Eastvale City Council
April 20, 2022

The TCAC Economic Outcome score presented in Figure HE -6 is based on a combination of factors, including poverty, adult education, employ ment, proximity to jobs, and median home value relative to the County. In Eastvale, as presented in Figure HE-11, jobs proximity varies throughout the City. However, the Census report on Job Counts by Distanc e estimates that approximately 31.2 percent of Eastvale residents work within 10 miles of their place of employment,

32.2 work within 10 to 24 miles of their home, and the remaining 36.6 percent live 25 miles or further form their job. Most residents that commute long distances commute northwest toward Los Angeles and south to the San Diego metro area. Given the share of residents that commute out of Eastvale for their jobs, it is unlikely that the high economic outcome projected by TCAC and HCD is based on proximity to jobs. However, the unemployment rate in Eastvale is just 4.8 percent, compared to 5.1 percent in each Chino and Corona, 8.7 percent in Jurupa Valley, 6.5 percent in Ontario, and 5.4 percent in Rancho Cucamonga, indicating that, regardless of proximity to jobs, Eastvale residents have a higher labor participation rate that can support other indicators of economic success including home buying power. Relatedly, the median income in Eastvale was $119,213 and the poverty rate approximately 5.9 percent in 2019, further indicating strong economic opportunities.

Educational Opportunities
Each year, the California Department of Education publishes performance metrics for each school in the state, including student assessment results for English Language Arts and Mathematics as they compare to the state on meeting grade -level standards. Repo rting of educational indicators were suspended in 2020 due to the COVID -19 pandemic, therefore, 2019 is the most recent data available. There are seven schools in the City of Eastvale for which data is reported by the Department of Education; these include one high school, two intermediate schools, and four five elementary schools. In 2019, the state - wide performance for English Language Arts was 2.5 points below standard and

33.5 points below standard for Mathematics. These scores measure how far students are from meeting the lowest possible score for their grade level standard, on average. All of the schools in Eastvale far exceed the statewide average scores, with nearly all English Language Arts and Mathematics scores being above the grade standard (see Table HE-19A). Additionally, all schools 268
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86 have lower rates of chronic absenteeism than the statewide average, and all except for River Heights Intermediate have lower suspension rates than the statewide average. Eleanor Roosevelt High also had a higher perc entage of students that were considered “prepared” for college and/or careers than the statewide average. The elementary schools are also distributed evenly throughout the city, and there is a high school in the center of the city providing equal access by distance. As a result, all households throughout the city, regardless of income have access to high performing educational opportunities.All households throughout the city regardless of income have access to high performing educational opportunities. Over all, Eastvale has a more positive educational outcome expected than many areas in the SCAG region and Riverside County. Eastvale scores are also slightly higher than most nearby cities of Corona and Rancho Cucamonga and are significantly higher than the ci ties of Mira Loma, Ontario, and Jurupa Valley. In the SCAG region, suburban communities with high median incomes tend to have higher educational scores than urban and rural, which reflects the score in Eastvale as a suburban city.

TABLE HE-19A EASTVALE SCHOOL PERFORMANCE SCORES, 2019
School Name
English
Language
Arts
Mathematic
s
Chronic
Absenteeism1
Suspension
Rate2
Harada Elementary +23.6 +15.9 4.6% 0.6%
Rosa Parks Elementary +16.9 +6.8 1.4% 1.4%
Dr. Augustine Ramirez
Intermediate +27.4 +12.7 3.8% 5.9%
Eastvale Elementary +50.9 +21.4 2.7% 1.1%
River Heights
Intermediate +22.6 +17.5 5.1% 8.8%
Eleanor Roosevelt High +68.3 +4.5 N/A 3.8%
Clara Barton Elementary +49.0 +36.7 4.4% 0.9%
Ronald Reagan
Elementary +34.1 +11.9 2.5% 0.2%
Statewide Performance -2.5 -33.5 10.1% 3.4%
“+” = above grade standard; “-“ = below grade standard
Notes:
1 The percentage of students who are absent 10 percent or more of the instructional days they were enrolled.
2 The percentage of students who have been suspended at least once in a given school year.

The Corona-Norco Unified School District provides bus transportation to school for elementary school students whose home is greater than 2 miles from the school they attend and intermediate and high school students who live in outlying areas. RTA also prov ides public transit for students to River Heights Intermediate, Dr. Augustine Ramirez Intermediate, and Eleanor Roosevelt High.

As a result of a variety of transit options and relatively even distribution of all high-performing schools, there are no areas in the City of Eastvale that have more limited access to proficient educational opportunities. However, the Department of Education reported that at most schools, chronic absenteeism 269

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(missing more than 10 percent of instructional days) is most common among socioeconomically disadvantaged students and suspension is most common among African American students. Housing stability and neighborhood safety can play a large role in students’ academic performance and ability to regularly attend school. Therefore, th e City will promote the availability of rehabilitation programs to promote place-based revitalization where needed and assist lower- income households with providing children with safe, stable housing ( Strategy HE-4A).

Additionally, elementary schools are also distributed evenly throughout the city, and there is a high school in the center of the city providing equal access by distance. All households throughout the city regardless of income have access to high performing educational opportunities.As part of the opportunity mapping process, TCAC and HCD identify the anticipated educational outcome for communities throughout the State based on math and reading proficiency, high school graduation rates, and student poverty. A score in the 75th percentile or above is considered the most positive educational outcomes, while below the 25th percentile is a poor anticipated educational outcome. All census tracts in Eastvale scored in the 91 st to 98 th percentile, indicating access to strong educational opportunities throughout the city. Overall, Eastvale has a more positive educational outcome expected than many areas in the SCAG region and Riverside County. While Norco has similar scores throughout most of its area, western portions of Corona fall below the 75th percentile, and Mira Loma, Pedley, and Jurupa Valley have census tracts that scored below the 25th percentile, with most of their neighborhoods in the 25th to 50th percentiles. Northeast of Eastvale in Ontario, Pomona, and Montclair, educational outcomes fall largely below the 45th percentile with most of Ontario below the 25th percentile. Eastvale scores are also slightly higher than most nearby cities of Corona and Rancho Cucamonga and are significantly higher than the cities of Mira Loma, Ontario, and Jurupa Valley. In the SCAG region, suburban communities with high median incomes tend to have higher educational scores than urban and rural, which reflects the scores in Eastvale as a suburban city.

The Corona-Norco Unified School District provides bus transportation to school for elementary school students whose home is greater than 2 miles from the school they attend and intermediate and high school students who live in outlying areas. RTA also provides public transit for students to River Heights Intermediate, Dr. Augustine Ramirez Intermediate, and Eleanor Roosevelt High.

As a result of a variety of transit options and relatively even distribution of all high-performing schools, there are no areas in the City of Eastvale that have more limited access to proficient educational opp ortunities. However, the Department of Education reported that at most schools, chronic absenteeism (missing more than 10 percent of instructional days) is most common among socioeconomically disadvantaged students and suspension is most common among African American students. Housing stability and neighborhood safety can play a large role in students’ academic performance and ability to regularly attend school. Therefore, the City will promote the availability of rehabilitation programs to promote place-based revitalization where needed and assist lower- income households with providing children with safe, stable housing ( Strategy HE-4A).
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88 Figure HE-11 Job Proximity Index
Source: HUD, 2014-2017

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Services for Persons with Disabilities
To meet the needs of the population with disabilities, Eastvale is served by five licensed adult residential care facility and 15 licensed residential care facilities for the elderly. Additionally, residents are served by Dial -A-Ride, an advanced reservation, origin -to-destination transportation option offered by RTA for seniors and persons with disabilities at locations within three -quarters of a mile of an RTA fixed route. RTA also provides a “lifeline” service for residents with no other transportation options. Omnitrans provides ADA paratransit service as well as taxi vouchers or Lyft credit for residents with disabilities. Other services for residents with disabilities are distributed throughout Riverside County, including Independent Options Inc. in Co rona, which provides both residential and day services to adults with developmental disabilities.

Beyond mobility for persons with disabilities, the City requires new developments to comply with Title 24 of the 2019 California Building Code to ensure that all new construction meets accessible design standards, thus ensuring that all new housing is accessible for all residents regardless of disability. Additionally, the City ensures that older housing that may not meet the same accessibility requirements can be adapted as needed through their reasonable accommodation process, discussed in the Governmental Constraints section of this Housing Element, and by providing rehabilitation assistance (Strategy HE-3F and HE-4A).

Environmental Health
Though Eastvale is in the highest quartile for levels of both economic and educational opportunity, like much of western Riverside County, most of Eastvale is in the lowest quartile for environmental indicators as identified by TCAC, indicating that it has some of the least positive environmental outcomes (Figure HE -12). Central Eastvale, in the census tract bounded by Limonite Avenue, Scholar Way, Harrison Avenue, and Citrus Street, is in the second-lowest quartile. The three most prominent types of pollution in Eastvale’s CalEnviroScreen 3.0 ratings (as of June 2018) are particulate matter (PM2.5), ozone, and drinking water pollution. In some sections of Eastvale, solid waste is also a noted environmental concern.

According to the California Office of Environmental Health Ha zard Assessment, particulate matter air pollution may come from cars and trucks, factories, wood burning, and other activities. Similarly, ozone pollution primarily comes from transportation sources (trucks, cars, and planes), factories and farms, and dry cleaners. This is particularly concerning for families with children and elderly people in the household, because these groups are particularly susceptible to air pollution. However, this type of pollution is prevalent across Eastvale and does not disproportionately affect some residents. The Office of Environmental Health Hazard Assessment indicates that runoff from agricultural or industrial uses and groundwater contamination from fires are possible sources for groundwater pollution. Solid waste pollution is particularly prevalent in the northern section of Eastvale, which contains adjacent to one solid waste facility in Mira Loma, and the western edge of the city, which is near seven solid waste facilities (one in Eastvale, the rest in the Chino area). Th ese facilities have the potential to leach toxic chemicals into the water or air. Though the eastern and southern sections of the WRCOG region, such as Hemet, Murietta, and Wildomar, tend to have environmental scores associated with more positive environme ntal outcomes, 272
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90 Eastvale’s environmental rating is similar to those of Riverside, Corona, Jurupa Valley, Perris, and unincorporated sections of the county (see Figure HE -12, which covers a portion of the WRCOG region).
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Figure HE-12 TCAC Environmental Score
Source: TCAC/HCD, 2021
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92 Displacement Risk/Disproportionate Need
Overcrowding
The U.S. Census Bureau defines an overcrowded households as a unit that is occupied by more than one person per room. A small percentage of overcrowded units is not uncommon, and often includes families with children who share rooms or multi -generational households. However, high rates of overcrowding may indicate a fair housing issue resulting from situations such as two families or households occupying one unit to r educe housing costs (sometimes referred to as “doubling up”). Situations such as this may indicate a shortage of appropriately sized and affordable housing units.

As presented in the Community Profile, approximately 3.3 percent of owner - occupied households in Eastvale were overcrowded in 2018, compared to 4.5 of renter-occupied households. A similar pattern is found for severely overcrowded households, with 0.8 of owner -occupied households and 1.3 percent of renter - occupied households experiencing severe ov ercrowding. Overall, Ffewer than

8.2 percent of households in each of Eastvale’s census tracts were considered overcrowded, which puts the city below the statewide average (see Figure HE- 13). While all neighborhoods have overcrowding rates below 5 percent, there is a slightly higher r ate of overcrowding north of Limonite Avenue (4.8 percent) compared to less than 3 percent in the center of the City. While the median income in north of Limonite Avenue is greater than $100,000 annually, it does also have the highest rate of poverty in Eastvale, at approximately 11.6 percent of the population. Households living below the poverty line are more likely to live with other families or roommates to afford housing costs, which may result in the higher rate of overcrow ding in this area that indicates a possible displacement risk. In order to determine the cause of overcrowding, and thus identify appropriate strategies to address it, the City will survey residents regarding living conditions, number of occupants, and housing costs ( Strategy HE-5A).

According to California Health and Human Services (CHHS), the rate of overcrowding is relatively similar across the City of Eastvale, with no areas with households at greater risk of displacement risk due to overcrowding or severe overcrowding. Just east of the city, in Jurupa Valley, this rate is higherovercrowding is a more pressing issue , with some census tracts having rates of overcrowding between 8.3 and 12 percent, between 12.01 and 15 percent, or between 15.01 and 20 percent. In parts of the Jurupa Valley and Moreno Valley, central Riverside, and Perris, this number is greater than 20 percent of households. While there are no areas of greater overcrowding, any household that is experiencing overcrowding has a disproportionate need for affordable, larger housing units and is at risk of displacement from their housing unit or community without it. By encouraging and supporting the development of a diverse range of housing types at a range of affordability levels ( Strategies HE- 1B, HE -1C, HE -1D, HE-1E, HE -3A, and HE-3E), Eastvale will encourage the development of housing appropriate to households of many sizes, allowing for households to identify homes sized appropriately for their needs.

Overpayment
A household is considered cost burdened when they spend more than 30 percent, but less than 50 percent, of their income on housing costs. A severely cost burdened household is one whose housing costs exceed 50 percent of their 275

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income. In the City of Eastvale, approximately 18.4 percent of renters and 19.7 percent of owners are cost burdened, and 21.3 percent of renters and 17.0 percent of owners are severely cost burdened according to the HUD’s 2014-2018 Comprehensive Housing Affordability Strategy (CHAS) . White and Black or African American homeowners report the highest rates of cost burden, 22.6 percent and 20.5 percent, respectively, while Black or African American and Asian homeowners have the highest rate of severe cost burden, 17.3 percent and

18.9 percent, respectively. Similarly, Hispanic renters and renters that identify as multiple races experience the highest rate of overpayment (23.9 and 25.0 percent, respectively) while Asian and Black or African American renters experience the highest rate of se vere overcrowding (23.0 percent and 36.2 percent, respectively). While White homeowners and renters also experience high rates of overcrowding, CHAS data indicates that there may be a higher risk of displacement due to housing cost for non -White households . Generally, minority households in the City of Alameda experience higher rates of cost burden than White and Asian households, and renters experience higher rates overall than owners. Among lower-income owners in Eastvale, many households spend more than 30 percent of their income on housing. As shown in Figures HE-14 and HE-15, in from 2015 to 2019, more of these cost burdened households lived in the outer edges of the city than in the center. This pattern correlates with the differences in median income in Eastvale, with the highest median income in the center of the City. Overall, the rate of overpayment in Eastvale has decreased since 2014 for both homeowners and renters, likely as a result of the increase in median income seen throughout the City during the same period according to ACS estimates. The higher rates of overpayment and slightly lower median incomes along the edges of the City, particularly north of Limonite Avenue, refle ct a higher risk of displacement for residents of these neighborhoods. To address this, tThe City has included Strategy HE-1GF to work with nonprofits to increase affordable homeownership opportunities and Strategy HE -5A to connect lower -income households with affordable ownership and rental options within the City. , which is correlated with income in the city.

Overpayment is pe rvasive throughout Riverside County and the SCAG region, particularly among renters. While homeowner overpayment rates are similar in Eastvale as to surrounding cities, ( Figure HE-14), renter overpayment is a more pressing burden among renters outside of Eastvale (Figure HE-15). Immediately south and east of the City of Eastvale in the cities of Norco, Corona, Jurupa Valley, and Riverside, there are more significant concentrations of cost burdened renters. While this may indicate that Eastvale is more affordable to renters, HUD reports that the percent of households that are occupied by renters in Eastvale is significantly lower than in Corona, Mira Loma, Jurupa Valley, and Riverside, though is similar to Norco. The low percentage of renters paired with lowe r renter cost burd en in Eastvale compared to the region likely indicates that lower-income renters are priced out of Eastvale and that there is a shortage of affordable rental options in the City. Throughout the region, as shown in Figures HE-14 and HE-15, overpayment is a chronic issue. A lower cost burden rate in the center of Eastvale may reflect exclusion of lower-income households rather than a more affordable housing stock , which is reflected by higher rates of overpayment in neighboring jurisdictions to house lower-income households. In addition to the strategies listed above, the City will encourage the construction of rental units in a var iety of forms, including ADUs and multifamily units, to 276
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94 expand housing mobility opportunities for renters in Eastvale (Strategies HE-1E and HE-1G).Regionally, the center and east side of Riverside have higher rates of overpayment than Eastvale, but most cities in the area have similar levels of overpayment. Among renters, ( Figure HE -15), rates of overpayment among renters tend to be higher outside of Eastvale than within the city limits. However, within many census tracts in Eastvale, particularly in the northern half of the city, between 40 and 60 percent of renters pay more than 30 percent of their income for housing. This suggests that there is a potential risk for lower -income households to be displaced due to high housing costs, but this risk is regional in nature and not limited to Eastvale. The City has included Strategy HE-1F to work with nonprofits to increase affordable homeownership opportunities and Strategy HE -5A to connect lower -income households with affordable ownership and rental options within the City.
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Figure HE-13 Household Overcrowding

Source: California Health and Human Services, 2021
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96 Figure HE-14 Overpayment by Homeowners
Source: American Community Survey, 2015-2019
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Figure HE-15 Overpayment by Renters
Source: American Community Survey, 2015-2019
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98 Housing Condition
While overpayment presents a displacement risk for residents, housing condition is less likely to be an issue as approximately 92 percent of the housing stock has been built since 2000. Substandard housing condition resulting from deferred maintenance can often present a health and safety risk for occupants and a displacement risk if the unit is deemed inhabitable. However, units that are less than 30 years old typically have fewer repair needs resulting from wear and tear and are less likely to b e considered “substandard.” Given the age of Eastvale’s housing stock, housing condition does not present a risk of displacement for residents. Additionally, CHAS estimates that there were no very low-, low-, or moderate -income households that were living in a unit without complete plumbing or kitchen facilities, which are also indicators of substandard housing conditions. The homeowner median income in 2019 of approximately $124,351 and the renter median income of $106,008 are each expected to be sufficien t to support ongoing maintenance, either by the homeowner or property managers. Therefore, while approximately 8 percent of housing units are older than 20 years, it is unlikely that any specific socioeconomic group or geographical neighborhood is more at risk of displacement due to housing condition in Eastvale. In the event that a lower - income homeowner or landlord needs assistance to maintain the condition of their home, the City will offer rehabilitation assistance (Strategy HE-4A).

While most of Eastvale’s housing stock is new and in good condition, that is not the case throughout the SCAG region, particularly in eastern communities. Many eastern communities are dominated by mobile and manufactured homes, which typically need repairs more frequent ly than standard stick-built housing.

Additionally, many communities in the SCAG region were established well before Eastvale and have an older housing stock. Therefore, it is likely that housing conditions in Eastvale are better than in most of the region.

Homelessness
During the 2020 Riverside County Point -in-Time survey, four unsheltered persons identified as residing in Eastvale, or less than 1 percent of the homeless population in District 2 of Riverside Cou nty. Of these four, one identified as White, the other three as “unkn own,” 2 as Hispanic, 3 as male and 1 as female, and of the 2 that responded to further interview questions, neither identified as falling into any protected classes or special needs groups . The homeless populations in the cities of Corona and Jurupa Valley are significantly higher at an estimated 109 and 103 persons, respectively. According to the 2020 Riverside County point-in-time survey, there are no homeless residents in Eastvale. Even if the survey failed to capture the whole p opulation, it is unlikely that the homeless population in Eastvale is larger than 10 persons.

If this the case, the homeless population in Eastvale makes up less than 5 percent of the total unsheltered population of District 2. The homeless populations in the cities of Corona and Jurupa Valley are significantly higher at an estimated 109 and 103 persons, respectively.

Persons experiencing homelessness, or at risk of becoming homeless, are typically extremely low-income and are displaced from housing due to inability to pay or other issues. While there are several shelters and homeless resources available to homeless residents of Eastvale ( Table HE -16), there are limited services available inside city limits. In order to facilitate the construction of 281

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emergency shelters, the City has included Strategy HE-3D to allow low-barrier navigation centers in all zones that allow mixed -use and non -residential zones that allow multifamily uses. The City also encourages development of housing for extremely low -income h ousing through outreach to developers, financial and technical assistance when feasible, expedited processing, and other incentives identified in Strategy HE-3F.

Displacement Risk
The annual rate of increase in average home value or rental prices compared with annual changes in the average income in the City also indicates an increased risk of displacement due to housing costs outpacing wage increase, a trend that is felt throughout the region, state, and nation. According to Zillow, the average home value in Eastvale has increased by an average of 13 percent annually since 2012, increasing from $357,000 which was affordable to a household earning approximately $56,000 annually to $7 74,000 in July 2021, a price that is affordable to a household earning approximately $122,000. The rate of increase in rental prices still outpaces wage increases but is less than that of home values. Between March 2015 and July 2021, the average rent in E astvale increased 3.2 percent annually, from prices affordable to households earning $75,500 to those earning $88,800 or more. While housing costs have increased rapidly, wages have not kept pace. The median income in Eastvale has increased approximately 1 .4 percent annually, from $105,894 in 2010 to $119,213 in 2019 according to the American Community Survey. The difference in these trends indicates growing unaffordability of housing in Eastvale, as is the case throughout the region and state. In order to address affordability challenges, the City will encourage and incentivize development of affordable housing units, particularly in high opportunity areas and will develop a program to connect lower-income residents with affordable housing opportunities (se e Strategies HE-3A, and HE-5A).

Displacement risk increases when a household is paying more for housing than their income can support, their housing condition is unstable or unsafe, and when the household is overcrowded. Each of these presents barriers to stable housing for the occupants. As discussed under Patterns of Integration and Segregation, the rate of poverty in Eastvale is relatively lower, with only a slightly higher rate in the northern portion of the City. However, as shown in Figures HE- 14 and HE-15, the areas with higher rates of overpayment do not strictly align with the distribution of lower -income households. Therefore, displacement risk due to overpayment for low-income renter households is not significantly higher in any one area of the city. The City has included Strategies HE-5A and HE-5C to connect lower -income households with affordable housing opportunities and assist first-time homebuyers.

Other Relevant Factors
The City of Eastvale does not have a recent history of exclusionary zoni ng or discriminatory policies. As a relatively new community (incorporated in 2010), the city is dominated by single -family residential uses, with residential areas almost entirely zoned for one dwelling unit. Affordable housing development typically requires high density zones to support construction; therefore, zones limited to single dwelling units on each lot do not support affordable development. More than 85 percent of the housing stock in Eastvale consists of single-family, detached housing, ranging significantly in size depending on the 282
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age of the unit. Larger, more unaffordable single -family homes are typically located in the higher resource areas, making proximity to resources unattainable for lower -income households. However, despite this dominanc e, multi-family zones, specific plan areas, and planned residential development zones are scattered throughout the city rather than being concentrated.

Additionally, the city does not have any areas identified by TCAC as lower resource areas. While the Cit y has limited capacity for new construction in residential zones due to nearly complete build-out, Eastvale’s Specific Plans also include multifamily homes to encourage this development. The purpose of promoting this type of use is to facilitate constructi on of housing in areas with close access to resources and opportunity through a range of housing types, not exclusively single -family construction. Additionally, the emergence of ADUs combats the dominance of single -family zones by allowing a multiple unit , at a range of sizes, on each lot. ADUs provide a mechanism of facilitating mixed - income neighborhoods while maintaining single-family zoning.

According to Home Mortgage Disclosure Act (HMDA) data for 2019, 39 percent of home purchase mortgages originated were made to Asian homebuyers (315 loans), a disproportionately higher rate of origination than is represented in the population as a whole. Loans for White homebuyers were originated at a slightly lower rate than (37 percent, or 293 loans compared to 43. 2 percent of the population in the 2014 -2018 ACS). Four percent of loans originated were made to Black or African American homebuyers (34 loans), a lower percentage of total borrowers than is represented in the population as a whole (8.9 percent in the 2014-2018 ACS). In 2019, 20 percent of all loans originated for home purchases were made to Hispanic residents. This is a disproportionately lower percentage of Hispanic residents than is represented in the City’s population (40 percent of the total population in the 2014-2018 ACS). However, it is worth noting that loans made to Hispanic or Latino homebuyers are contained within other ethnic groups within HMDA data rather than being counted as a separate race category, unlike the ACS. Census Tract 406.07 had the highest rate of approvals (33 percent). However, this Census Tract also includes a section of Jurupa Valley, and it is likely that the majority of home loan applications in this Census Tract were not made in Eastvale. Tract 406.16, along the city’s southern edge, had the second highest rate of approvals at 22 percent.

Among home purchase loan applications that were denied in 2019, White applicants were most likely to receive a denial (39 percent of denials, or 38 applications). This is slightly lower th an the overall representation of White residents in the City’s population. For Hispanic applicants, rates of denial were disproportionately lower than the overall representation in the community (32 percent), and Asian applicants had a slightly higher rate of denial than their representation in the overall population (35 percent of denials vs 26 percent of the population). Only two home purchase loan applications made by Black or African American borrowers were denied in 2019. The central area of the city, Census Tract 406.15, saw the highest percentage of denials (32 percent); however, this is also one of the highest income areas of the city.

Enforcement and Outreach Capacity
The City enforces fair housing and complies with fair housing laws and regulation through a twofold process: three steps: 1) review of City policies and code for compliance with State law, 2) and referring fair housing complaints to 283

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appropriate agencies, including the Fair Housing Council of Riverside County (FHCRC), and 3) conducting outreach related to fair housing during the update of this Housing Element.

At the time of this Housing Element update, the City is conducting a comprehensive review of the City’s zoning laws and policies for compliance with fair housing law and anticipates completing this review and update during the 2022 calendar year. In addition to assessing fair housing issues related to development standards, fair housing issues can include disproportionate loan rates by race, housing design that is a barr ier to individuals with a disability, discrimination against race, national origin, familial status, disability, religion, or sex when renting or selling a housing unit, and more. All The City has a policy in place to refer fair housing complaints are referred to the Fair Housing Council of Riverside County ( FHCRC), which also provides landlord -tenant counseling services and educational workshops. However, according to City records, no complaints have been made to the City to be referred to FHCRC. All fair housing complaints have been received directly by FHCRC, the California Department of Fair Employment and Housing (DFEH) , or the U.S. Department of Housing and Urban Development (HUD) Office of Fair Housing and Equal Opportunity (FHEO) While no complaints have been received by the City, aAccording to the 2019 - 2024 Analysis of Impediments to Fair Housing, between 2013 and 2018, over half of fair housing complaints countywide (51.03 percent) were related to physical disability. An additional 11.9 percent were related to mental disability.

Per Policy H -7 the City will periodically review its zoning code and policies to ensure they do not constrain housing production. Additionally, the City will provide biannual training to landlords on fair housing laws and will work with FHCRC to promote the availability of fair housing legal services and distribute information to landlords and property managers on state and federal fair housing laws (Strategy HE-5A).

As described in the Outreach section at the beginning of this Assessment of Fair Housing, the City engaged with the community and stakeholders through public meetings, “Community Champion” interviews with residents, and one - on-one consultations with stakeholders. Residents provided reported concerns regarding discrimination against persons with disabilities through failure to provide reasonable accommodation and a shortage of appropriately zoned land to support affordable housing . Interviewees during the Co mmunity Champion process identified a need for adopting an inclusionary housing ordinance or providing incentives to facilitate affordable housing development in Eastvale.

Feedback received during this process informed several strategies to incentivize affordable development (see Table HE -20), Strategy HE-3F to encourage mobility impaired accessibility in project design, and Strategy HE-5A to inform landlords and property managers on their responsibilities under fair housing laws, including providing reasonable accommodations. Strategy HE-5A also identifies several other steps the City will take to expand outreach related to fair housing, in generally, to improve accessibility for all residents to be involved in the planning process.

As part of stakeholder outreach efforts, Tthe City interviewed the Fair Housing Council of Riverside County ( FHCRC), an organization that provides services to residents of Riverside County and its incorporated cities to promote fair housing and protect the housing rights of all individuals. In December 2020, FHCR C 284
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reported that they receive an average of 60 to 90 calls per day from residents throughout the County regarding discrimination complaints and housing disputes. Where possible, FHCRC provides mediation services before submitting complaints to HUD. The most common type of complaint throughout Riverside County comes from people with disabilities requesting reasonable accommodations; however, since the start of the COVID -19 pandemic, FHCRC has seen an increase in complaints regarding discrimination and sexu al harassment. The most common type of complaints received by FHCRC regarding the physical condition of homes are infestation of insects and cases of mold. FHCRC confirmed that these issues are not isolated to Eastvale and are experienced by residents acro ss their service area. While they do not track the origin of complaints to Eastvale, FHCRC reported in their quarterly reports that they received a total of 1,549 complaints between January and September 2020 from residents of West County, which includes Eastvale. Additionally, FHCRC did not report any fair housing lawsuits, settlements, or judgements made against the City, County, or public housing providers in Eastvale.

In their 2019 Annual Report, the California Department of Fair Employment and Housing (DFEH) reported that they received 36 housing complaints from residents of Riverside County, approximately 3.8 percent of the total number of cases in the state that year (934). As part of the Fair Housing Assistance Program (FHAP), DFEH dual -files fair housing cases with HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO); HUD FHEO reported that just three cases were filed by residents of the City of Eastvale between January 2013 and March 2021. All three cases were based on the ren ter’s disability status and included discriminatory refusal to rent, discriminatory advertising, and failure to make reasonable accommodation. All three were successfully settled. In addition to the three cases, one inquiry of an unknown alleged basis for discrimination was sent to HUD, however, this case was closed when the inquirer failed to respond to HUD’s follow -up. HUD reported that there have not been any cases or lawsuits filed or inquiries made against the City or other public agencies in Eastvale.

FHCRC and DFEH were not able to provide specific location information for cases either because they do not track the geographic origin of complaints or due to confidentiality concerns. As no complaints were made directly to the City, Therefore, the City was unable to conduct a spatial analysis of fair housing cases to identify any patterns or concentrations of fair housing issues in the city.

Strategy HE -5A has been included to work with fair housing enforcement organizations and agencies to track issues and identify patterns in the city.

In addition to these steps and outreach efforts, the City demonstrates compliance or intention to comply with fair housing laws through the following:
• The City demonstrates compliance with Density Bonus Law (Gov. Code, §65915.) through its density bonus ordinance, which currently allows for an increase of 35 percent over the maximum allowable residential density. The City has included Strategy HE -2E to update the density bonus ordinance to conform to recent changes to Gove rnment Code Section 65915.
• The City intends to comply with No-Net-Loss (Gov. Code §65863) through identifying a surplus of sites available to meet the County’s RHNA 285

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allocation. In total, the City’s surplus unit capacity is 118, composed of 97 lower income units, 8 moderate income units, and 13 above moderate income units.
• The City complies with the Housing Accountability Act (Gov. Code, § 65589.5) by allowing emergency shelters by right in the Light Industrial (L-I) land use designation on parcels zoned Industrial Park (I-P). • The City will comply with SB 35 (Gov. Code §65913.4) by establishing a written policy or procedure, as well as other guidance as appropriate, to streamline the approval process and standards for eligible projects by Fall 2022 (Strategy HE-2D).
• The City complies with SB 330 (Gov. Code §65589.5), relying on regulations set forth in the law for processing preliminary application for housing development projects, conducting no more than five hearings for housing projects that comply with objective general plan and development standards, and making a decision on a residential project within 90 days after certification of an environmental impact report or 60 days after adoption of a mitigated negative declaration or an environment report for an affordable housing project.
• The City complies with the California Fair Employment and Housing Act (FEHA) and Federal Fair Housing Act by referring fair housing cases to FHCRC and has included Strategy HE-5A to provide biannual training to landlords on fair housing rights and responsibilities with the intent of reducing, or eliminating, discrimination.
• The City complies with Government Code §65008 by providing reviewing affordable development projects in the same manner as market -rate developments, except in cases where aff ordable housing projects are eligible for preferential treatment including, but not limited to, on sites subject to AB 1397.
• The City has completed this Assessment of Fair Housing and ident ified programs to address identi fied fair housing issues in Table HE -20 in compliance with Government Code §8899.50.
• The City currently offers translation services for public meetings and materials, and intends to further comply with Government Code § 11135 et seq. by making all public outreach materials and services accessible for all persons by December 2022 ( Strategy HE-5A) and continuing to ensure that all state-funded programs and activities are accessible to all Eastvale residents
Sites Inventory Analysis
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing need s and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower -income households. AB 686 added a new requirement for housing elements to analyze the location of lower-income sites in relation to areas of high opportunity. As stated above, all of Eastvale is designated as a highest opportunity area, though access to opportunity varies 286
2021-2029 HOUSING ELEMENT
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slightly throughout the community as identified in this assessment of fair housing.

In order to confirm whether the sites identified in the Housing Element inventory will affirmatively further fair housing, the City examined the TCAC/HCD opportunity area map as well as specific geographic patterns of resources. As the entirety of the City of Eastv ale has been designated as a highest resource area by TCAC and HCD, the City primarily relied on other indicators to determine whether the sites inventory affirmatively furthers fair housing.

Potential Effect on Patterns of Integration and Segregation As discussed throughout this assessment, there are no notable concentrations of poverty or affluence , minority populations, or other indicators of possible segregation within Eastvale. While there are slight variations in poverty rates and median income throughout the city, no variations indicate a concentration of disadvantaged residents. While there is a slightly disproportionate representation of Black and African American residents in the southern portion of the city, other indicators in this area such as quality of schools, median income, and familial status suggest that this population is not nega tively isolated and has equal access to economic, educational, and environmental opportunities as residents of other areas of the city. However, while the existing population in Eastvale does not reflect patterns of segregation, the dominance of high home values, high median incomes, and single-family homes may present a barrier to access for lower-income households.

Sites to accommodate the lower -income RHNA have been identified north of Limonite Avenue in the Leal Master Plan and east of Archibald Avenu e in the Eastvale Gateway area. Both areas have been identified to accommodate sites across the income spectrum, ranging from lower -income units to units affordable to above moderate-income households. As suchE, each of these sites will facilitate construction of new lower -income units to increase housing mobility opportunities for current lower-income residents in Eastvale, alleviate exclusion of lower -income households that may have resulted in the concentration of affluence in Eastvale, and will promote mixed -income communities. while also creating housing opportunities for other populations who may not have previously been able to access housing in Eastvale.

Additionally, t The Leal Master Plan includes residen tially zoned land that has been identified to accommodate moderate- and above moderate-income units, therefore facilitating a mixed -income neighborhood and encouraging integration of lower-income housing in high opportunity areas. The assessment of fair ho using and Figures HE -4 through HE-15 do not identify any concentrations of poverty or overpayment, disproportionate housing need or displacement risk, or other indicators of fair housing issues in this area. The site capacity identified east of Archibald A venue further ensures that lower -income housing is available in multiple areas of the City to combat potential concentrations of lower-income households in the Leal Master Plan.

However, while the sites identified to meet the lower -income RHNA will help to combat fair housing issues stemming from overpayment, overcrowding, and displacement risk, they do potentially further concentrate future renter - occupied households and lower-income households in the northeastern portion of the city. While lower-income households do not exclusively rent housing, it is 287

Public Review Draft - Revised • March 2022 105

typically more challenging for these households to purchase a home than moderate- and above moderate-income households, particularly with the high home values found in Eastvale. Multifamily housing, which is more likely to be rental units, is permitted in the Multiple-Family Dwelling (R -2), General Residential (R-3), Planned Residential (PRD), and Residential Incentive (R-6) zone districts in addition to the Leal Master Plan area (Table HE -26). While PRD districts are prevalent throughout the city, most are fully developed with single- family homes. Similarly, the R-3 zone at the intersection of Schleisman Road and Scholar Way in the southeast corner of the city is built out with single -family homes. The remaining areas that permit multifamily residential uses are the Enclave Specific Plan on the western side of the city and immediately west of the Leal Master Plan at the intersection of Scholar Way and Limonite Aven ue in the northern portion of the city.

As shown in Figure HE-15A, most of the RHNA capacity has been identified in areas in which 30 to 39 percent of households are renter -occupied. Therefore, while lower -income units have been identified in an area of th e city with a relatively high percentage of renters compared to other neighborhoods, the incorporation of moderate - and above moderate -income households affirmatively furthers fair housing by promoting a variety of housing types here.

However, to further reduce a concentration of rental households in the northeastern portion of the city and reduce displacement of rental and lower- income households throughout the city, several additional programs have been included to promote construction of rental and lower-income units throughout the community:
• Offer density bonuses and other regulatory incentives for affordable housing, including rental housing, prioritizing areas with low rates of rental households (Strategy HE-1E),
• Encourage construction of ADUs throughout the City (Strategy HE-1G), • Expand housing opportunities for lower-income households and special needs groups in high -resource areas and areas with limited rental opportunities (Strategy HE-3A),
• Encourage housing developers to include mobility -impaired accessibility in their projects to increase housing mobility opportunities for seniors and persons with disabilities (Strategy HE-3F), • Encourage housing providers to designate housing for persons with disabilities, including developmental disabilities to reduce displacement risk and increase mobility opportunities through a larger supply of accessible housing (Strategy HE-3G),
• Provide housing rehabilitation and weatherization funds for eligible households to reduce displacement due to housing condition (Strategy HE-4A),
• Develop a program by December 2022 to connect lower -income residents with rental opportunities in the city (Strategy HE-5A). 288
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Figure HE-15A Units by Percent of Households Occupied by Renters

Source: HUD, 2016
The distribution of sites to meet each income category, shown in the table below, aims at ensuring there is additional housing stock in areas of need, such as north of Limonite Avenue, while preserving the relatively facilitating integrated characteristics of Eastvale that exist today and development by creating housing opportunities across the community for a growing population.

TABLE HE-19B. UNITS BY INCOME AND GEOGRAPHIC AREA
Income Category
Geographic Area of the City
North of Limonite
Avenue
West of Archibald
Avenue
East of Archibald
Avenue
Lower-Income 1,700 0 400
Moderate-Income 570 46 0
Above Moderate-
Income
530 47 59
Total 2,800 103 459

Potential Effect on Access to Opportunity
As discussed, there is limited transit mobility available in Eastvale currently. As such, housing located near service and employment centers, such as Eastvale Gateway, have the greatest access to these opportunities. However, the strong economic score, low poverty rates, and low unemployment rate throughout the city indicates that many residents are still able to access employment without public transit. Additionally, high performing schools are distributed evenly throughout Eastvale, providing st rong educational opportunities for students regardless of location. The existing patterns of access to opportunity related to economic and educational resources indicate that r egardless of where future 0%
0%
17%
83%
0%
0%
9%
0%
91%
0%
0%
8%
0%
92%
0%
0%
3%
10%
86%
0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Fewer than 10% of
households
10% to 19% of
households
20% to 29% of
households
30% to 39% of
households
40% or more of
households
Lower-Income Units Moderate-Income Units
Above Moderate-Income Units % of RHNA Units
289

Public Review Draft - Revised • March 2022 107

housing is located, current and future residents will have access to these opportunities. Environmental health conditions are less desirable than economic and educational conditions in Eastvale, as described in the Environmental Health analysis of this assessment. This is largely due to pollution and possible contamination due to sources unrelated to housing such as proximity to freeways, solid waste facilities, and runoff occurring outside of the city. According to CalEnviroScreen produced by CalEPA, all areas of Eastvale where sites have been identified, at all income levels, fall into the 79th percentile or above for pollution burden, with 100 being the worst pollution burden (see Figure HE-15B). Almost all undeveloped and underdeveloped land remaining in the city is located in these areas; however, construction of new housing in close proximity to pollution sources, such as Interstate 15, has the potential to impact quality of life of these residents while not altering existing patterns. To address this, the City has identified several programs to alleviate and mitigate pollution sources to improve conditions for current and future residents across the city (see Table HE-20).

Figure HE-15B Units by Environmental Pollution Burden Percentile

Source: CalEPA, 2021
Beyond environmental conditions, Tthe Leal Master Plan is located adjacent to a commercial center that offers a variety of job opportunities and is within a mile of multiple grocery stores and a school. Therefore, the development of the Leal Master Plan wi ll affirmatively further fair housing through constructing new affordable housing in an amenity rich, income -integrated neighborhood to provide housing and economic mobility opportunities. The other sites identified to meet the lower -income RHNA in the eas tern portion of the City are within close proximity of the Eastvale Gateway where jobs, restaurants, pharmacies, grocery stores, and other services are abundant. All sites for lower -income units are placed such that they will provide close access to opport unities in high resource areas and mixed-income communities for these households.

The available sites to meet the moderate - and above moderate -income RHNA 0%
0%
0%
100%
0%
0%
0%
100%
0%
1%
0%
99%
0%
0%
0%
100%
0%
20%
40%
60%
80%
100%
120%
Less than 70th
Percentile
70th to 79th
Percentile
80th to 89th
Percentile
90th to 99th
Percentile
Lower-Income Units Moderate-Income Units
Above Moderate-Income Units % of RHNA Units
290
2021-2029 HOUSING ELEMENT
108

are located throughout the City. All of these sites are located in highest resource areas, near groce ry stores and schools, and have nearby neighborhood parks.

Additionally, no sites are located in areas with disproportionate rates of overpayment, poverty, overcrowding, or other fair housing concerns compared to the city or region. Therefore, the sites identified in Table HE-22 and HE-23 will provide access to services, employment, and educational and recreational opportunities for future residents and are a mechanism of affirmatively furthering fair housing by promoting mixed-income neighborhoods, facilitating mobility to high opportunity areas, and reducing displacement risk for cost burdened tenants and homeowners by increasing the supply of housing.

Potential Effect on Displacement Risk
As discussed in the assessment of disproportionate housing need, overpayment is an issue for approximately 30 percent of lower -income homeowners and up to 60 percent of renters in some areas of the City. Overpayment is a more chronic problem outside the core of the City (see Figures HE-14 and HE-15). As shown in Figure HE-15C, almost all RHNA units, regardless of income category, have been identified on sites located in areas in which approximately 10 to 14 percent of homeowners and 15 to 19 percent of renters are overpaying for housing . The addition of these units will help to alleviate existing overpayment by offering lower- and moderate-income units to current and future residents where there is need and increasing the housing stock overall to The sites identified in the inventory to meet all income categories of RHNA are primarily located outside of the core of Eastvale the City will address overpayment in these areas through an increased housing stock that will alleviate the demand on an existing shortage of affordable housing and will facilitate mo bility opportunities for all households.
291

Public Review Draft - Revised • March 2022 109

Figure HE-15C Units by Rate of Overpayment
Source: American Community Survey, 2015-2019
Additionally, the higher rates of poverty and overcrowding north of Limonite Avenue compared to elsewhere in the city indicates a need for more affordable housing options in this area, potentially with three or more bedrooms, to meet existing need and reduce displacement risk due to overcrowding to afford housing costs. Almost all projected units are located in areas with the highest rate of overcrowding in Eastvale, which is remains low compared to the region (Figure HE -15D). The addition of new affordable housing will provide housing mobility opportunities for households that may be experiencing overcrowding to afford current housing costs and will increase the range of available units for all income levels to meet a variety of needs. The City has included several strategies to facilitate and incentivize of affordable housing types throughout the city, includin g ADUs, multifamily units, and more, to provide additional housing opportunities for lower-income families to find appropriately sized units (see Table HE-20).

0%
0%
0%
0%
17%
0%
0%
10%
100%
91%
92%
97%
0%
0%
0%
0%
0%
9%
8%
3%
83%
100%
93%
88%
0%
0%
0%
0%
0%
0%
7%
1%
0%
0%
0%
0%
0%
0%
0%
0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Lower-Income Units
Moderate-Income Units
Above Moderate-Income
Units
% of RHNA Units
Lower-Income Units
Moderate-Income Units
Above Moderate-Income
Units
% of RHNA Units
Owner-Occupied Households Renter-Occupied Households
Less than 10% of households 10% to 14% of households 15% to 19% of households 20% to 24% of households 25% or more of households
292
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110

Figure HE-15D Units by Rate of Overcrowding

Source: California Health and Human Services (CHHS), 2021 Therefore, the selected sites will combat displacement risk by addressing housing need in existing resources. Additional efforts to increase reduce overpayment risk include establishing a Residential Opportunity Overlay Zone on the Eastvale Gateway to support additional affordable housing (Strategy HE- 1B3G), encouraging the construction of ADUs ( Strategy HE -1GE), and establishing partnerships to support affordable housing development, particularly for special needs groups (Strategy HE-3A).

Contributing Factors
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing issues, the City identified four categories of fair housing issues in Eastvale, shown in Table HE -20. While there are several strategies identifies to address each of these fair housing issues, the most priority issues are The primary fair housing issues that arose through this assessment were discrimination against residents with disabilities and overpayment by both renters and homeowners across the city. Addressing these have been identifies as priorities to affirmatively further fair housing in Eastvale.

Prioritized contributing factors are bolded in the table and associated actions to meaningfully affirmatively further fair housing related to these factors are bold and italicized.

Factors that contribute to discrimination against residents with disabilities may include a shortage of accessible, affordable housing or lack of awareness of the legal requirements to provide reasonable accommodation (see Table HE-19). In Strategy HE -5A the City will provide information to all registered rental properties about their fair housing responsibilities. To help address issues of overpayment, the City will support the development of affordable housing of a variety of types as identified in Table H-19.
0%
0%
0%
0%
100%
0%
0%
0%
0%
9%
91%
0%
0%
0%
7%
1%
92%
0%
0%
0%
1%
2%
97%
0%
0%
20%
40%
60%
80%
100%
120%
Less than 1.0%
of households

1.0% to 1.9%
of households

2.0% to 2.9%
of households

3.0% to 3.9%
of households

4.0% to 4.9%
of households

5.0% or more
of households
Lower-Income Units Moderate-Income Units
Above Moderate-Income Units % of RHNA Units
293

Public Review Draft - Revised • March 2022 111

TABLE HE-20. CONTRIBUTING FACTORS
AFH Identified
Fair Housing
Issues
Contributing Factor Meaningful Action
Segregation
based on
disability status.

Discriminatory
actions against
persons with
disabilities.

Shortage of
accessible housing
units.

Limited funding for
subsidized housing for
persons with
disabilities.

Allow residential care facilities as a
residential use (Strategy HE-3CB).

Encourage mobility-impaired
accessibility in project design (Strategy
HE-3FG).

Promote reasonable accommodations
request process (Strategy HE-3FG).

Encourage providers to designate new
affordable units for persons with
disabilities (Strategy HE-3GH).

Ensure compliance with building
standards through code enforcement
(Strategy HE-3FG and HE-4B).

Distribute fair housing information,
provide biannual training (Strategy HE-
5A).

Displacement of
residents due to
economic
burden.

High cost of housing
(rents and sale prices).

Shortage of
affordable units.

Cost of repairs and
rehabilitation.

Low homeowner
vacancy rates.

Shortage of available
land for high density
housing.

Establish a Residential Opportunity
Overlay for a minimum of 20 units per
acre on the Eastvale Gateway (Strategy
HE-1B).

Amend the Leal Master Plan to allow for
8 to 45 units per acre, with a minimum
of 20 units per acre on sites to meet the
lower-income RHNA (Strategy HE-1C).

Prioritize processing subdivisions that
include affordable units (Strategy HE-1DB).

Provide regulatory incentives for the
construction of affordable multifamily
housing (Strategy HE-1E).

Encourage construction of ADUs (Strategy
HE-1GE).

Work with local nonprofits to increase
homeownership opportunities (Strategy
HE-1HF)
Prioritize permit processing for
affordable housing and housing for
special needs groups (Strategy HE-3A).

Partner with developers to incentivize
affordable development (Strategy HE-
3AB).

Provide rehabilitation assistance (Strategy
HE-4A).

Promote the Mortgage Credit Certificate
program (Strategy HE-5B).

Consider developing a First-Time
Homebuyer program (Strategy HE-5C).

Disproportionate
access to
services and
employment.

Limited transit routes
available in portions of
the city.

Separation of
Establish a Residential Opportunity
Overlay for a minimum of 20 units per
acre on the Eastvale Gateway (Strategy
HE-1B).
294
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112

TABLE HE-20. CONTRIBUTING FACTORS
AFH Identified
Fair Housing
Issues
Contributing Factor Meaningful Action
residential from other
uses rather than
mixed-use
development.

Develop an infill program for residential
units in mixed-use projects (Strategy HE-
1DF).

Work with RTA and Omnitrans to assess
unmet transit need (Strategy HE-5A).

Limited access
to
environmentally
healthy
neighborhoods.

Proximity to industrial
facilities and major
freight transportation
routes.

Runoff from
agricultural and
industrial uses outside
of Eastvale.

Possible water and air
pollution from solid
waste facilities.

Encourage landscaping or other buffers
between residential and industrial uses
(Strategy HE-5A).

Meet with the Center for Community
Action and Environmental Justice (CCAEJ)
to identify ways the City can support
actions to improve environmental health
(Strategy HE-5A).

Work with the cities of Chino and Jurupa
Valley to reduce solid waste pollution
(Strategy HE-5A).

Explore options to provide parks, open
space, and other recreational amenities as
the City’s population growsProvide parks
and open space within one-mile of all
homes to mitigate air pollution through
vegetation and open space and promote
outdoor recreation (Strategy HE-7B).

295

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HOUSING OPPORTUNITIES AND

RESOURCES
This section includes an evaluation of the availability of land resources, financial resources for future housing development, the City’s ability to satisfy its share of the region’s future housing needs, and the financial resources available to assist in implementing the City’s housing programs. Additionally, this section examines opportunities for energy conservation.

Regional Housing Need
Eastvale falls under the jurisdiction of the Southern California Association of Governments. SC AG is responsible for developing a Regional Housing Needs Plan (RHNP) allocating the region’s share of the statewide housing needs to lower-level councils of governments. The Regional Housing Need Allocation (RHNA) is a minimum projection of additional hou sing units needed to accommodate projected household growth of all income levels by the end of the housing element’s statutory planning period. As shown in Table H -20, Eastvale is required to plan for 3,028 units during the 2021-2029 planning period at certain densities, 1,817 of which must be affordable to lower income (extremely low, very low, and low income low-, and low -income) households, 635 must be affordable to moderate income households, and 576 for above moderate - income households.

TABLE HE-21. REGIONAL HOUSING NEED, 2021–2029
Income Category Assumed Density 2021- 2029 RHNA
Very Low* 30 or more dwelling units per
acre
1,145
Low 1817672
Moderate 8-20 or more dwelling units
per acre
635
Above Moderate 1-8 or more dwelling units per
acre
576
Total 3,028
Source: SCAG 2021
Note: It is assumed that 50 percent of the very low- income is allocated to the extremely low-income category
Availability of Land
To demonstrate the City’s capacity to potentially meet its RHNA, an adequate sites inventory was conducted. The sites listed in Table H E-21 will allow for the development of a variety of housing types that will potentially meet the needs of all income groups as allocated by SCAG for the remainder of the 2021 -2029 RHNA period.

This inventory must identify adequate sites that 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 housing types for households of all income levels.

The analysis of the relationship of suitable sites to zoning provides a means for 296
2021-2029 HOUSING ELEMENT
114

determining the realistic number of dwelling units that could actually be constructed on those sites in the current planning period. The analysis also identifies the zoning districts the City believes can accommodate its share of the regional housing needs for all income levels.

Realistic Capacity
The City considered and evaluated the implementation of its current multifamily development standards and on-site improvement requirements (e.g., setbacks, building height, parking, density requirements, land use controls, water and wastewater access, and open space requirements) as well as project examples to determine approximate density and unit capacity. Based off of these findings, the City assumed an 80 percent realistic unit number on sites included in Table HE-22 and sites 22 and 23 in Table HE-23. The 80 percent realistic capacity was not applied to Site 21. Capacity for Site 21 is based off of the approved unit count for the project.

The City considered projects from the City of Eastvale (Table HE-21A) and looked at affordable project examples from surrounding communities (Table HE-21B).

Based on these projects the City determined that the following projects as well as considered regional projects examples that were both affordable and market rate to determine that an 80% realistic capacity was appropriate.

297
TABLE HE-21A EASTVALE PROJECT EXAMPLES
Year
Approved Project Name GP Des. Acreage Allowable
Density
Built
Density
Density
Bonus Units Total Units Realistic
Capacity
2015 Sendero MDR 41 5-8 7.5 None 309 100%
2018 Prado by Lennar HDR 19.52 8-14 12.4 None 243 89%
2018 Cloverdale Estates MDR 18.5 2-5 4.3 None 79 86%
Source: City of Eastvale, 2022
TABLE HE-21B SURROUNDING AFFORDABLE PROJECT EXAMPLES
Year Project Name -
Jurisdiction GP Des Acreage Allowable
Density
Built
Density
Density
Bonus Units Total Units Realistic
Capacity
2016 –
constructed
Home Front at
Camp Anza –
Riverside
HDR 2.14 29 17.1 None 30 48%
2022 – under
construction Entrada – Riverside HDR 2 29 32.5 7 units 65 100% 2021 –
approved
Tres Lagos –
Wildomar
VHDR 10.35 20 21.7 18 units 225 100%
Source: City of Eastvale, 2022, City of Riverside, 2022, City of Wildomar, 2022 Note: Realistic Capacity calculations do not include density bonus units. 298
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116

• Magnolia Ranch (previously Orange Street) (proposed, Eastvale) – 103 percent realistic capacity
• Home Front at Camp Anza (affordable, constructed, Riverside) – 81 percent realistic capacity
• Entrada (constructed, Riverside) – 110 percent realistic capacity • Tres Lagos (affordable, approved, Wildomar) – 109 percent realistic capacity
Zoning to Accommodate the Development of Housing
Affordable to Lower-Income Households
Housing element law requires jurisdictions to provide a requisite analysis showing that zones identified for lower -income households are sufficient to encourage such development. The law provides two options for preparing the analysis: (1) describe market demand and trends, financial feasibility, and recent development experience; and (2) utilize default density standards deemed adequate to meet the appropriate zoning test. According to state law, the default density standard for the City of Eastvale is 30 dwelling units per acre. The City is relying on the Highest Density Residential (HHDR) land use designation, which allows for 20.1 – 40 units per acre to accommodate the lower income RHNA. However, the City is currently updating its General Plan, which wil l provide for higher density land use designations. to accommodate the lower income RHNA, the updated General Plan will include new land use designations that will allow up to 40 to 70 dwelling units per acre.

None of the sites included in Table HE 22 have been included in the last 2 Housing Element cycles.

Current Site Inventory
The City prepared an inventory of vacant and underutilized sites available to accommodate the City’s RHNA. Table H-22 provides the characteristics of each site including, zon ing, general plan designation, acreage, and realistic capacity for the sites currently zoned for housing at varying densities. and Figures H-16 through Figures HE-16 through HE-20 maps the location of each site in the City.

As shown in the table below, the city currently has capacity to accommodate 47 above moderate-income units, and 56 moderate - income units. Currently, the city does not have any sites to accurate the lower income RHNA. 299

Public Review Draft - Revised • March 2022 117

TABLE HE-22. CURRENT AVAILABLE SITES
Site ID APN Acreage GP Des. Zoning Realistic
Capacity
Current
Use
Assumed
Affordability
1 144130016 0.53 LDR A-1 1 Vacant Above Moderate
2 144130009 1.03 LDR A-1 2 Vacant Above Moderate
3 130070019 1.09 LDR A-1 2 Vacant Above Moderate
4 144130008 3.97 LDR A-1 6 Vacant Above Moderate
5 144110034 1.12 LDR A-1 2 Vacant Above Moderate
6 130070002 1.00 LDR A-1 2 Vacant Above Moderate
7 144100002 0.97 LDR A-1 2 Vacant Above Moderate
8 144100034 4.60 LDR A-1 7 Vacant Above Moderate
9 144110030 2.40 LDR A-1 4 Vacant Above Moderate
10 144110029 2.40 LDR A-1 4 Vacant Above Moderate
11 144110027 2.40 LDR A-1 4 Vacant Above Moderate
12 144100033 0.76 LDR A-1 1 Vacant Above Moderate
13 144110008 2.37 LDR A-1 4 Vacant Above Moderate
14 144070021 0.48 LDR A-2 1
Underutili
zedVacant Above Moderate
15 144070020 0.68 LDR
A-2
1 Underutili
zedVacant Above Moderate
16 144070019 0.46 LDR
A-2
1 Underutili
zedSF
home1 Above Moderate
17 144070018 0.54 LDR
A-2
1 Underutili
zedSF
home2 Above Moderate
18 144070017 1.00 LDR A-2 2 Vacant Above Moderate
19 144070016 1.00 LDR
A-2
2 Underutili
zedVacant Above Moderate
Subtotal Above Moderate 47
20 Citrus
152050050 15.77 HDR R-3 563
SF
home4Un
derutilized Moderate
Subtotal Moderate 56
Source: City of Eastvale, October 2021
Note: None of the sites listed in this table have any environmental constraints except for site 20. Refer to the Environmental and Infrastructure Constraints section for more detailed information. 1 The site currently has twoa residential unitssite built pre-1955. The residential building is that are currently being rented. The current owner is the same as site 144070019144120012 and has the same plans for this site once he retires in the coming years.
2 The site currently has a structure that is boarded up, dilapidated and not operational. The City has had several conversations with the owner and their representative about potential use of the property. The owner would like to explore possible uses for development, including residential. 3 Capacity assumes 5 acres based on site constraints
4 This site currently has a residential building on site built pre-1955. The residential building is currently being rented on a month-to month lease. The City has had several conversations with the owner and their representative about potential use of the property and would like to explore possible uses for development, including residential. 300
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Nonvacant Sites
Eastvale is limited on the number of vacant sites remaining in the city and has therefore ident ified nonvacant sites that are appropriate for residential development. While the City does not have a current track record of multifamily development, developm ent of the Leal Master Plan will bring over 1300 new multifamily units. To show that multifamily housing does develop on underutilized land, the city looked at the Metro at Main project located in the City of Corona, seven miles from the City of Eastvale. Metro on Main was built in 2017 and included solely residential buildings and mixed-use development on a

9.7 acres property at a density of 29.8 units per acre . The project included 289 1- and 2- bedroom units and ground floor and adja cent retail. Prior to Metro and Main, the site was occupied with an old shopping center with an indoor swap meet as well as other commercial uses. The City of Eastvale sees opportunity for redevelopment with the sites identified in th is sites analysis . Identifying that similar development is occurring in the region adds to the certainty.

Of the City’s current sites inventory, as shown in Table HE-22. Sites 14 through 19 located at the northeast corner of Hellman Avenue and Walters Street function as one large site. However, ownership is split between two separate owners, with Sites 14 and 16 under one owner and sites 15, 17, 18, and 19 under a different owner.

Based on recent site visits, aerial photography, and a review of building permits for these sites, City staff confirmed that only Site 14 contains two residences. One of the existing residences was built pre -1955 and the other is an older manufactured home. Both residences are currently being rented on a month - to-month basis. Site 16 is devoid of any struc tures and mainly used to store vehicles. The current owner plans to sell both sites 14 and 16 once he retires soon. and all other sites are either vacant or have dilapidated structures such as barns, sheds, and other non-habitable structures.

Site 15 is vacant and serves to pr ovide access to Sites 17, 18, and 19 from Walters Street. Site 17 contains a dilapidated barn that is no longer operable. Site 18 is mostly vacant and used to store tractor trailers . A dilapidated and uninhabited mobile home is also located on site. Site 19 is also vacant with a few tractor trailers stored on site. The City has had several conversations with the owner of Sites 15, 17, 18, and 19 about potential use of the property. T he owner is very interested in developing the sites with residential uses. This owner is a developer who owns several properties in Eastvale and is currently constructing the City’s first hotel (Staybridge Inn and Suites). This owner is also interested in acquiring Sites 14 and 16 when available, thus, assembling all sites at this location to develop a substantial multi-family residential project.

Site 20 currently has a residential building on a 15.77 -acre site built pre -1955 currently being rented on a month-to month lease. The site is also being used as an RV storage yard. Most of the site is in the flood hazard zone, with only approximately five acres available for development (see figure 16A).

To incentive residential development on this site, the City initiated and approved a General Plan Amendment to High Density Residential (HDR), a Change of Zone to R-3, and a Senior Housing Overlay Zone in 2019 on this site. This site is currently for-sale and several d evelopers have contacted City staff about its potential development for residential use and constraints with respect to the flood hazard zone. Some developers have explored the feasibility of removing a portion of the site located in the “other flood areas” as shown below to create more 301

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developable land and expressed to staff that it is feasible. The City has also had several conversations with the owner and their representative about the City’s desire to see use of the property for residential development only.

Figure HE-16A Citrus Developable Site – Flood Plain

With over 90 percent of the City already developed, demand for vacant and underutilized land in Eastvale is in extreme demand, with typical sales prices of approximately $1,000,000 per acre. This is due, in part, to the City’s top -rated schools and high quality of life that attracts new residents to Eastvale.

Land with multiple acres and older existing single-family residences is typical in Eastvale, primarily because most of City was previously comprised of rural and agricultural lands. Most of the existing residential structures were bu ilt during the agricultural era of the area and are in disrepair or uninhabitable, Further, Eastvale does not have a historic preservation ordinance to prevent the demolition of older housing units. Eastvale typical development patterns have been to demoli sh any older structures on site, typically associated with former dairy properties, and construction large new housing developments. Because of this trend, the City is assuming the full acreage on sites that currently have any sort of residence or building located on them.

The following figures map the location of each site that is currently available for housing in the City of Eastvale.

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Figure HE-16 Current Site Inventory Map 1

Figure HE-17 Current Site Inventory Map 2

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Figure HE-18 Current Site Inventory Map 3

Figure HE-19 Current Site Inventory Map 4
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Figure HE-20 Current Site Inventory Map 5

305

Proposed Sites/Amendments to Meet the RHNA for Rezone
To ensure the City has capacity to meet its regional housing need the city is planning to amend the Leal Master Plan to allow for an additional 730 of high-density units, as shown in , sites listed in Table HE-23A. The City have has also been identified as candidate sites for rezone and land use designation amendments in Table 23A (refer to Strategies HE-1A, HE-1B, and HE-1C).

Description of the Leal Master Plan is described in more detail starting on page 126 and each of the sites are is listed in following Table HE-23A and Table HE-23B and Figure HE-21 provides a map of the location. Once sites 21 is amended and sites 22 and 23 are rezoned and redesignated, these sites would provide sufficient capacity to accommodate the remaining regional housing need. Refer to Table HE-24 for a summary of the proposed units as compared to the RHNA.

TABLE HE-23A. MASTER PLAN AMENDMENT
Site ID APN Acreage Current
GP Des.

Current
Zoning
Current
Capacity
Proposed
GP Des.

Proposed
Zoning
Proposed
Capacity*
Current
Use
Assumed
Affordability
21 – Leal
164030025 28.20
Leal Policy
Area
Leal
Master
Plan
660
Leal Policy
Area
Leal Master
Plan
1,390
Vacant
Lower
164030024 40.00 Vacant
164030014 33.73
No max 580
Vacant
Moderate
164030013 0.82 Ag
164030012 39.55
No max 530
Vacant Above
Moderate 164030010 10.97 SF home
Subtotal Above Moderate 530
Subtotal Moderate 580
Subtotal Lower 1,390
Source: City of Eastvale, October 2021
*Assumes an additional 730 high density units will be included in the plan.

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TABLE HE-23B. PROPOSED SITES FOR REZONE
Site ID APN Acreage Current
GP Des.

Current
Zoning
Proposed GP
Des.

Proposed
Zoning
Realistic
Capacity
Current
Use
Assumed
Affordability
21 – Leal
164030025 28.20
Leal Policy
Area
Leal
Master
Plan
Leal Policy
Area
Leal Master
Plan
1400
Vacant
Lower
164030024 40.00 Vacant
164030014 33.73
570
Vacant
Moderate
164030013 0.82 Ag
164030012 39.55
530
Vacant Above
Moderate 164030010 10.97 SF home
22 – Vernola 152640004 10 CR Specific
Plan HHDR R-3 320 Vacant Lower
23 – Gateway
160030067 6.93
CR Specific
Plan CRHHDR
Specific
Plan/Residen
tial OverlayR-
3 176*
Parking Lot Lower
160030074 5.96 Parking Lot Lower
160030071 4.02 Parking Lot Lower
160030073 1.02 Parking Lot Lower
160030072 0.92 Parking Lot Lower
160030068 1.61 Parking Lot Lower
Subtotal Above Moderate 530
Subtotal Moderate 580
Subtotal Lower 1886496
Source: City of Eastvale, October 2021
*Capacity is based on 5.5 acres

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Figure HE-21 Proposed Site Inventory Map
Large Sites
As previously mentioned, Eastvale’s typical development patterns have been to construction large new housing developments on former dairy properties .

Eastvale’s development history has been atypical when compared to other cities. In less than 20 years, Eastvale has transformed from a concentration of dairies to a community with over 16,000 housing units. Dairies, by nature, require large areas of land to accommodate their operations. All former diary properties in Eastvale far exceeded 10 acres in size. As such, diary properties are attractive to developers because it significantly reduces, or eliminates altogether, the need to assemble land.

An example of a large dairy site that was developed as residential during the 5th Cycle is the Sendero project located at the northwest corner of Limonite Avenue and Harrison Avenue. The project included 309 single-family, small lot residential units on 41 acres of form er dairy property , of which 10 acres encompassed a Southern California Edison (SCE) transmission line easement. The project broke ground in 2017 and was fully occupied in 2020.

Another similar example developed during the 5 th Cycle is the Prado project located at the southeast corner of Schleisman Road and the Cucamonga Creek flood control canal. The project included 243 single-family detached and attached residential units on 19.5 acres of a former calf ranch. The project broke ground in 2018 and was fully occupied in 2021.

The vast majority of housing units in the City are comprised of one to three large developments on former large former dairy properties of over ten acres in size .

Development of the two large sites on Table HE-23C (APNs 164030025 and 164030024) will follow a similar development process but at higher densities than previous projects . In fact, the first phase of the Leal Master Plan would construct 800 -900 u nits on these two sites . However, it is anticipated that 308
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individual housing projects of up to 150 units wi ll be submitted for site plan review. As such, the first phase of the Leal Master Plan would create 5-6 separate housing projects that could accommodate densities suitable for low -income housing units.

Specific Plans, Master Plans, Policy Areas
Leal Master Plan
The City envisions the Lean Master Plan as the city’s town center and a destination within the region. The area will be anchored by a lifestyle center and surrounded by a mixture of complementary office, civic, hotel, residential, and recreation/entertainment uses.

The Leal Master Plan covers approximately 160 acres between 58th Street, Hamner Avenue, Limonite Avenue, and Scholar Way. The site included a 15-acre diary that ceased operations in 2019. One of the sites (APN 164030010) that make up the Leal Master Pla n currently has a residential building built pre -1967 and the owner lives on the site but is open to opportunities for working on a Ddevelopment Aagreement (DA) with a developer and City staff to developing the entire site. The City is working to amend the plan in May 2022 and at that point all entitlements will be in place. Similar to the Sendero and Prado, projects mentioned, the Leal project will convert former diary and agricultural lands to residential uses.

The plan is to disp erse the different land uses across the entire site. Figure HE- 22A 21 Leal Master Plan shows the proposed land use plan broken out by planning area for this site and Figure HE -22 shows examples of the what is envisioned for the site.The associated Table HE -23C, shows the planned density for each planning area.

Figure HE-22A – Leal Master Plan – Land Use Plan

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The plan was adopted in December 2017 and includes a mix of uses, including public space, offices, housing, and hotels. The plan currently includes both medium-(14-20 du/acre) and high-density (22-40 du/acre) residential uses, and currently includes approximately 660 high-density apartment or condominium units and does not have a maximum number of units set for medium density at 14-20 units per acre. at a density of 22 to 40 units per acre.

The City is in the process of amending the master plan to allow fo r a minimum of 1,250 units and a maximum of 2,500 units at densit iesy up to 4050 units per acre (Strategy HE-1B) to accommodate RHNA. To accommodate the increase in residential capacity to meet RHNA, a General Plan Amendment and Change of Zone will be processed currently with the an amendment to the Master Plan Amendment will be process and a Development Agreement (DA). all zoning will be in place at that time.

Planning Area 3 is the Commercial Core land use and is planned for commercial, office and civic uses and could also accommodate residential.

Planning Areas 1, 6, 7, 8, 9, 11, 12 and 13 are assumed to include both detached and attached residential housing types, within the residential category to promote diversity and dynamic neighborhoods, and all residential product types are within the Medium Density residential land use , assumed density of 14-21 units per acre for a capacity of 1,110 units and High Density residential at 20-40 units per acre for a capacity of 740 units.

The Downtown Residential category applies to approximately 42 gross acres within planning areas 2, 4, 5 and 10 located to the northwest of the Limonite Avenue/Hammer Avenue intersection, in the southeast corner of the Master Plan area. The Master Plan p lans for a maximum 100,000 square feet of commercial, office and civic uses, in these 4 planning areas along with 660 high density residential units allowing for 26.4-40 units per acre. The 100,000 square feet of commercial is a floating requirement and can be met on one or all of the 4 Planning Areas. The plan also requires the development of 660 units built between these planning areas. For the purpose of this analysis, it is assumed that the residential requirement will be dispersed over all four Planning Areas. Table 23C shows the assumed commercial and residential breakdown for each of the 4 Planning Areas.

TABLE HE-23C. LEAL MASTER PLAN – PLANNING AREAS
Planning
Area
(PA)
Land Use
Category Acreage
Minimum
Intensity
(SQFT/FAR)
Assumed
Density
(du/acre)
Required
Dwelling
Units
Assumed
Affordability
3 Commercial
Core 9.8 None N/A N/A
2 Mixed Use 12.6 82,609/0.15 26.4-40
660 units at

26.4 – 40
du/acre1
Lower
4 Mixed Use 6.5 42,151/0.15 26.4-40 Lower
5 Mixed Use 4.6 29,782/0.15 26.4-40 Lower
10 Mixed Use 4.5 29,514/015 26.4-40 Lower
1 Residential 7.3 N/A 20-40
14-21
1,110 Units at
14-21
du/acre
Moderate, and
Above Moderate
6 Residential 5.6 N/A 20-40
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TABLE HE-23C. LEAL MASTER PLAN – PLANNING AREAS
Planning
Area
(PA)
Land Use
Category Acreage
Minimum
Intensity
(SQFT/FAR)
Assumed
Density
(du/acre)
Required
Dwelling
Units
Assumed
Affordability
14-21
730 units at
22 – 40
du/acre2
Lower

7 Residential 14.1 N/A 20-40
14-21
8 Residential 3.9 N/A 20-40
14-21
9 Residential 4.4 N/A 20-40
14-21
11 Residential 16.6 N/A 20-40
14-21
12 Residential 17.3 N/A 20-40
14-21
13 Residential 13.2 N/A 20-40
14-21
14 Public
Facility 1.2 0.6
A - D Right-of-Way 9.4 N/A
E - I Internal
Streets 13.5 N/A
J-V Parks and
Trails 14.1 N/A
Total 158.59
Source: Leal Master Plan, 2022
Notes:

1. A minimum density of 26.4 dwelling units per acre is required within the Mixed-Use portion of the Downtown, which equals 660 units over 25 acres. The dwelling units may be allocated evenly across each planning area or clustered in one or more planning area provided the net density of any individual project does not exceed 40 dwelling units per acre. Net density is calculated by the number of dwelling units applied to only the acreage of the development less any streets, roads, parks, trails, or common open space.

2. Within the 87.54 acres of Residential Uses a minimum of 730 dwelling units shall be constructed at a minimum net density of 20 dwelling units per acre. The dwelling units may be allocated within one or more planning areas provided the net density of any individual project does not exceed 40 dwelling units per acre. Net density is calculated by the number of dwelling units applied to only the acreage of the development less any streets, roads, parks, trails, or common open space.

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The City is currently working on a Development Agreement ( DA) with the property owner and a potential housing developer to begin the first of three phases for the Leal Master Plan, which has the potential to bring 800 -900 units per phase. The site is mostly unimproved. However, t he DA includes provisions for full infrastructure improvements to the site, including sewer, water , storm drain and an internal street network. It is assumed that residential development at varying den sities and housing types will occur first or concurrent with commercial development. The DA and Master Plan amendment is expected to be completed by January May 2022, with construction of the first phase expected to begin in 2023. Phase 2 is expected to begin construction in 2025 and Phase 3 in 2027 (Figure HE -22B) with all phase s completed and constructed before the end of the planning period . The high-density housing product is planned for phase 2 and 3 of the plan showing that development will occur well before the end of the planning period. While one developer is currently purchasing the entire 160 acres of this site, other developers will be brought into the project during the planning period to allow multiple projects to be constructed simultaneously.

Figure HE-22B – Leal Mast Plan – Development Phases

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Vernola
The Vernola site is a vacant 20 -acre site.; however, the The City envisions only zoning 10 acres of the parcel for housing residential uses that would allow 20-40 units to the acre . As part of the rezoning process for this site, the lot would be subdivided into two 10 -acre sites to encourage and facilitate residential development during the planning period . A potential developer would not be required to purchase the entire 20 -acre lot. This density could accommodate a minimum of 230 units towards the City’s lower income RHNA, assuming an 80 percent realistic capacity. The remainder of the site (10 acres) would to allow commercial and office uses adjacent to the I -15 Freeway that complement housing on this site. The City contacted the property owner about changing the zoning to allow housing on this site, and they are amenable to the change. Given the demand for housing in the region and the limited availability of vacant land in Eastvale, it is expected that a housing development project could be constructed on this site within the next three years.

Eastvale Gateway
The Eastvale Gateway site includes 868,000 square feet of retail on 75 acres at the northeast corner of Limonite Avenue and Hamner Avenue. This site can accommodate at least 176 units and has potential to ly accommodate up to 300 units on underutilized parking areas of the shopping center by replacing surface parking with a structure through implementation of an overlay zone (Strategy HE-1C) that would expand the existing commercial zoning to accommodate residential uses. This overlay would not preclude the existing commercial uses from continuing to exist. The City has been in communication with the property owners (Lewis Retail Centers ) and they are amenable to an overlay zone that would accommodate housing. The Lewis Corporation is one of the largest developers in Southern California and has constructed over 60,000 housing units of all product types in its 67 -year history , including mixed -use housing.

Given the property owner interest, the demand for housing in the region , and the limited availability of vacant land in Eastvale, it is expected that a housing development project could be constructed on this site within the next three years.

Accessory Dwelling Unit (ADU) Potential
California Government Code Section 65583.1(a) states that a town, city, or county may identify sites for ADUs based on the number of ADUs developed in the prior housing element planning period, whether the units are permitted by right, the need for ADUs in the community, the resources or incentives available for their development, and any other relevant factors. Based on recent changes in state law reducing the time to review and approve ADU applications, requiring ADUs that meet requirements to be allowed by right, eliminating discretionary review for most ADUs, and removing other restrictions on ADUs, it is anticipated that the production of ADUs will increase in the 6th-cycle housing element planning period.

The City issued building permits for 3 ADUs in 2018, 9 in 2019, and 5 in 2020, and 10 in 2021 . This analysis assumes that the number of ADU applications and permits will average 6 7 ADUs per year, for a total of 48 56 ADUs during the planning period. To promote ADUs, the City has included Strategy HE-1G to comply with state law and make construction of ADU’s feasible for more property owners.
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To determine assumptions on ADU affordability in the SCAG region, SCAG conducted a regional analysis of existing ADU rents in April and June 2020. The analysis resulted in affordability assumptions for Riverside County jurisdictions that allocate 57.6 percent of ADUs to lower -income households, 34.8 percent to moderate-income households, and 7.7 percent to above -moderate-income households. Affordability of ADUs pro jected to be built in the city during the planning period were based on the SCAG analysis . and were adjusted based off of local knowledge. Of the 48 56 ADUs projected to be built, it is estimated that 28 40 will be for lower-income households, 7 8 for moderate-income households, and 12 14 for above-moderate-income households.

Meeting the RHNA
Table HE-24 compares Eastvale’s RHNA to its site inventory capacity.

Accounting for the current site capacity and t he proposed rezone capacity, the city has a surplus of 13 15 units available to above moderate - income, 8 9 units available to moderate-income households, and 97 101 available to lower income (including extremely low-, very low-, and low-).

The City is relying on Strategies HE -1A, HE-1B, and HE-1C to ensure there are adequate sites to accommodate the RHNA for lower income households. One requirement is to ensure that 50 percent of the shortfall for the low - and very low-income regional housing need can be accommodated on sites designated for exclusively residential uses.

The City has identified a lower income shortfall of 1,129 units, meaning that 50 percent or 564 units need to be met on sites that allow for exclusively residential uses.

The Leal Master Plan provides the City with 730 units on sites that allow exclusively residential uses. The Ver nola site allow s for 320 units on exclusively residential uses and th e Gateway site allow s for 176 units on exclusively residential uses for a total of 1,226 units on sites allowing exclusively residential uses, well exceeding the 50 percent requirement of 202 units. See Tables HE-22 and HE-23 for capacity breakdown.

TABLE HE-24. COMPARISON OF THE REGIONAL HOUSING

NEEDS AND PROPOSED CAPACITY
Income
Category
2021- 2029
RHNA
Current
Capacity
(Table HE-
22 and
Leal)*
Proposed
Rezone
Capacity
(Table HE-
23)
Projected
ADUs
Total
Capacity
RHNA
Surplus
Very Low 1145
660 18861,266 2840 1,918 97101
Low 672
Moderate 635 56 580 78 644 89
Above
Moderate
576 47 530 1214 591 1315
Total 3,028 103763 29962,336 4756 3,154 118126
Source: SCAG 2021, City of Eastvale, October 2021
Note: It is assumed that 50 percent of the very low- income is allocated to the extremely low-income category
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Financial Resources
Federal Programs
Community Development Block Grant (CDBG). This program is intended to enhance and preserve the affordable housing stock. Eligible activities include acquisition, rehabilitation, economic development, and public services. CDBG grants benefit primarily perso ns/households with incomes not exceeding 80 percent of the county area median income. Eastvale is now an entitlement city and receives an annual allocation of funding.

HOME Investment Partnership. HOME funding is a flexible grant program awarded on a form ula basis for housing activities; it takes into account local market conditions, inadequate housing, poverty, and housing production costs.

HOME funding is provided to jurisdictions to either assist rental housing or homeownership through acquisition, cons truction, reconstruction, and/or rehabilitation of affordable housing. Funding is also provided for possible property acquisition, site improvements, and other expenses related to the provision of affordable housing and projects that serve a group identifi ed as having special needs related to housing.

Housing Choice Voucher (Section 8) Program. This program provides rental assistance payments to owners of private market -rate units on behalf of very low-income tenants.

Section 811/202 Program. Nonprofit orga nizations and consumer cooperatives are eligible to receive no -interest capital advances from HUD for the construction of very-low-income rental housing for senior citizens and persons with disabilities. Project -based assistance is also provided in conjunc tion with this program. Section 811 can be used to develop group homes, independent living facilities, and intermediate care facilities. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance.

State Programs
California Housing Finance Agency Multifamily Housing Programs. This state program provides below -market-rate financing to builders and developers of multiple-family and elderly rental housing. Tax -exempt bonds provide below - market mortgage money. Eligible activ ities include new construction, rehabilitation, and acquisition of properties with 20 to 150 units.

Low Income Housing Tax Credit. This state program provides tax credits to individuals and corporations that invest in low -income rental housing. Tax credits are sold to corporations and people with high tax liability, and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition.

California Community Reinvestment Corporation. This private, nonprofit mortgage banking consortium provides long-term debt financing for affordable multifamily rental housing. Eligible activities include new construction, rehabilitation, and acquisition.

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Opportunities for Energy Conservation
The cost of housing includes not only the rent but also utility costs. Higher utility expenses reduce affordability. Building affordable homes is not the same as making homes affordable to live in. Cheaply built homes invite callbacks, complaints, and disc omfort, and they waste energy. Therefore, additional first costs to improve energy efficiency do not make housing less affordable in the long run. Energy efficiency in affordable housing, more than any other building sector, makes a critical impact on the lives of tenants. According to HUD, utility bills burden the poor and can cause homelessness.

Federal funds for rehabilitation, such as CDBG funds, can provide an important tool to assist homeowners with home upgrades that have the added benefit of assisting with energy conservation. The California Department of Energy’s Energy Weatherization Assistance Program, and other State funding programs such as CalHOME, can provide similar assistance to fund rehabilitation projects that will promote energy conservation.

More locally, Southern California Gas’s Weatherization Program provides weatherization services and assistance through grants and financial assistance.

Eligible projects may include energy conservation measures, weatherization such as weather stripp ing, water heater wrap, insulation of various home components, and financial assistance. The utility provider also offers free energy efficiency starter kits, including efficient water aerators and showerheads, to help residents conserve both water and energy in their homes.

Community Action Partnership of Riverside County provides weatherization inspection services at no cost to local low -income residents and will make repairs to address issues as needed. The partnership also manages several assistance programs for low-income households—residents can apply for these while applying for weatherization assistance.

Habitat for Humanity Riverside also provides minor exterior repair services to low-income residents through their A Brush with Kindness program, which may provide weatherization and energy conservation benefits.

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HOUSING CONSTRAINTS
Various interrelated factors can constrain the ability of the private and public sectors to provide adequate housing and meet the housing needs for all economic segments of the community. These factors can be divided into two categories: (1) governmental constraints and (2) nongovernmental constraints.

Governmental constraints consist of land use controls, development standards, processing fees, developme nt impact fees, code enforcement, site improvement costs, development permit and approval processing, and provisions for a variety of housing. Nongovernmental constraints consist of land availability, the environment, vacancy rates, land cost, construction costs, and availability of financing.

Governmental Constraints
Governmental constraints are policies, standards, requirements, or actions imposed by the various levels of government on land and housing ownership and development. Although federal and state agencies play a role in the imposition of governmental constraints, these agencies are beyond the influence of local government and are therefore not addressed in this document.

Land Use Controls
General Plan Land Use Designations
Each city and county in California must prepare a comprehensive, long -term general plan to guide its future. The land use element of the general plan establishes the basic land uses and density of development within each jurisdiction. Under state law, the general plan elements must be internally consistent, and each jurisdiction’s zoning must be consistent with its general plan. Thus, the land use plan must provide suitable locations and densities to implement the policies of the housing element.

The City’s Land Use Element dic tates the density of land uses in the city.

Densities are expressed as dwelling units per acre.

Table HE-25 shows the current residential general plan land use designations.

The land use designations support a variety of housing types, from very low - density development, which generally includes single -family homes on large lots, to high-density development, which includes multifamily development. The City is in the process of updating its General Plan (Eastvale 2040). Any updates to the land use designations will support densities and housing types consistent with the Housing Element update to ensure that the cost or supply of housing is not impacted..

TABLE HE-25. CURRENT GENERAL PLAN LAND USE DESIGNATIONS Land Use
Designation
Allowed
Density
General Uses
AG Agriculture 10 ac min. Agricultural land including row crops, groves, nurseries, dairies, poultry farms, processing
plants, and other related uses.

One single-family residence allowed per 10
acres except as otherwise specified by a policy
or an overlay.
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TABLE HE-25. CURRENT GENERAL PLAN LAND USE DESIGNATIONS Land Use
Designation
Allowed
Density
General Uses
RR Rural
Residential
5 ac min. Single-family residences with a minimum lot
size of 5 acres.

Allows limited animal-keeping and agricultural
uses, recreational uses, compatible resource
development and associated uses, and
governmental uses.

RM Rural
Mountainous
10 ac min. Single-family residential uses with a minimum lot size of 10 acres.

Allows limited animal-keeping, agriculture,
recreational uses, compatible resource
development and associated uses, and
governmental uses.

RD Rural Desert 10 ac min. Single-family residential uses with a minimum lot size of 10 acres.

Allows limited animal-keeping, agriculture,
recreational, renewable energy uses including
solar, geothermal, and wind energy uses.

EDR
EDR-
RC
Estate
Density
Residential
2 ac min. Single-family detached residences on large
parcels of 2 to 5 acres.

Limited agriculture, intensive equestrian and
animal-keeping uses are expected and
encouraged.

VLDR
VLD-
RC
Very Low
Density
Residential
1 ac min. Single-family detached residences on large
parcels of 1 to 2 acres.

Limited agriculture, intensive equestrian, and
animal-keeping uses are expected and
encouraged.

LDR
LDR-
RC
Low Density
Residential
1/2 ac
min.

Single-family detached residences on large
parcels of 1/2 to 1 acre.

Limited agriculture, intensive equestrian, and
animal-keeping uses are expected and
encouraged.

MDR Medium
Density
Residential

2.1–5
du/ac
Single-family detached and attached
residences with a density range of 2 to 5
dwelling units per acre. Limited agriculture and
animal-keeping is permitted.

MHDR Medium High
Density
Residential

5.1–8
du/ac
Single-family attached and detached
residences with a density range of 5 to 8
dwelling units per acre. Lot sizes range from
4,000 to 6,500 sq. ft.

HDR High Density
Residential

8.1–14
du/ac
Single-family attached and detached
residences, including townhouses, stacked
flats, courtyard homes, patio homes,
townhouses, and zero lot line home.

VHDR Very High
Density
Residential

14.1–20
du/ac
Single-family attached residences and multi-
family dwellings. Note that the Resort Specific
Plan allows for 22 du/ac in VHDR parcels.

HHDR Highest
Density
Residential

20.1–40
du/ac
Multi-family dwellings, includes apartments
and condominiums. Multi-storied (3+)
structures are allowed.

MUPA Mixed Use
Planning Area
n/a This designation is applied to areas outside of
community centers. The intent of the
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TABLE HE-25. CURRENT GENERAL PLAN LAND USE DESIGNATIONS Land Use
Designation
Allowed
Density
General Uses
designation is not to identify a particular
mixture or intensity of land uses, but to
designate areas where a mixture of residential,
commercial, office, entertainment, educational,
and/or recreational uses, or other uses is
planned.

Source: City of Eastvale, 2021

Zoning Districts
Zoning, unlike the general plan, is regulatory. Under the zoning code, development must comply with specific, enforceable standards such as minimum lot requirements, minimum setbacks, maximum building heights, and a list of allowable uses (Table HE-26). It should be noted that Density is dictated by the Land Use Element and not the Zoning Code. The existing zoning code was adopted mainly as a carryover from the County of Riverside when the City was incorporated. As such, zones such as the R -5 and R -6 have minimal permitted uses and development standards. Currently, there are no properties in the City zoned R-5 or R-6. Should the City receive an application to rezone a property to either of these zones, the County zoning code would be used. However, as part of the General Plan update, the Eastvale Zoning Code will be updated to eliminate these zones and create zones that are consistent with new General Plan designations . Similar to the General Plan designation above, any updates to the zoning code and designations will support General Plan densities and housing types consistent with the Housing Element update to ensure the cost or supply of housing is not impacted, including the adoption of objective design standards (Strategy-2H).

TABLE HE-26. RESIDENTIAL ZONING DISTRICTS
Zone General Uses
R-1 One-Family
Dwelling
One-family dwellings, second units, family day cares (large and small), group homes with six or fewer persons, home
occupations, mobile homes, mobile home parks (conditional), supportive and transitional housing
R-2 Multiple-
Family
Dwelling
One-family dwellings, multiple-family dwellings, second units, family day care (large or small), single-family subdivisions, two- family dwellings, bungalow courts, congregate care facilities (conditional, with seven or more persons), mobile homes, mobile home parks (conditional), planned residential
developments, supportive and transitional housing, home occupations
R-3 General
Residential
One-family dwellings, multiple-family dwellings, second units, family day care (large or small), single-family subdivisions, two- family dwellings, bungalow courts, congregate care facilities (conditional with seven or more persons), mobile homes, mobile home parks (conditional), planned residential
developments, supportive and transitional housing, home occupations, senior housing
PRD Planned
Residential
One-family dwellings, multiple-family dwellings, second units, family day care (large or small), mobile homes, mobile home parks (conditional), home occupations, supportive and
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TABLE HE-26. RESIDENTIAL ZONING DISTRICTS
Zone General Uses
R-5 Open Space
Combined
Zone -
Residential
Developments
Open Space, fFamily day care (large or small), group homes (six or fewer persons), home occupations, supportive and
transitional housing
R-6 Residential
Incentive
Mobile home parks (conditional), multiple-family dwellings, two-family dwellings, planned residential developments, supportive and transitional housing, group homes (six or fewer persons)
R-T Mobile Home
Subdivision
and Mobile
Home Park
One-family dwellings, second units, family day cares (large and small), group homes with six or fewer persons, home
occupations, mobile homes, mobile home parks (conditional), supportive and transitional housing
A-1 Light
Agriculture
One-family dwellings, second units, mobile homes, agricultural workers’ housing, home occupations, mobile home parks
(conditional housing)
A-2 Heavy
Agriculture
One-family dwellings, second units, mobile homes, agricultural workers’ housing, home occupations
R-A Residential
Agriculture
One-family dwellings, second units, mobile homes, agricultural workers’ housing, mobile home parks (conditional), planned residential developments, supportive and transitional housing R-R Rural
Residential
One-family dwellings, second units, family day cares (large and small), group homes with six or fewer persons, home
occupations, mobile homes, mobile home parks (conditional), supportive and transitional housing, agricultural workers’ housing (conditional)
Source: City of Eastvale Zoning Code 2018
Note: The City allows and permits manufactured housing and mobile homes on a foundation in the same manner and in the same zones as conventional or stick-built single-family dwellings are permitted. Mobile homes not on a permanent foundation are allowed whenever it is specifically so provided in the various zone classifications. Mobile homes not on a permanent foundation are also permitted in the General Commercial (C- 1/C-P), Scenic Highway Commercial (C-P-S), Industrial Park (I-P), Manufacturing – Service Commercial (M-SC), Manufacturing – Medium (M-M) and Manufacturing - Heavy (M-H) zones.

Development Standards
The City of Eastvale regulates the type, location, and scale of residential development primarily through its zoning code. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents and preserve the character and integrity of neighborhoods.

The City updated its zoning code in 2012 . .; Consistent with Government Code Section 65940.1(a)(1) related to transparency requirements, the City’s zoning and development standards for all parcels within the City are available on the City’s website. Table H E-27 summarizes the specific residential development standards in the zoning code update, however these will be updated during the zoning code update currently underway.

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TABLE HE-27. RESIDENTIAL ZONING CRITERIA
Development
Standards A-1 A-2 R-A R-R R-1 R-2 R-3 PRD* R-5 R-6*** R-T**** Lot Dimensions
Minimum Lot
Size (sf)
20,000 20,000 20,000 21,780 7,200 7,200 7,200 - – 5,000 5,000 Minimum Lot
Width
100 ft 100 ft 100 ft 80 ft 60 ft 65 ft 60 ft - – 30 ft
Minimum Lot
Depth
150 ft 150 ft 150 ft 150 ft 100 ft 100 ft 100 ft - – -
Setbacks
Front 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft 10 ft - 50 ft Side – Interior 5 ft 10 ft 10 ft 10 ft 5 ft 5 ft 5 ft - 50 ft - Side – Street 5 ft 10 ft 10 ft 10 ft 10 ft 10 ft 5 ft - 50 ft - Rear 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft - 50 ft –
Separation – – – – – 10 ft/15
ft/
20 ft
– – 20 ft –
Height
Primary
Building
40 ft 40 ft 40 ft 40 ft 40 ft 40 ft 50 ft/ No
cap on
number
of
stories3
stories
50 ft/ 3
stories
35 ft
(SFD) 50
ft (MFD)
35 ft/ 3
stories
Source: City of Eastvale Zoning Code 2018
Notes: Density established by the Eastvale General Plan, Land Use Map There are no minimum lot coverage requirements.
.* Development standards in the PRD Zone are established through the design development review process and based on the proposed residential product type and configuration, topography and compatibility with the area in which the development is located . **The R-5 Zone is intended to apply to those areas within subdivisions and other residential developments that provide open space and recreational area and facilities for the project. No new dwelling units are not allowed. Therefore, only a setback applies to non-residential structures within this zone. ***Setbacks in the R-6 Zone are set through the development review process. **** Setbacks, building separations, lot size and lot coverage in the R-T Zone (Mobile Home Subdivision and Mobile Home Park Zoning District) shall be approved as part of the design of the project and as provided in section 120.04.020 (Mobilehomes).

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General Plan Zoning Consistency
Table HE – 27A shows the associated zoning that is consistent with the General Plan land use designation densities. As previously mentioned, density in the City of Eastvale is determined by the land use designation and not the zoning.

TABLE HE-27A – GENERAL PLAN AND ZONING CONSISTENCY
General Plan Land Use Associated Zoning District*
LDR – Low Density Residential
(1.1-2 du/1 ac)
A-1, A-2, R-A, R-R
MDR – Medium Density Residential
(2.1-5 du/ac)
R-1. R-2
MHDR – Medium High Density Residential
(5.1-8 du/ac)
R-2, R-3, R-5*, PRD
HDR – High Density Residential
(8.1-14 du/ac)
R-3, PRD, R-5*, R-6
VHDR – Very High Density Residential
(14.1-20 du/ac)
R-3, PRD, R-5*, R-6, R-T
HHDR – Highest Density Residential
(20.1-40 du/ac)
R-3, PRD, R-5*, R-6, R-T
Source: City of Eastvale, March 2022
*R-5 is an open space zone to be applied to those areas within subdivisions and other residential developments that provide open space and recreational area and facilities for the project.

Parking Requirements
In Southern California, providing sufficient parking for vehicles is an essential part of good planning. At the same time, excessive parking requirements can detract from the feasibility of developing new housing at a range of densities necessary to facilitate affordable housing. The City’s zoning code establishes residential parking standards, which are inclusive of guest parking, as summarized in Table HE-28. In addition to these standards, the City currently requires at least one parking space for every staff member in a multifamily building. As part of Strategy HE-3J, the City is committeds to defining a parking standards that aligns parking standards that encourage all forms of housing types, including affordable housing. In addition, the City is committed to defining parking standards for emergency shelters of at least one parking space for every staff member and one parking space for every 10 temporary residents, in compliance with California Government Code Section 65583(a)(4)(A)(ii). The City has also included Strategy HE-1I to review and revise parking standards to ensure they are not a constraint to development.

Residential parking standards are not deemed a constraint to the development, improvement, and maintenance of housing. The current s tandards match current vehicle ownership patterns of residents and do not have an impact on the cost or supply of housing. In an effort to assist with the development of housing affordable to lower -income households, the City allows for parking reductions for affordable projects (see Strategies HE-1D, HE-1E, and HE -5A) 322
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consistent with state density bonus law . These strategies would allow parking requirements to be reduced from the current standards for all housing types as shown on Table HE-28.

TABLE HE-28. PARKING REQUIREMENTS
Type of Residential Development Required Parking
Single-Family: 2 spaces/unit
Multifamily:

One bedroom or studio
Two bedrooms
Three or more bedrooms

1.25 spaces/unit

2.25 spaces/unit

2.75 spaces/unit
Planned Residential Development:

One bedroom
Two or more bedrooms
Senior housing

1.5 spaces/unit

2.5 spaces/unit
Same as single- and multifamily
requirements
Mobile Home Parks 2 spaces/unit*
Source: City of Eastvale 2018
*Spaces may be tandem but must provide one guest space for every eight mobile home spaces.

Density Bonus
Recent changes to state law (Government Code Section 65915) requires cities and counties to provide a density increase up to 50 percent (previously 35 percent) over the o therwise maximum allowable residential density under the municipal code and the land use chapter of the general plan (or bonuses of equivalent financial value) when builders agree to construct housing developments with units affordable to low - or moderate -income households.

Through Strategy HE-2E, the City will amend its density bonus program to conform to these recent changes to Government Code Section 65915.

Provisions for a Variety of Housing
Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. Th is includes single -family housing, multifamily housing, manufactured housing, mobile homes, emergency shelters, and transitional housing, among others. Table H -29 provides a summary of the permitted housing types based on the changes proposed in the zoning code update.

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TABLE HE-29. HOUSING TYPES PERMITTED BY ZONE
Land Use A-1 A-2 R-A R-R R-1 R-2 R-3 PRD R-
5 R-6 R-T
Accessory Dwelling Units P P P P P P P P P
Agricultural Workers’
Housing

P P P C
Congregate Care Facilities
(7 or more persons)
C C
Emergency Shelters1
Dwelling, Multiple-Family P P P P
Dwelling, Single-Family P P P P P P P P P
Dwelling, Two-Family P P P
Family Day Care, large P P P P P P P P P
Family Day Care, small P P P P P P P P P
Group Homes
(6 or fewer persons)

P P P P P P P P P
Mobile Home Parks C C C C C C C C C
Mobile Home P P P P P P P P P
Single Room Occupancy
Units2
P P
Supportive Housing P P P P P P P P P
Transitional Housing P P P P P P P P P
Source: City of Eastvale Zoning Code 2018
P = Permitted, C = Conditional Use Permit
1 The City permits emergency shelters by right in the Light Industrial (L-I) land use designation on parcels zoned Industrial Park (I-P).
2 The City allows for single-room occupancy units in the General Commercial (C-1/C-P).

Agricultural Workers Housing
Housing for agricultural workers is currently permitted by right within the A-1, A- 2, and R-A zones, and is permitted with a conditional use permit in the R-R zone.

As part of Strategies HE-3C, the City will amend the zoning code to regard employee housing serving six or fewer employees as a single-family dwelling for purposes of applying land use and zoning regulations. Additionally, this amendment will allow employee housing of no more than 12 units or 36 beds as an agricultural use and permitted in the same manner as other agricultural uses in the same zone. Both actions are to comply with the state Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6). This will benefit year - round residents employed in agriculture, many of whom are low income.

Emergency Shelters
The California Health and Safety Code (Section 50801) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or households may be denied emergency shelter because of an inability to pay.” California Government Code Sections 65583 and 65651 require jurisdictions to allow emergency shelters and supportive and transitional housing without a conditional u se permit. The City must identify a zone(s) where emergency 324
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shelters will be allowed as a permitted use without a conditional use permit or other discretionary permit. The zone or zones identified must have land available to accommodate an emergency shelte r. Within the identified zone, only objective development and management standards may be applied, given they are designed to encourage and facilitate the development of or conversion to an emergency shelter.

The City allows emergency shelters by right in the Light Industrial (L-I) land use designation on parcels zoned Industrial Park (I -P). As of May 2021, there were 10 vacant parcels—from 0.06 to 26 acres, with most parcels being 0.5 to 4 acres and totaling 42.66 acres—with this land use designation and zoning. In addition, the city has many underutilized warehouses at any given time that range from 50,000 square feet to 100,000 square feet. With this capacity, there is adequate capacity for the provision of an emergency shelter.

These parcels are in clos e proximity to resources such as grocery stores and community institutions such as parks and schools. The parcels are slightly farther from transit agencies, so as part of Action HE-5A, the City will coordinate with Riverside Transit and Omnitrans to encourage transit access to emergency shelters as they are developed. These sites are free from environmental hazards that would adversely affect an emergency shelter.

The City’s municipal code does not currently outline specific development standards for emergency shelters. As part of Action HE-3J, the City will amend the municipal code to establish development standards for emergency shelters.

Low-Barrier Navigation Centers
Government Code Section 65662 requires that low-barrier navigation centers be developed as a use by right in zones where mixed -uses are allowed or in nonresidential zones that permit multifamily housing. For a navigation center to be considered “low barrie r,” its operation should incorporate best practices to reduce barriers to entry, which may include, but are not limited to:
• Permitting the presence of partners if it is not a population -specific site, such as for survivors of domestic violence or sexual a ssault, women, or youth
• Allowing pets
• Providing for the ability to store possessions
• Providing privacy, such as private rooms or partitions around beds in a dormitory setting or in larger rooms with multiple beds According to Policy LU -16 in the General Pl an Land Use Element, mixed -use development that will accommodate Low -Barrier Navigation Centers is permitted in master plans or commercially designated areas in accordance with the guidelines of the Town Center land use designation. Strategy HE -3D will amend the zoning code to comply with AB 101.

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Supportive and Transitional Housing
Supportive housing is defined by Section 50675.14 of the Health and Safety Code as housing with linked on -site or off-site services, with no limit on the length of stay, and that is occupied by a target population as defined in Health and Safety Code Section 53260 (i.e., low -income person with mental disabilities, AIDS, substance abuse, or chronic health conditions, or persons whose disabilities originated before the age of 18). Services linked to supportive housing usually focus on retaining housing, living and working in the community, and/or health improvement.

Transitional housing is defined in Section 50675.2 of the Health and Safety Code as rental housing for stays of at least six months but where the units are recirculated to another program recipient after a set period. It may be designated for a homeless individual or family transitioning to permanent housing. This housing can take many structural forms, such as group h ousing and multifamily units and may include supportive services to allow individuals to gain necessary life skills in support of independent living.

The City permits transitional and supportive housing in all residential zones without a use permit. In ord er to comply with Government Code Section 65583(a)(5), as part of Strategy H-31, the City will amend the zoning code to allow transitional housing and supportive housing as a permitted residential use and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone. Additionally, the City will amend the zoning code to allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, to be allowed without a conditional use permit or other discretionary review in all zoning districts where multifamily and mixed-use development are permitted, in accordance with Government Code 65651(a)(3). Mixed -use development is permitted in master plans or commercially designated areas in accordance with the guidelines of the Town Center land use designation, and multifamily housing is currently permitted in R-2, R-3, PRD, and R-6 zones.

Extremely Low-Income Households
Extremely low -income households typically include persons with special housing needs, including but not limited to persons experiencing homelessness or at risk of homelessness, persons with substance abuse problems, and farmworkers. Assembly Bill 2634 (Lieber, 2006) requires the quantification and analysis of existing and projected housing needs of extremely low -income households. Housing elements must also identify zoning to encourage and facilitate supportive housing and single-room occupancy units (SRO).

The City’s zoning code explicitly defines and allows for single -room occupancy units in the General Commercial (C -1/C-P) zone. In addition, Strategies HE-1E, HE-3A, and HE-3E will continue to encourage and facilitate the development of housing affordable to e xtremely low-income households; the City will prioritize funding, offer financial incentives, and offer regulatory concessions.

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Manufactured Homes and Mobile Home Parks
State law requires that cities and counties allow the placement of manufactured homes (also referred to as factory -built homes and modular homes) meeting Federal construction standards and manufactured home subdivisions in single- unit neighborhoods.

Government Code Sections 65852.3 through 65852.5 require that manufactured homes be permitted in single -unit districts subject to the same land use regulations as conventional homes. Government Code Section 65852.7 requires that cities and counties allow mobile home parks (including condominium and cooperative parks) in all residential zones.

In keeping with State law, the City’s Zoning Code allows manufactured homes on permanent foundations in the same residential zones as dwellings. The code defines Dwelling, One -Family as “A building or structure, including a mobilehome or manufactured home, containing one kitchen and used to house not more than one family, including domestic employees.” Eastvale allows mobile home parks in nearly all residential and many nonresidential zoning districts, subject to the granting of a condition al use permit. In addition, Zoning Code regulates the development of mobile home parks, including unit size, skirting requirements, density, space size, and wall requirements. The City’s standards for mobile home parks do not pose constraints to the placement or development of these housing types Accessory Dwelling Units
Accessory dwelling units (ADU), also called “second units” in the zoning code, are attached or detached residential dwellings that provide complete, independent living facilities for one or more persons. That is, they include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as a single -family dwelling. To comply with Government Code Section 65852.2, ADUs must be permitted ministerially subject to objective design standards.

Junior accessory dwelling units (JADU) are ADUs of less than 500 square feet and must be permitted within the walls of the proposed or existing single-family dwelling. An existing bedroom or interior entry into the single -family home is not required for JADUs. Currently, ADUs and JADUs are permitted within all zones where single-family and multifamily dwellings are permitted.

The City permits an ADU or JADU with ministerial approval in residential zones and where the lot inclu des a proposed or existing one -family dwelling. In order to comply with AB 881and AB 68, both passed in 2019, Strategy HE-1G will also permit the construction of a JADU on each lot in addition to an ADU and will permit the development of ADUs and JADUs in any zone where residential or mixed uses are allowed.

Residential Care Facilities
Health and Safety Code Sections 1267.8, 1566.3, and 1568.08 require local governments to treat licensed group homes and residential care facilities with six or fewer residen ts no differently than other by -right single -family housing uses. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. Local agencies must allow these licensed residential care facilities in any area zoned for residential use and cannot require 327

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conditional use permits or variances that are not required of other family dwellings.

The City treats group homes with six or fewer persons no differently than other single-family homes within residential zones an d in R -5 and R -6 zones.

Congregate care facilities with seven or more persons are permitted with a conditional use permit in the R -2 and R -3 zones. The conditional use permit process through discretionary findings and public hearing may present a constraint on housing for persons with disabilities, which may present a fair housing issue. As part of Action HE-3B, the City will amend the municipal code to treat group homes and congregate care facilities no differently related to permitting. These types of facilities are still subject to State licensing requirements.

Housing for Persons with Disabilities
The City of Eastvale incorporates the Federal Fair Housing Act and the California Fair Employment and Housing Act of 1964 as a part of its building requirements.

These two statutes address the fair housing practices adhered to by the City, which include practices against housing discrimination toward persons with disabilities. In compliance with SB 520, a complete evaluation of the City’s zoning laws, practices, and policies was done as a part of the Housing Chapter update process. No constraints to housing development for persons with disabilities were found at that time. However, the City amended its zoning code to include a general process t o ensure reasonable accommodation (Section 1.5.D.

Reasonable Accommodation).

Reasonable accommodations. The City’s Zoning Code includes administrative procedures for reviewing and approving requests for modifications to building or zoning requirements in order to ensure reasonable accommodations for persons with disabilities (Section 1.5.D). Consideration of reasonable accommodation requests is based on the following findings which the city plans to review and revise as needed (Action HE-3F):
• Whether the h ousing in the request will be used by an individual considered disabled under the acts;
• Whether the request for reasonable accommodation is necessary to make specific housing available to an individual considered disabled under the acts;
• Whether the reques ted reasonable accommodation would impose an undue financial or administrative burden on the city;
• Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including but not limited to land use and zoning;
• Potential impact on surrounding uses;
• Physical attributes of the property and structures; and • Other reasonable accommodations that may provide an equivalent level of benefit.

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Separation requirements. The City’s zoning code does not impose any separation requirements between group homes. Congregate residential care facilities shall be located in accordance with all applicable developmental and locational guidelines under the General Plan and shall be located in those areas which offer appropriate services for the residents of these facilities, including necessary medical, transportation , shopping, recreational, and nutritional programs.

Site planning requirements. The site planning requirements for group homes and residential care facilities are no different than for other residential uses in the same zone.

Definition of family. Family is defined in the glossary of the Eastvale Zoning Code as: “One or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit.” This definition is consistent with current housing law.

Local Processing and Permit Procedures
Development review procedures exist to ensure that proposals for new residential development comply with local regulations and are compatible with adjacent land uses. Table H-30 provides typical local development timelines. As shown in Table H-31, processing times for Eastvale are relatively quick: single - family and multi-family projects require 1.5 to 2 months.

TABLE HE-30. LOCAL DEVELOPMENT PROCESSING TIMELINES
Item Approximate Length of Time from
Submittal to Public Hearing Approval Body
Conditional Use
Permit
1–3 months; may require addition
time for CEQA review
Planning Commission
Zoning Clearance 1 week or less Community
Development Director
Minor Development
Review
1–2 months Community
Development Director
Major Development
Review
2–3 months, depending on the size
of the project; may require
additional time for CEQA review
Planning Commission
Specific Plan 6–12 months, including CEQA
review
City Council
Tentative Tract
Map/Parcel
Map/Subdivision
3–6 months; may require addition
time for CEQA review
Planning Commission
Variance 1–2 months Planning Commission
Zone Change 3–6 months City Council
General Plan
Amendment
3–6 months, depending on the
complexity of the project
City Council
Environmental
Documentation (EIR)
6–9 months, depending on the
complexity of the project
City Council
Source: City of Eastvale 2021

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TABLE HE-31. TYPICAL PROCESSING PROCEDURES BY PROJECT TYPE Steps Single-Family Multifamily
Step 1: Submit building permit
application and construction plans
10-day review period 10-day review period
Step 2: Plan correction request to
applicant
2 weeks 3–4 weeks
Step 3: Submit revised construction
plans
1-week review period 1-week review period
Estimated Total Processing Time 1.5–2 months 1.5-2 months Source: City of Eastvale 2021

Development Review Process
The following review process for Zoning Clearance and Minor and Major Development Review is in the zoning code update, which will be adopted afterprior or consecutive to adoption of the Housing Chapter.

The City of Eastvale’s Development Review (also referred to as “design review”) provides a method for the City to review development proposals based on size, site characteristics, and type of project. Development review is the same across all zones.

In June 2014, t he City adopted citywide design standards and guidelines t o provide certainty for developers during the development review process and assist in the implementation of the development standards of the Zoning cCode.

Chapter 4 of the standards and guidelines focuses on residential development.

This process is not seen as a constraint to de velopment but as a way to ensure all development complies with applicable requirements. In addition, Strategy HE-2G (Objective Design Standards) of the Housing Policy Program will create a citywide objective design standards to further provide certainty in this process.

The following types of review apply and are described in detail below:
• Zoning Clearance
• Minor Development Review
• Major Development Review
After the City approves a project, such as a t a Planning Commission or City Council hearing, it becomes the applicant’s responsibility to initiate the steps to secure building permits and construct the project. These steps include obtaining additional City clearances and paying fees as outlined in a project’s conditions of approval. Other necessary actions include:
• Completing construction drawings.
• Recording subdivision (final) maps (applies to ownership projects). • Retaining contractors.
• Obtaining utility approvals, required easements and rights of entry. Few of the bulleted items, such as the construction drawings, require City review to building permit.
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The length of time between a project’s approval and building permit issuance in many cases is determined by the applicant. Once a project begins the construction plan review process, the following general timelines can be achieved with responsive applicants:
• Civil plan approval (e.g., grading, water, sewer, streets): 3 to 6 months • Building permit approval: 1 to 3 months
Zoning Clearance
The purpose of the zoning clearance process is to ensure that all new and modified uses and structures comply with applicable provisions of the zoning code, using administrative procedures.

Applicability. Zoning clearance is conducted by the Planning Community Development Director as part of the building permit or other City application review. Zoning clearance is required for the following actions:
• All structures that require a building permit.
• Signs.
• Business licenses.
• All planning entitlement and permit ap provals to ensure compliance with applicable conditions of approval.
• All other City applications that may be subject to the provisions of the zoning code, including, but not limited to, tree removal, business license, encroachment, and grading and improvement plans.

Approving Authority and Procedure. The Community Development Director is the designated approving authority for zoning clearance. The procedures are established by the Community Development Director. Public notice and public hearing are not required for zoning clearance.

Appeals. Zoning clearance is a ministerial decision by the Community Development Director and is not subject to appeal.

Minor Development Review
The intent of minor development review is to provide a process to consider minor site plan or architectural changes related to new or existing buildings.

Requirements. Minor development review is required for the following items:
• Master home plans for single-family residential subdivisions. • New construction of a multifamily reside ntial building or structure with fewer than 20 units.
• New construction of a nonresidential building or structure less than 5,000 square feet (e.g., commercial, office, industrial, public/quasi - public).
• Additions of more than 1,000 square feet and less than 5,000 square feet to any building or structure or nonresidential buildings or structures. 331

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• The exterior remodel of multifamily residential buildings or structures or nonresidential buildings or structures.
• Permanent outdoor storage and service uses.
• Permanent and seasonal outdoor seating.
• Other items identified in the zoning code.

Exemptions. The following structures are exempt from minor development review. However, such structures may require zoning clearance, such as a ministerial building permit, to e nsure compliance with adopted building code standards and applicable zoning code provisions.
• Single-family custom homes.
• Additions to or the exterior remodels of single-family residential homes. • Additions less than 1,000 square feet in size to buildings or structures. • Accessory structures consistent with the provisions.
• Repairs and maintenance to the site or structure that do not add to, enlarge, or expand the area occupied by the land use or the floor area of the structure and that employ the same material s and design as the original construction.
• Interior alterations that do not change the permitted use of the structure.

Approving Authority. The Community Development Director is the designated approving authority for minor development review. Minor develop ment review approval is required prior to issuance of any ministerial building permits or site improvement plans and prior to or in conjunction with discretionary action of or any development applications (e.g., conditional use permit, variance).

Community Development Director: Elevation to Planning Commission. The Community Development Director may elevate a minor development review to the Planning Commission for review and consideration. In such instances, the permit request shall become a major development review.

Findings. A minor development review may be made only when the designated approving authority makes all of the following findings in writing:
• The proposed project is consistent with the General Plan and complies with applicable zoning regulation s, specific plan provisions, and other applicable provisions adopted by the City.
• The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character of the neighborhood and community.
• The architecture, including the character, scale, and quality of the design; relationship with the site and other buildings; building materials; colors; screening of exterior appurtenances; exterior lighting and signing; and similar elements, establishes a clear design concept and is 332
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compatible with the character of buildings on adjoining and nearby properties.
• The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.
• If the project is located within the Chino Airport Influence Area, the proposed project is consistent with the most recently adopted version of the Chino Airport Land Use Compatibility Plan.

Major Development Review
The purpose of Major Development Review is to provide a process for the review of development projects in the community. The provisions are intended to promote the orderly and harmonious growth of the city; to encourage development in keeping with the desired character of the city; to ensure physical, visual, and functional compatibility between uses; and to help prevent the depreciation of land values by ensuring proper attention is given to site and architectural design.

Requirements. Major development review is required for the following types of projects:
• Single-family residential subdivision maps of more than 5 lots. • New construction of a multifamily residential building or structure with 20 or more units.
• New construction of a nonresidential building or structure 5,000 square feet or more (e.g., commercial, office, industrial, public/quasi-public). • Additions of 5,000 square feet or more to any building or structure. • Other items identified in the zoning code.

Exemptions. Anything subject to minor development review or exempt from minor development review is exempt from major development review. Refer to Sections 2.1.2.C.2 (Requirements) and 2.1.2.C.3 (Exemptions) of the zoning code.

Approving Authority. The Planning Commission is the designated approving authority for major development r eview. The Planning Commission approves, approves with conditions, or denies applications for major development review after making the necessary findings. Major development review approval is required prior to issuance of any building permits or site improvement plans and prior to or in conjunction with discretionary action of corresponding development applications (e.g., conditional use permit, variance).

Findings. Major development review may be granted only when the designated approving authority makes all of the following findings in writing:
• The proposed project is consistent with the objectives of the General Plan and complies with applicable zoning regulations, specific plan provisions, special planning area provisions, design guidelines, and improvement standards adopted by the City.
• The proposed architecture, site design, and landscape are suitable for the purposes of the building and the site and will enhance the character 333

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of the neighborhood and community.
• The architecture, including the characte r, scale, and quality of the design; relationship with the site and other buildings; building materials; colors; screening of exterior appurtenances; exterior lighting and signing; and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.
• The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.
• For residential subdivisions, the subdivision is well integrated with the city’s street network, creates unique neighborhood environments, reflects traditional architectural styles, and establishes a pedestrian - friendly environment.
• If the project is located within the Chino Airport Influence Area, the proposed project is consistent with the most recently adopted version of the Airport Land Use Compatibility Plan.

Although major development review requires approval by the Planning Commission, if all requirements are met, the project will have no problem being approved. T o ensure projects are have approvaled certainty, the city has a preapplication process that allows potential multifamily developers to meet with City staff for an initial review of their application. This allows the developer to revise anything that may be of concern to the City , including providing guidance on subjective standards such as “quality design” to ensure efficient approval certainty . Through both the minor and major development review process, City staff continues to provide guidance on subjective design standards as needed. Moreover, The Housing Policy Program includes Strategy HE -2H:

Objective Design Standards , which will require the City to adopt objective design standar ds for new development with t he goal of creating approval certainty for housing developers in particular.

As mentioned previously, the major development review provisions are intended to promote the orderly and harmonious growth of the city; to encourage development in keeping with the desired character of the city; to ensure physical, visual, and functional compatibility between uses; and to help prevent the depreciation of land values by ensuring proper attention is given to site and architectural design. These provisions are not to prevent and/or constrain the development of affordable housing.

SB 330 and SB 35
Consistent with SB 330, housing developments for which a preliminary application is submitted that complies with applicable general plan and zoning standards are subject only to the development standards and fees that were applicable at the time of submittal. This applies to all projects unless the project square footage or unit count changes by more than 20 percent after the preliminary application is submitted. The developer must submit a full application for the development project within 180 days of submitting the preliminary application. The City currently defers to HCD for the required application process related to SB 330.
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As part of Strategy HE-2D, the City of Eastvale will develop an SB 35 application available to developers proposing for developments with at least 50 percent of units affordable to lower -income households that includes specific requirements for the streamlining procedure. The application will be available on the City’s websi te for developers interested in pursuing the streamlined process. This procedure will aid in minimizing the review time required for development processes and, in turn, reducing costs to developers that may increase the housing production in the City.

Approved densities
The typical built densities for past residential projects in the City have ranged from 5.1 to 12 dwelling units per acre, because typical development has been single-family residential.

The typical density for recent single -family developme nt in the City is 4 to 8 dwelling units per acre, with an average of 5 dwelling units per acre. Multifamily is typically developed at a density of 18 to 28 dwelling units per acre, with an average of 21 dwelling units per acre. Projects that propose a density lower than the minimum density require a General Plan Amendment and a rezone, with no guarantee that one or both will be approved. The City did not receive any requests to approve a project listed on the sites inventory table at a lower than the requir ed density during the 5th cycle planning period. If a request were made for approval of a project that was lower than the required density, it is important to note that the Community Development Department would require an appropriate land use designation to match the proposed density. A general plan amendment would be required in this circumstance.

Dry Utilities
Dry utilities, including electricity and telephone service, are available to all areas in the city. The extension of power and gas to service new residential development has not been identified as a constraint. Service providers are:
• Electricity/Gas: Southern California Edison, Western Community Energy • Cable: Charter; AT&T
• Phone: Charter; AT&T; Frontier
• Internet Services: Charter; AT&T; Frontier
Review of Local Ordinances
Eastvale Neighborhood Preservation Ordinance
In late 2005, the County of Riverside, acting in response to concerns from residents in then-unincorporated Eastvale, adopted a set of regulations covering a variety of topics to pr otect the quality of Eastvale’s neighborhoods and commercial districts. These regulations, the Eastvale Neighborhood Preservation Overlay Zone, were adopted as an amendment to the Riverside County Zoning Code and cover the portion of Eastvale generally sou th of Bellegrave Avenue (corresponding with the Eastvale Area Plan’s boundaries from the County General Plan). The Eastvale Neighborhood Preservation Overlay is now an integral part of the Eastvale Zoning Code (Municipal Code Section 120.05.080, Neighborhood Preservation Standards).
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These standards mirror similar ordinances in many California cities, but are much more extensive than the standards governing other unincorporated areas of Riverside County. The Eastvale Neighborhood Preservation Overlay Zone covers eight basic areas:
• Streets. A variety of standards to ensure attractive streets, including requirements that landscaped areas be maintained, that trash containers are stored out of view, and that recreational equipment (basketball hoops, slides, swing s, jungle gyms, volleyball nets, grills, portable barbecues, fire pits, and outdoor heaters) is stored out of view from the street.
• Parking. Limits on parking on the street (generally 72 hours), prohibitions against working on cars on a public street, tim e limits for commercial vehicle parking, and requirements that recreation vehicles and trailers be parked in the side or rear yard or garage. • Yard Maintenance. General requirements that front and side yards visible from public streets be maintained proper ly. Also includes limits on accessory structures (sheds, carports, pool houses, etc.) that are slightly different from those in the zoning code.
• Fences and Walls. General standards for walls and fences that require them to be graffiti free and well mainta ined. Also includes prohibitions against the use of chain -link fences in some locations and limits on the height of walls and fences in front yards and near intersections. • Building Facades. Requires buildings to be in good condition and requires that prob lems (peeling paint, broken windows, etc.) be fixed within 30 days. Also prohibits the use of plywood, plastic sheeting, tarps, and aluminum foil to cover windows or other openings.
• Outdoor Lighting. General requirements that outdoor lights (including security lights) be shielded to avoid shining onto other properties. • Signs. Standards for signs in residential areas, including limits on signs for home occupations.
• Temporary and Holiday Displays. Limits holiday displays to a maximum of 45 days and requires that displays do not block vehicle or pedestrian travel.

The Eastvale Neighborhood Preservation Ordinance is similar in many respects to comparable ordinances in most California cities. It provi des basic standards that address common complaints about poorly maintained or unattractive properties (unkempt lawns, commercial vehicles parked on neighborhood streets, signs, etc.). In this respect, the ordinance has served Eastvale well. Many of the sta ndards that apply to Eastvale do not apply elsewhere in the unincorporated area of the county, making the job of code enforcement much more difficult outside of the city.

The Eastvale Neighborhood Preservation Ordinance does not pose any constraint to the development of housing but serves as a guide to protect the quality of Eastvale’s neighborhoods and commercial districts. 336
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No Net Loss Ordinance
The City recently adopted (October 2021) a “No Net Loss” Ordinance to allow for transfers of residential density between sites in the City. The ordinance creates a "unit bank" that will receive residential units that are lost as a result of a change to the land use designation or zoning of a prop erty, or a change in residential development standards, that decrease the intensity of housing development that could be built on a site. Future residential development projects may then submit an application for a density bonus from the units available in the unit bank. Strategy HE-2J: No Net Loss Ordinance of the Housing Policy Program will require the City to implement the ordinance by promoting it to developers and posting it on the City’s website.

Short-Term Rental Ordinance
In March 2021, the City ad opted the Short -term Rental ordinance (Municipal Code Sec. 120.04.160) prohibiting short-term rentals in the City, which effectively reduce the supply of housing units in the Eastvale. Through this ordinance, t he City took action to proactively pursue the removal of short-term rentals through code enforcement actions such as administrative fines and potential misdemeanor persecutions.

Building Codes and Enforcement
The City of Eastvale uses the 2019 California Build ing Code, which establishes standards and requires inspections at various stages of construction to ensure code compliance. Although these standards and the time required for inspections increase housing production costs and may impact the viability of bringing older properties up to current code standards, the intent of the codes is to provide structurally sound, safe, and energy -efficient housing. The City has not made any amendments to the local code.

The City’s Building and Safety Department is responsi ble for enforcing both state and city regulations governing maintenance of all buildings and property.

Staff handles complaints through plan checks.

Development Fees
Like cities throughout California, Eastvale collects development fees (impact fees and planning applica tion fees) to recover the capital costs of providing community services and the administrative costs associated with processing applications. Payment of fees is necessary to maintain an adequate level of services and facilities, and more gen erally, to protect public health, safety, and welfare. Based on a review of fees in neighboring jurisdictions and discussions with local developers, development fees in Eastvale are comparable to and, in many cases, lower than most other cities in the region.

As a means of assessing the cost that fees contribute to development in Eastvale, the City has calculated the total fees associated with development of a single-family and multifamily development. As indicated in Table HE -32, development fees for a 2,000 -square-foot, single-family residential project run approximately $15,838 per unit (making up approximately 5.5 percent of the total unit cost). Development fees for a multifamily project run approximately $10,848 per unit (ma king up 3.8 percent of the total unit cost). The City’s impact and planning fees (Table HE – 33) are consistent with development fees in the area 337

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and therefore are not considered a constraint to the development of housing. A list of planning fees applicab le to planning and building residential development is provided in Table H -33A and are also available on the City’s website, consistent with Government Code Section 65940.1(a)(1) related to transparency requirements. In general, the City collects a deposit on all planning applications and charges staff time against the deposit. In many cases, the initial deposit i s not fully depleted, and refunds are issues to applicants upon completion of the project.

TABLE HE-32. PROPORTION OF FEE IN OVERALL DEVELOPMENT COST Development Cost for a Typical Unit Single-
Family1
Multifamily
Total estimated fees per unit $15,838 $10,848
Typical estimated cost of development per unit $287,612 $283,686 Proportion of estimated fee cost to estimated overall
development cost per unit

5.5% 3.8%
Source: City of Eastvale 2019; Building-cost.net 2020; Analysis of Development Impact Fees in Western Riverside County, WRCOG, 2019
1 Assumes a 2,000-square-foot home, not including land costs.

Note: For purposes of the Mira Loma Road and Bridge Benefit District fee, assumes Zone D. For purposes of the Multiple Species Habitat Conservation Plan fee, single-family home assumes a land use density of less than 8 dwelling units per acre, and multifamily assumes density of between 8 and 14 dwelling units per acre.

TABLE HE-33. HOUSING DEVELOPMENT IMPACT FEES
Development Impact Fees Single-
family
Multifamily,
per unit
Transportation Uniform Mitigation Fee (TUMF)
Development Impact Fee (DIF) $8,873 $6,134
Mira Loma Road and Bridge Benefit District, Zone A $2,116 $1,469 Mira Loma Road and Bridge Benefit District, Zone B $1,667 $417 Mira Loma Road and Bridge Benefit District, Zone D $884 $612 Mira Loma Road and Bridge Benefit District, Zone E $2,681 $1,857 Multiple Series Habitat Conservation Plan, Density less than 8 DU/acre
$1,644 $1,139
Multiple Series Habitat Conservation Plan, Density
between 8 and 14 DU/acre
$2,168 $2,168
Multiple Series Habitat Conservation Plan, Density greater than 14 DU/acre
$1,388 $1,388
Source: City of Eastvale 2019

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TABLE HE-33A HOUSING DEVELOPMENT PLANNING FEES
Development Impact Fees Single-family and
Multifamily
Multifamily, per
unit
Planning and Permitting Fees (Deposit-
based)
Fee Description$1,127 Fee per $1,127
Pre-Application Review $4,336Fee
Description
$4,336Fee per
Unit
Certificate of Zoning Compliance $657Deposit $657$4,336 Change of Zone $13,610Deposit $13,610$657
Conditional Use Permit $10,331Deposit $10,331$13,610
General Plan Amendment $15,832Deposit $15,832$10,331
Minor Development Review $4,626Deposit $4,626$15,832
Major Development Review (includes design
and site plan review)
$9,555Deposit $9,555$4,626
Setback Adjustment $241Deposit $241$9,555
Specific Plan $28,992Deposit $28,992$241
Specific Plan Amendment $23,809Deposit $23,809$28,992
Variance $3,750Deposit $23,809$3,750
Lot Line Adjustment $778Deposit $778
Certificate of Land Division Compliance $506Deposit $506 Reversion to Acreage $15,000Deposit $15,000
Amendment to Tentative Parcel Map $8,125 $8,125
Amendment to Tentative Tract Map $12,500 $12,500
Environmental Impact Report Contract amount
plus 18%
Contract amount
plus 18%
Environmental Initial Study $16,621 $16,621
Source: City of Eastvale 2019
Site Improvements
Site improvement costs include the cost of providing access to the site, clearing the site, and grading the pad area. In the case of a subdivision, such costs may also include major improvements such as building roads , curbs, gutte rs, sidewalks, parkways, streetlights, signals , fire hydrants and installing sewer, water, storm drain and other utilities. As with land costs, several variables affect costs, including site topography and proximity to established roads, sewers, and water lines. Engineering and ot her technical assistance costs are usually included with site improvements because these services are required to ensure that development is constructed according to established codes and standards.

Chapter 130.24 (Improvements) of the municipal code outli nes site improvement requirements for a variety of parcel map division and subdivision scenarios and includes specific requirements for streets, domestic water, fire protection, sewage disposal, fence standards, and electrical and communication facilities.

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because all available and rezone sites are considered infill and located on flat topography near existing infrastructure such as roads , sewer, storm drain, and water lines. Further, design features such as minimum 40 -foot road widths reduce the costs of development and allow for a higher unit yield.

The City requires residential project improvements to include curb/gutter and drainage facilities, sidewalks, paved streets, landscaping, and water and sewer service. The standard street section includes 60 feet of right-of way, with 40 feet dedicated for street improvements, and 10 feet on each side for sidewalk and parkway improvements.

As such, Tthese and other site -improvement costs are typical of all cities in California and do not impose a significant constraint on the development of housing in Eastvale. The City does not impose any unusual requirements as conditions of approval for new development.

Non-Governmental Constraints
Land Costs
Land costs are one of the major components of housing development costs.

Land prices vary to such an extent that it is difficult to give average prices even in small geographic regions. Factors affecting the costs of land include overall availability within a given subregion; envir onmental site conditions and constraints; public service and infrastructure availability; aesthetic considerations such as views, terrain, and vegetation; the proximity to urban areas; and parcel size. Generally, more remote areas have less expensive land available and larger tracts of land, while smaller, more expensive parcels are closer to urbanized areas.

Rising costs of land are often related to the limited availability of buildable land.

In Riverside County, which has large expanses of buildable land, this has not historically been considered a problem. In fact, much of the recent development pressure in the county has been attributed to lower land costs compared to surrounding Orange and Los Angeles Counties.

As of February 2021, no vacant residentia l parcels were listed for sale according to a survey of listings on Redfin.com. The data indicate that in nearby areas of Riverside County, the cost for a vacant parcel with residential or agriculture zoning ranges from $150,000 to $966,129 per acre, depending on location.

Construction Costs
The cost of construction depends primarily on the cost of materials and labor, which are influenced by market demand. The cost of construction will also depend on the type of unit built and its quality. The cost of labo r is based on a number of factors, including housing demand, the number of contractors in the area, and the unionization of workers.

The construction cost of housing affects the affordability of new housing and may be considered a constraint to affordable housing in the Riverside County region. Construction costs can be reduced in several ways. A reduction in amenities and quality of building materials in new homes (still above the minimum acceptability for health, safety, and adequate performance) may 340
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result in lower sales prices. State housing law provides that local building departments can authorize the use of materials and construction methods if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the applicable building codes.

In addition, prefabricated, factory -built housing may provide lower -priced products by reducing labor and material costs. As the number of units built at once increases, savings in construction costs over the entire development are generally realized as a result of an economy of scale, particularly when combined with density bonus provisions.

According to an internet source of construction cost data (www.building - cost.net) provided by the Craftsman Book Compa ny, a wood -framed, single - story, four -cornered home in Eastvale is estimated to cost approximately $287,612, excluding the cost of buying land. This cost estimate is based on a 2,000-square-foot house of good quality construction with a two-car garage and forced air heating. Table HE-34 summarizes the projected construction costs.

TABLE HE-34. CONSTRUCTION COSTS, 2020
Item Name Materials Labor Equipment Total
Direct Job Costs (e.g., foundation,
plumbing, materials)
$113,175 $116,265 $5,096 $234,536
Indirect Job Costs (e.g., insurance,
plans and specifications)
$18,435 $1,806

$20,241
Contractor Markup $32,835 $32,835
Total Cost $164,445 $118,071 $5,096 $287,612
Source: Building-Cost.net, accessed September 2020
Availability of Financing
Interest rates are determined by national policies and economic conditions, and there is little that local governments can do to affect these rates. Jurisdictions can, however, offer interest rate write -downs to extend home purcha se opportunities to lower -income households. In addition, government -insured loan programs may be available to reduce mortgage down -payment requirements.

The subprime mortgage crisis that hit in 2007 chilled financial markets and, as money lending tightene d, eliminated the opportunity for many first -time homebuyers to secure financing for home purchases. The crisis triggered a meltdown in the real estate market as housing values tumbled, vexing the efforts of those holding subprime loans to refinance as loa n rates adjusted upward. The inability to refinance many of these subprime loans led to a large increase in bank foreclosures and loan defaults. Foreclosure activity in the Inland Empire housing market spiked during the subprime mortgage crisis, leading the region to post the fifth highest level of foreclosure activity among major United States metropolitan markets in May 2008. Since the mid -2000s, foreclosure rates have dropped significantly. Between June and December of 2020, foreclosure rates in the 9288 0 and 91752 zip codes ranged from 0 to 4 houses per month according to RealtyTrac.com.
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First-time homebuyers are the group most impacted by financing requirements. According to Trulia.com, average current mortgage interest rates for new home purchases in Eastvale were 2.982 percent for a fixed -rate 30-year loan as of February 25, 2021. Lower initial rates are available with graduated payment mortgages, adjustable rate mortgages, and buy -down mortgages; however, the subprime crisis has affected the availabi lity of dollars for home mortgages. Variable interest rate mortgages on affordable homes may increase to the point where the interest rate exceeds the cost of living adjustments, which is a constraint on affordability. Although rates are currently low, they can change significantly and substantially impact the affordability of housing stock.

Interest rates at the present time are not a constraint to affordable housing.

Financing for both construction and long-term mortgages is generally available in Riverside County subject to normal underwriting standards. A more critical impediment to homeow nership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down -payment requirements.

Conventional home loans typically require 5 percent to 20 percent of the sales price as a down payment, which is the larg est constraint to first -time homebuyers. This indicates a need for flexible loan programs and a method to bridge the gap between the down payment and a potential homeowner’s available funds.

Environmental and Infrastructure Constraints
Environmental and infrastructure issues affect the amount, location, and timing of new residential development. New housing opportunities create challenges regarding public infrastructure extensions and expansions, and encroachment into agricultural land. In addition, the av ailability of adequate water, public infrastructure such as wells and wastewater treatment facilities, and other public services and facilities can impact the feasibility of new residential development.

Environmental
Earthquake risk is high in western Riv erside County (which includes Eastvale) due to the presence of two of California’s most active faults, the San Andreas and San Jacinto faults.

In Eastvale, flood hazards are limited to the area along the Santa Ana River. These areas are planned for uses co nsistent with periodic flooding. In the developed areas of Eastvale, flood control facilities are in place that protect homes and businesses from flooding.

Environmental constraints were taken into account with determining the realistic capacity for sites listed in Table HE-22 and HE -23. Environmental constraints were taken into account with determining the realistic capacity for sites listed in Table HE-22 and HE -23. Except for Site 20 and Site 22 , all of the identified sites (current available sites and proposed sites for rezone) have no environmental constraints These sites are outside a flood hazard zone or away from the freeway and are either vacant or have older housing units and/or dilapidated structures that can easily be removed to allow for new housing developments.

Site 20 currently has a residential building on a 15.77-acre site built pre-1955. Most of the site is in the flood hazard zone, with only approximately five acres available 342
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for development. As noted in Table HE -22, the assumed capacity of this site is based the developable area, yielding approximately 56 units.

Site 22 is a vacant 20-acre site available for development. However, this site is adjacent to the I-15 Freeway. The assumed capacity of this site is 320 units based on only 10 acres because it is anticipated that the remaining 10 acres will be developed with commercial, and office uses. Site planning considerations such as locating the residential units away from the freeway and constructing other uses such as structured parking, and office and commercial buildings between the units and the freeway will serve to reduce environmental impacts.

Infrastructure
Domestic water and sewer service in Eastvale is provided by the Jurupa Community Services District (JCSD) with the source of water supply being local groundwater. This groundwater is produced from the Chino groundwater basin, which is an adjudicated basin administered by Chino Basin Watermaster. JCSD also participates in a joint -power authority with neighboring water purveyors called the Chino Basin Desalter Authority, which owns and operates two groundwater treatment plants.

According to the JCSD website, water and sewer services are readily available to all residential vacant and non-vacant land in the city, and therefore have enough capacity to meet the 2021 -2029 regional housing need. JCSD is also pursuing additional new potable and non-potable drinking water sources and expansions to its desalter capacity.

With respect to Site 21 (Leal Master Plan), which will accommodate the majority of RHNA, the City is actively processing an entitlement application to allow up to 2,500 housing units along with commercial, office, civic, open spac e, and mixed uses at this site. As part of the application, an analysis of water and sewer services for this site was conducted . In August 2021, JCSD provided a preliminary hydraulic analysis of the existing sewer system to that would be impacted by the proposed project. The analysis determined the maximum average daily sewer generation from the project would not cause downstream sewer capacity issues or requiring upsizing of sewer lines.

In addition, a project level water supply assessment in accordance w ith Senate Bill (SB) 610 was prepared for the proposed project, JCSD is the water supplier for the Project site and prepared a 2020 Urban Water Management Plan (UWMP) for the area. The WSA relied upon duty factors supplied by JCSD in the UWMP to calculate project water demand. The UWMP analyzes growth assumptions and determined that sufficient domestic water is available to serve the growth assumptions of the project in wet years and dry years.

In preparing the 2020 UWMP, JCSD consulted with City staff to understand potential growth areas in Eastvale. Sites 22 (Vernola) and 23 (Gateway) were included in the UWMP as potential growth areas with residential uses at the prescribed densities proposed in the Housing Element. Sewer capacity for Sites 22 and 23 will be analyzed as part of the General Plan update EIR. However, staff consulted with JCSD in selecting the rezone sites to understand potential sewer capacity issues. Given the potential unit yield of these sites (320 units and 176 units for site 22 and 23, respectively), JCSD anticipates that the existing sewer system will accommodate the added growth.
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To comply with SB 1087, the city will forward its adopted Housing Chapter to its water and wastewater providers so they can grant priority for service allocations to proposed developments that include units affordable to lower -income households.

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April 2022 | General Plan EIR Addendum

ADDENDUM TO THE GENERAL PLAN EIR
SCH No. 2011111061

FOR THE
2021–2029 HOUSING ELEMENT UPDATE
City of Eastvale
Prepared for:

City of Eastvale
Gustavo N. Gonzalez, Planning Manager
12363 Limonite Avenue, Suite 910
Eastvale, Californ
ia 91752
951.703.4411
Prepared by:

PlaceWorks
Miles Barker, Project Planner
3 MacArthur Place, Suite 1100
Santa Ana, Californ
ia 92707
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Table of Contents
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Section Page

1. ADDENDUM TO THE ADOPTED GENERAL PLAN EIR............................................................... 1

1.1 BACKGROUND.................................................................................................................................................... 1

1.2 GENERAL PLAN EIR ........................................................................................................................................ 1

1.3 PROJECT SUMMARY ......................................................................................................................................... 2

1.4 PURPOSE OF AN EIR ADDENDUM......................................................................................................... 20

2. CEQ A ANALYSIS .......................................................................................................................... 23

2.1 ENVIR ONMENTAL ANALYSIS ................................................................................................................... 23

2.2 FINDING.............................................................................................................................................................. 28 Table Page
TABLE 1-1 SUMMARY OF PROGRAM CHANGES BETWEEN EXISTING HOUSING ELEMENT AND 2021–2029 HOUSING ELEMENT .................................................................................................................. 3 348
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April2022 Page 1

1.Addendum to the Adopted General Plan EIR

1.1 BACKGROUND
The proposed 2021–2029 Housing Element (proposed project) will replace the existing 2013–2021 Housing Element and serve as the City of Eastvale’s (City’s) guiding policy document to meet future projected housing needs for all the city’s economic levels as expressed by the state required regional housing needs assessment (RHNA). The Housing Element is one of eleven elements of the City’s General Plan.

The General Plan is the foundational development policy document for the City of Eastvale. It defines the framework by which the physical, economic, and human resources of the city are to be managed and used over time. The General Plan acts to clarify and articulate the intentions of the City with respect to the rights and expectations of the public, property owners, and prospective investors and business interests. The General Plan informs these citizens of the goals, objectives, policies, and standards for development of the city and the responsibilities of all sectors in meeting these. While the General Plan Environmental Impact Report (EIR) did not specifically address the Housing Element, the policies in the General Plan address the physical impacts resulting from development in Eastvale.

As a policy document, the Housing Element does not result in physical changes to the environment but rather encourages the provision of affordable housing within the housing development projected within the Land Use Element of the General Plan. The proposed project requires future changes to the Land Use Element that will change the allowable land use to meet the RHNA. However, the selected sites are already shown for intense urban development in the Land Use Element of the General Plan, only the types of use will change. Although the City is in the process of updating its General Plan that will include an EIR evaluating all land use within the City, state deadlines for the adoption of the 6
th cycle Housing Element require the City to move forward with the Housing Element before the larger General Plan update effort can be completed.

This document serves as the environmental documentation for the City’s proposed 2021–2029 Housing Element update. This addendum to the City of Eastvale’s General Plan EIR, certified in 2012 (State Clearinghouse Number 2011111061), demonstrates that the analysis in that EIR adequately addresses the potential physical impacts associated with implementation of the proposed project, and the proposed project would not trigger any of the conditions described in CEQA Guidelines Section 15162 calling for the preparation of a subsequent EIR or negative declaration.

1.2 GENERAL PLAN EIR
The General Plan EIR addresses potentially significant impacts related to land use and agricultural resources, transportation and traffic, air quality, water resources, climate change and greenhouse gases, and public services.

Policies from the General Plan are identified in the General Plan EIR as reducing significant impacts from development to a less than significant level for water resources and public services. In addition, the City has a development code and engineering standards that address the physical impacts of development on the 350
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1. Addendum to the Adopted General Plan EIR

environment. None of the regulatory processes are being amended by this project, therefore they will continue to apply to all subsequent development.

The General Plan EIR determined that implementation of the General Plan would result in significant and unavoidable impacts to the following environmental topics.  Land Use and Agricultural Resources
o Impact 3.1.1: Implementation of the proposed General Plan would result in the conversion of
agricultural land uses to nonagricultural use. However, such conversion would not occur to an extent beyond that previously considered in the 2003 Riverside County General Plan EIR.  Transportation and Traffic
o Impact 3.2.1: Implementation of the proposed General Plan would result in unacceptable traffic operation
s on City roadway facilities. [ While this issue was of significance in 2012, roadway capacity is no longer a CEQ
A threshold issue and has been replaced by vehicle miles travelled. (VMT)]  Air Quality
o Impact 3.3.2: Subsequent land use activities associated with implementation of the proposed General Plan
could result in short-term construction emissions that could violate or substantially contribute to a violation of federal and state standards for ozone and coarse and fine particulate matter.
o Impact 3.3.3: Subsequent land use activities associated with implementation of the proposed General Plan
could result in long-term, operational emissions that could violate or substantially contribute to a violation of federal and state standards for ozone and coarse and fine particulate matter.
 Climate Change and Greenhouse Gases
o Impact 3.5.1: Implementation of the proposed General Plan will result in greenhouse gas emissions that would further contribu
te to significant impacts on the environment.
o Impact 3.5.2: Implementation of the proposed General Plan would not be consistent with the goals of
AB 32 (Health and Safety Code Sections 38500, 38501, 28510, 38530, etc.) as interim SCAQMD thresholds would be surpassed.

1.3 PROJECT SUMMARY
CEQA requires the City to evaluate the environmental impacts associated with physical changes to the environment. Many of the goals, policies, and programs from the previous Housing Element are continued through to the proposed 2021–2029 Housing Element. Table 1-1 includes the changes in goals or policies between the existing 2013–2021 Housing Element and the proposed 2021–2029 Housing Element.

Modifications to the existing policies are identified in the text following Table 1-1. 351
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Table 1-1 Summary of Program Changes Between Existing Housing Element and 2021–2029 Housing Element Programs Implementation Status Continue/Modify/Delete
ACTION H-1.1: Monitor Vacant Land Inventory
To ensure the City has enough land to meets its Regional Housing Needs Allocation (RHNA), the
City will continue to monitor its vacant land inventory throughout the planning period.

The City will continue to monitor the vacant land inventory to ensure capacity exists to accommodate its RHNA.

Modify, combine with Action H-3.1:

Updated Land Inventory, and
continued as Strategy HE-1A: Amend
the Land Use Designation on Vernola.

ACTION H-1.2: Large Site
The City will provide for the inclusion of mixed-income housing in future new growth areas of
the city through development agreements and other mechanisms. To facilitate the development of affordable housing on smaller parcels (50 to 150 units in size), the City will routinely coordinate with property owners and give high priority to processing subdivision maps that include rezoned R-4 sites or affordable housing units. Also, an expedited review process will be available for the subdivision of larger sites into buildable lots where the development application can be found consistent with the General Plan and applicable Specific Plan.

No mixed-use projects have come forward, but the City will continue to encourage mixed-income housing for future projects. In 2014, the City approved the Nexus Residential development consisting of 220 townhomes on 10 acres (High Density Residential). These units’ starting price was in the low $300,000s.

In 2015, the City approved Sendero Residential development consisting of 323 small-lot homes on 44 acres (Medium High Density Residential), This involved approval of a general plan amendment to increase the allowable density from Medium Density Residential (MDR) of 2.1 to 5 dwelling units per acre to Medium High Density Residential (MHDR) of 5.1 to 8 dwelling units per acre. It also required approval of a change of zone from Single Family Residential (R-1) to Planned Residential Development (PRD) to create site-specific development standards to accommodate small lots. Construction started in 2018 and continued into 2019. Starting price for these units is anticipated to be in the low $400,000s.

Modify and continue as Strategy HE-
1D: Large Sites.

ACTION H-2.1: Assistance with Affordable Projects
Where feasible and/or necessary and as funding is available, the City shall offer assistance with
land acquisition and off-site infrastructure improvements, as well as assistance in securing federal or state housing financing resources for two projects affordable to extremely low-, very low-, low-, and moderate-income households within the planning period.

The City has not yet offered assistance with land acquisition and off-site infrastructure improvements for affordable projects nor assisted in securing financial resources for lower-income households.

Combine with Action H-4.1: Funding
Opportunities, Action H-4.2: Available
Housing Programs and Assistance,
Action H-9.1: Priority for Affordable
Projects, and Action H-10.1: Special
Needs Housing and continue as
Strategy HE-3A: Support Affordable
Housing Development.

ACTION H-3.1: Updated Land Inventory
As part of the General Plan update process, establish a Land Inventory that provides the mechanism
to monitor acreage and location, by General Plan designation, of vacant and underutilized land, as well as buildout of approved projects, utilizing the City’s GIS.

The City continues to utilize its GIS to monitor the land inventory by acreage and location and by land use designation.

Modify, combine with Action H-1.1:

Monitor Vacant Land Inventory, and
continue as Strategy HE-1A: Amend
the Land Use Designation on Vernola,
Strategy HE-1B Residential Overlay at
the Eastvale Gateway, and Strategy
HE-1C: Amend the Leal Master Plan.

ACTION H-4.1: Funding Opportunities The City has not received any requests for lower- or moderate-income housing. Combine with Action H-2.1:

Assistance with
Affordable Projects,
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Programs Implementation Status Continue/Modify/Delete
Use, to the greatest extent possible, a portion of available funds for the production and subsidy of lower- and moderate-income housing. All projects receiving public assistance will be required to remain affordable in compliance with the requirements of the program in which they participate. These actions are not limited to density bonus; they are offered above and beyond.

Action H -4.2: Available Housing
Programs and Assistance, Action H-

9.1: Priority for Affordable Projects,
and Action H-10.1: Special Needs
Housing and continue as Strategy HE-
3A: Support Affordable Housing
Development.

ACTION H-4.2: Available Housing Programs and Assistance To ensure that the development community (both nonprofit and for-profit) is aware of the
housing programs, technical assistance, and funding available, the City will publish the City’s Housing Chapter and updates and Annual Reports and make these documents available, to developers, housing development agencies, and City residents.

The City provides the Housing Chapter at City Hall and on its website in order to ensure that the development community (both nonprofit and for-profit) is aware of the housing programs, technical assistance, and funding available.

Combine with Action H-2.1:

Assistance with Affordable Projects,
Action H-4.1: Funding Opportunities,
Action H-9.1: Priority for Affordable
Projects, and Action H-10.1: Special
Needs Housing and continue as
Strategy HE-3A: Support Affordable
Housing Development.

ACTION H-4.3: Multi-Family Development
To assist in the development of affordable housing, the City will offer density bonuses, as well as assist interested developers to apply for government fi nancing
and/or other government subsidies, assist interested developers in acquiring surplus government land suitable for multi-family development, expedite permit processing, consider reducing parking standards and lot sizes, and consider waiving impact fees for extremely low-, very low-, and low-income dwelling units (these actions are not limited to density bonuses).

The City has not received a request to provide assistance with the development of affordable, multifamily housing.

Modify and continue as Strategy HE-
1E: Multifamily Development.

ACTION H-5.1: Homeownership Opportunities
Explore opportunities to work with local nonprofit agencies in an effort to provide homeownership opportunities in the city.

The City does not currently have any funding available for this program. Continue as Strategy HE-1H:

Homeownership Opportunities.

ACTION H-6.1: Annual Review of the Housing Element
The City will review the Housing Chapter on an annual basis to determine the effectiveness of
the programs in the chapter in achieving the City’s housing goals and objectives. The City will provide annual reports to the Planning Commission and City Council as to the effectiveness of the Housing Chapter. The City will take actions necessary to correct any inconsistencies. A copy of this report will be sent to the California Department of Housing and Community Development.

The City completed its first annual report and submitted it to HCD in March 2013.

The City has completed an annual report each year since.

Continue as Strategy HE-2A: Annual
Review of the Housing Element.
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Programs Implementation Status Continue/Modify/Delete
ACTION H-7.1: Development Review and Processing Procedures The City will continually seek to improve development review and procedures to minimize the
time required for review and project approval. This reduction in time will reduce the cost to developers and may increase the housing production in the city. The City will also annually review fees to ensure they do not constrain development.

The City has established a staff-level review committee that meets biweekly, or as needed, to discuss development projects. This staff level review expedites the process. The City also promotes the pre-application process and provides initial conditions and comments. The City has updated development applications and processing fees and created flowcharts to help the public understand the development process and timeline.

Continue as Strategy HE-2B:

Development Review and Processing
Procedures.

ACTION H-7.2: Building Code
As new uniform codes are adopted, the City will review its building codes for current compliance and
adopt the necessary revisions so as to further local development objectives.

No new uniform codes have been adopted. Continue as Strategy HE-2C: Building Code.

ACTION H-8.1: Incentives for Development of Housing
The City will offer fast track/priority processing, density bonuses, flexibility in development standards, an
d fee subsidies (when feasible) to developers proposing new housing, mixed-use, or infill projects affordable to lower-income households, farmworkers, seniors, and other special needs groups.

The City has provided expedited processing of development projects. Delete. Addressed under Strategy HE-3A: Support Affordable Housing
Development.

ACTION H-9.1: Priority for Affordable Projects
Give priority to permit processing for projects providing affordable housing when requested. Expand
application of processing priority to projects providing housing for seniors and other special needs groups.

The City has not received a request to process any affordable housing project permits.

Combine with Action H-2.1:

Assistance with Affordable Projects,
Action H-4.1: Funding Opportunities,
and Action H-4.2: Available Housing
Programs and Assistance, and Action
H-10.1: Special Needs Housing and
continue as Strategy HE-3A: Support
Affordable Housing Development.

ACTION H-10.1: Special Needs Housing
Work with public or private sponsors to identify candidate sites for new construction of rental
housing for special needs, and take all actions necessary to expedite processing of such projects.

In 2017, the City approved the Leal Master Plan, which identified the site as a candidate for future developments of rental housing and other high density housing.

Combine with Action H-2.1:

Assistance with Affordable Projects,
Action H-4.1: Funding Opportunities,
Action H-4.2: Available Housing
Programs and Assistance, and Action

9.1: Priority for Affordable Projects
and continue as Strategy HE-3A:

Support Affordable Housing
Development.

ACTION H-11.1: Extremely Low-Income Households In June 2012 the City amended the zoning code to allow for single-room occupancy in the C-1/C-P zones with a conditional use permit.

Continue as Strategy HE-3E:

Extremely Low-Income Households.
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Programs Implementation Status Continue/Modify/Delete
The City will encourage the development of housing for extremely low-income households through a variety of activities such as outreach to housing developers on an annual basis, providing financial assistance (when feasible) or in-kind technical assistance or land writedowns, providing expedited processing, identifying grant and funding opportunities, applying for or supporting applications for funding on an ongoing basis, reviewing and prioritizing local funding at least twice in the planning period, and/or offering additional incentives beyond the density bonus.

ACTION H-11.2: Reasonable Accommodations
The City will continue to implement state requirements (Sections 4450–4460 of the California Government Code and
Title 24 of the California Code of Regulations) to
include accessibility in housing and public facilities for persons with disabilities. The City will continue to the following actions: Encourage housing developers to include mobility-impaired accessibility in their project designs. Review regulations and procedures for City-funded or operated housing programs to ensure that they do not exclude participation by persons with disabilities. Include accessibility considerations in the preparation of the City’s capital improvement plan and the allocation of funding for capital improvements in support of housing and residential neighborhoods for persons with disabilities and persons with developmental disabilities. The City will continue to provide exceptions in zoning and land use for housing for persons with disabilities and persons with development disabilities. This procedure is a ministerial process, with minimal or no processing fee, subject to approval by the Community Development Director by applying the following criteria:

1. The request for reasonable accommodation will be used by an individual with a physical or developmental disability or their representative protected under fair housing laws. 2. The requested accommodation is necessary to make housing accessible and suitable to an individual with a physical or developmental disability protected under fair housing laws. 3. The requested accommodation would not impose an undue financial or administrative burden on the City. 4. The requested accommodation would not require a fundamental alteration in the nature of the City’s land use and zoning program.

In June 2012 the City amended the zoning code to include a formalized process to allow for reasonable accommodations.

Modify and continue as Strategy HE-
3F: Reasonable Accommodations.

ACTION H-12.1: Child-Care Program
In cooperation with private developers, the City will evaluate on a case-by-case basis the
feasibility of pairing a child-care center with affordable, multi-family housing developments or nearby major residential subdivisions.

Private developers have not expressed any interest in this program to date. Delete.

ACTION H-13.1: Regional Homeless Issues The City reached out to I Care Shelter Home, Path of Life Ministries Family Shelter, Operation SafeHouse,
Lutheran Social Services, Homeless Task Force
of Corona, and the Corona-Norco Rescue Mission to determine how the City could assist with regional homeless needs, As a result of this outreach, the City Continue as Strategy HE-3H:

Regional Homeless Issues.
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Programs Implementation Status Continue/Modify/Delete
The City shall cooperate with neighboring cities, the County, and other agencies in the development of programs aimed at providing homeless shelters and related services.
will work to provi de support through fundraisers and promoting their efforts through the City’s website.

ACTION H-14.1: Rehabilitation Program
The City will pursue grant opportunities to create a Rehabilitation Program. The City will apply for HOME funding for this program.

The City
contracts with Riverside County to administer its HOME funds. The City has not yet received any HOME funds.

Continue as Strategy HE-4A: Housing
Rehabilitation Program.

ACTION H-15.1: Code Enforcement
The City’s Code Enforcement staff is responsible for ensuring compliance with building and
property maintenance codes. Code Enforcement handles complaints on a reactive basis and deals with a variety of issues, including property maintenance, abandoned vehicles, and housing conditions. The City will continue to use Code Enforcement, as well as Building Division, staff to ensure compliance with building and property maintenance codes. In addition, the City’s Code Enforcement Officer also provides daily observation to ensure compliance.

The City actively responds to complaints to ensure compliance with building and property maintenance codes.

Continue as Strategy HE-4B: Code
Enforcement.

ACTION H-16.1: Preservation of At-Risk Housing Units
State law requires jurisdictions to provide a program in their Housing Elements to preserve publicl
y assisted affordable housing projects at risk of converting to market-rate housing. Currently, the City does not have any publicly assisted affordable projects, but should they in the future, the City will monitor the status of all affordable housing projects and, as their funding sources near expiration, will work with owners and other agencies to consider options to preserve such units.

The City will also provide technical support to property owners and tenants regarding proper procedures relating to noticing and options for preservation.

The City does not have any units at risk of converting to market rate. Modify and continue as Strategy HE- 4C: Preservation of At-Risk Housing
Units.

ACTION H-17.1: Fair Housing
The City will continue to refer individuals, developers, landlords, and any other interested persons to
the Fair Housing Council of Riverside County, which provides a number of programs including (1) audits of lending institutions and rental establishments; (2) education and outreach to apartment owners, associations, management companies, lending institutions, building industry associations, homebuyers, and residents in emergency shelters and transitional housing facilities.

The Planning Department refers interested persons to the Fair Housing Council of Riverside County.

Modify and continue as Strategy HE-
4D: Replacement Housing.

ACTION H-18.1: Mortgage Credit Certificate Program
Refer eligible residents to the Riverside County Mortgage Credit Certificate (MCC) Program for low- to moderate-income homeowners assis
tance.

Since adoption of the Housing Chapter in 2013, the City has not received any requests for mortgage assistance for low- to moderate-income housing. Thus, it has not yet referred eligible residents to the Riverside County Mortgage Credit Certificate Program.

Continue as Strategy HE-5B:

Mortgage Credit Certificate Program.
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Programs Implementation Status Continue/Modify/Delete
ACTION H-18.2: First-Time Homebuyer Program.

Consider the implementation of a First-Time Homebuyer Program to provide down payment assistance
and closing cost assistance to low-income first-time
homebuyers.

The City has not yet established a first-time homebuyer program, but intends to as funding becomes available.

Continue as Strategy HE-5C: First-
Time Homebuyer Program.

ACTION H-18.3: Foreclosures
Continue the City’s foreclosed home ordinance and as opportunity arises, investigate the
feasibility of acquiring foreclosure homes and offering them to residents at prices affordable to low- and moderate-income households.

The City has not yet identified the feasibility of acquiring foreclosed homes and selling them below market rate. In December 2012, the City adopted an ordinance requiring foreclosed homes to be registered. A fee is associated with registration, which pays for the program and encourages property maintenance.

Delete.

ACTION H-19.1: Acquisition/Rehabilitation
Work with public or private sponsors to encourage acquisition/rehabilitation of existing multi-family
units to be converted to senior housing and housing for persons with disabilities, with a portion of the units required to be reserved for households with lower income.

The City has not worked with public or private sponsors to encourage acquisition/rehabilitation of multifamily housing units.

Delete.

ACTION H-20.1: Promote Energy Conservation
The City will continue to work with Western Riverside Council of Governments (WRCOG) and
its HERO program to promote energy efficiency and water conservation improvements. These improvements include, but are not limited to solar panels, heating and air conditioning systems, pool filtration equipment, windows and doors, and other investments that will significantly reduce energy use.

The City reached out to utility service providers to determine the different energy conservation programs they have to offer Eastvale residents and to see how the City could help promote the programs, Based on this outreach, City staff will keep in contact with SCE, SoCalGas, and RPU to ensure that their programs are posted on the City’s website and available to Eastvale residents. In addition, the City will continue to work with Western Riverside Council of Governments to promote its HERO program, which assists with energy efficiency and water conservation improvements. In addition, the City promotes Western Riverside Council of Governments' HERO program, which assists with energy efficiency and water conservation improvements.

Modify and continue as Strategy HE-
6A: Promote Energy Conservation.

ACTION H-20.2: Ensure Consistency with Green Building Standards.

The City will annually ensure that local building codes are consistent with state- mandated green building standards.

The City’s
local building codes are consistent with state-mandated green building standards.

Delete.

ACTION H-20.3: Implement State Energy Conservation Standards The City’s Building Department will be responsible for implementing the state’s energy conservation
standards (e.g., Title 24 Energy Standards). This includes checking building plans and other written documentation showing compliance and inspecting construction to ensure that the dwelling units are constructed according The City actively enforces Title 24 energy conservation standards. Delete. 357 A D D E N D U M T O T H E G E N E R A L P L A N E I R F O R T H E 2 0 2 1 – 2 0 2 9 H O U S I N G E L E M E N T U P D A T E

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Programs Implementation Status Continue/Modify/Delete
to those plans. Applicants for building permits must show compliance with the state’s energy conservation requirements at the time building plans are submitted. 358
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As shown in Table 1-1, the proposed 2021–2029 Housing Element consolidates many programs from the previous Housing Element to aid in implementation and eliminate redundancy. The programs focus on protecting existing housing stock, and ensuring access to housing at all income levels. None of the programs in Table 1-1 would result in physical change in the environment. The following 13 amended programs are included in the proposed 2021–2029 Housing Element (Note: the following programs are modified using underline or strikeout to indicate changes to the amended programs):
 ACTION H-1.2 Strategy HE-1D: Large Site Sites. The City will provide for the inclusion of mixed- income housing in future new growth areas of the city through development agreements and other mechanisms. To facilitate the development of affordable housing on smaller parcels (and provide for development phases of 50 to 150 units in size),, the City will routinely coordinate with property owners and give high priority to processing subdivision maps that include rezoned R-4 sites or affordable housing units. Also, an expedited review process will be available for the subdivision of larger sites into buildable lots where the development application can be found consistent with the General Plan and applicable Specific Plan housing units for all income levels. The City will adopt regulations for development of high- density residential on large sites (such as the Leal property) that will reduce minimum building placement standards to enhance design flexibility and create a more pedestrian-oriented environment.

Additionally, to ensure the program is successful, the City will reach out to developers annually, and as projects are processed, of affordable housing and incorporate necessary strategies such as ministerial lot splits or other incentives.
 ACTION H-4.3 Strategy HE-1E: Multi-Family Development. To assist in the development of affordable for sale and rental housing, the City will continue to offer density bonuses,; and will implement additional measures including but not limited to, as well as assist interested developers to apply for government financing and/or other government subsidies, assist interested developers in acquiring surplus government land suitable for multi-family development, expedite expedited permit processing,; consider reducing reduced parking standards and lot sizes., and consider waiving impact fees for extremely low-, very low-, and low-income dwelling units (these actions are not limited to density bonuses) The City will prioritize projects that are located in areas with currently low percentages of renter-occupied households in order to facilitate housing mobility and integration of ownership and rental units.  ACTION H-11.2 Strategy HE-3F: Reasonable Accommodations.The City will continue. Continue to implement state requirements (Sections 4450– to 4460 of the California Government Code and Title 24 of the California Code of Regulations) to include accessibility in housing and public facilities for persons with disabilities. The City will continue to the following actions:
o Encourage housing developers to include mobility-impaired accessibility in their project designs. to increase housing mobility opportunities for seniors and persons with disabilities. o Review regulations and procedures for City-funded or -operated housing programs to ensure that they do not exclude participation by persons with disabilities. 359
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o Include accessibility considerations in the preparation of the City’s capital improvement plan and the allocation of
funding for capital improvements in support of housing and residential neighborhoods for persons with disabilities and persons with developmental disabilities. The City will continue o Continue to provide exceptions in zoning and land use for housing for persons with disabilities and persons with development disabilities. This procedure is a ministerial process, with minimal or no processing fee, subject to approval by the Community Development Director by applying the following criteria: 1. The request for reasonable accommodation will be used by an individual with a physical or developmental disability or their representative protected under fair housing laws. 2. The requested accommodation is necessary to make housing accessible and suitable to an individual with a physical or developmental disability protected under fair housing laws. 3. The requested accommodation would not impose an undue financial or administrative burden on the City. 4. The requested accommodation would not require a fundamental alteration in the nature of the City’s land use and zoning program.

The City will also review and revise findings for approving reasonable accommodation requests to ensure they do not pose any barriers to housing for persons with disabilities.  ACTION H-16.1Strategy HE-4C: Preservation of At-Risk Housing Units. State law requires jurisdictions to provide a program in their Housing Elements to preserve publicly assisted affordable housing projects at risk of converting to market-rate housing. Currently As of May 2021, the City does not have any publicly assisted affordable projects, but should they if it does in the future, the City will shall maintain and update the affordable housing database as a mechanism to monitor the status of all affordable housing projects and, as their funding sources near expiration, will work with owners and other agencies to consider options to preserve such and identify units. The City will also provide technical support to property owners and tenants regarding proper procedures relating to noticing and options for preservation. at risk of losing their affordability subsidies or requirements. For complexes at risk of converting to market rate, the City shall:
o Contact property owners of units at risk of converting to market-rate housing within one year of affordability expiration to discuss the City’s desire to preserve complexes as affordable housing. o Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months.
o Reach out to agencies interested in purchasing and/or managing at-risk units. o Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law .
 ACTION H-17.1: Fair Housing Strategy HE-4D: Replacement Housing. The City will continue to refer individuals, developers, landlords, and any other interested persons to the Fair Housing Council of Riverside County, which provides a number of programs including (1) audits of lending institutions and rental establishments; (2) education and outreach to apartment owners, associations, management 360
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companies, lending institutions, building industry associations, homebuyers, and residents in emergency shelters and transitional housing facilities.

To facilitate place-based revitalization for households at risk of displacement due to new development, the City will require replacement housing units subject to the requirements of Government Code, section 65915, subdivision (c)(3) on sites identified in the site inventory when any new development (residential, mixed-use or non-residential) occurs on a site that has been occupied by or restricted for the use of lower- income households at any time during the previous five years. This requirement applies to, non-vacant sites and vacant sites with previous residential uses that have been vacated or demolished.  ACTION H-20.1: Strategy HE-6A: Promote Energy Conservation. Promote energy efficiency in existing housing and new development:
o The City will continue Annually reviewing local building codes to work ensure consistency with Western Riverside Council of Governments (WRCOG State-mandated green buildings standards. o Partnering with Southern California Edison (SCE) and its HERO program the Southern California Gas Company (SoCalGas) to promote energy efficiency -saving programs, such as the residential Multifamily Energy Efficiency Rebate program and water conservation improvements. These improvements include, but are not limited to solar panels, the heating and air conditioning systems, pool filtration equipment, windows cooling rebate program, available to SCE and doors, and other investments that will significantly reduce SoCalGas residential customers. o Encourage developers to be innovative in designing energy use efficient homes and improving the energy efficiency of new construction.
o Promote the Low-Income Home Energy Assistance Program (LIHEAP) to assist low-income residents with one-time energy bill payments and home weatherization services for improved energy efficiency and health and safety.
o Promote California’s Low-Income Weatherization Program, which provides low-income households with solar photovoltaic (PV) systems and energy efficiency upgrades at no cost to residents.

Action H-1.1: Monitor Vacant Land Inventory and Action H-3.1: Updated Land Inventory were combined and
amended as one program –Strategy HE-1A: Amend the Land Use Designation on Vernola:
 Strategy HE-1A: Amend the Land Use Designation on Vernola.Amend the land use designation from Commercial Reta
il to Highest Residential Density allowing for 20-40 units per acres, with applicable R-3 zoning on 10 acres of Site 22 (Vernola) listed in Table H-23B. Vernola shall accommodate at least 320 units of the City’s lower income RHNA. Vernola will be redesignated and rezoned consistent with Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i). which includes the following components.
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o Permit owner-occupied and rental multifamily uses by-right and will not require a conditional use permit o
r other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
o Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre o Ensure at least 50 percent of the shortfall of low- and very low-income regional housing need can be accommodated on sites designate
d for exclusively residential uses
o Ensure sites will be available for development during the planning period where water and sewer can be provided
o Ensure sites encouraging proximity to employment, schools, and other resources Action H-2.1: Assistance with Affordable Projects , Action H-4.1: Funding Opportunities , Action H-

4.2: A
vailable Housing Programs and Assistance , Action H-9.1: Priority for Affordable Projects , and Action H-10.1: Special Needs Housing were combined and amended as one program – Strategy HE-3A:

Support Afford
able Housing Development:
 Strategy HE-3A: Support Affordable Housing Development. Work with housing developers to expand opportunities
for affordable lower-income housing for special needs groups, including persons with physical and developmental disabilities, female-headed households, large families, extremely low-income households, and person experiencing homelessness by creating partnerships, providing incentives, and pursuing funding opportunities:
o Support affordable housing development for special-needs groups throughout the city, including in areas that
are predominantly single-family residential. The target populations of this include seniors; persons with disabilities, including developmental disabilities; female-headed households; and homeless persons to reduce the displacement risk for these residents from their existing homes and communities. o Promote the use of the density bonus ordinance, no net loss ordinance, application process streamlining, and
fee deferrals to encourage affordable housing, with an emphasis on encouraging affordable housing in high-resource areas and areas with limited rental opportunities currently. o Facilitate the approval process for land divisions, lot line adjustments, and/or specific plans or master plans resulting
in parcel sizes that enable affordable housing development and process fee deferrals related to the subdivision for projects affordable to lower-income households. o Give priority to permit processing for projects providing affordable housing for special-needs groups. o Work with public or private sponsors to identify candidate sites for new construction of housing for special needs and take all act
ions necessary to expedite processing of such projects. 362
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o Encourage residential development near parks, open space, transit routes, civic uses, social services, and other health resources
.
o Partner with nonprofit and for-profit affordable housing developers to support their financing applications for S
tate and federal grant programs, tax-exempt bonds, and other programs that become available.
o Pursue federal, State, and private funding for low- and moderate-income housing by applying for State and federal
monies for direct support of lower-income housing construction and rehabilitation, specifically for development of housing affordable to extremely low-income households. o Pursue partnerships with the Inland Regional Center to identify funding opportunities and promote housing for persons with disabilitie
s.

The following 19 programs are new to the City and are included in the proposed 2021–2029 Housing Element:
 Strategy HE-1B: Residential Overlay at The Eastvale Gateway. Establish a Residential Opportunity (RO) Ove
rlay Zone that will allow at least 30 units per acre on the Eastvale Gateway commercial property to create opportunities for infill residential development on underutilized commercial surface parking areas.

The RO will be applied to a minimum of 5.5 acres that will result in a minimum of 176 units to accommodate the lower income RHNA, as shown in Table HE-23. The overlay will comply with the requirements of Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i) as listed
o Permit owner-occupied and rental multifamily uses by-right and will not require a conditional use permit o
r other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
o Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre o Ensure at least 50 percent of the shortfall of low- and very low-income regional housing need can be accommodated on sites designate
d for exclusively residential uses
o Ensure sites will be available for development during the planning period where water and sewer can be provided
o Ensure sites encouraging proximity to employment, schools, and other resources The City
will also provide additional incentives in addition to density bonus, including but not limited to, the City’s No Net Loss Ordinance unit bank, fee waivers or deferrals, flexibility in development standards and reduced parking, to promote development of affordable housing.  Strategy HE-1C: Amend the Leal Master Plan. Amend the Leal Master Plan, approximately 153 acres, to increase
the number of multifamily units from the current approved number of 660 units to 1,390 units, 363
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an increase of 730 units (Table 23A). The amendment will allow for the development of a variety of housing types at verifying densities ranging from 14-40 units per acre for a maximum capacity of 2,500 units. The amendment to the Leal Master Plan that increases the lower income capacity of the current plan by 730 units and will comply with Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i) as listed below.
o Permit owner-occupied and rental multifamily uses by-right and will not require a conditional use permit o
r other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
o Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre o Ensure a) at least 50 percent of the shortfall of low- and very low-income regional housing need can be accommodated
on sites designated for exclusively residential uses, or b) if accommodating more than 50 percent of the low- and very low-income regional housing need on sites designated for mixed- uses, all sites designated for mixed-uses must allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed-use project o Ensure sites will be available for development during the planning period where water and sewer can be provided
 Strategy HE-1F: Encouraging Housing in Mixed-Use Projects. The City shall incentivize development of
residential units in mixed-use projects. The program shall create incentives for residential and mixed-use infill development, including but not limited to:
o Priority project processing
o Deferral of development impact or permit fees
o Flexibility in development standards such as parking, setbacks, and landscaping requirements o Density and intensity bonuses
o Support for infrastructure upgrades
 Strategy HE-1G: Accessory Dwelling Units (ADUs). The City will encourage the construction of ADUs throughout
the City through the following actions, which are aimed at providing an increased supply of affordable units and therefore help reduce displacement risk for low-income households:
o Amend the municipal code to be consistent with the latest state legislation related to ADUs, ensuring that ADUs
are permitted in all zones that permit single-family or multifamily uses, and permit the construction of a JADU on each lot in addition to an ADU, in accordance with California Government Code Section 65852.2.
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o Provide guidance and educational materials for building ADUs on the City's website, including permitting
procedures and construction resources. Additionally, the City will present homeowner associations with information about the community and neighborhood benefits of ADUs, and inform them that covenants, conditions, and restrictions (CC&Rs) prohibiting ADUs are contrary to state law . o Distribute materials on the benefits of a ADUs in areas of high opportunity and limited rental opportunities to increase mobility for low-inc
ome households.
o Develop and implement a monitoring program that will track ADU approvals and affordability. The City will
use this monitoring program to track progress in ADU development and adjust or expand the focus of its education and outreach efforts through the 2021-2029 planning period. The City will evaluate ADU production and affordability two years into the planning period (2023), and if it is determined these units are not meeting the lower-income housing need, the City shall identify additional capacity to continue to provide for capacity to meet the RHNA.  Strategy HE-1I: Parking Standards. The City will evaluate current parking standards and revise as needed to ensure they do not pose a c
onstraint to the development of housing.
 Strategy HE-2D: Streamlined Approval (SB 35). The City will also establish a written policy or procedure, and
other guidance as appropriate, to specify the Senate Bill (SB) 35 streamlining approval process and standards for eligible projects under Government Code Section 65913.4. The application will be available on the City’s website for developers interested in pursuing the streamlined process.  Strategy HE-2E: Density Bonus. To comply with California Government Code Section 65915, as revised, amend the munici
pal code to be consistent with State density bonus law .  Strategy HE-2F: Use of Previous Cycle Sites. Pursuant to Government Code Section 65583.2(c), any non-vacant
sites identified in the prior fifth Cycle or vacant sites identified two or more consecutive planning periods, shall be provided by-right development when at least 20 percent of the units in the proposed development are affordable to lower-income households.  Strategy HE-2G: Objective Design Standard. Adopt objective design standards that target infill areas including the Leal, Eastv
ale Gateway, and Vernola properties.
 Strategy HE-2H: Land Management and Permit Expediting. Implement an updated and comprehensiv
e land management database to assist in the tracking and expediting of permit application.  Strategy HE-2I: No Net Loss Ordinance. Implement the City’s recently adopted “No Net Loss” Ordinance to
allow for transfers of residential density between sites in the City. The ordinance creates a "unit bank" that will receive residential units that are lost as a result of a change to the land use designation or zoning of a property, or a change in residential development standards, that decrease the intensity of housing development that could be built on a site. Future residential development projects may then submit an application for a density bonus from the units available in the unit bank. 365
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 Strategy HE-3B: Residential Care Housing. Consistent with State legislation, amend provisions in the Municipal Code
to permit residential care facilities for seven or more persons only subject to those restrictions that apply to residential uses in the same zone. The City will encourage developers to site residential care facilities near high resource areas to improve access to services for this population and in a range of neighborhoods in the city to reduce displacement risk for these residents from their current community by increasing the supply of suitable housing options in the city.  Strategy HE-3C: Employee Housing. Consist with State legislation, amend the municipal code to treat employee/far
mworker housing that serves six or fewer persons as a single-family structure and permit it in the same manner as other single-family structures of the same type in the same zone and across all zones that allow single-family residential uses. The amendment will also treat employee/farmworker housing consisting of no more than 12 units or 36 beds as an agricultural use and permit it in the same manner as other agricultural uses in the same zone, in compliance with the California Employee Housing Act (Health and Safety Code Sections 17021.5 and 17021.6).
 Strategy HE-3D: Low-Barrier Navigation Centers. Consistent with new State legislation, review the municipal code a
nd revise as necessary to allow low-barrier navigation centers for the homeless by-right in mixed-use zones and nonresidential zones permitting multifamily uses, per Government Code Section 65662.
 Strategy HE-3G: Support Housing for Residents with Developmental Disabilities. Coordinate housing activitie
s and outreach with the Inland Regional Center and encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities, especially persons with developmental disabilities, to increase housing mobility opportunities and pursue funding sources designated for persons with special needs and disabilities. Implement an outreach program in coordination with the Inland Regional Center that informs families in the city about housing and services available for persons with developmental disabilities, such as developing informational brochures and directing people to service information on the City’s website.  Strategy HE-3I: Transitional and Supportive Housing.Consistent with State law , amend the municipal code to
ensure that transitional and supportive housing types permitted as a residential use and are only subject to those restrictions that apply to other residential dwellings of the same type in the same zone per Government Code Section 65583(a)(5); and allow for the approval of 100 percent affordable developments consistent with Government Code Section 65583(c)(3).

The City will coordinate with service providers to identify opportunities for the city to support funding applications that will enable the development of additional accessible housing that is affordable to lower- income households and reduce the risk of displacement.  Strategy HE-3J: Development Standards for Emergency Shelters.Ensure development standards for emergency shelters
are consistent with State law per California Government Code Section 65583(a)(4)(A)(ii).
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 Strategy HE-5A: Affirmatively Further Fair Housing (AFFH). In compliance with California Gover
nment Code Sections 8899.50, 65583(c)(5), 65583(c)(10), 65583.2(a) (AB 686), develop a plan to “affirmatively further fair housing” (AFFH). The AFFH plan shall take actions to address significant disparities in housing access and needs for all persons regardless of race, color, religion, sex, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability and any other characteristic protected by the California Fair Employment and Housing Act (Part 2.8, commencing with Section 12900, of Division 3 of Title 2), Government Code Section 65008, and any other state and federal fair housing and planning law. Specific actions include:
o Implement the following strategies to affirmatively further fair housing in coordination with the efforts of Strategy HE-5A:
 Place-based revitaliza
tion strategies: HE-4A and HE-4D
 Strategies to facilitate housing mobility: HE-1E, HE-1F, HE-1G, HE-1H, HE-3F, and HE-3G  Strategies to expand affordable housing in high opportunity areas: HE-1E, HE-1G, and HE-3B  Strategies to reduce or prevent displacement risk: HE-1G, HE-3A, HE-3B, HE-3E, HE-3F, HE- 3G, HE-3I, HE-4A, HE
-4B, and HE-5C
o By December 2022, assign a point person to refer individuals, developers, landlords, and any other interested persons
to the Fair Housing Council of Riverside County. Promote the availability of this service and other fair housing information on the City’s website. o Meet annually with fair housing service providers and enforcement organizations to track issues and identify patterns in Eastvale
.
o Meet with developers within one year of Housing Element adoption to identify mechanisms to encourage constr
uction of housing units with three or more bedrooms. Strategies may include incentives such as fee waivers, parking reductions, or density bonuses. o Ensure that public outreach is accessible to all people by December 2022 by offering translation services at a
ll public meetings and workshops, in addition to bilingual written materials. o Annually host outreach events throughout the community at local gathering places such as parks, grocer
y stores, libraries, and more to recruit underrepresented groups to participate in the public outreach process, and apply to committees through coordinating with service providers and posting information in grocery stores and public buildings.
o Meet with the Fair Housing Council of Riverside County by January 2023 to develop a strategy for bi- annual training
for landlords and property owners on fair housing responsibilities, discriminatory 367
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practices, and the benefits of marketing their housing units to Housing Choice Voucher program participants.
o Meet with disability service providers, including the Inland Regional Center, to identify whether there is unmet
demand anywhere in the city by June 2022. If an unmet demand is realized, work with providers to secure funding to expand services by March 2023. o Meet with school districts by June 2022 to assess whether existing and projected need can be accommodated with
existing facilities. If deficient, work with developers in underserved areas to identify sites for new school facilities.
o Meet annually with the Riverside Transit Agency and Omnitrans to assess unmet transit needs in the city and expand routes and freque
ncy as needed.
o By December 2022, develop a targeted program to connect lower-income residents with affordable homeownership and rental o
pportunities in the city.
o Conduct a survey of residents by December 2023 to identify the cause of overcrowding to determine whether additional
steps are needed to alleviate this issue, particularly in the area north of Limonite Avenue. If the issue is found to be caused by a shortage of larger housing units or affordable units, the City target the strategies intended to address these in this area by providing incentives to developers to construct the type of units in demand.
o Encourage landscaping or other buffers between residential and industrial uses to promote healthy neighborhoods and increase tree co
verage to mitigate air pollution.
o Meet with the Center for Community Action and Environmental Justice (CCAEJ) by March 2023 to identify ways
the City can support actions to improve environmental health; implement those actions by December 2023.
o Meet with the cities of Chino and Jurupa Valley by June 2023 to identify steps to reduce solid waste pollution and conduct annua
l monitoring of pollution sources.
 Strategy HE-7A: Community Design. Ensure quality design of the City’s neighborhoods by continued use and
reference of the Eastvale Design Guidelines during the review of proposed housing developments.

The City will also review and update the guidelines to address current development trends, at least twice during the planning period. The Eastvale Design Guidelines provide policy guidance to ensure quality design of the City’s built environment. This document addresses community-wide design features such as gateways, landscaping, streets, and public signage, as well as special policies for specific areas within the City. Many of these policies are also reflected in the City’s Zoning Code (Title 18 of the Municipal Code).  Strategy HE-7B: Parks and Open Space.Ensure a balance between the provision of additional housing and additional
recreational amenities that support the growing population of the City. Parks and open space 368
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are important factors that contribute to Eastvale residents’ quality of life. As the housing stock and population grows in the city, and vacant land becomes scarcer, the City will need to continue to explore creative opportunities to provide quality parks, open space, and recreational amenities for Eastvale residents.
 Strategy HE-7C: Provision of Infrastructure to Serve Housing. Work collaboratively to ensure future housing demand
is coordinated with future capital planning for the City’s potable water, electrical, storm drain and sewer infrastructure systems.

1.4 PURPOSE OF AN EIR ADDENDUM
According to CEQA Guidelines Section 15164(a), an addendum shall be prepared if some changes or additions to a previously adopted EIR are necessary, but none of the conditions enumerated in CEQA Guidelines Sections 15162(a)(1) to (3) calling for the preparation of a subsequent EIR have occurred. As stated in CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations):

When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or negative declaration was adopted, shows any of the following:
(a) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(b) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(c) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
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Because all of the sites included in the Housing Element are currently designated and zoned for urban development, the proposed change in type of development would not result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects requiring major revisions to the General Plan EIR. Development impacts are addressed through policies in the General Plan, the City’s municipal code, and adopted engineering standards. As all future development projects must be consistent with the General Plan, and physical impacts from development were anticipated in the General Plan EIR, the proposed project does not meet any of the conditions outlined in CEQA Guidelines Section 15162 that would require as subsequent EIR.

As stated in CEQA Guidelines Section 15164 (Addendum to an EIR):
(a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. (c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency’s findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence.

A copy of this addendum, and all supporting documentation, may be reviewed or obtained at the City of Eastvale Community Development Department, 12363 Limonite Avenue, Suite 910, Eastvale, California 91752. 370
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2. CEQA Analysis

2.1 ENVIRONMENTAL ANALYSIS
The General Plan contains policies related to land use, circulation, housing, conservation, open space, noise, safety, design, economic development, healthy community, and sustainability. The General Plan is largely designed to be self-mitigating by incorporating policies and actions that address and mitigate environmental impacts related to implementing the General Plan, such as zoning codes and design standards.

As previously described in Section 1.2, the General Plan EIR addresses potentially significant impacts related to land use and agricultural resources, transportation and traffic, air quality, water resources, climate change and greenhouse gases, and public services. Table 1-1 shows that most of the existing Housing Element policies will remain unchanged with the proposed project. The 13 amended programs are either informative or would result in no physical change to the environment. Overall, the programs were modified to comply with state law , respond to directives from the California Department of Housing and Community Development (HCD), combine programs with similar intent to aid in implementation, or eliminate programs where the City has already completed the identified task.
 Action H-1.2: Large Sites involves informational changes that includes a reference to the City adopting regulations for development of high-density residential on large sites, reaching out to developers annually, and incorporating necessary strategies; it removes a reference to providing for the inclusion of mixed- income housing in future new growth areas of the city through development agreements and other mechanisms.
 Action H-4.3: Multi-Family Development involves informational changes that includes a reference to the City prioritizing projects that are located in areas with currently low percentages of renter-occupied households in order to facilitate housing mobility and integration of ownership and rental units; it removes a reference to the City assisting interested developers to apply for government financing and/or other government subsidies and acquiring surplus government land suitable for multi-family development, and waiving impact fees for extremely low-, very low-, and low-income dwelling units.  Action H-11.2: Reasonable Accommodations involves informational changes that includes a reference to increasing housing mobility opportunities for seniors and persons with disabilities and reviewing and revising findings for approving reasonable accommodation requests to ensure they do not pose any barriers to housing for persons with disabilities; it removes a reference to applying criteria for exceptions in zoning and land use for housing for persons with disabilities and persons with development disabilities.  Action H-16.1: Preservation of At-Risk Housing Units involves informational changes that includes a reference to applying criteria maintain and updating the affordable housing database as a mechanism to monitor and identify units and lists a series of actions the City shall take for complexes at risk of converting to market rate; it removes a reference to State law requiring jurisdictions to provide a program in their 372
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Housing Elements to preserve publicly assisted affordable housing projects at risk of converting to market- rate housing and the City providing technical support to property owners and tenants regarding proper procedures relating to noticing and options for preservation.  Action H-17.1: Fair Housing involves informational changes that includes a reference to the City requiring replacement housing units on sites identified in the site inventory when any new development occurs on a site that has been occupied by or restricted for the use of lower-income households at any time during the previous five years to facilitate place-based revitalization for households at risk of displacement due to new development; it removes a reference to the City referring individuals, developers, landlords, and any other interested persons to the Fair Housing Council of Riverside County.  Action H-20.1: Promote Energy Conservation involves informational changes that includes a reference to promoting energy efficiency in existing housing and new development through a series of actions.

The following programs were combined and amended as one program to aid in their implementation, as they were similar in intent.
 Action H-1.1: Monitor Vacant Land Inventory and Action H-3.1: Updated Land Inventory.  Action H-2.1: Assistance with Affordable Projects, Action H-4.1: Funding Opportunities, Action H-4.2:

Available Housing Programs and Assistance, Action H-9.1: Priority for Affordable Projects, and Action H-

10.1: Special Needs Housing.

These modifications to the existing programs would not result in any physical impacts on the environment.

The proposed Housing Element consolidates many programs from the existing Housing Element to aid in implementation and eliminate redundancy. These changes would not result in a physical environmental effect.

The 21 new programs represent changes that would:
 Establish a Residential Opportunity Overlay Zone that will allow at least 30 units per acre on the Eastvale Gateway commercial property to create opportunities for infill residential development on underutilized commercial surface parking areas.
 Amend the Leal Master Plan to increase the number of multifamily units from the current approved number of 660 units to 1,390 units, an increase of 730 units, and allow for the development of a variety of housing types at verifying densities ranging from 14-40 units per acre for a maximum capacity of 2,500 units.
 Incentivize development of residential units in mixed-use projects and create incentives for residential and mixed-use infill development.
 Encourage the construction of ADUs throughout the city through a series of actions, which are aimed at providing an increased supply of affordable units and therefore help reduce displacement risk for low- income households.
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 Evaluate current parking standards and revise as needed to ensure they do not pose a constraint to the development of housing.
 Establish a written policy or procedure to specify the Senate Bill (SB) 35 streamlining approval process and standards for eligible projects under Government Code Section 65913.4.  Amend the municipal code to be consistent with State density bonus law .  Provide by-right development on any non-vacant sites identified in the prior fifth Cycle or vacant sites identified two or more consecutive planning periods when at least 20 percent of the units in the proposed development are affordable to lower-income households.
 Adopt objective design standards that target infill areas including the Leal, Eastvale Gateway, and Vernola properties.
 Implement an updated and comprehensive land management database to assist in the tracking and expediting of permit application.
 Implement the City’s recently adopted “No Net Loss” Ordinance to allow for transfers of residential density between sites in the city.
 Amend provisions in the Municipal Code to permit residential care facilities for seven or more persons only subject to those restrictions that apply to residential uses in the same zone.  Amend the municipal code to treat employee/farmworker housing that serves six or fewer persons as a single-family structure and permit it in the same manner as other single-family structures of the same type in the same zone and across all zones that allow single-family residential uses and treat employee/farmworker housing consisting of no more than 12 units or 36 beds as an agricultural use and permit it in the same manner as other agricultural uses in the same zone.  Review the municipal code and revise as necessary to allow low-barrier navigation centers for the homeless by-right in mixed-use zones and nonresidential zones permitting multifamily uses.  Coordinate housing activities and outreach with the Inland Regional Center, encourage housing providers to designate a portion of new affordable housing developments for persons with disabilities to increase housing mobility opportunities, and implement an outreach program in coordination with the Inland Regional Center that informs families in the city about housing and services available for persons with developmental disabilities.
 Amend the municipal code to ensure that transitional and supportive housing types permitted as a residential use and are only subject to those restrictions that apply to other residential dwellings of the same type in the same zone, and allow for the approval of 100 percent affordable developments.  Ensure development standards for emergency shelters are consistent with State law. 374
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 Develop a plan to AFFH and take a series of actions to address significant disparities in housing access and needs for all persons.
 Ensure quality design of the City’s neighborhoods by continued use and reference of the Eastvale Design Guidelines during the review of proposed housing developments and update the guidelines to address current development trends, at least twice during the planning period.  Ensure a balance between the provision of additional housing and additional recreational amenities that support the growing population of the City.
 Work collaboratively to ensure future housing demand is coordinated with future capital planning for the City’s potable water, electrical, storm drain and sewer infrastructure systems.

New development resulting from these programs would occur on land currently designated for urban development under the General Plan. The General Plan shows that the city is mostly built out and there is limited vacant land to accommodate additional housing. Therefore, future changes to the General Plan to accommodate the 3,028 housing units need to occur on properties that already have some existing level of development, or have already been planend for development. As described in Table HE-23, Proposed Sites for Rezone, the Leal Master Plan, Vernola Site, and Eastvale Gateway were identified by the community as where the RHNA should be met.

The
General Plan, and development policies of the City, address the physical impacts associated with all development such as dust control, noise, odor, etc. The policies and ordinances that regulate development will not change with adoption of the proposed Housing Element. The General Plan EIR anticipated physical impacts associated with the permitted uses in the City’s zoning code and would, therefore, not result in a new impact as part of development. The policies identified in the General Plan EIR to reduce physical environmental effects would continue to apply to all development.

The public service impacts associated with the potential population increase that could be associated with new housing include police and fire services, parks, water, and sewer. The water and sewer impacts would be addressed through connection fees as part of the development process. Additional services for police and fire would only result in a physical impact if new facilities were required to meet the growth needs. If additional physical facilities for police and fire are needed this would be determined when the sites are identified and then included in the capital improvement program and subsequently the impact fees associated with each unit.

Future by-right development would still be subject to federal, state, and local policies related to land use, such as the Migratory Bird Treaty Act, wetland conservation, and construction air quality permitting. Moreover, the City maintains a thorough building permit review process that ensures compliance with federal, state, and local regulations, such as dust control, stormwater runoff, and water quality, prior to the issuance of any building permit. The building permit and development review process is independent of the CEQA process and would be unaffected by the change to by-right zoning. Additionally, prior to issuance of any building permit, a project applicant is required to pay development impact fees, which would address potential impacts to public services and regional transportation improvements. The policies identified in the General Plan EIR to reduce physical 375
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environmental effects would continue to apply to future development and would reduce impacts to the same significance level as identified in the General Plan EIR.

Sites to Meet RHNA
The proposed Housing Element identifies three sites (Table H-23) intended to accommodate the City’s Regional Housing
Needs Allocation (RHNA).

Leal Master Plan
The Leal Master Plan covers approximately 160 acres between 58th Street, Hamner Avenue, Limonite Avenue, and Scholar Way. The EIR for the Master Plan (SCH# 2015031028) was certified on and the Master Plan adopted in December 2017. The Master Plan allows urban development over the entire site including the following:

LEAL PROPERTY MAXIMUM CASE BUILDOUT ASSUMPTIONS
Land Use
660 multi-family homes (apartments)
1,525,000 square feet of general retail (shopping center) 460,000 square feet of general office
460,000 square feet of medical office
450 hotel rooms
100,000-square-foot civic center
Source: Leal Master Plan EIR, TABLE 2.0-3
As shown above, the Leal Master Plan allows for extensive urban development on the 160 are site. The proposed project would reduce the amount of retail commercial and increase the number of homes planned for the property. This potential for mixing uses is part of the Leal Master Plan and alternative development scenarios were evaluated in the EIR. The City is currently working on a Development Agreement with the property owner and a potential housing developer to begin the first of three phases for the Leal Master Plan, which has the potential to bring 800-900 units per phase. It is assumed that residential development will occur first or concurrent with commercial development. The first phase of construction is expected to begin in 2023.

Vernola
The Vernola site is a vacant 20-acre site designated and zoned for commercial development in the Land Use Element; however, with the proposed Housing Element the City envisions only zoning 10 acres for housing to allow commercial and office uses adjacent to the I-15 Freeway that complement housing on this site. Given the demand for housing in the region and the limited availability of vacant land in Eastvale, it is expected that a housing development project could be constructed on this site within the next three years. The site is surrounded by urban development and adjacent to Limonite Avenue and I-15. The General Plan and the zoning ordinance would allow for coverage of the entire site with urban development.

Eastvale Gateway
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The Eastvale Gateway site is currently developed with 868,000 square feet of retail on 75 acres at the northeast corner of Limonite Avenue and Hamner Avenue. Through development of a portion of the existing parking lot, the Eastvale Gateway site can potentially accommodate up to 300 housing units Through adoption of an overlay zone (Strategy HE-1C) residential land uses will be added to the existing commercial zoning . This overlay would not preclude the existing commercial uses from continuing to exist along for mixed use development. Given the demand for housing in the region and the limited availability of vacant land in Eastvale, it is expected that a housing development project could be constructed on this site within the next three years.

While the change in land use would increase the amount of housing anticipated in these areas, the physical changes to the environment remain unchanged from those evaluated in the General Plan EIR. For example, all of the sites will require grading, paving, extension of services whether developed with commercial or residential land use. While traffic impacts may increase, a decrease in level of service is no longer an environmental issue.

Placing housing near existing and planned commercial development however, reduces vehicle miles travelled which furthers a statewide goal of reducing greenhouse gas emissions. Because urban development was considered at the two vacant sites (Leal and Vernola) and the Gateway site is already eveloped with a shopping center, the physical impacts of development of housing as considered in the proposed Housing Element would be consistent with what was analyzed in the General Plan EIR.

The proposed 2021–2029 Housing Element allows for a change in land use from one urban use to another, both of which would allow for complete development of the properties. Therefore, as development impacts associated with the proposed project would be no more substantial than analyzed in the General Plan EIR.

Environmental review would be performed when changes to zoning and general plan land uses are proposed.

No new mitigation measures are necessary.

2.2 FINDING
The discussion in this addendum confirms that the proposed project has been evaluated for potential significant impacts pursuant to CEQA. The discussion is meaningfully different than a determination that a project is “exempt” from CEQA review , because the proposed 2021–2029 Housing Element update is not exempt.

Rather, the determination here is that the General Plan EIR evaluated the physical impacts likely to result from future development. Because the proposed 2021–2029 Housing Element recommends change from one urban use to another, and the development impacts of the uses are addressed by existing policies in the General Plan, the General Plan EIR provides a sufficient and adequate analysis of the environmental impacts of the proposed 2021–2029 Housing Element.

There are no substantial changes in the circumstances or new information that was not known and could not have been known at the time of the adoption of the General Plan EIR. The proposed project consists entirely of urban land uses permitted by project sites’ existing General Plan land use designation and zoning and represents no change from the physical impacts that were assumed and analyzed by the General Plan EIR.

As a result, and for the reasons explained in this addendum, the project would not cause any new significant environmental impacts or substantially increase the severity of significant environmental impacts disclosed in the General Plan EIR. Thus, the proposed project does not trigger any of the conditions in CEQA Guidelines Section 15162 mandating the preparation of a subsequent EIR, and the appropriate environmental document 377
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authorized by CEQA Guidelines Section 15164(b) is an addendum. Accordingly, this EIR addendum has been prepared.

The following identifies the standards in Section 15162 of the CEQA Guidelines as they relate to the proposed project. The text that follows the provisions of the law relates to the proposed 2021–2029 Housing Element.

1. No substantial changes are proposed in the project which would require major revisions of the EIR due
to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

The program changes included in the proposed Housing Element are limited to complying with state law , combining programs
with similar intent to aid in implementation, or elimination of programs where the City has already completed the identified task. The proposed Housing Element also identifies three sites (Table H-23) are designed to accommodate the City’s RHNA. The sites are currently zoned for urban development that would create traffic, noise, dust, and result in the complete development of the site(s).

As development is anticipated for the two vacant sites (Leal and Vernola) and already in existence on the Gateway site, the physical impacts of construction and operation are addressed through existing General Plan policy and the development regulations adopted by the City in support of the General Plan. ..

The proposed changes to the Zoning Code identified in Table 1-1 represent modification of existing policy to either streamline urban development that is already allowed by the General Plan, or make the development code consistent with state law or implement new programs. As all the sites that these modified programs would affect are currently designated for development in the Land Use Element of the General Plan, there would be no change in the physical impact on the environment associated with future development from what was evaluated in the General Plan EIR. As all projects within the City must be consistent with the General Plan, policies identified in the General Plan EIR to reduce physical environmental effects would continue to apply to all future development and would reduce impacts to the same significance level as identified in the General Plan EIR.

2. The project will have one or more significant effects not discussed in the previous EIR.

The General Plan EIR addresses potentially significant impacts related to land use and agricultural resources, t
ransportation and traffic, air quality, water resources, climate change and greenhouse gases, and public services. The policies identified in the General Plan EIR to reduce physical environmental effects would also apply to the proposed project. The proposed Housing Element programs are similar to the existing policies of the General Plan. The proposed 2021–2029 Housing Element includes 13 amended programs and 21 new programs. These amended and new programs would not result in new significant environmental impacts. The City’s General Plan provides for housing growth in the city over time. The proposed Housing Element identifies targets for housing at different income levels but does not include development of an unusual type, scale, or location that would not have been evaluated in the General Plan EIR. Because a development project must be consistent with the General Plan, zoning, and development standards of the City, the adopted measures to address physical impacts on the environment would be applied resulting in the same impacts as evaluated in the General Plan EIR. Therefore, there would be no new environmental impacts.
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3. Significant effects previously examined will be substantially more severe than shown in the previous EIR.

The proposed project would have the same significant impacts as those disclosed in the certified General Plan EIR.

The General Plan EIR identified potentially significant impacts for land use and agricultural resources, transportation and traffic, air quality, water resources, climate change and greenhouse gases, and public services. The policies identified in the General Plan EIR to reduce physical environmental effects would also apply to the proposed project. The proposed Housing Element identifies three sites (Table H- 23) that are intended to accommodate the City’s RHNA. All of the sites are designated for development in the existing General Plan, and all development is regulated by the development code and other adopted regulations for construction.

The General Plan anticipated all types of development and construction, including homes. The proposed project continues the expectation of housing constructed throughout the City, but specifically on Leal, Vernola, and Gateway. In all instances the sites were previously identified for urban development that can include pavement, construction of buildings, generation of stormwater runoff, and use of water and wastewater. The proposed project does not change existing policies in the General Plan, ordinances, regulations, and standards adopted by the City to reduce development impacts to less than significant.

Further, the introduction of housing near major transportation corridors, jobs, retail and services will reduce the need to drive personal vehicles. The reduction of vehicle miles travelled will reduce greenhouse gases from what would be generated with the existing development pattern. As such, the proposed project would not result in impacts substantially more severe than shown in the previous EIR.

4. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would
substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative.

The proposed project includes policy-level changes that are limited to complying with state law and would not result
in physical changes to the environment that were not disclosed in the General Plan EIR. The proposed project would not create new impacts or the need for additional mitigation measures.

5. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one
or more significant effects on the environment, but
the project proponents decline to adopt the mitigation measure or alternative.

The proposed project would have the same significant impacts as the previously certified General Plan EIR, and
all associated policies identified in the General Plan EIR to reduce physical environmental effects would apply to all future development. There would be no new significant impacts resulting from adoption of the 2021–2029 Housing Element; therefore, there would be no new mitigation measures or alternatives required for the proposed Housing Element.
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov

January 14, 2022

Gina Gibson-Williams, Director
Community Development Department
City of Eastvale
12363 Limonite Ave. Suite 910
Eastvale, CA 91752

Dear Gina Gibson-Williams:

RE: City of Eastvale’s 6
th Cycle (2021-2029) Draft Housing Element

Thank you for submitting the City of Eastvale’s (City) draft housing element received for review on November 16, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on January 11, 2022 with you, Gustavo Gonzalez, Planning Manager; and consultants Mark Teague, Karen Gulloy and Cynthia Walsh.

The draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).

The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.

For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).
380
Gina Gibson-Williams, Director

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.

For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf
and
http://opr.ca.gov/docs/Final_6.26.15.pdf.

HCD appreciates the diligent efforts you, Gustavo Gonzalez, Planning Manager; and consultants Mark Teague, Karen Gulloy and Cynthia Walsh provided during our review.

We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Jamillah Williams, of our staff, at [email protected]
.

Sincerely,

Paul McDougall
Senior Program Manager

Enclosure
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APPENDIX

CITY OF EASTVALE

The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.

Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml .

Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.

A. Housing Needs, Resources, and Constraints

1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)

Outreach: Outreach specifically related to affirmatively furthering fair housing (AFFH) is foundational to a complete analysis and formulating appropriate goals and actions to overcome patterns of segregation and foster more inclusive communities. While the element generally describes the housing element outreach process and some community input, it should also summarize and relate this input to all components of the AFFH analysis and modify or add goals and actions as appropriate.

Enforcement: The element mentions local capacity for fair housing education and outreach, but it should also address compliance with existing fair housing laws as well as any past or current fair housing lawsuits, findings, settlements, judgements, or complaints.

Based on the outcomes of this evaluation, the element should summarize issues, identify contributing factors and formulate meaningful goals and actions.

Integration and Segregation: The element includes some data on integration and segregation (pp. 66 and 69) at the regional and local level; however, the comparison of segregation levels at the regional and local level must be complemented by analysis. The element indicates that there are no concentrations of people by race, but then says there may be a concentration of African Americans in the southern “four-group mix” part of the City. This must be revised for clarity. Additionally, based on the information provided in the element, the City should target developing senior housing in addition to providing information to residents on the City’s reasonable accommodation procedure. The element must provide a complete analysis of segregation and integration by familial status, income, and persons with disabilities locally and regionally complemented by data and conclude with a summary of issues.

Racial/Ethnic Areas of Concentration of Poverty (R/ECAP) and Concentrated Areas of Affluence (RCAA): The element includes information relative to R/ECAP, but the analysis 382

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must be complemented by quantitative evidence for the local and regional comparison.

The element should define Group Mix 3 and 4 in Figure HE-8 (p. 69) and provide a percentage of the racial mix within each group to strengthen the analysis. In addition, the City should analyze the racial concentrations as it relates to areas of affluence as the element concluded that the City does not have areas of concentrated poverty. While there are no RECAPs within the City, the element should emphasize the regional analysis. The element indicated that the entire City was a concentrated area of affluence (CAA), but then concluded on page 66 that there were no CAAs based on the standard definition where 80 percent or more of the population is White and makes over $125,000 annually. However, since 40 percent of the population is Hispanic, they should assess if there is another racial group that could fit those criteria as well. Additionally, the element should analyze whether the City is considered a concentrated area of affluence compared to the surrounding area and as well as patterns within the City. The combination in the R/ECAP and areas of affluence analyses will help guide goals and actions to address fair housing issues. The analysis should evaluate the patterns and changes over time and consider other relevant factors, such as public participation, past policies, practices, and investments and demographic trends.

Disparities in Access to Opportunity: The element provides qualitative information (p. 71) on the access to opportunity but must include quantitative evidence to support its conclusions for education. Additionally, the element should include additional data to strengthen the local analysis, such as identifying what contributes to the City’s high economic scores as well as specific examples from neighboring cities in the Western Riverside Council of Governments (WRCOG) region for the regional analysis. A complete analysis should include the local and regional disparities of the educational, environmental, and economic scores through local, federal, and/or state data.

Disproportionate Housing Needs including Displacement Risk: While the element reports some data on overcrowded households, cost burden, substandard housing, homelessness and displacement, it must also include analysis, particularly at the local level for overcrowding and at the regional level for cost-burdened households. This analysis should also address disproportionate impacts relative to housing conditions within the City and on protected characteristics for persons experiencing homelessness, including disparities in access to opportunity. Additionally, the element must provide a local and regional analysis for all disproportionate housing needs and analyze the data including looking at patterns, trends, other local knowledge, and conclude with a summary of fair housing issues.

Site Inventory: The element must include an analysis demonstrating whether sites identified to meet the regional housing needs allocation (RHNA) are distributed throughout the community in a manner that affirmatively furthers fair housing. A full analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups, and how that effects the existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity). The element should also discuss whether the distribution of sites improves or exacerbates conditions. For example, 1,400 lower-income units are identified in one area of the City on only two sites. Since the City is mostly single-family housing, the element should clarify if multifamily housing is concentrated in certain areas/neighborhoods and whether the identified sites would concentrate future multifamily 383

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housing. If sites exacerbate conditions, the element should identify further program actions that will be taken to mitigate this (e.g. anti-displacement strategies).

Contributing Factors to Fair Housing Issues: While the element lists contributing factors, it must also reassess contributing factors based on a complete analysis and prioritize them to ensure meaningful action.

Goals, Priorities, Metrics, and Milestones: Goals and actions must significantly seek to overcome contributing factors to fair housing issues. Currently, the element identifies Strategy HE-5A (Affirmatively Furthering Fair Housing) to encourage and promote affordable housing; however, most of these programs do not appear to facilitate any meaningful change related to AFFH requirements. Given that most of the City is considered a high resource community, the element could focus on programs that enhance housing mobility and encourage development of more housing choices and affordable housing. Programs also should be based on identified contributing factors, be significant and meaningful. The element must add, and revise programs based on a complete analysis and listing and prioritization of contributing factors to fair housing issues. Furthermore, the element must include metrics and milestones for evaluating progress on programs, actions, and fair housing results.

2. Include an analysis of population and employment trends and documentation of projections and a quantification of the locality's existing and projected needs for all income levels, including extremely low-income households. (Gov. Code, § 65583, subd. (a)(1).)

Extremely Low-Income (ELI) Households: While the element quantifies the existing housing needs of ELI households, it must still quantify projected ELI housing needs. The projected housing need for ELI households can be calculated by using available census data to determine the number of very low-income households that qualify as ELI households or presume that 50 percent of very low-income households qualify as ELI households.

Employment Trends: While the element includes some data on employment trends within the City to better formulate policies and programs, it could also describe major employers as well as the unemployment rate. The element could utilize data available through Local Housing Data prepared by the Southern California Association of Governments (SCAG) at https://scag.ca.gov/local-housing-data.

3. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov.

Code, § 65583, subd. (a)(3).)

The City has a RHNA of 3,028 housing units, of which 1,817 are for lower-income households. To address this need, the element relies on vacant and nonvacant sites, including sites in Specific Plan Areas and Master Plan areas. To demonstrate the adequacy of these sites and strategies to accommodate the City’s RHNA, the element must include complete analyses:
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Realistic Capacity: While the element provides assumptions of 80 percent of maximum allowable densities for sites included in the inventory, it must also provide support for these assumptions. For example, the element should demonstrate what specific trends, factors, and other evidence led to the assumptions. For example, while the element lists a few recent examples, the listing should also include information on the zone, allowable density, year built and affordability. In addition, only one project listed to support realistic capacity assumptions was in Eastvale; the element should include additional examples, if possible.

Nonvacant Sites: The element must include an analysis demonstrating the potential for redevelopment of nonvacant sites. The analysis must consider factors including the extent to which existing uses may constitute an impediment to additional residential development, the City’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites. While the element includes a footnote for a few sites, additional analysis is needed. For example, sites 14 and 15 appear to be nonvacant. The element should clarify and include analysis of the extent existing impede additional development if necessary. For Site 16, the parcel number for the footnote does not match the parcel number in the inventory and the element should provide clarity and analysis if necessary. Finally, the element lists candidate sites for rezoning with existing uses of a single-family home and parking lots. The element should include analysis as described above to demonstrate whether these sites have potential for additional development in the planning period.

Large Sites: Sites greater than ten acres (large sites) cannot be utilized toward the RHNA for lower-income households unless the element demonstrates sites of equivalent size and affordability were successfully developed during the prior planning period or provides other evidence sufficient to demonstrate the appropriateness of large sites. Table HE-23 in the element (p. 98) identifies two large sites are designated to accommodate 1,400 of the City’s lower-income RHNA of 1,817 units (77 percent). Additional analysis, as described above, is necessary to demonstrate the appropriateness of these sites. Developments with units affordable to lower-income households typically range in size from 50 to 150 units.

The two identified sites go well beyond this range and do not appear suitable or appropriate to accommodate 100 percent affordability to lower-income households, including implications related to AFFH. For example, instead, the City could take a mixed- income approach to these sites, utilizing 30 to 40 percent of the total capacity toward the lower-income RHNA. If utilizing these sites toward the RHNA for lower-income households, the element should scale back assumption or include additional analysis and add or modify programs as appropriate.

Environmental Constraints: The element generally describes a few environmental conditions and notes constraints were considered when calculating residential capacity.

However, the element must relate those conditions (pp. 126 to 127) to identified sites and 385

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describe any other known environmental or other conditions that could impact or preclude housing development on identified sites in the planning period.

Accessory Dwelling Units (ADUs): The element calculates accessory dwelling unit (ADU) potential for the planning period by considering a rate of six ADUs per year. As part of the affordability analysis, the element refers to a local knowledge adjustment. While the assumption of six ADUs per year is acceptable, the element should describe the local knowledge adjustment. Additionally, the element indicates that the City issued building permits for three ADUs in 2018, nine in 2019 and five in 2020, but HCD data shows zero for 2018 and 2019, and four for 2020. The element should verify the accuracy of the information and update the APRs and calculations if necessary.

Availability of Infrastructure: While the element discusses the availability of infrastructure on vacant residential sites (p. 127), it must clarify access and availability for candidate sites for rezoning and nonvacant sites.

4. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)

Land-Use Controls: While the element describes many land use controls, it must identify and analyze all relevant land use controls impacts as potential constraints on a variety of housing types (e.g., multifamily rental housing, mobilehomes, transitional housing). The analysis must also evaluate the cumulative impacts of land use controls on the cost and supply of housing, including the ability to achieve maximum densities and cost and supply of housing. The element must identify minimum lot sizes, widths, and depths for the PRD (Planned Residential), R-5 (Open Space Combined Zone - Residential Developments), and R-T (Mobile Home Subdivision and Mobile Home Park) zones. In addition, the element should identify the setback requirements in the PRD and R-T zones as well as analyze the requirement of a 50-foot setback in the R-5 zone and add a program as appropriate. The element should also clarify whether three story multifamily developments are allowed in the Very High Density Residential (VHDR) zone, and whether there is a three-story limit on development in the R-3 (General Residential) and any story limit in the R-5 zones. In addition, the element must address whether single family and/or multifamily housing is allowed in the R-5 zone and if the Mixed-Use planning Area (MUPA) allows for 100 percent residential or commercial development in that zone. Table HE-26 (Residential Zoning Districts) should describe the density associated with each zone. Lastly, the element must revise Table HE-27 (Residential Zoning Criteria) to include the R-6 zone.

Parking Requirements: The element must analyze the parking requirements (p. 109) of more than one space for a studio or one bedroom unit and more than two spaces for two bedrooms for single-family and multifamily residential dwellings as well as one space for every staff member for a multifamily development for its impact as a potential constraint on housing. Should the analysis determine the parking standards or permit procedures are a 386

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constraint on residential development, it must include a program to address or remove any identified constraints.

Leal Master Plan: The housing element identifies the Leal Master Plan are to accommodate a portion of the City’s regional housing need for lower-income households.

To determine the adequacy of the master plan area, the element must address the current minimum and maximum number of units allowed and at what density in the current plan. In addition, the element must describe whether the zoning and infrastructure is currently in place, as well as when development is anticipated to occur for the second two phases of development. Lastly, the description must clarify whether the identified sites can be built within the current allowed number of units, or if the element is relying on the revision to the allowed number of units and density.

Local Ordinances: The element must specifically analyze locally adopted ordinances such as inclusionary ordinances or short-term rental ordinances that directly impact the cost and supply of residential development. The analysis should demonstrate local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need and from meeting the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters.

Fees and Exaction: While the element includes Table HE-33 (Housing Development Fees), it only lists “deposit” as the fee for many of the single family development categories. The element must clarify required fees for single family and multifamily housing development, including impact fees, and analyze their impact as potential constraints on housing supply and affordability. The element should also include all planning costs such as variances, site plans, and Environmental Impact Reports (EIR).

Processing and Permit Procedures: The element mentions three general procedures:
zoning clearance, minor development review and major development review and describes various aspects such as approval authority and findings. However, the element should also analyze the approval findings for impacts on approval certainty. For example, some standards appear subjective, but the element also explains a pre-application process. The element could describe how the City promotes approval certainty for subjective findings such as “enhance the character of the neighborhood and community” and “quality of the design” or evaluate potential uncertainties and include programs as appropriate.

Zoning and Fees Transparency: While the element states that development standards are posted on the City’s website, it must clarify its compliance with new transparency requirements for posting all zoning standards for each parcel on the jurisdiction’s website pursuant to Government Code section 65940.1, subdivision (a)(1).

On/Off-Site Improvements: While the element generally describes costs associated with site improvements, it must identify subdivision level improvement requirements, such as minimum street widths (e.g., 40-foot minimum street width), and analyze their impact as potential constraints on housing supply and affordability.

5. Analyze any special housing needs such as elderly; persons with disabilities, including a developmental disability; large families; farmworkers; families with female heads of 387

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households; and families and persons in need of emergency shelter. (Gov. Code, § 65583, subd. (a)(7).)

Large Households: While the element quantifies the number of large households in the City, it should analyze their needs. For example, the element could examine trends related to tenure and housing types and whether there are housing units available to support larger households by number of bedrooms due to the large percentage of large households.

Farmworkers: The element indicates 149 farmworkers according to the American Community Survey (ACS) 2014-2018 5-year estimate. However, the ACS likely undercounts the needs of farmworkers, especially seasonal farmworkers. Further, farmworkers from the broader area and those employed seasonally may have housing needs, including within the City’s boundaries. As a result, the element should acknowledge the housing needs of permanent and seasonal farmworkers at a county-level (e.g., using USDA county-level farmworker data) and include programs as appropriate.

B. Housing Programs

1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov.

Code, § 65583, subd. (c).)

To address the program requirements of Gov. Code section 65583, subd. (c)(1-6), and to facilitate implementation, programs should include: (1) a description of the City’s specific role in implementation; (2) definitive implementation timelines (e.g., month and year); (3) objectives, quantified where appropriate; and (4) identification of responsible agencies and officials. Programs to be revised include the following:

• Strategy HE-2H (Objective Design Standard) must be revised to include objectives.

In addition, the element must clarify when the zoning code update will be adopted and the design standards will be implemented.
• Strategy HE-2I (Land Management and Permit Expediting), Strategy HE-3H (Regional Homeless Issues), Strategy HE-7B (Parks and Open Space), and Strategy HE-7C (Provision of Infrastructure to Serve Housing) should include objectives.

2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for 388

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each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Government Code section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)

As noted in Finding A3, the element does not include a complete site analysis; therefore, 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.

3. The Housing Element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderate-income households. (Gov. Code, § 65583, subd. (c)(2).)

Lower-Income Households: To address the housing needs of extremely low-, very low-, and moderate-income households, the element should be revised as follows:

• Strategy HE-1E (Multifamily Development) should go beyond “considering” reduced parking and commit to the action and clarify whether the strategies listed are already in place. If the strategies need to be adopted, the program should include a timeframe.
• Strategy HE-1F (Encouraging Housing in Mixed-Use Projects) should describe when incentives will be created and if developer outreach will be provided. • Strategy HE-1H (Homeownership Opportunities) should go beyond “exploring” and include an implementation component.
• Strategy HE-3E (Extremely Low-Income Households) should describe how often the City will reach out to local developers.
• Strategy HE-3G (Support Housing for Residents with Developmental Disabilities) should describe when the outreach program will be implemented and when the brochure will be created.
• Strategy HE-3H (Regional Homeless Issues) should describe what the City plans to implement after the coordinated discussions occur.
• Strategy HE-3I (Transitional and Supportive Housing) should indicate how often the City will coordinate with service providers.

Overcrowding/Large Family Needs: As noted in Findings A3, the element identifies a need to address large family rental units with three or more bedrooms (p. 58). The element must include programs to address the identified need. For example, programs could include fee waivers and deferrals, modifying development standards and granting concessions and incentives for projects that provided housing with three or more bedrooms affordable to lower-income households. Also, a program could commit to use CDBG rehabilitation funds for owners to add additional bedrooms or consider prioritizing use of other funds for rental housing developments providing units with three or more bedrooms.

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4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.

The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)

As noted in Finding A4, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to revise or add programs and address and remove or mitigate any identified constraints. In addition, the element should be revised as follows:

• Strategy HE-2B (Development Review and Processing Procedures) should commit to reducing fees if they are found to be a constraint on development. • Strategy HE-2C (Building Code) should indicate how often the City will review building codes.
• Strategy HE-3B (Residential Care Housing) must commit to allowing group homes for seven or more residents in additional residential zones and should include specific commitment to amend zoning and procedures regardless of whether it is subsequently found to not be needed.
• Strategy HE-3F (Reasonable Accommodations) should be revised to remove fees for reasonable accommodation requests and should clarify which findings will be removed.
• Strategy HE-7A (Community Design) should describe how often the City will review the design guidelines to check if updates are needed.
• While Strategy HE-7B (Parks and Open Space) addresses environmental concerns through the use of open space and parks, it must go beyond exploring options and commit to an action.

5. P romote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)

As noted in Finding B1, the element must include a complete assessment of fair housing.

Based on the outcomes of that analysis, the element must add or modify programs.

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D. Quantified Objectives

Establish the number of housing units, by income level, that can be constructed, rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)(1 & 2).)

The element must include quantified objectives to establish an estimate of housing units by income category that can be constructed, rehabilitated, and conserved over the planning period. While the element includes these objectives by low-, moderate-, and above-moderate income groups, the element must also distinguish the extremely low-, very low-, and low- income categories and include objectives for each of them.

E. Public Participation

Local governments shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the element shall describe this effort. (Gov. Code, § 65583, subd. (c)(8).)

While the element includes a general summary of the public participation process (pp. 5-6), it must also demonstrate diligent efforts were made to involve all economic segments of the community in the development of the housing element. The element could describe the efforts to circulate the housing element among low- and moderate-income households and organizations that represent them and to involve such groups and persons in the element throughout the process. In addition, the element should also summarize the public comments and describe how they were considered and incorporated into the element. The element should clarify the availability of translation services and additional language availability during the workshops and lectures and describe the community champions.

In addition, HCD understands the City made the element available to the public two weeks prior to its submittal to HCD. By not providing an opportunity for the public to review and comment on a draft of the element in advance of submission, the City has not yet complied with statutory mandates to make a diligent effort to encourage the public participation in the development of the element and it reduces HCD’s ability to consider public comments in its review. The availability of the document to the public and opportunity for public comment prior to submittal to HCD is essential to the public process and HCD’s review. The City must proactively make future revisions available to the public, including any commenters, prior to submitting any revisions to HCD and diligently consider and address comments, including revising the document where appropriate. HCD’s future review will consider the extent to which the revised element documents how the City solicited, considered, and addressed public comments in the element. The City’s consideration of public comments must not be limited by HCD’s findings in this review letter.
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov

April 15, 2022

Gina Gibson-Williams, Director
Community Development Department
City of Eastvale
12363 Limonite Ave. Suite 910
Eastvale, CA 91752

Dear Gina Gibson-Williams:

RE: City of Eastvale’s 6
th Cycle (2021-2029) Revised Draft Housing Element

Thank you for submitting the City of Eastvale’s (City) revised draft housing element received for review on February 17, 2022, along with revisions received on April 5, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on March 21, 2022 with Gustavo Gonzalez and Gina Gibson Williams of your staff and Lucy Rollins and Cynthia Walsh, your consultants.

The draft element addresses many statutory requirements described in HCD’s January 14,2022 review; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code) as follows.

1. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)

Large Sites: As stated in the previous review, sites greater than ten acres (large sites) cannot be utilized toward the Regional Housing Needs Allocation (RHNA) for lower-income households unless the element demonstrates sites of equivalent size and affordability were successfully developed during the prior planning period or provides other evidence sufficient to demonstrate the appropriateness of large sites. Although the element was revised to discuss the City’s development history over the past 20 years with properties in this size range, they do not provide recent examples of projects on large sites that were converted into affordable multifamily housing to support conclusions. Based on the results of a complete analysis, the City may need to revise programs 392
Gina Gibson-Williams, Director