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HomeMy WebLinkAbout2016-11-16 City Council Item No. 1REPORT TO CITY COUNCIL AND PLANNING COMMISSION TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: ROBERT A. BRADY CITY MANAGER DATE: NOVEMBER 16, 2010 SUBJECT: JOINT STUDY SESSION REGARDING THE STATUS OF THE CITY'S DRAFT HOUSING ELEMENT At their meeting of October 26, 2010, the City Council requested a joint study session with the Planning Commission to discuss the status of the City's draft Housing Element pending before the State Department of Housing and Community Development (HCD). The consultants who prepared the City's Draft Housing Element on behalf of the City is Hogle- Ireland, Inc. and is represented by Nelson E. Miller, AICP, Principal; and Lori Charpentier, Senior Associate Project Manager. Hogle- Ireland will provide a brief PowerPoint presentation to review the housing needs of Lake Elsinore as defined by the Regional Housing Needs Allocation (RHNA). They will be available to answer questions from the Council and Commission. Councilmembers and Commissioners are asked to bring the following documents previously made available to them: 1. The Draft Housing Element, dated March 2010 2. The latest letter from HCD dated May 20, 2010 3. Hogle- Ireland's Proposed Changes to the Draft HE 4. Hogle- Ireland's Project Chronology Councilmembers and Commissioners are also encouraged to Planning Staff as soon as possible before the Joint Study Session, agenda of topics that addresses all concerns. Recommendation Receive and File. Prepared by: Robert A. Brady, City Manag provide their questions to to enable HI to organize an F YAW City of Lake Elsinore Housing Element Consultant to the City: Hogle- Ireland, Inc. March 2010 CITY of Chapter 6 LADE LSIIYORE DREAM EXTREME Table of Contents 6.0 Housing Element ................................................................. m.............................3 6.1 Introduction ......................................................................... 6.1.1 ............................... 3 Purpose and Organization 6.1.2 ...................................... ..............................3 State Requirements and Legislative Changes ...... ..............................3 6.1.3 General Plan Consistancy ....................................... 6.1.4 ..............................5 Community Outreach Input and ........................... ..............................6 6.1.5 Data Resources ........................................................ ............................... 8 6.2 Community Profile and Housing Needs Assessment .. ..............................9 6.2.1 Population Trends ................................................... ..............................9 6.3 Housing Constraints Analysis .......................................... 6.3.1 .............................49 Market Constraints ............................................... ............................... 49 6.3.2 Governmental Constraints .................................... .............................56 6.3.3 Environmental Constraints ................................... .............................85 6.4 Housing Resources ........................................................... ............................... 89 6.4.1 Regional Housing Needs Allocation ( RHNA) .... .............................89 6.5 Housing Plan ....................................... ............................... ............................147 6.5.1 Housing Goals, Policies, and Programs ............... ...........................148 6.5.2 Review of Past Accomplishments ....................... ............................172 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 Chapter 0' CITY 0 F LAKE LSIHORJE DREAM EX'T'REME CITY OF LAKE ELSINORE GENERAL PLAN Chapter 6 CITY OF LADE LSlfjo ZE DREAM EXTREME _ 6.0 Housing Element - - 6A Introduction State law, in recognition of the role of land use planning in local governments' provision of affordable housing, requires inclusion of a Housing Element in the General Plan for every jurisdiction. 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 next five -year planning period. Purpose and Organization The Housing Element is one of the seven mandatory elements of the General Plan. Through policies, procedures, and incentives, it provides an action -plan for maintaining and expanding the housing supply in the City of Lake Elsinore. Lake Elsinore's Housing Element for the planning period of July 1, 2008 to June 30, 2014 describes policies and programs 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; • Identification of adequate sites for housing; and • Adequate provision for existing and projected needs of all economic segments of the community. 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 191 GENER.A.L PLAN CITY OF Chapter b LADE LSII iOK:E DREAM E"TREME �. ry 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 iiie 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 LAKE E L S I N O R E 4 G E N E R A L P L A N 10-1, n O I'm C"T'I tl f� C!� 0 rn t�- r- fD o L1 ° m C fID (D m CD_ S,C n � G � o0 H EP o p_ ° � o w. O A n O N ID n O O x O O O �. w S rD Qq � m m U-ri (Dry H a -6 <� W o r) � � o C7 � D (D C C i a. b o�q w a �q ° N O O CA N O w C) 0 0 ( o n a 0 rD r V, o M ly o' n O O .Y' n ID w �. rD NO .. U H fD rD m LL co:,)) r ID g a x r N N H d O O iV H O C co (D G s tz o m o o rD 7 � �. rs c : � & " o � rD >? 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(D� o` rD OQ � r u n o (D P� n O ao �° s ID ID (D Qq ,. aq ID CD rs y � N O O O N O CD �n CrJ 0 r tr1 r y r r!d (o y � Ul C!1 nz 0 V r x Ct7 z y rD rn 0 M O -n d � i NINE y II( rJ I ¢ C o n O N _ crq p n w Q ::7- O Cl Q.. SD D N N o ( c (D.s (D� Oq � rD OQ � CA ° 0 n N O O O N O CD �n CrJ 0 r tr1 r y r r!d (o y � Ul C!1 nz 0 V r x Ct7 z y rD rn 0 M O -n d � i NINE y II( rJ I O O R7 Oq � N N O O O N O CD �n CrJ 0 r tr1 r y r r!d (o y � Ul C!1 nz 0 V r x Ct7 z y rD rn 0 M O -n d � i NINE y II( rJ I CITY OF ,Aq Chapter 6 LADE LSIAOIZE DREAM EXTREME Appendix F CITY OF LAKE ELSI.NOKE GENFKAL PLAN 39 Chapter 6 CITY 0 F LAKE LSIHORE DREAM E/rREME CITY OF LAKE ELSI.NORF GENERAL PLAN 40 Chapter 6 CITY OF. LADE LSIIHOP E DREAM EXTREME High Density General Plan Designated Sites Capacitor Appendix F is intended to provide analysis of High Density (HD) and Residential Mixed Use (RMU) designated properties within the City of Lake Elsinore. The HD and RMU designations permit a maximum density of 24 dwelling units per acre. The summary table at the conclusion of this Appendix identifies the following: • Total capacity for all of the properties identified within Appendix A • Total capacity for all properties that may be consolidated • Total number of units available based upon consolidation potential that are currently designated HD or RMU and zoned for Multi - Family Residential (R3) • Total capacity for Mixed Use properties Lake View- Focus Area 2 TOTAL 18.24 287 C I T Y OF L A K E E L S ! N O R E G E N E R A L P L A N 41 Consolidation 1139 APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 379315033 Residential Mixed Use Max 24 du /ac R3 Vacant 4.96 78 2 379090012 Residential Mixed Use Max 24 du /ac RI Vacant 1.26 20 3 379090013 Residential Mixed Use Max 24 du /ac RI Vacant 1.29 20 Yes 4 379090023 Residential Mixed Use Max 24 du /ac RI Vacant 2.48 39 209 units 5 379090022 Residential Mixed Use Max 24 du /ac C1 Vacant 8.25 130 TOTAL 18.24 287 C I T Y OF L A K E E L S ! N O R E G E N E R A L P L A N 41 Chapter b CI FY OF LADE LSIPIORE ry DREAM E1(TKEME 19 377281008 High Density Residential Historic District- Focus Area 6 TC Vacant 0.16 3 20 374052010 High Density Residential Max 24 du /ac MHD SFR Lonsonciarion ID # AP N GP Designation Density Zoning Current Use Acres Capacity Potential 1 377231040 High Density Residential Max 24 du /ac MHD Vacant 1.03 22 0.21 2 377231028 High Density Residential Max 24 du /ac MHD Vacant 0.22 5 3 377231009 High Density Residential Max 24 du /ac MHD Vacant 0.13 3 0.20 4 37'. ^3'010 High DensityResidenfiai Max 24 du /ac MHD Vacant 0.15 Vacant 0.20 5 377231011 High Density Residential Max 24 du /ac MHD Vacant 0. 14 3 0.21 4 25 374061003 High Density Residential Max 24 du /ac HD Vacant Yes 6 377231024 high Density Residential Max 24 du /ac MHD Vacant 0.21 4 0.21 4 27 374061019 High Density Residential Max 24 du /ac HD Vacant 57 units 7 377231012 High Density Residential Max 24 du /ac MHD Vacant 0.13 3 0.21 8 377231037 High Density Residential Max 24 du /ac MHD Vacant 0.14 3 9 377231023 High Density Residential Max 24 du /ac MHD Vacant 0.20 4 0.20 10 377231038 High Density Residential Max 24 du /ac MHD Vacant 0.13 3 11 377231039 High Density Residential Max 24 du /ac MHD Vacant 0.20 4 0.21 12 377231015 High Density Residential Max 24 du /ac MHD Vacant 0.21 4 0.21 13 377231016 High Density Residential Max 24 du /ac MHD SFR 0.19 4 0.20 14 377231017 High Density Residential Max 24 du /ac MHD SFR 0.19 4 0.19 4 34 374061029 High Density Residential Max 24 du /ac HD Vacant Yes 15 377231018 High Density Residential Max 24 du /ac MHD Vacant 0.19 4 0.19 4 TOTAL 24 units 16 377231019 High Density Residential Max 24 du /ac MHD Vacant 0.19 4 17 377231021 High Density Residential Max 24 du /ac MHD Vacant 0.09 2 18 377231020 High Density Residential Max 24 du /ac MHD Vacant 0.10 2 19 377281008 High Density Residential Max 24 du /ac TC Vacant 0.16 3 20 374052010 High Density Residential Max 24 du /ac MHD SFR 0.20 4 Yes 21 374052011 High Density Residential Max 24 du /ac MHD Vacant 0.21 4 12 units 22 374052012 High Density Residential Max 24 du /ac MHD Vacant 0.20 4 23 374061001 High Density Residential Max 24 du /ac HD Vacant 0.20 4 24 374061002 High Density Residential Max 24 du /ac HD Vacant 0.21 4 25 374061003 High Density Residential Max 24 du /ac HD Vacant 0.21 4 26 374061004 High Density Residential Max 24 du /ac HD Vacant 0.21 4 27 374061019 High Density Residential Max 24 du /ac HD Vacant 0.18 4 28 374061005 High Density Residential Max 24 du /ac HD Vacant 0.21 4 Yes 29 374061021 High Density Residential Max 24 du /ac HD Vacant 0.20 4 52 units 30 374061006 High Density Residential Max 24 du /ac HD SFR 0.21 4 31 374061007 High Density Residential Max 24 du /ac HD SFR 0.21 4 32 374061014 High Density Residential Max 24 du /ac HD Vacant 0.20 4 33 374061015 High Density Residential Max 24 du /ac HD Vacant 0.19 4 34 374061029 High Density Residential Max 24 du /ac HD Vacant 0.20 4 35 374061028 High Density Residential Max 24 du /ac HD Vacant 0.19 4 TOTAL 7.23 148 CITY OE LAKE ELSiN0RE GENERAL PLAN 42 Chapter 6 CITY OF LADE LSIrIOIZE DREAM E/rREME Historic District- Focus Area 7 Consolidation ID a APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 377330001 High Density Residential Max 24 du /ac RI Vacant 0.66 14 2 377330009 High Density Residential Max 24 du /ac R1 Vacant 0.74 16 3 377320004 High Density Residential Max 24 du /ac R1 Vacant 1.20 25 4 377320003 High Density Residential Max 24 du /ac R1 Underutilized 2.33 49 5 377320008 High Density Residential Max 24 du /ac R1 Underutilized 1.31 28 6 377320007 High Density Residential Max 24 du /ac RI Underutilized 0.57 12 7 377320001 High Density Residential Max 24 du /ac RI Underutilized 0.19 4 8 377272015 High Density Residential Max 24 du /ac MD Vacant 0.16 3 9 377272016 High Density Residential Max 24 du /ac MD Vacant 0.17 4 Yes 10 377272017 High Density Residential Max 24 du /ac MD Vacant 0.15 3 13 units 11 377272018 High Density Residential Max 24 du /ac MD Vacant 0.16 3 12 377273003 High Density Residential Max 24 du /ac MD Vacant 0.34 7 13 377273011 High Density Residential Max 24 du /ac MD Vacant 0.14 3 14 377273012 High Density Residential Max 24 du /ac MD Vacant 0.18 4 Yes 15 377273016 High Density Residential Max 24 du /ac MD Vacant 0.17 4 22 units 16 377273015 High Density Residential Max 24 du /ac MD Vacant 0.17 4 17 377274026 High Density Residential Max 24 du /ac MD Vacant 0.19 4 18 377274023 High Density Residential Max 24 du /ac MD Vacant 0.19 4 19 377282002 High Density Residential Max 24 du /ac HD Vacant 0.16 3 Yes 20 377282003 High Density Residential Max 24 du /ac HD Vacant 0.17 4 7 units 21 377291009 High Density Residential Max 24 du /ac HD Vacant 0.40 8 22 377291014 High Density Residential Max 24 du /ac HD Vacant 0.19 4 23 377292017 High Density Residential Max 24 du /ac HD Vacant 0.21 4 24 377292018 High Density Residential Max 24 du /ac HD Vacant 0.29 6 Yes 25 377292019 High Density Residential Max 24 du /ac HD Vacant 0.08 2 12 units 26 373025001 High Density Residential Max 24 du /ac HD Vacant 0.18 4 27 373025004 High Density Residential Max 24 du /ac HD Vacant 0.17 4 Yes 28 373025005 High Density Residential Max 24 du /ac HD Vacant 0.16 3 7 units 29 373021006 High Density Residential Max 24 du /ac HD Vacant 0.18 4 TOTAL 11.21 235 C I T Y O F L A K E E L S 1. N 0 K E G F N E P A L P L A N 43 Chapter G CITY OF..� LADE LSIIYORE DREAM E/rREME TOTAL 8.91 142 CITY OF LAKE ELS1.N0RE GENERAL PLAN 44 Historic District- Focus Area 8 Consolidation 1D # APN GP Designation Density - Zoning— Current Use Acres Capacity Potential 1 373145003 Residential Mixed Use Max 24 du /ac NC Vacant 0.12 2 Yes 2 373145004 Residential Mixed Use Max 24 du /ac NC /Cl Vacant 4.44 70 72 units 3 373153036 Residential Mixed Use Max 24 du /ac MHD Vacant 0.24 4 4 373153002 Residential Mixed Use Max 24 du /ac MHD Vacant 0.23 4 5 373153001 Residential Mixed Use Max 24 du /ac MHD Vacant 0.88 14 6 373153016 Residential Mixed Use Max 24 du /ac NC Vacant 0.20 3 7 373153017 Residential Mixed Use Max 24 du /ac NC Vacant 0.51 8 Yes 8 373153018 Residential Mixed Use Max 24 du /ac NC Vacant 0.11 2 45 units 9 373153019 Residential Mixed Use Max 24 du /ac NC Vacant 0.11 2 10 373153023 Residential Mixed Use Max 24 du /ac MHD Vacant 0.28 4 11 373153020 Residential Mixed Use Max 24 du /ac NC Vacant 0.14 2 12 373153021 Residential Mixed Use Max 24 du /ac NC Vacant 0.10 2 13 373154029 Residential Mixed Use Max 24 du /ac NC Vacant 0.12 2 14 373154028 Residential Mixed Use Max 24 du /ac NC Vacant 0.17 3 15 373154030 Residential Mixed Use Max 24 du /ac NC Vacant 0.16 3 16 373154003 Residential Mixed Use Max 24 du /ac NC Vacant 0.13 2 17 373154025 Residential Mixed Use Max 24 du /ac NC Vacant 0.13 2 Yes 18 373154020 Residential Mixed Use Max 24 du /ac NC Vacant 0.15 2 25 units 19 373154024 Residential Mixed Use Max 24 du /ac NC Vacant 0.14 2 20 373154021 Residential Mixed Use Max 24 du /ac NC Vacant 0.16 3 21 c.a ^73154022 v�va.izv« ♦�i.u�uii�4�ui Mixed �u4. Residential Mixed Use 74 ,dulac Max lviun �z u �. NC 4v�. vO�,q x.14 Vacant n i s V.SJ I _ 22 373154023 Residential Mixed Use Max 24 du /ac NC Vacant 0.24 4 TOTAL 8.91 142 CITY OF LAKE ELS1.N0RE GENERAL PLAN 44 Chapter 6 Business District- Focus Area 9 CITY OF LADE LSII`IORE --% ` DREAM EXTREME CITY OF LAKE ELSINORE GENERAL PLAN 45 Consolidation ID # APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 374021004 High Density Residential Max 24 du /ac RI Vacant 0.22 5 2 374021029 High Density Residential Max 24 du /ac Rl Vacant 0.19 4 3 374022011 High Density Residential Max 24 du /ac RI Vacant 0.19 4 4 374022015 High Density Residential Max 24 du /ac Rl Vacant 0.20 4 5 374022007 High Density Residential Max 24 du /ac Rl Vacant 0.43 9 6 374022019 High Density Residential Max 24 du /ac CO Vacant 0.21 4 7 374022021 High Density Residential Max 24 du /ac CO Vacant 0.22 5 8 374022022 High Density Residential Max 24 du /ac CO Vacant 0.21 4 Yes 9 374022023 High Density Residential Max 24 du /ac RI Vacant 0.21 4 34 units 10 374022024 High Density Residential Max 24 du /ac RI Vacant 0.21 4 11 374022025 High Density Residential Max 24 du /ac RI Vacant 0.21 4 12 374023005 High Density Residential Max 24 du /ac Ml Vacant 0.13 3 Yes 13 374023008 High Density Residential Max 24 du /ac M1 Vacant 0.34 7 10 units 14 374024001 High Density Residential Max 24 du /ac RI Vacant 0.22 5 15 374024002 High Density Residential Max 24 du /ac Rl Vacant 0.11 2 16 374024003 High Density Residential Max 24 du /ac RI Vacant 0.06 1 17 374024004 High Density Residential Max 24 du /ac RI Vacant 0.13 3 18 374024005 High Density Residential Max 24 du /ac Rl Vacant 0.11 2 19 374024006 High Density Residential Max 24 du /ac RI Vacant 0.12 3 20 374024007 High Density Residential Max 24 du /ac RI Vacant 0.12 3 21 374024008 High Density Residential Max 24 du /ac RI Vacant 1.72 36 22 374024009 High Density Residential Max 24 du /ac RI Vacant 0.13 3 Yes 23 374024010 High Density Residential Max 24 du /ac RI Vacant 0.12 3 77 units 24 374024011 High Density Residential Max 24 du /ac RI Vacant 0.12 3 25 374024012 High Density Residential Max 24 du /ac RI Vacant 0.13 3 26 374024013 High Density Residential Max 24 du /ac RI Vacant 0.23 5 27 374024014 High Density Residential Max 24 du /ac RI Vacant 0.06 1 28 374024015 High Density Residential Max 24 du /ac RI Vacant 0.06 1 29 374024016 High Density Residential Max 24 du /ac R1 Vacant 0.06 1 30 374024017 High Density Residential Max 24 du /ac R1 Vacant 0.11 2 31 374025001 High Density Residential Max 24 du /ac MD Vacant 0.10 2 32 374025002 High Density Residential Max 24 du /ac MD Vacant 0.12 3 33 374025003 High Density Residential Max 24 du /ac MD Vacant 0.12 3 34 374025004 High Density Residential Max 24 du /ac MD Vacant 0.12 3 35 374025005 High Density Residential Max 24 du /ac MD Vacant 0.12 3 36 374025006 High Density Residential Max 24 du /ac MD Vacant 0.12 3 37 374025007 High Density Residential Max 24 du /ac MD Vacant 0.12 3 38 374025008 High Density Residential Max 24 du /ac MD Vacant 0.12 3 Yes 39 374025009 High Density Residential Max 24 du /ac MD Vacant 0.13 3 44 units 40 374025010 High Density Residential Max 24 du /ac MD Vacant 0.12 3 41 374025011 High Density Residential Max 24 du /ac MD Vacant 0.14 3 42 374025012 High Density Residential Max 24 du /ac MD Vacant 0.15 3 43 374025013 High Density Residential Max 24 du /ac MD Vacant 0.15 3 44 374025016 high Density Residential Max 24 du /ac MD Vacant 0.14 3 45 374025020 High Density Residential Max 24 du /ac MD Vacant 0.12 3 TOTAL 8.47 178 CITY OF LAKE ELSINORE GENERAL PLAN 45 Chapter 6 Business District- Focus Area 9 CITY OF LAKE LSII`IORE DREAM E/r REME Consolidation ID A APN GP Designation Density Zoning Current Use Acres Capacity potential 46 374031001 High Density Residential Max 24 du /ac Rl Vacant 0.19 4 47 374031002 High Density Residential Max 24 du /ac Rl Vacant 0.11 2 48 374031003 High Density Residential Max 24 du /ac Rl Vacant 0.11 2 49 374031004 High Density Residential Max 24 du /ac Ri Vacant 0.21 4 50 374031005 High Density Residential Max 24 du /ac RI Vacant 0.11 2 51 374031006 High Density Residential Max 24 du /ac R1 Vacant 0,11 2 52 374031007 High Density Residential Max 24 du /ac RI Vacant 0.21 4 53 374031008 High Density Residential Max 24 du /ac Rl Vacant 0.11 2 54 374031009 High Density Residential Max 24 du /ac Rl Vacant 0.21 4 55 374031010 High Density Residential Max 24 du /ac R1 Vacant 0.11 2 56 374031011 High Density Residential Max 24 du /ac Rl Vacant 0.19 4 57 374031012 High Density Residential Max 24 du /ac Rl Vacant 0.10 2 12 units 81 374032019 High Density Residential Yes 58 374031013 High Density Residential Max 24 du /ac R1 Vacant 0.10 2 Max 24 du /ac R2 Vacant 0.22 5 83 85 units 59 374031014 High Density Residential Max 24 du /ac R1 Vacant 0.20 4 60 374031015 High Density Residential Max 24 du /ac Rl Vacant 0.21 4 61 374031016 High Density Residential Max 24 du /ac Rl Vacant 0.10 2 62 374031017 High Density Residential Max 24 du /ac Rl Vacant 0.09 2 63 374031018 High Density Residential Max 24 du /ac R1 Vacant 0.21 4 64 374031019 High Density Residential Max 24 du /ac RI Vacant 0.20 4 65 374031020 High Density Residential Max 24 du /ac MD Vacant 0.20 4 66 374031023 High Density Residential Max 24 du /ac MD Vacant 0.20 4 67 374031024 High Density Residential Max 24 du /ac MD Vacant 0.20 4 68 374031025 High Density Residential Max 24 du /ac MD Vacant 0.19 4 69 374031026 High Density Residential Max 24 du /ac MD Vacant 0.17 4 70 374031027 High Density Residential Max 24 du /ac MD Vacant 0.20 4 71 374032001 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 72 374032002 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 73 374032003 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 74 374032004 High Density Residential Max 24 du /ac R2 Vacant 022 5 Yes 75 374032005 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 34 units 76 374032006 High Density Residential Max 24 du /ac R2 Vacant 0.22 5 77 374032007 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 78 374032010 High Density Residential Max 24 du /ac R2 Vacant 0.19 4 79 374032017 High Density Residential Max 24 du /ac MD Vacant 0.19 4 Yes 80 374032018 High Density Residential Max 24 du /ac MD Vacant 0.19 4 12 units 81 374032019 High Density Residential Max 24 du /ac MD Vacant 0.20 4 82 374033004 High Density Residential Max 24 du /ac R2 Vacant 0.22 5 83 374033005 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 Yes 84 374033006 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 17 units 85 374033007 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 86 374033008 High Density Residential Max 24 du /ac R2 Vacant 0.18 4 Yes 87 374033009 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 8 units 88 374033012 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 89 374033020 High Density Residential Max 24 du /ac MD Vacant 0.17 4 TOTAL 7.89 166 C I T Y OF L A K E L L S I N O R E G E N E K A L P L A N 46 Chapter 6 Business District- Focus Area 9 CITY OF L.. LADE LS1HOKE DREAM EXI -REME 47 Historic District- Focus Area 10 Consolidation ID # APN GP Designation Density Zoning Current Use Acres Capacity Potential 90 374041002 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 Vacant 91 374041003 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 0.12 92 374041008 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 2 93 374041009 High Density Residential Max 24 du /ac R2 Vacant 0.20 4 5 94 374041010 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 Yes 95 374041026 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 42 units 96 374041027 High Density Residential Max 24 du /ac R2 Vacant 0.29 6 18 -24 du /ac 97 374041028 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 Rl 98 374041029 High Density Residential Max 24 du /ac R2 Vacant 0.29 6 Vacant 99 374041015 High Density Residential Max 24 du /ac MD Vacant 0.20 4 0.11 100 374041016 High Density Residential Max 24 du /ac MD Vacant 0.19 4 Yes 101 374041017 High Density Residential Max 24 du /ac MD Vacant 0.19 4 12 units 102 374042006 High Density Residential Max 24 du /ac R2 Vacant 0.19 4 Yes 103 374042007 High Density Residential Max 24 du /ac R2 Vacant 0.21 4 8 units 104 374042023 High Density Residential Max 24 du /ac MD Vacant 0.38 8 18 -24 du /ac 105 374051006 High Density Residential Max 24 du /ac MD Vacant 0.20 4 Yes 106 374051007 High Density Residential Max 24 du /ac MD Vacant 0.20 4 8 units 0.12 TOTAL 21 373081021 Residential Mixed Use 18 -24 du /ac 3.77 79 0.11 47 Historic District- Focus Area 10 Consolidation ID # APN GP Designation Density Zoning Current Use Acres Capacity Potential 1 373081001 Residential Mixed Use 18 -24 du /ac RI Vacant 0.13 2 2 373081002 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.12 2 3 373081003 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.14 2 4 373081004 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.13 2 5 373081005 Residential Mixed Use 18 -24 du /ac RI Vacant 0.13 2 6 373081006 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.15 2 7 373081007 Residential Mixed Use 18 -24 du /ac RI Vacant 0.14 2 8 373081008 Residential Mixed Use 18 -24 du /ac RI Vacant 0.13 2 9 373081009 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.13 2 10 373081010 Residential Mixed Use 18 -24 du /ac RI Vacant 0.16 3 11 373081011 Residential Mixed Use 18 -24 du /ac RI Vacant 0.11 2 12 13 373081012 373081013 Residential Mixed Use Residential Mixed Use 18 -24 du /ac 18 -24 du /ac Rl Rl Vacant Vacant 0.08 0.11 1 2 Yes 14 373081014 Residential Mixed Use 18 -24 du /ac RI Vacant 0.11 2 51 units 15 373081015 Residential Mixed Use 18 -24 du /ac RI Vacant 0.11 2 16 373081016 Residential Mixed Use 18 -24 du /ac RI Vacant 0.16 3 17 373081017 Residential Mixed Use 18 -24 du /ac RI Vacant 0.16 3 18 373081018 Residential Mixed Use 18 -24 du /ac RI Vacant 0.16 3 19 373081019 Residential Mixed Use 18 -24 du /ac RI Vacant 0.16 3 20 373081020 Residential Mixed Use 18 -24 du /ac RI Vacant 0.12 2 21 373081021 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.11 2 22 373081022 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.11 2 23 373081023 Residential Mixed Use 18 -24 du /ac Rl Vacant 0.12 2 24 373081024 Residential Mixed Use 18 -24 du /ac RI Vacant 0.13 2 25 373081025 Residential Mixed Use 18 -24 du /ac RI Vacant 0.14 2 TOTAL 3.25 51 CITY OF LAKE ELSINORE GENERAL PLAN 47 Chapter b Business District- Focus Area 10 CITY OF LADE LSIN.OR-E - -` ` DREAM EXrKEME 70 373082031 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 71 373082032 Residential Mixed Use Max 24 du /ac R1 Vacant 0.10 2 TOTAL 5.24 86 CITY OF LAKE ELS11` 0RF G E N E K A L PLAN 48 Consolidation ID k APN GP Designation Density Zoning Current Use Acres Capacity Potential ' 26 373082005 Residential Mixed Use Max 24 du /ac Rl Vacant 0.13 2 27 373082006 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 28 373082007 Residential Mixed Use Max 24 du /ac R1 Vacant 0.13 2 29 373082008 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 30 373082009 Residential Mixed Use Max 24 du /ac Rl Vacant 0.13 2 31 373082010 Residential Mixed Use Max 24 du /ac R1 Vacant 0.11 2 32 373082011 Residential Mixed Use Max 24 du /ac R1 Vacant 0.13 2 33 373082012 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 34 373082013 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 35 373082014 Residential Mixed Use Max 24 du /ac Rl Vacant 0.13 2 36 373082015 Residential Mixed Use Max 24 du /ac Rl Vacant 0.13 2 37 373082017 Residential Mixed Use Max 24 du /ac Rl Vacant 0.15 2 38 373082018 Residential Mixed Use Max 24 du /ac R1 Vacant 0.12 2 39 373082019 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 40 373082020 Residential Mixed Use Max 24 du /ac Rl Vacant 0.10 2 41 373082021 Residential Mixed Use Max 24 du /ac Rl Vacant 0.07 1 42 373082022 Residential Mixed Use Max 24 du /ac Rl Vacant 0.07 1 43 373082023 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 44 373082024 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 45 373082025 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 46 373082026 Residential Mixed Use Max 24 du /ac Rl Vacant 0.14 2 47 373082027 Residential Mixed Use Max 24 du /ac Rl Vacant 0.14 2 Yes 48 373082028 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 83 units 49 373082036 Residential Mixed Use Max 24 du /ac Rl Vacant 0.14 2 50 373082037 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 51 373082038 Residential Mixed Use Max 24 du /ac Rl Vacant 0.10 2 52 373082039 Residential Mixed Use Max 24 du /ac R1 Vacant 0.14 2 53 373082040 Residential Mixed Use Max 24 du /ac Rl Vacant 0.14 2 54 373082041 Residential Mixed Use Max 24 du /ac Rl Vacant 0.13 2 55 373082042 Residential Mixed Use Max 24 du /ac Rl Vacant 0.14 2 56 373082043 Residential Mixed Use Max 24 du /ac Rl Vacant 0.14 2 57 373082044 Residential Mixed Use Max 24 du /ac RI Vacant 0.13 2 58 373082046 Residential Mixed Use Max 24 du /ac Rl Vacant 0.13 2 59 373082047 Residential Mixed Use Max 24 du /ac Rl Vacant 0.10 2 60 373082048 Residential Mixed Use Max 24 du /ac R1 Vacant 0.12 2 61 373082049 Residential Mixed Use Max 24 du /ac R1 Vacant 0.11 2 62 373082050 Residential Mixed Use Max 24 du /ac Rl Vacant 0.12 2 63 373082051 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 64 373082052 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 65 373082053 Residential Mixed Use Max 24 du /ac Rl Vacant 0.10 2 66 373082054 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 67 373082055 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 68 373082056 Residential Mixed Use Max 24 du /ac RI Vacant 0.11 2 69 373082057 Residential Mixed Use Max 24 du /ac RI Vacant 0.10 2 70 373082031 Residential Mixed Use Max 24 du /ac Rl Vacant 0.11 2 71 373082032 Residential Mixed Use Max 24 du /ac R1 Vacant 0.10 2 TOTAL 5.24 86 CITY OF LAKE ELS11` 0RF G E N E K A L PLAN 48 Chapter 6 East Lake Specific Plan- Focus Area 12 CITY OF LAKE LSIAOI -E --, ` DREAM E�(MEME East Lake SP Riverside Specific Plan East Lake SP Identification County APN Land Use Density - Current Use Acres Capacity P Y 127 370020003 Residential 3 Max 22 du /ac Vacant 12.60 265 0.44 0.20 370030012 373210019 66 373030012 Residential 3 Max 22 du /ac Vacant 20.30 426 373030004 0.85 373210021 49 373030006 Residential 3 Max 22 du /ac Vacant 24.10 506 56 373030006 Residential 3 Max 22 du /ac Vacant 10.90 229 373210024 370040036 0.06 370040037 Underutilized 1.63 370040038 373210027 Mixed Use Max 24 du /ac Commercial 124 370040039 Residential 3 Max 22 du /ac Vacant 7.50 158 TOTAL 0.38 363161029 75.40 1583 The Diamond Specific Plan The Diamond SP Riverside Specific Plan ID County APN Land Use Density Current Use Acres Capacity* 373210014 373210016 0.44 0.20 373210019 0.37 373210020 0.85 373210021 2.99 373210023 0.37 373210024 0.06 373210026 Underutilized 1.63 PA 1 373210027 Mixed Use Max 24 du /ac Commercial 0.60 50 363150006 0.38 363161029 0.55 363161030 0.55 363161031 0.55 363161032 0.55 363161033 0.60 363161034 0.19 363161035 0.49 373210037 2.71 373210038 8.74 373210039 5.79 PA2 373210043 Mixed Use Max 24 du /ac Vacant 1.52 275 363161012 0.24 363161037 0.46 365280022 7.31 PA 5 373210041 Mixed Use Max 24 du /ac Vacant 3.82 50 PA 6 371030035 Mixed Use Max 24 du /ac Vacant 11.70 225 TOTAL 58.00 600 *Capacity limit is preset per Planning Area per the Specific Plan C I T Y O F L A K E E L S I N 0 K E G E N E RA L P L A N 49 Chapter 6 HIGH DENSITY (Max 24 du /ac) TOTALS CITY OF LADE LSIIYORE 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 50 P L A N Consolidation Existing R3 FOCUS AREA Acres Capacity Potential Capacity Mixed Use2 Lake View — Focus Area 2 18.25 287 287 78 209 Historic District — Focus Area 6 7.23 148 145 52 Historic District — Focus Area 7 11.21 235 163 Historic District — Focus Area 8 8.91 142 142 142 Business District — Focus Area 9a 8.47 178 165 Business District — Focus Area 9b 7.89 166 156 Business District — Focus Area 9c 3.77 79 70 Business District — Focus Area 10a 3.25 51 51 51 Business District — Focus Area 10b 5.24 86 83 83 East Lake SP — Focus Area 12 75.40 1,583 1,583 1,583 The Diamond Specific Plana 58.00 600 600 600 TOTAL 207.62 3,555 3,445 1,713 1,085 Percentage of Total RHNA 159.27% 154.34% 76.75% 48.61% (2,232 units) Note: 1. At least 50% of the very low- and low- income housing RHNA shall be accommodated on sites with residential designations permitting at least 20 units per acre. 2. Mixed -Use designated properties may account for a maximum of 50% of the total low- income RHNA (2,232). 3. The Diamond Specific Plan includes a total of 600 dwelling units to be constructed within four Planning Areas. 4. Capacity calculations include a maximum of 75% of the available dwelling units for Mixed -Use designated properties. (i.e. the site capacity for a 4.96 acre parcel designated Residential Mixed Use was calculated at 4.96 acres x 21 dwelling units to the acre x v.75 for the minimum residential capacity required by the fu�%iu designation = a capacity of 7., ....eking units). C I T Y oF L A K E E L S I N O R E G E N E R A L 50 P L A N STATE OF CALIFORNIA - BUSINESS TRANSPORTATION AND HOUSING ArFNQL, ARNOLD SCHWARZENEGGER. Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT 1800 Third Street, Suite 430 P. O Box 952053 Sacramento, CA 94252 -2053 " (916) 323 -3177 / FAX (916) 327 -2843 www.hcd.ca.gov May 20, 2010 Mr. Tom Weiner, Director Planning Department City'of Lake Elsinore 130 South"Main Street City of Lake Elsinore, CA 92530 Dear Mr. Weiner: RE: Review of the City of Lake Elsinore's Revised Draft Housing Element Thank you for submitting Lake Elsinore's. revised draft housing element received on . March 22, 2010. The Department is required to review draft housing elements and report. the findings to the locality pursuant to Government Code Section 65585(b). The review was facilitated by communications with you and your consultants, Ms. Lori Charpentier, Ms. Laura Stetson and Mr. Mark Staples of Hogle- Ireland. The revised draft element addresses most of the statutory requirements described in the Department's May 19, 2009 review (see link on next page). However, the following revision is still necessary to comply with State housing element law (Article 10.6 of the Government Code): 1. Include an inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites (Section 65583(x)(3) and Section 65583.2). .Identify adequate sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income levels, including rental housing, factory-built housing, mobilehomes, and emergency shelters and transitional housing. Where the inventory of sites, pursuant to paragraph (3) of subdivision (a), does not jdentify adequate sites to accommodate the need for groups of all household income lvels pursuant to Section 65584, the program .shall provide for sufficient sites with zoning that permits owner - occupied and .rental multifamily residential use by right, including density and development standards that could accommodate and facilitate the feasibility of housing for very low- and low- income households (Section 65583(c)(1)). Mr. Tom Weiner, Director Page 2 Zoning Appropriate to Encourage Housing for Lower - income Households: Pursuant to Section 65583.2(c)(3)(A) and (B), the element must identify zoning and densities appropriate to encourage and facilitate the development of housing for lower- income households based on factors such as market demand, financial feasibility and development experience within zones. For communities with densities that meet specific standards (at least 30 units per acre for Lake Elsinore), this analysis is not required (Section 65583.2(c)(3)(B)). The element identifies sites in the R =3 zone and East Lake Specific Plan (maximum of 24 and 22 units per acre, respectively) appropriate to encourage the development of housing for lower- income households because developments affordable to lower - income households have occurred at densities less than 24 units per acre in the broader Inland Empire (pages 134 -136): However, the element does not include an analysis required by statute including evaluating how zoning encourages financial feasibility and experience in facilitating housing affordable to lower- income households in Lake Elsinore at 22-24. units per acre. For example, the element could compare the level of subsidy necessary at 20 units per acre with higher densities or include information from developers, including non- profit, about financial feasibility at various densities. Since the element does not include a. complete site analysis, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and. analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types. Programs to address a shortfall must permit owner - occupied and rental multifamily uses by.right sufficient to accommodate the remaining need for.lower- income households. By- right, pursuant to Government Code Sections 65583.2(h) and (i) means local government review must not require a conditional use permit, planned unit development or other discretionary review or approval and: • permit a minimum of 16 units per site; • require a minimum density of 20 units per acre; and • designate at least 50 percent of the lower- income need on sites for residential use only. Once the element has been revised to address this requirement, it will comply with State housing element law. The Department is committed to assisting Lake Elsinore in meeting the statutory requirements of housing element law. If you have questions or would like further assistance, please contact Paul McDougall, of our staff, at (916) 322 -7995. Sincerely, Cathy E. reswell Deputy D rector (May 2009 review -- http: / /tinyurl .corn /lake- elsinore05l909) Date: October 19, 2010 To: Carole Donohoe, Planning Consultant City of Lake Elsinore From: Laura Stetson Lori Charpentier Subject: 2008 -2014 Housing Element - Updated Project Chronology Carole: r us] Hogle- Ireland has been working on the Lake Elsinore Housing Element since award of contract in early 2008. Our original direction was to use the land use categories and density ranges in the then -draft General Plan to perform the analysis and in particular, conduct the sites analysis critical to achieving consistency with the Regional Housing Needs Assessment (RHNA). Since that time, we have worked to complete a Draft Housing Element for submittal to the State Department of Housing and Community Development (HCD), and to revise the draft in response to HCD's directives. During that process, as indicated in the detailed chronology below, Hogle- Ireland had to revise the sites inventory we had completed to respond to changes made to the General Plan Land Use Plan, as the General Plan continued to evolve while Housing Element preparation was underway. As indicated below, the first draft of the Housing Element was sent to HCD in March of 2009. Following that submittal, quite a bit of time was spent discussing the sites inventory with HCD and proving to HCD's satisfaction that Lake Elsinore has adequate capacity to facilitate development of housing consistent with the RHNA for all household income ranges. HCD is the agency responsible for determining compliance of the Housing Element with well- defined and complex State housing laws. During the 2008 -2014 housing element cycle for the SCAG region, many jurisdictions have found the "negotiation" process with HCD to be difficult, often requiring three to four rounds of discussion and review before satisfying HCD's requests. For example, of the 25 jurisdictions in Riverside County, only 10 currently have certified housing elements for the cycle that ended June 2008. Hogle- Ireland has worked with more than ten communities on their housing elements and has succeeded in achieving certification for almost every one. We feel confident that despite the challenges to date, we can work to achieve Housing Element certification for Lake Elsinore, provided targeted densities can be increased to 24 units per acre. To complete the Housing Element, we will need to revise the sites inventory again to reflect the recently redrafted General Plan Land Use Map and to ensure consistency with assumptions now being used for the General Plan, General Plan EIR, and Climate Action Plan. Also, for the next round of HCD review, we will need to address the two outstanding HCD issues: 1) providing a density of 24 units per acre to satisfy the RHNA for the lower- income categories and 2) providing a letter from an affordable housing developer stating that a density of 24 units per acre can produce affordable housing. The chronology of the City of Lake Elsinore Housing Element is as follows: 2008 February 2008 - Contract Awarded to Hogle- Ireland, Inc. March 3, 2008 - Kick -off meeting with City Staff May 13, 2008 - City Council /Planning Commission Joint Study Session August 20, 2008 - Community Outreach Meeting November 2008 - New Preferred General Plan Land Use Plan approved by City Council and Planning Commission (required Hogle- Ireland to revise the land use /RHNA analysis since work to date had been based on a prior land use plan) December 2008 - Background Technical report completed 2009 January 15, 2009 Housing Element sent to City for review March 20, 2009 - First Housing Element Draft sent to HCD May 19, 2009 - Formal comment letter received from HCD. key issues raised included: 1) reliance on small lots in Downtown for lower- income requirement, 2) additional detail in housing sites inventory regarding current use and "ripeness" for conversion, and 3) City reliance on maximum density of 22 -24 du /ac to satisfy lower- income RHNA category (State default density is 30 du /ac) May -Nov, 2009 - Informal conversations with HCD to address issues in letter November 10, 2009 - Formal response to comments sent to HCD 2010 January 5, 2010 - Conference call with HCD to discuss Project Team's response January 12, 2010 - City rescinds response to HCD to avoid receiving letter calling for higher densities and residential by -right requirement March 10, 2010 - HCD calls Project Team to inform of new reviewer for Lake Elsinore Housing Element March 17, 2010 - Revised response to comments to May 2009 comment letter sent to HCD March 22, 2010 - Conference call with HCD regarding Project Team's response May 12, 2010 - Conference call with HCD regarding Project Team's response, with additional comment by HCD May 20, 2010 - Formal comment letter received from HCD identifying one remaining issue Hogle- Ireland has continued to work with the City and HCD to finalize the Housing Element. The Housing Element was resubmitted to HCD March 17, 2010 (as noted above). Hogle- Ireland sent multiple emails and left several voicemails with HCD regarding the status of the review from March until May. HCD sent a formal comment letter to the City and Hogle- Ireland May 20, 2010, with one additional issue to be addressed regarding maximum density in the City. Late May /early June 2010 the City directed Hogle- Ireland to wait to proceed in preparing a response to the formal comment letter from HCD in order for the City to address issues within the General Plan, including consistency in EIR analysis between elements and refinement of the General Plan Land Use map. August 17, 2010 Hogle- Ireland spoke with the City regarding the final issue on HCD's letter. Hogle- Ireland presented the City with several options for moving forward with the Housing Element. September 14 & 15, 2010 Hogle- Ireland and City staff considered potential sites in the City for potential rezoning to 24 dwelling units per acre and reviewed maximum densities used in the General Plan Update EIR and Housing Element. October 5, 2010 City staff and Hogle- Ireland discussed density assumptions for the Housing Element and General Plan EIR for consistency purposes. Date: October 21, 2010 1'LI�1'/l�J To: Carole Donohoe, City of Lake Elsinore Acting Director of Community Development From: Laura Stetson, Vice President Lori Charpentier, Sr. Associate Project Manager Subject: Proposed Changes to the Draft HE for Response to HCD Carole, Per your request, we are providing a list of proposed changes to the Housing Element in order to satisfy the State Department of Housing and Community Developments (HCD) most recent comments, dated May 20, 2010 (letter attached for your reference). HCD is focusing on the maximum density allowed within the City, with the most recent letter including a comment regarding evaluating "how zoning encourages financial feasibility and experience in facilitating housing affordable to lower- income households in Lake Elsinore at 22 -24 units per acre" within the Housing Element. The letter provides an example of providing information from developers about financial feasibility at various densities. In addition to addressing HCD's most recent comment, Hogle- Ireland will need to revise the sites inventory again to reflect the recently refined General Plan Land Use Map and for consistency with density assumptions utilized in the General Plan Update, General Plan EIR, and Climate Action Plan. In order to resolve these items, Hogle Ireland recommends the Housing Element be revised as follows: 1. Chapter 6.4 Housing Resources, Availability of Sites for Housing (pages 92 -122). Update Focus Areas to reflect current General Plan Land Use Plan. 2. Appendix F- High Density General Plan Designated Sites Capacity (Appendices pages 39 -50). Update list of parcel list of vacant sites designated for High Density or Residential Mixed Use to satisfy Regional Housing Needs Assessment (RHNA) for low- and very -low income categories, consistent with current Land Use Plan. 3. Chapter 6.4 Housing Resources, Availability of Sites for Housing (pages 93 -94). Revise density calculations to be consistent with General Plan Update, General Plan EIR, and Climate Action Plan. 4. Chapter 6.4 Housing Resources, following Affordable Housing Projects (page 137). Insert letter from affordable housing developer supporting ability to provide affordable housing at a density of 24 dwelling units per acre and include discussion regarding the adequacy of this density for affordable housing projects. 5. Throughout the Housing Element. Update references to specified focus areas in specific plans to reflect a density of 24 dwelling units per acre rather than 22 dwelling units per acre. T MIAMI � ". STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) SS AFFIDAVIT OF POSTING CITY OF LAKE ELSINORE ) I, Dana C. Porche, declare as follows: That I am the Office Specialist for the City of Lake Elsinore; that on November 10, 2010, I caused to be posted a copy of the Agenda for a Joint Study Session with City Council and the Planning Commission on November 10, 2010 at 5:00 p.m. at the following location: Lake Elsinore City Hall 130 South Main Street Lake Elsinore, CA 92530 I declare under penalty of perjury that the foregoing is true and correct. Dated: November 10, 2010 Dana C. Porche, Office Specialist Chapter 6 CITY OF LADE LSINOIZE DREAM EXTREME State law requires housing elements to be updated every five years to reflect a community's changing housing needs, unless otherwise extended by State legislation. 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 new State laws that are intended to facilitate and expedite the construction of affordable housing. • Extremely Low Income — AB2635 requires local jurisdictions to assess the housing needs of extremely low- income households, in addition to the established requirement to examine the needs of very -low, low -, and moderate- income households. The extremely low - income is defined as 0 to 30 percent of the Area Median Income. The Background Technical Report includes extremely low income households in its discussions on housing need. • Land Inventory and Analysis — AB2348 (Chapter 724) amended housing element law to include more specific requirements for the content of the land inventory and analysis section. Specifically, the land inventory must include parcel - specific listing of available sites including the parcel number or "unique" reference. • Emergency shelters — S132, Chapter 633 requires that local government assess homeless need and identify opportunities for addressing this need through siting of emergency shelters. hnplementation Program 2.13.3 is included in the Housing Plan to comply with State law. General Plan Consistency The 2008 Lake Elsinore General Plan includes five elements: community development; circulation and infrastructure; housing; community resources; and community safety. 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 Development 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 coherent with existing elements. If any General Plan elements are updated, the Housing Element can.also be modified to maintain consistency within the General Plan. C I T Y OF L A K E E LS I N O R. E GENE R_A L P L A N Wi Chapter b Community Outreach and Input CITY OF LAK :t- LSIIYOR� DREAM EXTREME Section 65583(c)(6)(B) of the Government Code states, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." This process not only includes residents of the community, but also coordinates participation among local agencies and housing groups, COmtituitiiy organizations, aitu itvu�ut6 spvitSOrS. iitc resuiL iS more informed policies and programs for providing affordable housing. In Lake Elsinore, the public was invited to participate in the update process at the following meetings: • City Council /Planning Commission Joint Study Session on March 4, 2008 • Community Workshop on August 20, 2008 • Planning Commission Hearing on • City Council Hearing on In addition, the public was invited to review the Draft Housing element which was made available at and from " to COMMUNITY WORKSHOP FEEDBACK The Community Workshop on August 20, 2008 was held to ensure that tine housing concerns of low- and moderate - income and special needs residents were addressed. In addition to standard noticing published by the City, individual invitation letters were distributed via U.S. Mail to agencies and organizations that serve the low and moderate - income and special needs community in Lake Elsinore. Included in the invitations were: • Housing Authority of the County of Riverside — a public agency chartered by the State of California to administer the development, rehabilitation or financing of affordable housing programs. • Fair Housing Council of Riverside County — an agency that provides comprehensive services to address and promote fair housing (anti- discrimination) rights and further other housing opportunities for all persons without regard to race, color, national origin, religion, sex, familial status, presence of children, disability, ancestry, marital status, or other arbitrary factors. CITY OF LAKE ELSINOIRE GENERAL PLAN 6 Chapter 6 CITY OF LADE LSIRORE �. DREAM EXTREME • City of Lake Elsinore Senior Activities Center — a City service which provides information and referrals, support services, nutrition programs, and various other programs and services to senior citizens in the community. • Civic Partners - Lake Elsinore — a real estate development company that specializes in partnering with public agencies to create significant real estate projects, including affordable housing, through public /private ventures. • H.O.P.E. (Helping Our People in Elsinore) — a non- profit organization receiving funding and volunteer resources from multiple faith based and secular organizations to provide food and other assistance programs throughout the community. • Lake Elsinore Citizen Committee — a local committee focused on keeping residents informed about the progress and events taking place in the city. • Lake Elsinore NAACP Branch 1034 — the local branch of a national organization focused on ensuring social justice and improving the lives of the minority and disenfranchised populations. • Riverside County Office on Aging — a County agency charged to provide leadership in developing a system of care services for older persons and adults with disabilities in Riverside County. • National Community Renaissance — a nonprofit organization committed to transforming communities through high quality affordable housing, family /senior services, and long term ownership /management. • California Housing Partnership Corporation — an organization which provides assistance to nonprofit and government housing agencies to create, acquire and preserve housing affordable to lower income households, while providing leadership on housing preservation policy and funding. • Southern California Association of Non- Profit Housing — an organization which supports the production, preservation and management of homes affordable to low - income households. 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 7 /-I- ap ter 6 CITY OF LiWE LSMROR,E DREAM EXTREMF Approximately 40 people were in attendance at the workshop, where feedback was solicited on the City's existing housing programs as well as suggestions provided for other programs the - City should be pursuing with the housing-funds and -other resources availa4gle. The following beneficial comments, which were used in preparation of programs for the Housing Element, were received from both speakers and comment cards from some of those in attendance at the workshop: The City needs to utilize the 'large amount of money they have to Help the tow & very low income residents, as well as build more affordable residential developments. • The City needs to increase the availability of Section 8 rental housing, as well as low - and moderate- income housing. • Additional uses for CDBG funding should be addressed and included in the document. • The City should partner with the County of Riverside and adjacent cities to meet its low - income housing goals. • The City needs to address affordable Senior Housing. • Redevelopment subsidies should be used to fill the gap between market rate and affordability for housing prices. • The City should address Emergency Shelter Grant (ESG) funding in the document. Data Resources Data from a variety of resources inform the crafting of the Housing Element. One of the most cited sources is the 2000 Census; the Census, though dated, provides consistent demographic characteristics that are widely accepted. California Department of Finance 2007 Population and Housing supplements the 2000 Census data Additional information has been drawn from the 2004 Comprehensive Housing Affordability Strategy (CHAS) data, which is drawn from Census 2000 data. 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 LLS1NOKE GENERAL PLAN Chapter 6 CITY OF LADE LSIROIZE �Z DREAM EXTREME 6.2 Cominunity � �rt o N � . Assessment nt 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 • Southern California Association of Governments (SCAG) • Western Riverside Council of Governments (WRCOG) • California State Department of Finance • Various other sources Data from the Census Bureau's yearly American Community Survey were not used, however, as they are not yet available for Lake Elsinore or many other small jurisdictions. 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. CITY OF LAKE ELSINORE GENERAL PLAN 9 C iap t-Cl V POPULATION GROWTH CITY OF LAKE LSil' OK-7L ?�.. DREAM EXTREME. �ry Between the 1990 and 2000, as reported by the Census, the population of hake Elsinore grew approximately 58 percent, from 18,285 to 28,930 residents. The 58 percent increase is substantial, but is also similar to cities in Riverside County that have experienced increases in population ..1ue to the relative affordability of inn area iii comparison Vditit LvJ Angeles and Orange Counties (see Table 1 for further information). The Cities of Murrieta and Temecula have experienced greater increases in population than Lake Elsinore since 2000, and Norco, Riverside, Corona, and Hemet have experienced less growth than Lake Elsinore in the same period of time. Table 1 Population Growth: Lake Elsinore and Surrounding Cities 1990 -2007 Norco 23,302 24,157 27,361 3.7% 13% Source: 1. U.S. Census Bureau 2. California Department of Finance 3. California Department of Finance E -5 City /County Population and Housing Estimates 4. Murrieta incorporated in 1991, therefore did not have a 1990 Census population count State Department of Finance population estimates made since the 2000 Census report growth of approximately nine percent per year between 2000 and 2007. The Department of Finance's January 2007 population estimate for Lake Elsinore is 47,634 persons. 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 2006) projects a 2010 population in the City of 51,138, growing to 69,558 persons by 2020 and 85,376 by 2030 (see Table 2). CITY OF LAKE ELS1NopE GENERAL PLAN 10 % Change % Change Jurisdiction 19901 20002 20073 1990 -2000 2000 -2007 Riverside 226,505 255,166 291,398 13% 14% Corona 76,095 124,966 146,164 64% 17% Temecula 27,099 57,716 97,935 113% 70% Murrietay - 44,282 97,257 - 120% Hemet 36,094 58,812 71,705 63% 22 % Lake Elsinore 18,285 28,930 47,634 58% 65% Norco 23,302 24,157 27,361 3.7% 13% Source: 1. U.S. Census Bureau 2. California Department of Finance 3. California Department of Finance E -5 City /County Population and Housing Estimates 4. Murrieta incorporated in 1991, therefore did not have a 1990 Census population count State Department of Finance population estimates made since the 2000 Census report growth of approximately nine percent per year between 2000 and 2007. The Department of Finance's January 2007 population estimate for Lake Elsinore is 47,634 persons. 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 2006) projects a 2010 population in the City of 51,138, growing to 69,558 persons by 2020 and 85,376 by 2030 (see Table 2). CITY OF LAKE ELS1NopE GENERAL PLAN 10 Chapter 6 CITY OF LAIKE LS I NOIZE DREAM EXTREME 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, as 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 1990 and 2000 Censuses. In 2000, the 0 -9 year -old age group constituted the largest age group at approximately 22 percent, followed by the school age group of 10 -19 year -olds. Comparing the City's age distribution with that of California as a whole, the data show that the older adult age groups (55 +) are relatively small in Lake Elsinore, making up a total of 11.5 percent of the City's population compared to 17 percent statewide. Coinciding with these numbers is the fact that 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 11 Table 2 Projected Population and Housing Growth in Lake Elsinore: Population Housing Units Growth from Growth from Year Number Previous Year Number Previous Year 2000 28,930 - 9,505 - 2005 39,856 37.77% 12,716 33.78% 2010 51,138 28.3% 16,429 29.2% 2015 61,045 19.37% 19,566 19.09% 2020 69,558 13.95% 22,792 16.49% 2025 78,044 12.2% 25,922 13.73% 2030 85,376 9.39 %0 28,704 10.73% 2035 92,438 8.27% 31,117 8.41% Source: Western Riverside Council of Governments (WRCOG) 2006 Riverside County Projections 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, as 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 1990 and 2000 Censuses. In 2000, the 0 -9 year -old age group constituted the largest age group at approximately 22 percent, followed by the school age group of 10 -19 year -olds. Comparing the City's age distribution with that of California as a whole, the data show that the older adult age groups (55 +) are relatively small in Lake Elsinore, making up a total of 11.5 percent of the City's population compared to 17 percent statewide. Coinciding with these numbers is the fact that 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 11 CITY OF Chapter b • ry �. DREAM f)C"rREME the City has a much higher younger population than the statewide average. Almost 39 percent of the City's population is under 19 years in age, in comparison with 29 percent statewide. The - City's population 60+ years in age has decreased slightly more than two permntage points from 1990. The large proportion of working adults and school -age children and the decrease in the senior population means that demand will likely continue to grow for larger units for families. Table 3 Age Distribution of Population: Lake Elsinore and Statewide Age Group 1990 Number Percent Number 2000 Percent Statewide 0 -9 Years 4,073 22.3%- 6,057 20.9% 15.6% 10 -19 Years 2,507 13.7% 5,196 18.0% 13.5% 20 -24 Years 1,323 7.2% 1,849 6.4% 8.4% 25 -34 Years 3,918 21.4% 4,245 14.7% 19.1% 35 -44 Years 2,611 14.3% 5,026 17.4% 15.6% 45 -54 Years 1,261 6.9% 3,048 10.5% 9.8% 55 -59 Years 503 2.8% 883 3.1% 3.8% 60 -64 Years 541 3.0% 691 2.3% 3.7% 65 -74 Years 956 52% 1,136 3.9% 6.2% 75 -84 Years 468 2.6% 636 2.2% 3.3% 84+ Years 124 0.6% 161 0.6% 1.0% Median Age - 28.7 - - Total 18,285 100% 28,928 100% 100% Source: U.S. Census 1990, 2000 RACIAL AND ETHNIC COMPOSITION Table 4 shows the racial /ethnic distribution of population in Lake Elsinore and Riverside County. The populations of each race are very similar in the City and County. The largest difference between the County and City is that approximately 38 percent of the City's population identify themselves as a person of Hispanic origin, while 36.2 percent of the County population does the same. This difference is less than 2 percent and reflects that the City is comparable to the County in ethnic composition. C I T Y OF L A K E E L S I N O R E G E N E K A L P L A N 12 Chapter 6 CITY OF LADE LSINORE Z DREAM EXTREME Table 4 _ Race and Ethnicity in Lake Elsinore and Riverside County (2000) City of Lake Elsinore Riverside County Racial /Ethnic Group Number Percent Number Percent One Race 27,415 94.8% 1,477,791 95.6% White 18,981 65.6% 1,013,478 65.62% African - American 1,501 5.2% 96,421 6.2% American Indian and Alaska Native 374 1.3% 18,168 1.22% Asian 592 2.0% 56,954 3.7% Native Hawaiian & Other Pacific Islander 87 0.3% 3,902 0.3% Other 5,880 20.3% 288,868 18.72% Two or More Races 1,513 5.2% 67,596 4.4% Total 28,928 100% 1,545,387 100% Persons of Hispanic Origin (of any race) 11,007 38.0% 559,575 36.2% Source: U.S. Census 2000 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 C I T Y OF I- A K E E LS I N O R E GENERAL P L A N 13 Chapter o CITY OF PLLSIHOR,E DREAM EXTREME couples often prefer larger single - family homes, particularly if they have children. This underscores the need to provide a diversity of housing opportunities 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 u-nit as their - .,.,ual place of residence. . ii ^vusi.,g unit iS a it uSe, an apartment, a riivGilC itvrite 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 Year Households Numerical Change Percent Change 1990 6,066 - - 2000 8,817 2,751 45% 2005 12,716 3,899 44% Source: U.S. Census 1990 and 2000; City of Lake Elsinore 1998 -2005 Housing Element; WRCOG Growth Projections and Estimates (2006) According to the 2000 U.S. Census an average of 3.27 people lived in a Lake Elsinore household. This represents a 2 percent increase from the 3.2 average in January 1990. Not only did the average per household size rise,, the total number of households rose as well, from 6,066 to 8,817, and further to 12,716 in 2005 (Table 5). Since 1990 the number of households has increased over 100 percent. The number of households increased significantly, 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 is higher than that of Riverside County as a whole, which averaged 2.98 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 indicate that Lake Elsinore appears to be a stable, family- oriented community, with 78 percent of all households classified as families in 2000. The City has a higher number of family households than the County (74 percent), and much higher than the C I T Y OF L A K E E L S I N o p F G E N E K A L P L A N 14 Chapter 6 CITY OF LADE LS I I`IOIZE DREAM EXTREME State (69 percent), and the nation (68 percent). This proportion has increased since 1990, when it was 73 percent. Table 6 Household Characteristics Non - Families Renter - Occupied Owner - Occupied Average Household Size 1,652 27% 1,943 22% 18% 2,501 41% 3,086 35% 24% 3,565 59% 5,732 65% 61% 3.2 3.27 2.2% Source: U.S. Census 1990 and 2000, City of Lake Elsinore 1998 -2005 Housing Element Perhaps the most striking figure in Table 6 is the large increase in Owner - occupied households. While the number Renter - Occupied household's increased 24 percent from 1990 to 2000, the number of households that are Owner - Occupied increased 61 percent. The second largest increase in Households identified by Table 6 is the 56 percent increase in family households, an increase of nearly 2,500 families in households. Non - family households also increased, but much less dramatically at a rate of 18 percent. Household size and composition are often two interrelated factors. Communities with a large proportion of families with children tend to have a large average household size. In Lake Elsinore, the proportion of families without children has decreased, while at the same time the average household size has increased since 1990. The increase in household size is consistent with the increased number of children identified in the 0 -19 age group. The decrease in families without children may be due to the decrease in senior population, who tend not to have children in the household. C I T Y OF L A K E E L S I N O P E GENERAL P L A N 15 1990 2000 Percent Change in Household Type Number Percent Number Percent Households Total Households 6,066 100% 8,817 100 % 45% Families 4,414 73% 6,874 78% 56% Families with Own Children 2,848 47% 4,335 49% 52% Non - Families Renter - Occupied Owner - Occupied Average Household Size 1,652 27% 1,943 22% 18% 2,501 41% 3,086 35% 24% 3,565 59% 5,732 65% 61% 3.2 3.27 2.2% Source: U.S. Census 1990 and 2000, City of Lake Elsinore 1998 -2005 Housing Element Perhaps the most striking figure in Table 6 is the large increase in Owner - occupied households. While the number Renter - Occupied household's increased 24 percent from 1990 to 2000, the number of households that are Owner - Occupied increased 61 percent. The second largest increase in Households identified by Table 6 is the 56 percent increase in family households, an increase of nearly 2,500 families in households. Non - family households also increased, but much less dramatically at a rate of 18 percent. Household size and composition are often two interrelated factors. Communities with a large proportion of families with children tend to have a large average household size. In Lake Elsinore, the proportion of families without children has decreased, while at the same time the average household size has increased since 1990. The increase in household size is consistent with the increased number of children identified in the 0 -19 age group. The decrease in families without children may be due to the decrease in senior population, who tend not to have children in the household. C I T Y OF L A K E E L S I N O P E GENERAL P L A N 15 C hapter 6 Table 7 Household Size by Tenure CITY OF LADE (61-2 LSItY0RE Z� DREAM EXTREME d ry People per Household Renter 1990 Owner renter 2000 Owner Renter Percent Change Owner Percent Change 1 616 648 648 74, 50//0 14% 2 547 1,070 576 1,649 5% 54% 3 -4 835 1,328 1,113 2,020 33% 52% 5+ 503 519 749 1,322 49% 155% Total 2,501 3,565 3,086 5,732 24% 61% Source: U.S. Census 1990 and 2000 (Summary File 3); City of Lake Elsinore 1998 -2005 I lousing Element Table 7 compares household size by renter and owner between 1999 and 2000. Based upon this information, it appears the need for two and three bedroom units is still important as in both 1990 and 2000 the majority of households consisted of 2 -4 people. In addition, there was a significant increase of owners that consisted of households with five or more members, making units of three or more bedrooms increasingly important to accommodate these households. 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 can 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 Department of Housing and Urban Development (HUD), the median household income for Riverside County in 2000 was $47,400. Figure 1 shows that, in comparison with the County, Lake Elsinore has a larger proportion of the very poorest residents earning less than $15,000 per year. Lake Elsinore's middle class is comparable in size to the County. In the wealthiest categories where households are earning more than $150,000 per CITY OF LAKE ELSINORE GENER.AL PLAN 16 Chapter 6 CITY OF LADE LSIIYORE ?tom DREAM EXTREME year, the trend reverses from the lower income and the County has a much higher number of households in this category than Lake Elsinore. 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 between 0 and 30 percent of AMI • Very Low - Income Households earn between 31 and 50 percent of AMI • Low - Income Households earn between 51 and 80 percent of AMI • Moderate - Income Households earn between 81 and 120 percent of AMI • Above Moderate - Income households earn over 120 percent of AMI Figure 1 Household Income Distribution, 2000 Source: U.S. Census 2000 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 ELSINORE GENERAL PLAN 17 Chapter 6 CITY OF LADE LS1ROR,E VDREAM EXTREME size. As shown in Table 8, moderate- and above - moderate- income households comprise the largest share of all households, with 74 percent of the population falling into these categories. Low- income households comprise the second largest category. According -to the 2000 CHAS, over 13 percent of the City's total households are classified as extremely low income (0 -30 percent of AMI), 11 percent are classified as very low income (31 -50 percent of AMI), and approximately 16.8 percent were clasJlfled as low income (51 -80 percent A vil). However, the majority of the City of Lake Elsinore households (59 percent) are classified as moderate income (ei percent or greater of AMI) or greater. Table 8 Household Income by Tenure Total Renter Owner Income Category Number Percent Number Percent Number Percent Less than 30% (Extremely Low Income) 951 12% 604 18% 347 7% 30% to 50% (Very Low Income) 1,178 14% 735 22% 443 9% 51% to 80% (Moderate Income) 1,501 18% 796 23% 705 15% 80% or greater (Above Moderate Income) 4,570 56% 1,246 37% 3,324 69% Total 8,200 100% 3,381 100% 4,819 100% SCAG 1999; 1998 -2005 Lake Elsinore Housing Element Tenure is closely correlated with income, as those households with lower incomes usually cannot afford to buy a home (Table 8). Consistent with this fact, renters in Lake Elsinore earned significantly lower incomes overall, with 40 percent earning 50 percent or less of the median income for the County. This was a major difference between renter and owner households, as the proportion of owners earning less than half the median income was only 16 percent. CITY OF LAKE ELSINORE GENERAL PLAN 18 Chapter 6 Figure 2 Household Income- Renter Moderate/ Above Moderate Income Low Income Very Low Income Extremely Low Income CITY OF LADE LSIHORE DREAM EXTREME 0 200 400 600 800 1000 1200 Number of Households Elderly ® Small Families 0 Large Families 0 All Others Figure 3 Household Income- Owner Moderate/ Above }F .. Moderate Incomes ti.�_axr Low Income Very Low Income Extremely Low Income 0 500 1000 1500 2000 2500 3000 3500 4000 4500 Number of Households Elderly 0 Small Families 0 Large Families 0 All Others 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 19 Chapter 6 .Employment Trends CITY OF L LSII 110R ,E DREAM EXTREME - The City of Lake Elsinore has historically depended upon tourism for art-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 Flsinore (see Table 9), which include The "Lake Elsinore Outlet Center and Wal -Mart. In addition, the increase in the number of units constructed since 1990 also supports the large number of jobs within the construction industry. Table 9 Major Employers Number of Comnanv F.mnlnvPPS R„c;nocc Tenn Lake Elsinore Outlet Center 1,169 Retail Outlet Mall Lake Elsinore Unified School District 1,060 School District Costco 250 Retail Wal -Mart 228 Retail Pacific Clay 200 Manufacturing Lowe's 200 Retail Home Depot 200 Retail Target 200 Retail Albertsons 195 Supermarket Lake Elsinore Storm 175 Professional Baseball Club Stater Bros. Markets 131 Supermarket Lake Elsinore Resort /Casino 200 Restaurant /Casino Labeda Wheels /Precision Sports 150 Manufacturing Vons 145 Supermarket Sizzler 100 Restaurant Source: Lake Elsinore 2007 Comprehensive Annual Financial Report According to the United States Census 2000, there is an estimated 11,352 resident of Lake Elsinore with jobs. This number increased over 53.3 percent from 1990, when 7,407 residents C I T Y OF L A K E E L S I N O R E GENE R.A L P L A N 20 Chapter 6 CITY OF LADE LSIfJ0RE DREAM EXTREME reported having jobs. The increase in the number of residents with jobs is consistent with the population increase in the City from 1990 to 2000, which was 57.9 percent. Table 10 shows the type of occupations held by Lake Elsinore residents. The majority of residents are employed within the retail trade, many of which are located at the Lake Elsinore Retail Outlet. Food services and accommodation are the next highest categories, with professional service jobs the seventh highest occupation. Table 10 Major Industries Industry Description Number of Employees Percent Manufacturing 1,899 16.7% Retail Trade 1,657 14.6% Educational, Health, and Social Services 1,574 13.9 Construction 1,415 12.5% Arts, Entertainment, Recreation, Accommodation, and Food Services 981 8.6% Professional, Scientific, & Technical Services 836 7.4 Other Services (except public administration) 721 6.4% Transportation and Warehousing, Utilities 636 5.6% Wholesale Trade 493 4.3% Finance, Insurance, Real Estate, and Rental and Leasing 469 4.1% Public Administration 326 2.9 %O Information 244 2.1% Total 11,352 100% Source: US Census Bureau 2000 Census C I T Y OF L A K E E L S I N O R E GENERAL P L A N 21 Chapter b SPECIAL NEEDS GROUPS CITY OF LAKE L S 1 Ift 0R_ E DREAM EXTREME - Certain groups have more difficulty finding decent, affordable housing true 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 -rave higher rates of overpayment for housing, or overcrowding. A central goal of the T_-lousing Element is to assist in the hn „sing of persons with special needs. Elderly According to the 2000 Census, 1,933 senior residents lived in Lake Elsinore, representing 6.7 percent of the population. This was a 406 person increase over the 1990 Census figures. Although the number of seniors increased, the percentage of the City's senior population actually decreased from 8.4 percent in 1990 to 6.7 percent in 2000. The City has 1,361 senior households,' of which 18 percent were renters and just over 81 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 seniors the vast majority (92.3 percent) that 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 u_-ffv . rdab;a1ii;t� , This if uact is Juv vied 1 t )nnn Ce iJtJ Y, Ch ! C!rte !t1ha ! v.� iCL_r_t .s ,ii - i 11 -- �. _ L/S ____ individuals, or 255 individuals, were below the poverty level. 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, the 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 I Households of one or two people. Source: HUD CHAS Data Book (based on U.S. Census 2000) CITY OF LAKE ELSINORE GENERAL PLAN QA Chapter 6 CITY OF LADE LSIfiOIZE DREAM EXTREME positioning of appliances and fixtures, the heights of installations and cabinets, layout of unit to facilitate wheelchair movement, etc.). California State Code Title 24 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 Title 24 regulations were not in effect at the time that many of the City's housing units were constructed, there may be a shortage of housing units accessible to people with disabilities. Many Lake Elsinore residents have personal disabilities that prevent them from working, restrict their mobility, or make it difficult for them to care for themselves. In 2000, 17.5 percent of the population reported a disability, slightly below the proportion at the County level (20 percent). Most strikingly, nearly half of the senior population (47.5 percent) reported a disability. Table 11 Disability by Age Persons with a % of Total Age Age Group Total Persons Disability Group 5 -20 Years 9,069 647 7.1% 21 -64 Years 15,252 2,987 19.6% Over 65 Years 2,105 1,000 47.5% Total 26,426 4,634 17.5% Source: U.S. Census 2000 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. C I T Y OF LAKE E L S I N O R E GENERAL P L A N 23 C-hapter 6 CITY OF LAKL LJ11 OR,E; Z DREAM EPREMF 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 2000 Census reported 2,011 large households (five or more members) in Lake Elsinore, of which 63 percent owned a home. These households are usually families with n-tore Li-tart two children or families with extended family members such as in -laws or grandparents living in the same housing unit. According to CHAS data, 73 percent of large - family renters and 42 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. 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 24 Table 12 Special Needs Households Female- Headed Large Female- Headed Households with Own Characteristics Households2 Households Children Total Households 2,011 2;119 861 % of all households] 23% 24% 10% Renters 37% 53% 73% Owners 63% 47% 27% Source: U.S. Census 2000 1. City Total Households equals 8,817 2. Large households are considered as five or more members and include family and non - family honsaholdg 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 2000 Census reported 2,011 large households (five or more members) in Lake Elsinore, of which 63 percent owned a home. These households are usually families with n-tore Li-tart two children or families with extended family members such as in -laws or grandparents living in the same housing unit. According to CHAS data, 73 percent of large - family renters and 42 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. 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 24 Chapter 6 CITY OF LADE LSINOIZE DREAM EXTREME In 2000, 2,119 female - headed households lived in Lake Elsinore, representing 24 percent of all households. Female - headed households with children made up ten percent of all households. Farmworkers According to the 2000 Census, only 67 residents of Lake Elsinore have jobs in the "Agricultural, Farming, Forestry, Fishing and Mining" industries. This number has decreased by 99 since the 1990 census. historically, the City of Lake Elsinore's economy was linked to tourism, not agriculture. In addition, with the changes in the economy to service, retail, and manufacturing oriented sectors the number of agricultural jobs in expected to continue to decrease. Homeless Persons The 2007 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 4,508 homeless in Riverside County each night.z In Lake Elsinore, estimates are approximately 115 homeless persons on City streets on a given night. This represents approximately 2.6 percent of the County's homeless population. This statistic is an estimate and should be used with caution, as the potential margin of error is likely high, as recognized by the County of Riverside Homeless Count 2007.3 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 County of Riverside Homeless Count, 2007 3 "This report recognizes that there was an undercount of homeless persons. There were a few reports by counters who stated that some homeless people did not want to be counted. There were also a few reports by homeless service providers who felt that they may have missed some people who came for services." County of Riverside Homeless Count 2007. C I T Y OF L A K E E LS I N O P E G E N E R.A I_ P L A N 25 C [apter 6 CITY OF L LSi1�tG1"�E DREAM EXrREME 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 - tra ditiona Y factors. In addition, anew trend that has arisen since the 1980's is the lack of affordable housing available (Lake Elsinore Housing Element 2002 - 2007). The population in the City of Lake Elsinore has increased from 18,285 in 77V Lo an es- --atej population of 47 ; ?.r)()'7 The homeless account for nearly 1 percent of the total population of Riverside County, and the estimated number of people living at or below the poverty line is between 150,000 and 200,000 within the County. The large numbers of homeless persons, the cost of housing, 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 ��ab.l:,. h,,, -1 r`..,.. F:,.., -1: r',._.. TAT or'- Innno m1__ r,_�-- -C T -I-- -I- %��uU" 11cU a `.v111111UUlll U1 �aLC vvvl i`1vtk-C iit 17770. 11tC \_.1Ly UI L�IKe G15II1Ure 1S IIICIUUCU 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 473 full time shelter beds available in the entire region, according to the County of Riverside Homeless County 2000. Each year, between November 1St and March 31s' the Emergency Cold Weather Shelter Program (ECWSP) provides emergency shelter for homeless persons who cannot fain admittance into a reizular full time shelter. 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 36 percent (2,524 units) from 1990 to 2000. This exceeds the construction rate in Riverside County, which has occurred at a rate of 21 percent (100,827 units). Table 11 compares the growth rate of Lake Elsinore to other cities in Riverside County, and to Riverside County itself. C I T Y O F L A K E E L S I N O R E G E N E KA L P L A N PC Chapter 6 CITY OF LADE LSINORE DREAM EXTREME Housing Types Lake Elsinore was developed as a community of single - family dwelling units and has primarily remained such. The percentage of multiple- family units being built in comparison to single - family units has steadily decreased since 1990. Of the 275 units of building permits that were issued in 2000, none of them were for multiple family housing structures. Between 2000 and 2007 only 636 multiple family units were built in the City in comparison to the 5,411 single family units built. Single- family structures now make up 79.1 percent of the City's housing stock, with multi - family comprising nearly 15.9 percent and mobile homes and other housing filling out the remaining 5 percent. CITY OF LAKE ELSINORE GENERAL PLAN 27 Table 13 Housing Unit Growth - (by Number of Building Permits Issued) Percent Percent Percent Change Change Change 2000- 1990 - Jurisdiction 1990 2000 2006 1990 -2000 2006 2006 Corona 1,219 1,323 559 8.5% -57.7% - 54.1% Norco 131 147 7 12.2% - 95.2% -94.7% Lake Elsinore 274 275 1,407 0.4% 412% 414% Murrieta - 886 377 - -62% - Temecula 72 1,386 607 1,825% -56.2% 736% Riverside County 15,362 15,025 24,765 2.2% 64.8% 61.2% Source: HUD User Permits Information Housing Types Lake Elsinore was developed as a community of single - family dwelling units and has primarily remained such. The percentage of multiple- family units being built in comparison to single - family units has steadily decreased since 1990. Of the 275 units of building permits that were issued in 2000, none of them were for multiple family housing structures. Between 2000 and 2007 only 636 multiple family units were built in the City in comparison to the 5,411 single family units built. Single- family structures now make up 79.1 percent of the City's housing stock, with multi - family comprising nearly 15.9 percent and mobile homes and other housing filling out the remaining 5 percent. CITY OF LAKE ELSINORE GENERAL PLAN 27 Chapter b Table 14 Housing !`Unit Types CITY OF , 3C,1 �7=- DREAM EXTREME Housing Type 1990 Number Percent of Units of Total 2000 Number Percent of Units of Total 2007 Number Percent of Units of Total 2000- 2007 Percent Change in Units Single - Family Detached 3,673 52.6% 6,214 65.4% 9,881 63.4% 59% Single- Family Attached 687 9.8% 707 7.4% 2,451 15.7% 247% Total Single- Family 4,360 62.4% 6,921 72.8% 12,332 79.1% 78% Muiti- Family 2 -4 Units 583 8.4% 735 7.7% 728 4.7% -0.9% Multi - Family 5+ Units 1,071 15.3% 1,099 11.6% 1,742 11.2% 59% Total Multi - Family 1,654 23.7% 1,834 19.3% 2,470 15.9% 35% Mobile Homes, Trailer & Other 967 13.9% 751 7.9% 785 5% 4.5% Total 6,981 100.01/0 9,506 1V0.V /O 15,507 i00.0% 64% Source: CA Department of Finance, 2000 and 2007, 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 slightly increased towards more owners in the City between 1990 and 2000. Nearly 65 percent of Lake Elsinore residents owned the home in which they live in 2000. 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 15 -20 years. CITY OF LAKE ELSINORE GENERAL PLAN 28 Chapter 6 Tenure Total Occupied Owner Occupied Renter Occupied Table 15 Tenure and Vacancy 1990 Percent of Total Number Occupied 6,066 100.0% 8,817 3,565 58.8% 5,699 2,501 41.2% 3,118 CITY OF LADE LSIRORE DREAM EXTREME 2000 1990 Percent Rental of Total Percent Occupied Change 100.0% 45% 64.6% 60% 35.4% 25% Vacancy Rate 1990 2000 Rental 6.6% 2.5% Owner 2.9% 2.1% Overall Vacancy Rate 13.1% 7.2% Source: U.S. Census 1990 and 2000 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 — though 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 Department of Finance reported in 2007 that the City of Lake Elsinore had a vacancy rate of 8.12 percent, a slight increase from the 2000 vacancy rate but lower than the 1990 vacancy rate. HOUSING ISSUES Housing Condition 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 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 29 Chapter 6 CITY OF il LA1�E , L �L 1511IORJE� DREAM E)(TREME as a new roof, foundation work, plumbing, etc. The age of the housing stock, as defined by the year the units were built, is shown in Table 16. As of 2007, approximately 20 percent of all the housing units in the City were built before 1980, whereas approximately 59 percent of the units in Lake Elsinore were built between 1990 and 2007. 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 ritvSt itouSiitg JIWLAIU itUL iteeU 111[i1Vr reita Ulhtatlon at HIIS tithe. However, between 1980- and 1984 1,624 houses were constructed. At the end of this planning period (2014), approximately 31 percent of the City's housing stock will exceed 30 years in age. Table 16 Age of Housing Stock Year Constructed Number Percent 2000 or later 6,174 39.3% 1990 -1999 3,055 19.5% 1980 -1989 3,264 20.8% 1 970 -1979 1,199 7.6% 1960 -1969 748 4.8% 1950 -1959 619 3.9% 1940 -1949 242 1.5% 1939 or earlier 378 2.4% Total 15,679 100% Source: US Census 2000, HUD Information Due to the relatively young age of housing in Lake Elsinore, most of the housing stock in the City remains in good condition. However, there are approximately thirteen units within the City of Lake Elsinore that have been identified as needing significant rehabilitation. Of these units, one owner has obtained demolition permits for a unit. Code Enforcement is currently noticing the other twelve units, requiring them to improve their property. The Redevelopment Agency's 2005 -2009 Implementation Plan proposes to begin a program to help rehabilitate single and multi - family housing in sub -areas of each project area. In addition, qualified Lake Elsinore homeowners are eligible for the Economic Development Agency Home Repair Program through Riverside County for assistance in rehabilitating or repairing homes. CITY OF LAKE ELSINORE GENERAL FLAN 30 Chapter 6 Overcrowding CITY OF LADE LSIRORE DREAM EXTREME 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 2000 Census, approximately 15 percent of all housing units in the City were overcrowded, split evenly between severe overcrowding and moderate overcrowding. Though rates of moderate overcrowding (1 -1.5 persons per room) are roughly equal for renter- and owner - occupied units, severe overcrowding is much more pronounced for renter households. Approximately 13 percent of all renter - occupied units are severely overcrowded, while only 4.6 percent of owner - occupied units are. According to the 1990 Census, 12.5 percent of all households in the City were overcrowded, which means that the problem worsened slightly between 1990 and 2000. The City's 2000 overcrowding rate of 15 percent was also higher than the rate for the County as a whole, which was 13 percent. CITY OF LAKE ELSINORE GENE -RAL PLAN 31 Chapter b Table 17 Overcrowding by Tenure CITY OF LA1<7L ro Ii`iORf DREAM EXTREME % of all Number of Housing Housing Renter Units Units' Units % of all Renter Unitsz Number of Owner Units % of all Owner Units3 Overcrowded (1 - 1.5 persons/room) 658 7.5% 312 i0J% 346 6% Severely Overcrowded 0.5 persons /room) 665 7.5% 402 13% 263 4.6% Total Overcrowded ( >1 personslroom) 1,323 15% 714 23.1% 609 10.6% Source: U.S. Census 2000 1. Based upon US Census 2000 count of 8,818 total occupied housing 2. Based upon US Census 2000 count of 3,086 renter occupied units 3. Based upon US Census 2000 count of 5,732 owner occupied units 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 median Lake Elsinore home price in February 2008, based on 59 units sold, was $309,000 (see Table 18). This was over 25 percent lower than the median price in February 2007. Much of the region has experienced a decline in home prices following the sub -prime mortgage market collapse of 2007. The median home price in Riverside County as a whole was $16,000 higher than in Lake Elsinore, and has seen a drop of nearly 21 percent from the previous year, from $410,000 to $325,000. According to Dataquick Information Systems, as of November 2008, the median home price in Lake Elsinore has decreased further to $205,000 (based on 173 homes sold). Median housing prices in Lake Elsinore have declined at a similar rate as other neighboring cities, less dramatically than Corona and Murrieta but greater than Norco, Temecula, the City of Riverside and Riverside County. C I T Y OF LAKE F . L S I N O R E G E N E R.A L P L A N 32 Chapter 6 CITY OF LADE LSIRORE DREAM EXTREME Rental Housing According to the 2000 Census, 35 percent of Lake Elsinore households live in rental housing. Table 19 shows that the rents within Lake Elsinore generally fall within the range of HUD - determined fair market rents for Riverside County. Only the rental range for four - bedroom units begins above the fair market rent for the County, and the range only exceeds the fair market rent by $4. Therefore, the rental rates in Lake Elsinore do generally align with the HUD determined fair market rents. Table 19 Riverside County Fair Market Rents and Lake Elsinore Rental Ranges One- Two- Three- Four - Efficiency Bedroom Bedroom Bedroom Bedroom Fair Market $896 $979 $1,142 $1,622 $1,896 Lake Elsinore $650 -$900 $825 41,100 $1,100- $1,700 $1,450 - $2,400 $1,900 - $3,000 Source: HUD User 2008, Move.com, Apartmenthunterz.com, and Google.com 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 33 Table 18 _ Riverside County Median Home Prices - Location Feb. 2008 Feb. 2007 % Change Lake Elsinore $309,000 $325,000 - 25.36% Corona $430,000 $589,500 - 27.06% Murrieta $329,750 $480,000 - 31.30% Norco $455,000 $550,000 - 17.27% Riverside (City) $353,000 $415,000 - 14.94% Temecula $361,500 $445,000 -18.76 Riverside County $325,000 $410,000 - 20.73% Source: DataQuick Information Systems Rental Housing According to the 2000 Census, 35 percent of Lake Elsinore households live in rental housing. Table 19 shows that the rents within Lake Elsinore generally fall within the range of HUD - determined fair market rents for Riverside County. Only the rental range for four - bedroom units begins above the fair market rent for the County, and the range only exceeds the fair market rent by $4. Therefore, the rental rates in Lake Elsinore do generally align with the HUD determined fair market rents. Table 19 Riverside County Fair Market Rents and Lake Elsinore Rental Ranges One- Two- Three- Four - Efficiency Bedroom Bedroom Bedroom Bedroom Fair Market $896 $979 $1,142 $1,622 $1,896 Lake Elsinore $650 -$900 $825 41,100 $1,100- $1,700 $1,450 - $2,400 $1,900 - $3,000 Source: HUD User 2008, Move.com, Apartmenthunterz.com, and Google.com 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 33 CITY OF Chapter 6 Overpay ?« DKEAM EXTREME State and federal standards specify that households- spending more than 40 percent of gross annual income on housing experience a housing cost burden. Housing cost burdens occur when housing costs increase faster than household income. When a household spends more than 30 percent of inconne vii 1ou-s.ng 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 burdensome housing cost are more likely to become homeless or double up with other households. Homeowners with a housing cost burden have the option of selling the homes and become renters. Renters, on the other hand, are vulnerable and subject to constant changes in the housing market. Table 20 shows the connection between income, household type, and cost burden. The proportion of households experiencing cost burden declined as income increased. Households cwt _ __. __, (greater tt _ �n percent t__ t_---- -t__t� _ ' -_ __ --- spent -' - - '- - vviut overpayment (greater utait 30 percent vt ute itouseitviu s uteviite spent on nuusittg) -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 categories (extremely low income and very low income). People in these income levels that 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 34 Overall, renters are much likely to experience over payment, severe overpayment, or some type of problem with housing. In all income categories the renting households facing problems or cost burden exceed the number of similar type households that own their homes. CITY OF LAKE ELS1NOKE GENERAL PLAN 35 CITY OF Chapter 6 LADE LS I fiOIZE �Z DREAM EXTREME Table 20 Households Experiencing Housing Problems or Cost Barden Renters Owners Large Large Elderly (1 -2 Families Total Elderly (1 -2 Families Total Total Household Type members) (5 +) Renters members) (5 +) Owners Households Extremely Low Income (0 -30 %) % Any Problem 66.7% 93.8% 79% 54.5% 79.2% 67.8% 74.8% Cost Burden >30% 66.7% 87.5% 74.8% 54.5% 79.2% 65.5% 71.3% Cost Burden >50% 38.9.% 53.1% 59.5% 33.3% 70.8% 50.7% 56.2% Very Low Income (31 % -50 %) %Any Problem 100% 100% 91% 38.5% 100% 714% 82.7% Cost Burden >30% 100% 75.9% 83.8% 38.5 100% 72.4% 78.8% Cost Burden >50% 37.2% 20.7% 19.9% 5.1% 60% 35.6% 26.9% Low- Income (51 -80 %) % Any Problem 58.3% 70% 62.4% 35% 97.6% 67% 65% Cost Burden >30% 58.3% 6.7% 36.8% 31.9% 44.4% 53.5% 46% Cost Burden >50% 0% 0% 1.5% 9.1% 17.8% 24% 13.9% Moderate - /Above Moderate - Income (81% +) % Any Problem 0% 49% 23.6% 22.4% 53.6% 30.7% 29.1% Cost Burden >30% 0% 1.4% 3.3% 22.4% 23.6% 22.5% 18.3% Cost Burden >50% 0% 0% 0.9% 2.4% 0.4% 3.4% 2.9% All Income Categories % Any Problem 70% 72.6% 56.9% 33.7% 62.9% 41.8% 47.1% Cost Burden >30% 70% 35.2% 41.6% 32.8% 32.7% 33.9% 36.6% Cost Burden >50% 25.9% 15.4% 18.1% 9.4% 8.7% 12.3% 14.3% Overall, renters are much likely to experience over payment, severe overpayment, or some type of problem with housing. In all income categories the renting households facing problems or cost burden exceed the number of similar type households that own their homes. CITY OF LAKE ELS1NOKE GENERAL PLAN 35 Chapter V Affordability CITY OF LA i���' LSMORE 1 DREAM EXTREME - Affordability is determined by comparing the cost of Mousing to the income of local households. High housing costs impact communities far beyond the affordability problem. The lack of affordable housing contributed to high levels of housing cost burden, overcrowding, and even t in i. tt _a ti ism r ut leai.i_ C r r C .. JSS:e:essne Js. �.. asses -- ..J --Mr3 .....,..,:d Vi: �,J the tea:.........,. ..., u..... ai:u .tea ieey �vde i�ii. 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 (51 -80% AMI) 30% of 70% AMI 30% of 60% AMI Moderate Income (81 -120% AMI) 35% of 110% AMI 30% of 110% AMI 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 G E N E R- AL P L A N 36 Chapter 6 Table 22 Housing Affordability CITY OF LADE LSIROIZE DREAM EXTREME Notations: 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 $62,000 and 2008 HCD State Income Limits 5. Monthly affordable rent based on payments of no more than 30% of household income Definition of affordable housing cost per Health and Safety Code Section 50052.5 CITY OF LAKE ELSINORE GENERAL PLAN 37 Affordable Maximum AMI Payment Housing Costs Affordable Price adjusted Taxes & Income Group by size Renter Owner Utilities Insurance Home Rental Extremely Low (0 -30% AMI) 30% AMI One Person $13,020 $326 $326 $50 $80 $34,367 $276 Small Family $16,740 $419 $419 $100 $90 $40,168 $319 Four Person Family $18,600 $465 $465 $125 $95 $43,069 $340 Large Family $20,100 $503 $503 $175 $100 $39,992 $328 Very Low (30 -50% AMI) 50% AMI One Person $21,700 $543 $543 $85 $115 $60,208 $458 Small Family $27,900 $698 $698 $125 $130 $77,787 $573 Four - Person Family $31,000 $775 $775 $175 $140 $80,863 $600 Large Family $33,500 $838 $838 $200 $145 $86,576 $638 Lower (51 -80% AMI) 60 %AMI 70 %AMI One Person $26,040 $30,380 $651 $760 $100 $165 $86,928 $551 Small Family $33,480 $39,060 $837 $977 $150 $190 $111,890 $687 Four - Person Family $37,200 $43,400 $930 $1,085 $200 $210 $118,658 $730 Large Family $40,200 $46,900 $1,005 $1,173 $250 $220 $123,492 $755 Moderate (81- 120% AMI) 110% AMI One Person $47,740 $1,194 $1,392 $100 $215 $189,399 $1,094 Small Family $61,380 $1,535 $1,790 $150 $260 $242,634 $1,385 Four - Person Family $68,200 $1,705 $1,989 $200 $280 $265,293 $1,505 Large Family $73,700 $1,843 $2,150 $250 $300 $281,190 $1,593 Notations: 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 $62,000 and 2008 HCD State Income Limits 5. Monthly affordable rent based on payments of no more than 30% of household income Definition of affordable housing cost per Health and Safety Code Section 50052.5 CITY OF LAKE ELSINORE GENERAL PLAN 37 Chapter b CITY OF l AIDE / Co LSIIYC7IZE VDREAM EXTREME Comparing housing costs and maximum affordable prices for low- income households shows that low- income households are being priced out of the Riverside County rental and ownership market. Given the median home prices presented in Table 22, single - family home ownership is beyond the reach even of most moderate - income households. Even condominiums are likely to be too expensive to be bought without iltcurring a cost burden. in the rental market, extremely low- income households generally cannot afford the market rents in Lake Elsinore without paying more than 30 percent of their income. While some low - income households may be able to afford one- bedroom units in the City (Table 17), such units are too small for large households. However, even large families in the moderate income category are priced out of most homes in the City. Assisted Housing at Risk of Conversion to Market Rate Housing State housing law requires an inventory and analysis of government- assisted dwellings 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. A review of the assisted housing inventory maintained by HUD indicates that one assisted multi - family complex is subject to expiration of affordability restrictions.A The rest of the multi- family develonment.s with affnrclabh- >>nit-, in l.At- Fl..innro maintain a norr,ontnao of nffnr:lnhlo - - -- _ --_ -- ------- -- -__. _ units that are subject to affordability covenants, which will ensure continued affordability. The City uses various funding sources, including Redevelopment Housing Bonds, CDBG (through Riverside County) and Section 8 rental assistance to preserve and increase the supply of affordable housing in the City. Financial assistance is provided to both non- profit and for - profit housing developers. Project -based funding is provided by HUD through its New Construction, Substantial Rehabilitation, and /or Loan Management Set -Aside (LMSA) Programs. This funding, which generally is in the form of a subsidized mortgage, comes with the requirement that a percentage of the units in the building be affordable for a contractually determined period. While many of these contracts were long term (15 to 20 years) at the beginning of the project -based Section 8 4 California Housing Partnership Corporation (List of at -risk properties filing notices with HCD); Department of Housing and Urban Development CITY OF LAKE E L S I N 0 K E GENERAL PLAN K1:? Chapter 6 CITY OF^ LADE LSIIYOIZE DREAM EXTREME program, now they are mostly one to two years in length. These contracts are usually renewed by the building owner, however, the fact that they do-not have to be reneweJ means that many project -based Section 8 subsidized units face the ever - present possibility of conversion to market rate status. In order for an owner of a project -based subsidized building to opt out of the Section 8 program, he or she is required to provide at least one- year's notice to residents, the local HUD contract administrator, and the local jurisdiction. None of the seven subsidized properties listed in Table 23 is owned by a non - profit, increasing the eventual risk of conversion to market rate. The Lakeside Apartments and Broadstone Rivers Edge Apartments both have Redevelopment Agency Restrictions requiring a percentage of the units be reserved for low and moderate income levels. 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 39 Chapter b Housing Authority 14 N/A 16436 Broadway of Riverside County CITY OF LAKE-, LSII ORE DREAM EXTREME Fairview Apartments Family 16 Table 23 33051 Fairview Street - Subsidized Dwelling Units _ Edge Apartments Family 184 28 Redevelopment N/A 2088 Lakeshore Drive 9 of Earliest Total Affordable Conversion Project Narne i'enant `i'ype nits Units Funding Program Date Parkside Apartments Senior/ 442 Kellogg Street Handicapped/ 37 14 HCD Financed N/A (Limited Profit) Disabled Villa Siena Apartments Family 126 126 Low Income N/A Housing Tax Credit 31300 Casino Drive Lake View Apartments (Phase I) Sec 8 Rental Family 88 73 10/26/2011 32209 Riverside Drive Assistance (Limited Profit) Lake View Apartments (Phase 11) Sec 8 Rental Family 64 64 10/26/2011 32209 Riverside Drive Assistance (Limited Profit) - Lake Elsinore - akeside Apartrr;er;ts Family 128 52 Redevelopment 2023 15195 Lincoln Street Agency Restrictions Broadway Machado Apartments Family 28 Housing Authority 14 N/A 16436 Broadway of Riverside County Street Fairview Apartments Family 16 Housing Authority 16 N/A 33051 Fairview Street of Riverside County Broadstone Rivers Lake Elsinore Edge Apartments Family 184 28 Redevelopment N/A 2088 Lakeshore Drive Agency Restrictions Sources: HUD Section 8 Database, Special Report: Low Income Housing Tax Credit Properties in California (www.nhtinc.org); Riverside County Housing Authority (www.harivco.org); Lake Elsinore 1998 -2005 Housing Element 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 40 Chapter 6 At -Risk Units CITY OF^ LADE LSINORE DREAM EXTREME Over the next ten years (2008- 2018), the Lake View Apartments, which provides 64 affordable units, has expiring affordability covenants. The project is a limited profit ownership, and it is unknown at this time whether the owners will renew the Section 8 contracts. Transfer of Ownership 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 upon 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. Additionally, projects in which all of the units are affordable, rather than just a portion, are more likely to be feasible because they can participate in ownership transfers more simply. PRESERVATION AND REPLACEMENT OPTIONS A total of 64 units are at -risk of conversion to market rate during the upcoming planning period from July 1, 2008 to June 30, 2014. Affordability covenants in Lake Elsinore include developments that hold a Federal Section 8 contract and /or are financed with Redevelopment Set -Aside funds or Federal programs (CDBG, HOME). The Lake View Apartment complex is subsidized through the Housing of Urban Development Section 8 program. The development listed in Table 32 is owned and managed by a private company, so the option to convert to market rate continues to exist in the future. The cost of preserving these units is estimated to be less in most cases to the City when replacing the units through new construction. Replacing the units with rehabilitated units may be cost effective in some instances. Actual costs involved in each option will depend on the rental and real estate market situations at the time the affordability controls on these projects expire. Preservation of the units as affordable may require financial incentives to the project owners to extend low- income use restrictions. Other scenarios for preservation would involve purchase of the affordable units by a non - profit or public agency, or local subsidies to offset the difference between affordable and market rents. HCD provides a list of qualified entities that can acquire and manage at -risk developments and is included in this document as Appendix D. CITY OF LAKE ELSINORE GENERAL PLAN 41 Chapter 6 CITY OF Lam. LADE L LS 11` 0R E DREAM EXTREME Preservation of at -risk projects can be achieved in a variety of ways, with adequate funding availability. These include: • Contract extension • Transfer of ownership to non - profit developers and housing organizations ® L,ocal rental subs-1 CJt ies • Purchase affordability covenants J Alternatively, units that are converted to market rate may be replaced with new assisted multi- family units with specified affordability timeframes. Rental Assistance State, local, or other funding sources can also 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. Given the mix of unit sizes of the at -risk development, the total annual subsidy to maintain the 64 at -risk units is estimated at $26,944 (see Table 24). `fable 24 Estimated Monthly Subsidy to Moderate Income Residents Affordable Unit FMR Rent' No. Units Difference Total 1 Bedroom $979 $1,294 16 $315 $5,040 2 Bedroom $1,142 $1,685 32 $543 $17,376 3 Bedroom $1,622 $1,905 16 $283 $4,528 Total $26,944 Affordable rent includes all utilities listed in Table IV -24 Purchase Affordability Covenants Another option to preserve the affordability of at -risk projects is to provide an incentive package to the owners to maintain the projects as low- income housing. Incentives could include writing down the interest rate on the remaining loan balance and /or supplementing the Section 8 subsidy received to market levels. The feasibility of this option depends on whether the complexes require rehabilitation, or are too highly leveraged. By providing lump -sum financial C I T Y O F L A K E L L S I N O R E ENE R.AL PLAN 1% Chapter 6 CITY OF LADE LSII`IOIZE I ` DREAM EXTREME incentives or on -going subsidies in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units._remain affordable. Construction of Replacement Units Maintenance of the at -risk housing units as affordable will depend largely on market conditions and the attractiveness of financial incentives that the City can provide to investors. Should affordability controls on these projects be lost in the City, the City has the option to construct new units to replenish its housing stock. The cost to replace the 64 units at -risk of converting to market rate during the 2008 - 2014 housing element planning period will vary based on the timing of replacement and the economic conditions in the region. Recent construction cost information, from the Building Industry Association, of an average of $125 to $130 per square foot for multi- family units was used to gauge the cost of replacing the at -risk units. Using average square footages of 600 square feet for one bedroom units, 700 square feet for two bedroom units, 800 square feet for three bedroom units, Table 25 shows the cost of replacing the at -risk units through new construction is approximately $5,200,000. The $125 per square foot estimate is used for this analysis as land in this area of Riverside County is considered affordable in comparison to other portions of the County. Actual replacement cost maybe lower due to market factors in the Lake Elsinore area. Table 25 Replacement Cost by Type of Unit Unit Size Square Feet Cost Per S.F. Cost Per Unit Number of Units Total Cost 1 Bedroom 600 $125 $75,000 16 $1,200,000 2 Bedroom 700 $125 $87,500 32 $2,800,000 3 Bedroom 800 $125 $100,000 16 $1,200,000 Total Cost $5,200,000 Again, it should be noted that HUD funding will likely be available to preserve the units. This fact coupled with the high cost for replacement, makes this an unviable option. 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 K E G E N E R.A L P L A N 43 Chapter 6 CITY OF LA1�E LS l` RJE 5'�= DREAM EXTREME � "' • Housing needs resulting from population growth, both in the City and the surrounding region; • Housing needs resulting form 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 26 Summary of Existing Housing Need Overpaying Households' Special Needs Groups Renter 1,741 Elderly Households 1,361 Owner 1,943 Disabled Persons 4,634 Total 3,684 Large Households 2,011 Extremely Low- Income (0 -30% AMI) 817 Female Headed Households 2,119 Very Low- Income (31 -50% AMI) 771 Female Headed Households with Children 861 Low - Income (51 -80% AMI) 680 Farmworkers 67 Overcrowded Householdsz Homeless 115 Renter 714 Owner 609 Affordable Units At -Risk of Conversion 64 Total 1,323 Source: 2000 Census, 2000 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 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 C I T Y OF L A K E E L S I N O R E GENERAL P L A N 44 Chapter 6 Table 27 CITY OF^ LADE I LSINOR DREAM EXTREME Housing Assistance Needs of Low - Income Households Household by Renters Owners Type, Income and Large Total Large Total Total Housing Problem Elderly Families Renters Elderly Families Owners Households Extremely Low - Income (<30 %AMI) 90 160 714 165 48 432 1,146 % with any housing problems 66.7% 93.8% 79% 54.5% 79.2% 67.8% 74.8% % Cost Burden >30% 66.7% 87.5% 74.8% 54.5% 79.2% 65.5% 71.3% % Cost Burden >50% 38.9% 53.1% 59.5% 33.3% 70.8% 50.7% 56.2% Very Low - Income (>30 to 50% AMI) 78 145 544 195 75 435 979 % with any housing problems 100% 100% 91.0% 38.5% 100% 72.4% 82.7% % Cost Burden >30% 100% 75.9% 83.8% 38.5% 100% 72.4% 78.8% % Cost Burden >50% 37.2% 20.7% 19.9% 5.1% 60.0% 35.6% 26.9% Low- Income ( >50 to 80% AMI) 60 150 665 329 169 813 1,478 % with any housing problems 58.3% 70.0% 62.4% 35.0% 97.6% 67.0% 65.0% % Cost Burden >30% 58.3% 6.7% 36.8% 31.9% 44.4% 53.5% 46.0% % Cost Burden >50% 0.0% 0.0% 1.5% 9.1% 17.8% 24.0% 13.9% Total Households 247 749 3,060 1,114 1,306 5,733 8,793 % with any housing problems 70.0% 72.6% 56.9% 33.7% 62.9% 41.8% 47.1% % Cost Burden >30% 70.0% 35.2% 41.6% 32.8% 32.7% 33.9% 36.6% % Cost Burden >50% 25.9% 15.4% 18.1% 9.4% 8.7% 12.3% 14.3% 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 (CI IAS) Datebook, 2004 (Census 2000 data). CITY OF LAKE ELSINORE GENERAL PLAN 45 Chapter n CITY OF LA E LJIl iORf DREAM EXTREME Specific households in Lake Elsinore had disproportionate housing needs. In general, renter - households had a higher level of housing problems (56.9 percent) compared to owner - households (41.8 percent). Among the 247 elderly Tenter- households in *e City, 248 or 92 percent are at or below 80 percent of Area Median Income. Approximately 58 percent of this category has one or more housing problems. PROTECTED HOUSING NEED 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 699,368 new housing units for the 2008 -2014 planning period. 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 5,590 housing units to accommodate in the housing element period. The income distribution is as shown in Table 28. Table 28 Regional Housing Needs Allocation 2008 -2014 Number of Units Percent of Total Income Group % of County AMI Allocated Allocation Very Low' 0 -50% 1,311 23.5% Low 51 -80% 921 16.5% Moderate 81 -120% 1,041 18.6% Above Moderate 120 %+ 2,316 41.4% Total - -- 5,590 100% '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 MFI). CITY OF LAKE ELsINORE GENERAL PLAN 46 Chapter 6 CITY OF LADE LSIAOR E DREAM EXTREME According to Housing Element Law Section 65583, local agencies shall 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 2006 SCAG RHNA projected 1,311 very low- income households in the upcoming planning period. Therefore, the percentage of 50 percent can be applied to calculate extremely low- income households projected in the upcoming planning period. As a result, 656 extremely low - income households are projected in Lake Elsinore between 2006 and 2014. This Housing Element will describe policies and programs that the City can utilize towards implementing this housing needs allocation. CITY OF LAKE ELSINORE GENERAL PLAN 47 Chap-ter 6 CITY OF LADE g� , L S I If 10 1 CE i4 -41 --,: DREAM EXTREME CITY OF LAKE ELSINORE GENE R.AL PLAN CE:? Chapter 6 CITY LADE LSIHOP E DREAM EXTREME -6.3 Housing :fir. s - 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 also 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). CITY OF LAKE ELSINORE GENERAL PLAN %, Chapter b CITY OF LAKE LSINOB L: d ry 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 national averages for costs per square foot unit of apartments and single - family homes are as follows: • Type I or II, Multi - Family: $111.73 to $126.4.3 per sq. ft, • Type V Wood Frame, Multi - Family: $86.28 to $90.83 per sq. ft. • Type V Wood Frame, One and Two Family Dwelling: $94.06 to $99.79 per sq. ft. The unit costs for residential care facilities generally range between $109 and $150 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. The cost per square foot of a mobile home ranges from $45 to $55. A modular single family dwelling typically costs approximately 85 percent of what a typical wood -frame dwelling would cost. 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 LI lC UJS SOII:ICJ UI Sl:aie. a..i5 i...,. iiL iivii i.. CUti tS i...,i pd�t::::.tIa� UeI IeI; :1'Iteli :....IiSlty U(,. -1uSes a 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 over the past decade due to a decrease in the availability of vacant or otherwise developable land in the Inland Empire region. Current land costs in Lake Elsinore are similar to land costs in the neighboring cities of Murrieta, Temecula, Corona, and in County unincorporated areas. The land prices in Table 29 are based on sales of vacant residential land in April 2008. CITY OF LAKE ELSINORE GENE R.AL PLAN 50 Chapter 6 Table 29 Vacant Residential Land Sales CITY OFD LADE LSI ROBE DREAM EXTREME Price per Property located in City Price Square Feet Square Foot Riverside County Murrieta $1,039,495 217,800 $4.77 $269,000 49,658 $5.42 $799,000 217,800 $3.67 $645,000 174,240 $3.70 $595,000 29,185 $20.39 $345,000 63,598 $5.42 Temecula $1,599,000 280,962 $5.69 $794,900 174,240 $4.56 $189,000 87,120 $2.17 $675,000 87,120 $7.75 $650,000 87,120 $7.46 $925,000 89,000 $10.39 $970,000 32,670 $29.69 $785,000 54,000 $14.54 Lake Elsinore $2,999,000 215,622 $13.91 $650,000 138,956 $4.68 $720,000 43,560 $16.53 $450,000 34,412 $13.08 Average Price per Square Foot $9.66 Source: MLS Listings, April 2008 CITY OF LAKE ELSINORE GENERAL PLAN 51 Chapter b CITY OF LA "LSIi ORf DREAM EXTREME Vacant land in bake Elsinore and surrounding areas generally averages around $10.00 per - square foot. The high cost of land is a contributing factor to the lack of affordable housing in 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 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. In recent years, 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 WnA- rc in nranc o (niir.tt anri T nc Ancr Ioc ('n,,nffx, 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. Data summarizing raw land costs in western Riverside County indicate that the cost for a 7,200 square foot lot of raw land ranges from $6,120 to $22,950 in the three study areas that encompass Lake Elsinore, around the year 2000. A finished lot was valued from $39,120 to $60,950 in 2000 (values are for a hypothetical 100 -unit development of single - family detached housing units). It is assumed that this range in value has increased over the past eight years. The average costs associated with raw land and finished lots were $14,890 and $50,220 in the Lake Elsinore region, respectively. Assuming a density of four units per acre, the value per gross acre — includes four lots plus necessary infrastructure such as roads, sidewalks, and right - of- ways— ranges from $24,480 to $91,800 in the three study areas, or an average of $59,560 (Stan Hoffman & Associates, April 2000). CITY OF LAKE ELSINORE GENERAL PLAN 52 Chapter 6 CITY OF LADE LSINOIZE ?Z� DREAM EXTREME Although they remain a significant cost component of -a new home, land pric,�s 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. State law exempts affordable housing projects from the prevailing wage requirement if they are financially assisted with only redevelopment housing set -aside funds. However, if other public funds are involved, which is often the case, prevailing wage rates may still apply. 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 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. 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 persons ability to purchase a home or invest in repairs and improvements. As shown in Table 30, a total of nearly 275,000 households applied for conventional mortgage loans to purchase homes in the Riverside -San Bernardino - Ontario MSA during 2006, of which Lake Elsinore is a part. The data includes purchases of one- to four -unit homes, as well as manufactured homes. Close to 85 percent of the loan applications were received from C I T Y OF LAKE E L S I N O R E GENERAL P L A N 53 Chapter 6 CITY OF LADE L5I1 iOR1 E DREAM EXTREME 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 eight percent and two percent, respectively. More than half of the applications were originated (approved by lenders and accepted by applicants) and nearly 22 percent were denied, with the remaining 27 e r%citi vi iitC: a lil.a uVUJ vJitltUrawlt, l.1VJCU for incompleteness, or not accepted by the p pplicatio Y; applicants (see Table 30). As expected, the denial rate was lowest for the moderate- and tipper - income groups. Table 30 Disposition of Conventional Home Purchase Loan Applications Riverside -San Bernardino- Ontario MSA Applicant Total Income Apps. % of Total % Orig. % Denied % Other's Lower- Income 6,146 2% 40.7% 30.0% 29.3% (<80% MFI) Moderate - Income (80 to 21,167 8% 50.5% 23.3% 26.2% 120% MFI) Upper- Income (>120% M?~I� 228,441 83% 53.1% 21.2% 25.7% All 274,117' 100 %5 52.2% 21.2% 26.6% Source: Home Mortgage Disclosure Act (HMDA), 2006. * "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. Origination rates can be expected to contract further, as a recent national survey conducted by the Federal Reserve found that 60 percent of banks responding reported they had tightened their lending standards for subprime mortgages. Additionally, 40 percent of responding banks said they had tightened lending standards for prime mortgages for people with the best credit records, while none reported easing standards.6 5 Income data was unavailable for seven percent of the applicants. 6 Sudeep Reddy, 'Banks Hit Borrowers with Stricter Rules," The Wall Street Journal Online, 7 November 2007. Accessed February 2008 at http:/ / www .realestatejournal.com /buysell /mortgages /20071107- reddy.htm1. C I T Y O F L A K E E L S I N O K E G E N E K L P L A N 54 Chapter 6 CITY OF LADE LSIIYOIZE DREAM EXTREME Government - backed lending represents a significant, although underutilized, alternate financing option for Lake Elsinore residents. Only 1,993 Riverside /San Bernardino -area households applied for government- backed lending in 2006. Surprisingly, very few lower - income households took advantage of government- backed lending such as Fannie Mae and Freddie Mac, and the denial rate for low - income applicant households was higher than that for moderate- and upper- income applicants. Usually, low- income households have a much better chance of getting a government- assisted loan than a conventional loan. However, the recent lending market offered other loan options such as zero percent down, interest -only, and adjustable loans. As a result, government- backed loans have been a less attractive option for many households. Table 31 Disposition of Government- Assisted Home Purchase Loan Applications for the Riverside -San Bernardino - Ontario MSA Moderate - Income (80 to Total % of % % Applicant Income Apps. Total % Orig. Denied Other* Lower - Income (<80% MFI) 387 19% 61% 16% 23% Moderate - Income (80 to 710 120% MFI) 36% 66% 13% 21% Upper- Income ( >120% MFI) 862 43% 68% 11% 21% All 1,993 ** 100 %7 65% 13% 22% Source: Home Mortgage Disclosure Act (HMDA), 2006. * "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 Interest rates substantially impact home construction, purchase, and improvement costs. A fluctuation in rates of just 2.5 percent can make a drastic difference in the annual income needed to qualify for a loan. In the recent past, Lake Elsinore and the country as a whole have experienced interest rates at historically low levels, enabling many households to purchase a home. These rates have risen over the past few years, and many households — particularly households with adjustable rate mortgages - have realized that they are unable to pay new mortgage rates. However, as the Federal Reserve lowered rates in late 2007 /early 2008, options for refinancing are again becoming an option. Even so, the availability and cost of capital required for pre- development costs for new housing, such as land purchase option money and 7 Income data was unavailable for two percent of the applicants. CITY OF LAKE ELSINORE GENERAL PLAN 1.x.7 Chapter b CITY OF LAKE C LJII i0'1Z� DREAM EXTREME project design and entitlement processing, as well as uncertainty in the larger housing market, remain a deterrent to development of affordable multi - family housing. The recent increases in interest rates have also resulted in an increase in the number of foreclosures for households with sub -prime loans. In many cases, financing for these homes was iaue through the credit iar ivaiS are ciaractcriZcu by iigiter IL Di ui n L. ii I interest rates and fees than prime loans, and are more likelv to include prepayment penalties. Riverside County reported the second highest overall increase in notices of default of any area in Southern California with an increase of 118 percent from the fourth quarter in 2006. The median increase for Southern California was 99 percent. Table 32 C,mi +horn C'nlifnrnin Nnfiroc of rlofnnlf County/Region 2006Q4 2007Q4 Percent Change Los Angeles 7,445 13,613 82.80% Orange 1,983 4,276 115.60% San Diego 3,150 6,151 95.30% Riverside 4,528 9,913 118.90% San Bernardino 3538 7.288 106.00% Ventura 794 1,504 89.40% Imperial 167 401 140.10% Southern CA* 21,605 43,146 99.70% * Includes additional counties Source: DataQuick January 22, 2008 News Release, California Foreclosure Activity Still Rising 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 (Section 65583) this section addresses six potential constraints to housing development: CITY OF LAKE ELSINORE GENER.AL PLAN 56 Chapter 6 CITY OF^ LADE 9 LSIRORE DREAM EXTREME • 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 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 The City completed a comprehensive update of its General Plan in 2009. The Community Form Element sets forth the City's policies for guiding local development and growth. These policies, together with zoning regulations, establish the amount and distribution of land uses within the City. The Community Form Element provides residential development opportunities consistent with those allowed under the City's currently existing R -M -R, R -R, R -E, R -1, R -2, R -3, and MC zones. It also introduced 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 (35 units per acre with a density bonus incentive). However, the current Zoning Code makes no reference to mixed use designations introduced as part of the General Plan update. In the near future, the City will be updating the Zoning Code to conform to the newly adopted General Plan. Therefore, the above mentioned residential zoning designations within the City are subject to change. The City of Lake Elsinore has calculated a projection of the number of housing units that will exist at build out pursuant to the Land Use Plan. According to the General Plan Environmental Impact Report, 67,841 housing units can be accommodated in Lake Elsinore at build -out. According to the Census, 9,527 units existed in 2000. Department of Finance estimates indicate that the current housing stock is approximately 16,140 (reported in January of 2008). Thus, current land use policy allows for a maximum potential of another 51,701 units, although this number is flexible, depending upon the actual density yields of individual development projects. CITY OF LAKE ELSINORE GENERAL PLAN 57 Chapter 6 Table 33 Residential Land Use Designations CITY ofd Lf 7 LSI iOl�E DREAM EXTREME General Plan Corresponding Maximum Land Use Category Zone Districts Densities Typical Residential Types 1 -10 DU %acre Detached single - family dwellings & small Hillside Residential TBD depending on agricultural uses slope High Density Residential TBD 19 -24 DU /acre Attached single - family dwellings, multi- family residential units, group quarters Commercial Mixed Use TBD 7 -18 DU /acre i<esidential uses are allowed in a subordinate capacity. Residential Mixed Use TBD 19 -24 DU /acre Any Note 1: The General Plan and Comprehensive Zoning Regulations allow for higher densities based on the type of development proposed. See discussion below. Source: 2009 City of Lake Elsinore General Plan Residential land use designations are dispersed throughout the City. Densities range from one to six units per acre for Low Density areas and up to 24 units per acre in the High Density Residential areas. With the inclusion of Density Bonus Incentives, these High Density Residential areas can include densities up to 35 units per acre. The Land Use Element designates approximately 60 percent of the City and Sphere of Influence's land for residential use. In addition, 245 acres are designated Residential Mixed -Use (RM), which allows residential uses to be integrated with commercial uses. 330 acres are designated Commercial Mixed Use (CM), which allows both commercial and residential uses. C I T Y OF L A D E E L S I N O R E G E N E RA L P L A N 58 Detached single - family dwellings, Low Density Residential TBD 1 DU /acre secondary residential units, hobby farming Low - Medium Density TBD 1 -6 DU /acre Detached single - family dwellings, secondary residential units Attached and detached single- family Medium Density TBD 7 -18 DU /acre dwellings, duplexes, triplexes, fourplexes, Residential multi - family residential units, group quarters High Density Residential TBD 19 -24 DU /acre Attached single - family dwellings, multi- family residential units, group quarters Commercial Mixed Use TBD 7 -18 DU /acre i<esidential uses are allowed in a subordinate capacity. Residential Mixed Use TBD 19 -24 DU /acre Any Note 1: The General Plan and Comprehensive Zoning Regulations allow for higher densities based on the type of development proposed. See discussion below. Source: 2009 City of Lake Elsinore General Plan Residential land use designations are dispersed throughout the City. Densities range from one to six units per acre for Low Density areas and up to 24 units per acre in the High Density Residential areas. With the inclusion of Density Bonus Incentives, these High Density Residential areas can include densities up to 35 units per acre. The Land Use Element designates approximately 60 percent of the City and Sphere of Influence's land for residential use. In addition, 245 acres are designated Residential Mixed -Use (RM), which allows residential uses to be integrated with commercial uses. 330 acres are designated Commercial Mixed Use (CM), which allows both commercial and residential uses. C I T Y OF L A D E E L S I N O R E G E N E RA L P L A N 58 Chapter 6 CITY OF LADE L LSIHORE ?Z DREAM EXTREME Residential and Commercial Mixed Use designations are intended for more urban areas within the City. The Residential Mixed Use designation focuses on higher density rgsidential 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 two mixed use designations creates 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 Municipal Code. 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 (2006). CITY OF LAKE ELSINORE GENERAL PLAN 59 Standards CITY OF L A K " LS11 0 P E DREAM EXTREME Table 34 Residential Development Standards R -M -R R -R R -E R -H R -1 R -2 6,000 sf* (interior lots) Minimum Lot Area 10 acres 2 acres 1/2 acre* 12,000 sf* Existing lots 7,700 sf* (corner lots) <8,400 sf = 1 60 ft 160 ft 100 ft 80 ft 65 ft (corner 160 ft Minimum Lot 70 ft (cul- 50 ft (cul 45 ft (cul -de- lots ) Width 70 ft (cul- de -sacs) de-sacs) sacs) 40 ft (cul -de- de -sacs) N/A 25 ft (flag 25 ft (flag lots) sacs) Dwelling Unit lots) lot area Lots 8,400 sf or GJ 1L (11Ci�' 1VLJ) R -3 7,260 sf 8,400 sf 60 ft 70 ft Source: City of Lake Elsinore Zoning Code, 2006 * Exceptions and /or specifications apply. C I T Y 0 E L A K E E L S I N 0 P, E G E N E RA L P L A N 60 Existing lots <8,400 sf = 1 du/2,420 sf of Lot Area per 1 du/3,630 sf of lot area N/A N/A N/A N/A N/A Dwelling Unit lot area Lots 8,400 sf or more = 1 du /1,815 sf of lot area Studio: 450 sf Studio: 450 sf 1 -bed: 600 sf 1 -bed: 600 sf Minimum DU 2 -bed +: 700 sf 2 -bed +: 700 sf Floor Area 1,400 sf 1,400 sf 1,500 sf 1,200 sf* 1,000 sf* + 100 sf for + 100 sf for each each additional additional bedroom bedroom 40 ft 30 ft 30 ft* 20 ft* 20 ft* 20 ft* 20 ft avg. Minimum Front Setbacks Side 30 ft* 20 ft* 15 ft* 5 ft & 12 ft* 5 ft* 5 ft* 10 ft* Rear 50 ft 50 ft 50 ft 20 ft 20 ft* 15 ft* 10 ft* Maximum 10% 20% 25% 30% 50% 50% 60% Building Coverage Maximum Building Height 30 ft 30 ft 30 ft 30 ft 30 ft* 30 ft* 30 ft* Source: City of Lake Elsinore Zoning Code, 2006 * Exceptions and /or specifications apply. C I T Y 0 E L A K E E L S I N 0 P, E G E N E RA L P L A N 60 Chapter 6 Open Space CITY OF LADE LSINOIZE 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 12du /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 20du /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 and similar to lesser open space requirements provides greater flexibility within the City of Lake Elsinore to provide affordable housing. CITY OF LAKE ELSINORE GENERAL PLAN 61 Chapter 6 Parking CITY OF LADE L LSIROI-E DREAM EXTREME City parking standards for residential developments are tailored to the -vehicle ownership patterns associated with different residential uses. The Zoning Ordinance requires parking based on the number of units on the property. Parking requirements for residential uses are listed in Table 35. For single - family developments, Title 17 requires two parking spaces within an enclosed garage and two additional open spaces on the driveway. Multi-far iIxr residential requirements vary based on the number of bedrooms in each unit, and require guest parking. Table 35 Parking Requirements Type of Dwelling Parking Requirements G covered U parking lb' JtJQICJ Put LJU PluJ L Single- Family Dwelling open spaces in a driveway Multiple - Family Dwelling Units Studio and One - bedroom unit Two or more bedroom unit S 11 oo Uldlb houseS 1 covered and 2/3 uncovered parking spaces per DU 1 covered and 11/3 uncovered parking spaces per DU _ space per res. -u—, Convalescent, nursing and /or rest homes 1 open parking space for each 3 beds Source: City of Lake Elsinore Zoning Regulations, 2006 Section 17.148.030- Number of parking spaces permitted. Parking standards require fewer parking stalls for smaller units such as studios and one - bedroom units. In addition, Section 17.58.045- Density Bonuses, Additional Incentives, permits the City to reduce the required number of vehicular spaces that would otherwise be required. Section 17.58.050- Density Bonus Agreement Requirements, is consistent with the parking requirements of 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. The City's Density Bonus standards also allow for additional creativity and flexibility in development. The parking requirements are not viewed as CITY OF LAKE ELSINopE GENERAL PLAN 62 Chapter 6 CITY OF LADE LSIRORE DREAM EXTREME 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 City approved the Pottery Court Apartments, a low income multi - family development, on June 10, 2008 with an approved density of 26 dwelling units per acre. 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) zone 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 zone permits the combination of several land uses. Mixed uses may include any combination of residential, commercial, industrial, open space, and agricultural uses. Mixed -use Development Standards The City's overriding constraint with regard to residential development is the relatively low density within the residential zoning designations. With the introduction of a mixed -use designation into the General Plan the City has provided expanded opportunities for different types of housing and increased densities (up to 35 units per acre). However, the current Zoning Code makes no reference to mixed use designations introduced as part of the General Plan update. In the near future, the City will be updating the Zoning Code to conform to the newly adopted General Plan. Development standards for these mixed use areas will be developed as part of this Zoning Code update. CITY OF LAKE ELSINORE GENERAL PLAN 63 Chapter 6 PROVIDING FOR A VARIETY OF DOUSING TYPES CITY OF LADE LSIROIZE DREAM EXTREME The Community Form Element and 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. fable 36 lists the allowed location of Specific uses. To Fetter facilitate tie, understanding of lhouSing iypeS periititted lit zones in the City, a matrix of approved uses in residential zones will be incorporated into the comprehensively updated Title 17. Table 36 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, 2006 C I T Y OF L A K E E L S I N O R E G EN E RA L PLAN 64 Chapter 6 Multi- Family Housing CITY OF LADE LSIfioR_E DREAM EXTREME Multi- family housing is permitted by right in the R -2 and R -3 zones and all areas designated as mixed -use on the General Plan Land Use Policy Map. 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 36, 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. In either case, a maximum square footage of 1,000 is permitted. • 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 1 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. CITY OF LAKE ELSINOKE GENERAL PLAN 65 Chapter b Community Care Facilities CITY OF LADELSINORT DREAM EXTREME 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 h nercnnc arP AJIMAIer1 With the apprnwAl of i T8e Permit i- a» residential zones. Emergency and Transitional Housing Emergency shelters provide short -term shelter (usually for up to six months of stay) for homeless persons or persons facing other difficulties, such as domestic violence. Title 17 does not currently address emergency housing. To facilitate the development of emergency housing and comply with State law, Title 17 will be amended to identify zone(s) to permit emergency shelters by right. One potential existing zone that may include emergency shelter uses is the Commercial Manufacturing (C -M) zone. The properties in the C -M zone are intended for uses which combine commercial and industrial characteristics and for certain commercial uses which require large display or storage areas. In addition, properties assigned this designation are located on streets categorized as Secondary, Major, or Arterial Highways providing easy access to a Iarae amount of traffic However, as part of the future consistency zoning, some zones will be consolidated and names will be revised. The zone or zones will be of sufficient size to accommodate the City's estimated homeless population. The 2007 County of Riverside Homeless Count estimates that approximately 115 homeless persons live in the City on any given night. While there is a high margin of error for this count, this estimate will be used to determine sufficient capacity as the Zoning Code update is completed. The City has 49.91 acres of land within the C -M zone, with parcels ranging from 1.5 to 3.0 acres in size and approximately half of the parcels are developed. If similar densities are permitted within this zone as is allowed within the Commercial Mixed Use and Residential Mixed Use land use designations, a range of 5 to 10 acres would be sufficient to establish an emergency shelter to accommodate the identified homeless persons within Lake Elsinore. Many of the C -M zoned properties are adjacent to one another, which provide the opportunity to consolidate lots and develop or redevelop a property to accommodate all 115 homeless persons. Appropriate emergency shelter zonings, residential densities, and development standards will be clearly specified in the updated Zoning CITY OF LAKE ELSINORE GENERAL PLAN M. Chapter 6 CITY OF LADE 9 LSI1`IOP E DREAM EXTREME Ordinance, consistent with state law. Conditions of approval for emergency and transitional housing will be similar to conditions required for similar uses in the same zones. 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. Consistent with State law, transitional housing serving six or fewer people is considered a standard residential use and is permitted in all zones where residential uses are permitted. Transitional housing serving more than 6 people functions as a regular multi - family use (such as apartments) and is permitted by right where multi - family uses are permitted (R -2 and R -3). 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 that 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. Farmworker Housing As indicated in the Community Needs Assessment, only 67 Lake Elsinore residents have "Farming, Forestry, and Fishing" occupations, according to the 2000 Census. City records indicate that there are no agricultural operations in Lake Elsinore. As Lake Elsinore is evolving into an urbanized community and does not contain any large -scale commercial agricultural activities, there is no need for land use regulations to address the State Employee Housing Act (Section 17000 of the Health and Safety Code). 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 67 Chapter 6 Single -Room Occupancy Facilities CITY OF LADE LSII`IOIZE - -� DREAM EX)FREME - 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. 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 --r:ty and parking etc. , Supportive Housing 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. A supportive housing development in the form of a residential care facility serving six or fewer persons is treated as a residential use, consistent with State law, but is subject to development standards for the zoning district in which it is located. It is recommended that institutions for the treatment of alcoholics and mental hospitals be permitted with a conditional use permit in R -2 and R -3 zones within the city as "rest homes' are currently. SPECIFIC PLAN AREAS ,ril, t—N-> „f T -,1 /., 2~'1�,.,,,,.,, 2,.,� .,,?.- ,.�e�.,,? „1 /,E „(,,. .1.,.,., s f- .�,l,o-.,s�„ r?;,./- .:.c,s /,E .SiC YES {J VS i1CA SlC i�SJSSiVSC dICAJ CA SAVlI. / {C 4A a 44414!S! /lt !_ VS Jpe�Si!,_ rSQSiJ {U SCdCSSS {Q {C a S4SYC!_��l {y ail. development types. These include: • La Laguna Estates Specific Plan — 660 dwelling units on 189 acres • Cape of Good Hope Specific Plan — 67 dwelling units on 23 acres • Cottage Lane Specific Plan — 48 dwelling units on 12 acres • Spyglass Ranch Specific Plan — 1,035 dwelling units on 154 acres • Lakeshore Village Specific Plan — 410 dwelling units on 37 acres • North Peak Specific Plan — 4,621 dwelling units on 1,868 acres • Ramsgate Specific Plan — 2,759 dwelling units on 1,366 acres • Tuscany Hills Specific Plan — 2,000 dwelling units on 973 acres • Canyon Hills Specific Plan — 3,830 dwelling units on 860 acres • Canyon Creek Specific Plan — 1,115 dwelling units on 478 acres • East Lake Specific Plan — 9,000 dwelling units on 1,302 acres None of the adopted Specific Plans include set - asides for either affordable or senior housing. CITY OF LAKE ELSINOR.E .: GENERAL PLAN Chapter 6 DENSITY BONUS CITY OF LADE LSIHOIZE DREAM EXTREME 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 (see Table 37) by the project site zoning and land use designation, subject to certain qualifications. With future adoption of a Residential Mixed Use Ordinance, the new Residential Mixed Use designation of the General Plan allows for a density bonus incentive of up to 35 dwelling units per net acre when site amenities are provided. Amenities for which a bonus may be granted are defined below. Density Bonus Incentives • 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 a school grounds /facilities open to 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 mild 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 69 G E N E R A L P L A N Chapter n Table 37 Density Bonus Opportunities CITY OF L,AIE -),)1LS1 011: DREAM EXFREME 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. Consistent with State law, the City also offers incentives and concessions. 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 snare 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 International Building 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. C I T Y OF L A K E E L S I N O R E GENE K A L P L A N 011 Additional % Target Units Minimum Bonus for Each Required For Percent of 1% increase in Maximum 35% Group Units Bonus Granted Target Units Bonus Very Low - Income 5% 20% 2.5% 10% Low- Income 10% 20% 1.5% 10% Moderate - Income (Condo or PUD Only) 10% 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. Consistent with State law, the City also offers incentives and concessions. 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 snare 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 International Building 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. C I T Y OF L A K E E L S I N O R E GENE K A L P L A N 011 Chapter 6 CITY OF LADE LSIIYOIJ DREAM EXTREME To ensure that the Municipal Code is followed, four 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, 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 Administrative Code 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. All developed residential areas in Lake Elsinore are served by sufficient 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. CITY OF LAKE ELSINORE GENERAL PLAN 71 Chapter b CITY OF^ e., LADE LSIHOR-E Z DREAM EJCTREME �ry 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. Elsinore Valley Municipal Water District (EVMWD) provides water, wastewater, and reclaimed water service to the majority of the City. Elsinore Water District provides limited water services to approximately 1,800 customers in the Country Club Estates and the Lakeland Village Area. T'�1T .fAAT _t.� 1f G V 1Vf A L 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. In order to meet the future demands for water, it has been determined there is a need "to fix existing system deficiencies" (DEIR- Section 3.12.1.6- Water, page 3.12 -15). In the future, EWD will need to purchase additional water from EVWMD to accommodate growth in the Country Club Heights area and Lakeland Village. For the fuhfre demand identified by the General Plan, additional water sources are required. The District is planning to obtain additional water through two groundwater wells in Lake Elsinore Back Fusin and plans to fix existing system deficiencies. In addition, the City plans to accommodate future growth through monies from existing services, future Capital Improvement Programs, and development fees provided by future projects. 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. 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 has 1,193,900 linear feet of wastewater gravity mains, 59,900 linear feet of wastewater force mains, and 31 lift stations that service over 21,000 accounts. The EVMWD CITY OF LAKE ELSINORE GENER.AI., PLAN 72 Chapter 6 CITY OF L -. LADE LSIHOIRE DREAM EXTREME Wastewater Master Plan indicates the need for wastewater treatment plant expansions from the current 9.7 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. With these improvements, the wastewater system is adequate to accommodate the City's RHNA. FEES AND EXACTIONS Development and Planning Fees Various fees are collected by the City to cover costs of processing development permits. Table 38 includes a comparison of Lake Elsinore permit fees 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 charged in Lake Elsinore. Fees in Lake Elsinore 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 G E N E R A L P L A N 73 Chapter 6 Table 33 Entitlement Application Fees CITY OF 1,.(ACE 15I RHO RE Z DREAM EXTREME Action /Activity Lake Elsinore* Murrieta Temecula Conditional Use Permit Minor $3,401 $1,500 Deposit $3,078 Mginr Gam. Ani 1-4,000 Depos4 Design Review Commercial /Industrial $6,760 + $120 /acre Amendment (Comm /Ind) $3,300 + $55 /acre Residential (including Tracts) $6,060 + $3 /unit N/A N/A Amendment (Residential) $2,600 + $2 /unit Minor Design Review $2,050 Development Agreement City Staff Review $15,500 City Attorney Review $2,000 $5,000 Deposit $49,496 Amendment $4,000 Environmental Environmental Review /Initial Study $1,500 N/A N/A Negative Declaration Review $5,000 $1,500 Deposit $4,175 Mitigated Neg. Dec. Prep $6,000 + Consulting $1,500 Deposit $5,707 Fees Negative D-1--ion Prep. $2500 S FM Tl.,Dos, I T\i /r Environmental Impact Report $19,000 N/A $44,980 - $66,321 Mitigation Monitoring Program $8,000 $1,500 Deposit N/A Extension of Time Tentative Map $3,150 $1,500 Deposit $3,234 Minor Design Review $487 $1,500 Deposit $1,307 - $2,578 General Plan Amendment $7,406 $4,000 Deposit $3,770 - $6,984 Specific Plan (including amend) $21,677 $50,000 Deposit $78,424 Substantial Conformance $700 $1,500 Deposit $5,794 Tentative Parcel Map Revised Map (after 2 years) $2,677 N/A N/A Commercial /Industrial N/A N/A $5,139 Revised Map (within 2 years) $2,666 N/A N/A Residential Parcel Map $5,500 N/A $3,686 Tentative Tract Map $19,063 $5,000 Deposit $9,683 - $16,787 Revised Map (within 2 years) $7,066 N/A $5,482 -7,719 Revised Map (after 2 years) $7,086 N/A N/A CITY OF LAKE E L S I N 0 R E GENERAL PLAN 74 Chapter 6 Table 38 Entitlement Application Fees CITY OF LADE LSIROB E DREAM EXTREME Action /Activity Lake Elsinore* Murrieta Temecula Variance $2,829 $4,000 Deposit $3,559 Zone Change $5,851 $4,000 Deposit N/A *Includes Planning, Engineering, and Fire Department review fees. Source: Cities of Lake Elsinore, Murrieta, and Temecula, April 2008 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 fee 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 fee 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 fee of $19,063. The Residential Design Review application always includes the payment of an environmental review fee. The fees 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 fees. Once a residential project is approved by the City, the developer will then submit construction drawings for a building permit. Table 39 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 39 Building Permit Fees Action /Activity 1,800 s.f. SFR 2,000 s.f. SFR 2,500 s.f. SFR 855 s.f. typ w /600 s.f. garage w /600 s.f. garage w /600 s.f. garage 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 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 b CITY OF LASE C'00-'- LSl! 0R,:L DREAM £,TREME 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. T aGI 4v bciv`vJ s1tV VVs that development impact fees for Lake Elsinore are generally iess than those incurred in nearby communities Murrieta and Temecula. These lower impact fees reduce constraints and expenses for moderate and low- income developers looking to build in the region. 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 W Chapter 6 Table 40 Development Impact Fees CITY OF LADE LSIROIJE Z DREAM EXTREME Action /Activity Lake Elsinore Murrieta Temecula Park Capitol Improvement Fund Single Family <50 lots $1,600 /du $3,828.93/du $2,826.12/du Single Family >50 lots g y In lieu fee = fair market $3,828.93/du $2,826.12/du value of req dedication Duplex /Triplex $1, 500 /du $2,412.23/du $2,024.68/du Fourplex $1,450 /du $2,412.23/du $2,024.68/du Apartments $1,400 /du $2,412.23/du $2,024.68/du Open Space & Trails Development N/A $529.33/du $823.74/du SFR $103.89 /du $590.15/du MFR Storm Drain $2,225- $8,675 /acre* $1,530.49- $2,855.82/du SFR N/A $457.71/du MFR Traffic Single Family $1,369/du $133.33/du $242.39/du Multi Family $959/du $82.90/du $169.67/du Street System Improvement N/A $782.09/du SFR $1,712.35/du SFR $497.05/du MFR $1,198.64/du MFR Library Capitol Improvement Fund $150 /du $210.60 /du $752.73/du SFR $133.33/du $539.27/du MFR Fire Facility Single Family $751 /du $668.31/du $587.70/du Multi Family $612 /du $988.44/du $272.72/du Police Facilities N/A $231.59/du SFR $247.46/du SFR $240.06/du MFR $437.80/du MFR City Hall & Public Works Single Family $809 /du $269.49/du $464.57/du Duplex, Triplex, Fourplex $696/du $269.49/du $249.10/du Apartments $404 /du $269.49/du $249.10/du Community Center Single Family $545/du $210.60 /du N/A Duplex, Triplex, Fourplex $469/du $133.34/du N/A Apartments $272/du $133.34/du N/A Marina Facilities Single Family $779/du N/A N/A Duplex, Triplex, Fourplex $671/du N/A N/A Apartments $389/du N/A N/A Animal Shelter Facility Single Family $348 /du N/A N/A Duplex, Triplex, Fourplex $299/du N/A N/A CITY OF LAKE ELSINORE GENERAL PLAN 77 Chapter b Table 40 Development Impact Fees CITY OF LADE Cog, LSII`�OIZE DREAM EXTREME Action /Activity Lake Elsinore Murrieta Temecula Apartments $174 /du N/A N/A Ma;or Bridge, Freeway Overpass, Ramps Single Family N/A $1,902.47/du N/A Multi Family N/A $1,208.93/du N/A Riverside County Transportation Uniform Mitigation Fee Single Family $10,046/du $10,046 /du $10,046/du Multi Family ( >8du /ac) $7,054/du $7,054/du $7,054/du Riverside County Multiple Species Habitat Conservation Plan Fee 0 -8 du /ac $1,938/du $1,938 /du $1,938/du 8.1 -14.0 du /ac $1,24-1/du 11 241 >14.0 du /ac $1,008 /du $1,008 /du $1,008 /du 0 -8 du /ac (SFR) $18,355/du* $22,281.21- $23,606.55/du $19,641.06/du TOTAL 8.1 -14.0 du /ac (MFR) $13,601- $13,651/du* $14,822.37/du $13,777.04/du >14.0 du /ac (MFR) $12,422/du* $14,589.37/du $13,544.04/du *Lake Elsinore Impact Fee total does not include the Storm Drain impact fee. Source: Cities of Lake Elsinore, Murrieta, and Temecula, July and August 2008. A 2007 National Impact Fee Survey surveyed 38 California jurisdictions and estimated an averaar tnt 11 impart fee ,f Q2� �A2 fnr cinolp_Familz rPCi 1Anrnc �n 1 (Z17 ,1;1,P fo „It;_f�m;I " `�� v ���•^ y -- �+� w - --b— ..naia J ate, va�,a �.t .�. �.� uti�.a �lV ivi ii luiii itArm. units within the state.' Lake Elsinore is on the lower end of the National Impact Fee Survey as the City assesses approximately $18,355 in total impact fees per single family unit and $12,422 to $13,651 per multi family unit. 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 charge capacity chargers at the time a new customer connects for the first time. The purpose of the charge is to recover the reasonable cost 8 Source: Clancy Mullen, Duncan Associates, 2007 C I T Y OF L A K E E L S 1 N O R E G E NE R.A. L P L A N r�:: Chapter 6 CITY OF LADE LSIIYOIJE DREAM EXTREME of facilities attributable to development. Funds from this capacity charge will be used for replacing and renewing exiting 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 an additional or extended period of 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 41 provides a list of average processing times for the various permits or 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. CITY OF LAKE ELSINORE GENERAL PLAN 79 C-hapter 06 Table 41 Development Review Timeframes CITY OF LA E, , LSIHOR,E DREAM EXTREME Approximate Type of Process Timeframe Reviewing Body Design Review 6 -8 months Planning Commission/ City Council Plan Check/Building Permits Conditional Use Permit Variance Tentative Parcel/Tract Map General Plan Amendment Zone Change Source: Lake Elsinore City Staff, April 2008 2 weeks /check Building Department 3 -5 months Planning Commission Up to 6 months Planning Commission/ City Council 6 -8 months Planning Commission 4 -6 months Planning Commission/ City Council 3-5 month.q Planning Commigcinn/ City C rninril 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 involving four (4) or less units) projects and Conditional Use Permits require approval from the Planning Coma - mission. Small homes constructed on existing lots of record could be issued permits within five to six weeks, 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 (4) or more units) are required to be approved by the City Council. 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. CITY OF LAKE ELSINOKE GENER.A.L PLAN N Chapter 6 Subdivisions CITY OF LADE 9 LSIHOIZE DREAM EjCTREME Before a developer or property 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 the next succeeding regular meeting, after receipt of the Planning Commission action, 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 • 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 approval from the Development Review Committee (DRC). Part of the DRC review process includes ensuring projects are consistent with the requirements of Municipal Code 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: 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 81 CITY OF���� Chapter b LAKE LSI11OR,E DREAM EXTREME • 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 Section 17.184.060 and all other applicable provisions of the Municipal Code. • Conditions and safeguards pursuant to Section 17.184.070, including guarantees and cvcice vi %Oipiarce viiu l th conditions, have been incorporated a into the apprVval 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 submittal to the City and completing the Design Review process (see Figure 1). Smaller projects may receive approval at a public meeting scheduled after the project has completed the Development 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. Figure 1 - Land Use Entitlement Process �Sidxm' &jai Proc 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, CITY OF LAKE ELSINORE GENERAL PLAN 82 Chapter 6 CITY OF LADE LSIfIOIZE DREAM EXTREME 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: • 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 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 cares and rest homes. CITY OF LAKE ELSINORE GENERAL PLAN 83 i hapter n MOUSING FOR DISABLED PERSONS CITY OF LAI�t I.,SMOR,t DREAM EXTREME - 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 'tor persons with disabilities, 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" is outdated and may cause the misperception by the public that elovolnnmont ran ho roctrirtorl to hlnnrl rolntnrl fnmilioc Tn nrovont Chic micnorrontinn tho f itv will amend Title 17 as part of the comprehensive update to update or remove the definition of family. As stated above, the City has adopted the International Building 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 C I T Y O F L A K E E L S I N O R E G E N E K L P L A N 84 Chapter 6 CITY OF LADE LSIIYORE DREAM EXTREME with disabilities may need extra tools to achieve equality. Reasonable accommodation is one of the tools intended to further housing opportunities for people with disabilitips. 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 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 CITY OF LAKE ELSINORE GENERAL PLAN 85 Chapter 6 CITY OF_ LADE LSIRORE DREAM EXTREME 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 environmental review process are bundled into the cost of housing and are passed onto the consumer. These costs ineliide fees eharvat3 riva consultants needed d to complete the .1 local go,emment and 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 moderately high wildfire danger as defined by the County of Riverside General Plan. 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. CITY OF LAKE ELSINORE GENERAL PLAN I Chapter 6 CITY OF. LADE 9 LSII`IOIZE DREAM EXTREME 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. CITY OF LAKE ELSINORE GENERAL PLAN E:37 CITY OF Chapter 6 LADE L LSl-fl0RE DREAM'EXTREME CITY OF LAKE ELSINOPE GENERAL PLAN 0 Chapter 6 -6.4 HousInpr Resources CITY OF LADE LSIRORE DREAM EXTREME 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 2008 -2014 planning period has been determined by SCAG to be 5,590 housing units, including 1,311 units for very low - income households, 921 units for low - income households, 1,041 units for moderate - income households, and 2,316 units for above moderate - income households. PROGRESS TOWARDS RHNA Since the RHNA uses January 1, 2006 as the baseline for growth projections for the Housing Element planning period of 2008 -2014, a jurisdiction may count toward its RHNA obligation any new units built or approved entitlements for new housing since January 1, 2006. In Lake Elsinore, 4,586 housing units are either under construction or have been approved since the beginning of 2006 (see Table 42). Based on Dataquick information for March of 2008, the median home price of houses sold in Lake Elsinore was $290,000, a decrease of 29.7 percent since March of 2007. According to the March 2008 Los Angeles Times ZIP Code Chart, the median price for single- family residential homes in the City has dropped to $325,000 (in zip code 92532) and $249,000 (in zip code 92530). This marked a decline of 31.4 percent and 31.0 percent from prices in March 2007, respectively. Housing prices are anticipated to decline even further, although the rate of decline is uncertain. Merrill Lynch forecasted a 15 percent drop in prices in 2008, a further 10 percent drop in 2009, with even more depreciation likely in 2010. Assuming that housing prices will decline even further in the next few years, the median housing price will be affordable to both moderate and above moderate households. Based on the median prices reported by the Los Angeles Times and declines forecasted by Merrill Lynch, by March 2009 the median prices may drop to C I T Y OF LAKE E L S I N O P E G E N E RA L P L A N 89 Chapter 6 CITY OF LADE LLSINORJE DREAM EXTREME $276,250 and $211,650. A further decline could result in median prices of $248,625 and $190,485 by the end of 2010. The maximum affordable price of a home for small and large family households within the moderate income category is $242,634 and $281,190, respectively (see Table 19). With the continued housing market downturn the median home sales price is affordable to both moderate and above moderate households of 3 persons or mOra, All nPXA1 hnrnes that are iwnr1Pr construction or have been approved are assumed to be priced at a market rate that falls within the moderate and above moderate income category. The number of approved entitlements exceeds both the moderate and above moderate housing needs for the City. Taking a conservative estimate of 33 percent of new homes falling within the moderate income, a total of 1,513 of the approved entitlements (4,586 total units entitled since 2006) may be credited towards the City's housing needs. Table 42 Approved or In Development Units Income Category Very Low Low Above (0 -50% (51 -80% Moderate Moderate (81- 120 %) AMI) AMI) (121 % +) Units Approved or In - -- 1,513 Development 3,073 Units Constructed The City experienced construction of new housing with a significant amount of permits being issued for new residential development. In 20059, 1,959 permits were issued, in 2006, 1,407 permits were issued, and in 200710 491 permits were issued. Many of these units have already been accounted for in the calculation of approved entitlements. Hence, only a total sum of approved entitlements was used when applying credits toward the City's RHNA obligation. REMAINING RHNA The City has a significant portion of its RHNA remaining after credit is applied for units that have been approved since January 2006. With these credits the City has a remaining RHNA of 9 2005 and 2006 information for permits issued from Huduser.org Building Permits Database 10 2007 information for permits issued from City of Lake Elsinore Building Department. CITY OF LAKE ELSINORE GENERAL PLAN .E Chapter 6 CITY OF LADE 9 LSI1`I0IZE DREAM EXTREME 2,232 housing units, which includes 1,311 units for very low- income households and 921 units for low- income households (see Table 43). QUANTIFIED OBJECTIVES Table 44 summarizes the City's quantified objectives for the 2008 -2014 planning period by income group. • Construction of 2,232 new housing units, representing the City's remaining RHNA of 1,311 units for extremely low- and very low- income households, and 921 units for low - income households • Rehabilitation of 35 existing units • Preservation of 64 units at risk of converting to market rate 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 91 Table 43 Remaining RHNA Units Constructed, or Income Category RHNA Approved Since June Remaining 30, 2006 RHNA Very Low 1,311 0 1,311 Low 921 0 921 Moderate 1,041 1,513 0 Above Moderate 2,316 3,073 0 TOTAL 5,589 4,586 2,232 QUANTIFIED OBJECTIVES Table 44 summarizes the City's quantified objectives for the 2008 -2014 planning period by income group. • Construction of 2,232 new housing units, representing the City's remaining RHNA of 1,311 units for extremely low- and very low- income households, and 921 units for low - income households • Rehabilitation of 35 existing units • Preservation of 64 units at risk of converting to market rate 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 91 Chapter 6 CITY OF `_. LADE LSIIYOIZE VDREAM EXTREME Table 44 Summary of 20x8 -2014 Quantified Objectives - Income Level 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 section 65583.c.1), 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 • Non - residential zoned sites that can be redeveloped for, and /or rezoned for, residential use (via program actions) " State law allows local jurisdictions to use 50% of the very low - income category to represent households of extremely low- income (less than 30 percent of the MR). C I T Y Q F L A K E E L S I N 0 K E G E N E RA L P L A N 92 Extremely Very Lowe Low Low Above Moderate Moderate Total RHNA 1,311 921 1,041 2,316 5,590 Construction Objective (remaining RHNA) 655 656 921 -- -- 2,232 Housing to Be Rehabilitated 20 10 5 -- 35 At -Risk Housing Units to Be Conserved 64 -- - -- 64 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 section 65583.c.1), 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 • Non - residential zoned sites that can be redeveloped for, and /or rezoned for, residential use (via program actions) " State law allows local jurisdictions to use 50% of the very low - income category to represent households of extremely low- income (less than 30 percent of the MR). C I T Y Q F L A K E E L S I N 0 K E G E N E RA L P L A N 92 Chapter 6 CITY OF LADE LS I I`IOI -E DREAM EXTREME An important component of the Lake Elsinore Housing Element is the identification of remaining sites and future housing development opportunities in the 2008 -2014 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 residentially zoned sites. Underutilized residentially zoned sites are also analyzed. Opportunities for residential development in the City fall into one of these categories: • Vacant land that is designated for residential use • Underutilized residentially zoned sites 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 previously. 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 46. Mixed use designations were calculated based upon the General Plan 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 for moderate and above moderate housing provides a range of potential dwelling units based upon the minimum and maximum allowable residential densities for the Commercial Mixed Use designation. Residential Mixed Use properties are required by the General Plan to contain no more than 20 -25 percent commercial uses. In an effort to provide a conservative measure of potential housing units, capacity for Residential Mixed Use properties was based upon a maximum of 75- percent of the site developed as residential, although up to 100 - percent of the site could potentially be developed with residential units. Density calculations (see Table 45) were based upon the Preferred Land Use Plan, consistent with the General Plan Update Environmental Impact Report's, Table 2 -5 Population and Housing by Land Use for Each Alternative estimate for the buildout of the City. Projects within CITY OF LAKE E L S I N 0 R E GENERAL PLAN 93 Chapter b CITY OF 1.A7{E LSI`iOIZE S DREAM EXTREME the City have been entitled at densities similar to or exceeding the median of the density range. An example of this is the Pottery Court affordable housing apartment complex, which was entitled at a density of 26 dwelling units per acre, exceeding the median of 21-dwelling units per acre (as detailed later in this section under AFFORDABLE HOUSING PROJECTS). The Rivers Edge Apartments, approved in 2005 and built in 2007, was also entitled above the median density at 26 dwelling units per acre. Tile median density of each designation is a conservative estimate for development within the Citv of Lake Elsinore as development aPnPrally nccTirc at a higher density. Table 45 Lake Elsinore Density Calculations General Plan Multiplier (Median of Allowable Designation Density Range Density Range) Residential �Vll I�JVJl llVll Commercial Mixed 6 -18 dwelling units 12.5 dwelling units per 0 -50% Residential Use per acre acre Residential Mixed Use 18 -24 dwelling units 21 dwelling units per 75% -100% per acre acre Residential Medium Density 6 -18 dwelling units 12 dwelling units per 100% Residential Residential per acre acre High Density 1.8 -24 dwelling units 21 dwelling units per 100% Residential Residential per acre acre Source: Genera. Plan Upd' ..+o te ?: n:.r1ir.nn.i»...�1 a-+..�1 T}aTu»r1 R,,.l Table 3.11 u. RuR dou+• vi : Preferred Land Use TIIn-. 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LU z I-W 0 C) Ln Z. V- .---I L-U Os y ' � Q // as Q ti/ U LU W u� w w K u, C f-' m Vol U O o U c� Q N C3 a 03 U r. O -Z ua LLJ 00 z V, W f-w m 2H o� .�w LL EWE IN A -1 V ;h:Z# LU Z LU 0 rn V, w W-. 0 cl ci o 73 C CA t7 C7 h Q a) CD, E E o o w ww Z, 0 0 U) C :D 0 E w X 0 IT) rWYD 0 .......... LU Z LU 0 rn V, w W-. 0 x >1 f0 N C a) 4) E E o o w ww roc LU Z LU 0 rn V, w W-. 0 os LU LL4 m Iffel CVJ ME 1° .� W �v U ,fir co W m LLI cu a) io VI 0 LL A c LO CY! D -0 (D n �o O. D co LO (f) Lr) (1) W 2 4 b O C, 'IT co (13 0 (13 I (5 (TJ uj '04 N (D -a -a E'er CV CY) C6 a) a) E (D 0 L< cli 1 z z z �<a W W UJ 0- ry t 0 R i", L-, itg z LLI 0 z V, .—..I L-U ua L-La 0 n5 OI- i� w o� U � F ;-4 Q) C� U z w N N c—� W LU LL, u r�. Chapter 6 VACANT LAND CITY OF LADE LSIiYORE DREAM EXTREME 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'Tprojected growth. Lake Elsinore is a growing community and has a sufficient amount of vacant land to meet its regional housing need as allocated by SCAG. The City's inventory of vacant land that would realistically be suitable for residential development totals over 500 acres, as identified in Table 46. This list does not include all vacant sites within the City. Rather, these vacant sites are ones that the City identifies as falling into one of four categories mentioned previously and includes sites that are best suited for meeting the City's share of the regional housing need. Together, these sites have the potential to yield between 4,286 and 6,064 units without utilizing the density bonus. Should developers choose to use density bonus opportunities, the capacity would be even higher. Table 46 summarizes Lake Elsinore's residential development potential of vacant and underutilized sites. Estimates of potential capacity on the vacant or significantly underutilized land are based on the median of each designation's density range (not including a density bonus). This method was identified by the City for the calculation of build -out projections within the General Plan Environmental Impact Report. This rate has been applied in calculating the capacity for vacant sites to ensure that it is consistent with projections contained in the General Plan. On Mixed -Use sites, the capacity was further reduced to account for non - residential uses. The Land Use Element requires specific residential and nonresidential composition for Mixed -Use designations: Commercial Mixed Use must have at least 50 percent commercial uses and Residential Mixed Use must contain at least 75 percent residential uses. Capacity calculations were adjusted to reflect these requirements. CITY OF FAKE ELSINORE GENERAL PLAN 123 Chapter 6 CITY OF LADE LSIROBJE ?Z� DREAM EXTREME Table 46 Residential Capacity on Vacant and Underutilized Sites Business District Lake View Residential Under- Capacity Focus Commercial Mixed Use Density Estimated Vacant utilized w/o density Area Land Use Designation Range Density Acreage Acreage bonus 12.5 Lake EIsinore Hills 0 -7 -- 1,355 Medium Density Residential 6 -18 du /ac 12 1 Commercial Mixed Use 6 -18 du /ac 12.5 31.38 20.86 0 -327 Commercial Mixed U° 6 -18 du/lac 125 145.73 1.96 0X23 8 Lake View 2 6 -18 du /ac 12.5 1.86 -- 0 -12 Medium Density Residential 6 -18 du /ac Residential Mixed Use 18 -24 du /ac 21 13.28 -- 249 -306 Business District Lake View 11 Residential Mixed Use 18 -24 du /ac 3 Commercial Mixed Use 6 -18 du /ac 12.5 39.93 1.22 0 -253 -- 51 Medium Density Residential 6 -18 du /ac 12 12.04 -- 145 12.5 Lake View 0 -7 -- 1,355 Medium Density Residential 6 -18 du /ac 12 4 Commercial Mixed Use 6 -18 du /ac 12.5 31.38 20.86 0 -327 Medium Density Residential 6 -18 du /ac 12 32.25 19.95 626 8 Riverview 5 6 -18 du /ac 12.5 1.86 -- 0 -12 Medium Density Residential 6 -18 du /ac Medium Density Residential 6 -18 du /ac 12 9.96 -- 120 Historic District 9 6 High Density Residential 18 -24 du /ac 21 5.95 0.90 144 423 Commercial Mixed Use 6 -18 du /ac 12.5 4.55 1.66 0 -39 Business District Historic District 11 Residential Mixed Use 18 -24 du /ac High Density Residential 18 -24 du /ac 21 6.84 4.26 233 7 4.22 -- 51 East Lake Specific Plan Commercial Mixed Use 6 -18 du /ac 12.5 1.0 -- 0 -7 -- 1,355 Medium Density Residential 6 -18 du /ac 12 10.87 0.33 134 Historic District - 483.53 52.96 4,286 -6,064 Residential Mixed Use 18 -24 du /ac 21 8.21 -- 112 -138 8 Commercial Mixed Use 6 -18 du /ac 12.5 1.86 -- 0 -12 Medium Density Residential 6 -18 du /ac 12 4.73 -- 57 Business District 9 High Density Residential 18 -24 du /ac 21 20.13 - 423 Business District 10 Commercial Mixed Use 6 -18 du /ac 12.5 14.20 1.82 0 -100 Business District 11 Residential Mixed Use 18 -24 du /ac 21 8.70 - 119 -146 Medium Density Residential 6 -18 du /ac 12 4.22 -- 51 East Lake Specific Plan 12 R -3 15 -22 du /ac 21 64.5 -- 1,355 R -2 7 -14 du /ac 12 43.2 -- 518 TOTAL: - 483.53 52.96 4,286 -6,064 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 124 Chapter 6 Underutilized Sites CITY OF LADE ) LSINORJE DREAM EXTREME Underutilized sites account for a very small portion of the sites identified to accommodate the - City's regional housing need. As identified, underutilized sites have the-potential to yield approximately 428 -613 units. In contrast, vacant sites can accommodate more than the remaining regional housing need (2,232 units) with the potential to yield 4,286 to 6,064 units. Appendix E lists the underutilized sites identified in each focus areas and provides a description of the current use and potential capacity for the sites. Capacity for underutilized sites was based on median densities assumed in the General Plan for each land use designation and considers the potential for other nonresidential uses. For example, a 1.22 acre property designated Commercial Mixed Use with an existing commercial building occupying half of the property is estimated to have a capacity of zero to four dwelling units. The 1.22 acres are multiplied by the median density (12.5), and then multiplied by the allowable residential composition (0 -50% Residential) as identified in the General Plan. 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, allowing for the potential for one developer to consolidate lots and redevelop a larger area into a single affordable housing project. Very Low- and Low - Income RHNA The sites analysis (Appendix F) identifies a total of 0.41 acres of High Density/R -3 Zoned property that is currently underutilized. There are two underutilized parcels, both of which are located within Focus Area 6- Historic District. The two parcels are adjacent to one another and each contains a single - family residence on a small lot. The two parcels are next to other small lots that are vacant. 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. The remainder of the Very -Low and Low - Income RHNA 2,232 units will be achieved through vacant parcels within the High Density or Residential Mixed Use designations. Suitable Sites A total of over 175 acres of vacant and underutilized residentially zoned land (see Focus Areas 2, 6, 8, 10, 12, and the East Lake and Diamond Specific Plans) has been determined to be most suitable for accommodating the City's remaining affordable housing need. These vacant and underutilized sites are located in the City's Lake View, Historic District, Business District, and within the East Lake and Diamond Specific Plans, and are zoned High Density Residential or C I T Y OF L A K E E LS I N O R E G E N E RA L P L A N 125 Chapter 6 CITY OF LADE LSIHORE -� DREAM EXTREME Residential Mixed Use. The High Density Residential and Residential Mixed Use both allow densities of up to 24 dwelling units per acre, or more with 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 46 are within the Historic District areas (see Focus Areas 6, 7, and 8). Table 47a summarizes the acreage and potential number of dwellinLy units estimated in these areas by land use designation_ The four highest- density land uses: High Density Residential, Residential Mixed Use, Commercial Mixed Use and Medium Density Residential 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. Table 47a Lake Elsinore Historic District Unit Calculations :%redian o. Tensity Range General Plan Designation Acres (dwelling units per acre) Total Units VACANT Commercial Mixed Use 7.41 12.5 0 -46 Residential Mixed Use 8.21 21 112 -138 Medium Density 15.6 12 191 Residential High Density Residential 17.95 21 377 UNDERUTILIZED Commercial Mixed Use 1.66 12.5 0 -11 Residential Mixed Use 0 21 0 Medium Density 0.33 12 0 -2 Residential High Density Residential 5.16 21 108 TOTAL' 51.16 - 788 -873 units CITY OF LA.KE PLSIN0PE GENERAL PLAN 126 Chapter 6 CITY OF LADE LSINORE DREAM EXTREME I Total does not include 111 -unit affordable housing complex proposed at Pottery Street and Langstaff Avenue. Source: City of Lake Elsinore Planning Division Assuming development at the median density for these designations, Focus Areas within the Historic District have the potential to yield between 788 and 873 dwelling units without considering density bonuses. A parcel- specific listing of these available sites is provided in Appendix A. Business District The Business District (see Focus Areas 9, 10, and 11) 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 8.49 acres of vacant Residential Mixed Use property could be utilized to provide affordable housing within this Focus Area. Using the median density for this designation, there is the opportunity to provide 178 units for affordable housing, not including potential density bonuses. Table 47b Lake Elsinore Business District Unit Calculations General Plan Designation Acres Median of Density Range (dwelling units per acre) Total Units Commercial Mixed Use 16.02 12.5 0 -100 Residential Mixed Use 8.7 21 119 -146 Medium Density 4.22 12 51 Residential High Density Residential 20.13 21 423 TOTAL 49.07 - 593 -720 Source: City of Lake Elsinore Planning Division The Diamond Specific Plan 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 with a Mixed -Use land use to allow flexibility in the development of the plan. Density of 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- CITY OF LAKE E L S I N 0 R E GENERAL PLAN 127 Chapter 6 CITY OF LADE LSINORE I DREAM EXTREME room hotel. The table below provides a breakdown of The Diamond Specific Plan planning areas with residential unit yields: .Table 47c_ The Diamond Specific Plan Residential Summary Planning Area Acres Total Units Commercial SF Planning Area 1 - Lakeshore I 7.1 ' 50 I 82,000 Planning Area 2 -- Community Core 2 7. 55 275 590,000 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 I 87.2 I 600 I 897,000 Source: City of Lake Elsinore Planning Division Appendix F includes the residential numbers above with other High Density Residential parcels from the 12 Focus Areas to demonstrate their individual and overall contribution toward the City's RI-INA for very low- and low- income housing. 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 2011' 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 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. C I T Y O F L A K E E L S I N 0 K E G E N E K L P L A N 128 Chapter 6 Table 47c Lot Consolidation Summary CITY OF LADE LSINORE DREAM EXTREME Lot Consolidation Small sites are identified in Focus Areas 4, 6, 7, 8, 9, 10, and 11. 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 F 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 County12 and San Bernardino County13, 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: 12 http:/Iwww.hcd.ca.gov/­­fa/­rhp riv 20040301.12df 13htU2://www.hcd.ca.gov/fa/rhl2 sbd 20040301.pdf 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 130 Consolidation Existing R3 FOCUS AREA Acres Capacity Potential Capacity, Mixed Use Lake View - Focus Area 2 18.25 287 287 78 209 Historic District - Focus Area 6 7.23 148 145 52 Historic District - Focus Area 7 11.21 235 163 Historic District - Focus Area 8 8.91 142 142 142 Business District - Focus Area 9a 8.47 178 165 Business District - Focus Area 9b 7.89 166 156 Business District - Focus Area 9c 3.77 79 70 Business District - Focus Area 10a 3.25 51 51 51 Business District - Focus Area 10b 5.24 86 83 83 East Lake SP - Focus Area 12 75.40 1,583 1,583 1,583 The Diamond Specific Plana 58.00 600 600 600 TOTAL 207.62 3,555 3,445 1,713 1,085 Percentage of Total RHNA (2,232 159.27% 154.34% 76.75% 48.61% units) Lot Consolidation Small sites are identified in Focus Areas 4, 6, 7, 8, 9, 10, and 11. 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 F 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 County12 and San Bernardino County13, 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: 12 http:/Iwww.hcd.ca.gov/­­fa/­rhp riv 20040301.12df 13htU2://www.hcd.ca.gov/fa/rhl2 sbd 20040301.pdf 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 130 CITY OF _q Chapter 6 LADE LSlf iO1_E DREAM EXFREME Small Sites Analysis The sites analysis identifies sites throughout the City that have the hipest 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 c olaa r �. 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, 10, and 11. Appendix F- High Density General Plan Designation Sites Capacity identifies all properties within the focus areas that are considered small sites and groups the sites together to analyze consolidation potential. Table 47c is a summary of the lot consolidation potential for the focus areas, and illustrates that the City of Lake Elsinore has more than an adequate amount of sites available to accommodate the low- income affordable housing RHNA of 2,232 dwelling units. CITY OF LAKE ELSINORE GENERAL PLAN 129 Chapter 6 • Lake Elsinore • Desert Hot Springs • Palm Springs • Coachella • Mecca • Blythe • San Bernardino • Upland • Barstow • Mentone • Joshua Tree CITY OF LADE LSIN0P-,E DREAM EXTREME �ry In addition, the Coachella Valley Housing Coalition14 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 ten parcel merger applications since 2004 (see Table 47d). 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. 14 htt p : / /www.cvhc.org /index.phl2?id =17 C I T Y O F L A K E E L S I N 0 R E G E N E K L P L A N 131 Chapter 6 'fable 47d Parcel Merger Applications CITY OF 100, LADE LSIROBJE DREAM EXTREME Parcel Merger No. Original No. of Lots Final No. of Lots Existing Zoning Existing Density 2004 -06 3 1 R -2 12 Units / Acre 2004 -10 A 2 R-1 6 Unit's /A --p 20()4 -11 3 1 R -1 6 Units, / Agin, 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 2000 -03 3 1 R -2 12 Units % Acre 2009 -21 4 1 R -2 12 Units / Acre ENVIRONMENTAL CONSTRAINTS Potential environmental constraints to future development of sites identified in Tables 3 and 4 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 includes 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 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 Table 46 already have a residential land use designation 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 CITE' OF LAKE E L S I N 0 R E GENERAL PLAN 132 Chapter 6 CITY OF LADE ^ LSIROIZE DREAM EXTREME 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 includes 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 2008 -2014 planning period. The City has the capacity to accommodate at least 3,555 new housing units on vacant or underutilized land with residential development potential in High Density Residential and Residential Mixed Use Designations, as both designations have a maximum density of 24 dwelling units per acre (see Appendix F - High Density GP Designated Sites Capacity). Developers utilizing density bonus opportunities would increase this capacity to a higher count. After applying a credit toward the City's RHNA based upon construction that has occurred since 2006 (Table 43 - Remaining RHNA), the remaining need for the 2008 -2014 planning period is 2,232 residential units within the Low and Very Low Income categories. As the residential sites inventory identifies the potential for 3,445 dwelling units within vacant and underutilized properties in the High Density Residential and Residential Mixed Use designations, there is ample opportunity for development of affordable housing that will meet the RHNA allotment of 2,232 dwelling units for the very low- and low - income groups (see Table 48). C I T Y OF LAKE E L S I N O P E G E N E P A L P L A N 133 Chapter 6 Table 48 CITY of t LADE LSIfiOR -E `ry DREAM EXTREME Total Units 2,232 1,759 1,085 601 3,445 1,213 DU= Dwelling Units R3= High Density Residential NOTES: 1. Available R3 Dwelling Units are properties with an existing High Density designation and within an R3 zone 7 Surplus Lmits are A-11;n „nits availahle ahn..e the RNND The existing capacity of R3 zoned properties in the City is 1,713 dwelling units, and the remaining 519 units will be achieved through the Diamond Specific Plan, which will provide 600 dwelling units upon development. Therefore, the City of Lake Elsinore has the availability of land to more than satisfy the 2,232 RHNA units identified for the 2008 -2014 planning period. INLAND EMPIRE AFFORDABLE MOUSING PROJECTS The State Housing and Community Development Department (HCD) have deemed affordability as correlated with density. Consequently, 1 -1CD has established "default densities" that by definition are considered sufficient to provide market -based incentives for the development of housing for lower- income households. 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 per unit, while higher density development lowers the 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 33). Density bonuses allow for a density of up to 35 units per acre in the High Density Residential and Residential Mixed Use categories. These density ranges should facilitate development of CITY OF LAKE ELSINORE GENERAL PLAN 134 %'ompa;rison of Sites Inventory and RHNA Available Available High Available _ High Total Income Remaining Density R3 Mixed Use Density Available Surplus Category RHNA DUB DU DU DU Unitsz Very Low 1,311 1,311 - - 1,311 - Low 921 448 11085 601 2,134 1,213 Total Units 2,232 1,759 1,085 601 3,445 1,213 DU= Dwelling Units R3= High Density Residential NOTES: 1. Available R3 Dwelling Units are properties with an existing High Density designation and within an R3 zone 7 Surplus Lmits are A-11;n „nits availahle ahn..e the RNND The existing capacity of R3 zoned properties in the City is 1,713 dwelling units, and the remaining 519 units will be achieved through the Diamond Specific Plan, which will provide 600 dwelling units upon development. Therefore, the City of Lake Elsinore has the availability of land to more than satisfy the 2,232 RHNA units identified for the 2008 -2014 planning period. INLAND EMPIRE AFFORDABLE MOUSING PROJECTS The State Housing and Community Development Department (HCD) have deemed affordability as correlated with density. Consequently, 1 -1CD has established "default densities" that by definition are considered sufficient to provide market -based incentives for the development of housing for lower- income households. 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 per unit, while higher density development lowers the 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 33). Density bonuses allow for a density of up to 35 units per acre in the High Density Residential and Residential Mixed Use categories. These density ranges should facilitate development of CITY OF LAKE ELSINORE GENERAL PLAN 134 Chapter 6 CITY OF LADE LSIIYORE `ry DREAM EXTREME housing for low- and very -low income households given that 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 which the 30 units per acre default density applies. Whereby the default density may be 30 units per acre, -lower densities in Lake Elsinore -can appropriately encourage construction of affordable housing. 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. However, low - income residential projects in the Riverside and San Bernardino MSA are typically developed at a far lower density than the established by law default density of 30 units per acre. 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 and establishing new higher density zones, it is appropriate to allow the densities of up to 24 units per acre (High Density Residential and Residential Mixed Use) to be considered in order to accommodate the remaining very -low and low - income RHNA allocation. 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 and establishing new higher density zones, it is appropriate to allow the densities of up to 24 units per acre (High Density Residential and Residential Mixed Use) to be considered in order to accommodate the remaining very -low and low - income RHNA allocation. Table 49 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 ELSINOR.E GENERAL PLAN 135 CITY DF Chapter 6 LADE LSIROIZE Z DREAM EXrREME Table 49 Metropolitan Statistical Area Developed Low Income Projects CITY OF LAKE E L S I N 0 R E GENERAL PLAN 136 Allowable Maximum Approved Total City/Project Density Density DU Approved /Constructed Big Bear Lake 12 du /ac 16 du /ac* 42 Approved Aug. '09 Crossings at Big Bear Lake Desert Hot Springs Arroyo De Paz 14 du /ac 9.81 du /ac 94 Constructed Brisas De Paz 14 du /ac 13.0 du /ac 62 Approved Feb. '09 Fontana Ceres Way Apartments 12 du /ac 1.0.91 du /ac 60 Approved Oct. '09 Approved March '09 Paso Verde — Phase 1 12 du /ac 9.96 du /ac 50 Completing final Toscana Apartments 24 du /ac 14.0 du /ac 70 entitlements Hesperia KDF Communities 15 du /ac 15.17 du /ac* 110 Constructed KDF Communities 15 du /ac 17.14 du /ac* 72 Constructed Simpson Housing Solutions 15 du /ac 12.79 du /ac 67 Approved March'07 Paim Desert Development i5 du /ac 14.96 du /ac 123 Approved Feb. '07 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 Under Construction Villagio Apartments 20 du /ac 15.81 du /ac 166 Constructed *Project included a density bonus CITY OF LAKE E L S I N 0 R E GENERAL PLAN 136 CITY OF Chapter 6 LADE LSINORE DREAM EXTREME AFFORDABLE HOUSING PROJECTS The Redevelopment Agency has received a $1 million grant from the Department of Housing and Urban Development (HUD) to develop a 113 -unit affordable housing development, which will provide 111 units restricted for very low- income families. The project 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), and was approved in 2009. 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 commitment to facilitate development of affordable housing. Therefore, it is evident that the market support development of very low- income housing at densities consistent with the High Density Residential Designation. 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. In contrast, the Eastlake Specific Plan area will permit up to 1,355 dwelling units within the High Density designation. 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 — also one of the City's major employers — 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. RESOURCES Implementation Tools A variety of federal, state and local programs are available to create and /or maintain rental and purchase affordability 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 50 summarizes financial resources available to the City, private and non - profit parties to preserve /create housing that is affordable. C I T Y O F LA K E F, L S I N 0 R E G E Iii E P A L P L A N 137 Chapter 6 CITY OF LADE LSIIYOIZE DREAM EXTREME Table 50 Resources Available for Housing Activities Program Description Eligible Activities Local Resources to developers who set -aside at Lake Elsinore Funds received from increased • Housing Rehabilitation Redevelopment property taxes generated by property • Neighborhood Compatibility (Code A _. ?no! C!-. t2` e'�t L!J !C JC.- a ✓" a t.... ,.t.... p_ Jv ,S!C r._t.._� ..,5 !1 VS:_'-'d'S"tC,ii J Aside Fund Agency's redevelopment project • Public Facility and Infrastructure areas, Twenty percent (20 %) of these Improvement Programs Tax - Exempt Bonds property tax funds must be set aside • First Time Homebuyers Assistance for the development, preservation, or • Rental Rehabilitation rehabilitation of affordable housing. • Mobile Home Rehab Program See Table VII -6 for further details on • Senior Housing Assistance City /Agency the Redevelopment Agency tax Housing Owned Land increment financing funds available Community Facilities for housing activities through the County of Riverside Resources yeaf 2031. County of Density Bonus The City allows an increase in density Density Bonus to developers who set -aside at Ieast10% of their project to low - income persons or 5% restricted to very low- income persons, in conjunction with at least one development incentive Tax - Exempt Bonds The Redevelopment Agency and the Housing Development City have the authority to issue tax - exempt bonds. Bond proceeds are used to develop affordable housing City /Agency If available and appropriate, City or Housing Owned Land Agency owned land may be made Community Facilities available County 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 Assistance Time Homebuyers Program, Multi- First Time Home Buyers Assistance family Revenue Bonds, Shelter Care Plus. C I T Y OF LAKE E L S I N O R E G E N E RA L P L A N 138 Chapter 6 CITY OF LADE LSINORE - -� ` DREAM EXTREME Table 50 Resources Available for Housing Activities Program Description Eligible Activities 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 Private, non - profit mortgage banking • New Construction Community consortium that provides long term • Rehabilitation Reinvestment debt financing for affordable multi- • Acquisition of Properties Corporation family rental housing (CCRC) California Low interest loans for the • Predevelopment Loans Department of development of affordable housing Housing & with non - profit agencies Community Development Predevelopment Loan Program 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 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 139 Chapter 6 CITY OF LADE LSIRORE ?� DREAM EXTREME Table 50 Resources Available for Housing Activities Program Description Eligible Activities 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 ('iky anal nnn_ 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 sold to corporations and people with 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 4 CFFCf FFF 4 \CJF /FFf CC -iTfFFF CIFF Community Entitlement program that is awarded • Section 108 Loan Repayments Development to the City on a formula basis. The • Historic Preservation Block Grant objectives are to fund housing • Admin. & Planning (CDBG) activities and expand economic • Code Enforcement opportunities. Project must meet one • Public Facilities Improvements of three national objectives: benefit • Economic Development low and moderate income persons; • Housing Activities (i.e. acquisition, aid in the prevention or elimination of rehabilitation) slums or blight; or meet other urgent needs. CITY OF LAKE ELSIN0PI G E N E K A L PLAN 140 CITY OF /� Chapter 6 LADE __ LLSSIHOIZE DREAM EXTREME Table 50 Resources Available for Housing Activities Program Description _ Eligible Agtivities HOME Investment A flexible grant program for housing. • Multi- Family Acquisition /Rehab Partnership The intent of this program is to • Single - Family Program expand the supply of decent, safe, • CHDO Assistance and sanitary affordable housing. • Administration 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 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 HIWAIDS. Mortgage Credit Under the MCC Program, first -time Certificate homebuyers receive a tax credit for Program the year based on a percentage of the interest paid on their mortgage. This program may be used alone or in conjunction with a Down Payment Assistance Loan. • Rental Assistance • Supportive Social Services • Administration • Home Buyer Assistance Low - income Program encourages the investment • New Construction Housing Credit of private capital for the creation of • Housing Rehabilitation (LIHTC) affordable rental housing for low- • Acquisition income households. Tax credits are available to individuals and corporations who invest in such projects. CITY OF LAKE ELSINORE GENERAL PLAN 141 CITY oF_ Chapter 6 LADE LSI11OB E DREAM EXTREME Table 50 Resources Available for Housing Activities Program Description Eligible Activities - Federal Resources — Competitive Supportive Grants to improve quality of existing Housing Rehabilitation Housing Grant shelters and transitional housing. increase shelter., and transit :oral 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. ced On C V � Acqu1J11U11 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 d.sab.l.t a . neluding group lhonness. - New C , UiistrsAC ol independent living facilities and • Rental Assistance intermediate care facilities Shelter Care Plus Provides grants for rental assistance • Rental Assistance for permanent housing and case • Homeless Prevention management for homeless individuals with disabilities and their families C IT'Y OF LA.KE P LS IN0P,E G EN E R A L P LAN 142 CITY OF ?O_ Chapter 6 LADE - LSII`iOIZE DREAM EXTREME Table 50 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: repayment. Maximum loan amount HOPE 1— Public Housing can be up to five times the entitlement Homeownership Program jurisdictions most recent approved HOPE II— Homeownership of Multi- annual allocation. Maximum loan family Units Program term is 20 twenty years. 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 Fannie Neighbor — Under served Expand Home Ownership for repayment. Maximum loan amount low- income minorities are eligible Minorities can be up to five times the entitlement for low down - payment mortgages jurisdictions most recent approved for the purchase of single - family annual allocation. Maximum loan homes term is 20 twenty years. Private Resources • Community Home Buyer Program Homebuyer Assistance — Fixed rate Mortgages • Community Home Improvement • Homebuyer Assistance /Rehab C I T E' O F L A K E E L S I N 0 R. E G E N E RA L P L A N 143 Mortgage Program — Mortgages for Federal National purchase and rehabilitation of a Mortgage home Association (Fannie Mae) Fannie Neighbor — Under served Expand Home Ownership for low- income minorities are eligible Minorities for low down - payment mortgages for the purchase of single - family homes C I T E' O F L A K E E L S I N 0 R. E G E N E RA L P L A N 143 Chapter 6 CITY OF LADE LSIRORE ate= DREAM EXTREME Table 50 Resources Available for Housing Activities Program Description EIigible 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 Horne 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 Savings Statewide loan pool that provides Construction A ., ...�..I L:..„ thirty-year L 1_.��.. L,, .. A ssoc1 a"On thirty -year permanent 11oans 1V1 1 \CUCVC1VtJ11 lCl ll Mortgage affordable housing projects, serving Company persons earning up to 120% of the (SAMCO) median income. CITY OF LAKE ELSINORE GENERAL PLAN 144 Chapter 6 CITY OF LADE L LSII`i0R E DREAM EXTREME The table below summarizes Redevelopment Agency tax increment funds available for housing activities through the year 2031, which includes the current Housing Element planning period. Table 51 Redevelopment Tax Increment Financing Funds Lake Elsinore Redevelopment Agency 2001- 2031 Source: Lake Elsinore Redevelopment Agency Administrative Resources Primary responsibility for the implementation of the City's housing programs and activities lies with the City Manager, the Planning Department, the Redevelopment Agency, and the Development Services Department. C I T Y OF L A K E E L S I N O R E G EN E RA L P L A N 145 Tax Increment Revenue from Project Area Rancho Rancho Rancho 20% Laguna Laguna Laguna Deposit to Less: County Housing Bond Project Area Project Area Project Area Housing Admin. Set -Aside Year 1 2 3 Total Fund Charges Revenue 2001 3,194,295 3,902,284 691,546 7,788,125 1,557,625 (26,400) 1,531,225 2002 3,076,518 4,588,048 823,021 8,487,586 1,697,517 (26,400) 1,671,117 2003 3,951,769 5,001,579 871,255 9,824,603 1,964,921 (26,400) 1,938,521 2004 3,000,000 5,733,126 1,016,381 9,749,508 1,949,902 (26,400) 1,923,502 2005 4,988,524 6,787,590 1,360,584 13,136,698 2,627,340 (26,400) 2,600,940 2006 5,505,260 8,641,538 1,804,938 15,951,736 3,190,347 (26,400) 3,190,347 2007 5,860,708 10,348,964 2,677,245 18,886,917 3,777,383 (26,928) 3,750,455 2008 6,509,800 10,270,700 2,546,500 19,327,000 3,865,400 (27,467) 3,837,933 2009 7,060,000 12,461,000 3,575,000 23,096,000 4,619,200 (28,016) 4,591,184 2010 7,413,000 13,084,100 3,753,800 24,250,900 4,850,180 (28,576) 4,821,604 2011 7,709,500 13,607,500 3,903,900 25,220,900 5,044,180 (29,148) 5,015,032 2012 7,940,800 14,015,700 4,021,000 25,977,500 5,195,500 (29,731) 5,165,765 2013 8,099,700 14,296,100 4,101,400 26,497,200 5,299,440 (30,325) 5,269,115 2014 8,261,700 14,582,000 4,183,400 27,027,100 5,405,420 (30,932) 5,374,488 Source: Lake Elsinore Redevelopment Agency Administrative Resources Primary responsibility for the implementation of the City's housing programs and activities lies with the City Manager, the Planning Department, the Redevelopment Agency, and the Development Services Department. C I T Y OF L A K E E L S I N O R E G EN E RA L P L A N 145 CITY OF Chapter 6 LADE LSIIYOR,E � V DREAM EXTREME City of Lake Elsinore Planning Department The primary responsibilities of the Planning Division 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 Planning Division 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 rnngtnirtinn health safety, and environmental regulations. City of Lake Elsinore Redevelopment Agency The Redevelopment Agency vision is to add value to the community through project area improvements that set high standards, improve public safety, and enhance quality of life for residents. The RDA's overall goal is to revitalize underperforming areas of the City, raising overall value to the community. The Agency is also responsible for projects involving affordable housing development through new construction and acauisition /rehabilitation. The Agency's current 5 -Year Plan has established goals to support New Construction and Foreclosure Acquisition and Rehabilitation. Funds have been committed from the housing set - aside fund for these efforts (Table 52). The entire New Construction allocation is slated for the Pottery Court project discussed above. The Foreclosure Acquisition and Rehabilitation program identifies 15 foreclosed housing units to be acquired, rehabilitated, and resold to low to moderate income households through a partnership with Riverside Housing Development Corporation. These two allocations are reflected in the table below: Table 52 Redevelopment Set Aside Allocations Housing Set -Aside Fund Allocations Amount New Construction $4,061,000 Foreclosure Acquisition/Rehab $898,250 The Agency is also considering another new construction project of 128 units, involving a proposed $3.3 million Agency loan, as well as a rehabilitation project involving the purchasing of affordability covenants on 152 units of existing multi - family housing with a proposed $500,000 Agency loan. The Agency plans to focus on these efforts (new affordable housing construction, foreclosure acquisition, and large -scale rehabilitation projects during the Housing Element planning period. 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 146 CITY OF Chapter 6 LADE L LSIIYOIZE DREAM EXTREME Housing The Housing Plan provides direction for City decision_ makers to achieve thelong -term housing objectives set forth in the Lake Elsinore Housing Element. The policies are established to guide the development, redevelopment and preservation of a balanced inventory of housing to meet the needs of present and future residents of the City. It is a goal of the City to ensure that all residents have decent, safe, sanitary and affordable housing regardless of income. This statement guides the City's actions with respect to housing. The specific goals, policies and actions detailed in this section provide the framework for the City's overall housing program. Specific policies and actions included in this element are intended to provide a wide variety of programs and 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 objectives. In adopting this updated element, the City Council has translated and expanded the goals, policies, quantified objectives, and housing program of the prior Housing Element adopted by the City in 2002. The goals, policies, and program contained in the prior Element have been reintroduced, augmented, or eliminated as appropriate, based on input from the constraints analysis in this Element, input from City staff, and comments received at public meetings and hearings. As used here, a goal is a statement defining a desired end result; for example: Create greater housing options for low- income residents. A policy is a plan of action to guide decisions and actions; for example: Provide density bonuses for housing development that includes dwelling units for low- income residents. The 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. The goals and policies contained in the Housing Element address the identified housing needs of the City of Lake Elsinore and are implemented through a series of actions and programs. Housing programs define the specific actions the City will take to achieve specific goals and policies. The action plan includes both programs currently in operation and new activities which have been added to address the City's unmet housing needs. C I T Y OF L A K E E L S I N O R E G EN E RA L P L A N 147 CITY OF Chapter 6 LAKE LSIRORE DREAM EXTREME d ry Housing Goals, Policies, and Programs Protecting and preserving the established residential neighborhoods of Lake Elsinore is a key priority for the City. Maintenance activities prevent deteriorating housing conditions, improve neighborhoods, and promote higher property values. The City looks to improve the visual character of residential neighborhoods to improve value and create neighborhood pride. 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