a A z 2 W to m tD l0 l0 t0 lO to l0 tD tD tD tO tp b lO lO t0 t0 tO lO to l0 l0 to t0 t0 tD tD t0 tD tD t0 l0 l0 tD t0 t0 tD tO W OO t0 l0 tD tO t0 lD t0 tD tD fa << 3< 3< X X X X g g X X X X X X p X X X X g g ,I g g X g X X X . ,g g g g g g g g X X X X g g g o a a`a`a a a a a a a ¢a a a¢ a a a a a a a a a a ¢a a a a a ¢ a a a a a a J J J J J J 7 7 7 J 3 J J J 70„ 7 0 0 0 7 7 7 7 7 0 3 0 7 J 3 3 3 70 0 0 3 3 3 3„ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 CCl0 l0 LD LO l0 b t0 t0 t0 LD lD tD l0 tD LO LO tD tD t0 tD l0 lD b tD tD t0 tD LO tp l0 t0 lD LO LID l0 tD l0 l0 LID 10 t0 tD tD W l0 l0 l0 l0 LO LO M en T A M M M M M tit M RI T tit M M M M M to M M en M en en en e M en en to M M M M M M M M T T T T M tit M M M M O N N ra fa fo fa CO Ia to to to to to to N to to to fa fa fa to to to to to to fa fa fa fa to to to to Ia Ia to to to N fa fa fa to to to C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C a a a at a_ a_ a 0 a 0 a a a a a_ O a a 0 0 0 0_ O a O a a a a a a 0 0 N a 0 0 a a 0 a Q 0 a W a 0 0 a v v v v v v v v v v v a v v v v a a v v v v v a v v a v c v v v v a v a a a a v -0 a v v v 0 v c v aaa0/ 01 aaaa0.1 aaa4”, a0.1 a0aaa0000000.1aa03 a430a00000aaaa0a43a00 c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c c W EE E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E Z v 4 D 4 v J v v v v v v v v 4 0 a—J v J c o J v v - 0 V V V 0 V v 0 V V V v V V V l9 at at m 0 0 aJ at a1 W 0 0 to at 000000300000000) 00t003000000 at at at at at al at at at W at 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 33 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 to to tl tY tY tY tY tY tY K o o tY o tr to K K G tY K K C K C o C K K K tL tY tY K o o K K o K tY tY 62 tY tL o tY K a K en L L L L en = en en L en L t t en en en L en L L en en L en en en L en en en t en en en en en en en en en en en en L en t en L en > 7 7 7 7 7 7 7 7 7> 7 7 7 J J J 7 7 7 7 J 7 7 7 J J J J J J 7 7 7 J 7 J J J J 7 7 7 7 7 7 7 7 J J aN T M M N M N T tO N to M N N M to 10 M to la to M M N N fa fa a a a n a a a a a a a a a a n a a a a n a a a a a a n a a a a n n a n a a a a a a a a a n n a a a O O o o o o 0 o O o O o o O O o O o 0 0 0 o 0 o 0 O 0 o 0 0 0 0 o O O 0 0 0 0 0 0 0 0 0 0 0 o O o O c a c c c e c c a c tr c a c c c c c c a c c c c c tz c c c e o a c c c e c c c c c a c a c c c c c c N N N N N H N N N N N 71 N N N N N 71 N 71 N :� N N .� N N .� N .� 71 71 H .+ N N . Uo. aaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaaat iaaaaaaaaaaaaa W N Vt Vt N N Vt N Vt Vt N Vt Vt N Vt V1 V1 N N V1 V1 V1 Vt N N N N N Vt N Vt V1 V1 V1 V1 N N N VI Vt Vt Vt V1 Vt Vt V1 V1 Vt Vt N VI W Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z555555555555555555555555555555555555555555555555 O a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a U U V V U V V U U U U U U V U V U V U U U V U U U U U U V U U U U U U V U U U U U U U U U U U V U U . . . . . W W W W W W W W u W W W W W W W u W W W W W W W W W W W W W W W W W W W W W W W W W W W W U U U U U U V U U U U V V U U U U U U U U V U U V U U U U U U U U U U V U U U U U U V U U U U V U U a W a a a a a a a a a a W W W a a a a a W a a a a a a a a a a a a a a W a a a a a a a a a a W W W a a a a a aaa Vt Vt N Vt N N Vt N Vt V1 N V1 N Vt VI N Vt V1 N Vt N N N Vt N Vt N N Vt V1 N' N Vt N N Vt Vt Vt Vt Vt ✓1 Vt V1 V1 Vt Vt Vt N to N N Z C c C = = = C C C C C cc = C C C C = = c c = = = = C C C C C c C = C = C C C C cm . C X U U U U U U V U U U U U U V U U U U U U U U U U 3 3 U P., U U U U U U U U U N M en Vt tD N 00 Ot .-1 N M a Vl lO N 00 tat 0 N N N M a N tD N W en O N N M en .U-1 b N 00 en 0 .-1 N .-1 N M en N tO N W N N N N N N N N 0 0 0 0 0 0 0 0 0 .-1 .1 W 0 0 0 0 0 0 0 0 0 .-1 - W ."1 .'1 .'1 .-1 N N N 0 0 0 0 0 0 0 Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Q M M M M M M M a .7 et a a a en en a a v a v 7 a a a a a v v a et a a a a a en a a en v a n n N n N in n n n n n n n n n n N N n N n n N n n n in n n n n In in n In N n n n n n n n n N N N N n N N N N N N N N N N N N N N N N N N N n NNNN N N N N N N N n N N N N N n N N N N N N N N N N N N n en en en en m m m en en m en en en en en en en en en en m en en m en m en en m en m en en en en en en en m m en en m m en m en en en en w Z m m E m UP O o x o x u O 0-2 c 0- 00-w ao0 w m } > w o . o o c .4 N N d 4 e d eea a. Ill a f = 22 a 2 2 2 2 2 2 a 22 a a 2 2 2 2 2 2 2 2 f f 2 2 2 2 2 2 2 2 2 gag °we agg N3 N N N N N N N N N N N N N W n n 01 O .-I N O N O 00000000 0 M m O O U a l0 M N O dal N 00 M N N 00 01 N w- 00 N 03 u1 a 00 N 1� a yN N N N N N N 00 N N u1 N ITLIt IA U 1.11 I Q n gs -a a In N W W 133 N n o0 CO N CO 00 01 01 01 N CO N N N n O a M o N M CO N 0 N N N 01 M CO N 10 10 In N N N N N N N N N a 0 N O N 01 O N O N N N O N a n n N N 00 N O O CO O N n o0 a N O O O O O O O O O 0 O W N O V m O O N W O N O In O N N W 0 N N N O 00000000000N 6' N V M N N N N N N N N N N N a N (y m In N 0 / 3 > z. oil v1 4E N U t .m -- v m W N w oe 87e7 m E .° a a 2t. c Q gw ° . I x e 0 c Is J c W o w q U f N N N N N N N N N N 0 O O O O O E W W W W W W W W W W W W W W N N N N N N N 0 0 0 0 0 0 0 N N O O N N N N N w d -- - W (0 > 007 X x X X x X X X X X X X X X N N N O1 N O1 OO w 0i 72 f 2 2 2 2 2 2 2 2 2 2 2 2 2 x x x x x x x x X o c Z u u u w 0 0 �o m x w O a a a a a a a a 2 2 5 2 2 2 2 2 2 m dij 0• 0 0 0 0 0 n 0 0 0 n 0 0 o a a a a a a a a a �a o W W W W W W W W W W W W W 10 7 > > > > > > > > W M M M T T M M M M M M T T T O O O O O ° O ! w w — C N N N N N N N N N . u m N w Q N N N N N 0 Jr, N N 0 N N N N N N N N N N u _ w U r Z C C C C C C C C C C C C C N n I` n n n N N n o u E 10 eC. w w w w w w w w w war w w w o m IO m m m m ELL Ii w m N 0.777vvvvvvvv vv722 c c _ E - - E E mg m r" m ' m m u '` '` 'u u ary g w w w _ m w w w _ _ m_ _ w w = w w w c c c c c u c = u ` v w w w ` ` m y c z z z z z z z z z z z z z z w w o o w E E E E E E E E E E E E E E v v d a v v v v v $ .9 « a) a) w w ° v E E E E E E E w 0 Z > > > > [C K CC cc z CC z z [e L 4- a+ 01 0 U L E E E E E E E E w D w 1i 9 w w 9 w V w w 13 I' II 9 T w E E E E E E E E E 5 5 °- °- °- °- a u u u u u V V Iy 2 2 2 2 2 2 2 2 2 2 2 2 2 2 > ? > > > > > ? ° t a u u IIno Ir E 'w 'w 'w w w w w m E : 0 0 0 0 0 0 0 0 0 0 0 0 0 0 v b b 1 's 1 v v mZ . c c c c m E Z Z Z 2 .Z c > a a a a v o w w w w w w w 22222222 nn0000 Z u In N .n v1 m M M o . CC OC K z E CC CL 0C C a OC o[ C oC oe 0C E oC z oC oC C K oC C oC K E K z Y Y x ` C . L L L L L L L L L L .c _c t L L L L L L L L L L L L L t L w w C C C C C C C ?.. 8 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 h0 00 00 00 00 w w O O 0 O O O O 0) CO 0 0 0 f0 w w N !OM N u u E a n a a a a n n a a CO a a a a n a n a CO a a n n n CO a a a n a a a w w Z Z Z Z Z O 4. Z 0 0 0 0 0` o 0 o 00 0 0 0 0 0 0 0 0 0 `o 0 0 0 0 0 o o O O o O O 0 0 0 w w 0l .0 • z z z z z z z z z z z z z z z z z z z z z z z z z z z z z z 3 3 x x x x x x x w a t3 2 N N N N N N N N N N N N N N , N N N N N N N N N N N ,, N N m m m m m m G E N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 1 1 1 1 1 l 1 0 i i i i i Ii i e W• 0 0 N N 0 N N H N 0 N N N N M N N N N N M 0 0 N 0 N 0 N 0 0 0 0 n N ✓ H N H N m m y Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z Z z555555555555555555555555555555 5 5 5 5 5 5 5 5 o f O n n m m “ n n n n n n n a n n n n a n n n n n on C o u u u u u u u u u u u u u u u u u o LL LL LL LL LL MO u u u u u u u u u u u u u u u u u u u u u u u u u u u u u u U u u u u u u u u U s 0▪ a w w a a m i m m a m w w m m a w w i a m m i a w w a w w w a a a m a a i n a n a i n a L.L.a n a a a . m V1 M V1 V1 V1 V1 o V1 N N N N V1 N N V1 V1 V1 V1 V1 N o V1 N N ,, V1 V1 V1 V1 In N V1 o o o N V1 N n J N C V m O .s z E E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .w w c c c c c w w w w w c c c w c c c c c w w w w c c c � a c c e w m E x m m m u u u u u m m m m m m u u F.'' m ic° u fcm u u m m m m u ',m m y m m u u u u u u c N al > on 4 N N 01 O N N N N M a In W n N CO O In N M a In 01 N CO 01 CO n co N co W CO '^ W n A m CO In ONO N N O N N N O O O O O O O N N N O N N N N O N N N O O O I/1 In N N O N O N N N N M M m Z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 y 0 0 0 0 0 0 0 0 0 a N N N N M m M M m M M O O O O O O O O O O O O O O O O O O O > 0 O x 0 0 0 0 0 0 0 C Q a a a a a a a a a a a 0 00 0p O W 00 00 00 W W W W W 0 0 a a W 00 N N N N N N N N N N n n n N N ' N N N N N a a a a N m m a N O O N 0 a 0 0 0 0 a 0 W W W W W W W N N N n n N n n N N N a a a a a a a a a a 0 a a n n a In N n M n n In n n In n W W 0 W W W W 00 00 W W W W W W VIn 00 W d W W o. N N N N N N N 01 01 01 01 01 01 01 01 0) 01 01 01 01 01 01 01 0) 01 01 01 01 01 01 01 01 01 01 01 al 01 0) 01 01 N Ol 01 01 01 001 00 Z >. T IO N U L r o a d ado r 0 WU CO U CO U W . . . to do o , , v o v o , CO v v d 9 0000 „ , , , , , o p m N N N O m m m m m W . 0 0 0 0 0 N .”- N 3 a 2 mm mm mm mm mm < .2 a) W H In 3 3 0) -o -0 N 'p 01 00 Ln 00 00 W W W W 01 W W 00 W N N N 00 01 > > > > H ' .-1 ' V N i N m 0 0 0 0 T a Q Q T Y 01 0. 0. 0. V N N C N C CO CD CO MM s o 0 0 RI a v, N N tW/1 V < C C c I V < 10 N . 10 N trz C a, C y al > W > PO PO z3 ) 3 re N O N tO N O O N O N N 0 0 0 .^ 00000 “ 0 ., 000 '7, N .�i V N N N N N N N a) N N N N •v N N N v d CU N m 71 +T, ° > a :la CO CO co m co > co C to> o 0 0 C U co Mr O. M N t O V 00 N O n O O N In f r1 0 m N O O lO N m 0 m O Ln N M V .-I N V m LN V N i OlO 0 M. M M Oi N in V 0 N 0 V t aO O N U N .--I 00 m N .I .--I M .--I M .-1 N 00 0 ci ri N M m Ln V .--I toi N Ma 8O+ r+ C 'y C U v v a :C/ a O0 . 0) 0 0) 0 x N a, ce aUi N l0 V 00 .-i O . W N M I. m ... N W O1 . . Ln m m N . V 00 N m M E O. W 00 .--I N N O t0 N Ol t>D n O V O P OWO l0 00 V 01 01 1� V .-i N m In O a! O' A A 00 „ O O 01 1� t0 m I� si Ql 00 M N I, 00 00 Ol M M D n Er; N 01 W Q ` 01 I� 00 N l0 H N l0 M In ` N M t0 N M .-1 ,-10 C c a a 4. .o To = y 0 +, 4.. O > F- .0 ■ M L/1 01 to O l0 , 00 N Ln m l0 to N to M l0 M M N M 00 N .-I i Ln ei 15 N n.i H N N N Lf1 N Ca 0 N . O N J W W N W W C �' C a O = a al j a (00 2 0 2 > W Lo iZ U U 421 C C E o al 0 H L o +' T > T C a W To co co CO C I To +' 7o W W W U �+ U i- t.) c 10 N C > > > L O OC . y L c p � a c co (73 To � a E O f+ 0 c , >..42 09 E c c c E a O C E c N v CC C - s E E E E cW U m N EAU _� i N V Ln oo N- M-I u 4! ,+_T+ y N o 0 0 0 0 v o = ` N vai vdi N N N N s. > E v ° > > > - = E c v v = — c c c c c c c E a ° 0 t 0 0 0 c H o Io ±' H c CV CO ro CO ro CO m o c c o a c c o o_ o_ o_ a o_ a a U 4-. W E Cl N 0 -0 N aa) W H ro W U c E 0 t0 w w F F U I D , 20 _, E t c c c v 3 U CO E 3 W . U L 0 E 00 C C C `5 t i U V E L L * U U U U U U U MO 00 W 0. 0 (1100) W .- -0 00 W 0_ co ° 00 00 ° Q a a /31 a O. Q W > 2 2 -1 > U Z a a a a m N to > U 2 2 a to to to N N to to to I 2 - > > > > > CO CO CO -0 a .0 .0 8 0 0 0 0 0 ` U U U U o U U U 0 0 -0� �v y v v U wm vvvvav vv -° 43 0 -0 3 0 3 0 > 33 a u o 3 o 9 -0 o o -0 o 0 o a) u uum i omm u c c c c Q E c c Q a Q Q Q Q c £ # k 0 � 10mmm m k ƒ 2 ) a 3 _ = 2 d7 %% \ \ \ 0 0 0 r• > _ o c ■ B@@mr � 4. « k § 0. 47 ° CO Li gr CO 0. _ § § Cr § �10 CA 14 § ■ - • C- ¢ to M 2 ) 0 ■ cd el E E & . mak3gs 2 � N j -I r'1 ID C 0 ƒ a X � o CO VI ~ e - a \ . « � s k E k 0- > § z 2 k - k > k i- ns . ) -0§ c z 3 \ � g2=2E1 CC ) ƒƒƒ\ 2aCOQ ` 7 " E £ E £ In k / / / / X « Wkk \ w I & , � m� #, o Cl § } K 0 2 \ 3 - 00 0 / 2232 INITIAL STUDY City of Temecula Community Development Planning Division Notice of Proposed Negative Declaration PROJECT: 2014 - 2021 City of Temecula Housing Element Update APPLICANT: City of Temecula LOCATION: Citywide City of Temecula, County of Riverside DESCRIPTION: The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive General Plans. Recent changes to state housing element law require all cities and counties to update their Housing Elements at least every eight years to reflect the community's changing needs. This update covers the 2014-2021 planning period, pursuant to the fifth update cycle for jurisdictions within the Southern California Association of Governments (SCAG) region. The Temecula Housing Element was first adopted in 1993 and was updated in 2003 as part of a Comprehensive General Plan Update, and again in 2010 for the prior update cycle. In accordance with State law, the City's draft Housing Element Update for the fifth cycle (2014-2021) contains the following components: • An analysis of the demographic, household, and housing characteristics and trends; • A review of potential market, government, and environmental constraints to meeting the City's identified housing needs; • An evaluation of the land, financial and administrative resources available to address housing needs; • An evaluation of accomplishments under the adopted Housing Element; • A housing plan to address the City's identified housing needs, including housing goals, policies, and programs. The City of Temecula intends to adopt a Negative Declaration for the project described above. Based upon the information contained in the attached Initial Environmental Study and pursuant to the requirements of the California Environmental Quality Act (CEQA); it has been determined that this project as proposed, revised or mitigated will not have a significant impact upon the environment. As a result, the City Council intends to adopt a Negative Declaration for this project. The comment period for this proposed Negative Declaration is December 16, 2013 to January 14, 2014. All comments received will be considered by the City of Temecula prior to adoption. Written comments and responses to this notice should be addressed to the contact person listed below at the following address: City of Temecula, 41000 Main Street, Temecula, CA 92590. The public notice of the intent to adopt this Negative Declaration is provided through: The Local Newspaper ❑Posting the Site ❑Notice to Adjacent Property Owners If you need additional information or have any questions concerning this project, please contact Dana Weaver, Project Planner at (951)693-3928. Prepared by: �% � _ Associate Planner (Signature) (Title) City of Temecula 41000 Main Street, Temecula, CA 92590 Environmental Checklist Project Title 2014-2021 Housing Element Update Lead Agency Name and Address City of Temecula 41000 Main Street, Temecula, CA 92590 Contact Person and Phone Number Dana Weaver, Project Planner (951) 693-3928 Pr ject Location Citywide, City of Temecula, Southwest Riverside County Project Sponsor's Name and Address City of Temecula General Plan Designation Not Applicable Zoning Not Applicable Description of Project The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major housing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive General Plans. Recent changes to state housing element law require all cities and counties to update their Housing Elements at least every eight years to reflect the community's changing needs. This update covers the 2014-2021 planning period, pursuant to the fifth update cycle for jurisdictions within the Southern California Association of Governments (SCAG) region. The Temecula Housing Element was first adopted in 1993 and was updated in 2003 as part of a Comprehensive General Plan Update, and again in 2010 for the prior update cycle. In accordance with State law, the City's draft Housing Element Update for the fifth cycle (2014-2021) contains the following components: • An analysis of the demographic, household, and housing characteristics and trends; • A review of potential market, government, and environmental constraints to meeting the City's identified housing needs; • An evaluation of the land, financial and administrative resources available to address housing needs; • An evaluation of accomplishments under the adopted Housing Element; • A housing plan to address the City's identified housing needs, including housing goals, policies, and programs. The Housing Programs included in the draft 2014-2021 Housing Element Update require minimal amendments to the City's Zoning Code. First, the Housing Element Update requires that the City incorporate into the Zoning Code the already-applicable, State- mandated density bonus provisions set forth in Government Code Section 65915. Second, the Housing Element Update requires that the City formalize existing Zoning Code provisions regarding density incentives in the High Density Residential and Professional Office zones by creating an Affordable Housing Overlay Zone. Although Municipal Code Section 17.10.020(M)(3) already includes this type of density incentive for affordable housing, the new Affordable Housing Overlay Zone will more clearly establish when the maximum thirty units per acre will apply to High Density Residential and Professional Office zones. Finally, the Housing Element requires that the City clarify that transitional and supportive housing must be treated as residential uses subject only to the same restrictions applicable to other residential dwellings of the same type in the same zone. Surrounding Land Uses and Setting The City of Temecula is located in southwest Riverside County, surrounded by the communities of Murrieta, Fallbrook, Winchester, Rainbow, as well as unincorporated areas of Riverside County. Surrounding land uses include open space, agricultural, residential, commercial, and industrial uses. Other Public Agencies Whose Approval California Department of Housing and Community Development is Required (HCD) 2 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Mineral Resources Agriculture and Forestry Resources Noise _ Air Quality Population and Housing Biological Resources Public Services _ Greenhouse Gas Emissions Recreation Cultural Resources Transportation and Traffic Geology and Soils Utilities and Service Systems Hazards and Hazardous Materials Mandatory Findings of Significance Hydrology and Water Quality X None Land Use and Planning Determination (To be completed by the lead agency) On the basis of this initial evaluation: X I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. >� I /2 ,I I / 2 f/3 Signature Date Dana Weaver City of Temecula Printed Name For 3 1. AESTHETICS. Would the project: Less Than Potentially Significant With Less Than Issues and Supporting Information Sources Significant Mitigation Significant No Impact Incorporated Impact _ Impact a Have a substantial adverse effect on a scenic vista? _ X b Substantially damage scenic resources, including, but not X limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c Substantially degrade the existing visual character or quality X of the site and its surroundin•s? d Create a new source of substantial light or glare which would X adversely affect day or nighttime views in the area? Comments: 1.a-d. No Impact: The proposed project is the adoption of the 2014-2021 Housing Element update, which is a document that describes how the City will meet the requirements of State law to provide adequate housing opportunities for households of all income levels. The 2014-2021 Housing Element update is primarily a policy document, which does not allow for increased density above the already existing allowable density or authorize any specific development project. First, the City's draft 2014-2021 Housing Element Update requires that the City incorporate already applicable State-mandated density bonus provisions into the City's Zoning Code. These State density bonus provisions, codified in Government Code Section 65915, are already applicable to the City, even though the provisions are not expressly incorporated into the City's Municipal Code. Thus, by incorporating the provisions into the Municipal Code, the City is not increasing the allowable density for development above what is already required by State law and allowed by the City. Second, the Housing Element Update requires that the City adopt an Affordable Housing Overlay Zone. This new overlay zone will formalize the density incentives for affordable housing in the High Density Residential and Professional Office zones that are already included in existing Municipal Code Section 17.10.020(M)(3)(a). Under existing Municipal Code Section 17.10.020(M)(3)(a), affordable housing projects in the High Density Residential and Professional Office Zoning districts may have a maximum density of thirty units per acre. The new Affordable Housing Overlay zone that the Housing Element Update requires that the City adopt merely formalizes this density incentive. Thus, the Housing Element update does not increase allowable density above the level already authorized by the existing Zoning Code. Scenic vistas can be impacted by development in two ways. First, a structure may be constructed that blocks the view of a vista. Second, the vista itself may be altered (i.e., development on a scenic hillside). The primary scenic vistas in the City of Temecula are of the surrounding hillsides. In some cases, these views of the hillsides are generally obstructed by trees, utility poles, and other buildings. Future housing development could also result in new sources of lighting. Typical light sources from a single-family home would be outdoor security lighting. Multiple-family residential and mixed-use developments would generally include outdoor security lighting and parking lot lights, depending on the type of development. Review of lighting associated with future housing development will be required through the development review process. Light spillover and glare is typically prevented by requiring lights to be designed to prevent the light from shining directly onto surrounding property. Compliance with existing City practices, procedures, and policies for lighting will ensure that lighting and glare impacts associated with potential new development are less than significant. Furthermore, review of site design, landscaping, and architectural design will also be required to ensure compliance with development standards established by the City to ensure visual compatibility, protection of scenic vistas and scenic resources, and avoidance of light and glare effects on adjoining properties. 4 Adoption of the proposed 2014-2021 Housing Element Update does not allow for additional density or authorize any new development or construction. Therefore, the Housing Element Update would not affect a scenic vista, damage scenic resources, degrade the existing visual character or quality of the site or its surroundings, or create a new source of light or glare (or interfere with nighttime use of the Mount Palomar Observatory), and, as such, would not result in any impacts to aesthetics. 5 HCD COMMENT LETTERS NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: Case No: LR12-0012 Applicant: City of Temecula Proposal: The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State’s major housing goal. 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. Recent changes to state housing element law require all cities and counties to update their Housing Elements at least every eight years to reflect the community’s changing needs. This update covers the 2014-2021 planning period, pursuant to the fifth update cycle for jurisdictions within the Southern California Association of Governments (SCAG) region. The Temecula Housing Element was first adopted in 1993 and was updated in 2003 as part of a Comprehensive General Plan Update, and again in 2010 for the prior update cycle. In accordance with State law, the City’s draft Housing Element Update for the fifth cycle (2014-2021) contains the following components: · An analysis of the demographic, household, and housing characteristics and trends; · A review of potential market, government, and environmental constraints to meeting the City’s identified housing needs; · An evaluation of the land, financial and administrative resources available to address housing needs; · An evaluation of accomplishments under the adopted Housing Element; · A housing plan to address the City’s identified housing needs, including housing goals, policies, and programs. Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed project will not have a significant impact upon the environment based upon a completed Environmental Study. As a result, a Negative Declaration will be adopted in compliance with CEQA. Case Planner: Dana Weaver, (951) 693-3928 Place of Hearing: City of Temecula, Council Chambers Date of Hearing: January 15, 2014 Time of Hearing: 6:00 p.m. The agenda packet (including staff reports) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City’s website – www.cityoftemecula.org. Any Supplemental Material distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. – 5:00 p.m. In addition, such material will be made available on the City’s website – www.cityoftemecula.org – and will be available for public review at the respective meeting. If you have any questions regarding any item of business on the Agenda for this meeting, please call the Planning Department, (951) 694-6400.