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What are the Housing Needs of Our Community?Planning for Housing in Temecula
Project Team and Timeline
City of TemeculaBrandon RabidouAssociate Planner ICity of Temecula(951) [email protected]
Consultant TeamDe Novo Planning Group Amanda Tropiano, Principal https://denovoplanning.com/
Timeline
Phase 1
• Work with regional agency (SCAG) to determine local housing responsibilities
• Initiate public outreach
Phase 2
• Evaluate existing conditions
• Review existing plans and programs
• Virtual Workshop
Phase 3
• Prepare Draft Housing Element Update
Phase 4
• Public hearings of Planning Commission and City Council
Phase 5
• State Review and Certification
PUBLIC ENGAGEMENT (ONGOING)
Sep-Dec 2019 Jan-Dec 2020 Jan-June 2021 July-Sep 2021 Oct 2021
Housing Element Background
Opportunities for Public Involvement
The City is creatively implementing a meaningful outreach program while adhering to public health and safety measures
Housing Element website (TemeculaCA.gov/housing)
Housing Survey Electronic version on the website
Paper copies of survey to senior center and homeless outreach
Emails to stakeholder list to solicit input and participation
Virtual Workshop (in English and Spanish) on September 23, 2020
Opportunities for Public Involvement
General Advertisements Newsletter sent to every resident
including article about the project
Social Media Posts using #Housethis?
Economic Development email blast
Email to stakeholder list
Channel 3 spot
Temecula Chamber Mixer
Southwest Riverside County Association of Realtors
Flyers at laundromat
Planning for Housing in Temecula
Our Role in Regional Housing
The Housing Element is the City’s plan for meeting its “fair share” of regional housing needs as determined by the State of California
Determination of “fair share” starts with the State calculating the future housing need for each region over the planning period (2021-2029)
Southern California Association of Governments (SCAG) develops methodology for distributing the regional housing needs to all cities in the region
SCAG’s methodology, in part is based on socioeconomic information like population trends, household income, home prices, and commute patterns
Local Housing Facts: Population Growth Trends
From 2000 through 2018, Temecula grew at an average annual growth rate of 3.8% (compared to Riverside County annual growth rate of 0.50%)
Most significant growth in the past 20 years occurred in the early 2000s
Growth trend has slowed as development opportunities become more limited
Local Housing Facts: Renters vs. Owners
Temecula has a lower percentage of renters when compared to the SCAG region
Most of Temecula’s renters are newer residents, having moved to the community within the past 10 years
Local Housing Facts: Housing Stock Composition
Since 2000, Temecula has added a variety of homes to its housing stock; most of the homes have been single-family residences
Proportionately, Temecula’s housing stock is comprised of more single-family homes than the rest of the SCAG region
Local Housing Facts: Vacancy
Temecula’s vacancy rate is 5.6% and the average household size is 3.24
Temecula’s vacancy rate for rental units is higher than the regional average but lower than the regional average for seasonal homes
Affordability –Ownership (Median Home Sales Price) Home prices in Temecula have had a strong upward trend since 2012
In 2020, the median home price in Temecula was approximately $500K (22% higher than the County of Riverside)
A household needs to make approximately $125K per year ($62/hour combined) to afford the median home price (assuming 20% down)
In 2011, a household only needed to make approximately $97K per year (inflation adjusted) to afford the median home price at that time ($312K)
Source: Zillow, July 2020
Affordability –Rental (Rental Rates)
As of July 2020, average rent for an apartment in Temecula is $2,011 (14% more than last year when the average rent was $1,733)
Rental rates have been increasing for all unit sizes and current rents are now almost equal to their 10-year peak
Almost a quarter (25%) of Temecula households spend more than 50% of their income on housing
Our Role in Regional Housing
Temecula receives a Regional Housing Needs Allocation (RHNA) from SCAG and must show that there is enough land zoned for housing to accommodate its RHNA
The RHNA is also broken down into annual income affordability levels which tell the City how many units need to be designated for each income level (based on a family of 4):
Very Low Income (0-50% AMI): $0-$37,650 ($19/hr)
Low Income (51-80% AMI): $37,651 - $60,250 ($31/hr)
Moderate Income (81-120% AMI): $60,251 - $90,350 ($46/hr)
Above Moderate Income (above 120% AMI): $90,351+ ($46/hr +)
* The 2020 “average median income” (AMI) for Riverside County is $75,300
Our Role in Regional Housing
Temecula’s state-mandated RHNA for the 2021-2029 Planning Period is 4,183 units
50% of the City’s RHNA is dedicated to Very Low or Low-Income Households
Income Level 2021-2029Temecula RHNA
Very Low-Income Households 1,355
Low-Income Households 799
Moderate-Income Households 777
Above Moderate-Income Households 1,253
Total 4,183
What Types of Housing are Available to Meet Our Needs?
Who Builds Housing?
The City of Temecula does not build housing
The private market builds housing
Public funds may be used as an incentive to adopt affordable housing “restrictions” on private development (for a period of 55 years)
Temecula “sets the stage” for housing developers to build projects in line with the City’s General Plan (including its Housing Element), zoning ordinance, and other planning documents like Specific Plans
Housing Types –Scale & Density
Homes come in a variety of different scales and densities
Different people and lifestyles are attracted to different types of housing choices
Communities can offer a variety of housing types to meet the various needs of their residents
In order for Temecula to attract employers, the City needs housing options that attract a variety of people and income levels
Housing Types
Single-family Multi-family
Mixed Use
Accessory Dwelling Unit Duplex
Can you tell which is an affordable housing project and which is market-rate housing?
Housing Types
Projects that are “affordable” can still be well-designed and fit in with the surrounding community
How is the City Currently Addressing Our Housing Needs?
History of Housing Units Permitted
The private sector has been building fewer homes in Temecula over the past 20 years, generally in line with regional trends
Multi-family homes are becoming a bigger share of new housing units permitted (versus single-family homes)
Our Current Housing Element
The Current Housing Element was adopted in December 2013
The City’s 2014-2021 RHNA was 1,493 units; it also addressed some unaccommodated need from the prior cycle
To meet its housing needs, the City considered: Vacant residential sites
Vacant commercial and Planned Development Overlay sites
Vacant residential sites within Specific Plans
Development within the Uptown Temecula Specific Plan (redevelopment of underutilized sites)
Mixed-use development
Based on these opportunities, the City identified more sites (a “surplus”) than needed to accommodate its 2014-2021 RHNA
This updated Housing Element will look at those sites, and other sites, in order to accommodate the City’s new RHNA of 4,183 units
What’s Next?
Next Steps
Please visit www.TemeculaCA.gov/housing to complete the ONLINE SURVEY and share your feedback on housing in the
City of Temecula. Check the website for more information and project updates.
If you have any questions, please submit them using the “Chat” feature of this Zoom meeting, or email them to:
Thank you!
