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Home My WebLink AboutCC Reso No 2013-057 City Council ResoRESOLUTION NO. 2013 -057 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 2013 -02, ADOPTING THE 5T" CYCLE HOUSING ELEMENT FOR THE 2014 -2021 PERIOD, AND ADOPTING AMENDMENTS TO THE CITY OF LAKE ELSINORE GENERAL PLAN LAND USE ELEMENT'S DISTRICT PLANS SECTION INCORPORATING DESCRIPTIONS AND INFRASTRUCTURE ANALYSIS OF CERTAIN COMMUNITIES IN ORDER TO COMPLY WITH STATE LAW (CALIFORNIA GOVERNMENT CODE SECTION 65302.10) WHEREAS, the Housing Element is one of the seven mandatory elements of the General Plan and has been updated in accordance with State Housing and Community Development guidelines; and WHEREAS, the City of Lake Elsinore prepared a Draft 5th Cycle Housing'Element for the 2014 -2021 period which has been found in compliance with State law by the Department of Housing and Community Development; and WHEREAS, through its policies, procedures, and incentives, the updated Housing Element provides an action plan for maintaining and expanding the housing supply for all income levels in the City; and WHEREAS, Government Code Section 65302.10(b) requires cities to update the Land Use Element of their General Plan in order to describe unincorporated "island" or "fringe" communities within or adjacent to the city's sphere of influence concurrent with adoption of the Housing Element; and WHEREAS, General Plan Amendment No. 2013 -02 (the "Project ") incorporates the 5t" Cycle Housing Element for the 2014 -2021 period and the appropriate Land Use Amendments as required by State law; and WHEREAS, Government Code Section 65358 empowers the legislative body to amend all or part of an adopted general plan if to do so would be in the public interest and so long as no mandatory element of the general plan is amended more frequently than four times during any calendar year; and WHEREAS, General Plan Amendment No. 2013 -02 is part of the City's Second (2nd) Cycle amendments to the Lake Elsinore General Plan for the 2013 calendar year; and WHEREAS, on July 16, 2013 at a duly noticed public hearing, the Planning Commission considered evidence presented by the Community Development Department with respect to this item and made its recommendation in favor of General Plan Amendment No. 2013 -02 by unanimously adopting Planning Commission City Council Resolution No. 2013 -057 Page 2 of 3 Resolution No. 2013 -69 recommending to the City Council approval of General Plan Amendment No. 2013 -02; and WHEREAS, public notice of the General Plan Amendment has been given and the City Council of the City of Lake Elsinore has considered the recommendation of the Planning Commission as well as evidence presented by the Community Development Department and other interested parties at a duly noticed public hearing held on August 27, 2013 with respect to this item. NOW, THEREFORE, the City Council of the City of Lake Elsinore, California, does hereby resolves as follows: SECTION 1. The City Council has reviewed and analyzed the proposed General Plan Amendment pursuant to the California Planning and Zoning Laws (Cal. Gov. Code §§ 65000 et seq.), the Lake Elsinore General Plan and the Lake Elsinore Municipal Code and finds and determines that the proposed General Plan Amendment is consistent with the requirements of California Planning and Zoning Law and with the goals and policies of the Lake Elsinore General Plan and the Lake Elsinore Municipal Code. SECTION 2. That in accordance with the California Planning and Zoning Law and the Lake Elsinore Municipal Code, the City Council hereby makes the following findings for the approval of General Plan Amendment No. 2013 -02: The proposed General Plan Amendment will not be a) detrimental to the health, safety, comfort or general welfare of the persons residing or working within the neighborhood of the proposed amendment or within the City, or b) injurious to the property or improvements in the neighborhood or within the City. The proposed General Plan Amendment has been analyzed relative to its potential to have detrimental effects to ensure that the health, safety and welfare of surrounding residents will be protected. 2. The proposed Housing Element included within the General Plan Amendment will enable the City to meet the housing needs of its citizens. The Housing Element provides a comprehensive strategy for maintaining and expanding the City's housing supply available to all economic segments in the community, including very low, lower, moderate and higher incomes. 3. The amendments to the General Plan's Land Use Element included within the proposed General Plan Amendment comply with the requirements of the California Government Code. As required by Government Code Section 65302.10(b), the amendment to the District Plan component of the General Plan's Land Use Element addresses existing and planned water, wastewater, flood control, and fire protection City Council Resolution No. 2013 -057 Page 3 of 3 services within the three unincorporated "island" or "fringe" communities within or adjacent to the city's sphere of influence and potential funding mechanisms that may be utilized for expansion of each of these services. The analysis is based on already existing plans for expansion of these services and does not make any specific obligation to construct or to modify existing plans to extend these services to these communities. The proposed amendments to the District Plans do not change any applicable land use designations and do not propose or anticipate any specific development or annexation proposals. 4. The proposed General Plan Amendment will not have a significant effect on the environment. The Initial Study prepared for General Plan Amendment No. 2013 -02 showed that the Project will have either "No Impact" or "Less than Significant Impacts" for all applicable environmental issues. SECTION 3. Based upon the evidence presented, both written and oral testimony, and the above findings, the City Council hereby approves General Plan Amendment No. 2013 -02, adopting the 5t" Cycle Housing Element for the 2014 -2021 period and amending the District Plans section of the General Plan Land Use Element by adding the attached Sections 10.8, 13.8 and 15.7. SECTION 4. This Resolution shall take effect from and after the date of its passage and adoption. 0 PASSED, APPROVED AND ADOPTED on this 27th day of August 2013. f" r f r' E. Magee, h YZsbyt,k--, inia 4) Bloorb, ,laity Clerk APPROVED AS TO FORM; -.-% ra Z, Leib(old)City Attorney STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF LAKE ELSINORE ) I, Virginia J. Bloom, City Clerk of the City of Lake Elsinore, California, hereby certify that Resolution No. 2013 -057 was adopted by the City Council of the City of Lake Elsinore, California, at a regular meeting held on the 27 day of August 2013, and that the same was adopted by the following vote: AYES: NOES: ABSENT: ABSTAIN Council Member Tisdale, Council Member Manos, Council Member Hickman, Mayor Pro Tern Johnson and Mayor Magee None None None Chapter 6 CITY OF R Lam- LSIIYORE DREAM EXTREME CITY OF LADE - LS I I`IOI�E DREAM EXTREME TM City of Lake Elsinore 2014 -2021 Housing Element Consultant to the City: MIG Hogle- Ireland, Inc. July 2013 C I T Y OF L A K E E L S I N O R E GENERAL FLAN Chapter 6 This page intentionally left blank. CITY OF LAKE ' rLSIIYOU a DREAM EXTREME C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N Chapter 6 6.0 CITY OF Lift I-E 0LSI110FE ? DREAM EXTREME Table of Contents HousingElement ....................................................... ..............................1 6.1 Introduction .................................................................. ..............................1 Purpose and Organization ........................................... ..............................1 State Requirements and Legislative Changes......... .... ..............................1 GeneralPlan Consistency .......................................... ............................... 3 Community Outreach and Input ......................... ,....................................... 3 Data Resources ........................................................... ..............................4 6.2 Community Profile and Housing Needs Assessment ..........................5 PopulationTrends ........................................................ ..............................5 Incomeand Employment ............................................ .............................12 Special Needs Groups ................................................ .............................19 HousingProfile ........................................................... .............................24 Projected Housing Need ............................................. .............................39 6.3 Housing Constraints Analysis ................................. .............................41 MarketConstraints ...................................................... .............................41 Governmental Constraints .......................................... .............................46 Environmental Constraints .......................................... .............................82 6.4 Housing Resources — Site Inventory and Analysis ............................85 Regional Housing Needs Allocation ( RHNA) .............. .............................85 6.5 Housing Element Plan .............. ............................... ............................135 Housing Goals, Policies, and Programs ..................... ...........................136 Quantified Objectives by Income Group .................... ............................143 6.6 Review of Past (2008 -2014) Accomplishments ...... ...........................145 CITY OF LAKE ELSINORE GENERAL PLAN CITY OF Chapter 6 LADE LSIIYOf � JE ^ rte DREAM ExTREME This page intentionally left blank. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N Chapter 6 6.0 Housing Element 6.1 Introduction CITY OF LADE ?LSIR0RX DREAM ExTREME The Housing Element is one of seven mandatory elements of the General Plan. It provides an action -plan for maintaining and expanding the housing supply in the City of Lake Elsinore, available to all economic segments in the community. Recognizing the role of land use planning in local governments' provision of affordable housing, State law requires the Housing Element to include a comprehensive strategy for providing affordable housing over the planning period. Affordable housing is defined as housing that is designated for and affordable to low- and moderate - income households. Cities and counties in California prepare their Housing Elements by consulting State Law, the existing General Plan, and community stakeholders. The result is a comprehensive strategy for providing affordable housing over the planning period. Purpose and Organization Lake Elsinore's Housing Element for the planning period of January 1, 2014 to October 1, 2021 describes policies, programs, and incentives including: • Identification and analysis of existing and projected housing needs, resources and constraints; • A statement of goals, policies, quantified objectives, and scheduled programs for preservation, improvement and development of housing; • Adequate provision for existing and projected needs of all economic segments of the community, including very low, lower, moderate and higher incomes; and • Identification of adequate sites for housing. State Requirements and Legislative Changes The California Legislature states that a primary housing goal for the State is ensuring every resident has a decent home and suitable living environment. Section 65580 of the California Government Codes describes the goal in detail: C I T Y OF L A K E E L S I N O R E GENERAL P L A N 1 CITY OF ,.�+,, Chapter 6 LIST -E ='' LSI OF F_ DREAM ExTREME a. The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farm - workers; is a priority of the highest order. b. The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels. c. The provision of housing affordable to low- and moderate - income households requires the cooperation of all levels of the government. d. Local and state governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. e. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors, and community goals set forth in the general plan, and to cooperate with other local governments and the state in addressing regional housing needs. Section 65581 of the California Government Code reflects the Legislative intent for mandating that each City and County prepare a Housing Element: a. To assure that counties and cities recognize their responsibilities in contributing to the attainment of the state housing goal. b. To assure that counties and cities will prepare and implement housing elements which, along with federal and state programs, will move toward attainment of the state housing goals. c. To recognize that each locality is best capable of determining what efforts are required by it to contribute to the attainment of the state housing goal, provided such a determination is compatible with the state housing goal and regional housing needs. d. To ensure that each local government cooperates with other local governments in order to address regional housing needs. C I T Y OF L A K E E L S I N O R E GENERAL PLAN Chapter 6 CITY OF LAKE L.)LSINOR-E 1 DREAM EXTREME State law requires housing elements to be updated every four or eight years to reflect a community's changing housing needs; eight -year planning cycles are available to jurisdictions that adopt their housing element within the prescribed statutory deadline. The Government Code also requires that each draft Housing Element be reviewed by the California Department of Housing and Community Development and that the Department's findings be incorporated prior to adoption, or that specified findings be made in response to the Department's comments. In response to changing State law pertinent to housing elements, this updated Housing Element addresses the housing needs in the City of Lake Elsinore including without limitations, an analysis of the housing needs for developmentally disabled persons as required by S13812. General Plan Consistency The Lake Elsinore General Plan, adopted in December 2011, includes the seven mandatory elements combined into a smaller number of integrated chapters. This Housing Element is consistent with the General Plan's policies and proposals. The Housing Element, for example, draws upon the development capacity. levels given in the Community Form Element to determine the appropriate location for affordable housing development. The City will ensure consistency between the Housing Element and the General Plan, and as new policies are introduced, they will be consistent with existing elements. If any General Plan elements are updated, the Housing Element can also be modified to maintain consistency within the General Plan. Community Outreach and Input Section 65583(c)(8) of the Government Code requires local government make "a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element." This process not only includes residents of the community, but also coordinates participation among local agencies and housing groups, community organizations, and housing sponsors. The result is more informed policies and programs for providing affordable housing. In Lake Elsinore, an article was included in the City's Fall/Winter 2012 Activity Guide, to solicit input from residents on any housing concerns. The public was also invited to participate in the update process at a public workshop /joint Planning Commission and City Council workshop, held on February 12, 2013. In addition, the public was invited to review the Draft Housing Element which was made available on the City website throughout the update process. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 3 Chapter 6 COMMUNITY WORKSHOP FEEDBACK CITY OF LADE .LSIRORT DREAM EXTREME The Community Workshop on February 12, 2013 was held to ensure that the community's housing concerns, including low- and moderate - income and special needs residents, were addressed. In addition to standard noticing published by the City, individual invitation letters were distributed to agencies and organizations that serve the low and moderate - income and special needs communities in Lake Elsinore. Included in the invitations were: • Housing Authority of the County of Riverside • Fair Housing Council of Riverside County • City of Lake Elsinore Senior Activities Center • Civic Partners - Lake Elsinore • H.O.P.E. (Helping Our People in Elsinore) • Lake Elsinore Citizen Committee • Lake Elsinore NAACP Branch 1034 • Riverside County Office on Aging • National Community. Renaissance • California Housing Partnership Corporation • Southern California Association of Non - Profit Housing • BRIDGE Housing Corporation • Chamber of Commerce No written or public comments were received at the Community Workshop. Data Resources Data from a variety of resources were used in the crafting of the Housing Element. One of the most cited sources is the 2010 Census The Census provides consistent demographic characteristics that are widely accepted. California Department of Finance 2012 Population and Housing estimates supplement the 2010 Census data. Additional information has been drawn from the 2012 Comprehensive Housing Affordability Strategy (CHAS) data, which is drawn from American Community Survey 2005 -2009 Estimates. CHAS data is based on special tabulations for the U.S. Department of Housing and Urban Development (HUD) from sample Census data. CITY OF LAKE ELSINORE GENERAL PLAN 4 CITY OF ,. Chapter 6 LADE r3LSIHOR -E DREAM EXTREME 6.2 Community Profile and Housing Needs Assessment The Housing Needs Assessment provides the foundation for establishing the objectives, policies, and programs for addressing housing needs in the City of Lake Elsinore. This assessment addresses population characteristics, employment patterns, and income levels. The information illustrates how Lake Elsinore has grown and changed, and helps the City identify patterns and trends relevant to housing policies and programs. Projections show how the community demographics are expected to change over the coming years. The following sources were used to generate this demographic and housing profile of Lake Elsinore: • U.S. Bureau of the Census • U.S. Census Bureau's American Community Survey (ACS) • Southern California Association of Governments (SCAG) • Western Riverside Council of Governments (WRCOG) • California State Department of Finance • Various other sources Population Trends Lake Elsinore has experienced rapid population growth over the past two decades, as has most of Riverside County. In order to meet the future housing needs of the growing population it is important to analyze the current housing and population trends for the City of Lake Elsinore. To clarify the type of housing that will be needed to meet anticipated future demand, Housing Element law requires an assessment of population and employment trends. Characteristics such as age, ethnicity, and employment influence the type and cost of housing needed or in high demand. Tracking demographic changes helps the City better plan for, respond to, or anticipate changing housing demand. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 5 Chapter 6 POPULATION GROWTH CITY OF LADE SINORE DREAM EXTREME Between 1990 and 2000, as reported by the Census, the population of Lake Elsinore grew approximately 58 percent, from 18,285 to 28,930 residents. The 58 percent increase is substantial, but is similar to other cities in Riverside County that have experienced increases in population due to the relative affordability of the area in comparison with Los Angeles and Orange Counties (see Table 1 for further information). Between 2000 and 2010, Lake Elsinore continued to experience strong growth, with a 2010 population of 51,812 persons. The City of Murrieta experienced greater increases in population than Lake Elsinore during this same time period, and Norco, Riverside, Corona, Temecula, and Hemet experienced less growth than Lake Elsinore. Table 1 Population Growth: Lake Elsinore and Surrounding Cities (1990- 2010) Source: U.S. Census Bureau Note: Murrieta incorporated in 1991, therefore did not have a 1990 Census population count The Western Riverside Council of Governments (WRCOG) periodically publishes growth forecasts for the fourteen member jurisdictions, as well as unincorporated Riverside County within the sub - region. The most recent growth forecast (from 2012) projects a 2020 population in Lake Elsinore of 70,500, and increasing to 93,800 persons by 2035 (see Table 2). CITY OF LAKE ELSINORE GENERAL PLAN 6 % Change % Change Jurisdiction 1990 2000 20101 1990 -2000 2000 -2010 Riverside 226,505 255,166 303,871 13% 19% Corona 76,095 124,966 152,374 64% 22% Temecula 27,099 57,716 100,097 113% 73% Murrieta3 - 44,282 103,466 - 134% Hemet 36,094 58,812 78,657 63% 34% Lake Elsinore 18,285 28,930 51,821 58% 79% Norco 23,302 24,157 27,063 3.7% 12% Source: U.S. Census Bureau Note: Murrieta incorporated in 1991, therefore did not have a 1990 Census population count The Western Riverside Council of Governments (WRCOG) periodically publishes growth forecasts for the fourteen member jurisdictions, as well as unincorporated Riverside County within the sub - region. The most recent growth forecast (from 2012) projects a 2020 population in Lake Elsinore of 70,500, and increasing to 93,800 persons by 2035 (see Table 2). CITY OF LAKE ELSINORE GENERAL PLAN 6 Chapter 6 Table 2 CITY OF ,.w LAKE LSIIYOR,E DREAM EXTREME Projected Population and Housing Growth in Lake Elsinore: Population Housing Units Growth Percent Growth Percent Year Number Change Number Change 2020 70,500 36% 21,000 29% 2035 93,800 33% 28,700 37% Source: SCAG 2012 Riverside County Growth Forecast Note: Percent change for 2020 population based on comparison to 2010 report by the U.S. Census (51,821 persons and 16,253 housing units). In addition to population projections, several other demographic characteristics and trends define housing needs. Among these characteristics are age composition, racial and ethnic composition, and household size. AGE DISTRIBUTION Population age distribution serves as an important indicator of housing needs, because housing needs and preferences change as individuals or households grow older. Young families tend to focus more on cost and the ability to become first -time homebuyers. Cost and access to services are important to seniors because they may be on fixed incomes and have mobility limitations. Table 3 shows the age distribution of Lake Elsinore residents, as reported by the 2000 and 2010 Censuses. In 2010, the 0 -9 year -old age group constituted the largest age group at approximately 18 percent, immediately followed by the school age group at 17.9 percent. Comparing the City's age distribution with that of California as a whole, the data show that the older adult age groups (60 +) comprise a relatively small proportion of the population in Lake Elsinore (9.1 percent of the City's population compared to 16.3 percent statewide). The City has a much higher younger population than the statewide average; 36 percent of the City's population is under 19 years in age, in comparison with 28 percent statewide. The City's population of 45 -64 year olds has increased by five percentage points from 2000. The large proportion of working adults and school -age children and the small senior population means that demand will likely continue to grow for larger units for families. C I T Y OF LAKE E L S I N O R E GENERAL 7 P LAN CITY OF ^c. Chapter 6 L A 1 -E '� LS I IYOI-u ��`� DREAM EXTREME `.. Table 3 Age Distribution of Population: Lake Elsinore and Statewide Age Group 2000 Number Percent Number 2010 Percent Statewide 0 -9 Years 6,057 20.9% 9,431 18.2% 13.5% 10 -19 Years 5,196 18.0% 9,237 17.9% 14.6% 20 -24 Years 1,849 6.4% 3,583 6.9% 7.4% 25 -34 Years 4,245 14.7% 7,761 15.0% 14.3% 35 -44 Years 5,026 17.4% 7,970 15.4% 13.9% 45 -54 Years 3,048 10.5% 6,758 13.0% 14.1% 55 -59 Years 883 3.1% 2,345 4.5% 5.9% 60 -64 Years 691 2.3% 1,771 3.4% 4.9% 65 -74 Years 1,136 3.9% 1,842 3.6% 6.1% 75 -84 Years 636 2.2% 854 1.6% 3.7% 84+ Years 161 0.6% 269 0.5% 1.6% Median Age 28.7 - 29.8 - - Total 28,928 100% 51,821 100% 100% Source: U.S. Census 2000, 2010 RACIAL AND ETHNIC COMPOSITION Table 4 shows the racial /ethnic distribution of population in Lake Elsinore and Riverside County at large. The populations of each race are very similar in the City and County. The largest difference between the County and City is that 48.4 percent of the City's population identify themselves as a person of Hispanic origin, while 45.5 percent of the County population does the same. This difference is less than three percent and reflects that the City is representative of the County at large in ethnic composition. CITY OF LAKE E L S I N O R E 8 GENERAL PLAN CITY OF _ Chapter 6 LADE r2LSIRORE � ' DREAM EXTREME Table 4 Race and Ethnicity in Lake Elsinore and Riverside County (2010) City of Lake Elsinore Riverside County Racial/Ethnic Group Number Percent Number Percent One Race 48,632 93.8% 2,084,977 95.2% White 31,067 60.0% 1,335,147 61.0% African - American 2,738 5.3% 140,543 6.4% American Indian and Alaska Native 483 0.9% 23,710 1.1% Asian 2,996 5.8% 130,468 6.0% Native Hawaiian & Other Pacific Islander 174 0.3% 6,874 0.3% Other 11,174 21.6% 448,235 20.5% Two or More Races 3,189 6.2% 104,664 4.8% Total 51,821 100% 2,189,641 100% Persons of Hispanic Origin (of any race) 25,073 48.4% 995,257 45.5% Source: U.S. Census 2010 HOUSEHOLD CHARACTERISTICS Household type and size, income level, the presence of persons with special needs, and other household characteristics may affect access to and demand for housing and housing programs. This section details the various household characteristics in Lake Elsinore. Household Type and Size Household characteristics and types can impact the type of housing needed. For instance, single - person households often occupy smaller apartment units or condominiums. Married couples often prefer larger single - family homes, particularly if they have children. This C I T Y OF L A K E E L S I N O R E GENERAL P L A N 9 Chapter 6 CITY LADE ?LSINOU ��`�'_ DREAM E)CTREME underscores the need to provide a diversity of housing to give households of different ages and types the opportunity to live in Lake Elsinore. The U.S. Census Bureau defines a household to include all of the people who occupy a housing unit as their usual place of residence. A housing unit is a house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live separately from any other individuals in the building and which have direct access from outside the building or through a common hall. Table 5 Household Growth Trends and Projections Year Households Numerical Change Percent Change 1990 6,066 - - 2000 8,818 2,752 45% 2005 11,793 2,975 34% 2010 15,239 3,446 29% 2020 21,022 5,783 38% 2035 28,662 7,640 36% Source: U.S. Census 1990 and 2000; SCAG 2008 Regional Transportation Plan Growth Forecast, by City According to the 2010 U.S. Census, an average of 3.48 people lived in a Lake Elsinore household. This represents 3.9 percent increase from the 3.27 average in the 2000 U.S. Census. Not only did the average household size rise, the total number of households rose as well, from 8,818 to 15,239 in 2010 (Table 5). Between the years 2000 and 2010, the number of households increased by 73 percent. The number of households increased most likely due to the relatively lower - priced homes in comparison with Los Angeles and Orange Counties (see the Housing Issues discussion). Lake Elsinore's average household size of 3.48 is higher than that of Riverside County as a whole, which averaged 3.14 persons per household. This is most likely due to the high number of families living in the City. Over three - quarters of the households in Lake Elsinore consist of families. The data in Table 6 indicates that Lake Elsinore appears to be a stable, family- oriented community, with 80.9 percent of all households classified as families in 2010. The City has a higher number of family households than the County (74 percent), and much higher than the CITY OF LAKE ELSINORE GENERAL PLAN 10 CITY OF ,� Chapter 6 LADE =' LSIN0RE DREAM EXTREME State (68.7 percent), and the nation (68.7 percent). The proportion of family households in Lake Elsinore has increased since 2000, when it was 78 percent. Table 6 Household Characteristics Source: U.S. Census 2000 and 2010 As identified in Table 6, family households increased by 74 percent, an increase of nearly 5,087 families. Non - family households also increased, but much less dramatically at a rate of 45 percent. Table 7 compares household size by renter and owner between 2000 and 2010. Based upon this information, it appears the need for two and three bedroom units is still important as in both 2000 and 2010 the majority of households consisted of 2 -4 people. In addition, there was a significant increase in households with five or more members, making larger units of three or more bedrooms increasingly important to accommodate these households, especially renters. CITY OF LAKE ELSINORE GENERAL PLAN 11 2000 2010 Percent Household Type Number Percent Number Percent Change Total Households 8,818 100% 14,788 100% 68% Families 6,874 78% 11,961 80.9% 74% Families with Own Children 4,335 49% 7,195 48.7% 66% Non - Families 1,943 22% 2,827 19.1% 45% Renter - Occupied 3,086 35% 5,027 34% 63% Owner - Occupied 5,732 65% 9,761 66% 70% Average Household Size 3.27 3.48 6.4% Source: U.S. Census 2000 and 2010 As identified in Table 6, family households increased by 74 percent, an increase of nearly 5,087 families. Non - family households also increased, but much less dramatically at a rate of 45 percent. Table 7 compares household size by renter and owner between 2000 and 2010. Based upon this information, it appears the need for two and three bedroom units is still important as in both 2000 and 2010 the majority of households consisted of 2 -4 people. In addition, there was a significant increase in households with five or more members, making larger units of three or more bedrooms increasingly important to accommodate these households, especially renters. CITY OF LAKE ELSINORE GENERAL PLAN 11 Chapter 6 Table 7 Household Size by Tenure 2000 2010 People per Household Renter Owner Renter Owner CITY OF LADE , LSINOI -E DREAM EXTREME Renter Owner Percent Percent Change Change 1 630 796 690 1262 10% 59% 2 623 1,613 908 2564 46% 59% 3 -4 1,129 2,015 1887 3652 67% 81% 5+ 736 1,275 1542 2283 110% 79% Total 3,118 5,699 5027 9761 61% 71% Source: U.S. Census 2000 and 2010 Income and Employment Household income is the most important, although not the only 'factor, affecting housing opportunity because it determines a household's ability to purchase or rent housing, and to balance housing costs with other necessities. Income levels vary considerably among households, affecting preferences for tenure, location, and housing type. While higher- income households have more discretionary income to spend on housing, low- and moderate - income households have a more limited choice in the housing they can afford. Income Profile According to the 2006 -2010 American Community Survey 5 -year estimates (ACS), the median household income for Lake Elsinore was $63,726, exceeding the Riverside County's median income of $57,768. Figure 1 shows that, in comparison with the County, Lake Elsinore has a smaller proportion of residents earning less than $25,000 per year. Lake Elsinore's residents earning between $25,000 and $35,000 is comparable in size to the County. Lake Elsinore has a larger proportion of residents earning between $50,000 and $150,000 than the County. In the wealthiest categories where households are earning more than $150,000 per year, the trend reverses with the County having a higher number of households in this category than Lake Elsinore. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 12 Chapter 6 CITY OF ,.sue LAKE '? LSIlYOI E -`= DREAM EXTREME For housing planning and funding purposes, the State Department of Housing and Community Development (HCD) uses five income categories to evaluate housing need based on the Area Median Income (AMI) for the County *: • Extremely Low - Income Households earn up to 30 percent of AMI • Very Low - Income Households earn up to 50 percent of AMI • Low- Income Households earn up to 80 percent of AMI • Moderate - Income Households earn up to 120 percent of AMI • Above Moderate - Income Households earn over 120 percent of AMI $0 to $14,999 $15,000 to $24,999 $25,000 to $34,999 a� $35,000 to $49,999 d E $50,000 to $74,999 v c $75,000 to $99,000 $100,000 to $149,999 $150,000 or more Figure 1 Household Income Distribution, 2010 City and County Income Analysis 0.0% 5.0% 10.0% 15.0% 20.0% Percentage of Total Incomes Source: U.S. Census 2010 ■ Lake Elsinore Riverside County 25.0% *Actual incomes within each category are adjusted for family size by HCD in accordance with adjustment factors adopted and amended from time to time by the United States Department of Housing and Community Development pursuant to Section 8 of the United States Housing Act of 1937. The Comprehensive Housing Affordability Strategy (CHAS) special Census tabulations developed for HUD provide a specific breakdown of household income adjusted for family CITY OF LAKE E L S I N O R E 13 GENERAL PLAN Chapter 6 CITY OF LADE LSIIYORE DREAM EXTREME size. According to the CHAS, over 13 percent of the City's total households are classified as extremely low income (less than 30 percent of AMI), 11 percent are classified as very low income (approximately 31 -50 percent of AMI), and nearly 17 percent are classified as low income (approximately 51 -80 percent AMI). However, the majority of the City of Lake Elsinore households (61 percent) are classified as moderate income (greater than 80 percent of AMI) or greater. Tenure is closely correlated with income, as those households with lower incomes usually cannot afford to buy a home (Table 8 and Figures 2 and 3). Table 8 Household Income by Tenure Income Category Total Households Percent Renter Percent Owner Percent Extremely Low Income (30% or less) 11% 19.6% 7% Very Low Income ( >50 %) 10% 17.5% 7% Low Income ( >50 %) 17% 25% 14% Moderate Incorrie ( >50 %) 61% 37.6% 71% Total' 100% 100% 100% Source: State of Cities Data Systems: Comprehensive Housing Affordability Strategy (CHAS) Data, 2005 -2009 Notes: 1. Numbers are rounded and therefore may not result in 100% 2. Income ranges are approximate percentages. Actual income limits for Riverside County are promulgated annually by HUD and published by California HCD. CITY OF LAKE ELSINORE GENERAL PLAN 14 Chapter 6 Figure 2 Household Income- Renter Moderate/ Above Moderate Income Low Income Very Low Income Extremely Low Income CITY OF +. LADE , LSINOIJE DREAM EXTREME 0 200 400 600 800 1000 1200 Number of Households ■ Elderly i Small Families E Large Families 13 All Others SOURCE: HUD CHAS DATA BOOK (BASED ON 2000 CENSUS) Figure 3 Household Income- Owner Moderate/ Above Moderate Income Low Income Very Low Income Extremely Low Income 0 500 1000 1500 2000 2500 3000 3500 4000 4500 Number of Households ■ Elderly N Small Families E Large Families 0 All Others SOURCE: HUD CHAS DATA BOOK (BASED ON 2000 CENSUS) C I T Y OF L A K E E L S I N O R E GENERAL P L A N 15 CITY OF Chapter 6 LADE LSINOR E DREAM EXTREME Employment Trends The City of Lake Elsinore has historically depended upon tourism for an employment base. However, the City has expanded the employment opportunities to include jobs within commercial and industrial businesses. Residents who work within Lake Elsinore are primarily employed in services positions, manufacturing businesses, construction, and retail trade. This is consistent with the major employers in the City of Lake Elsinore (see Table 9), which include the Lake Elsinore Outlet Center and Lake Elsinore Unified School District. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 16 Chapter 6 Table 9 Major Employers Number of Company Employees Business Type CITY OF LAKE — �- LSIf10R_E_ DREAM EXTREME Lake Elsinore Unified School School District District 1,526 Lake Elsinore Outlet Center 1,169 Retail Outlet Mall Stater Bros. Market 305 Supermarket Wal -Mart 245 Retail Costco 201 Retail Lake Elsinore Storm /Golden Professional Baseball Club 200 State Concession Medley Communications 175 Cable TV Shirt WERX /Innovative Advertising Merchandising 160 EVMWD 170 Water District Home Depot 160 Retail Riverside Public Social Services 160 Government Target 150 Retail Lake Elsinore Hotel & Casino 150 Restaurant /Casino Lake Chevrolet 116 Car Dealership Lowe's 106 Retail Source: Lake Elsinore 2011 Comprehensive Annual Financial Report According to the United States Census 2010, there is an estimated 21,271 residents of Lake Elsinore with jobs. This number increased over 87 percent from 2000, when 11,352 residents reported having jobs. The increase in the number of residents with jobs in the City from 2000 to 2010 (87 percent) is fairly similar with the population increase in the City from 2000 to 2010, which was 79 percent. Table 10 shows the type of occupations held by Lake Elsinore residents. The majority of residents are employed within the educational services, health care and social assistance, retail trade, and manufacturing. Professional, scientific, management, administrative, and waste C I T Y OF L A K E E L S I N O R E GENERAL P L A N 17 CITY OF Chapter 6 LAI-E ,ILSI110RE DREAM EXTREME management services is the next highest category, with construction jobs the fifth highest occupation. Table 10 Major Industries Industry Description Number of Employees Percent Educational services, and health care and social assistance 3,665 17.2% Retail trade 2,861 13.5% Manufacturing 2,649 12.5% Professional, scientific, and management, and administrative and waste management services 2,331 11.0% Construction 2,228 10.5% Arts, entertainment, and recreation, and accommodation and food services 2,116 9.9% Finance and insurance, and real estate and rental and leasing 1,291 6.1% Other services, except public administration 1,141 5.4% Transportation and warehousing, and utilities 1,106 5.2% Public Administration 718 3.4% Wholesale Trade 577 2.7% Information 395 1.9% Agriculture, forestry, fishing and hunting, and mining 193 0.9% TOTAL 21,271 100% Source: US Census Bureau 2010 CITY OF LAKE ELSINORE GENERAL PLAN 18 CITY OF Chapter 6 LAI-E LSIIYORX DREAM E1CTREME Special Needs Groups Certain groups have more difficulty finding decent, affordable housing due to their special circumstances. Special circumstances may be related to one's income earning potential, family characteristics, the presence of physical or mental disabilities, or age - related health issues. As a result, certain groups typically earn lower incomes and have higher rates of overpayment for housing, or overcrowding. A central goal of the Housing Element is to assist in the housing of persons with special needs. Elderly According to the 2010 Census, 2,965 senior residents (individuals 65 and older) lived in Lake Elsinore, representing 5.7 percent of the population. This was a 1,032 person increase over the 2000 Census figures. Although the number of seniors increased, the proportion of the City's population that is composed of seniors decreased one percentage point, from 6.7 percent in 2000 to 5.7 percent in 2010. The City has 1,845 senior households,' of which 17 percent were renters and just over 83 percent were homeowners. Many elderly persons have limited income potential, as they are most often retired and have fixed incomes (retirement funds and Social Security income). Within the City of Lake Elsinore senior population, the vast majority (81 percent) who rent have incomes that are classified as low- income or below (80 percent of the AMI or less), while 62 percent of seniors that own homes were classified as low- income or below. This poses a special problem with regard to housing affordability. Disabled Both mentally and physically disabled residents face housing access and safety challenges. Disabled people, in most cases, are of limited incomes, often receiving Social Security income only, with housing costs taking the majority of their monthly income. Because people with disabilities spend a higher percentage of income on housing, overcrowding is frequent as housing expenses are shared with others, oftentimes live -in caretakers. In addition, adults often have the problems of securing and paying for childcare. They may have the further burden of obtaining an education or training for themselves to increase their incomes and their ability to find affordable housing. In addition, disabled persons may face difficulty finding accessible housing (housing that is made accessible to people with disabilities through the positioning of Households of one or two people. Source: HUD CHAS Data Book 2005 -2009 (based on U.S. Census 2010) C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 19 CITY OF Chapter 6 LADE OLSIROB E DREAM EXTREME appliances and fixtures, the heights of installations and cabinets, layout of unit to facilitate wheelchair movement, etc.). Title 24 of the California Code of Regulations requires all multiple - family residential developments of three or more units, and stacked condominium developments of four or more units, to be accessible to disabled persons. However, because these Title 24 regulations were not in effect at the time that some of the City's housing units were constructed, there may be a shortage of housing units accessible to people with disabilities. Some Lake Elsinore residents have disabilities that prevent them from working, restrict their mobility, or make it difficult for them to care for themselves. In 2010, 6.6 percent of the population reported a disability, slightly below the proportion at the County level (10.3 percent). Most strikingly, nearly half of the senior population (40.5 percent) in Lake Elsinore reported a disability. Table 11 Disability by Age Persons with a % of Total Age Age Group Total Persons Disability Group Under 18 years 17,421 427 2.5% 18 -64 Years 30,748 2,023 6.6% Over 65 Years 2,167 877 40.5% Total 50,336 3,327 6.6% Source: U.S. Census 2010, ACS 3 -year estimates Developmentally Disabled According to Section 4512 of the Welfare and Institutions Code a "developmental disability" means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. Developmental disabilities include mental retardation, cerebral palsy, epilepsy, and autism; the term also includes disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but does not include other handicapping conditions that are solely physical in nature. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 20 Chapter 6 CITY OF LAKE jLSIHORE DREAM EXTREME Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. The State Department of Developmental Services (DDS) currently provides community -based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community -based facilities. The Inland Regional Center is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The Center is a private, non - profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. In Lake Elsinore, 278 persons utilize the services provided at the local Regional Center. Table 11 Inland Regional Center Consumers Age Group Total Persons 0 -14 yrs 105 15 -22 yrs 70 23 -54 yrs 95 55 -64 yrs 8 65+ yrs 0 Total 278 Source: California Department of Development Services, 2012 Families State law identifies two specific family groups as having special housing needs: large families/households and families with female heads of households. The reasons for their special need status varies and may include lower income status, the presence of children, and the need for financial assistance, as well as the available of suitably sized housing. CITY OF L A K E E L S I N O R E G E N E R A L P L A N 21 Chapter 6 Table 12 Special Needs Households Female- Headed Large Households — Characteristics Householdsz No Husband CITY OF LADE LSI1`iOU- - DREAM EXTREME a Female- Headed Households with Own Children Total Households 3,825 2,140 1,343 % of all households' 26% 14% 9% Renters 40% 51% 62% Owners 60% 49% 38% Source: U.S. Census 2010 1. City Total Households equals 14,788 2. Large households have five or more members, including both family and non - family households. Large Households In general, large households (with five or more members) are identified as a group with special housing needs based on the limited availability of adequately sized, affordable housing units. Large households are often of lower income, frequently resulting in the overcrowding of smaller dwelling units and in time, accelerating unit deterioration. The 2010 Census reported 3,825 large households (five or more members) in Lake Elsinore, of which 23 percent own their home. These households are usually families with more than two children or families with extended family members such as in -laws or grandparents living in the same housing unit. According to Comprehensive Housing Affordability Strategy (CHAS) data, 70 percent of large - family owners and 78 percent of large - family renters experienced one or more housing problems. Housing problems include overcrowding, cost burden, and substandard conditions. Female- Headed Households Single - parent households require special consideration and assistance because of the greater need for day care, health care, and other services. Female- headed households with children particularly tend to have lower incomes, thus limiting housing availability for this group. In addition, these households have a greater need for accessible daycare and other supportive services. In 2010, 2,140 female- headed households lived in Lake Elsinore, representing 14 percent of all households. Female- headed households with children made up nine percent of all households. C I T Y OF LAKE E L S I N O R E G E N E R A L P L A N `xA Chapter 6 Farmworkers CITY OF UAKE- +C LSIROU DREAM EXTREME According to the 2010 Census, only 193 residents of Lake Elsinore have jobs in the "Agricultural, Farming, Forestry, Fishing and Mining" industries. This number has increased by 126 since the 2000 census, however is still relatively insignificant compared to the other industries. Furthermore, many of these workers may be permanent employees in the mining industry. Historically, the City of Lake Elsinore's economy was linked to tourism, not agriculture. Homeless Persons The 2011 County of Riverside Homeless Count was conducted by several agencies and led by the County Department of Public Social Services. The count revealed a population of approximately 6,203 homeless in Riverside County on January 24 -25, 2011. In Lake Elsinore, estimates are approximately 113 homeless persons on City streets on a given night. This represents approximately 2 percent of the County's homeless population. The 2013 Homeless Point in Time Count is being held on January 23, 2013. These statistics are estimates and should be used with caution, as the potential margin of error is likely high, as recognized by the County of Riverside Homeless Count 2011.2 The Department of Housing and Urban Development utilizes the federal definition of homeless (The United States Code, Title 42, Chapter 119, Subchapter I §11302). Homeless is defined as: 1. An individual who lacks a fixed, regular, and adequate nighttime residence; and 2. An individual who has a primary nighttime residence that is — A. A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill); B. An institution that provides a temporary residence for individuals intended to be institutionalized; or C. A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings. 2 "A point -in -time (PIT) homeless enumeration has an inherent bias of not capturing homeless persons who experience short episodes of homelessness during other times of the year." County of Riverside Homeless Count 2011. CITY OF LAKE ELSINORE GENERAL PLAN 23 Chapter 6 CITY OF LAKE LSIIYORE DREAM EXTREME There are numerous factors that contribute to homelessness in the City of Lake Elsinore and Riverside County. Difficulties in obtaining employment, insufficient education, mental illness, and substance abuse are a few of the more traditional factors. The lack of affordable housing in the region has particularly been a problem since the 1980s. The 2010 American Community Survey (ACS) estimates that the number of people living at or below the poverty line in Lake Elsinore is 13.2 percent; which is similar to the poverty level of Riverside County at large (13.4 percent). The high cost of housing in the region and the number of persons living in poverty combine to create a serious potential for homelessness. In response to the growing needs of the homeless population in Riverside County, the Continuum of Care (COC) process began in 1994. The Department of Community Action established a Continuum of Care Workforce in 1998. The City of Lake Elsinore is included within the COC geographic area B, which also includes other Riverside County cities located along the Interstate 15 freeway corridor. Despite the overwhelming need for emergency shelters in Riverside County, there are only a total of 543 full time shelter beds, available in the entire region, according to the Riverside County Department of Public Social Services (DPSS) in 2012. Each year, between November 1St and March 31s' the Emergency Cold Weather Shelter Program (ECWSP) provides emergency shelter for homeless persons who cannot gain admittance into regular full time housing. California National Guard Armories are used for the ECWSP, as well as other suitable facilities as needed. Housing Profile This section addresses characteristics of the housing supply in Lake Elsinore, including type, age, condition, and availability. Housing Stock Residential construction activities in the City have increased at a rate of 71 percent (6,748 units) from 2000 to 2010. This exceeds the construction rate in Riverside County, which has occurred at a rate of 37 percent (216,033 units). Table 13 compares the growth rate of Lake Elsinore to other cities in Riverside County, and to Riverside County at large. CITY OF LAKE ELSINORE GENERAL PLAN 24 CITY OF loot Chapter 6 LADE 3LSII`IOIZE DREAM EXTREME Table 13 Housing Unit Growth Percent Change 2000 - Jurisdiction 2000 2010 2010 Corona 39,271 47,174 20% Norco 6,277 7,322 17% Lake Elsinore 9,506 16,253 71% Murrieta 14,921 35,294 137% Temecula 19,099 34,004 78% Riverside County 584,674 800,707 37% Source: US Census 2000, 2010 Housing Types Lake Elsinore was developed as a community of single - family dwelling units and has primarily remained as such. The percentage of multiple - family units being built in comparison to single - family units has steadily decreased since 1990. Between 2000 and 2012 only 854 multiple family units were built in the City in comparison to 6,098 single family units built. Single - family structures now make up 79.2 percent of the City's housing stock, with multi- family comprising 16.4 percent and mobile homes and other housing filling out the remaining 4.4 percent. CITY OF LAKE ELSINORE GENERAL PLAN 25 Chapter 6 CITY OF LADE ', LSIf10R E DREAM EXTREME Table 14 Housing Unit Types 1990 2000 2012 2000- 2012 Percent Number Percent Number Percent Number Percent Change Housing Type of Units of Total of Units of Total of Units of Total in Units Single - Family Detached 3,673 52.6% 6,214 65.4% 12,207 74.3% 96.4% Single - Family Attached 687 9.8% 707 7.4% 812 4.9% 14.9% Total Single - Family 4,360 62.4% 6,921 72.8% 13,019 79.2% 88.1% Multi- Family 2 -4 Units 583 8.4% 735 7.7% 1,025 6.2% 39.5% Multi - Family 5+ Units 1,071 15.3% 1,099 11.6% 1,663 10.1% 51.3% Total Multi- Family 1,654 23.7% 1,834 19.3% 2,688 16.4% 46.6% Mobile Homes, Trailer & Other 967 13.9% 751 7.9% 727 4.4% 3.2% Total 6,981 100.0% 9,506 100.0% 16,434 100% 72.9% Source: CA Department of Finance, 2000 and 2012, US Census 1990 Tenure Housing tenure refers to whether a unit is occupied by its owner or by a renter. Table 15 shows that the ratio of owners to renters in Lake Elsinore has stayed fairly consistent in the City between 2000 and 2010. Sixty -six percent of Lake Elsinore residents owned the home in which they lived in 2010. This speaks to the stability of the City's residential neighborhoods. The City's housing stock was developed with the intention of providing reasonably priced, detached single - family home ownership opportunities. This trend has continued from 1990, with the percentage of homeowners steadily increasing within the City over the past 20 years. CITY OF LAKE ELSINORE GENERAL PLAN 26 CITY OF .,4� Chapter 6 LADE "? LSIHOKE- DREAM EXTREME Table 15 Tenure and Vacancy 2000 2010 Percent Percent of Total of Total Percent Tenure Number Occupied Number Occupied Change Total Occupied 8,818 100.0% 14,788 100.0% 67.7% Owner Occupied 5,699 64.6% 9,761 66.0% 71.3% Renter Occupied 3,118 35.4% 5,027 34.0% 61.2% Vacancy Rate 2000 2010 Rental 2.5% 6.8% Owner 2.1% 4.6% Overall Vacancy Rate 7.2% 9.0% Source: U.S. Census 2000 and 2010 Vacancy The vacancy rate indicates a relationship between supply and demand. Four percent is considered to be a healthy vacancy rate — one that permits sufficient choice among a variety of housing units — although a healthy rate can be as low as two percent for ownership units and as high as five to six percent for rental units. A limited vacancy rate is an indication that demand for housing is outpacing supply and usually results in higher housing costs, reducing housing opportunities for lower- income households. The 2010 U.S. Census reported that the City of Lake Elsinore had a vacancy rate of nine percent, a slight increase from the 2000 vacancy rate of 7.2% but lower than the 1990 vacancy rate of 13.1 %. This vacancy rate is indicative of the foreclosure crisis that affected the region and the nation at large. As the recession wanes, vacancy rates are anticipated to decrease. C I T Y OF LAKE E L S I N O R E GENERAL P L A N 27 Chapter 6 HOUSING ISSUES Housing Condition CITY OF e�+� LADE jLSIROBJE DREAM EXTREME The age and condition of Lake Elsinore's housing stock is an indicator of potential rehabilitation needs. Commonly, housing over 30 years of age needs some form of major rehabilitation, such as a new roof, foundation work, plumbing, electrical or other structural or major components. The age of the housing stock, as defined by the year the units were built, is shown in Table 16. As of 2010, approximately 23 percent of all the housing units in the City were built before 1980, whereas approximately 77 percent of the units in Lake Elsinore were built between 1980 and 2010. Based on these figures, it is evident that the majority of Lake Elsinore's housing has been constructed within the past 30 years, meaning that most housing should not need major rehabilitation at this time. However, by the end of this planning period (2021), approximately 43 percent of the City's existing housing stock will exceed 30 years in age and some rehabilitation needs are likely among the 3,211 houses constructed between 1980 and 1989. Table 16 Age of Housing Stock Year Constructed Number Percent 2005 or later 3,014 19.2% 2000 -2004 3,007 19.1% 1990 -1999 2,870 18.3% 1980 -1989 3,211 20.4% 1970 -1979 1,596 10.2% 1960 -1969 845 5.4% 1950 -1959 376 2.4% 1940 -1949 189 1.2% 1939 or earlier 599 3.8% Total 15,679 100% Source: 2006 -2010 ACS 5 -year estimates The City has an ongoing program to identify, determine the condition of, and initiate rehabilitation or demolition proceedings. For example, in 2012, 15 units within the City of Lake Elsinore have been identified as needing rehabilitation or demolition pending funding. CITY O F L A K E E L S I N O R E G E N E R A L P L A N 28 Chapter 6 CITY OF _ 4 LADE rjLSIIYORE Vr'"� DREAM E)CTREME The Economic Development Agency Home Repair Program through Riverside County is not available for the fiscal year July 1, 2012 to June 30, 2013, however this Program may be available in subsequent fiscal years. If so, Lake Elsinore homeowners will be eligible for assistance in rehabilitating or repairing homes. Overcrowding In response to a mismatch between household income and housing costs in a community, some households may not be able to buy or rent housing that provides a reasonable level of privacy and space. Residents may accept smaller -sized housing or double up with other families to afford housing costs. An overcrowded household is defined as one with more than one person per room, excluding bathrooms, kitchens, hallways and porches. Severely overcrowded households are those with more than 1.5 persons per room. Overcrowding contributes to increases in traffic and on- street parking within a neighborhood and accelerates deterioration of homes and infrastructure. Table 17 shows some overcrowding in Lake Elsinore. As indicated by the American Community Survey (ACS) 5 -Year Estimates, approximately six percent of all housing units in the City were overcrowded. Rates of overcrowding are more pronounced for renter households than for owner households. Approximately 11 percent of all renter - occupied units are overcrowded while only 5 percent of owner - occupied units are overcrowded. Approximately 1.8% of all renter - occupied units and approximately 1 percent of owner- occupied units are severely overcrowded. According to the 2000 Census, 15 percent of all households in the City were overcrowded, which means that the problem has lessened between 2000 and 2010. The City's 2010 overcrowding rate of six percent was consistent with the County as a whole, which was approximately seven percent. CITY OF L A K E E L S I N O R E GENERAL P L A N 29 Chapter 6 Table 17 Overcrowding by Tenure CITY OF LAKE E2LSIR0RE �__ DREAM EXTREME Source: 2006 -2010 ACS 5 year estimate Housing Costs The cost of housing in a community is directly correlated to the number of housing problems and affordability issues. High housing costs can price low- income families out of the market, cause extreme cost burdens, or force households into overcrowded or substandard conditions. Ownership Housing The Lake Elsinore median home price in 2011, based information provided by DataQuick Information System, was $185,000 (see Table 18). This was 2.37 percent lower than the median price in 2010. The median home price in Riverside County as a whole in 2011 was $10,000 higher than in Lake Elsinore. Median housing prices in Lake Elsinore have stayed fairly consistent from 2010 to 2011, similar to other neighboring cities. Much of the region has experienced a decline in home prices following the sub -prime mortgage market collapse of 2007. In 2007, the median home price in Lake Elsinore was $380,000; the median for Riverside County at large was $395,000. Between 2007 and 2011, home prices in Lake Elsinore fell by nearly $200,000, which represents a 51 percent decrease. CITY OF LAKE LLSINORE GENERAL PLAN till % of all Number of % of all Number of % of all Housing Housing Renter Renter Owner Owner Units Units' Units Unitsz Units Units Overcrowded (1 -1.5 persons /room) 724 5% 477 11% 247 2.5% Severely Overcrowded ( >1.5 persons /room) 127 1% 80 1.8% 47 .5% Total Overcrowded ( >1 personslroom) 851 6% 557 12.8% 294 3% Source: 2006 -2010 ACS 5 year estimate Housing Costs The cost of housing in a community is directly correlated to the number of housing problems and affordability issues. High housing costs can price low- income families out of the market, cause extreme cost burdens, or force households into overcrowded or substandard conditions. Ownership Housing The Lake Elsinore median home price in 2011, based information provided by DataQuick Information System, was $185,000 (see Table 18). This was 2.37 percent lower than the median price in 2010. The median home price in Riverside County as a whole in 2011 was $10,000 higher than in Lake Elsinore. Median housing prices in Lake Elsinore have stayed fairly consistent from 2010 to 2011, similar to other neighboring cities. Much of the region has experienced a decline in home prices following the sub -prime mortgage market collapse of 2007. In 2007, the median home price in Lake Elsinore was $380,000; the median for Riverside County at large was $395,000. Between 2007 and 2011, home prices in Lake Elsinore fell by nearly $200,000, which represents a 51 percent decrease. CITY OF LAKE LLSINORE GENERAL PLAN till CITY OF .._ Chapter 6 LADE ' LSINOI -E DREAM ExTREME Table 18 Riverside County Median Home Prices Location 2010 2011 % Change Lake Elsinore $189,500 $185,000 -2.37% Corona $330,000 $315,000 -4.55% Murrieta $244,000 $240,000 - 1.64% Norco $331,000 $340,000 2.72% Riverside (City) $191,000 $190,000 -0.52% Temecula $275,000 $273,000 -0.73% Riverside County $200,000 $195,000 -2.50% Source: DataQuick Information Systems, DQ News Rental Housing According to the 2010 Census, 34 percent of Lake Elsinore households live in rental housing. Table 19 shows that the HUD - determined fair market rents for Riverside County fall within the range of the rents within Lake Elsinore. Therefore, the rental rates in Lake Elsinore generally align with the HUD determined fair market rents. Table 19 Riverside County Fair Market Rents and Lake Elsinore Rental Ranges Efficiency One- Bedroom Two- Bedroom Three- Bedroom Four - Bedroom Fair Market $886 $974 $1,149 $1,617 $1,886 Lake Elsinore Range $500 -$600 $559 - $1,070 $618- $1,350 $677- $1,799 $1,341 - $2,000 Lake Elsinore Median $550 $1,005 $1,125 $1,410 $,1800 Source: HUD User 2012, Craigslist search performed 2012. Overpayment State and federal standards specify that households spending more than 30 percent of gross annual income on housing experience a housing cost burden. Housing cost burdens occur when CITY OF LAKE ELSINORE 31 GENERAL PLAN Chapter 6 CITY OF .,iq LAKE - LSINOkE DREAM EXTREME housing costs increase faster than household income. When a household spends more than 30 percent of its income on housing costs, it has less disposable income for other necessities such as health care. In the event of unexpected circumstances such as loss of employment or health problems, lower- income households with a housing cost burden are more likely to become homeless or double up with other households. Table 20 shows the connection between income, household type, and cost burden. CHAS data, developed by the Census for HUD, provides detailed information on housing needs (e.g. housing cost burden) by income level for different types of households in Lake Elsinore. The CHAS defines housing problems to include: • Units with physical defects (lacking complete kitchen or bathroom) • Overcrowded conditions (housing units with more than one person per room) • Housing cost burden, including utilities, exceeding 30 percent of gross income • Severe cost burden, including utilities, exceeding 50 percent of gross income The proportion of households experiencing cost burden declined as income increased. Households experiencing overpayment (greater than 30 percent of the household's income spent on housing) or severe overpayment (greater than 50 percent of the household's income spent on housing) were split between renters and owners. However, renters were overwhelmingly experiencing overpayment and severe overpayment in the lowest income category (extremely low income). People in this income level who are renting are in the most danger of becoming homeless as they do not have the advantage of the asset of owning a home. CITY OF LAKE ELSINORE GENERAL PLAN 32 Chapter 6 CITY OF .,tft�' LADE "& LS I`i01ZE DREAM E)CTREME Table 20 Housing Assistance Needs of Low - Income Households Household by 130 Renters 720 275 Owners 670 1,390 Type, Income and 65% Large Total 60 /° Large Total Total Housing Problem Elderly Families Renters Elderly Families Owners Households Extremely Low - Income 62% 86% 88% 60% 76% 85 %° 87% (<30% AMI) 70 165 805 320 35 695 1,500 % with housing 86% 94% 88/° 78/° 57/° 83/° ° 85/° problems 55 155 1,035 355 335 1,310 2,345 % Cost Burden >30% 86% 82% 86% 75% 57% 78% 82% % Cost Burden >50% 43% 70% 79% 69% 0% 72% 76% Very Low - Income NO to 50% AMI) 130 110 720 275 190 670 1,390 %° with housing 65% 100% 91% 60 /° 76 /° 85 /° ° 88 /° problems 82% 81% 68% 38% 67% 61% 64% % Cost Burden >30% 62% 86% 88% 60% 76% 85 %° 87% % Cost Burden >50% 35% 68% 49% 29% 71% 62 %° 55% Low - Income 60% 78% 63 /° 46 /° 70 /° 59 /° ° 60 /° ( >50 to 80% AMI) 55 155 1,035 355 335 1,310 2,345 % with housing 82% 81% ° 74 /° ° 38 /° ° 88 /° ° 67 /° ° 70 /° problems • Cost Burden >30% 82% 81% 68% 38% 67% 61% 64% • Cost Burden >50% 82% 10% 17% 11% 37% 37% 28% Total Households 315 715 4,105 1,530 1,855 9,350 13,455 % with housing 60% 78% 63 /° 46 /° 70 /° 59 /° ° 60 /° problems • Cost Burden >30% 59% 60% 57% 46% 63% 56% 56% • Cost Burden >50% 38% 29% 29% 28% 27% 26% 27% Note: Data presented in this table is based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100% count due to the need to extrapolate sample data out to total households. Interpretations of this data should focus on the proportion of households in need of assistance rather than on precise numbers. Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Databook, 2012 (Census 2005 -2009 data). C I T Y OF LAKE E L S I N O R E G E N E R A L P L A N 33 Chapter 6 Affordability CITY OF .tom._ LADE GLSII` ME- DREAM E)CTREME Affordability is determined by comparing the cost of housing to the income of local households. High housing costs impact communities far beyond the affordability problem. The lack of affordable housing contributes to high levels of housing cost burden, overcrowding, and even homelessness. In assessing housing affordability, the California Health and Safety Code Section 50052.5 provides the following definition of affordable housing cost based on the area median income level (AMI) adjusted by family size and income level: Table 21 Calculation of Affordable Housing Cost Owner Rental Extremely Low (0 -30% AMI) 30% of 30% AMI 30% of 30% AMI Very Low (0 -50% AMI) 30% of 50% AMI 30% of 50% AMI Lower ( >50 -80% AMI) 30% of 70% AMI 30% of 60% AMI Moderate Income ( >80 -120% AMI) 35% of 110% AMI 30% of 110% AMI Affordable housing cost for certain income groups may be subject to an optional calculation and adjustment under Section 50052.5. Using these updated affordability thresholds, current housing affordability at the County level can be estimated for the various income groups (Table 22). C I T Y OF L A K E E L S I N O R E 34 G E N E R A L P L A N Chapter 6 Income Group CITY OF LADE "LSINOB E DREAM EXTREME Table 22 Housing Affordability Affordable AMI Payment Housing Costs adjusted Taxes & by size Renter Owner Utilities Insurance Maximum Affordable Price Home Rental Extremely Low (0 -30% $569 $569 $85 $115 $80,863 $484 AMI) $26,000 $650 $650 $125 $130 $86,620 $525 One Person $13,650 $341 $341 $50 $80 $46,325 $291 Small Family $15,600 $390 $390 $100 $90 $43,858 $290 Four Person Family $17,550 $439 $439 $125 $95 $47,970 $314 Large Family $19,500 $488 $488 $150 $100 $52,081 $338 Very Low ( >30 -50% AMI) One Person $22,750 $569 $569 $85 $115 $80,863 $484 Small Family $26,000 $650 $650 $125 $130 $86,620 $525 Four - Person Family $29,250 $731 $731 $175 $140 $91,280 $556 Large Family $32,500 $813 $813 $200 $145 $102,518 $613 Lower ( >50 -80% AMI) 60 %AMI 70 %AMI One Person $27,300 $31,850 $683 $796 $100 $165 $116,498 $583 Small Family $31,200 $36,400 $780 $910 $150 $190 $124,995 $630 Four - Person Family $35,100 $40,950 $878 $1,024 $200 $210 $134,589 $678 Large Family $39,000 $45,500 $975 $1,138 $250 $220 $146,376 $725 Moderate 110% ( >80 -120% AMI) AMI One Person $50,050 $1,251 $1,460 $100 $215 $251,042 $1,151 Small Family $57,200 $1,430 $1,668 $150 $260 $275,940 $1,280 Four - Person Family $64,350 $1,609 $1,877 $200 $280 $306,321 $1,409 Large Family $71,500 $1,788 $2,085 $250 $300 $336,702 $1,538 Source: 2013 Department of Housing and Community Development State Income Limits and Hogle- Ireland analysis 1. Small Family = 3 persons; Large Families = 5 persons 2. Property taxes and insurance based on averages for the region 3. Calculation of affordable home sales prices based on a down payment of 10 %, annual interest rate of 6.5 %, 30 -year mortgage, and monthly payment 30% of gross household income 4. Based on Riverside County AMI $65,000 and 2013 HCD State Income Limits 5. Monthly affordable rent based on payments of no more than 30% of household income 6. Definition of affordable housing cost per Health and Safety Code Section 50052.5 C I T Y OF L A K E E L S I N O R E GENERAL P L A N 35 Chapter 6 CITY OF ,< . LADE LS1110RE DREAM EXTREME �4 Comparing housing costs and maximum affordable prices for low- income households shows that low- income households are being priced out of the Riverside County and Lake Elsinore rental and ownership market. Given the affordable home prices presented in Table 22, single - family home ownership is beyond the reach of most lower- income households; however, moderate- income families could afford a median priced home in Lake Elsinore. Assisted Housing at Risk of Conversion to Market Rate Housing State housing law requires an inventory and analysis of government- assisted dwelling units eligible for conversion from lower income housing to market rate housing during the next ten years. Reasons for this conversion may include expiration of subsidies, mortgage pre - payments or pay -offs, and concurrent expiration of affordability restrictions. The majority of subsidized properties listed in Table 23 are owned by for - profit companies, increasing the eventual risk of conversion to market rate. At -Risk Units A review of the assisted housing inventory indicates that no assisted multi - family complexes are subject to expiration of affordability restrictions between 2014 -2024. However, the Lakeside Apartments are subject to affordability restrictions that expire October 31, 2029. In 2010, the Redevelopment Agency of the City of Lake Elsinore provided assistance to the Lakeview Apartments (Phase I and II) to rehabilitate the at -risk units within the project and impose long- term affordable restrictions on 150 units. The affordable housing income restrictions will be in place for a minimum of 55 years. The Parkside Apartments were financed with HUD Section 515 funding; the owners have not as of 2012 indicated their intention to prepay the Section 515 loan. Twenty -two tenants are currently having their rent subsidized by a California program called the Rental Housing Construction Program (RHCP), enabling seniors and disabled residents to pay $100 -$300 of the base rent of $665. Effective January 1, 2014, HCD has indicated that this funding will no longer be available; however, the Section 515 rental restrictions will remain in place. According to the HUD Section 8 database, no projects in Lake Elsinore are receiving project -based Section 8 funding. Preservation of at -risk projects can be achieved in a variety of ways, with adequate funding availability. These include: • Transfer of ownership to nonprofit developers and housing organizations • Providing rental assistance to renters through other funding sources • Purchase affordability covenants • Refinance mortgage revenue bonds C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 36 37 CITY OF Chapter 6 LADE LSINORE DREAM ExTREME i° Table 23 Subsidized Dwelling Units # of Earliest Total Affordable Conversion Project Name Tenant Type Units Units Funding Program Date Parkside Apartments Senior/ HCD Financed 442 Kellogg Street Handicapped/ 37 14 N/A Section 515 (Limited Profit) Disabled Villa Siena Apartments Low Income 2054 31300 Casino Drive Family 126 126 Housing Tax Credit g Lake View Apartments Lake Elsinore (Phase I) Family 88 87 Redevelopment 10/12/2065 32209 Riverside Drive Agency (Limited Profit) Lake View Apartments Lake Elsinore (Phase II) Family 64 63 Redevelopment 10/12/2065 32211 Riverside Drive Agency (Limited Profit) Lakeside Apartments Lake Elsinore Family 128 52 Redevelopment 2029 15195 Lincoln Street Agency Restrictions Broadway Machado Apartments Family 28 14 Housing Authority N/A of Riverside County 16436 Broadway Street Fairview Apartments 16 Housing Authority N/A 33051 Fairview Street Family 16 of Riverside County Broadstone Rivers Edge Lake Elsinore Apartments Family 184 28 Redevelopment 2060 2088 Lakeshore Drive Agency Restrictions Lake Elsinore Pottery Court Family 113 111 Redevelopment 2066 295 West Summer Avenue Agency Restrictions Sources: HUD Section 8 Database, Special Report: Low Income Housing Tax Credit Properties in California (www.nhtinc.or¢); Riverside County Housing Authority (www.harivco.org); Lake Elsinore 1998 -2005 Housing Element CITY OF LAKE ELSINORE GENERAL PLAN 37 CITY OF Chapter 6 LADE SINORE -k- � - DREAM EXTREME Alternatively, units that are converted to market rate may be replaced with new assisted multi- family units with specified affordability timeframes. Transferring ownership of the affordable units to a nonprofit housing organization is a viable way to preserve affordable housing for the long term and increases the number of government resources available to the project. The feasibility of this option depends on the willingness of the owner to sell, funding sources to actually buy the property, and the existence of a nonprofit organization with sufficient administrative capacity to manage the property. If and when owners indicate their intention to sell, the City can explore transfer of ownership options with potential agencies or organizations included in the State's Department of Housing and Community Development qualified entities list. Projects in which all units are affordable, and not just a portion of units are affordable, can participate in ownership transfers more simply and are therefore more likely to be feasible. State, local, or other funding sources can be used to provide rental subsidies to maintain the affordability of at -risk projects. These subsidies can be structured to mirror the Section 8 program, whereby the subsidy covers the cost of the unit above what is determined to be affordable for the tenant's household income (including a utility allowance) up to the fair market value of the apartment. Funding for this assistance may be difficult to secure, however. 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. The feasibility of this option depends on whether the complexes require rehabilitation or are too highly leveraged. By providing lump -sum financial incentives or on -going subsidies in rents or reduced mortgage interest rates to the owner, some or all of the units could remain affordable. However, given the limited funding available to jurisdictions for such efforts and especially given the demise of redevelopment in California, these options are unlikely to come to fruition. The construction of new low- income housing can be a means to replace at -risk units. The cost of developing new housing depends on a variety of factors including density, size of units, construction quality and type, location, and land cost. The average development cost for a multi - family rental unit, can be estimated at $200,000. Estimates of Housing Need Several factors influence the degree of demand, or "need," for housing in Lake Elsinore. The four major needs categories considered in this element are: C I T Y OF L A K E E L S I N O R E 38 GENERAL P LAN CITY OF . . Chapter 6 LADE SIIYORE DREAM EXTREME • Housing needs resulting from population growth, both in the City and the surrounding region; • Housing needs resulting from the overcrowding of units; • Housing needs that result when households pay more than they can afford for housing; and • Housing needs of "special needs groups" such as the elderly, large families, female - headed households, households with a disabled person, farmworkers, and the homeless. Table 25 Summary of Existing Housing Need Overpaying Households' Special Needs Groups Renter 2,325 Elderly Persons 2,965 Owner 7,580 Disabled Persons 3,327 Total 9,905 Large Households 3,825 Extremely Low - Income (0 -30% AMI) 1,500 Female Headed Households 2,140 Female Headed Households with Very Low - Income (31 -50% AMI) 1,390 Children 1,343 Low - Income (51 -80% AMI) Overcrowded Householdsz Renter Owner Total 2,345 Farmworkers Homeless 557 294 851 Source: 2010 Census, 2012 CHAS 1. Overpaying households are all households with 30% or greater household income dedicated to house payments. 2. Overcrowded households are based upon greater than 1 person per room Projected Housing Need 193 113 California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. The California Department of Housing and Community Development (HCD), in conjunction with the SCAG, determine a projected housing need for the region covered by SCAG, including the counties of Riverside, San Bernardino, Los Angeles, Orange, Ventura and Imperial. This share, known as the Regional Housing Needs Allocation (RHNA), is 412,721 new housing units for the 2014 -2021 planning C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 39 Chapter 6 CITY of .cam LAKE . LSINORI DREAM EXTREME period throughout the SCAG region. SCAG has, in turn, allocated this share among its constituent jurisdictions, distributing to each its own RHNA divided along income levels. The City of Lake Elsinore has a RHNA of 4,929 housing units to accommodate in the housing element period. The income distribution is as shown in Table 26. Table 26 Regional Housing Needs Allocation 2014 -2021 Number of Units Percent of Total Income Group % of County AMI Allocated Allocation Very Low' 0 -50% 1,196 24% Low >50 -80% 801 16% Moderate >80 -120% 897 18% Above Moderate 120 %+ 2,035 41% Total - -- 4,929 1.00% [State law allows local jurisdictions to use 50 percent of the very low income category to represent households of extremely low - income (less than 30 percent of the AMI). Extremely Low Income Households According to Housing Element Law, Government Code Section 65583, local agencies may calculate the subset of very low- income households that qualify as extremely low- income households (30 percent or less of the Riverside County median income) by presuming that 50 percent of the very low- income households qualify as extremely low- income households. The 2014 SCAG RHNA projected 1,196 very low- income households in the upcoming planning period. Therefore, 598 extremely low- income households are projected in Lake Elsinore between 2014 and 2021. This Housing Element will describe policies and programs that the City can utilize towards implementing this housing needs allocation. C I T Y OF L A K E E L S I N O R E 40 GENERAL PLAN CITY OF Chapter 6 LADE 6:TLS1N0R_E- VDREAM E)CTREME 6.3 Housing Constraints Analysis The City of Lake Elsinore recognizes the need for the development of sound, affordable housing for all its residents. The key factors constraining housing development include land availability, the economics of development, and governmental regulations, all of which may impact the cost and amount of housing produced. These constraints may result in housing that is not affordable to low- and moderate - income households, or may make new residential construction economically difficult for developers. Constraints to housing production significantly impact households with lower incomes and special needs. State law requires that Housing Elements analyze potential and actual governmental and non - governmental constraints to the production, maintenance, and improvement of housing for all persons of all income levels and disabilities. In Lake Elsinore, constraints to housing are often related to the overall housing market and are part of regional trends over which the City has no control. This section discusses potential constraints on the provision and cost of housing development in Lake Elsinore. According to State Housing Element Law, the constraints analysis must demonstrate local efforts to remove barriers to achieving goals for housing production and housing for persons with disabilities. Should constraints preclude the achievement of housing goals, jurisdictions are required to address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing. Where constraints to housing production related to the City's regulations or land use controls are identified, appropriate programs to mitigate these constraints are included in the Housing Plan. Market Constraints Many factors affecting housing costs are related to the larger housing market. The availability of land, the cost and availability of financing the price of land, and the cost of construction all contribute to the cost of housing, and can hinder the production of affordable housing. Additionally, the availability of financing can limit access to homeownership for some low - income households. DEVELOPMENT COSTS A significant cost factor associated with residential building is the cost of building materials, which can comprise a significant portion of the sales price of a home. An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). C I T Y OF L A K E E L S I N O R E GENERAL P L A N 41 Chapter 6 CITY 01: LADE rJLS1ri0U DREAM EXTREME The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. The data is national and does not take into account regional differences, nor does the data include the price of the land upon which the buildings are built. The 2012 national averages for costs per square foot of apartment units and single - family homes are as follows: • Type I or II, Multi- Family: $144.89 to $127.29 per sq. ft. • Type V (Wood Frame), Multi- Family: $101.08 to $96.58 per sq. ft. • Type V (Wood Frame), One and Two Family Dwelling: $113.10to $105.93 per sq. ft. The unit costs for residential care facilities generally range between $171 and $122 per square foot. These costs are exclusive of the costs of land and soft costs, such as entitlements, financing, etc. The City's ability to mitigate high construction costs is limited without direct subsidies. A reduction in amenities and quality of building materials (above a minimum level of acceptability for health, safety, and adequate performance) could result in lower sales prices. Additionally, manufactured housing (including both mobile homes and modular housing) may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction cost is development density. With an increase in the number of units built in a project, overall costs generally decrease as builders can benefit from the economies of scale. This reduction in costs is of particular benefit when density bonuses are utilized for the provision of affordable housing. The price of land can be the most significant component of housing development costs. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. Similarly, site constraints such as environmental issues (steep slopes, soil stability, seismic hazards, or flooding) can also be factored into the cost of land. The cost of land in Lake Elsinore and surrounding cities has risen substantially since the 1990s due to a decrease in the availability of vacant or otherwise developable land in the Inland Empire region; however the recent downturn in the housing market has reduced land and housing prices significantly since 2007. The high cost of land is a contributing factor to the lack of affordable housing in all of Southern California. LAND AVAILABILITY The cost of land directly influences the cost of housing. In turn, land prices are determined by a number of factors, most important of which are land availability and permitted development density. As land becomes scarcer, the price for land increases. In terms of development density, land prices are positively correlated with the number of units permitted on each lot. Thus, a CITY OF LAKE ELSINORE GENERAL PLAN 42 Chapter 6 CITY OF ,_. LADE OLSI1`iORE DREAM E)CTREME higher density lot may command a higher price than one designated for lower densities, but upon completion the developer may realize a higher profit margin based on a greater number of units sold. Over the past few decades, vacant residential land sales have increased due to the highly active Southern California housing market. Even in this market environment, there are significant differences in land prices in the region. In general, land prices in Riverside County are more affordable than the pricier Los Angeles and Orange County markets; in fact, the lack of inexpensive residential land in Los Angeles and Orange Counties was a major impetus for the development of the Inland Empire, including Lake Elsinore and western Riverside County. Accordingly, Lake Elsinore, along with other cities within Riverside County, is providing affordable housing for workers in Orange County and Los Angeles County. Within the Riverside County market, there are also significant differences in land prices. New master - planned communities in Temecula, Corona, and parts of the Coachella Valley have generally garnered higher residential land prices than more established communities in central, southern and parts of eastern Riverside County. Although they remain a significant cost component of a new home, land prices in Lake Elsinore do not significantly constrain the production of housing, relative to surrounding jurisdictions. In fact, the land costs in Lake Elsinore are more conducive to construction than other areas of Riverside County, and have contributed to the potential for single- family market rate units to be constructed which are generally affordable to moderate, and in some cases, lower income households. LABOR COST The California Labor Code applies prevailing wage rates to public works projects exceeding $1,000 in value. Public works projects include construction, alteration, installation, demolition, or repair work performed under contract and paid for in whole or in part out of public funds. While the cost differential in prevailing and standard wages varies based on the skill level of the occupation, prevailing wages tend to add to the overall cost of development. In the case of affordable housing projects, prevailing wage requirements could effectively reduce the number of affordable units that can be achieved with public subsidies. AVAILABILITY OF MORTGAGE AND REHABILITATION FINANCING The availability of financing affects a person's ability to purchase or improve a home; the cost of borrowing money for residential development is incorporated directly into the sales price or CITY OF LAKE E L S I N 43 ORE GENERAL PLAN Chapter 6 CITY O F ,,t_ LADE 2LSINOKE %o DREAM EXTREME rent. Interest rates are determined by national policies and economic conditions, and there is virtually nothing a local government can do to affect these rates. Jurisdictions can, however, offer interest rate write -downs to extend home purchasing opportunities to a broader economic segment of the population. In addition, government- insured loan programs are an option available to some households to reduce mortgage requirements. As of 2012, interest rates remained at historic lows, facilitating resurgence in the housing market. Under the federal Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The availability of financing for a home greatly affects a person's ability to purchase a home or invest in repairs and improvements. As shown in Table 27, a total of nearly 29,400 households applied for conventional mortgage loans to purchase homes in the Riverside -San Bernardino - Ontario MSA during 2011, of which Lake Elsinore is a part. The data includes purchases of one- to four -unit homes, as well as manufactured homes. More than half of the loan applications were received from households that reported their income as above moderate - income (earning greater than 120 percent of Median Family Income [MFI]). Moderate - income households (80 to 120 percent of MFI) and lower- income households (less than 80 percent MFI) accounted for 21 percent and 24 percent, respectively. Sixty -five percent of the applications were originated (approved by lenders and accepted by applicants) and 15 percent were denied, with the remaining applications withdrawn, closed for incompleteness, or not accepted by the applicants. As expected, the denial rates were lower for the moderate- and upper- income groups. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 44 Chapter 6 Table 27 CITY OF LAKE �LSInoru DREAM EXTREME Disposition of Conventional Home Purchase Loan Applications Riverside -San Bernardino - Ontario MSA Total % of Origin Denie Applicant Income Apps. Total ated d Lower - Income (<80% 7,118 24% 59% 18% MFI) Moderate - Income (80 to 120% MFI) 6,291 21% 64% 15% Upper - Income ( >120% MFI) 15,351 52% 68% 12% All 29,379 100 % ** 65% 15% Source: Home Mortgage Disclosure Act (HMDA), 2011. * "Other' includes applications approved but not accepted, withdrawn, and files closed for incompleteness. * *Totals do not sum to equal "all" due to the unavailability of income data for some applicants. Government - backed lending represents a significant alternate financing option for' Lake Elsinore residents. About 36,000 Riverside /San Bernardino -area households applied for government- backed lending in 2011 (Table 28). Usually, low- income households have a much better chance of getting a government- assisted loan than a conventional loan. The number of government backed loans has increased significantly from the height of the housing boom; in 2011, the number of applications for governmental- assisted loans exceeded that for conventional loans by 23 percent. No longer available are other loan options such as zero percent down, interest -only, and adjustable loans. As a result, government- backed loans have become a very attractive option for many households. CITY O F L A K E E L S I N O R E G E N E R A L P L A N 45 Chapter 6 Table 28 CITY OF �., LAIKE LSINORE DREAM EXTREME Disposition of Government - Assisted Home Purchase Loan Applications for the Riverside -San Bernardino - Ontario MSA Total % of Originate Applicant Income Apps. Total d % Denied Lower - Income (<80% MFI) 14,585 40% 65% 14% Moderate - Income (80 to 120% MFI) 10,781 30% 70% 13% Upper - Income ( >120% MFI) 10,354 29% 70% 12% All 361060* 100 % ** 68% 13% Source: Home Mortgage Disclosure Act (HMDA), 2011. * "Other' includes applications approved but not accepted, withdrawn, and files closed for incompleteness. **Totals do not sum to equal "all" due to the unavailability of income data for some applicants. According to Dataquick, the number of California homes entering the formal foreclosure process dropped in the second quarter of 2012 to its lowest level since early 2007. The decline stems from a combination of factors, including an improving housing market, the gradual burning off of the most egregious mortgages originated from 2005 through 2007, and the growing use of short sales over foreclosures. Most of the loans going into default are still from the 2005 -2007 period. The median origination quarter for defaulted loans is still third - quarter 2006, indicating that weak underwriting standards peaked then. In the second quarter of 2012, 5,677 homes in Riverside County were foreclosed, a 3 percent increase from the same quarter of 2011, according to reports by Dataquick, an information database that tracks housing cost and issues. Among Southern California counties, Riverside County is second to Los Angeles County (10,568 foreclosures) in the number of foreclosed homes. Governmental Constraints Housing affordability can be affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing. Public policies can affect overall housing availability, adequacy, and affordability. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the quality of housing may serve as a constraint to housing development. Consistent with State law (Government Code Section 65583) this section addresses six potential constraints to housing development: C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 46 Chapter 6 • Land use controls • Building codes and their enforcement • Site improvements (on and off -site) • Fees and exactions • Processing and permit procedures • Housing for people with disabilities LAND USE CONTROLS CITY OF LADE E2LSINORJE DREAM EXTREME Development and growth in Lake Elsinore are issues of critical importance to City government and residents. Land use controls, site improvement requirements, building codes, fees, and other local programs to improve the overall quality of housing may serve as a constraint to housing development. Land use controls set forth by the General Plan and Municipal Code Chapter 17 (Zoning) could have direct effects on the availability and affordability of housing in the City. Controls currently in place in Lake Elsinore are described below. GENERAL PLAN COMMUNITY FORM ELEMENT In December 2011, the Lake Elsinore City Council adopted a new General Plan. The Community Form Element sets forth the City's policies for guiding local development and growth. These policies, together with zoning regulations, establish the density, intensity and distribution of land uses within the City. The Element includes new mixed -use development categories that promote development of mixed commercial, office, and residential uses with densities ranging from 7 units per acre up to 24 units per acre (higher densities are achievable with a density bonus incentive). In early 2012, the City Council completed comprehensive Zoning Map amendments, to adopt the newly added mixed use Zoning Districts and to rezone High Density Residential parcels to the R -3 zone, consistent with the General Plan Land Use map. CITY OF LAKE ELSINORE GENERAL PLAN 47 CITY OF Chapter 6 LAKEG j LSIHOF�E N DREAM EXTREME Table 29 Residential Land Use Designations Corresponding General Plan Residential Zone Maximum Land Use Category Districts Densities Typical Residential Types 1 DU/half /acre Hillside Residential R -M -R to 10 acres Detached single - family dwellings & small depending on agricultural uses slope Lakeside Residential R -1 1 DU/ 10,000 Custom single family homes focusing on s.f. lake views 1 -3 DU /acre Low Density Residential R -M -R, R -R, R -E, Detached single- family dwellings, R -H secondary residential units Low - Medium Density R -HR-1 1 -6 DU /acre Detached single- family dwellings, secondary residential units Attached and detached single- family Medium Density R -H, R- 1,R -2,MC 7 -18 DU /acre dwellings, duplexes, triplexes, fourplexes, Residential multi - family residential units, group quarters High Density Residential R- 1,R- 2,R -3, MC 19 -24 DU /acre Attached single- family dwellings, multi- family residential units, group quarters Commercial Mixed Use CMU 7 -18 DU /acre Residential uses are allowed in a subordinate capacity. Apartments, condos, duplexes, triplexes, Residential Mixed Use RMU 19 -24 DU /acre fourplexes, townhouses, boarding houses, row houses Note 1: The General Plan and Comprehensive Zoning Regulations allow for higher densities based on the type of development proposed. See discussion below, Source: City of Lake Elsinore General Plan Appendix B General Plan /Zoning Compatibility Matrix, 2011, City of Lake Elsinore, 2012; City of Lake Elsinore, 2012 Residential land use designations are dispersed throughout the City. Densities range from one to three units per acre for Low Density areas and up to 24 units per acre in the Residential Mixed Use and High Density Residential areas. With the inclusion of Density Bonus Incentives, these High Density Residential areas can accommodate an additional 35 percent density increase. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 48 Chapter 6 CITY OF LADE siflon DREAM EXTREME The Land Use Element designates approximately 61 percent of the City and its Sphere of Influence's land for residential use. In addition, 286 acres are designated Residential Mixed -Use (RMU), which allows residential uses to be integrated with commercial uses. A total of 631 acres are designated Commercial Mixed Use (CMU) within the City, which allows both commercial and residential uses. Residential and Commercial Mixed Use designations are intended for more urban areas within the City. The Residential Mixed Use designation focuses on higher density residential uses with additional commercial uses, while the Commercial Mixed Use designation focuses on Commercial development with some high density residential development. The higher densities allowed in the High Density and Residential Mixed Use designations create opportunities for providing affordable housing. RESIDENTIAL DEVELOPMENT STANDARDS The City regulates the type, location, density, and scale of residential development primarily through the Title 17 — Zoning of the Lake Elsinore Municipal Code (LEMC). Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents, as well as implement the policies of the City's General Plan. The zoning regulations also serve to preserve the character -and integrity of existing neighborhoods. The following table is based on the zoning designations found in the current Zoning Code (2012). C I T Y OF L A K E E L S I N O R E 49 GENERAL PLAN Chapter 6 This Page Intentionally Left Blank CITY OF '=ice LADE, LSIIYOKE DREAM EXTREME C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 50 W LLII G: O � F-� V r Q N � V) U r� m f� N .4.4 GJ ICI N •H z w v zzz z z W LO Y 11 cu m � W U v N � V) yy td � O CC ON p Q Q Q N z z v zzz z z LO cu m � ti A N LO N Lr) N w + m � w O w ti p °' Q O w '~ U) O pi Un p 00 v C I'll �N a o odQ� C � z C�� p v01 N + w b C z z z z Z 'd N v 'd p O p C O U 0V° O I N V) + O w N N m - N O O� t-d Q w C) Q O 'b p ° v G zzz �o ° 00 'C 000 En w0 o O j � X u a o a+i n W N b + 7 ow o�° 00 '°" C o* ** w w 0 w � C14 O O .. O '0 NLr)~ � LO M ri 41 ti v .n CD N O C 0 L O w d En p w w w 0 w N Q O z O N C:) O m O p O N w w w N H N LO C=) vi * O '+ m w .Nr '+"+ 0 �H p O cr 00 m p O N O N w w - N Ln m O O Uai w N m O w w. "� o 'D O m C. z L In N Om LO LO N N N v N ct- y * b N fo z ti Om N L+i N Om m N V° _ _ _ N .° ° w T Z �° p O o o G cq H �D y F o [ a vo C w o co bjO Q Q C C U m v o a Z a Q w Ulu) U W 3r') z Q W Q W z �W ti W zLO LO V) �4 w W 4 w O U Ois 4 V � o o� U a 0 tit 2 v c� 1 z d P--1 d w z w c� W-4 P4 O zLO w w d W-4 O H U Chapter 6 Open Space CITY OF .w� LATE L2LSIIYOR, DREAM EXTREME To improve the living environment of residential neighborhoods, communities typically require housing to have a certain amount of open space, such as yards, common space, and landscaping. In Lake Elsinore, open space is reflected in setbacks and lot coverage requirements for single - family developments and minimum required open space areas for multi - family developments. For single - family homes, buildings may cover between 10 and 50 percent of the lot (depending on the zoning), leaving the remaining 90 to 50 percent for open space. Most of this open space is located within the required front and rear yards. The nearby communities of Murrieta (25 % -50% lot coverage) and Temecula (10 % -35% lot coverage) require an equivalent to or have more restrictive lot coverage standards. However, open space within the single - family zoning districts are not viewed as a constraint on development as the densities in these districts are governed by lot size requirements. Lake Elsinore's R -2 and R -3 zoning districts require 100 square feet of open space for each one - bedroom dwelling unit, with the minimum dimension for the open yard or patio being 10 feet. If, however, the open space is provided through balcony space, the minimum size is 60 to 80 square feet with a minimum dimension of 6 feet, dependent on unit size. Duplexes and triplexes within these zones require a higher minimum private open space area of 350 square feet with a minimum dimension of 15 feet. Zoning regulations also require that multi - family projects including four or more units provide additional space for community recreation (common open space), at 250 square feet per dwelling unit. The City of Murrieta has a similar open space standard, requiring 100 square feet for ground floor units and 60 square feet for upper floors, with an additional 200 square feet of common open space per unit. The City of Temecula requires a minimum of 25% of lot area for open space and 200 square feet of private open space per unit within their Medium Density Residential (max 12 du /ac) zoning district, with a minimum of 30% of lot area for open space and 150 square feet of private open space per unit within their High Density Residential (max 20 du /ac) zoning district. The open space requirements listed above for multi - family developments in Lake Elsinore are not viewed as constraints to development as efficient site planning can maximize density while also providing the open space amenities that provide the quality of life residents desire. Lake Elsinore's maximum building coverage of 50% to 60% in the multi - family residential zoning district far exceeds the 30% to 35% limits within Murrieta and Temecula. The greater allowance for maximum building coverage C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 53 Chapter 6 CITY OF LAK-F- LSIHORFE DREAM EXTREME and similar to lesser open space requirements provides greater flexibility within the City of Lake Elsinore to provide affordable housing. Parking City parking standards for residential developments are tailored to the vehicle ownership patterns associated with different residential uses. The Code requires parking based on the number of units on the property. Parking requirements for residential uses are listed in Table 31. For single - family developments, LEMC Title 17 requires two parking spaces within an enclosed garage and two additional open spaces on the driveway. Multi- family residential requirements vary based on the number of bedrooms in each unit, and require guest parking. Table 31 Parking Requirements Type of Dwelling Parking Requirements Single - Family Dwelling Multiple - Family Dwelling Units Studio and One- bedroom unit Two or more bedroom unit Boarding houses 2 covered parking spaces per DU plus 2 open spaces in a driveway 1 covered and 2/3 uncovered parking spaces per DU 1 covered and 1 1/3 uncovered parking spaces per DU 1 space per resident Convalescent, nursing and /or rest homes 1 open parking space for each 3 beds Source: City of Lake Elsinore Zoning Regulations, 2012 Section 17.148.030- Number of parking spaces permitted. Parking requirements for the residential component of mixed -use developments are determined by the uses in Table 31 above, however, a request to reduce the number of required parking spaces may be made to the Planning Commission provided a Parking Study supports the finding that the number of parking spaces actually needed for a specific project is less than that required by Code. CITY OF LAKE ELSINORE GENERAL PLAN 54 Chapter 6 CITY OF LADE t�- iLSI1`iORE DREAM EXTREME Parking standards require fewer parking stalls for smaller units such as studios and one - bedroom units. In addition, LEMC Section 17.58.045- Density Bonuses, Additional Incentives, permits the City to reduce the required number of vehicular spaces that would otherwise be required. LEMC Section 17.58.050- Density Bonus Agreement Requirements, is consistent with the parking requirements of California Government Code Section 65915(p). These two sections permit the City to reduce the number of parking stalls required to allow for higher density development of a project. Lake Elsinore's parking standards are comparable to those found in surrounding communities, including Murrieta and Temecula. Density Bonus regulations, consistent with State law, also allow for additional creativity and flexibility in development. The parking requirements are not viewed as constraints to development as efficient site planning can maximize density while providing needed parking for residents. To assess potential constraints, a review of recently approved large -scale projects was completed to determine if maximum densities are achievable. This review revealed that at least three recently approved projects in Lake Elsinore were able to achieve maximum densities while complying with all development standards, indicating that there are limited constraints to housing development. The Fairfield Apartments, 20.44 du /ac, located in northeastern Lake Elsinore and River's Edge Apartments, 26 du /ac, located east of downtown near the Lake Elsinore Diamond were approved in 2004 -2005, and are now constructed and occupied. The Pottery Court Apartments project, a very low income multi - family development, was approved in 2008 at 26 dwelling units per acre; this development was opened in 2012. All of these projects include three -story structures, which maximizes the height limit and none of the projects filed for a Variance to adjust the parking requirement. Specific Plan District The Specific Plan District (SPD) is intended to allow greater design flexibility and to encourage well - planned developments. A specific plan document, site plan, tentative tract map, and final tract map are required to develop a specific plan development. The SPD permits the combination of several land uses. Mixed uses may include any combination of residential, commercial, industrial, open space, and agricultural uses. CITY OF LAKE ELSINORE GENERAL PLAN 55 Chapter 6 Mixed -use Development Standards CITY OF LADE 6LSII`iORE DREAM EXTREME The City's overriding constraint with regard to residential development is the relatively low density within the single - family residential zoning designations. With the expansion of the High Density Residential designation in certain areas and the introduction of two mixed -use designations into the General Plan, the City has provided expanded opportunities for different types of housing and increased densities (up to 24 units per acre). In 2012, the City adopted corresponding mixed use zoning districts and development standards to implement General Plan policy. Table 32 Mixed Use Development Standards Standards CMU RMU FAR 0.81 1.0:1 19 -24 du /ac Density 7 -18 du /ac (Up to 35 du /ac with Density Bonus) Lot Size No Minimum No Minimum 10 ft 10 ft Front Minimum Setbacks St. Front 10 ft 10 ft Interior None None Source: City of Lake Elsinore Zoning Code, 2012. The intent of the RMU District is to provide a development opportunity to combine both residential and neighborhood retail and service uses, preferably incorporated into a mixed -use project. The RMU District accommodates primarily medium to high density residential mixed -use developments, with limited commercial, institutional, office and service uses distributed in a manner compatible with the street environment and adjacent to residential areas. The intent of the CMU District is to accommodate a development opportunity that offers a mix of land uses in a compact, high quality, pedestrian - friendly, interactive pattern. Commercial mixed -use districts are characterized by interconnected streets, wide sidewalks, outdoor public spaces and activities. CITY OF LAKE ELSINORE GENERAL PLAN 56 Chapter 6 PROVIDING FOR A VARIETY OF HOUSING TYPES CITY OFc� LADE 5- LSII` 0B E_ -�, DREAM EPREME The Community Form Element and LEMC Title 17 contain the basic standards that allow for the development of a variety of housing types. Title 17 development standards are considered standard for suburban communities in Riverside County and Southern California and do not impede the ability to develop housing at appropriate densities. Table 33 lists the allowed location of specific uses. A matrix showing the allowable housing types in each residential zone will be incorporated into the comprehensively updated Title 17. Table 33 Permitted Uses in Residential Zones Uses R -M -R R -R R -E R -H R -1 R -2 R -3 One Family Homes P P P P P P* P* Two - Family Homes - - - P Multi- Family Housing - - - - P P Day Care P* P* P* P* P* P* P* Home Occupations A* A* A* A* A* A* A* Large Family Day Care C* C* C* C* C* C* C* Mobile Home on Permanent P* P* P* P* P* - - Foundation Residential Care P* P* P* P* P* P* P* Rest Homes - - - - - C C Second units P* P* P* P* P* P* P* P = Automatically permitted use A = Accessory Use. Use permitted only if accessory to another primary use on the same site C = Conditional Use. Use eligible for consideration under the conditional use procedures and permitted only if the conditional use permit is approved, subject to the specific conditions of such permit. * = Use shall be subject to special conditions or specific restrictions as listed in this section. = Not a permitted use. Source: Lake Elsinore Zoning Code, 2012 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 57 Chapter 6 Multi - Family Housing CITY OF sec. LADE ,2LSII10IZE W DREAM EXTREME � Multi - family housing is permitted by right in the R -2, R -3, CMU, and RMU zones. Multi- family developments in residential zones are subject to regulations related to the distance between buildings, as this distance is not permitted to be less than 15 feet. Additional privacy standards related to the placement of windows are also required in all multi - family housing projects. Second Units As indicated in Table 35, Lake Elsinore permits the creation of second units on all residential sites containing an existing single - family home as consistent with State law. Conditions of approval for second units are standard and do not impede the creation of second units. These conditions include: • A maximum of one second unit on each lot. • The gross floor area for the accessory dwelling unit must not exceed 30 percent of the existing residence for attached units and 50 percent of the existing residence for detached units. A maximum square footage of 1,000 is permitted for attached units and detached units shall not exceed 1,200 square feet. • The second unit shall contain no more than 2 bedrooms. • The second unit must be compatible with the existing primary residence in terms of form, material, and architectural design. • Second units must include one off - street parking space in a garage. This space shall not be located within the required setbacks or through tandem parking. • There shall not be more than one exterior entrance on the front or on any street side of the second unit and no exterior stairway shall be located on the front of the building. • The main dwelling unit shall continue to comply with the minimum standards applicable to a single - family detached dwelling unit in the zoning district even with the development of a second unit. Senior Citizen Housing The City of Lake Elsinore does not have any specific regulations for the development of senior citizen housing. At this time, senior citizen housing is subject to the same regulations and process as any residential development; however senior housing may seek density bonus incentives, consistent with State law. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 58 Chapter 6 Community Care Facilities CITY OF LAI-E I LSIHORE DREAM EXTREME LEMC Title 17 defines residential or community care facilities as providing for the care of children and mentally and physically handicapped persons in a residential environment. Consistent with State law, the City facilitates the development of residential care facilities by treating licensed facilities that serve six or fewer persons as standard residential uses. Those facilities that serve more than 6 persons are allowed with the approval of a Conditional Use Permit in all residential zones. Emergency and Transitional Housing Emergency housing provides short -term shelter (usually for up to six months of stay) for homeless persons or persons facing other difficulties, such as domestic violence. Transitional housing provides longer -term housing (up to two years), coupled with supportive services such as job training and counseling, to individuals and families who are transitioning to permanent housing. To facilitate the development of emergency housing and comply with State law, the City amended the Zoning Code in 2012 to address emergency shelters and transitional and supportive housing. Consistent with State law, transitional housing is permitted in the R -3, RMU, and CMU zones. Emergency homeless shelters are designated as a permitted use in the C -M (Commercial Manufacturing) and M -2 (General Manufacturing) zones. The ordinance includes emergency shelter development standards and operational regulations consistent with state law. The LEMC has been modified to include the following codes related to Emergency and Transitional housing: Chapter 17.08 DEFINITIONS 17.08.50 E definitions. "Emergency shelter" Immediate and short -term housing with supportive services for homeless persons that is limited to occupancy of six months or less. No individual or household may be denied emergency shelter because of an inability to pay. 17.08.190 S definitions. "Supportive housing" Housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 59 Chapter 6 CITY of .,', LADE 0-, LSINOU DREAM EXTREME resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. 17.08.200 T definitions. "Transitional housing" Buildings configured as rental apartment developments, that operate under program requirements which call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months, and no more than two years. Appropriate sites for the transitional housing development should include those close to public services and facilities including transportation. Chapter 17.84 R -3 HIGH DENSITY RESIDENTIAL DISTRICT 17.84.020 Permitted Uses. L. Supportive housing. M. Transitional housing. Chapter 17.86 RMU RESIDENTIAL MIXED -USE DISTRICT 17.86.020 Permitted Uses. Table of Mixed -Use Land Uses Supportive housing. Transitional housing. Chapter 17.134 CMU COMMERCIAL MIXED -USE DISTRICT 17.134.020 Permitted Uses. Table of Mixed -Use Land Uses Supportive housing. Transitional housing. Chapter 17.132 C -M COMMERCIAL MANUFACTURING DISTRICT 17.132.020 Permitted Uses. F. Emergency Shelter, in accordance with Sec. 17.132.150 Emergency Shelter Use & Development Standards C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N M Chapter 6 CITY OF LADE j5LSIIY0I -E DREAM EXTREME 17.132.150 Emergency Shelter Use & Development Standards In accordance with California Government Code Sec 65582, 65583(a), and 65589.5. emergency shelters are permitted as a matter of right in the CM zone. The purpose of regulating the siting of emergency shelters, their use and development, is to ensure the development of emergency shelters do not adversely impact adjacent parcels or the surrounding neighborhood, and shall be developed in a manner that protects the health, safety, and general welfare of A. Use Standards 1. Number of Beds. An emergency shelter shall contain a maximum of 50 beds. 2. Hours of Operation. Emergency shelter operations are limited to the evening hours and shall open not earlier than 5:00 pm and close not later than 8 a.m. daily. All clientele shall vacate the premises upon closing. There shall be no in- and -out privileges for clientele using the shelter between 10 p.m. and 6 a.m. 3. Management. The shelter shall provide onsite management during hours of operation, at a ratio of one staff member for every 15 beds. Staff members shall be awake and on duty during the operating hours of the shelter. 4. Use of the Program. The shelter shall operate on a first come, first served basis. It is preferred that the shelter operate on a voucher system, wherein Intake procedures are performed as a separate function from the shelter and results in a referral to the shelter program for a specified period of time. 5. Objective of the Program. Services shall be provided to assist clients in obtaining permanent shelter, income, and services. 6. Length of Stay. Clients are permitted to return to the shelter for a maximum of 180 days unless their individual management plan provides for longer residency while regularly participating in training or rehabilitation. 7. Reimbursement. No individual or household may be denied emergency shelter because of an inability to pay. 8. Licensing. The facility shall demonstrate that it is in good standing with County, State and City licensing agencies, if required for the owner, operator and staff. 9. Shelter Management Plan. The shelter shall provide a written management plan to the City that includes provisions for staff training and qualifications, neighborhood outreach program including litter C I T Y O F L A K E E L S I N O R E G E N E R A L P L A N 61 Chapter 6 CITY OF LADE LSIHORE DREAM E)CTREME pickup with a 500 foot radius, and traversing the neighborhood daily for input and reconnaissance; transportation options; security, location of smoking area, volunteer and donation program and procedures; intake screening to ensure compatibility with services provided at the facility, and for the training, counseling and treatment programs for clients; and health, safety and emergency plans. B. Development Standards 1. The development standards set forth in the C -M zone shall apply, unless otherwise specified herein. 2. Interior Waiting Area. Interior onsite waiting and client intake area shall be a minimum of 200 square feet, including seating for 25 clients at any one time. 3. Exterior Waiting Area. A covered exterior onsite waiting area shall be provided, at a minimum of 100 square feet for seating for 50 clients at any one time, to protect clients from the elements. 4. Separation between Shelters. An emergency shelter shall be no closer than 300 feet from another emergency shelter, as measured from the nearest property line. 5. External Lighting. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away from adjacent properties and public- rights -of -way. 6. Parking. Off - street parking requirements shall provide for employees, residents and visitors, including a loading space, as set forth in the facility management plan which shall demonstrate the need for spaces at the facility. 7. ADA Access. The shelter shall be compliant with the Americans with Disabilities Act. 8, Amenities. The facility may include central cooking and dining areas, laundry area, recreation rooms, counseling centers, child care facilities, play areas, bike racks, and other support services for the exclusive use of the residents and staff. Cha 12ter 17.140 M -2 GENERAL MANUFACTURING DISTRICT 17.140.20 Permitted Uses. L. Emergency Shelter, in accordance with Sec. 17.132.150 Emergency Shelters Use & Development Standards. CITY OF LAKE ELSINORE GENERAL PLAN 62 Chapter 6 Supportive Housing CITY OF LADE OLSI1` OB E DREAM EXTREME V In a supportive housing development, housing can be coupled with social services such as job training, alcohol and drug abuse programs, and case management for populations in need of assistance, such as the homeless, those suffering from mental illness or substance abuse problems, and the elderly or medically frail. The City amended the Zoning Code in 2012 to include supportive housing as permitted by right in the CMU, RMU, and R -3 zones. The LEMC has been modified to include the following codes related to Supportive Housing: Chapter 17.08 DEFINITIONS 17.08.190 S definitions. "Supportive housing" Housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Manufactured and Mobile Homes Manufactured housing, including mobile homes on permanent foundations, is permitted by right on all lots which permit single - family houses subject to certain restrictions, pursuant to State law. These restrictions include the following: • The mobile home must be certified pursuant to the National Mobilehome Construction and Safety Standards Act of 1974. • The mobile home must be installed on a permanent foundation. • The exterior shall be of a material similar to that utilized in conventionally built single - family dwellings. • The roof shall be of a material similar to that utilized in conventionally built single - family dwellings, have an eave and gable overhang of not less than twelve inches (12 ") measured from the vertical side of the manufactured home and have a pitch not less than that required for conventionally built single - family homes. • An enclosed garage shall be provided which is similar to that provided for single - family dwellings and the exterior siding and roof materials shall be the same as the manufactured home. C I T Y OF L A K E E L S I N O R E 63 G E N E R A L P L A N Chapter 6 Farmworker Housing CITY OF LAIQE &LSINORZE _�`M_ DREAM E�CTREME As indicated in the Community Needs Assessment, only 193 Lake Elsinore residents have "Agricultural, Farming, Forestry, Fishing and Mining "" occupations, according to the 2010 Census. City records indicate that there are no agricultural operations in Lake Elsinore. Lake Elsinore is evolving into an urbanized community and does not contain any large -scale commercial agricultural activities. Urbanization has precluded the demand for farmworker housing. However, the City complies with the State Employee Housing Act where it would apply (Section 17000 of the Health and Safety Code). Single -Room Occupancy Facilities Single -room occupancy (SRO) buildings house people in single rooms, with tenants often sharing bathrooms and kitchens. SROs are not specifically identified in Title 17; however, the City will review SRO projects with the same process it uses to review hotel, motel, or multi - family housing, depending on the project composition and zone. The density and services available in the downtown make this an ideal location for permitting SROs. The possible conditional use permit criteria for the review of SROs pertain to performance standards such as hours of operation, security, and parking, etc. SPECIFIC PLAN AREAS The City of Lake Elsinore has adopted a number of specific plans to facilitate a diversity of development types. These include: • La Laguna Estates Specific Plan — 660 dwelling units on 488 acres • Cape of Good Hope Specific Plan — 67 dwelling units on 41 acres • Cottage Lane Specific Plan — 48 dwelling units on 12 acres • Spyglass Ranch Specific Plan —1,035 dwelling units on 259 acres • Lakeshore Village Specific Plan — 410 dwelling units on 37 acres • North Peak Specific Plan —1,200 dwelling units on 1,786 acres • Ramsgate Specific Plan — 2,759 dwelling units on 1,366 acres • Tuscany Hills Specific Plan —1,847 dwelling units on 1,010 acres • Canyon Hills Specific Plan — 3,830 dwelling units on 1,969 acres • Canyon Creek Specific Plan —1,152 dwelling units on 476 acres • Elsinore City Center Specific Plan —162 dwelling units on 49 acres • East Lake Specific Plan — 7,389 dwelling units on 2,893 acres • Alberhill Ranch Specific Plans— 3,667 dwelling units on 1,901 acres C I T Y OF L A K E E L S I N O R E GENERAL P L A N 64 Chapter 6 CITY OFF e LAI -E&SIIYORE DREAM EXTREME • Murdock Alberhill Specific Plan —1,819 dwelling units on 511 acres • Outlet Center Expansion Specific Plan — 47 acres • Villages at Lakeshore Specific Plan -146 dwelling units on 20 acres • Canyon Hills Estates Specific Plan— 302 dwelling units on 246 acres • Diamond Specific Plan — 600 dwelling units on 87 acres DENSITY BONUS In May 2008, the City adopted a Residential Density Bonus Ordinance, consistent with California Government Code Section 65915 et seq. (State Density Bonus Law). The Density Bonus Ordinance allows developers of residential projects to apply for up to a 35 percent increase in the maximum residential density allowed by the project site zoning and land use designation, subject to certain qualifications. With adoption of implementing zoning for the Residential Mixed Use General Plan land use designation, a density bonus incentive to achieve up to 35 dwelling units per net acre is permitted when site amenities are provided. Amenities for which a bonus may be granted are defined below: • Exceptional Architecture • Incorporation of Green - Building techniques • Child -care facilities provided on -site • Project site is located within 1,500 feet from a regular bus stop or rapid transit system stop • Project site is located within a quarter mile from a public park or community center • Project site is located within a half mile from school grounds /facilities open to the general public • Project site is located within one mile from a public library • Project site is located within a half mile from a full -scale grocery store • Project site is located within a half mile from a medical clinic or hospital • Project site is located within a quarter mile from a pharmacy • Provision for affordable housing • Aggregate parcels C I T Y OF L A K E E L S I N O R E 65 GENERAL PLAN Chapter 6 Table 34 Density Bonus Opportunities Minimum Additional Bonus Percent of Bonus for Each 1% Increase Group Units Granted in Target Units CITY OF ,._c. LADE LSII`RORZE DREAM EXTREME % Target Units Required For Maximum 35% Bonus Very Low - Income 5% 20% 2.5% 10% Low - Income 10% 20% 1.5% 10% Moderate - Income 10% (Condo or PUD Only) 5% 1% 10% Senior Citizen 35% 20% -- - Developers may seek a waiver or modification of development standards that have the effect of precluding the construction of a housing development meeting the density bonus criteria. The developer must show that the waiver or modification is necessary to make the housing units economically feasible. A developer can receive an incentive or concession based on the proportion of affordable units for target groups. Incentives or concessions may include, but are not limited to, a reduction in setback and square footage requirements and a reduction in the ratio of vehicular parking spaces. These concessions must demonstrably result in financially sufficient and actual cost reductions. BUILDING CODES AND ENFORCEMENT In addition to the previously mentioned land use controls, Lake Elsinore utilizes the 2010 California Building Standards Code to regulate building standards including housing, plumbing, mechanical, and electrical codes. The City utilizes its code enforcement powers in a manner that does not constrain housing development or improvement. The goal of the Code Enforcement Division is to find solutions to problems resulting from violations of the City's Municipal Code. To assist neighborhoods and businesses in preserving an appealing appearance, the City has established property maintenance standards. These standards are part of the Lake Elsinore Municipal Code and establish the minimal maintenance standards for properties. To ensure that the Municipal Code is followed, Code Enforcement Officers assist individuals in keeping their properties in compliance. The Code Enforcement Officers have the authority to expeditiously abate problems that may endanger the health, safety, C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 09 Chapter 6 CITY OF peSeS R LADE &SIIYOR�E DREAM EXTREME and welfare of the community, which helps preserve the housing stock by requiring owners to maintain their properties in sound condition. The abatement process typically requires the clean -up or repair of properties that are found to be in violation of City Code. City staff promptly responds to property maintenance complaints and is available to work with property owners in preventing and correcting Code violations. The local enforcement of these codes does not add significantly to the cost of housing. ENERGY CONSERVATION Title 24 of the California Code of Regulations mandates uniform energy conservation standards for new construction. Minimum energy conservation standards implemented through Title 24 may increase initial construction costs throughout the State, but reduce operating expenses and expenditure of natural resources over the long run and contribute to the abatement of global warming. ON- AND OFF -SITE IMPROVEMENTS Site improvements are a necessary component of the new development process. Improvements can include the laying of sewer and water lines and new streets for use by a community when that infrastructure is lacking, and these improvements make the development feasible. Developed residential areas in Lake Elsinore are served by existing infrastructure. Additional infrastructure is required for all new developments prior to occupancy of the units. In Lake Elsinore, required site improvements vary depending on the existing condition of each project. Typical off -site infrastructure improvements for new projects include constructing new streets, which include undergrounding of utilities, parkway landscaping, curbs, gutters, sidewalks, and street lighting. Local residential streets require a dedication of 56 feet with a curb -to -curb width of 36 feet. Full infrastructure improvements and extension of infrastructure will more typically be associated with new single - family development, which would most likely serve moderate to above moderate residents. Lake Elsinore has a number of adequate sites with existing infrastructure. Multi- family residential developments, which would more likely serve the moderate, low income, and very low income developments, are strongly encouraged to locate on sites within Lake Elsinore with existing full or partial infrastructure improvements. This reduces costs on a project and facilitates the development of low and very low income residential units. C I T Y OF LAKE E L S I N O R E G E N E R A L P L A N 67 Chapter 6 CITY OF LADE LSIHORE ® I DREAM EXTREME On -site improvements may include driveways, drive aisles, parking, landscaping, and utility laterals to serve the residential units. These improvements are not seen as constraints to development as efficient site planning should balance necessary on -site improvement costs to make affordable housing feasible. INFRASTRUCTURE Water Availability The General Plan EIR accounts for future build -out of the City of Lake Elsinore and the identified sites to meet the RHNA are consistent with the General Plan vision. Elsinore Valley Municipal Water District (EVMWD) provides water, wastewater, and reclaimed water service to the Lake Elsinore. EVMWD obtains approximately half of its water supply from groundwater and surface water from Railroad Canyon Reservoir (Canyon Lake). The remainder of the water supply is imported from sources such as the Colorado River aqueduct and State Water Project, and Metropolitan Water District of Southern California sources, Lake Skinner and Lake Mathews. Since the local population is expected to increase, additional water supply sources are necessary to meet future growth. Future supplies include the construction of a pump station that would increase capacity and plans to address groundwater overdraft through the implementation of the Back Basin Groundwater Storage Project. EVMWD also plans to complete multiple groundwater projects including new and replacement wells and a well blending pipeline. The EVMWD 2010 UWMP indicates that there are sufficient water supplies and water shortage contingency plans to protect existing and future water needs within its service area, to meet projected growth consistent with General Plan policy. Lake Elsinore's RHNA can be accommodated within the existing zoning and General Plan designated parcels in the City and therefore would not create an impact on water services beyond what was identified and analyzed in the General Plan Environmental Impact Report (EIR). Sewer The Elsinore Valley Municipal Water District (EVMWD) provides sewer service for the City of Lake Elsinore. The EVMWD contains six sewersheds, operates three wastewater treatment facilities, and 358 miles of sewer mains up to 54 inches in diameter, and 33 lift CITY OF LAKE ELSINORE GENERAL PLAN �:l.] CITY OF Chapter 6 LADE OLSilYOI�E DREAM EXTREME stations. The EVMWD Wastewater Master Plan indicates the need for wastewater treatment plant expansions from the current 9.7 million gallons per day (mgd) to 16.2 mgd by the year 2020. The Plan calls for the abandoning of the 0.5 mgd Horsethief Canyon Plant, construction of a new Alberhill Plant with a 2020 year capacity of 3.0 mgd, and the expansion of the 8.0 Regional Plant to 12.0 mgd. This expansion plan will accommodate the 6.5 mgd anticipated increase in wastewater capacity. Additionally, the Plan proposes improvements to gravity sewers, force mains, and lift stations as part of the overall improvements to the wastewater system. The General Plan EIR indicated that the EVMWD has adequate sewer capacity to serve the General Plan buildout; however, sewer system improvements will be required and will be the responsibility of individual builders. FEES AND EXACTIONS Development and Planning Fees Various fees are collected by the City to cover costs of processing development permits. All application processing is by Cost Recovery System wherein applicants shall deposit funds in accordance with the best estimate of actual costs for staff time, noticing requirements, public hearings and documentation. Table 35 includes a comparison of Lake Elsinore permit deposits with those of neighboring jurisdictions. Application fees can pose a constraint on the production of housing units and adversely affect housing affordability, especially when they are higher than those found in surrounding communities. A survey of entitlement fees imposed by surrounding communities was conducted to determine how they compare to the development fees deposited in Lake Elsinore. Fees in Lake Elsinore as of February 2011, are comparable to, and often less than, those of surrounding communities, and do not represent a constraint on the production or preservation of housing, including affordable housing. C I T Y OF L A K E E L S I N O R E .• GENERAL PLAN Chapter 6 Table 35 Entitlement Application Fees February 2011 CITY OF LAYQE OLSINOR -E DREAM EXTREME Action/Activity Lake Elsinore* Murrieta Temecula Conditional Use Permit Minor (when processed in conjunction w /another development $3,401 $3,805 Deposit $3,441 application) Major (when processed alone) $5,601 $6,805 Deposit Design Review Commercial /Industrial $6,760 + $120 /acre Residential (including Tracts) $6,060 + $3 /unit Minor Design Review $2,050 N/A N/A Discretionary $3,910 Administrative Amendment DR (Comm /Ind) $2,050 Amendment DR (Residential( $4,060 + $2 /unit Development Agreement City Staff Review $1.5,500 City Attorney Review $2,000 $15,000 Deposit $51,581.00 Amendment $4,000 Environmental Other CEQA Review $1,500 $4,910 Environmental Impact Report $19,000 $15,000 Deposit N/A Mitigation Monitoring Program $8,000 Extension of Time Tentative Map $3,150 $1,623 $3,372 Minor Design Review - 151 Extension Request (Administrative $868 $1,623 $1,363- $2,687 Approval) Minor Design Review - 2nd $1,618 Extension Request (PC /CC Approval) General Plan Amendment $7,406 $10,000 Deposit $3,928 - $7,278 Specific Plan (including amend) $21,677 $20,000 Deposit /$10,000 $78,424 Deposit Substantial Conformance $907 $5,794 Tentative Parcel Map Revised Map (after 2 years) $2,677 Minor- $3,200/ N/A Major-$4,619 CITY OF LAKE ELSINORE GENERAL PLAN 70 Chapter 6 Table 35 CITY OF LADE ' LSIIYORE "V DREAM EXTREME Entitlement Application Fees February 2011 Action/Activity Lake Elsinore* Murrieta Temecula Commercial/Industrial N/A $7,786 $5,355 Table 35 (Continued) Entitlement Application Fees February 2011 Action/Activity Lake Elsinore* Murrieta Temecula Commercial/Industrial $8,963 $7,786 $5,355 Residential Parcel Map $6,563 $7,126 $3,843 Revised Map (within 2 years) $2,618 Minor- $3,200/ Major - $4,619 N/A Revised Map (after 2 years) $2,677 Minor - $3,200/ Major - $4,619 N/A Tentative Tract Map $19,063 $12,700 $10,089 - $14,624 Revised Map (within 2 years) $7,066 N/A $5,713- $8,044 Revised Map (after 2 years) $7,086 N/A N/A Variance $2,829 Adm- $1,477 $3,708 PH- $2,971 Zone Change $5,851 $10,000 Deposit N/A *Includes Planning, Engineering, and Fire Department review fees. Source: Cities of Lake Elsinore, Murrieta, and Temecula, February 2011 Projects involving new single - family or multi - family residential developments of 4 dwelling units or less require the application of a Minor Design Review, with an application deposit of $2,050. New single- family tracts and multi- family developments that involve more than four dwelling units require the application of a Residential Design Review, with an application deposit of $6,060 plus $3 per proposed residential unit. New single - family tracts and condominium developments would also include an application of a Tentative Tract Map with a flat deposit of $19,063. The Residential Design Review application always includes the payment of an environmental review deposit. The deposits range from $1,500 to $19,000 for an Initial Study to an Environmental Impact Report, which varies with project size and environmental sensitivity of the project area. Minor Design Reviews are exempt from environmental review deposits. C I T Y OF LAKE E L S I N O R E G E N E R A L P L A N 71 CITY OF G`c� Chapter 6 LADE LSINOB L DREAM EXTREME Once a residential project is approved by the City, the developer will then submit construction drawings for a building permit. Table 36 below lists a range of fees for single family building permit fees based on the square foot area of the home. The table also includes a typical multi - family unit permit cost, which is an average from the City's recent Pottery Court apartment project. Table 36 Building Permit Fees Action/Activity 1,800 s.f. SFR w /600 s.f. garage 2,000 s.f. SFR w /600 s.f. garage 2,500 s.f. SFR w /600 s.f. garage 855 s.f. typ MFR unit* Structural Plan Check $840 $896 $1,035 $360 Planning Review Fee $224 $239 $276 $96 Building Permit Fee $1,120 $1,195 $1,380 $480 TOTAL $2,184 $2,330 $2,691 $936 "Fees are average of permits pulled on a 113 unit apartment project, 2011 In addition to planning application fees, many municipal jurisdictions charge development impact fees, and developers in turn incorporate those fees into housing costs, which can reduce the affordability of housing. These fees can include park fees, police and fire fees, and sewer and waterline fees imposed in accordance with new development. Table 37 shows that as of 2012, development impact fees for Lake Elsinore were generally less than those incurred in nearby communities of Murrieta and Temecula. These lower impact fees reduce constraints and expenses for moderate and low- income developers looking to build in the region. CITY OF LAKE ELSINORE GENERAL PLAN AW Chapter 6 Table 37a CITY OF , LADE &SMOR-E V_ DREAM EXTREME Single Family Development Impact Fees City Specific Fees Lake Elsinore Murrieta Temecula Wildomar Park Capital Improvement 1,600.00 3,828.93 3,037.14 563.00 Open Space None 529.33 885.25 3,637.00 Trails None 529.33 885.25 316.00 Traffic Impact 1,369.00 782.09 1,840.21 969.00 (Street System Improvement) Traffic Signals 133.33 260.49 Bridge, Freeway, Ramps 1,902.47 Library 150.00 210.60 808.93 341.00 Fire 751.00 668.31 631.59 705.00 Police 231.57 265.93 City Hall 809.00 269.49 499.26 1,207.00 Community Center 545.00 210.61 65.00 Marina Facilites 779.00 Animal Shelter 348.00 Drainage 1,000.00 1,530.49 Total City Fees 7,351.00 10,826.55 9,114.05 7,803.00 County Fees MSHCP< KANGAROO RAT< TUMF (same for all) 11,061 11,061 11,061 11,061 Total City and County 18,412 21,888 20,175 18,864 Note: All costs are per dwelling unit. Drainage fees for Lake Elsinore are figured on a "high" average for the most common areas for development. CITY OF LAKE ELSINORE GENERAL PLAN 73 Chapter 6 Table 37b CITY OF LADE �'' iLSI110R -E DREAM EXTKEME Multi Family Development Impact Fees City Specific Fees Lake Elsinore Murrieta Temecula Wildomar Park Capital Improvement 1,500.00 2,412.23 2,175.86 472.00 Open Space 103.89 634.21 3,071.00 Trails 103.89 634.21 264.00 Traffic Impact 959.00 497.05 1,288.15 812.00 Traffic Signals 82.90 182.33 Bridge, Freeway, Ramps 1,208.93 Library 150.00 133.33 579.54 286.00 Fire 612.00 988.44 293.08 590.00 Police 240.56 470.49 City Hall 696.00 269.49 267.69 1,011.00 Community Center 469.00 133.34 55.00 Marina Facilities 671.00 Animal Shelter 299.00 Drainage 2,000.00 457.71 Total City Fees 7,356.00 6,631.76 6,525.56 6,561.00 County Fees MSHCP< KANGAROO RAT< TUMF (same for all) 7972 7972 7972 7972 Total City and County 15,328.00 14,603.76 14,497.56 14,533.00 Note: All costs are per dwelling unit. Drainage fees for Lake Elsinore are figured on a "high" average for the most common areas for development. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 74 Chapter 6 CITY OF LAIJE ? LS I 1Y01ZE DREAM EXTREME A 2012 National Impact Fee Survey polled 38 California jurisdictions and estimated an average total impact fee of $31,000 for single - family residences and $19,000 for multi- family units within the state.3 Lake Elsinore is on the lower end of the National Impact Fee Survey as the City assesses approximately $17,000 in total impact fees per single family unit and about $12,000 per multi family unit (excluding storm drain fees discussed below). Lake Elsinore has one development fee that is not included in the Development Impact Fee total: the Storm Drain impact fee. Lake Elsinore assesses the Storm Drain impact fee based on a project's Drainage District location on a per acre basis. With 50 Drainage Districts ranging from $2,225 - $8,675 /acre, this results in multiple variations in the final calculation of impact fees with no absolute range. Even so, total impact fees still are less than the averages reported in the National Impact Fee Survey. Capacity charges are another common source of capital funding. Under California Government Code Section 66000, public agencies are allowed to impose capacity charges at the time a new customer connects for the first time. The purpose of the charge is to recover the reasonable cost of facilities attributable to development. Funds from this capacity charge will be used for replacing and renewing existing facilities and for upgrading and constructing facilities required to expand the system to build -out. PROCESSING AND PERMIT PROCEDURES The processing time required to obtain approval of development permits is often cited as a contributing factor to the high cost of housing. For some proposed development projects, additional time is needed to complete the environmental review process before an approval can be granted. Unnecessary delays add to the cost of construction by increasing land holding costs and interest payments. The review process in Lake Elsinore involves up to three levels of reviewing bodies: Planning Staff, Planning Commission, and the City Council. The majority of residential developments in the City are single - family homes or small subdivisions which do not require lengthy processing time. All new multi - family residential developments must complete a development plan application, which is then reviewed and approved, conditionally approved, or rejected by the appropriate body. Table 38 provides a list of average processing times for the various permits or 3 Source: Duncan Associates, 2012 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 75 Chapter 6 CITY OF ..:t, q LADE J►LSIIYOI_E DREAM EXTREME procedures that may be required prior to the final approval of a project. As can be seen in this table, the processing times required for the various entitlement applications are reasonable and do not represent a constraint to, or contribute to the cost of, the development or preservation of housing. These timeframes are approximate and depend on the scope of the project, number of corrections in plan check, and timeliness of the applicant's resubmittal. In addition, projects requiring environmental review and /or appeals may take substantially longer to process. Table 38 Development Review Timeframes Approximate Type of Process Timeframe Reviewing Body Planning Commission/ City Council *If project is within a specific plan, Design Review 4 -8 months shorter review may be applicable 2 weeks /check 15t check, I week Plan Check/Building Permits resubmittals Building Division Conditional Use Permit 3 -5 months Planning Commission Variance Up to 6 months Planning Commission Tentative Parcel /Tract Map 4 -8 months Planning Commission /City Council General Plan Amendment 4 -6 months Planning Commission/ City Council Zone Change 4 -6 months Planning Commission/ City Council Source: Lake Elsinore City Staff, April 2012 The City's development timeframes are designed to accommodate development. The average processing times for single - family and multi - family projects vary depending upon the size of the development and if a subdivision map is involved. Small Residential Projects All Minor Design Review (single - family residences and multi - family projects involving four or less units) projects and Conditional Use Permits require approval from the Planning Commission. Small homes constructed on existing lots of record could be CITY OF LAKE ELSINORE GENERAL PLAN W91 Chapter 6 CITY OF LADE EqLSINORE '4-V DREAM EXTREME issued permits within five to six weeks of Planning Commission approval, including Planning and Building and Safety review. Larger Residential Projects All Zone Changes, Specific Plans, Planned Unit Developments, Subdivisions (Parcel and Tract Maps) and Design Review (Residential projects involving four or more units) are required to be approved by the City Council unless the project is within an approved specific plan which may provide a shorter approval process. Apartment developments require Planning Commission and City Council approval. As such, the development process is increased by approximately three months from the small residential projects timeline. Larger projects with many corrections required during Building review typically take longer to process. Subdivisions Before a developer or property owner makes any division of land or real property located in the City, a tentative map is required in accordance with the Subdivision Map Act. Once an application is deemed complete and within 50 days of the application being filed with the City, the Planning Commission will act on the tentative map and either recommend approval, recommend conditional approval, or recommend denial. At a subsequent regular meeting, after receipt of the Planning Commission recommendation, the City Council will act on the tentative map and either approve, conditionally approve, or disapprove it. A proposed subdivision can be denied by the City Council if it does not meet all of the requirements of the Municipal Code, or if the City Council makes any of the following findings: • That the proposed division of land is not consistent with applicable general and specific plans • That the design or improvement of the proposed division of land is not consistent with applicable general and specific plans • That the site of the proposed division of land is not physically suitable for the proposed density of the development • That the design of the proposed division of land or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat • That the design of the proposed division of land or the type of improvements are likely to cause serious public health problems C I T Y OF LAKE E L S I N 0 R E GENERAL 77 P LAN Chapter 6 CITY OF LAIQE '�5 LSIIYOIRL , DREAM EXTREME • That the design of the proposed division of land or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed division of land. The City Council may approve a division of land if it finds that alternative easements for access or for use will be provided, and that they will be subsequently equivalent to ones previously acquired by the public. Design Review Process The City of Lake Elsinore's processing for land use entitlement approval includes review by the Design Review Committee (DRC). Part of the DRC review process includes ensuring projects are consistent with the requirements of LEMC Section 17.184- Design Review. Applicants may review this section of the code in order to understand and be consistent with the guidelines the DRC will be using to assess the project. A Design Review entitlement application requires a public hearing and the adoption of specific findings, including: • The project, as approved, will comply with the goals and objectives of the General Plan and the zoning district in which the project is located. • The project complies with the design directives contained in LEMC Section 17.184.060 and all other applicable provisions of the Municipal Code. • Conditions and safeguards pursuant to LEMC Section 17.184.070, including guarantees and evidence of compliance with conditions, have been incorporated into the approval of the subject project to ensure development of the property in accordance with the objectives of this chapter and the planning district in which the site is located. The approval process for both smaller and larger residential projects includes submitting a development application and fees to the City and completing the Design Review process (see Figure 4). Smaller projects may receive approval at a public meeting scheduled after the project has completed the Design Review Committee process. Larger projects are first reviewed by the Planning Commission at a public meeting and then forwarded to the City Council with a recommendation of approval or denial, unless the project is within an approved specific plan which may provide a shorter approval process. CITY OF LAKE ELSINORE GENERAL PLAN 78 Chapter 6 CITY OF LAI-E ,)LSIriOF�L DREAM EXTREME Figure 4 - Land Use Entitlement Process Res Rn Revivw C4mfnil2 RT- 11%utmiltal fyrproval Submittal Process I L ICI #1¢v:Ew Prucrss 1'va;,E;s Process 4plicanl Submits Application and Ass mlar^d farm s p,oaett M assVngd 10 a Project Punnet" Mat Plan Review - .ulmiiCal AM' bcam meets with for t'+� R*V" comma tef to rE Vlew NO Re•SubmdSal. R Equb ed Ffbjaci h as:lgreo w .th {7f UEnEE6 dy. d EutAU N F&q,4E4 to bE ccivlelEi 7y'.. SfR1hr,"IjO'v} WE`T.'ess d* cf tnexma Or* Ub9Yial — A1p$a.1l$ fES6AEW01; f7 ire W %4 L1h'h!e;,)bZhETA M3S r-Ao&�'.s Edrdd rate L Mh LrjiGj%crkry days dlr IRZ pcce66 Tre Lana Lisa $uternarF Rmea6 Ladle ar;YE 6.eE °Id McOe CEQA n, W5F.'Par3Na'F �rN ?N:'elL'". Iba? FEgJVE6 C�.4 or At:<!��A.nalpE f rag acca�d >ta1a° rr^e nn` ate;.E In IhexaceEa dEpEnt€r# on tre IEVEI � a�ay6E r�fiN of d p&-Snhedulm for 6RC ,� kSeElu7�"" Des>gr Review £wmmMeE Rrvrews 1!w ivb i'tled Po 0itcl Awiboorwl Com = No Ad&ional Ckfrntnenta RequirEtt FSamnn y Stiff Rest Cbndiliofts Gf allflraval h om a n awii: ab)t C+ivismwAgum -ies as *0 as Wn rdus=• Vie p "Zi for ffenm[rI- Ptibric Meelmq or Fubl ie. Nearnsp+5taff PFtparry Rv1 � Plam[unq 0bmr*5ton Review Ott i;oilncll Revit* Ait{'r I!v' appeal yrti 'a lu3FF iart,s of Appf n rat me d4 vgmd to !l. f 'Apr4c�lni ' The City's average development processing times are typical of those for surrounding jurisdictions. They allow for State - mandated review periods for environmental documents as well as for legally advertised and noticed public hearings. In addition, the City of Lake Elsinore, like surrounding jurisdictions, is required to adhere to the development review timeframes mandated by the State Permit Streamlining Act. CONDITIONAL USE PERMIT A conditional use permit is an entitlement application which requires a public hearing and the adoption of specific findings, including: C I T Y OF L A K E E L S I N O R E G E N E RA L P L A N 79 Chapter 6 CITY OF LADE d?LSIHOU: �� DREAM ExTREME t.. • The proposed use, on its own merits and within the context of its setting, is in accord with the objectives of the General Plan and the purpose of the planning district in which the site is located. • The proposed use will not be detrimental to the general health, safety, comfort, or general welfare of persons residing or working within the neighborhood of the proposed use or the City, or injurious to property or improvements in the neighborhood or the City. • The site for the intended use is adequate in size and shape to accommodate the use, and for all the yards, setbacks, walls or fences, landscaping, buffers and other features required in this Title. • The site for the proposed use relates to streets and highways with proper design both as to width and type of pavement to carry the type and quantity of traffic generated by the subject use. • That in approving the subject use at the specific location, there will be no adverse effect on abutting property or the permitted and normal use thereof. • That adequate conditions and safeguards pursuant to LEMC Section 17.168.50 have been incorporated into the approval of the Conditional Use permit to insure that the use continues in a manner envisioned by these findings for the term of the use. The purpose and intent of the conditional use permit is to ensure that these uses which are not permitted by right are located, planned, and used in such a manner as not to be detrimental to the abutting properties and to the community as a whole. Conditions of approval are utilized to preserve the integrity and character of the zoning district, the utility and value of adjacent property, and the general welfare of the neighborhood and the public. Conditions can include such requirements as special yards and fencing, specific parking and circulation requirements, street and /or alley dedications, landscaping, regulations of noise and other nuisances, and height and residential density limitations. Residential uses requiring a conditional use permit include large family day care and rest homes. HOUSING FOR DISABLED PERSONS State law requires localities to analyze potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for people with disabilities. The City has no special zoning or land use restrictions that regulate the siting of housing for persons with disabilities. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 1.111 Chapter 6 CITY OF +� LADE LS I 1Y01ZE l�� DREAM EXTREME In accordance with State law, Lake Elsinore permits State - licensed residential care facilities serving six or fewer persons in all of its residential zoning districts by right. Several housing types for persons with disabilities are permitted by right or require a discretionary permit that is no more stringent than those for other conditional uses. Rest homes are permitted with a conditional use permit in the R -2 and R -3 multi - family areas. Inclusion of an overly restrictive definition of a "family" in the zoning code may have the potential of discriminating against group homes or other housing for persons with disabilities on the basis of familial status. The Lake Elsinore Municipal Code defines family as "one or more persons immediately related by blood, marriage or adoption living together as a single housekeeping unit in a dwelling unit together with any domestic employees. A group of not more than six (6) unrelated persons living together as a single housekeeping unit with their domestic employees shall also be considered a family." The City acknowledges that the definition of "family' may cause the misperception by the public that development can be restricted to blood related families. As part of its review of the LEMC, the City intends to revise or remove the definition of family and rely more generally on the term "household." As stated above, the City has adopted the California Building Standards Code. Standards within the Code include provisions to ensure accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act. No local amendments that would constrain accessibility or increase the cost of housing for persons with disabilities have been adopted. To accommodate disabled persons in public facilities, the City defers to Title 24 of the California Handicap Accessibility Code. Reasonable Accommodation The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. While fair housing laws intend that all people have equal access to housing, the law also recognizes that people with disabilities may need extra tools to achieve equality. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilities. For developers and providers of housing for people with disabilities who are often confronted with siting or use restrictions, reasonable accommodation provides a means of requesting from the local government flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements because it is necessary to CITY OF LAKE ELSINORE GENERAL PLAN 81 Chapter 6 CITY OF LAKE 2LSINOU DREAM EXTREME achieve equal access to housing. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be "reasonable" based on fair housing laws and the case law interpreting the statutes. State law allows for a statutorily based four -part analysis to be used in evaluating requests for reasonable accommodation related to land use and zoning matters and can be incorporated into reasonable accommodation procedures. This analysis gives great weight to furthering the housing needs of people with disabilities and also considers the impact or effect of providing the requested accommodation on the City and its overall zoning scheme. Developers and providers of housing for people with disabilities must be ready to address each element of the following four -part analysis: • The housing that is the subject of the request for reasonable accommodation is for people with disabilities as defined in federal or state fair housing laws; • The reasonable accommodation requested is necessary to make specific housing available to people with disabilities who are protected under fair housing laws; • The requested accommodation will not impose an undue financial or administrative burden on the local government; and • The requested accommodation will not result in a fundamental alteration in the local zoning code. To create a process for making requests for reasonable accommodation to land use and zoning decisions and procedures regulating the siting, funding, development and use of housing for people with disabilities, the City will create and adopt a reasonable accommodation procedure and provide information to residents via their public counters and website. Environmental Constraints Significant environmental and infrastructure constraints often hamper development of sufficient housing for all economic segments. The paragraphs below address potential environmental and infrastructure constraints to residential development in Lake Elsinore. These issues are discussed in more detail in the Public Safety and Welfare Element of the General Plan. Federal and State regulations require environmental review of proposed discretionary projects (e.g., subdivision maps, use permits, etc.). Costs resulting from the CITY OF L A K E E L S I N O R E GENERAL 82 P LAN Chapter 6 CITY OF ,.�^c.. LAIIE r LSIIYOR_E DREAM EXTREME environmental review process are bundled into the cost of housing and are passed on to the consumer. These costs include fees charged by local government and private consultants needed to complete the environmental analyses and from delays caused by the mandated public review periods. However, the presence of these regulations helps to preserve the environment and ensure environmental safety for Lake Elsinore residents. Environmental constraints can significantly affect the creation of new housing in a community. According to the Federal Emergency Management Agency, significant portions of Lake Elsinore and its Sphere of Influence are located within a 100- year flood zone. Several flooding sources have been identified within the City, including Arroyo del Toro, Channel H, Elsinore Spillway Channel, Lake Elsinore, Leach Canyon Channel, Lime Street Channel, McVicker Canyon, Ortega Wash and others. New development projects are required to consider flooding and storm drainage effects in their design. Limited encroachment into the 100 -year floodplain fringe of roads, parks, sewer and water improvements, and pedestrian routes is allowed in order to permit development of properties within this area. The City reviews development projects within the floodplain to ensure compliance with City, state, and federal floodplain management. The City of Lake Elsinore and its Sphere of Influence are located within the Elsinore fault system. The Elsinore fault consists of multiple strands, a number of which are recognized as active and zoned by the State of California under the Alquist- Priolo Act. Risk of surface rupture along these zoned active traces is substantial. The Elsinore fault is believed to be capable of generating earthquakes with magnitudes in the range of 6.5 to 7.5. Thus, the City and the Sphere of Influence are likely to experience repeated moderate to strong ground shaking generated by the Elsinore fault in the foreseeable future. To reduce effects on development, the City may require site - specific remediation measures during the development review process to minimize impacts of fault activity. The applicable Building Codes also includes requirements to prevent earthquake damage. In addition, a large portion of the City falls into a very high fire hazard severity zone as defined by the California Fire /CDF State Plane. The steep terrain and frequent high - velocity wind conditions in these areas contributes to rapid spread of wildfire when one occurs. The City requires fuel modification zones around development within these high hazard areas by thinning or clearing vegetation within 100 feet of buildings and structures. C I T Y OF L A K E E L S I N O R E 83 GENERAL PLAN CITY of Chapter 6 LADE f LSIHORE DREAM EPREME V ` In addition to considering environmental conditions, before a development permit is granted, it must be established that public service and facilities systems are adequate to accommodate any increased demand generated by a proposed project. Lake Elsinore relies upon other government agencies, private utility companies, and contractors to maintain and upgrade many of the community's major infrastructure systems. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 84 CITY OF Chapter 6 LADE LSIn01_kE DREAM EXTREME �w 6.4 Housing Resources - Site Inventory and Analysis This section summarizes the land, financial, and administrative resources available for the development and preservation of housing in Lake Elsinore. The analysis includes an evaluation of the availability of land resources for future housing development; the City's ability to satisfy its share of the region's future housing needs, the financial resources available to support housing activities, and the administrative resources available to assist in implementing the City's housing programs and policies. Regional Housing Needs Allocation (RHNA) Lake Elsinore' Regional Housing Needs Allocation (RHNA) for the 2014 -2021 planning period has been determined by SCAG to be 4,929 housing units, including 1,196 units for very low- income households, 801 units for low- income households, 897 units for moderate - income households, and 2,035 units for above moderate - income households. AVAILABILITY OF SITES FOR HOUSING Identifying Adequate Sites State law requires that a community provide an adequate number of sites to allow for and facilitate production of the City's regional share of housing. To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify "adequate sites." Under State law (California Government Code sections 65583), adequate sites are those with appropriate zoning and development standards, with services and facilities, needed to facilitate and encourage the development of a variety of housing for all income levels. Land considered suitable for residential development includes the following: ■ Vacant residentially zoned sites • Vacant non - residentially zoned sites that allow residential uses (such as mixed - use) • Underutilized residentially zoned sites that are capable of being developed at a higher density or with greater intensity C I T Y O F L A K E E L S I N O R E G E N E RA L P L A N 85 CITY OF ^ Chapter 6 LADE LSIROB E DREAM EXTREME • Non - residential zoned sites that can be redeveloped for, and /or rezoned for, residential use (via program actions) An important component of the Lake Elsinore Housing Element is the identification of sites and future housing development opportunities for the 2014 -2021 planning period. Since Lake Elsinore has a sufficient amount of undeveloped land, the majority of what is identified in the Sites Inventory section focuses on vacant sites zoned for residential or mixed -use. Underutilized sites are also analyzed. Opportunities for residential development in the City fall into one of these categories: • Vacant land that is designated for residential or mixed -use • Underutilized sites that permit residential or mixed -use where the current use of the property is less than the maximum allowed by the general plan designation, and where infrastructure needs for additional development can be met by existing or proposed systems The following maps identify sites within the City that fall under one of the categories identified above. The "Key Map" at the top left -hand corner of each map outlines the geographic location of the area within the City. The Planning Area for each location corresponds with the Specific Plan or area identified in the City's Geographic Information System (GIS) map. Residential Sites Inventory and Analysis of Suitability and Availability The sites identified in the maps are locations determined to be ideal for accommodating future housing, including affordable housing. Analyses based on potential environmental constraints, infrastructure, and realistic development capacity calculations are discussed. The maps also include an analysis of non - vacant and underutilized lands that are listed in Table 41. The sites inventory includes properties within the Commercial Mixed Use, High Density, and Residential Mixed Use designations (see Table 39), as well as two specific plan areas. Densities permitted pursuant to High Density Residential and Residential Mixed Use designations permit 24 units per acre, which would be sufficient to facilitate affordable housing. The Commercial Mixed Use designation permits up to 18 units per acre, and would be consistent with the moderate and above moderate income categories. The High Density and Residential Mixed Use categories are the only two categories utilized to identify units to meet the lower income required RHNA. C I T Y OF LAKE E L S I N O R E G E N E R A L P L A N 86 CITY OF Chapter 6 LAKE j5LSII`t0P E DREAM EXTREME Mixed use designations were calculated based upon the General Plan and Zoning Code requirements within the Commercial Mixed Use and Residential Mixed Use designations. The General Plan states that Commercial Mixed Use properties shall contain a minimum of 50 percent commercial uses. Therefore, the sites analysis provides a range of potential dwelling units based upon the minimum and maximum allowable residential densities for the Commercial Mixed Use designation (see Appendix A for specific site listings). The Commercial Mixed Use designation was calculated based upon the median allowable density, providing a conservative estimate of potential above - moderate and moderate housing within the planning area. The Residential Mixed Use designation allows a maximum density of 24 dwelling units per acre. An additional 20- to 35- percent of the building square footage may be utilized for commercial uses as an incentive for mixed use development. This is in addition to permitted residential development. Therefore, a two -acre Residential Mixed Use development could propose a 48- unit housing development with additional space for commercial uses- up to 35- percent of the building square footage. Table 39 Lake Elsinore Demographic Projections and Density General Plan Designation Density Range Allowable Residential Composition Commercial Mixed Use 7 -18 dwelling units per acre 0 -50% Residential Residential Mixed Use 19 -24 dwelling units per acre 100% Residential High Density Residential 19 -24 dwelling units per acre 100% Residential Specific Plan Varies Varies Demographic projections and density calculations are consistent with the General Plan's estimate for the buildout. A maximum of 80- percent of the site acreage was estimated for residential development (see Appendix A for specific site listings). The sites analysis multiplies the reduced acreage by the maximum allowable density (24 dwelling units per acre). This results in a fairly conservative estimate of potential development of sites within the City. Multi- family, affordable development within the City has proven to exceed this estimate. An example of this is the Pottery Court affordable housing apartment complex, which was entitled at a density of 26 dwelling units per acre, well exceeding the General Plan estimates (as detailed later in this section under C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 87 CITY OF mac. Chapter 6 LAI-E C?LSINORE � DREAM E�CTREME AFFORDABLE HOUSING PROJECTS). The Rivers Edge Apartments, approved in 2005 and built in 2007, was also entitled at 26 dwelling units per acre. The 80- percent development of a site's acreage is a conservative estimate for projects within the City of Lake Elsinore as development generally occurs at a higher density. Table 40 Focus Areas Total Acreages and Dwelling Units Land Use Density Acres Density Dwelling Range Units' (DU /AC) High Density 19 -24+ 84 24 1,598 Residential Mixed Use 19 -24+ 43 24 825 Commercial Mixed Use 7 -18 238 18 1,501 Alberhill Ranch — Brighton Specific Plan Varies 400 Varies 1,401 Diamond Specific Plan <18 87 <18 600 Total 5,925 1. 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A& } F r r T � i ai ❑ � cox Q Q r� <d c N ❑ U ar Q Q Q `� U a Q o z cu a T U N C ` N m C ❑ IV ❑vE� G + N N to JtL'5Ci��d` --d U) Q O� aQ U 0 i w H d x U z r-� �-7 d pC w z w w 0 z 0 w W4 d w O H U �°1 W �i O� a o U U Q .74 00 I 0 N d V 0 LL W x U a J TM 13 "AV it s' w a N N C (R -0 x x �E8��rz m m x c N � J ol z rl W w z w W O z CD _r-q w w ¢ a w O H U w d �0 �-1 Q aQ A w W, O r�1 U x I 0 y a w H w x U z Q a w z w c� w P4 0 z00 0 Lool w `w h�l 4 I� W 0 �L l^ U i � w oL OW ,^ Q aQ O m C LL. Q� r a O LL W W x U 6 = di 4 - C3! C D C', c o_ C ro d L1 m U ca Q Cq 106 ly LL —_ J N U! W U) J r O8 w W1 U x tl 0 w a w w d x U z 4 r--a W W z W w P4 O z° CD Un w W 4 w W-4 O H U O r� o 0 t w (u V U Q Cn c 0 E 5w ^w U / .. r ✓ _ ' 111 � ff �+ CL a r >, C J rj CD o0 O fl, 0 o M N J 2 z w w C7 W-4 O z W W W I a� U 0 a w H a d x U z d d W4 z W 0 w O z" V) W-4 W d w W-4 O H U CITY OF t� Chapter 6 LAKE �LSIROI -E DREAM EXTREME VACANT LAND State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate the jurisdiction's share of the region's projected growth. Lake Elsinore is a growing community and has a sufficient amount of vacant land to meet its regional housing need as allocated by SLAG. The City's inventory of vacant land that would realistically be suitable for residential development totals over 790 acres, as identified in Table 41. This list does not include all vacant sites within the City. Rather, these vacant sites are ones that the City identifies as best suited for meeting the City's share of the regional housing need. Only land within the High Density, Residential Mixed Use, Commercial Mixed Use designations or Specific Plans were identified to provide for the City RHNA share. Together with underutilized sites, there is the potential to yield 5,925 units without utilizing a density bonus. Should developers choose to use density bonus opportunities, the capacity would be even higher. Table 41 summarizes Lake Elsinore's residential development potential of vacant and underutilized sites. Estimates of potential capacity on the vacant or underutilized land are based on an assumption of 80- percent of the available acreage being developed (not including a density bonus), multiplied by a density of 24 dwelling units per acre in higher density areas. Potential capacity of Commercial Mixed Use areas is based on median density, to provide a conservative estimate. These methods are consistent with projections contained in the General Plan. CITY OF LAKE ELSINORE GENERAL PLAN 113 CITY OF Chapter 6 LADE LSINORE 1. DREAM EXTREME Table 41 Residential Capacity on Vacant and Underutilized Sites TOTAL: - 791.3 31.87 5,925 Underutilized Sites Underutilized sites account for a very small portion of the sites identified to accommodate the City's regional housing need. Underutilized sites have the potential to yield approximately 349 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 114 Residential Under- Capacity Focus Density Estimated Vacant utilized w/o density Area Land Use Designation Range Density Acreage Acreage bonus' Lake Elsinore Hills District 1 Commercial Mixed Use 7 -18 du /ac 18 143.64 1_._96 923 Lake View District 2 Residential Mixed Use 19 -24 du /ac 24 18.24 -- 350 Lake Edge/Lake View District 3 High Density Residential 19 -24 du /ac 24 9.62 — 185 Commercial Mixed Use 7 -18 du /ac 18 39.93 1.22 257 Lake Edge/Lake View District 4 High Density Residential 19 -24 du /ac 24 26.38 2.82 561 Commercial Mixed Use 7 -18 du /ac 18 28.37 18.65 294 Riverview District 5 High Density Residential 19 -24 du /ac 24 9.85 -- 189 Historic District 6 High Density Residential 19 -24 du /ac 24 5.24 1.00 120 Residential Mixed Use 19 -24 du /ac 24 3.93 1.66 107 Commercial Mixed Use 7 -18 du /ac 18 0.62 -- 4 Historic District 7 High Density Residential 19 -24 du /ac 24 5.06 4.57 185 Residential Mixed Use 19 -24 du /ac 24 2.30 -- 44 Historic District 8 Residential Mixed Use 19 -24 du /ac 24 8.91 170 Commercial Mixed Use 7 -18 du /ac 18 1.86 23 Business District 9 High Density Residential 19 -24 du /ac 24 18.57 - 356 Business District 10 Residential Mixed Use 19 -24 du /ac 24 8.7 156 Alberhill Ranch - Brighton 11 Specific Plan 5 -30 du /ac varies 400 -- 1,401 Diamond Specific Plan 12 Mixed Use max 24 du <18 87 - 600 TOTAL: - 791.3 31.87 5,925 Underutilized Sites Underutilized sites account for a very small portion of the sites identified to accommodate the City's regional housing need. Underutilized sites have the potential to yield approximately 349 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 114 CITY OF Chapter 6 LADE iLSI11ORE ^� DREAM EXTREME units. In contrast, vacant sites can accommodate more than the regional housing need (4,929 units) with the potential to yield 5,576 units. Appendix A lists the underutilized sites identified in each focus area and provides a description of the current use and potential capacity for the sites. The underutilized sites identified within the sites analysis are limited to those sites with one single - family residence or a small commercial building onsite. In addition, the sites identified are located adjacent to vacant parcels, creating the potential for one developer to consolidate lots and redevelop a larger area into a single affordable housing project. The City already has a successful history with consolidating vacant and underutilized sites with the Pottery Court affordable housing development. Underutilized sites similar to the circumstances of Pottery Court were identified within the sites analysis for potential units. Further discussion regarding the City's ability to work with developers to consolidate lots, including those with existing underutilized development, is included in the discussion on Affordable Housing Projects. Suitable Sites Over 200 acres of Residential Mixed Use and High Density residential designated land (see Focus Areas 2, 3, 4, 5, 6, 7, 8, 9, 10, and the Diamond Specific Plan) have been determined to be most suitable for accommodating the City's affordable housing need. These vacant and underutilized sites are located in the City's Lake View District, Historic District, Business District, and within the Diamond Specific Plan. The High Density Residential and Residential Mixed Use designations allow densities of up to 24 dwelling units per acre or more without approval of a density bonus. Historic District The Historic District (see Focus Areas 6, 7, and 8) is an ideal location for development of future affordable housing, as it is located within close proximity to downtown Lake Elsinore. In addition, there are commercial shopping areas within 1/4 mile of the opportunity sites. Public transit is available throughout this area, with a bus stop at Graham and Langstaff and transfer stations at the Wal -Mart located on the east side of the Interstate -15 freeway at Grape Street. This service line connects with Downtown Lake Elsinore, the Senior Center, and the Lake Elsinore Outlets. The majority of underutilized residentially zoned sites listed in Table 41 are within the Historic District areas (see Focus Areas 6, 7, and 8). The two highest - density land uses, High Density Residential and Residential Mixed Use, are located in the Historic District. The identified sites include vacant and underutilized properties that present opportunities to consolidate parcels to provide larger affordable housing developments. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 115 Chapter 6 CITY OF _r, LADE �LSII`iOFE DREAM EXTREME Assuming development at 80- percent of the total acreage for these designations, Focus Areas within the Historic District have the potential to yield 653 dwelling units without considering density bonuses; 626 of these are at densities capable of supporting low- and very low- income housing. A parcel- specific listing of the available sites is provided in Appendix A. Business District The Business District (see Focus Areas 9 and 10) provides a suitable location for affordable housing in an area that contains many vacant parcels with the potential to develop live -work projects. Focus Area 10 is composed entirely of vacant parcels. Approximately 8.7 acres of vacant Residential Mixed Use property could be utilized to provide affordable housing within this Focus Area. After identifying parcels for potential consolidation, there is the opportunity to provide 156 units for affordable housing in Focus Area 10, not including potential density bonuses. The Alberhill Ranch - Brighton Area Specific Plan The Brighton area is a portion of the larger Alberhill Ranch Specific Plan. The Brighton area is a 400 -acre master'planned community, planned for mixed land use development. Historically used for mining, large areas of land are available for new development once the resources are fully extracted. The Brighton area has completed a Vested Tentative Tract Map for future construction of 1,401 dwelling units and 1,358,000 square feet of commercial /office. Three areas would permit high density (30 du /acre) residential development (PA 1, 3, and 5). The table below provides a breakdown of Brighton planning areas with residential unit yields: Table 42 The Alberhill Ranch — Brighton Specific Plan Residential Summary Planning Area Acres Total Units Commercial SF Planning Area 1- Suburban Village 9.8 40 299,739 Planning Area 2 - SFR II 161.2 534 -- Planning Area 3 - Suburban Village 34.6 80 1,058,261 Planning Area 4 - SFR 11 18.7 71 -- Planning Area 5 - HDR 11.5 225 Planning Area - SFR 1 164.5 451 - TOTAL 400.3 1,401 1,358,000 Source: City of Lake Elsinore, VTTM No. 35001 C I T Y OF L A K E E L S I N O R E GE N E RA L P L A N 116 Chapter 6 The Diamond Specific Plan CITY OF LAKE LSIHO -� DREAM EXTREME The Diamond Specific Plan is an 87 -acre master planned mixed -use development providing for commercial, office, educational, entertainment, and residential uses. The Specific Plan designates the entire developable area as Mixed -Use land use to allow flexibility in the development of the plan. Density or intensity of an individual development within the Diamond Specific Plan may exceed the General Plan allowed density provided that the overall density of the project site as an average does not exceed the General Plan density or the development caps established by the Specific Plan. The Plan allows for the development of up to 600 multi - family residential units, 897,000 square feet of commercial - retail space and a 150 - room hotel. The table below provides a breakdown of The Diamond Specific Plan planning areas with residential unit yields: Table 43 The Diamond Specific Plan Residential Summary Planning Area Acres Total Units Commercial SF Planning Area 1- Lakeshore 7.1 50 82,000 Planning Area 2 - Community Core 27.5 275 590;000 Planning Area 3 - Waterfront 7.3 0 30,000 Planning Area 4 - Stadium 16.1 0 35,000 Planning Area 5 - Malaga North 11.7 50 110,000 Planning Area 6 - Malaga South 11.7 225 50,000 Roads 5.8 TOTAL 87.2 600 897,000 Source: City of Lake Elsinore Planning Division Appendix A includes all parcels from the Focus Areas to demonstrate their individual and overall contribution toward the City's RHNA. SMALL SITES Lake Elsinore Historic Subdivision Trends The City of Lake Elsinore has been known as a resort community since its incorporation in 1888. Lake Elsinore had many vacation homes and bungalows that were developed in the first half of the 201h Century, and was a major draw for tourist - centered activities. Property throughout the City was subdivided into small lots (some as little as 25 -feet by 100 -feet in size) during the late C I T Y LAKE ELSINORE GENERAL 117 P LAN Chapter 6 CITY OFD LAKE LSINORE -� DREAM EXTREME 1800's and early 1900's in order to cater lot sales to tourists, vacationers, and other out -of -town purchasers. With regard to Focus Areas 6 through 9 and all parcels within the Historic District of Lake Elsinore, the lot patterns and sizes reflect the then - practice of subdividing properties into multiple small lots for speculative sale in a resort community. In the 100 years since, development approaches have evolved to require much larger parcels to achieve more economically viable and desirable housing products. Thus, developers look to lot consolidation as the preferred method of creating optimal building sites in downtown Lake Elsinore, and the City has been a partner in encouraging this practice. Small Sites Analysis The sites analysis identifies sites throughout the City that have the highest potential for development as new housing and affordable housing projects. Some sites identified are small and may not be as conducive for a large -scale development as larger parcels. Thus, the City has focused its analysis on sites located adjacent to other underutilized or vacant parcels that could be consolidated for a larger project. In fact, many small parcels throughout the City have not been identified as potential sites because they are not located adjacent to other parcels that could be consolidated to create a larger project. Small sites are identified in Focus Areas 4, 6, 7; 8, 9, and 10. Appendix A identifies all properties within the focus areas that are considered small sites and groups the sites together to analyze consolidation potential. Table 44 is a summary of the lot consolidation potential for the focus areas. CITY OF LAKE ELSINORE GENERAL PLAN 118 Chapter 6 Table 44 Lot Consolidation Summary CITY of ^� L U - LSIIYOI �r DREAM EXTREME Lot Consolidation Small sites are identified in Focus Areas 6, 7, 8, 9, 10, and the Diamond Specific Plan. Sites identified within these focus areas are located adjacent to one another and result in larger parcels of land available for potential lot consolidation and development of a single project. According to HCD, most assisted housing developments utilizing State or Federal financing resources typically include at least 50 to 80 units. Appendix A identifies several areas for consolidation that are smaller in size than the recommended yield of 50 to 80 dwelling units. However, in reviewing HCD's list of Rental Housing Complexes available in Riverside County and San Bernardino County, it is evident that projects of 50 dwelling units or less for Low and Very Low income levels have been constructed throughout Riverside and San Bernardino Counties. The following cities are identified as having projects of 50 units or less on the lists: • Lake Elsinore • Desert Hot Springs • Palm Springs • Coachella C I T Y OF L A K E E L S I N O R E 119 GENERAL P LAN High Consolidation Density FOCUS AREA Acres Capacity Potential Residential' Mixed Usez Historic District — Focus Area 6 6.24 136 75 75 Historic District — Focus Area 7 11.93 229 146 127 19 Historic District — Focus Area 8 8.91 170 170 170 Business District — Focus Area 9a 7.79 150 128 128 Business District — Focus Area 9b 6.73 145 122 122 Business District — Focus Area 9c 3.77 72 39 39 Business District — Focus Area 10a 3.25 51 51 51 Business District — Focus Area 10b 5.45 105 101 101 The Diamond Specific Plana 58.00 600 600 600 TOTAL 112.07 1,638 1,432 491 941 1. Refers to all High Density designated parcels that can be consolidated. 2. Refers to all Mixed Use parcels that can be consolidated. 3. The Diamond Specific Plan includes a total of 600 dwelling units to be constructed within four Planning Areas. Lot Consolidation Small sites are identified in Focus Areas 6, 7, 8, 9, 10, and the Diamond Specific Plan. Sites identified within these focus areas are located adjacent to one another and result in larger parcels of land available for potential lot consolidation and development of a single project. According to HCD, most assisted housing developments utilizing State or Federal financing resources typically include at least 50 to 80 units. Appendix A identifies several areas for consolidation that are smaller in size than the recommended yield of 50 to 80 dwelling units. However, in reviewing HCD's list of Rental Housing Complexes available in Riverside County and San Bernardino County, it is evident that projects of 50 dwelling units or less for Low and Very Low income levels have been constructed throughout Riverside and San Bernardino Counties. The following cities are identified as having projects of 50 units or less on the lists: • Lake Elsinore • Desert Hot Springs • Palm Springs • Coachella C I T Y OF L A K E E L S I N O R E 119 GENERAL P LAN Chapter 6 • Mecca • Blythe • San Bernardino • Upland • Barstow • Menton • Joshua Tree CITY OF LAKE �LSIlYOF�E DREAM EXTREME In addition, the Coachella Valley Housing Coalition has identified affordable housing projects of fewer than 50 dwelling units in the cities of Riverside, Cathedral City, Indio, and Moreno Valley in addition to the cities identified on the HCD Rental Complexes list. Therefore, the sites analysis has identified some potential areas for lot consolidation where fewer than 50 dwelling units can be built, similar to projects that have been approved and constructed throughout the Inland Empire. Parcel Mergers The City of Lake Elsinore has approved and completed 15 parcel merger applications between 2004 and 2012 (see Table 45). These applications resulted in the consolidation of multiple lots into one or two lots, including one merger that consolidated three lots into a single lot within an area permitting up to 24 dwelling units per acre. The City works with developers to approve lot consolidations in order to design projects that will result in a single cohesive development, rather than smaller projects located on multiple lots. As a result, the small sites identified within the City could be consolidated through the Parcel Merger process to create larger projects in multiple areas of the City. In Lake Elsinore, projects also combine lots through a tentative parcel map process. For example, the Pottery Court development combined 23 existing parcels into a 4.3 acre site to facilitate the construction of the 113 unit residential development. This project consisted of 111 very low- income units and two units reserved for resident managers. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 120 Chapter 6 Table 45 Parcel Merger Applications CITY OF _ LADE LSI110RE DREAM EXTREME Parcel Merger Original No. of No. Lots Final No. of Lots Existina Zoning Existing Density 2004 -06 3 1 R -2 12 Units / Acre 2004 -10 4 2 R -1 6 Units / Acre 2004 -11 3 1 R -1 6 Units / Acre 2005 -21 3 2 R -2 12 Units / Acre 2006 -09 4 2 R -1 6 Units / Acre 2006 -16 3 1 R -3 24 Units / Acre 2007 -10 3 1 R -2 12 Units / Acre 2007 -19 4 2 R -2 12 Units / Acre 2008 -03 3 1 R -2 12 Units / Acre 2009 -21 4 1 R -2 12 Units / Acre 2010 -1084 2• 1 CMU 18 Units /Acre 2010 -1278 2 1 RMU 24 Units /Acre 2012 -471 2 1 Specific Plan Specific Plan 2012 -597 2 1 R -2 12 Units / Acre 2012 -1130 2 1 R -1 6 Units / Acre ENVIRONMENTAL CONSTRAINTS Potential environmental constraints to future development of sites include the Multiple Species Habitat Conservation Plan (MSHCP) and seismic and flooding hazards, which are addressed in the Non - Governmental Constraints Section of the Housing Element. Significant portions of Lake Elsinore and its Sphere of Influence are located within a 100 -year flood zone and also lie within the Elsinore fault system. Any sites located within a 100 -year flood zone are required to comply with City, State, and federal floodplain management as part of the Development Review process. To reduce seismic effects on development, the City may require site - specific remediation measures during the development review process to minimize impacts of fault activity. The applicable Building Codes also include requirements to prevent earthquake damage. To limit wildfire hazards, the City requires fuel modification zones around development within high hazard areas by thinning or clearing vegetation within 100 feet of buildings and structures. The Development Review process identifies potential hazards and C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 121 Chapter 6 CITY OF S1110RJE _V_ DREAM EXTREME requires projects mitigate these hazards prior to project approval. None of the sites identified are significantly more hazardous than any other sites within in the City. The sites inventoried in Appendix A have a residential land use designation and zoning in place which was determined based on surrounding land uses and has already examined potential environmental constraints as part of the General Plan Environmental Impact Report. Aside from the constraints mentioned above, few additional constraints would impede the development of new housing units in the future on the identified sites. INFRASTRUCTURE The General Plan indicates that unimproved or badly deteriorated roadways, roadways without sufficient capacity for anticipated new development, inadequate storm drain infrastructure, insufficient parkland and recreation facilities, and inadequate public safety facilities are in need of repair and /or improvement. The City understands that improvements can be achieved with a comprehensive approach that includes reviewing infrastructure plans for each application for discretionary approval of General Plan amendments, tentative parcel or tentative tract maps, or development proposals that include extension of an existing street or construction of a new street. The City requires that project applications for new development be reviewed for adequate infrastructure. Applications are evaluated on a case -by -case basis to ensure there is the capacity to service new developments. Infrastructure requirements and costs are also discussed in the Non - Governmental Constraints Section of the Housing Element. COMPARISON OF SITES INVENTORY AND RHNA More than adequate land is available to accommodate the City's regional share of housing through the 2014 -2021 planning period. The City has the capacity to accommodate at least 5,925 new housing units on vacant or underutilized land. Of these, 2,423 units can be accommodated in High Density Residential and Residential Mixed Use Designations. As the residential sites inventory (Appendix A) identifies the potential for 2,423 dwelling units within the High Density Residential and Residential Mixed Use designations, and the very low- and low- income RHNA totals only 1,997, there is ample opportunity for development of affordable housing that will meet the remaining RHNA allotment for the very low- and low- income groups (see Table 46). C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 122 Chapter 6 CITY OF LAIJE LS I I`iOI DREAM E)CTREME Table 46 Comparison of Sites Inventory and RHNA Income Category RHNA Available Available Available Specific Surplus R3 DU RMU DU CMU DU Plan DU Units' Very Low 1,997 1,598 825 426 and Low Moderate and Above 2,932 1,501 2,001 570 Moderate Total Units 4,929 996 1. Surplus units are dwelling units available beyond the required RHNA In 2012, Lake Elsinore completed zoning map amendments to provide consistency with the General Plan for all parcels designated Residential Mixed Use, Commercial Mixed Use, and High Density Residential. Identified Specific Plans have been adopted and development processes are ongoing. As such, all zoning is in place for identified sites. The City of Lake Elsinore has the availability of land to more than satisfy the 4,929 RHNA units identified for the 2014 -2021 planning period. INLAND EMPIRE AFFORDABLE HOUSING PROJECTS State housing element law utilizes a density to correlate affordability and income groups (RHNA) with zoning and residential capacity (sites inventory). To demonstrate densities to encourage the development of housing affordable to lower income households, the statute has always provided the ability to analyze the appropriate density. Recent amendments to the statute added a default density standard as an option to streamline the analysis requirements where the Department of Housing and Community Development must accept specific density standards. For jurisdictions with a population greater than 25,000, and located within a Metropolitan Statistical Area (MSA) with a population of more than two million, the default density is 30 dwelling units per acre (or higher). Lake Elsinore has a population greater than 25,000 and is within the Riverside -San Bernardino MSA with over four million people. Thus, per State law, Lake Elsinore's default density is 30 dwelling units per acre. Density is a critical factor in the development of affordable housing. In theory, maintaining low densities typically increases the cost of construction and land per unit and increases the amount of subsidy needed to ensure affordability, while higher density development can lower per -unit land cost and facilitates construction in an economy of scale. The highest residential density permitted by the City's General Plan is 24 units per acre (see Table 32). Density bonuses allow CITY OF LAKE ELSINORE GENERAL PLAN 123 Chapter 6 CITY OF LAI�� LSIIYOM -� DREAM EXTREME for a density of up to 35 units per acre in the High Density Residential and Residential Mixed Use categories. These density ranges encourage the development of housing for low- and very - low income households given factors such as land values and construction costs in Lake Elsinore and the surrounding area are substantially lower than in other MSAs, such as Los Angeles County. To demonstrate that a density of 24 units per acre can encourage the development of housing affordable to lower income households, a three -part analysis was prepared based on market demand, financial feasibility, and project experience within the zones(s). Market Demand Market rents for newer (less than five years old) apartments in Lake Elsinore can be generally affordable to the upper range of lower income households. One bedroom rents generally range from $559 to $1,070 with a median rent of $1,005. For a one bedroom apartment, some units in the City may be affordable to the upper range of a lower income household. These rents are significantly less than experienced elsewhere in the region. As a result, market rate apartments constructed under existing zoning of 24 units per acre can nearly be affordable to lower income households without financial subsidies. Table 47 Affordable Rent to Market Rent Comparison Bedroom Utility Affordability for Affordability Market Rent Market Type Allowance Very Low for Lower Range Median Rent Income Income Household Household 1 $57.00 $593 $723 $559 - $1,070 $1,005 Bedroom 2 $76.00 $655 $802 $618 - $1,350 $1,125 Bedroom 3 $90.00 $722 $885 $677 - $1,799 $1410 Bedroom *Affordability calculated pursuant to Health & Safety Code Section 50053 net of reasonable utility allowance based on Riverside County Housing Authority July 2012. Sources: 2013 State Income Limits; Rent Survey: craigslist.org September 2012. Land Prices As noted above, land prices in Lake Elsinore and western Riverside County generally are much less expensive than in the nearby counties of Los Angeles, Orange and San Diego, due to the CITY OF LAKE ELSINORE GENERAL PLAN 124 CITY OF , Chapter 6 LADE LSIIYOR F DREAM EXTREME availability of land and other factors. Recent surveys of vacant residential land sales demonstrate a significant decline in land prices since 2007. Based on a sampling of residential land sales in 2008, per acre prices were found to generally range between $570,000 and $720,000 per acre. In contrast, 2012 land prices can be found as low as $18,333 per acre. A sampling of local land costs revealed a high of $178,000 per acre in October 2012 (Table 48). Table 48 Vacant Residential Land Sales Price per Zoning Price Square Feet Square Foot R1 & R2 $275,000 653,400 $0.42 Varies (329 parcels) $2,024,020 2,798,294 $0.72 R3 (Lake Front) $2,600,000 1,568,160 $1.66 R1 $67,000 41,818 $1.60 R1 $10,000 6,534 $1.53 R3 $275,000 278,348 $0.99 R2 $1,350,000 431,680 $3.13 Varies (R1 -R3) 200,000 78,844 $2.54 R -1 $2,749,000 670,824 $4.10 Source: Loopnet.com, search completed October 2012. Financial Feasibility Given the availability and land prices in Lake Elsinore, densities of 24 units per acre encourage the development of housing affordable to lower income households. This assumption is further supported by conversations with non - profit developers. Based on conversations with several developers of housing affordable to lower income households, the availability of land, sizeable parcels (e.g. an acre or more) and subsequent economies of scale and construction costs for garden style apartments are contributing factors to the cost effectiveness of 24 units per acre. This cost effectiveness of 24 units per acre, in simple terms, can be expressed in terms of land costs per unit at various densities. For example, the following table uses an average land price of $178,500 per acre, the price of a property for sale in 2012 in Lake Elsinore. Based on a typical total development cost of approximately $225,000 per unit, the table shows a somewhat significant difference between lower densities (e.g. 15 units per acre) and higher densities such as 24 and 30 units per acre. Specifically, land costs per unit at 24 units per acre are less than $7,500 per unit and represent only 3.31 percent of total development costs. By representing less C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 125 CITY OF Chapter 6 LAKE ILSIROI -L- -' ? DREAM EXTREME than 5 percent of total development costs, a density of 24 units per acre encourages the cost effectiveness of housing affordable to lower income households. Table 49 Land Costs per Unit Units per Acre Land Costs per Unit Percent of Total Development Costs 10 units per acre $17,850 7.93% 15 units per acre $11,900 5.29% 20 units per acre $8,925 3.97% 24 units per acre $7,438 3.31% 30 units per acre $5,950 2.64% Assumptions: Average land price of $178,500 per acre and total development costs of $225,000 per unit. Facilitating higher density developments can benefit both the housing developer and low - income families if units are constructed. The City can encourage developers by offering incentives, in an effort to assist in the development of higher density projects. Information based on Project Experience The development of projects with densities below 24 dwelling units per acre may be explained by the development history of the City. Lake Elsinore only recently experienced a surge in its population and is still transitioning from a rural to a suburban community. Unlike many existing, older jurisdictions in more densely populated areas, Lake Elsinore still has significant vacant land available that is relatively inexpensive. While the City has continued to plan for the future by encouraging developers to utilize the existing density bonus ordinance, High Density Residential and Residential Mixed Use designations are considered in order to accommodate the very -low and low- income RHNA allocation. Appendix B includes a letter provided by an experienced affordable housing developer in California who is extremely familiar with developing affordable housing in different jurisdictions throughout the state. The developer has reviewed the sites available for housing in the Housing Element and has found that the City "has an abundance of sites which are suitable for affordable housing." Table 50 below provides a listing of several known affordable housing development projects within the Riverside -San Bernardino MSA that have been approved and /or constructed at a density of 18 dwelling units or fewer per acre, well below the City of Lake Elsinore's maximum density of 24 dwelling units per acre in the High Density and Residential Mixed Use designations. CITY OF LAKE LLSINORE GENERAL PLAN 126 Fontana Ceres Way Apartments 12 du /ac CITY OF Chapter 6 Constructed ,,v_' LAKE r LSIIYO )F 12 du /ac 9.96 du /ac DREAM EXTREME Constructed Table 50 Metropolitan Statistical Area Developed Low Income Projects Allowable KDF Communities 15 du /ac Maximum Approved Total City/Project Density Density DU Approved/Constructed Big Bear Lake 72 Constructed Murrieta 12 du /ac 16 du /ac* 42 Constructed Crossings at Big Bear Lake Eagle Glen Desert Hot Springs 15.96 du /ac 320 Arroyo De Paz 14 du /ac 9.81 du /ac 94 Constructed Brisas De Paz 14 du /ac 13.0 du /ac 62 Constructed Fontana Ceres Way Apartments 12 du /ac 10.91 du /ac 60 Constructed Paso Verde - Phase 1 12 du /ac 9.96 du /ac 50 Constructed Hesperia KDF Communities 15 du /ac 15.17 du /ac* 110 Constructed KDF Communities 15 du /ac 17.14 du /ac* 72 Constructed Murrieta Eagle Glen 18 du /ac 15.96 du /ac 320 Constructed Madison Park 18 du /ac 18.00 du /ac 284 Constructed Reserves at Madison Park 18 du /ac 18.00 du /ac 248 Constructed Rancho Cucamonga San Sevine Villas 14 du /ac 17.48 du /ac* 225 Constructed Villagio Apartments 20 du /ac 15.81 du /ac 166 Constructed *Project included a density bonus AFFORDABLE HOUSING PROJECTS The Redevelopment Agency combined a $9.7 million Housing Fund loan with a $1 million grant from the Department of Housing and Urban Development (HUD) and low income housing tax credits to assist the development of a 113 -unit affordable housing development, which includes 111 units restricted for very low- income families. The project, known as Pottery Court, is located on 4.3 acres near Pottery Street and Langstaff Avenue, with a density of approximately 26 dwelling units per acre (with a density bonus). The project was approved in 2009 and completed construction in 2012. To facilitate the project, the City worked with the developer to consolidate 23 individual vacant and underutilized lots, the majority of which were under separate ownership. The Pottery Court affordable housing project demonstrates the City's C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 127 Chapter 6 CITY OF LAKE � LSIRORE- DREAM EXTREME Table 51 Resources Available for Housing Activities Program Description Eligible Activities Local Resources _ Density Bonus The City allows an increase in density Density Bonus to developers who set -aside at least portions of their project to low - income or very low- income persons, as well as additional development concessions /incentives, consistent with State law. Tax - Exempt Bonds The City has the authority to issue • Housing Development tax - exempt bonds. Bond proceeds are used to develop affordable housing. City Owned Land If available and appropriate, City • Housing owned land may be made available. • Community Facilities colas! y of Riverside Resources County of Housing Improvement Program, • Rental Assistance Riverside Rental Rehab Program, Senior Home • Home and Rental Rehabilitation Programs Repair (minor and enhanced), First As Time Homebuyers Program, Multi- • First Time Home Buyers Assistance family Revenue Bonds, Shelter Plus Care. State Resources Mortgage Credit Federal tax credit for low and • First Time Home Buyer Assistance Certificate (MCC) moderate income homebuyers who have not owned a home in the past three years. Allocation for MCC is provided by the State and administered by the County. California Low interest loans Department of development of affordabl e Housing & with non -profit agencies. Community Development Predevelopment Loan Program for the • Predevelopment Loans housing C I T Y OF L A K E E L S I N O R E iW., GENERAL PLAN Chapter 6 CITY OF LAKJE F LSII`iORE ljj�fTREAM EXTREME Table 51 Resources Available for Housing Activities Program Descri tion Eligible Activities Emergency Shelter Grants awarded to non -profit • Support Services Program organizations for shelter support services. Mobile Home Park Funds awarded to mobile home park • Acquisition Conversion tenant organizations to convert • Rehabilitation Program mobile home parks to resident (M Prop) ownership. California Below market rate financing offered • New Construction Housing Finance to builders and developers of • Rehabilitation Agency (CHFA) multiple family and elderly housing. • Acquisition of Properties Multiple Rental Tax - exempt bonds provide below - Housing Programs market mortgage money. California Low interest loans for the • Rehabilitation Housing rehabilitation of substandard homes • Repair of Code Violations Rehabilitation owned and occupied by lower- • Property Improvements Program income households. City and non- profits sponsor housing rehabilitation projects. California CHFA sells tax - exempt bonds to • Homebuyer Assistance Housing Finance provide below- market loans to first Agency Home time homebuyers. Program is Mortgage Purchase operated through participating Program lenders that originate loans purchased by CHFA. Low Income Tax credits available to individuals • Rehabilitation Housing Tax and corporations that invest in low- • New Construction Credit (LIHTC) income rental housing. Tax credits are • Acquisition sold to corporations and people with high tax liability, of which the proceeds are utilized for housing development. CITY OF LAKE ELSINORE GENERAL PLAN 130 Chapter 6 Program Federal Resources Community Development Block Grant (CDBG) CITY OF � LADE LSI110RE DREAM EXTREME Table 51 Resources Available for Housing Activities Description Entitlement program that is awarded to the City on a formula basis. The objectives are to fund housing activities and expand economic opportunities. Project must meet one of three national objectives: benefit low and moderate income persons; aid in the prevention or elimination of slums or blight; or meet other urgent needs. HOME Investment A flexible entitlement grant program Partnership for housing. The intent of this Program program is to expand the supply of decent, safe, and sanitary affordable housing. HOME is designed as a partnership program between the federal, state, and local governments, non -profit and for -profit housing entities to finance, build /rehabilitate and manage housing for lower - income owners and renters. Eligible Activities • Section 108 Loan Repayments • Historic Preservation • Admin. & Planning • Code Enforcement • Public Facilities Improvements • Economic Development • Housing Activities (i.e. acquisition, rehabilitation) • Multi- Family Acquisition /Rehab • Single - Family • CHDO Assistance • Administration Emergency Shelter Annual grant funds are allocated on a • Homelessness Prevention Grants (ESG) formula basis. Funds are intended to • Essential Services assist with the provision of shelter • Operating Expenses and social services for homeless. Housing Opportunities for Persons with AIDS (HOPWA) Funds are allocated to Lake Elsinore on behalf of all jurisdictions in Riverside County. Funds are made available countywide for supportive social services, affordable housing development, and rental assistance to persons with HN'AIDS. • Rental Assistance • Supportive Social Services • Administration CITY OF LAKE ELSINORE GENERAL 131 P LAN Chapter 6 CITY OF �. LAKE L2LS1fi0RE DREAM EXTREME %1M Table 51 Resources Available for Housing Activities Program Description Eligible Activities Supportive Grants to improve quality of existing • Housing Rehabilitation Housing Grant shelters and transitional housing. Increase shelters and transitional housing facilities for the homeless. Section 8 Rental Rental assistance program which • Rental Assistance Assistance provides a subsidy to very low - income families, individuals, seniors and the disabled. Participants pay 30% of their adjusted income toward rent. Section 811/202 Grants to non -profit developers of • Acquisition supportive housing for the elderly • Rehabilitation and disabled persons. Section 811 can • New Construction be used to develop group homes, • Rental Assistance independent living, facilities, and • Support Services intermediate care facilities. Section 811 Grants to non -profit developers of • Acquisition supportive housing for person with • Rehabilitation disabilities, including group homes, • New Construction independent living facilities and • Rental Assistance intermediate care facilities. Shelter Plus Care Provides grants for rental assistance • Rental Assistance for permanent housing and case • Homeless Prevention management for homeless individuals with disabilities and their families. C I T Y OF L A K E E L S I N O R E GENERAL P L A N 132 Chapter 6 CITY OF LADE �"5 LSIIYOI �'r`t� DREAM EXTREME Table 51 Resources Available for Housing Activities Program Description Eligible Activities Home Ownership HOPE program provides grants to • Homeownership Assistance for People low income people to achieve Everywhere homeownership. The three programs (HOPE) are: • Home Buyer Assistance HOPE I — Public Housing projects. The jurisdiction must pledge Homeownership Program HOPE II — Homeownership of Multi- family Units Program repayment. Maximum loan amount HOPE III — Homeownership for Single- family Homes Section 108 Loan Provides loan guarantee to CDBG • Acquisition entitlement jurisdictions for pursuing • Rehabilitation large capital improvement or other • Home Buyer Assistance projects. The jurisdiction must pledge • Homeless Assistance its future CDBG allocations for loan repayment. Maximum loan amount can be up to five times the entitlement jurisdiction's most recent approved annual allocation. Maximum loan term is twenty (20) years. Private Resources • Community Home Buyer Program • Homebuyer Assistance — Fixed rate Mortgages • Community Home Improvement • Homebuyer Assistance /Rehab Federal National Mortgage Program — Mortgages for Mortgage purchase and rehabilitation of a Association home (Fannie Mae) • Making Home Affordable— • Homeowner assistance to avoid Refinance and Loan Modification foreclosure services CITY OF LAKE ELSINORE GENERAL PLAN 133 Chapter 6 CITY OF .r^n LAKE LSIIYOBJE DREAM EXTREME Table 51 Resources Available for Housing Activities Program Description Eligible Activities California Non -profit mortgage banking • New Construction Community consortium that pools resources to • Rehabilitation Reinvestment reduce lender risk in financing • Acquisition Corporation affordable housing. Provides long (CCRC) term debt financing for affordable multi - family rental housing. Federal Home Direct subsidies to non -profit and for- • New Construction Loan Bank profit developers, and public agencies • Expand Home Ownership for Lower Affordable for affordable low- income ownership Income Persons Housing Program and rental projects. Administrative Resources Primary responsibility for the implementation of the City's housing programs and activities lies with the City Manager and the Community Development Department, including the Planning and Building Divisions. The primary responsibilities of the Community Development Department include the overall implementation of the City's General Plan Goals and Policies through its programs such as the Zoning and the Subdivision Ordinances, as well as implementing Specific Plans. In addition, the Community Development Department is responsible for the long -range planning and physical development of the City. The department ensures the City's viability through enforcement of land use, construction, health, safety, and environmental regulations. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 134 CHAPTER 6 6.5 Housing Element Plan CITY OF LAKE C-p LS I RO ESE ,-V DREAM EXTREME The Housing Plan provides direction for City decision makers to achieve the long -term housing goals set forth in the Lake Elsinore Housing Element. The Plan is established to guide the development, revitalization and preservation of a balanced inventory of housing to meet the needs of present and future residents of the City. It is the overall goal of the City to ensure that all residents have decent, safe, sanitary and affordable housing regardless of income. The specific goals, policies and programs detailed in this section provide the framework for the City's overall housing program. Specific policies and implementation programs included in this Housing Element are intended to provide a wide variety of tools to implement the City's General Plan goals. Actual programs will be implemented at the discretion of the City in order to meet established goals. As used here, a goal is a statement defining a desired end result; a policy is a plan of action to guide decisions and actions; and a program identifies the method, agencies, officials, funding sources, and time frame the City will undertake to implement the policies and achieve the goals set forth in this Housing Element. Together, goals, policies, and programs establish the framework for making decisions that affect the availability of housing in Lake Elsinore. Consistent with State law, the Housing Element goals, policies, and programs aim to: • Conserve and improve the condition of the existing housing stock • Assist in the development of housing for low- and moderate - income households • Identify adequate sites to encourage the development of a variety of types of housing for all income levels • Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing • Promote equal opportunities for all persons CITY OF LAKE ELSINORE GENERAL PLAN 135 Chapter 6 Housing Goals, Policies, and Programs CITY OF .ec� LAKE-�� LSII` 0R E- �� DREAM EXTREME Goal 1 Preservation, maintenance, and improvement of the existing housing stock to provide decent housing opportunities and a satisfying living environment for the residents of Lake Elsinore. Policy 1.1 Continue to enforce building, land use, and property maintenance codes. Policy 1.2 Facilitate the removal or rehabilitation of housing units that pose serious health and safety hazards to residents and adjacent structures. Policy 1.3 Continue programs directed at preserving the physical quality of housing and neighborhood environments and maintaining compliance with established standards. Policy 1.4 Encourage the incorporation of energy conservation features in the design of all new housing developments and the addition of energy conservation devices /practices in existing developments. PROGRAM 1: CODE ENFORCEMENT Enforce City codes to remedy unsightly or hazardous conditions in residential neighborhoods. Provide information and technical assistance to property owners regarding housing maintenance. Timeframe: 2014 -2021 Responsible Agency: Community Development Enforcement Divisions Funding Source: Department Budget Department — Planning, Building and Code PROGRAM 2: REMOVAL OF SUBSTANDARD HOUSING Eliminate, through demolition, unsafe and dilapidated housing units that cannot be rehabilitated. Timeframe: 2014 -2021 Responsible Agency: Community Development Department — Planning, Building and Code Enforcement Divisions CITY OF LAKE ELSINORE GENERAL PLAN 136 CITY OF Chapter 6 LADE LSI110RE DREAM EXTREME Funding Source: Department Budget, General Fund, CDBG PROGRAM 3: ABANDONED PROPERTIES Enforce the City's Abandoned Residential Property Registration Program (Ordinance 1252), and encourage owners of houses and properties that become vacant and abandoned due to foreclosure to maintain or rehabilitate the properties. Timeframe: 2014 -2021 Responsible Agency: Community Development Enforcement Divisions Funding Source: Department Budget Department — Planning, Building and Code PROGRAM 4: HOUSING REHABILITATION PROGRAMS CDBG Home Repair Program: Utilize CDBG or other funds, as available, to provide financial assistance for minor repairs of homes owned and occupied by lower- income residents. Eligible repairs include plumbing, electrical, painting, carpentry, roof repairs, and masonry work. Provide assistance to approximately 10 -15 very low- and low- income households. In -Lieu Fee Housing Rehabilitation Loan Program: Institute a pilot housing rehabilitation program funded with in -lieu fees received, providing loans and /or grants up to $5,000 for exterior improvements. Provide assistance to approximately 10 very low- and low- income households. Time frame: 2 014 -2 021 Responsible Agency: Community Development Department — Planning Division Funding Source: CDBG, City Affordable Housing Fund PROGRAM 5: ENERGY CONSERVATION Implement the Climate Action Plan (CAP) to reduce local greenhouse gas (GHG) emissions in accordance with State law. Carry out the housing related strategies and measures identified in the CAP to meet GHG emissions targets over the next two decades. Time frame: 2 014 -2 021 Responsible Agency: Community Development Department — Planning Division Funding Source: Department Budget C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 137 CITY OF Vic_ Chapter 6 LADE ULSI110f-,E DREAM E?(TREME Goal The provision of affordable housing to accommodate the local housing needs. Policy 2.1 Preserve and expand the City's supply of affordable (low- and /or moderate - income) rental and ownership housing for lower- income households. Policy 2.2 Use incentives and regulatory concessions to promote the development of housing for lower- income persons and those with special needs including, but not limited to, large families, persons with physical or developmental disabilities, families with children, the elderly, and the homeless. Policy 2.3 Encourage partnerships to maximize resources available for the provision of affordable housing. Policy 2.4 Actively pursue federal and state housing program funds to provide housing assistance and to support the development of housing affordable to lower - income households. Policy 2.5 Discourage the conversion of existing apartment units to condominiums where such conversion will diminish the supply of very low, low- and moderate - income housing. Policy 2.6 Promote coordination and cooperation between the City, developers, and neighborhood residents early and throughout the process for affordable housing developments. PROGRAM 6: DENSITY BONUS Encourage the use of the Density Bonus Ordinance to obtain higher densities in residential developments and increase the availability of affordable housing units in exchange for exceptional architecture and amenities. A copy of the Density Bonus Ordinance shall be attached to Residential Design Review Applications. Timeframe: 2014 -2021 Responsible Agency: Community Development Department — Planning Division Funding Source: Department Budget C I T Y OF L A K E E L S I N O R E 119 GENERAL PLAN Chapter 6 PROGRAM 7: AFFORDABLE HOUSING SITES CITY OF _ LAKE,' LSIIYOR-E DREAM EXTREME Make available on the City website and distribute to interested developers a list of City -owned property suitable for affordable housing projects and the Housing Element which includes a Residential Sites Inventory and Site Suitability Analysis. Update the City -owned property list annually. Provide Habitat for Humanity — Inland Valley with information on residential sites suitable for affordable housing development. Timeframe: Upon Housing Element Adoption and Certification; Annually Responsible Agency: Community Development Department — Planning Division Funding Source: Department Budget PROGRAM 8: AFFORDABLE HOUSING PARTNERSHIPS Work with agencies and organizations to increase affordable housing activities such as construction, rehabilitation, or financial assistance to renters and owners. Provide a link to available housing programs for residents and developers on the City website. Partnerships and programs to continue and /or pursue include but are not limited to: County of Riverside Housing Authority (City /County Mortgage Revenue Bonds), County of Riverside Economic Development Agency (First Time Home Buyer and Mortgage Certificate Program), California Housing Finance Agency (Ca1HFA), Habitat for Humanity. Endeavor to facilitate at least one affordable housing project during the planning period. Time frame: 2 014 -2 021 Responsible Agency: Administrative Services Department, Community Development Department — Planning Division Funding Source: Department Budget PROGRAM 9: RENTAL ASSISTANCE Continue to support the Section 8 Housing Choice Voucher Program. Direct eligible households to the Section 8 rental assistance program managed by the Housing Authority of Riverside County. Provide information to landlords regarding participation in the Section 8 Rental Assistance Program. Timeframe: 2014 -2021 Responsible Agency: Administrative Services Department, Community Development Department — Planning Division Funding Source: Department Budget CITY OF LAKE ELSINORE GENERAL PLAN 139 CITY OF we^ii� Chapter 6 LADE LSIIYOR_F: DREAM EXTREME PROGRAM 10: SPECIAL NEEDS HOUSING PARTNERSHIPS Encourage non - profit organizations to pursue funding for the construction of elderly, disabled, or other special needs housing. Provide referrals to programs such as the U.S. Department of Housing and Urban Development (HUD) Section 202 Supportive Housing for the Elderly Program and the California Department of Mental Health /Ca1HFA Mental Health Services Act (MHSA) Housing Program. Time frame: 2 014 -2 021 Responsible Agency: Administrative Services Department, Community Development Department — Planning Division Funding Source: Department Budget PROGRAM 11: HOMELESS NEED Consistent with available funding, address the needs of at -risk and homeless individuals and families through assistance to non - profits serving the homeless population. Timeframe: 2014 -2021 Responsible Agency: Administrative Services Department Funding Source: CDBG Goal 3 Adequate sites to accommodate the City's housing need. Policy 3.1 Use the City's General Plan, Municipal Code, other land use and development plans, and the development process to provide housing sites that meet the identified local need. Policy 3.2 Promote a balance of housing types, including mixed -use development, to meet the needs of the community. Policy 3.3 Maintain an inventory of vacant and underutilized land and make available to the development community. Policy 3.4 Promote the provision of housing for special needs households. C I T Y OF L A K E E L S I N O R E 140 GENERAL PLAN CITY OF � Chapter 6 LAKE "' LSIIYOi_E. ? DREAM E1CTREME PROGRAM 12: CONSISTENCY ZONING Continue with subsequent phases of the Consistency Zoning Project to bring zoning consistent with the General Plan Land Use Designations, in accordance with the Compatibility Matrix shown in Appendix B of the General Plan. As part of Zoning Code amendments, incorporate a matrix of permitted uses in residential zones into Title 17 — Zoning of the Municipal Code to facilitate understanding of allowed uses. Timeframe: 2014 -2021 Responsible Agency: Community Development Department — Planning Division Funding Source: Department Budget PROGRAM 13: SPECIFIC PLANS Promote development within existing and future specific plans to produce planned community environments with a variety of housing types and densities. Timeframe: 2014 -2021 Responsible Agency: Administrative Services Department;. Community Development Department — Planning Division Funding Source: Department Budget PROGRAM 14: DEVELOPMENT AGREEMENTS Work toward the incorporation of a wide range of housing types (including special needs housing), densities, and affordability levels during the negotiation or renegotiation of development agreements with residential developers. Encourage developers to construct a percentage of affordable housing concurrently with market rate housing in each phase of development. During the Development Agreement process, facilitate and incentivize, as feasible, the development of housing projects on small sites, lot consolidation of adjacent small sites, and development of large parcels sizes that facilitate multi- family developments affordable to lower income households. Timeframe: 2014 -2021 Responsible Agency: Administrative Services Department; Community Development Department — Planning Division Funding Source: Department Budget CITY OF LAKE ELSINORE GENERAL PLAN 141 CITY OF Chapter 6 LADE LSINOR;E DREAM EXTREME Goal Remove governmental constraints to the maintenance, improvement, and development of housing. Policy 4.1 Periodically review residential development standards and regulations, ordinances, processing procedures, and fees to identify and mitigate constraints that may impede the development, improvement, and conservation of housing. Policy 4.2 Provide avenues for the development of housing for extremely low- income and special needs persons. PROGRAM 15: SPECIAL NEEDS HOUSING Support the housing needs of special needs households by prioritizing projects that include special needs housing or housing for extremely /very low- income households and by referring residents to the Inland Regional Center for housing and services available for persons with developmental disabilities. Review the Zoning Code to ensure compliance with Government Code Section 65583(a)(5) relating to transitional and supportive housing as a residential use of property, subject to only those restrictions applicable to other residential dwellings of the same type in the same zone. Timeframe: 2014 -2021; Review Zoning Code for ongoing consistency with GC Section 65583(a)(5) within 4 years of Housing Element adoption. Process necessary revisions. Responsible Agency: Administrative Services Department, Community Development Department — Planning Division Funding Source: Department Budget Goal 5 Equal access to housing for all residents. Policy 5.1 Continue to enforce fair housing laws prohibiting discrimination in the building, financing, selling, or renting of housing on the basis of race, ethnicity, ancestry, national origin, religion, sex, disability, age, marital status, familial status, source of income, sexual orientation, or any other arbitrary factor. CITY OF LAKE ELSINORE GENERAL PLAN 142 Chapter 6 PROGRAM 16: FAIR HOUSING CITY OF LAKE rZ LSI11ORLE DREAM EXTREME Work towards ensuring fair housing choices for all residents by advertising resident rights under federal and State fair housing laws and providing access to local fair housing service providers. Make this information available on the City website. Amend Title 17 of the Municipal Code to revise or remove the definition of family to be flexible for a variety of household types, consistent with State and federal laws. Timeframe: 2014 -2021; Review the definition of "family" to ensure consistency with State and federal laws within 4 years of Housing Element adoption. Responsible Agency: Administrative Services Department, Community Development Department — Planning Division Funding Source: Department Budget PROGRAM 17: REASONABLE ACCOMMODATION Adopt a process to address requests for reasonable accommodation, and develop procedures regulating siting, funding, development and use of housing for people with disabilities. Timeframe: 2014 Responsible Agency: Administrative Services Department; Community Development Department — Planning Division Funding Source: Department Budget Quantified Objectives by Income Group Table 52 summarizes the City's quantified objectives for the 2014 -2021 planning period by income group. The objectives include: • Construction of 4,929 new housing units, representing the City's RHNA of 1,196 units for extremely /very low- income households, 801 units for low- income households, 897 units for moderate - income households, and 2,035 units for above moderate income households. • Rehabilitation of 10 -15 units through the CDBG Home Repair Program • Rehabilitation of 10 units through the Housing Rehabilitation Loan Program CITY OF LAKE ELSINORE GENERAL PLAN 143 Chapter 6 CITY OF .�. LAI-E OLSINOR,E !_ DREAM E1CTREME Table 52 Summary of 2014 -2021 Quantified Objectives Income Level Extremely Very Above Low Low Low Moderate Moderate Total Construction Objective (RHNA) 598 598 801 897 2,035 4,929 CDBG Home Repair -- 10 -15 -- -- 10 -15 In -Lieu Housing Rehab Loan Program - 10 -- -- 10 Note: Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low income households (0 -30% AMI). In estimating the number of extremely low income households, a jurisdiction can use 50% of the very low income allocation or apportion the very low income figure based on Census data. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 144 CITY OF Chapter 6 LAI,E ,LSIIYORF �? DREAM EXTREME 6.6 Review of Past (2008 -2014) Accomplishments State law (California Government Code Section 65588[a]) requires jurisdictions to review their housing elements to evaluate: ■ The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal; • The effectiveness of the housing element in attainment of the community's housing goals and objectives; and • The progress in implementation of the housing element. The evaluation helps a jurisdiction identify the extent to which adopted programs have been successful in achieving stated objectives and addressing local needs, and how such programs continue to be relevant in addressing current and future housing needs. The evaluation provides the basis for recommended modifications to policies and programs in the updated element, and provides meaningful guidance for establishing new objectives. ' Table 53 shows the progress the City made toward implementing the 2008 -2014 Housing Element programs. Based on this information, an analysis of the effectiveness and continued appropriateness of these programs is provided, and the goals, policies, and programs of this Housing Element have been updated to reflect this evaluation. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 145 Chapter 6 This page intentionally left blank. 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CM O "Q' rM O ti .�+ rN O 12 tl G bit 5 b O r � , r Cd Ln �i Cd °V + + Q N O '� CU U) bA Ul T4 'So o v a °1 v °�' o o� � ++ 9:6 v U cu a C c ° ' o o ' u 1 v a ° Q, a o� Q) p !�, °u p. � v t m � v ° v D (1) . o o E v 0 0 0 v p D a? v o o s01 N 7-0 O zj ��y bO 14i a1 M 0 r r � p . � O NO W P-4 �i .,j Q t/)� � En �i ~ N bo + N 'r" '5 OV m Ni O cd +' v°� N +�+ C7 O N N U1 O F-4 v u ww W-4 U) b°o4 u° r* a ,ed o o e P, 4 c. G r. o ro m a 5 `a v W cu W G o ++ P4 -4 o � U 0 P4 U z Q 4 w z rW V w z cn w w w F-+ U O-18- w WJ o � U x 0 a a� c� 1i; z P-� W Q W z W W P4 O z� W-4 W 4 a w O H U CHAPTER 6 CITY OF ,�� LADE LSIHORIE DREAM EXTREME Table 54 summarizes the quantified objectives contained in the City's 2008 -2014 Housing Element, and compares the City's progress in fulfilling these objectives. Table 54 Summary of 2008 -2014 Quantified Objectives and Progress Income Level Extremely /Very Above Low Low Moderate Moderate Total Construction Objectives (Remaining RHNA) Goal 1,200 921 - 2,121 Progress 111 -- - 2,932 3,043 Rehabilitation Objectives Goal 20 10 5 35 Progress -- -- -- -- Preservation/Assistance Objectives Goal 46 104 2 - 152 Progress 46 104 2 -- 152 Source: City of Lake Elsinore, 2012 Based on a review of Building Department records of permits issued between January 2006 and July 2012, the City fulfilled and surpassed its total quantified objective for new housing construction. The City did fall short of the objective for extremely /very low and low- income units. The shortfall in production relative to the stated objective is not unexpected knowing that the high cost of development requires extremely /very low income affordable housing projects to seek significant subsidies or development incentives. However, given land prices in Lake Elsinore, many market rate housing units are available at affordable costs. The rehabilitation objective for the Senior Home Repair Program (run by the County of Riverside) was 15 units. From 2008 to 2012, no grants were awarded. The City is seeking to create a local Senior Home Repair Program in order to increase its rehabilitation activities. C I T Y OF L A K E E LS I N O R E G E N E R A L P L A N 169 Chapter 6 CITY 'OF A- , LADE ,�LSINORT ;; DREAM EXTREME For the previous planning period, the only identified units at risk of conversion to market -rate units were the 152 units at the Lakeview Apartments. The Lakeview Apartments (Phase I and II) and the Redevelopment Agency renegotiated affordability terms to rehabilitate 150 affordable housing units within the project and renew the contract to retain units as affordable housing. The affordable housing income restrictions will be in place for a minimum of 55 years. C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N 170 CITY OF Appendix A LADE LSINORAE DREAM EXTREME Appendix A Parcel- Specific Sites Inventory CITY OF LAKE ELSINORE GENERAL PLAN A -1 Appendix A This page intentionally left blank. C I T Y OF L A K E E L S I N O R E A -2 CITY OF ,te�,,, LADE iLSIROU DREAM EXTREME GENERAL PLAN Appendix A Lake Elsinore Hills - Focus Area 1 CITY OF AK- LAKE LSIIYOKE DREAM EXTREME APN GP Designation Density Zoning Current Use Acres Capacity 377340001 Commercial Mixed Use 6 -18 du /ac CMU Vacant 9.42 59 377340002 Commercial Mixed Use 6 -18 du /ac CMU Vacant 9.51 59 377340003 Commercial Mixed Use 6 -18 du /ac CMU Vacant 9.56 60 377340004 Commercial Mixed Use 6 -18 du /ac CMU Vacant 7.66 48 377340005 Commercial Mixed Use 6 -18 du /ac CMU Vacant 3.71 23 377340007 Commercial Mixed Use 6 -18 du /ac CMU Vacant 10.15 63 377340015 Commercial Mixed Use 6 -18 du /ac CMU Vacant 5.38 34 377340014 Commercial Mixed Use 6 -18 du /ac CMU Vacant 4.9 31 377340019 Commercial Mixed Use 6-18 du /ac CMU Vacant 2.63 16 377340018 Commercial Mixed Use 6 -18 du /ac CMU Vacant 5.53 35 377340011 Commercial Mixed Use 6 -18 du /ac CMU Vacant 11.71 73 377340010 Commercial Mixed Use 6 -18 du /ac CMU Vacant 10.25 64 377340020 Commercial Mixed Use 6 -18 du /ac CMU SFR 1.96 12 377340021 Commercial Mixed Use 6 -18 du /ac CMU Vacant 2.38 15 377330005 Commercial Mixed Use 6 -18 du /ac CMU Vacant 5.84 37 377330006 Commercial Mixed Use 6 -18 du /ac CMU Vacant 6.68 42 363090001 Commercial Mixed Use 6 -18 du /ac CMU Vacant 9.98 62 363090002 Commercial Mixed Use 6 -18 du /ac CMU Vacant 10.18 64 363090003 Commercial Mixed Use 6 -18 du /ac CMU Vacant 10.31 64 363090011 Commercial Mixed Use 6 -18 du /ac CMU Vacant 9.59 60 377340009 Commercial Mixed Use 6-18 du /ac CMU Vacant 0.36 2 C I T Y Total 923 O F L A K E E L S I N O R E G E N E R A L P L A N A -3 Appendix A Lake'View- Focus Area 2 CITY OF ,y. LADE - )LSIHOU DREAM EXTREME Total C I T Y O F LAKE E L S I N O R E A -4 18.24 350 G E N E RA L P L A N Current Consolidation ID # APN GP Designation Density Zoning Use Acres Capacity Potential 1 379315033 Residential Mixed Use Up to 35 du /ac RMU Vacant 4.96 95 Yes 95 units 2 379090012 Residential Mixed Use Up to 35 du /ac RMU Vacant 1.26 24 3 379090013 Residential Mixed Use Up to 35 du /ac RMU Vacant 1.29 25 Yes 4 379090023 Residential Mixed Use Up to 35 du /ac RMU Vacant 2.48 48 255 units 5 379090022 Residential Mixed Use Up to 35 du /ac RMU Vacant 8.25 158 Total C I T Y O F LAKE E L S I N O R E A -4 18.24 350 G E N E RA L P L A N CITY OF ., Appendix A LADE LSIR0B E DREAM EXTREME Lake View- Focus Area 3 Total 442 CITY OF LAKE ELSINORE GENERAL PLAN A -5 Consolidation ID # APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 379160004 High Density Residential Max 24 du/ac R3 Vacant 5 96 Yes 96 units 2 379131019 High Density Residential Max 24 du/ac R3 Vacant 3.86 74 3 379131006 High Density Residential Max 24 du/ac R3 Vacant 0.2 4 Yes 4 379131005 High Density Residential Max 24 du/ac R3 Vacant 0.2 4 89 units 5 379131015 High Density Residential Max 24 du/ac R3 Vacant 0.36 7 6 379207006 Commercial Mixed Use 6-18 du /ac CMU Vacant 2.59 16 7 379207004 Commercial Mixed Use 6 -18 du /ac CMU Vacant 3.93 25 8 379180001 Commercial Mixed Use 6 -18 du /ac CMU Vacant 8.64 54 9 379180002 Commercial Mixed Use 6 -18 du /ac CMU Vacant 9.06 57 10 379180003 Commercial Mixed Use 6 -18 du /ac CMU Vacant 5.91 37 11 379180005 Commercial Mixed Use 6 -18 du /ac CMU Vacant 3.45 22 12 379120001 Commercial Mixed Use 6-18 du /ac CMU Vacant 6.35 40 unaerunuzea 13 379120012 Commercial Mixed Use 6 -18 du /ac CMU Commercial 1.22 8 Total 442 CITY OF LAKE ELSINORE GENERAL PLAN A -5 Appendix A Lake View- Focus Area 4 CITY or- LAKE OLSI11OIZE DREAM EXTREME Total 67 855 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N ►Ql Consoli- dation ID # APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 379060027 High Density Residential Max 24 du /ac R -3 Vacant 4.36 84 2 379060022 High Density Residential Max 24 du /ac R -3 Vacant 13.71 263 3 379060005 High Density Residential Max 24 du /ac R -3 Vacant 3.44 66 4 379060026 High Density Residential Max 24 du /ac R -3 Vacant 0.5 10 5 379060007 High Density Residential Max 24 du /ac R -3 Underutilized 1.92 37 6 379060008 High Density Residential Max 24 du /ac R -3 Underutilized 0.9 17 7 379060017 High Density Residential Max 24 du /ac R -3 Vacant 0.88 17 8 379060024 High Density Residential Max 24 du /ac R -3 Vacant 0.45 9 Yes 9 379060025 High Density Residential Max 24 du /ac R -3 Vacant 0.28 5 561 units 10 379060010 High Density Residential Max 24 du /ac R -3 Vacant 1.25 24 11 379060016 High Density Residential Max 24 du /ac R -3 Vacant 0.28 5 12 379060015 High Density Residential Max 24 du /ac R -3 Vacant 0.22 4 13 379060014 High Density Residential Max 24 du /ac R -3 Vacant 0.3 6 14 379060020 High Density Residential Max 24 du /ac R -3 Vacant 0.15 3 15 379060021 High Density Residential Max 24 du /ac R -3 Vacant 0.14 3 16 379060012 High Density Residential Max 24 du /ac R -3 Vacant 0.29 6 17 379060011 High Density Residential Max 24 du /ac R -3 Vacant 0.13 2 18 381040005 Commercial Mixed Use 6-18 du /ac CMU Vacant 1.25 8 19 381040006 Commercial Mixed Use 6-18 du /ac CMU Underutilized SF 1.48 9 20 381050001 Commercial Mixed Use 6-18 du /ac CMU Vacant 14.25 89 Underutilized 21 381050002 Commercial Mixed Use 6-18 du /ac CMU Commercial 15.4 96 22 381320023 Commercial Mixed Use 6 -18 du /ac CMU Vacant 4.65 29 23 381040026 Commercial Mixed Use 6 -18 du /ac CMU Vacant 0.31 2 24 381040008 Commercial Mixed Use 6 -18 du /ac CMU Underutilized SF 1.77 11 25 381320020 Commercial Mixed Use 6-18 du /ac CMU Vacant 7.91 49 Total 67 855 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N ►Ql Appendix A CITY OF LAKE - ?LSINOn DREAM EXTREME Riverview - Focus Area 5 Current Consolidation ID # APN GP Designation Density Zoning Use Acres Capacity Potential 1 373071002 High Density Residential Max 24 du /ac R3 Vacant 0.8 15 Yes 2 373071018 High Density Residential Max 24 du /ac R3 Vacant 9.05 174 189 units Total 9.85 189 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N A -7 Appendix A CITY OFD LADE LSII`IOR�E DREAM EXTREME Historic District- Focus Area 6 Current Consolidation 1D # AISN G.P. Designation Density 'Zoning Use Acres Capacity -Potential "1 377231040 High Density Residerajal Max 24 du /ac R -3 Vacmit 1.03 20 2 37723102€3 High Density Residential Max 24 du /Ac R -3 Vacant 0.22 4 3 377231009 High Density Residential Max 24.du/ac R-3 Vacant 0.13 2 4 377231010 High "Density Residential Max 24 du /ac R -3 Vacant 0.15 3 5 37723101]. High Density Residential Max 24 du /ac R -3 Vacant 0.14 3 Y e's 6 377231024 High Density Residential Max 24 du /ac R -3 Vacant 0.21 4 51 units 7 377231012 High Density Residential Max 24 du /at R -3 Vacant 0.13 2 8 377231037 High Density Residential Max 24 dtt /ac It -3 Vacant 0.14 3 9 377231023 High Density Residential Max 24 da /ac R -3 Vacant U0 4 10 377231038 High Density Residential Max 24 du /ac R -3 Vacant 0.13 2 11 377231031) High Density Residential Max 24 du /ac R -3 Vacant 0.20 4 12 377231015 High Density Residential Max 24 du /ac R -3 Vacant 0.21 4 13 37723101.6 High Density Residential Max 24 du /ac R -3 SFR 0.19 4 14 377231017 1 -ligh Density Residential Max 24 du /ac R -3 SFR 0.19 4 yes 15 377231018 High Density Residential Max 24 duiat R -3 Vacant 0.19 4 24 units 15 37723101.9 High Density residential Max 24 du /ac R -3 Vacant 0.19 4 17 377231021 High. Density Residential Max 24 du/ac It -3 Vcaczant 0.09 2 18 3772 31020 High Density Residential Max 24 dct /ac R -3 Vacant 0.10 2 19 3740,53016 High Density Residential Max 24 du/ac R -3 ISF11 0.20 4 20 374052011 High Density Residential Max 24 du /ac R -3 Vacant 021 4 22 374061001 High Density Residential. Max 24 du/ac, R -3 Vacant 020 4 23 374,061002 High Density Residential .Max 24 du/ac R -3 Vacant 0.21 4 26 37406101.9 High Density Residential Max 14 au /ac R -3 Vacant 0.18 3 28 374061021 High Density Residential Mask 24 du/ac R -3 Vacant 0.20 4 29 374061006 High Density Residential Max 24 du/ac R -3 SPR 0.21 4 30 374061007 H igh Density Residential Max 24 du. /ac R. -3 SFR 0.21 4 C I T Y OF L A K E E L S I N O R E GENERAL P L A N FEW Appendix A Historic District- I'Mis Area 6 CITY OF L.4KE 11ORT gLSI " DREAM EXTREME 'fatal 12,45 231 CITY OF LAKE E L S I N O R E GENE RA PLAN F.WK Current Consolidation 1D# A IN GP Designati oil Density zoning Use Acres Capacity 1-10101fi-Al 31 3740610.14 High DensityKesidential Max 24 du /ac R-3 Vacaftt 0,20 4 32 374061015 High Density Residential Max 24 du/ac R-3 Vacant R'19 4 33 374061029 High Density Residential Max 24 du/ac R-3 Vacant 0.20 4 34 37"1028 High Density Residential Max 24 dLt/ac R-3 Vacant 0.19 4 35 37281003 Residential Mixed Use Max 24 du/ac RMLJ Vacant 0.16 3 26 377281004 Residential Mixed Use Max 24 du/ac RMU Vacant 0.16 3 37 PrMlDai Ike%idenhal Mixed Use Max 24 du /ac RMU Vacant 0.17 3 38 3772011006 Residential Mixed Use Max 24 du/ac RMU Vacant 0.16 3 39 377281007 Residential Mixed Use Max 24 dulac RMU Vacant a16 3 ized 40 374062024 Residential Mixed Use Max 24 du/ac RMU Cornmerc L66 32 41 374063005 Residential Mixed Use Max 24 du/ac RMU Vacant 0,29 6 42 374062016 ,Residential Mixed Use Max 24 du/ar RMU Vacant 0.36 7 43 374062004 Residential Mixed Use Max 24 du/ac RMU Vacant 0.01 a 44 374062020 Residential Mixed Use Max 24 dulac RMU Vacant 0.51 10 45 374062005 Residential Mixed Use Max 24 dulac RMU Vacant 01:17 3 46 3740621006 Residential Mixed Use Max 24 d-ulac RMU Vacant 0,17 3 47 374062015 Residential Mixed Use Ma\ 24 du/ac RMU Vacant 0.5f) 11 48 374063013 Residential Mixed Use Max 21du/ac RMU Vacant 0.21 4 49 374063014 Residential Mixed Use Max 24 duihc RMU Vacant 0.21 4 50 374063015 Residential Mixed Use fvfw(24 du,/ac RMU Vacant 0,21. 4 51 374063016 Residential Ivaed Use Max 24 du/ac RMU Vacant 0.21 4 52 374063017 Residential Mixed Use Max 24 du/ac RMU Vacant 0.21 4 53 374062018 Commercial Mixed Use 6-18 du/ac CMU Vacant 0.62 4 'fatal 12,45 231 CITY OF LAKE E L S I N O R E GENE RA PLAN F.WK CITY OF , Appendix A LADE - LSINOR,E �� *{% DREAM EXTREME Historic District- Focus Area 7 C I T Y OF L A K E E L S I N O R E GENERAL P L A N A -10 Con- solidation ID # APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 377320004 High Density Residential Max 24 du /ac R -3 Vacant 1.20 23 2 377320003 High Density Residential Max 24 du /ac R -3 Underutilized SFR 2.33 45 Yes 3 377320008 High Density Residential Max 24 du /ac R -3 Underutilized SFR 1.31 25 108 units 4 377320007 High Density Residential Max 24 du /ac R -3 Underutilized SFR 0.57 11 5 377320001 High Density Residential Max 24 du /ac R -3 Underutilized SFR 0.19 4 6 377272015 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 7 377272016 High Density Residential Max 24 du /ac R -3 Vacant 0.17 3 8 377272017 High Density Residential Max 24 du /ac R -3 Vacant 0.15 3 9 377272018 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 10 377273003 High Density Residential Max 24 du /ac R -3 Vacant 0.34 7 11 377273011 High Density Residential Max 24 du /ac R -3 Vacant 0.14 3 Yes 12 377273012 High Density Residential Max 24 du /ac R -3 Vacant 0.18 3 19 units 13 377273016 High Density Residential Max 24 du /ac R -3 Vacant 0.17 3 14 377273015 High Density Residential Max 24 du /ac R -3 Vacant 0.17 3 15 377282002 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 16 377282003 High bensi Residential Max 24 du /ac R -3 Vacant 0.17 3 17 377291009 Residential Mixed Use Max 24 du /ac RMU Vacant 0.40 8 18 377291010 Residential Mixed Use Max 24 du /ac RMU Vacant 0.41 8 19 377291011 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 20 377292017 High Density Residential Max 24 du /ac R -3 Vacant 0.21 4 21 377292018 High Density Residential Max 24 du /ac R -3 Vacant 0.29 6 22 377292019 High Density Residential Max 24 du /ac R -3 Vacant 0.08 2 23 373025004 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 24 373025005 Residential Mixed Use Max 24 du /ac RMU Vacant 0.16 3 25 377244007 High Density Residential Max 24 du /ac R -3 Vacant 0.33 6 26 377244006 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 27 377271005 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 28 377271006 High Density Residential Max 24 du /ac R -3 Vacant 0.15 3 29 377244003 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 30 377244004 High Density Residential Max 24 du /ac R -3 Underutilized SFR 0.17 3 31 377271003 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 32 377271002 High Density Residential Max 24 du /ac R -3 Vacant 0.16 3 33 373025028 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 34 373025027 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 Yes 35 373025007 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 19 units 36 373025009 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 37 373025008 Residential Mixed Use Max 24 du /ac RMU Vacant 0.34 7 Total 11.93 229 C I T Y OF L A K E E L S I N O R E GENERAL P L A N A -10 Appendix A Historic District- Focus Area 8 CITY OF ,,�� LADE )LSINORE r`+ DREAM EXTREME CITY OF LAKE ELSINORE GENERAL PLAN A -11 Con- Current solidation ID # APN GP Designation Density Zoning Use Acres Capacity Potential 1 373145003 Residential Mixed Use Max 24 du /ac RMU Vacant 0.12 2 Yes 2 373145004 Residential Mixed Use Max 24 du /ac RMU Vacant 4.44 85 87units 3 373153036 Residential Mixed Use Max 24 du /ac RMU Vacant 0.24 5 4 373153002 Residential Mixed Use Max 24 du /ac RMU Vacant 0.23 4 5 373153001 Residential Mixed Use Max 24 du /ac RMU Vacant 0.88 17 6 373153016 Residential Mixed Use Max 24 du /ac RMU Vacant 0.20 4 7 373153017 Residential Mixed Use Max 24 du /ac RMU Vacant 0.51 10 Yes 8 373153018 Residential Mixed Use Max 24 du /ac RMU Vacant 0.11 2 54 units 9 373153019 Residential Mixed Use Max 24 du /ac RMU Vacant 0.11 2 10 373153023 Residential Mixed Use Max 24 du /ac RMU Vacant 0.28 5 11 373153020 Residential Mixed Use Max 24 du /ac RMU Vacant 0.14 3 12 373153021 Residential Mixed Use Max 24 du /ac RMU Vacant 0.10 2 13 373154029 Residential Mixed Use Max 24 du /ac RMU Vacant 0.12 2 14 373154028 Residential Mixed Use Max 24 du /ac RMU Vacant 0.17 3 15 373154030 Residential Mixed Use Max 24 du /ac RMU Vacant 0.16 3 16 373154003 Residential Mixed Use Max 24 du /ac RMU Vacant 0.13 2 17 373154025 Residential Mixed Use Max 24 du /ac RMU Vacant 0.13 2 Yes 18 373154020 Residential Mixed Use Max 24 du /ac RMU Vacant 0.15 3 29 units 19 373154024 Residential Mixed Use Max 24 du /ac RMU Vacant 0.14 3 20 373154021 Residential Mixed Use Max 24 du /ac RMU Vacant 0.16 3 21 373154022 Residential Mixed Use Max 24 du /ac RMU Vacant 0.15 3 22 373154023 Residential Mixed Use Max 24 du /ac RMU Vacant 0.24 5 23 374263001 Commercial Mixed Use 6 -18 du /ac CMU Vacant 0.73 9 24 374263002 Commercial Mixed Use 6 -18 du /ac CMU Vacant 0.72 9 25 374263006 Commercial Mixed Use 6 -18 du /ac CMU Vacant 0.26 3 26 374263005 Commercial Mixed Use 6 -18 du /ac CMU Vacant 0.15 2 Total 10.77 19339 CITY OF LAKE ELSINORE GENERAL PLAN A -11 CITY R OF �, Appendix A LAKE -A?LSIft0RE' DREAM E)(TREME Business District- Focus Area 9 Con- solidali tin JD# AFN GP Designation Density Zoning Current Us Acres calladty Potential 1 374021004 Higb Densil y Reaiden 6ai Max 24 dWac RLl vacan( 0.22 4 2 37402102.9 High Density Residential Max 24 du/ac R3 Vacant 0.19 4 3 3.74022014 High Density Residential Max 24 du /ac Rq Vacant 0-19 4 4 374022007 High Density Residential Max 24 du /ac 123 Vacant 0.43 8 5 374022019 High Density Residential Max 24 tki/ac R3 Vacant 0.21 4 6 3740220—)' High Density Residential Max 24 du/ac K,; Vacant 011 4 Yes 7 374022023 High Density Residential Max 24 du/ac R3 Vacant 0.21 4 28 units 8 374022024 High Density Residential Max 24 du/ac R3 Vacant 0.21 4 9 374022025 High Density Residential Max 24 du/ac R3 Vacant 0.21 4 10 374023005 Hit l.i Density Residential Max 24 du/ac R Vacant 0.13 2 11 37402.1008 High Density Residential Max 24 du/ac R3 Vacant 0.34 7 12 374024001 1•-ligh Density Residential Max 24 du/ac R3 Vacant 0.1-1 4 13. 3174024002 High Density Residential Max 24 du /ac R3 Vacant 0.11 2 14 374024003 High Density Residential Max 24 du/ac R3 Vacant 0.06 1 15 374024004 High Density Resiclential Max 24 du/ac 93 Vacant 0.13 2 16 374024005 High Density Residential Max 24 du/ac R3 Vacant 0.11 2 17 374024006 1 ligh Density Residential Max 24 du /ac R3 Vacant 0.12 2 18 374024007 High Density Residential Max 24 dq/ac R3 Vacant 0.12 2 19 374024008 High Density Residential Max 24 du/ac R3 Vacant 1.72 33 Yes 20 374024009 High Density Residential Max 247du/ac R3 Vacant 0A3 2 69 units 21 374024010 High Density Residential Max 24 du/ac R3 Vacant 0.12 2 22 374024011 High Density Residential Max 24 du/ac R3 Vacant 0.12 2 2" 374024012 High Density Residential Max 24 du/ac R3 Vacant 0.13 2 24 374024013 High Density Residential Max 24 du./ac R3 Vacant 0. Li 4 25 374024014 High Density Resideril jA Max 24 d-u/ac R3 Vacant 0.06 1 26 '374024015 High Density Residential Max 1-4 du/Ac R3 Vacant O.G6 I 217 374024016 High Density Residential Max 24, du/ac R3 Vacant 0.06 1 28 374024017 High Density Residential Max 24 du/ac R3 Vacant 0.11 2 CITY OF LAKE ELSINORE GENERAL PLAN A-12 Appendix A Business District- Focus Area 9 CITY OF LA E - , LSIIYOR,E DREAM EXTREME Con- solidation 1D d APN GP Designation Density Zoning Current Us Acres Capacity Potential 29 374025001 High Density Residential Max 24 du /ac R3 Vacant 0.10 2 30 37402-5002 High Density Residential Max 24 du /ac R3 'Vacant 0,12 2 31 374025003 High Density Residentlal Max 24 du /ac R3 Vacant 0.12 2 32 374025004 High Density Residential Max 24 du /ac R3 Vaorrnt 0.12 2 33 374025005 High Density Residential Max 24 du /ac R3 Vamnt 0.12 2 34 374025006 High Density Residential. Max. 24 du /ac R3 Vacant 0.12 ? Yes 35 374025007 High Density Residential Max 24 dujac R3 Vacant 0.12 2 31 units 36 3740 ",..50011 1-ligh Density Residential Marc 24 du /ac R3 Vacant 0.12 2 37 37402,9009 Hj,fi.i Density residential Max 24 du /ac .R3 Vacant 013 2 38 374025010 High Density Residential Max 24 du /ac R3 Vaunt 0,12 h 39 37402 -9+011 Hlgh Density Residential Max 24 du /ac R3 Vacant 0.14 3 40 374025,012 Hlgh Density Residential Max 24 du /ac R3 Vacant 0.15 3 41 374025013 High Density Residential Max 24 du /ac R3 Vacant 0.15 3 42 374031001 High Density Residential Max 24 du /ac R3 Vacant 0.19 4 43 374031002 High Density Residential Max 24 du /ac R3 Vacant 0.11 2 44 374031003 High Density Residential Max 24 dLVac. R3 Vacant 0.11 2 45 374031004 High Density Residential Max 24 du/ac R3 Vacant 0.21 4 46 374031005 High Density Residential Max 24 du /ac R3 Vacant 0,11 2 47 374031006 High Density Residential Max 24 du /ac R3 Vacant 0.11 2 48 374031007 High Density Residential Max 24 du, /ac R3 Vacant 0.21 4 49 374031004 High Density Residential, Max 24 du/ ac R3 Vacant 0.11 2 50 374031009 High Density Residential Max 24 du /ac R3 Vacant 0.21 4 51 374031010 High Density Residential Max 24 du /ac R3 Vacant 0.11 2 52 374031011 High Density Residential Max 24 du /ac R3 Vacant 0,19 4 53 374031012 High Density Residential Max 24 dujac R3 Vacant 0.10 2 "Yes 54 374031013 High Density Residential Max 24 du /ac R3 Vacant 0110 2 78 Lets 55 374031014 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 56 374031015 High Density Residential Max 24 du /ac R3 Vacant 0.21 4 57 374031016 High Density Residential Max 24 du /ac R3 Vacant 0.10 2 58 374031017 High Density Residential Max 24 du /ac R3 Vacant 0.09 2 59 374031018 High Density Residential Max 24 du /ac R3 Vacant 0.21 4 60 374031019 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 61 374031020 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 62 374031023 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 63 374031024 High Density Residential Max 24 du/ac R3 Vacant 0.20 4 64 374031025 High Density Residential Max 24 du /ac R3 Vacant 0.19 4 65 374031026 High Density Residential Max 24 du/ac R3 Vacant 0.17 3 66 374031027 High Density Residential Max 24 du/ ac R3 Vacant 0.20 4 CITY OF LAKE ELSINORE GENERAL PLAN A -13 Appendix A Business District:- focus Area .9 CITY OF may. LADE LSIIYORE DREAM EXTREME Con - sulidation ID # APN GI' Designation DensitV Toning Current UsAeres callacity 1'411ential 67 374032001 High Density Residential Max24 du /ac .R3 Vacant 0.21 4 68 374032002 High Density Residential Max 24 dulac R3 Vacua 0.21 4 69 374032003 High Density Residential hoax 24 du /ac R3 Vacant 0.20 4 Yes 70 374.032004 High Density Residential Mast 24 du /ac R3 Vacant 0.22) 4 24 tin its 71 374032005 High Density Residential Mast 24 du /ac R3 Vacant 011 4 72 374032006 Hipp) Density Residential Max24 duJar R3 Vacant 0.22 4 74 374032017 High Density Residential Max 24 du /ac R3 Vacant 0.19 4 75 374032018 High Density Residential Max 24 du /ac R3 Vacant 0.19 4 76 374032019 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 77 37403,3004 High Density Residential Wu, 24 flu; ac R3 Vacant 0.22 4 78 374033005 High Density Residential Max 24 du/ac R3 Vacant 0.21 4 Yes 79 374033006 High Density Residential Marc 24 du/ac R3 Vacant 0.21 4 20 units 80 374033007 High Density Residential Max 24 du /ac R3 Vacant 0.21 4 81 374033012 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 82 374033009 High Density Residential Max 24 du /ac R3 Vacant 0.21 4 83 374033026 High Density Residential Max 24 du /ac R3 Vacant 021 4 85 374!141002 high Density Residential. Max 24 du /ac R3 Vacant 0.20 4 86 374041003 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 87 374041008 I°ligh Density Residential Max 24 du /ac 0 Vacant 0.20 4 88 374041009 High Density Residential Max 24 du /ac R3 Vacant 020 4 Yes 89 374041010 High Density ResidentiA Max 24 clulac• 'R3 Vacant 0.21 4 39 units 90 374041026 I•1igh Density Resi&-- nntial Max 24 du /ac Ra Vacant 0.21 4 91 374041027 High Density Residential Max :24 du /ac R3 Vacant 0.29 6 92 374041028 Higli Density Residential Max 24 dwac R3 Vacant 0.21 4 93 374041029 High Density Residential Max 24 dm /ac R3 Vacant 029 6 94 374041015 High Density Resident tial Max 24 du /ac R3 Vacant: 0.20 4 95 374041016 High Density Residential Max. 24 du /ac R3 Vacant 0.19 4 96 3740410311 High DensityResidenlial Max24du/'ac R3 Vacant 0.1.9 4 97 374042006 High Density Residential Max 24 du /ac R3 Vacant 0.19 4 98 374042007 High Dnnsil:y R.esidenIial. Max 24 du/ac R3 Vocan1 0.21 4 100 374051006 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 101 374051007 High Density Residential Max 24 du /ac R3 Vacant 0.20 4 Total 1&54 356 C I T Y OF L A K E E LS I N O R E G E N E R A L P L A N A -14 Appendix A Business District- Focus Area 10 CITY OF LAKE PLSI ORL DREAM EXTREME CITY OF LAKE E L S I N O R E GENERAL PLAN A-15 Can- Current solidation ID APN GP Designation Density Zoning Use Acres Capacity Potential 26 373082005 Residential Mixed Use Max 24 LILI/aC RMU Vacant 0.13 2 27 373082006 Residential Mixed Use Max 24 du /ac RMU Vacant 0. 121 2 28 8730821)07 Residential Mixed Use Max 24 dtt/ar RMU Vacant 0.13 2 29 373082008 Residential Mixed Use Max 24 du/ac RMU Vacant 011 2 50 373082009 residential Mixed Use Max 24 du/ac RMU Vacant 0.13 2 31 37308201.0 Re,,idenlial Mixed Use Max 24 du/ac RMU Vacani 0.11 2 32 373082011 Residential Mixed Use Max 24 du /ac RMU Vacant 0.13 2 33 373082012 Residential Mixed Use Max 24 du/ac RMU Vacant 0.12 2 34 3730&1013 Residential Mixed Use Max 24 du/ac RMU Vacant 0.11 2 373082014 Residential Mixed Use Max 24 du/ac RMU Vacant 0,18 2 36 373082015 residential. Mixed Use Nlax 24 du/ac WOU Vacant 0.13 2 37 373082017 Residential Mixed Use Max 24 du/ac R-MU Vacant 0.15 3 38 37301120I8 residential Mixed Use Max 24 du/ac RMU Vacant 012 2 39 373082019 Residential Mixed Use Max 24 d0/ac RMU Vacant 0.12 2 40 57.V92020 Residential Mixed Use Max 24du/ac RMU Vacant 010 i 41 3730LI021 Residential Mixed Use Max 24 du/ac RMU Vacant 0,07 1. 42 373082022 Residential Mixed Use Max 24 du/ac RN-ILI Varani 0,07 1 43 3731182023 Residen t ial Mixed Use Max 24 dm/ac RMU Vacant 0.'12 2 44 373082024 Residential Mixed Use Max 24 du /ac RM.0 Vacant 01.11 2 4,9 37309202,5 Residential Mixed Use Max 24 Llu/ac RMU Vacant 0.12 2 46 373082026 Residential Mixed Use Max 24 du/ac RMU Vacant 0,14 3 47 373082027 Residential Mixed Use Max 24 du /ac RMU Vacant 0,14 3 yes 48 373082028 Residential Mixed Use Max 24 du/ac RMU Vacant 0.12 2 101 units 49 373082036 Residential Mixed Use Marx 24 clu/ac RMU Vacant 0.14 3 CITY OF LAKE E L S I N O R E GENERAL PLAN A-15 Appendix A Business District- Focus Area 10 CITY OF LAKE LSINOKE DREAM E�(TREME C I T Y OF L A K E E L S I N O R E A -16 GENERAL PLAN Con - Current sn l id atio�7. ID 4 APN GP Designation Density Zoning Use Acres Capacity Potential 50 373082037 Residential Mixed Use Max 24 du /ac. RMU Vacant 012 2 51 373082038 .Residential Mixed Use Max 24 du /ac RMLI Vaumt 0.10 2 52, 173082039 Residential Mixed Use Max 24 du/ac RMU Vacant 014 3 53 873082040 Residential Mixed Use Max 24 du /ac RMU vacant 0.14 3 54 373082041 Residential Mixed Use Max 24 dm /ac RMU Vacant 0.13 2 55 373082042 Residential Mixed Use Max 24 dU/ac RMU Vacant 0.14 3 56 373082043 Residential Mixed Use Max 24 du /ae RML! Vacant 0.14 3 57 373082044 Residential Mixed Use Nlax 24 du/ac RMU Vacant 0.13 2 58 373082046 Residential Mixed Use N4mx 24 du /ac RMU Vacan.( 013 2 59 373082047 Residential Mixed Use Max 24 dti -lac RMU Vacant 0.10 2 60 873082048 Residential Mixed Use Max 24 Flu /ac RMU Vacanl 0.12 2 61 873082049 Residential Mixed Use Max 24 du/ac Rfv1U Vacant 0,11 2 62 373082050 Residential Mixed Use Max 1-4 du /ac RMU Vacant 0.12 2 63 373082051 Residential Mixed Use Max 24 du/ac RMLJ Vacant 0.11"_ 64 373082052 Residential Mixed Use Max 24 du /ac RM1.1 Vacant 0.11 2: 65 373082053 Residential Mixed Use Max 24 dpi /ac RMLI Vacant 0.10 2 66 373082054 Residential Mixed Use Max 24 du /ac RMU Vacant. 0.11 z 67 373082055 Residential Mixed Use Max 24 du /ac RMU Vacant 0.11 2 68 373082056 Residential Mixed Use Max 24 du /ac- RMU Vacant 0114 2 69 373082057 Residential Mixed Use Max'?4 du /ac RMLI vacmiI 0.10 2 70 373082031 Residential Mixed Use Max 24 du /ac RMU Vacant t1_11 2 71 373082032 Residential Mixed Use Max 24 du /ac RMU Vacant (1.10 2 'Focal 5.45 105 C I T Y OF L A K E E L S I N O R E A -16 GENERAL PLAN Appendix A CITY OF ^ LAKE -2LSII`IORZE DREAM EXTREME The Alberhill Ranch Specific Plan - Brighton VTTM 35001 The AHR Riverside Specific Plan Land Current Brighton SP County APN Use Density Use ID PA1 390130028 Suburban Village Max 30 du /ac Vacant 390130026 PA2 390160006 SFR II 6 du /ac Vacant 390190017 390190014 390160003 390190015 PA3 390190014 Suburban Village Max 30 du /ac 389020062 390190018 Vacant 389020064 390190015 SFR II 6 du /ac Vacant PA4 390200008 390200010 PA5 389080055 HD MFR Max 30 du /ac Vacant 389080056 PA8 390130028 5 du /ac Vacant SFR I 390160006 390200008 390210021 390200010 390190015 Total "Capacity limit is preset per Planning Area per the Specific Plan Acres Capacity* 9.8 40 161.2 534 34.6 80 18.7 71 11.5 225 164.5 451 400 1,401 CITY OF LAKE ELSINORE GENERAL PLAN A -17 Appendix A The Diamond Specific Plan CITY OF tiJ LADE LSIIYOIZE DREAM EXTREME The Riverside Specific Diamond County Plan SP ID APN Land Use Density Current Use Acres Capacity* 0.55 363161031 373210014 0.44 373210016 Mixed 0.20 0.55 373210019 363161033 0.37 Max 24 du /ac Vacant 373210020 Mixed Underutilized 0.85 Use Max 24 du /ac 50 363161034 373210021 Use Commercial 2.99 373210023 0.37 0.49 373210024 373210037 0.06 373210026 1.63 PA 1 373210027 8.74 0.60 C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N A -18 363150006 0.38 363161029 0.55 363161030 0.55 363161031 0.55 363161032 Mixed 0.55 363161033 Max 24 du /ac Vacant 0.60 275 Use 363161034 0.19 363161035 0.49 373210037 2.71 373210038 8.74 373210039 5.79 PA2 373210043 1.52 363161012 0.24 363161037 Mixed Max 24 du /ac Vacant 0.46 50 365280022 Use 7.31 PA 5 373210041 3.82 Mixed Max 24 du /ac Vacant 225 PA 6 371030035 Use 11.70 Total 58.00 600 *Capacity limit is preset per Planning Area per the Specific Plan C I T Y OF L A K E E L S I N O R E G E N E R A L P L A N A -18 Appendix B Appendix B CITY OF .04 LADE OLSINOIRE DREAM EXTREME Letter from Bridge Housing Corporation CITY OF LAKE ELSINORE GENERAL PLAN B -1 Appendix B This page intentionally left blank. CITY OF ,. LAK -E OLSIIYOIPE DREAM EXTREME CITY OF LAKE ELSINORE GENERAL B -2 P LAN Appendix B R ousing CITY OF ^c. LAKE ;`►.� LSIIYOIJE �:'^� DREAM E�CTREME ailiast 110u5111G 4OKVW;ATfQt9 U If JI NlJ:v - SUSS 0.1lJ IlJ4 - IFhG IrJ4 � #IEIi.0 r, � - � November 1, 2010 rrihC -t t[c�J�: 1drC Robert Brady City of Lake Elsinore 130 S. Main Street Lake Elsinore, CA 92530 Re: City of Lake Elsinore Housing Element Update Dear Mr. Brady: BRIDGE Housing Corporation (BRIDGE) has reviewed the City of Lake Elsinore's Draft Housing Element dated March 2010 and is in support of the proposed residential land use designations and maximum densities described in Table 33 of the draft document. As the largest nonprofit housing developer In California, BRIDGE has built 13,000 homes In 51 titles over the last 27 years, We provide well - designed housing for Working families and seniors in many settings and forms, from large - scale, mixed -use developments to low -rise apartment buildings, all designed to blend Into their surrounding neighborhoods. BRIDGE has been Involved in the City of Lake Elsinore's affordable housing efforts since March 20013 and has worked with City staff to identify, acquire, and develop the 4.3 -acre Pottery Court site. Upon completion in 2012, Pottery Court will provide 113 new affordable homes to the residents of Lake Elsinore. BRIDGE experienced a seamless design and entitlement process for Pottery Court, and we accredit this to the City having the appropriate land use and policy tools in place. The 4.3 -acre site was already zoned for High Density Residential development, and coupled with the City's density bonus ordinance, we were able to design .the project with a density of 26.3 units per acre. The City of Lake Elsinore has an abundance of sites which are suitable for affordable housing. The City's ability to work with developers to achieve the appropriate zoning forthese sites is the key to achieving the City's affordable housing goals. Having additional land use designations such as Commercial Mixed Use and Residential Mixed, as proposed In the Draft Housing Element, are valuable resources for future affordable housing;deyelopment in the City. :r :Ay ;,DELL 5UJK: LIQ. iAla IRAMrt r"4. 1:A V41,93.167: 1EE- 41,. RHO J III W: AOS. AMOK altRM004M"I rig%, 2747. 301K sAw TJltto. to C4J4,t Fklr DIP :71 .GSo4 lAtz ai4 74 I.6M lit V.'rr.T 11H ;Tetrt $UI1f lim 041 4h4Jw Elks. 6A ml9 -lojtx Im 7i] F44 Ws IAA; 7'S 9Y+r Pelt r couwwlidrl V r L A L L 3 1 1V V tt L L r E lV r - M A L A L A N B -3 Appendix B CITY OF L A KE LS I NO RE DREAM EXTREME City of Lake thinor42 Draft HouslM Element November 1, 21010 Page 2 of 2 Wa looklbrimarillb-tht odopticm:of the oraft.Housingrili§metit iDnd,,tOnttnulng-to work mflth.tho V* to Meet 0,0forda4loAciusing omit ,6NdWlbljn, vice Pr,%Weni, -9R(Da,,l4dU$.h& Corpottttun B-4 CITY OF LADE LSIRORE DREAM EXTREME 10.8 Meadowbrook Community NORTH PEAK DISTRICT The Meadowbrook community is located immediately east of the North Peak District. Areas to the southwest and partially to the south of the community consist of recent single family residential developments and the remaining areas to the west, north, east, and south generally consist of either similar rural residential or vacant hillside areas. The community consists of approximately 1,621.26 acres located on either side of State Highway 74 between the City and Sphere of Influence of Lake Elsinore and the City of Perris Sphere of Influence further to the north on State Highway 74. The topography in the community is relatively flat generally sloping downward to the south and east along State Highway 74, with some isolated areas with steep slopes and where it transitions to the surrounding hillsides to the north, west, and southeast that generally border the community. The community would generally be categorized as a "Legacy Community" which is a geographically isolated community that is inhabited and has existed for at least 50 years. This community generally consists of rural residential land uses with lot sizes approximately 1- acre or greater. The Riverside County General Plan designates most of the property within this community for Very Low Density Residential (1 acre min. lot size) land uses. The balance of this area is designated for Rural Mountainous (10 acre min. lot size) and Commercial Retail land uses. As shown in Table NP -T2 approximately a quarter of the community area is vacant and could be developed with residential land uses. It is assumed that if this vacant property were developed as part of the City of Lake Elsinore that the City's Hillside Residential land use designation would be most appropriate to apply to the properties. Table NP -T2. Meadowbrook Community Vacant Land Development Potential Development Vacant Land Potential Assumption (net acres) Dwelling Land Use Designations (du/ac) Units Hillside Residential 0.2 435.15 87 Totals 435.15 87 10.8.1 Existing Infrastructure/ Service Conditions The community is located within the service area of Elsinore Valley Municipal Water District (EVMWD) and according to EVMWD's Water Distribution System Master Plan and Wastewater Master Plan currently receives water service from EVMWD, but no sewer service. Wastewater is instead treated through individual septic systems. Water service is provided via a series of pipes that stretch into the community originating from the Meadowbrook pump station near State Highway 74 at the southwest corner of the community and continues along State Highway 74. Water pipes branch off at Hammack Avenue, Peach Street, and Kimes Lane to serve the western portion of the community and at Beryl Street, Maize Avenue, Richard Street, and - - - - -- C I T Y Y OF LAKE E L S I N O R E G E N E R A L P L A N NP -1 CITY OF NORTH PEAK DISTRICT LAKE LSINORE DREAM EXTREME Eugene Street to serve the eastern portion of the community and branch out further that serve most of the properties within the community. Flood control services are provided by the Riverside County Flood Control and Water Conservation District (RCFCWCD). No RCFCWCD facilities are located within the community. Drainage consists of sheet flow across properties, or is located within natural drainage courses, or within paved or unpaved road areas. Fire protection services are provided by Riverside County Fire Department (RCFD). RCFD has response time goals of seven (7) minutes for urban land uses and eleven (11) minutes for rural land uses. The community is located closest to Station 97 (Rosetta Canyon), approximately one mile to the southwest, and Station 60 (Canyon Lake), approximately two to three miles away to the southeast. These stations would generally meet the department's urban and rural response time goals. 10.8.2 Analysis of Infrastructure/ Service Needs and Deficiencies Due to the existing and planned low development intensities, the area functions with low levels of infrastructure and services. Major expansions of infrastructure and services do not appear warranted to serve this community. Pursuant to EVMWD's Wastewater Master Plan, no plans are indicated for expansion of sewer service for those areas currently not served. The community is not located within any adopted Area Drainage Plan or Master Drainage Plan, which would indicate no substantial regional flood control infrastructure in the area are planned. Although connected via State Highway 74 to the City of Lake Elsinore, the community is somewhat isolated due to the surrounding terrain to the west and south. This terrain likely limits the feasibility to connecting to EVMWD sewer facilities. The community previously was included in the City's sphere of influence, but was removed due to community residents' desires to disassociate with the City as well as the difficulty for the City to provide services and the area not being particularly important to long -term planning efforts. No substantial flooding concerns are apparent within the community. Additional flood control infrastructure beyond that already constructed likely would occur associated with development within the community on a project and site basis. If broader flood control measures are deemed appropriate and necessary, RCFCWCD would address the planning and engineering for such improvements in coordination with the City of Lake Elsinore and any development that may be occurring within the community. Fire protection services will continue to be provided to the community through existing stations and adherence to response time goals. Additional stations to serve the City of Lake Elsinore and the community may be deemed necessary in the future based on growth. CITY OF LAKE ELSIN.0RE GENERAL PLAN NP -2 CITY OF LADE LSINOI -E DREAM EXTREME 10.8.3 Potential Funding Mechanisms NORTH PEAK DISTRICT If infrastructure/ services did need to be funded, expansion of sewer service could be funded through an assessment district, which would be contingent on approval of property owners to be assessed fair share fees. Alternative or complementary funding could be through the City's general fund or possibly available federal, state, or regional based infrastructure grants. Flood control expansion could be funded through assessment districts, area /master drainage plan fees or possibly available federal, state, or regional based infrastructure grants as well. Additional fire stations, equipment, and personnel could be funded through a combination of development impact fees and taxes. CITY OF LAKE ELSINORE GENERAL PLAN NP -3 cl o . W u w �� aao7o Iw:s� x7irvt. _ W Q C7 N 4 >D• • _ $ o ads � .. y �wlpxW� x `gvr ner U 1 ell Jn� �In arn�! IS -L — J n c`1 lsl Sao cl 7 L � 44►ra►nn 1$ �� w PW x _ Jorlur� 1 wt 7AyQ a* J. r9A ""' TKA, E VW ir .._ 4 wow . Nko Vii. ' vi N pit Z 2z l 4�, w 1 O Z 7 na vsi it V — U O UU z U d I-' w W K O z If r � at w ° Q "z' Q WJ 1 C] Q< z Z O" w Y d z w rra z o° O n U r U Q A w < p- V) .:VJ Quxo W _. o 8 Q CITY Or -..� LAKELAND VILLAGE SPHERE LADE LSIIYOR,E DISTRICT DREAM EXTREME 13.8 Lakeland Village Community The Lakeland Village community generally consists of rural residential development with 1/2- acre or larger size lots with some minor commercial or light industrial land uses. Properties within the community (468.74 acres) are designated by the Lakeland Village Sphere District Land Use Plan (Figure LLVS -1) as Residential Mixed Use, Low - Medium Residential, or Medium Density Residential. As shown in Table LLVS -T2, approximately a fifth of the community area is vacant and could be developed with residential land uses pursuant to the General Plan land use designations. Of the vacant areas, most notable is the approximately 70 acres designated as Low - Medium Residential which can be developed at up to six dwelling units per acre. If this area were to be developed at this intensity, potentially substantial water and wastewater improvements may be necessary to adequately serve such development. Table LLVS -T2. Lakeland Village Community Vacant Land Development Potential Development Vacant Land Potential The community lies between Lake Elsinore on the northeast and hillsides to the northwest that transition into the Cleveland National Forest. Areas to the northwest and southeast generally consist of single - family residential land uses and are designated as such on the Land Use Plan (Figure 2.1A). The community would generally be categorized as a "Fringe Community' which is an inhabited and unincorporated territory that is within the City's Sphere of Influence, but not surrounded by the City of Lake Elsinore or any other City. 13.8.1 Existing Infrastructure/ Service Conditions The community is located within the service area of Elsinore Valley Municipal Water District (EVMWD) and according to EVMWD's Water Distribution System Master Plan and Wastewater Master Plan receives water and sewer service from EVMWD for most properties within the community. Water service is not indicated as being currently provided for properties generally located southwesterly of Grand Avenue between Blackwell Boulevard and Trinity Way. Sewer Service is not indicated as being currently provided in the area of the community generally south of Akley Street and west of Blackwell Boulevard. Wastewater is instead treated through individual septic systems for those properties currently not served by sewer. Water service where available is provided via a series of pipelines and pump stations along backbone water CITY OF LAKE ELSIN.0RE GENERAL PLAN LLVS -1 Assumption (net acres) Dwelling Land Use Designations (du/ac) Units High Density Residential .................. .... - 21.5 - -- . 0.42 9 Low - Medium Density Residential 4.0 70.21 281 Medium Density Residential 12.5--- 3.05 38 Residential Mixed -Use 21.5 12.93 278 Totals 86.61 606 The community lies between Lake Elsinore on the northeast and hillsides to the northwest that transition into the Cleveland National Forest. Areas to the northwest and southeast generally consist of single - family residential land uses and are designated as such on the Land Use Plan (Figure 2.1A). The community would generally be categorized as a "Fringe Community' which is an inhabited and unincorporated territory that is within the City's Sphere of Influence, but not surrounded by the City of Lake Elsinore or any other City. 13.8.1 Existing Infrastructure/ Service Conditions The community is located within the service area of Elsinore Valley Municipal Water District (EVMWD) and according to EVMWD's Water Distribution System Master Plan and Wastewater Master Plan receives water and sewer service from EVMWD for most properties within the community. Water service is not indicated as being currently provided for properties generally located southwesterly of Grand Avenue between Blackwell Boulevard and Trinity Way. Sewer Service is not indicated as being currently provided in the area of the community generally south of Akley Street and west of Blackwell Boulevard. Wastewater is instead treated through individual septic systems for those properties currently not served by sewer. Water service where available is provided via a series of pipelines and pump stations along backbone water CITY OF LAKE ELSIN.0RE GENERAL PLAN LLVS -1 ,� LAKE LAND VILLAGE SPHERE CITY OF LADE � LS I IYOIZE DISTRICT � DREAM EXTREME lines along Grand Avenue. Sewer service where available in the community is currently provided via 8" or smaller lines primarily and some 10 " -16" lines and a series of lift stations to connect to the Regional Water Reclamation Facility located on the northeast side of Lake Elsinore. Flood control services are provided by the Riverside County Flood Control and Water Conservation District ( RCFCWCD). The community is not located within any adopted Area Drainage Plan or Master Drainage Plan, which would indicated planned flood control infrastructure in the area. Two RCFCWCD facilities (Lakeland Village Channel and Churchill Street Storm Drain) are located within the community. The remaining drainage consists of sheet flow across properties, or is located within natural drainage courses, or within paved or unpaved road areas. Fire protection services are provided by the Riverside County Fire Department (RCFD). The community is located within the service area of Station 11 (Lakeland Village), which is located within the community. RCFD has response time goals of seven (7) minutes for urban land uses and eleven (11) minutes for rural land uses. The furthest portion of the community is located no more than two miles from the station; therefore the community would generally meet the department's urban and rural response time goals. 13.8.2 Analysis of Infrastructure/ Service Needs and Deficiencies Pursuant to EVMWD's Water Distribution Master Plan or Wastewater Master Plan, no plans are indicated for expansion of water or sewer service into those areas currently not served. The community is not located within any adopted Area Drainage Plan or Master Drainage Plan, which would indicate no substantial regional flood control infrastructure in the area are planned. Development at the densities as allowed by the General Plan could provide for, or encourage the extension of water and sewer service to the area. The vacant properties available for development within the community are located just north of the area currently not receiving sewer service. It could be reasoned that development of these areas could incrementally improve the ability for further improvements and connections to sewer for those not currently served. Although topography is relatively flat, occasional intervening slopes may hinder ease of sewer or even water service in the area without use of additional lift or pump stations to overcome these constraints. There has been historical opposition to annexation and provision of City services from community residents. Occasionally flooding may be experienced from Lake Elsinore onto adjacent properties, some of which are still identified within the 100 -year flood zone, although this has been improved in recent years through construction of a levee in 1995 and better management of the lake through the Lake Elsinore Stabilization and Enhancement Plan. 100 -year flood zones are located along three primary drainage areas that originate from the hills to the southwest and cross through the community into Lake Elsinore. Additional flood control infrastructure beyond that already constructed likely would occur associated with development within the community on a project and site basis. If broader flood control measures are deemed appropriate and necessary, CITY OF LAKE ELSINORE GENERAL PLAN LLVS -2 CITY OF ,.rat LADE LS I NOIRE DREAM EXTREME LAKELAND VILLAGE SPHERE DISTRICT RCFCWCD would address the planning and engineering for such improvements in coordination with the City of Lake Elsinore and any development that may be occurring within the community. Fire protection services will continue to be provided to the community through existing stations and adherence to response time goals. Additional stations to serve the City of Lake Elsinore and the community may be deemed necessary in the future based on growth. 13.8.3 Potential Funding Mechanisms New development beyond infill of low density residential development would need to fund expansion of services with development through private funding mechanisms. For existing development or infill requiring expansion of services, expansion of sewer service could be funded through an assessment district, which would be contingent on approval of property owners to be assessed fair share fees. Alternative or complementary funding could be through the City's general fund or possibly available federal, state, or regional based infrastructure grants. Flood control expansion could be funded through assessment districts, area /master drainage plan fees or possibly available federal, state, or regional based infrastructure grants as well. Additional fire stations, equipment, and personnel could be funded through a combination of development impact fees and taxes, if needed. C I T Y OF L A K E E L S I N O R E GENERAL P L A N LLVS -3 iiiiii ♦ ^ T `V ��;, W4 i dr ��'+.�� '�lrr�wrwr■I!w!I■�■�rrr■ � ., -`� ('rte -�., ■ OF ��'•! r� e , i `e,o i ■ ■ pp y'• r •:ice :4 � o i �4 �1 -,'�' � J `yam '�. r a ■ fr .� `--r +� yam, ■ i ,; �� r � z W u A a A Q ca z a o A W X w w o �aoQ uV o,� Z �° Z W zQQwoQZ A A ca V ° " A ♦ti'1�r -R a. V L� CITY of -. NORTH CENTRAL SPHERE LADE ,-LSI110RIE DISTRICT DREAM EXTREME 15.7 Warm Springs Community The Warm Springs community generally consists of rural residential land uses typically on lot sizes 1/2-acre or greater, with some smaller size lots. The entire community (approximately 341.21 acres) is designated as Low Density Residential on the North Central Sphere Land Use Plan (Figure NCS -1), which would allow for 1 to 3 dwelling units per net acre. As shown in Table NCS -T2, approximately a quarter of the Warm Spring community area is vacant and could be developed with residential land uses pursuant to the General Plan. Table NCS -T2. Warm Springs Community Vacant Land Development Potential Development Vacant Land Potential Assumption (net acres) Dwelling Land Use Designations (du/ac) Units Low Density Residential 2.0 80.63 161 Totals 80.63 161 Commercial land uses exist to the south of the community along Central Avenue and Temescal Canyon High School is located to the west of the community. These uses are reflected as such on the Land Use Plan (Figure 2.1A). Areas to the southeast and east between the community and Central Avenue contain a mix of vacant and similar rural residential development. This area is designated a mix of Business Professional and Medium Density Residential. Areas to the north of the community generally consist of vacant land or lower density rural residential generally designated as Hillside Residential. The area is generally relatively flat, sloping downward to the south, with some steeper terrain as it transitions to the hillsides to the north. The community would generally be categorized as a "Fringe Community" which is an inhabited and unincorporated territory that is within the City's Sphere of Influence, but not surrounded by the City of Lake Elsinore or any other City. 15.7.1 Existing Infrastructure/ Service Conditions The community is located within the service area of the Elsinore Valley Municipal Water District ( EVMWD) and according to EVMWD's Water Distribution System Master Plan and Wastewater Master Plan currently receives water service from EVMWD with no properties receiving sewer service. Water service is provided via a series of pipes that stretch into the community along 11th Street, Red Gum Road, and Rosetta Street and serve most of the properties within the community. Wastewater is treated through individual septic systems. Flood control services are provided by the Riverside County Flood Control and Water Conservation District (RCFCWCD). No RCFCWCD facilities are located within the community. Drainage consists of sheet flow across properties, or is located within natural drainage courses, or within paved or unpaved road areas. CITY OF LAKE PLSIN0RE GENE - RAL PLAN NCS -1 CITY OF NORTH CENTRAL SPHERE _ e DISTRICT LADE Gam' LSINOIZE DREAM EXTREME Fire protection services are provided by the Riverside County Fire Department (RCFD). The community is located closest to Station 97 (Rosetta Canyon). RCFD has response time goals of seven (7) minutes for urban land uses and eleven (11) minutes for rural land uses. The community is also located near Station 10 (Elsinore), located approximately two to three miles to the south of the community, which would generally meet the department's urban and rural response time goals. 15.7.2 Analysis of Infrastructure/ Service Needs and Deficiencies Due to the existing and planned low development intensities, the area functions with low levels of infrastructure and services. Major expansions of infrastructure and services do not appear warranted to serve this community. Pursuant to EVMWD's Wastewater Master Plan, no plans are indicated for expansion of sewer service into those areas currently not served. The community is not located within any adopted Area Drainage Plan or Master Drainage Plan, which would indicate no substantial regional flood control infrastructure in the area are planned. Development at the densities as allowed by the General Plan for 1 to 3 dwelling units per acre would not likely provide for or encourage the extension of sewer service to the area. Development of adjacent areas to the north at even lower densities also likely would not provide for extension of sewer service that could serve the community. Potential future development of properties to the southeast and east for Medium Density Residential and Business Professional land uses may extend sewer lines closer to the community to potentially make further extensions more viable. There has been historical opposition to annexation and provision of City services from community residents. Based on topography of the community and surrounding area, if sewer service is extended to the community, the extensions may be served by gravity flow and not require lift stations. No substantial flooding concerns are apparent within the community. Additional flood control infrastructure likely would occur associated with development within the community on a project and site basis. If broader flood control measures are deemed appropriate and necessary, RCFCWCD would address the planning and engineering for such improvements in coordination with the City of Lake Elsinore and any development that may be occurring within the community. Fire protection services will continue to be provided to the community through existing stations and adherence to response time goals. Additional stations to serve the City of Lake Elsinore and the community may be deemed necessary in the future based on growth. 15.7.3 Potential Funding Mechanisms If infrastructure/ services did need to be funded, expansion of sewer service could be funded through an assessment district, which would be contingent on approval of property owners to be assessed fair share fees. Alternative or complementary funding could be through the City's general fund or possibly available federal, state, or regional based infrastructure grants. Flood control expansion could be funded through assessment districts, area /master drainage plan C I T Y OF LAKE E L S I N O R E GENERAL P L A N NCS -2 CITY OF .<� NORTH CENTRAL SPHERE L_AKjE - LSINOKE DISTRICT DREAM EXTREME fees or possibly available federal, state, or regional based infrastructure grants as well. Additional fire stations, equipment, and personnel could be funded through a combination of development impact fees and taxes. CITY OF LADE. EmLSINORE NCS -3 GENERAL PL A N Fh FOct E' Mai+tixa^ t�R 3�IV 1t13p1L505' � . Yr� - \� w Z M Uc°�� n W Zri .] V W N wCa�D �2 �dwQ a z w O cG w 1 P 4 U z L. Q Z� j lr� \ N a l e —1Z ti � f I Q O f Fo I o o O Q U a z Q z Q w Q < Z U U d Z a U O w w F O O O Q o z ° o 8 ¢�w a w w r Y_ C in c, F4 vS �n f Z as w Z w n C] ? U > 1 j7_ �w ,�0Ux °O Chapter 6 CITY OF LADE iLSI110 E DREAM EXTREME commitment to facilitate development of affordable housing. Furthermore, it is evident that the market supports development of very low- income housing at densities consistent with the High Density Residential and Residential Mixed Use designations. The Pottery Court affordable housing project is located within the Historic District. This area is characterized by small lots containing small multi - family housing developments or single - family residences. Commercial development is located approximately one - quarter mile from the affordable housing project. Focus Area 5 in the Riverview District (the old rodeo site) will permit up to 189 units in one project, before any density bonuses. These units will be located adjacent to public transit that provides access to the Senior Center and several commercial shopping areas, including the center in which the Wal -Mart is located. The opportunity for affordable housing will be even greater in this area, and as evidenced by the Pottery Court affordable housing project, developers have demonstrated their willingness to build affordable housing at 24 dwelling units to the acre. IMPLEMENTATION TOOLS AND RESOURCES A variety of federal, state and local programs are available to create and /or maintain rental and purchase affordable housing for lower income households and for persons with special needs. These programs are also available to other jurisdictions for potential acquisition, subsidy, or replacement of units at -risk. Table 51 summarizes financial resources available to the City, private and non - profit parties to preserve /create housing that is affordable. The Lake Elsinore Redevelopment Agency in the past used housing set -aside funds (20 percent of tax increment revenues) to support new housing construction. On December 29, 2011, the California Supreme Court ruled to uphold ABx1 26, which dissolved all redevelopment agencies (RDAs) in the State. A companion bill, ABx1 27, which would have allowed the RDAs to continue to exist, was also declared invalid by the court. The court's decision required that all RDAs within California be eliminated no later than February 1, 2012. As such, the Lake Elsinore Redevelopment Agency was dissolved in 2012 and approximately $5.6 million of unencumbered Housing Funds were subsequently transferred to the County for distribution to various taxing entities. However, the City of Lake Elsinore elected by Resolution adopted in January 2012 to retain the housing assets and functions of the former Redevelopment Agency as permitted by Health and Safety Code Section 34176. As the successor Housing Agency, the City will have funds available to assist the development, preservation and rehabilitation of affordable housing as loans are repaid to the Low and Moderate Income Housing Fund, including the SERAF and Housing Fund Loans listed on the Successor Agency EOPS /ROPS. The City anticipates that approximately $32.4 million will be available for affordable housing purposes over the next 25 years. Table 51 outlines other available resources to assist with the development of affordable housing. C I T Y OF LAKE E L S I N O R E G E N E R A L P L A N 128