Agenda — Eastvale City Council, April 20, 2022 (part 1 of 3)

SPECIAL JOINT MEETING OF THE CITY COUNCIL

AND PLANNING COMMISSION

Eastvale City Hall
12363 Limonite Ave, Suite 910, Eastvale, CA 91752
Wednesday, April 20, 2022
6:30 P.M.

This Agenda contains a brief general description of each item to be considered. Except as otherwise provided by law, no acti on or direction shall be taken on any item not appearing on the following Agenda. Unless legally privileged, all supporting documents, including staff reports, and any writings or documents provided to a majority of the City Council after the posting of this agenda are available for r eview at Eastvale City Hall, 12363 Limonite Avenue, Eastvale, CA 91752 or you may contact the City Clerk’s Office , at (951) 361-0900 Monday through Thursday from 7:30 a.m. to 5:30 p.m. and available online at www.eastvaleca.gov.

If you wish to speak before the City Council /Commission, please complete a Speaker Form identifying which item(s) you wish to address.

Please return the completed form to the City Clerk prior to being heard before the Council/Commission. Speakers Forms are available at the back table of the City Council Chamber.

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, you should contact the City Clerk’s Office at (951) 361-0900.

Regular meetings are recorded and made available on the City’s website at www.eastvaleca.gov . Meeting recordings are uploaded to the City’s
website within 24 hours (unless otherwise noted) after the completion of the meeting.

Planning Commissioners
Houston Laney, Chair
Kevin Mensen, Vice-Chair
Andrea Hove, Commissioner
Josh Lee, Commissionner
Michael Rochelle, Commissioner
City Councilmembers
Clint Lorimore, Mayor
Todd Rigby, Mayor Pro Tem
Christian Dinco, Councilmember
Brandon Plott, Councilmember
Jocelyn Yow, Councilmember

Henry Garcia, Interim City Manager
Erica Vega, City Attorney (Contract Legal Services)
Marc A. Donohue, City Clerk/Communications Director
Agenda of the April 20, 2022, Joint Special Meeting Page 2

1. CALL TO ORDER

2. ROLL CALL

3. PLEDGE OF ALLEGIANCE

4. PUBLIC COMMENT

Any member of the public may address the Council /Commission on items within the Council’s/Commission’s subject matter jurisdiction, but which are not listed on this agenda during PUBLIC COMMENTS. However, no action may be taken on matters that are not part of the posted agenda. We request comments made on the agenda be made at the time the item is considered and that comments be limited to three minutes per person with a maximum of six minutes (time may be donated by one person). Please address your comments to the Council /Commissioners and do not engaged in dialogue with individual Councilmembers /Commissioners, staff, or members of the audience. Blue speaker forms are available at the front table to the entrance of meeting location.

5. PUBLIC HEARINGS

5.1 Adoption of the 2021-2029 Housing Element Update and Addendum to the Eastvale General Plan Final Impact Report

RECOMMENDED ACTION(S):

Staff recommends that the Planning Commission take the following actions:

1. Adopt a resolution recommending City Council approval of General Plan Amendment No. PLN22-20016 adopting the 2021-2029 Housing Element Update in accordance with California Government Code Sections 65580 through 65589, and an Addendum to Eastvale General Plan Final Environmental Impact Report (State Clearinghouse No. 2011111061) in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164.

Staff recommends that the City Council take the following actions:

1. Adopt a resolution approving General Plan Amendment No. PLN22 -20016 adopting the 2021 -2029 Housing Element Update in accordance with California Government Code Sections 65580 through 65589, and an Addendum to Eastvale General Plan Final Environmental Impact Report (State Clearinghouse No. 2011111061) in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164.

ADJOURNMENT – The next regular meeting of the Eastvale City Council is scheduled for Wednesday, April 27, 2022, at 6:30 p.m. at Eastvale City Hall Council Chambers, 12363 Limonite Avenue, Suite 900, Eastvale, CA 91752.

Agenda of the April 20, 2022, Joint Special Meeting Page 3

AFFIDAVIT OF POSTING

I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing Agenda was posted at the following locations: City Hall, 12363 Limonite Avenue, Suite 910 and website of the City of Eastvale (www.eastvaleca.gov,) not less than 24 hours prior to the meeting.

Marc A. Donohue, MMC
City Clerk/Communications Director

AGENDA STAFF REPORT
City Council Meeting

PUBLIC HEARINGS
Agenda Item No. 5.1
April 20, 2022
Adop)on of the 2021-2029 Housing Element Update and
Addendum to the Eastvale General Plan Final Environmental Impact Report
Prepared By:

Gustavo N. Gonzalez
Recommended Action(s)
Staff recommends that the Planning Commission take the following actions:

1. Adopt a resolu on recommending City Council approval of General Plan Amendment No.

PLN22-20016 adop ng the 2021-2029 Housing Element Update in accordance with California Government Code Sec ons 65580 through 65589, and an Addendum to Eastvale General Plan Final Environmental Impact Report (State Clearinghouse No. 2011111061) in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164.

Staff recommends that the City Council take the following actions:

1. Adopt a resolu on approving General Plan Amendment No. PLN22-20016 adop ng the 2021- 2029 Housing Element Update in accordance with California Government Code Sections 65580 through 65589, and an Addendum to Eastvale General Plan Final Environmental Impact Report (State Clearinghouse No. 2011111061) in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15164.

Summary
This is a city-ini ated request to review and adopt the 2021-2029 Housing Element update and 12363 Limonite Avenue | Suite 910 | Eastvale, CA 91752
951.361.0900 | eastvaleca.gov
1 Addendum to the Eastvale General Plan Final Environmental Impact Report (EIR) and direct staﬀ to submit the adopted document with any ﬁnal amendments to HCD for ﬁnal cer ﬁca on. Consistent with the direc on provide by the City Council and Planning Commission at the special joint mee ng of November 1, 2021, the bulk of the RHNA alloca on (2,996 units) would be accommodated by the Leal, Vernola, and Gateway sites. The remaining balance of RHNA would be accommodated on currently available vacant and underutilized sites throughout the city.

Background
The Housing Element is a State-mandated chapter of the Eastvale General Plan that sets forth an eight-year plan (housing cycle) to address the State’s iden ﬁed housing needs for the City of Eastvale. The Housing Element describes, iden ﬁes, and analyzes the City’s housing needs, and addresses the maintenance and expansion of the housing supply to accommodate the households that currently live and/or may live in Eastvale in the housing cycle. Through research and analysis, the Housing Element iden ﬁes available candidate housing sites and establishes a Housing Policy Program to plan to accommodate the Regional Housing Needs Assessment (RHNA) alloca on, as determined by the Southern California Associa on of Governments (SCAG) and approved by HCD.

Since 1969, all local governments must have a Housing Element as required by California State law.

The area of the City of Eastvale prior to incorpora on was accounted for In Riverside County’s Housing Element. In June 2013, Eastvale approved its first Housing Element.

On March 4, 2021, SCAG formally adopted a ﬁnal alloca on plan to meet an cipated housing needs of the six-county, 191-city SCAG region covering the period from October 2021 through October 2029 (6th Cycle RHNA). The SCAG region has a 6th Cycle RHNA alloca on of 1,341,827 units, of which 167,351 units were allocated to the various jurisdic ons in Riverside County. Eastvale’s share of the SCAG RHNA alloca on is 3,028 units. The table below shows the 6th Cycle RHNA alloca on for Eastvale by density (dwelling units per acre) compared to the total alloca on for all jurisdic ons in Riverside County. HCD associates density with affordability.

2021-2029 RHNA
Density - dwelling units per acre
(du/ac) City of Eastvale (units) Riverside County Jurisdictions (units)
30+ du/ac 1,817 68,468
8-20 du/ac 635 29,167
1-8 du/ac 576 69,716
Total RHNA Allocation: 3,028 167,351

Housing Element Content

California Housing Element law prescribes the scope and content of the Housing Element. The purpose of the Housing Element is to iden fy housing solu ons for our local housing issues and to meet or exceed the City’s RHNA. The Housing Element establishes the local goals, policies, and ac ons (programs) the City will implement and/or facilitate to help address the iden ﬁed housing issues. Pursuant to Sec on 65583 of the California Government Code, the Housing Element must contain a variety of detailed analyses as listed below:

• Analysis of demographic, social, and housing characteris cs; current housing needs; and future 12363 Limonite Avenue | Suite 910 | Eastvale, CA 91752
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2 housing needs due to population and employment growth and change;

• Assessment of Fair Housing consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015;

• Analysis of governmental and nongovernmental constraints that aﬀect the development, maintenance, and improvement of housing for all income groups and people with disabilities; • Inventory of resources available to address the City's housing needs, including available land for housing, financial resources, and administrative capacity to manage housing programs;

• Evalua on of the accomplishments of current housing programs and speciﬁc programs to address the development, improvement, and conserva on of housing to meet current and future needs;

• Documenta on of public outreach for the Housing Element and the involvement of the public in shaping housing policies and programs for the 2021–2029 Housing Element; and Housing goals, policies, and programs to address the produc on, maintenance, and improvement of housing for all economic segments of the community commensurate with its needs.

Public Outreach and Input

Staﬀ conducted public outreach ac vi es beginning in February 2020. Below is a summary of all public participation opportunities:

• A project website to serve as the information portal to the Housing Element update. • Email blasts and a social media presence across all plaLorms to share informa on on the Housing Element update.
• Frequently Asked Ques ons (FAQs) and other materials translated to Mandarin and made available on the project website.
• Availability of staff to receive written comments and meet with the public one-on-one. • A lecture session featuring a subject maMer expert (Clear Vision Speaker Series) focused exclusively on ‘missing middle’ housing.
• An online simula on tool (RHNA Challenge) that allows the public to create and submit a balanced housing plan.
• Interviews with “community champions” to receive input on housing. • Consulta ons with service providers and other stakeholders who represent diﬀerent socioeconomic groups.
• Two (2) videos explaining the Housing Element and RHNA. • Four (4) ‘pop-ups’ at local community events to engage with residents and distribute informa on on the Housing Element.
• Two (2) Planning Commission workshops.
• Three (3) City Council workshops.
• One (1) large community open house event.
• Three (3) community roundtables special City Council meetings. • One (1) joint special Planning Commission/City Council meeting. • Mandarin translators at most engagement events.
• Public review period on draft Housing Element.
12363 Limonite Avenue | Suite 910 | Eastvale, CA 91752
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3 • Public review period on revised draft Housing Element. • Public review period on second revised Housing Element.

Throughout the various public mee ngs, workshops, open house, and roundtables described above, members of the public provided numerous verbal and wriMen comments. Accommoda ng 3,028 units over the next eight years was the primary concern of many residents who submiMed comments. Many of the comments focused on concerns related to impacts to traﬃc circula on and local school popula ons from the increased density and popula on to accommodate RHNA. The Housing Element takes into considera on the community’s concerns with traﬃc circula on and overpopula on of local schools as well as the desire to protect the character and livability of exis ng single-family neighborhoods. It also reﬂects the community’s input received throughout the en re outreach process to focus growth in areas of the city that can most strategically accommodate it, such as the Leal and Vernola properties.

On October 29, 2021, staﬀ released the draS Housing Element for public review. On November 1, 2021, the City Council approved the public review draS for submiMal to HCD at a joint City Council/Planning Commission special mee ng. ASer receiving comments from the public, Planning Commission, and City Council, staﬀ submiMed the draS plan to HCD on November 16, 2021 for a 60- day review period.

In response to the release of the draS Housing Element, staﬀ received a leMer on behalf of the Southwest Regional Council of Carpenters reques ng that the city use of a local skilled and trained workforce (Attachment 8).

California Department of Housing and Community Development (HCD) Review

On January 14, 2022, HCD issued a ﬁndings leMer to the City (AMachment 4) sta ng that while the draS Housing Element addresses many statutory requirements, revisions will be necessary to comply with State Housing Element law. Staﬀ made the required revisions and submiMed a revised draS to HCD on February 16, 2022 for an addi onal 60-day review. The revised draS was provided in a "track changes" version with the original text and addi onal and/or deleted text iden ﬁed. On March 21, 2022, HCD requested addi onal revisions on the revised draS. On April 5, 2022, staﬀ submiMed a second revised draS (AMachment 2). This ﬁnal revised draS was provided in "track changes" version and yellow highligh ng to dis nguish it from the ﬁrst revised draS. A clean adop on draS of the ﬁnal revised Housing Element is also provided as A;achment 1 . State law requires the City Council to consider HCD's comments and make appropriate ﬁndings as part of the Housing Element adoption process.

On April 15, 2022, HCD provided staﬀ with a leMer reques ng three addi onal amendments to the latest revised draS (AMachment 5). Following City Council adop on of Housing Element, staﬀ will submit the adopted document with the ﬁnal amendments to HCD for a 60-day cer ﬁca on review.

The draS City Council resolu on includes language that authorizes staﬀ to make addi onal amendments aSer adop on of the Housing Element and prior to HCD submiMal. While cer ﬁca on is not guaranteed, staﬀ is conﬁdent that all public comments have been considered, and all HCD requirements have been met to the extent that addi onal revisions will not be required, and cer ﬁca on will be granted. As a maMer of informa on, only 7 out of 197 jurisdic ons in the SCAG region have an adopted and compliant Housing Element.

12363 Limonite Avenue | Suite 910 | Eastvale, CA 91752
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4 Change of Zone Sites

At the November 1 joint City Council/Planning Commission special mee ng, the City Council approved the public review draS for submiMal to HCD, which included the sites in the table below as part of the rezoning program to accommodate the bulk of RHNA.

Site Acreage Density Change of Zone Required Units
Leal 153.27 Up to 40 du/ac Yes 2,500
Vernola 10 Up to 40 du/ac Yes 320
Eastvale Gateway 5.5 Up to 40 du/ac Yes (Overlay Zone) 176 Current Available Sites 44.57 1.1 to 14 du/ac No 158
Total: 3154

The remaining balance of RHNA (158 units) would be accommodated on currently available vacant and underu lized sites throughout the city. As shown in the table above, the Leal, Vernola, and Gateway sites would accommodate the bulk of the RHNA alloca on (2,996 units). A buﬀer of 126 units beyond the required 3,028 is included in case a site previously iden ﬁed for new housing is developed with a diﬀerent land use. The Leal site would accommodate densi es ranging from 8 to 40 dwelling unit per acre (du/ac) and the Vernola site would accommodate 40 du/ac. The Eastvale Gateway site can accommodate up to 176 units on underu lized parking areas of the shopping center by replacing surface parking with a structure through implementa on of an overlay zone that would expand the exis ng commercial zoning to accommodate residen al uses. This overlay would not preclude the exis ng commercial uses from con nuing to exist. In accordance with AB 1398 (Rezone Timeframe), the city is required to approve the Change of Zones by October 15, 2022.

Recent Housing State Mandates

The State adopted several laws over the past few years that support the 2021–2029 Housing Element Update. Their overarching premise is to mandate local jurisdictions to increase and diversify their supply of housing. The following provides a summary of some of the recently adopted State laws.

• SB 330 (Housing Crisis Act)
: Prohibits the downzoning of any residen al property without a corresponding increase in another loca on. Reduces the length of the en tlement process and provides greater certainty on development standards and fees. The oﬀset upzoning must take place concurrently and provide no net loss in residential capacity.

• SB 35 (Streamlined Approval for Housing Projects)
: Expedites the construc on of aﬀordable
housing in places where the permiXng or construc on of housing is slower than compared to the RHNA. If housing produc on of above moderate RHNA is below the annual target, projects with 10 percent low-income housing are eligible for streamlining. If housing produc on of low-income RHNA is below the annual target, projects with 50 percent low-income housing are eligible for streamlining. Eastvale is subject to the latter (50 percent).

• SB 166 (No Net Loss Zoning)
: Cities must build or maintain capacity for 100 percent of their RHNA requirement throughout the entire planning period.
12363 Limonite Avenue | Suite 910 | Eastvale, CA 91752
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5 • (AB 1397 Non-Vacant Sites) : Provides for increased scru ny on the development poten al for underutilized sites included in the RHNA land inventory.

• AB 72 (Increased HCD Enforcement)
: HCD may revoke cer ﬁca on and report any viola ons to the Attorney General on a jurisdictions failure to comply.

• AB 686 (Aﬃrma vely Furthering Fair Housing)
: Jurisdic ons must facilitate deliberate ac on to
address, combat, and relieve dispari es resul ng from past paMerns of segrega on to foster more inclusive communities.

• AB 167 (Housing Accountability Act)
: Prohibits reducing density, disapproving, or condi oning approvals of a lower/moderate income housing development project or emergency shelter if they comply with zoning and objective development standards.

• AB 1398 (Rezone Timeframe)
: Eliminates the four-year housing plan requirement for jurisdictions that adopted their housing plans outside of the required deadline of February 15, 2022. However, it also requires jurisdic on that do not have a complaint Housing Element by this deadline to complete the required change of zones to accommodate RHNA by October 15, 2022.

Environmental
The addendum to the Eastvale General Plan EIR (AMachment 3), cer ﬁed in 2012 (State Clearinghouse Number 2011111061), concluded that implementa on of the proposed project would not result in any of the condi ons outlined in California Environmental Quality Act (CEQA) Guidelines Sec on 15162(a)(1) through (3), as the proposed changes would not result in new signiﬁcant environmental eﬀects or a substan al increase in the severity of previously iden ﬁed significant effects requiring major revisions to the certified General Plan EIR.

The three sites proposed for Change of Zone (Leal, Vernola, and Eastvale Gateway) to accommodate RHNA currently allow a substan al amount of commercial development. The proposed Change of Zone for all three sites would reduce the amount of commercial development to accommodate housing. In general, commercial development generates higher environmental impacts when compared to residen al development, including impacts related to traﬃc, air quality, and noise. As such, the reduc on in commercial development to accommodate housing would not result in new signiﬁcant environmental eﬀects or a substan al increase in the severity of previously iden ﬁed significant effects requiring major revisions to the certified General Plan EIR.

Accordingly, the addendum provides the substan al evidence required by CEQA Guidelines Sec on 15164(e) to support the ﬁnding that a subsequent EIR is not required and an addendum to the General Plan EIR is the appropriate environmental document to address changes to the proposed project.

Strategic Plan Action - Priority Level: N/A | Target #: 2 | Goal #: 8 Diversify the housing stock with more options.

Fiscal Impact
The Housing Element is a policy document that does not have a direct ﬁscal impact. Fiscal impacts 12363 Limonite Avenue | Suite 910 | Eastvale, CA 91752
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6 associated with any future housing development are evaluated as a part of the en tlement process prior to consideration by the Planning Commission and/or the City Council.

Prior City Council/Commission Action
The current Housing Element of the General Plan adopted in conjunc on with the 5th RHNA Cycle was approved by the City Council in 2012.

On November 1, 2021, the City Council approved the public review draS for submiMal to HCD at a joint City Council/Planning Commission special meeting.

Attachment(s)
Attachment 1 â€“ Second Revised Draft Housing Element (Adoption Draft) Attachment 2 - Second Revised Draft Housing Element (Redlined Highlighted Draft) Attachment 3 - Draft Addendum to General Plan EIR
Attachment 4 - HCD Findings Letter dated January 14, 2022 Attachment 5 - HCD Findings Letter dated April 15, 2022 Attachment 6 - Draft PC Reso (GPA and Addendum)
Attachment 7 - Draft CC Reso (GPA and Addendum)
Attachment 8 - SWRCC Letter dated March 22, 2022
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7 2021-2029

HOUSING ELEMENT

ADOPTION DRAFT
April 2022

8 2021-2029 HOUSING ELEMENT
ii

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9 Adoption Draft • April 2022

iii

Table of Contents
FORWARD 1
ROLE OF THE HOUSING ELEMENT 3
PUBLIC PARTICIPATION 5
HOUSING POLICY PROGRAM 7
APPENDIX – HOUSING BACKGROUND REPORT 34
PUBLIC PARTICIPATION 35
EVALUATION OF THE PREVIOUS HOUSING ELEMENT 43
COMMUNITY PROFILE 51
HOUSING OPPORTUNITIES AND RESOURCES 112
HOUSING CONSTRAINTS 133

10 11
2021-2029 HOUSING ELEMENT
iv

List of Tables
Table HE-1. 2021-2029 eastvale Regional Housing Needs allocation ................................................ 5 Table HE-2. Quantified Objective Summary ................................................................................................... 32 Table HE-3. Population Growth ................................................................................................................................ 51 Table HE-4. 2018 Age Characteristics .................................................................................................................. 52 Table HE-5. 2018 Race and Ethnicity .................................................................................................................... 52 Table HE-6. Household Characteristics .............................................................................................................. 53 Table HE-7. Maximum Household Income by Household Size, 2020 ............................................ 55 Table HE-8. Household Income by Tenure, 2018.......................................................................................... 55 Table HE-9. Total Households Overpaying by Income In Eastvale .................................................. 57 Table HE-10. Employment of Eastvale Residents by Industry, 2018 ............................................... 58 Table HE-10a. Major Employers in Eastvale, 2019 – 2020 ....................................................................... 58 Table HE-10b. Employment of Eastvale Residents by Industry, 2018 ........................................... 59 Table HE-11. Housing Tenure ..................................................................................................................................... 60 Table HE-12. 2018 Occupancy Status of Housing Stock ........................................................................... 61 Table HE-13. Age of Housing Stock ....................................................................................................................... 62 Table HE-14. Single-Family home Median Listing Prices, February 2021 ................................... 63 Table HE-15. Median Rental Cost by Housing Type ................................................................................... 63 Table HE-16. Housing Affordability by Income Level ................................................................................ 64 Table HE-17. Developmentally Disabled Residents by Age and Type of Residence ........... 66 Table HE-18. Emergency and Transitional Shelter Resources in Riverside county ............. 69 Table HE-19A Eastvale School Performance Scores, 2019 ..................................................................... 87 Table HE-19B. Units by Income and Geographic Area .......................................................................... 106 Table HE-20. Contributing Factors ...................................................................................................................... 110 TAblE HE-21. REGIONAL HOUSING NEED, 2021–2029 ............................................................................. 112 Table HE-21A. Eastvale Project Examples ....................................................................................................... 114 Table HE-21B. Surrounding Affordable Project Examples ................................................................... 114 Table HE-22. Current Available Sites ................................................................................................................... 116 Table
HE-23A. Master Plan Amendment ......................................................................................................... 121 Table HE-23B. Proposed Sites for REzone ...................................................................................................... 122 Table HE-23C. Leal Master Plan – Planning Areas ..................................................................................... 126 TAblE HE-24. Comparison of the Regional Housing Needs and Proposed Capacity .......130 Table HE-25. Current General Plan Land Use Designations ..............................................................134 Table HE-26. Residential Zoning Districts ...................................................................................................... 135 Table HE-27. Residential Zoning Criteria ......................................................................................................... 137 Table HE-27A. General Plan and Zoning Consistency ............................................................................ 138 Table HE-28. Parking Requirements .................................................................................................................. 139 Table HE-29. Housing Types Permitted by Zone ...................................................................................... 140 Table HE-30. Local Development Processing Timelines ......................................................................145 Table HE-31. Typical Processing Procedures by Project Type .......................................................... 146 12 Adoption Draft • April 2022

v
9++

Table HE-32. Proportion of Fee in Overall Development Cost ..........................................................154 Table HE-33. Housing Development IMPACT Fees ..................................................................................154 Table HE-33A. Housing Development Planning Fees ............................................................................ 155 Table HE-34. Construction Costs, 2020 ............................................................................................................. 157 List of Figures
Figure HE-1 Occupants per Room ........................................................................................................................ 54 Figure HE-2 Housing Units by Housing Type, 2020 .................................................................................. 60 Figure HE-3 Disabilities Among Eastvale Residents ................................................................................ 65 Figure HE-4 TCAC Opportunity Areas, 2021 .................................................................................................... 72 Figure HE-5 TCAC Education Score ...................................................................................................................... 73 Figure HE-6 TCAC Economic Score ..................................................................................................................... 74 Figure HE-7 Neighborhood Segregation ......................................................................................................... 80 Figure HE-8 R/ECAPs ...................................................................................................................................................... 81 Figure HE-9 Residents with Disabilities ............................................................................................................ 82 Figure HE-10 Median Household Income ........................................................................................................ 85 Figure HE-11 Job Proximity Index .......................................................................................................................... 89 Figure HE-12 TCAC Environmental Score ........................................................................................................ 92 Figure HE-13 Household Overcrowding ........................................................................................................... 95 Figure HE-14 Overpayment by Homeowners ............................................................................................... 96 Figure HE-15 Overpayment by Renters ............................................................................................................. 97 Figure HE-15A Units by Percent of Households Occupied by Renters ...................................... 106 Figure HE-15B Units by Environmental Pollution Burden Percentile ........................................ 107 Figure HE-15C Units by Rate of Overpayment ........................................................................................... 108 Figure HE-15D Units by Rate of Overcrowding .......................................................................................... 109 Figure HE-16A Citrus Developable Site – Flood Plain .............................................................................. 118 Figure HE-16 Current Site Inventory Map 1 ..................................................................................................... 119 Figure HE-17 Current Site Inventory Map 2 .................................................................................................... 119 Figure HE-18 Current Site Inventory Map 3 .................................................................................................. 120 Fig
ure HE-19 Current Site Inventory Map 4 .................................................................................................. 120 Figure HE-21 Proposed Site Inventory Map ................................................................................................... 123 Figure HE-22A – Leal Master Plan – Land Use Plan ................................................................................. 125 Figure HE-22B – Leal Mast Plan – Development Phases ..................................................................... 128

13 Adoption Draft • April 2022 1

FORWARD
Past
Towards the end of the 20th century, Eastvale existed as an unincorporated area of Riverside County. It was a part of the larger Chino Valley dairy area, which at its height, contained over 400 dairies and more cows than people. In the 1990s, Eastvale succumbed to development pressure from the lack of developable land in the surrounding areas and the influx of people coming from Orange and Los Angeles counties seeking more affordable housing. Prior to cityhood in 2010, Eastvale’s housing prices rose rapidly to meet the growing demand for upscale housing. We were the affordable housing for other counties at one time with housing in the $200,000s and now in 2021 our average home price is $790,000.

Growth
The push for cityhood began in the mid -2000s, with Eastvale becoming an incorporated city on October 1, 2010. The 2008 recession greatly affected Eastvale, resulting in many foreclosures. Throughout the 2010s, Eastvale continued its trend of converting dairy land to housing, commercial, and industrial development, again attracting residents from coastal counties. In less than 20 years, Eastvale has transformed from a concentration of dairies to a diverse, well -educated, and affluent community that continues to attract residents with its top -rated schools and high quality of life. Today, Eastvale counts over 16,000 units, comprised mostly of single -family homes, to house its 70,000 residents living within 13.1 square miles.

Eastvale 2040
In February 2020, Eastvale kicked off its General Plan (Eastvale 2040) and Housing Element updates to set the course for how the City will develop over the next 20 years. On March 22, 2021, the State approved the final Regional Housing Needs Allocation (RHNA) plan, allocating 3,028 housing units to Eastvale between 2021 and 2029. As part of this State mandate, the City is tasked to ensure that sufficient land is zoned to accommodate RHNA. Like many cities in California, Eastvale faces a shortage of entry -level and market -rate housing.

Implementation of Eastvale 2040 and the Housing Element will result in a more diverse housing stock to satisfy RHNA.

Housing Plan
The Eastvale Housing Element is the result of a focused and comprehensive effort involving the City and the residents of Eastvale. The City’s outreach program included numerous opportunities for publi c input. The City created a project website to serve as the information portal to this project and an online simulation tool was developed to give the public an opportunity to create a balanced housing plan. In addition, staff interviewed “community champi ons” to receive input on housing and held 15 community engagement events, including with the Planning Commission and City Council.

14 2021-2029 HOUSING ELEMENT
2 Opportunities
With over 90% of the City built out, Eastvale has about 250 acres left of vacant and developable land. In the coming years, the City must make important land use decisions. While vacant land is scarce in Eastvale, the majority is comprised of large parcels that offer opportunitie s for housing and other land uses that complements and supports the existing community. In particular, the 160 -acre Leal property has the potential to serve as the heartbeat of the City. Envisioned as Eastvale’s downtown, development of this property will include over 2,000 housing units along with significant amounts of commercial, office, and civic uses supported with public transit, open space, and other community gathering spaces. As we chart the course for Eastvale’s future, the City is committed to responding effectively to these challenges and opportunities.

Eastvale at Sunset
15 Adoption Draft • April 2022 3

ROLE OF THE HOUSING ELEMENT
The Housing Element is a state mandated chapter of the Eastvale General Plan that sets forth an eight-year plan (housing cycle) to address the City’s identified housing needs. The Housing Element describes, identifies, and analyzes the City’s housing needs; and addresses the maintenance and expansion of the housing supply to accommodate the households that currently live and/or are expected to live in Eastvale in the housing cycle. Through research and analysis, the Housing Element identifies available cand idate housing sites and establishes a Housing Policy Program to accommodate the Regional Housing Needs Assessment (RHNA) allocation, as determined by the Southern California Association of Governments (SCAG) and approved by the California State Department of Housing and Community Development (HCD). The Housing Element provides the following:
• Summary of the city’s community outreach efforts to engage the public in the development of the Housing Element
• Policies to address the city’s housing needs and comply with State law • Review of the city’s implementation of the 2014-2021 Housing Element • Overview of city’s housing and population
• Analysis of opportunities and barriers that affect housing • Identification of sites to accommodate the RHNA
In June 2013, the Ea stvale City Council adopted the Housing Element for the 2014-2021 planning period, referred to as the Fifth Cycle. This Housing Element will guide future decision-making related to housing for the 2021-2029 planning period, referred to as the Sixth Cycle.

State Mandates
State law requires the Housing Element to be consistent and compatible with other General Plan elements. The Housing Element should provide clear policy direction for making decisions pertaining to zoning, subdivision approval, housing allocations, and capital improvements. State law (Government Code Sections 65580 through 65589) mandates the content of the housing element and requires an analysis of:
• Summary of the city’s community outreach efforts to engage the public in the development of the Housing Element
• The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order. • The early attainment of this goal requires cooperative participation of government and the private sector to expand housing opportunities and accommodate the housing needs of Californians in all economic levels. • The provisions of housing affordable to low - and moderate -income households requires the cooperation of all levels of the government. 16 2021-2029 HOUSING ELEMENT
4 • Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

The purpose of these requirements is to develop an understanding of the existing and projected housing needs in the community so that policies and schedules promote the preservation, improvement, and development of diverse housing types at a range of costs in Eastvale.

General Plan Consistency
State law requires that “the General Plan and elements and parts thereof comprise an integrated, internally consistent, an d compatible statement of policies” (Government Code Section 65300.5). Internal consistency is required to avoid policy conflict and provide a clear policy guide for the future maintenance, improvement, and development of housing in Eastvale.

The Housing E lement, including its Housing Policy Program, relates to, and is consistent with, the other Elements of the General Plan, which the City first adopted in 2012. The General Plan is a dynamic document that the City Council amends on an ongoing basis to comply with State law requirements, reflect land use planning efforts such as individual development proposals and specific plans, and provide consistency with other planning efforts.

The Housing Element supports and reinforces residential development policies contained in the Land Use Element. The Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City, and defines these land uses build -out potential. By designating residential development, the Land Use Elem ent identifies limits for densities and types of housing units constructed in the City. It also identifies lands designated for a range of other land uses, including employment generating uses, open space, and public uses. The presence and potential for jobs can affect the current and future local demand for housing at the various income levels in the City.

The Mobility Element of the General Plan also relates to the Housing Element.

The Mobility Element establishes a transportation plan to accommodate the movement of people and goods within and through the City. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units, in addition to mitigating the effects of growth in the City.

The City is in the process of a General Plan update (Eastvale 2040), and the Housing Element has been reviewed for consistency with the City’s other General Plan elements. The City will continue to review and revise the Housing Element, as necessary for consistenc y, when amendments are made to the General Plan.
17 Adoption Draft • April 2022 5

Regional Housing Needs Assessment
The Regional Housing Needs Plan (RHNP) is mandated by the State of California (Government Code Section 65584) and requires regions to address housing issues and needs based on future growth projections for the area. The California Department of Housing and Community Development (HCD) allocates regional housing needs numbers to regional councils of governments throughout the state. The RHNP for Riverside County is developed b y the Southern California Association of Governments (SCAG) and allocates to cities and the unincorporated county their “fair share” of the region’s projected housing needs, also known as the Regional Housing Needs Assessment (RHNA). The RHNP allocates the RHNA based on household income groupings over the eight -year planning period for each specific jurisdiction’s housing element. The RHNP also identifies and quantifies the existing housing needs for each jurisdiction.

SCAG identified the housing need in E astvale to be 3,028 units over the 2021 - 2029 eight -year planning period. In accordance with State law, the City is required to have zoning in place to accommodate Eastvale’s housing need allocation. The City is also required to have zoning in place with de nsities of at least 30 dwelling units per acre to accommodate units for very low and low income households. Table H-1 below shows Eastvale’s RHNA allocation.

TABLE HE-1. 2021-2029 EASTVALE REGIONAL HOUSING NEEDS

ALLOCATION
Income Group Assumed Density Needed RHNA
Very Low* 30 or more dwelling units per acre 1,145 units Low 672 units
Moderate 8-20 dwelling units per acre 635 units
Above Moderate 1-8 dwelling units per acre 576 units
Total 3,028 units
Source: SCAG 2021, HCD 2020
Note: It is assumed that 50 percent of the very low- income is allocated to the extremely low- income category

PUBLIC PARTICIPATION
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the program shall describe this effort." The City has conducted extensive public outreach activities beginning in February 2020. Below is a summary of the opportunities for public participation:
• A project website to serve as the information portal to the Housing Element update with materials translated in Mandarin.
• Email blasts and a strong social media presence across all platforms to share information on the Housing Element update.
• A lecture session featuring a subject matter expert (Clear Vision Speaker Series) focused exclusively on ‘missing middle’ housing. • An online simulation tool (RHNA Challenge) that allowed the public to create and submit a balanced housing plan.
18 2021-2029 HOUSING ELEMENT
6 • Interviews with “community champions” to receive input on housing. • Consultations with service providers and other stakeholders who represent different socioeconomic groups.
• Two (2) videos explaining the Housing Element and RHNA. • Four (4) ‘pop -ups’ at local community events to engage with residents and distribute information on the Housing Element.
• Two (2) Planning Commission.
• Three (3) City Council workshops.
• One (1) large community open house event.
• Three (3) community roundtables special City Council meetings. • One (1) joint special Planning Commission/City Council meeting. • Mandarin and Spanish translators at most engagement events.

It should be noted that Mandarin was the most requested language for translation. Spanish translation requests were minimal. While Hispanics make up 40.5% of the population in Eastvale, this group tends to be comprised of younger, second -generation residen ts that speak both English and Spanish rather than an immigrant population. By contrast, the Asian population in Eastvale has a larger number of immigrant residents and, thus, a greater need for information to be translated to Mandarin.

The Housing Element Appendix (Housing Background Report) contains a detailed description of the City’s community outreach and engagement efforts.

The City hosted multiple opportunities for public input at local community events as well as several community meetings to engage with residents and distribute information on the Housing Element.
19 Adoption Draft • April 2022 7

HOUSING POLICY PROGRAM
This section of the Housing Element describes the Policy Program for the 2021- 2029 Planning Period. The Policy Program identifies the specific policy strategies necessary to address present and future housing needs and consider the input by residents and stakeholders. The emphasis of the 2021-2029 Policy Program is on strategies enabling the City to maintain and increase housing opportunities for all income levels. In developing this Policy Program, the City assessed its housing needs, evaluated the performance of existing programs, considered the availability of existing and projected funding resources and received input from the community through extensive outreach efforts. These policies are required by State law and necessary to achieve compliance from the California State Department of Housing and Community Development (HCD).

Goals
Goal HE-1 Adequate Housing: Assist in the development of adequate housing to meet the city’s fair share of the region’s housing needs for all income segments of the population.

Goal HE-2 Housing Production Streamlining: Streamline government processes to increase the production of housing.

Goal HE-3 Special Needs Groups: Address the housing needs of special population groups.

Goal HE-4 Housing Conservation and Preservation: Conserve and improve the condition of City’s existing housing stock.

Goal HE-5 Equal Housing Opportunities: Promote equal housing opportunities for all persons regardless of race, age, sexual orientation, religion, or gender.

Goal HE-6 Energy Conservation: Conserve energy in the development of new housing and the rehabilitation of existing housing.

Goal HE-7 Housing Quality and Design: Provide high quality, well - designed living environments for Eastvale residents.

Half Moon Park
20 2021-2029 HOUSING ELEMENT
8 Goal HE-1 – Adequate Housing
Policy HE-1.1: Ensure there is a sufficient supply of land zoned to meet the housing needs identified in the Regional Housing Needs
Assessment (RHNA).

Policy HE-1.2: Maintain land use policies that allow residential growth consistent with the availability of adequate infrastructure and public services.

Policy HE-1.3: Facilitate the development of all levels of affordable housing by providing, when feasible, appropriate State and Federal financial and regulatory incentives.

Policy HE-1.4: To the extent resources are available, assist in the provision of homeownership assistance for lower - and moderate -income households.

Strategies
Strategy HE-1A: Amend the Land Use Designation on Vernola Amend the land use designa tion from Commercial Retail 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.
• Permit owner -occupied and rental multifamily uses by right and will n ot require a conditional use permit or other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
• Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre
• Ensure 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
• Ensure sites will be available for development during the planning period where water and sewer can be provided
• Ensure sites encouraging proximity to employment,
schools, and other resources
Responsible Agency: Co
mmunity Development Department
Timeframe: Land use designation amendments, change of
zones and create zoning and development standards by
21 Adoption Draft • April 2022 9

October 15, 2022. Monitor affordability and location of rezoned sites. As part of additional rezoning for purposes of maintaining adequate sites (e.g., no net loss law), the City will continue to identify and rezone sites at appropriate densities throughout the City to promote more inclusive communities.

Funding Source: Ge
neral Fund and LEAP funding
Quantified Objective: Create opportunity for at least 320 units to provide opportunity for multifamily housing for lower income households which will be within close proximity to services and other resources in high opportunity areas
Strategy HE-1B: R esidential Overlay at The Eastvale Gateway. Establish a Residential Opportunity (RO) 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. 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 -23B. The overlay will comply with the requirements of Government Code
Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i) as listed
• Permit owner -occupied and rental multifamily uses by right and will not require a conditional use permit or
other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
• Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre
• Ensure 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
• Ensure sites will be available for development during the planning period where water and sewer can be provided
• 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.

Responsible Agency: Co
mmunity Development Department

22 2021-2029 HOUSING ELEMENT
10 Timeframe: Adopt the RO Overlay Zone by October 15, 2022.

Monitor affordability and location of rezoned sites. As part of additional rezoning for purposes of maintaining adequate sites (e.g., no net loss law), the City will continue to identify and rezone sites at appropriate densities throughout the City to promote more inclusive communities.

Funding Source: Gener
al Fund
Quantified Objective: Create opportunity for 176 units for lower income household s which will be within close
proximity to services and other resources in high opportunity areas
Strategy HE-1C: A mend 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, 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 andwill comply with Government Code Section 65583, subdivision
(c)(1) and 65583.2 subdivisions (h) and (i) as listed below. • Permit owner -occupied and rental multifamily uses by right and will not require a conditional use permit or
other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
• Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre
• 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 • Ensure sites will be available for development during the planning period where water and sewer can be provided
Responsible Agency: Co
mmunity Development Department
Timeframe: Amend the Leal Policy Area by October 15, 2022.

Monitor affordability and location of rezoned sites. As part of additional rezoning for purposes of maintaining adequate 23 Adoption Draft • April 2022 11

sites (e.g., no net loss law), the City will continue to identify and rezone sites at appropriate densities throughout the City to promote more inclusive communities.

Funding Source: Gen eral Fund
Quantified Objective: Create opportuni ty for at least 2500 units and increase the current capacity from 660 units to a minimum of 1 ,390 units to provide opportunity for
multifamily housing for lower income households which will be within close proximity to services and other resources in high opportunity areas
Strategy HE-1D: Large Sites. To facilitate the development of affordable housing and provide for development phases of 50 to 150 units, the City will routinely coordinate with property owners and g ive high priority to processing subdivision maps that include 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 inc orporate necessary strategies such as ministerial lot splits or other incentives.

Responsible Agency: Co
mmunity Development Department
Timeframe: Ongoing, as projects are processed through the Community Development Department; regulations /
incentives will be adopted within one year of adoption of the Housing Element. Annually meet with developers and
incorporate and revise strategies at least every two years.

Funding Source: Gener al Fund
Quantified Objective : 530 above moderate units, 570
moderate units, 1000 low-income; 300 very low -income; 100 extremely low-income units in areas of high opportunity.

Strategy HE-1E: Multifamily 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, expedited permit processing; reduced parking standards and lot sizes. 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
24 2021-2029 HOUSING ELEMENT
12 Responsible Agency: Community Development and Building and Safety Departments
Timeframe: Im plement additional incentives by June 2023.

Ongoing thereafter, as applications are processed through the Community Development and Building and Safety
Departments, reach out to housing developers annually.

Funding Source: Gener al Fund
Quantified Objective: 150 lower-income units, 50 units within close proximity to services and other resources in high opportunity areas
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:
• Priority project processing
• Deferral of development impact or permit fees
• Flexibility in development standards such as parking, setbacks, and landscaping requirements
• Density and intensity bonuses
• Support for infrastructure upgrades
Responsible Agency: Co
mmunity Development Department
Timeframe: Reach out to developers to obtain feedback by January 2023, develop incentives by October 2023, review annually and amend as needed.

Funding Source: Gener
al Fund
Quantified Objective: 30 very-low- income units and 30 low- income units to improve access to high resource areas for lower-income households and increase housing mobility
opportunities.

with California Government Code Section 65852.2.
• 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.
• Distribute materials on the benefits of a ADUs in areas of high opportunity and limited rental opportunities to
increase mobility for low-income households.
• Develop and implement a monitoring program that will
track ADU approvals and affordability. The City will use this monitoring program to track progress in AD U
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.

Responsible Agency: Co
mmunity Development Department
Timeframe: Amend the municipal code by June 2022 if
necessary; make ADU materials available by June 2022;
evaluate effectiveness of ADU approvals and affordability by 2023; and identify additional site capacity, if needed, by 2024.

Funding Source: G
eneral Fund
Quantified Objectives: 47 ADUs to improve housing mobility and improve proximity to services and employment
opportunities for lower - and moderate -income households (20 ADUs are assumed to address the displacement risk.) Strategy HE-1H: Ho
meownership Opportunities. Work with the County of
Riverside and local nonprofit agencies in an effort to provide homeownership opportunities in the city.

Responsible Agency: Co mmunity Development Department
Timeframe: Work with the County of Riverside to apply for HOME funds as notices of funding availability (NOFAs) are released annually and reach out to local non-profits annually and as funding is available.

Funding Source: HOM
E funds, other funding sources
26 2021-2029 HOUSING ELEMENT
14 Quantified Objective: Connect 5 households with
homeownership opportunities to assist in housing mobility for eligible households.

Strategy HE-1 I: Parking Standards. The City will evaluate current parking standards and revise to ensure they do not pose a constraint to the development of housing.

Responsible Agency: Co mmunity Development Department
Timeframe: Evaluate and modify by January 2023, annually review thereafter.

Funding Source: Gen eral Fund
Goal HE-2 – Housing Production Streamlining
Policy HE-2.1: Consistently monitor and review the effectiveness of the Housing Element programs and other City activities in addressing housing needs.

Policy HE-2.2: Periodically review the City’s regulations, ordinances, and development fees/exactions to ensure they do not unduly constrain the production, maintenance, and improvement of housing.

Policy HE-2.3: Provide streamlined processing of residential projects to minimize time and costs in order to encourage housing
production.

Policy HE-2.4: Ensure that all City regulations related to housing are up-to-date and consistent with State housing legislation.

Strategies
Strategy HE-2A: Annual Review of the Housing Element. The City will review the Housing Element on an annual basis to determine the effectiveness of the programs in the element in achieving the City’s housing goals and objectives. The City will p rovide annual reports to the City Council regarding the effectiveness of the Housing Element. 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.

Responsible Agency: Co
mmunity Development Department
Timeframe: Annually, starting in April 2022.

Funding Source: General Fund
27 Adoption Draft • April 2022 15

Strategy HE-2B: Development Review and Processing Procedures. The City will continually seek to improve development rev iew 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 and reduce fees as necessary to ensure they do not constrain development.

Responsible Agency: Co
mmunity Development Department
Timeframe: Annually review and revise, starting in June 2022 Funding Source: General Fund
Strategy HE-2C: Building Code . As new uniform codes are adopted every three years by the California Building Standards Commission, the City will review and revise its building codes for current compliance and adopt the necessary revisions to further local development objectives.

Responsible Agency: Bu ilding and Safety Department
Timeframe: Annually r eview and update the City’s building codes and as new codes are adopted by the State of
California.

Funding Source: Gener al Fund
Strategy HE-2D: Streamlined Approval (SB 35). The City will also establish a written p olicy 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 d evelopers interested in pursuing the streamlined process.

Responsible Agency: Co
mmunity Development Department
Timeframe: Develop an SB 35 streamlined approval process by October 2022 and implement as applications are received.

Funding Source: Gener al Fund
Quantified Objectives: 10 very-low-income units and 10 low- income units
Strategy HE-2E : Density Bonus. To comply with California Government Code Section 65915, as revised, amend the municipal code to be consistent with State density bonus law.

Responsible Agency: Co
mmunity Development Department
Timeframe: Amend the municipal code by December 2022.
28 2021-2029 HOUSING ELEMENT
16 Funding Source: General Fund
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
Responsible Agency: Co mmunity Development Department
Timeframe: Upon adoption of the Housing Element.

Funding Source: General Fund
Strategy HE-2G: Objective Design Standard. Adopt citywide objective design standards that target infill areas including the Leal, Eastvale Gateway, and Vernola properties.

Responsible Agency: Co mmunity Development Department
Timeframe: Adopt objective design standards with adoption of the comprehensive Zoning Code update in October 2022, implement after adoption.

Funding Source: SB 2 Grant
Quantified Objective: 500 units over the planning peri od; of these, 200 units in high opportunity areas to promote access to resources and mobility for target households.

Strategy HE-2H: Land Management and Permit Expediting. Implement an updated and comprehensive land management database to
assist in the tracking and expediting of permit application.

Strategy HE-2I:

No Net Loss Ordinance. I mplement 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 29 Adoption Draft • April 2022 17

density bonus from the units available in the unit bank.

Promote the ordinance by posting it o n the City’s website and in City buildings as well as provid e materials to housing developers.

Responsible Agency: Co mmunity Development Department
Timeframe: Develop a “No Net Loss” Program by October 15, 2022, annually market to developers
Funding Source: G eneral Fund
Quantified Objective: Ensure the City maintains a sites inventory to accommodate the RHNA throughout the
planning period to allow for housing opportunities and
prevent displacement.

Goal HE-3 – Special Needs Groups
Policy HE-3.1: Encourage housing developers to produce affordable units by providing development standard incentives for projects that include new affordable units available to special needs groups.

Policy HE-3.2: Ensure the availability of suitable sites for the devel opment of affordable housing to meet the needs of all household income levels, including special needs populations.

Policy HE 3.3: Promote the development of special needs housing, such as housing for seniors; housing for persons with physical, developmental, or mental disabilities; and housing for extremely low-income persons.

Policy HE-3.4: Support family housing that addresses resident needs for childcare, youth services, recreation opportunities, and access to transit.

Policy HE-3.5: Participate regionally in addressing homelessness issues.

Strategies
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:
• Support affordable housing development for special -
needs groups throughout the city, including in areas that are predominantly single -family residential. The target 30 2021-2029 HOUSING ELEMENT
18 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.
• 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.
• 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.
• Give priority to permit processing for projects providing affordable housing for special-needs groups.
• Work with public or private sponsors to identify
candidate sites for new construction of housing for
special needs and take all actions necessary to expedite processing of such projects.
• Encourage residential deve lopment near parks, open
space, transit routes, civic uses, social services, and other health resources.
• Partner with nonprofit and for -profit affordable housing developers to support their financing applications for
State and federal grant programs, tax -exempt bonds,
and other programs that become available.
• 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.
• Pursue partnerships with the Inland Regional Center to identify funding opportunities and promote housing for
persons with disabilities.

Responsible Agency: Commu
nity Development Department
Timeframe: Ongoing, as projects are processed by the City .

Annually apply for funding and annually engage with Inland Regional Center.

Funding Source: Whe re feasible, leverage state and federal 31 Adoption Draft • April 2022 19

financing, including Low Income Housing T ax Credits, CHFA multifamily housing assistance programs, HCD Multi -family Housing Loans, CDBG funds, HOME funds, and other
available financing.

Quantified Objective: 3 00 lo wer-income units to reduce displacement risk for lower -income households and
encourage access to high resource areas.

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.

Responsible Agency: Commu
nity Development Department
Time Frame: Amend the Municipal Code by June 2023.

Funding Source: General Fund
Quantified Objective : 6 residential care facility units within close proximity to services and other resources in high opportunity areas
Strategy HE-3C: Employee Housing. Consist with State legislation, 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. The
amendment will also treat employee/farmworker housing
consisting of no more t han 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).

Responsible Agency: Com
munity Development Department
Time Frame: Amend the municipal code by October 2022
Funding Source: General Fund
Strategy HE-3D: Low-Barrier Navigation Centers. Consistent with new State legislation, review the municipal code and revise as
necessary to a llow low -barrier navigation centers for the homeless by right in mixed -use zones and nonresidential 32 2021-2029 HOUSING ELEMENT
20 zones permitting multifamily uses, per Government Code Section 65662.

Responsible Agency: Co mmunity Development Department
Timeframe: Amend the municipal code by October 2022
Funding Source: General Fund
Strategy HE-3E: Extremely Low -Income Households. E ncourage the development of housing for extremely low -income
households through a variety of activities to reduce
displacement, such as outreach to housing developers on an annual basis; providing financial assistance (when feasible), in-kind technical ass istance, or land write -downs; providing expedited processing; identifying grant and funding
opportunities; supporting applications for funding on an ongoing basis; reviewing and prioritizing local funding at least twice in the planning period; and/or offer ing additional incentives beyond the density bonus.

Responsible Agency: Co
mmunity Development Department
Timeframe: Ongoing, as projects are processed by the city , and annually reach out to local developers
Funding Source: Gener al Fund
Quantified Objectiv es: 25 housing units for extremely low - income households to reduce displacement risk
Strategy HE-3F : Reasonable Accommodations . 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:
• Encourage housing developers to include mobility -
impaired accessibility in their project designs to increase housing mobility opportunities for seniors and persons with disabilities.
• 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 o f 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. • Continue to provide exceptions in zoning and land use for housing for persons with disabilities and persons with
33 Adoption Draft • April 2022 21

development disabilities. This procedure is a ministerial process, with minimal or no processing fee, subject to
approval by the Community Development Director.

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.

Responsible Agency: Co
mmunity Development Department
Timeframe: Ongoing, as applications are processed by the City; review and revise regulation approval findings as needed, and specifically remove requiring any type of fee, by December 2022.

Funding Source: G eneral Fund
Quantified Objective : Assist 5 residents with reasonable accommodation requests to reduce displacement risk and
encourage 5 accessible units to improve housing mobility Strategy HE-3G: Support Housing for Residents with Developmental Disabilities. Coordinate housing activities 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 d esignated 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.

Responsible Agency: Co
mmunity Development Department
Timeframe: Meet annually with the Inland Regional Center to discuss opportunities for persons with developmental
disabilities and develop an outreach plan by June 2023.

Develop a brochure and/or post information on the City’s website by October 2023.

Funding Source: Gener al Fund
Quantified Objectives: 10 housing units for persons with disabilities to reduce displacement risk
Strategy HE-3H: Regional Homeless Issues. C ooperate with neighboring cities, the County, the Western Riverside C ouncil of
Governments, and other agencies in the development of
programs aimed at providing homeless shelt ers and related services. During this coordination, the City will determine 34 2021-2029 HOUSING ELEMENT
22 what efforts to take, such as providing education on the financial assistance and programs available.

Responsible Agency: Co mmunity Development Department
Timeframe: Meet with neighboring cities , the County , and WRCOG annually to discuss homeless issues and identify
actions to address homelessness.

Funding Source: Gener al Fund
Quantified Objective: Assist with program development and funding identification that will assist at least 10 homeless persons.

Strategy HE-3I:

Transitional and Supportive Housing. Consistent with State law, a mend 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 wi ll coordinate with service providers annually 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.

Responsible Agency: Co
mmunity Development Department
Time Frame: Amend the municipal code by October 2022.

Coordinate annually with service providers.

Funding Source: Gener al Fund

The Nexus Townhomes
35 Adoption Draft • April 2022 23

Strategy HE-3J: Development Standards for Emergency Shelters. E nsure development standards for emergency shelters are
consistent with State law per California Government Code Section 65583(a)(4)(A)(ii).

Responsible Agency: Co mmunity Development Department
Timeframe: Amend the municipal code by October 2022
Funding Source: General Fund
Goal HE-4 – Housing Conservation and Preservation
Policy HE-4.1: As the City’s housing stock ages, p ursue all available federal and state funds to establish a housing rehabilitation program.

Policy HE-4.2: Focus rehabilitation assistance and community preservation efforts in the Swan Lake and Chandler areas , which have a concentration of older and/or substandard residential structures.

Policy HE-4.3: Preserve the affordability of federal- and state-subsidized units at risk of conversion to market rate or other affordable housing resources.

Strategies
Strategy HE-4A: Housing Rehabilitation Program . Apply for rehabilitation funds to provide housing rehabilitation and weatherization services to very -low- and low -income households and
facilitate place -based revitalization in areas of targeted rehabilitation need and reduce displacement risk due to housing condition. To improve effectiveness of this program, the City will advertise rehabilitation and weatherization programs on the City’s website and provide brochures at City Hall.

Responsible Agency: Co
mmunity Development and Building
and Safety Departments
Time Frame: Starti ng in 2021, annually apply for funding as Notices of Funding Availability are released; meet with the County annually to assess availability of agency funds.

Quantified Objective : T a rgeted rehabilitation of 10 housing units to encourage place -based revitalization and reduce displacement risk for occupants
Funding Source: HOME funds

36 2021-2029 HOUSING ELEMENT
24 Strategy HE-4B: Code Enforcement. The City’s Community Enhancement and Safety staff is responsibl e for ensuring compliance with building and property maintenance codes. Community
Enhancement and Safety handles complaints on a reactive basis and deals with a variety of issues, including property maintenance, abandoned vehicles, housing conditions, and Health and Safety concerns. The City will continue to use Community Enhancement & Safety, as well as Building and Safety staff to ensure compliance with building and property maintenance codes.

Responsible Agency: Bui
lding and Safety Department
Timeframe: Develop a program to reduce displacement risk as a result of code enforcement within one year of Housing Element adoption; conduct code enforcement on an
ongoing basis.

Funding Source: G
eneral Fund
Quantified Objective: Conservation of 10 housing units to prevent displacement.

Strategy HE-4C: Preservation of At -Risk Housing Units. As of May 2021, the City does not have any publicly assisted affordable projects, but if it does in the future, the City shall maintain and update the affordable housing database as a mechanism to monitor and identify units at risk of losing their affordability subsidies or requirements. For complexes at risk of converting to market rate, the City shall:
• Contact property owners of units at risk of converting to market-rate housin g within one year of affordability
expiration to discuss the City’s desire to preserve
complexes as affordable housing.
• Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months.
• Reach out to agencies interested in purchasing and/or managing at-risk units.
• Work with tenants to provide education regarding
tenant rights and conversion procedures pursuant to
California law.

Responsible Agency: Co
mmunity Development Department
Timeframe: Annually monitor units at risk of converting; coordinate noticing as required per California law.

Funding: Gen eral Fund
37 Adoption Draft • April 2022 25

Strategy HE-4D: Replacement Housing. To facilitate place -based revitalization for househo lds 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 re sidential uses that have been vacated or demolished.

Responsible Agency: Commu nity Development Department
Timeframe: The replacement requirement will be
implemented immediately and applied as applications on
identified sites are received and processed.

Funding Source: Gener al Fund
Quantified Objective: Replace any of the 8 units identified in the sites inventory if a) they are planned to be demolished for purposes of building new housing, and b) they are
determined to be occupied by low -income households,
provide assistance to prevent displacement of lower-income households due to loss of affordable units.

Riverwalk Trail
38 2021-2029 HOUSING ELEMENT
26 Goal HE-5 – Equal Housing Opportunities
Policy HE-5.1: Continue to support fair housing laws and organizations that provide fair housing information and enforcement.

Policy HE-5.2: Support programs that offer low - and moderate -income households the opportunity for homeownership.

Policy HE-5.3: Expand the availability of affordable and/or special needs housing through acquisition or conversion.

Strategies
Strategy HE-5A: Affirmatively Further Fair Housing (AFFH). In compliance with California Government 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 orientat ion, 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:
• Implement the following strategies to affirmatively
further fair housing in coordination with the efforts of Strategy HE-5A:
 Place-based revitalization 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 di splacement risk:

HE-1G, HE-3A, HE-3B, HE-3E, HE-3F, HE-3G, HE-3I, HE-
4A, HE-4B, and HE-5C
• By December 2022, a ssign 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. 39 Adoption Draft • April 2022 27

• Meet annually with fair housing service providers and enforcement organizations to track issues and identify
patterns in Eastvale.
• Meet wit h developers within one year of Housing
Element adoption to identify mechanisms to encourage
construction of housing units with three or more
bedrooms. Strategies may include incentives such as fee waivers, parking reductions, or density bonuses.
• Ensure that public outreach is accessible to all people by December 2022 by offering translation services at all
public meetings and workshops, in addition to bilingual written materials.
• Annually host outreach events throughout the
community at local gathering pl aces such as parks,
grocery 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.
• 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 practices, and the benefits of marketing their housing units to Housing Choice Voucher program participants.
• 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.
• 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.
• Meet annually with the Riverside Transit Agency and
Omnitrans to assess unmet transit needs in the city and expand routes and frequency as needed.
• By December 2022, develop a targeted program to
connect lower -income residents with affordable
homeownership and rental opportunities in the city.
• 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
40 2021-2029 HOUSING ELEMENT
28 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.
• Encourage landscaping or other buffers between
residential and industrial uses to promote healthy
neighborhoods and increase tree coverage to mitigate
air pollution.
• 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.
• Meet with the cities of Chino and Jurupa Valley by June 2023 to identify steps to reduce solid waste pollution and conduct annual monitoring of pollution sources.

Responsible Agency: Co
mmunity Development Department
Timeframe: Refer to each strategy in the AFFH program for specific time frames.

Funding Source: Gener al Fund
Strategy HE-5B: Mortgage Credit Certificate Program. Refer eligible residents to the Riverside County Mortgage Credit Certificate (MCC) Program for low - to moderate -income homeowner
assistance. Promote the availability of this program by posting it on the City’s website and in City build ings as well as by providing materials with information on this and other programs to provide to affordable housing providers to
distribute to lower-income households that they work with.

Responsible Agency: Cou
nty of Riverside Economic
Development Agency
Timeframe: De velop informational materials to distribute and post on the City’s website by October 2022.

Funding Source: Gener al Fund
Quantified Objective: Connect 15 eligible residents with the Mortgage Credit Certificate Program
Strategy HE-5C: First-Time Homebuyer Program. Work with the County of Riverside to c onsider the implementation of a first -time homebuyer program to provide down payment assistance
and closing cost assistance to low -income first -time
homebuyers. In order to reduce displacement risk of
prospective first -time homebuyers being priced out of the community, the City will promote the availability of this 41 Adoption Draft • April 2022 29

program in areas with concentrations of renters, particularly low-income renters.

Responsible Agency: Co mmunity Development Department
Timeframe: Consider implementing a first -time homebuyer program by December 2024, annually apply for funding
thereafter.

Funding Source: HOME funds
Quantified Objective : Provide assistance to 6 low -income first-time homebuyers
Goal HE-6 – Energy Conservation
Policy HE-6.1: Encourage the use of energy conservation features in residential construction, rehabilitation, and remodeling.

Strategies
Strategy HE-6A: Promote Energy Conservation. P romote energy efficiency in existing housing and new development:
• Annually reviewing local building codes to ensure
consistency with State -mandated green buildings
standards.
• Partnering with Southern California Edison (SCE) and the Southern California Gas Company (SoCalGas) to promote
energy-saving programs, such as the residential
Multifamily Energy Efficiency Rebate program and the
heating and cooling rebate program, available to SCE
and SoCalGas residential customers.
• Encourage developers to be innovative in designing
energy-efficient homes and improving the energy
efficiency of new construction.
• 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.
• 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.

Responsible Agency: Co
mmunity Development and Building
and Safety Departments
Timeframe: Mak e information available on the City’s website and in public places, such as City Hall, by July 2022
42 2021-2029 HOUSING ELEMENT
30 Funding Source: General Fund, SCE, and SoCalGas funding sources
Goal HE-7 – Housing Quality and Design
Policy HE-7.1: Ensure housing quality and good design in all new housing development.

Policy HE-7.2: Ensure adequate open space is available to current and future residents of all income levels.

Policy HE-7.3: Proactively address future demand on infrastructure facilities to support existing and future housing needs.

Strategies
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. Man y of these policies are also reflected in the City’s Zoning Code (Title 18 of the Municipal Code).

Responsible Agency: Co mmunity Development and Building and Safety Departments
Timeframe: Revi ew and update of Eastvale Design Guidelines at least twice during the planning period.

Funding Source: Gener al Fund
Strategy HE-7B: Parks and Open Space . Ensure a balance between the provision of additional housing and additional recreational amenities that support th e growing population of the City.

Parks and open space 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 e xplore creative opportunities to provide quality parks, open space, and recreational amenities for Eastvale residents.

Additionally, should the City become an entitlement
jurisdiction by 2024 -2025, a portion of the City’s CDBG allocation would be availabl e for eligible activities including funding for parks and open space activities.
43 Adoption Draft • April 2022 31

Responsible Agency: Community Development and
Community Services Departments; Jurupa Community
Services District
Timeframe: Ong oi ng and as developments are proposed,
work with Jurupa Community Services District (JCSD) to ensure sufficient open space is considered with each project.

As CDBG funding is available.

Funding Source: Gener al Fund, CDBG
Quantified Objective: Aim to p rovide a ccess to park space within one mile of all homes, even pop-up parks to reduce pollution through tree coverage.

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.

Responsible Agency: Co mmunity Development Department
Timeframe: Ongoing, as applications are processed by the City and with implementation of capital improvement
projects
Funding Source: Gener al Fund
Quantified Objective : Ensure continued infrastructure is available to continue to provide housing opportunities and prevent displacement.

44 2021-2029 HOUSING ELEMENT
32 Quantified Objectives
Quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not set a ceiling on developmen t; rather, they set a target goal for the jurisdiction to achieve based on needs, resources, and constraints. Each quantified objective is detailed by income level, as shown in Table H-2.

TABLE HE-2. QUANTIFIED OBJECTIVE SUMMARY
Policy Strategy Extremely
Low Very Low Low Moderate Above
Moderate
RHNA 572 573 672 635 576
New Construction
Strategy HE-1A 50 50 220
Strategy HE-1B 25 25 126
Strategy HE-1C 100 300 1000 570 530
Strategy HE-1D 100 300 1000 570 530
Strategy HE-1E 25 25 100
Strategy HE-1F 30 30
Strategy HE-1G 5 10 13 7 12
Strategy HE-1H 2 3
Strategy HE-2D 10 10
Strategy HE-2G 100 200 200
Strategy HE-2H 100 100 100 100
Strategy HE-3A 50 100 150
Strategy HE-3B 2 4
Strategy HE-3E 25
Strategy HE-3F 5
Strategy HE-3G 5 5
Strategy HE-3H 10
Strategy HE-5B 7 8
Strategy HE-5C 6
Rehabilitation
Strategy HE-4A 2 4 4
Conservation
Strategy HE-4B 3 5 2
Strategy HE-4D 8
Source: City of Eastvale, October 2021

45 2021-2029 HOUSING ELEMENT
34 APPENDIX – HOUSING BACKGROUND
REPORT

46 47

Adoption Draft • April 2022 35

PUBLIC PARTICIPATION
State law requires that jurisdictions use a variety of outreach methods “to achieve public participation of all economic segments of the community in the development of the housing element . . .” (Government Code Section 65583). To satisfy this requirement, the City pursued several outreach strategies, as detailed below.

Public Engagement Website and Social Media
The City’s public engagement website (engage.eastvaleca.gov) is used to inform residents of government and community events and transmit importan t information. The website is used for this project to inform residents of the Housing Element update process and provide access to an online simulation tool. Materials on the website were also translated in Mandarin. The draft Housing Element will be posted for review prior to submitting it to the California Department of Housing and Community Development (HCD) and will be available for the entire 60 -day review period. Comments received will be reviewed and addressed and summarized in this section. In addi tion, the City maintains a strong social media presence within the community with thousands of followers across all platforms (Facebook: 21,000+; Instagram: 16,000+; Twitter:
4,100+) where information related to the General Plan and Housing Element updates is continuously shared with residents, business owners, and other community stakeholders regarding upcoming opportunities for public input and engagement.

Postings related to the Housing Elements on social media platforms drew, on average, between 5,000 and 6,000 views, with the average number of comments between 10 to 15; however, a few posts drew more than 200 comments. Many of the comments focused on concerns related to the impacts to circulation and schools from increasing density to accommodate RHNA.

Other comments posted clarifying questions, to which staff provided prompt answers to address any misconceptions. These issues were a common theme across all forms of public outreach.

Online Simulation Tool (RHNA Challenge)
An online simulation tool was created to allow members of the public to create a balanced housing plan and submit the plan to staff as input for the Housing Element (https://eastvaleca.abalancingact.com/TaketheRHNAChallenge). This tool allowed residents to create their own housing plan for the City by increasing or decreasing the density on each candidate site with the ability to visualize what is necessary to meet the City’s RHNA. This method was used to gather public input on which sites the public would like to be rezoned and redesignated as a part of 6th cycle Housing Element update. The tool was launched August 4, 2021 and kept live through November 1, 2021. As of February 4, 2022, the site had 1,483 pageviews and staff had received 66 simulation submittals with over 90% of submittals coming from within Eastvale. The input received using this tool, along with other forms of input, helped to inform staff’s recommendation of the candidate sites.

Input from the simulation submittals indicated overwhelming support for the majority of RHNA to be accommodated by Site 21 (Leal Property) followed by Site 22 (Vernola).
48 2021-2029 HOUSING ELEMENT
36 Community Champion Interviews
As part of the General Plan and Housing Element update outreach program, staff conducted eighteen “Community Champion” interviews with various residents, business owners, and other community leaders to understand the biggest challenges faced by Eastvale as they see it, how they envision Eastvale’s future, and what ideas they may have to offer in support of the updates.

Community Champions were comprised of stakeholders representing interests in the following local communities and organizations:
• Faith-based
• Education
• Youth
• Community Organizations
• Partner Organizations
• Business
• Land Development
• Medical
• Mobility
• Homeowners’ Associations
• Senior Citizens
• General Residents
During the interviews, staff covered various housing- related topics, including entry-level and “missing middle” housing, ADUs, rental vs ownership, and multiple-family vs single -family. Responses from the Community Champion s focused on the following issues and recommendations:
• More recreational opportunities near housing
• Create vibrant street spaces and places for gathering • Places to walk/bike, and more active transportation near housing • Eastvale needs to become a “place”, not just a bedroom community • Integrate small retail into residential areas
• ADUs create an opportunity to increase housing supply, particularly for multi-generational families
• Diversify housing beyond single family – a partments, condos, first time home buyers, senior families
• Need for affordable housing in Eastvale
• The Leal property is key to accommodating housing and other uses that residents need, such as civic uses (library, city hall, police station), retail, office, and open space

49 Adoption Draft • April 2022 37

Clear Vision Speaker Series
The Clear Vision Speaker Series consisted of six evening lecture sessions from a “who’s who” of planning experts covering various topics in urban planning that took place from November 2020 through March 2021. One of the sessions focused exclusively on housing and the “missing middle”. The speaker explained how diverse housing options can fit seamlessly into existing residential neighborhoods and support walkability, locally serving retail, and public transportation options. Another session focused on community design and how diverse housing options are an integral component of good urban design.

Members of the public were made aware of upcoming sessions through social media and on the City’s public engage ment website. The sessions were also recorded and moderated by staff. Each of the speakers shared their expertise and importance of their topic as it applies to Eastvale. An open forum after each presentation afforded community members the opportunity to ask questions of the experts and probe deeper on case studies and themes that may be applicable to the future of Eastvale. After each session, a survey was sent to those in attendance as well as other interested parties where they were asked to provide feedback on the specific topic. Links to all of the session and surveys are included on the public engagement website. Eighty -six (86) participants took the survey on housing and the “missing middle”. The following summarizes the survey responses:
• When asked what their most important housing needs were, respondents ranked “enough interior space for me and my family,” “private outdoor space for relaxing and entertaining,” and “affordability” as the most important.
• 21% of respondents would consider adding or co nverting existing space in their home to an Accessory Dwelling Unit (ADU).
• 68% of respondents were not in support of smaller housing units such as duplexes, fourplexes, townhomes and small multiple -family developments, and 64% of respondents said they would not support regulation that allows the development of “missing middle” housing. • A common theme that emerged in open -response questions was that residents preferred building out more dining and entertaining options rather than housing, and a concern tha t bringing in more middle housing would lead to an increase in traffic congestion, crime and potentially devalue homes.

Informational Videos
Staff developed two informational videos explaining the Housing Element (https://youtu.be/WDobNqhUCuk) and the RHNA process
(www.facebook.com/cityofeastvale/videos/4382009068527178). These videos were made available through the project’s website and regularly shared via the City’s social media outlets. The videos were also shared during community meetings and used as a conversation starter at ‘pop -up’ events to inform the public.

50 2021-2029 HOUSING ELEMENT
38 Community “Pop-up” Events
Staff hosted a series of “pop-up” booths at local community events through the summer of 2021. These included the popular monthly EATSvale food truck events (over 6,000 attendees) at the city-owned “Citrus Property” located Citrus Street and Scholar Way on July 23, August 4, and September 24, and the Chinese Full Moon Festival (over 1,000 attendees) at the Eastvale Community Center located at Schleisman Road and H arrison Avenue on September 18. During these all -day events staff provided information on the Housing Element, explained the RHNA process using large maps, and had iPads on hand to encourage the public to submit a balanced housing plan using the online simulation tool. Mandarin and Spanish translators were also on hand at these events to assist with language barriers. Many of the comments received at these events focused on concerns related to the impacts to circulation and schools from increasing density to accommodate RHNA. Given the State requirement to accommodate RHNA, many residents supported Site 21 (Leal Property) to accommodate the majority of new housing units.

Public Meetings
Planning Commission Workshop
On January 20, 2021, the city held a Planning Commission workshop on the 2021- 2029 Housing Element update that was open to the public to attend and participate, virtually and in person with social distancing. City staff presented an overview of the Housing Element update process and required contents of the element, discussed early strategies to meet the city’s regional housing need allocation (RHNA), and solicited feedback from the Planning Commission and community members on these strategies and other housing needs in Eastvale.

Commissioners exp ressed their support for increasing the availability of affordable housing and interest in considering a variety of units to meet this need, including accessory dwelling units (ADU). No community members chose to participate during the open discussion and questions portion of the presentation; however, the event was held virtually and is available on the City’s website, allowing residents ongoing access to this information. Commissioners discussed current and past RHNA responsibility and the challenges that come with identifying sites to accommodate the current RHNA. There was also a discussion about development projects, the fact that project applications typically do not request a lower project density than is permitted, and possible penalties for not meeting RHNA or adopting a compliant Housing Element.

City Council Workshop
On April 14, 2021, the City held a City Council workshop on the 2021-2029 Housing Element update and that was open to the public to attend and participate virtually and in person with social distancing. This workshop was the same format as the January 20 Planning Commission workshop. City staff presented an overview of the Housing Element update process and the element’s required contents, discussed early strategies to meet their regional housing need allocation, and solicited feedback from the City Council and community members on t hese strategies and other housing needs in Eastvale. Public comment was not received from any participants. Council members discussed 51 Adoption Draft • April 2022 39

the limitations of the City’s ability to require affordability or spur development of certain types and asked for further information about the pending and approved projects listed in the RHNA allocation discussion. There was also discussion of the assumptions regarding the relationship between affordability and density and how deed restrictions influence affordability.

Planning Commission Meeting
On April 21, 2021, staff gave a presentation to the Planning Commission on the General Plan update (Eastvale 2040) community engagement summary that covered the topic of housing, among other topics related to the General Plan. The Planning Commission meeting was open to the public to attend and participate virtually and in person with social distancing. Staff covered the various forms of outreach used to inform the community about the General Plan and Housing Element, including the C ity’s public engagement website, social media platforms, stakeholder interviews, and the award -winning Clear Vision Speaker Series. Staff also presented a set of common themes that emerged from the outreach, including some related to housing which included protecting existing neighborhoods, considering affordable and diverse options for seniors, young people, and multi -generational residents, and ensure good design and adequate infrastructure to support housing.

Planning Commission Meeting
On July 21, 2021, before the Planning Commission, and on July 28, 2021, before the City Council, staff gave a presentation on the potential sites available to meet the City’s RHNA. The presentation provided a list of all available sites and potential increased capacities. Staff also introduced the online simulation tool (RHNA Challenge) in which the City asks the community to participate in an interactive online RHNA tool that gives residents an opportunity to provide feedback on the sites households at all income levels ad densities.

Open House
On August 26, 2021, the City held a large two -hour open house and community engagement event at a local church. The event consisted of a presentation on the Housing Element and the RHNA Process, followed by an open forum Q&A discussion where members of the public could ask questions and have an open dialogue with staff and project consultants. After the Q&A session, four breakout groups were conducted, each hosted by a member of the project team. The breakout groups include large printed maps showing the opportunity sites and sticky notes to allow members of the public to leave comments on the sites. In addition, staff also had iPads on hand to encourage the public to submit a balanced housing plan using the online simulation tool.

Community RoundTable/City Council Meetings
On September 20, 2021, the City kicked off a series of community roundtable special City Council meetings held at local churches. Subsequent special City Council meetings were held on September 27 and October 18. These meetings were conducted like the open house and community engagement event, including an open forum Q&A discussion where members of the public could ask questions and have an open dialogue with staff and project consultants, along with breakout groups. As special City Council meetings, council members 52 2021-2029 HOUSING ELEMENT
40 were also in attendance to observe and ask questions.

Joint City Council/Planning Commission Meeting
On November 1, 2021, the City held a joint Special meeting of the City Council and Planning Commiss ion to review the draft Housing Element and recommended sites and direct staff to submit to HCD for a 60-day review period in compliance with State law.

Public Meetings Comments Summary
Throughout the various public meetings, workshops, open house, and roundtables described above, members of the public provided numerous verbal and written comments. Several main themes emerged and are summarized below:
• Accommodating 3,028 units over the next eight years was the primary concern of many residents who submitte d comments. Many residents felt that Eastvale cannot accommodate that many units without significant impacts.
• Many of the comments focused on concerns related to impacts to traffic circulation and local school populations from the increased density and population to accommodate RHNA.
• Many residents had concerns with building higher density residential projects (apartments and condominiums) within established single - family residential neighborhoods and the negative impacts to traffic and parking in those neighborhoods.
• Understanding that accommodating RHNA is a State mandate, some residents supported allocating the majority of RHNA to Site 21 (Leal) followed by Site 22 (Vernola).
• Given their location near other existing higher density developments, large shopping centers, public transit lines, and the I-15 Freeway, Sites 21 (Leal) and 22 (Vernola) garnered the most support to accommodate the majority of RHNA, particularly the higher density requirements. • Site 21 (Leal) was also supported to accommodate the lion’s share of RHNA given that it will become Eastvale’s “downtown” and will include other uses such as a library, city hall, police stations, retail, office and open space.
• Property owners of identified sites for rezoning expressed concerns over their property rights should their properties be rezoned. • Some residents provided comments in support of affordable housing such as senior housing and housing for young professionals who cannot afford to buy a home in Eastvale.
• A few residents expressed the need to provide affordable and special needs housing for disabled persons.
53 Adoption Draft • April 2022 41

The Housing Element takes into consideration the community’s concerns with traffic circulation and overpopulation of local schools as well as the desire to protect the character and l ivability of existing single -family neighborhoods. It also reflects the community’s input received throughout the entire outreach process to focus growth in areas of the city that can most strategically accommodate it, such as the Leal and Vernola properties. The Housing Element also addresses some resident’s desire for senior, entry -level, and special needs housing through the various programs included in the Housing Policy Program.

Agency Consultations
To ensure that the city solicits feedback from all segments of the community, consultations were conducted with service providers and other stakeholders who represent different socioeconomic groups , specifically lower income households and special needs groups. Between December 2020 and January 2021, staff reached out to eight stakeholder organizations to offer the opportunity for each to provide one -on-one input on housing needs and programs. Of these eight organizations, four responde d and provided input to the city. These included:
• Community Action Partnership of Riverside County
• Inland Regional Center
• Fair Housing Council of Riverside County
• Southern California Association on Nonprofit Housing (SCANPH) In each consultation, the stakeholders were asked the following questions:
1) What three top opportunities do you see for the future of housing in Eastvale? What are your three top concerns for the future of housing in Eastvale?
2) What types of housing do your clients prefer? Is there adequate rental housing in the City? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities? 3) Where have your clients been able to afford housing, if at all? What continues to be a struggle in allowing your clients/people you serve to find and keep affordable, decent housing?
4) What are the biggest barriers to finding affordable, decent housing? Are there specific unmet housing needs in the community? 5) How do you feel about the physical condition of housing in Eastvale? What opportunities do you see to improve housing in the future? Through these consultations, stakeholders identified several barriers to housing, especially for lower-income households. One service provider noted that much of the lower-income housing has been limited to senior households, which not only causes challenges for non -senior households, but can also be challenging for senior households requiring on -site medical services if these are not provided. Wheelchair accessibility was also identified as a barrier to residents with disabilities looking to live in affordable projects (addressed in Strategies HE- 54 2021-2029 HOUSING ELEMENT
42 3F and HE-3G). Another community organization representative identified poor housing conditions as a barrier to safe, affordable housing, with insects and mold being the biggest issues (addressed in Strategies under Policies HE-4B and HE- 4B). Another respondent discussed the challenge of finding sites with appropriate land use designations for higher-density housing in the city, as well as the lack of available infrastructure (addressed in actions under Policy HE-1D).

Public Hearings
This section will be updated after the Planning Commission and City Council public hearings take place.

Noticing of the Draft Housing Element
The initial Draft Housing Element was released for public review on October 29, 2021 2 weeks prior to submitting the draft to HCD. The Draft Housing Element was made available on the City’s website and noticed to residents through the same methods as the Planning Commission and City Council meetings.

Additional direct noticing was sent to local housing advocate groups. HCD provided its official comments and findings on the draft Housing element on January 14, 2022. The revised Draft Housing Element was released fo r public review on February 7, 2022 in the same manner as the initial draft.

During the 60-day review period the city made additional revisions to the draft Housing Element. In compliance with AB 215 requirements the revised Housing Element was posted on the City’s website on March 28, 2022 and an email including the link to the Housing Element was sent all out to individuals and organizations that previously requested notices relating to the City’s housing element. Revisions were then submitted to HCD seven days later on April 5, 2022.

Riverwalk Trail
55 Adoption Draft • April 2022 43

EVALUATION OF THE PREVIOUS HOUSING

ELEMENT
According to Government Code Section 65588:

Each local government shall review its housing element as frequently as appropriate to evaluate all of the following: (1) The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal; (2) The effectiveness of the housing element in attainment of the community's housing goals and objectives; (3) The progress of the city, county, or city and county in implementation of the housing element.

This section discusses the progress achieved to date and identifies if the city will continue, modify, or delete each action. Additionally, the city worked diligently to address the housing needs of special needs groups. Some of the accomplishments are highlighted below:
• Amended the zoning code to allow for s ingle-room occupancy in the C- 1/C-P zones with a conditional use permit.
• Amended the zoning code to include a formalized process to allow for reasonable accommodations.
• Amended the zoning code to allow accessory dwelling units (ADUs) in accordance with State law.
• Reached out to local homeless service providers to determine how the city could assist with regional homeless needs; the city will work to provide support through fundraisers and by promoting their efforts through the City’s website.

Program Implementation Status Action
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.

Modified.

Combined
with Action
H- 3.1. New
Strategy
HE-1A.

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
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
Modified.

New
Strategy
HE-1D.
56 2021-2029 HOUSING ELEMENT
44 Program Implementation Status Action
lots where the development application
can be found consistent with the General
Plan and applicable Specific Plan.

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.

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.

Modified.

HE-3A
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.

Modified.

Combined
with HE-1.1.

ACTION H-4.1: Funding Opportunities
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.

The City has not received any
requests for lower- or
moderate-income housing.

Delete.

Combined
with HE-3A
57 Adoption Draft • April 2022 45

Program Implementation Status Action
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.

Delete.

Combined
with H-2.1.

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 financing 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.

Continue.

New
Strategy
HE-1E
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.

New
Strategy
HE-1H.

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.

New
Strategy
HE-2A.

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
The City has established a
staff-level review committee
that meets biweekly, or as
needed, to discuss
development projects. This
staff level review expedites
Continue.

New
Strategy
HE-2B.
58 2021-2029 HOUSING ELEMENT
46 Program Implementation Status Action
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 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.

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.

New
Strategy
HE-2C.

ACTION H-8.1: Incentives for
Development of Housing
The City will offer fast track/priority
processing, density bonuses, flexibility in
development standards, and 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.

Combined
with HE-

1.41. New
Strategy
HE-3.I
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.

Delete.

Combined
with HE-1.4.

New
Strategy
HE-3A.

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.

Delete.

Combined
with H-2.1.

New
Strategy
HE-3A.

ACTION H-11.1: Extremely Low-Income
Households
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
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.

New
Strategy
HE-3E.
59 Adoption Draft • April 2022 47

Program Implementation Status Action
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.

New
Strategy
HE-3F.

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

Delete.
60 2021-2029 HOUSING ELEMENT
48 Program Implementation Status Action
residential subdivisions.

ACTION H-13.1: Regional Homeless Issues
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.

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 will
work to provide support
through fundraisers and
promoting their efforts
through the City’s website.

Continue.

New
Strategy
HE-3I

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.

New
Strategy
HE-4A.

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.

New
Strategy
HE-4B.

ACTION H-16.1: 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, 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
The City does not have any
units at risk of converting to
market rate.

Modify.

New
Strategy
HE-4C.
61 Adoption Draft • April 2022 49

Program Implementation Status Action
options for preservation.

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.

New
Strategy
HE-4D.

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 assistance.

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.

New
Strategy
HE-5A.

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.

New
Strategy
HE-5C.

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.
62 2021-2029 HOUSING ELEMENT
50 Program Implementation Status Action
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.

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.

New
Strategy
HE-5C.

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 to those plans.

Applicants for building permits must
show compliance with the state’s energy
conservation requirements at the time
building plans are submitted.

The City actively enforces
Title 24 energy conservation
standards.

Delete.

63 Adoption Draft • April 2022 51

COMMUNITY PROFILE
An accurate assessment of existing and future residents’ demographic characteristics and housing needs forms the basis for establishing program priorities and quantified objectives in the Housing Element. This section presents statistical information and a nalysis of demographic and housing factors that influence housing demand, availability, and cost. The focus of this section is identifying the need for housing according to income level and by special needs groups.

Data Sources
The most current and relevant data sources were used in the preparation of this Housing Element. This document contains data from the 2014 -2018 American Community Survey (ACS), 2012-2016 Comprehensive Housing Affordability Strategy (CHAS), Department of Finance (DOF), 2020 Southern California Association of Governments (SCAG) data that was approved by HCD, and data from other sources.

Population Characteristics
Housing needs are largely determined by population and employment growth, coupled with various d emographic variables. Characteristics such as age, household size, occupation, and income combine to influence the type of housing needed and its affordability.

Population Trends
Eastvale was predominantly dairy farms and agriculture until the late 1990s. At that time, the area started to suburbanize to accommodate the influx of people from neighboring Orange and Los Angeles counties seeking affordable housing.

Between 2015 and 2021, Eastvale’s population grew moderately by 8,755 people, or 12.5 percent, compared to the SCAG region as a whole, which grew by 0.6 percent during the same period (see Table HE-3).

TABLE HE-3. POPULATION GROWTH
Jurisdiction
Total Population Growth
2015 2021 Total Percentage
Eastvale 61,002 69,757 8,755 12.5%
Riverside County 2,315,706 2,454,453 138,747 6.0%
SCAG Region 18,731,901 18,849,841 117,940 0.6%
Source: CA DOF E-5 Population and Housing Unit Estimates, SCAG Housing Element Data; 2020 Census
Age Characteristics
Although population growth strongly affects total demand for new housing, housing needs are also influenced by age characteristics. Typically, different age groups have distinct lifestyles, family characteristics, incomes, and housing preferences. As people move through each stage of life, their housing needs and preferences change. Age characteristics are therefore important in planning for the changing housing needs of residents.
64 2021-2029 HOUSING ELEMENT
52 For instance, many young adults (under 34) are single or starting families.

Housing needs for younger a dults are addressed through apartments or first - time homeownership opportunities. Middle -aged residents (34 to 64) may already be homeowners, are usually in the prime earning portion of their careers, and thus tend to seek larger homes. Seniors (65+) often own a home but, due to limited income or disabilities, may need assistance to remain in their homes.

The age distributions for the City of Eastvale and Riverside County are presented in Table HE-4 . According to the 2014 -2018 ACS, a little more than half (55.3 percent) of the population in Eastvale is working age, between 20 and 59 years of age, and a little over one -third (33.4 percent) of the population is school age or below, between 0 and 19 years of age. The remaining 11.3 percent of the population is 60 years and over. The age distribution is similar to Riverside County, although Eastvale has a slightly higher percentage of persons under 19 years of age and a lower percentage of persons over the age of 60.

TABLE HE-4. 2018 AGE CHARACTERISTICS
Jurisdiction Median
Age
Percentage of Age Groups
0–
9 10–
19 20–
29 30–
39 40–
49 50–
59 60–
69 70–
79 80
and
over
Eastvale 33.1 17.4% 16.0% 12.6% 15.9% 15.8% 11.0% 6.5% 3.0% 1.8% Riverside
County 35.3 13.7% 14.9% 14.2% 13.1% 12.8% 12.3% 9.6% 5.9% 3.4% Source: 2014-2018 American Community Survey
Race and Ethnicity
As shown in Table HE-5, the largest racial group in Eastvale in 2018 identified themselves as white (43.2 percent). Riverside County had a higher percentage of white residents, with 60.8 percent. Hispanic residents made up 40.5 percent of the population in Eastvale, which was slightly lower than the county’s 48.4 percent. Compared to Riverside County, Eastvale has a higher population of Asian residents (26.1 percent), the largest group of which identify as Chinese (11 percent of the city’s total population).

TABLE HE-5. 2018 RACE AND ETHNICITY
Jurisdiction
Race/Ethnicity of Population
White African
American
American
Indian/
Alaska
Native
Asian
Hawaiian/
Pacific
Islander
2 or
more
races/
Other
Hispanic*
Eastvale 43.7% 8.6% 0.16% 26.3% 0.16% 20.9% 40.5%
Riverside
County 60.8% 6.4% 0.8% 6.4% 0.3% 20.8% 48.4%
Source: 2015-2019 American Community Survey
*The Census does not categorize Hispanic as a race and could be represented in all race categories.

65 Adoption Draft • April 2022 53

Household Characteristics
Household type and size, income levels, and other household characteristics determine the type of housing needed by residents. This section details the various household characteristics affecting housing needs.

Household Types and Sizes
A household refers to the people occupying a home, such as a family, a single person, or unrelated persons living together. Family households often prefer single-family homes or condominiums to accommodate children, and nonfamily households generally occupy smaller apartments or condominiums.

Table HE-6 displays household composition as reported by the 2014- 2018 ACS.

In Eastvale, families made up 87.7 percent of all households, and 67.7 percent of families have children under 18 years of age (56.8 percent of the total population).

Owner-occupied households have a higher percentage of families than renter - occupied households, but families with children make up a higher percentage of renter households than owner-occupied households.

TABLE HE-6. HOUSEHOLD CHARACTERISTICS
All Households Owner Occupied Renter Occupied
Number Percentage Number Percentage Number Percentage
Households 14,705 - 10,969 - 3,736 -
Families 12,897 87.7% 9,810 89.4% 3,087 82.6%
Families
With
Children
Under 18
8,354 56.8% 6,124 55.8% 2,230 59.7%
Nonfamily 1,808 12.3% 1,159 10.6% 649 17.4%
Average
Household
Size

4.17 4.11 4.36
Source: 2014-2018 American Community Survey
Overcrowding
Overcrowding is closely related to household income and the cost of housing.

The US Census Bureau considers a household overcrowded when there is more than one person per room (rooms exclude bathrooms and kitchens) and severely overcrowded when there are more than 1.5 occupants per room.

Overcrowded households usually indicate a lack of affordable housing.

According to the 2014 -2018 ACS and as shown in Figure H E-1, 3.3 percent of Eastvale’s owner-occupied households were overcrowded and only 0.8 percent were severely overcrowded, compared to the SCAG region, with 4.9 percent of households overcrowded and 1.3 percent severely overcrowded. In renter - occupied households, 4.5 percent of Eastvale households were overcrowded and

0.8 percent were severely overcrowded, compared to the SCAG region, with 15.6 percent of households overcrowded and 6.4 percent severely overcrowded. 66 2021-2029 HOUSING ELEMENT
54 Figure HE-1 Occupants per Room

Source: 2014-2018 American Community Survey, SCAG Housing Element Data Household Income
Along with housing prices and rents, household income is the most important factor affecting housing opportunities in Eastvale. Housing choices such as tenure (owning versus renting), housing type, and location are dependent on household income. On the other hand, household size and type often affect the proportion of income that can be spent on housing.

For the purpose of evaluating housing affordability, housing need, and eligibility for housing assistance, income levels are defined by guidelines adopted each year by the HCD. For Riverside County, the area median income (AMI) for a family of four in 2020 was $ 75,300.
• Extremely Low Income: Up to 30 percent of AMI ($0 to $26,200) • Very Low-Income: 31 to 50 percent of AMI ($26,201 to $37,650) • Low Income: 51 to 80 percent of AMI ($37,651 to $60,250) • Moderate Income: 81 to 120 percent of AMI ($60,251 to $ 90,350) • Above Moderate Income: Above 120 percent of AMI ($90,351or more) Table HE-7 shows the maximum annual income level for each income group adjusted for household size for Riverside County. The maximum annual income data are used to calculate the maximum affordable housing payments for households with different income levels and their eligibility for federal housing assistance.

3.3%

0.8%

4.5%

0.8%

4.9%

1.3%

15.6%

6.4%

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

12.00%

14.00%

16.00%

18.00%

1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Eastvale SCAG
67 Adoption Draft • April 2022 55

TABLE HE-7. MAXIMUM HOUSEHOLD INCOME BY HOUSEHOLD SIZE, 2020 Income
Category
Household Size
1 2 3 4 5 6 7 8
Extremely
Low $15,850 $18,100 $21,720 $26,200 $30,680 $35,160 $39,640 $44,120 Very Low $26,400 $30,150 $33,900 $37,650 $40,700 $43,700 $46,700 $49,700 Low $42,200 $48,200 $54,250 $60,250 $65,100 $69,900 $74,750 $79,550 Median $52,700 $60,250 $67,750 $75,300 $81,300 $87,350 $93,350 $99,400 Moderate $63,250 $72,300 $81,300 $90,350 $97,600 $104,800 $112,050 $119,250 Source: California Department of Housing and Community Development 2020

Table HE-8 provides a summary of households in Eastvale according to the 2014- 2018 American Community Survey. The highest percentage of households (31.4 percent) earns more than $150,000.

TABLE HE-8. HOUSEHOLD INCOME BY TENURE, 2018
Annual Income
Owner Occupied Renter Occupied Total
Number Percentage Number Percentage Number Percentage
Less than $14,999 345 3.1% 361 9.7% 706 4.8%
$15,000 to $24,999 223 2.0% 35 0.9% 258 1.8%
$25,000 to $34,999 361 3.3% 259 6.9% 620 4.2%
$35,000 to $49,999 662 6.0% 233 6.2% 895 6.1%
$50,000 to $74,999 1,421 13.0% 461 12.3% 1,882 12.8%
$75,000 to $99,999 1,251 11.4% 377 10.1% 1,628 11.1%
$100,000 to $149,999 3,012 27.5% 1,085 29.0% 4,097 27.9% $150,000 or more 3,694 33.7% 925 24.8% 4,619 31.4%
Source: 2014-2018 American Community Survey

As shown in Table HE-9 , according to the 2012 -2016 CHAS, renter households tended to have lower incomes overall—26.7 percent of renter households earned 80 percent of the AMI or less, compared to 16.7 percent of owner households.

Almost two-thirds of renter households earn more than 100 percent of the AMI (65.6 percent, or 2,250 households), and the next largest group earns between 50 and 80 percent of the AMI (11.2 percent, or 385 households). Citywide, only 6.4 percent of households earned less than 30 percent of the AMI. More than half of these were owner households, but because the majority of households in Eastvale are owners, extremely low -income households make up less than 5 percent of owner households. Almost three -quarters of households (74.6 percent) earned more than 100 percent of the area median income. More than three-quarters of owner-occupied households (77.5 percent) earned more than 100 percent of the area median income. No other income category represented more than 9 percent of the owner-occupied households.
68 2021-2029 HOUSING ELEMENT
56 Overpayment
State and federal housing law defines overpayment as a household paying more than 30 percent of gross income for housing expenses. Severe overpayment is defined as households paying more than 50 percent of their income for housing.

Housing overpa yment is especially problematic for lower -income households that have limited resources for other living expenses. Households overpaying or severely overpaying for housing can be in a precarious financial position and can be at risk for homelessness.

Table HE-9 shows to what extent occupied housing units (households) in Eastvale are overpaying for housing by their income category. Extremely low - income households tended to have the highest rate of severe overpayment — among renters and owners combined, 82.7 pe rcent of extremely low -income households overpaid for housing, and 81.0 percent severely overpaid for housing.

More than three -quarters of lower- income households earning 80 percent or less of the AMI (79.9 percent, or 2,150 households) paid more than 30 percent of their income on housing expenses. More than two -thirds of lower -income households paid more than 50 percent of their income on housing expenses (68.6 percent, or 1,845 households). The rates of overpayment between lower- income owners and renters were fairly similar, with 81.7 percent of lower-income homeowners paying more than 30 percent of their income for housing (1,450 households), and 76.5 percent of lower -income renter households overpaying (700 households). Among households earning 100 percent or more of the area median income, more than one -quarter were overpaying for housing (28.9 percent), and only 4.1 percent were severely overpaying.

69 Adoption Draft • April 2022 57

TABLE HE-9. TOTAL HOUSEHOLDS OVERPAYING BY INCOME IN

EASTVALE
Income Level All Occupied
Housing
Owner-Occupied
Housing
Renter-Occupied
Housing
# % # % # %
Extremely Low Income
(<30% of AMI) 895 6.4% 520 4.9% 375 10.9%
Overpaying (30% or More) 740 82.7% 420 80.8% 320 85.3%
Severely Overpaying
(50% or More) 725 81.0% 420 80.8% 305 81.3%
Very Low Income
30 to 50% of AMI 505 3.6% 350 3.3% 155 4.5%
Overpaying (30% or More) 465 92.1% 315 90.0% 150 96.8%
Severely Overpaying
(50% or More) 390 77.2% 265 75.7% 125 80.6%
Low Income
(50 to 80% of AMI) 1,290 9.2% 905 8.5% 385 11.2%
Overpaying (30% or More) 945 73.3% 715 79.0% 230 59.7%
Severely Overpaying
(50% or More) 730 56.6% 555 61.3% 175 45.5%
Moderate Income
(80 to 100% of AMI) 885 6.3% 620 5.8% 265 7.7%
Overpaying (30% or More) 615 69.5% 415 66.9% 200 75.5%
Severely Overpaying
(50% or More) 370 41.8% 245 39.5% 125 47.2%
Greater than 100% of AMI 10,515 74.6% 8,265 77.5% 2,250 65.6% Overpaying (30% or More) 3,040 28.9% 2,425 29.3% 615 27.3% Severely Overpaying
(50% or More) 435 4.1% 385 4.7% 50 2.2%
Total 14,090 10,660 3,430
Source: 2012-2016 CHAS
Employment Characteristics
Employment Trends
The economy has an important impact on housing needs. Employment growth typically results in increased housing demand in areas that serve as regional employment centers. Moreover, the type of occupation and income levels for new employment also affect hous ing demand. Table HE-10 shows the types of industries for employed persons who are residents of Eastvale in 2018. Just under one-quarter of employed residents (22.3 percent) work in education or social services, and just over 10 percent (11.4 percent) of r esidents work in retail, which tends to be a lower-income profession.
70 2021-2029 HOUSING ELEMENT
58 TABLE HE-10. EMPLOYMENT OF EASTVALE RESIDENTS BY INDUSTRY, 2018
Industry Number Percentage
Agriculture 189 0.7%
Construction 1,724 6.0%
Manufacturing 3,107 10.8%
Wholesale Trade 1,271 4.4%
Retail Trade 3,280 11.4%
Transportation 2,011 7.0%
Information 471 1.6%
Finance 1,819 6.3%
Professional Services 2,862 9.9%
Education & Social Services 6,416 22.3%
Arts, Entertainment, Recreation 2,337 8.1%
Other 1,269 4.4%
Public Administration 2,018 7.0%
Total civilian employed population 16 years and over 28,774 100.0% Source: 2014-2018 American Community Survey
Major Employers
Table 10a shows the major employers in the City of Eastvale. The City’s top employer is the Amazon Fulfillment Center with 3,000 employees, making up almost 10 percent of the City’s labor force.

TABLE HE-10A. MAJOR EMPLOYERS IN EASTVALE, 2019 – 2020
Business Name Number of
Employee
Percent of Total
Employment
Amazon Fulfillment Center 3000 9.38%
Walmart Distribution 1022 3.19%
Corina-Norco USD 663 2.07%
Ingram Micro 548 1.71%
Costco 260 0.81%
Home Depot 233 0.73%
Grainger Inc. 180 0.56%
Komar Distribution Services 153 0.48%
Kohl’s 137 0.43%
Albertson 100 0.32%
Kmart Distribution Center
Corningware Corelle & More
Total 6,296 19.68
Total City Labor Force 32,000
City of Eastvale, 2020

71 Adoption Draft • April 2022 59

Unemployment
According to the Employment Development Department, there were approximately 32,900 persons in the workforce in City of Eastvale and 1.3 million in Riverside County . The City of Eastvale’s unemployment rate decreased significantly from 2020 to 2021, from 8.6 percent to 4 percent, respectively. For comparison, the unemployment rate in Riverside County also decreased from 2020 to 2021 from 9.9 percent to 5.4 percent, respectively. The high unemployment rates in 2020 are most likely due to the start of the COVID -19 pandemic showing almost 3,000 residents were unemployed in Eastvale and over 100,000 in Riverside County.

TABLE HE-10B. EMPLOYMENT OF EASTVALE RESIDENTS BY INDUSTRY, 2018
Eastvale
Year Labor Force Employment Unemployed Unemployment
Rate
2017 31,300 30,100 1,200 3.7%
2018 32,400 31,400 1,000 3.2%
2019 32,800 31,800 1,000 2.9%
2020 32,200 29,500 2,800 8.6%
20211 32,900 31,600 1,300 4.0%
Riverside County
2017 1,072,200 1,015,800 56,300 5.3%
2018 1,091,400 1,042,700 48,700 4.5%
2019 1,104,000 1,057,900 46100 4.2%
2020 1,107,700 997,700 110,000 9.9%
20211 1,131,100 1,070,000 61,100 5.4%
Source: Employment Development Department, 2017, 2019, 2020, and 2021 1 November 2021 - Preliminary
Housing Stock Characteristics
This section describes the housing stock characteristics and conditions that affect housing needs in Eastvale. Important housing stock characteristics include housing type, tenure, vacancy rates, age, condition, cost, and affordability.

Housing Type
According to a 2020 Department of Finance survey, 88.6 percent of the city’s housing stock were single- family detached homes, 3.5 percent were single- family attached homes, 1.6 percent were in multifamily buildings with between two and four units, 3.1 perc ent were in multifamily buildings with five or more units, and the remaining 3.2 percent were mobile homes/other. The SCAG region as a whole had a significantly lower number of housing units that were detached single-family homes (54.4 percent) and more th an three times the number of multifamily units in buildings with two to four units (7.5 percent) and multifamily buildings with five or more units (27.3 percent). In both Eastvale and the SCAG region, less than 4 percent of homes were mobile homes (3.2 percent in Eastvale,

2.5 percent in the SCAG region) (see Figure HE-2).
72 2021-2029 HOUSING ELEMENT
60 Figure HE-2 Housing Units by Housing Type, 2020

Source: 2014-2018 American Community Survey
Housing Tenure
Housing tenure (owner versus renter) is affected by many factors, such as housing cost (interest rates, economics, land supply, and development constraints), housing type, housing availability, job availability, and consumer preference.

Table HE-11 details housing tenure in Eastvale and Riverside County according to the 2014 -2018 ACS. Eastvale has a much higher percentage of owner - occupied households (74.6 percent) than Riverside County (65.8 percent).

TABLE HE-11. HOUSING TENURE
Housing Tenure
City of Eastvale Riverside County
Number Percentage Number Percentage
Owner-Occupied Households 10,969 74.6% 472,401 65.8%
Renter-Occupied Households 3,736 25.4% 245,948 34.2%
Source: 2014-2018 American Community Survey
Vacancy Rate
Vacancy rates of 5 to 6 percent for rental housing and 1.5 to 2.0 percent for ownership housing are generally considered optimal. A higher vacancy rate may indicate an excess supply of units and a softer market and result in lower housing prices. A lower vacancy rate may indicate a shortage of housing and high competition for available housing, which generally leads to higher housing prices and diminished affordability.

Table HE-12 shows the occupancy status of the housing stock in Eastvale and Riverside County according to the 2014-2018 ACS. Eastvale had a vacancy rate of

4.0 percent, and Riverside County as a whole had a vacancy rate of 14.3 percent.

According to the 2014 -2018 American Community Survey, the Eastvale homeowner vacancy rate was 1.4 percent, and the rental vacancy r ate was 6.9

88.6%

3.5% 1.6% 3.1% 3.2%

54.4%

7.2% 7.5%

27.3%

3.5%

0.0%

20.0%

40.0%

60.0%

80.0%
100.0%
Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units
Multifamily, 5+
Units
Mobile Homes
Housing Units by Type
Eastvale (%) SCAG (%)
73 Adoption Draft • April 2022 61

percent. Of all vacant units in Eastvale, 45.8 percent were for rent and 26.6 percent were for sale; another 11.2 percent were homes for recreation or vacation.

This distribution of vacancy suggests that Eastvale may be experiencing a disconnect between rental prices and the prices area renters can afford, and that there is also high demand for ownership housing that may not be met by the current housing stock. For the county as a whole, the homeowner vacancy rate was 2.1 percent, and the rental vacancy rate was 4.7 percent. The highest percentage of vacant units in the county were homes for seasonal or recreational use, such as vacation homes.

TABLE HE-12. 2018 OCCUPANCY STATUS OF HOUSING STOCK
Type
City of Eastvale Riverside County
Number Percentage Number Percentage
Occupied 14,705 96.0% 734,948 85.7%
Vacant 605 4.0% 122,274 14.3%
For rent 277 45.8% 13,906 11.4%
For sale 161 26.6% 9,184 7.5%
Rented/sold, not occupied 48 7.9% 5,980 4.9%
For seasonal/recreational or
occasional use 68 11.2% 65,882 53.9%
All other including migrant
workers 51 8.4% 20,301 16.6%
Total Housing Units 15,310 100.0% 857,222 100.0%
Source: 2014-2018 American Community Survey
Housing Age and Conditions
Housing conditions are an important indicator of quality of life in Eastvale. Like any asset, housing ages and deteriorates. If not regularly maintained, structures deteriorate, which discourages reinvestment, depresses neighborhood property values, and ev en becomes a health hazard. Thus, maintaining and improving housing quality is an important goal for communities.

An indication of the quality of the housing stock is its general age. Typically, housing over 30 years old is likely to have rehabilitation needs that may include plumbing, roof repairs, foundation work, and other repairs. Table HE-13 displays the age of Eastvale’s housing stock as of January 2020. The vast majority of housing units in Eastvale, 92.1 percent, were built since 2000. Only 4.2 percent of the housing stock is more than 30 years old, meaning rehabilitation needs across the city could be relatively low. When compared to the region as a whole, housing in Eastvale was built much more recently. Across Riverside County, just under 10 perc ent of units were built in 1959 or earlier, and just over 50 percent were built more than 30 years ago. It is estimated that less than 1 percent of the housing stock in the City of Eastvale is in need of rehabilitation. Additionally, when looking at median home values ($688,843 in 2020, according to Zillow.com) and the median income of Eastvale residents ($114,230 according to the 2014-2018 ACS), it is assumed that current property owners are completing ongoing maintenance and repairs to maintain the values of their homes.

Because of this private reinvestment, an accurate percentage of housing in need of rehabilitation is estimated to be less than 1 percent. 74 2021-2029 HOUSING ELEMENT
62 TABLE HE-13. AGE OF HOUSING STOCK
Structure Built
Eastvale Riverside County
Units Percentage Units Percentage
2014 to 2020 1,464 8.9% 39,116 4.5%
2010 to 2013 2,228 13.6% 20,725 2.4%
2000 to 2009 11,441 69.7% 222,711 25.9%
1990 to 1999 602 3.7% 130,136 15.1%
1980 to 1989 120 0.7% 178,093 20.7%
1970 to 1979 398 2.4% 122,313 14.2%
1960 to 1969 60 0.4% 64,827 7.5%
1959 and earlier 113 0.7% 82,834 9.6%
Total Units 16,426 860,755
Source: 2014-2018 American Community Survey, SCAG Housing Element Data; California Department of Finance
Housing Cost and Affordability
One of the major barriers to housing availability is the cost of housing. To provide housing to all economic levels in the community, a wide variety of housing opportunities at various prices should be available. Housing affordability depends on both income and housing costs.

Housing affordability is based on the relationship between household income and housing expenses. According to the HCD and the US Department of Housing and Urban Development (HUD), housing is considered “affordable” if the monthly housing cost is no more than 30 percent of a household’s gross income.

Sale Prices
Eastvale was hit hard by the nationwide burst of the housing bubble in the late 2000s, which dramatically lowered housing prices. Nevertheless, the list price for owner-occupied homes has returned to levels from the mid-2000s. In June 2006, the median home in Eastvale was valued at $601,000. As shown in Table HE-14, the median list price for a three -bedroom home in the city as of February 2021 was $612,900. For homes with five or more bedrooms, the median list price was $743,944. This survey of listings inc luded 26 single -family homes and a condominium unit, indicating that the majority of owner -occupied housing on the market is lower density detached housing. The table reports median listing prices for single-family homes by number of bedrooms.

75 Adoption Draft • April 2022 63

TABLE HE-14. SINGLE-FAMILY HOME MEDIAN LISTING PRICES, FEBRUARY 2021
Unit Size Median List Price
2 BR $434,990
3 BR $612,900
4 BR $670,000
5+ BR $743,944
Source: Zillow.com Survey, February 9, 2021

Rental Prices
In February 2021, a rental survey was conducted to determine rent rates for housing units in Eastvale. Table HE-15 illustrates the rental costs in Eastvale by the number of bedrooms. Both apartments in multifamily buildings and single- family homes were ava ilable for rent in Eastvale. The survey covered 24 multifamily apartments and 8 single -family rental homes in Eastvale. The median rental cost for multifamily was between $2,749 and $3,700 depending on size, and the median rental cost for detached single -family homes was between $2,200 and $7,200. It is worth noting that most of the single -family homes for rent with five or more bedrooms rented for more than double the median rent amount for a four- bedroom rental, indicating that homes of that size available for rent are likely being marketed to a luxury renter market.

TABLE HE-15. MEDIAN RENTAL COST BY HOUSING TYPE
Housing
Type 1 BR 2BR 3BR 4BR 5+BR
Apartments $2,749 $3,190 $3,700 – –
Houses – – $2,200 $3,000 $7,200
Source: Apartments.com Survey, February 9, 2021

Housing Affordability
Table HE-16 provides the affordable rents and maximum purchase price, based on the HCD income limits for Riverside County. As shown in the table, the maximum affordable rent for a very -low-income, four -person household was $941 monthly. As shown in Table H E-15, one - and two -bedroom apartments were renting for $2,749 to $3,190 and therefore are out of the affordability range for these households.

In February 2021, the listing price for single-family homes in the city ranged from $600,000 to $788,000 for a four-bedroom home, and from $430,000 to $689,000 for a three-bedroom home. There was also a two-bedroom home on the market listed at $434,990. The maximum affordable sales price for a four -person household is $144,824 for an extremely low- income household, $203,359 for a very-low-income household, $325,441 for a low-income household, and $487,995 for a moderate -income household of four. This indica tes that only moderate - income households can afford existing and newly constructed two -bedroom homes in Eastvale; three -bedroom and larger homes might be out of reach for even moderate-income families.
76 2021-2029 HOUSING ELEMENT
64 TABLE HE-16. HOUSING AFFORDABILITY BY INCOME LEVEL
Income Level
Extremely
Low Very Low Low Moderate
Annual Income $26,200 $37,650 $60,250 $90,350
Monthly Income $2,183 $3,138 $5,021 $7,529
Maximum Monthly Gross Rent1 $655 $941 $1,506 $2,259
Maximum Purchase Price2 $144,824 $203,359 $325,441 $487,995 Source: 2020 Income Limits, Department of Housing and Community Development, monthly mortgage calculation: https://www.zillow.com/mortgage-calculator/house- affordability/
1 Affordable housing cost for renter-occupied households assumes 30% of gross household income, not including utility cost.
2 Affordable housing sales prices are based on the following assumed variables:
approximately 10% down payment, 30-year fixed rate mortgage at 3% annual interest rate.

Special Needs Groups
Certain groups have greater difficulty in finding acceptable, affordable housing due to special circumstances relating to employment and income, household characteristics, disabilities, and others. These “special needs” groups include seniors, persons wi th disabilities, large households, female -headed households with children, homeless persons, and farmworkers.

Seniors
Senior residents have many different housing needs depending on their age, level of income, current tenure status, cultural background, and health status.

Senior households may need assistance with personal and financial affairs, networks of care to provide services and daily assistance, and even possible architectural design features that could accommodate disabilities that would help ensure continued independent living.

According to the 2014 -2018 ACS, there were 4,639 seniors or 7.5 percent of the total population (age 65 and over) in Eastvale. Of those, 2,824 were between the ages of 65 and 74, 1,372 were between the ages of 75 and 84, and the remaining 443 were 85 and older. Riverside County had almost double the percentage of seniors, with 13.8 percent of persons ages 65 and over.

Of the senior population in Eastvale, 1,338 seniors were householders, representing 9.1 percent of all ho useholds. Of those 1,055 households (84.6 percent) were owner -occupied and 206 households (15.4 percent) were renter occupied. Riverside County’s portion of senior householders was much greater, with 181,052 senior householders accounting for 25.2 percent of the entire household population. The senior householder tenure was similar to Eastvale, with 79.4 percent of households living in homes that they own, and 20.6 percent of senior-headed households renting their homes.

77 Adoption Draft • April 2022 65

Persons with Disabilities
Physical, mental, and/or developmental disabilities may prevent a person from working, may restrict one’s mobility, or may make it difficult to care for oneself.

Disability data provides valuable context for assessing current and future need for accessible housing units. Persons with disabilities have special housing needs related to their often -limited ability to earn a sufficient income and to a lack of accessible and affordable housing. Some residents have disabilities that require living in a supportive or institutional setting.

The Census Bureau recognizes the complexities inherent in defining “disability,” but uses a participation -based understanding of disability, referring to challenges the respondent may face in performing activities in their day -to-day life. Based on the 2014- 2018 ACS, 5,303 (8.7 percent) of persons in Eastvale had some form of disability (see Figure H E-3). Of the residents who reported any disability, the most common was ambulatory difficulty, with 2,702 residents (or

51.0 percent of all residents with a disability) reporting this difficulty.

Figure HE-3 Disabilities Among Eastvale Residents

Source: American Community Survey 2014-2018, SCAG Housing Element Data. Note that since some disability types are not recorded for children below a certain age, calculating disability as a percentage of total population may not be accurate.

Development Disabilities
Government Code Section 65583(a)(7)) requires the City to include in its analysis of “special needs groups” the needs of those with a developmental disability within the community. According to Section 4512 of the Welfare and Institutions Code, “developmental disability” means a disability that originates before an individual attains 18 years of age; continues, or c an be expected to continue, indefinitely; and constitutes a substantial disability for that individual. It includes intellectual disabilities, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions closely related to intellectual disability or requiring similar treatment but does not include other conditions that are solely physical in nature.
1456
1009
1903
2702
1365
2196
0 500 1000 1500 2000 2500 3000
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living
78 2021-2029 HOUSING ELEMENT
66 Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled pe rsons require a group living environment where supervision is provided. The most severely affected persons may require an institutional environment where medical aid and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The California Department of Developmental Services currently pr ovides community-based services to approximately 330,000 people with developmental disabilities and their families through a statewide system of 21 regional centers, 4 developmental centers, and 2 community -based facilities.

The Inland Regional Center is one of 21 regional centers in California that provides point-of- entry to services for people with developmental disabilities.

The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.

The Inland Regional Center designs programs according to age, specialization, and geographic location. To become eligible for services, applicants must reside in either Riverside County or San Bernardino County and be diagnosed with a developmental disability. The following information ( Table HE-17) from the Inland Regional Center provides a closer look at Eastvale’s population of developmentally disabled persons.

TABLE HE-17. DEVELOPMENTALLY DISABLED RESIDENTS BY AGE AND

TYPE OF RESIDENCE
By Residence: Home of Parent/Family/Guardian 458
Independent/Supported Living 5
Community Care Facility 47
Intermediate Care Facility 22
Foster/Family Home 16
Other 0
By Age: 0–17 Years 317
18+ Years 231
Total 548
Source: CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019. Data available in 161/197 SCAG jurisdictions.

Note: The California Department of Developmental Services also provides data on developmental disabilities by age and type of residence. These data are collected at the ZIP-code level and were joined to the jurisdiction level by SCAG. Totals may not match because counts below 11 individuals are unavailable, and some entries were not matched to a ZIP code, which necessitated approximation.

There are a number of housing types appropriate for people living with a development disability: rent-subsidized homes, licensed and unlicensed single- family homes, inclusionary housing, Section 8 vo uchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housing- 79 Adoption Draft • April 2022 67

accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this needs group. Incorporating “barrier-free” design in all new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, because people with disabilities may be living on a fixed income.

In order to assist in the housing needs for persons with developmental disabilities, as part of Strategy HE- 3G, the City will implement programs to coordinate housing activities 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 p ersons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities.

Large Households
Large households are defined as households with five or more members. Large households are a special needs group because of the need for larger dwelling units, which are often in limited supply and therefore command higher prices.

In order to save for other basic necessities, such as food, clothing, and medical care, it is common for lower -income large households to reside in smaller dwelling units, which frequently results in overcrowding.

Based on estimates from the 2014 -2018 ACS, 29.3 percent (4,315) of Eastvale’s households were large households, including 14.0 percent (2,052) that had six or more persons and 5.6 percent (825) that had seven or more persons. Of the 4,523 household in Eastvale with five or more persons, 2,827 were owner-occupied households and 1,488 were renter -occupied households. When looking at the city’s housing stock by number of bedrooms, 77 percent of the housing stock was made up of homes with 4 or more bedrooms. More specifically, 36.3 percent of homes had 4 bedrooms and 40. 5 percent of homes had 5 of more bedrooms showing that over three -quarters of the housing stock addresses the needs of large households. When looking at tenure, 61.8 percent of the housing stock with 4 or more bedrooms were owner occupied, and 15.4 percent were renter occupied units.

Female-Headed Households
Government Code Section 65583(a)(7) identifies families wi th female heads of households as a group that may have special housing needs and requires the City to analyze the housing needs of these households. Female -headed households are one-parent households with children under the age of 18 living at home. For th ese households, living expenses generally require a larger proportion of income compared to two- parent households. Therefore, finding affordable, decent, and safe housing is often more difficult for female -headed households. Additionally, female -headed hou seholds have special needs involving access to day care or childcare, health care, and other supportive services.
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68 According to the 2014-2018 ACS, 11.5 percent (1,698 households) of households in the city were female- headed households. Two -thirds of female -headed households with no husband present are homeowner households. This may suggest a greater amount of housing stability than renters, but as shown in Table H -9, many homeowners in Eastvale may still experience the financial burden of overpaying for housing. Among renters, 15.4 percent are female- headed family households. Census data reported for the 2014 -2018 ACS and earlier reports the presence of a husband or wife; the data sets dated 2015 – 2019 and later, identify this category as spouse. For the pu rpose of consistency throughout the Housing Element, the City has used the 2014- 2018 ACS data set.

Farmworkers
Farmworkers are generally considered to have special housing needs because of the limited income and unstable nature of their employment (i.e., having to move throughout the year from one harvest to the next). The typical temporary nature of farm work is not the case in Eastvale. The only work of this nature is dairy work, which is not seasonal but year-round.

Based on the 2014 -2018 ACS, and as included in the SCAG data packet, it is estimated that there were approximately 149 persons employed in agriculture, forestry, and fishing occupations, representing only 0.52 percent of the workers in this field within the SCAG region. It is also estimated that only 10, representing

0.03 percent of the 57,741 jobs in the region within the farming, fishing, and forestry industry are in Eastvale. The demand for specific farmworker housing is estimated to be very minimal, if at all, and therefore housing is addr essed through the current housing stock and through overall programs for affordability.

When looking at Riverside County as a whole, according to the US Department of Agriculture’s (USDA) 2017 Census of Agriculture, there were 11,365 farm workers in Riverside County. Of those farm workers, the majority (8,469 or 75 percent) were seasonal employees, working less than 150 days per year. The remaining one -quarter of farmworkers (3,714 persons) were permanent employees.

Extremely Low-Income Households
Extremely low- income (ELI) households, or households earning less than 30 percent of the area median income, tend to have the fewest choices for housing because they have extremely limited resources to spend on housing costs. In 2020, an ELI hou sehold of four earned $26,200 or less. As shown in Table HE-9 ,

6.4 percent of the City’s households fell into the ELI category in 2016. Extremely low-income households make up 4.9 percent of owner -occupied households (520 households) and 10.9 percent of renter households in the city (375 households). Of the extremely low -income owner -occupied households, 80.8 percent were paying more than 30 percent of their income for housing costs (420 households). All 420 of these households were also severely overpaying or paying more than 50 percent of their income for housing costs. Of the 375 ELI renter households, 85.3 percent were paying 30 percent or more of their income on housing; 81.3 percent were paying 50 percent or more of their income toward housing costs. A s part of Strategies HE-2E, HE-3A, and H E-3D the City will use several strategies to encourage the development of housing for extremely low - income households, including the use of incentives, technical assistance, or financial assistance when feasible.
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Homeless
Homeless individuals and families have perhaps the most immediate housing need of any group. They also have one of the most difficult sets of housing needs to meet, due to both the diversity and the complexity of factors that lead to homelessness and to community opposition to the siting of fa cilities that serve homeless clients. California law requires that housing elements estimate the need for emergency shelter for homeless people.

In the 2019 Riverside Point in Time Count, 2,811 homeless community members were counted countywide. No interviews with homeless community members or observations of homeless community members were made within the city of Eastvale. According to the 2020 Continuum of Care Housing Inventory in Riverside County, there are 894 year -round shelter beds and 43 transition al housing beds in Riverside County. Additionally, there are 1,744 beds of permanent supportive housing distributed through the Riverside Continuum of Care area. Table HE-18 shows some of the emergency and transitional shelter resources available to the homeless in Riverside County.

TABLE HE-18. EMERGENCY AND TRANSITIONAL SHELTER RESOURCES IN

RIVERSIDE COUNTY
Shelter Name
Type of
Shelter City Number of Beds
Alternatives to Domestic
Violence Emergency Riverside/Corona 60 Family Beds
Coachella Valley Rescue
Mission Emergency Indio, Palm
Springs
35 Family,
260 Adult-Only
Department of Public
Social Services Emergency Riverside
Martha’s Village and
Kitchen Inc Emergency Indio 95 Family,
25 Adult-Only
Operation SafeHouse Emergency Riverside 4 Adult-Only,
24 Child-Only
Path of Life Ministries Emergency Riverside 60 Family, 95 Adult- Only, 55 Seasonal
Riverside University Health
System
Emergency –
Hotel Voucher
Pgm
Riverside 12 Family,
34 Adult-Only
Shelter from the Storm
Emergency –
Domestic
Violence
Palm Desert 18 Family,
2 Adult-Only
Valley Restart Shelter Emergency Hemet 25 Family,
10 Adult-Only
Alternatives to Domestic
Violence Transitional Riverside/Corona 40 Family
Help for Future Leaders Transitional Moreno Valley 13 Adult-Only LightHouse Social Service
Centers Transitional Colton 12 Adult-Only
Operation Safe House Transitional Riverside 2 Family, 25 Adult-Only
Source: Riverside County Continuum of Care Housing Inventory Report, 2020

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70 Analysis of At-Risk Housing
State housing element law requires the analysis of government -assisted housing units that are eligible to convert from low -income housing to market - rate housing during the next 10 years due to expiring subsidies, mortgage prepayments, or expiration of affordability restrictions and the development of programs aimed at their preservation.

Inventory of Affordable Units
According to the California Housing Partnership Corporation, there are no government-assisted rental properties in Eastvale.

Preservation Resources
Efforts by the City to retain low-income housing must be able to draw upon two basic types of preservation resources: organizational and financial. Qualified nonprofit entities need to be made aware of the future possibilities of units becoming “at risk.” Should a property become at risk, the City maintains an active list of resources by which to preserve that property.

In addition, the City of Eastvale will develop procedures for monitoring and preserving at-risk units, which will include:
• Monitoring the Risk Assessment report published by the California Housing Partnership Corporation.
• Maintaining regular contact with the local HUD office regarding early warnings of possible opt-outs.
• Maintaining contact with the owners and managers of existing affordable housing to determine if there are plans to opt out in the future and offer assistance in locating eligible buyers.
• Developing and maintaining a list of potential purchasers of at-risk units and acting as a liaison between owners and eligible purchasers. • Ensuring that all owners and managers of affordable housing are provided with applicable state and federal laws regarding notice to tenants of the owner’s desire to opt out or prepay. State law requires a 12-month notice.

Nonprofit Entities
Nonprofit entities serving Riverside County, including Eastvale, can be contacted to gauge their interest and ability in acquiring and/or managing units at risk of conversion. A partial listing of entities with resources in the Riverside County area includes:
• Anka Behavioral Health
• BUILD Leadership Development
• Coachella Valley Housing Coalition
• Coalition for Economic Survival
• Orange Housing Development Corporation
• The East Los Angeles Community Union
• Keller & Company
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Fair Housing Assessment
State Government Code Section 65583 (10)(A)(ii) requires the City of Eastvale to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs including displacement risk. Seve ral data sources were consulted in order to prepare this evaluation, including data prepared by the Tax Credit Allocation Committee (TCAC) with HCD, data at the Census Tract level, displacement risk data prepared by the University of California Berkeley, the ACS, and fair housing complaint data from HUD.

TCAC and HCD synthesize data to create a variety of opportunity indices, which can help jurisdictions to evaluate factors that have been shown by research to support positive economic, educational, and heal th outcomes for low -income families. Each census tract is evaluated on a scale from “highest resource” to “high segregation and poverty.” According to the 2021 TCAC/HCD Opportunity Area map ( Figure H E-4), all of Eastvale is considered in the highest -resource category. The City does not have any high segregation and poverty or “low resource” areas when compared to the County level. As a result, none of the lower-income sites in the sites inventory will be located in lower -resource or high-segregation areas. Eastvale’s population tends to be higher -income households with a high level of homeownership, which can correspond to higher levels of local investment in education and other local resources.

Compared to the surrounding region, Eastvale has more high -resource areas than neighboring jurisdictions, particularly compared to the Mira Loma area immediately to the east of Eastvale, which is primarily “moderate resource,” and nearby areas with high segregation and poverty such as downtown areas of Riverside and the Rubidoux area of Jurupa Valley. Other cities in the Western Riverside Council of Governments (WRCOG) region, such as Hemet, Perris, and Lake Elsinore, are primarily low-resource areas, and Banning has several areas of high segregation and poverty.

Similarly, the TCAC Opportunity Areas map ranks the entirety of Eastvale within the highest category of education outcomes ( Figure H E -5) and economic outcomes ( Figure H E-6). Regionally, Mira Loma and Jurupa Valley have significantly fewer positive education o utcomes, as do the parts of the city of Riverside to the south of Jurupa Valley but north of Highway 91. The cities of Moreno Valley, Hemet, and Banning are within the lowest category of education outcomes. In contrast with Eastvale’s high economic outcome s, the neighborhoods in the city of Riverside north of Highway 91 and south of Mira Loma, along with the areas east of the city of Riverside, have lower economic outcomes. The cities of Hemet and Moreno Valley and several areas surrounding Mira Loma and Perris rank in the lowest quartile.
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72 Figure HE-4 TCAC Opportunity Areas, 2021
Source: TCAC/HCD, 2021
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Figure HE-5 TCAC Education Score
Source: TCAC/HCD, 2021
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74 Figure HE-6 TCAC Economic Score
Source: TCAC/HCD, 2021
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Outreach
As discussed in the Public Participation section of the Housing Element, the City held a public Planning Commission meeting in January 2021 at which staff presented an overview of the Housing Element update process and solicited feedback from commissioners and members of the public on housing need, barriers to accessible housing, and sites for future development. This meeting was held virtually due to the COVID- 19 Pandemic and a recording was made available on the City’s website for anyone that was unable to attend the virtual meeting. The City held a second public meeting in April 2021 at a City Council meeting. Staff presented an overview of the update process and solicited feedback at this time as well. At both events, commissioners and council members discussed the challenges of identifying sites and barriers to development of affordable housing. While members of the public were invited to attend both meetings, they did not elect to participate in the discussion or questions following the present ation. The City has included Strategy HE-5A to ensure that public outreach is accessible to all people by offering translation services at all public meetings and workshops, in addition to bilingual written materials.

The City also conducted one-on- one consultation meetings with housing advocates, housing and service providers, and community organizations who serve the general public and special needs groups. As with the public meetings, the purpose of these consultations was to solicit direct feedback on housing needs, barriers to fair and affordable housing, and opportunities for development from all community groups, not just those who are able to attend the study session and public hearings. The primary concerns that stakeholders raised were regarding the shortage of non- age restricted affordable housing and wheelchair accessibility for persons with disabilities, poor housing condition, and the limit of appropriately zoned land to accommodate high density affordable housing. The City has included Strategy HE-1A to ensure there is a sufficient appropriately zoned land to accommodate affordable housing for all lower-income households and Strategy HE -3A, and HE -3G to prioritize affordable housing for special needs groups, including persons with disabilities.

As part of the greater General Plan Update process, the City held “Community Champion” interviews and hosted the Clear Vision Speaker Series. The interviews were with residents of Eastvale and solicited input and feedback on challenges faced by residents and the city as a whole as well as feedback on a variety of housing needs. Interviewees reported that reasonable accommodation requests and poor housing condition are the most common fair housing complaints in the region and identified that the biggest barrier to providing affordable housing and special needs housing is a shortage of appropriately zoned land and community opposition to high density residential projects. Interviewees identified inclusionary housing policies as a valuable strategy to integrate affordable and market rate housing to affirmatively further fair housing. The speaker series provided an educational experience for community members to familiar ize themselves with planning topics and ask experts questions. This open forum was intended to build community support for planning and encourage residents to engage in the planning process. These efforts are part of the City’s larger goal to expand outreach to connect with all socio-economic segments of the population.
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76 Integration and Segregation
Racial and Ethnic Characteristics
As presented in Table HE-5 of the Community Profile, the population of Eastvale is comprised primarily of residents that identify as White (43.7 percent), Asian (26.3 percent), African American (8.6 percent), or as 2 or more races or another not captured on the Census (20.9 percent). American Indian, Alaska Native, Hawaiian, and Pacific Islander residents account for approximately 0.5 percent of Eastvale’s population, combined. Additionally, 40.5 percent of the total population identifies as Hispanic. In 2010, the Census estimated that the predominant population throughout the city was Hispanic, meaning that there was a greater perc entage of the population in each tract that identified as Hispanic than any other race or ethnicity, rather than a straight majority.

According to the Urban Displacement Project, a University of California research and action initiative, Eastvale does not have any areas of single or dual - community segregation (Figure H E-7). A single -community neighborhood is one that is predominantly occupied by a single racial or ethnic group, with all others comprising a very small share of the population or not being pre sent. A dual-community neighborhood is one with a balance between two racial or ethnic groups. Following suit, a 3- or 4-group mixed neighborhood has a balance between three or four racial or ethnic groups, still to the exclusion of other populations. A tr uly diverse neighborhood has a relative balance between all racial and ethnic groups. While Eastvale does not have any single - or dual - community census tracts, everywhere north of the area immediately adjacent to Prado Basin Park was identified as a 3-group mix of White, Asian, and Hispanic residents. The area adjacent to Prado Basin Park is a 4 -group mix, with a Black, Asian, White, and Hispanic mix. While there appears to be increasing diversity since the 2010 Census findings or a predominantly Hispanic population, Black or African American residents are disproportionately represented in the Prado Basin Park tract along the southern boundary of the city, at 12.2 percent of the population in this area compared to 8.6 across the city.

Across the WRCOG region , most communities and cities are dominated by single- and dual -community neighborhoods; with much of the region identifying as primarily Latinx and White, particularly in the unincorporated Riverside County areas. The southern portion of Corona reflects t he patterns found in Eastvale with 3 - and 4-group mixed neighborhoods of the same racial and ethnic mix, while the remainder of Corona and most of Norco, Mira Loma, and Jurupa Valley are predominantly Latinx -White mixed populations ( Figure HE-7). In the Moreno Valley and Perris area, several census tracts have been identified as mostly Latinx or Latinx and Black communities. Additionally, several census tracts in the city of Riverside to the southeast of Eastvale but adjacent to Highway 91 are predominantly Latinx. Immediately west of Eastvale demonstrate there are higher rates of diversity, similar to those found in Eastvale. Compared to other communities in the WRCOG and SCAG regions, Eastvale has a relatively high diversity index score despite the small concentration of Black and African American residents in the southern portion of the city. In order to facilitate continued diversification in the City through housing opportunities for all people regardless of race, ethnicity, or socioeconomic status, the City will encourage development of affordable housing throughout the City and a range of housing types to meet a range of needs ( Strategies HE -1C, HE -1E, HE-1F, and HE-1G and Strategies HE-3A through HE-3E).
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Racially and Ethnically Concentrated Areas of Poverty
HUD defines a racially or ethnically concentrated area of poverty (R/ECAPs) as an area in which 50 percent or more of the population identifies as non -White and 40 percent or more of residents are living in poverty. As described above most of the City if a 3-mix group of Hispanic, Asian, and White residents and the southern portion of the City is a Black, Hispanic, Asian, and White 4 -group mix.

This mix of racial and ethnic populations often results in 50 percent of more of the population identifying as non-White; however, it also means that multiple non-White populations are present rather than a concentration of one.

Additionally, the poverty rates across the city are low, including in areas that are predominantly non -White. In the 4- group mix area along Prado Basin Park, approximately 17.1 percent of the population identifies as White, 31.4 percent as Asian, 12.2 percent as Black, and 36.1 percent as Hispanic or Latinx, with the remaining 3.2 percent identifying as “other.” This area also has a poverty rate of approximately 1.9 percent and a 2019 median income of $124,571. In the northern portion of the city, north of Limonite Avenue, where the poverty rate is highest at approximately 11.6 percent and the median income was $ 102,019 in 2019, the demographic mix is 21.8 percent White, 18.4 percent Asian, 5.0 percent Black, and 50.2 percent Hispanic or Latinx with the remaining 4.6 percent identifying as “other.” Given these racially and ethnic mixes paired with low poverty rates and high median incomes , there are no R/ECAPs within the City of Eastvale (Figure HE-8).

In the WRCOG region, and the greater SCAG region, R/ECAPs are largely located in the dense urban cores of cities such as Riverside, San Bernardino, and Los Angeles. Increased density often correlates with concentrations of poverty due a number of factors including locations of deed restricted units, proximity to transit and jobs, and more. However, as seen in Figure HE -8, there are R/ECAPs located in areas of Corona or Mira Loma, near Eastvale, and further east in Moreno Valley and Canyon Lake.

Racially Concentrated Areas of Affluence
In contrast to R/ECAPs, a racially concentrated area of affluence (RCAA) was defined in 2019 in the HUD’s Cityscape periodical by Goetz et al. in Racially Concentrated Areas of Affluence: A Preliminary Investigation as a census tract in which 80 percent or more of the population is White and has a median income greater than $125,000 annually. Using this definition, there are no individual census tracts in, or ove rlapping with, the City of Eastvale that can be identified as a RCAA. However, throughout Eastvale, the median income is relatively high compared to the WRCOG region, making the entire city a possible area of affluence. The northern portion of the city, north of Limonite Avenue, has the lowest median income in the city at $102,019, compared to the Riverside County median income of $67,005 in 2019. In the center of the city, between Schleisman Road and Riverboat Drive to the south, Limonite Avenue to the north, Archibald Avenue to the west, and Interstate 15 and the city boundary to the east, the median income exceeds $127,000. While there are three census tracts in this area, the racial and ethnic composition is, on average, 23.3 percent White, 22.3 percent Asian, 7.7 percent Black, 40.3 Latinx, and 6.3 percent other, and therefore predominantly non-White despite the concentration of affluence. 90 2021-2029 HOUSING ELEMENT
78 The median income in the City of Eastvale is $119,213, nearly at the threshold of an area of affluence regardless of demographic composition. However, compared to surrounding communities, Eastvale stands out as a high income area. For example, the median income in Chino in 2019 was $81,711, $83,752 in Corona, $70,642 in Mira Loma, $65,046 in Ontario, and $69,045. Only Norco, with a median income of $102,817, came close to the concentration of affluence found in Eastvale. In the SCAG region, most RCAAs are concentrated in coastal communities while inland suburban communities typically have a lower median income. Eastvale does not follow this trend. Therefore, while not by definition a RCAA, the concentration of affluence may be a result of exclusion of lower - income households due to the available housing types, housing costs, or other factors. To ensure that there are hous ing opportunities for all current and prospective residents, regardless of income, the City will:
• Establish a Residential Opportunity (RO) Overlay Zone on Eastvale Gateway to require a minimum of 20 units per acre to facilitate affordable development (Strategy HE-1B).
• Amend the Leal Master Plan to require 20 units per acre on sites identified for lower -income units and 8 -40 units per acre elsewhere to encourage a variety of housing types (Strategy HE-1C).
• Amend the land use designation on the Vernola site f rom Commercial Retail to Highest Density Residential (HHDR) allowing for 20-40 units per acre, and with applicable R-3 zoning on 10 acres (Strategy HE-1A) • Offer incentives for affordable housing development including density bonuses, expedited permit processing, reduced parking standards, and more (Strategy HE-1E).
• Encourage the construction of ADUs and monitor construction to track affordability (Strategy HE-1G).
• Work with developers to expand housing opportunities for lower - income households and special needs groups (Strategy HE-3A). • Consider implementation of a first -time homebuyer program to assist lower-income households with down payments and closing costs (Strategy HE-5C).

Persons with Disabilities
According to the 2015 -2019 American Community Survey, there are no census tracts in the city with a high concentration of residents with disabilities (see Figure H-9). In the majority of census tracts, fewer than 10 percent of residents have a disability. A slightly higher percentage of residents in the northernmost census tract and the area along the border with Norco have a disability, but in these areas the number of residents with disabilities is less than 20 percent.

According to the ACS, ambulatory and independent living disabilities were the most common disability type in Eastvale. Of the population with a disability, approximately 30.4 percent of seniors compared to 7.6 of the total population, indicating that many disabilities may occur as residents age. This may result in a greater need for disability assistance and housing for seniors. To support this population in securing safe, accessible, and affordable housing, the City has included Strategy HE -3A to support the construction of affordable housing targeting seniors and other persons with disabilities.
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Disability rates in Eastvale follow similar patterns seen across the region, with most areas of the western Riverside County area having either less than 10 percent or between 10 and 20 percent of residents identifying themselves as having a disability. One exception to this trend is a tract north of the Mira Loma area of Jurupa Valley, where the total number of residents is limited by a low number of housing units and where a senior housing is located; senior residents are more likely to have disabilities than younger residents. While there are no concentrations of persons with disabilities in Eastvale, stakeholders identified a shortage of accessible units as a barrier to fair housing. To address this, the City will educate the public on how to request a reasonable accommodation (Strategy HE-3F).
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80 Figure HE-7 Neighborhood Segregation
Source: University of California, Berkeley, 2019
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Figure HE-8 R/ECAPs
Source: HUD, 2013
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82 Figure HE-9 Residents with Disabilities
Source: American Community Survey, 2015-2019
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Income
Income data is available at the block group level, allowing for a finer -grain discussion of income distribution. As is shown in Figure HE -10, most block groups in Eastvale have a median household income between $87,100 and $125,000, which is higher than the state median income. Areas in the center of the city, south of Limonite Avenue and east of Archibald Avenue, tend to be higher income, with median incomes greater than $125,000. This corresponds with poverty rates seen in the City. While the poverty rate across the City is low (6.4 percent), it is slightly higher north of Limonite Avenue, with a rate of approximately 5.5 percent compared to approximately 4.7 percent south of Limonite Avenue.

The high median incomes and low poverty rates found in Eastvale are unusual compared to many other areas of western Riverside County and much of the inland region. While some areas south of Eastvale and in the southern area of Riverside also have a h igh median income, many parts of the region have a median income lower than the region median overall. The cities of Perris and Moreno Valley, central Riverside, and parts of Riverside around Highway 91 tend to have lower incomes, including areas with median incomes lower than $55,000 per year. For a household of four, this would be a low-income household.

While the high median income and low poverty rates in Eastvale are indicators of a high resource area, this assessment explores whether these patterns are attributable to factors that contribute to fair housing issues such as a shortage of affordable housing for lower-income households.

Familial Status
Eastvale has historically been highly family -oriented, a pattern that persists today. The majority of hou seholds in Eastvale are family households, and more than half of the households in the city have children under 18. Approximately 29 percent of households in Eastvale have five or more persons, indicating a need for large housing units. While many communit ies across the SCAG region are predominantly made up of married -couple families, like Eastvale , the percentage of households with children decreases in more rural and unincorporated areas, especially in the eastern portion of the region. In Eastvale, according to the 2014 -2018 ACS, approximately 77 percent of housing units in Eastvale have four or more bedrooms, indicating that there is sufficient housing supply to accommodate the needs of families with children, rather than putting them at risk of displace ment due to housing stock limitations. However, while there is a low homeowner vacancy rate (1.4 percent), the rental vacancy rate is high (6.9 percent), suggesting that families may have greater access to rental options than ownership options. This indicated a need to promote development of affordable ownership options to meet the needs of families in Eastvale. The City will work with local nonprofits to increase homeownership opportunities (Strategy HE -1F), promote the Riverside County Mortgage Credit Cer tificate program (Strategy HE -5B), and consider developing a First -Time Homebuyer program if funding is available (Strategy HE-5C).

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84 Access to Opportunity
Mobility
Eastvale is currently served by two Riverside Transit Agency (RTA) routes, Route 3 and Route 29. Route 3 connects riders to the Amazon Fulfilment Center in northern Eastvale, travels primarily along Hamner Avenue, includes stops at River Heights Intermedia te School and Eleanor Roosevelt High School, and connects to the Corona Transit Center. This allows riders to connect to the Metrolink regional rail system and the Corona Cruiser fixed -route local bus system. Route 29 also begins at Amazon Eastvale and travels down Limonite Avenue through Jurupa Valley to downtown Riverside, where it ends at the Riverside Transit Center. At this transit center, Route 29 connects to Metrolink regional rail as well as Omnitrans, which serves the San Bernardino area.

Omnitrans also provides service to Eastvale with Route 87, but this primarily connects the Amazon Fulfillment Center to the cities of Ontario and Rancho Cucamonga. All Transit is a data tool that measures access to transit, connectivity, and service availability. According to All Transit, the City of Eastvale has a transit performance score of 2.1, compared to 3.3 for Riverside County and

5.5 for the SCAG region as a whole. Given the limited routes and frequency of public transit in Eastvale, the City will work with RTA to assess unmet transit needs and expand routes and frequency as needed (Strategy HE-5A). 97 Adoption Draft • April 2022 85

Figure HE-10 Median Household Income

Source: American Community Survey, 2015-2019
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86 Employment Opportunities
Based on HUD’s Jobs Proximity Index for the years 2014 to 2017, there is some disparity within Eastvale with regard to access to employment centers (see Figure HE-11). Residents of the northernmost census block group in the city tend to be in closest proximity to job centers, partially owing to the Amazon fulfilment center in this area. The block group near the Corona Municipal Airport and the Naval Sea Systems Command center in Norco has a similar jobs proximity rating.

For residents living in the center of Eastvale, which is predominantly residential, access to job centers requires more travel. This follows similar patterns across the western Riverside County region, where primarily residential areas away from central interregional transportation lines such as Highway 91 and Highway 15 tend to have lower jobs proximity ratings. By promoting mixed- use development and coordinating with transit agencies to provide service to residential areas (Strategies HE-1F and HE-5A, respectively), the City can help to reduce the potential cost of living burden related to high transportation costs and long commute times in these areas.

The TCAC Economic Outcome score presented in Figure HE -6 is based on a combination of factors, including poverty, adult education, employment, 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 Distance 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. Reporting 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 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 all English Language Arts and Mathematics scores being above the grade standard (see Table HE-19A). Additionally, all schools have lower rates of chronic 99 Adoption Draft • April 2022 87

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 percentage 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.

TABLE HE-19A EASTVALE SCHOOL PERFORMANCE SCORES, 2019
School Name
English
Language
Arts
Mathematics 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 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 opportunities. 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 As part of the opportunity mapping pro cess, 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 75
th percentile or above is considered the most po sitive educational outcomes, while below the 25 th 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 75
th percentile, and Mira Loma, Pedley, and Jurupa Valley have census tracts that scored below the 25 th 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. 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. 101

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Figure HE-11 Job Proximity Index
Source: HUD, 2014-2017

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90 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 Corona, which provides both residential and day services to adults with developmental disabilities.

Beyond mobility for persons with disabili ties, 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 Ele ment, 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 Hazard 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 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). These 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 environmental outcomes, 103

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Eastvale’s environmental rating is similar to those of Riverside, Corona, Jurupa Valley, Perris, and unincorporated sectio ns of the county (see Figure HE -12, which covers a portion of the WRCOG region).
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92 Figure HE-12 TCAC Environmental Score
Source: TCAC/HCD, 2021
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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. Howev er, high rates of overcrowding may indicate a fair housing issue resulting from situations such as two families or households occupying one unit to reduce 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 overcrowding. Overall, fewer than 8.2 percent of households in each of Eastvale’s census tracts were consider ed 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 rate of overcrowding north of Limonite Avenue (4.8 percent) compared to less tha n 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 belo w 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 overcrowding in this area that indicates a possible displacement risk. In order to determine the cause of overcrowdi ng, and thus identify appropriate strategies to address it, the City will survey residents regarding living conditions, number of occupants, and housing costs (Strateg y HE-5A).

Just east of the city, in Jurupa Valley, overcrowding 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 se verely cost burdened household is one whose housing costs exceed 50 percent of their 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 106
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94 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 Bla ck 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 severe 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 ex perience higher rates overall than owners. As shown in Figures HE-14 and HE-15, from 2015 to 2019, more of 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, reflect a higher risk of displacement for residents of these neighborhoods. To ad dress this, the City has included Strategy HE-1G 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.

Overpayment is pervasive 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 per centage of renters paired with lower renter cost burden 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 variety of forms, including ADUs and multifamily units, to expand housing mobility opportunities for renters in Eastvale (Strategies HE-1E and HE-1G).
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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 be 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 sufficient 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 frequently than standard stick -built housing.

Additionally, many communities in the SCAG region were established well before Eastvale and have an older housing s tock. 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 County. Of these four, one identified as White, the other three as “unknown,” 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.

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 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 multif amily uses. The City also encourages development of housing for extremely low -income housing through outreach to developers, financial and technical assistance when feasible, expedited processing, and other incentives identified in Strategy HE-3F.
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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 $774,000 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 Eastvale 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 (see 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 b arriers 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 exclusi onary zoning 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 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 dominance, 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 112
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resource areas. Whi le the City 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 construction 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 compa red 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 than 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 three steps: 1) review of City policies and code for compliance with State law , 2) referring fair housing complaints to 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. 113

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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 barrier to indi viduals with a disability, discrimination against race, national origin, familial status, disability, religion, or sex when renting or selling a housing unit, and more. The City has a policy in place to refer fair housing complaints are referred to the FHC RC, 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, according 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 hous ing 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 failur e to provide reasonable accommodation and a shortage of appropriately zoned land to support affordable housing . Interviewees during the Community 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, t he City interviewed the 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, FHCRC 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 114
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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 sexual 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 across 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 f iled by residents of the City of Eastvale between January 2013 and March 2021. All three cases were based on the renter’s disability status and included discriminatory refusal to rent, discriminatory advertising, and failure to make reasonable accommodatio n. 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 ther e 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 c omplaints or due to confidentiality concerns. As no complaints were made directly to the City, 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 Government 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 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.
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• The City complies with the Housing Accountability Act (Gov. Code, § 65589.5) by allowing emergency shelters b y 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 t he 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 affordable housing projects are eligible for preferential treatment including, but not limited to, on sites subject to AB 1397.
• The City has completed this Assessm ent of Fair Housing and identified programs to address identified 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 compl y 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 needs and opportunity and to fostering inclusive communities where all residents have access to opportuni ty. 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 slightly throughout the community as identified in this assessment of fair housing.
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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 Eastvale 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, 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 dispro portionate 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 negatively 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 Avenue 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 such , each of these sites will facilitate 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.

The Leal Master Plan includes residentially 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 housing 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 Avenue 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 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 117

Adoption Draft • April 2022 105

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 t hat 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 Avenue in the northern portion of the city.

As shown in Figur e 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 the 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 bon uses 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 mobi lity 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). 118
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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 facilitating integrated 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 strong educ ational opportunities for students regardless of location. The existing patterns of access to opportunity related to economic and educational resources indicate that regardless 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
119

Adoption Draft • April 2022 107

housing is located, current and future residents will have acce ss 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 contamin ation 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 79 th 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, the 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 wil l 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 east ern 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 opportu nities in high resource areas and mixed-income communities for these households. 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
120
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108

The available sites to meet the moderate - and above moderate -income RHNA are located throughout the City. All of these sites are located in highest resource areas, near grocery 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 alleviate the demand on an existing shortage of housing and will facilitate mobility opportunities for all households.

Figure HE-15C Units by Rate of Overpayment
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
121

Adoption Draft • April 2022 109

Source: American Community Survey, 2015-2019
Additionally, the higher rates of poverty and overcrowding north of Limonite Avenue compared to elsewhere in the city indic ates 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, including ADUs, multifamily units, and more, to provide additional housing opportunities for lower-income families to find appropriately sized units (see Table HE-20).

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- 1B), encouraging the construction of ADUs (Strategy HE -1G), 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 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
122
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110

strategies identifies to address each of these fair housing issues, the most priority issues are 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.

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-3B).

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

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

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

Ensure compliance with building
standards through code enforcement
(Strategy HE-3F 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-1D).

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

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

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

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

Provide rehabilitation assistance (Strategy
HE-4A).
123

Adoption Draft • April 2022 111

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

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

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

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).

Provide 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).

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112

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 Souther n California Association of Governments. SCAG 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 housing 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) 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 672
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.

125

Adoption Draft • April 2022 113

The analysis of the relationship of suitable sites to zoning provides a means for 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 that an 80% realistic capacity was appropriate.

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114

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 44 5-8 8 None 323 100%
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. 127

Adoption Draft • April 2022 115

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 inc ome RHNA. However, the City is currently updating its General Plan, which will 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 T able 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, zoning, general plan designation, acreage, and realistic capacity for the sites currently zoned for housing at varying densities. and Figure s 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. 128
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2021-2029 HOUSING ELEMENT

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 Underutilized Above Moderate 15 144070020 0.68 LDR A-2 1 Underutilized Above Moderate 16 144070019 0.46 LDR A-2 1 Underutilized Above Moderate 17 144070018 0.54 LDR A-2 1 Underutilized Above Moderate 18 144070017 1.00 LDR A-2 2 Vacant Above Moderate
19 144070016 1.00 LDR A-2 2 Underutilized Above Moderate Subtotal Above Moderate 47
20 Citrus
152050050 15.77 HDR R-3 56 Underutilized 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.

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 adjacent 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 this sites analysis. Identifying that similar development is occurring in the region adds to the certainty. 129

Adoption Draft • April 2022 117

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 structures 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 provide 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 po tential use of the property. The 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). Thi s 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 developers 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 sh own below to create more 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. 130
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2021-2029 HOUSING ELEMENT

Figure HE-16A Citrus Developable Site – Flood Plain

With over 90 percent of the City already developed, demand for vacant and un
derutilized 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 comprise d of rural and agricultural lands. Most of the existing residential structures were built 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 demolish 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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Adoption Draft • April 2022 119

Figure HE-16 Current Site Inventory Map 1

Figure HE-17 Current Site Inventory Map 2

132
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2021-2029 HOUSING ELEMENT

Figure HE-18 Current Site Inventory Map 3

Figure HE-19 Current Site Inventory Map 4
133
121

Proposed Sites/Amendments to Meet the RHNA
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 Table HE-23A. The City has also identified 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 site s are listed in 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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122

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
22 – Vernola 152640004 10 CR Specific
Plan HHDR R-3 320 Vacant Lower
23 – Gateway
160030067 6.93
CR Specific
Plan CR
Specific
Plan/Residen
tial Overlay
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 Lower 496
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 propertie s.

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 5 th
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 4 1 acres of former 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 293 single-family detached and attached residential units on 20 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 p hase of the Leal Master Plan would construct 800 -900 units on these two sites. However, it is anticipated that 136
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individual housing projects of up to 150 units will 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 Plan currently has a residential building built pre -1967 and the owner lives on the site but is working on a D evelopment Agreement (DA) with a developer and City staff to develop 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 disperse the different land uses across the entire site. Figure HE- 22A shows the proposed land use plan broken out by planning area for this site The associated Table HE -23 C, shows the planned density for each planning area.

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

The plan was adopted in December 2017 and incl udes 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.

The City is in the process of amending the master plan to allow for a maximum of 2,500 units at densit ies up to 40 units per acre ( Strategy HE -1B) to accommodate RHNA. To accommodate the increase in residential capacity to meet RHNA, an amendment to the Master Plan Amendment will be process and. all zoning will be in place at that time.
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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

730 units at
22 – 40
du/acre2
Moderate, and
Above Moderate

Lower
6 Residential 5.6 N/A 20-40
14-21
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
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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 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.

The City is currently working on a 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, the 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 densities and housing types will occur first or concurrent with commercial development.

The DA and Master Plan amendment is expected to be completed by 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 phases completed and constructed before the end of the plann ing 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.

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

Vernola
The Vernola site is a vacant 20-acre site. The City envisions zoning 10 acres of the parcel for 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 per cent realistic capacity. The remainder of the site (10 acres) would 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.
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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 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 the ir 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, 5 in 2020, and 10 in 2021. This analysis ass umes that the number of ADU applications and permits will average 7 ADUs per year, for a total of 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.

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 projected to be built in the city during the planning period were based on the SCAG analysis. Of the 56 ADUs projected to be built, it is estimated that 40 will be for lower -income households, 8 for moderate-income households, and 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 the proposed rezone capacity, the city has a surplus of 15 units available to above moderate - income, 9 units available to moderate -income households, and 101 available to lower income (including extremely low-, very low-, and low-).
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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 Vernola site allows for 320 units on exclusively residential uses and the Gateway site allows 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 1,266 40 1,918 101
Low 672
Moderate 635 56 580 8 644 9
Above Moderate 576 47 530 14 591 15
Total 3,028 763 2,336 56 3,154 126
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
*Includes current approved capacity for the Leal Policy Area 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 persons/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 formula 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, construction, 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.
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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 organizations 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.

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 discomfort, and they waste energy. Theref ore, 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, u tility 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 Cal ifornia 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 Califor nia 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 stripping, 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 144
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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, development 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, l ong-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 dictates 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.

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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.

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.

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.

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. 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).

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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
transitional housing, group homes (six or fewer persons) R-5 Open Space
Combined
Zone -
Residential
Developments
Open Space, family day care (large or small), group homes (six or fewer persons), home occupations, supportive and
transitional housing
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.
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Development Standards
The City of Eastvale regulates the type, location, and scale of residential development primaril y 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, zoning and development standards for all parcels within the City are available on the City’s website. Table HE-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 R-5 R-T****
Lot Dimensions
Minimum Lot Size (sf) 20,000 20,000 20,000 21,780 7,200 7,200 7,200 – 5,000 Minimum Lot Width 100 ft 100 ft 100 ft 80 ft 60 ft 65 ft 60 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
stories
50 ft/ 3
stories
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 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 othe r 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, 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 committed to defining 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 standards 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)
consistent with state density bonus law. These strategies would allow park ing requirements to be reduced from the current standards for all housing types as shown on Table HE-28.
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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 otherwise maximum allowable residential density under the municipal code and the land u se 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. This 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-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
Dwelling, Single-Family P P P P P P P P P
Dwelling, Two-Family 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
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
Transitional Housing 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 use permit. The City must identify a zone(s) where emergency shelters will be allowed as a permitted use without a conditional use permit or 153

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other discretionary permit. The zone or zones identified must have land available to accommodate an emergency shelter. 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 close 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 barrier,” 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 assault, 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 Plan Land Use Element, mixed-use development that will accommodate Low -Barrier N avigation 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 an other 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 housing 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 order 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 s pecial 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 extremely 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 conditional 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 s tandards 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 Co de 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 includes 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 additi on 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 gro up homes and residential care facilities with six or fewer residents 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 mu st allow these licensed residential care facilities in any area zoned for residential use and cannot require 156
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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 diff erently than other single-family homes within residential zones and 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 f acilities no differently related to permitting.

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 polic ies 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 to ensure reasonable accommoda tion (Section 1.5.D.

Reasonable Accommodation).

Reasonable accommodations. Th
e 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 housing in the request will be used by an individual c
onsidered 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 requested 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. Fam ily 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 after 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 to provide certainty for developers during the development review process and assist in the implementation of the development standards of the Zoning Code.

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

This process is not seen as a constraint to development 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 at 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 Comm unity 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 approvals 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 residentia l 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. 160
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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 ensure 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 materials and design as the original construction.
• Interior alterations that do not change the per mitted use of the structure.

Approving Authority. The Community Development Director is the designated approving authority for minor development review. Minor development 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 regulations, specific plan provisions, and other applicable provisions adopted by the City.
• The prop osed 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 compatible with the character of buildings on adjoining and nearby properties.
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• 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 multifam ily 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 review. 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 Genera l 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 of the neighborhood and community.
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• 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 compatible with the character of buildings on adjoining and nearby properties.
• The proposed project will not create confli cts 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 st yles, 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. To ensure projects have approval certainty, the city has a preapplication process that allows potential multifam ily 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 effi cient 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 Standar ds, which will require the City to adopt objective design standards for new development with the goal of creating approval certainty for housing developers in particular.

As mentioned previously, the major development review provisions are intended to prom ote 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 re quired 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 website 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, bec ause typical development has been single-family residential.

The typical density for recent single -family development 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 dens ity 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 required 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 protect the quality of Eastvale’s neighborhoods and commercial districts. The se 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 south 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 attractiv e streets, including requirements that landscaped areas be maintained, that trash containers are stored out of view, and that recreational equipment (basketball hoops, slides, swings, 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, time limits for commercial vehicle parking, and requirements that recreation v ehicles 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 properly. Also includes limits on accessory structures (sheds, carports, pool hou ses, 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 maintained. 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 problems (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 provides 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 standards 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. 165

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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 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. 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 adopted 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, the 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 Building 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 responsible 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 application 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 generally, 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 (making 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 166
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and therefore are not considered a constraint to the development of housing. A list of planning fees applicable to planning 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 is 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

Planning Fees (Deposit-based) Fee Description
Pre-Application Review $4,336
Certificate of Zoning Compliance $657
Change of Zone $13,610
Conditional Use Permit $10,331
General Plan Amendment $15,832
Minor Development Review $4,626
Major Development Review (includes design and site plan review) $9,555
Setback Adjustment $241
Specific Plan $28,992
Specific Plan Amendment $23,809
Variance $3,750
Lot Line Adjustment $778
Certificate of Land Division Compliance $506
Reversion to Acreage $15,000
Amendment to Tentative Parcel Map $8,125
Amendment to Tentative Tract Map $12,500
Environmental Impact Report Contract amount plus 18%
Environmental Initial Study $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 include major improvements such as building roads, curbs, gutters, 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 other 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 outlines 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.

In Eastvale, these improvements are less costly than in other jurisdictions 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.
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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, these and other site -improvement costs 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; environmental 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 residential 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 co st 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 labor 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 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. 169

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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 Company, a wood -framed, single - story, four -cornered home in Eastvale is estimated to cost appr oximately $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 purchase opportunities to lower -income households. In addition, government -insured loan programs may be available to redu ce mortgage down -payment requirements.

The subprime mortgage crisis that hit in 2007 chilled financial markets and, as money lending tightened, eliminated the opportunity for many first -time homebuyers to secure financing for home purchases. The crisis tri ggered a meltdown in the real estate market as housing values tumbled, vexing the efforts of those holding subprime loans to refinance as loan 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 92880 and 91752 zip codes ranged from 0 to 4 houses per month according to RealtyTrac.com.

First-time homebuyers are t he 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 170
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payment mortgages, adjustable rate mortgages, and buy -down mortgages; however, the subprime crisis has affected the availability 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 homeownership involves both the a ffordability 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 largest 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 availability of adequate wate r, 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 Riverside County (which includ es 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 consistent 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 H E-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 for development. As noted in Table HE -22, the assumed capacity of this site is based the developable area, yielding approximately 56 units. 171

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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 an ticipated 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 comme rcial 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 lo cal 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 m eet 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 space, and mixed uses at this site. As part of the application, an analysis of water and sewer services for this site wa s 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 with 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 pote ntial 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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Table of Contents
FORWARD 1
ROLE OF THE HOUSING ELEMENT 3
State Mandates ..................................................................................................................................................................... 3 General Plan Consistency .............................................................................................................................................. 4 Regional Housing Needs Assessment .................................................................................................................. 5 PUBLIC PARTICIPATION 5
HOUSING POLICY PROGRAM 7
Goals ............................................................................................................................................................................................. 7 Quantified Objectives .................................................................................................................................................... 30 APPENDIX – HOUSING BACKGROUND REPORT 32
PUBLIC PARTICIPATION 33
Public Engagement Website and Social Media .......................................................................................... 33 Online Simulation Tool (RHNA Challenge) ...................................................................................................... 33 Community Champion Interviews ....................................................................................................................... 34 Clear Vision Speaker Series ......................................................................................................................................... 35 Informational Videos ....................................................................................................................................................... 35 Community “Pop-up” Events ................................................................................................................................... 36 Public Meetings ................................................................................................................................................................. 36 EVALUATION OF THE PREVIOUS HOUSING ELEMENT 41
COMMUNITY PROFILE 49
Data Sources ........................................................................................................................................................................ 49 Population Characteristics ......................................................................................................................................... 49 Household Characteristics ........................................................................................................................................... 51 Employment Characteristics ..................................................................................................................................... 55 Housing Stock Characteristics ................................................................................................................................. 57 Special Needs Groups ................................................................................................................................................... 62 Analysis of At-Risk Housing ....................................................................................................................................... 68 Fair Housing Assessment ........................................................................................................................................... 69 HOUSING OPPORTUNITIES AND RESOURCES 113
Regional Housing Need ............................................................................................................................................... 113 178
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Availability of Land ........................................................................................................................................................... 113 Specific Plans, Master Plans, Policy Areas ...................................................................................................... 126 Accessory Dwelling Unit (ADU) Potential .......................................................................................................130 Meeting the RHNA .......................................................................................................................................................... 131 Financial Resources ....................................................................................................................................................... 132 Opportunities for Energy Conservation ........................................................................................................... 133 HOUSING CONSTRAINTS 134
Governmental Constraints ........................................................................................................................................134 Non-Governmental Constraints ............................................................................................................................ 157

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List of Tables
Table HE-1: 2021-2029 eastvale Regional Housing Needs allocation ................................................ 5 Table HE-2: Quantified Objective Summary .................................................................................................. 30 Table HE-3. Population Growth .............................................................................................................................. 49 Table HE-4. 2018 Age Characteristics ................................................................................................................. 50 Table HE-5. 2018 Race and Ethnicity ................................................................................................................... 50 Table HE-6. Household Characteristics ............................................................................................................... 51 Table HE-7. Maximum Household Income by Household Size, 2020 ............................................ 53 Table HE-8. Household Income by Tenure, 2018.......................................................................................... 53 Table HE-9. Total Households Overpaying by Income In Eastvale .................................................. 55 Table HE-10. Employment of Eastvale Residents by Industry, 2018 ............................................... 56 Table HE-10A. Major Employers in Eastvale, 2019 – 2020 ....................................................................... 56 Table HE-10B. Employment of Eastvale Residents by Industry, 2018 ............................................ 57 Table HE-11. Housing Tenure ..................................................................................................................................... 58 Table HE-12. 2018 Occupancy Status of Housing Stock .......................................................................... 59 Table HE-13. Age of Housing Stock ....................................................................................................................... 60 Table HE-14. Single-Family home Median Listing Prices, February 2021 .................................... 61 Table HE-15. Median Rental Cost by Housing Type .................................................................................... 61 Table HE-16. Housing Affordability by Income Level ................................................................................ 62 Table HE-17. Developmentally Disabled Residents by Age and Type of Residence ........... 64 Table HE-18. Emergency and Transitional Shelter Resources in Riverside county ............. 67 Table HE-19A Eastvale School Performance Scores, 2019 ..................................................................... 86 Table HE-19B. Units by Income and Geographic Area .......................................................................... 106 Table HE-20. Contributing Factors ........................................................................................................................ 111 TAblE HE-21. REGIONAL HOUSING NEED, 2021–2029 ............................................................................. 113 Table HE-21a Eastvale Project Examples .......................................................................................................... 115 Table HE-21b Surrounding Affordable Project Examples ..................................................................... 115 Table HE-22. Current Available Sites ................................................................................................................... 117 Table HE-23A. Master Plan Amendment ........................................................................................................ 123 Table HE-23B. Proposed Sites for REzone ......................................................................................................124 Table HE-23C. Leal Master Plan – Planning Areas ..................................................................................... 127 TAblE HE-24. Comparison of the Regional Housing Needs and Proposed Capacity ........ 131 Table HE-25. Current General Plan Land Use Designations ..............................................................134 Table HE-26. Residential Zoning Districts ...................................................................................................... 136 Table HE-27. Residential Zoning Criteria ......................................................................................................... 138 Table HE-27A – General Plan and Zoning Consistency ......................................................................... 139 Table HE-28. Parking Requirements ................................................................................................................. 140 Table HE-29. Housing Types Permitted by Zone ....................................................................................... 141 Table HE-30. Local Development Processing Timelines ..................................................................... 146 Table HE-31. Typical Processing Procedures by Project Type .......................................................... 147 180
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Table HE-32. Proportion of Fee in Overall Development Cost .......................................................... 155 Table HE-33. Housing Development Impact Fees .................................................................................... 155 Table HE-33A Housing Development Planning Fees ............................................................................ 156 Table HE-34. Construction Costs, 2020 ............................................................................................................. 158 List of Figures
Figure HE-1 Occupants per Room ......................................................................................................................... 52 Figure HE-2 Housing Units by Housing Type, 2020 .................................................................................. 58 Figure HE-3 Disabilities Among Eastvale Residents ................................................................................ 63 Figure HE-4 TCAC Opportunity Areas, 2021 ................................................................................................... 70 Figure HE-5 TCAC Education Score .......................................................................................................................71 Figure HE-6 TCAC Economic Score ...................................................................................................................... 72 Figure HE-7 Neighborhood Segregation ........................................................................................................ 79 Figure HE-8 R/ECAPs ..................................................................................................................................................... 80 Figure HE-9 Residents with Disabilities ............................................................................................................. 81 Figure HE-10 Median Household Income ........................................................................................................ 84 Figure HE-11 Job Proximity Index .......................................................................................................................... 88 Figure HE-12 TCAC Environmental Score ......................................................................................................... 91 Figure HE-13 Household Overcrowding ........................................................................................................... 95 Figure HE-14 Overpayment by Homeowners ............................................................................................... 96 Figure HE-15 Overpayment by Renters ............................................................................................................. 97 Figure HE-15A Units by Percent of Households Occupied by Renters ...................................... 106 Figure HE-15B Units by Environmental Pollution Burden Percentile ........................................ 107 Figure HE-15C Units by Rate of Overpayment ........................................................................................... 109 Figure HE-15D Units by Rate of Overcrowding ........................................................................................... 110 Figure HE-16A Citrus Developable Site – Flood Plain .............................................................................. 119 Figure HE-16 Current Site Inventory Map 1 ................................................................................................... 120 Figure HE-17 Current Site Inventory Map 2 .................................................................................................. 120 Figure HE-18 Current Site Inventory Map 3 .................................................................................................... 121 Figure HE-19 Current Site Inventory Map 4 .................................................................................................... 121 Figure HE-20 Current Site Inventory Map 5 .................................................................................................. 122 Figure HE-21 Proposed Site Inventory Map ................................................................................................... 125 Figure HE-22A – Leal Master Plan – Land Use Plan ................................................................................. 126 Figure HE-22B – Leal Mast Plan – Development Phases ..................................................................... 129

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Growth
The push for cityhood began in the mid -2000s, with Eastvale becoming an incorporated city on October 1, 2010. The 2008 recession greatly affected Eastvale, resulting in many foreclosures. Throughout the 2010s, Eastvale continued its trend of converting dai ry land to housing, commercial, and industrial development, again attracting residents from coastal counties. In less than 20 years, Eastvale has transformed from a concentration of dairies to a diverse, well -educated, and affluent community that continues to attract residents with its top -rated schools and high quality of life. Today, Eastvale counts over 16,000 units, comprised mostly of single -family homes, to house its 70,000 residents living within 13.1 square miles.

Eastvale 2040
In February 2020, Ea stvale kicked off its General Plan (Eastvale 2040) and Housing Element updates to set the course for how the City will develop over the next 20 years. On March 22, 2021, the State approved the final Regional Housing Needs Allocation (RHNA) plan, allocating 3,028 housing units to Eastvale between 2021 and 2029. As part of this State mandate, the City is tasked to ensure that sufficient land is zoned to accommodate RHNA. Like many cities in California, Eastvale faces a shortage of entry -level and market -rate housing.

Implementation of Eastvale 2040 and the Housing Element will result in a more diverse housing stock to satisfy RHNA.

Housing Plan
The Eastvale Housing Element is the result of a focused and comprehensive effort involving the City and the residents of Eastvale. The City’s outreach program included numerous opportunities for public input. The City created a project website to serve as the information portal to this project and an online simulation tool was developed to give the public an opportunity to create a balanced housing plan. In addition, staff interviewed “community champions” to receive input on housing and held 15 community engagement events, including with the Planning Commission and City Council.

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With over 90% of the City built out, Eastvale has about 250 acres left of vacant and developable land. In the coming years, the City must make important land use decisions. While vacant land is scarce in Eastvale, the majority is comprised of large parcels that offer opportunities for housing and other land uses that complements and supports the existing community. In particular, the 160 -acre Leal property has the potential to serve as the heartbeat of the City. Envisioned as Eastvale’s downtown, development of this property will include over 2,000 housing units along with significant amounts of commercial, office, and civic uses supported with public transit, open space, and other community gathering spaces. As we chart the course for Eastvale’s future, the City is committed to responding effectively to these challenges and opportunities.

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ROLE OF THE HOUSING ELEMENT
The Housing Element is a state mandated chapter of the Eastvale General Plan that sets forth an eight-year plan (housing cycle) to address the City’s identified housing needs. The Housing Element describes, identifies, and analyzes the City’s housing needs; and addresses the maintenance and expansion of the housing supply to accommodate the households that currently live and/or are expected to live in Eastvale in the housing cycle. Through research and analysis, the Housing Element identifie s available candidate housing sites and establishes a Housing Policy Program to accommodate the Regional Housing Needs Assessment (RHNA) allocation, as determined by the Southern California Association of Governments (SCAG) and approved by the California S tate Department of Housing and Community Development (HCD). The Housing Element provides the following:
• Summary of the city’s community outreach efforts to engage the public in the development of the Housing Element
• Policies to address the city’s housing needs and comply with State law • Review of the city’s implementation of the 2014-2021 Housing Element • Overview of city’s housing and population
• Analysis of opportunities and barriers that affect housing • Identification of sites to accommodate the RHNA
In June 2013, the Eastvale City Council adopted the Housing Element for the 2014-2021 planning period, referred to as the Fifth Cycle. This Housing Element will guide future decision-making related to housing for the 2021-2029 planning period, referred to as the Sixth Cycle.

State Mandates
State law requires the Housing Element to be consistent and compatible with other General Plan elements. The Housing Element should provide clear policy direction for making decisions pertaining to zoning, subdivision approval, housing allocations, and capital improvements. State law (Government Code Sections 65580 through 65589) mandates the content of the housing element and requires an analysis of:
• Summary of the city’s community outreach efforts to engage the public in the development of the Housing Element
• The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order. • The early attainment of this goal requires cooperative participation of government and the private sector to expand housing opportunities and accommodate the housing needs of Californians in all economic levels. • The provisions of hous ing affordable to low - and moderate -income households requires the cooperation of all levels of the government. • Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of 186
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4 housing to make adequate provision for housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

The purpose of these requirements is to develop an understanding of the existing and projected housing ne eds in the community so that policies and schedules promote the preservation, improvement, and development of diverse housing types at a range of costs in Eastvale.

General Plan Consistency
State law requires that “the General Plan and elements and parts t hereof comprise an integrated, internally consistent, and compatible statement of policies” (Government Code Section 65300.5). Internal consistency is required to avoid policy conflict and provide a clear policy guide for the future maintenance, improvement, and development of housing in Eastvale.

The Housing Element, including its Housing Policy Program, relates to, and is consistent with, the other Elements of the General Plan, which the City first adopted in 2012. The General Plan is a dynamic document t hat the City Council amends on an ongoing basis to comply with State law requirements, reflect land use planning efforts such as individual development proposals and specific plans, and provide consistency with other planning efforts.

The Housing Element supports and reinforces residential development policies contained in the Land Use Element. The Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City, and defines these land uses build -out potential. B y designating residential development, the Land Use Element identifies limits for densities and types of housing units constructed in the City. It also identifies lands designated for a range of other land uses, including employment generating uses, open s pace, and public uses. The presence and potential for jobs can affect the current and future local demand for housing at the various income levels in the City.

The Circulation Element of the General Plan also relates to the Housing Element.

The Circulation Element establishes a transportation plan to accommodate the movement of people and goods within and through the City. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units, in addition to mitigating the effects of growth in the City.

The Mobility Element of the General Plan also relates to the Housing Element.

The C ity is in the process of a General Plan update (Eastvale 2040), and the Housing Element has been reviewed for consistency with the City’s other General Plan elements. The City will continue to review and revise the Housing Element, as necessary for consist ency, when amendments are made to the General Plan.
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Regional Housing Needs Assessment
The Regional Housing Needs Plan (RHNP) is mandated by the State of California (Government Code Section 65584) and requires regions to address housing issues and needs based on future growth projections for the area. The California Department of Housing and Community Development (HCD) allocates regional housing needs numbers to regional councils of governments throughout the state. The RHNP for Riverside County is develope d by the Southern California Association of Governments (SCAG) and allocates to cities and the unincorporated county their “fair share” of the region’s projected housing needs, also known as the Regional Housing Needs Assessment (RHNA). The RHNP allocates the RHNA based on household income groupings over the eight -year planning period for each specific jurisdiction’s housing element. The RHNP also identifies and quantifies the existing housing needs for each jurisdiction.

SCAG identified the housing need i n Eastvale to be 3,028 units over the 2021 - 2029 eight -year planning period. In accordance with State law, the City is required to have zoning in place to accommodate Eastvale’s housing need allocation. The City is also required to have zoning in place with densities of at least 30 dwelling units per acre to accommodate units for very low and low income households. Table H-1 below shows Eastvale’s RHNA allocation.

TABLE HE-1: 2021-2029 EASTVALE REGIONAL HOUSING NEEDS

ALLOCATION
Income Group Assumed Density Needed RHNA
Very Low* 30 or more dwelling units per acre 1,8171,145 units Low 672
units
Moderate 8-20 dwelling units per acre 635
units
Above Moderate 1-8 dwelling units per acre 576 units
Total 3,028 units
Source: SCAG 2021, HCD 2020
Note: It is assumed that 50 percent of the very low- income is allocated to the extremely low-income category

PUBLIC PARTICIPATION
Section 65583 of the Government Code states that, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the Housing Element, and the program shall describe this effo rt." The City has conducted extensive public outreach activities beginning in February 2020. Below is a summary of the opportunities for public participation:
• A project website to serve as the information portal to the Housing Element update with materials translated in Mandarin.
• Email blasts and a strong social media presence across all platforms to share information on the Housing Element update.
• A lecture session featuring a subject matter expert (Clear Vision Speaker Series) focused exclusively on ‘missing middle’ housing. • An online simulation tool (RHNA Challenge) that allowed the public to 188
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6 create and submit a balanced housing plan.
• Interviews with “community champions” to receive input on housing. • Consultations with service providers and other stake holders who represent different socioeconomic groups.
• Two (2) videos explaining the Housing Element and RHNA. • Four (4) ‘pop -ups’ at local community events to engage with residents and distribute information on the Housing Element.
• Two (2) Planning Commission.
• Three (3) City Council workshops.
• One (1) large community open house event.
• Three (3) community roundtables special City Council meetings. • One (1) joint special Planning Commission/City Council meeting. • Mandarin and Spanish translators at most engagement events.

It should be noted that Mandarin was the most re quested language for translation. Spanish translation requests were minimal. While Hispanic s make up 40.5% of the population in Eastvale, this group tends to be comprised of younger, second-generation residents that speak both English and Spanish rather than an immigrant population. By contrast, t he Asian population in Eastvale has a larger number of immigrant residents and, thus, a greater need for information to be translated to Mandarin.

The Housing Element Appendix (Housing Background Report) contains a detailed description of the City’s community outreach and engagement efforts.

The City hosted multiple opportunities for public input at local community events as well as several community meetings to engage with residents and distribute information on the Housing Element.
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HOUSING POLICY PROGRAM
This section of the Housing Element describes the Policy Program for the 2021 - 2029 Planning Period. The Policy Program identifies the specific policy strategies necessary to address present and future housing needs and consider the input by residents and stakeholders. The emphasis of the 2021-2029 Policy Program is on strategies enabling the City to maintain and increase housing opportunities for all income levels. In developing this Policy Program, the City assessed its housing needs, evaluated the performance of existing programs, considered the availability of existing and projected funding resources and received input from the community through extensive outreach efforts. These policies are required by State law and necessary to achieve compliance from t he California State Department of Housing and Community Development (HCD).

Goals
Goal HE-1 Adequate Housing: Assist in the development of adequate housing to meet the city’s fair share of the region’s housing needs for all income segments of the population.

Goal HE-2 Housing Production Streamlining: Streamline government processes to increase the production of housing.

Goal HE-3 Special Needs Groups: Address the housing needs of special population groups.

Goal HE-4 Housing Conservation and Preservation: Conserve and improve the condition of City’s existing housing stock.

Goal HE-5 Equal Housing Opportunities: Promote equal housing opportunities for all persons regardless of race, age, sexual orientation, religion, or gender.

Goal HE-6 Energy Conservation: Conserve energy in the development of new housing and the rehabilitation of existing housing.

Goal HE-7 Housing Quality and Design: Provide high quality, well - designed living environments for Eastvale residents.

Half Moon Park
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8 Goal HE-1 – Adequate Housing
Policy HE-1.1: Ensure there is a sufficient supply of land zoned to meet the housing needs identified in the Regional Housing Needs Assessment (RHNA).

Policy HE-1.2: Maintain land use policies that allow residential growth consistent with the availability of adequate infrastructure and public services.

Policy HE-1.3: Facilitate the development of all levels of affordable housing by providing, when feasible, appropriate State and Federal financial and regulatory incentives.

Policy HE-1.4: To the extent resources are available, assist in the provision of homeownership assistance for lower- and moderate-income households.

Strategies
Strategy HE-1A: Amend the Land Use Designation on Sites Vernola to Meet the RHNA. Amend the land use designation from Commercial Retail to Highest Residential Density allowing for 2 0-40 units per acres, and with applicable R-3 zoning on 10 acres of Site 22 (Vernola) listed in Table H-23B. Vernola shall vacant and/or underutilized land to accommodate at least 32 0 units a portion of the City’s lower income RHNA. Refer to Table H -24 for a list of proposed sites.

SitesVernola will be redesignated and rezoned consistent with Government Code Section 65583, su bdivision (c)(1) and 65583.2 subdivisions (h) and (i). The rezone and redesignation will accommodate 100 percent of the shortfall during the planning period and willwhich includes the following components. • Permit owner-occupied and rental multifamily uses by right and will not require a conditional use permit or other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
• Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre
• Ensure 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
• Ensure sites will be available for development dur ing the planning period where water and sewer can be provided
• Ensure sites actively address fair housing issues by integrating land for lower-, moderate -, and above moderate -income development and encouraging proximity to employment, schools, and other resources Responsible Agency: Community Development Department
Timeframe: Land use designation amendments, change of zones and create zoning and development standards by October 15, 2022. Monitor affordability and location of rezoned sites. As part of additional rezoning for purposes of maintaining adequate sites (e.g., no net loss law), the City will continue to 191

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identify and rezone sites at appropriate densities throughout the City to promote more inclusive communities.

Funding Source: General Fund and LEAP funding
Quantified Objective: Create opportunity for at least 3200 320 units of which a minimum of 1817 units will to provide opportunity for multifamily housing for lower income households which will be within close proximity to services and other resources in high opportunity areas
Strategy HE-1B: Residential Overlay at The Eastvale Gateway. Establish a Residential Opportunity (RO) 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 pa rking 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-23B. have a minimum density of 20 units per acre The overlay and will comply with the requir ements of Government Code Section 65583, subdivision (c)(1) and 65583.2 subdivisions (h) and (i) as listed
• Permit owner-occupied and rental multifamily uses by right and will not require a conditional use permit or other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
• Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre
• Ensure 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
• Ensure sites will be available for development during the planning period where water and sewer can be provided
• 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 developm ent standards and reduced parking, to promote development of affordable housing. on this site as listed in Strategy HE-1A.

Responsible Agency: Community Development Department
Timeframe: Adopt the RO Overlay Zone by October 15, 2022. Monitor affordability and location of rezoned sites. As part of additional rezoning for purposes of maintaining adequate sites (e.g., no net loss law), the City will continue to identify and rezone sites at a ppropriate densities throughout the City to promote more inclusive communities.

Funding Source: General Fund
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10 Quantified Objective: Create opportunity for 176 units for lower income households which will be within close proximity to services and other resources in high opportunity areasIncluded as a part of Strategy HE-1A 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, 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 814-45 40 units per acre for a maximum capacity of 2 ,500 units . Sites that are assumed to meet the lower income RHNA will have a minimum density of 20 units per acre and 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 in Strategy HE-1A.below.
• Permit owner-occupied and rental multifamily uses by right and will not require a conditional use permit or other discretionary review or approval for developments in which 20 percent or more of the units are affordable to lower income households
• Permit the development of at least 16 units per site and a minimum of 20 dwelling units per acre
• 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 • Ensure sites will be available for development durin g the planning period where water and sewer can be provided
Responsible Agency: Community Development Department
Timeframe: Amend the Leal Policy Area by October 15, 2022. Monitor affordability and location of rezoned sites. As part of additional rezoning for purposes of maintaining adequate sites (e.g., no net loss law), the City will continue to identify and rezone sites at appropriate densities throughout the City to promote more inclusive communities.

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and provide for development phases of 50 to 150 units, the City will routinely coordinate with property owners and give high priority to processing subdivision maps that include 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, t o 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.

Responsible Agency: Community Development Department
Timeframe: Ongoing, as projects are processed through the Community Development Department; regulations /incentives will be adopted within one year of adoption of the Housing Element. Annually meet with developers and incorporate and revise strategies at least every two years.

Funding Source: General Fund
Quantified Objective: 530 above moderate units, 570 moderate units, 1000 low- income; 300 very low-income; 100 extremely low-income units in areas of high opportunity.

Strategy HE -1E: Multifamily 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, expedited permit processing; consider reduceding parking standards and lot sizes. of dwelling units for all income levels consist with State law . The City will prioritize projects that are located in areas with currently low percentages of renter-occupied household s in order to facilitate housing mobility and integration of ownership and rental units
Responsible Agency: Community Development and Building and Safety Departments
Timeframe: Implement additional incentives by June 2023. Ongoing thereafter, as applications are processed through the Community Development and Building and Safety Departments , and reach out to housing developers annually.

Funding Source: General Fund
Quantified Objective: 150 lower-income units, 50 units within close proximity to services and other resources in high opportunity areas
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 mixe d-use infill development, including but not limited to:
• Priority project processing
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12 • Deferral of development impact or permit fees
• Flexibility in development standards such as parking, setbacks, and landscaping requirements
• Density and intensity bonuses
• Support for infrastructure upgrades
Responsible Agency: Community Development Department
Timeframe: Reach out to developers to obtain feedback by January 2023, develop incentives by October 2023, Ongoingreview annually and amend as needed.

Funding Source: General Fund
Quantified Objective : 30 very -low- income units and 30 low -income units to improve access to high resource areas for lower -income households and increase housing mobility opportunities.

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:
• 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.
• Provide guidance and educational materials for building ADUs on the City's website, including permitting procedures and construction resources. Additiona lly, 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.
• Distribute materials on the benefits of a ADUs in areas of high opportunity and limited rental opportunities to increase mobility for low- income households.
• Develop and implement a monitoring program that will track ADU approvals and affordability. The City will use this monit oring 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 consider identifying additional capacity to continue to provide for capacity above to meet the RHNA.
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Responsible Agency: Community Development Department
Timeframe: Amend the municipal code by June 2022 if necessary; make ADU materials available by June 2022; evaluate effectiveness of ADU approvals and affordability by 2023; and identify additional site capacity, if needed, by 2024.

Funding Source: General Fund
Quantified Objectives : 4 7 ADUs to improve housing mobility and improve proximity to services and employment opportunities for lower - and moderate- income households (20 ADUs are assumed to address the displacement risk.) Strategy HE-1H: Homeownership Opportunities. Explore opportunities to work Work with the County of Riverside and local nonprofit agencies in an effort to provide homeownership opportunities in the city.

Responsible Agency: Community Development Department
Timeframe: Work with the County of Riverside to apply for HOME funds as notices of funding availability (NOFAs) are released annually and reach out to local non-profits annually and as funding is available. .

Funding Source: HOME funds, other funding sources
Quantified Objective: Connect 5 households with homeownership opportunities to assist in housing mobility for eligible households.

Strategy HE-1I: Parking Standards. The City will evaluate current parking standards and revise as needed to ensure they do not pose a constraint to the development of housing.

Responsible Agency: Community Development Department
Timeframe: Evaluate and modify by January 2023, annually review thereafter.

Funding Source: General Fund

Goal HE-2 – Housing Production Streamlining
Policy HE-2.1: Consistently monitor and review the effectiveness of the Housing Element programs and other City activities in addressing housing needs.

Policy HE -2.2: Periodically review the City’s regulations, ordinances, and development fees/exactions to ensure they do not unduly constrain the production, maintenance, and improvement of housing.

Policy HE-2.3: Provide streamlined processing of residential projects to minimize time and costs in order to encourage housing production.

Policy HE-2.4: Ensure that all City regulations related to housing are up -to-date and consistent with State housing legislation.

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14 Strategies
Strategy HE-2A: Annual Review of the Housing El ement. The City will review the Housing Element on an annual basis to determine the effectiveness of the programs in the element in achieving the City’s housing goals and objectives.

The City will provide annual reports to the City Council regarding the effectiveness of the Housing Element. 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.

Responsible Agency: Community Development Department
Timeframe: Annually, starting in April 2022.

Funding Source: General Fund
Strategy HE-2B: 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 and reduce fees as necessary fees to ensure they do not constrain development.

Responsible Agency: Community Development Department
Timeframe: Annually review and revise, starting in June 2022 Funding Source: General Fund
Strategy HE-2C: Building Code. As new uniform codes are adopted every three years by the California Building Standards Commission, the City will review and revise its building codes for current compliance and adopt the necessary revisions to further local development objectives.

Responsible Agency: Building and Safety Department
Timeframe: Annually rReview and update the City’s building codes and as new codes are adopted by the State of California.

Funding Source: General Fund
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.

Responsible Agency: Community Development Department
Timeframe: Develop an SB 35 streamlined approval process by October 2022 and implement as applications are received.
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Funding Source: General Fund
Quantified Objectives: 10 very-low-income units and 10 low-income units Strategy HE-2E: Density Bonus. To comply with California Government Code Section 65915, as revised, amend the municipal code to be consistent with State density bonus law.

Responsible Agency: Community Development Department
Timeframe: Amend the municipal code by December 2022.

Funding Source: General Fund
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 t he proposed development are affordable to lower-income households Responsible Agency: Community Development Department
Timeframe: Upon adoption of the Housing Element.

Funding Source: General Fund
Strategy HE-2HG: Objective Design Standard. Adopt citywide objective design standards that target infill areas including the Leal, Eastvale Gateway, and Vernola properties.

Responsible Agency: Community Development Department
Timeframe: Adopt objective design standards with Upon adoption of the comprehensive Zoning Code update in October 2022, implement after adoption.

Funding Source: SB 2 Grant
Quantified Objective: 500 units over the planning period; of these, 200 units in high opportunity areas to promote access to resources and mobility for target households.

Strategy HE-2I2H: Land Management and Permit Expediting. Implement an updated and comprehensive land management database to assist in the tracking and expediting of permit application.

Responsible Agency: Community Development Department
Time Frame: Update by October 15, 2022, monitor annually Funding Source: SB 2 and LEAP Grants
Quantified Objective: Expedite 400 permits, 200 units in high opportunity areas to promote access to resources and mobility for target households. 198
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16 Strategy HE -2J2I: 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 residen tial development standards, that decrease the intensity of housing d evelopment 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.

Promote the ordinance by posting it on the City’s website and in City buildings as well as provide materials to housing developers.

Responsible Agency: Community Development Department
Timeframe: Develop a “No Net Loss” Program by October 15, 2022 , annually market to developers
Funding Source: General Fund
Quantified Objective: Ensure the City maintains a sites inventory to accommodate the RHNA throughout the planning period to allow for housing opportunities and prevent displacement.

Goal HE-3 – Special Needs Groups
Policy HE -3.1: Encourage housing developers to produce affordable u nits by providing development standard incentives for projects that include new affordable units available to special needs groups.

Policy HE -3.2: Ensure the availability of suitable sites for the development of affordable housing to meet the needs of all household income levels, including special needs populations.

Policy HE -3.4: Support family housing that addresses resident needs for childcare, youth services, recreation opportunities, and access to transit.

Policy HE-3.5: Participate regionally in addressing homelessness issues.

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family residential. The target popula tions of this , includinge 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. • 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.
• 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. • Give priority to permit processing for projects providing affordable housing for special-needs groups.
• Work with public or private sponsors to identify candidate sites for new construction of housing for special needs and take all actions necessary to expedite processing of such projects.
• Encourage residential development near parks, open space, transit routes, civic uses, social services, and other health resources. • Partner with nonprofit and for -profit affor dable housing developers to support their financing applications for State and federal grant programs, tax -exempt bonds, and other programs that become available.
• 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 extre mely low -income households.
• Pursue partnerships with the Inland Regional Center to identify funding opportunities and promote housing for persons with disabilities.

Responsible Agency: Community Development Department
Timeframe: Ongoing, as projects are processed by the City . Annually apply for funding and annually engage with Inland Regional Center.

Funding Source: Where feasible, leverage state and federal financing, including Low Income Housing Tax Credits, CHFA multifamily housing assistance programs, HCD Multi -family Housing Loans, CDBG funds, HOME funds, and other available financing.

Quantified Objective: 300 lower-income units to reduce displacement risk for lower-income households and encourage access to high resource areas. 200
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18 Strategy HE -3B: Residential Care Housing. Consistent with State legis lation, amend provisions in the Municipal Code to allow permit residential care facilities for seven or more persons only subject to those restrictions that apply to residential uses in the same zone. or otherwise amending the Municipal Code to make it easier to locate a residential care facility for seven or more persons in the City. 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.

Responsible Agency: Community Development Department
Time Frame: Identify if barriers exist to development of residential care facilities for seven or more persons by December 2022 and Aamend the Municipal Code by July June 2023., if needed.

Funding Source: General Fund
Quantified Objective : 6 residential care facility units within close proximity to services and other resources in high opportunity areas
Strategy HE-3C: Employee Housing. Consist with State legislation, 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. 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).

Responsible Agency: Community Development Department
Time Frame: Amend the municipal code by June October 2022 Funding Source: General Fund
Strategy HE-3D: Low-Barrier Navigation Centers. Consistent with new State legislation, 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, per Government Code Section 65662.

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developers on an annual basis; providing financial assistance (when feasible), in- kind technical assistance, or land write -downs; providing expedited processing; identifying grant and funding opportunities; 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.

Responsible Agency: Community Development Department
Timeframe: Ongoing, as proje cts are processed by the Citycity, and annually reach out to outreach with local developers
Funding Source: General Fund
Quantified Objectives: 25 housing units for extremely low-income households to reduce displacement risk
Strategy HE-3F: Reasonable Accommodations . 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:
• Encourage housing developers to include mobility -impaired accessibility in their project designs to increase housing mobility opportunities for seniors and persons with disabilities. • Review regulations and procedures for City-funded or -operated housing programs to ensure that they do not exclude participation by persons with disabilities.
• Include ac cessibility 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. • 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.

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.

Responsible Agency: Community Development Department
Timeframe: Ongoing, as applications are processed by the City; review and revise regulation approval findings as needed, and specifically remove requiring any type of fee, by December 2022.

Funding Source: General Fund
Quantified Objective : Assist 5 residents with reasonable accommodation requests to reduce displacement risk and encourage 5 accessible units to 202
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20 improve housing mobility
Strategy HE -3G: Support Housing for Residents with Developmental Disabilities. Coordinate housing activities 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 i ncrease 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.

Responsible Agency: Community Development Department
Timeframe: Meet annually with the Inland Regional Center to discuss opportunities for persons with developmental disabilities and develop an outreach plan by June 2023. Develop a brochure and/or post information on the City’s website by October 2023.

Funding Source: General Fund
Quantified Objectives: 10 housing units for persons with disabilities to reduce displacement risk
Strategy HE-3H: Regional Homeless Issues. Cooperate with neighboring cities, the County, the Western Riverside Council of Governments, and other agencies in the development of programs aimed at providing homeless shelters and related services. During this coordination, the City will determine what efforts to take, such as providing education on the fina ncial assistance and programs available.

Responsible Agency: Community Development Department
Timeframe: Meet with neighboring cities , the County, and WRCOG annually to discuss homeless issues and identify actions to address homelessness.

Funding Source: General Fund
Quantified Objective : Assist with program development and funding identification that will assist at least 10 homeless persons.

Strategy HE -3I: Transitional and Supportive Housin g. Consistent with State law, a mend 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 annually to identify opportunities for the city to support funding applications that will enable the development of 203

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additional accessible housing that is affordable to lower-income households and reduce the risk of displacement.

Responsible Agency: Community Development Department
Time Frame: Amend the municipal code by October 2022. Coordinate annually with service providers.

Funding Source: General Fund
Strategy HE -3J: Development Standards for Emergency Shelters. Ensure development standards for emergency shelt ers are consistent with State law per California Government Code Section 65583(a)(4)(A)(ii).

Responsible Agency: Community Development Department
Timeframe: Amend the municipal code by October 2022
Funding Source: General Fund
Goal HE-4 – Housing Conservation and Preservation
Policy HE-4.1: As the City’s housing stock ages, p ursue all available federal and state funds to establish a housing rehabilitation program.

Policy HE -4.2: Focus rehabilitation assistance and community preservation efforts in the Swan Lake and Chandler areas, which have a concentration of older and/or substandard residential structures.

Policy HE-4.3: Preserve the affordability of federal- and state-subsidized units at risk of conversion to market rate or other affordable housing resources.

The Nexus Townhomes
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22 Strategies
Strategy HE -4A: Housing Rehabilitation Program . Apply for rehabilitation funds to provide housing rehabilitation and weatherization services to very-low- and low-income households and facilitate place-based revitalization in areas of targeted rehabilitation need and reduce displacement risk due to housing condition. To improve effectiveness of this program, the City will advertise rehabilitation and weatherization programs on the City’s website an d provide brochures at City Hall.

Responsible Agency: Community Development and Building and Safety Departments
Time Frame: Starting in 2021, annually apply for funding as Notices of Funding Availability are released; meet with the County annually to asse ss availability of agency funds.

Quantified Objective: Targeted rehabilitation of 10 housing units to encourage place-based revitalization and reduce displacement risk for occupants Funding Source: HOME funds
Strategy HE-4B: Code Enforcement. The City’s Community Enhancement and Safety staff is responsible for ensuring compliance with building and property maintenance codes. Community Enhancement and Safety handles complaints on a reactive basis and deals with a variety of issues, including property maintenance, abandoned vehicles, housing conditions, and Health and Safety concerns. The City will continue to use Community Enhancement & Safety, as well as Building and Safety staff to ensure compliance with building and property maintenance codes.

Responsible Agency: Building and Safety Department
Timeframe: Develop a program to reduce displacement risk as a result of code enforcement within one year of Housing Element adoption; conduct code enforcement on an ongoing basis.

Funding Source: General Fund
Quantified Objective: Conservation of 10 housing units to prevent displacement.

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• Coordinate with owners of expiring subsidies to ensure the required notices to tenants are sent out at 3 years, 12 months, and 6 months. • Reach out to agencies interested in purchasing and/or managing at-risk units.
• Work with tenants to provide education regarding tenant rights and conversion procedures pursuant to California law.

Responsible Agency: Community Development Department
Timeframe: Annually monitor units at risk of converting; coordinate noticing as required per California law.

Funding: General Fund
Strategy HE-4D: Replacement Housing. To facilitate place-based revitalization for households at risk of displacement due to new development, the City will rRequire 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 va cant sites with previous residential uses that have been vacated or demolished.

Responsible Agency: Community Development Department
Timeframe: The replacement requirement will be implemented immediately and applied as applications on identified sites are received and processed.

Funding Source: General Fund
Quantified Objective: Replace any of the 8 units identified in the sites inventory if a) they are planned to be demolished for purposes of building new housing, and b) they are determined to be occupied by low-income households, provide assistance to prevent displacement of lower -income households due to loss of affordable units.

Riverwalk Trail
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24 Goal HE-5 – Equal Housing Opportunities
Policy HE -5.1: Continue to support fair housing laws and organizations that provide fair housing information and enforcement.

Policy HE -5.2: Support programs that offer low - and moderate -income households the opportunity for homeownership.

Policy HE-5.3: Expand the availability of affordable and/or special needs housing through acquisition or conversion.

Strategies
Strategy HE -5A – Affirmatively Further Fair Housing (AFFH). In compliance with California Government 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 t ake 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:
• Implement the following strategies to affirmatively further fair housing in coordination with the efforts of Strategy HE-5A:
▪ Place-based revitalization 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 • By Decembe r 2022, a ssign 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. • Meet annually with fair housing service providers and enforcement organizations to track issues and identify patterns in Eastvale. • Meet with developers within one year of Housing Element adoption to identify mechanisms to encourage construction of housing units with three or more bedrooms. Strategies may include incentives such as fee waivers, parking reductions, or density bonuses.
• Ensure that public outreach is accessible to all people by December 2022 by offering translation services at all publ ic meetings and 207

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workshops, in addition to bilingual written materials.
• Annually host outreach events throughout the community at local gathering places such as parks, grocery stores, libraries, and more to Conduct targeted outreach to recruit underrepresented groups by recruiting them 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. • Work withMeet with the Fair Housing Council of Riverside County by January 2023 to develop a strategy for bi -annual the County of Riverside to provide training for landlords and property owners on fair housing responsibilities, discriminatory practices, and the benefits of marketing their housing units to Housing Choice Voucher program participants.
• Meet with disability service providers, including the Inland Regional Center, to identify whether there is unmet demand anywhere in the city by March June 2022. If an unmet demand is realized, work with providers to secure funding to expand services by March 2023. • 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 identif y sites for new school facilities.
• Meet annually with the Riverside Transit Agency and Omnitrans to assess unmet transit needs in the city and expand routes and frequency as needed.
• By December 2022, develop a targeted program to connect lower - income resid ents with affordable homeownership and rental opportunities in the city.
• 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 b y providing incentives to developers to construct the type of units in demand.
• Encourage landscaping or other buffers between residential and industrial uses to promote healthy neighborhoods and increase tree coverage to mitigate air pollution.
• 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.
• Meet with the cities of Chino and Jurupa Valley by June 2023 to identify 208
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26 steps to reduce solid waste pollution and con duct annual monitoring of pollution sources.

Responsible Agency: Community Development Department
Timeframe: Refer to each strategy in the AFFH program for specific time frames.

Funding Source: General Fund
Strategy HE-5B – Mortgage Credit Certificate Program. Refer eligible residents to the Riverside County Mortgage Credit Certificate (MCC) Program for low - to moderate-income homeowner assistance. Promote the availability of this program by posting it on the City’s website and in City build ings as well as by providing materials with information on this and other programs to provide to affordable housing providers to distribute to lower-income households that they work with.

Responsible Agency: County of Riverside Economic Development Agency Timeframe: Develop informational materials to distribute and post on the City’s website by October 2022.

Funding Source: General Fund
Quantified Objective : Connect 15 eligible residents with the Mortgage Credit Certificate Program
Strategy HE -5C – First-Time Homebuyer Program . Work with the County of Riverside to consider the implementation of a first-time homebuyer program to provide down payment assistance and closing cost assistance to low -income first-time homebuyers. In order to reduce displacement risk of prospective first- time homebuyers being priced out of the community, the City will promote the availability of this program in areas with concentrations of renters, particularly low-income renters.

Responsible Agency: Community Development Department
Timeframe: Consider implementing a first -time homebuyer program by December 2024, annually apply for funding thereafter.

Funding Source: HOME funds
Quantified Objective: Provide assistance to 6 low-income first-time homebuyers Goal HE-6 – Energy Conservation
Policy HE-6.1: Encourage the use of energy conservation features in residential construction, rehabilitation, and remodeling.

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Strategies
Strategy HE-6A – Promote Energy Conservation. Promote energy efficiency in existing housing and new development:
• Annually reviewing local building codes to ensure consistency with State-mandated green buildings standards.
• Partnering with Southern California Edison (SCE) and the Southern California Gas Company (SoCalGas) to promote energy-saving programs, such as the residential Multifamily Energy Efficiency Rebate program and the heating and cooling rebate program, available to SCE and SoCalGas residential customers.
• Encourage developers to be innovative in designing energy -efficient homes and improving the energy efficiency of new construction. • 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.
• 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.

Responsible Agency: Community Development and Building and Safety Departments
Timeframe: Make information available on the City’s website and in public places, such as City Hall, by July 2022
Funding Source: General Fund, SCE, and SoCalGas funding sources Goal HE-7 – Housing Quality and Design
Policy HE -7.1: Ensure housing quality and good design in all new housing development.

Policy HE -7.2: Ensure adequate open space is available to current and future residents of all income levels.

Policy HE-7.3: Proactively address future demand on infrastructure facilities to support existing and future housing needs.

Strategies
Strategy HE-7A – Community Design . Ensure quality design of the City’s neighborhoods by continued use and reference of the Eastvale Des ign 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 as necessary . The Eastvale Design Guidelines provide policy guidance to ensure quality design of the City’s built 210
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28 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).

Responsible Agency: Community Development and Building and Safety Departments
Timeframe: Review and uUpdate of Eastvale Design Guidelines at least t wice during the planning period. as necessary
Funding Source: General Fund
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 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.

Additionally, should the City become an entitlement jurisdiction by 2024-2025, a portion of the City ’s C DBG allocation would be available for eligible activities including funding for parks and open space activities.

Responsible Agency: Community Development and Community Services Departments; Jurupa Community Services District
Timeframe: Ongoing, as applications are processed by the City. Ongoing and as developments are proposed, work with Jurupa Community Services District (JCSD) to ensure sufficient open space is considered with each project. As CDBG funding is available.

Funding Source: General Fund, CDBG
Quantified Objective: Aim to provide access to park space within one mile of all homes, even pop-up parks to reduce pollution through tree coverage.

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.

Responsible Agency: Community Development Department
Timeframe: Ongoing, as applications are processed by the City and w ith implementation of capital improvement projects
Funding Source: General Fund
Quantified Objective: Ensure continued infrastructure is available to continue to provide housing opportunities and prevent displacement. 211

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30 Quantified Objectives
Quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not set a ceiling on deve lopment; rather, they set a target goal for the jurisdiction to achieve based on needs, resources, and constraints. Each quantified objective is detailed by income level, as shown in Table H-2.

TABLE HE-2: QUANTIFIED OBJECTIVE SUMMARY
Policy Strategy Extremely
Low Very Low Low Moderate Above
Moderate
RHNA 572 573 672 635 576
New Construction
Strategy HE-1A 50 50 220
Strategy HE-1B 25 25 126
Strategy HE-1C 100 300 1000 570 530
Strategy HE-1D 100 300 1000 570 530
Strategy HE-1E 25 25 100
Strategy HE-1F 30 30
Strategy HE-1G 5 10 13 7 12
Strategy HE-1H 2 3
Strategy HE-2D 10 10
Strategy HE-2G 100 200 200
Strategy HE-2H 100 100 100 100
Strategy HE-3A 50 100 150
Strategy HE-3B 2 4
Strategy HE-3E 25
Strategy HE-3F 5
Strategy HE-3G 5 5
Strategy HE-3H 10
Strategy HE-5B 7 8
Strategy HE-5C 6
Rehabilitation
Strategy HE-4A 2 4 4
Conservation
Strategy HE-4B 3 5 2
Strategy HE-4D 8
Source: City of Eastvale, October 2021

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TABLE HE-2: QUANTIFIED

OBJECTIVE SUMMARY

Policy
Strategy
30 +
du/acre
(EL, VL.

L)
8-20 du/acre
(M)
1-8 du/acre
(AM)
RHNA 1817 635 576
New Construction
Strategy
HE-1A 1205 1343 485
Strategy
HE-1B 200 150
Strategy
HE-1C 140
Strategy
HE-1D 45 3
Strategy
HE-1E 5
Strategy
HE-2C 5 5
Strategy
HE-2E 5 15
Strategy
HE-3A 10 25
Strategy
HE-3B 3 5
Strategy
HE-3E 5
Strategy
HE-3G 5
Rehabilitation
Strategy
HE-4A
10 Conservation
Strategy
HE-4A
10 Strategy
HE-4B 10
Strategy
HE-4C 5
Strategy
HE-4D 2
Total: 1825 1427 515
Source: City of Eastvale, October 2021

Sendero
The Lodge
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32 APPENDIX – HOUSING BACKGROUND
REPORT

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Public Engagement Website and Social Media
The City’s public engagement website (engage.eastvaleca.gov) is used to inform residents of government and community events and transmit important information. The website is used for this project to inform residents of the Housing Element update process and provide access to an online simulation tool. Materials on the website were also tr anslated in Mandarin. The draft Housing Element will be posted for review prior to submitting it to the California Department of Housing and Community Development (HCD) and will be available for the entire 60 -day review period. Comments received will be reviewed and addressed and summarized in this section. In addition, the City maintains a strong social media presence within the community with thousands of followers across all platforms (Facebook: 21,000+; Instagram: 16,000+; Twitter:
4,100+) where information related to the General Plan and Housing Element updates is continuously shared with residents, business owners, and other community stakeholders regarding upcoming opportunities for public input and engagement.

Postings related to the Housing E lements on social media platforms drew, on average, between 5,000 and 6,000 views, with the average number of comments between 10 to 15; however, a few posts drew more than 200 comments. Many of the comments focused on concerns related to the impacts to circulation and schools from increasing density to accommodate RHNA.

Other comments posted clarifying questions, to which staff provided prompt answers to address any misconceptions. These issues were a common theme across all forms of public outreach.

Online Simulation Tool (RHNA Challenge)
An online simulation tool was created to allow members of the public to create a balanced housing plan and submit the plan to staff as input for the Housi ng Element (https://eastvaleca.abalancingact.com/TaketheRHNAChallenge). This tool allowed residents to create their own housing plan for the City by increasing or decreasing the density on each candidate site with the ability to visualize what is necessary to meet the City’s RHNA. This method was used to gather public input on which sites the public would like to be rezoned and redesignated as a part of 6th cycle Housing Element update. The tool was launched August 4, 2021 and kept live through November 1, 2021. As of November 1February 4, 20221, the site had 1,483 pageviews and staff had received 6660 simulation submittals with over 90% of submittals coming from within Eastvale . The input received using this tool, along with other forms of input, helped to inform staff’s recommendation of the candidate sites.

Input from the simulation submittals indicated overwhelming support for the majority of RHNA to be accommodated by Site 21 (Leal Property) followed by Site 22 (Vernola).
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34 Community Champion Interviews
As part of the General Plan and Housing Element update outreach program, staff conducted eighteen “Community Champion” interviews with various residents, business owners, and other community leaders to understand the biggest challenges faced by Eastvale as they see it, how they envision Eastvale’s future, and what ideas they may have to offer in support of the updates.

Community Champions were comprised of stakeholders representing interests in the following local communities and organizations:
• Faith-based
• Education
• Youth
• Community Organizations
• Partner Organizations
• Business
• Land Development
• Medical
• Mobility
• Homeowners’ Associations
• Senior Citizens
• General Residents
During the interviews, staff covered various housing-related topics, including entry-level and “missing middle” housing, ADUs, rental vs ownership, and multiple-family vs single -family. The interviews will be summarized in the General Plan and Housing Element update outreach report. Responses from the C ommunity Champio ns focused on the following issues and recommendations:
• More recreational opportunities near housing
• Create vibrant street spaces and places for gathering • Places to walk/bike, and more active transportation near housing • Eastvale needs to become a “place”, not just a bedroom community • Integrate small retail into residential areas
• ADUs create an opportunity to increase housing supply, particularly for multi-generational families
• Diversify housing beyond single family – apartments, condos, first time home buyers, senior families
• Need for affordable housing in Eastvale
• The Leal property is key to accommodating housing and other uses that residents need, such as civic uses (library, city hall , police station), retail, office, and open space

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Clear Vision Speaker Series
The Clear Vision Speaker Series consisted of six evening lecture sessions from a “who’s who” of planning experts covering various topics in urba n planning that took place from November 2020 through March 2021. One of the sessions focused exclusively on housing and the “missing middle”. The speaker explained how diverse housing options can fit seamlessly into existing residential neighborhoods and support walkability, locally serving retail, and public transportation options. Another session focused on community design and how diverse housing options are an integral component of good urban design.

Members of the public were made aware of upcomin g sessions through social media and on the City’s public engagement website. The sessions were also recorded and moderated by staff. Each of the speakers shared their expertise and importance of their topic as it applies to Eastvale. An open forum after each presentation afforded community members the opportunity to ask questions of the experts and probe deeper on case studies and themes that may be applicable to the future of Eastvale. After each session, a survey was sent to those in attendance as well as other interested parties where they were asked to provide feedback on the specific topic. Links to all of the session and surveys are included on the public engagement website. Eighty-six (86) participants took the survey on housing and the “missing middle”. The following summarizes the survey responses:
• When asked what their most important housing needs were, respondents ranked “enough interior space for me and my family,” “private outdoor space for relaxing and entertainin g,” and “affordability” as the most important.
• 21% of respondents would consider adding or converting existing space in their home to an Accessory Dwelling Unit (ADU).
• 68% of respondents were not in support of smaller housing units such as duplexes, four plexes, townhomes and small multiple -family developments, and 64% of respondents said they would not support regulation that allows the development of “missing middle” housing. • A common theme that emerged in open -response questions was that residents preferred building out more dining and entertaining options rather than housing, and a concern that bringing in more middle housing would lead to an increase in traffic congestion, crime and potentially devalue homes.

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36 Community “Pop-up” Events
Staff hosted a series of “pop-up” booths at local community events through the summer of 2021. These included the popular monthly EATSvale food truck events (over 6,000 attendees) at the city-owned “Citrus Property” located Citrus Street and Scholar Way on July 23, August 4, and September 24, as well asand the Chinese Full Moon Festival (over 1,000 attendees) at the Eastvale Community Center located at Schleisman Road and Harrison Avenue on September 18.

During these all-day events staff provided information on the Housing Element, explained the RHNA proces s using large maps, and had iPads on hand to encourage the public to submit a balanced housing plan using the online simulation tool. Mandarin and Spanish translators were also on hand at these events to assist with language barriers. Many of the comments received at these events focused on concerns related to the impacts to circulation and schools from increasing density to accommodate RHNA. Given the State requirement to accommodate RHNA, many residents supported Site 21 (Leal Property) to accommodate the majority of new housing units.

Public Meetings
Planning Commission Workshop
On January 20, 2021, the city held a Planning Commission workshop on the 2021- 2029 Housing Element update that was open to the public to attend and participate, virtually and in person with social distancing. City staff presented an overview of the Housing Element update process and required contents of the element, discussed early strategies to meet the city’s regional housing need allocation (RHNA), and solicite d feedback from the Planning Commission and community members on these strategies and other housing needs in Eastvale.

Commissioners expressed their support for increasing the availability of affordable housing and interest in considering a variety of unit s to meet this need, including accessory dwelling units (ADU). No community members chose to participate during the open discussion and questions portion of the presentation; however, the event was held virtually and is available on the City’s website, allowing residents ongoing access to this information. Commissioners discussed current and past RHNA responsibility and the challenges that come with identifying sites to accommodate the current RHNA. There was also a discussion about development projects, th e fact that project applications typically do not request a lower project density than is permitted, and possible penalties for not meeting RHNA or adopting a compliant Housing Element.

City Council Workshop
On April 14, 2021, the City held a City Council workshop on the 2021-2029 Housing Element update and that was open to the public to attend and participate virtually and in person with social distancing. This workshop was the same format as the January 20 Planning Commission workshop. City staff presente d an overview of the Housing Element update process and the element’s required contents, discussed early strategies to meet their regional housing need allocation, and solicited feedback from the City Council and community members on these strategies and o ther housing needs in Eastvale. Public comment was not received from any participants. Council members discussed 219

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Planning Commission Meeting
On April 21, 2021, staff gave a presentation to the Planning Commission on the General Plan update (Eastvale 2040) community engagement summary that covered the topic of housing, among other topics related to the General Plan. The Planning Commission meeting was open to the public to attend and participate virtually and in person with social distancing. Staff covered the various forms of outreach used to inform the community about the General Plan and Housing Element, including the City’s public engageme nt website, social media platforms, stakeholder interviews, and the award -winning Clear Vision Speaker Series. Staff also presented a set of common themes that emerged from the outreach, including some related to housing which included protecting existing neighborhoods, considering affordable and diverse options for seniors, young people, and multi -generational residents, and ensure good design and adequate infrastructure to support housing.

Planning Commission Meeting
On July 21, 2021, before the Planning Commission, and on July 28, 2021, before the City Council, staff gave a presentation on the potential sites available to meet the City’s RHNA. The presentation provided a list of all available sites and potential increased capacities. Staff also introduce d the online simulation tool (RHNA Challenge) in which the City asks the community to participate in an interactive online RHNA tool that gives residents an opportunity to provide feedback on the sites households at all income levels ad densities.

Community RoundTable/City Council Meetings
On September 20, 2021, the City kicked off a series of community roundtable special City Council meetings held at local churches. Subsequent special City Council meetings were held on September 27 and October 18. These meeting s were conducted like the open house and community engagement event, including an open forum Q&A discussion where members of the public could ask questions and have an open dialogue with staff and project consultants, along with breakout groups. As special City Council meetings, council members 220
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38 were also in attendance to observe and ask questions.

Joint City Council/Planning Commission Meeting
On November 1, 2021, the City held a joint Special meeting of the City Council and Planning Commission to review the draft Housing Element and recommended sites and direct staff to submit to HCD for a 60-day review period in compliance with State law.

Public Meetings Comments Summary
Throughout the various public meetings, workshops , open house, and roundtables described above, members of the public provided numerous verbal and written comments. Several main themes emerged and are summarized below:
• Accommodating 3,028 units over the next eight years was the primary concern of many residents who submitted comments. Many residents felt that Eastvale cannot accommodate tha t many units without significant impacts.
• Many of the comments focused on concerns related to impacts to traffic circulation and local school populations from the increased density and population to accommodate RHNA.
• Many residents had concerns with building higher density residential projects (apartments and condominiums) within established single - family residential neighborhoods and the negative impacts to traffic and parking in those neighborhoods.
• Understanding that accommodating RHNA is a State mandate, some residents supported allocating the majority of RHNA to Site 21 (Leal) followed by Site 22 (Vernola).
• Given their location near other existing higher density develop ments, large shopping centers, public transit lines, and the I-15 Freeway, Sites 21 (Leal) and 22 (Vernola) garnered the most support to accommodate the majority of RHNA, particularly the higher density requirements. • Site 21 (Leal) was also supported to accommodate the lion’s share of RHNA given that it will become Eastvale’s “downtown” and will include other uses such as a library, city hall, police stations, retail, office and open space.
• Property owners of identified sites for rezoning expressed concerns over their property rights should their properties be rezoned. • Some residents pro vided comments in support of affordable housing such as senior housing and housing for young professionals who cannot afford to buy a home in Eastvale.
• A few residents expressed the need to provide affordable and special needs housing for disabled persons.

The Housing Element takes into considerati on the community’s concerns with traffic circulation and overpopulation of local schools as well as the 221

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desire to protect the character and livability of existing single-family neighborhoods. It also reflects the community’s inpu t received throughout the entire outreach process to focus growth in areas of the city that can most strategically accommodate it, such as the Leal and Vernola properties . The Housing Element also addresses some resident ’s desire for senior, entry- level, and special needs housing through the various programs included in the Housing Policy Program.

What three top opportunities do you see for the future of housing in Eastvale? What are your three top concerns for the future of housing in Eastvale? What types of housing do your clients prefer? Is there adequate rental housing in the City? Are there opportunities for home ownership? Are there accessible rental units for seniors and persons with disabilities? Where have your clients been able to afford housing, if at all? What continues to be a struggle in allowing your clients/people you serve to find and keep affordable, decent housing?
What are the biggest barriers to finding affordable, decent housing? Are there specific unmet housing needs in the community?
How do you feel about the physical condition of housing in Eastvale? What opportunities do you see to improve housing in the future? Through these consultations, stakeholders identified several barriers to housing, especially for lower-income households. One service provider noted that much of the lower-income housing has been limited to senior households, which not only causes challenges for non -senior households, but can also be challenging for senior households requiring on -site medical services if these are not provided. Wheelchair accessibility was also identified as a barrier to residents with disabilities looking to live in affordable projects (addressed in Strategies HE- 3F and HE-3G). Another community organization representative identified poor housing conditions as a barrier to safe, affordable housing, with insects and mold being the biggest issues (addressed in Strategies under Policies HE-4B and HE- 222
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40 4B). Another respondent discussed the challenge of finding sites with appropriate land use designations for higher-density housing in the city, as well as the lack of available infrastructure (addressed in actions under Policy HE-1D).

Public Hearings
This section will be updated after the Planning Commission and City Council public hearings take place.

Summary of Public Comment
This section will be updated after public comment is received.

Noticing of the Draft Housing Element
The initial Draft Housing Element was released for public review on October 29, 2021 2 weeks prior to submitting the draft to HCD. and The Draft Housing Element was made available on the City’s website and noticed to residents through the same methods as the Planning Commission and City Council meetings. Additional direct noticing was sent to local housing advocate groups.

HCD provided its official comments and findings on the draft Housing element on January 14, 2022. The revised Draft Housing Element was released for public review on February 7, 2022 in the same manner as the initial draft.

During the 60-day review period the city made additional revisions to the draft Housing Element. In compliance with AB 215 requirements the revised Housing Element was posted o n the City’s website on March 28, 2022 and an email including the link to the Housing Element was sent all out to individuals and organizations that previously requested notices r elating to the City’s housing element. Revisions were then submitted to HCD seven days later on April 5, 2022.

Riverwalk Trail
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Public Review Draft - Revised • March 2022 41

EVALUATION OF THE PREVIOUS HOUSING

ELEMENT
According to Government Code Section 65588:

This section discusses the progress achieved to date and identifies if the city will continue, modify, or delete each action. Additionally, the city worked diligently to address the housing needs of special needs groups. Some of the accomplishments are highlighted below:
• Amended the zoning code to allow for single -room occupancy in the C- 1/C-P zones with a conditional use permit.
• Amended the zoning code to in clude a formalized process to allow for reasonable accommodations.
• Amended the zoning code to allow accessory dwelling units (ADUs) in accordance with State law.
• Reached out to local homeless service providers to determine how the city could assist with re gional homeless needs; the city will work to provide support through fundraisers and by promoting their efforts through the City’s website.

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

Modified.

Combined
with Action
H- 3.1. New
Strategy
HE-1A.

These units’ starting price
was in the low $300,000s. In
2015, the City approved
Sendero Residential
development consisting of
Modified.

New
Strategy
HE-1D.
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2021-2029 HOUSING ELEMENT
42 Program Implementation Status Action
lots where the development application
can be found consistent with the General
Plan and applicable Specific Plan.

Construction started in 2018
and continued into 2019.

Starting price for these units
is anticipated to be in the
low $400,000s.

Modified.

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

Modified.

Combined
with HE-1.1.

The City has not received any
requests for lower- or
moderate-income housing.

Delete.

Combined
with HE-3A
ACTION H-4.2: Available Housing The City provides the Delete. 225

Public Review Draft - Revised • March 2022 43

Program Implementation Status Action
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.

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.

Combined
with H-2.1.

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

Continue.

New
Strategy
HE-1E
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.

New
Strategy
HE-1H.

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.

New
Strategy
HE-2A.

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
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-
Continue.

New
Strategy
HE-2B.
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2021-2029 HOUSING ELEMENT
44 Program Implementation Status Action
production in the city. The City will also
annually review fees to ensure they do
not constrain development.
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.

No new uniform codes have
been adopted.

Continue.

New
Strategy
HE-2C.

The City has provided
expedited processing of
development projects.

Delete.

Combined
with HE-

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

Delete.

Combined
with HE-1.4.

New
Strategy
HE-3A.

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.

Delete.

Combined
with H-2.1.

New
Strategy
HE-3A.

ACTION H-11.1: Extremely Low-Income
Households
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
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.

New
Strategy
HE-3E.
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Program Implementation Status Action
funding at least twice in the planning
period, and/or offering additional
incentives beyond the density bonus.

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

Modify.

New
Strategy
HE-3F.

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

Delete.
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2021-2029 HOUSING ELEMENT
46 Program Implementation Status Action
ACTION H-13.1: Regional Homeless Issues
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.

Continue.

New
Strategy
HE-3I

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.

New
Strategy
HE-4A.

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

Continue.

New
Strategy
HE-4B.

The City does not have any
units at risk of converting to
market rate.

Modify.

New
Strategy
HE-4C.
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Program Implementation Status Action
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.

New
Strategy
HE-4D.

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 assistance.

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.

New
Strategy
HE-5A.

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.

New
Strategy
HE-5C.

Delete.

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 reached out to
utility service providers to
Modify.

New
230
2021-2029 HOUSING ELEMENT
48 Program Implementation Status Action
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.
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.

Strategy
HE-5C.

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.

Applicants for building permits must
show compliance with the state’s energy
conservation requirements at the time
building plans are submitted.

The City actively enforces
Title 24 energy conservation
standards.

Delete.

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Data Sources
The most current and relevant data sources were used in the preparation of this Housing Element. This document contains data from the 2014 -2018 American Community Survey (ACS), 2012 -2016 Comprehensive Housing Affordability Strategy (CHAS), Department of Finance (DOF), 2020 Southern C alifornia Association of Governments (SCAG) data that was approved by HCD, and data from other sources.

Population Characteristics
Housing needs are largely determined by population and employment growth, coupled with various demographic variables. Charac teristics such as age, household size, occupation, and income combine to influence the type of housing needed and its affordability.

Between 2015 and 2021, Eastvale’s population grew moderately by 6,6248,755 people, or 10.912.5 percent, compared to the SCAG region as a whole, which grew by 0.6 percent during the same period (see Table HE-3).

TABLE HE-3. POPULATION GROWTH
Jurisdiction
Total Population Growth
2015 2021 Total Percentage
Eastvale 61,002 69,757 8,755 12.5%
Riverside County 2,315,706 2,454,453 138,747 6.0%
SCAG Region 18,731,901 18,849,841 117,940 0.6%
Source: CA DOF E-5 Population and Housing Unit Estimates, SCAG Housing Element Data; 2020 Census
Age Characteristics
Although population growth strongly affects total demand for new housing, housing needs are also influenced by age characteristics. Typically, different age groups have distinct lifestyles, family characteristics, incomes, and housing preferences. As people move through each stage of life, their housing needs and preferences change. Age characteristics are therefore important in planning for the changing housing needs of residents.
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2021-2029 HOUSING ELEMENT
50 For instance, many young adults (under 34) are single or starting families.

The age distributions for the City of Eastvale and Riverside County are presented in Table H E-4. According to the 2014 -2018 ACS, a little more than half (55.3 percent) of the population in Eastvale is working age, between 20 and 59 years of age, and a little over one -third (33.4 percent) of the population is school age or below, between 0 and 19 years of age. The remaining 11.3 percent of the population is 60 years and over. The age distribution is similar to Riverside County, although Eastvale has a slightly higher percentage of persons under 19 years of age and a lower percentage of persons over the age of 60.

TABLE HE-4. 2018 AGE CHARACTERISTICS
Jurisdiction Median
Age
Percentage of Age Groups
0–
9 10–
19 20–
29 30–
39 40–
49 50–59 60–
69 70–
79 80
and
over
Eastvale 33.1 17.4% 16.0% 12.6% 15.9% 15.8% 11.0% 6.5% 3.0% 1.8% Riverside
County 35.3 13.7% 14.9% 14.2% 13.1% 12.8% 12.3% 9.6% 5.9% 3.4% Source: 2014-2018 American Community Survey
Race and Ethnicity
As shown in Table HE-5, the largest racial group in Eastvale in 2018 identified themselves as white (43.2 percent). Riverside County had a higher percentage of white residents, with 60.8 percent. Hispanic residents made up 40.5 percent of the population in Eastvale, which was slightly lower than the county’s 48.4 percent. Compared to Riverside County, Eastvale has a higher population of Asian residents (26.1 percent), the largest group of which identify as Chinese (11 percent of the city’s total population).

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Household Types and Sizes
A household refers to the people occupying a home, such as a family, a single person, or unrelated persons living together. Family households often prefer single-family homes or condominium s to accommodate children, and nonfamily households generally occupy smaller apartments or condominiums.

Table HE-6 displays household composition as reported by the 2014 -2018 ACS.

In Eastvale, families made up 87.7 percent of all households, and 67.7 percent of families have children under 18 years of age (56.8 percent of the total population).

TABLE HE-6. HOUSEHOLD CHARACTERISTICS

All Households Owner Occupied Renter Occupied
Number Percentage Number Percentage Number Percentage
Households 14,705 - 10,969 - 3,736 -
Families 12,897 87.7% 9,810 89.4% 3,087 82.6%
Families
With
Children
Under 18
8,354 56.8% 6,124 55.8% 2,230 59.7%
Nonfamily 1,808 12.3% 1,159 10.6% 649 17.4%
Average
Household
Size

4.17 4.11 4.36
Source: 2014-2018 American Community Survey
Overcrowding
Overcrowding is closely related to household income and the cost of housing.

Overcrowded households usually indicate a lack of affordable housing.

0.8 percent were severely overcrowded, compared to the SCAG region, with 15.6 percent of households overcrowded and 6.4 percent severely overcrowded. 234
2021-2029 HOUSING ELEMENT
52 Figure HE-1 Occupants per Room

3.3%

0.8%

4.5%

0.8%

4.9%

1.3%

15.6%

6.4%

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

12.00%

14.00%

16.00%

18.00%

1.0+/room 1.5+/room 1.0+/room 1.5+/room
Owner Owner Renter Renter
Percent of Total Households
Eastvale SCAG
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TABLE HE-7. MAXIMUM HOUSEHOLD INCOME BY HOUSEHOLD SIZE, 2020 Income
Category
Household Size
1 2 3 4 5 6 7 8
Extremely
Low $15,850 $18,100 $21,720 $26,200 $30,680 $35,160 $39,640 $44,120 Very Low $26,400 $30,150 $33,900 $37,650 $40,70
0 $43,700 $46,700 $49,70
0 Low $42,200 $48,200 $54,250 $60,250 $65,100 $69,900 $74,750 $79,550 Median $52,700 $60,250 $67,750 $75,300 $81,300 $87,350 $93,350 $99,40 0 Moderate $63,250 $72,300 $81,300 $90,350 $97,600 $104,800 $112,050 $119,250 Source: California Department of Housing and Community Development 2020

Table HE-8 provides a summary of households in Eastvale according to the 2014- 2018 American Community Survey. The highest percentage of households (31.4 percent) earns more than $150,000.

TABLE HE-8. HOUSEHOLD INCOME BY TENURE, 2018
Annual
Income
Owner Occupied Renter Occupied Total
Number Percentage Number Percentage Number Percentage
Less than
$14,999 345 3.1% 361 9.7% 706 4.8%
$15,000 to
$24,999 223 2.0% 35 0.9% 258 1.8%
$25,000 to
$34,999 361 3.3% 259 6.9% 620 4.2%
$35,000 to
$49,999 662 6.0% 233 6.2% 895 6.1%
$50,000 to
$74,999 1,421 13.0% 461 12.3% 1,882 12.8%
$75,000 to
$99,999 1,251 11.4% 377 10.1% 1,628 11.1%
$100,000
to $149,999 3,012 27.5% 1,085 29.0% 4,097 27.9%
$150,000
or more 3,694 33.7% 925 24.8% 4,619 31.4%
Source: 2014-2018 American Community Survey

As shown in Table HE-9, according to the 2012 -2016 CHAS, renter households tended to have lower incomes overall—26.7 percent of renter households earned 80 percent of the AMI or less, compared to 16.7 percent of owner households.

Almost two-thirds of renter households earn more than 100 percent of the AMI (65.6 percent, or 2,250 households), and the next largest group earns between 50 and 80 percent of the AMI (11.2 percent, or 385 households). Citywide, only 6.4 percent of households earned less than 30 percent of the AMI. More than half of these were owner households, but because the majority of households in Eastvale are owners, extremely low -income households make up less than 236
2021-2029 HOUSING ELEMENT
54 5 percent of owner households. Almost three -quarters of households (74.6 percent) earned more than 1 00 percent of the area median income. More than three-quarters of owner-occupied households (77.5 percent) earned more than 100 percent of the area median income. No other income category represented more than 9 percent of the owner-occupied households.

Overpayment
State and federal housing law defines overpayment as a household paying more than 30 percent of gross income for housing expenses. Severe overpayment is defined as households paying more than 50 percent of their income for housing.

More than three -quarters of lower -income households earning 80 percent or less of the AMI (79.9 percent, or 2,150 households) paid more than 30 p ercent of their income on housing expenses. More than two -thirds of lower -income households paid more than 50 percent of their income on housing expenses (68.6 percent, or 1,845 households). The rates of overpayment between lower - income owners and renters were fairly similar, with 81.7 percent of lower-income homeowners paying more than 30 percent of their income for housing (1,450 households), and 76.5 percent of lower -income renter households overpaying (700 households). Among households earning 100 perce nt or more of the area median income, more than one -quarter were overpaying for housing (28.9 percent), and only 4.1 percent were severely overpaying.

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TABLE HE-9. TOTAL HOUSEHOLDS OVERPAYING BY INCOME IN

TABLE HE-10. EMPLOYMENT OF EASTVALE RESIDENTS BY INDUSTRY, 2018
Industry Number Percentage
Agriculture 189 0.7%
Construction 1,724 6.0%
Manufacturing 3,107 10.8%
Wholesale Trade 1,271 4.4%
Retail Trade 3,280 11.4%
Transportation 2,011 7.0%
Information 471 1.6%
Finance 1,819 6.3%
Professional Services 2,862 9.9%
Education & Social Services 6,416 22.3%
Arts, Entertainment, Recreation 2,337 8.1%
Other 1,269 4.4%
Public Administration 2,018 7.0%
Total civilian employed population 16 years and over 28,774 100.0% Source: 2014-2018 American Community Survey
Major Employers
Table 10a shows the major employers in the City of Eastvale . The City’s top employer is the Amazon Fulfillment Center with 3 ,000 employees, making up almost 10 percent of the City’s labor force.

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Unemployment
According to the Employment Development Department, there were approximately 32,900 persons in the workforce in City of Eastvale and 1.3 million in R iverside County . The City of Eastvale ’s unemployment rate decreased significantly from 2020 to 2021, from 8.6 percent to 4 percent, respectively. For comparison, the unemployment rate in Riverside County also decreased from 2020 to 2021 from 9.9 percent to 5.4 percent , respectively. The high unemployment rates in 2020 are most likely due to the start of the COVID -19 pandemic showing almost 3 ,000 residents were unemp loyed in Eastvale and over 100,000 in Riverside County.

Housing Type
According to a 2020 Department of Finance survey, 88.6 percent of the city’s housing stock were single -family detached homes, 3.5 percent were single - family attached homes, 1.6 percent were in multifami ly buildings with between two and four units, 3.1 percent were in multifamily buildings with five or more units, and the remaining 3.2 percent were mobile homes/other. The SCAG region as a whole had a significantly lower number of housing units that were detached single-family homes (54.4 percent) and more than three times the number of multifamily units in buildings with two to four units (7.5 percent) and multifamily buildings with five or more units (27.3 percent). In both Eastvale and the SCAG region, less than 4 percent of homes were mobile homes (3.2 percent in Eastvale,

2.5 percent in the SCAG region) (see Figure HE-2).
240
2021-2029 HOUSING ELEMENT
58 Figure HE-2 Housing Units by Housing Type, 2020

TABLE HE-11. HOUSING TENURE
Housing Tenure
City of Eastvale Riverside County
Number Percentage Number Percentage
Owner-Occupied
Households 10,969 74.6% 472,401 65.8%
Renter-Occupied
Households 3,736 25.4% 245,948 34.2%
Source: 2014-2018 American Community Survey
Vacancy Rate
Vacancy rates of 5 to 6 percent for rental housing and 1.5 to 2.0 percent for ownership housing are generally considered optimal. A higher vacancy rate may indicate an excess supply of units and a softer market and result in lower housing prices. A lower vacancy rate may indicate a shortage of housing and high competition for available housing, which generally leads to higher housing prices and diminished affordability.

Table HE-12 shows the occupancy status of the housing stock in Eastvale and Riverside County according to the 2014-2018 ACS. Eastvale had a vacancy rate of

4.0 percent, and Riverside County as a whole had a vacancy rate of 14.3 percent.

According to the 2014 -2018 American Community Survey, the Eastvale

88.6%

3.5% 1.6% 3.1% 3.2%

54.4%

7.2% 7.5%

27.3%

3.5%

0.0%

20.0%

40.0%

60.0%

80.0%
100.0%
Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units
Multifamily, 5+
Units
Mobile Homes
Housing Units by Type
Eastvale (%) SCAG (%)
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Public Review Draft - Revised • March 2022 59

homeowner vacancy rate was 1.4 percent, and the rental vacancy r ate was 6.9 percent. Of all vacant units in Eastvale, 45.8 percent were for rent and 26.6 percent were for sale; another 11.2 percent were homes for recreation or vacation.

An indication of the quality of the housing stock is its general age. Typically, housing over 30 years old is likely to have rehabilitation n eeds that may include plumbing, roof repairs, foundation work, and other repairs. Table HE-13 displays the age of Eastvale’s housing stock as of January 2020. The vast majority of housing units in Eastvale, 92.1 percent, were built since 2000. Only 4.2 percent of the housing stock is more than 30 years old, meaning rehabilitation needs across the city could be relatively low. When compared to the region as a whole, housing in Eastvale was built much more recently. Across Riverside County, just under 10 perc ent of units were built in 1959 or earlier, and just over 50 percent were built more than 30 years ago. It is estimated that less than 1 percent of the housing stock in the City of Eastvale is in need of rehabilitation. Additionally, when looking at median home values ($688,843 in 2020, according to Zillow.com) and the median income of Eastvale residents ($114,230 according to the 2014-2018 ACS), it is assumed that current property owners are completing ongoing maintenance and repairs to maintain the values of their homes. 242
2021-2029 HOUSING ELEMENT
60 Because of this private reinvestment, an accurate percentage of housing in need of rehabilitation is estimated to be less than 1 percent.

TABLE HE-13. AGE OF HOUSING STOCK
Structure Built
Eastvale Riverside County
Units Percentage Units Percentage
2014 to 2020 1,464 8.9% 39,116 4.5%
2010 to 2013 2,228 13.6% 20,725 2.4%
2000 to 2009 11,441 69.7% 222,711 25.9%
1990 to 1999 602 3.7% 130,136 15.1%
1980 to 1989 120 0.7% 178,093 20.7%
1970 to 1979 398 2.4% 122,313 14.2%
1960 to 1969 60 0.4% 64,827 7.5%
1959 and earlier 113 0.7% 82,834 9.6%
Total Units 16,426 860,755
Source: 2014-2018 American Community Survey, SCAG Housing Element Data; California Department of Finance
Housing Cost and Affordability
One of the major barriers to housing availability is the cost of housing. To provide housing to all economic levels in the community, a wide variety of housing opportunities at various prices should be available. Housing affordability depends on both income and housing costs.

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TABLE HE-14. SINGLE-FAMILY HOME MEDIAN LISTING PRICES,
FEBRUARY 2021
Unit Size Median List Price
2 BR $434,990
3 BR $612,900
4 BR $670,000
5+ BR $743,944
Source: Zillow.com Survey, February 9, 2021

Rental Prices
In February 2021, a rental survey was conducted to determine rent rates for housing units in Eastvale. Table HE-15 illustrates the rental costs in Eastvale by the number of bedrooms. Both apartments in multifamily buildings and single- family homes were ava ilable for rent in Eastvale. The survey covered 24 multifamily apartments and 8 single -family rental homes in Eastvale. The median rental cost for multifamily was between $2,749 and $3,700 depending on size, and the median rental cost for detached single -family homes was between $2,200 and $7,200. It is worth noting that most of the single -family homes for rent with five or more bedrooms rented for more than double the median rent amount for a four -bedroom rental, indicating that homes of that size available for rent are likely being marketed to a luxury renter market.

TABLE HE-15. MEDIAN RENTAL COST BY HOUSING TYPE
Housing
Type
1 BR 2BR 3BR 4BR 5+BR
Apartments $2,749 $3,190 $3,700 – –
Houses – – $2,200 $3,000 $7,200
Source: Apartments.com Survey, February 9, 2021

Housing Affordability
Table HE-16 provides the affordable rents and maximum purchase price, based on the HCD income limits for Riverside County. As shown in the table, the maximum affordable rent for a very -low-income, four -person househ old was $941 monthly. As shown in Table H E-15, one - and two -bedroom apartments were renting for $2,749 to $3,190 and therefore are out of the affordability range for these households.

In February 2021, the listing price for single-family homes in the city ranged from $600,000 to $788,000 for a four-bedroom home, and from $430,000 to $689,000 for a three-bedroom home. There was also a two-bedroom home on the market listed at $434,990. Th e maximum affordable sales price for a four -person household is $144,824 for an extremely low -income household, $203,359 for a very-low-income household, $325,441 for a low-income household, and $487,995 for a moderate -income household of four. This indica tes that only moderate - income households can afford existing and newly constructed two -bedroom homes in Eastvale; three -bedroom and larger homes might be out of reach for even moderate-income families.
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2021-2029 HOUSING ELEMENT
62 TABLE HE-16. HOUSING AFFORDABILITY BY INCOME LEVEL
Income Level
Extremely
Low
Very Low Low Moderate
Annual Income $26,200 $37,650 $60,250 $90,350
Monthly Income $2,183 $3,138 $5,021 $7,529
Maximum Monthly Gross
Rent1 $655 $941 $1,506 $2,259
Maximum Purchase
Price2 $144,824 $203,359 $325,441 $487,995
Source: 2020 Income Limits, Department of Housing and Community Development, monthly mortgage calculation: https://www.zillow.com/mortgage-calculator/house- affordability/
1 Affordable housing cost for renter-occupied households assumes 30% of gross household income, not including utility cost.
2 Affordable housing sales prices are based on the following assumed variables:
approximately 10% down payment, 30-year fixed rate mortgage at 3% annual interest rate.

Seniors
Senior residents have many different housing needs depending on their age, level of income, current tenure status, cultural background, and health status.

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Persons with Disabilities
Physical, mental, and/or developmental disabilities may prevent a person from working, may restrict one’s mobility, or may make it difficult to care for oneself.

The Census Bureau recognizes the complexities inherent in defining “disability,” but uses a participation -based understanding of disability, referring to challenges the respondent may face in performing activities i n their day-to-day life. Based on the 2014 -2018 ACS, 5,303 (8.7 percent) of persons in Eastvale had some form of disability (see Figure H E-3). Of the residents who reported any disability, the most common was ambulatory difficulty, with 2,702 residents (or

51.0 percent of all residents with a disability) reporting this difficulty.

Figure HE-3 Disabilities Among Eastvale Residents

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled pe rsons require a 1456
1009
1903
2702
1365
2196
0 500 1000 1500 2000 2500 3000
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living
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64 group living environment where supervision is provided. The most severely affected persons may require an institutional environment where medical aid and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The Inland Regional Center is o ne of 21 regional centers in California that provides point -of-entry to services for people with developmental disabilities.

The center is a private, nonprofit community agency that contracts with local businesses to offer a wide range of services to indiv iduals with developmental disabilities and their families.

The Inland Regional Center designs programs according to age, specialization, and geographic location. To become eligible for services, applicants must reside in either Riverside County or San Bern ardino County and be diagnosed with a developmental disability. The following information ( Table H E-17) from the Inland Regional Center provides a closer look at Eastvale’s population of developmentally disabled persons.

TABLE HE-17. DEVELOPMENTALLY DISABLED RESIDENTS BY AGE AND

TYPE OF RESIDENCE
By Residence: Home of Parent/Family/Guardian 458
Independent/Supported Living 5
Community Care Facility 47
Intermediate Care Facility 22
Foster/Family Home 16
Other 0
By Age: 0–17 Years 317
18+ Years 231
TOTAL 548
Source: CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019. Data available in 161/197 SCAG jurisdictions.

There are a number of housing types appropriate for people living with a development disability: rent-subsidized homes, licensed and unlicensed single- family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housing - accessibility modifications, the proximity to services and transit, and the 247

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availability of group living opportunities represent some of the types of considerations that are important in serving this needs group. Incorporating “barrier-free” design in all new multifamily housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, because people with disabilities may be living on a fixed income.

In order to assist in the housing needs for persons with developmental disabilities, as part of Strategy HE-3G, the City will implement programs to coordinate housing activities 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, and pursue funding sources designated for persons with special needs and disabilities.

Based on estimates from the 2014 -2018 ACS, 29.3 percent (4,315) of Eastvale’s households were large households, including 14.0 percent (2,052) that had six or more persons and 5.6 percent (825) that had seven or more persons. Of the 4,523 household in Eastvale with five or more persons, 2,827 were owner -occupied households and 1,488 were renter -occupied households. When looking at the city’s housing stock by number of bedrooms, 77 percent of the housing stock was made up of homes with 4 or more bedrooms. More specifically, 36.3 percent of homes had 4 bedrooms and 40. 5 percent of homes had 5 of more bedrooms showing that over three -quarters of the housing stock addresses the needs of large households. When looking at tenure, 61.8 percent of the housing stock with 4 or more bedrooms were owner occupied, and 15.4 percent were renter occupied units.

According to the 2014-2018 ACS, 11.5 percent (1,698 households) of households in the city were female -headed households. Two -thirds of female -headed households with no husband present are homeowner households. This may 248
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66 suggest a greater amount of housing stability than renters, but as shown in Table H -9, many homeowners in Eastvale may s till experience the financial burden of overpaying for housing. Among renters, 15.4 percent are female - headed family households. Census data reported for the 2014 -2018 ACS and earlier reports the presence of a husband or wife; the data sets dated 2015 – 2019 and later, identify this category as spouse. For the purpose of consistency throughout the Housing Element, the City has used the 2014- 2018 ACS data set.

Farmworkers
Farmworkers are generally considered to have special housing needs because of the limi ted income and unstable nature of their employment (i.e., having to move throughout the year from one harvest to the next). The typical temporary nature of farm work is not the case in Eastvale. The only work of this nature is dairy work, which is not seasonal but year-round.

Based on the 2014 -2018 ACS, and as included in the SCAG data packet, it is estimated that there are were approximately 149 persons employed in agriculture, forestry, and fishing occupations, representing only 0.52 percent of the workers in this field within the SCAG region. It is also estimated that only 10 , representing 0.03 percent of the 57,741 jobs in the region within the farming, fishing, and forestry industry are in Eastvale. The demand for specific farmworker housing is estimat ed to be very minimal, if at all, and therefore housing is addressed through the current housing stock and through overall programs for affordability.

Extremely Low-Income Households
Extremely low -income (ELI) households, or households earning less than 30 percent of the area median income, tend to have the fewest choices for housing because they have extremely limited resources to spend on housing costs. In 2020, an ELI household of four earned $26,200 or less. As shown in Table HE-9,

6.4 percent of the City’s households fell into the ELI category in 2016. Extremely low-income households make up 4.9 percent of owner -occupied househ olds (520 households) and 10.9 percent of renter households in the city (375 households). Of the extremely low -income owner -occupied households, 80.8 percent were paying more than 30 percent of their income for housing costs (420 households). All 420 of th ese households were also severely overpaying or paying more than 50 percent of their income for housing costs. Of the 375 ELI renter households, 85.3 percent were paying 30 percent or more of their income on housing; 81.3 percent were paying 50 percent or more of their income toward housing costs. As part of Strategies HE-2E, HE-3A, and H E-3D the City will use several strategies to encourage the development of housing for extremely low - income households, including the use of incentives, technical assistance, or financial assistance when feasible.

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Homeless
Homeless individuals and families have perhaps the most immediate housing need of any group. They also have one of the most difficult sets of housing needs to meet, due to both the diversity and the complexity of factors that lead to homelessness and to community opposition to the siting of facilities that serve homeless clients. California law requires that housing elements estimate the need for emergency shelter for homeless people.

In the 2019 Riverside Point in Time Count, 2,811 homeless community memb ers were counted countywide. No interviews with homeless community members or observations of homeless community members were made within the city of Eastvale. According to the 2020 Continuum of Care Housing Inventory in Riverside County, there are 894 yea r-round shelter beds and 43 transitional housing beds in Riverside County. Additionally, there are 1,744 beds of permanent supportive housing distributed through the Riverside Continuum of Care area. Table HE-18 shows some of the emergency and transitional shelter resources available to the homeless in Riverside County.

TABLE HE-18. EMERGENCY AND TRANSITIONAL SHELTER RESOURCES IN

RIVERSIDE COUNTY
Shelter Name Type of
Shelter
City Number of Beds
Alternatives to Domestic
Violence Emergency Riverside/Corona 60 Family Beds
Coachella Valley Rescue
Mission Emergency Indio, Palm
Springs
35 Family, 260
Adult-Only
Department of Public
Social Services Emergency Riverside
Martha’s Village and
Kitchen Inc Emergency Indio 95 Family,
25 Adult-Only
Operation SafeHouse Emergency Riverside 4 Adult-Only, 24 Child-Only
Path of Life Ministries Emergency Riverside 60 Family, 95 Adult- Only, 55 Seasonal
Riverside University Health
System
Emergency –
Hotel Voucher
Pgm
Riverside 12 Family, 34 Adult-
Only
Shelter from the Storm Emergency –
Domestic
Violence
Palm Desert 18 Family, 2 Adult-
Only
Valley Restart Shelter Emergency Hemet 25 Family, 10 Adult- Only
Alternatives to Domestic
Violence Transitional Riverside/Corona 40 Family
Help for Future Leaders Transitional Moreno Valley 13 Adult-Only LightHouse Social Service
Centers Transitional Colton 12 Adult-Only
Operation Safe House Transitional Riverside 2 Family, 25 Adult- Only
Source: Riverside County Continuum of Care Housing Inventory Report, 2020

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68 Analysis of At-Risk Housing
State housing element law requires the analysis of government -assisted housing units that are eligible to convert from low -income housing to market - rate housing during the next 10 years due to expiring subsidies, mortgage prepayments, or expiration of affo rdability restrictions and the development of programs aimed at their preservation.

Inventory of Affordable Units
According to the California Housing Partnership Corporation, there are no government-assisted rental properties in Eastvale.

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Fair Housing Assessment
State Government Code Section 65583 (10)(A)(ii) requires the City of Eastvale to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs including displacement risk. Several data sources were consulted in order to prepare this evaluation, including data prepared by the Tax Credit Allocation Committee (TCAC) with HCD, data at the Census Tract level, displacement risk data prepared by the University of California Berkeley, the ACS, and fair housing complaint data from HUD.

TCAC and HCD synthesize data to create a variety of opportunity indices, which can help jurisdictions to evaluate factors that have been shown by research to support positive economic, educational, and health o utcomes for low -income families. Each census tract is evaluated on a scale from “highest resource” to “high segregation and poverty.” According to the 2021 TCAC/HCD Opportunity Area map ( Figure H E-4), all of Eastvale is considered in the highest -resource category. The City does not have any high segregation and poverty or “low resource” areas when compared to the County level. As a result, none of the lower-income sites in the sites inventory will be located in lower -resource or high-segregation areas. East vale’s population tends to be higher -income households with a high level of homeownership, which can correspond to higher levels of local investment in education and other local resources.

Compared to the surrounding region, Eastvale has more high -resource areas than neighboring jurisdictions, particularly compared to the Mira Loma area immediately to the east of Eastvale, which is primarily “moderate resource,” and nearby areas with high segregation and poverty such as downtown areas of Riverside and the R ubidoux area of Jurupa Valley. Other cities in the Western Riverside Council of Governments (WRCOG) region, such as Hemet, Perris, and Lake Elsinore, are primarily low-resource areas, and Banning has several areas of high segregation and poverty.

Similarly, the TCAC Opportunity Areas map ranks the entirety of Eastvale within the highest category of education outcomes ( Figure H E -5) and economic outcomes ( Figure H E-6). Regionally, Mira Loma and Jurupa Valley have significantly fewer positive education outco mes, as do the parts of the city of Riverside to the south of Jurupa Valley but north of Highway 91. The cities of Moreno Valley, Hemet, and Banning are within the lowest category of education outcomes. In contrast with Eastvale’s high economic outcomes, t he neighborhoods in the city of Riverside north of Highway 91 and south of Mira Loma, along with the areas east of the city of Riverside, have lower economic outcomes. The cities of Hemet and Moreno Valley and several areas surrounding Mira Loma and Perris rank in the lowest quartile.
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70 Figure HE-4 TCAC Opportunity Areas, 2021
Source: TCAC/HCD, 2021
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Figure HE-5 TCAC Education Score
Source: TCAC/HCD, 2021
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72 Figure HE-6 TCAC Economic Score
Source: TCAC/HCD, 2021
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Outreach
As discussed in the Public Participation section of the Housing Element, the City held a public Planning Commission meeting in January 2021 at which staff presented an overview of the Housing Element update process and solicited feedback from commissioners and members of the public on housing need, barriers to accessible housing, and sites for future development. This meeting was held virtually due to the COVID -19 Pandemic and a recording was made available on the City’s website for anyone that was unable t o attend the virtual meeting. The City held a second public meeting in April 2021 at a City Council meeting. Staff presented an overview of the update process and solicited feedback at this time as well. At both events, commissioners and council members di scussed the challenges of identifying sites and barriers to development of affordable housing. While members of the public were invited to attend both meetings, they did not elect to participate in the discussion or questions following the presentation. Th e City has included Strategy HE-5A to ensure that public outreach is accessible to all people by offering translation services at all public meetings and workshops, in addition to bilingual written materials.

The City also conducted one -on-one consultation meetings with housing advocates, housing and service providers, and community organizations who serve the general public and special needs groups. As with the public meetings, the purpose of these consultations was to solicit direct feedback on housing needs, barriers to fair and affordable housing, and opportunities for development from all community groups, not just those who are able to attend the study session and public hearings. The primary concerns that stakeholders raised were regarding the shortag e of non -age restricted affordable housing and wheelchair accessibility for persons with disabilities, poor housing condition, and the limit of appropriately zoned land to accommodate high density affordable housing. The City has included Strategy HE-1A to ensure there is a sufficient appropriately zoned land to accommodate affordable housing for all lower-income households and Strategy HE -3A, and HE-3G to prioritize affordable housing for special needs groups, including persons with disabilities.

As part of the greater General Plan Update process, the City held “Community Champion” interviews and hosted the Clear Vision Speaker Series. The interviews were with residents of Eastvale and solicited input and feedback on challenges faced by residents and the c ity as a whole as well as feedback on a variety of housing needs. Interviewees reported that reasonable accommodation requests and poor housing condition are the most common fair housing complaints in the region and identified that the biggest barrier to providing affordable housing and special needs housing is a shortage of appropriately zoned land and community opposition to high density residential projects. Interviewees identified inclusionary housing policies as a valuable strategy to integrate affordable and market rate housing to affirmatively further fair housing. The speaker series provided an educational experience for community members to familiarize themselves with planning topics and ask experts questions. This open forum was intended to build c ommunity support for planning and encourage residents to engage in the planning process. These efforts are part of the City’s larger goal to expand outreach to connect with all socio-economic segments of the population.
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74 Integration and Segregation
Racial and e and Ethnic Characteristicsity
As presented in Table HE-5 of the Community Profile, the population of Eastvale is comprised primarily of residents that identify as White (43.7 percent), Asian (26.3 percent), African American (8.6 percent), or as 2 or m ore races or another not captured on the Census (20.9 percent). American Indian, Alaska Native, Hawaiian, and Pacific Islander residents account for approximately 0.5 percent of Eastvale’s population, combined. Additionally, 40.5 percent of the total population identifies as Hispanic. In 2010, the Census estimated that the predominant population throughout the city was Hispanic, meaning that there was a greater percentage of the population in each tract that identified as Hispanic than any other race or eth nicity, rather than a straight majority.

According to the Urban Displacement Project, a University of California research and action initiative, Eastvale does not have any areas of single or dual - community segregation ( Figure H E-7). A single -community neighborhood is one that is predominantly occupied by a single racial or ethnic group, with all others comprising a very small share of the population or not being present. A dual-community neighborhood is one with a balance between t wo racial or ethnic groups. Following suit, a 3- or 4-group mixed neighborhood has a balance between three or four racial or ethnic groups, still to the exclusion of other populations. A truly diverse neighborhood has a relative balance between all racial and ethnic groups. While Eastvale does not have any single - or dual - community census tracts, everywhere north of the area immediately adjacent to Prado Basin Park was identified as a 3-group mix of White, Asian, and Hispanic residents. The area adjacent to Prado Basin Park is a 4 -group mix, with a Black, Asian, White, and Hispanic mix. While there appears to be increasing diversity since the 2010 Census findings or a predominantly Hispanic population, Black or African American residents are disproportionate ly represented in the Prado Basin Park tract along the southern boundary of the city, at 12.2 percent of the population in this area compared to 8.6 across the city.

Across the WRCOG region, most communities and cities are dominated by single- and dual -community neighborhoods ; with much of the region identifying as primarily Latinx and White, particularly in the unincorporated Riverside County areas. The southern portion of Corona reflects the patterns found in Eastvale with 3 - and 4-group mixed neighborhoods of the same racial and ethnic mix, while the remainder of Corona and most of Norco, Mira Loma, and Jurupa Valley are predominantly Latinx -White mixed populations (Figure HE-7). In the Moreno Valley and Perris area, several census tracts have been identified as mostly Latinx or Latinx and Black communities. Additionally, several census tracts in the city of Riverside to the southeast of Eastvale but adjacent to Highway 91 are predominantly Latinx. I mmediately west of Eastvale demonstrate there are higher rates of diversity, similar to those found in Eastvale. Compared to other communities in the WRCOG and SCAG regions, Eastvale has a relatively high diversity index score despite the small concentration of Black and African American residents in the souther n portion of the city. In order to facilitate continued diversification in the City through housing opportunities for all people regardless of race, ethnicity, or socioeconomic status, the City will encourage development of affordable housing throughout the City and a range of housing types to meet a range of needs (Strategies HE -1C, HE -1E, HE -1F, and HE-1G and Strategies HE-3A through HE-3E). According to UC Berkeley’s data on racial segregation, Eastvale 257

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does not have any areas of single or dual -community segregation (Figure H-8).

All census tracts in the city are identified as either three -group mixes or four - group mixes. This suggests that t he White, Hispanic, and Asian residents of Eastvale, that is, 43.2, 40.5, and 26.1 percent of the population, respectively, are evenly distributed throughout the city, with no group overly represented in any census tract, and that the African American community may be concentrated in the southern “four-group mix” part of the city. Across the WRCOG region, many census tracts near the center of cities have a similar distribution, including the centers of Riverside, Banning, and parts of Corona. However, much of the region is primarily Latinx and White, particularly in the unincorporated Riverside County areas. I n the Moreno Valley and Perris area, several census tracts have been identified as mostly Latinx or Latinx and Black communities. Several census tracts in the city of Riverside to the southeast of Eastvale but adjacent to Highway 91 are predominantly Latinx.

Racially and Ethnically Concentrated Areas of Poverty
HUD defines a racially or ethnically concentrated area of poverty (R/ECAPs) is as an area in which 50 percent or more of the population identifies as non -White and 40 percent or more of residents are living in poverty. As described above most of the City if a 3-mix group of Hispanic, Asian, and White residents and the southern portion of the City is a Black, Hispanic, Asian, and White 4 -group mix.

This mix of racial and ethnic populations often results in 50 percent of more of the population identifying as non -White; however, it also means that multiple non-White populations are present rather than a concentration of one.

Additionally, the poverty rates across the city are low, including in areas that are predominantly non -White. In the 4 -group mix area along Prado Basin Park , approximately 17.1 percent of the population identifies as Whi te, 31.4 percent as Asian, 12.2 percent as Black, and 36.1 percent as Hispanic or Lat inx, with the remaining 3.2 percent identifying as “other.” This area also has a poverty rate of approximately 1.9 percent and a 2019 median income of $124,571. In the northern portion of the city, north of Limonite Avenue, where the poverty rate is highest at approximately 11.6 percent and the median income was $ 102,019 in 2019 , the demographic mix is 21.8 percent White, 18.4 percent Asian, 5.0 percent Black, and 50.2 percent Hispanic or Latinx with the remaining 4.6 percent identifying as “other.” Given these racially and ethnic mixes paired with low poverty rates and high median incomes, there are no R/ECAPs within the City of Eastvale (Figure HE-8).

In the WRCOG region, and the greater SCAG region, R/ECAPs are largely located in the dense urban cores of cities such as Riverside, San Bernardino, and Los Angeles. Increased density often correlates with concentrations of poverty due a number of factors including location s of deed restricted units, proximity to transit and jobs, and more. However, as seen in Figure HE-8, there are R/ECAPs located in areas of Corona or Mira Loma, near Eastvale, and further east in Moreno Valley and Canyon Lake.

The City of Eastvale does not have any R/ECAPs (Figure HE-7). There are also no R/ECAPs in the adjacent areas of Corona or Mira Loma. In the WRCOG region, the central area of Hemet, parts of the city of Riverside, two tracts in Moreno Valley, and one large census tract near Canyon La ke have been identified as R/ECAPs. Similarly, there are no areas that meet the definition of a “racially concentrated area of affluence” (RCAA). A RCAA was defined in 2019 in the HUD’s 258
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76 Cityscape periodical by Goetz et al. in Racially Concentrated Areas of Affluence:

A Preliminary Investigation as a census tract in which 80 percent or more of the population is White and has a median income greater than $125,000 annually.

Using this definition, there are no census tracts in, or overlappi ng with, the City of Eastvale that can be identified as a RCAA. Most RCAAs in the SCAG region are located in coastal communities while inland suburban communities do not reflect this pattern.

The median income in the City of Eastvale is $119,213, nearly at the threshold of an area of affluence regardless of demographic composition. However, compared to surrounding communities, Eastvale stands out as a high inc ome area. For example, the median i ncome in Chino in 2019 was $81,711, $83,752 in Corona, $70,642 in Mira Loma, $65,046 in Ontario, and $69,045. Only Norco, with a median income of $102,817, came close to the concentration of affluence found in Eastvale. In the SCAG region, most RCAAs are c oncentrated in coastal communities while inland suburban communities typically have a lower median income. Eastvale does not follow this trend. Therefore, while not by definition a RCAA, the concentration of affluence may be a result of exclusion of lower - income households due to the available housing types, housing costs, or other factors. To ensure that there are housing opportunities for all current and prospective residents, regardless of income, the City will:
• Establish a Residential Opportunity (RO) O verlay Zone on Eastvale Gateway to require a minimum of 20 units per acre to facilitate affordable development (Strategy HE-1B).
• Amend the Leal Master Plan to require 20 units per acre on sites identified for lower -income units and 8 -40 units per acre else where to encourage a variety of housing types (Strategy HE-1C).
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• Amend the land use designation on the Vernola site from Commercial Retail to Highest Density Residential (HHDR) allowing for 20-40 units per acre, and with applicable R-3 zoning on 10 acres (Strategy HE-1A) • Offer incentives for affordable housing development including density bonuses, expedited permit processing, reduced parking standards, and more (Strategy HE-1E).
• Encourage the construction of ADUs and monitor construction to track affordability (Strategy HE-1G).
• Work with developers to expand housing opportunities for lower - income households and special needs groups (Strategy HE-3A). • Consider implementation of a first -time homebuyer program to assist lower-income households with dow n payments and closing costs (Strategy HE-5C).

Most RCAAs in the SCAG region are located in coastal communities while inland suburban communities do not reflect this pattern.

According to UC Berkeley’s data on racial segregation, Eastvale does not have any areas of single or dual-community segregation (Figure H-8). All census tracts in the city are identified as either three -group mixes or four -group mixes. This suggests that the White, Hispanic, and Asian residents of Eastvale, that is, 43.2,

40.5, and 26 .1 percent of the population, respectively, are evenly distributed throughout the city, with no group overly represented in any census tract, and that the African American community may be concentrated in the southern “four-group mix” part of the city. Across the WRCOG region, many census tracts near the center of cities have a similar distribution, including the centers of Riverside, Banning, and parts of Corona. However, much of the region is primarily Latinx and White, particularly in the unincorporated Riverside County areas. In the Moreno Valley and Perris area, several census tracts have been identified as mostly Latinx or Latinx and Black communities. Several census tracts in the city of Riverside to the southeast of Eastvale but adjacent to Highway 91 are predominantly Latinx.

According to the ACS, ambulatory and independent living disabilities were the most common disability type in Eastvale . Of the population with a disability, approximately 30.4 percent of seniors compared to 7.6 of the total population, indicating that many disabilities may occur as residents age . This may result in a greater need for disability assistance and housing for seniors. To support this population in securing safe, accessible, and affordable housing, the City has included Strategy HE-3A to support the construction of affordable housing targeting seniors and other persons with disabilities.

This Disability rates in Eastvale follows similar patterns seen across the region, 260
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78 with most areas of the western Riverside County area having either less than 10 percent or between 10 and 20 percent of residents identifying themselves as having a disability. One exception to this trend is a tract north of the Mira Loma area of Jurupa Va lley, where the total number of residents is limited by a low number of housing units and where a senior housing is located; senior residents are more likely to have disabilities than younger residents. While there are no concentrations of persons with dis abilities in Eastvale, stakeholders identified a shortage of accessible units as a barrier to fair housing. To address this, the City will educate the public on how to request a reasonable accommodation (Strategy HE-3F).
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Figure HE-7 Neighborhood Segregation R/ECAPs
Source: University of California, Berkeley, 2019
262
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80 Figure HE-8 Neighborhood SegregationR/ECAPs
Source: HUD, 2013
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Figure HE-9 Residents with Disabilities
Source: American Community Survey, 2015-2019
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82 Income
Income data is available at the block group level, allowing for a finer -grain discussion of income distribution. As is shown in Figure HE -10, most block groups in Eastvale have a median household income between $87,100 and $125,000, which is higher than th e state median income. Areas in the center of the city, south of Limonite Avenue and east of Archibald Avenue, tend to be higher income, with median incomes greater than $125,000. This corresponds with poverty rates seen in the City. While the poverty rate across the City is low (6.4 percent), it is slightly higher north of Limonite Avenue, with a rate of approximately 5.5 percent compared to approximately 4.7 percent south of Limonite Avenue.

The high median incomes and low poverty rates found in Eastvale are unusual compared to many other areas of western Riverside County and much of the inland region. While some areas south of Eastvale and in the southern area of Riverside also have a high median income, many parts of the region have a median income lower than the region median overall. The cities of Perris and Moreno Valley, central Riverside, and parts of Riverside around Highway 91 tend to have lower incomes, including areas with median incomes lower than $55,000 per year. For a household of four, this would be a low-income household.

Familial Status
Eastvale has historically been highly family -oriented, a pattern that persists today. The majority of households in Eastvale are family households, and more than half of the households in the city have children under 18. Approximately 29 percent of households in Eastvale have five or more persons, indicating a need for large housing units. While many communities across the SCAG region are predominantly made up of married -couple families, like Eastvale, the percentage of households with children decreases in more rural and unincorporated areas, especially in the eastern portion of the region. In Eastvale, according to the 2014 -2018 ACS, approximately 77 percent of housing units i n Eastvale have four or more bedrooms, indicating that there is sufficient housing supply to accommodate the needs of families with children, rather than putting them at risk of displacement due to housing stock limitations. However, while there is a low h omeowner vacancy rate (1.4 percent), the rental vacancy rate is high (6.9 percent), suggesting that families may have greater access to rental options than ownership options. This indicated a need to promote development of affordable ownership options to m eet the needs of families in Eastvale. The City will work with local nonprofits to increase homeownership opportunities (Strategy HE -1F), promote the Riverside County Mortgage Credit Certificate program (Strategy HE -5B), and consider developing a First -Time Homebuyer program if funding is available (Strategy HE-5C).

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Access to Opportunity
Mobility
Eastvale is currently served by two Riverside Transit Agency (RTA) routes, Route 3 and Route 29. Route 3 connects riders to the Amazon Fulfilment Center in northern Eastvale, travels primarily along Hamner Avenue, includes stops at River Heights Intermediate School and Eleanor Roosevelt High School, and connects to the Corona Transit Center. This allows riders to connect to the Metrolink regional rail system and t he Corona Cruiser fixed -route local bus system. Route 29 also begins at Amazon Eastvale and travels down Limonite Avenue through Jurupa Valley to downtown Riverside, where it ends at the Riverside Transit Center. At this transit center, Route 29 connects t o Metrolink regional rail as well as Omnitrans, which serves the San Bernardino area.

Omnitrans also provides service to Eastvale with Route 87, but this primarily connects the Amazon Fulfillment Center to the cities of Ontario and Rancho Cucamonga. All Tr ansit is a data tool that measures access to transit, connectivity, and service availability. According to All Transit, the City of Eastvale has a transit performance score of 2.1, compared to 3.3 for Riverside County and

5.5 for the SCAG region as a whole . Given the limited routes and frequency of public transit in Eastvale, the City will work with RTA to assess unmet transit needs and expand routes and frequency as needed (Strategy HE-5A). 266
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84 Figure HE-10 Median Household Income

Source: American Community Survey, 2015-2019
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Public Review Draft - Revised • March 2022 85

Employment Opportunities
Based on HUD’s Jobs Proximity Index for the years 2014 to 2017, there is some disparity within Eastvale with regard to access to employment centers (see Figure HE-11). Residents of the northernmost census block group in the city tend to be in closest proximity to job centers, partially owing to the Amazon fulfilment center in this area. The block group near the Corona Municipal Airport and the Naval Sea Systems Command center in Norco has a similar jobs proximity rating.

For residents living in the center of Eastvale, which is predominantly residential, access to job centers requires more travel. This follows similar patterns across the western Riverside County region, where primarily residential areas away from central interregional transportation lines such as Highway 91 and Highway 15 tend to have lower jobs proximity ratings. By promoting mixed -use development and coordinating with transit agencies to provide service to residential areas ( Strategies HE -1FE and HE-5A4D, respectively), the City can help to reduce the potential cost of living burden related to high transportation costs and long commute times in these areas.

Eastvale City CouncilApril 20, 2022

Eastvale City Council
April 20, 2022