HomeMy WebLinkAboutCity Council Agenda Item No. 12 - Exhibit
City of Lake Elsinore
Housing Element Update
Prepared For:
City of Lake Elsinore
Planning Division
130 S. Main Street
Lake Elsinore, CA 92530
Prepared By:
Hogle-Ireland, Inc.
1500 Iowa Ave., Suite 110
Riverside, CA 92507
May 2012
Lake Elsinore Housing Element Update 1
Section A - Cover Letter
May 24, 2012
Warren Morelion, AICP, Acting Community Development Director
City of Lake Elsinore Planning Division
130 S. Main Street
Lake Elsinore, CA 92530
Subject: Proposal to Prepare the City of Lake Elsinore 2014-2021 Housing Element Update
Dear Mr. Morelion:
We are pleased to present this proposal to update the City of Lake Elsinore General Plan 2014-2021
Housing Element. For this assignment, we offer the City a team of dedicated and well-respected
housing professionals who will work closely with the City and community to prepare a Housing Element
that responds to the City’s housing needs and meets the requirements of State law.
The Hogle-Ireland team brings to this project the talents and experience of staff with a broad range of
Housing Element and CEQA analysis work. We understand the City’s Housing Element, which we
previously prepared and the particular requirements of Housing Elements. We have established a
reputation for preparing Housing Elements that clearly identify a community’s housing needs, specifying
implementation programs tailored for each client city. Importantly, Hogle-Ireland has proven success in
shepherding local jurisdictions’ Housing Elements through the California Department of Housing and
Community Development (HCD) review process. During the most recent Housing Element cycle for
cities in Southern California Association of Governments region, we assisted more than 20 cities
achieve success with their elements, including the City of Lake Elsinore. We also include the in-house
capability to complete required CEQA documentation.
For the 2014-2021 housing cycle, with adopted elements due by October 2013, we anticipate that the
process will be less labor-intensive than the 2008-2014 cycle. With fewer new laws to address and a
lower Regional Housing Needs Assessment allocation for City of Lake Elsinore (4,929 total units
compared to 5,590 units for the last cycle), the City can expect that the focus will be on updating
demographic and needs data (using 2010 Census information) and ensuring that adequate housing
sites still remain available to satisfy the RHNA. Also, with the end of redevelopment as a funding
source, creative strategies for funding housing programs will need to be identified.
If you have any questions as you read through our proposal, please cal me at (951) 787-9222.
Regards,
Nelson E. Miller
Vice President
A
2 May 2012
Lake Elsinore Housing Element Update 3
Section B - Table of Contents
Section A - Cover Letter............................................................................................................................1
Section B - Table of Contents...................................................................................................................3
Section C - Consultants Capabilities.........................................................................................................5
Executive Summary..............................................................................................................................5
Consultants Qualifications....................................................................................................................5
New Legislation..................................................................................................................................17
Scope of Services...............................................................................................................................17
Task 1 - Project Initiation.................................................................................................................17
Task 2 - Assessment.......................................................................................................................18
Task 3 - Housing Element Preparation...........................................................................................18
Task 4 - Prepare and Finalize Housing Element.............................................................................20
Task 5 - Environmental Review......................................................................................................22
Task 6 - Communication with Staff and Required Work Products..................................................22
Task 7 - Complete Complementary General Plan Element Updates (Optional).............................23
Schedule.............................................................................................................................................24
Fee Schedule......................................................................................................................................25
Section D - References...........................................................................................................................27
B
4 May 2012
Lake Elsinore Housing Element Update 5
Section C - Consultants Capabilities
Executive Summary
The City of Lake Elsinore, located in Riverside County is a approximately 43 square miles in size with a
population of 52,503 people. The City borders the Interstate 15 corridor and surrounds one of the
largest natural lakes in Southern California with ample recreational attractions and new business
opportunities. The City feels it is important to provide their residents with excellent schools, community
services, and affordable housing.
Given that Hogle-Ireland assisted the City with its certified 2008-2014 Housing Element and that there
were fewer changes in Housing Element law during the last two legislative cycles, it is unlikely that a
complete rewrite of the Housing Element will be necessary. Rather, the project team will focus on: 1)
updating sections where new data are available (such as the 2010 Census), 2) assessing the continued
availability of housing sites and identifying any needed new sites to meet the RHNA, 3) revising housing
policy and programs to reflect shifting objectives and funding sources, and 4) ensuring the Element
addresses all current State laws (including SB 812 and AB1867 enacted in 2010). We note that the
draft 2014-2021 RHNA for Lake Elsinore of 4,929 total units is less than the 2008-2014 RHNA (5,590
units), and we propose to evaluate the City’s existing site inventory from the 2008-2014 Housing
Element to provide a foundation to meet the new RHNA allocation.
The Housing Element must be adopted, with certification from the California Department of Housing
and Community Development (HCD) that the Draft Housing Element complies with State Housing
Element law, by October 2013. By adopting this Housing Element on time for this cycle, Lake Elsinore
will have eight years until the next update, rather than four years. We understand this important
deadline, and offer the City of Lake Elsinore an experienced team and a streamlined program to
achieve this goal. We will focus on completing the Draft Housing Element early in the program, allowing
ample time for the review process with the City and HCD.
Consultants Qualifications
Hogle-Ireland is an urban planning consulting firm that has provided services to public agency and
private development clients for over 20 years. The focus of our firm and our reputation are based on
providing communities the highest level of professional planning with vision, integrity, and creative
problem solving. Our firm includes 30 professional planners with experience in jurisdictions throughout
California. From our extensive experience, we have developed — and continue to develop —
approaches that assist each community achieve its unique objectives. Most of us have worked in local
jurisdictions as staff planners and Nelson Miller previously served as Community Development Director
for the City of Lake Elsinore. We well understand the issues facing City staff and understand how to
translate policy into programs that can actually be implemented. This practical knowledge is not often
found in consulting firms. Hogle-Ireland, Inc.’s primary services include:
C
6 May 2012
Preparation of General Plans and Housing Elements
Community Engagement
Graphic Design, Web Design, and GIS
Preparation of CEQA and NEPA documents, including EIRs and Initial Studies
Land Use and Site Planning
Preparation of Design Guidelines; Urban and Community Design Documents
Preparation of Specific Plans and Development/Zoning Ordinances
Contract Staffing and Entitlement Processing
Organizational and Fee Studies
Our corporate office is located in the City of Irvine, with additional full-service offices in Pasadena and
Riverside. The staff in our Riverside office will lead the Lake Elsinore Housing Element update program.
Housing Element Experience
Hogle-Ireland’s common sense approach to planning and our comprehensive knowledge of planning
and housing law and practices serve our clients well in defining, articulating, and implementing policy
changes. It is this common sense approach, our ability to succinctly analyze and report housing issues,
and our ongoing, positive working relationships with HCD review staff that result in nearly all of the
housing elements we have prepared to be certified in two rounds of HCD review. Hogle-Ireland has a
proven record of successfully managing Housing Element updates, and has recently directed Housing
Element update efforts for such diverse cities as:
Arcadia
Adelanto
Alhambra
Azusa
Baldwin Park
Buena Park
Colton
Commerce
Garden Grove
La Puente
Laguna Woods
Lake Elsinore
Monterey Park
Murrieta
Norco
Perris
Redwood City
Rialto
Torrance
Vernon
West Covina
Hogle-Ireland has intimate knowledge of the issues that face local cities. Nelson Miller, the leader of the
program for Lake Elsinore, has over 30 years of experience in the planning profession. He has
managed and overseen numerous General Plan update programs. He will provide the City staff the
comfort that the program will remain on budget, finish on time, and meet all City expectations.
Community Engagement
One of Hogle-Ireland’s exceptional strengths is community
engagement. Hogle-Ireland specializes in serving the public
and private clients with outreach services for land planning
projects, including General Plans, Housing Elements, Specific
Plans, and Zoning Codes. We have experienced staff who are
well qualified to design and implement innovative and effective
public engagement programs, tailoring community outreach for
each project’s needs. Whether it is organizing a public forum,
conducting study sessions, or preparing a public information
Consultants Capabilities
Lake Elsinore Housing Element Update 7
website, Hogle-Ireland has successfully engaged stakeholders throughout the entire planning process—
ultimately assisting communities achieve their unique goals and objectives.
In the Scope of Work, we describe the streamlined, focused community engagement approach that will
work well for the Lake Elsinore Housing Element update program. We have included additional optional
community engagement items to respond to the RFP.
Environmental Analysis
From initial work scoping through final approvals, Hogle-Ireland
develops defensible and cost-effective solutions to guide our
clients quickly through the increasingly complex environmental
planning process. We have ample experience on programmatic-
level environmental analysis relative to General Plan
amendments, and especially as related to housing elements. We
have completed or are currently working on comprehensive
General Plan and individual General Plan Element
environmental review documents for diverse communities
throughout California, including Huntington Beach, Alhambra,
Baldwin Park, Buena Park, Colton, and Rosemead.
Our environmental team includes experienced air quality experts knowledgeable in federal, state, and
regional air quality regulations relating criteria pollutants and toxic air contaminants affecting land
development and community planning at the program and project levels. Hogle-Ireland has analyzed
air quality impacts throughout California including the South Coast, Salton Sea, Mojave Desert, and
Mountain Counties Air Basins. Hogle-Ireland utilizes tailored quantitative modeling to compile accurate
inventories of existing and future greenhouse gas emissions, plus a seasoned planner’s perspective to
present reasonable and defensible assessments of impact significance, as well as consistency with
state and local greenhouse gas reduction plans, programs, and policies.
Hogle-Ireland, Inc. Project Staff
The team for the Lake Elsinore Housing Element Update consists of professionals who are recognized
leaders and experts in their respective fields. Short resumes of key staff are presented below, with full
resumes following.
Nelson Miller, Vice President, will serve as Principal-In-Charge and oversee all project work. He has
more than 30 years of professional planning experience in the public and private sectors. In his years of
working in the planning field, Mr. Miller has led general plan, housing element, zoning code, CEQA, and
other planning and environmental assignments for jurisdictions throughout California. During the 2008-
2014 Housing Element cycle for the SCAG region, he oversaw preparation of the City of Lake Elsinore’s
Housing Element and has previously served as Community Development Director for the City Lake
Elsinore. Mr. Miller brings to this assignment a thorough understanding of State planning law, housing
law, and environmental laws; extensive experience working with community groups and decision-
making bodies; and attention to quality in all products that Hogle-Ireland produces.
8 May 2012
Genevieve Sharrow will serve as Project Manager and the lead planner on the project. Ms. Sharrow
brings to the assignment more than five years’ experience with long-range planning studies and
environmental analysis. She has managed or been the principal author of eight Housing Element
updates, all of which received HCD certification. Ms. Sharrow also specializes in environmental
planning and impact assessment, and has competed studies for a variety of development projects,
general plan updates, and housing elements. Ms. Sharrow has superior GIS capabilities that aid
analysis and produce easy-to-read report maps and graphics.
Christopher Brown will serve as the environmental manager for the project. Christopher has over seven
years experience in environmental analysis and the preparation of CEQA documents. Mr. Brown has
managed and prepared CEQA documents for a variety of development plans and projects, specific
plans, comprehensive general plan updates, general plan elements, and transportation improvements
and infrastructure plans and projects. Mr. Brown has managed CEQA documents for comprehensive
plans and General Plan Updates in the Cities of Colton, Twentynine Palms, Huntington Beach,
Monterey Park, and numerous others. Mr. Brown is directly responsible for managing Hogle-Ireland’s
environmental team.
Heidi Mellor will serve as project planner. Ms. Mellor’s talents and skills include a unique ability to
efficiently conduct housing research and analysis, to combine that knowledge with planning and
housing laws, and to formulate realistic implementable policy and programs. Ms. Mellor has strong
research and writing capabilities. She has worked on Housing Elements and housing-related
assignments in communities such as Adelanto, Canyon Lake, Garden Grove, Twentynine Palms, and
Lake Elsinore.
Lake Elsinore Housing Element Update 9
Nelson E. Miller
Vice President
Professional Experience
Mr. Miller has extensive planning and management experience in
nearly every aspect of planning and community development. He
has served as a Community Development Director and Planning
Director for several cities and provided a variety of consulting
services for cities and counties. Mr. Miller can provide assistance
to governmental organizations as interim or contract staff and in
preparation of General Plans, Development Codes, Specific
Plans, special studies of all types, and in economic development.
He is also experienced in environmental review, project
management, governmental relations, and development
processing for private development.
Mr. Miller has supervised preparation and processing of numerous
Specific Plans and environmental documents. He has also
prepared General Plans, Development Codes, design guidelines,
fee studies, organizational studies, airport land use plans, and has
provided planning services to cities and counties. Mr. Miller served
as contract Planning Manager for the City of Perris where he was
extensively involved with the Riverside County Multiple Species
Habitat Conservation Plan. He also served as contract
Community Development Director for the City of Adelanto where
he overhauled and re-established the department. His private
sector experience encompasses project management and
entitlement for a wide variety of development projects.
Mr. Miller has supervised Comprehensive General Plan programs,
including:
City of Twentynine Palms – Comprehensive General Plan
Update, Development Code Update, Development Impact
Fees, and Program EIR
City of Hesperia – Comprehensive General Plan and
Program EIR
Prior to joining Hogle-Ireland, he served in management level
planning and community development positions for Southern
California cities including:
City of Moorpark – Community Development Director
Town of Apple Valley – Planning Director
City of Lake Elsinore – Community Development Director
EDUCATION
B.A., Pomona College
Teaching Credential, California State University; Long
Beach
Planning Graduate Studies, California State University,
Pomona & Fullerton
YEARS OF EXPERIENCE
32
PROFESSIONAL
AFFILIATIONS
American Planning Association (APA) - Awarded
Inland Empire Section Award for Outstanding
Professional Contributions, 1992
10 May 2012
Lake Elsinore Housing Element Update 11
Genevieve Sharrow
Associate Project Manager II
Professional Experience
Ms. Sharrow provides a broad range of planning and planning
related services to clients, including geographic information
system (GIS) support. Her primary responsibilities include
preparing and assisting in the preparation of:
General Plans, with Housing Element expertise
Environmental analysis and CEQA documentation
Zoning Ordinances and Development Codes
HUD applications and compliance documents
Ms. Sharrow has extensive experience and particular expertise in
housing planning, having assisted many cities with successful
completion of their housing elements and/or HUD compliance
documentation such as Consolidated Plans, Action Plans, and
Analyses of Impediments to Fair Housing Choice. Genevieve was
the primary author and/or project manager for the following
projects:
City Alhambra 2008-2014 Housing Element, 2010 Consolidated
Plan, and Analysis of Impediments to Fair Housing Choice
City of Azusa 2008-2014 Housing Element
City of Baldwin Park 2008-2014 Housing Element
City of La Puente 2008-2014 Housing Element
City of Monterey Park 2008-2014 Housing Element
City of Redwood City 2009-2014 Housing Element
As part of Hogle-Ireland, Inc.’s Environmental Team, Genevieve
has contributed to a variety of CEQA projects and is experienced
in the preparation of a full range of environmental documents.
She has attended numerous seminars and classes on NEPA and
CEQA regulations, case law, and greenhouse gas impacts.
Specific environmental projects for which Ms. Sharrow was a
contributing or primary author include:
City of Vernon General Plan EIR
City of Rosemead General Plan EIR
City of Azusa Housing Element Initial Study/ND
City of Buena Park Housing Element Initial Study/ND
City of Baldwin Park Zoning Ordinance Initial Study/ND
City of Duarte Development Code EIR Addendum
T-Mobile Wireless Communications Facility Initial Study/MND
(City of Monterey Park)
Tour Bus Ordinance Initial Study/MND (City of Monterey Park)
San Gabriel Valley Water Reservoir Initial Study/MND (City of
Monterey Park)
EDUCATION
M.A., Urban Planning
University of California, Los Angeles, 2007
B.A., Social Anthropology
University of Michigan, 2002
YEARS OF EXPERIENCE
7
PROFESSIONAL
AFFILIATIONS
American Planning Association (APA)
US Green Building Council Emerging Green Builders-
Los Angeles (EGB-LA)
12 May 2012
Lake Elsinore Housing Element Update 13
Christopher Brown
Senior Environmental Planner
Professional Experience
Mr. Brown is a senior analyst in Hogle-Ireland’s Environmental
Planning section. Christopher has prepared a variety of
environmental documents pursuant to CEQA for jurisdictions
throughout Southern California. Key projects completed or in-
process include:
Oro Grand School District junior high, high school, and college
campus facilities IS/MND (-acre site and 182,480 square feet
of school facilities)
Claremont University Consortium East Campus EIR (80- acre
sports complex)
Jeffries Road Affordable Housing project IS/MND (59-unit, 100
percent affordable housing complex, included preparation of
air quality and climate change assessments)
Five Star Express Car Wash IS/MND (5,500 square foot
automated car wash tunnel)
Station Square Transit Village Specific Plan, Phase II IS/MND
(MTA Operations and Maintenance facility on 27 acres)
Jones Industrial Building (8,863 square foot industrial building
and staging yard, included air quality assessment)
Desert Hot Springs I-10 Community Annexation IS/ND (4,000
acre annexation)
Christopher is also skilled in conducting programmatic
assessments for a variety of comprehensive plans and General
Plan Elements for local governments, including the following
jurisdictions:
City of Rialto City of Colton
City of Huntington Beach City of Desert Hot Springs
City of Twentynine palms City of Alhambra
City of Commerce City of Monterey Park
City of Rosemead City of La Puente
Mr. Brown has prepared air quality assessments utilizing the latest
CalEEMod software for a variety of development and
infrastructure projects and is experienced in assessing local and
regional emissions impacts, carbon dioxide ‘hotspot’ screening
and analysis using CALINE4 and EMFAC2007, and toxic air
contaminant risks and modeling using AERMOD. Mr. Brown is
also versed in the latest developments related to climate change.
Mr. Brown has prepared GHG emissions models utilizing the
methods and practices presented in the California Air Pollution
Control Officers Association’s CEQA and Climate Change white
paper and their Quantifying Greenhouse Gas Mitigation Measures
guidelines.
In addition to his environmental experience, Christopher has
provided contract land use planning services for public agencies.
Mr. Brown has provided planning services for the Cities of Desert
Hot Springs, Palm Springs, and Twentynine Palms. Mr. Brown
also served as the City of Rancho Santa Margarita’s code
enforcement officer and NPDES Authorized Inspector.
EDUCATION
B.A. Urban Studies and Planning – Environmental
Analysis, California State University, Northridge
ARB 190: Air Quality Academy
EPA 422: Air Pollution Control Orientation
YEARS OF EXPERIENCE
7
PROFESSIONAL AFFILIATION
Assocation of Environmental Professionals
14 May 2012
Lake Elsinore Housing Element Update 15
Heidi Mellor
Assistant Project Manager Il
Professional Experience
Ms. Mellor has a background and education in land use planning
and architecture. She has experience in advanced and current
planning, working in both the public and private sectors. She has
contributed to the preparation of General Plans, Housing
Elements, Consolidated Plans, Specific Plans, development code
updates, and CEQA documents. Ms. Mellor has experience
preparing exhibits for a variety of planning documents, working in
InDesign, Photoshop, and Illustrator.
Ms. Mellor is currently the contract staff assistant planner for the
City of Canyon Lake where she assists with General Plan and
Zoning Code Updates, processes development applications,
prepares staff reports and presentation for Planning Committee
and City Council, and provides customer service, answering
questions from developers and residents over the phone and at
the public counter.
In addition she has assisted with entitlement processing for private
sector clients for large scale commercial and industrial projects.
She has worked on projects within the Cities of Long Beach,
Colton, Lake Elsinore, Rancho Cucamonga, San Bernardino,
Moreno Valley, Rialto, Big Bear Lake, and Riverside County.
Specific projects for which Ms. Mellor provided assistance include:
City of Lake Elsinore – Housing Element
City of Adelanto – Housing Element and Initial Study
City of Adelanto – Consolidated Plan
Garden Grove – Consolidated Plan
City of Twentynine Palms – General Plan Update, Housing
Element, and EIR
City of Big Bear Lake – Initial Studies and EIR(s)
City of Big Bear Lake – Moonridge Specific Plan Phase I
City of Canyon Lake – Safety Element Update
City of Rialto – Foothill Boulevard Specific Plan
City of Rialto – Development Code Update
City of Colton – General Plan EIR
City of Hesperia – General Plan Update
Moreno Valley Business Park – Community Outreach
Joshua Tree Design Guidelines – Community Outreach
West Hollywood – Community Outreach
EDUCATION
B.A., Architecture, University of California, Berkeley
YEARS OF EXPERIENCE
5
16 May 2012
Consultants Capabilities
Lake Elsinore Housing Element Update 17
New Legislation
In preparing the Housing Element update, Hogle-Ireland will ensure that all requirements of recent State
legislation are addressed. This legislation includes:
AB 162: This law became effective during the prior Housing Element cycle and requires that
upon adoption of the Housing Element, the City identify specific flood hazard zones in the Land
Use Element and specific floodwater and groundwater recharge areas in the Conservation and
Safety Elements. We have identified addressing this as a potential optional task under Task
7.1.
SB 244: Upon the adoption of a Housing Element, the Land Use Element may be required to be
updated to include data and analysis, goals, and implementation measures regarding
unincorporated island, fringe, or legacy communities and their infrastructure needs. Hogle-
Ireland is available to provide assistance. We have identified addressing this as a potential
optional task under Task 7.1.
SB 812: Jurisdictions must include an analysis of the housing needs for developmentally
disabled persons. It can be challenging to obtain concrete numbers for this data; however, the
Hogle-Ireland team has experience obtaining population estimates for this information and will
include it in the Element.
AB 1867: Jurisdictions can now count multi-unit homeownership units that have been converted
to affordable units toward their RHNA allocation, under certain conditions. Hogle- Ireland can
help your jurisdiction identity opportunities to utilize this revised legislation.
SB375 Implications: For those jurisdictions that do not submit their adopted 2014-2021 housing
element update within 120 days of the October 2013 deadline, their housing element updates
revert to a four-year cycle. Hogle-Ireland is prepared to start the work program immediately and
work efficiently to meet the City’s October 2013 adoption deadline.
Scope of Services
We have prepared a scope of work based upon our review of the Request for Proposal, knowledge of the
City’s existing Housing Element, and our extensive Housing Element and CEQA experience. We have
developed a core sope that directly addresses the Request for Proposals, supplemented by optional tasks
from which the City can choose to enhance the program. This allows for the more flexibility in terms of
scope of services, budget, and schedule. The scope can be expanded, contracted, or otherwise modified
based on the needs of the City.
Task 1 - Project Initiation
1.1 - Project Kick-off and Work Program Refinement
We will conduct a kick-off meeting with City staff to refine the work scope, identify key player roles,
and establish/confirm product review procedures. The scope and schedule, including community
outreach components and optional tasks, will be refined based on our discussions.
18 May 2012
Task 2 - Assessment
2.1 - Evaluation of 2008-2014 Housing Element
We will evaluate and prepare a progress report, as required by State law, on the 2008-2014
Housing Element. Consistent with State law, we will assess the continued appropriateness of the
programs and policies in contributing to the attainment of the stated housing goals. The project
team will specifically assess all housing programs to determine to inform future policy
recommendations, especially with respect to dissolution of the Redevelopment Agency. The results
of the 2008-2014 progress report will be quantified where possible, but may be qualitative where
necessary. The progress report will also include a summary of how these results are important to a
revision to the Housing Element, a summary of State requirements and legislative changes, and an
evaluation of whether the existing Housing Element is consistent with current State Housing laws.
2.2 - Document Review
Hogle-Ireland will review City documents to aid in further understanding local conditions and the
community’s housing needs. The following documents will help us understand current conditions:
City of Lake Elsinore General Plan and EIR, 2008-2014 Housing Element and written
communication with HCD, Zoning Ordinance and Municipal Code, Information on the City’s
development review process, Housing units (affordable and market rate) built or approved since
2006 by year and type, list of affordable housing units and earliest conversion date, and any major
land use applications in process. In addition, we will evaluate existing City Housing key issues, and
the resources and funding mechanisms available, as well as the City’s progress on zoning
consistency changes to implement the General Plan.
Task 3 - Housing Element Preparation
3.1 - Housing Needs Analysis
We will complete a housing assessment and needs analysis to comply with Government Code
Section 65583(a). We anticipate updating the Housing Needs Assessment with housing and
population data based on the 2010 U.S. Census, latest three- and five-year estimates from the
American Community Survey, and other up-to-date City data available related to existing housing
units and recent development projects. The project team will assess housing costs and conditions
and evaluate housing needs within the City. This section will include the following:
Population, demographic and employment trends
Special housing needs for special population groups
Housing stock characteristics, including at risk units, vacant and underutilized land
Land Inventory
Adequacy of the City’s public facilities
Housing cost and affordability
Housing constraints
Existing and projected housing needs
Current vacant and underutilized land inventory
Financial resources available for housing and preservation of units at risk of conversion.
Consultants Capabilities
Lake Elsinore Housing Element Update 19
Applicable new State laws, including SB 812, which requires an analysis of developmentally
disabled persons housing needs
3.2 - Housing Resources and Opportunities
This section will identify housing resources, including programmatic, physical, and financial
resources. We will prepare an analysis of the relationship between the projected housing needs
and the dwelling unit capacity and availability of services to the opportunity sites. We will focus on
site suitability for housing, drawing from earlier research completed for the 2008-2014 Housing
Element, and will be augmented with our research to address the RHNA associated with the 2014-
2021 Housing Element cycle (anticipated to be 4,929 total units; which is less than the 5,590 units
for which the 2008-2014 Housing Element showed capacity). We will update GIS maps that identify
sites to meet the RHNA for inclusion in the Housing Element. Additionally, we will include a listing
of funding sources for affordable housing projects, for-sale and for-rent.
3.3 - Housing Constraints
The Housing Constraints analysis identifies potential and actual governmental and
nongovernmental (e.g. physical) constraints to housing production, including any constraints on
people with disabilities, as required by SB520. We will update this section as necessary with up-to-
date development processes and fees, as well as changes in market constraints due to the
economic changes since the last Housing Element was adopted. We will assess the potential for
residential development consistent with adopted land use policy, as well as the adequacy of public
facilities and opportunities for energy conservation. Where constraints exist, we will suggest
housing programs to mitigate or remove these constraints.
3.4 - Housing Goals, Policies, and Quantified Objectives
Based on the analysis completed in the above items and building on the existing housing element,
Hogle-Ireland will craft a Housing Plan with goals, policies, and implementation programs relative to
the maintenance, preservation, improvement, and development of housing to cover this new
planning period. Quantified objectives will also be established to address housing needs for all
income groups, including extremely low income households. We will ensure that the Housing
Element is consistent with other Elements of the General Plan. The Housing Element will include all
requirements of Government Code 65583(b) and (c), and will contain programs to:
Ensure that housing opportunities are available for all persons in the City
Preserve and improve the existing stock of affordable housing, including at-risk units
Facilitate a crime free and healthy living environment for all persons in the City.
Facilitate development of adequate housing to meet the needs of low and moderate income
households; that meet the City’s share of regional goals
Mitigate any governmental constraints to housing production, improvement and/or
maintenance
Ensure consistency with other General Plan elements and community goals
3.5 - Community Outreach Meeting
State Housing Element law requires that meaningful public outreach be included as part of the
update process. Based on our prior housing element work experience, we believe that the public
responds best when participants can react to concrete proposals. We recommend conducting one
community meeting, to be held once the Administrative Draft Housing Element is complete. As part
20 May 2012
of the work scope refinement process, we can discuss with staff the most effective approach for this
meeting, including opportunities to ensure the involvement of key stakeholder groups, non-profits,
and the community.
The community meeting will be a joint Planning Commission/City Council workshop/study session
open to the public so that the Administrative Draft Housing Element can be reviewed by the public,
stakeholders, and commissions. We will provide an overview of the Draft Housing Element,
including State requirements, constraints, and programs designed to meet the RHNA, and proposed
housing goals and policies. The public and decision makers will be asked to review and provide
feedback on the information provided. Invitations to community special need groups and
stakeholders will be provided, electronically, to City staff for distribution. Hogle-Ireland will identify
appropriate recipients of invitations in consultation with City staff.
Hogle-Ireland will prepare the workshop invitation, PowerPoint presentation, and other related
materials for the community meeting. Hogle-Ireland will submit the documents electronically to City
staff for review, reproduction, and/or distribution. Hogle-Ireland will present materials or assist City
staff with the workshop presentation, as preferred by City staff.
Deliverables
PowerPoint presentation, workshop invitation, meeting agenda, and other meeting materials for
the Community Meeting.
Task 4 - Prepare and Finalize Housing Element
4.1 - Draft Housing Element
The Screencheck Draft Housing Element will be submitted to the City electronically for staff review.
The City will be responsible for collecting all staff comments and creating a single “comment
document” from which Hogle-Ireland will revise the Administrative Draft Housing Element. This
scope and budget assume one round of comments and revisions.
City staff revisions and comments will be incorporated into the Administrative Draft Housing
Element for City Council, Planning Commission, and the general publics review. The City will be
responsible for collecting all City Council and Planning Commission comments and revisions and
creating a single “comment document” from which Hogle-Ireland will revise the Administrative Draft
Housing Element. This scope and budget assume one round of comments and revisions. All
comments and revisions will be incorporated and the Draft Housing Element will be submitted to
HCD.
Consultants Capabilities
Lake Elsinore Housing Element Update 21
Deliverable
Screencheck Draft Housing Element (5 hard copies, and one digital copy)
Administrative Draft Housing Element for City Council, Planning Commission, and Public
Review (25 hard copies and 25 compact disk copies)
HCD Draft Housing Element.
4.2 - State Certification
This task involves coordination with HCD to review the City’s Draft Housing Element for consistency
with State housing element law. Our scope assumes two rounds of HCD review for the draft
Housing Element, and one round of HCD review on the adopted Housing Element, consistent with
our previous experience. HCD is allowed 60 days to review a draft Housing Element and 90 days to
review an adopted Housing Element. We anticipate that HCD staff will take the full 60 days allowed
to complete its review. During this time — and during the course of element preparation — we will
keep in contact with HCD staff to facilitate review and anticipate/respond to any specific concerns
HCD may have. As necessary, we will provide HCD with any requested supplemental data or
information on proposed programs, policies and strategies to meet the RHNA. In response to HCD’s
letter of findings, we will prepare a written response to HCD comments to be included with the
revised draft Housing Element.
As we cannot fully anticipate the depth and scope of comments HCD will offer (particularly given the
recent HCD administration changes) nor the time required to effectively negotiate a position
acceptable to the City, we have provided an allowance for this task in the program budget. If
additional effort is required beyond this allowance, we will bill for additional work on a reimbursable
basis with prior authorization from the City. Our scope assumes that we will be able to reach
resolution on all issues, allowing work to move forward with preparation of the Public Hearing Draft
Housing Element.
Subsequent to City Council adoption, Hogle-Ireland will consult with HCD staff regarding any
changes to text required by Planning Commission or City Council and will submit a final, adopted
2014-2021 Housing Element to HCD for State certification of compliance with State Housing
Element laws.
4.3 - Public Hearings
Hogle-Ireland will prepare a PowerPoint presentation to be used during the public hearings. Hogle-
Ireland staff will attend Planning Commission’s public hearing and the City Council’s public hearing
for Draft Housing Element adoption and the Final (Mitigated) Negative Declaration certification. Our
budget includes an allowance we consider sufficient to prepare the presentation and attend the two
public hearings. Any time required beyond this allowance will be billed on a time-and-materials
basis with prior approval by the City. We do not anticipate needing further funding for this task,
unless there are additional meetings or unusual circumstances, in which case we would seek prior
approval from the City to expand the Scope of Work.
22 May 2012
Deliverables
PowerPoint Presentation for public hearings
4.4 - Final Housing Element
Upon tentative approval by HCD, Hogle-Ireland will prepare a final Housing Element for Planning
Commission and City Council public hearings.
Deliverables
Final 2014-2021 Housing Element (12 hard copies and 12 compact disk copies)
Task 5 - Environmental Review
5.1 - Initial Study and Mitigated Negative Declaration
Typically, where Housing Element updates are consistent with adopted land use policy and zoning
(for which thorough environmental analysis was previously conducted), a Negative Declaration or
Mitigated Negative Declaration is the appropriate level of CEQA analysis. We have completed both
Negative Declarations and Mitigated Negative Declarations for Housing Element updates.
Generally, we have found that Mitigated Negative Declarations are usually the most appropriate
environmental compliance for a Housing Element Update. We anticipate that the Housing Element
will be consistent with land use policy in the adopted General Plan, and we will therefore tier from
the General Plan EIR for Housing Element CEQA documentation. We will prepare a preliminary
draft Initial Study for City staff review. Upon receiving staff’s comments, we will prepare a Draft
Initial Study/(Mitigated) Negative Declaration for public circulation and review.
At the conclusion of the 30-day public review, we will revise the Draft Initial Study/(M)ND as
necessary to respond to public comments on the document. If necessary, a Mitigation Monitoring
Program with appropriate mitigation measures will accompany the Final (Mitigated) Negative
Declaration. All documents will be submitted to the City electronically. Hogle-Ireland will prepare a
Notice of Intent to Adopt a (Mitigated) Negative Declaration and a Notice of Determination. The City
will be responsible for circulating the Initial Study, processing and filing required notices, as well as
placing and paying for newspaper ads and paying all required filing fees.
Deliverables
Draft Initial Study/Mitigated Negative Declaration (one digital copy)
NOA (one digital copy)
NOD (one digital copy)
Task 6 - Communication with Staff and Required Work Products
6.1 - Ongoing Coordination/City Staff Meetings
For the duration of the project, Hogle-Ireland will conduct regular phone calls with City staff to
ensure project coordination and to support close collaboration. In-person meetings will be
Consultants Capabilities
Lake Elsinore Housing Element Update 23
conducted as needed. These calls and meetings will allow the team to review project status and to
discuss issues, documents, and plan presentations. Our scope of work provides an allowance for a
total of seven (7) meetings with Staff, City Manger, City Attorney, and/or meetings with HCD
representatives.
6.2 - SB 18 Consultation (OPTIONAL)
As part of the ongoing coordination task, Hogle-Ireland will assist the City will SB 18 consultation, as
required by State law. Hogle-Ireland will provide the City with draft letters to Native American
Heritage Commission and identified tribes, along with instructions for SB 18 Consultation.
Telephone calls or meetings with responding tribes are not included in this proposal.
Task 7 - Complete Complementary General Plan Element Updates (Optional)
7.1 - Update General Plan – SB 244, AB 162 (Optional)
Two State laws passed in recent years that established a trigger for updating the Land Use, Safety,
and Conservation Elements when the Housing Element is updated. These are AB 162 and SB 244.
In consultation with City staff Hogle-Ireland could address a scope and budget to address these
areas in the other Elements of the General Plan. It appears likely that some unincorporated areas
within the sphere of influence may be required to be addressed especially with respect to SB 244,
see discussion below.
AB 162 requires jurisdictions to address flood-related matters and ground water re-charge areas in
the Land Use, Conservation, and Safety elements of their general plans. Per law, these elements
must be updated to address flooding whenever a jurisdiction updates the Housing Element. If
requested by the City, Hogle- Ireland would assess the Land Use, Conservation, and Safety
Elements to identify any potential needed updates. Hogle-Ireland would prepare text and graphics
that reflect current data and conditions, as well as pertinent safety maps.
SB 244 is a new (2011) law that mandates jurisdictions update their General Plans to address
disadvantaged unincorporated communities. This new law requires an infrastructure analysis of any
community within the sphere of influence with an annual median household income that is less than
80 percent of the statewide annual median household income (the stated definition of a
“disadvantaged community”). Specifically, the analysis must locate and map the disadvantaged
unincorporated communities and include the present and probable need for public facilities and
services related to water, wastewater, stormwater drainage, and structural fire protection needs or
deficiencies, and if appropriate, sidewalks and street lighting. If requested by the City, Hogle-Ireland
would complete an analysis to identify any disadvantaged communities within the City’s sphere, as
well as assess needed infrastructure improvements, as part of this optional work scope task.
24 May 2012
Schedule
Housing Elements are due in October of 2013. Adopting this Housing Element on time means that the
subsequent cycle, the City will have eight years until the next update rather than four years. Hogle-Ireland
proposed to adhere to the following milestones to complete the Housing Element Update, with sufficient
time for Planning Commission and City Council adoption by October 2013.
Milestone Target Completion Date
Contract Execution/Start Date June 2012
Kick-off Meeting June 19, 2012
Screencheck Housing Element for Staff Review 1st week of October 2012
City Review of Draft – Comments to Hogle-Ireland 2 weeks following Draft Plan submittal
Complete Public Review Draft Housing Element November 2012
Workshop/Study Session with Public, Planning Commission and City
Council to review Draft Housing Element
December 2012
HCD Submittal #1 January 2013
Respond to HCD Comments and Revise Draft Housing Element 2-3 weeks following HCD comments received
HCD Submittal #2 March 2013
Initiate Environmental Documentation March 2013
City Review of Admin. Env. Documentation Complete. – Comments to
Hogle-Ireland
2 weeks following Admin Draft Environmental
Document Submittal
Public Hearings for Housing Element and Environmental Document September 2013
Final Certified 2014-2021 Housing Element October 13, 2013
Consultants Capabilities
Lake Elsinore Housing Element Update 25
Fee Schedule
We are sensitive to the budget challenges all cities face today; thus, we have structured the work program
to focus on the immediate issue at hand: ensuring the Housing Element is consistent with housing element
law, providing defensible environmental documentation to support the policy document, and meeting State-
mandated deadlines. While we have structured the work program and cost proposal based on our
understanding of the City’s objectives, both are flexible and can be adjusted to meet your particular needs.
The scope of work and budget presented in this proposal are based on the following assumptions:
The City will provide Hogle-Ireland with all applicable and most current GIS files, including a
parcel-specific file that includes zoning and General Plan designations.
The City will be responsible for noticing all public workshops and hearings
Hogle-Ireland will produce hard-copies of documents as indicated by the Scope of Work;
otherwise, all documents will be provided electronically for the City to reproduce and/or
distribute.
Hogle-Ireland will devote the staff resources necessary to keep the program on schedule and
City staff will review draft documents and provided needed information in a timely fashion
consistent with the schedule.
26 May 2012
City of Lake Elsinore Housing Element Update
Hogle-Ireland Fee Schedule
Task
VP in
Charge
CEQA
PM
Project
Manager
Assistant
Planner
GIS/
GraphicsWP
Hourly Rate$150 $120 $90 $75 $90 $65
Task 1 - Project Initiation
1.1 Project Kick-off and work Refinement36$990
Task 2 - Assessment
2.1 Evaluation of 2008-2014 HE212$1,380
2.2 Document Review126$780
Task 3 - Housing Element Preparation $0
3.1 Housing Needs Analysis 21240$4,380
3.2 Housing Resources and Opportunities11030$3,300
3.3 Housing Constraints1104$1,350
3.4 Goals, Policies and Quantified Objectives 284$1,320
3.5 Community Outreach Meeting586$1,920
Task 4 - Prepare and Finalize Housing Element
4.1 Draft Housing Element612246$4,170
4.2 State Certification (Allowance) 81612$3,540
4.3 Public Hearings (1 PC / 1 CC)108$2,220
4.4 Final Housing Element2484$1,520
Task 5 - Environmental Review
5.1 Initial Study and MND216288$5,340
Taks 6 - Communication with Staff and Required Work Products
6.1 Ongoing Coordination/City Staff Meetings712$2,130
Direct Costs (Deliverables and mailing)$240
Total5216148142010$34,580
Total Cost
Lake Elsinore Housing Element Update 27
Section D - References
We invite you to contact the following current and recent clients regarding our ability to facilitate
thorough and exemplary Housing Element updates, and to prepare superior environmental compliance
documents. Additional references can be provided upon request.
City of Monterey Park 2008-2014 Housing Element
Jim Basham, Community Development Director
320 West Newmark Avenue, Monterey Park, California 91754
JBasham@MontereyPark.ca.gov
(626) 307-1315
City of Azusa 2008-2014 Housing Element
Kurt Christiansen, AICP
Community Development Director
213 E. Foothill Boulevard, Azusa, CA 91702
kchristiansen@ci.azusa.ca.us
(626) 812-5262
City of Baldwin Park 2008-2014 Housing Element
Amy Harbin, City Planner
14403 E. Pacific Ave, 2nd Floor, Baldwin Park, CA 91706
aharbin@baldwinpark.com
(626) 960-4011, ext. 475
City of Redwood City 2008-2014 Housing Element
Jill Dever Ekas, Former Planning Manager
959 Arlington Road, Redwood City, CA 94062
jekas@pacbell.org
(650) 365-8992
City of Commerce 2008-2014 Housing Element
Alex Hamilton
2535 Commerce Way, Commerce, CA 90040
alexh@ci.commerce.ca.us
(323) 722-4805
City of Murrieta 2008-2014 Housing Element Update
Mary Lanier, Planning Director
1 Town Square
24601 Jefferson Avenue, Murrieta, CA 92562
(951) 461-6064
MLanier@murrieta.org
D