HomeMy WebLinkAbout02-092 CC ResolutionRESOLUTION NO. 02 -92
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING A NEGATIVE DECLARATION AND
ADOPTING THE 2000-2005 HOUSING ELEMENT (PLANNING
APPLICATION 99-0186)
WHEREAS, State Planning and Zoning Law requires that cities adopt a Housing
Element;
WHEREAS, the City of Temecula has prepared a draft Housing Element and received a
conditional approval from the State Department of Housing and Community Development;
WHEREAS, this Application was processed including, but not limited to public notice, in
the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered the proposed negative declaration
and the draft Housing Element on September 18, 2002, 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 opposition to this matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration,
the Planning Commission recommended approval of the Negative Declaration and the draft
Housing Element;
WHEREAS, the City Council conducted a public hearing pertaining to the Application on
October 8, 2002, at which time interested persons had opportunity to, and did testify either in
support or opposition to the Application;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Approval of the Housinq Element. The City Council hereby approves the
2000-2005 Housing Element as shown in Exhibit A, with the identified corrections as shown in
Exhibit B, and directs staff to forward a copy of the signed resolution and corrected copy of the
Housing Element to the State Department of Housing and Community Development.
Section 2. Environmental Compliance. An Initial Study prepared for the 2000-2005
Housing Element. The Initial Study indicated that there would be no significant effects on the
environment. As a result, the Council hereby approves a Negative Declaration for Planning
Application 99-0186.
R:/Resos 2002/Resos 02-92 1
PASSED, APPROVED AND ADOPTED by the City Council of the City of Temecula this
day of October, 2002.
Ron Roberts, Mayor
ATTEST:
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Susan W. Jones, CMC, City Clerk of the City of Temecula, do hereby certify that
Resolution No. 02-92 was duly and regularly adopted by the City Council of the City of
Temecula at a regular meeting thereof held on the 8th day of October, 2002, by the following
vote:
AYES:
5 COUNCILMEMBERS: Comerchero, Naggar, Pratt, Stone, Roberts
NOES: 0 COUNCILMEMBERS: None
ABSENT: 0 COUNCILMEMBERS: None
ABSTAIN: 0 COUNCILMEMBERS: None
Susan W. J~ne.s, CMC
\,~....._ J ~._j City Clerk
R:/Resos 2002/Resos 02-92 2
ATTACHMENT NO. 2
2000 - 2005 HOUSING ELEMENT
R:\GENPLAN~Houslng Element 2000\Staff Report CC.doc
7
City of Temecula
2000-2005 Housing Element
July 2002
City of Temecula
43200 Business Park Drive
Temecula, CA 92589-9033
Consultants to the City
Cotton/Beland/Associates
6336 Greenwich Drive, Suite F
San Diego, CA 92122
1 ! 00.00
CITY OF TEMECULA Housing Element
Section Page
Section I. Introduction .................................................................................................... 4-1
A. Community Context ......................................................................................................... 4-1
B. State Policy and Authorization ........................................................................................ 4-2
C. Organization of the Housing Element .............................................................................. 4-2
D. Relationship to Other General Plan Elements ................................................................. 4-3
E. Public Participation .......................................................................................................... 4-3
F. Data Sources and Glossary .............................................................................................. 4-3
Section II. Housing Needs Assessment ......................................... ~ .............................. 4-5
A. Population Characteristics ........................................................................................ , ...... 4-5
B. Employment Characteristics ............................................................................................ 4-7
C. Household Characteristics ............................................... : ............................................... 4-9
D. Special Needs Populations ............................................................................................. 4-12
E. Housing Stock Characteristics ....................................................................................... 4-15
Section III. Constraints on Housing Production ......................................................... 4-26
A. Market Constraints ......................................................................................................... 4-26
B. Governmental Constraints ............................................................................................. 4-28
C. State Tax Policies and Regulations.: ...................................................................... : ....... 4-36
D. Infxastructure Constraints ............................................................................................... 4-37
E. Environmental Constraints ............................................................................................. 4-37
Section IV. Housing Resources ................................................................................... 4-39
A. Sites fo? Housing Development ..................................................................................... 4-39
B. Financial Resources ....................................................................................................... 4-47
C. Housing Developers ....................................................................................................... 4-49
D. Infrastructure and Facilities ..... , ..................................................................................... 4-50
E. Energy Conservation ...................................................................................................... 4-50
Section V. Accomplishments under Adopted Housing Element ........................... :.4-51
A. Provision of Adequate Housing Sites ............................................................................ 4-51
B. Assist in Development of Affordable Housing ............................................................. 4-54
C. Government Constraints ..................................... ; .......................................................... 4-53
D. Conserve and Improve Existing Affordable Housing .................................................... 4-54
E. Equal Housing Opportunity ........................................................................................... 4-58
F. Housing Element Monitoring and Reporting ................................................................. 4-58
Section VI. Housing Plan ........................................................................................................... 4-60
^. Goals and Policies .......................................................................................................... 4-60
B. Housing Programs .................................................................................................... 4-63
Appendix A: Housing Element Glossary
TOC.doc · July 2002 Page 4-i
CITY OF TEMECULA
Housing Element
Figure
Figure 4-1
Figure 4-2
Page
1990 Age Distribution ................................................................................................... 4-6
Temecula Housing Stock Composition ..................................................................... 4-16
Table
Table 4-1
Table 4-2
Table 4-3
Table 4-4
Table 4-5
Table 4-6
Table 4-7
Table 4-8
Table 4-9
Table 4-10
Table 4-11
Table 4-12
Table 4-13
Table 4-14
Table 4-15
Table 4-16
Table 4-17
Table 4-18
Table 4-19
Table 4-20
Table 4-21
Table 4-22
Table 4-23
Table 4-24
Table 4-25
Table 4-26
Table 4-27
Table 4-28
Table 4-29
Page
Population Growth Trends ............................................................................................ 4-5
1990 Race and Ethnicity ................ : .............................................................................. 4-7
Employment of Residents by Occupation ..................................................................... 4-7
Employment by Industry: 199t5 ................................................................................... 4-8
Household Gro .wth Trends ............................................................................................ 4-9
Average Number of Persons per Household - 1990 & 2000 ...................................... 4-10
1998 Household Income by Income Group ...... ~ ......................................................... 4-11
1990 Households Overpaying for Housing ................................................................ 4-12
Total Housing Units ............................. , ........ ~ ............................................................. 4-15
1990 Housing Tenure .............................. : ................................................................... 4-16
Age of Housing Stock ................................................................................................. 4-17
Median Home Prices ................................................................................................... 4-18
Housing Sales - January 1999 through June 2000 ...................................................... 4-19
Affordable Housing Costs by Income Category - Riverside County ......................... 4-19
Assisted Housing Inventory and At-Risk Status ......................................................... 4-21.
Value of At-Risk Housing Units - Rancho California Apartments ............................ 4-23
Rent Subsidies Required ............................................................................................. 4-24
Disposition of Conventional Loan Applications - 1997 ............................................. 4r27
Disposition of Govermnent Backed Loan Applications - 1997 .................................. 4-27
Residential Development Standards ........................................................................ ~.. 4-30
Parking Space Requirements ...................................................................................... 4-31
Planning Fee Schedule - City of Temeeula ......................................................... 4-34
Development Fees - City of Temeeula ....................................................................... 4-35
Residential Development Potential of Vacant Land Outside Specific Plan Areas..... 4-39
Remaining Approved Residential Development for Existing Specific Plans ............. 440
Regional Housing Growth Need by Income Group .................................................... 444
Summary of Residential Development Potential ............................... '. ........................ 4-46
Housing Program Summary ........................................................................................ 4-76
Summary of Quantified Objectives ............................................................................ 4-80
TOC.doc * July 2002 Page &-ii
CITY OF TEMECU-LA Housing Element
I. INTRODUCTION
A. Community Context
The City of Temecula is a growing community located along Interstate 15 in southwestern
Riverside County, just north of the Sun Diego County line. Located in Temecula Valley,
the City is surrounded by gentle rolling hills. Surrounded by this attractive natural setting
und located with access to both Orunge and Los Angeles Counties to the north and San
Diego County to the south, the City population almost doubled during the past ten years,
increasing from 27,099 persons in 1990 to 53,791 persons in 2000.
With its Europeun history beginning in the 1800's, Temecula has played an important role
locally for over a century. Old Town Temecula is the historic core of the City und 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 lund 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 (79%) of the existing housing in Temecula consists of single-family houses,
with the remainder consisting of multi-family units. The high number of single-family
homes is reflective of the City's young family-oriented population and desire to maintain
its rural traditions. In comparison to the surrounding communities, the cost of purchasing a
new home in Temecula is high, with a 1999 median price of $195,000. In the neighboring
communities of Hemet, Lake Elsinore, Murrieta, and Perils the 1999 median home price
runges from $79,250 to $169,000, while the mediun home price in the County is $130,000.
In recent years, the housing market in Temecula has very much been influenced by the
growth pressure in San Diego County. As housing prices in San Diego County began
catching up with prices in south Orange County, many people who work in San Dieg° have
chosen to live in Temecula, placing significant pressure on the Temecula housing market.
Employment opportunities exist within Temecula, allowing residents to work and live
within the City. In 1990, the Southern California Association of Governments (SCAG)
estimated an average of 1.66 jobs was available in Temecula for each household,
approximating the City average of 1.62 wage earners per household. The jobs/housing
ratio in Temecula is unticipated to decrease to only 1.06 jobs per household by 2005, as the
construction of new housing outpaces employment growth.
1. lnWo.doc * July 2002 Page 4-1
CITY OF TEMECULA Housing Element
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
eompreheusive General Plans.
State Housing Element Law requires all cities and counties to updt/te their Housing
Elements at least every five years to reflect a community's changing r~eeds. However, the
current housing element cycle has been extended to cover a ten-year period due to the lack
of state budget for the Regional Councils of Governments (such as the Southem California
Association of Governments) to generate the regional housing growth allocations.
Temecula's most recent Housing Element was prepared in 1993 and is currently being
updated to cover the period of July 1, 2000 through June 30, 2005.
C. Organization of the Housing Element
The City of Temecula is facing important housing issues such as: preserving the historic
traditions of the community;, ensuring that new development is compatible with the existing
character; providing a range of housing that meets the needs of all residents; ensuring that
the 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 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 is comprised of the following major.components:
An analysis of the City's population, househoM and employment base, and the
characteristics of the City's housing stock (Section ID;
· Review of potential constraints to meeting the City's identified housing needs
(Section HI);
· An evaluation of opportunities and resources that will further the development of
new housing (Section IV);
1. Intro.doc · July 2002 Page 4-2
CITY OF TEMECULA Housing Element
An evaluation of accomplishments under the adopted Housing Element (Section V);
and
A statement of the Housing Plan to address the City's identified housing needs,
including housing goals, policies and programs (Section VI).
D. Relationship to Other General Plan Elements
The Temecula General Plan is comprised of the following 10 elements: 1) Land Use; 2)
Circulation; 3)Housing; 4) Open Space/Conservation; 5) Growth Management/Public
Facilities; 6) Public Safety; 7) Noise; 8) Air Quality;, 9) Community Design; and 10)
Economic Development. Background information and policy direction presented in one
element is also reflected in other General Plan elements. For example, residential
development capacities established in the Land Use Element are incorporated within the
Housing Element. The General Plan goals and policies were reviewed for consistency with
proposals recommended in this Housing Element update. This Housing Element builds
upon other General Plan elements and is consistent with the goals and policies set forth by
the General Plan. City staff maintains a conscious effort to ensure that revisions to any
element of the General Plan achieve internal consistency among all General Plan elements.
Specifically, the City will be undertaking a comprehensive General Plan update in 2001.
As part of that update, all General Plan goals, policies, and programs will be reviewed for
internal consistency.
E. Public Participation
Residents of Temecula have several opportunities to provide input during the development
of the Housing Element. On August 1, 2000, the City conducted a publicly noticed study
session before the Planning Commission and City Council to discuss housing needs in the
City and to provide policy directions for the drailing of the Element.
During its 45-day review of the Draft Housing Element by the California State Department
of Housing and Community Development (HCD), the Draft Element is available for review
by interested individuals and organizations. Notice of Availability of the Draft Element
was published in The Press Enterprise and direct mailing sent to the following
organizations representing the interests of iow and moderate inenme households and
persons with special needs:
· Coachella Valley Housing Coalition
· Rancho-Temecula Valley Senior Center
· Fair Housing Council of Riverside
· Riverside Center for Independent Living
· Catholic Charities
· Housing Authority of the County of Riverside
I. lntro.doc * July 2002 Page 4-3
CITY OF TEMECULA Housing Element
In addition, public hearings will be held on the Homing Element before both the Planning
Commission and City Council. Notification will be published in the local newspaper in
advance of each hearing. Housing developers and organizations representing the interests
of residents with special housing needs will be directly notified of the availability of the
Draft Element and the public hearing dates.
F. Data Sources and Glossary
The data used for the completion of this Housing Element comes fi.om a variety of sources,
includ'mg the 1990 Census, various studies produced by the City of Temeeula, Southern
California Association of Governments (SCAG), the California Department of Finance,
local newspapers, local real estate agents, as well as professional' associations. The data
sources represent the best data available at the time this Housing Element was prepared.
This Housing Element, along with the state-mandated requirements, includes a Glossary of
terms used in the Element. This Glossary has been included to allow readers to better
understand the terminology used in the Housing Element discussion, and can be found in
the appendix of the Element.
I. Intro.doc * July 2002 Page 4-4
CITY OF TEMECULA Housing Element
II. HOUSING NEEDS ASSESSMENT
This section of the Housing Element describes the supply and demand for housing in Temecula
and is broken into five subsections, addressing the characteristics of population, employment,
households, special needs populations, and housing stock. This analgsis 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 fled] largest city among the 24 cities in the County of Riverside.
According to the Census, Temecula had a population of 27,099 in 1990. During the
period fi:om 1990 to 2000, the California Department of Finance (DOF) estimates that
the City population almost doubled. As depicted in Table 4-1, Temecula experienced
the largest growth in the last ten years in comparison to surrounding communities, and
almost three tunes the growth that the County as a whole experienced.
Table 4-1
Population Growth Trends
. % Change Projected Pm~ected % Change
Jurisdiction 1990* 2000 1990-2000 2005 2000-2005
Tememla 27,099 53,791 98% 72,080 34%
Hemet 36;094 62,75'1 74% 75,646 2'1%
Lake Elsinore 18,285 I 30,370 66% 53,26'1 75%
Mun'iela* 24,264 43,989 81% ** **
Perds 21,460 32,369 51% 55,062 70%
PJvemide County 1,170,413 1,522,855 30% '1,976,938 30"/.
Smrmes: 199o Census, Ca~i'~a DepOt of Finance, Jamray 1,'1992 and Januay 1, 2000, and SCAG Basdlne ~ ~, ~ ~ 16,1~.
SCAG estimates that Temecula will continue to experience substantial growth during
the next five years. The level of growth however, is anticipated to be less than that
experienced during the last ten years, with a projected growth of 34% to about 72~000
persous; For Riverside County, an overall 30% growth is expected for the next five
yearsi The neighboring cities of Lake Elsinore and Pen'is 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 below 4% in
2005.
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CITY OF TEMECULA Housing Element
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 to 54 years old usually reside in
higher cost, larger units because they typically have higher incomes and a larger
household size.
As shown in Figure 4-1, the 1990 population of Temecula containa a younger
population than the County as a whole. The median age of Temecula residents was
29.1, while the County median age was 31.5. While the City population has grown
significantly since 1990, the City has remained as a family-oriented community and
mostly likely has maintained a similar age. structure as in 1990. This. age structure
indicates that the City may require larger single-family homes to meet the needs of
families with their school age children, as well as smaller, moderately priced houses
and multirfamily units for those younger individuals who do not have children, or are
just beginning their families.
Figure 4-1
1990 Age Distribution
45%
40%
35%
30%
25%
2O%
15%
10%
5%
0%
· lemecula
· Riverside Count
5-17 18-20 21-24 25-44 45-54 55-59 60-64 65-74 75-84 85+ ·
Age Groups
Source: 1990 Census
3. Race/Ethnicity Characteristics
The racial and ethnic composition of a population affects housing needs because of the
unique household characteristics of different racial/ethnic groups. These characteristics
tend to correlate with other factors such as family size, housing location choices, and
mobility. As shown in Table 4-2, the large majority (81%) of the 1990 population in
Temecula was White, with I-Iispanics making up the next largest ethnic group (15%).
In comparison, Riverside County contains a much more diverse population. Only 64%
I!. Needs.doe i July 2002 Page 4-6
CITY OF TEMECULA Housing Element
of the County's 1990 population was White. The next largest ethnic group was the
Hispanic population at 26%.
Table 4-2
1990 Race and Ethnicity
Race/ Number of Tanecula % of Temecula's Number of Riverside % of Riverside
Ethnidty Residents Population County Residonts County's Populati~
White 21,882 80.7% 754,t40 64.4%
Black 395 1.5% 59,966 5.1%
Asian/Other 883 3.3% 48,793 4.2%
Hispanic 3,939 14.9% 307,514 26.3%
Total 27,099 100.0% 1,170,413 100.0%
S<x~rce: '19~ Ceesus
Since 1990, the racial and ethnic composition of Temecula's population has changed.
This is reflected in the school enrollment data obtained ~om the State Department of
Education. Enrollment data for the 1997/98 school year in the Temecula Valley
Unified School District showed that only 71 pereent,of the students were White, 18
percent were Hispanic, 7 percent were Asian and others, and 4 percent were Black.
B. Employment Characteristics
1. Employment Growth
According to the 1990 Census, 13,932 Temecula residents were in the labor force,
representing a labor participation rote of 74%. (The labor force includes employed and
unemployed persons aged 16 years and above.) As shown in Table 4-3, most of the
residents were employed in two categories of occupation: managerial and professional
specialty (29%) and sales, technical, and administrative suppo~ (33%). In 1990, the
unemployment rate was 3.1%. According to the State Employment Development.
Department, Temecula's unemployment rote in June 2000 was 2.9%, much lower than
the countywide rate of 4.7%.
Table 4-3
Employment of Residents by Occupation
Oonup~on Number of Jobs % of Iota{
Monagedal/Professlonal 3,753 28.6%
Sales/~ech nica!/Adreintstra~ve (Support) 4,349 33.1%
Sen~ice Occupation 1,303 9.9%
Predsion Production, Craft & Repair 1,861 14.2%
Operatom, Fabrications, Laborers 1~537 11.7%
Farming, Forestry, Fishing 339 2.6%
Total 13,142 100.0%
so~ce~ rs9o Census
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CITY OF TEMECULA Housing Element
A City study of employment opportunities indiCated that there were 19,714 jobs in
Temecula in 1996. Employment by industry is tabulated in Table 4-4. As shown,
manufacturing and retail trade were the primary industries in Temecult[
Table 4-4
Employment by Industry: 1996
thdus~ # of Jobs % of Total
Manufacturing 5,455 27.7%
Retail Trade 4,370 22.2%
GovemmanL Education, Utilities 1,910 9.7%
Disbibulice & Transpodation 1,445 7.3%
Agriculture & Mining 1,t93 6.1%
Support Services 1,048 5.3%
Constmdice 1,130 5.7%
Hotel & Amusement 860 4.4%
Business Services 777 3.9%
Finance & Real Estate 571 2.9%
Health Sen/ices 563 2.6%
Engineering & Management 393 2.0%
Total 19,714 100.0%
Source: Ci~/of Temecu~a C~:,'mmmity profile. 1996.
According to S CAG, the City had an employment base of 15,184 jobs in 1990, which is
projected to increase by 53% to 23,179 by the year 2005, representing an average
annual growth of 3.5%. With this projected increase in employment, there will likely
be an associated increase in the demand for housing in the City. However, SCAG
employment estimates over the last ten years have proven to be consistently below
actual in-City employment levels.
2. Jobs-Housing Ratio
A general measure of the balance between a community's employment opportunities
and the housing needs of its residents is through a "jobs-housing ratio" test. According
to the Census, Temecula had an average of 1.62 wage-earners in a family while SCAG
estimated that the City had. 1.66 jobs per household in 1990. These figures generally
indicated that adequate employmem opportunitiesexisted in the City, potentially
allowing a portion of its residents to work there. In comparison, Riverside County had
1.50 wage-eamers per family, but offered only 0.89 jobs per household in 1990.
Overall, more residents in other parts of the County worked outside of their place of
residence than in Temecula.
However, by the year 2005, the jobs-housing ratio in Temecula is projected to decrease
substantially to 1.06, indicating that employment growth in the City is not projected to
keep pace with household growth. If SCAG employment estimates prove to be
accurate, bythe year 2005, an increased number of Temecula residents will commute to
other-places in the region for employment. The majority of Temecula residents
commute to outside of the City to work in San Diego and Orange Counties. As a result,
II. Needs.doc - July 2002 Page 4-8
CITY OF TEMECULA Housing Element
the Temccula housing market is directly tied to the San Diego and Oi'ange County
markets.
C. Household Characteristics
1. Household Growth Trends
Parallel to the population growth trends shown in Table 4-1, household growth in
Temccula exceeded that of the surrounding communities and the County as a whole.
Between .1990 and 2000, the number of households in Temccula increased by 74%
while that in the County only increased by 20%. Comparing the City population
growth (98%) with its household growth (74%) indicates that the City has become more
family-oriented with increasing household size. Overall, Temecula is expected to grow
at a faster pace than the County as shown in Table 4-5. However, the discrepancy is
expected to shrink by 2005 when Temecula's household growth is projected at 37% and
the County's at 32%.
Table 4-5
Household Growth Trends
% Cha~ge Projected Projected % Change
Ju~scl~ction 1990' 2000 1990-2000 2005 2000-2005
Temecula 9,130 15,875 74% 21,816 37%
Hemel 17,397 27,241 57% 33,645 24%
Lake Elsinore 6,066 8,844 46% 16,199 83%
Murrieta* 6,849 10,296 50%
Penis 6,726 8,850 32% 16,811 90%
Riverside County 402,067 483,580 20% 640,311 32%
2. Household Composition and Size
The characteristics of the households in a city are important indicators of thc 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 1990 Census, 80% of the 9,130 households in Temecula were
considered families~. Among the 1,861 non-family households, 1,264 (68%) were
Families are defined by the Census as people who live together in a household who are related to the householder
by birth, marriage, or adoption.
n. Needs.doc · July 2002 Page 4-9 ·
CITY OF TEMECULA Housing Element
single people living alone, including 259 (14%) elderly persons living alone. Overall,
only 12 Temecula residents lived in group quarters in 1990.
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 4-6,
the average persons per household increased by 14% in Temecula during the period of
1990-2000. This is consistent with the large number of families with school age
children living in Temeenla. Average household sizes in Lake Elsinor and Pen'is
experienced similar growth as that in Temecula and are currently at similar levels as
Temecula, reflecting similar household trends in these three neighb, oring cities.
However, household trends in Hemet and Murrieta are drastically different than those
in Temecula as indicated by the growth in average household sizes.
Table 4-6
Average Number of Persons per Household
1990 & 2000
Avmage Pemons~lousehold % Change
Jurisdiction 1990 2000 1990- 2000
Temecula 2.97 3.39 14.1%
I-lerner 2,04 Z27 · 9.7%
Lake Elsinore 2.99 3.41 14,1%
Munieta' 3.53 4.27 21.0%
Penis 3.'16 3.63 14.9%
PJverside County 2.85 3.09 8.4%
3. Household Income
The income earned by a household is an important indicator of the household's ability
to acquire adequate housing. While Upper Income households have more discretionary '
income to spend on housing, Low and Moderate Income households are more limited in
the range of housing that they can afford. Typically, as the income of households
decreases the incidence of overpayment and overcrowding increases.
The California Department of Housing and Community Development (HCD) has
developed the following income categories:
· Very Low Income Households earn between 0 and 50% of the Median Family
Income (M~I), adjusted for household size;
· Low Income Households earn between 51 and 80% of the MFI, adjusted for
household size;
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CITY OF TEMECULA Housing Element
· Moderate Income Households earn between 81 and 120% of the MFI,
adjusted for household size; and,
· Above Moderate/Upper Income Households earn over 120% of the MFI,
adjusted for household size.
As part of the Regional Housing Needs Assessment (RHNA), SCAG has developed
estimates on income distribution for all jurisdictions within the SCAG region in 1998.
The income distributions for Temecula and Riverside County are presented in Table 4-
7. Overall, household incomes in Temccula are higher than Countywide, with about
22% of households in the City earning Very Low and Low incomes, while more than
35% of the households in the County were lower incomes. Median household income
in Temecula was estimated at $56,946 in 1998, which continued to be higher than the
Countywide median income of only $46,500. 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.
Table 4-7
1998 Household Income by Income Group
City of Temeoula
Owner- Re~ter- Total Western Riverside
Income Group Households Households Households Counly
Ve~/Low Income 4.6% 19.8% 10.1% 19.9%
Low Income · 7.1% 18.6% 11.3% 15.5%
Moderate Inccme 17.3% 27.7% 21.1% 20.9%
Upper Income 71.0% 33.9% 57.5% 43.7%
Total 100.0% 100.0% 100.0% 100.0%
Source: Regioual Housing Needs Assessment, SCAG, 1998.
4. Overcrowding
An overcrowded household is typically defined as one with more than one person per
room, excluding bathrooms, kitchens, hallways, and porches. A severely overcrowded
household is defined as one with more than 1.5 persons per mom. Overcrowding in
results from either a lack of affordable housing and/or a lack of available housing units
of adequate size.
According to thc 1990 Census, only 117 (2%) of the owner-households and 321 (9.7%)
of the renter-households were overcrowded. In comparison, overcrowding was a more
prevalent issue Countywide, with 6% of the owner-households and 18% of the renter-
households living in overcrowded conditions.
5. Overpayment
State and Federal standards consider a family as overpaying for housing if it spends
more than 30% of its gross income on housing. A household that is spending more than
it can afford for housing has less money available for other necessities and emergency
H. Needs.doc · July 2002 Page 4-11
CITY OF TEMECULA Housing Element
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 oRen 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.
As shown in Table 4-8 below, among the City's overpaying households, 40% were
Very Low and Low Income households and 60% were Moderate and Upper Income
households. The majority of the Moderate and Upper Income households with housing
overpayments were homeowners. Overall, lower income renter-households were more
impacted by housing overpayment' than other groups. Similarly, Countywide,
approximately 35% of the households experiencing housing overpayment in 1990
earned lower incomes.
Table 4-8
1990 Households Overpaying for Housing
To~l Households Renter-Households
Overpaying Overpaying
Owner-Households
Overpaying
Income Group
Very Low Inc.'ne 850 213% 669 45.2% 181 7.2%
Lo~' Income 757 19.0% 434 29.3% 323 12.9%
ModerateJUpper Inoome 2,385 59.7% 378 25.5% 2,007 79.9%
Total Overpaying Households 3,992 100.0% 1,481 100.0% 2,511 100.0%
~uz~: CRA8 Oatabo~k, HUD,
D. Special Needs Populations
Certain segments of the population may have a more difficult time finding decent,
affordable housing due to their special circumstances or needs. These "special needs"
population include elderly persons, disabled persons, large households, single parent
households, farm workers, and the homeless.
1. Agricultural Workers
Agriculture is a predominant industry in Riverside County and the area is divided into
four distinct agricultural districts. The City of Temecula is located within the San
Ja¢into/Temecula agricultural district. The 1990 Census reported 339 Temecula
residents employed in farming, foreslxy, and fishing occupatious~ While there is no
agricultural operation in the City, nearby wineries represent an employment base for
agricultural workers. The City study indicates that 1,193 agriculture-related jobs were
located in Temecula in 1996. Agricultural workers face various housing issues due to
their typically lower incomes and the seasonal nature of their world.
II. Needs.doc * July 2002 Page 4-12
CITY OF TEMECULA Housing Element
2. Single Parents
Single-parent families with children often require special attention due to their needs
for affordable childcare, health care, and housing assistance. Female-headed families
with children particularly tend to have lower incomes, thus limi ',6rig housing availability
for this group.
According to the 1990 Census, 750 households in Temecula were headed by single-
parents, 70% of which were headed by females. Among the female-headed households,
43% were living below the poverty level.
3. Elderly
The special needs of the elderly are a function of their often lower or fixed income. In
addition, housing for the elderly often requires special attention in design to allow
greater access and mobility. Housing located within the vicinity of community
facilities and public transportation also facilitates mobility of the elderly in the
community.
According to the Census, Temecula had 1,709 residents age 65 or older, representing
slightly more than 6% of the total population. In Temecula, about 14% of all owner-
householders in 1990 were over 65 years of age. Furthermore, approximately 30% of
the elderly residents were reported to have self-care and mobility limitations and/or
work disabilities.
4. Persons with Disabilities
In 1990, about 9% of the Temecula residents age 16 or over were recorded by the
Census as eXPeriencing self-care and mobility limitations and/or work disabilities.
Physical and mental disabilities can hinder a person's access to traditionally designed
· housing units (and other facilities) as well as potentially limit the ability to earn income.
Housing that satisfies the design and location requirements of 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. In addition to the development of new units,
rehabilitation assistance can also be provided to disabled residents to make necessary
improvements to remove architectural barriers of existing units.
II. Needs.doc · July 2002 Page 4-13
CITY OF TEMECULA Housing Element
5. Large Households.
Large households are defined as those with five or more persons. The 1990 Census
reported 1,336 households in Temecula had five or more members, 70% were owner-
households and 30% were renters. Typically, the availability of adequately sized and
affordable housing units is a major obstacle facing large households. In 1990,
Temecula had 3,528 three-bedroom housing units and another 3,166 housing units with
four or more bedrooms. Thus, the City has an adequate supply of large-size housing
units. The issue for large .households is related to affordability, particularly among
renters. According to the Census, 48% of the large renter-households were overpaying
for housing.
6. Homeless
The homeless population refers to persons lacking consistent and adequate shelter.
According to the 1990 Census, there were no homeless persons reported visible at street
locations in Temecnla. The Temecula Police Department indicated that approximately
20 to 22 homeless persons were estimated to be living in the Old Town retail area. A
program was put into place to find housing for these persons and all were placed. Since
then, only a few homeless persons travelling through are found in the City. Outside of
the City in the agricultural areas, rural homeless persons such as migrant farm workers
are occasionally identified.
A number of facilities and service agencies serve the homeless in the Temecula Valley
area:
Corner Stone Outreach, Ina (Perris) - A one-year supervised residential
structured program for males aged 18 to 60. This program offers shelter, food,
clothing, Christian education, and assistance in legal matters.
Mustard Seed (Lake Elsinore) - Transitional housing facility for women and
their children. Mustard Seed operates a four-bedroom facility that can
accommodate up to 15 women and children. The maximum stay is six months
and education on parenting skills, finance, and other life skills is provided.
Valley Restart Shelter (Hemet) - Drop-in center for homeless people offering
showers, meals, telephone, counseling, transportation, temporary mailing
address, laundry facilities, job information and referral.
II. Needs.doc * July 2002 Page 4-14
CITY OF TEMECULA
Housing Element
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 fi:om any other
persons in the building and that have direct access from the outside ora building or through
a common hall.
1. Housing Growth Trends
As shown in Table 4-9, the housing stock in Temecula increased by almost 74% during
the period of 1990 to 2000. Temecula had the greatest increase in its housing stock
compared to the surrounding communities. However, over the next few years,
Temecula is expected to experience only moderate housing growth, while a substantial
housing increase is anticipated for Lake Elsinore and Pcrris.
2. Housing Type
The majority (78%) of the existing housing stock in Temecula consists of single-family
detached 'and attached homes (see Figure 4-2). Single-family housing units are
dispersed throughout the 'City. Multi-family developments of five or more units
represent the next largest segment (19%) of the housing stock, and the greatest
concentration of apmtment complexes is.located along Margarita Drive. Currently
consisting of 197 units, Heritage Mobilehome Park located in the northeastern comer of
the City is the only mobilehome park in Temeculm The City has recently approved an
additional of 13 spaces to be provided in that park.
Table 4-9
Total Housing Units
% Change % Change
J~ufisdiction 1980' 2000 1980-2000 2005 2000-2005
Temecula 10,559 18,534 74% 21,81§ 18%
Hemet 19,692 30,802 56% 33,645 9%
Lake Elsinom 6,981 10,150 45% t6,199 60%
Mur~eta* 9,664 14,528 50%
Pen~s 7,761 10,444 35% 16,811 61%
Riverside County 483,847 582,419 20% 640,311 10%
S~mes: 1~90 Ce~us, Cal~la Depa'~msof of Famce, Jaat~q 1,1~92 and Januaq 1, 2~00 and SCAG Baserme
Il. Ne~ds.do~ * July 2002 Page 4-15
CITY OF TEMECULA Housing Element
Figure 4-2
Temecula Housing Stock Composition
,S~ngk) F;,~y (detm:hed)
14.28'/unlls (?7%)
Source: California Department of Finance, Jenuay 1,2000.
3. Tenure
Table 4-10 illustrates the tenure distribution of occupied housing in Temecula and in
the surrounding communities. Compared to the surrounding communities Temeeula
has an average rate of homeownership. Correlating the high percentage of single-
'family homes that exist in Temecula and the average propoaion of renters in the City
indicates that many single-family homes are used as rentals.
Table 4-10
1990 Housing Tenure
Occupied Dwelling Units
Jurtsd~oe Owner Occupied % ot Total
Occupied Units Renter Occupied % of TotalunitsOccupied Total Occupied Units
Temecula 5,806 63.6% 3,324 36.4% 9,130
Hemot 10,844 62.3% 6,553 37.7% 17,397
Lake 3,565 58.8% 2,501 41.2% 6,066
Elsinom
Murfieta* 424 74.6% 144 25.4% 568
Pe~ris 4,703 69.9% 2,023 30.1% 6,726
Riverside
County 270,876 67.4% 131,191 32.6% 402,067
I1. Needs.doc · July 2002 Page 4-16
CITY OF TEMECULA Housing Element
The rote of vacancy 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 the 2000 DOF data, the overall vacancy rate in Temecnla. was 14.4%
while that in the County was recorded at 17.0%. The relatively high vacancy rate in
Temecula and in the County is attributed to the high level of new residential
development in the area, with many housing units continually coming on the market.
4. ~ge 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 4-11, the majority of the housing units in Temecnla (92%) were
built between 1980 through 2000 and most likely are in excellent condition. Only about
1% of the existing housing stock is over 30 years old. While approximately 7 percent
of the units were built in the 1970s and will be approaching 30 years old during this
Housing Element cycle, these units were built in compliance with modern building
standards and will not likely to deteriorate rapidly. According to City staff, no housing
unit will need to be demolished or replaced due to dilapidated conditions. (However,
the Agency has a few units that may be removed in order to facilitate intensification of
the sites. The Agency will ensure that any applicable replacement/relocation
requirement is met.) Also, based on the housing age and condition in the City, only a
small portion of the City's 1,600 older housing units would require rehabilitation (not
more than 20% or 320 units) and only some households would require assistance in
making the needed repairs or improvements. The City estimates a rehabilitation
assistance need for 150.households over the next five years.
Table 4-11
Age of Housing Stock
Yea' Built Number of Units % of Total
April 1990 - Janua~' 2000 7,875 43%
1980 to March 1990 9,073 49%
1970 to 1979 1,36
1960 to 1969 170 <1%
1950to 1959 13 <1%
1940 to 1949 0 0%
1939 or earlier 42 <1%
~ces: 1990 Ce~ and 2000 Populaf~o~ and H~sing Es~nate% Department of Rnance
II. Needs.doc · July 2002 Page 4-17
CITY OF TEMECULA
Housing Element
5. Housing Costs
.Ownership Housing
Temecula is one of the fastest growing and most prosperous communities in the Inland
Empire. With its setting amidst the wine country and location along 1-15 mid-way
between San Diego and Orange counties, Temecula experiences growth from both
directions. As a result, Temecula was one of the first communities to see its residential
real estate market recovering from Southern California's steep recession. As evidenced
in Table 4-12, median home price in Temecula increased significantly between 1998
and 1999 while median prices in surrounding communities even declined slightly or
increased only nominally. Since 1999, housing price increases have stabilized in
'Temecula. According to the California Association of Realtors, housing prices in
Temecula are higher than in some surrounding communities but lower than in Corona,
Murrieta, Norco, and Rancho Mirage as of December 2001. While Temecula is one of
the highest cost housing markets in Riverside County, compared to San Diego and
Orange Counties, where the majority of the City's residents work, the City's housing
costs are substantially lower. For example, fo[ the first quarter of 2001, new homes in
Temecula sold for an average of $226,000, while new homes in north San Diego
County sold for an average of $415,000.
Table 4-12
Median Home Prices
Judsd~ction June 1999 June 1998 % Cha~ge
Temecula $195,000 $157,637 23.7%
Hemet $79,250 $79,500 -0.3%
Lake Elsinore $114,000 $114,500 -3.95%
Murrieta $169,0~) $158,000 7.0%
Peri'is $85,000 $84,500 0.6%
Riva'side County $130,000 $126, ,0~) 3.2%
Reflective of the homing stock, most housing sales in Temecula are for three- and four-
bedroom single-family homes. During the 18-month period between January 1999 and
June 2000, 1,188 housing sales were executed, of which 85% were three- and four-
bedroom single-family homes. Housing units in Temecula are sold for a wide range of
prices. As shown in Table 4-13, four-bedroom homes are sold from $95,000 to
$645,000, indicating that some older housing units are sold for much lower prices while
newer and custom homes are priced much higher. Condominium sales in Temecula
exhibited similar patterns of wide price, ranges,
II. Needs.doc ,, July 2002 Page 4-18
CITY OF TEMECULA Housing Element
Table 4-13
Housing Sales
January 1999 through June 2000
Single-Family Median Price Price Range Units Sold % of Total
2-bedrcem $126,250 $47,0004750,000 52 4.5%
3-bedrcem $153,000 $68,181-$560,000 553~ 48.2%
4-bedroom $190,000 $95,000-$645,000 456 39.8%
5-bedroom $254,000 $152,000-$740,000 81 7.1%
6.bedrcem $252,000 $198,000-$400,000 5 0.1%
Condominiums Median Price Price Range Units Sol~l % of
2-bedro~n $107,000 $72,0(305165,854 15 36.6%
3-bedroom $120,000 $69,5004142,500 25 61.0%
4-bedrcem $148,000 $148,000 I 0.4%
Source: Los Angeles Times, Dataquick Service
Housing affordability is dependent upon income and housing costs. According to the
HUD guidelines for 2000, the median family income 0VIFI) for a family of four in
Riverside County is $47,400. Based on this median income, the following maximum
income limits for a four-person family can be established:
Very Low Income households (0 to 50% of MFI) earn a maximum of $23,700
· Low Income households (51 to 80% of MFI) earn a maximum of $37,900
· Moderate Income households (81 to 120% of MFI) earn a maximum of $56,900
· Median Income households earn $47,400
Table 4-14
Affordable Housing Costs by Income Category
Riverside County
Maximum Monthly Afford;~ble Affordable Taxes/ Affordable
Inceme Category Income Housin9 Ccet Utility Rent Maintenance Hone Pdce
Vet/Low $23,700, $592 $50 $542 $.50 $70,300
Low $37~900 $947 $100 $847 $100 $106~900
Moderate $66,900I $1,422 $150 $1,272 $t50 $178,400
Median $47,400I $1,185 $100 $1,085 . $100 $148,600
Ma.fimurn affordable home price based on a 30-year loan at 7.5% interest, assuming that the home. buyer can affo;d to pay a
10% downpayment and dosing costs.
Assuming that the potential homebuyer within each income group has sufficient credit,
downpayment (I0%), 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 4-14 shows the
maximum housing prices affordable to the various income groups. Based on the
median home prices shown in Table 4-13, housing ownership opportunities are
available in Temecula for some Low Income and most Moderate Income households,
although Very Low Income households would not be able to afford median prices
housing in the City. Most small condominiums and some small single-family homes
are affordable to Low Income households. In addition, most two-bedroom houses and
II. Needs.doc ,, July'2002 Page 4-19
CITY OF TEMECULA
Housing Element
some three- and four-bedroom houses, as well as all condominium units are affordable
to Moderate Income households.
Rental Housing
Current rental information for private rental units in Temeeula was obtained through
the 1998 Old Town Temecula Market Assessment that surveyed 13 apartment
complexes throughout the City containing a total of 3,120 units. The large majority
(70%) of the units in Temecula are two-bedroom units. In 1998, the average rent in
Temecula was $515 for a one-bedroom unit, $625 for a two-bedroom unit, and $695 for
a throe-bedroom unit. An interact search of limited apadments for rent in Temecula
indicates that rents have gone up by about 15 to 20% for most one- and two-bedroom
Based on the household income limits identified in Table 4-14, a Low Income
household can afford tO pay $847 per month, while a Moderate Income household can
afford to pay up to $1,272 per month. Based on these limits, Low and Moderate
Income households can afford to live in Temecula even if rents have increased
significantly by 20% since the survey. As Very LOw Income households can only
afford to pay $542 a month in rent, they will not be able to afford market rate rents
without paying in excess of 30% of their gross income under most circumstances.
Oilen large households with Very LOw Incomes have to resort to smaller units in order
to save on housing costs, bufovererowding tYPically occursl
6. Assisted Housing at Risk of Conversion
Inventory of Assisted Housing
State Housing Element law requires cities to prepare an inventory including all assisted
multi-family rental units which are eligible to convert to non-low income housing uses
due to termination of subsidy contract, mortgage prepayment, or expiring use
restrictions. Under Housing Element law, this inventory is required to cover an
evaluation period following the statutory due date of the Housing Element (July 1,
2000). Thus, this at-risk housing analysis covers the period from July 1, 2000 through
June 30, 2010.
Table 4-15 provides an inventory of the City's assisted multi-family housing stock by
various government assistance programs. This inventory includes all multi-family
rental units assisted under federal, state, and/or local programs, including HUD
programs, state and local bond programs, redevelopment programs, and local density
bonus or direct assistance programs.
!I. Needs.doc · July 2002 Page 4-20
CITY OF TEMECULA Housing Element
Table 4-15
Assisted Housi~ g Inventory and At Risk Status
To~al Project Eatiest # of Units At
Pr~ec~ Units Rogram Conversion Date Risk
Temecula Villas 96 Section 8 New ConsL 6/1999 48
(28837 Pujol SL) (expired)
Wooda'eek 344 Mortgage Revenue 3/3t/2003 71
(42~0 Morago Rd,) Bond
Rancho California 55 Section 8 New ConsL 3/15/2004 55
(29210 Stonewood Section 221 (cl)4
Rd.)
Rancho West 150 RDA Revenue Bond 4/8/2026 150
(4220 Main SL) HOME
P, ancho Creek 30 RDA Loa~ 9/30/2026 '30
(28464 Felix Valdez
Rd.)
Mission Village 76 RDA Revenue Bond 7/16/2028 76
Apatments
(28497 Puja St)
Oaktme 40 FmHA New ConsL 8/8/2004 40
(42176 Undley Lane) Section 515/Section 8
Creekaide 48 FmHA New Con. 8/22/2036 43
(28955 Pujol St.) . Section 515
Source: CD/of Temecala~ September 1999. ~
The Section 8 contract for one apartment complex, Temecula Villas (28837 Pujol
Street), expired in June 1999. The owner has not entered into an agreement with the
Temecula Redevelopment Agency to accept additional' funding in exchange for
preserving the affordability of the units, nor are Section 8 vouchers accepted at the
complex. The owner plans on renting the units at market rate.
At-Risk Housing Conversion Potential
Oaktree, Woodcreek, and Rancho California complexes are the only housing
developments that may be at risk between July l, 2000 and June 30, 2010. The details
of each project are discussed below.
Oaktree: The 40-unit Oaktree project was financed through FmHA-New Construction
Section 515 loans. While this project has the potential to expire in 2004 with
prepayment of the loan, the nature of the program makes it extremely unlikely that the
Oaktree project will be permitted to prepay and convert to market-rate lents. To qualify
for prepayment and conversion, the owner of the project must prove that the affordable
housing provided by the project is not needed. Discussions with FmHA representatives
indicate that few farm housing projects have ever been able to document that
affordable, farm housing is no longer needed. Therefore, the affordable housing
restrictions on O~tree are expected to continue for the entire duration of the loan.
Also, additional incentives are often offered to owners of affordable housing financed
under the Fro. HA New Construction Section 515 program to encourage the continued
affordability of the units. Since the Oaktree project is unlikely to conve[t during the
Housing Element planning period due the constraints described above, preservation of
this affordable housing complex is not analyzed below.
II. Needs.doc · July 2002 Page 4-21
CITY OF TEMECULA Housing Element
Woodcreek: The 344-unit Woodcreek project was financed with a multi-family
mortgage revenue bond. Under the bond program, 20% (71) of the project units are
required to be reserved for Low Income tenants for the greater of 15 years or as long as
the bond is outstanding. The Low Income use restriction on the 71 units is due to
expire in March 2003.
Rancho California: This 55-unit project was developed with a HUD-insured Section
221(d)4 mortgage loan. This mortgage loan maintains a market rate interest and places
no deed restriction on the project to maintain the units as affordable housing. To ensure
affordability of these units, HUD provided-a 20-year Section 8 contract for the 55 milts
subsidizing the rent payments by tenants. This Section 8 contract is due to expire in
March 2004.
Preservation and Replacement of,It-Risk Housing Cost Analysis
Preservation of the at-risk projects can be achieved in four ways: 1) facilitate a'ansfer of
ownership of the at-risk properties to non-profit organizations; 2) purchase of
affordability covenants; 3) provide rental assistance to tenants using funding sources
other than Section 8; and 4) coustmct or purchase replacement affordable units.
Transfer of Ownership: By transferring ownership of at-risk projects to non-profit
housing organizations, long-term, Iow income use of those projects can be secured, and
the project will be eligible for a greater range of government assistance programs. Of
the two at-risk housing development within Temecula, a-ansferring ownership to a non-
profit is only appropriate in the case of Rancho California. Since only 20% of the
Woodcreek complex is affordable to lower income households, it is not cost-effective
to purchase the entire apartment complex.
Table 4-16 presents the estimated market value for the Rancho California project to
establish an order of magnitude for assessing preservation, costs. According to
development experts, current market values for the at-risk project can be estimated on
the basis of the project's potential annual income, operating expenses and building
condition. As shown in Table 4-16, the estimated market value of the Rancho
California project is $4 million.
However, unless some form of mortgage assistance is available to the non-profit
organizations, rental income from the lower income tenants would not likely be
adequate to cover the mortgage payment, and rental subsidy would be required.
Il. Needs.doc · July 2002 Page 4-22
CITY OF TEMECULA Housing Element
Table 4-16
Value of At-Risk Housing Units
Rancho California Apartments
Size of UnitsNumber o~ Units in Project
2-Bedroom 22
3-Bedroom 22
,t. Bedroom 11
Total 55
Gross Operating Income $373,065
Annual Operating $37,307
Net Annual Income $,335,759
Ma-ket Value $4,029~102
1. Old Town Temecula Market Study - average rnarket n~t for e 2-1)e:lroom is $515,2.
bedmo~n b S625, 3-bedroom b $695, and a 4-bedroom is estinlatad to be 10% higher
Ihan a 3-bedroom for an average rant of $765.
, 2. Vacancy Rate = 5%
3. Annual opera~lg expenses = 10% of gross revenues
4. Market Va~Je = Annual net project income * mullipr~a~on fact~.
~ Mu~!~caf~oe racer for bu~l~s in good t~ excellent coarsen tn 12.
Purchase of AffordabiHty Covenant: Another option to preserve the affordability of
at-risk projects is to provide an incentive package to the owners to maintain the projects
as low income housing. Incentives could include writing down the interest rate on the
remaining loan balance, and/or supplementing the tenant's rent payment or Section 8
subsidy amount bom HUD to market levels.
To purchase the affordability covenant on the at-risk projects, an incentive package
should include interest subsides at or below what the property owners can obtain in the
open market. To enhance the attractiveness of the incentive package, the interest
subsidies may need to be combined with additional rent subsidies.
Rent Subsidy: A total of 55 units in the Rancho California project currently maintain
Section 8 contracts that are due to expire within the time frame of this Housing
Element. Should annual renewal of project-based S~etion 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. Also, should the
owner of Woodcreek decide to convert the 71 units into market rote housing, Section 8,
or other forms of rent subsidies may be required to assist the existing tenants.
Under the HUD Section 8 program, assistance is only available to Very Low Income
households (up to 50% of the County Median Family Income). Thus the discrepancy
between the Fair Market Rent for a unit and the housing cost affordable to a Very Low
Income household is used to estimate the amount of rent subsidy required for that unit.
Table 4-17 estimates the rent 'subsidies required to preserve the affordability of the
assisted units to Very Low Income households. Based on the estimates and
assumptions shown in this table, approximately $191,664 in rent subsidies would be
required annually to preserve the Rancho California units, and approximately $168,246
in annual rent subsidies would be required to preserve the Woodcreek units, for a total
of $359,910.
I1. Needs. doc · July 2002 Page 4-23
CITY OF TEMECULA Housing Element
Table 4-17
Rent Subsidies R~ uired
Secfiun 8/Subsidized At-dsk Units Rancho Cai~omla Wood~
2-Bedrunm 22 58
3-Bedroom 22 13
4-Bedroom TM 11 0
Total 55 71
Totai Monthly Rent Income Supported by Affordable $26,180 $31,383
Housing Cost of Ve~7 Low Income Households
Total Month Rent Allows by Fair Market Rer~s $42,152 $45,403
Total Annual Subsidies Required $191~664 $168~246
Notes:
1. Unit mix of Woodcreek Apartment units is based o~ prol~uns in the enlire project.
2. A twc-bedroom unit is assumed th be occupied by a lflree-pe'son household, a throe-
bedroom unit by a four-person household, and a four-bedroom unit by a five-persun
household.
3. Based un 1999 Median Fam~y Income in Rivers~Je County, affofflable monthly housing
cost for a thrse-persun Very Low thcomo household is $431, for a four-person household
is $490, and a live-persun housebeld is $538.
4. 1999 Fair Market Runts in Riverside County is $597 for a two-bedroom unit, $829 for a
three-bedroom unit~ and $980 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, locatiun and
related land costs, and type of construction. Based on discussions with a local
developer with recent experience building multi-family housing within Tem¢cula, it
would be difficult to develop multi-family rental housing for less than approximately
$100,000 per unit. This cost estimate includes all costs associated with development.
To replace the 126 affordable units in Rancho California and Woodcreck apartments
would therefore requke at least $12,600,000 ($5.5 millior~ for Rancho California and
$7.1 million for Woodcreek), provided that vacant or underutilized multi-£amily
residential sites would be available for construction of replacement housing.
Instead of constructing new at-risk affordable units, similar existing units may be
purchased, to replace those units. Based on'the value analysis for the Rancho California
.apartments, an existing unit would cost approximately $73,250. To replace the 126
affordable units in Rancho California and Woodcreek through the purchase of similar
existing units, the total cost would be approximately $9.2 million ($4 million for
Rancho California and $5.2 million for Woodcreek).
Cost Comparison
The cost to build new housing to replace the 126 at-risk units within the Rancho
California and Woodcreek projects is high, with an estimated total cost of close to
$12.6 million. This cost estimate is higher than the cost to preserve the units by
transferring ownership to a non-profit (in the case of Rancho Caiifomia) or purchasing
126 similar existing units, which is estimated at approximately $9.2 million.
Il. Needs.doc · July 2002 Page 4-24
CITY OF TEMECULA Housing Element
Use of other fonns of rent subsidies to replace rental 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.
Overall, transferring project ownership to non-profit organi?afions combined with
financing techniques to lower the mortgage payment, as well as purchase of
affordability covenants, are probably the most cost-effective means to preserving the at-
risk housing projects in Temecula.
II. Need~.doc ,~ Suly 2002 ' Page 4-25
CITY OF TEMECULA
Housing Element
III. CONSTRAINTS ON HOUSING PRODUCTION
Market, governmental, and infrastructure factors pose constraints to thc provision of adequate
and affordable homing. 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 the Meadow View area, where parcels begin at ½ acre and
increase in size, the average price of a vacant parcel ranges 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 the agricultural lands, as evident in the
General Plan.
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 for wood frame single-family construction of average to good quality range from
$50 to $70 per square foot, while custom homes and units with extra amenities may mn
higher. Costs for wood frame, multi-family construction average about $50 per square
foot excluding parking.
Both the costs of land and construction of a new house arc 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 thc purchaser.
2. Availability of Mortgage and Rehabilitation Financing
Under the Home Mortgage Disclosure Act (HMDA), lending insttufions are required
to disclose information on the disposition of loan applications. Overall, financing is
generally available to homebuyers and homeowners in Temecula. As depicted in Table
4-18, in 1997 overall, 73% of the 1,031 applications submitted for conventional home'
purchase loans were approved (though not all applicants accepted the loan [i.e.
· originated the loan]), and only 12% were denied, with the remaining 14% of the
applications withdrawn or dosed, for incompleteness. HoweVer, lower income
applicants had a lower rate of approval in comparison to the higher income applicants.
The disparity between income groups with the availability of funding is also apparent in
the approval rate for conventional home improvement loans. Overall, home
improvement loans have lower approval rates. In 1997, only 54% of the 430
applications submitted for conventional improvement loans were approved, indicating
1II. Constraints.doc ,, July 2002 Page 4-26
CITY OF TEMECULA Housing Element
the continued need for City assistance in providing home improvement loans,
especially for lower income applicants.
Table 4-19 illustrates the disposition of government-backed home purchase and home
improvement loans. Government-backed loans include those insured by the FHA,
FmHA, and VA, but do not include those provided through the Temecula
Redevelopment Agency. Comparing Table 4-19 with Table 4-18 indicates that more
Low and Moderate Income households in Temecula rely on government-backed loans
than on conventional loans to achieve homeownership. This further substantiates the
continued need for homebuying assistance in or.der to facilitate homeownership among
Low and Moderate Income households.
Few households applied for home improvement loans under either conventional or
government-backed lending. This is reflective of the overall sound conditions of the
City's housing stock. Nevertheless, Low and Moderate Income households seeking
home improvement financing had comparative lower approval rates under both
conventional and government-backed lending than Upper Income households. Locally
assisted home improvement loans and grants are important to assisting the Low and
Moderate Income households in making the necessary repairs.
Table 4-18
Disposition of Conventional Loan Applications: 1997
Home Purchase Loans Home Improvement Loans
Applicant Income Total % % % Total % %
ApH,ns Originated/ Approved* Denied
Approved* Denied Other Apprns Odginated/ % Other
Low Income 106 68.9% 14.1% 17.0% 34 55.9% 3Z4% 11.8%
(<80% MFI)
Moderate I~come 183 70.5% 16,4% 13.1% 10~ 38.0% 56.5% 5,6%
(8o-119% MFS)
Uppa' Income 686 76.7% 10.8% 12.5% 288 60.1% 34.4% 5.6%
{>+120% MFI) ,
NOt Availal~e 56 51.8% 16.1% 32.1% 0 0 0 0
Total 1~031 73.4% t2.4% 14.1% 430 54.2% 39.8% 6.0%
· O~gioated Loan is a loan that has ~ approved and accepted by the applicant.
Source: Home Mo~a~le Disdosure ACt (HMDA) data for 1997. Tabulated with the Cefltrax sof~'aro.
Table 4-19
Disposition of Government Backed Loan Applications: 1997
Home Purchase Loans Home Improvement Loans
Applicant Income Total · % % % Total % % %
OdginatecF Originated/
Apprns Approved* Denied Other .Apprns Approved* Denied O~e~
Low Income 116 74.1% 12.1% 13.8% 12 0% 66.7% 33.3%
(<80% MFI)
I Moderate Income 328 80.8% 10.7% 8.5% 58 36.2% 39.7% 24.1%
I (80-119% MFI)
: Upper Income 380 76.8% 14.2% 8,9% 101 45.5% 33.7% 20,8%
(>+120% MFI)
Not Available 37 59.5% 13.5% 27.0% 6 16.7% 83.3% 0%
Total 861 77,2% 12.5% 10,2% 177 38,4% 39,5% 22,0%
· Originated Loan is a loan that has been approved and accepted by the applicant,
Source: Home Modga~e Disdosure Act (HMDA) data for 1997, Tabulated with the Centrax software,
IIL Constraints.doc · July 2002 Page 4-27
CITY OF TEMECULA Housing Element
B. Governmental Constraints
1. Land Use Controls
The Land Use Element of the Temecula General Plan and corresponding Development
Code provide for a range of residential types and densities dispersed throughout the
City. The current Land Use Element has designated 10,295 acres (63%) of the City's
total land inventory for residential uses, including: single-family homes, multi-family
units, and mobile homes. Residential densities in Temecula cover a wide spectrum,
includ'mg the following categories:
· Hillside Residential (fiR) (0-0.1 unit/net ~cre)
· Very Low Density Residential (VL) (0.2-0.4 unit/net acre)
· Low Density Residential-1 (L-l) (0.4-1 unit/net acre)
· Low Density Residential-2 (L-2) (1-2 units/net acre)
· Low Medium Density Residential (LM) (3-6 units/net acre)
· Medium Density Residential 0VD (7-12 units/net acre)
· High Density Residential (H) (13-20 units/net acre)
These residential categories provide for a range of housing types to be developed in
Temecnla. The City has set target levels for density for the Hillside (0. I unit/acre);
Very Low (0.3 units/acre); Low (1.3 units/acre); and Low Medium (4.5 units/acre)
Density Residential designations. Only projects that provide amenities or public
benefits will be allowed to exceed the target level. The types of amenities or public
benefits may include providing road connections, parks, or fire station. These
amenities typically apply to large-scale planned development projects. The City has
not set density target levels for the Medium and High Density Residential categories in
order to facilitate the development of affordable housing.
2. Residential Development Standards
Temecula's reSidential development and parking standards are summarized in Tables 4-
20 and 4-21. Residential standards have been adopted by the City to protect the safety
· and welfare of its residents.
The Development Code and General Plan allow for modification and flexibility in the
development standards through the provision of a 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. 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.
III. Constxa'mts.doc · Suly 2002 Page 4-28'
CITY OF TEMECULA Housing Element
To provide for additional opportunities for affordable housing, the Development Code and
General Plan also allow senior, congregate care, and affordable housing in some non-
residential zoning districts. Senior housing is allowed in the Neighborhood Commercial,
Community Commercial, Service Commercial, Highway/Tourist Commercial, and
Professional Office zoning districts. Congregate care facilities 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.
For example, the City has recently adopted a Planned Development Overlay dis~ict for
the Temecula Creek Village to provide for mixed-use commercial/residential
development. Temecula Creek Village will develop 32,6 vacant acres within the
Professional Office (PO) zone with 20 acres of residential and 12 acres of commercial
uses. Residential uses envisioned for the Planned Development Overlay district include
medium and high density multi-family uses.
I/I. Constraint~.do¢ · July 2002
Page 4-29
CITY OF TEMECULA Housing Element
Table 4-20
Residential Development Standards
HR VI. L-'I L-2 LB M H
Minimum Ne{ LOf Ama (square feet) .... 7.200 7.z~0 7.200
MinimuroAverageNatLofAmaperDwallincjUdit 10ar:m~ 2.5acros t.0acre 0.Sacra -- -- --
Maximum Dwelling Units Per Acre~ ..... t2.0 20,0
LOT DIMENSIONS
Minimum LOf Freatage at Front Preperly Une 50ft. 40fL 40fL 30fL 30fL 30fL 30~
I~nimum LOf Frenta~ fe~ a Flag Lat at Fmat I~ Uee 40fl. :}Off. 30fL 25ft. 20fL 20fL 20fi.
Minimum W~th at Required Fmat Satback Ama 100ft 100fL 70fl. 50~ 50fl. 40fL 30fL
Minimum Averege WId~ l~Oth 80fL 70fl. 60fL 50fl. 50fL 50ft.
Minimam Lat Oefl~ 150fL 120fl. 100E g0fL &)ft. 100IL 100fl.
SETBACKS
Ididimam Front Yan~ 40IL 25ft. 2~fL 25fl.= 20fl.2 20fL2 20ft.=
Minimum Cernor S~de Yard 40fL 15ft. 15tL 15~ 15fl. 15fL .15ft.
Minimamlnte~rSideYara~ 10fi. 10ft. 10tt. 10ft. Vaiables Varlable~ Var~ble~
Midimam Reer Yard 20ft. 20ft. 20fl. 20ft. 201t. 20fl. 20~
Uaximuml--Ught 35ft. J 35ft , 35ft. , 3~ft. 35fL 40ft.
Maximum % of Lot Coverage 10%11120% 25% 25% 35% 35% 30%
P~vate Open Spece/Per Unit NA NA NA NA NA 200 150
Notes:
1. Affordable housing and congregate care facilities may exceed the slated densities pumuant to the pmvisioes of Sedion
17.06,050.H.
2, Variable front yard setbacks: In order to allow for a more interesting visual image and more flexible site planning vadable setbacks
may be permitted in the 1.2, LM, M and H disthcts. Front yard setbacks shall have an average of at least twenty feet. Garages wilh
enlmnees not faring the front yard area may be setback a minimum of ten feel. Other podions of a stmdure may have a front yard
setback of a minimum of Ion feel; however, the average setback of twenty feet shall be maintained,
3, Variable side yard setbacks: In the LM zoning disttict, the combined side yard sethack for beth sides must equal at least fifteen f~et
with one ~ having at least ten feel to provide pe~antial vehicular access to the rear of the properly and shall be located on the same
side an the driveway. In the M and H zoning disl~;ts, va~aMe side yard setbacks may. be permitted provided the sum of the side yard
satbacks is not less than tan feet and ~he distance between adjacent strac~ures is not less than ten feet, This permits a zero lot Ilm
arrangement with a zero satbac~ on one side yard and ten feet on the opposite alto yard.
Source: The City of Temesula Devdopmant Code.
IlL Con,~aints.doc ,, July 2002 Page 4-30
CITY OF TEMECULA Housing Element
Table 4-21
Parking Space Requirements
Land Use Required Parking Spaces
Single-family Unit 2 enclosed spaces
Duplex, Triplex 2 cove'ed spaces/units~ ~lus 1 guest space/4 units
lduiti4amily Units (12 units a' luss) - 3 or fewa' · 2-5 units: 2 covered spaces/°sits, plus 2 guest spaces
bedrooms · 6-12 units: 2 covered space~/un~ plus 3 guest spaces
Multi-family Units (13 or mae units) - 3 or fewer * I covered space and ~ uncovered space for each 1 -bedroom unit;
bedrooms · 1 covered and 1 unoovered space for ead~ 2-bndrcom unit;
· 2 covered spaces and ½ uncovered space ~ each 3-bedroom {or
mom) unit;
Flus 1 guest s~ace/6 units, with a minimum of 4 guest spaces.
Mdoilehome Park · 1 covered space/trailer site, plus 1 guest space/2 trailer sites
Second Unit * 1 covered space for each 2-bedroan (or smaller) unit;
· 2 covered spaces for each 3Jesdrcom (or larger) unit.
Granny Flat 1 uncovered space/unit
Senior Citizens Housing Complex/Congregate Y~ covered space/unit, plus 1 uncovornd guest space per 5 units
Care
Source: City of Temecula Development code
3. Provisions for a Variety of Housing
Homing 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 mobile
homes, congregate care facilities, senior housing, emergency sheiters, and transitional
housing. The following paragraphs describe the City's provision for these types of
housing.
Mobile Homes/Manufactured Housing: Temecula allows for the provision of
manufactured housing in all of its residential zoning districts. Mobile home parks are
allowed with a conditional use 'permit in all of the residential zoning districts.
Manufactured housing must be certified according to the National Mobile Home
Coustmction and Safety Standards Act of 1974 and conform to all other development
and use requirements apphcable 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.
Senior Housing/Affordable Housing: Senior and affordable housing are permitted in
the High, Medium, and Low Medium Density Residential zoning districts, with
approval of a development plan. The maximum density allowed for senior housing that
complies with the City's affordable housing provisions, including the density bonus, is:
30 units/acre for High Density Residential, 20 units/acre for Medium Density
Residential, and 8 units/acre for Low Medium Density Residential. For the approved
specific plans, the maximum density bonus cannot exceed 50% of the target density in
the planning area.
Senior housing'is also allowed in the Neighborhood Commercial, Community
,Commercial, Service Commercial, Highway/Tourisf Commercial, and Professional
IIL Constraints.doc .. July 2002 Page 4-31
CITY OF TEMECULA Housing Element
Office zoning districts. Senior housing constructed in the Neighborhood Commercial
zone will be developed consistent with the development and performance standards
allowed in the Medium Density Residential Zening district. For the Community
Commercial, Service Commercial, Highway/Tourist Commercial, and Professional
Office zoning dislxicts, senior housing will be developed consistent with the
development and performance standards allowed for the High Density Residential
zoning district.
Affordable housing developments are entitled to receive at least a density bonus of 25%
in each residential zoning district. The maximum densities for affordable housing
projects, including the density bonus, are: 30 units/acre for High Density Residential,
18 units/acre for Medium Density Residential, and 8 units/aero for Low Medium
Density Residential development. For the approved specific plans, the maximum
density, including the density bonus, is not allowed to exceed 50% of the target density
in the planning area, as discussed above. Affordable housing projects are also allowed
in the Professional Office zoning district up to 30 units/acre with a conditional use
permit. Affordable housing projects, including affordable senior projects may also be
granted at least one development concession by the City as an incentive for the
provision of affordable housing. The potential concessions include:
· .An increase in the amount of required lot coverage;
· A modif~6ation to the setb-ack o-r ~ltiire~l y~d iSrt~gions;
· An increase in the maximum allowable build'rog height;.
· A reduction in the amount of required on-site parking;
· A reduction in the amount of on-site landscaping, except that no reduction in
on-site recreational amenities may be approved unless the affordable housing is
in close proximity with easy access to a public park with recreational amenities;
· A reduction in the minimum lot area; or
· Approval of an affordable housing project in the Professional Office zone with
the approval of a conditional use permit.
Congregate Care: Congregate care facilities are not limited specifically to density
requirements, as long as all of the development standards for the zoning district are met.
Congregate care facilities are allowed in the Low-2 Density Residential, Low Medium
Density Residential, Medium Density Residential, High Density Residential,
Neighborhood Commercial, Community Commercial, Highway/Tourist Commercial,
Service Commemial, and Professional Office zoning districts.
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.
III. ConsWaints. doc* July 2002 Page 4-32
CITY OF TEMECULA Housing Element
Emergency Shelters/Transitional Housing: The City facilitates the development of
emergency shelters and transitional housing by permitting the development of such
. facilities in the Medimn Density and High Density Residential dislricts by right. These '
uses are also permitted in other residential districts with a conditional use permit.
Emergency shelters are also permitted with .a conditional Use permit in thc
Neighborhood Commercial, Community Commercial, Highway/Tourist Commercial,
Service Commercial, Professional Office, Business Park, and Light Industrial zoning
districts.
Currently, Temecula has two group homes for teenagers with a total capacity of 18
persons. In addition, two residential facilities in the City offer housing for up to 12
developmentally disabled persons.
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 4-22 summarizes
that City's planning fee requirements for residential development, while Table 4-23
depicts the City's development fees for residential development.
Comparing the cost of one jurisdiction's development and planning fees to another is
difficult since each jurisdiction calculates and applies its fee schedule in its own unique
way. While no recent studies available to the general public have been completed in
Riverside County to compare the fees charged by vafions jurisdictions, a 1991 County
of Riverside Administrative Office (CAO) study compared the cXost of developing a 50-
unit subdivision in various communities, In this study, Temecula ranked in the top
three jurisdictions for development fees charged.
III. Constraints.doc ,, July 2002 Page 4-33
CITY OF TEMECULA Housing Element
Table 422
Planning Fee Schedule
City of Temecula
Projec~ Type ] c~ of Tm°c~ta Fee I ~anme~ of En~"~menbd.~a,n F~
Planning and Zoning
Conditieeal Use Permit - New Building ~J.~ $5~837 $234
Conditional Use Permit - Existing ButidJngS $888 $234
Development Agreement $4,550 N/A
Develop~ant Plan - Less th~ 10~000 sf (Administrative) $100 N/N
Development Plan - Less lhan 10,000 sf ~.~ $3~540' $136
Development Plan - Over 10,000 sf s.u.e $5,880 $13~
~ Plan Amondmeet~~ $5,587 $59
Single Family F~sidonce and Additions $30 N/A
I Va~ance~ $1,9~ $120
Zaning Amendment (Text Changes~ Map Changes) t.s $3~617 $61
Zoning Amendment (Specific Plan) l~ $15,578 $197
SubclMslons
Certi~e of Land Division Compliance (fee per parcel) $1r093 $138
CetlJficate of Land Division Compliance w/waiver of Rnal Parcel $837 N/A
Map (fee per parcel)
Lot Uae A~justment $834 $72
Merger of Continuous Parcel $714 N/A
Minor Chanpe (Parcel Map) $720 N/A
Minor Change (Trac{ Map) $741 N/A
Parcel Map- Tentative (Residential) w/waiver of Final Mapt.z~.s $3,735 $389
Parcel Map - Tentative (Reeidantial) wlo Waiver of Rnal Map~.~ $3~346 $675
Parcel Map - Vesting Tentative Map1~ $7~734 $424
Tract Map- Multi-Family-Tentative Statutory Condo Subdivision $7,085 $528
Map Fiting~.~
Tract Map - M ulti-Farnily-Revised Statutory Condo Subdivision Map $6,007 $203
RlingS~.s
Tracl Map - Single Family Residential Tract (Sewers) ~.5 $3~000 $528
Tract Map - Single Family Residential Tract (Sub-Sudace Disposal) $3,000 $424
Tract Map - Single Family Residential Tract (Revised Tentative ' $3,861 $528
Subdivision Map) l~.s
Tract Map Besting Tentative Single Family Residential Tractt.z~s
I~ltscellaneoua Charges
CEOA (Draft EIR)' [ $7,120 ] $395
Old Town Architectural Review $20 N~A
1. Add CEQA Fee of $613+$5/gross acre (if required)
2. Add UC Regents Fee of $25 (if required) - not applicable to duplicate applications
3. Add Traffic Study Fee of $780 (if required)
4. Add DEC Landscape Fee of $200
5. Add per lot and per gross aa'e fee (depands on specific pro~ect)
Source: Ternecula Abridged Application Fee Schedule (June 4,1998)
III. Constraints.doc *, July 2002 Page 4-34
CITY OF TEMECULA Housing Element
Table 4-23
Developmen. t Fees
City of Temecula
Development Fee Land Use Fee/Unit
Street System Improvemants Residenlinl Attached $517
Traffic Signals and Traffic Control Systems Realderflal Attached $78
Residential Detached $110
Corporate Fadlities Residantial Attached $119
I~sidenlJal Detached $224
Rte Pmteddoa Facilities Residential Attached ~2
Parks and Res*eafional Improvemants Realdeatial Attached $1~222
Residential Detached $1,629
Ubraies Residential Attached $t58
Residential Detached $210
Total Residential Attached $2~136
Residential Detached $2,966
Source: City of Temecula~ 1999
5. Building Codes and Enforcement
The City of Temecula has adopted the Uniform Building Code CLIBC) and has not
made any additional modifications to the IJBC. This Code is considered to be the
minimum necessary to protect thc public health, safety, and welfare. The City is
responsible for enforcement of the UBC.
Only 1% of thc housing stock in Temecula is older than 30 years. Overall, the housing
stock is in excellent condition. The City's Code Enforcement program is complaint-
based, and will not constrain the development or preservation of housing. When
housing code violations are cited for units occupied by low and moderate income
households, the Code Enforcement staff routinely offers information regarding the
City's rehabilitation programs.
6. Local Processing and Permit
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. The administrative approval process ·
(which includes development projects that are less than 10,000 square feetin building
floor area and are exempt from the California Environmental Quality Act [CEQA]) is
administered by the Community Development Department and other involved agencies,
and does not require review by the City Council nor Planning Commission. The
average time for administrative approval is five weeks. 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.
Discretionary projects require review and approval by City staff, affected agencies, City
Council, and Planning Commission. The average period until a discretionary project
11I. Conmain~.doc · July 2002 Page 4-35
CITY OF TEMECULA Housing Element
reaches thc public heating stage is 11 weeks. An additional five weeks may be required
after the public hearing until the final approval with associated conditions is given.
This processing time frame is not considered excessive.
The City has not adopted any special design or environmental review processes that
would add additional time to the processing period. In addition, since much of the
remaining vacant residential land is contained in specific plan areas, the environmental
review required under CEQA has been completed and the development standards
· required have been identified, expediting the approval process of projects within the
specific plan area.
C. State Tax Policies and Regulations
1. Article 34 of the California Constitution
Article 34 was enacted in 1950. It requkes 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-restriction 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 production of long-term affordable
housing.
2. Environmental Protection
State regulations require environmental review of proposed discretionary projects (e.g.,
subdivision maps, use permits, etc.). Costs resulting from fees charged by local
government and private consultants needed'to complete the environmental analysis, and
from delays caused by the mandated public review periods, are also added to the cost of
housing and passed on to the consumer. However, the presence of these regulations
helps preserve the environment and ensure environmental safety to Temecula's
residents. In addition, much of the remaining vacant residential land is located within
approved specific plan areas for which the required environmental review has already
been completed.
IlL Constraints.doc * July 2002 Page 4-36
CITY OF TEMECULA Housing Element
D. Infrastructure Constraints'
Another factor adding to the cost of new construction is the cost of providing adequate
intiastmcture (major and local streets; curbs, gutters, and sidewalks; water and sewer lines;
and street lighting) which is required to be built or installed in new development. In most
cases, these improvements are dedicated to the City, which is then responsible for their
maintenance. The cost of these facilities is borne by developers, and is added to the cost of
new housing units, and is eventually passed on to the homebuyer or property owner.
In addition, two areas of the City, designated for residential uses, are partially developed
and do not have sewer service. Development of this land is limited to Very Low Density
Residential uses. The majority of the remainder of future residential development within
the City will occur in master planned communities, or on sites adjacent to existing
infi'astmcture. As a result, residential development will not be constrained by the lack of
sufficient infrastructure in the remainder of the City.
The Rancho California Water District (RCWD) is the retail supplier of potable water to the
City. According to the Growth Management/Public Facilities Element of the General Plan,
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). The EMWD has adequate capacity to meet current treatment demand. A
planned expansion to the Rancho California Treatment Plant by 2003 will further increase
the District's wastewater treatment by 10 million gallons per day.
By closely working with the RCWD and EMWD in developing supply options;
conservation techniques, including the u~.e of reclaimed water; and development
monitoring systems, the City can ensure that development does not outpaee the long-term
availability of water and adequacy of wastewater treatment capacity.
E. Environmental Constraints
The City is impacted by various environmental hazards that include active fault traces,
liquefaction and subsidence, steep slopes, and flooding. These natural hazards form
environmental constraints to residential development by threatening the public safety. To
protect the health, safety, and welfare of residents in Temecula, the City has adopted
regulations that limit development within areas of high risk, and/or require design standards
that can withstand natural hazards.
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
IH, ConsWaints.doc ,, July 2002 Page 4-37
CITY OF TEMECULA Housing Element
slructures within the district. These design standards have been adopted to reduce the
flooding hazards threatening people and structures within the overlay district. The Flood
Plain Overlay District affects primarily the Hillside and Business Park areas at the western
edge of.the City. Residential development in the hillside area is already constrained to one
unit per ten acres to reflect the various environmental hazards and the high costs associated
· with the mitigation techniques. A handful of vacant residential sites at the southern edge of
the City are also affected by flood hazards. Most of these sites are infill vacant lots
designated for Very Low Density Residential (0.2 to 0.4 unit per acre). One vacant
property zoned for Medium Density Residential (7 to 12 units per acre) is located within
the Flood Plain Overlay District. Development on this property must comply with specific
s~ructural design standards that raise the cost of construction. However, this property
represents only a fraction of the City's vacant Medium Density Residential land. The
environmental constraints and the associated cost factor impacting this property will not
compromise the City's ability to provide adequate sites to accommodate its Regional
Housing Needs Assessment (RHNA).
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-Pfiolo Earthquake Fault zone, habitable structures must maintain a
minimum 50:foot setback distance from the fault trace per State law. The presence of three
Alquist-Priolo zones in Temecula limit the amount of land and intensity for the
development of residential uses. However, only a few vacant residential sites designated
for Very Low Density Residential use are impacted by these Alquist-Priolo zones.
IlL Cons~-aints.doc · July 2002 Page 4-38
CITY OF TEMECULA Housing Element
IV. HOUSING RESOURCES
A. Sites for Housing Development
1. Vacant Sites
An important component of the Temecula Homing Element is the identification of sites
for future housing development, and evaluation of the adequacy of this site inventory in
accommodating the City's share of regional housing growth as determined by the
Western Riverside Council of Governments (WRCOG).
As part of this Housing Element update, the City conducted a parcel-by-parcel vacant
residential site analysis, for land outside of approved specific plan.q~ based on data
obtained from the City's geographic information system (GIS). Table 4-24 qUantifies
the number and type of housing units that could be accommodated on the City's vacant
residential sites located outside of approved specific plan areas. The City also
conducted a records search and visual survey using aerial photos and site visits
estimate the remaining residential development capacity by number and type of housing
within the approved specific plans. Table 4-25 summarizes the housing developmem
potential remaining in the specific plan areas.
Table 4-24
Residential Development Potential of Vacant Land Outside
Specific Plan Areas
Vacant Net Dwelling
General Plan Designations Density Range Target DensityAa'eage Units
Hillside 0-0.1 DU/AC 0.1 DU/AC 47 5
Very Low 0.2-0.4 DU/AC 0,3 DU/AC 1,089 327
Low 0.5-2 DU/AC 1.3 DU/AC 218 283
!2ow Medium 3.6 DUIAC 4.5 DU/AC 539 2A26
Medium 7-12 DUIAC ' 12 DU/AC* 171'* 2,004"
- High 13-20 DU/AC 20 DUIAC* 48** 1 ~029'*
Total 2,112 6~074
* The City of Temecula allows the development of Medium and High Density residential land at the
maximum density.
** Nine parcels, a tolet of approximately 5.33 aeres of land (1.67 ac*es Medium Density and 3.71
ames High Density), acquired or under contract by the Redevelopment Agancy is included.
. Development of these parcels will produce approximately 89 units affordable to Low and Ve~/
Low Income ho~sehelds.
Source: Cil'/of Temecola, September 1999.
IV. Housing Resources.doc o July 2002 Page 4-39
CITY OF TEMECULA Housing Element
Table 4-25
Remainin ; Approved Residential Development for Existing Specific Plans
Low Medium/ Medium High Very High
Specific Plan/Land Low Densily Medium Density Density High Density2 Darls~y2 Total
Use Desi~lnatJeas~ (.4-2 DUlAC) (2-5 DU/AC) (5-8 DUlAC) (8-14 OU/AC) (14-20 DUIAC) Units
Campos Verdes 16 226 0 0 0 242
Margatta Y~lla~e 19 351 764 175 0 lr309
Paloma Del Sol 0 917 941 0 590 2~448
Rancho Highlands 0 0 0 0 383 383
Harveston 0 0 0 0 300~ 300
Total 35 1,494 1,705 175 t,273 4,682
~ Land use categories for specific plans ray from those used in the Devek~pment Code.
2 The anticipated density in adopted specific plans, except for the Westside Specific Ran, is 11.6 units/acm for High Density
Residential and 15.8-16.2 ualts/a=e for Very High Density Residential, The anticipated density in a specific plan area refers
only to an overall average deas~ across the specific plan when a range of housing types is provided within a residential
eategoe/. It does not prevent individual projests from achieving the maximum dansily permitted.
3 The Harvestea Specitic Plan allows 13 to 20 anildaG'e.
* The Old Town Specific Plan is a redevel~t I~an for the Old Town Dislricl and does not identify a specific number of
housing units that will be built.
Source: City of Temecula, Septembe~ 1999
Three specific plans have remaining potential for Very High Density residential
development - Paloma Del Sol, Rancho Highlands, and Harveston. Paloma Del Sol is
under active 'construction. The City Council is considering removing certain conditions
for approval to facilitate the development of high density housing in this specific plan
area. Harveston is currently being graded for construction. This specific plan has a
remaining capacity to develop approximately 300 units at Very High Density. Rancho
· Highlands is approaching buildout with the exception of the Very High Density area.
Infrastructure is already in place within the Rancho Highlands Specific Plan area.
The Temecula Development Code allows for an increase in density in the High,
Medium, and Low Medium residential designations if the development is senior
housing, affordable housing or a congregate care facility. Densities for senior housing
may be increased in High Density to 30 units/acre, in Medium Density to 20 units/acre,
and in Low Medium Density to 8 units/acre. Density bonuses of at least 25% may also
be granted for affordable housing projects, potent/ally increasing the maximum density,
including density bonus, to 30 units/acre in High Density, 18 units/acre in Medium
Density, and 8 units/acre in Low Medium Density. The density bonuses offered by the
City exceed the State density bonus requirements.
Density bonuses may also be granted to specific plan areas, as long as the maximum
density bonus does not exceed 50% ofihe target density in such areas. For example, in
the Paloma del Sol Specific Plan area, the target density for Very High density is 16.2
units per acre, with a maximum range of 20 units per acre. An affordable housing
project can'potentially receive a maximum density bonus of 8.1 units per acre, resulting
in a maximum density of 28.1 un/ts per acre.
In addition, the City offers flexibility on standards for front and rear yard setbacks,
building height, lot coverage, open space requirements, parking requirements, and lot
IV. Housing Resources.doc * July 2002 Page 440
CITY OF TEMECULA Housing Element
size. The approval authority for the project may approve any combination of
concessions to the extent needed to facilitate the development of affordable housing.
Overall, the vacant site inventory yields an estimated development capacity of 10,758
units as of September 1999. The abundance of less expensive land in Riverside County
has allowed for the development of housing that sells for less than housing in Orange,
Los Angeles, and San Diego Counties.
2. Targeted Sites
Within the Old Town Specific Plan area, the Temeenla Redevelopment Agency has
identified several sites with the potential for residential redevelopment. Currently, the
Redevelopment Agency has. secured site control of three parcels and is securing site
control of six additional sites through acquisition and tax default, totaling 5.33 acres.
While the scope of housing development to occur on all of these sites has not been
determined, given the Agency involvement, some form of affordable housing
development can be expected..Based on the allowable density, an estimated 89 houses
affordable to lower income households can be constructed. The allowable density may
be increased if density bonuses are utilized.
3. 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. The City has recently adopted a Planned Development Overlay district for the
Temecula Creek Village to provide for mixed-use commercial/residential development.
Temecula Creek Village will develop 32.6 vacant acres within the Professional Office
(PO) zone with 20 acres of residential and 12 acres of commemial uses. A key
component of this project is the provision of a high density residential project, with
integrated commercial development in the Professional Office areas.--The 20 acres of
· residential use have not been included in the City's residential sites inventory.
The City is in the process of updating its General Plan. As part of the update, the City
has identified four additional areas with mixed-use opportunities. These areas, located
within the City boundary and generally surrounding the 1-15 corridor, total 448 acres
and are characterized either by aging commercial centers, traditional commercial
development, or vacant/under-utilized land. Specifically, in the area south of Old
Town, many lots are currently vacant and present great opportunities for mixed use
development. Such reuse has become popular among developers and residents alike in
recent years. Currently, a mixed-use project has been proposed in Village of the Old
Town, immediately outside one of the identified mixed-use overlay areas. The project
proposes a total of 1,631 dwelling units at various densities. The project proposes to
create 1,360 high density multi-family at 35 to 40 units'per acre. Building heights
proposed range fi.om three to four stories. The City is in the process of negotiating with
the project developer to include at least 10% affordable units (60% lower income and
40% moderate income) in the proposal.
IV. Housing Resources.doc · July 2002 Page 4-41
CITY OF TEMECULA Housing Element
The types of mixed use envisioned for the mixed-use overlay areas are consistent with
the village center concept. In some cases, residential units would be added within
existing shopping centers and districts. In other cases, existing developments would be
replaced with new mixed-use projects. Both multi-family rental apartments and
condominiums/townhomes are envisioned.
While mixed use will be permitted by right in the 448 acres identified with mixed use
potential, 40% of the properties are assumed to be developed with residential uses. The
maximum residential density for mixed-use development is up to 30 units per acre, with
the potential to accommodate between 2,100 and 3,500 units depending on the areas to
be included. To facilitate mixed-use development, the City will consider providing
flexible development standards such as increased height limit and shared parldng
opportunities. Upon completion of the General Plan, the City will revise the Zoning
Ordinance to establish specific use, height, bulk, parking, landscaping, and other
guidelines for these areas that would be appropriate for mixed-use development.
4. Second Units
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 arc met:
· The unit may be rented, but not sold;
· An attached second unit's floor area is no more than 400 square feet, and does
not exceed 30% of the floor area of the primary residential unit;
· A detached second unit has a floor area 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 parldng space for each two-bedroom (or smaller) second
unit or two covered parking spaces for each three-bedroom (or larger) second
unit.
IV. Housing Resources.doc * July 2002 Page 4-42
CITY OF TEMECULA Housing Element
Residential Development Potential Compared with Temecula's Regional Housing
Needs
The WRCOG has adopted a Regional Homing Needs Assessment (RHNA) for its
member cities. For Temecula, WRCOG has established the City's share of regional
housing needs as 7,798 additional units for the ~eriod of January 1, 1998 to June 30,
2005, as of October 2000. Table 4-26 shows the breakdown of these 7,798 dwelling
units into income categories.
Housing Units Constructed: Housing units constructed and issued certificates of
occupancy between January 1, 1998 and June 30, 2000 can also be counted toward
fulfilling the RHNA for this Housing Element cycle. According to City records, a total
of 1,408 new single-family dwelling units and 834 multi-family dwelling units have
been approved, issued building permits, or constructed since January 1, 1998, as of July
1999. Of these newly approved or constructed housing units, 38 are part of the Mission
Village Apartments affordable housing development, which is located on land acquired
by the Redevelopment Agency. Half(19 units) of these 38 units are affordable to Very
Low Income households, and the remainder (19 units) are 'affordable to Low Income
households. Two senior apaths~ent projects, at densities of 30 units per acre, have been
approved for a total of 385 units. These senior units are larger than the average senior
unit and include additional amenities; the actual rent will be higher than typical senior
housing affordable to Very Low Income seniors. These 385 units are anticipated to be
affordable to Low Income senior households. Based on the housing cost and
affordability analysis (Tables 4-13 and 4-14) contained in section II of this Housing
Element, the remaining 411 newly constructed multi-family units are affordable to
Moderate Income households.
Of the 1,408 single-family housing units, 189 units were developed at densities less
than eight units/acre, and as such are affordable only to Upper Income households.
Given that three-bedroom homes were the most typical home sales in 1999 and had a
median price of $153,000, conservatively one quarter of the remaining 1,219 single-
family homes is expected to be affordable to Moderate Income households. This
assumption is reasonable given that several new subdivision developments in Temecnla
are currently selling at prices starting at high $140,000 to low $170,000. These include
The Villas (two- and three-bedroom homes) and the Bungalows (three- to five-bedroom
homes).
According to the Home Mortgage Disclosure Act (HMDA) data, between 1998 and
1999, 67 very low income households, 308 low income households, and 1,063.
moderate income households purchased homes in Temecula. Lower and moderate
income households constituted 33% of all homebuyers in the City during those two
years. Among these 1,438 lower and moderate income households, 636 (44%) received
government-backed loans from the FHA that offer reduced interest rates and
downpayment requirements. In addition, the City's FirstzTime H0mebuyer Program
offers downpayment assistance to households with incomes not exceeding the area
median income. The Mortgage Credit Certificate and Employee Relocation programs
IV. Housing Resources.doc * July 2002 Page 443
CITY OF TEMECULA Housing Element
also provide downpayment assistance to households with incomes not exeeeding 120%
of the area median income.
Remaining RHNA: The remainder of the newly constructed single-family houses is
ass,reed to be affordable to Upper Income'households. Of the remaining 5,556 RHNA
units, 2,994 will need to be affordable to Very Low, Low, and Moderate Income
households. Table 4-26 presents the City's RHNA as determined by WRCOG, the
affordability level of housing units constructed since January 1998, and the remaining
RI-INA for the City.
Income Group
Vet7 Low Income
Low Income
Moderate Income
Table 4-26
ional Housing Growth Need by Income Group
(1/1/1998- 6/30/2005)
1,403
1,014
1,716
Housing Units
Coostruc~ecl/Ap~'oved
(1/1/1998-6i30/1999)
19
4O4
716
1,103
2,242
Upper Income 3,665
Total 7,798
Source: WRCOG, June1999; City of Temecula, July 1999.
RHNA
Remaining
6t0
L000
2~562
5~556
S!te
4~
Summary of Residential Development Potential: The City's site inventory
demonstrates the availability of adequate sites to address the projected housing growth
needs. Table 4-27 summarizes the City's residential development potential: However,
the difficulty of providing affordable housing is generally acknowledged due to the
tight housing market in Southern California. The site inventory indicates a capacity o£
1,029 units on properties outside of a specific plan area and 1,273 units within specific
plan areas with High Density and Very High Density zoning. Additional capacity is
also available through target sites and mixed-use development: These zoning
designations will facilitate the development of affordable housing, particularly with thc
use of public assistance, such as redevelopment housing set-aside funds, low income
housing tax credits, and Section 8 rental assistance. The Redevelopment Agency is
actively pursuing affordable hoUSing development .with redevelopment housing set-.'
aside funds as mandated by state law. One recent Redevelopment Agency project,
Mission Village, was developed at a density of approximately 20 units to the acre and
the units are affordable to Very LOw and Low Income households.
The City has set target densities for the various residential designations: Hillside
Residential (0.1 mt/acre); Very LOw Density Residential (0.3 units/acre); Low Density
Residential (1.3 units/acre); and LOw Medium Density Residential (4.5 units/acre).
Only projects that provide amenities or public benefits will be allowed to exceed the
target level. However, to facilitate affordable housing development, the City has not
set target density levels for the Medium and High Density Residential categories.
As indicated in Table 4-24, development in the City's High Density zone is permitted
to occur at densities of 20 units/acre, which can be increased to 30 units/acre with a
density bonus, potentially creating housing affordable to Low and Very Low Income
IV. Housing Resources.doc · July 2002 Page 4~44
CITY OF TEMECULA Housing Element
households. For Very High Density development within specific plan areas, the
anticipated density.is 15.8 to 16.2 units per acre (Table 4-25). However, the anticipated
density refers only to an overall average density across the specific plan when a range
of housing types is provided within a residential category. It does not prevent
individual projects from achieving the maximum density permitted. Density bonuses
for senior and affordable housing may also be permitted within approved specific plan
areas as long as the maximum density bonus does not exceed 50% of the target density
in such areas. Past multi-family developments in the City have realized a range of
densities, averaging to about 16 units per acre with some projects exceeding 20 units
per acre.
Acenrding to a major residential developer in the Inland Empire, development of
housing affordable to lower income households in most communities in California
requires some form of subsidies, such as land writedowns, construction financing, fee
waiver/reimbursement, and/or prevision of off-site improvements. The issue is whether
the subsidies required would be so high that render affordable housing development
Financial infeasible. Based on past projects, the Temecula Redevelopment Agency
estimates an average subsidy of about $18,000 to $24,000 per unit to develop housing
affordable for lower income households. This level of gap financing required in
Temecula is consistent with, or less than, that needed in other communities based on a
review of affordability gap analyses contained in several inclusionary in-lieu fee
studies. Therefore, the $18,000 to $24,000 per unit subsidy to develop affordable
housing for lower income households is considered financially feasible.
· As part of this Housing Element update, the City has included several.programs/actions
to facilitate affordable housing development. Program 4 (Land Assemblage and
Affordable Housing Development) acquires land, which is then provided to affordable
housing developers for the development of housing affordable to lower income
households. Program 9 (Development Fee Reimbursement) offers reimbursement of
development fees paid by the developers of affordable and senior housing. Program 11
(Redevelopment Set-Aside) identifies the development of multi-family affordable
housing and acquisition of land for the development of low and moderate income
hous'mg as Priority I projects for the use of set-aside funds.
Affordable Housing Projects in the Pipeline: Currently, the Agency is involved in the
development of three affordable housing projects, including:
· A single-family development with 20 to 25 units and affordable to households
with income up to 120% of the County MFI
A 70-unit condominium project affordable to households with incomes between
80% and 100% of the County MFI
· A 96-unit senior housing project affordable to seniors with incomes between
50% and 80% of the County MFI.
IV. Housing Resources.doc ,, July 2002 Page 4-45
CITY OF TEMECULA Housing Element
Table 4-27
Summary of Residential Development Potential
GP Maximum Mazimum
Income Opportunity Areas Designation Density · Acres Unit Potential
Lower Income Outside Specific Plan Areas High 20 du/ac 48 1,029
Within Specific Plan Areas Ve~ High 20 du/ac -- 1,273
Target Sites High 20 du/a¢ 5.33 89
Mixed-Use (Village of Old Town) MU 35 - 40 du/ac -- 82
Total 2,473
Moderate Income Outside Specific Plan Axeas Medium 12 du/ac 171 2,004
Within Specific Plan Areas High Density 14 du/ac --- 175
Mixed-Use (Village of Old Town) MU 3540 du/ac -- 54
Total 2,233
Upper Income Outside Specific Plan Areas Hillside 0.1 - 4.5 1,893 3,041
through Low du/ac
Medium
Within Specific Plan Area Low through 0.4 - 8.0 -- 3,234
Medium High du/ae
Mixed-Use (Village of Old Town) MU various -- 1,495
Total. 7,770
Note: Development potential in this table does not include the mixed use areas to be considered in the General Plan
IV. Homing Resources.doc ,, July 2002 · Page 4-46
CITY OF TEMECULA Housing Element
Be
Financial Resources
Redevelopment Set-Aside Fund
Stat6 Community Redevelopment Law (CRL) provides the mechanism whereby cities
and counties within the state can, through adoption of an ordinance, establish a
redevelopment agency. The Agency's primary purpose is to provide the legal and
financial mechanism necessary to address blighting conditions in the community
through the formation of a redevelopment project area(s). Of the various means
permitted under CRL for financing redevelopment implementation, the most useful of
these provisions is tax increment financing. This technique allows the assessed
property valuation within the redevelopment project area to be frozen at its em'rent
assessed level when the redevelopment plan is adopted. As the property in the project
area is improved or resold, the tax increment revenue generated from valuation
increases above the frozen value is redistributed to the redevelopment agency to finance
other redevelopment projects.
CRL also requires the 'redevelopment agency to address housing issues for Low and
Moderate Income residents in the following ways:
· expend 20% of the tax increment revenue to increase and improve the supply of
Low and Moderate Income housing;
· replace Low and Moderate Income housing which is destroyed as a result of a
redevelopment project (replacement housing obligation); and
ensure that a portion of all housing constructed or substantially rehabilitated in a
redevelopment project area be affordable to Low and Moderate Income
households (inelusionary obligation).
Prior to Temecula's incorporation, the County of Riverside established a
Redevelopment Project on July 12, 1988 with the adoption of Redevelopment Plan No.
1-1988. The Project ar~a extends fi:om InterstatelS/State Route 79 Interchange north to
the City limits. The Old Town is included within the Project area. At, er incorporation, .
the City of Temecula assumed responsibility for administering the Project area~
Pursuant to State law, the Temecula Redevelopment Agency has established a
Redevelopment Housing Fund by setting aside 20% of the tax increment revenue. The
Agency anticipates an annual deposit of about $1.4-1.6 million in tax increment over a
five-year period, for a total deposit of approximately $7.7 million. Based on the
required 20% set-aside, approximately $1.5 million will be available during the five-
year period for housing activities. Since set-aside funds are a function of property tax
revenues; the amount of future deposits will depend on factors such as market
conditions and the timing of new taxable development. CRL sets forth a variety of
options for localities to expend their housing funds, including:
IV. Housing Resources.doc *. July 2002 Page 4-47
CITY OF TEMECULA Housing Element
· Land disposition and write-downs;
· Site improvements;
· Loans;
· Issuance of bonds;
· Land and building acquisition by Agency;
· Direct housing construction;
· Housing rehabilitation;
· Rent subsidies;
· Predevelopment funds; and
· Admiuistmfive costs for non-profit housing corporations.
The specific uses of the set-aside funds are described in the Housing Plan section of
this HOusing Element.
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 April 1999, 22 households were leasing in Temecula
with the assistance of Section 8 programs. Of these 22, four households were elderly,
and seven were disabled. An additional 138 households living in Temecula were on the
waiting list to receive Section 8 rental assistance, 35 of which were elderly and/or
disabled.
Community DevelOpment Block Grant (CDBG) Program
The City receives its CDBG funding through the County of Riverside. Based on its
population, the City is eligible to receive approximately $300,000 annually from the
County. The City has, in the past, used approximately 85% of the CDBG funds for
capital projects, such as the Senior Citizen Center Expansion project, and the remaining
15% of the funding is awarded to various public service organizations. No CDBG
funds have been used for housing at this time.
IV. Housing Resources.doc * Suly 2002 Page 4-48
CITY OF TEMECULA Housing Element
C. Housing Developers
The following are several housing providers interested in developing and/or preserving
affordable housing in the City:
Coaehella Valley Housing Coalition
45-701 Monroe Street, Suite G
Indio, CA 92201
(760) 347-3157
· Habitat for Humanity
41964 Main Street
Temecula, CA 92591
(909) 693-0460
· Jamboree Housing Corporation
2081 Business Center Drive, Suite 216
Irvine, CA 92612
(949) 263-8676
· Affirmed Housing
200 East Washington Avenue, Suite 208
Escondido, CA 92025
(619) 738-8401
Vista Equities
29800 MacArthur Blvd., Suite 750
Irvine, CA 92612
(949) 474-3145
The Olson Company
30200 Old Ranch Pkwy, #250
Seal Beach, CA 90740
(562) 596-4770
San Diego Community Housing Corporation
8799 Balboa Avenue, Suite 220
San Diego, CA 92123
(858) 571-0444
SeCa Housing
8265 Aspen Street, Suite I00
Rancho Cueamonga, CA 91730
(909) 481-0172
IV. Housing Resources. doe · July 2002 Page 4-49
CITY OF TEMECULA Housing Element
D. Infrastructure and Facilities
The majority of the land available for residential development is located adjacent to
existing infrastructure facilities, or within a specific plan area where infrastructure will be
provided as part of the development process. As a result, infrastructure facilities will be
able to serve most of the future residential development.
E. Energy Conservation
.As residential energy costs rise, increasing utility cost 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
eouservation regulations.
IV. Housing Resources.doc * July 2002 Page 4-50
CITY OF TEMECULA Housing Element
V. Accomplishments under Adopted Housing Element
In order to develop an effective housing plan for the 2000-2005 period, the City must
assess the effectiveness of its existing housing programs and determine the continued
appropriateness of such programs in addressing housing adequacy, affordability, and
availability issues. This section evaluates the accomplishments of each program
against the objectives established in the 1993 Housing Element, explains any
discrepancy in program achievements, and recommends programmatic changes to the
2000-2005 Element.
A. Provision of Adequate Housing Sites
1. Land Use Element/Zoning Ordinance
Objective: Provide a range of residential development opportunities through
appropriate land use and zoning designations to fulfill the City's share of
regional housing needs. The Regional Housing Needs Assessment (RHNA)
for the City was determined at 870 units (129 Very Low; 137 Lower; 171
Moderate; and 433 Above Moderate Income households) for the period of
1989 to 1997.
~lccomplishments: The City provided adequate sites to accommodate its
share of regional growth through specific plan and zoning provisions. A total
of 5,998 housing units have been consh'ucted between January 1990 and
December 1997, representing 690% of the City's allocated RHNA. Based on
the affordability analysis contained in Section II and Section IV, Part 4, one-
quarter of the new 5,962 single-family houses constructed are affordable to
Moderate Income households, while one-half of the 23 apartments and seven
mobile homes constructed during this period are affordable to Moderate
Income, with the other half affordable to lower income households. Based on
this analysis, .the City provided 1,509 units affordable to moderate income
households (880% of the RI-INA for moderate income households) and 18
units affordable to lower income units (or 13% of the RHNA for lower
income households).
2. Sites for Homeless and Emergency and Transitional Shelters
Objective: Provide adequate sites for emergency and ~-ansitional shelters by
adopting a Zoning Ordinance that permits transitional and emergency housing
in Medium and High Residential Dens!ty zones, and conditionally permits
shelters in the remaining Residential zones and Commercial and Industrial
zones.
.4ccomplishments: In 1998, Temecula updated the Development Code in
.which emergency shelters and transitional housing are permitted in the
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CITY OF TEMECULA
Housing Element
Medium Density and High Density Residential districts. The City required
two units in the Rancho West project to be reserved for transitional housing.
These uses are also permitted in other residential districts with a conditional
use p~mit. 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.
3. Landbanking
Objective: Acquire sites (or funds) for affordable/senior housing through the
development of a Landbanking Program.
Accomplishments: In 1996, the Temecula Redevelopment Agency purchased
3.42 acres of land on Pujol Street to be leased to Affirmed Housing for the
Mission Village affordable housing project. A 0.19-acre parcel was also
purchased by the Agency and will be granted to Habitat for Humanity for the
consa-uction of two single-family homes affordable to Very Low Income
families. In addition, the Agency acquired two Medium Density Residential
parcels totaling 0.67 acres. The Redevelopment Agency is working to acquire
four additional parcels and two tax defaulted parcels for a total of 4.47 acres.
B. Assist in Development of Affordable Housing
1. Density Bonus Program
Objective: Encourage development of housing for low-income households by
incorporating a Density Bonus Program into the Zoning Ordinance. Include
provisions to ensure the continued affordability of units.
Accomplishments: The City updated the Development Code in 1998. As
described in Section HI and IV, the new Development Code contalnn density
bonus provisions for affordable and senior housing developments in the .High,
Medium, and Low Medium residential designations. Density bonuses may
also be granted to specific plan areas, as long as the maximum density,
including the bonus, does not exceed 50% of the target density in the planning
area. Two senior housing developments have been approved at 30 units per
acre, providing a total of 385 units.
2~ Mortgage Revenue Bond Financing
Objective: Increase the supply of rental and ownership units affordable to
Low and Moderate Income households by working with Riverside County in
securing tax exempt Mortgage Revenue Bond financing. Assistance will be
provided to 20 first time homebuyers annually through the single-family
V. Accomplishments.doc · July 2002 Page 4-52
CITY OF TEMECULA Housing Element
program and the use of multi-family Mortgage Revenue Bond financing will
be promoted.
Accomplishments: Use of Mortgage Revenue Bond for residential
coustmction in Riverside County has been limited in recent years. Instead, the
City has relied heavily on redevelopment set-aside funds for affordable
housing development.
3. Section 202 Elderly or Handicapped Housing
Objective: Provide housing and related facilities for the elderly and
handicapped by supporting all viable non-profit entities, seeking Section 202
funding.'
Accomplishments: Due to federal budgetary constraints, the application and
allocation of Section 202 funding has become an increasingly competitive
process. No non-profit organization pursued Section 202. allotment for the
development of senior housing in Temecula.
4. Second Units
Objective: Provide increased affordable housing opportunities to low-income
households by adopting a Second Unit Ordinance as part of the Development
Code. The Second Unit Ordinance shall permit second units on residential
lots zoned for single- and multi-family residential use. Incentives shall be
included for development of second units intended for occupancy by persons
over the age of 62.
Accomplishments: The City has incorporated development standards for
second units into its Development Code. The Code allows for second units in
all residential zoning districts where there is an existing owner-occupied
single-family detached dwelling unit if the conditions described in Section II/
are met. Since adoption of the second unit ordinance, 10 second units have
been achieved.
C. Government Constraints
1. Priority Processing for Affordable Housing
Objective: Facilitate production of affordable housing through the
development of a schedule for priority processing of affordable housing
projects. A contact person shall be designated to coordinate processing of all
of the necessary permits.
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CITY OF TEMECULA Housing Element
~4ccornplishrnents: The City has not adopted a schedule for priority
processing of affordable housing projects. The number of housing projects
processed during the last ten years did not warrant any special processing
procedure for affordable housing projects.
2. Modify Development Fees
Objective: Provide incentives to developers of affordable/senior housing by
reviewing existing development fee schedule and consider fee reductions, or
the addition of fee waiver provisions for the production of low-income and
senior citizen housing.
Accomplishments: To provide assistance to developers of affordable/senior
housing, the Redevelopment Agency. may reimburse developers for the
development fees paid. On a project-by-project basis, a developer of
affordable/senior housing may enter into a development agreement with the
Redevelopment Agency that stipulates that the developer will pay the City's'
development fees and the Agency will reimburse the developer.
./
D. Conserve and Improve Existing Affordable Housing
1. Preservation Program
Objective: Conserve affordable housing in the City by encouraging Section 8
project property owners to renew their contracts. Identify non-profit
organizations capable of purchasing these units. Consider the use of City-
based incentives for assisted units that are not subject to HUD-sponsored
incentives. Explore the possibility of providing tenant-based subsidies to
assisted units that convert to market rate.
Accomplishments: The Redevelopment Agency has attempted to work with'
the owner of the Temecula Villas (Section 8 contract expired in June 1999) to
maintain the affordability of the units in exchange for financial incentives
fxom the City. The owner is not interested in maintaining the units as
affordable housing and plans on offering the units at market rents. The 2000-
2005 Housing Element includes programs to preserve and expand affordable
housing opportunities in the City.
2. Redevelopment Set-aside Fund
Objective: Provide a source of funding for housing programs by developing
an expenditure plan for redevelopment set-aside monies. Programs that focus
on the rehabilitation of units occupied by Low and Moderate Income
households, preservation of assisted units, and construction of affordable
housing will receive priority in the expenditure plan.
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CITY OF TEMECULA Housing Element
Accomplishments: Pursuant to State law, the Temecula Redevelopment
Agency has established a Redevelopment Housing Set-Aside Fund using 20%
of the tax increment revenue. The Agency received a total deposit of
approximately $15.8 million in set-aside funds for the period of Fiscal Year
1991/2 through Fiscal Year 1999/2000. These funds were utilized to
implement the First Time Homebuyer and Residential Improvement
Programs.
3. Code Enforcement
Objective: Preserve the housing stock by developing a Housing Inspection
Program for all multi-family complexes.
Accomplishments: Temecula has not adopted a Housing Inspection Program
targeting multi-family complexes. Implementation of such a program is
infeasible at this time due to the high cost and staffing requirements.
Furthermore, housing in the City is generally in good condition; a citywide
inspection program is not warranted. However, the City continues to enforce
the Development Code and the Uniforra Building Code.
4. Tool Lending
Objective: Maintain the integrity of the housing stock by establishing a Tool
Lending Program and advertise the availability of home repair information
and tool lending.
Accomplishments: The City has not adopted a Tool Lending Prograra as the
administration of such a program can be cumbersome and time-cousuming.
However, to assist households with housing rehabilitation needs, the City
offers a range of loan and grant rehabilitation programs, as described below.
5. Low-Interest Residential Rehabilitation Loans
Objective: Preserve existing housing stock by establishing a low-interest
residential rehabilitation program. Provide program referrals through code
enforcement activities.
Accomplishments: Since 1996, the City has been offering the following low-
interest or grant rehabilitation programs for residential units:
Senior Home Repair Grant Program: This program was available to
seniors 55 or older with a household income that does not exceed
120% or the area median income adjusted for household size. Eligible
households receive grants of up to $3,000 for be used for needed
repairs to their homes. As of June 1999, eight senior households have
been awarded grants through this rehabilitation program.
V. Accomplishments.doc * July 2002 Page 4-55
CITY OF TEMECULA Housing Element
Home Improvement Program: This program is available to owners
of single-family detached homes, condominium units, townhouses, and
manufactured homes on a p~smanent foundation that are located
within Old Town, La Serena, Winchester Creel or any condominium
units. The household income of the homeowner must not exceed 80%
of the area median income adjusted for family size. Grants are
available for up to $2,500 to correct confirmed health and safety
and/or building code violations. Loans up to $5,000 per household are
available for exterior painting, roofing, fence repair/replacement, and
other exterior improvements. As of June 1999, 57 pmjeets funded by
these two programs have been completed.
Multi-Family Rehabilitation Loan Program: The City offers this
loan program to owners of rental property within the City to assist with
rehabilitation and correction of deferred maintenance. To qualify for
the loan program, a number of units will be required to be set-aside for
a period of 30-years for rental to Very Low and Low Income tenants.
In addition, the property owner must enter into a Property
Maintenance Agreement to ensure that the property is properly
maintained. As of June 1999, the City has provided funding under this
program to three multi-family complexes, and 218 units have been set-
aside for rental to Very Low and Low Income tenants.
6. Section 8 Housing Certificates/Vouchers
Objective: Provide housing subsidies for Low-Income households by
supporting efforts to increase the amount of funding allocated to H-JD
programs. Provide referrals to apartment complex owners for information on
the various Section 8 programs.
Accomplishments: The Housing Authority of Riverside administers the
Section 8 Certificate/Voucher Program for Temecula. As of April 1999, 22
households are leasing in Temecula with the assistance of Section 8 programs.
Of these 22, four households are elderly, and seven are disabled. An
additional 138 households living in Temecula are on the waiting list to receive
Section 8 rental assistance, 35 of which are elderly and/or disabled.
7. Home Sharing
Objective: Assist seniors and other with limited income in obtaining housing
by supporting SHARE and home sharing activities of the Senior Citizens
Service Center. The objective is 40 matches a year: 15 Very Low Income
· households; 15 Lower Income households; and 10 Moderate Income
households.
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CITY OF TEMECUL,~ Housing Element
Accomplishments: The City has not adopted its own Home sharing program,
but continues to support the homesharing activities of the Senior Citizens
Service Center.
8. Mobile Home Park Assistance
Objective: Preserve low-cost housing options for City reSidents by providing
technical assistance to mobile home park residents in pursuing Mobilehome
Park Assistance Program (MPAP) funds.
Accomplishments: Heritage Mobile Home Park is the only mobile home park
in the City. ReSidents of this mobile home park did not pursue MPAP funds;
no technical assistance was needed.
· 9. Mortgage Credit Certificate
Objective: Assist at least 50 first-time homebuyers by providing tax credits,
10 of which are lower income households.
Accomplishments: The City participates in the Mortgage Credit Certificates
program administered by the County. As of July 1999, 72 households have
been assisted under this program.
In addition, the City has implemented a First Time Buyer Program to assist
lower income households with the purchase of the.ir first home. This loan
program provides assistance for a portion of the down payment and/or closing
costs of up to 20% of the purchase price of a home. To qualify, the home
buyer must not have owned a home during the previous' three years, the
buyer's household income must not exceed the area median income adjusted
for household size, and the house must be located within the City. As of July
1999, 52 households have received funding through this program.
The City has also adopted an Employee· Relocation Program to assist
employees of participating employers with the down payment for a house
located within Temecula. To qualify for this program, the household income
of the homebuyer cannot exceed 120% of the area median income adjusted for
household size. Down payment assistance is provided in the form of a loan of
.up to 10% of the purchase price, up to $15,000, with payments deferred for
five years. As this is a recent program, adopted in January 1999, no
households have been assisted yet.
10. Low Income Home Energy Act Program
Objective: Support the COunty of Riverside Department of Community
Action (DCA) and Temecula Senior Citizen Services Center in providing
utilities assistance and weatherization to 30 Very Low Income households and
V. Accomplishments.doe * July 2002 Page 4-57
CITY OF TEMECULA
Housing Element
allocate CDBG funding to the DCA for continued adminisl~ation of the Low
Income Home Energy Act Program (LIHEAP).
Accomplishments: The City has not participated in the LIHEAP and did not
allocate CDBG funding to the DCA for continued administration of the
LIHEAP.
E. Equal Housing Opportunity
1. Equal Housing Opportunity
Objective: Support the activities of the Fair Housing Program to be in
compliance with the National Fair Housing Law.
Accomplishments: The City participates in the Community Development
Block Grants (CDBG) program as part of the Riverside Urban County
program. CDBG regulations mandate the provision of programs and services
to further fair housing choice. Fair housing services are provided by Fair
Housing Program of Riverside County.
2. Housing Referral Directory
Objective: Dispense information on local, state and federal housing programs
by developing a directory of services and resources for Low and Moderate
Income households and special needs groups. Provide information and
referrals to persons on an as needed basis.
Accomplishments: The City created a Housing Referral Directory. Generally,
information provided to persons requesting information through the Directory
includes: the name, location, unit sizes, and phone number of the projects
providing the required housing.
F. Housing Element Monitoring and Reporting
1. Annual Repo~ting
Objective: Ensure that the Housing Element retains its viability and
usefulness by developing a monitoring program and report annually to the
City Council on implementation progress. Forward the monitoring report to
HCD.
Accomplishments: While a formal, annual report addressing the
implementation of the Housing Element has not been developed, the Planning
Depamnent periodically updates the City Council on the progress of
V. Accomplishments.doc * July 2002 Page 4-58
CITY OF TEMECULA Housing Element
implementation of the General Plan, 'including the Housing Element.
However, new state law now mandates the annual reporting to the State
Department of Housing and Community .Development (HCD) and Office of
Planning and Research (OPR). The City will comply with the annual
reporting requirements.
2. Housing Needs Data Base
Objective: Accurately assess housing needs in the community by requiring
social service agencies/non-profit organizations receiving CDBG funding
from the City to record information on the residences of clients served using a
reporting form to be developed by the City.
Accomplishments: Service agencies receiving CDBG funding from the City
are required to report on their program accomplishments at least annually.
Records from service agencies help the City assess the extent of housing and
supportive service needs, particularly regarding the special needs population.
The City also participated in the preparation of the 2000-2005 Consolidated
Plan for the Riverside. Urban County consortium. The Consolidated Plan
includes an updated housing and community develc ~ment needs assessment.
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CITY OF TEMECULA Housing Element
VI. Housing Plan
The five-year Plan is thc centerpiece of the 2000-2005 Housing Element for Temecula. The
Housing Plan sets forth the City's goals, policies, and pmgram.s to address the identified
housing needs. Housing programs included in this Plan define the Specific actions the City will
take to achieve specific goals and policies. The City's overall strategy for addressing its
housing needs has been defined according to the following areas:
· Providing adequate housing sites;
· Assisting in development of affordable housing;
· Removing governmental constraints;
· Conserving and improving existing affordable housing; and
· Promoting equal housing opportunity.
A. Goals and Policies
Provide Adequate Housing Sites
Goal 1
Provide a diversity of housing opportunities that satisfy the physical, social
and economic needs of existing and future residents of Temecula.
Discussion
The City provides for a mix of new housing opportunities by designating a
range of residential densities and promoting creative design and
development of vacant land. By providing for the construction of a range of
housing, tl/e needs of all sectors of the community can be met.
Policy 1.1
Provide an inVentory of land at varying densities sufficient to accommodate
the existing and projected housing needs in the City.
· Policy 1.2
Encourage residential development that provides a range of housing types in
terms of cost, density and type, and provides thc opportunity for local residents
to live and work in the same cOmmullity by balancing jobs and housing types.
Policy 1.3
Require a mixture of diverse housing types and densities in new developments
around the village centers to enhance their people-orientation and diversity.
Policy 1.4
Support the use of innovative site planning and architectural design in
residential development.
PoUcy 1.5
Encourage the nsc of clustered development to preserve and enhance
important environmental resources and open space.
Policy 1.6
Encourage the development of compatible mixed-me projects that promote
and enhance the village concept, facilitate the efficient use of public facilities,
and support alternative transit options.
VI. Plan.doc,, Iuly 2002 Page 4-60
CITY OF TEMECULA Housing Element
Assist in Development of Affordable Housing
Goal 2 Provide affordable housing for all economic segments of Temecula~
DiscusMon
Temeeula works to provide a variety of affordable housing opportunities for
all economic segments of the community. By coordinating with other
government agencies and non-profit organiTations to access funding sources
for affordable housing and parmer in the creative provision of affordable
housing, the City helps provide safe and affordable housing for all residents
Policy 2.1
Promote a variety of housing opportunities that accommodate the needs of all
income levels of the population, and provide opportunities to meet the City's
fair share of Low and Moderate Income housing.
Policy 2.2
Support innovative public, private and non-profit efforts in the development of
affordable housIng, particularly for special needs groups.
Policy 2.3
Encourage the use of non-traditional housIng models, Including sIngle-mm
occupancy structures (SRO) and manufactured housing, to meet the needs of
special groups for affordable, housing, temporary shelter and/or transitional
housing.
Policy 2.4
Pursue all available forms of private, local, state and federal assistance to
support development and implementation of the City's housing prograns.
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 that housing affordable
to all members of the community is provided. Governmental requirements
for the development and rehabilitation of housing often add to the cost of the
provision of affordable housing and may result in fewer opportunities for
housing affordable to lower income households. Reducing development
fees and ensuring that City regulations provide for the sa'fety and welfare of
the population without imposing unreasonable costs will help in the
provision of affordable housing.
Policy 3.1
Pmvid~ reasonable processing procedures and fees for new construction or
rehabilitation of housing.
VI. Plan.doc · July 2002 Page 4-61
CITY OF TEMECULA Housing Element
Policy 3.2
Policy 33
Consider mitigating development fees for projects providing affordable and
senior housing.
Periodically review City development standards to ensure consistency with the
General Plan and to facilitate high-quality affordable housing.
Conserve and Improve Existing Affordable Housing
Goal 4 Conserve the existing affordable housing stock.
Discussion
Along with providing for new affordable housing opportunities, the City
also has a goal to preserve existing affordable housing opportunities for
residents. By providing incentives and programs to maintain existing units,
both the affordability and the structural imegfity of the units, the City
ensures that affordable housing oppommities are preserved.
Policy 4.1
Monitor the number of affordable units eligible for conversion to market-rote
units and develop programs to minimize the loss of these units.
Policy 4.2
Develop rehabilitation programs that are directed at preserving the integrity of
the existing housing stock.
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 Temecal~
Discussion
Policy 5.1
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.
Encourage and support the enforcement of laws and regulations prohibiting the
discrimination in lending practices and in the sale or rental of housing.
Policy 5.2
Support efforts to ensure unrestricted access to housing for all segments of the
Policy $.~
Encourage housing design standards that promote the accessibility of housing
for the elderly and disabled.
VI. Plan.doc * July 2002 Page 4-62
CITY OF TEMECULA Housing Element
Policy 5.4
Encourage and consider supporting local private non-profit groups that address
the housing needs of the homeless and other disadvantaged groups.
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 nnmet honsillg needs. This section provides a
description of each housing program, and future program goals. The Housing Program
Summary (Table 4-27) located at the end of this section summarizes the future five-year
goals of each housing program, along with identifying the program funding sources,
responsible agency, and time fxame 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, sizes and prices. This is an
important function in both zoning and General Plan designations.
1. Land Use Element and Development Code
The Land Use Element of the Temecula General Plan designates land within the
City for a range of residential densities ranging from 0.1 to 20 units per acre. The
following aspects of the Development Code facilitate the provision of adequate sites
for affordable development:
NO density targets have been set for the Medium and High Density
Residential categories so these districts can be developed at their maximum
allowable density;,
· The Village Center Overlay and Planned Development Overlay allow for
the modifications and flexibility in development standards; ·
· Mobile home parks are allowed in all of the residential zoning districts with
a conditional use pvmdt;
Senior and affordable housing are allowed in a variety of residential and
non-residential zoning districts and are eligible for density bonuses and
development concessions;
Congregate care facilities are allowed in a variety of residential and non-
residential zoning districts and the facilities are not limited specifically to
the density requirements of the specific zoning distxict;
VI. Plan.doc * Jruly 2002 Page 4-63
CITY OF TEMECULA Housing Element
· Second units are allowed in all residential zoning districts where a detached
single-family unit exists; and
Emergency shelters and transitional housing are allowed in the Medium and
High Density Residential zoning districts, and conditionally allowed in the
remainder of the residential districts. Emergency shelters are also
conditionally, allowed in several of the non-residential zoning districts.
As stated in Section IV, the City has a RHNA of 7,798 new units for the period of
1998 through 2005. A total 'of 2,242 units have already been approved or
conslmcted between 1998 and July 1999. The residential development capacity
under the Temecula Land Use Plan provides sufficient land to meet the City's
remaining need for new construction of the remaining 2,242 units for the 2000-2005
period.
Five- Year Objectives:
· The City will continue to implement and, as appropriate and necessary,
augment the Land Use Element and Development Code.
The City will provide for an adequate number of residential sites to
accommodate the remaining regional share of 999 Very Low Income units,
789 Low Income units, 1,206 Moderate Income units, and 2,562 Above
Moderate Income units.
· The City will maintain an inventory Of sites suitable for residential
development and provide that information to interested developers.
The City will encourage the reservation of land that is currently designated
for multiple-family development for the development of multiple-family
housing by providing the multi-family sites inventory to multi-family
housing developers to solicit development interest. The City will update the
multi-family sites inventory at least once a year.
As part of the General Plan update, the City has identified additional areas
with mixed-use potential. The City will work to create a mixed-use overlay
in the Land Use Policy May to be applied to approximately 448 acres of
land along the 1-15 corridor. Residential mixed-use is permitted at_a density
of 30 units per acre. To facilitate mixed-use development, the City will
establish appropriate flexible development standards such as increased
building height and shared parking opportunities in the Zoning Ordinance.
Target date for adopting the Land Use Policy Map is anticipated in 2003.
Within six months of adoption of the l_and Use Policy Map including the
mixed use overlay, the City will establish development standard appropriate
for implementing mixed-use standards.
VI. Plan.doc · July 2002 Page 4-64
cITY OF TEMECULA Housing Element
The City will encourage higher density residential development within the
mixed~use overlay areas by providing appropriate, flexible development
standards through th6 Zoning Ordinance. Upon completion of the General
Plan (2003), the City will revise the Zoning Ordinance to establish specific
use, height, bulk, parking, landscaping, and other guidelines appropriate for
mixed-use development.
2. Sites for Emergency and Transitional Housing
The homeless population of Temecula consists of only a few transient homeless
persons, though there is a larger rural homeless population located outside of the
City limits in the unincorporated, agricultural areas. While there are a number of
facilities and service agencies serving the homeless needs of Temecula, the only
transitional housing within Temecula is the two units within the Rancho West
project that have been reserved as transitional housing.
The Temecula Development Code provides for the provision of emergency shelters
and. transitional housing within th~ City. The City facilitates the development of
emergency shelters and transitional housing by permitting such facilities in the
Medium Density and High Density Residential districts by right. These uses are
also permitted in other residential districts with a conditional use permit.
Emergency shelters are also permitted with a conditional use pexmit in the
Neighbbrhood Commercial, Community Commercial, Highway/Tourist
Commercial, Service Commercial, Professional Office, Business Park, and Light
Industrial zoning districts.
Five-Year Objectives:
· The City will continue to permit emergency shelters and transitional housing
as identified in the Development. Code.
· ' The City Will continue to require affordable housing projects receiving
assistance from the City to reserve units for transitional housing.
VI. Plan.doc *, July 2002 Page 4-65
CITY OF TEMECULA Housing Element
Assist in Development of Affordable Housing
New construction is a major source of housing for prospective homeowners and renters.
However, the cost of new construction is substantially greater than other program
options. Incentive programs, such as density bonus, offer a cost-effective, means of
providing affordable housing. Other Programs, such as the First Time Home Buyers
Program, increase the affordability of new and existing housing.
3. Density Bonus Ordinance
The City has adopted its own Density Bonus Ordinance that complies with the State
requirements. The allowable density bonus for qualifying senior and affordable
housing projects increases the total allowable density for High Demity Residential,
Medium Density Residential, and Low Medium Density Residential zones. For the
approved specific plans, the maximum density, including the density bonus, is not
allowed to exceed 50% of the target density in the planning area.
Affordable housing projects, including affordable senior projects may also be
granted at least one development concession by the City as an incentive for the
provision of affordable housing. The potential concessions include:
* An increase in the maximum lot coverage;
· A modification to the setback or required yard provisions;
· An increase in the maximum allowable building height;
· A reduction in the required on-site parking;
A reduction in the amount of on-site landscaping, except that no reduction in
on-site recreational amenities may be approved unless the affordable
homing 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 Professional Office zone
with the approval of a conditional use permit.
Five- Year Objectives:
· The City will continue to implement the Density Bonus Ordinance.
· The City will inform residential development applicants of opportunities for
density increases.
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CITY OF TEMECULA Housing Element
4. Land Assemblage and Affordable Housing Development
The City can utilize CDBG and redevelopment monies to purchase land for the
development of lower and Moderate Income housing. Through its Redevelopment
Agency, the City has acquired, through the purchase or tax default, three parcels of
residential land, not including the land acquired for the Mission Village project, to
be used for the development of affordable housing. The Redevelopment Agency
typically provides the land it acquires to affordable housing developers for the
development of housing units affordable to Low and Very Low income households.
The City currently has an additional four parcels, a total of 1.37 acres, under
contract for purchase. Two tax-defaulted properties totaling 3.1 acres will also be
available for affordable housing development
Five- Year Objectives:
· The City will continue to acquire land for use in the provision of affordable
housing.
The City will facilitate the development of the nine parcels to produce 89
housing units affordable to lower income households.
5. Second Unit Ordinance
The City has adopted a Second Unit Ordinance to facilitate the construction of
affordable second units within developed areas of the City. The Second Unit
Ordinance allows for second units in all residential zoning districts where there is
an existing owner-occupied single-family detached dwelling unit if certain
conditions are met, as described in Section IV.
Five- Year Objectives:
· The City will continue to allow and promote the construction of affordable
second units to result' in the construction of five new second units by 2005.
6. 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~t'mae homebuyers authorizing the household to take
a credit against federal income taxes of up to 20% of the annual mortgage interest
paid. This tax credit allows the buyer to qualify more easily for home loans as it
increases the effective income of the buyer.
VI. Plan.doc * July 2002 Page 4-67
CITY OF TEMECULA Housing Element
Five- Year Objectives:
· The City will continue to promote the regional Mortgage Credit Certificate
program to assist an average of 10 households annually.
7. First Time Home Buyer Program
The City's First Time Home Buyer Program (FrHB) 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, or vacant. The maximum assistance available under this program is 20% of
the purchase price plus closing costs, up to a total payout of $24,000. The home
buyer also must maintain to house in good condition during the term of the
assistance.
Five- Year Objectives:
· The City will continue to implement the First Time Home Buyer Program to
assist 15 households annually.
8. Employee Relocation Program
The Employee Relocation Program is designed to provide assistance to families
moving tothe City due to relocation of the'n: employer. This program provides a
second lxust deed of up to 10% of the purchase price of the house, up to $15,000, to
be used for the downpayment. During the first five years of the 30-year loan, no
payment on the loan is required. For the remaining 25 years, the loan is fully
amortized for 300 months, at Prime Rate of simple interest. To be eligible, the
applicant must be employed with a City approved company participating in this
program and the household income must not exceed 120% of the area median
income. The home must be located within thc City limits, be attachexl to a
p~,manent foundation, and be occupied by the seller, or vacant.
Five-Year Objectives:
· The City will continue tO implement its Employee Relocation Program to
assist five households annually.
VI. Plan.doc · July 2002 Page 4-68
CITY OF TEMECULA Housing Element
Remove Governmental Constraints
Under state law, the Temecula Housing Element must address, and where appropriate
and legally possible, remove, governmental constraints to the maint.enance,
improvement, and development of housing. The following programs are designed to
lessen governmental constraints to housing development.
9. Development Fees Reimbursement
Developers of affordable/senior housing may qualify to receive a reimbursement by
the Redevelopment Agency for development fees paid by the developer. Typically,
developers of affordable/senior housing pay the City the required development fees.
If the development qualifies for reimbursement of development fees through the
Redevelopment Agency, the developer enters into a contract with the Agency,
which then reimburses the developer for the fees paid.
Five- Year Objectives:
The Redevelopment Agency will continue to enter into development
agreements with qualifying senior/affordable housing projects on a case-by-
case basis' to provide development fee reimbursement.
Conserve and Improve Existing Affordable Housing
A commnnity's existing affordable housing stock is a valuable resource that should be
conserved, and if necessary, improved to meet habitability requirements.
10. Preserve At-Risk Housing Units
Between July 1, 2000 and June 30,'2010, three assisted housing projects in
Temecula are at-risk of converting to market rate housing. The 344-unit
Woodareek project was financed through the use of a multi-family revenue bond
and the Low Income rent restrictions on the 71 affordable units are due to expire in
March 2003. The 55-unit Rancho California project maintains a 20-year Section 8
contract that subsidizes rents for the 55 units. The Section 8 contract will expire in
· March 2004. Detailed analysis on the potential conversion of these projects is
included in the Housing Needs section of the Housing Element. Finally, the 40-unit
Oaktree project was financed through FmHA-New Construction Section 515 loans.
As discussed in the Housing Needs section of this Element, affordability control on
this project may potentially expire in 2004 with prepayment of the loan. However,
due to the nature of the program it is extremely unlikely that the Oaktree project
will be permitted to prepay and convert to market-rate rents.
The City of Temeeula will implement the following programs on'an on-going basis
to conserve its affordable housing stock.
VI. Plan.doc · July 2002 Page 4-69
CITY OF TEMECULA Housing Element
Monitor Units At-Risk: Monitor the status of Woodcreek, Rancho
California, and Oaktree since the affordable restrictions are due to expire
during the .planning period.
}Fork with Potential Purchasers: Establish contact with public and non-
profit agencies interested in purchasing and/or managing units at-risk to
inform them of the status of the Rancho California and Oaktree projects.
Tenant Education: The California Legislature passed AB i701 in 1998,
requiring property owners give a nine-month notice of their intent to opt our
of low income restrictions. The City will work with tenants of at-risk units
and provide them with information regarding tenant rights and conversion
procedures. The City will also provide tenants with information regarding
Section 8 rent subsidies through the Riverside County Housing Authority,
and other affordable housing opportunities.
Assist Tenants'of Existing Rent Restricted Units to Obtain Priority Status
on Section 8 Waiting list: Work with the Riverside Homing Authority to
place tenants displaced from at-risk units on a priority list for Section 8
rental assistance.
Five-Year Objectives:
The City will monitor the status of Woodcreek, Rancho California, and ·
Oaktree.
· The City will identify non-profit organizaOons as potential
purchasers/managers of at-risk housing units.
The City will explore funding sources available to preserve the affordability
of Woodcreek, Rancho California, and Oaktree or to provide replacement
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. ·
11. Redevelopment Set-Aside
Prior to Temeenla's incorporation, the County of Riverside established a
Redevelopment Project on July 12, 1988 with the adoption of Redevelopment Plan
No. 1-1988. The Project area extends from InterstatelS/State Route 79 interchange
north to the City limits. The Old Town is included within the Project area. ABer
incorporation, the City assumed responsibility for administering the project area.
VI. Plan.doc · July 2002 Page 4-70
CITY OF TEMECULA Housing Element
Pursuant to State law, the Temecula Redevelopment Agency established a
Redevelopment Housing Set-Aside Fund using 20% of the tax increment revenue.
The Agency anticipates an annual deposit of about $1.4-1.6 million in tax increment
over a five-year period, for a total deposit of approximately $7.7 million. Based on
the required 20% set-aside, approximately $1.5 million will be set aside during the
five-year period for use for housing. Since set-aside funds are a function of
· property tax revenues, the amount of future deposits will depend on factors such as
market conditions and the timing of new taxable development.
The housing programs identified for expenditure of Housing Set-Aside Funds
include funding for the development and preservation of multi-family affordable
housing, acquisition of land for the development of Low and Moderate Income
housing, and assistance in the rehabilitation of existing housing units. All of these
programs are considered Priority I projects for the use of set aside funds.
Five- Year Objectives:
The City will continue to .utilize its Housing Set-Aside Fund to implement
the identified housing programs, pursuant to State law.
12. Code Enforcement
While the majority of the existing housing stock in Temeeula is less than 30 years
old, there is a need to enfome 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 offomes the Uniform Building
Code CLIBC).
Five- Year Objectives:
The City will continue to enfome the UBC and offer information regarding
the City's housing rehabilitation programs to low and moderate-income
households cited for code violations.
13. Residential Improvement Program
The City provides the following grant and low-interest loan programs under its
Residential Improvement Program to assist in rehabilitating existing residential
Senior Home Repair Grant - This program is available to seniors 55 or
older with household incomes not exceeding 120% of the area median
income. The one time grant of up to $3,000 can be used for repairing
owner-occupied homes on a pvamanent foundation located in Old Town, La
Serena, Winchester Creek, or condominiums throughout the City.
VI. Plan.doc* July 2002 Page 4-71
CITY OF TEMECULA Housing Element
Single-Family Emergency Grant- This program provides up to $2,500
grants to correct conCumed health and safety and/or building code violations
in owner-occupied homes on a permanent foundation located in Old Town,
La Serena, Winchester Creek, or any condominium throughout the City.
The household's income must not exceed 80% of the area median income.
Single-Family Paint & Fence Repair Loan - This loan program is
available to households whose income does not exceed 80% of the area
median income. Eligible housing units include owner-occupied homes on fi
permanent foundation located in Old Town, La Serena, Winchester Creek,
or any condominium throughout the City. The maximum loan is $5,000 to
be used for exterior improvements to the house. The interest rate for the
loan is prime interest rate, but the payments are deferred and forgiven after
five years if the owner still owns and occupies the unit. I/the house is sold
within the five-year period, the loan will be due and payable.
Multi-Family Rehabilitation Loan - This program is available to owners of
rental property within the City ofTemecula. 71nae maximum loan amount is
$3,000 per unit and it to be used to for rehabilitation and correction of
deferred maintenance of the units. The term of the loan is 20 years, with
repayment deferred for the first five years, after which the loan is fully
amortized for the remaining 15 years at prime rate, simple interest. The loan
becomes due if the property is sold or refinanced prior to the 20-year period.
In exchange for the loan, an affordability covenant on the project will be
recorded for a 30-year duration. These covenant requires that a portion of
the units be reserved for rent to Very Low and Low Income tenants. The
owner .is also required to maintain the property and improvements in good
condition.
Five- Year Objectives:
The City will fund 30 rehabilitation grants and loans annually through its
Residential Improvement Program.
14. Section 8 Rental Assistance Program
The Section 8 rental assistance program extends rental subsidies to Very Low
Income families and elderly that spend more than 30% of their income on rent. The
Section 8 certificate subsidy represents the difference between the excess of 30% of
the monthly income and the actual rent (up to the federally determined Fair Market
Rent (FMR). Most Section 8 assistance is issues to the recipients as vouchers,
which permit tenants to locate their own housing and rent units beyond the FMR,
provided the tenants pay the extra rent increment.
The City contracts with the Riverside County Housing Authority to administer the
Section 8 Certificate/Voucher Program.
Vl..Plan.doc* July 2002 Page 4-72
CITY OF TEMECULA Housing Element
Five- 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 22 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.
15. Mobflehome Assistance Program (MPAP)
To preserve affordable housing opportunities found within mobilehome parks, the
California Department of Housing and CommunitY Development (HCD) provides
financial and technical assistance to Low Income mobilehome park residents
through the Mobilehome Assistance Program 0VlPAP). The MPAP provides loans
of up to 50% of the purchase price plus the conversion costs of the mobilehome
park so that Low Income residents, or organizations formed by Low Income
residents can own and/or operate the mobilehome park.
Heritage Mobilehome 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.
Five- Year Objectives:
The City will provide technical assistance to Heritage Mobilehome Park
residents in pursuing MPAP funds in the event that the owners propose to
clos_e the mobilehome park.
Promote Equal Housing Opportunities
In order to make adequate provision for the housing needs of all economic segments Of
the community, the housing program must include actions that promote housing
· opportunities for all persons regardless of race, religion, sex, family size, martial status,
ancestry, national origin, color, age or physical disability.
16. Equal Housing Opportunity
The Riverside County Consortium, of which the City is a member, has adopted an
Analysis of hnpediments (Al) to Fair Housing Choice and has conducted fair
housing planning to implement the recommendations, identified in the AI.
VI. Plan.doc ,, Suly 2002 Page 4-73
CITY OF TEMECULA Housing Element
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, Ixaining/technicaF
consultant assistance, and fair housing rights assistance.
The Fair Housing Program of Riverside County is also an advocate for affordable
housing, legislative reform, local compliance, and research projects relative to fair
housing and human rights issues. The agency works with the State Department of
Fair Employment and Housing, and HUD in the referral, enforcement, and
resolution of housing discrimination cases.
Five-Year Objeetlves:
· Temecula will continue to participate in the Riverside County Consortium in
implementing the fair housing plan.
· The City will place fair housing brochures at City gounters, public libraries,
Temecula Community Center and Temecula Community Recreation Center.
The City Will continue to post information regarding fair housing services
on the City web site. Future fair housing workshops can also be advertised
on the City web site.
The City will continue to .provide referral services to the Fair Housing.
Program of Riverside County for residents inquiring about fair housing
issues.
17. 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 the person's needs.
Five- Year Objectives:
· The City will continue to offer housing referral services through its Housing
Referral Directory.
18. Housing for Persons with Disabilities
The City will analyze and determine whether there axe consmints on the
development, maintenaoce, and improvement .of housing for persons with
disabilities, consistent with SB 520 enacted January 1, 2002. The analysis will
include land use controls, permit procedures, and building codes.
VI. Plan.doc * July 2002 Page 4-74
CITY OF TEMECULA Housing Element
Five- Year Objectives:
ff any constraints are foUnd in these areas, the City will develoP a plan by
January 1, 2003 to remove the constraints or provide reasonable accommodation
for hosing intended for persons with disabilities_~
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.
19. Annual Reporting/Housing Needs Database
Service agencies receiving CDBG funding from the City are required to report on
their program accomplishments at least annually. Records from service agencies
help the City assess the extent of housing and supportive service needs, particularly
regarding the special needs populations.
The City is also required to submit annual reports to the state addressing its success
in implementing the General Plan and Housing Element. These reports provide
decision makers with useful information regarding how successful the'housing
programs are with meeting the needs of the community.
Five-YearObjectives:
The City will continue to require that service agencies report on 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 t° the state assessing the
implementation of the General Plan and Housing Element.
VI. Plan.doc ~ July 2002 Page 4-75
CITY OF TEMECULA Housing Element
Table
~ Housing Program Sl~mmary
HouelngProgram I ProgramObJec6vea { 5.Year ObJeoflve and TIme Frame I Funding Source I K~.~,ii.-;b;~,Agency
1. Land Use Element and Provide a range of · Continue to impt~t aed, as ~,~'~tal Planning
Develop~t C~xle residential development oppropriate and nesessafy, angmant Bedget Depaftroent
opportun~es through the Land Use Elment and
~ opp'opdata land use Oevelopment Code.
dealgnatians. · Provide ~ en edequate numbe' of
residential sites to accommodate the
remaining mgleaal fair share ~ all
incorne levals.
· Maintain an Invento~ of sites
avaJleble for residential development
and provide this informatian to
intorested develope~.
· Enouuro~e the reservation of I~d
that is curmnity designated for
multiple-fandly development for the
development of multiple-family
housing by p~oviding the muiti4amily
sites inventor/to multi-family housing
developers to solicit development
intemsL Ugdate the muiti4amtiy sites
inventen/at least once a year.
· Work to oreata a mixed-use oveday in
the Land Use Policy May to be
applied to approximately 448 acres of
land along the 1-15 coflidor.
Residefltial mixed-use is pemlitted at
a density of 30 units per ecre.
Establish appropriate flexible
development standards such as
incmesed building height a~d shared'
parking oppo~tun'~es In the Zoning
Ordinaf~e. Target date for adopting
the Land Use Policy BOP is
anticipated in 2003. Within slx
manths of adoptJan of the Land Use
I' Policy Map inclu~ng lhe mixed use
oveday, establish development
· standard appropriate for implementing
mEed-use standards.
· Encourage higherdensity residential
development within the mixed-use
· overlay areas by providing
opprol~ata, flexible developmunf!
standards through the Zoning
Ordinance. Upen completion of the
General Plan (2003), revise the
Zoning Ordinance lo establish spedfic
use, height, bulk, parking,
landscaping, and other geidetines
appropriate for mixed-use
development.
VI. Plan.doc · July 2002 Page 4-76
CITY OF TEMECULA Housing Element
Table 4-28
Housing Program Summary
' Responsible
Housing Program Program ObJeofivee 5-Year Objective and Time Frame Funding Source Agency
2. Sites for Emergency Provide for sitas fer the · Cont~nue to permit emergency Departmental Planning
and Traditional development and shelters and transitional housing as Budget Department
Ho~sing opportunities for tho identified in the Development Code.
provision of housing for · .Continue lo require affordable
the homeless, housing projects receiving assistence
from the Cily/o resume ontis for
transi~al honsing.
Affordable Housln9 Development
3. Density Bonus Encourage the provision · Continue to implement the City's Departmental Planning
Or, nonce of seeiorlaffordaEe Density Bonus Ordinance. Budgof Department
housing development by · Inform residentialdevelopment
· continuing to implement applicants of opportunities for density
the Density 8onus increases.
Ordinance.
4. Land Assemblage and Assist with the · Continue to acquire land*for use in theRedevelopment Redevelopment
Affoofable Housing development of provision of affen:lable ho~stng. Set-aside Funds Agency
Development affordeble buusing by ,, Facilitate the development of nine end CDBG fueds
acqui~ng land for the parcels to preduce 89 hc~Jsing units
development of Low end affordable 1o lower income
Mederata Income households.
housing.
5. Second Und Ordinance Fadlitata the · Continue to allow and promofe the Departmental Planning
development of cons~uclise of affontable second Budget Department
affordeble housing units to result in the construction of
thro~ugh the construction five new second units by 2005: '
of second units.
6. Mortgage Credit Assist first time home ,, Continue to promote the regional Departmental . Plenning
Certificate Program buyer by promoting the Mortgage Credit Certificate program Budget Department
regional Mortgage Credit to assist an, average of 10 households
Certiflcale Program. ennually.
7. First Time Home Buyer Assist lower income first · Continue 1o implement the Rrst Time Redevelopment Redevelopment
Program lime home buyers with Home Buyer Program to assist 15 Set-aside Agency
the purchase of a home households ennually.
through the use of loan
assistance.
8. Employee Relocation Provide loan assistance ,, Continue to implomesl tho Employee Redevelopment Redevelopmont
Program to qualified, lower Ralonation Program to assist five Set-aside Agency
income relocated households annually.
employees for the
purchase of a home.
Removal of Governmental Consba/nta
9. Development Fees Reducelhecost of · Continue to enter into development Redevelopment Redevelopment
Reimbursement affordable/senier agreements with qualifying Set-aside Agency
housing development seqior/affordable housing projects off
through the a cese-by4aee basis to provide
reimbursement of devalopmest fee reimbursement.
development fees.
VI. Plan.doc · July 2002 Page 4-77
CITY OF TEMECULA Housing Element
Table 4-28
Housing Program Summary
HouslngPmgram [ ProgramObJecdves J 5-¥ear Ob.fucflve and TIme Frame ] FundlngSourceI ResponslbfeAgency
Cons°n,° and Impro~ Exlstlng Affordable Ho~sln~
10. Prese~e At-Risk Encourage the · Mouita. the status of Woodcmek, Padevelo~nt Redevelopment
Housing Units continued affon:lab~lity of Rancho Caiifomia, and Oat~, set-aside Funds, Agency, Planning
at.4Jsk housing untis to · Idontify no~ofit a.ganizai~s as CDBG Funds, and Depart and
IX°Sa'ye existing potential purchasers/managers of at- Section 8 Riverside Housing
affordable housing risk housing units. Vouches/ Augury.
opportunities. · Explore funalng sources available to Certificates.
presage el-risk units a. Io provide
replacement units.
· Assist tunants to apply fa' p~ority
stafus en the Sec~ 8
voucher/certificate prngmm
immediately should the ownem of the
at~sk project choose not to enter into
additional resbictiuns.
11. Redevelopment Sat- Develop und pros°we o Coutinueto utilizethe City's Housing Redevelo0meat Redevelopment
Aside affen:lable housing set-aside Fund to implement the set -eside Funds Agency
through the expenditure iduntiged housing programs, pursuant
of Redeveloprnont Set- to State law.
aside funds.
12. Code Enforcement Maintain the existing · CenlJnue to enforce the UBC and Departmental Planning
housing stod( through offer information regarding housing Budgets Depertment
the enforcement of the rehabilitatJen programs to Iow and
Unifoua Building Code rnnde~ate income households dtsd
(usc). for onde violations.
13. Residentfai Assist with the · Fund 30 rehabiZitation grants and loan Redevelopment Redevelopment
Improvement rehabilitatiun of existingannually through the Ctiy's set-aside and Agency
Program single and multi4amily Residential Improvement Program. CDBG Funds
lower income housing
unils through the use of
loan and grant
programs.
14. Section 8.Rental Suppolt the County of · Continue to conb'act with the County HUD Sectien 8 Ranning
· Assistance Program Rivamide's Section 8 of Riverside to administer the section aikx:atJens Department
Rental Assistance 8 Rental Assistance Program and
Program. ixevide rental assistance to at least
22 Very Low Income Tamesuta
households.
· Suppurt the County of Rivemh:le's
application fa. additional Section 8
· Promote the Sec~ 8 program to
second unit owners.
15. Mobil°hame Avoid tho loss of · Provide technical assistance to Departmental Planning
Assistance Program affordai~e housing Hedtage Mobil°home Park residents Budget Dopalment
(MPAP) within mobtlehon~e parks in pursuing MPAP funds in the event
due to the closure of that the owners proposed to dose the
existing parks by mobil°home park.
providing technical
assistance to lower
income mobil°home
)ark r~sidonts pursing
MPAP funds.
VI. Plan.doc * July 2002 Page 4-78
CITY OF TEMECULA Housing Element
Table 4-28
Housing Program Summary
Hou.ing Program I Program O~lEmtlv~ I ~.Year Ob.~tive and Time Frame J F,n,li%,. Sour~.I R.~ponslbl~J~lency
Promote EquslHouslnfI ( ~poriunl~
16. Equal Housing Pmmo{e equal · Coil,hue to partidpate in the I Depatmental Planning
O~n~ oppo~unitJes for housing RJvemide County Consortium JnI Budget De~t
by partidpating in the implemenlJng Ihe fair housing plan.
Rlvemlde County · Place fair housing brochures at City
~ Consortium. counters, public libra~, Temecula
Community Center, and Tesnecula
Communily Recreation Center.
· Post Jnfofl'natim rega'ding fair
housing sewices on Oily web site.
· Provide refenal se~ces to the Fair
17. Housing Referral Assist oommun~ * ConlJflue to offa' housing referral Departmenlal Planning
Directo~ members in locating services through Ih° City's Housing Budget and Department and
housing whJc~ meets the; Referral Director~. Redevelopment Redevelopment
individuaJ's needs. Set-aside Funds Agency
18. Housing for Persons Analyze end determine · Develop a I~an by January 1, 2003 to Depatmenta~ Planning and
with Disabll~es whether there are remove the constraints o~ provide Budget Building
constraints on the reasonable accommodation for ! Departments
development, hosing intended for pemons with
maintenance, and disabil~es.
~mprovement of housing
for persons with
¢~sab~l~es, ceasisten!
w~h SB 520 enacted
January 1, 2002.
Housing Element Monitoring and Reporting
19, Annual Repo~ng/ Monitor' the housing · Continue to require that senice Deparlmental Planning
Housing Needs needs of ~te community agendes repor~ on Iheir Budget and CDBG Department
Database and the ability of current accomplishments ann ually. This Funds
housing programs to lnfom~ation will be used by the City to
meet lhese needs assess ~e comraunity's housing
lhrough o~gdng needs and how well these needs a;e J
repo~ng, be{ng met by lhe existing programs,
· Continue to submit annual reports to
the slate assessing lhe
implementation of the General Plan
and Housing Eb_.me~t.
VI. Plan.doc ,, July 2002 Page. 4-79
CITY OF TEMECULA Housing Element
C. Summary of Quantified Objectives
The following Table 4.29 summarizes the City's quantified five-year objectives with
regard to housing production, conservation, rehabilitation, and provision of homeowners
assistance.
Table 4-29
SUmmary of Quantified Objectives
Very Low Moderate Upper
T~pe of Acttvffies Income Low Income Income Income Total
New Construction 1,403 1,014 1,716 3,665 7,798
Comcrvafion
At-Risk Homing 166 166
Section 8 22 22
Rehabilitation 24 36 90 150
Homeov~ership
First-Time Homebuyer 5 40 80 125
Employee Relocation 5 i 20 25
Total 1,620 1,095 1,906 , 3,665 8,286
VI. Plan.doc · July 2002 Page 4-80
CITY OF TEMECULA Housing Element
APPENDIX .au HOUSING ELEMENT GLOSSARy
3a:te: a unit of land measure equal to 43.560 square feet.
Acreagei Net: The portion of a site exclusive of existing or planned public or private mad rights-of-
veay.
Affontability Covenant: A property tide agreement which places resale or rental restrictions on a
homing unit.
Affordable Homing: 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.
Annexation: The incoq~oration of land area into the jurisdiction of an existi,g city with a resulting
change in the boundaxies of that city.
Assisted Homing: Housing that has been subsidized by federal, state, or local housing programs.
At-Risk Homing: Multi-family rental housing that is at risk of losing ks status as homing affordable
for low and moderate income tenants due to the expiration of federal, state or local agreements.
California Department of Housing and Community Development - HCEk. The State Department
responsible for admini~tefing State-sponsored housing progntms and for reviewing housing elements to
determine compliance with State housing hw.
Cereus: The official United States decennial enumeration of the population conducted by the federal
government
Community Development Block Grant (C~)BG): A grant prognun administered by the U.S.
Depam~ent of Housing and Urban Development (HUD). This grant allots money to cities and
counties for housing rehabilitation and community development activities, including public facilities and
economic development.
Condominium: A building or group of buildings in which units are owned individually, but the
. structure, common areas and facilities are owned by all owners on a propo~onal, undivided basis.
Density:. The number of dwelling units per unit of land. Density us,,allyis 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 maxi~tm for which the
parcel is otherwise permitted us.ally 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
Appendix A · July 2002 . Page 4-Ai
CITY OF TEMECULA Housing Element
Development Right: The right granted to a land owner or other authorized party to improve a
propevor. Such right is usllally expressed ill terl~ of a me al:id intensity allowed ullder existing zon;ng
~mlafion. For example, a development right may specifytha maximum number of residential dwelling
units permitted per acre of land.
Dwelling, Multi-family: A building containing two or more dwelling units for the use of individual
households; an apartmont or condominium building is an example of this dwelling unit type.
Dwelling, Single-family Attached: A one-fami~ dwelling attached to one or more other one-family
dwell;ngs by a common vertical wall Row houses and town homes are examples of this dwelling unk
type.
Dwelling, Single-family Detached: A dwelling, not attached to any other dwelling, which is designed
for and occupied by not more than one family and surrounded by open space or yards.
Dwelling Unit: One or more rooms, designed, occupied or intended for occupancy as separate living
qua_,xers, with cooking, sleeping and sanitary facilities provided within the unit for the exclusive use ora
household.
Elderly Household: As defined by HUD, eldedy househol& 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 Pla~
Emergency Shelten An emergenCYshelter is a facilitythat provides shelter to homeless families and/or
homeless individuals on a llmked short-term basis.
Fair Market Rent (FMR): Fair Market Rents (FMRs) are freelyset 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 rmny other HUD
program~ and are published annually by HUD.
First-Time Home Buyer. Defined by HUD as an individual or bmily who has not owned a home
during the three-year period preceding the HUD-assisted purchase of a home. Jurisdictions may adopt
local defmifiom for tint-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 bythe lot area; usually
expressed as a numerical value (e.g., a building having 10,003 square feet of gross floor area located on a
lot of 5,(~0 square feet in area has a floor area ratio of 2.0).
General Phm The General Plan is a legal document, adopted by the legishtive body of a Gty 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, Gxculation, Conservation, Open
Space, Noise, and SafeW. Additional elements are permitted, such as Economic Development, Urban
Design and similar local concerns.
Group Quarters: A facility which houses groups of unrehted persons not living in households (U.S.
Census definition). Examples of group quarters ind-de imu'tufiom, dormitories, shelters, military
Appendix A * July 2002 Page 4-Ali
CITY OF TEMECULA Housing Element
quarters, assisted living facilities and other quarters, includl.g single-room occupancy (SRO) housing,
where 10 or more unrelated individ, ak are homed.
Growth Management: Techn;ques used by a government t(~ regulate the rate, amount, location and
type of development.
HCD: The State Department of Homing and CommunityDevelopment.
Home Mortgage Disclosure Act (HMDA): The Home Mongage Disclosure Act requires larger
lending institufiom making home mortgage loans to publicly disclose the location and disposition of
home purchase, refinance and improvement loam. Insdtutiom subject to HMDA must also disclose
the gender, race, and income of loan applicants.
Homeless: Unsheltered homeless are families and individ.ak whose primary nightrim~ residence is a
public or private place not designed for, or ordlnan~ used as, a regular sleeping accommodation for
human beings (e.g., the street, sidewalks, cars, vacant and abandoned buildings). Sheltered homeless are
fam~qies and persons whose primary nighuirr~ residence is a superdsed publicly or privately operated
shelter (e.g., emergency, transldoml, battered women, and homeless youth sbelters; and commercial
hotels or motels used to house the homeless).
Household: The L~ Census Bureau defines a household as all persons living in a homing unit whether
or not they are rehted. A single person living in an apartment as well as a fam~y living in a house is
considered a household. Household does not include individuals living in dormitories, prisons,
convalescent homes, or other group quaxters.
Household Income: The total income of all the persons living in a household. A household is usually
described as very low income, low income, moderate income, and upper income based upon household
size, and income, rehtive to the regional medbn income.
Housing Problems: Defined by HUD as a household which: (1) occupies a unit with physical defects
(lacks complete kitchen or bathroom); (2)meets the definition of overcrowded; or (3) spends more.than
30% of income on housing cost.
Housing Subsidy: Housing subsidies refer to governmen~ assistance aimed at reducing housing sales or
rem 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 program~ 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.'
Homing Unit: A room or group of rooms used by one or more individ,,ak living separately from
others in the structure, with direct access to the outside or to a public h~ll and conr~iui,g separate toilet
and kitchen facilities.
HUD:. See U. S. Depamnent of Housing and Urban Development
Income Categor~ Four categories are used to classkty a household according to income based on the
meal,, income for the.county. Under state housing statutes, these categories are defined as folloWS:
Appendix A · July 2002 Page 4-Alii
CITY OF TEMECULA Housing Element
VeryLow (0-50% of Countym~hn); Low (50-80% Of Countymedi~); Moderate (80-120% of County
medi~,); and Upper (over 120% of Countymed;an).
Large Household: A household with 5 or more members.
Ma,-factured 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 Homing: Homing which is aw,qsble un the open market without any subsid36
price for homing is determined bythe market forces of supplyand dema,d and varies bylocafion.
The
Median Income: The annual income for each household size with;, a region which is defined annually
by HUD: Half of the households in the region have incomes above the median and half have incomes
below the median.
Mobile Home: A structure, transportable in one or more sections, which is at least 8 feet in width and
32 feet in length, is built on a permanent chassis and designed to be used as a dwelling unit when
connected to the required ut[fides, either with or without a permanent foundation.
Mortgage Revenue Bond (MRB): A state, county'or city program pmviding fi,ancing for the
de%elopment of housing through the sale of tax-exempt bonds.
Overcrowding: As defined bythe U.S. Census, a household with greater than 1.01 persons per room,
excb,ding bathrooms, ldtchem, h~l!ways, and porches. Severe overcrowding is defined as households
with greater than 1.51 persons per mom
Overpayment: The extent to which gross housing costs, including utilify costs, exceed 30 percent of
gross household income, based on data published bythe U.S..Ceusus Bureau. Severe overpayment, or
cost burden, exists if gross housing costs exceed 50 percent of gross income.
Parceh 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 bulk upon.
Physical Defects: A housing unit lacking complete kitchen or bathroom facilities (U.S. Cereus
definition). Jurisdictions mayexpand the Census &fruition in defining units with physical defects.
Poverty:. The income cutoffs used by the Cereus Bureau to determine the poverty statUS of families and
unrelated individ,~l~ included a set of 48 thresholds. The poverty thresholds are revised annually to
allow for changes in the cost of living as reflected in the Consumer Price Index The average threshold
for a family of four persons in 1989 was $12,674. Poverty thresholds were applied on a national basis .
and were not adjusted for regional, state, or local variations in the cost of living.
Project-Based Rental Assistance: Rental assistance provided for a project, not for a specific tenant. A
tenant receiving project-based rental assistance gives up the right to that assistance upon moving from
the project.
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CITY OF TEMECULA Housing Element
Public Homing: A project-based low-rent homing program operated by independent local public
homing authorities. A low-income family applies to the local public housing authority in the area in
which they want to live.
Redevelopment Agency: Califomia Community Redevelopment Law provides authority to establish a
Redevelopment Agency with the scope and financing mechanisms necessav/to remedy blight and
provide stimulus to eliminate deteriorated conditions. The law provides for the phnnlng, development,
redesign, clearance, recomuucdon, or rehabilitation, or any combination of these, and the provision of
public and private improvements as may be appropriate or necessary' in the. interest of the general
welfare by the Agency: Redevelopment hw requires an Agency to set aside 20 percent of all tax
increment dollars generated from each redevelopment project area for the purpose of increasing and
improving the community's suppl3; of homing for low and moderate income households.
Regional Homing Needs Assessment (RI-INA): The Regional Homing Needs Assessment
(RHNA) is based on State of Califo~ projectiom of population growth and homing unit demand and
assigns a share of the region's future housing need to each jurisdiction wlth;n the SCAG (Southern
California Assochdon of Governments) regiom These homing need numbers serve as the basis for the
update of the Housing Element in each California city and county.
Rehabilitatiom The upgrading of a building previously in a dihpidated 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 admlni~tered bylocal
public homing authorities. Assistance payments are based on.30 percent of household annual income.
Households with incomes of 50 percent or below the area median income are eligible to participate in
the program.
Service Needs: The particular services required by special populations, typically including needs such as
transportation, personal care, housekeeping, counseling, meals, case management, personal emergency
'response, and other services preventing pren~ture insdtutio~ali~atlon and assisting individuals to
continue living independently.
Small Household: Pursuant to HUD definition, a small household consists of two to four nonZeldefly
persons.
Southem California Association of Governments (SCAG): The Southern California Association of
Governmouts is a regional phnning agency which encompasses six counties: Imperial, Riverside, San
Bemardln0, Orange, Los Angeles, and Ventura. SCAG is responsible for preparation of the Regional
Homing Needs Assessment (RHNA).
Special Needs Groups: Those segments of the population which have a more difficult time finding
decent affordable housing due to special circumstances. Under chlifomia Homing Element statutes,
these spe~hi needs groups consist of the elderly, handicapped, laxge families, female-headed households,
fatmworkers and the homeless. A jurisdiction may als0 choose to consider additional special needs
groups in the Housing Element, such as students, military households, other groups present in their
CO~a~"r~ m ~'y.
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CITY OF TEMECULA Housing Element
Subdivisiom The division of a lot, tract or parcel of land in accordance with the Subdivision Map Act
(C~llfomia Govemmem Code Section 66410 et seq.).
Substandard Homing: Homing which does not meet the minirnum standards contained in the State
Housing Code (i.e. does not provide shelter, endangers the health, safety or well-being of occupants).
Jutisdictiom may adopt more stringent local defmitiom of substandard housing.
Substandard, Suitable for Rehabilitation: Substandard units which are structurally sound and for
which the cost of rehabilitation is considered economicallywarramed,
Substandard, Needs Replacement: Substandard units which are stmetmally unsound and for which
the cost of rehabilitation is comidered infeasible, such as instances where the majority of a unit has been
Supportive Homing: Homing with a supporting environment, such as group homes or Single Room
Occupancy (SRO) housing and other housing that includes a supportive service component such as
those defined below.
Supportive Services: Services provided to residents of supportive housing for the purpose of
facilitating the independence of residents. Some examples are case lnanagemento medical or
psychological counseling and supervision, child care, transportation, and job training.
Tenant-Based Rental Assistance: A form of rental assistance in which the assisted tenant may move
fnam a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not
for the project.
TranSitional Homing: Transitio,:l homing is temporary (often six months to two 3ears)' homing for a
homeless individual or family who is transifioning to permanent housing. Transitional housing often
includes a supportive services component (e.g. job skills training, rehab'ditation counseling, etc.) to allow
' individ, al~ to gain necessary-life skill~ in support of independent living. '
U.S. Department of Homing and Urban Development (HUD): The cabinet level department of
the federal government respomible for homing, housing assistance, and urban development at the
national level Homing programs adrnini~tered through HUD incb_,.de Community Development Block
Grant (CI)BG)., HOME and Section 8, among others.
Zoning: A land use regulatory measure enacted by local government Zoning district regulations
governing lot size, building b, lk~ placemem, and other development standards vary from district to
district, but must be ,miform within the same district. Each city and county adopts a zoning ordinance
spec'flying these regulations.
Appendix A · July 2002 Page 4-Avi
ATTACHMENT NO. 3
ERRATA CHANGES TO DRAFT HOUSING ELEMENT
R:\GENPLAi'AHous ng Element 200p\Staff Report CC.doc
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HOUSING ELEMENT ERRATA SHEET
Page 4-1,5th Paragraph:
Replace the entire fifth paragraph with the following:
"Employment opportunities exist within the City of
Temecula, allowing residents to work and live within the
City, In 1990, the estimated jobs:housing ratio was about
1.15 jobs per household. Regional estimates predict that
ratio will decrease to 1.06 jobs per household by 2005, as
the construction of new housing outpaces employment
growth."
Page 4-5, Table 4.1.
Add an additional footnote to the bottom of this table that
states:
"The 2005 population projections are based upon the City
boundary at the time of the 1990 Census. The City is
required to use the 1990 Census baseline. These
regionally mandated baseline projections do not include
the Vail Ranch annexation."
R:\GENPLAN~Housing Element 2000\Staff Report CC.doc '-
9